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COMPREHENSIVE PLAN AMENDMENT
COMPREHENISVE LAND USE AMENDMENT
L03-07 7
City of Tukwila COMPREHENSIVE LAND USE PLAN AMENDMENT TUKWILA SOUTH ELEMENT
Department of Community Development Steve Lancaster, Director
Please note that there is some duplication by putting the materials both in the agenda o
packet and giving them to you in a "notebook" format. However, for the benefit of the o .
public we wanted to be sure that the ordinances and attachments were available in the w w
agenda packet.
Review of "changes" to draft ordinances: c cn
You have new copies of each ordinance. Ordinance #1 (Exhibit B: Sabey Concomitant P
Agreement has been revised to reflect the discussion on November 15, 2004. Ordinance z
#2 (Comprehensive Plan Amendments) has three revised attachments. Ordinance #3
(Emergency Amendments) had no changes and has been put in final form. Please place
each ordinance into your Ordinance Notebooks, The ordinances and revisions are as
follows:
To: Tukwila City Council
From: Steve Lancaster, Department of Community Development
Subject: Comprehensive Plan Amendment Ordinances
Date: November 16, 2004
Background:
At your meeting on November 22, we will review, and finalize three ordinances that are
attached with this memo. Our goal is adopting the ordinances on November 22.
Under separate cover you will also receive these ordinances and attachments in 3 -hole
punch version. Please insert them into your Ordinance Notebooks as noted. Please bring
your Ordinance Notebooks to the meeting on November 22, 2004. We will use them to
deliberate and adopt the ordinances.
1) Zoning change and Concomitant Agreement with the Sabey Company
• We have made the following changes to Exhibit B — Concomitant Agreement
Running with the Land to clarify intent:
• Section 2. Condition a. The Concomitant Agreement has been
revised to describe more fully the new landscaping which is to
be added.
• Exhibit 1. We have added more description of the trees that are
required by the Agreement and a note explaining that the
landscaping plan is what was approved as part of the
Conditional Use permit and Design Review application for the
Department of Homeland Security building (File numbers L02-
055 and L02 -056) .
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
2) Comprehensive Plan policy amendments both relating to the Growth Management act
and to the annual amendments; and
• We have made revisions to the exhibits as noted in the November 15, 2004
meeting. Rather than recopying all the tabbed attachments, we have provided
you with the specific pages with changes. Please insert these pages into your
"Ordinance" notebooks as follows:
• Tab B— Utilities Element, page 15
• Tab I— Tukwila South Element— Please insert the revised "Tukwila
South Master Plan Boundary Area" map between pages three and four.
• Tab M— Comprehensive Plan Map— Please insert map with revised
Potential Annexation Area and revised Tukwila South Master Plan
boundary area.
3) Tukwila Municipal Code Chapter 18.80 to permit Comprehensive Plan amendments
in "emergency" situations.
• There is no change to this ordinance. Please insert the new copy and recycle
the earlier copy.
Please bring your Ordinance notebook to the meeting on November 22. You will not
need to bring your large Comprehensive Plan notebook to the meeting.
To:
From:
Subject:
Date:
City of Tukwila la Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
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• The tabbed attachments A through M show all the Comprehensive Plan policy iu z
changes that have been recommended both by the City Council and the 0
Planning Commission in the underline /strikethrough format. p 1-
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Tukwila City Council
Jack Pace, Department of Community Development
Draft Comprehensive Plan Amendment Ordinances
November 10, 2004
At your meeting on November 15, we will review and finalize three draft ordinances that
are contained in this notebook. The ordinances are printed on lavender paper. The draft
ordinances are as follows:
1) Zoning change and Concomitant Agreement with the Sabey Company
• To assist you in your deliberation of the Sabey Concomitant Agreement, the
"raw" transcript of discussion from your meeting on October 11, 2004 is
attached to this memo.
• The City Attorney has added Condition C to the Concomitant Agreement to
clarify intent.
2) Comprehensive Plan policy amendments both relating to the Growth Management act
and to the annual amendments; and
3) Tukwila Municipal Code Chapter 18.80 to permit Comprehensive Plan amendments
in "emergency" situations.
• This ordinance implements the policy change in the "Maintenance of the
Plan" element with a change in the TMC
Please bring this new "ordinance" notebook to the meeting on November 15. You will
not need to bring your large Comprehensive Plan notebook to the meeting. Once the
ordinances and attachments are finalized, they will be scheduled for adoption on
November 22, 2004.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
�l��t- "TOT'".�'; ..:.�.��.^��:�co
TUKWILA COMPREHENSIVE PLAN — Tukwila Urban Center 1
TUKWILA URBAN CENTER
PURPOSE
Urban centers are described in King County's Countywide Planning Policies as
areas of concentrated employment and housing, with direct service by high -
capacity transit. They are to encompass a wide range of land uses, including
retail, recreational, public facilities, parks, residential, and open space.
r - '�,,., .�.,�� „. 3 4 t , .'.n^�"r"r-
3:911-77 ,r , m . r + ,.w 9 �rmv. :�, r�; a . � ,..,n.
1T1ieRTukwila:Urban• enter was'.deignated on u rban centers €
asone of the;rca
e3a desire
ixed -use centeh T�
arming'for a regioi al irban center as'defined by the Countywide Planning
Policies earns preferential treatment by the transit providers for f xed -rail transit
service and other transit service and facility improvements. The rdea is to 0,is
� . ✓ �€ +r ; w *
c ensure the ri}a's long term econorruc jviabilityi and; competitiveness
r
Y
yrs i g 3 . , *'E fi r !' k
any cente in theregi
%20Q2tlie. ♦City beg anaplarining'process tomplement the Comprehensive
p Y
economic,strength as refailcenter ei growth .with n the'region
public workshop participants supportedthe following concepts }1 }m aki n g t
�'CTC a more attractive. destmation�for <slropping and= leisure�activities; 2 }:relieving
P eat fdg bri:gd tioripdints ` , unprolllnrclrculation arid `makng aiteinanve.im0'des`Of
an ccntcrs
levelo
r rivo v':A t 'ri ma r "oc oftl e Rl was retainiri g ,tlie.,TUC's''coiiipetttiveege "and
iensityjregionally #griented
d., y ,i b S W }.3 jh Ve �l t¢ v+G. y } k x } i t ilk b r i i j 9� t t f ✓ s 7 :.: v
transport supporting existing,busmesses,and attracting new,
aril :' d) creatrh k o ortuni sFfor residential develo me in b nt a pro riate areas It
waspptoposed {that tialicatalyst {ofpublic investments in key areas wouldb
t
S «,riot{ „ levee � t �rx..iZ.1:: w rag J �
needed oit hisr,vision of'enhanced aril' _diversifiedweconomic:vitality`
The policies set forth in this element support and extend the qualities of the
existing center that have been responsible for its economic success in the past, and
expand on these characteristics. Land use policies focus on flexibility in use, and
diversity. Urban design policies provide a vision for the community, to be
achieved through public and private sector initiative and cooperation.
Transportation and circulation policies emphasize accessibility`and circulation} as
a key factor, as well as choice in transportation modes and routes. These policies
will reinforce future competitiveness and will create an urban center that gives
identity to the City for the surrounding neighborhoods and for the region.
Planning Commission and City Council Recommendations
November 9, 2004
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TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
ISSUES
The Tukwila Urban Center currently provides regional comparison shopping,
major discount shopping, major facilities for incubator businesses, entertainment,
( Y"1't .�" ^ a,'�ijtr� q �^m 7?i `°"' ry �• .e ,?�v, '�:r'f""!+�'T
and a full range of professional services. It encompasses intense deve oped
such as the Wesffi ld Sho ping own Southcen "terr l And �
{!; a 1' r.d. : 1 `
al Par t "ransportation facilities; such, as the;Sounder Commrute
tarl/Am rak Station. and .as.;well l a natural features and amenities such as
Tukwila Pond, Minkler Pond, and the Green River.
Retail uses dominate the Tukwila Urban Center° Wes' f elc S oph p grown
S uthter-1 4 1 in the northwest corner of the center, is the largest regional
shopping mall in the Seattle area. Warehouse uses are more prominent in the
extended planning area to the south.
The Tukwila Urban Center vision takes into account the King County
Countywide Planning Policies criteria for urban centers and has been formulated
by recognizing that "the intent of the Countywide Planning Policies is to
encourage the growth of each urban center as a unique, vibrant community that is
an attractive place to live and work, will support efficient public services
including transit, and responds to local needs and markets for jobs and housing"
(Ordinance No. 11446, Section D2, lines 25 -28T u ''
( ). h go 1 and�policicS fdr t1a`
(he a at' �aridpaliei s o s�ielement� ec i z e 7 e C';s
,�t }s�' Yt4s`t«ae �r!'�9���waf�a ��+'^��ra�- tz,����' , t'"�''����,�`1��p, ,� ��� � ��y 4«�..., �..
g lerLd n „' y� o.. 11 take,�placed�r thel+ae horizon of
the County -wide Policies. While these centers play an integral role in the regional
vision, the Countywide Policies clearly delineate that the form and function of
these centers will be determined at the local level. The characteristics of the
Tukwila Urban Center are compared on the next page (Figure 21) with the King
County Countywide Planning Policies and the Puget Sound Regional Council's
Vision 2020 Plan.
Planning Commission and City Council Recommendations
November 9, 2004
1;:: T^ .�w'T•b:.s/My.'�'ry'+f.MR2Mtti�1
Amended Countywide Planning Policies
Urban Center Criteria
Recommended Tukwila
Urban Center Characteristics
Planned for 20 years
Tukwila Urban Center planned for 30+ years
2
Total and area of up to 1.5 square miles
(1,440 acres)
Proposed Tukwila Urban Center area
approximately 1.35 square miles
3
Requires 15,000 employees within one -
half mile (walking distance) of a transit
center
ze ta
" tl is
fT he' areahis ed= planned!
density
4
Average of 50 employees per gross acre
The Tukwila Urban Center is zone
`:'plann
to`allow this d ''- Ee
' ,,, W' PI.
itot }hS {� C,.,. $ E , .���y' LY,, 3 , � 4 S ,, ., q , .
dcnsi
.USe,S.
5
Average of 15 households per gross acre
Specific Tukwila Urban Center areas
zoned planned to allow i ese
are
'i','
within
�f 4 1 L i t '�3 '� .
residential,"partic in t area
walking' of,theaSo under;c o mmuter
iai /Amtrak station station `�4' .'
t fete s
;
I : "'7�'9 v�,y!"du S. •fir :r . �:. ,. ?% ,�' "t,e�f�:I.i Et .t', _ its "a ,�
6
Emphasis on mass transportation and non -
motorized modes, while lessening
dependency on single occupancy vehicles
1 , .,W %r ,,, t' N' h:t C,5 w e, ��s p JS'ry"Ij • ed ; �'�
"Strong motorizand non
motorized
11 J iUy;. .f 3t 'p 1 t 4' 1
connections are planned'between' t
t
�e T UC
fit �i .�''�° � �� xaia:.h.7a 1 r g � :.. r
a fnd the C ommuter rail/A
ritr
station enhanced transit facilities
are
anticipated in'p'roxiriiityiftortle`TUC
corel
Aid ditional °potential,f
capac
t`rarisitVCT' directly serving the r`
iriclu'deptbus rapid transiti!(BR =T t'ai:]ocal
area
transit'route, andfuture ph ases of light
1, ,. t ,., r y .,' Ax .,i r nt i
-
rai-
P i. • i; . -
'i e., 1 i, �'ns . �
I�. t 1 .t t x'103 ��
W. .,....,.M...
oadway
�: a r; SI ' 1 3 {
imp rov 3 einents, inel ud u ig!enhaneec
sti eetscapes willeinlee'improve
-ate
Wele transit travel
A:ri,
a uto ande
pedestrian moverinent and access ,
enh'anced'street''network wgirriprove
`obility linkages Actual f Facilit
es
a nd
developed wil l rec tlne ac tual
projected need and demand for motor
vehicle,
pedestrian,, and transit facilities'
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
Planning Commission and City Council Recommendations
November 9, 2004 3
.
..•.nu.,..- v.,r.. •.--.,.,,.; k,.;. n.. �},{; a«: q!+ �> T:Y`: ff!': 37rET�? 1! i; �; s' rs: ;,�,.;rne.;.+(m'+a";':4.tt511,
7
Promotion of high caliber urban design
standards and support for capital public
improvements
highlualitv
s are lc
Yes.D standards and
p • /pri i mp r o v eme n
` sof d
toattracting the type '
t h at
will "? ?achi the:vision`for :the:sTUC1
8
Receives first priority for development of
high- capacity transit center and regionally
funded support infrastructure
k Sounder. Commut >>Rail /A'intrak'ustationis
located in the TUC silting at
a aadditioi al lugh'capacity transit
facilities the TUC 'CI di
This
serve
iri
will require active City, involvement
regional ; planmig.processes'hodic
9
Receives other funding and streamlined
permit processing incentives
•es;` vV1a'a;'SEPA ilai ned action
or the
TUC Plari..
Figure 21— Countywide policies compared to Tukwila Urban Center
VISION STATEMENT
The existing Tukwila Urban Center is an economically vibrant, motor- vehicle
oriented area. It owes much of its success to a high level of regional accessibility
" "T .'" :,�'*r'^"'I 'w'2n.�rr �
and efficient local access roads and a.lack of competition- wrthmNthe region�as,
well as the 30+ year vision and vigor of its development community.
1 e lar 3use'; des g' aTricl.t "a isportationlportions of tl e T`L7�C f us`on what t
•
takes tokeepst`ne' +areays5siccessful economic engulerunning;r and
},•...' .. M,v!:n:Y'f i!.N iv�ni:rtb , 5 xrvk Y��ix ✓M• 111: i.Y'nti un'1 'AtiA.F ? Wll7xi i' H i't $!�. Ix�i !RV I#R +Yf aA
So�itlicenter�morercompetitive and�attractive�overitherlong term transitionmg the
TJC int'oa`gre "atplace ° for workuig'`shoppirig douig §businesshviii'`or,j'playuit
nr°area
bites
cal earis
�'#T''k `'"im:?:,a`b%� "'.Y,nS " wokaVti t a $ � iE' Sri;�i .r" , g t 4�,i i a I ? r" ? ■ ? k 3 ,� y w n , a S 1 i t SJefi I ! Y
itokcontinue�pro minunity.w , . .servi and
Lek?46'i'b
Improvements!
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
+.+.�x.�rr.•t.„n' Y'+7:- �?"-` • �v. ;., x ,r': r ..".' �a�4xt`± 7? �i! ;i`�?gv:;•d•!yt'^
The vision for the Tukwila Urban Center's next 30 -50 year future foresees ,a high-
density area with regional employment, areas ofliigliiqualrty j ' �� F � µ,
housing <in concert with water amenities and' within walking distance`'of the
�s �. i„J� ��r ✓Sea l; ,., !i9 il...?; s :n s rv: r .� t c Pp ,,.:.'
Sounder: eommuterr- tail /Amttak.atationshOlVing, and recreational opportunities
for business people, residents, and visitors. Support for interlinked transit and
pedestrian systems to supplement an improved road system is included in the
future; as is the sensitive treatment of natural resources such as Tukwila Pond,
Minkler Pond, and the Green River.
Achieving this long -range future vision is anticipated to be a gradual process.
ar- .ww.�m++mm. _.en^'mq':t^vem.. .�'F' .i .. e..R'� - . ,t 1i.�,._"'1' .:.. )•' "
Planning Commission and City Council Recommendations
November 9, 2004
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
""Px7`"'1' z ' �i°'7'1 �°'7 > ; "TRs i 741"':1T• °'" us ,t
should e rycyhxe edlby re �nforcmgthe Tukwila
W: f i g.a. '�'. f' "N!'7.°et "I� NXd:r e� r 9 a ,ru `' Ske4 °'k�
►a i enter tt's'° en hate anc� xncreasxn mereasextsa°over raffia' eness�
s wonl orC bo h e sting liusi the :conhnuatxon oftmarket,
Si»' '. „ , ;'z, :4A- p is" s e 4: sztE s
sensitive %transitions,
Notable future features include:
•
Western- Toe of west valley wall
A T e
• ea of hlgh1:quallty,Av retail, ?entertainment, housing;
pib`s pace "s`r'and ",„ niemo'ralle d Qiatiaarm,,,tiAlgd
region
• Anchor areas linked by frequent transit service (5 to 10 minute busses
or shuttles), enhanced with public and private pedestrian facilities, and
development standards supporting this type of built environment.
▪ High- quality transit and pedestrian facilities, focusng`'ori creator ;
„�.. f x , .. I :P � Y i" Adi$• 7 '+t�m•:t!iln ?d'°'^.n;':.7 4 i4:g t'91 ?lit`+ }'sa' "' itlr'' Ha +k`''iitia
N trbii`•.�crrinec ion T. UG' coreand�'�fiher: °oundercommutei
1 ✓. +ate }'3 �'Il��+". k'�Yl$"'Y✓2�J>. } �r'.�'
PAID itral sl atl'ori
• Overall improvements to the network of streets, trails, sidewalks, and
other infrastructure.
• Encouragement of pedestrian - oriented environment through building
and streetscape design features.
war ness=b ale reeds of�e �sting�busme ses
.....02.661Maket =. _.,., sensltiveytransltlons.
Tukwila Urban Center Boundaries (See Figure 22)
Northern- Properties south of Interstate 405
een',WcstficdWestfield Shopp g
: nnx'L a 3 + i '$�
ukwilawPond� 'ark +l:eeat�eiea
Southern- Southern property lines of properties on south side of 180th
Street
Eastern- The center of the Green River between 180th Street and the
southern boundary of properties which abut the south side of the
Strander Boulevard alignment, thence eastward to the City limits.
Planning Commission and City Council Recommendations
November 9, 2004
5
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
Figure 22 — Tukwila Urban Center (TUC) boundaries
GOALS AND POLICIES
Goal 10.1 Land Use
The following goals, policies, and strategies have been formulated to reflect the
established vision of the Tukwila Urban Center. These policies will help achieve
the desired form and function of the Tukwila Urban Center over the 30 to 50 -year
planning period.
These goals and policies cover the issues of land use, urban development, and
transportation and circulation. They aim to develop and protect the long -term
economic vitality of the Tukwila Urban Center by creating an attractive and
functional environment that retains its reputation as a good place to work, shop,
live, do business, and enjoy recreation.
The Tukwila Urban Center will contain an intense, diverse mix of uses,
which will evolve over time. The character and pace of this evolution will
.eenLset4by.a� °combina ion 'oftguidelines regulations mcen` ves
v '��� a'��' r.�;°n`HrGyrn ����. }�av:re�tr�4u �8i'A <z9-�..'r++r � 'rear k�ii� � �r 7" w.; tra �nai� :Sa;N rest�:wn•e'.:nw� xy �d;�.� �s� :+�'4�Ra>,':"'.�
e �cQndwons i;��``and pr p p actions wh lainfor
existing strengths and open new opportunities, and the desire for a high
quality environment for workers, visitors, and residents.
Planning Commission and City Council Recommendations
November 9, 2004
6
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
Land Use Policies
10.1.1
Recognize the
commercial/in
opportunities"
aiance ot,au
Tukwila Urban
d'ustnal area w4
£ S T S i a
4resid" ent►aI
y pp �
frol act l ifie,��s F � 4robdr Y 9 as -
tiX+kS��N� v ',
IMPLEMENTATION STRATEGY
Center as a regional
,�'� �, �� v < '�,t� i i r a `� .5;��'�� 1 ��'
evelopment, servedarea -were
♦ Coordinate land use with City facility improvements, for
transportation facilities such as transit facilities and structured
parking easily accessed by service streets and from freeways.
<aiart
ransii
Figures 23 and 24)
Figure 24—Tukwila Urban Center medium - density development
10.1.2 Public /private investment shall facilitate and encourage overall
growth in the Tukwila Urban Center (o g' T uk wIIa P oncark
- d. G7r •a;."f "W.?Z'r!"'"'R;. ? JK't ;?5 .2. r. S; ,, r r, ;.,,.
Planning Commission and City Council Recommendations
November 9, 2004
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TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
�BY ;i l c n a - �fv wl
,._.fit B;� ti � = j , 1§ r q ���' �ro ,�ktt
b�; j3Y3Tukwila'!UrbaneCenterg "Dist rcts yTheT "encompasses a
relatively largearea %contarnrngartwide vanety>of usesk1$To
ceatgrarrrore coh'e'ren "rtiara ;'fo iand''enhancefh'eCenter's
loncl " term {c`i repetitive' edc e .::vv thrnhth'e reg tl is Plan, seeksRto
Widerdeveloprrient'arkkali r ge to"dieafe whe`re.'tiie
` cl3ara'cferkn4`forms'Atypes.ofz ises�ancl activities benefit
ry * a r t a zs�7r a zK' aa . y ,,,.,. , -,�. 1 1 -,• a v p , I sx1 1
complement 'and sup�voitheach
IMPLEMENTATION STRATEGIES
♦ Public Amenities Plan.
i s "'*a�"'^ttr"7"4.
▪ D elopment�r than °a11owke -fe J y ffi
li th r . 523ia fi �ix , s> Y e , �yt i
butic�ing�het�4` s4rtor�unp�ement�the�Plan1�1;5 #'ect�
♦ Design guidelines that promote a high - quality reail;;urban
euvtr ent nd; 5 " `,'f ciIitatep an a of pedestri l
a ctivit - wed eiappio riate:._e
+ Public /private environment investment.
+ Transit improvements, as coordinated with transit providers.
4- Business leader /community member involvement in district
development.
mil,
+ Utilize flexible zoning regulations to allow uses; i R di
y. C; "�".. Fi - "'� ^ 'n+�n.".� °"'�p•'Si! ?�G"A: ^i°u'"'C", 'tea .' ^ 1R i A» :�E "It
e ntia1' retail '+and1�ranging from_officc to1light�ncl ,
tea �.:i'��'� °f�,
w iere,rappropriatet
♦ Development regulations to address setback and lot coverage
restrictions that allow for future street expansions and other
circulation improvements.
♦ Board of Architectural Review standards to enforce quality
landscape and design.
♦ Standards for screening and mitigating truck loading, service area,
and outdoor storage in front yard setback or within view of the
primary public street.
Planning Commission and City Council Recommendations
November 9, 2004
r;',KT.Ttittt we,tnw rA �� ! 'E?i?#S:n
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
n ,parr 7,e1 "- �- ^� -�m*� r „rz r q
10.1.4 ukwri J U rb ann C u , ed �A, Iloµw
sttl ntiailas paft tHFe rss developmen n
ys e i� • :� t„, ' ' 'n "u `iSS'' AKop lv�".'d�'."s it y 4�',� *G�'k - r1`41' ' + ff .'
�proxtmrtv;to ,ad'fase�to: ate
wr�ameni tres ,ors within
'° alkiri61 'diance sf r of "t Sounderrco »mut
� � ���.ia i � F ,r.,.,� "�
ystibject p special design standards.
IMPLEMENTATION STRATEGY
+ Tukwila Pond, Minkler Pond, and Green River areas[ aid
3; , � . . * :axtV• 'i' 3 ^ Y §'�`�,',�i�.�'^'T�'i?i{�' r ,� G . U . n•„�axm ^,;.,rn ^ } ' r:.rysy�f��.nss,'!"'��
nety�of3regulatory measu es and�incentives e shozldhprovide
p4YY r'fr.`W tY R Yom+ �' � "� x `rx '��'s aG }7y��.a �, ��^ t ( ..,� s � �1 }� y r}1'3 i,, std P .�4 'h�'atYt� •il ,1r.9y£ "'
opporiumtlesfoi {jresictentlal development.
' n.t ' r' ti k±"a7� .' S '�}tdir ytx.�trnP� "• �; NP,� ''s �3ai'' r�L Y�`" ,*W); 1;e i '� '..• �a�;
Goal 10.2 Urban Development
Encourage and allow a central focus for the Tukwila Urban Center, with
natural and built environments that are attractive, functional, and
distinctive, and supports a range of mixed uses promoting business,
opt ng; recreatio, n;; ente ainrpent and;�te�se resiclen is
opportunities.
Urban Development Policies
10.2.1 Natural Environment. Recognize, protect, and enhance the
open space network by augmenting existing parks, enhancing
access to passive and active recreation areas such as Tukwila
Pond, Minkler Pond and the Green River; and by improving air
and water quality and preserving natural resources; thereby
effectively integrating the natural and built environments in the
Tukwila Urban Center.
IMPLEMENTATION STRATEGIES
♦ Guidelines and incentives for providing open space
♦ Public /private partnerships
♦ Use of indigenous plant materials
♦ Use of water - saving plant materials
♦ Use of plant materials with wildlife habitat value
• W ter gaa lity inprovem ram forTulcwila Pocl
Planning Commission and City Council Recommendations
November 9, 2004
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TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
10.2.2 Streets, Streetscape, and Pedestrian Environment. Create a
street network that reflects the demand and need for motor
vehicles, transit, pedestrians, and bicyclists; provides a safe,
convenient, attractive, and comfortable pedestrian and bicycling
environment that eliminates potential conflicts and promotes
safety for all modes of travel; and reinforces the different
functions of streets by creating distinct identities for major rights -
of -way.
(Figure 25)
IMPLEMENTATION STRATEGIES
4- A system of public and private service streets, coordinated with
City Public Works Department
♦ Driveway and access point consolidation, wherever possible
+ Development regulations to maximize visibility at intersections for
safety
, 42' . l` k ; ° • . n7' dY R ... � !� ' a y
• tre seape design standards? hat reilect�disrinc 'stree pe
` alE a'dmodelinansportation se`'rve ai desi`" ;goats
frail 4ad IavlSCapNA mal be replaced with pedestrtai
facilities suds as wider sidewalks aid arcades Am bridals
ore braxi$t forward with pedestrial alerted desgi.
rtiel
I.atitscz e a ea rewired
whorl pain{ b at Street frail
Figure 25 — Tukwila Urban Center streetscape
10.2.3 Site Development. Create regulations and design guidelines to
result in high - quality site design and contribute to the creation of
hospitable pedestrian environments through the use of site
design techniques that may include but not be limited to:
Planning Commission and City Council Recommendations
November 9, 2004
Redeskp existing 5klewdlk
landscaa areas to Metter
support podastrlen akntatkn
- I c
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
elements;
10.2.4 Require interior vehicular connection between adjacent parking
areas wherever possible.
10.2.5 Development standards should consider the needs of land
owners, developers, and businesses.
// � i
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LIU
771 °‘4 A c W-J
PEDESTRIAN AREA
Vehicle and Pedestrian Connections between Parcels
Figure 26 -- Tukwila Urban Center site development – pedestrian
connections
— integration of architectural, site design, and landscape
— the co - existence of motor vehicle, transit service, and
pedestrian traffic;
— implementing physical and natural elements that enhance
an area's overall aesthetic, including street orientation
(Figures 26 and 27).
Street - Building
Orientation
Between Parcels
Planning Commission and City Council Recommendations
November 9, 2004
Figure 28 —
Landscaping in
parking areas
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
Figure 27 — Tukwila Urban Center site development — building orientation
a or,
10.2.6 Parkin
„Isitors, r employ ees, resrdents and busincsscscustome s
� d , nll rat ' es 1 a �. . . . s 7>< v 4 {f iL . �t � ^ '�J
as
Pro variet '`regulation strategiest•a . 4
rograts'to`meet °parking demands kOnfi` going needs shall
+c' a= r . (yens ure a in
al e .assessedt`tdequafe`parkg'requtrements
.
an dtencoura ge, e fficien
• l L y,k ,.4 tM 5 , s L �` 5 3 4 141 } r .�' ;j.1
�r ^ f., l. � 1.. 3 ... �'� .�,,! P 1
IMPLEMENTATION STRATEGIES
4 Commission on -going parking needs studies for parking standards
and facilities
+ Allow the flexibility to exceed minimum parking standards
: 1 investigate��alternativet�p
�'t�ri.e">,Jtp�,L�a ;�- ., n„C r '�v iin `e' � „7
tiS4114 deof {etch
a. �# �°` .:''"�'"��?•s��k a 15:,•y;i Tr':':?9T. -; r^.n a rt � 1 �,9�� -rr�r. �x tt "'? " fit !r '�.. r:t"t2M
: foropporlunitYesforrori =streelrstreettparlcingin,areas planried
•ors l i herpedestnan? ctivi
nsure an ad equa eo,su pply,
g°
ategiessuchias share
4 Minimum requirements for trees and planters within parking lots
and at the perimeter
4 Pedestrian safety and convenience in parking lot design standards.
+ Parking lot design standards that comply with the Americans with
Disabilities Act guidelines for pedestrian connections from parking
areas to structures, to streets, and between sites
4 Continue Commute Trip Reduction Programs and other
Transportation Demand Management Programs
10.2.7 Building Design. Promote high quality, market feasible
architecture in the Tukwila Urban Center, with attention to
guidelines which:
a. Promote an appropriate display of scale and proportion;
b. Give special attention to developing pedestrian- oriented
features and streetfront activity areas such as ground floor
Planning Commission and City Council Recommendations
November 9, 2004
n om,.. , •.. - -- r �. r�,r ,...
-in parking
Figure 28).
'par g;
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
windows, modulated building facades, rich details in
material and signage;
c. Provide quality landscape treatment;
d. Provide an appropriate relationship to adjacent sites and
features and;
e. Encourage overall building quality, and sensitivity to, and
respect for, the area's important features such as the Green
River and Tukwila Pond.
"A�':IdF 1 o"Rg1^a U 1 M1' ,�, "+'M 9!Yk *p r ems»
ricludepro rty owriede elopingurbaiiseeeesign
a..r �,3iw .:«..:.w . ..ur
guidelines to ensure that the intent of this policy is met.
10.2. 8 Signage. Revise sign regulations to promote clear identification
of businesses and directions, and signage that complements the
design of the structure or facility; unobtrusive signage should
contribute visual consistency at street level and for passing motorists,
and promote high - quality retailing and business development
appropriate to "concentrated" mixed -use areas within the Tukwila
Urban Center.
MPLEMENTATCON RAT Mitt
, .., ,lcafT,i appropr ate d ,Se g'ri' q del r es an Hbeat o s fo di eC .
signage���o" ma rsh` �epp'' in" �access�to�a�mentes�and�r [eisureactvife�s'�n
olydei t alleviate.congesiion :i''fl% :keWjcOrr dors a idh nterseet o s
10.2.9 Parks, Open Space, and Public Amenities. Support plans,
policies, projects, and programs to expand and improve the
parks, open space, and other amenities in the Tukwila Urban
Center and seek opportunities to develop new facilities that
enhance the overall experience of employees, residents,
business owners, and visitors.
IMPLEMENTATION STRATEGIES
Planning Commission and City Council Recommendations
November 9, 2004 -1.
♦ Design guidelines that ensure that uses and structures adjacent to
parks recognize and complement open spaces and public amenities
♦ Parks and open spaces with access to sunlight, a sense of security,
seating, landscaping, accessibility, and connections to surrounding
uses and activities
♦ Develop strategies for public- private partnerships that will result in
public open spaces to serve as focal points and settings for special
events and activities
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
♦ Encourage programs for open space and other public amenities
(Figure 29)
0gym .Wi �
' ice
11
•
11
Figure 29 — Tukwila Urban Center open space amenity
10.2.10 Economic Development. Actively promote development in the
Tukwila Urban Center by supporting existing uses, expanding
the range of allowable uses, developing design guidelines,
increasing amenities, adopting workable regulations, investing
in public improvements; and proactively developing programs
and incentives to attract new businesses, investing in
infrastructure and public amenities, and encouraging business
owners and developers to invest in the quality of both the built
and natural environment.
IMPLEMENTATION STRATEGIES
♦ Support public /private partnerships to enhance existing and future
business activity in the Tukwila Urban Center
♦ Improve infrastructure through the Capital Improvement Plan
4- Periodic review of development standards
Goal 10.3 Transportation and Circulation
A balanced transportation network that compliments the Tukwila Urban
Center land use and design policies and provides access for all
transportation modes to, from, and within the center.
10.3.1 Regional Access. Promote transportation and transit services
and facilities, as well as traffic management systems that
Planning Commission and City Council Recommendations
November 9, 2004
- 1.
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
increase and improve access to and from the Tukwila Urban
Center for all transportation modes; encourage a range of
solutions, including but not limited to local circulator systems,
regional- serving park -n -ride sites, connections to regional rail
alignments, and regional and local high- occupancy vehicle
systems.
IMPLEMENTATION STRATEGIES
4- Implement alternative bus transit modes such as airpo „ILO
� �Yi . "Y�St+°i`1:��"',,G,",'^ST"t x�'�?"�" ttt�"t71'"e'� 'o
and rash ation shun 5Tira loca circulator ervsce
♦ Work with transit providers to develop and fund regional parks n •
gLs acih ''es5 :: ' =;w • •� ? � ` . `where traffic and visual impacts on
the Tukwila Urban Center are minimized through site design and
management
♦ Work with transit providers to coordinate regional railkandatransit
sys ms Mnclurng bus rapid Transit commuter rail l gh r`a l an
dEf �,1�'i �:.�" 'r� /zH" �,� •�ha�n:��" i.dr ��4?,r`�4 Y,?21 ���ilx .. "h�y�4r,�';a
nondr-arl..�ihatrclirntiy ser.`e.ttieTUCailc facilitate access to
alternative travel modes
♦ Develop, in conjunction with appropriate transit providers, firansit
a'a lities'and roues inili Tukwila Urban�C,enter
10.3.2 Local Access. Support the development of a continuous,
comprehensive public street network that serves all
transportation needs, allows a range of travel route choices, and
facilitates access within the Tukwila Urban Center for both
motorized and non - motorized transportation modes.
IMPLEMENTATION STRATEGIES
♦ A street and sidewalk system Master Plan
P /arming Commission and City Council Recommendations
November 9, 2004
-1:
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
10.3.3 Transit Service and Facilities. In an effort to provide the
greatest benefit to employees, business people, shoppers,
visitors, and residents of the Tukwila Urban Center, promote the
development and enhancement of transit service and facilities;
coordinate with regional transit agencies to enhance existing
and future bus and rail facilities; ensure consistency in planning
between land use and transportation to create compatibility
between motor vehicles, transit, and pedestrians. (Figure 30)
IMPLEMENTATION STRATEGY
Planning Commission and City Council Recommendations
November 9, 2004
♦ Coordinate with land use planning efforts to ensure that
improvements in the transportation and circulation system are
parallel with projected growth in the Tukwila Urban Center
♦ A Capital Improvement Plan that reflects Tukwila Urban Center
policies
♦ Expansion of the street network
♦ Acquisition of rights -of -way for future street use
♦ Acquisition of railroad rights -of -way
♦ Street and utility rights -of -way retention
♦ Auxiliary pedestrian ways to link major activity areas
• Streetscape Improvement Plan with distinct identities for major
streets and strategies for pedestrian - oriented improvements and
linkages such as new pathways, arcades, awnings, sidewalk eating
areas, and special displays
♦ Conduct periodic traffic flow studies
♦ Driveway and access point consolidation, whenever possible
♦ Development of connector streets and service streets
♦ Additional signalized pedestrian crossings
♦ Work with regional transit providers to integrate the Tukwila
Urban Center into the regional network
- 1c
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
Figure 30 -- Tukwila Urban Center transit facility
10.3.4 Transportation Alternatives. Ensure that land use, urban
design, and transportation and circulation actions for employees
support and reinforce transportation alternatives, including the
Commute Trip Reduction programs, Transportation Demand
Management (TDM) programs, Rideshare programs, and
related projects and programs (i.e. parking provisions for
alternative transportation modes).
IMPLEMENTATION STRATEGIES
4- Support for businesses in implementing the Commute Trip
Reduction Program and related transportation demand
management programs
+ Encourage alternative transportation modes
10.3.5 Pedestrian Network. Create a non - motorized transportation
network by exploring the use of railroad rights -of -way as
pedestrian paths; utilizing public /private funds to augment the
existing network, and create connections between sites, within
sites, and from building entrances to the street.
Planning Commission and City Council Recommendations
November 9, 2004
IMPLEMENTATION STRATEGIES
♦ Public /private funds to augmented pedestrian network
♦ A comprehensive pedestrian master plan with implementation
strategies for both public and private development
♦ Development standards to augment the pedestrian network and
sidewalk and trail system
4)
■u1! *1
Plan View
TUKWILA COMPREHENSIVE PLAN -- Tukwila Urban Center
♦ Require safe, direct pedestrian connections from sidewalk to
building entrances
Planning Commission and City Council Recommendations
November 9, 2004
- 11
TRANSPORTATION
PURPOSE
The Transportation Element establishes Tukwila's transportation
goals and policies for the 20 -year planning period. It provides direction for
transportation decisions regarding annual plan updates (including the six -
year Transportation Improvement Plan, the six -year Capital Improvement
Plan, and the annual budget), development review and approval, land use
and zoning decisions, and continuing transportation programs. It
establishes a basis for decision making that is consistent with
Washington's Growth Management Act requirements and assures
concurrence with other agencies.
Growth scenarios are used in this element to project traffic volumes and
levels of service in order to develop the proposed level -of- service (LOS)
standards and determine the improvements needed to maintain capacity.
"Level -of- service" defines an established minimum capacity of public
facilities or services; in transportation, a grading system from A (best) to F
(worst) has typically been used (Figure 38).
ISSUES
LEVEL OF SERVICE
Figure 38 — Level of Service Standards
Tukwila's transportation system includes freeways, arterial streets, access
streets, transit service, sidewalks, trails, and neighborhood footpaths. In
addition, Boeing Field provides air transportation for a combination of
primarily general and business aviation. The Duwamish River provides
Planning Commission and City Council Recommendations — November 9, 2004 1
TUKWILA COMPREHENSIVE PLAN
Transportation
*gtlem +t aN—IftriMt de ns
Intersection
Average Delay
Volume/
Capacity Ratio
LOS A
<7.5 seconds
up to 0.6
LOS B
7.5 - 15 seconds
0.6 - 0.7
LOS C
15.1 - 25 seconds
0.7 - 0.8
LOS D
25.1 - 40 seconds
0.8 - 0.9
LOS E
40.1 - 60 seconds
0.9 - 1.0
LOS F
>60 seconds
Greater than 1.0
TRANSPORTATION
PURPOSE
The Transportation Element establishes Tukwila's transportation
goals and policies for the 20 -year planning period. It provides direction for
transportation decisions regarding annual plan updates (including the six -
year Transportation Improvement Plan, the six -year Capital Improvement
Plan, and the annual budget), development review and approval, land use
and zoning decisions, and continuing transportation programs. It
establishes a basis for decision making that is consistent with
Washington's Growth Management Act requirements and assures
concurrence with other agencies.
Growth scenarios are used in this element to project traffic volumes and
levels of service in order to develop the proposed level -of- service (LOS)
standards and determine the improvements needed to maintain capacity.
"Level -of- service" defines an established minimum capacity of public
facilities or services; in transportation, a grading system from A (best) to F
(worst) has typically been used (Figure 38).
ISSUES
LEVEL OF SERVICE
Figure 38 — Level of Service Standards
Tukwila's transportation system includes freeways, arterial streets, access
streets, transit service, sidewalks, trails, and neighborhood footpaths. In
addition, Boeing Field provides air transportation for a combination of
primarily general and business aviation. The Duwamish River provides
Planning Commission and City Council Recommendations — November 9, 2004 1
TUKWILA COMPREHENSIVE PLAN
Transportation
*gtlem +t aN—IftriMt de ns
water access to Elliott Bay and beyond. Significant commercial freight
transportation is provided by trucking and railroads throughout the City.
Streets and Highways
There are four classes of streets: principal arterials, minor arterials,
collector arterials, and access streets. These four classes of street were
developed in recognition of a transition in street use from strictly access to
properties to pure mobility. The differences result in different street
widths, access control, speed limit, traffic controls, and other similar
design and operation features. (Figures 38 and 39)
FUNCTIONAL STREET SYSTEM STANDARDS
(Standards below are typical; see current City codes for actual standards)
Figure 39 -- Functional Street System Standards
Access streets in residential areas are not projected to experience LOS
problems to the year - .9020. However, the occasional problem of "too
much traffic too fast" can occur and measures to address safety and access
would be determined based on studies and measures to reduce the volumes
and speed.
The Tukwila Urban Center and principal arterial corridors are being
monitored to assure that the desired average LOS is maintained. This
approach is recommended by the King County Transportation LOS
Committee. Tukwila's modeling work has identified a number of
improvements that would maintain an average LOS E for the Tukwila
Urban Center, East Marginal Way, Interurban Avenue South, West Valley
Highway, and Pacific Highway.
The City maintains a current Capital Improvement Plan (CIP) identifying
current system deficiencies and plans for improvements to address those
deficiencies. That CIP is adopted by reference as part of this Plan.
Additional data on traffic forecasts and present and future levels of service
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Transportation
Right of Way
Curb -to -Curb
Speed Limit
Access Streets
50 to 60 ft.
28 to 36 ft.
25 mph
Connect to
Collector Arterials
60 ft.
36 to 40 ft.
30 mph
Connect to
Minor Arterials
60 - 80 ft.
36 to 48 ft
30 to 35 mph
Connect to
Principal Arterials
80 to 100 ft.
60 to 84 ft.
35 to 50 mph
water access to Elliott Bay and beyond. Significant commercial freight
transportation is provided by trucking and railroads throughout the City.
Streets and Highways
There are four classes of streets: principal arterials, minor arterials,
collector arterials, and access streets. These four classes of street were
developed in recognition of a transition in street use from strictly access to
properties to pure mobility. The differences result in different street
widths, access control, speed limit, traffic controls, and other similar
design and operation features. (Figures 38 and 39)
FUNCTIONAL STREET SYSTEM STANDARDS
(Standards below are typical; see current City codes for actual standards)
Figure 39 -- Functional Street System Standards
Access streets in residential areas are not projected to experience LOS
problems to the year - .9020. However, the occasional problem of "too
much traffic too fast" can occur and measures to address safety and access
would be determined based on studies and measures to reduce the volumes
and speed.
The Tukwila Urban Center and principal arterial corridors are being
monitored to assure that the desired average LOS is maintained. This
approach is recommended by the King County Transportation LOS
Committee. Tukwila's modeling work has identified a number of
improvements that would maintain an average LOS E for the Tukwila
Urban Center, East Marginal Way, Interurban Avenue South, West Valley
Highway, and Pacific Highway.
The City maintains a current Capital Improvement Plan (CIP) identifying
current system deficiencies and plans for improvements to address those
deficiencies. That CIP is adopted by reference as part of this Plan.
Additional data on traffic forecasts and present and future levels of service
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Transportation
is included in the Transportation Element and the Traffic Efficiencies
Study.
TUKWILA COMPREHENSIVE PLAN
Transportation
Planning Commission and City Council Recommendations — November 9, 2004 3
44.
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
Figure 40 — Tukwila Street System
The City plans to provide the necessary funding capacity to provide all
necessary improvements to service the development anticipated in this
Plan. In the event of a funding shortfall, the City will re- evaluate planned
land uses to assure continuing concurrency with transportation system
improvements, and the funding alternatives.
Transit
Six Metro transit routes serve Tukwila, providing service that is
predominantly north- south. Recommended transit improvements center
around providing additional east -west service, a commuter rail connection,
regional rapid rail service, a charter bus or rail alignment in the Interstate
405 corridor, expanded ridesharing, and expansion of Dial -a -Ride service
into the Tukwila area. A Personal Rapid Transit system of separate, fixed -
guideway vehicles carrying up to three persons has also been considered,
and a multimodal center serving virtually all transportation and transit
modes is being contemplated for the Interstate 405 -West Valley
interchange.
An inventory of present transit routes is contained in the Transportation
Element Background Report. Changes to routes are controlled by King
County- Metro.
Nonmotorized Transportation
A nonmotorized transportation plan is included in this element, which has
been coordinated with the King County Non - motorized Plan. It
differentiates two categories of nonmotorized trips: Category I trips are
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Transportation
"through" trips for bicycle commuters using trails, bikeways, and bicycle -
friendly streets. Category II trips are "within neighborhood" trips, for
example between homes and schools or between home and playfield, park,
or market.
Other Transportation Considerations
GOALS AND POLICIES
Goal 13.1 Overall
Safe and efficient movement of people and goods to, from, within,
and through Tukwila.
Policies
13.1.1
13.1.2
Focus on safety as the first priority of an ongoing and
continuous monitoring program.
Focus on transportation efficiency as the second priority
and the subject of an ongoing and continuous monitoring
program to maintain adopted LOS standards and provide
the highest possible efficiency.
TUKWILA COMPREHENSIVE PLAN
Transportation
z
Category I improvements include completing the Interurban and King = w
County Green River trails, which will provide access to the 2
Green/Duwamish high - employment corridor for bicycle, combined v o
bicycle and bus, and combined bus and walking trips, as well as for N o
recreation and exercise. J
Other Category I improvements include incorporating bicycle, pedestrian, w o
and other nonmotorized transportation elements in other transportation 2
improvement designs. g
Category II improvements include neighborhood footpaths, sidewalks, and w
the pedestrian path program of paving shoulders and paths for z i-
nonmotorized travel. z o
Both Category I and II improvements involve the coordination of Metro, o
the Tukwila Parks Department, and other agencies including King County, 0 co
neighboring jurisdictions, and the Washington State Department of o H
Transportation. z v
IL
..z
w
The Transportation Element envisions that industrial and commercial z
activity can be developed that takes advantage of the Duwamish River
transportation capability for goods and people.
Planning Commission and City Council Recommendations — November 9, 2004 6
Goal 13.2 Transportation System
Policies
IMPLEMENTATION STRATEGIES
♦ Sidewalk ordinance
♦ Subdivision ordinance
Goal 13.3 Level -of- Service
Residential, commercial, Tukwila Urban Center, arterial, and
access street levels -of- service that provide safe and efficient traffic
movement and incorporate evolving traffic patterns.
13.3.1 Use the following LOS standards to guide City
improvement and development approval decisions:
-- The Tukwila Urban Center area LOS average is not
to exceed E.
TUKWILA COMPREHENSIVE PLAN
Expansion of the existing public street network into a hierarchy of
street designs that serve pedestrian and vehicle safety, traffic z
movement, and adjacent property. 1 z
cc w
Policies 6 U
UO
13.2.1 Develop a street network plan that augments the existing u) W
system of streets, breaks up super - blocks in non- Li) I_
residential areas, and provides functional separation of u) o
traffic through new streets on new alignments, 2
conversion of private streets into public, and minimization
of cul -de -sacs. u. a
= d
13.2.2 Require street improvement projects and development z I
improvements to be in accordance with the Functional 1- o
Street System Standards and require an engineering z ~
LLI al
study of specific conditions. j o
U
13.2.3 Require all new streets, street improvements, property o
developments and property improvements to provide = w
sidewalks. Property developments and improvements in 1- r-
commercial areas will provide direct pedestrian access `` o
from sidewalks to buildings. Residential short plats or ow N
smaller single- family projects are exempt from this o
requirement. z
Planning Commission and City Council Recommendations — November 9, 2004
Transportation
7
— The East Marginal industrial and manufacturing
corridor LOS average is not to exceed E.
SR900 r
=' ort iy;l mf fo8 e�iq Access
Hoag, ), x ,.. w .. , u � . r, x a �� T ?7 d4 }n w ...
i OS.faverage isno tolexce d El
— The Interurban Avenue corridor LOS average is not
to exceed E.
T tie R bifi h a ' ''T ukwila lnterraationa�l BoU evarc
�A "'jh� i b ra � r � � ra � r e �
corridor �uOS{ averagen�s snot to exceed utrgatd
.sw„wtwwda,.:+ # y .. ia:�i.,..i3:y,,... ✓m, >rl;.�w, t..w. ., �. Zr �� +...+...it,.x,ur
— The West Valley Highway corridor LOS average is
not to exceed D mitigated.
— Southcenter Boulevard between Grady Way and
Interstate 5 is not to exceed average LOS E.
— The Southcenter Parkway corridor south of South
180th Street is not to exceed average LOS E without
agreement with developers, including contractually
scheduled capacity improvements.
— The LOS of minor and collector arterials in
predominantly residential areas is not to exceed
average LOS D for each specific arterial.
— Residential access streets reaching a 1,000- vehicle-
per -day volume will be studied to determine
appropriate measures to reduce traffic volumes.
13.3.2 Maintain adopted LOS standards in planning,
development, and improvement decisions.
13.3.3 Provide capacity improvements or trip reduction
measures so that the average LOS is not exceeded.
13.3.4 When reviewing private development proposals, use an
expanded LOS to determine SEPA mitigations that will
provide capacity or traffic generation control.
13.3.5 Include as a priority increased transit use and rideshare
measures such as carpooling as capacity mitigation
measures and then consider signal improvements, other
street capacity improvements, and street widenings as a
last resort.
13.3.6 Continue to improve residential streets and coordinate
with utility improvements.
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Transportation
8
13.3.7 Establish a program to monitor congestion and evaluate
the effectiveness of the LOS standards.
13.3.8 Continue to encourage the use of rideshare, transit, z
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13.3.9 Regional or non -local traffic will be discouraged on _1 o
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Goal 13.4 Public Transportation, Transit, Rideshare, u) o
and Personal Rapid Transit 2
Efficient transit capacity that will reduce single- occupancy - vehicle u_ a
trips to, from, and through Tukwila and provide public transportation = a
for Tukwila residents who depend on it. Z i
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Policies
residential access streets.
13.4.1 Recommend and pursue an east -west route from Renton c
(and east) that continues across Southcenter Boulevard o i-
a South 154th Street to SeaTac and Burien. _ w
13.4.2 Recommend and pursue an additional east -west route - z
through Tukwila to serve the Valley Medical Center, Ei co
South 180th Street, and the Tukwila Urban Center transit o 1-
facility. z
13.4.3 Recommend and pursue an east -west route connecting
Skyway (and east), the Tukwila community center,
Gateway, and other employment areas to the west.
13.4.4 Recommend and pursue a bus route along Interstate 405
connecting a Tukwila multimodal center, located at
Interstate 405 and Interurban, with Everett (Boeing) and
serving the freeway stations, such as the Bellevue
Transit Center.
13.4.5 Recommend and pursue a multimodal center for transit,
carpooling, park `n' ride, bus, bicycle, commuter rail, and
future regional/rapid rail.
13.4.6 Continue to provide Commute Trip Reduction Program
service to Tukwila employers and to provide assistance
to Metro, Washington State Department of
Transportation, King County, and adjacent agencies in
TUKWILA COMPREHENSIVE PLAN
Transportation
Planning Commission and City Council Recommendations — November 9, 2004 9
increasing people- carrying capacity of vehicles and
reducing trips.
13.4.7 Continue to support, participate in, and encourage the
development and implementation of regional /rapid rail
with service to the Tukwila Urban Center, and other
emerging efficient- capacity technologies that will serve
people traveling to, from, and within Tukwila.
13.4.8 Support transportation system management programs
and measures developed by Washington State
Department of Transportation, Metropolitan King County,
Tukwila, and others, including the private sector, to
reduce congestion and serve travel needs.
13.4.9 Support forming a partnership with Metropolitan King
County, Southcenter Mall, and surrounding businesses to
pursue a transit center for regional /rapid rail, pedestrians,
and buses, located adjacent to the Mall, with safe and
reasonable access, providing transfer connections, and
serving as a destination for shopping.
13.4.10
13.4.11
13.4.12
13.4.13
Research and pursue a shopping circulator shuttle
service that would connect Southcenter Mall and
surrounding businesses with frequent service, to
encourage reduction of single - occupant vehicle trips and
bring more customers to all businesses.
Encourage and support public transportation services
including expanded dial -a -ride and fixed -route van
service, to areas that do not produce transit ridership
warranting a bus route, transportation system
management (TSM) program, the development of
commuter and light rail particularly with service to the
Tukwila Urban Center area, and continue to provide and
support Commute Trip Reduction service.
Support, encourage, and implement transportation
programs and improvements that promote water quality
and regional air quality.
Establish mode -split goals for all significant employment
centers which will vary according to development
densities, access to transportation service and levels of
congestion.
13.4.14 The development of any light rail or commuter rail system
shall meet the following objectives:
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Transportation
10
Any commuter or light rail system serving Tukwila,
Seattle, South King County and /or Sea -Tac Airport
should be located in a manner which promotes the
coordinated short -term and long -term use of
alternative transportation systems, such as carpools,
buses, commuter rail, and light rail.
Such systems shall be located so as to allow for
future extensions to commuter and /or light rail
service to East King County and Southeast King
County.
Such systems shall be located in a manner that
serves the Tukwila Urban Center, so as to encourage
the development of that Center in the manner
contemplated by this Plan and the Countywide
Planning Policies.
13.4.15 Encourage transit - oriented uses and development
patterns in the vicinity of high - capacity transit stations.
13.4.16 Require that parking facilities developed in conjunction
with transit facilities be adequately sized and managed to
prevent spillover parking onto private property.
IMPLEMENTATION STRATEGY
4 Commute Trip Reduction Program
Goal 13.5 Nonmotorized Transportation
Bicycle and walking capacity for regional Category I and local
Category II trips.
Policies
13.5.1 Implement specific improvements that provide safe
bicycle and walking capacity for regional (Category I) and
local (Category II) trips.
13.5.2 Adopt Tukwila nonmotorized transportation plans for both
categories.
13.5.3 Continue the access street improvement program that
provides sidewalks on access streets.
13.5.4 Continue the annual pedestrian path improvement
program.
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Transportation
11
13.5.5 Include bicycle improvements in street improvement
projects on designated bicycle- friendly streets.
13.5.6 Continue to pursue grants and require mitigation
payment for new developments affecting pedestrian
safety.
13.5.7 Continue to coordinate with adjacent agencies on the
development of regional nonmotorized transportation
improvements.
13.5.8 Provide additional foot trails as opportunities and
development occur.
13.5.9 Pursue converting railroad and other easements to
pedestrian and bicycle trails.
13.5.10 Require secure bicycle racks in appropriate locations.
Goal 13.6 Freight, Rail, Water, and Air
Transportation
Geometric capacity for commercial freight
transportation located in and serving Tukwila.
Policies
13.6.1 Include trucking design parameters in
principal and minor arterial improvements as
well as in commercial areas.
13.6.2 Include bus design considerations in
street improvements on streets with existing or
potential bus service.
13.6.3 Allow truck traffic on all principal and
minor arterials as well as on commercial area local
access streets. Use load limit restrictions on residential
collector arterials and residential local access streets,
following a traffic study and meetings with residents and
businesses.
13.6.4 Participate with King County and the Port of Seattle in
updating their airport master plan, to ensure that airport
operations and development:
— Enhances Tukwila goals and policies
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Transportation
12
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— Incorporates Tukwila land use plans and regulations
— Minimizes adverse impacts to Tukwila residents.
Goal 13.7 Funding Sources and Mitigation Payment
System
Funding through grants, mitigations, and general funds for safety
and capacity measures to maintain adopted LOS standards.
Policies
13.7.1 Continue to pursue grants.
13.7.2 Use an environmental mitigation system that identifies:
—Sa d' capacty irrproveme ari
O' 20, LOS defic endiies'� �
— Costs of improvements needed to mitigate increased
traffic reflected in the annual Capital Improvement
Plan update
— Fair -share costs, determined from the capacity
improvement cost and the 20 year increase in traffic
— Fair -share costs, with the 20 -year projection being
updated biennially for newly added projects and
mitigation fair -share costs
— Mitigation assessments, determined by the number
of development trips and the capacity or safety
improvement fair -share cost
— Mitigation assessments that may be used for
identified capacity or safety improvements
— Additional mitigation when development affects
locations operating in expanded LOS range.
13.7.3 Update the Capital Improvement Plan annually, adding
new projects and deleting completed projects.
13.7.4 Highways of Statewide significance (HSS), including
Interstate 5 (1 -5), Interstate 405 (I -405), and State Route
518 (SR -518), are exempt from concurrency
requirements.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004 13
Transportation
TUKWILA COMPREHENSIVE PLAN
Transportation
Planning Commission and City Council Recommendations — November 9, 2004 14
UTILITIES
PURPOSE
The Utilities Element profiles both City and non -City owned utilities
operating within Tukwila. Utility facilities and services are inextricably
linked to the development of land, determining whether it can be
developed and when and how it develops. Tukwila relies on other public
and private agencies to provide many of these services. The importance of
this reliance and the land use implications of utility actions cannot be
overemphasized.
The utility services addressed in this element are sewer and water, surface
and surface water management, solid waste, electricity, natural gas, and
telecommunications. Sewer and water service are provided
by the City and adjacent municipalities and special districts; surface and
storm water drainage is managed locally, but because water follows
topographic boundaries rather than city boundaries, interjurisdictional
cooperative planning and management are a significant component.
The remaining utilities are provided to residents and businesses through
franchise agreements between the City and vendors or certification
agreements between the state and the vendor.
ISSUES
Five key issues must be addressed in meeting the utility planning needs of
the City:
• Service Extensions. Planned extensions of utility services must
be based on level -of- service standards.
■ Coordination of Service Providers. The City managed
utilities must be coordinated with adjacent purveyors who serve
portions of the City.
11 Concurrency and Implications for Growth. Concurrency
requires that utility plans, along with other capital facilities, be
developed so that improvements, or the funds required for the
improvements, are in place at the time they are needed.
■ Environmental Sensitivity. Utility improvements often
arise from environmental concerns, but may also result in
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
TUKWILA UTILITIES
PROVIDERS
Water
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City of Renton
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King County
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Sewer
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City of Seattle
City of Renton
Val Vue Sewer District
Surface Water
City of Tukwila
Electricity
Pud&Soillf&EFeati,
Seattle City Light
Natural Gas
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Telecommunications
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additional environmental impacts, for example, from pipeline
siting and construction and from drainage and groundwater
management.
M Residential Revitalization. City planned utility improvements
and extensions must place priority on improving and sustaining
residential neighborhood quality and livability.
Planned utility system improvements include upgrading existing
components and extensions of service into areas previously unserved.
Level -of- service standards being adopted by the City for the utilities it
manages will include response to federal and state mandates and will be in
accord with the City's development vision and character.
The six -year Capital Improvement Plan (CIP) addresses the important
deficiencies that have been identified. Improvements to correct other
deficiencies and those potentially developing over the 20 -year planning
period will be addressed as funding allows in the annual updating of this
plan.
Water and Sewer
The City of Tukwila primarily purchases all of its water from the City of
Seattle under a contract with the Cascade Water Alliance, through year
2044'2064., in which S attle guarantees Tukwila a reliable supply-
Tukwila's Comprehensive Water System Plan identifies areas of water
supply and distribution deficiency, and the six -year Capital Improvement
Nan proposes corrective improvements. Additional deficiencies exist, as
identified in the Utilities Element Phase II Report.
The Tukwila sewer system is exclusively a collector system with no
treatment component. The Comprehensive Sewer System Plan identifies
deficiencies in the system, and corrective improvements are proposed in
the six -year Capital Improvement Plan.
Certain areas of the City are served by other water and sewer p+rrveyers
whichpurveyors, which develop their own plans in coordination with the
City of Tukwila. (Figures 35 and 36)
Tukwila's adopted Comprehensive Water System Plan and Sewer System
Plan are adopted, by reference, as part of this Plan. Those system plans
identify present and future improvements, establish certain required levels
of service, and priorities for system improvements. Level of service
standards are also established by applicable Board of health Regulations,
the Uniform Plumbing Code, and the Uniform Fire Code. Consistent with
State mandates, Tukwila will revise and update those system plans to
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Utilities
2
assure consistency with this Plan, the Capital Improvement Plan, and other
on -going City planning processes.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
3
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TUKWILA COMPREHENSIVE PLAN
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Planning Commission and City Council Recommendations — November 9, 2004
Utilities
4
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Figure 35 – Water Districts
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
5
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Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
1C er,/on
Utilities
6
Figure 36 —
Sewer Districts
Surface Water Management
Tukwila's existing surface and stormwater drainage system consists of
both drainage improvements and the natural drainage of the area. Except
for a small area in the Ryan Way neighborhood, drainage is ultimately to
the Green/Duwamish River.
The City has a current Comprehensive Surface Water Management Plan.
That Plan is hereby adopted by reference as a portion of this Plan. The
Surface Water Management Plan contains an inventory of existing
facilities and identifies current system deficiencies and projected
improvements.
The Comprehensive Surface Water Management Plan evaluates the
system under present and future development conditions and formulates
remedies for segments of the system where problems exist or are likely in
the future as a result of growth and development. Currently proposed
improvements are included in the Six -Year Capital Improvement Plan.
Consistent with State mandates, the City reviews and updates its Surface
Water Management Plan to assure consistency with this Plan, the CIP, and
other on -going City planning processes.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
7
Solid Waste
Collection, transportation, and disposal of solid waste in Tukwila is
provided under franchise- a contract agreements with vendors and
licensing agreements between the state and the vendors in most of the
City. Tukwila does not require residents or businesses to subscribe to solid
waste service, although 60 percent of the City's residents do so, and
virtually all businesses have waste collection. Many of those who do not
subscribe to these services take their waste to the Bow Lake Transfer
facility, which is operated by King County.
Electric Power
"Electric power" involves both transmission systems and distribution
systems. Tukwila's electric power is provided by Puget Sound Energy
Power and Seattle City Light (Figure 37). Puget Sound Enery's Power's
existing plans to increase service have conservation as a priority.
Descriptions, maps, and inventories of existing and proposed electrical
Facilities Plan, 1993. Distribution plans include line and station projects.
Future distribution improvements will be required to meet the demands of
Tukwila's projected growth. Seattle City Light's plans for future
distribution capacity include additional feeder and substation capacity that
is expected to meet demand through year 2020. Seattle City Light intends
to meet electrical load growth through conservation acquisition.
Washington- Natural Gas
Washington Natural GasPuget Sound Energy, an investor -owned utility,
builds, operates, and maintains natural gas facilities serving Tukwila.
tral. Gas Puget Sound Energy covers virtually all of
Tukwila with their main distribution lines. Th
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of the South Seattle Gate-Station-in-Renton. This will- imprev-c service to
Tukwila by allowing for higher outlet pr_° " ^.
Telecommunications
In Tukwila, telecommunications utilities include telephone service,
cellular telephone service, fiber optic transmission services, and cable
television. TCI: Cablevision of W'Vashington,lncComCast is currently
franchised to serve the City.
At present, US West is the main supplier of local landline telephone
service in Tukwila, although this may change in corning years. Present
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
8
telecommunications regulations require US West to provide adequate
services on demand. Tukwila is served by her.
Gem-pm-Ties:
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
9
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TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 0
GOAL AND POLICIES
Goal 12.1
Utility services and facilities that meet the community's current and
future needs in a safe, reliable, efficient, economic and
environmentally responsible manner.
POLICIES FOR CITY - MANAGED UTILITIES
Service Extensions and Level of Service
12.1.1 Use adopted level -of- service standards to meet public
health and safety requirements, address deficiencies,
and assure quality of service.
12.1.2 Ensure that the City of Tukwila utility functional plans and
operations meet applicable federal, state, regional, and
county requirements and regulations.
12.1.3 Require the use of Tukwila's adopted level -of- service
standards in the design and construction of all utility
service extensions.
12.1.4 Base the extension and sizing of utility system
components on the Comprehensive Plan land use
element for the area.
12.1.5 Continue to meet or exceed federal minimum standards
for the National Flood Insurance Program to better
protect public health and safety and to achieve flood
insurance premium discounts.
12.1.6 Ensure that new development, redevelopment and other
actions within the City of Tukwila's jurisdiction do not
cause significant adverse upstream or downstream
impacts on flooding, erosion, and natural resources in
floodplains within and outside of Tukwila's jurisdiction.
12.1.7 Assume 100 year future buildout conditions in any new
drainage basin studies and amend land use plans and
regulations according to results.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 1
TUKWILA COMPREHENSIVE PLAN
Coordination of Service Providers
12.1.8 Coordinate with other jurisdictions and agencies in
planning and implementing utility operations, facility
additions, and improvements located in or affecting
multiple jurisdictions. w
12.1.9 Participate in the regulation of all water, sewer, and o
surface water utility services within the City's eventual co 0
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12.1.10 Consider annexing water and sewer providers when w o
requests of or within the Districts occur, or to achieve
efficiencies and minimum levels of service for customers
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12.1.12 Establish and maintain franchises and working o
agreements with sewer and water utilities currently = 0
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businesses, when appropriate.
Concurrency and Implications for Growth
12.1.14 Schedule and phase utility extensions to occur
concurrently with expected growth and development.
12.1.15 Approve development only if adequate utilities are
available when a need is created for those facilities, or
within a reasonable period as approved by the City.
Environmental Responsibility
12.1.16 Balance environmentally sound operations with cost -
effective methods in water, sewer, and surface water
management utilities operations.
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 2
IMPLEMENTATION STRATEGIES
♦ Public education programs on water quality, alternatives to
toxics, and safe use and disposal of household toxics
♦ Development of methods to eliminate point and nonpoint
pollution sources associated with sewage disposal systems,
including grease traps and oil and water separators and
regular monitoring of infiltration and inflow through
television inspection
12.1.17 Make conservation an integral part of Tukwila's utility
operations and management.
IMPLEMENTATION STRATEGIES
♦ Conservation measures for each utility
♦ Conservation as a means of deferring the development of
new facilities or as a means of augmenting available
resources
♦ Water rates structured to encourage conservation
♦ Conservation - conscious operation of all City facilities to
provide a good model for the community
♦ Conservation information for rate - payers
d hazard areas if it can
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 3
IMPLEMENTATION STRATEGIES
12.1.18 Prevent or reduce flooding that,adveerselyadversely
affects public health, safety and general welfare
Regulate uses, development and redevelopment,
including essential facilities, in flood plains
Prevent cumulative effects of obstructions in a flood
zone by restricting development and other actions to
zero increase in base flood elevation
• Require floodproofing or elevation of structures above
the base flood elevation when built in a flood zone
• Encourage the use of Low Impact Development where
appropriate
12 'Restrict new development and substantial redevelopment
in flood hazard ar as.
''12.1.19 En the City of Tukwila's continued participation in the
National Flood Insurance Program
IMPLEMENTATION STRATEGIES
e:.:
Insurance Rate Maps
— Require lowest finished floor elevations above the 100 ycr
flood elevation
elevation
0 year flood
• Periodically review and update the City of
Tittkwila's"1:'ukwila's flood plain management standards
and flood zone construction permit process
d their access routes, such as
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 4
12,1.240 Seek to reduce and do not increase the risk of severe
flooding experienced by existing public and private
developments.
IMPLEMENTATION STRATEGIES
♦ Prohibition on structures or fill in the floodplain that would
cause an increase in the elevation of the "zero -rise"
floodway.
♦ Compensation for floodplain fill with equivalent excavation
o` Compensation or mitigation for floodway impacts will be
evaluated on a case by case basis
Facility Impacts
.1.221 Design, construct, and maintain facilities so as to mini-
mize their impact on adjacent neighborhoods and
businesses.
IMPLEMENTATION STRATEGIES
♦ Opportunities, such as advisory committees, for public
participation in development and review of utilities'
functional plans
♦ Public input on siting facilities that may generate
considerable off -site impacts
♦ Coordinated scheduling among utilities of improvements
and additions, to limit disruption to the public
Water Utility
12:;1 Actively participate in determining a regional solution to
Tukwila's water supply.
X2.1.243 Provide reliable water service for domestic, commercial,
industrial, fire flow, and water emergency uses.
IMPLEMENTATION STRATEGIES
♦ Response plan for water emergencies
♦ An operations maintenance manual and program
♦ A water quality monitoring program
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 5
♦ Water reuse as a water supply source
+ Private wells where approved by the appropriate authority
♦ A water line replacement /enhancement program for
deficient single- family residential areas
♦ Participate in regional water conservation programs
Sewer Utility
`12f125 Serve all existing and potential residences and
businesses with a sewer utility.
IMPLEMENTATION STRATEGY
+ A schedule and strategy to prioritize bringing sewer service
to homes and businesses currently on septic systems
Surface Water Management Utility
5 Serve all Tukwila's residences and businesses with a
storm and surface water utility.
IMPLEMENTATION STRATEGY
♦ A comprehensive surface water management plan
consistent with other regulatory requirements to improve
water quality
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Utilities
1 6
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12. 1.2-76 Provide capital, maintenance, education, and
enforcement programs as a function of the storm and
surface water management utility.
IMPLEMENTATION STRATEGIES
♦ Require mitigation approval and funding for wetland and
watercourse impacts prior to development
♦ A signage program identifying important surface drainage
connections and corridors
Require onsite retention and treatment of surface water
for both development and redevelopment proiects, unless
a regional facility benefiting a drainage basin is
constructed or storage is provided in the
Green /Duwamish River for previously treated surface
water
2.1.298 Seek, design, and implement flood hazard reduction
projects that are permanent, low maintenance flood
protection solutions that meet multiple objectives such as
flood control, water supply storage, water quality,
recreation and fisheries protection.
Design - Manual
Apply an adopted surface water design manual as the
minimum requirement for all development prprojects
and other actions that could cause or worsen flooding,
erosion, water quality and habitat problems, for both
upstream and downstream development.
IMPLEMENTATION STRATEGIES
♦ Stormwater management plan
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 7
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♦ Levee and bank stabilization projects that include toe rock,
setback areas, vegetated stream banks, and gentle riverward
slopes. Utilize materials and placement methods that
provide long term stability to the interior and face of the
projects
Adopt and apply the 1998 King County Surface Water
Design Manual
[ 12.1.340 Coordinate water quality improvement programs with
adjoining jurisdictions whose surface waters flow into or
through Tukwila.
1.321. Gain appropriate easements or title to allow public
access on new flood hazards reduction projects built with
public funds. Limit access to uses that do not require
additional right -of -way or design modification to the
project unless agreed to and funded appropriately, or
increase risk of structural damage to the facility.
; 1 ,332 Cooperate with King County in its management and
coordination of emergency public health, safety and
welfare services before, during and after flood
emergencies within the County and coordinate
emergency preparedness and response with all agencies
involved in flood emergency response.
IMPLEMENTATION STRATEGY
♦ Notification of current and prospective flood hazard
property residents and land owners of:
— known flood risks
— safety measures for persons and property
— pertinent regulations
— available disaster assistance
POLICIES FOR NON - CITY - OWNED UTILITIES
Non - City -owned utilities develop strategic and operational plans with
varying degrees of input and involvement from the City. They set
capacity and service levels on an area -wide basis, and rely on the local
government's involvement to ensure that capacity is sufficient.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
1 8
New development utilizing non -City owned water and sewer utilities is
required to obtain, as a condition of permit application, a letter of service
availability which establishes that utility service meeting City level of
service standards is either available or will be available prior to
occupancy.
The electric power and natural gas utilities project adequate capacity
during the 20 -year planning period, assuming responsible use of these
resources. Electric utility capacity is set regionally, with Tukwila's needs
determined and provided for as part of an area -wide system. Similarly,
natural gas is provided via a regional delivery system. With new
technologies, telecommunications utilities project virtually limitless
capacity within the planning horizon. Solid waste capacity is determined
and provided by King County. Tukwila and other suburban cities
participate in planning and contribute to reaching regional goals via their
recycling and waste reduction strategies and practices.
General Policies
121343 Actively coordinate project implementation with individual
utilities based upon Tukwila's Comprehensive Plan and
development regulations.
:;354 Require utilities operating in the right -of -way to obtain a
franchise that includes service levels and requirements
meeting Comprehensive Plan forecasts and other
applicable City regulations.
2:1365 Encourage utilities to consolidate facilities and minimize
visual impacts of facilities where technically feasible.
IMPLEMENTATION STRATEGIES
+ Shared towers, poles, antennae, trenches, easements, and
substation sites
♦ Use of existing structures by cellular communications
♦ Telephone switching facilities enclosed in buildings
compatible with the surrounding area
.1.3 -76 Encourage communication among the City of Tukwila,
the Washington Utilities and Transportation Commission,
and the utilities regarding cost distribution and rate -
setting for existing and proposed facilities and services.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
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12.1.387 Utility services within the City shall be undergrounded
based upon the Tukwila Comprehensive Plan and
development regulations.
Solid Waste
12 1.398 Establish and maintain regulations and programs for
residents and businesses, designed to meet state and
county solid waste reduction goals.
IMPLEMENTATION STRATEGIES
♦ Educational materials providing technical assistance on
recycling, composting, and other waste reduction methods
♦ Evaluate the continuation of the transfer station pass
program, and initiation of a centralized drop- off /collection
of hard -to- recycle waste
♦ Residential recycling program
♦ Business recycling program
1214239 Ass ume greater control over the City's waste
management system through contracts for services or
other means, as current franchises expire.
12.1.41 Encourage and actively participate in a uniform regional
approach to solid waste management.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Utilities
2 0
Electric Utility
12.1.42
12.1.43
Payment for undergrounding shall be in accordance with
rates and tariffs applicable to the serving utility.
Ensure that the development regulations are consistent
with and do not otherwise impair the fulfillment of public
service obligations imposed by federal and state law.
TUKWILA COMPREHENSIVE PLAN
Utilities
Planning Commission and City Council Recommendations — November 9, 2004
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CAPITAL FACILITIES
PURPOSE
This element of the Comprehensive Plan presents the goals and policies
for Tukwila's Capital Facilities. It is based upon a 6 -year Capital
Improvement Plan, subject to annual review and updating to address
changing needs and the long -term goals of the Comprehensive Plan.
Planning under the Growth Management Act differs from traditional
capital improvement plans because it must identify specific facilities,
include a realistic financing plan, and adjust the plan if funding is
inadequate or if development requires previously unanticipated expansion.
A key requirement is concurrency — public facilities must be available
when the impacts of development occur.
The City has prepared a comprehensive list of proposed capital facility
improvements, estimated their cost and identified their potential benefits.
The current information is contained in the ' ;W .
is a
both of which are adopted by reference as part
of this Plan. The City annually reviews and updates this information and
will continue to do so as the implementation of the Comprehensive Plan
proceeds.
The Capital Facilities Element is divided into two categories:
• General Government Funds, which are the capital funds for all
general needs, such as residential streets, arterials, buildings,
parks and trails, and other improvements.
(Figure 40)
® Enterprise Funds, which are funds whose source and use are
restricted to a respective enterprise and which cannot be used
for another purpose (in Tukwila, water, sewer, surface water,
and the Foster Golf Course). (Figure 41)
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Capital Facilities
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ISSUES
General Government Facilities
There appear to be sufficient revenues, combined with developer
participation, grants, local improvement districts, and other miscellaneous
sources, to enable the City to meet its capital goals. The General
Government Funds are composed of the following funds:
• The Residential Street Program which includes projects
specifically identified for residential street improvement.
® The arterial street program is the Transportation Improvement
Program designed to correct deficiencies in arterial streets.
The program uses City funds, grants, developer funds, local
improvement districts, and mitigation payments. Many of
the projects identified in the Capital Facilities Element will
significantly reduce the current long term deficiency list.
i The General Fund includes money for parks, trails, and fisheries
projects.
•
General government funds and expenditures are illustrated below.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Capital Facilities
2
Developer
Contributions
6%
Figure 41— General government funds and expenditures
Enterprise Capital Improvements
Enterprise Funds are supported by revenues generated by fees and
charges. Grants and developer contributions supplement the Water,
Sewer, and Surface Water Funds, and the Foster Golf Course is self -
supporting.
In order to provide for the short-term and long -term operating and capital
needs of the water, stormwater and sewer utilities, the City will evaluate
and utilize a combination of revenue sources, such as utility rate increases,
bonds, grants, developer contributions and local improvement districts
(LIDs).
The transfer of service from other water and sewer providers to Tukwila
will provide a larger revenue base for both utilities. This expanded base
plus a combination of developer contributions, local improvement
districts, grants, Public Works Trust fund loans, and monies from other
sources should help provide financial solutions for the long -term
requirements.
An average example of enterprise capital funds and expenditures is
illustrated below.
LID
3%
Operating Revenues
45%
Bonds
5%
Grants -- Bonds Water
13% 23% 24%
Developer Contributions
9%
SOURCES OF FUNDS
Operating Revenues
58%
SOURCES OF FUNDS
Grants
38%
Golf Course
13%
General
3% _p
Parks/Trails
12%
TUKWILA COMPREHENSIVE PLAN
EXPENDITURES
Surface Water
34%
EXPENDITURES
Artedal Streets
44%
Residential Streets
12%
Facilities
13%
Planning Commission and City Council Recommendations — November 9, 2004
Capital Facilities
Sewer
29%
Bridges
16%
3
Figure 42 – Enterprise capital funds and expenditures
• Water and Sewer Funds – With the transfers from Seattle,
slightly more than 50 percent of the City is served by Tukwila.
The remainder is either not served or served by other districts.
Although there will be new net revenues generated by the
transfers, alternative sources will need to be found before all
unserved areas of the City can be served. These alternatives
would include: local improvement districts, grants, Trust Fund
loans, rate increases, customer contributions and general fund
loans or transfers.
III Surface Water Fund – The Surface Water Capital Plan
identifies projects needed to correct surface water deficiencies.
Because the fund is so new (it was established in 1990), longer -
term capital requirements are difficult to predict. Although
much of the infrastructure required will be paid for by
developers, local improvement districts, and possibly some
grants, the exact amount of unfunded requirements is not yet
known.
IM Foster Golf Course – This is a publicly owned facility funded
by operating revenues, citizens' general obligation bonds and
Councilmanic bonds. It will be able to meet its capital and
operating needs over the 20 -year planning period and maintain a
competitive rate structure with nearby municipal courses. All
capital improvements will be funded from operating revenues.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Capital Facilities
4
GOALS AND POLICIES
Goal 14.1
Policies
General Government Policies
Public facilities that reflect desired levels of quality, address past
deficiencies, and anticipate the needs of growth through acceptable
levels of service, prudent use of fiscal resources, and realistic
timelines.
These policies are intended to ensure the availability of financing to
accomplish the goals expressed in the various other elements of the
Comprehensive Plan over the next 20 years.
14.1.1 Ensure that capital facilities are provided within six years
of the occurrence of impacts that degrade standards.
14.1.2 Update the six -year financial planning model annually to
review and reassess growth, revenue, and cost totals
and forecasts.
14.1.3 Review capital facilities needs every three years.
14.1.4 Continue to target a minimum of 33 percent of total sales
tax proceeds to pay for capital projects.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Capital Facilities
5
Lia
14.1.5 Balance infrastructure investment between the residential
and commercial sectors.
14.1.6 Support policies and practices that will maintain an A -1
bond rating or better for the City by sound governmental
budgeting and accounting principals, revenue diversity,
and promoting the economic well -being of the City.
14.1.7 Allow issuance of bonds for facilities if repayment can be
made from revenue allocations.
14.1.8 Consider projects identified in the Capital Improvement
Plan for general operating revenues if substantial funding
from grants, developers, other jurisdictions, or other
funding sources becomes available.
14.1.9 Include a dedicated facility fund and allocation for future
building needs in the financial planning model.
14.1.10 Consider City funding for preliminary engineering and
design of commercial street projects if the City
determines that the public's health, safety, and welfare
will be benefited.
14.1.11 Use a mitigation -based fee system for each affected City
function as determined in the State Environmental Policy
Act evaluation of individual development applications.
14.1.12 Continue to pay for and improve residential area local
access streets and collector arterials in accordance with
the prioritized list of residential street projects, and
provide interfund loans or transfers for neighborhood
water and sewer deficiencies.
14.1.13
To provide a more timely option for residential street
improvements, property owners may form local
improvement districts and the City may pay for the
design, preliminary engineering, construction
engineering, and local improvement district formation
costs. Residents will pay the other costs such as,
undergrounding utilities in the street and undergrounding
from the street to their house, for the actual construction,
and for any improvements on private property such as
rockeries, paved driveways, or roadside plantings.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Capital Facilities
6
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Enterprise Fund Policies
14.1.14 Structure utility rates and charges for services to ensure
adequate infrastructure development in addition to
operation and maintenance requirements.
14.1.15 Maintain adequate reserved working capital balances for
each enterprise fund's annual expenditures.
14.1.16 Provide sewers to all residential and commercial areas in
the City as a safety and health issue by using a
combination of operating revenues, grants, loans, bonds,
voluntary local improvement district formations, and
interfund loans.
14.1.17 Use bonded indebtedness as a funding alternative when
there is a general long -term benefit to the respective
enterprise fund.
14.1.18 Continue to fund the correction of single - family residential
neighborhood infrastructure deficiencies.
Goal 14.2
A Capital Improvement Plan and facility designs that meet the
broad spectrum of the City's human needs rather than just
traditional needs such as vehicular and pedestrian circulation,
drinking water distribution, and sewage collection.
Policies
14.2.1 Recognize and provide for multiple purposes and
functions of all City facilities and where possible,
incorporate within the design, the needs of the individual.
14.2.2 In the event that anticipated funding falls short of meeting
existing and /or anticipated needs, the City will reassess
planned land uses in this Plan and funding alternatives.
TUKWILA COMPREHENSIVE PLAN
Capital Facilities
Planning Commission and City Council Recommendations — November 9, 2004 7
HOUSING
PURPOSE
The Housing Element describes how Tukwila's housing needs will be
satisfied through 0
Projected housing needs were determined by a joint committee of cities
and the County, as required by state law. These needs were refined
through the Vision Tukwila, Tukwila Tomorrow processes and the City
Council Residential Revitalization program. Tukwila's overall objective:
identify ways to distribute regional housing demand within the Urban
Growth Area. To achieve this, two assumptions and three goals were
established:
ASSUMPTIONS:
■ Assumption that the City has already icliicvccl
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:moo ad to its „fairs ar ,rofiregio al ousing�t ough 2022
GOALS:
® Assumption that the City has already achieved its fair share of
affordable housing through 2022
■ An improved housing stock in support of enhanced
neighborhood quality
II A full range of opportunities for housing for persons in all
stages of life
® Improved neighborhood quality by reducing the transient nature
of neighborhoods
This element focuses on a detailed analysis of housing needs.
ISSUES
In developing the policies to meet these goals, the following overall 20-
year housing and household growth was forecast for Tukwila outside the
Tukwila Urban Center:
® There will be a moderate growth in the number of households.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Housing
1
Goal 3.1
ur�tn is'futi re housmgigt'o an
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IN Low- and moderate - income households will account for a small
percentage of the growth.
Overall Supply and Demand
Tukwila's existing housing stock consists of about 7 } 700 units,
primarily single - family dwellings and multi -unit apartment buildings;
there are few duplex, triplex, or fourplex units. This Plan provides for
approximately 04 0016 tr�units `
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GOALS AND POLICIES
Continue to provide the City's fair share of regional housing.
TUKWILA COMPREHENSIVE PLAN
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Tukwila is among the most affordable housing areas in the region, offering
possibly the best housing value in King County. It is one of very few
cities where the supply of low- and moderate - income housing units is
greater than the number of low- and moderate - income households.
These housing goals are Tukwila's approach to meeting the challenge of
revitalizing residential neighborhoods while maintaining affordable
housing and meeting the needs of low- income and special households.
Planning Commission and City Council Recommendations — November 9, 2004
....enm- ._s^�•�!'�C'9'`_.'^" L".!!.!T:'!:G�w�: � .- .•e.+moen9+!f?�Stle'rt�7!if!
Housing
2
Policies
3.1.1
3.1.2
3.1.3 P
Provide sufficient zoned housing potential to
accommodate future single- and multi- family households.
Establish 6.7 dwelling units per acre (6,500- square -foot
lots) as a maximum for single- family neighborhoods.
or
gtoppacify, witimo
Center for housing units. (Figure 22 at page 111)
Goal 3.2
Continue to provide the City's fair share of affordable housing.
Policies
3.2.1 Support the regional fair -share funding of needed
affordable housing and the equitable distribution of these
units.
3.2.2 Reinforce Tukwila's block grant assistance program
through coordination either of assistance with continued
affordable unit pricing, or of repayment upon sale with
proceeds applied to an affordable housing assistance
fund.
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Housing
3
3.2.3 Periodically review low - income housing requirements to
evaluate City compliance with regional standards and to
ensure that the City's affordable housing responsibilities
are being satisfied.
3.2.4 Continue providing Tukwila's fair share of future regional
low- and moderate - income housing.
3.2.5 Avoid concentrating publicly subsidized low - income
housing in any one large complex or neighborhood by
designing programs that locate and blend the households
into the community.
3.2.6 Develop public and private partnerships in providing low -
and moderate - income housing.
3.2.7 Encourage a full range of housing opportunities for all
population segments by actions including, but not limited
to, revising the Tukwila development codes as
appropriate to provide a range of housing types.
IMPLEMENTATION STRATEGIES
♦ Allow an accessory dwelling unit in single family zones on
lots with a minimum 7,200 square feet, integrated into the
primary structure size, not exceeding 33 percent of the
square footage in the primary residence, or 1,000 square
feet, whichever is less, with an owner occupant on site, and
satisfying various appearance and performance criteria
related to impacts on adjacent properties.
Y:H
+ Mixed -use developments with residences above the street
level in specified areas
♦ Ag ° mo n nii' e d: &d i o nn j ioj asR.clustere
" o"& e'hoisu
3.2.8 Provide sufficient land 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 which appropriately mitigate the various
impacts which such housing potentially creates.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Housing
4
3.2.9 Work with the owners and managers of Tukwila's existing
permanent or long -term low - income housing to maximize
its desirability.
♦ Crime -free multi - family housing program.
3.2.10 Review housing regulations and programs regularly to
ensure that housing opportunities for all income levels
are available. Include in regulatory evaluation the range
of housing choices, the densities, and include in the
program review the need for public and private financing
to produce housing for various households by income.
Goal 3.3
An improved housing stock in support of enhanced neighborhood
quality.
Policies
3.3.1 Support residential weatherization and rehabilitation
programs with advice from City staff.
3.3.2 Support the maintenance, weatherization, rehabilitation,
and long -term preservation of existing housing for
citizens of low and moderate income.
IMPLEMENTATION STRATEGIES
Planning Commission and City Council Recommendations — November 9, 2004
♦ Publicly assisted housing repair program
TUKWILA COMPREHENSIVE PLAN
Housing
5
♦ Streamline codes to allow maintenance and upgrades with a
minimum of permits and regulations.
R= sidental:stree
p ro ram
3.3.3. Continue to improve rental housing
# Enforce the International Property Maintenance Code
# Rental Rehabilitation and Weatherization Programs
3.3.34 Ensure that residential neighborhood infill and
redevelopment is not hampered because of inadequate
water, sewer, storm water management, and streets.
IMPLEMENTATION STRATEGIES
+ Sewer policy and plan that prioritizes replacing septic tanks
with sewers without creating undue financial hardship.
♦ Water policy and plan that ensures adequate water quality,
pressure and quantity is provided without forcing residents
out of their housing.
▪ Stormwater water policy that places high priority on
solving existing residential areas problems.
♦ Residential street program.
Goal 3.4
A full range of housing for persons in all stages of life.
Policies
3.4.1 Develop housing design standards for special
populations that reflect the different demands generated
for their different types of housing, such as increased
inside - recreation needs.
3.4.2 Assist in providing residents of the community with the
human services and transportation they need in order to
avail themselves of housing opportunities.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Housing
6
Goal 3.5
Improved neighborhood quality by reducing the transient nature of
neighborhoods.
Policy
3.5.1 Increase long -term residency in the City.
IMPLEMENTATION STRATEGIES
♦ Neighborhood focal points
♦ Public spaces
♦ Design guidelines
♦ Crime -free multi - family housing program
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Housing
7
Housing- related Definitions
The following definitions supplement information in the Housing Background Report:
Affordable Housing — Housing for which a renter household pays no more than 30% of
its income toward housing costs; utilities are included in this amount. For homeowners,
an affordable mortgage payment is 25% of household income, leaving 5% of income for
taxes, insurance, utilities and maintenance. Condominium fees often include some of
these costs.
(Source: Affordable Housing: An Annual Bulletin Tracking Housing Costs in King County, December
2002)
Low income housing — Housing affordable to households earning 80% or below the
median income in King County.
(Source: 2000 King County Benchmark Report)
Moderate Income Housing — Housing affordable to households earning 50 - 79% of
median income.
(Source: Rose Curran, Benchmarks Program, King County)
Regional Fair -Share Housing — "AH -2- All jurisdictions shall share the responsibility for
achieving a rational and equitable distribution of affordable housing to meet the housing
needs of low and moderate income residents in King County. The distribution of housing
affordable to low and moderate - income households shall take into consideration the need
for proximity to lower wage employment, access to transportation and human services,
and the adequacy of infrastructure to support housing development; recognize each
jurisdiction's past and present efforts to provide housing affordable to low and moderate -
income households; avoid over - concentration of assisted housing; and increase housing
opportunities and choices for low and moderate - income households in communities
throughout King County. Each jurisdiction shall give equal consideration to low and
countywide housing needs."
(Source: King County Countywide Planning Policies, December 2003)
"FW -28 — All jurisdictions shall provide for a diversity of housing types to meet a variety
of needs and provide for housing opportunities for all economic segments of the
population. All jurisdictions shall cooperatively establish a process to ensure an equitable
and rational distribution of low- income and affordable housing throughout the County in
accordance with land use policies, transportation, and employment locations."
(Source: King County Countywide Planning Policies, December 2003)
"Each jurisdiction shall participate in developing Countywide housing resources and
programs to assist the large number of low and moderate - income households who
currently do not have affordable, appropriate housing. These Countywide efforts will
help reverse current trends which concentrate low- income housing in certain
communities, and achieve a more equitable participation by local jurisdictions in low
income housing...Countywide efforts should give priority to assisting households below
50% of median income...[a GMPC committee]...shall recommend...new Countywide
funding sources for housing production and services; participation by local governments,
including appropriate public and private financing, such that each jurisdiction contributes
on a fair share basis..."
(Source: King County Benchmarks 2003 Affordable Housing)
"About 22% of the population earns less than 50% of the median County income ("low -
income"). Another 17% earns 50 - 79% of the median ( "moderate income "). To meet
demand from these households, the Countywide Planning Policies specify that an
equivalent percentage of housing [39 %] should be affordable to those groups."
(Source: King County Benchmarks 2003 Affordable Housing)
Benchmarks — In Metropolitan King County, a benchmarks program is in place which
monitors and assesses the progress of the Countywide Planning Policies. King County
must report the adopted growth management benchmarks annually. The purpose of the
benchmark system is to provide the Growth Management Planning Council (GMPC),
other policy makers and the public a method for evaluating jurisdictions' progress in
implementing the Countywide Planning Policies.
(Source: 2000 King County Benchmark Report)
Benchmark — An outcome with a specific target for achievement. Benchmarks are often
time -bound (e.g., achieve 100% compliance within two years); 2) a standard based on the
performance of another organization or group of organizations (comparison typically
made with organizations having similar characteristics and/or demographics).
(Source: King County King County Benchmarks Affordable Housing 2003)
Benchmarking — The process of continuously comparing and measuring a private and/or
public organization against recognized leaders and similar organizations to gain
information that will help the organization take action to improve its performance.
(Source: King County King County Benchmarks Affordable Housing 2003)
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OF THE PLAN
PURPOSE c4 2
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Embodied in the Growth Management Act's new framework for land use u) w
planning and regulation are the concepts of consistency and concurrency. w
The Growth Management Act (GMA) requires local land use plans to be cn - L.L.
consistent with each other, and with those of adjacent jurisdictions. 0
Development regulations must also be consistent with land use plans.
Under the GMA's requirements for concurrency, supporting facilities and � j
services must be available when development occurs, and local d
jurisdictions must ensure the "timely financing of needed infrastructure" E- _
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must be developed in an integrated planning effort. The Water System
Plan, Sewer System Plan, Surface Water Management Plan, o
Transportation Improvement Plan, Capital Facilities Plan, Shoreline w
Master Program and Parks and Open Space Plan will need to be closely
matched to the Comprehensive Plan and its implementing regulations.
However, these plans cannot anticipate all of the changes in development,
local needs and community values that will occur over the 20- to 30 -year O
planning period. Growth in the region and adjacent jurisdictions will also
have unanticipated, cumulative effects. In response, local land use and
public facilities plans will evolve.
Tukwila's public facilities plans are periodically updated as required by
state statute. To ensure consistency and concurrency, this section of the
Comprehensive Plan provides for the review, monitoring and updating of
Tukwila's land use plans.
ISSUES
The policies and implementation strategies in this section respond to the
requirements of the GMA. The GMA requires that the Comprehensive
Plan provide for an "ongoing process of evaluation to ensure internal and
interjurisdictional consistency of comprehensive plans and continuous
P1 a nni ng Commi s s i on and
C i t y C o u n c i 1
Rec ommendat i ons—
November 9, 2004
consistency of development regulations with such plans" (WAC 365 -195-
630 (1)).
The GMA recognizes that, periodically, development regulations need to
be updated. As regulations must be consistent with the Comprehensive
Plan, some changes in the Plan may be needed. The GMA also states that
amendments to the Plan shall not be considered more frequently than once
every year, except in cases of emergency or to adopt or amend the
shoreline master program, to adopt a subarea plan, to amend the capital
facilities element if concurrent with the adoption of the City budget, to
resolve an appeal filed with a Growth Management Hearings Board or
court, or in other instances as specified in the state legislation (RCW
3670A.130): Otherwise, the specific content and form of the annual
review, including provisions for public involvement, should be established
in the development regulations.
GOALS AND POLICIES
Goal 16.1
A Comprehensive Plan and development regulations that are
reviewed and updated as appropriate, in order to respond to
changes in community needs, and to ensure progress toward
accomplishing the goals and policies of the Comprehensive Plan.
Policies
16.1.1 Create a detailed procedure for annually processing
Comprehensive Plan amendments that shall provide for
the following:
— An application process where any proponent may
formally request a Comprehensive Plan or
development regulation change from the City.
— A docketing system to track and list requested
changes.
— Public notice of requested changes, with opportunity
for the submission of written comments.
P1 anni ng Commi s s i on and
C i t y C o u n c i 1
Recommendat i ons—
November 9, 2004
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— Preparation of a staff report and recommendation on
each requested change that contains the following
sections:
• Request
• Background
• Impact to Comprehensive Plan, development
regulations, and surrounding properties
• Alternatives
• Appropriate code citations
• Other relevant documents
— Council receives the staff report prior to the meeting
in which the request is to be considered. Council
considers the request. Proponent is allowed to make
a presentation. Appropriate City staff are present as
subject matter experts.
— Council review results in one of three decisions:
• Refer request to the Planning Commission for
further review and recommendation to the City
Council, where the request and Planning
Commission recommendation are reviewed prior
to a public hearing to be held by the City Council.
The Council then deliberates and rejects, modifies,
or approves the request depending on whether:
1) the issue is adequately addressed in the Plan;
2) a public need exists;
3) the request is the best means for meeting the
public need; and
4) the proposed change will be a net benefit for
the community.
• Defer further City Council consideration for one
or more years to allow the City further time to
evaluate the impact of the request on the existing
Comprehensive Plan or regulations.
• Reject the request.
IMPLEMENTATION STRATEGIES
♦ Periodic reevaluation of Comprehensive Plan designations
and policies as required by RCW 36.70A.
P1 a nni ng Commi s s i on and
C i t y C o u n c i l
Re c omme nda t i ons —
November 9, 2004
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♦ Periodic reevaluation of implementing development
regulations relative to City's long -range plans.
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PI a nni ng Commi s s i on and
C i t y C o u n c i l
Re c omme nda t i ons —
November 9, 2004
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ECONOMIC DEVELOPMENT
PURPOSE
The overriding goal of this element is the enhancement of the
community's economic well- being. In a series of policy
recommendations, it identifies means of stimulating economic
improvement for business and the community as a whole. It lays out a
direction and strategies for dealing with economic variables and adjusting
to economic forces that cannot be predicted or controlled. It is a key to the
integration of all elements of the Comprehensive Plan, suggesting ways in
which the City, as well as others, can use economic strategies in order to
achieve the goals of the Plan.
There are two primary ways in which local economic activity can be
affected:
■ Land use and utility planning that determine, within the local
infrastructure, the space available for residential and nonresidential
development
III Directly or indirectly influencing private- sector decisions as to
location, operation, and development of business real estate
The Economic Development Element presents a focused approach to
enhancing our city's economic well - being. This approach can be
summarized as follows:
General Philosophy
• Sustain moderate growth
® Target high salary industries
�S�P'� ah -�' r i?[�. 1ov�inen ,�,�r . !^wm
. meetin T "1' s:em gets
ieI.er a 1a ui n o1 cies
■ Ensure quality growth and land use by effective code
enforcement and regulations.
■ Encourage growth into certain areas through the use of zoning
and developmental regulations.
® Encourage the retention and growth of existing local firms.
■ Provide efficient and timely administration of City services.
TUKWILA COMPREHENSIVE PLAN
Economic Development
Planning Commission and City Council Recommendations — November 9, 2004
Activity Emphasis
• Respond to specific requests for assistance from local firms
• Emphasize business development for existing businesses to
expand
I■ Maintain public works and utilities so that existing systems are
not over - utilized
■ Utilize prompt and firm code enforcement to negate impact of
code violations on surrounding areas.
Potential Tools
i Industrial revenue bonds for certain areas
i Tax - increment financing for specific areas
■ Targeted government and private resources
■ Targeted local, state, and federal funds
■ Use of infrastructure investment to attract new firms and
development to designated areas
■ Funded, staffed and administered code enforcement.
In this way, local government can play an important role in the economic
development of the community. The policies developed in this element
are aimed at implementing that role.
The Economic Setting
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TUKWILA COMPREHENSIVE PLAN
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>nearlyeaghtpercenuof allq.ct
Planning Commission and City Council Recommendations — November 9, 2004
Economic Development
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ISSUES
es-
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The current and existing economic trends provide a variety of complex
issues for economic development in the City of Tukwila:
a To access the regional highway, transit and air transportation
system in a way that does not handicap local property
development and redevelopment efforts
III To establish a coordinated transit hub in the Tukwila Urban
Center that efficiently mixes modes of travel and stimulates
development of real estate associated with transportation
facilities
• To continue the strength and growth of the tax base
■ To determine ways to redevelop commercial and residential
areas in the SR -99 corridor
II To foster environmental remediation, land conversion and
redevelopment in the MIC and Interurban Avenue areas
® To increase development, intensity, and diversity of uses in the
Tukwila Urban Center
Planning Commission and City Council Recommendations — November 9, 2004
`percent otl e resid
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TUKWILA COMPREHENSIVE PLAN
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Economic Development
• To form policies, programs, projects and plans that benefit from
the diverse groups within the residential and business
community
• To form an organizational entity or linkage to accomplish an
effective public - private partnership
III To gain regional recognition commensurate with Tukwila's
economic importance, not population size
• To maintain favorable tax base to support daytime and nighttime
population
• To meet the needs of our residential neighborhoods while
maintaining the economic health of our business community
£?GS s. ,. a ^ �rcm a �nzer „a atro¢S7'^?'F 1!'*tA
• The4ability ozfund i • struc uretandtservices is�`dependent��on
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amtamtng a's trafFe till ersttea ti articular`ly�satesrta .� A
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otential chanre>if he sales s�durcmglrt les is p IEfe rib
�u�� is war: �������;�� ��� ,xiw�:J :�: r� ,;,,>�� M,���:�v�nrfi ---�-
reatati '� llEgA tax�rrevenuelbyl$2frnullio itier,N�►ear:� Thi's
tri�..�, �p%:..�'X78�i ' � '•sr`;bs° 9 r uaiM' @ � y 4�*JC � 1 n' : x^'15 '� '�%',kW x'},�- ! »: "1:
; ouldtdireeilWireatl3 iiiaila�s�ability tndeiiiatel. E fund
capital infrastructure and services.
GOAL AND POLICIES
Goal 2.1
Continuing enhancement of the community's economic well- being.
Policies
2.1.1
t:� Y"� a �rre �wi � r�, �r �
egra s- De th toneeded� Improve..
r u fi . �r'`?�a�g 1 � .�; 4 1 , 1 e rn � 1 1 • .0
econom�c�deyelopment ,c hm a t o e”
M.. 4.+.. Y � u.1.0
dr7.r " E�ary'r�vr;Y'r;S'�a4h
Nl onit6 'y a.ctio a n
impacts on the local economy and review economic
development incentives.
TUKWILA COMPREHENSIVE PLAN
2.1.3 Identify a single contact point and information source for
the business community.
Planning Commission and City Council Recommendations — November 9, 2004
Economic Development
2.1.4 Budget for public infrastructure (for example, roads,
sewers, curbs, lighting, parks, open space). Use some
capital improvement funds to encourage in -fill, land
assembly, redevelopment, and land conversion for
family -wage jobs, but only if concurrent with substantial
private actions.
2.1.5 Act in partnership with the private sector to fund
infrastructure as part of a sub -area plan to encourage
redevelopment and as an inducement to convert
outdated and underutilized land and buildings to high -
valued and /or appropriate land uses.
2.1.6 Consider nonfinancial ways (such as brokering and
interlocal agreements) to assist industrial land owners
with state and federal government environmental
remediation actions.
2.1.7 Maintain a high degree of efficiency and certainty in
permit and regulatory processes to enhance our
businesses' competitive position.
2.1.8 Improve Tukwila's image, participation, and influence in
regional forums, especially those that influence Tukwila's
future.
2.1.9 Seek funds from non -City sources and authority for the
City to directly encourage economic development.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Economic Development
IMPLEMENTATION STRATEGIES
♦ Overall area environmental impact statement
♦ Capital Improvement Plan
♦ In -fill development consistent with overall Plan
♦ Joint owner - City - regulatory agency environmental
reinediation actions to facilitate redevelopment and in -fill
+ Focused public infrastructure investment
+ Local improvement districts to finance specific in -fill
improvements
♦ Identification and elimination of counterproductive or
inappropriate regulations
♦ Redevelopment encouragement through an informed
business and real estate community
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Economic Development
ntr x� F f ' J., :� 'F'Y ;t iF'"T , s:'s +,'kt 3a•
'lt"'maC�+"�'."•s y "4° T{ jii+x..«l�if: d 's'1"},5 2 y p
2.1.10 ;Co sider'a�:mora onum andCdrland�'use:�changexfor,
gi7�'dV�N:4'�'ti�7 W7#"4$aldU % �''' xy k1 Vy'L . ri'. i..shl Y :d��lP ti'1 NI��+,.YCA'C bv..^"r,
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21
Design and support human service programs, such as
partnerships for interns and job training, that will enhance
the economic well -being of the City.
;2 1T727 Promote Tukwila as a regional crossroads for commerce.
27/79 Promote economic use of industrial lands outside the
MIC by encouraging redevelopment of under - utilized
sites and by promoting the retention of large parcels or
consolidation of smaller parcels of industrial land to
facilitate their use in an efficient manner. Such lands
should be preserved for industrial uses, achieved through
appropriate buffering requirements and use restrictions,.
except .`ttha'industrlalj`larids: with r inithe ''.Tultviila {South
�i'�}pyg�.,� "�v" —w.' ""�`'1'�,e.Y� t ?s dpx,[ 0.r sr A.w...•y;":�•�°nt..._..:... -2"' *"
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Economic Development
as ='R a :`.IA ' ° "s b plies or re a e'.e o"e `fo
OM' aiteWOM
Include standards in the development regulations for
industrial uses which adequately mitigate potential
adverse impacts on surrounding properties and public
facilities and services.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
Economic Development
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THE NATURAL ENVIRONMENT
PURPOSE
This element of the Comprehensive Plan identifies environmentally
sensitive areas within the City and sets forth goals and policies aimed at
their management and protection. It builds upon Tukwila's June 1991
Sensitive Areas Ordinance, which formalized the City's long- standing
concern with environmental quality, and the revisions to that ordinance to
he dote i., 2004 conjunction w th revisions to that Ordinance the
Comprehensive Plan.
The impetus for the 1995 Comprehensive Plan update was the adoption by
the State legislature of RCW 37.70A, the Washington State Growth
Management Act (GMA) in 1991. In 1995, the Washington State
legislature added a new section to the GMA to require counties and cities
to consider reliable scientific information when adopting policies and
'development regulations to designate and protect sensitive areas.
RCW 37.70A :172 (1) states communities "shall include the best available
science in developing policies and regulations to protect the functions and
values of critical areas," which are defined as wetlands, areas with a
critical recharging effect on aquifers used for potable water, fish and
wildlife habitat conservation areas; frequently flooded areas; and
geologically hazardous areas.
As a result of the new legislation and direction from the Growth
Management Division of Washington's Office of Community
Development. the City has reviewed its policies and regulations to ensure
that best available science is incorporated into its sensitive area policies
and regulations.
Washington State's Growth Management Act and the King County
Countywide Planning Policies define critical and priority areas as wet-
lands, fish and wildlife habitats, conservation areas, areas with a critical
recharging effect on aquifers used for potable water, frequently flooded
areas, and geologically hazardous areas. It requires cities and counties to
identify such areas within their jurisdiction and to adopt development
regulations protecting them such as are expressed in Tukwila's Sensitive
Areas Ordinance and in the goals of this element of the Comprehensive
Plan.
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
The Natural Environment
1
In addition, the Growth Management Act requires jurisdictions to desig-
nate natural resource lands of "long -term commercial significance" and to
adopt "development regulations to assure their conservation" (WAC 365-
195- 400(1)). Natural resource lands are those lands that have "long -term
commercial significance" for agriculture, growing trees commercially
( "forest lands "), and mineral resource lands. The GMA also states that
"generally natural resource lands should be located beyond the boundaries
of urban growth areas" (WAC 365- 195- 400(2)(b)). Through the
comprehensive planning process, Tukwila has recognized that, as a highly
urbanized area, the City's boundaries contain no significant natural
resource lands. Therefore, policies in the Natural Environment Element
are limited to critical areas and paleontological /archaeological areas.
Past development in the City has been relatively intense, and envi-
ronmental restoration is a significant aspect of Tukwila's land use policies.
There is a clear recognition that if the City's urban environment is to
function for its citizens, its natural environment needs to be sensibly
preserved and enhanced to promote recreational opportunities, to provide
visual relief from the hard, constructed surfaces of urban life and to
control and accommodate rainwater and manmade byproducts such as
effluent.
This element of the Comprehensive Plan focuses on balancing land use
and economic development practices with environmental protection. The
aim is to provide sensible management of designated critical areas while
maintaining and enhancing the important functions of these areas.
ISSUES
Geographically, Tukwila is a relatively small area within an extensive
valley centered on the Green/Duwamish River drainage system. While the
valley is virtually flat, the upland plateau has rolling and undulating
topography. Development in the lowlands has required large amounts of
fill, owing to the presence of wetlands and unstable soil conditions.
The uplands, while altered by clearing and residential development, still
retain developable native soils. Owing to their different physical
characteristics, the uplands and lowlands present different opportunities
for and limitations on land use. (Figure 5)
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
The Natural Environment
WETLANDS ROLE
Flood and
Stormwater Control
Water Quality
Improvement
Erosion Prevention
Sediment Trapping
Groundwater Recharge
and Discharge
Wildlife Habitat
2
When Tukwila was still a rural area, there were likely many more natural
drainage corridors to carry runoff from showers and seasonal storms.
Today, the few remaining natural stream corridors are no longer
continuous open channel systems and must convey increased flows from
surrounding developed areas. Tukwila experiences flooding and erosion
problems, in various degrees of seriousness, every year. Development
within the City and in areas to the west has led to increased runoff owing
to the conversion of pervious soils to impervious surfaces, further
deteriorating wetlands and stream corridors.
Construction of Howard Hanson Dam and river channel modifications
reduced floodplain areas and made more land available for development.
Even though the loss of natural wetlands has caused increased drainage
problems in the valley, the area continues to be developed for commercial
and industrial uses.
The upland plateau presents natural hazards associated with steep slopes
that are unstable, and includes active landslides and wetland springs that
will likely remain undeveloped.
There are natural coal areas within the City's upland plateau. Some of
these formations have been mined and are defined as sensitive areas
(based on City of Tukwila Abandoned Underground Coal Mine Hazard
Assessment, May 1990).
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
The Natural Environment
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GOALS AND POLICIES
Goal 4.1
Retention and improvement of hillsides, areas of potential geologic
instability, wetlands and watercourses for wildlife habitat,
recreational uses, water quality enhancement, and flood control
functions.
Policies
4.1.1 Regulate land use and de ev opine tusingoB
available secienceito, p„ rotect natural: epeQ
'° ' , , vegetation and hydrology an8 to prevent
nt,*ar-s i r � �r ^sn'rs
significant orosioin, %sedrrentat�oor degradationigf
areas of potentialigeolo is ins abih wetlands,
watercourses, and their associated buffers.
IMPLEMENTATION STRATEGIES
• :•
,e I are;W W _ yn Or' Main; e
❖ Land altering regulations
••• Tree regulations
❖ nA% surface w a er.desigtrearly inrperrnittmg
Orreersi
4.1.2 For new development, and for: edeve %Airier
control peak runoff rates to predevelopment levels and
minimize the effects of the small, frequent storm events.
Maintain water quality to predevelopment levels; and
prohibit direct discharge to downstream drainage
systems unless allowed by specific regulations.
IMPLEMENTATION STRATEGIES
••• Sensi ; e, ° 'titreas
+ Stormwater regulations
i.CrcliiiancT
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
The Natural Environment
4
4.1.3 Rs ore wate shetnift0frdn e ooureOeliernEgirdAbiertha
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•
�reventllhicitdiscjiarge ofdownstrgairrdrainaggisystem
IMPLEMENTATION STRATEGIES
• Clean water educational programs for business
community
• Storm water regulations
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IMPLEMENTATION STRATEGY
eiteriVRIgra
4.1.45 Evaluate wetland mitigation strategies in order to better
7,e7371767607676Wgzingibuttalsq to provide
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development flexibility, as long as wetland rupctiorgArg
57(3,1
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_____A____„.fit"ii177 no net loss of water resource area
functions.
• Mitigation completed or bonded prior to development
4.1.g7 In order to preserve the public benefit and values of
wetlands and watercourses, protect existing vegetation
and use supplemental native plantings in wetland and
watercourse areas.
IMPLEMENTATION STRATEGIES
+ Examination of drainage basins to identify detention
areas
TUKWILA COMPREHENSIVE PLAN
The Natural Environment
Planning Commission and City Council Recommendations—November 9, 2004
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4.11,8 Allow off -site wetland and flood control mitigation where
ere esa .equrvalent petit' ithi tii`e, affectedibasin
no significant adverse impact to the adjacent property,
and where it may be combined with City- sponsored
programs.
Goal 4.2
Policies
IMPLEMENTATION STRATEGY
•:.
4.1M Retain, enhance, or replace wetlands and watercourses
through appropriate programs and projects for multiple
purposes such as fish and wildlife habitat, flood control,
stormwater detention, water quality improvement, and
recreation.
IMPLEMENTATION STRATEGIES
+ Regional wetland detention areas for public and private
off -site mitigation
Protected fish and wildlife habitat.
ive :' 'easn' ®r a irtan"a
titanc
oinprehenn ue S rface:mater vtanagemen `' an an
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TUKWILA COMPREHENSIVE PLAN
missionp •put igation r756 als;
ltLa; 17 L
Eta =1',' Inventory, classify, and designate fish and wildlife priority
abitatsv Rroiide special consr a ation3to1anadrom
fish
Planning Commission and City Council Recommendations — November 9, 2004
The Natural Environment
6
4.2.2 Preserve and restore appropriate vegetation plantings in
identified fish and wildlife habitat areas.
4.2.3 Enhance fish and wildlife habitat through water quality
control measures, such as runoff control and best
management practices to maintain aquatic systems.
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IMPLEMENTATION STRATEGY
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4.2.4 Protect and manage Tukwila's priority habitat areas, and
habitat corridors within and between jurisdictions.
(Aim ra
• l'a*v: ' tion WitteeLD'epa rnentsliElsh
Wildlife Priority Species Program
• Shoreline Overlay
• Comprehensive Surface Water Management Plan and
regulations
• 1.17f rdiliarCa
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TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations—November 9, 2004
The Natural Environment
7
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Reduced •otential im
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Policies
4.3.1 Require a professional review that reflects the potential
degree of impact when development is proposed in a
hazardous area.
4.3.3.2
A '.oid po entialft aiards ;and minimize} ptibl cc or
private costs through site design and access alternatives.
Before approving development in areas of potential
geologic instability, require that conventional measures to
a n tam `slope stab be tim leh te' :r o
with the costs borne by the property owners.
acts and liabilities associated with
IMPLEMENTATION STRATEGY
tential,geologic
SgnsitiveAieas Ordinance
4.3.44.3.3 Require areas where vegetation remains
undisturbed and require significant replanting upon
development.
Goal 4.4
IMPLEMENTATION STRATEGY
r.ee::Ordinance
TUKWILA COMPREHENSIVE PLAN
Citizens who understand Tukwila's ecosystems and act responsibly
regarding their functions.
Planning Commission and City Council Recommendations — November 9, 2004
The Natural Environment
8
Goal 4.5
•
Policy
4.4.1 Create an educational program for all
segments of the community on the multiple
purposes of the City's sensitive areas and on
individual responsibilities regarding it, and
sponsor joint City and citizen cleanup and
rehabilitation programs.
IMPLEMENTATION STRATEGIES
❖ Neighborhood- and City- sponsored clean ups and
tree - planting programs
• Recycling programs
❖ "Adopt -a- Stream" program
❖ Backyard Wildlife Sanctuary Program
❖ Access features, such as trails and interpretation of
sensitive areas
A system of water resources that functions as a healthy, integrated
whole, and provides a long -term public benefit from enhanced
environmentally quality.
4.5.1 Manage flood plains, rivers, groundwater, and other
water resources for multiple uses, including flood and
erosion hazard reduction, fish and wildlife habitat, open
space, recreation and, where appropriate, water supply.
4.5.2 Evaluate the downstream impacts due to increased
runoff volume. Protect downstream properties and
modify the impacts through effective measures such as
modification of upstream land uses.
IMPLEMENTATION STRATEGY
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6. �" fine amage basin boundaries and identify
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surface���vafel��problems rin, "eacli�basii
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
The Natural Environment
9
• FATISIM "' ntory 'f 1 ` . e .;,..:. urf
1 a� �gemenu[ai nos
Goal 4.6
Protected paleontological and archeological artifacts and sites.
Policy
4.6.1 Inventory sites and adopt measures to ensure that
paleontological and archaeological materials and site
details are preserved for posterity.
IMPLEMENTATION STRATEGIES
• Historic sites map
• Procedures for protection and mitigation
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
The Natural Environment
10
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations—November 9, 2004
The Natural Environment
11
„
TUKWILA SOUTH
PURPOSE
Tukwila South is the area generally from South 180th Street south to the
City's annexation boundary at South 204th Street (as established in the
Annexation Element of this Comprehensive Plan). A portion of it is
therefore still part of unincorporated King County. At the present time the
ISSUES
(Figure 20)
Topographically, Tukwila South is a combination of valley wall, with
both steep and moderate slopes, and a valley floor along the Green River.
TUKWILA COMPREHENSIVE PLAN
Tukwila South
Several wetlands and watercourses, some of which may be salmonid- bearing, have been
identified in the valley floor south of South 196th Street, although their extent cannot be known
without on site property evaluation. Adjacent to the subject area on the valley floor is one of
King County's Farmland Preservation Districts, which extends from South 204th Street south
through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of South 196th Street
was recently has been raised to enhance flood protection of the area and to ensure reasonable
flood insurance costs for property owners. While development south of South 196th Street is
possible, the property owner will either be faced with higher flood insurance costs or must
participate financially in further extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in. This area is
predominantly vacant with some low- density residential in detached single -unit structures.
Landslide potential is moderate to high for in the portions of the valley wall_ within Tukwila
city limits.
ose to improve anc -. . . -! ! . feet, now a
c Green River, connecting it with the East and-West
uld include a bridge over the
)uld start as early as 1 996. It cold become a viable alternative to South 180th
xg- access to Tukwila and its Urban Center via Seuthcentcr Parkway. The
Planning Commission and City Council Recommendations - November 9, 2004 1
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GOAL AND POLICIES
TUKWILA COMPREHENSIVE PLAN
Soli thccntcr' Parkway).
The construction of South 200 Street (including a new bridge across the Green River) has
significantly improved access to Tukwila South. The planned realignment and reconstruction of
57 South (Southcenter Parkway extension) will further improve access to Tukwila
South and the Tukwila Urban Center.
An important consideration in these street improvements is that any wetland impacts will
necessitate wetland-replacement-mitigation. This will be a factor in the street design, as well as
private development potential.
VISION STATEMENT
The Tukwila South area currently is a mix of industrial and agricultural uses with a high
potential for redevelopment and the ability to transition to a dynamic urban multi -use district
while still supporting the existing. lower density uses. This area represents an outstanding
opportunity to create major. new employment. commercial. and residential areas. The size
'fapproxiniately 400 acres), location adjacent to the Tukwila Urban Center, consolidated land
ownership, and proximity to the airport make this a site that will attract attention from national
and international companies looking for expansion opportunities.
The development of this area will be a gradual process that should be facilitated by a well -
developed master plan:
Connections to the airport, local and regional transit facilities, and to the Tukwila Urban Center
through improved roadways and new transit initiatives will be important to achieve the
maximum potential of this area.
Goal 9.1 Commercial /Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and
utilized.
Tukwila South
Highline Water District provides water to the area. Public sewer lines do not currently extend
into the area south of South 180th Street on the west side of the Green River, although Tukwila's
water and sewer systems have the capacity to serve the area.
Planning Commission and City Council Recommendations - November 9, 2004 2
;s.
yv . j v q ,. ,err4: a te .. � ...... -• ... .� oc+r�'ett*"".C^.:trH: w r»?}AM.
Policies
9.1.1 Preserve -Allow the existing -heavy industrial area south of 180th Street in
orderr to support its business and employment opportunities and minimize the
displacement of manufacturing and non - retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the Fer cinder' -ef - the - valley floor-in this sub area.
IMPLEMENTATION STRATEGY
♦ Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see
Tukwila South Master Plan Boundary Area map and Comprehensive Land
Use Map Legend) with its residential, commercial or and light industrial uses
and open space network areas. The master plan shall address: the multiple
issues of hillside, wetland and watercourse preservation and impacts
mitigation, in accordance with Tukwila policies; protection of fish and wildlife
habitat; appropriate flood protection and shoreline treatment, in accordance
with Tukwila shoreline policies and guidelines; and the realignment of 57th
Avenue South to maximize parcel size and to coordinate with the overall
development plan.
IMPLEMENTATION STRATEGY
TUKWILA COMPREHENSIVE PLAN
4- City Council approval after Planning Commission review and recommendation of
a master plan for the Tukwila South Master Plan Area
9.1.4 Consideration may be given to a limited hillside topography modification for
providing - • e fill material for industrial development in the
valley portion of the Tukwila South Master Plan Area. Reconstruction of the
hillside must result in a moderately sloped, stable, natural- appearing
environment that may include benches that are suitable for commercial and
residential development
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues of
entry or gateway to the City and transition to the farmland district to the south
and low- density residential districts to the west and north.
Planning Commission and City Council Recommendations - November 9, 2004
Tukwila South
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Goal 9.2 Residential Areas
Unique residential neighborhoods and housing opportunities that serve a broad range of ages,
family mixes, lifestyles and incomes. - - b . - . ensitics
along the river, that are physically buffered-from the adjacent industrial uses, yet in close
• • . . • l- ei- Nices -an d " - es.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses.
9.2.3 Allow residential development in a variety of densities and configurations. Consider
single family detached residences, mixed -use developments, townhomes. zero -lot line
developments or stand -alone multifamily developments.
IMPLEMENTATION STRATEGY
+ .Green River Tukwila South area zoned to allow mixed use residential uses.
9.2.2 ' ` Pedestrian friendly neighborhoods and public spaces achieved by attention to housing
configuration and architectural design.
of Orillio Rood, north of 200th Street.
Planning Commission and City Council Recommendations - November 9, 2004
TUKWILA COMPREHENSIVE PLAN
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective integration of
them into the residential and commercial /light industrial environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
IMPLEMENTATION STRATEGIES
+ Sensitive areas regulations
+ Shorelines regulations
+ Land altering regulations
+ Tree regulations
Tukwila South
4
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9.3.2 During development or at the time of trail improvements, if earlier, negotiate
for trail easements where appropriate while ensuring sufficient provision for
privacy and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial /industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon
it.
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the
riverfront, river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high_
9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation
confusion and enhance community identity for the area as a part of Tukwila.
9.4.4 Pursue additional access to the Tukwila Urban Center through additional
entries and exits (ramps) from Interstate 5 at South 200th Street.
IMPLEMENTATION STRATEGY
entia! neighborhoods:
♦ Lobbying for high priority of I -5 ramps at South 200th Street with South King
County Area Transportation Board (SCATBd) and Washington State Department
of Transportation.
Goal 9.5 Economic Development
ew high quality N ality'development with public amenities that also respect the natural environment.
9.5:1 Require a master plan to guide the development of the Tukwila South area.
TUKWILA COMPREHENSIVE PLAN
9.5.2 Support improved connections to the airport, Tukwila Urban Center and transportation
facilities through road improvements and new transit initiatives.
Tukwila South
Planning Commission and City Council Recommendations - November 9, 2004 5
Residential Neighborhoods
RESIDENTIAL NEIGHBORHOODS
PURPOSE
This component of the Comprehensive Plan establishes land use and
development policies for Tukwila's residential neighborhoods. (Figure
10) It will serve as the basis for zoning, and will play a key role in the
establishment of development standards, design guidelines, and display
of public capital improvement projects.
These goals and policies propose land use patterns and physical
development policies that protect and enhance the sense of community
in Tukwila's residential neighborhoods. They give the highest priority
to achieving the image of neighborhood quality described in the
Tukwila Tomorrow Committee goals and strategies, while satisfying
regional commitments and providing emergency services.
ISSUES
Tukwila's residential neighborhoods are a mix of dense, small -town
residential areas and newer suburban areas. Its citizens are relatively
active in ad -hoc neighborhood groups concerned about neighborhood
quality. These residential neighborhoods are distinct geographic areas
within an urban setting that is becoming increasingly crowded, with all
the challenges of urban living.
TUKWILA COMPREHENSIVE PLAN
Riverton
Cascade.
View
McM icken
A strong sense of community is the key to maintaining neighborhood
quality as Tukwila grows. Without it, Tukwila's residential Figure 10 –
neighborhoods will lose many of their most valued characteristics and Residential Neighborhoods
the public investment will not achieve its goals. Public and private development design
can enhance or inhibit this sense of community.
Standards to which public facilities such as schools, parks, and streets are designed
should support neighborhood quality, in addition to filling their specific roles. Additional
minor improvements are needed to weld the community's facilities into a contiguous,
recognizable system, with anticipated system -wide benefits far exceeding the relatively
small improvement costs.
Amendments to private development regulations are needed to better support
communication among neighbors, increase housing design options, and ensure that
housing size is consistent with smaller lot sizes as infill continues throughout the City.
Poste
Planning Commission and City Council Recommendations — November 9, 2004
C r)
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GOALS AND POLICIES
Residential Neighborhoods
Changes in zoning densities addfi ' '; code!enforcement are needed in some
neighborhoods to combat their increasing transient nature that causes the loss of the sense
of community so vital to maintaining the neighborhoods.
Goal 7.1 Neighborhood Quality
Urbanization and development that fosters a sense of community and replaces
lost vegetation and open spaces with improvements of at least equal value to the
community.
Policies
7.1.1 Maximize neighborhood quality through City actions that help define
the City and neighborhoods as specific `places."
IMPLEMENTATION STRATEGIES
♦ High quality public facility and private development design for
neighborhood quality
♦ Emphasis on public health and safety concerns
+ Provide infill assistance for short plats or smaller developments
7.1.2 Improve the public infrastructure in all neighborhoods to an equivalent
level of quality.
IMPLEMENTATION STRATEGY
4- Create or modify regulations that allow neighborhood infill to continue
while infrastructure needs are being addressed by the City.
7.1.3 Include human services as one of several bases for evaluating capital
and programmatic needs.
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
2
Goal 7.2 Noise Abatement
Residential Neighborhoods
Residential neighborhoods protected from undue noise impacts, in order to
ensure for all residents the continued use, enjoyment and value of their homes, z
public facilities and recreation, and the outdoors. = z.
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Policies D
7.2.1 Prevent community and environmental degradation by limiting noise c w
levels. _I I_
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7.2.2 Discourage noise levels which are incompatible with current or planned n
land uses, and discourage the introduction of new land uses into areas zi
where existing noise levels are incompatible with such land uses. U. D
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7.2.3 Require building contractors to limit their construction activities to those Z
hours of the day when nearby residents will not be unreasonably E- o
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IMPLEMENTATION STRATEGY v
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♦ Noise regulations in w
7.2.4 Discourage noise levels incompatible with residential neighborhoods. L- o .
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IMPLEMENTATION STRATEGIES v
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♦ Coordinate with the Washington Department of Transportation
♦ Noise reduction and buffering regulations
▪ Berming, landscaping, setbacks, tree planting
♦ Building construction and siting methods
♦ Home occupations standards
TUKWILA COMPREHENSIVE PLAN
7.2.5 Encourage the reduction of noise from Seattle- Tacoma International
Airport and King County Airport, by promoting the development of new
or the retrofit and modification of existing aircraft engines which are
quieter, and operational procedures that help reduce aircraft noise
emission levels.
7.2.6 Work with the Port of Seattle, King County Airport and
the Federal Aviation Administration to promote the development and
implementation of airport operational procedures that will decrease the
Planning Commission and City Council Recommendations — November 9, 2004
3
z
Goal 7.3 Overall Land Use Pattern
Policies
Residential Neighborhoods
adverse noise effects of airport operations on Tukwila and its
residents.
TUKWILA COMPREHENSIVE PLAN
IMPLEMENTATION STRATEGIES z
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4- Lobbying the Federal Aviation Administration to develop and implement 11-- w
airport operational procedures to reduce noise impacts. 6 QQ D U
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♦ Coordinate with other jurisdictions surrounding airports to ensure common N o
purpose and implementation strategies. w =
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4- Work with King County International Airport/Boeing Field to establish an w o
appropriate noise monitoring system, including better identification of 2
noisy flight events, counseling/education of pilots about quieter flying g -I
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techniques, flight patterns that avoid noise - sensitive areas and other un a
strategies. I- _
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7.2.7 Ensure that urbanization and development do not negatively impact z o
current neighborhood noise levels or E.P.A. standards. w
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IMPLEMENTATION STRATEGIES p 0
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A land use pattern that encourages a strong sense of community by grouping
compatible and mutually supportive uses and separating incompatible uses.
7.3.1 Maintain a comprehensive land use map that supports the preservation
and enhancement of single - family and stable multi - family
neighborhoods; eliminates incompatible land uses; and clearly
establishes applicable development requirements through
recognizable boundaries.
IMPLEMENTATION STRATEGY
♦ Clear definition of Land Use Map zoning codes
7.3.2 Utilize appropriate zoning to combat increasing short -term rentals that
increase the transient nature of specific neighborhoods.
Planning Commission and City Council Recommendations — November 9, 2004
4
Residential Neighborhoods
IMPLEMENTATION STRATEGY
♦ Zoning Map
minimizing cul -de -sacs.
IMPLEMENTATION STRATEGIES
♦ A street network that serves growth
7.4.4 Design residential local access streets to provide the minimum
capacity for emergency access and for slow traffic.
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Figure 11 – Residential neighborhoods streetscape
TUKWILA COMPREHENSIVE PLAN
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Goal 7.4 Streetscape Development w
Streetscapes that enhance neighborhood quality and a strong sense of 6 D
community. c.) o
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Policies F-
Nu_
7.4.1 Provide pedestrian and other nonmotorized travel facilities, giving °
priority to sidewalk improvements that connect public places, such as g
parks, the river, open spaces, and neighborhood gathering spots. u.. a
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7.4.2 Emphasize a network of residential local access through- streets, Z 1
♦ Acquisition of needed right -of -way
7.4.3 Provide standards and guidelines for front yards, structures, and public
areas that encourage conversation among neighbors (as illustrated in
Figure 11).
Planning Commission and City Council Recommendations — November 9, 2004
5
z
Residential Neighborhoods
TUKWILA COMPREHENSIVE PLAN
IMPLEMENTATION STRATEGIES
♦ Require sidewalk and landscape planter for both sides of residential streets
♦ Street design criteria
♦ E :r1 aff me calming iro iii
♦ Require sidewalk and landscape planter in front of all multi - family
developments
♦ Priority for neighborhood quality design features (e.g, removal of one lane
or parking before removal of sidewalk) when reducing street facilities
♦ Rights -of -way incorporating desired design features
♦ Encourage sidewalks and planters where appropriate on 2 -lane street
improvements
♦ Emergency vehicle purchasing criteria that accommodate street design
standards
♦ Alternatives to circular cul -de -sacs to minimize paved area
♦ Sidewalks can be included within the required emergency vehicle turning
radius
♦ Sidewalks which include handicap cutouts for handicap access
7.4.5 Design collector arterials for slow but steady speeds.
IMPLEMENTATION STRATEGIES
♦ Use a two travel lane, local access road design as the basic collector
arterial design to encourage safe speeds
♦ New minor and principal arterials routed around residential neighborhoods
♦ EI'raffic ca i"� ro y a
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7.4.6 Incorporate proportionately greater neighborhood- enhancing elements
in collector, minor, and principle arterial design. These elements
include collector lanes, wider sidewalks, separated sidewalks, and
curbllne trees.
7.4.7 Underground utility distribution lines as each street is improved or
constructed, in accordance with rates and tariffs applicable to the
serving utility.
Planning Commission and City Council Recommendations — November 9, 2004 6
Residential Neighborhoods
Goal 7.5 Neighborhood Gathering Spots
Neighborhood gathering spots that provide a social focal point for supporting and
enhancing neighborhood communication and quality.
Policies
7.5.1 Neighborhood gathering spots shall reflect neighborhood height, bulk,
and scale and a small -town residential style of architecture.
7.5.2 Link neighborhood gathering spots with an enhanced nonmotorized
trail and sidewalk system before providing linkages with the
neighborhoods.
IMPLEMENTATION STRATEGIES
♦ "Parks and Open Space" site - specific recommendations
♦ Trails visible from the roadway, as appropriate
7.5.3 Reflect the highest standard of design quality in public developments
to enhance neighborhood quality and set a high design standard for
other development.
7.5.4 Within one - quarter -mile of residential areas, provide a recreational
facility or enhanced trail linkage to a neighborhood park. Provide a
neighborhood park within one - half -mile of residential areas.
7.5.5 Maintain a minimum of 400 square feet of neighborhood recreational
facilities per household.
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
7
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
IMPLEMENTATION STRATEGIES
4- Require a minimum of 400 - square- foot - per - household recreational area
requirement
♦ Provide recreational space through on -site locations in new multi- family
developments.
7.5.6 Acquire and design parks and recreational facilities to maximize
responsiveness to changing community needs.
Goal 7.6 Private Sector Development
Residential neighborhoods with a high - quality, small -town, pedestrian character.
General Policies
7.6.1 Encourage resident identification with the neighborhood through
physical improvements and programs including neighborhood
gathering spots, landmark designation and improvement, and
streetscape improvements.
7.6.2 Ensure that residential development reflects high design quality in
harmony with identified, valued natural features and with a small -town
orientation.
7.6.3 t d Y Planned ,es►den rf WDevetopmen s(PRD ` for mi
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IMPLEMENTATION STRATEGY
4- Design criteria, standards and guidelines for PRD's that assure adequate
mitigation of the potential impacts of such projects
Planning Commission and City Council Recommendations — November 9, 2004
8
Single- Family Residential Development Policies
7.6.4 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.
IMPLEMENTATION STRATEGIES
IMPLEMENTATION STRATEGIES
Residential Neighborhoods
TUKWILA COMPREHENSIVE PLAN
♦ Standard minimum lot size of 6,500 square feet
♦ Maximum 0.5 RoorAreaaRato;ATZT (not to include basement in
calculating FAR)
♦ Accessory dwelling units with special standards
+ Allow expansion or replacement of existing manufactured and mobile
homes
7.6.5 Encourage single - family residence design to foster a sense of safety
and security.
IMPLEMENTATION STRATEGY
♦ Site design providing transition between public and private places
7.6.6 Develop 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).
♦ Minimum 20 -foot lot width at street access point with an average lot width
not less than 50 feet
+ Minimize building setbacks to facilitate neighborhood communication,
and friendly transition areas between street, sidewalks, and dwellings
♦ Encourage off - street parking and garage and carport standards that reduce
auto dominance
♦ Encourage pitched roofs
7.6.7 Support a residential rehabilitation program that provides assistance
a`nndii7cements for residents to upgrade and maintain safe, attractive
homes and yards.
Planning Commission and City Council Recommendations — November 9, 2004
9
Residential Neighborhoods
IMPLEMENTATION STRATEGIES
+ Survey of specific assistance needs
♦ City assistance program to address maintenance needs, regulatory
revisions and provide technical experience and financial assistance
+ Funding and technical assistance for neighborhood tree planting
+ Financial assistance generally limited to low - income households
♦ Improvements and additions shall meet current codes; minimize the
necessity to bring entire building up to code
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TUKWILA COMPREHENSIVE PLAN
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7.6.8 Allow home occupations as accessory uses if they have a level of
activity compatible with single- family structures and residential
neighborhood goals.
Multi- Family Residential Development Policy
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tiVialb, 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; with recreational
spaces and facilities on site; creative project design that provides a
diversity of housing types within adopted design criteria, standards,
Planning Commission and City Council Recommendations — November 9, 2004
10
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and guidelines; and operational and management policies that ensure
safe, stable living environments.
IMPLEMENTATION STRATEGIES
4- Multi- family design criteria, standards and guidelines
f Tukwila crime free multi family housing program
6:01
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; with 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.
IMPLEMENTATION STRATEGIES
♦ Multi- family design criteria, standards and guidelines
♦ Tukwila crime -free multi - family housing program
Commercial Area Development Policies
Link commercial areas to residential areas within approximately one -
quarter -mile with high - quality nonmotorized access facilities.
g In neighborhood commercial developments, harmoniously reflect the
scale and architectural details of surrounding residential structures,
and encourage nonmotorized access. (Figure 12)
Planning Commission and City Council Recommendations — November 9, 2004
TUKWILA COMPREHENSIVE PLAN
11
Figure 12 — Residential Commercial Center architectural character
Encourage neighborhood commercial structures to incorporate
residential units at medium densities.
(Figure 13)
Figure 13 — Residential Commercial Center mixed use
Residential Neighborhoods
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
12
Goal 7.7 Residential Commercial Center
Residential Neighborhoods
Residential Commercial Centers that bring small commercial concentrations into
existing residential neighborhoods to improve existing residential areas while
providing products and services to nearby residents.
Policies
7.7.1 Allow a diverse mix of uses, including above - street residential, retail,
service, office and recreational and community facilities.
IMPLEMENTATION STRATEGY
♦ Zoning Code
7. 7.2 Through public and private project design and regulation, create a
recognizable, compact, pedestrian Residential Commercial Center.
7.7.3 Encourage new construction rather than the conversion of existing
residential structures to commercial uses.
7.7.4 Combine parking placement and build -to standards to achieve
compactness and pedestrian orientation, creating a focal point
emphasis in the Residential Commercial Center.
IMPLEMENTATION STRATEGY
♦ Parking along the street front, behind or beside buildings
7.7.5 Achieve pedestrian transition between buildings, streets and adjacent
properties.
7.7.6 Allow up to three -story buildings within the Residential Commercial
Center to emphasize its importance and desired activity level, limiting
commercial uses to the lower two stories.
7.7.7 Ensure appropriate structural transitions between commercial and
residential zones.
IMPLEMENTATION STRATEGIES
♦ Multi- family and commercial design guidelines
♦ Maximum 0.5 F b A"r"ea`Rati F`. kj (not to include basement in
calculating FAR)
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
13
7.7.8 Require developments to incorporate small -scale pedestrian amenities
such as benches and canopies in order to convey the impression of a
residential center and community focal point.
7.7.9 Employ appropriate design elements to blend in with the character of
the residential neighborhood.
Goal 7.8 Neighborhood Vitality
Continuing enhancement and revitalization of residential neighborhoods.
Policy
7.8.1 Utilize both City and non -City funding to directly promote revitalization
of residential neighborhoods.
IMPLEMENTATION STRATEGIES
♦ Emphasis on existing land use patterns
+ Investment in public works and infrastructure improvements
♦ Infrastructure fund support for residential area buffering improvements
♦ Subdivision and replatting of large residential lots
♦ Infrastructure fund incentives for residential rehabilitation and new
construction
♦ Capital Improvement Plan
aI S °ee Program,‘ .tl
♦ Development of new single - family homes
Residential Neighborhoods
+ Redevelopment encouragement through an informed business and real
estate community
+ Investment in public facilities and improvements to encourage
neighborhood identity and private property improvements
♦ Identification and elimination of counterproductive or inappropriate
regulations.
TUKWILA COMPREHENSIVE PLAN
Planning Commission and City Council Recommendations — November 9, 2004
14
GLOSSARY
Not all of the terms and names used in the Comprehensive Plan may be familiar to all readers.
Some of the more important ones are defined here.
Affordable Housing: Housing that costs less than 30 percent of gross income for households
that earn less than 80 percent of the county -wide median income.
best:,nilabS ec nce n gistha seenti 'ic Zi ollnationF pp7lc .bl to-tlie leis tike a ea thin
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tpW by ap bprf at ,lae 1, E d or federal agencies a uallfied�sc7einiigf off- ednt ot'.q lallf e'c!
'tr {1i5i3�#r3 � ;,�r'�1d � `.'' dk�, 'uti�l�*i L5'-1'J�:r �3�4. a t �,� Yr� i aztg ia� y �' A3bt �^ i r.., a < '� s� w ,<'
gagit t§pkn wltl b `voli�isten � u+ails,•theycrxto la�e3tablished lnA��? rAC"3f5 ,1x95'9 '',C taif
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Block Grant: Federal funds received by the county, distributed yearly to entitlement cities such
as Tukwila on the basis of percentage of low- and moderate- income population.
Capital Facility: Includes structures, streets, land, parks, major equipment and other
infrastructure necessary for both general government and enterprise funds and usually amortized
over a long period of time.
Capital Improvement Plan (CIP): A timetable or schedule of all future capital improvements
proposed to be carried out during a specific period and listed in order of priority, together with
cost estimates and the anticipated means of financing each project.
Certified Local Government (for historic preservation): A local government that has been
certified by the State Historic Preservation Officer as having established its own historic
preservation commission and a program meeting federal and state standards for historic
preservation.
Communities - Schools Program: A non - profit organization dedicated to dropout prevention
through a variety of programs, such as counseling services, special events and community
projects, and mentoring and tutoring programs, that involve the participation of businesses, local
Planning Commission and City Council Recommendations — November 9, 2004 1
LriV
governments, non - profit agencies, schools and members of the community in bringing
community resources into local schools.
Commute Trip Reduction Program: Passed by Washington State in 1991 and incorporated
into the state's Clean Air Act, this law is intended to improve air quality, reduce traffic
congestion, and decrease fuel consumption. Affected employers are required to implement
programs encouraging employees to reduce their number of single- occupancy - vehicle (SOV)
commutes as well as vehicle miles travelled (VMT) per employee.
Concurrency: Concurrency requires that utility plans, along with other capital facilities, be
developed so that improvements, or the funds required for the improvements, are in place at the
time they are needed.
Councilmanic Bond: Bonds issued by the City Council without a vote of the people. The state
statutory capacity for this type of debt is 75 percent of the City's assessed valuation.
Critical Areas: Critical areas include the following areas and ecosystems: (a) Wetlands; (b)
areas with a critical recharging effect on aquifers used for potable water; (c) fish and wildlife
habitat conservation areas; (d) frequently flooded areas; and (e) geologically hazardous areas.
Cultural Access: Public involvement in shoreline history and ecology, including historical or
environmental interpretation, educational programs, cultural events, stewardship programs,
public art installations and other programs occurring in the vicinity of the river or in the
community, that are provided for the purpose of expanding the community's awareness of the
river's historical, cultural and environmental significance.
Defensible Space: Physical space organized in a manner that discourages criminal activity and
promotes personal safety through a variety of design techniques, including appropriate lighting,
visibility, and the clear definition of private and public spaces. Such spaces encourage users to
take ownership and feel responsibility for activities occurring there.
Enterprise Funds: Funds supported by revenues generated by fees and charges, and
supplemented by contributions from grants and developers. These funds can be used only for the
particular utility that is the source of the revenue —in Tukwila these are water, sewer, storm and
surface water, and the Foster Golf Course.
Environmental Impact Statement (EIS): A statement on the effect of development proposals
and other major actions which may significantly affect the environment, usually consisting of an
inventory of existing environmental conditions, a project description, an assessment of the
probable impacts of the project, and proposed steps to minimize impacts, and alternatives.
Essential Public Facility: A facility which provides basic public services provided in one of the
following manners: directly by a government agency, by a private entity substantially funded or
contracted for by a government agency, or provided by a private entity subject to public service
obligations (e.g., a private utility company which has a franchise or other legal obligation to
provide service within a defined service area).
Planning Commission and City Council Recommendations — November 9, 2004 2
Expanded Level of Service (LOS): LOS grade A to F is expanded with additional gradations
through I recognizing increased congestion levels. LOS F was any intersection delay exceeding
60 seconds; delays of two and three minutes are common now so the expanded LOS provides
differentiation between an intersection with a minute and a half delay and two and a half minutes
of delay.
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Fair - Share Costs: The breakdown of transportation improvement costs anticipated and planned
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over the next 20 years to maintain level -of- service standards and proportionately allocate costs
by development - generated vehicle trips. U 0
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FAR: Acronym for Floor Area Ratio.
Federal Emergency Management Agency (FEMA): See National Flood Insurance Program. w o
Financial Planning Model: A forecast of revenues and expenditures for a six -year planning
period. It includes all general government expenditures and general capital funds. This model is = a
the basis for the annual budget process and the Six -Year Capital Improvement Plan. - _
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Flood Elevation, 100 year: The elevation of the 100 -year flood flow or 100 -year storm event (5 z O
inches of rain in a 24 hour period), which delineates the 100 -year floodplain. 2 uj
Flood Hazard Areas: Areas of deep and fast flowing water, large debris or rapid bank erosion o
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and channel migration.
Flood Insurance Rate Maps: Maps produced by the Federal Emergency Management Agency
(FEMA) that delineate the 100 -year floodplain elevation for the purpose of assessing flood
hazard and establishing flood insurance rates for shoreline development. These FEMA maps are
on file at City of Tukwila Department of Public Works.
Floodplain: The area subject to inundation by the 100 -year flood flow, which is the flow that
has a one percent chance of occurring in any given year, or on average, occurring once in one
hundred years. The location and extent of the floodplain is affected by the assumptions the
mapping agency uses. A 100 -year floodplain based on future conditions (assuming land will
develop per Tukwila's land use plan) will have a much greater extent than the floodplain based
on existing storm and surface water conditions. The 100 -year floodplain is mapped by the
Federal Emergency Management Agency (FEMA) on Flood Insurance Rate Maps, in
cooperation with the Army Corps of Engineers.
Floodplain Maps: See Flood Insurance Rate Maps.
Floodway: Mapped by FEMA, the "floodway" is the portion of the 100 -year floodplain that
includes the river channel and the portion of the floodplain immediately adjacent to it, and that
comprises the deepest, fastest - flowing part of a flood.
Planning Commission and City Council Recommendations — November 9, 2004 3
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Floodway, Zero Rise: A term used in the King County Comprehensive Flood Hazard Reduction
Plan to describe a requirement that new floodplain development maintain the existing floodway
elevation, so as not to cause water to back up and increase flood depths upstream.
Floor Area Ratio (FAR): The total floor area of a building(s) on a site, exclusive of any specific
exceptions, divided by the total site area. w
Functional Street Classification System: The grouping of highways, streets and roads into Q:
distinct classes. It defines the primary role a route serves within the total existing or future 0 0
highway network. co °
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Future Buildout, 100 The development scenario that can be expected to occur within 100 u _
years from the present, assuming that land will develop according to adopted land use plans. w 0
Gateway: An important and definable point of entrance into Tukwila or one of its u_
neighborhoods. cn
General Government Funds: Funds for all general government needs, derived primarily from z
sales and property tax revenues, and supplemented by grants, bond proceeds, developer z O
agreements, and local improvement districts. W ui
Geometric Capacity: Geometric capacity improvements to streets include increasing radiuses, 0 S
widening lanes, adding lanes, reducing grades, and other similar physical measures. ° '–
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Gross Acre: The total horizontal acreage of a particular analysis area. At the area -wide v
planning level, gross acre refers to the total horizontal area of the City or a subdistrict including, 0 I-
but not limited to all individual parcels, road right -of -ways, and utility easements. At the site z
development level, this is the total horizontal parcel area.
Growth Management Act: Passed by the State Legislature in 1990 and amended in 1991, this
act guides county and city governments in the management of the state's growth, among other
things mandating that each city prepare a 20 -year comprehensive plan.
Growth Management Planning Council: The Council (a King County entity) that establishes
the Countywide planning policies that serve as the consistent framework from which city and
county comprehensive plans are developed.
Infrastructure: The basic installations and facilities on which the continuance and growth of a
community depend, such as roads, public buildings, schools, parks, transportation, water, sewer,
surface water and communication systems.
King County Comprehensive Flood Hazard Reduction Plan: 1993 policies and standards
adopted by King County and administered by King County Surface Water Management for the
purpose of reducing flood hazards and flooding affects of shoreline uses and activities along six
major rivers and their tributaries in the County. The Plan includes floodplain land use policies;
Planning Commission and City Council Recommendations — November 9, 2004 4
recommendations for maintenance, capital improvement projects, and planning programs; and
recommended priorities.
Levee: An embankment built parallel to a river or stream in order to confine flood flows, usually
located close to the low -flow stream channel, thereby reducing floodplain storage and flow z
conveyance, and often constructed with a steep, rock armored face.
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Level - Service (LOS): This defines an established minimum capacity of public facilities or
services that must be provided per unit of demand or other appropriate measured need. In v o
transportation capacity, a grading system from A to F is used, it is based on the average vehicle cn o
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delay. LOS A is best (no more than 7.5 seconds delay) and LOS F is worst (greater than one
minute delay).
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Local Improvement District (LID): Voted debt by property owners for a special benefit to their
property, including streets, water, and sewer facilities, and other special benefits such as
sidewalks. The City usually participates by providing preliminary engineering. The value of the
benefit must be at least as much as the cost per owner.
LOS: The commonly used acronym for level -of- service.
Manufactured Home or Mobile Home: A detached residential dwelling unit fabricated in an
off -site manufacturing facility for installation or assembly at the building site, bearing an insignia
issued by the State of Washington certifying that it is built in compliance with the Federal
Manufactured Housing Construction and Safety Standards for manufactured homes.
Manufacturing /Industrial Center: A land use designation established in the King County
countywide planning policies for areas characterized by a significant amount of manufacturing or
other industrial employment, that differ from other employment areas in that a land base is an
essential element of their operation.
Mobile Home: See Manufactured Home.
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MIC: An acronym used in this Plan for the Manufacturing/Industrial Center.
Mitigation Payment System: A system for determining impacts and measures to lessen the
impacts. It includes calculation of mitigation measure costs and allocation of cost per unit of
impact. Tukwila uses this type of system for congestion to determine impacts on streets and
intersections.
Mode (or modal) Split Goals: Transportation planning goals for the separation of particular
modes of travel, usually expressed as a ratio to total trips, such as 85% private auto, 10% bus,
and 5% pedestrian.
Planning Commission and City Council Recommendations — November 9, 2004 5
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Modular Home: A single - family dwelling which is factory - built, transportable in one or more
sections, and meets the Uniform Building Code.
Multimodal Center: A facility serving more than one transit service, accessible to motorized
and nonmotorized transportation modes.
National Flood Insurance Program (NFIP): A federal government program established in
1968 as a strategy to limit future development in the floodplain and thereby reduce flood
damages. The NFIP is administered by the Federal Emergency Management Agency (FEMA)
and provides federal flood insurance to residents of communities that adopt minimum floodplain
regulations, and provides disaster assistance to public agencies.
Neighborhood Gathering Spots. Neighborhood gathering spots are community facilities such
as parks, schools, libraries, or neighborhood commercial areas; where residents meet and form
social links. These links are the basis for a strong sense of community. Neighborhood gathering
spots are also landmarks which help to give a neighborhood identity.
Net Acre: A measure of horizontal area for calculating development potential. At the area -wide
planning level, net acre refers to the gross acre less the estimated area to be transferred (e.g.
sale, dedication or donation) to public ownership from individual parcels. Net acreage is
typically 67 -75 percent of gross acreage, and depends largely on the amount of road right -of-
way. Net acre also excludes area for parks and schools. At the site development level, this is the
total acreage of a parcel less the area transferred to public ownership. The remaining net
acreage is the basis for determining development density and potential. Net acre typically
includes easement areas.
Node: A point where several branches or subsidiary parts originate or come together.
Ordinary High Water Mark (OHWM): The mark that will be found by examining the bed
and banks of a stream and ascertaining where the presence and action of waters are so common
and usual as to distinctly mark the soil from that of the abutting upland in respect to vegetation.
Open Space Network: A network of lands, connected, where possible, with other such regional
networks, that includes and connects Tukwila's recreational amenities, historical sites, water
resources and other natural resources and provides visually significant bands of vegetation that
contrast with the built environment.
Personal Rapid Transit System: A proposed system of separate guideway vehicles carrying up
to three persons.
Physical Access: Non - motorized public use of the shoreline area through such features as trails
along the river, pocket parks, handcraft boat launch areas, natural areas accessible to the public
for nature study, fishing piers, picnic areas, parking lots, and other facilities that provide access
along the length of both riverbanks or at key points along the river, or direct contact with the
water.
Planned Residential Development (PRD): A form of residential development characterized by
a unified site design for a number of dwelling units, clustered buildings, common open space,
Planning Commission and City Council Recommendations — November 9, 2004 6
1
and a mix of building types. The PRD is an overlay zone which is superimposed over the
underlying zone district as an exception to such district regulations.
Priority Habitat: A habitat type with unique or significant value to many species is listed as a
priority habitat. An area classified and mapped as priority habitat must have one or more of the z
following attributes: w
Ct comparatively high fish and wildlife density
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important fish and wildlife seasonal ranges 2
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A priority habitat may be described by a unique vegetation type (e.g. oak woodlands) or by a i w
dominant plant species that is of primary importance to fish and wildlife. A priority habitat may F-
also be described by a successional stage (e.g. old growth and mature forests). Alternatively, a "—" z
priority habitat may consist of a specific habitat element (e.g. talus, slopes, caves, snags) that is v
of key value to fish and wildlife. A priority habitat may contain priority and /or non - priority fish o
and wildlife species. z
Private Natural Area: An area adjacent to the ordinary high water mark that is not developed
and has no structures for human use, but where vegetation is maintained for the primary purpose
of wildlife habitat. Native vegetation predominates, but non - native plantings that enhance habitat
are allowed.
Public Access: Physical access by the public to the shoreline (see Physical Access).
Public Amenities Plan: Coordination of various physical improvements in public streets and
trails, into a mutually reinforcing non - motorized system in the Tukwila Urban Center. The key
characteristic of this system is to enhance and link various Tukwila Urban Center activity nodes.
Elements of this system could include enhanced sidewalks, street trees, and special pedestrian
lighting to link the Southcenter /Tukwila Pond node with the Exhibition Center /Hotel nodes;
special pavers for key intersections, and a system of markers denoting the area's history and
development.
Puget Sound Regional Council: An association of local governments in the central Puget
Sound region that serves as the Metropolitan Planning Organization (MPO), responsible by state
and federal law for conducting and supporting numerous state and federal planning, compliance,
Planning Commission and City Council Recommendations — November 9, 2004 7
and certification programs, enabling entities in the region to obtain state and federal funding. It
also acts as a forum for developing policies and making decisions about important regional
growth.
Rails - Trails: A program for converting abandoned or about- to -be- abandoned railroad
corridors to public trails, through the cooperative efforts of railroads, adjacent property owners,
citizens groups, and public agencies.
Residential Revitalization: A strategy to improve residential neighborhoods.
Rideshare Program: A program that encourages alternatives to single - occupancy- vehicle trips,
such as vanpools and carpools; it can include matching commuters and providing vehicles.
River: The Green/Duwamish River.
Sensitive Areas: Wetlands, watercourses, areas of potential geologic instability other than Class
I areas, abandoned coal mine areas, and important geological or archaeological sites.
Sensitive Areas Ordinance (SAO): TMC 18.45, or as amended hereafter, which establishes
standards for land development on lots with sensitive areas (e.g., steep slopes, wetlands,
watercourses, etc.)
SEPA: The commonly used acronym for the State Environmental Policy Act, adopted in 1971,
which governs all activities with potential environmental impacts.
Service Streets: A public or private road which provides secondary /alley access to abutting
properties. Width would generally be 20 feet and its use would be oriented toward support
vehicles and to allow circulation between developments.
Shoreline Master Program: Tukwila's response to the Washington State Shoreline
Management Act (adopted in 1974), containing goals, policies, and regulations to guide actions
and development affecting the City's shoreline.
Shoreline Multiple Uses: Uses that fall into the categories of uses and activities specified for
shoreline master programs by the Washington State Shoreline Management Act (WAC
173.16.040); specifically, the categories of economic development, public access, circulation,
recreational ❑ (e.g., boat launches), shoreline land use, conservation, and historical /cultural uses.
Single family Dwelling: A detached residential dwelling unit other than a mobile or
manufactured home, designed for and occupied by one family only which includes modular
homes which are factory - built, transportable in one or more sections, and meet the Uniform
Building Code.
Specimen Tree: A tree that exemplifies the shape, branch pattern, color, and growing behavior
of a specific type of tree.
Planning Commission and City Council Recommendations — November 9, 2004 8
State Environmental Protection Act: Paralleling and complementing the federal
Environmental Protection Act, this act governs all activities in the state with potential
environmental impacts.
Transportation Demand Management Program: The art of modifying travel behavior through
policies, programs, and actions, implemented to decrease use of single- occupancy vehicles and
encourage public transit, carpool, or vanpool use; cycling and walking; and telecommuting and
other technical alternatives to commuting.
Tukwila Tomorrow Committee: A 17- member committee of citizens and business people from
the five Vision Tukwila neighborhoods, who were tasked with recommending goals and policies
for Tukwila's 1995 Comprehensive Plan update.
Urban Center: A land use designation established in the King County countywide planning
policies that applies to a maximum of 1.5 square miles of land and requires zoning for a
minimum of 15,000 jobs within one - half -mile of a transit center; at minimum, an average of 50
employees per gross acre; and at minimum, an average of 15 households per gross acre.
Utility District: Utility districts in this plan include water districts, and sewer districts which
provide water and sewer services to portions of the City of Tukwila. Those districts operate in
the City under a franchise agreement.
Vision Tukwila: A 1992 citizen participation process developed to solicit public input in two
key areas: the identification and resolution of immediate and short-range problems and issues,
and the integration of the issues of five distinct neighborhoods into a City -wide strategic plan for
the future.
Visual Access: Non - physical public use of the shoreline, including views of the water and
riverbanks from indoors or out of doors, and visual cues to the river's presence, such as
significant groves of trees, bridges or fishing piers, that are provided for the benefit of
pedestrians, bicyclists, motorists, and occupants of buildings near the river.
Washington State Shoreline Management Act: The Washington law (passed in 1971) that
requires local governments to plan for appropriate design, location, and management of shoreline
uses.
Water Dependent Use: A use that requires direct contact with the water and cannot exist at a
nonwater location, such as shipbuilding and repair, aquaculture, boating services or marinas, and
storm or sewer outfalls.
Water Enjoyment Use: A recreational or other use facilitating public access to the shoreline as
a primary characteristic of the use; or a use that provides for recreational or aesthetic enjoyment
of the shoreline for a substantial number of people as a general character of the use and which
through location, design, and operation assures the public's ability to enjoy the physical and
aesthetic qualities of the shoreline. To qualify as a water enjoyment use, the use must be open to
the public or the shoreline- oriented space within the project must be devoted to the specific
aspects of the use that foster shoreline enjoyment. Examples include meeting rooms, parks, boat
Planning Commission and City Council Recommendations — November 9, 2004 9
ramps, piers, museums, restaurants, educational and scientific reserves, resorts, and mixed -use
projects.
Water - Related Use: A use in which operations or production of goods or services cannot occur
economically without a riverfront location, such as fabrication of ship parts and equipment,
transport of goods by barge, or seafood processing. = t=
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Water Re -use: The recycling of previously- consumed water supplies for new uses, such as the 6
use of treated water from sewage treatment plants for irrigation or industrial purposes. v O
fra i::e.E*wiir T i �3`Situ
Planning Commission and City Council Recommendations — November 9, 2004 10
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COMPREHENSIVE
LAND USE MAP LEGEND
TUKWILA COMPREHENSIVE PLAN
The Land Use map included in the Plan reflects the goals and policies within the Comprehensive
Plan elements. It conveys the long -term plan for the primary -use character of the various city
neighborhoods.
All areas of the City have distinct characters, established many years ago. There are a few
parcels of land that are remnants of the City's history as a farming community, but most land is
now suburban residential, commercial, and industrial.
Changes in existing land use patterns are proposed in some areas to reflect the community's
goals. Such change is expected to occur gradually, as strategic plans for specific areas are
developed, as the plans are implemented and promoted, and as public and private investment is
made.
The land use designations employed on the map are defined below.
LAND USE DESIGNATIONS
Low- density ; residential: Areas characterized by detached single - family residential structures; 0
to 6.7 uriits per net acre: except that 1.,DR areas within the overlay for the Tukwila South Master
Plan Area shall be governed according to the terms of that overlay zone along with the
corresponding master plan. (See Housing. and Residential .Neighborhoods, Tukwila South and
Annexation elements in Plan. text.)
Medium - density residential: Areas characterized by residential duplexes, triplexes, and four -
plexes; 6.8 to 14.5 units per net acre. (See Housing and Residential Neighborhoods elements in
Plan text.)
High - density residential: Areas characterized by multi- family buildings: 15 -21.8 units per net
acre, with senior citizen housing allowed up to 60 units per net acre.
Office: Areas characterized by professional and commercial office structures mixed with certain
complementary retail.
Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed
with certain complementary retail, and residential uses and senior citizen housing allowed up to
60 units per net acre: except that Mt1O areas within the overlay for the Tukwila South Master
Plain Area shall be governed according to the terms of that overlay zone along with the
corresponding master plan.
Planning Commission and City Council Recommendations - November 9, 2004
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Residential Commercial Center: Pedestrian - friendly areas characterized and scaled to serve a
local neighborhood, with a diverse mix of uses. Uses include certain commercial uses mixed
with residential at second story or above, with a maximum density of 14.5 units per acre; retail;
service; office; and recreational and community facilities. (See Residential Neighborhoods in
Plan text.)
Neighborhood Commercial Center: Pedestrian - friendly areas characterized and scaled to
serve multiple residential areas with a diverse mix of uses. Uses include certain commercial uses
mixed with residential at second story or above (senior citizen housing allowed up to 60 units per
net acre); retail; service; office; and recreational and community facilities, generally along a
transportation corridor.
Regional Commercial: Areas characterized by commercial services, offices, lodging,
entertainment, and retail activities with associated warehousing and accessory light industrial
uses, along a transportation corridor and intended for high- intensity regional uses. Residential
uses are also allowed in appropriate areas off of the principal arterial with a maximum density
determined by code standards and design review criteria. (See Transportation Corridors element
in Plan text.)
Regional Commercial Mixed Use: Areas characterized by commercial services, offices,
lodging, entertainment, retail activities and associated warehousing, and certain accessory light
industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second
story or above levels, subject to special design standards, and with a maximum density of 14.5
units per acre (senior citizen housing allowed up to 60 units per net acre).
Tukwila Urban Center: A specific area characterized by high- intensity regional uses that
include commercial services, offices, light industry, warehousing and retail uses, with a portion
covered by the. TUC Urban Center Mixed Use Residential Overlay. TUC areas within the
overlay for the Tukwila South Master Plan Area shall be governed according to the terms of that
overlay zone along with the corresponding master plan. (See Tukwila Urban Center and Tukwila
South element in Plan text.)
Commercial /Light Industrial: Areas characterized by a mix of commercial, office or light
industrial uses. (See the following elements in Plan text: Economic Development, Residential
Neighborhoods, Transportation Corridors, Tukwila South.)
Tukwila. Valley South: A specific area characterized by high- intensity regional uses that include
commercial services, offices, light industry, warehousing and retail, with heavy industrial subject
to a Conditional Use Permit (except when approved as part of the master plan) and to be
governed according to the terms of. the Tukwila South Master Plan Area overlay zone along with
the corresponding master plan. Mixed use residential within this area is subject to special design
`standards, with a maximum density established through a master plan approved by the City
Council.
Light Industrial: Areas characterized by distributive and light manufacturing uses, with
supportive commercial and office uses. (See Manufacturing /Industrial Center and Economic
Development elements in Plan text.)
Planning Commission and City Council Recommendations - November 9, 2004 2
TUKWILA COMPREHENSIVE PLAN
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and distributive
and light manufacturing uses, with supportive commercial and office uses, except that HI areas
within the overlay for the Tukwila South Master Plan Area shall be governed according to the
terms of that overlay zone along with the corresponding master plan. (See the following elements
in Plan text: Economic Development, Shoreline, Manufacturing/ Industrial Center, and Tukwila
South Planned Area.)
Manufacturing /Industrial Center — Light Industrial: A major employment area containing
distributive, light manufacturing, and limited office uses, with supportive commercial and office
uses.
(See Manufacturing /Industrial Center element in Plan text.)
Manufacturing /Industrial Center — Heavy Industrial: A major employment area containing
distributive, light manufacturing and heavy manufacturing uses, with supportive commercial and
office uses. (See Manufacturing /Industrial Center element in Plan text.)
SPECIAL OVERLAYS
Public Recreation: Areas owned or controlled by a public or quasi - public agency, which are
dedicated for either passive or active public recreation use, or public educational uses. (See
Community Image and Residential Neighborhoods elements in Plan text.)
Shoreline: An overlay area parallel to the banks of the Green/Duwamish River approximately 200'
wide on either side of the river (as defined in the Tukwila Shoreline Master Program). (See
Shoreline element in Plan text.)
Tukwila South Master Plan Area: This special overlay is based on unique conditions including
the presence.of significant water. features such as wetlands, watercourses and the river, and
topographic changes that will influence the future development of the land and a large
contiguous area of land in single ownership that will allow for unique planned: development
opportunities. This master plan overlay area includes lands designated TVS, HI, TUC, LDR or
MUO. The'overlay area is shown on the Comprehensive Plan Map. (See Tukwila South and
Annex elements in Plan text.)
SUB -AREAS
Tukwila Urban Center: A special area of retail and commercial services, residential, industrial
development, entertainment, and recreational and cultural amenities connected by an expanded
transit system to a regional system of centers, and by adequate motor vehicle and pedestrian
facilities. (See Tukwila Urban Center element in Plan text.)
Manufacturing /Industrial Center: A major employment area containing manufacturing and
industrial uses and other uses that support those industries. (See the following elements in Plan
text: Economic Development, Shorelines, and Manufacturing /Industrial Center.)
Planning Commission and City Council Recommendations - November 9, 2004
TUKWILA COMPREHENSIVE PLAN
3
Potential Annexation Areas: Areas currently located outside Tukwila city limits, which the
City may consider for annexation in the future. Potential land use designations for these areas
are shown on the Comprehensive Plan Map. (See Annexation element in Plan text.)
Transportation Corridors: Three corridors that are similar in their planning needs due to their
location, land uses, and significance as regional arterials. (See Transportation Corridors element
in Plan text.)
• Pacific Highway Corridor
II Interurban Corridor
■ Southcenter Boulevard Corridor
Tukwila South: An area extending generally south of the Tukwila Urban Center to South 204th
Street, that includes the both City of Tukwila and unincorporated King County parcels, which are
expected to be annexed to the City of Tukwila: - - - A portion of the
Tukwila South area is covered by the Tukwila South Master Plan Area Overlay. (See Tukwila
South element in Plan text.)
Residential Neighborhoods: Residential areas located throughout Tukwila characterized by a
mix of single - family residences, multi- family residences and Residential or Neighborhood
Commercial Centers. (See Residential Neighborhoods element in Plan text.)
TUKWILA COMPREHENSIVE PLAN
Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e.,
Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to
special design standards, with a maximum density of 22 units per acre (senior citizen housing
allowed up to 100 units per net acre). These are the only areas where mixed use residential is
allowed in the Tukwila Urban Center.
case Reside - ieas adjacent to the Green River that allew
Planning Commission and City Council Recommendations - November 9, 2004
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4
File: L03 -0077
35mm Drawing
#1
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
To:
From:
Subject:
Date:
City of Tukwila
Department of Community Development Steve Lancaster, Director
MEMORANDUM
Tukwila City Council
Steve Lancaster, Department of Community Development
Growth Management Act - related Comprehensive Plan An ndments
(File #L04 -025) and Sabey Rezone Request (File #L03 -07
October 27, 2004
Attached with this memo are the changes requested by the City Council at deliberations on October 18
and 25, 2004. In addition, the applicant has provided a revised landscape plan for the Sabey LDR to
C /LI map change request discussed on October 11.
The changes requested by the Council are shown in the strikethrou ^'/underline format. Please let us
know if you have any additional comments or concerns about the wording of these changes. We hope to
bring the ordinance adopting these amendments to you in mid - November. Note that the formatting will
be finalized and standardized when the entire Comprehensive Plan document is reprinted in early 2005.
Please bring your Natural Environment /Sensitive Areas Ordinance Notebook on November 1. Since the
discussion on November 1 will focus on materials from the Natural Environment/ Sensitive Areas
Ordinance Notebook, it is not necessary to bring your Comprehensive Plan Update notebook to the
meeting.
Index to attachments:
A. GMA Amendments (File #L04 -025)
A.1 Natural Environment —City Council Recommendations
(Please add to your Natural Environment /Sensitive Areas Ordinance Notebook)
B. GMA Amendments (File #L04 - 025)
B.1
B.2
B.3
Transportation Element —City Council Recommendations
Utilities Element —City Council Recommendations
Capital Facilities Element —City Council Recommendations
B.4 Tukwila Urban Center —City Council Recommendations
B.5 Housing Element —City Council Recommendations
B.6. Maintenance of the Plan Element —City Council Recommendations
B.7 Economic Development Element —City Council Recommendations
(Please add to your Comprehensive Plan Update Notebook)
Steven M. Mullet, Mayor
C. Sabey Annual Amendment LDR to C /LI (File #L03 -078)
C.1 Concomitant Agreement and Covenant Running with the land showing the changes
requested by the applicant along with the revised landscaping plan. The existing
landscape plan that was approved for the Department of Homeland Security building is
also included for your reference.
(Please add to your Comprehensive Plan Update Notebook)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
To:
From:
Subject:
Date:
Index to attachments:
B.1
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
Tukwila City Council
Steve Lancaster, Department of Community Development
Annual Comprehensive Plan amendments; File number L03 -0 7- Segale
Comprehensive Plan text amendments to Tukwila South area and File
number L03 -078- Sabey Comprehensive Plan map change and rezone
request.
October 19, 2004
On October 11, 2004, the City Council deliberated on the two Annual Comprehensive
Plan amendment requests referenced above. The changes requested by the Council are
attached to this memo and are shown in the strike out /underline format. Please include
these in your Comprehensive Plan Update notebooks. The discussion on the October 25`
meeting is going to focus on the Sensitive Areas Ordinance, so you need to bring only
your Natural Environment and Sensitive Areas Ordinance notebooks and not your
Comprehensive Plan Update notebooks. However, please let us know if you have any
additional comments or concerns regarding these two requests.
A. Segale Annual Amendments Tukwila Valley South (File number L03 - 077)
A.1 Tukwila South Element
Economic Development Element (The only policy change related to this -
request is 2.1.12. The other changes in this element were deliberated on
October 18 and have not been incorporated in this version.)
Residential Neighborhoods Element -
✓A.4 Glossary -
A.5 Comprehensive Land Use Map Legend
A.6 Proposed Ordinance (it shows the Council's recommended changes in the
strike out/underline format and the Master Plan area boundary is revised
on the Comprehensive Plan map to include the entire area east of Orillia
Road. Please note that Council will probably adopt one overall ordinance
when all the changes in the entire Comprehensive Plan are finalized)
B. Sabey Annual Amendment- Comprehensive Plan and Zoning map change from
LDR to C /LI. (File number L03 -078)
Concomitant agreement and covenant running with the land. (This
agreement will be referenced in the rezone ordinance. Please note that the
landscape plan referenced in the agreement is not attached since applicant
is in the process of revising the landscape plan to increase the landscape
buffer on the south side.)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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City of Tukwila
Department of Community Development Steve Lancaster, Director
MEMORANDUM
To: City Council
From: Steve Lancaster, Department of Community evelopment
Subj: Comprehensive Plan Deliberations
Date: October 5, 2004
Deliberations:
Please bring your "Comprehensive Plan Update - City Council Review" notebook for use
during deliberations on Monday, October 11. Please make sure you have inserted the
"Supplemental Materials" we distributed on September 26 into your notebooks. This is
identified by the colored tabs "A" through "E ". These materials form the core of
information you should try to review before Monday evening.
We will be focusing first on the information contained under tabs "D" and "E ". Changes
from the existing comprehensive plan are highlighted. Tab "D" contains changes to the
Plan proposed in response to the Segale proposal for Tukwila Valley South. Tab "E"
contains information related to the proposed map change requested by the Sabey
Corporation.
If you complete deliberation on the first two matters, you may want to move on to Tab
"B." Tab "B" contains each chapter of the plan containing proposed amendments relating
to the overall "GMA technical update ".
You may also want to review the information contained under the tab titled "L04 -025
GMA Update." The white pages identify changes proposed to the "Background Reports"
prepared in support of the Comp Plan. The green pages simply restate the Comp Plan
changes included in Tab "B ".
Attachments:
Attached please find sheets that summarize the proposed Comprehensive Plan
amendments. We recently used this information in briefing the Chamber of Commerce
Government and Community Affairs Committee, as well as at two recent public open
houses. We hope you will find it useful.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665
Steven M. Mullet, Mayor
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SUMMARY SHEET
TUKWILA COMPREHENSIVE PLAN AMENDMENTS
10/6/04
Background: z
The State of Washington requires all cities to review and if necessary update their i
Comprehensive Plans during 2004 to ensure that the plans are consistent with recent iu
changes in the Growth Management Act (GMA). Staff reviewed the Comprehensive 6
Plan policies and found several items that required technical updates. The primary focus v o
was the Natural Environment policies and Sensitive Areas Ordinance. Most other u) W
changes are modest in scope. In addition, members of the public have submitted n sc LIJ
applications for Comprehensive Plan amendments as part of the regular annual Plan N w
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amendment process. The Comprehensive Plan may be changed only once each year, so 2
the technical revisions required by the GMA, and the two "annual" amendment requests 71
are being reviewed together. u_
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In recent months, the Tukwila Planning Commission, City Council and staff have held z
public meetings, hearings and open houses to provide the public with opportunities for ~ p
input in the process. Mailings, articles in the "Hazelnut" newsletters and information on w w
the City's website have kept Tukwila residents and businesses up to date on proposed 2 o
amendments. o v_�
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The Tukwila Planning Commission completed its review and forwarded its z v
recommendations to the City Council. The City Council took testimony on the �_ o
recommendations at a public hearing on October 4, 2004. The City Council will z
deliberate in the coming month, with adoption expected by year's end. 0
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Growth Management Act (GMA)- related revisions: z
The following summarizes the proposed changes to the Comprehensive Plan by topic.
These technical updates are required so that Tukwila's Plan remains consistent with the
State of Washington's Growth Management Act (GMA):
Natural Environment
• No significant Comprehensive Plan policy changes are recommended. References to
Best Available Science are added to comply with the Growth Management Act
• Changes are proposed for the Sensitive Areas Ordinance including:
• Revise the wetland mitigation section to increase the wetland mitigation ratio for
wetland enhancement der review of best available science
• Focus the wetland rating system on protecting existing functions and values
• Reorganize sensitive areas code to make it more "user friendly"
• Add fish and wildlife section to sensitive areas ordinance per Growth
Management Act
• Add Green/Duwamish River as Type 1 watercourse. Continue its regulation
through the Shoreline Overlay district
• Enlarge watercourse buffers for Type 2,3 and 4 watercourses der best available
science review
i
• Request: The applicant (Sabey Corporation) proposes to change the
Comprehensive Plan/Zoning Code designations from Low Density Residential
(LDR) to Commercial /Light Industrial (C/LI) in order to add approximately 20
parking stalls for the adjacent Department of Homeland Security facility.
"Tukwila South" Comprehensive Plan Policy Changes requested by La Pianta
• Location: Approximately 400 acres generally from South 180` Street south to
Tukwila's annexation boundary at South 204 Street.
• Request: The applicant has requested text amendment/policy changes that would
enable this property to transition from the current agricultural and industrial area
to an urban multi -use district. Approximately half the property is in
unincorporated King County and requires annexation to Tukwila.
TUKWILA VALLEY SOUTH (TVS) /LA. PIANTA COMPREHENSIVE
PLAN AMENDMENT REQUEST
Tukwila South is the area generally from South 180 Street south to the City's a •
annexation boundary at South 204 Street. A portion of this area is still part of the z
unincorporated King County, which is in the City of Tukwila's potential annexation area c
J
BACKGROUND: 0 0) o
The applicant, La Pianta, LLC owns approximately 400 acres within the Tukwila South J i
area, about half of which is in the City of Tukwila and the remainder is in the
unincorporated King County. The areas within the unincorporated King County are w 0
within Tukwila's Potential Annexation Area. The applicant envisions this area to be 2
transitioned from the current agricultural and industrial area to an urban multi -use u
district. The applicant intends to submit a notice of intent to annex to the City in the a
near future. At this time the applicant is requesting text amendment to the Tukwila Z
South element of the City's Comprehensive Plan. o
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PROJECT DESCRIPTION: The applicant had originally proposed to amend the 2 o
Comprehensive Plan designations in the Tukwila South area, from LDR and MUO o cn
designations to TVS, along with the text amendments to the Tukwila South element of ° L
the Comprehensive Plan. Since the original application, the applicant has withdrawn the i 0
map changes, which they plan on incorporating as part of the master plan application o
for the area. w
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APPLICANT'S REQUEST: z ~
The applicant proposes the following revisions to the Comprehensive Plan
• Update the "Vision" section to reflect the proposed vision for redevelopment in this
area.
• Update the issues section. Delete reference to improvements to South 200 Street
which have been completed, as well as references to the levee system and the
valley wall.
Amend policies to recognize and encourage a range of uses in the Tukwila South
area versus only industrial use, and allow feasible redevelopment on the hillside with
alternative engineering methods.
• Emphasize higher density, mixed and multi -use environments.
• Achieve a transition of this area to a more urban multi -use district.
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Tukwila. City Council will hold a public hearing on
Monday, October 4, 2004, beginning at 7:00 p.m. in the Council Chambers at Tukwila
City Hall, 6200 Southcenter Blvd, Tukwila, Washington, to consider the following changes to the
Comprehensive Plan and Zoning Code including:
L03 -077
Susan Carlson for La Pianta LLC
Comprehensive Plan text amendments to the Tukwila South element of the
Comprehensive Plan
Tukwila South is the area generally south from S. 180th St. to Tukwila's south
annexation boundary at S. 204th St.
L03 -078
David Evans and Associates for Sabey Corporation
Comprehensive Plan map change and zoning designation change from Low
Density Residential (LDR) to Commercial /Light Industrial (C /LI)
The property is located at the western terminus of S. 126th St. and between
Tukwila International Boulevard and 34th Ave. S. This property is part of the
Department of Homeland Security property currently under construction at
Intergate East. Tax lot #734060 -0602
L04 -025
City of Tukwila
2004 Growth Management Act - related Comprehensive Plan amendments/
update, including revisions to the Natural Environment element (sensitive
areas /best available science, Tukwila Urban Center policies, employment and
housing targets, other technical revisions.
LOCATION: City -wide
All interested persons are invited to be present to voice approval, disapproval, or opinions on
this issue. Those unable to attend in person may submit written testimony to the City Clerk's
office until 5 p.m. on the day of the hearing.
Tukwila City Hall is wheelchair accessible. The City strives to accommodate people with
disabilities. Reasonable accommodations are available at Public Hearings with advance notice.
This notice is available in alternate formats for individuals with disabilities. Please contact the
City Clerk's Office at (2 6) 433 -1800 TDD (206) 248 -2933 if we can be of assistance.
Y
Dated this Ii day of Sc�J. � .i, 2004.
CASE NO.:
APPLICANT:
REQUEST:
LOCATION:
CASE NO.:
APPLICANT:
REQUEST:
LOCATION:
CASE NO.:
APPLICANT:
REQUEST:
Published: Seattle Times, 9/15/04
E. Cantu, CMC, City Clerk
City of Tukwila
Ciiy of Tukwila
Department of Community Development Steve Lancaster, Director
MEMORANDUM
To: Tukwila City Council
From: Steve Lancaster, Department of Community Development
Subj: Supplemental Materials for Comprehensive Plan Amendm is
Date: September 26, 2004
Background:
On August 23, 2004, the City Council was briefed on the Planning Commission's
recommended Growth Management Act (GMA)- related amendments and annual
amendments to the Comprehensive Plan. At that meeting, the Council requested
additional materials in preparation for the October 4, 2004 public hearing. These
include: 1) a reformatted version of the Planning Commission's recommended
changes to the Comprehensive Plan for both the GMA and annual amendments;
2) definitions of several housing - related terms; and 3) an aerial photo showing
current zoning in the area for which David Evans /Sabey Corporation has
requested a map changes from LDR to C /LI. We are also including comments
from Lynn Kohn of Washington CTED, and additional testimony from Mike
Hansen of the Sabey Corporation.
Please note that we have tried to make the formatting as close as possible to the
published Comprehensive Plan, but there are still a few differences in the spacing
and pagination. Each attachment is indicated with a blue sheet.. You may put all
these materials in your Comprehensive Plan Update notebooks for reference.
Attachment A: CTED letter
We have included comments that we have received from Lynn Kohn of the
Washington Community, Trade and Economic Development (CTED) Department
regarding the update. The Planning Commission's recommended changes to the
Natural Environment element and Sensitive Areas Ordinance were sent separately
to CTED, and we will receive comments at a later date.
Attachment B: GMA amendments (File #L04 - 025):
On 8/23/04, you requested the entire Comprehensive Plan element with the
Planning Commission's recommended amendments in underline/stfikethretith
format. This includes "GMA- related" changes to the Transportation, Utilities,
Capital Facilities, Tukwila Urban Center, Housing, Maintenance of the Plan and
Economic Development elements.
Attachment C: Housing Definitions
You have also requested definitions of several housing- related terms that were
discussed in the housing materials which you received on August 23, 2004.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665
r5e� `s'S+1`tfl'vrw!.tvwFY!'pm'R. *.
Steven M. Mullet, Mayor
Attachment D: Tukwila South (File # L03 -077)
Per your request, we have provided the complete Comprehensive Plan elements
which contain changes relating to the request from La Pianta/Segale Company,
including: Tukwila South element; Economic Development element; Residential
Neighborhoods element; Comprehensive Land Use Map Legend; and Glossary. 1 z
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Attachment E: LDR to C /LI request (File #L03 - 078) 6 v
You requested an aerial photo with zoning designations for the area surrounding U o fd
the map change request from LDR to C /LI submitted by David Evans and c w
Associates (representing the Sabey Corporation.) We have also provided
additional testimony submitted by Mike Hansen of the Sabey Corporation, dated LL-
9/17/04. 2
Schedule: N
The following schedule shows the next steps in the 2004 GMA amendment = W
process to ensure that the amendments are adopted by the State of Washington's z ! ;
December 1, 2004 deadline. z 0
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October, 2004 • o
10/4/04 Public Hearing, 7 p.m. p
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10/11/04
10/18/04
10/25/04
City Council Deliberation #1, GMA - amendments, Sabey
and Tukwila South
City Council Deliberation #2, Natural
Environment/Sensitive Areas
City Council Deliberation #3, Natural Environment/
Sensitive Areas
November, 2004
Additional meetings will be scheduled as needed and as the Council's schedule
permits.
11/22/04 Staff forwards ordinances to Washington Department of
Community, Trade and Economic Development
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September 3, 2004
Dear Ms. Fox:
STATE OF WASHINGTON
DEPARTMENT OF COMMUNITY,
TRADE AND ECONOMIC DEVELOPMENT
128 - 10th Avenue SE • PO Box 42525 • Olympia, Washington 98504 • (360) 725 -4000
Ms. Rebecca Fox
Senior Planner
6300 Southcenter Boulevard,'Suite #100
Tukwila, Washington 98188
RECEIVED
SEP 0 9 2004
COMMUNITY
DEVELOPMEt
RE: Proposed Land Use Plan; and Transportation, Utilities, Economic Development,
Maintenance of the Plan, Housing, and Tukwila Urban Center Element Background Reports,
pursuant to the 2004 update requirement. Also, Tukwila Valley South and CFP Elements.
Thank you for sending the Washington State Department of Community, Trade and Economic
Development (CTED) the proposed amendments to Tukwila's comprehensive plan and
development regulations that we received on August 2, 2004. We recognize the substantial
investment of time, energy, and resources that these documents represent.
We especially like the following:
• You have updated your Transportation Element to include Puget Sound Regional Council's
tier system. We understand that some of your transportation policies may be changed in
2005 after a revised traffic impact mitigation system study is completed.
• Your study of the success of the city in meeting your housing goals is comprehensive and
commendable. This is a great example of the benefits of monitoring comprehensive plans.
In Tukwila's case, the study pointed to the need to revise your housing targets which you did
very well in the update.
• That you included tables and figures showing capital facility needs and linked those with
cost estimates and funding sources, as recommended by CTED during the 1995
comprehensive plan review process. This information is important not only to your
budgeting procss, but also for state agencies in determining level of funding needs state-
wide.
• The changes made to your Tukwila Urban Center Element are very proactive in terms of
providing for a coordinated transportation system in the Urban Center. Most of those
0
ISs. Rebecca Fox
September 3, 2004
Page 2
We understand that several studies are being undertaken or will be developed after plan
development.that will be referenced to the Plan. Those studies that you listed include:
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Congratulations on all the progress you've made toward completing the 2004 update, required by 2
RCW 36.70A.130(4). We understand that additional materials will be forthcoming for state g 5
review, primarily the Natural Resources Element. " -
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• A housing survey.
• Revised traffic impact mitigation system study.
• The Tukwila Urban Center subarea plan.
Once you have completed the review and taken actions to comply with RCW 36.70A.106, CTED
recommends that you pass an ordinance that documents the review process and the public
participation process, and makes findings that your comprehensive plan and development
regulations, as with whatever amendments you have decided are necessary, are consistent with
the Growth Management Act as currently written. CTED's Technical Bulletin 1.4, available
online at Growth Management Service's Web site, describes several potential scenarios for
completing the update process.
If you have any questions or concerns about our comments or any other growth management
issues, please call me at (360) 725 -3064. We extend our continued support to the City of
Tukwila in achieving the goals of growth management.
Sincerely,
Lynn Kohn
Growth Mangaement Planner
Growth Management Services
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changes were made to the goals, policies, and strategies and we understand that background
text will be updated in the future.
cc: Rebecca Fox, Senior Planner
David Andersen, Plan Review Manager, CTED
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City of Tukwila
Department of Community Development Steve Lancaster, Director
Memorandum t-tr
To: City Council
From: Steve Lancaster, Department of Community Development
Re: Comprehensive Plan Amendment Briefing and Schedule
Date: August 16, 2004
This notebook contains the Planning Commission's recommendations for GMA -
related amendments to the Comprehensive Plan. Also enclosed are the Planning
Commission's recommendations and background materials for two annual
amendments proposed by private parties. These include: 1) text changes to the
Tukwila South element submitted by Sue Carlson for La Pianta LLC; and 2) a
map change request from LDR to C /LI from the Sabey Corporation in conjunction
with the Homeland Security facility development. The Planning Commission's
recommendations are printed on green paper. You will be briefed on this
material at your meeting on August 23, 2004.
The Planning Commission's recommended changes for the Natural Environment
element and Sensitive Areas ordinance will be distributed separately prior to the
City Council briefing in September, 2004.
Schedule:
The following schedule shows the next steps in the 2004 GMA Amendment
process to ensure that the amendments are adopted by the State of Washington's
December 1, 2004 deadline. The timeframe assumes that the City Council will
review Sound Transit's application during September.
August, 2004
8/23/04 Briefing #1 —GMA Amendments (Transportation, Utilities,
Capital Facilities, Tukwila Urban Center, Maintenance of the
Plan, Housing, Economic Development); Annual Amendments
(Tukwila Valley South, "Sabey ")
September, 2004
9/20/04 Briefing #2— Natural Environment element, Sensitive Areas
ordinance
9/27/04 Briefing #3 (if needed): SAO, other
9/28/04 Public Open Houses
October, 2004
10/4/04 Public Hearing
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Steven M. Mullet, Mayor
3:01 PM08/17/04
10/11/04 City Council Deliberation #1
10/18/04 City Council Deliberation #2
10/25/04 City Council Deliberation #3 Z
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11/1/04 City Council Deliberation #4 (if needed) 6 D
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11/22/04 Staff forwards ordinances to Washington Department of q Q ,
Community, Trade and Economic Development
Next Steps: i
Staff will brief the City Council on the enclosed items on August 23, 2004. A Z 0
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briefing on the Natural Environment/Sensitive Areas Ordinance will follow on w
September 20, 2004. The public will provide comments at a hearing on October M D :
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4, 2004. Council deliberations will take place during the remainder of October. o a
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List of exhibits and attachments
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Date: July 14, 2004
City of Tukwila
Department of Community Development Steve Lancaster, Director
MEMORANDUM
To: The Planning Commission
From: Minnie Dhaliwal
ATTACHMENT 4
Re: File Number L03 -077; Comprehensive Plan text amendments to the Tukwila
South element.
The Planning Commission was briefed on this request on March 25, 2004, and a public
hearing was held on May 20, 2004. At the hearing the Planning Commission extended the
time to submit additional written testimony and closed the hearing. Since the hearing
additional written testimony was received from the applicant on May 28, 2004. The
Planning Commission deliberated on this request on June 24, 2004.
Attached to this memo is the Planning Commission's recommendation in an ordinance
format. Staff requests that the Planning Commission finalize and approve their
recommendations. This information will be forwarded to the City Council for review. We
anticipate that the City Council will make its final decision by December 1, 2004.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Steven M. Mullet, Mayor
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND
USE PLAN AND COMPREHENSIVE PLAN MAP AS ADOPTED BY
ORDINANCE 1757, TO IMPLEMENT THE NEW VISION FOR THE
TUKWILA SOUTH AREA; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila developed Comprehensive Plan policies,
based on consideration of existing conditions and long term, community wide goals
and these policies may be reviewed and updated as appropriate; and
WHEREAS, the Growth Management Act allows a city's Comprehensive Plan to
be amended no more than once each year and La Pianta, LLC has requested
amendments to the Comprehensive Plan policies for the Tukwila South area as part of
the annual Comprehensive Plan amendment process for 2003 -2004; and
WHEREAS, La Pianta, LLC owns approximately 400 acres within the Tukwila South
area, which is the area generally from South 180` Street south to the City's annexation
boundary at South 204 Street, and has developed plans to redevelop the area as a major
employment, commercial and residential center; and
WHEREAS, the City of Tukwila desires to facilitate future development of the Tukwila
South area, implement the new vision and establish policies to achieve a planned,
coordinated approach for future development; and
WHEREAS, the future redevelopment of the area will be subject to master plan approval
by the City Council and potential impacts from future redevelopment will be evaluated as
required by the State Environmental Policy Act; and
WHEREAS, the City Council held a public meeting on March 15, 2004, and forwarded
the request by La Pianta for Comprehensive Plan amendments to the City of Tukwila
Planning Commission for further review; and
WHEREAS, the City of Tukwila Planning Commission, after having received and
studied staff analysis and comments from members of the public at a public hearing held on
May 20, 2004, has recommended the adoption of certain amendments to the
Comprehensive Plan policies; and
WHEREAS, the Committee of the Whole, after due consideration, and after taking
public testimony at the public hearing held on XXX, believes that certain amendments to
the City's Comprehensive Plan are necessary;
1
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Tukwila 1995 Comprehensive Plan Economic Development element, as adopted
by Ordinance 1757, is amended as follows:
ECONOMIC DEVELOPMENT ELEMENT
Policy 2.1.12
Promote economic use of industrial lands outside the MIC by encouraging redevelopment
of under - utilized sites and by promoting the retention of large parcels or consolidation of
smaller parcels of industrial land to facilitate their use in an efficient manner. Such lands
should be preserved for industrial uses, achieved through appropriate buffering
requirements and use restrictions, except that industrial lands within the Tukwila South
Master Plan Area may be developed or redeveloped for other uses in conjunction with the
City Council's approval of a master plan and /or development agreement.
Section 2. Tukwila 1995 Comprehensive Plan Residential Neighborhoods element, as
adopted by Ordinance 1757, is amended as follows:
RESIDENTIAL NEIGHBORHOODS ELEMENT
Policy 7.6.3
To allow Planned Residential Developments (PRD's) efily for multi- and single - family
use developments on properties with wetlands or watercourses, and within the Tukwila
South Master Plan Area in conjunction with the City Council's approval of a master plan
and /or development agreement.
Section 3. Tukwila 1995 Comprehensive Plan Tukwila South element, as adopted by
Ordinance 1757, is amended as follows:
TUKWILA SOUTH ELEMENT
Purpose
Tukwila South is the area generally from South 180th Street south to the City's
annexation boundary at South 204th Street (as established in the Annexation Element of
this Comprehensive Plan). A portion of it is therefore still part of unincorporated King
County.
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Vision
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The Tukwila Valley South area currently is a mix of industrial and agricultural uses with ;- w
a high potential for redevelopment and the ability to transition to a dynamic urban multi- ce 2
use district while still supporting the existing, lower density uses. The Tukwila South v v
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area contains within it several different areas with various land use designations including u) o
TVS, HI, TUC, LDR, and MUO. Comprised of approximately 400 acres adjacent to the w =
existing Tukwila Urban Center, this area represents an outstanding opportunity to create u) LL
major, new employment, commercial and residential areas. The sheer size of the area., w 0
combined with the consolidated land ownership and existing lower density uses and
proximity to the airport makes this a site that will attract attention from national and
international companies looking for expansion opportunities. CO ci
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In order to take advantage of these opportunities, cooperation and coordination among H
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conducting comprehensive up -front environmental review, and streamlining permitting. ? o
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The development of this area will be a gradual process that should be facilitated by a 0 ♦-
well- developed master plan and regulations that are sensitive to market conditions. i v
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through improved roadways and new transit initiatives will be important to achieve the U
maximum potential for this property. o 1...
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Issues
Topographically, Tukwila South is a combination of valley wall, with both steep and
moderate slopes, and a valley floor along the Green River.
Several wetlands and watercourses, some of which may be salmonid bearing, have been
identified in the valley floor south of South 196th Street, although their extent cannot be
known without on site property evaluation. Adjacent to the subject area on the valley
floor is one of King County's Farmland Preservation Districts, which extends from South
204th Street south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of South
196th Street was recently raised to enhance flood protection of the area and to ensure
reasonable flood insurance costs for property owners. While development south of South
196th Street is possible, the property owner will either be faced with higher flood
insurance costs or must participate financially in further extension of the levee system.
3
The valley wall represents a large portion of Tukwila South. , _ and r anEl-lend--ese4n This area is
predominantly vacant with some low- density residential in detached single -unit
structures. Landslide potential is moderate to high for i portions of the valley wall
within Tukwila city limits..
King County and the City of Kent propose to improve and expand South 200th Street,
now a two lane road that stops at tho wost side of the Green River, connecting it with the
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include a bridge over tho Green River, could start as early as 1996. It ceuld become a
viable alternative to South 180th Street in providing accez c to Tukwila and its Urban
The construction of South 200 Street (including a new bridge across the Green River)
has significantly improved access to Tukwila South. The planned realignment and
reconstruction of 57` Avenue South (Southcenter Parkway extension) will further
improve access to Tukwila South and the Tukwila Urban Center.
An important consideration in these street improvements is that any wetland impacts will
necessitate mitigation. This will be a factor in the street design, as
well as private development potential.
Highline Water District provides water to the area. Public sewer lines do not currently
extend into the area south of South 180th Street on the west side of the Green River,
although Tukwila's water and sewer systems have the capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial/Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and
utilized.
Policies
9.1.1 Preserve Allow the existing heavy industrial area south of 180th Street in order to
support its business and employment opportunities and minimize the
displacement of manufacturing and non - retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this, sub area.
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Implementation Strategy
• Commercial and light industrial zoning district complementary and compatible with
residential areas, the Tukwila Urban Center and sensitive areas.
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9.1.3 Require a master plan prior to any significant land altering that details full 6
development of the Tukwila South Master Plan Area infrastructure (see Compre- v p
hensive Land Use Map Legend) with its residential, commercial or light industrial N W
uses and open space network areas The master plan shall address: the multiple
i ssues of hillside, wetland and watercourse preservation and impacts mitigation, in u-
accordance with Tukwila policies; protection of fish and wildlife habitat; w o
appropriate flood protection and shoreline treatment, in accordance with Tukwila g _,
shoreline policies and guidelines; and the realignment of 57th Avenue South to
maximize parcel size and to coordinate with the overall development plan. F W
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• City Council approval after Planning Commission review and recommendation of a v o
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Implementation Strategy
master plan for the Tukwila South Master Plan Area
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for :drial development in the
valley portion of the Tukwila South Mastor Plan Area. Reconstruction of the
hillside must result in a moderately sloped, natural - appearing environment that
may include benches that are suitable for commercial and residential
development.
9.1.5 Incorporate into the master plan for the Planned Area building material, design,
land use, and other site organization review elements vital to issues of entry or
gateway to the City and transition to the farmland district to the south and low -
density residential districts to the west and north.
Goal 9.2 Residential Areas
Encourage uUnique residential neighborhoods, and housing opportunities that serve a
broad range of age, family mixes, lifestyle and income. Emphasize higher density family
homes, mixed and multi -use environments for both family and non - family households. of
commorcial services and amenities. Encourage housing configuration and architectural
design that creates pedestrian friendly neighborhoods and public spaces. Consider well -
designed multifamily development on hillsides in Tukwila South on slopes between
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15 %and 30 %, which can provide great views and unique architectural solutions to
challenging sites.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses.
9.2.2 In order to create new high quality housing opportunities; allow residential
development in the Tukwila South area in a variety of densities and configuration. These
might be in the form of mixed -use developments, townhomes, zero -lot line developments
or stand -alone multifamily developments. Allow residential as part of mixed use
Implementation strategy
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Green River Tukwila South area zoned to allow mixed
Orillia Road, north of 200th Street.
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective integration of them
into the residential and commercial /light industrial environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley where
appropriate to preserve significant features.
Implementation Strategies
• Sensitive areas regulations
• Shorelines regulations
• Land altering regulations
• Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier, negotiate for
trail easements where appropriate while ensuring sufficient provision for privacy
and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon it.
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9.4.1 Improve and increase east /west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality and
image of the residential areas are high and the commercial /light industrial areas do not
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9.4.3 Rename 57th Avenue South as •Southcenter Parkway to eliminate designation co o
confusion and enhance community identity for the area as a part of Tukwila. co LiJ
9.4.4 Pursue additional access to the Tukwila Urban Center through additional entries i n 0
and exits (ramps) from Interstate 5 at South 200th Street.
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Lobbying for high priority of I -5 ramps at South 200th Street with South King County Z !'
Area Transportation Board (SCATBd) and Washington State Department of w o
Transportation. U o
Goal 9.5 Economic Development a 1-
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Actively promote new, high quality development in the Tukwila South area by adopting
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flexible regulations that allow for market driven transition, investing in public
improvements and proactively developing programs and incentives to attract new o N
businesses, investing in infrastructure and public amenities and encouraging property 0 I--
owners and business owners to invest in the quality of both the built and the natural Z
environment.
Encourage, through coordination with private interests, the recruitment of knowledge
based industries, high -tech, research and development of headquarter companies
interested in a location that can accommodate their future growth with immediate access
to Sea -Tac Airport, regional transportation infrastructure and the amenities of the
Tukwila Urban Center.
Section 4. Tukwila 1995 Comprehensive Plan Glossary, as adopted by Ordinance 1757, is
amended as follows:
GLOSSARY
Market Driven Transition: This approach used in the Tukwila Urban Center and the
Tukwila South Master Plan Area, which enables a wide range of office, retail, residential
and light industrial uses to be located as dictated by free market forces.
7
Section 5. Tukwila 1995 Comprehensive Plan Land Use Map Legend, as adopted by
Ordinance 1757, is amended as follows:
COMPREHENSIVE LAND USE MAP LEGEND
LAND USE DESIGNATIONS
Low - density residential: Areas characterized by detached single - family residential
structures; 0 to 6.7 units per net acre; except that LDR areas within the overlay for the
Tukwila South Master Plan Area shall be governed according to the terms of that overlay
zone along with the corresponding master plan and /or development agreement. (See
housing at4 residential neighborhoods, Tukwila South and Annexation elements in plan
text).
Mixed - Use Office: Areas characterized by professional and commercial office structures,
mixed with certain complementary retail, and residential uses; except that MUO area
within the overlay for the Tukwila South Master Plan Area shall be governed according
to the terms of that overlay zone along with the corresponding master plan and/or
development agreement. (See Transportation Corridors, afifi Tukwila South and
Annexation elements in Plan text).
Tukwila Urban Center: A specific area characterized by high- intensity regional uses
that include commercial services, offices, light industry, warehousing and retail uses,
with a portion covered by the TUC Urban Center Mixed Use Residential Overlay. TUC
areas within the overlay for the Tukwila South Master Plan Area shall be governed
according to the terms of that overlay zone along with the corresponding master plan
and/or development agreement. (See Tukwila Urban Center and Tukwila South element
in Plan text).
Tukwila Valley South: A specific area to be characterized by high- intensity regional
uses that include commercial services, offices, light industry, warehousing, residential
and retail, with heavy industrial subject to a Conditional Use Permit (except when
approved as part of the master plan) and to be governed according to the terms of the
Tukwila South Master Plan Area overlay zone along with the corresponding master plan
and/or development agreement. Mixed use residential within this area is subject to special
design standards, with a maximum density established through a master plan approved by
the City Council.
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office uses,
except that HI areas within the overlay for the Tukwila South Master Plan Area shall be
governed according to the terms of that overlay zone along with the corresponding master
plan and/or development agreement. (See the following elements in Plan text: Economic
8
Development, Shoreline, Manufacturing /Industrial Center, and Tukwila South Planned
Area.)
SPECIAL OVERLAYS
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, and topographic changes that will influence the future development of the land,
and a large contiguous area of land in single ownership that will allow for unique planned
development opportunities. This master plan overlay area encompasses the entire
Tukwila South area and includes lands designated TVS, HI, TUC, LDR or MUO, which
are located within the Tukwila South area. The overlay area is that shown within the
dashed green line of the Comprehensive Plan Map. (See Tukwila South and Annexation
elements in Plan text.)
SUB - AREAS
Tukwila South: An area extending generally south of the Tukwila Urban Center to South
204 Street, that includes the both City of Tukwila and unincorporated King County
parcels which are expected to be annexed to the City of Tukwila. The boundaries of
Tukwila South are identical to the boundaries of the Tukwila
South Master Plan Area Overlay. (See Tukwila South element in Plan text)
Section 6. Tukwila 1995 Comprehensive Plan Map, as adopted by Ordinance 1757, is
amended and attached to this ordinance as Exhibit A.
Section 7. 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 8. 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 and effect five (5) 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 , 2004.
9
ATTEST /AUTHENTICATED:
Jane E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
By
Office of the City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO. :
Steven M. Mullet, Mayor
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City of Tukwila
Department of Community Development Steve Lancaster, Director
MEMORANDUM
To: The Planning Commission
From: Minnie Dhaliwal
Re: File Number L03 -077; Comprehensive Plan text amendments to the Tukwila
South element.
Date: June 16, 2004
The Planning Commission was briefed on this request on March 25, 2004, and a public
hearing was held on May 20, 2004. At the hearing the Planning Commission extended the
time to submit additional written testimony and closed the hearing. Since the hearing
additional written testimony was received from the applicant on May 28, 2004, which
was provided to the Planning Commission along with the packets for June 10, 2004,
meeting.
Attached to this memo is Attachment J, which is the matrix listing each existing policy
along with the proposed changes and the staff's comments. The changes requested by the
applicant after the public hearing are marked in blue text. Also, attached is Attachment K,
which is the final version of the staff's recommended policies in a strike out/ u nderline
format. Attachments A through I were included with the staff reports prepared for March
25, 2004, and May 20, 2004 meetings.
Based on comments received after the Planning Commission deliberation, staff will
prepare an ordinance for your review.
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665
File: L03 -0077
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Cizy of Tukwila
Department of Community Development
MEMORANDUM
To: The Planning Commission
From: Minnie Dhaliwal
Re: Additional testimony regarding Segale Comprehensive Plan amendment request. File
Number L03 -077.
Date: June 4, 2004
Steven M. Mullet, Mayor
Steve Lancaster, Director
The additional written testimony received on May 27, 2004 regarding Segale's Comprehensive
Plan amendment request (amendments to the Tukwila South element of the Comprehensive Plan)
is attached. This item is scheduled for deliberation on. June 24, 2004. Staff will prepare a
supplemental report addressing the additional technical changes requested by the applicant.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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Planning Commission
City of Tukwila
6200 Southcenter Blvd., Suite 100
Tukwila, Washington 98188
VIA FACSIMILE
Dear Planning Commissioners:
FOSTER PEPPER SHEFELMAN PLLC
A T T O R N E Y S A T LAW
May 27, 2004
In general, these refinements accomplish the following purposes:
Re: Refinements to La Pianta's Proposed Tukwila South Comprehensive
Plan Amendments
We are writing this letter on behalf of La Pianta LLC ( "La Pianta"). Last week at the
May 20 Planning Commission meeting, Sue Carlson, on behalf of La Pianta,
offered some comments on La Pianta's package of proposed Comprehensive Plan
amendments related to the Tukwila South area. Since that time, we have realized
that some of the references in our initially proposed language have the potential to be
confusing. In an effort to make this package of amendments integrate seamlessly
with the Comprehensive Plan, we offer some refinements. A redline version of these
refinements is attached to this letter.
• Clarification that Tukwila South is a sub -area consisting of many land use
designations, including, but not limited to, Tukwila Valley South or TVS;
• Extending the market driven transition policy that is applied to other areas in the
City to Tukwila South;
• Clarification that the proposed boundaries of the Tukwila South Master Plan
Area are the same as the current boundaries of the Tukwila South sub -area, and,
consequently, that the City Council will have the ability to review and consider a
master plan and development agreement that applies to the entire Tukwila South
area.
Direct Phone
(206) 447 - 8948
Direct Facsimile
(206) 749-2026
E -dlail
Nash.1@foster.co10
I I I I T H I R D
AVENUE
Suite 3400
SEATTLE
Washington
98101 -3299
Telephone
( - 44 00
Facsimile
( - 97 00
Website
WWW.POSTER.COM
ANCHORAGE
Alaska
PORTLAND
Oregon
SEATTLE
Washington
SPOKANE
Washington
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May 26, 2004
Page 2
We believe this refined package of proposed amendments will better ensure that the entire
Tukwila South sub -area is treated consistently and uniformly because the Planning Commission
and City Council will have the ability to review and consider at one time a master plan and
development agreement for the entire area.
Please let me know if I can answer any questions about this refined proposal.
Sincerely yours,
FOSTER PEPPER & SHEFELMAN PLLC
cc: Sue Carlson, La Pianta LLC
Steve Lancaster, Planning Director
50439039.01
J. Tayloe Washburn
Economic Development Element
50439190.01
Policy 2.1.12
Promote economic use of industrial lands outside the MIC by encouraging redevelopment
of under - utilized sites and promoting the retention of large parcels or consolidation of
smaller parcels of industrial land to facilitate their use in an efficient manner. Such lands
should be preserved for industrial uses, achieved through appropriate buffering
requirements and use restrictions, except that industrial lands within the Tukwila South
Master Plan Area may be developed or redeveloped for other uses in conjunction with the
City Council's approval of a master plan and /or development agreement.
Residential Neighborhoods Element
Policy 7.6.3
Allow Planned Residential Developments (PRD's) only for multi- and single - family
developments on properties with wetlands or watercourses, except that PRD's may also
be allowed anywhere within the Tukwila South Master Plan Area in conjunction with the
City Council's approval of a master plan and/or development agreement.
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TUKWILA SOUTH
PURPOSE
Tukwila South is the area generally from South 180 Street south to the City's annexation
boundary at South 204 Street (as established in the Annexation Element of this Comprehensive
Plan). A portion of it is therefore still part of unincorporated King County. (Figure 20)
VISION
The Tukwila Valley South area currently is a mix of industrial and agricultural uses with a high
potential for redevelopment and the ability to transition to a dynamic urban multi -use district
while still supporting the existing, lower density uses. The Tukwila South area contains within it
several different areas with various land use designations including TVS, HI, TUC, LDR, and
MUO. Comprised of approximately 400 acres adjacent to the existing Tukwila Urban Center,
this area represents the City's best opportunity to create major, new employment, commercial
and residential areas. The sheer size of the area, combined with the consolidated land ownership
and existing lower density uses and proximity to the airport makes this a site that will attract
attention from national and international companies looking for expansion opportunities.
In order to take advantage of these opportunities, public /private partnerships to develop
infrastructure improvements and a comprehensive up -front environmental review to streamline
future permitting timelines will be critical.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations which are not sensitive to market conditions. Rather, the
regulations governing development in this area should allow for a market driven transition.
Connections to the airport, the Tukwila Transit Station and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the maximum
potential for this property.
ISSUES
Topographically, Tukwila South is a combination of valley wall, with both steep and moderate
slopes, and a valley floor along the Green River.
Several wetlands and watercourses, some of which may be salmonid- bearing, have been
identified in the valley floor south of South 196 Street, although their extent cannot be known
without on site property evaluation. Adjacent to the subject area on the valley floor is one of
King County's Farmland Preservation Districts, which extends from South 204 Street south
through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of South 196 Street
was raised to enhance floor protection of the area and to ensure reasonable flood insurance costs
for property owners. .
50439190.01
2
Highline Water District provides water to the area. Public sewer lines do not currently extend
into the area south of South 180` Street on the west side of the Green River, although Tukwila's
water and sewer systems have the capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial/Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and utilized.
Policies
9.1.1 Allow the existing heavy industrial area south of 180 Street in order to support its
business and employment opportunities and minimize the displacement of manufacturing
and non- retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites throughout the
9.1.3 Require a master plan prior to any significant land altering that details full development
of the Tukwila South Master Plan Area infrastructure (see Comprehensive Land Use Map
Legend) with its residential, commercial or light industrial uses and open space network
areas. The master plan shall address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation, in accordance with Tukwila policies;
protection of fish and wildlife habitat; appropriate flood protection and shoreline
treatment, in accordance with Tukwila shoreline policies and guidelines, and the
realignment of 57 Avenue South to maximize parcel size and to coordinate with the
overall development plan.
9.1.4 Consideration may be given to a limited hillside topography modification for providing
economically feasible fill material for development in the valley portion of the Tukwila
South Area. Reconstruction of the hillside must result in a_sloped, natural- appearing
area, or in a series of benches that are suitable for commercial and residential
development.
50439190.01
IMPLEMENTATION STRATEGY
IMPLEMENTATION STRATEGY
sub area.
♦ Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
♦ City Council approval after Planning Commission review and recommendation of
a master plan for the Tukwila South Master Plan Area.
3
9.1.5 Incorporate into the master plan for the Planned Area building material, design, land
use, and other site organization review elements vital to issues of entry or gateway to the
City and transition to the farmland district to the south and low - density residential
districts to the west and north.
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Goal 9.2 Residential Areas i
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Encourage unique residential neighborhoods and housing opportunities that serve a broad 6 D
range of age, family mixes, lifestyle and income. Emphasize higher density family homes, v o
mixed and multi -use environments for both family and non - family households. Encourage 1n a
housing configuration and architectural design that creates pedestrian friendly w i
neighborhoods and public spaces. co E'
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Encourage well designed, multifamily development on hillsides in TVS Tukwila South on
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slopes between 15% and 30% which can provide great views and unique architectural u_
solutions to challenging sites. c a
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Emphasize noise attenuation, pedestrian access and high quality building and landscape z i
treatment in development review for residential uses. z 0
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9.2.1 In order to create new high quality housing opportunities, allow residential development v o
in the TVS Tukwila South area in a variety of densities and configuration. These might be I 0 -
in the form of mixed -use developments, townhomes, zero -lot line developments or stand w al
alone multifamily developments i v
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Section 1.1 IMPLEMENTATION STRATEGY z
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♦ Green RiverTukwila South area zoned to allow mixed use residential 0 ( .
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Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective integration of them
into the residential and commercial/light industrial environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley where
appropriate to preserve significant features.
50439190.01
IMPLEMENTATION STRATEGY
♦ Sensitive areas regulations
♦ Shorelines regulations
♦ Land altering regulations
♦ Tree regulations
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9.3.2 During development or at the time of trail improvements, if earlier, negotiate for trail
easements where appropriate while ensuring sufficient provisions for privacy and
security.
Goal 9.4 Transportation z
An enhanced and enlarged street network that separates residential neighborhoods and := W
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commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon it. v 0
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9.4.1 Improve and increase east /west linkages between commercial services, the residential w w
neighborhoods and the area's community resources, such as the riverfront, river, hillside -' (-
trails, and historic Mess Cemetery. w 0
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9.4.2 Design and improve access points to the residential areas so that the quality and image g
of the residential areas are high and the commercial/light industrial areas 6e-do not I u_
become the entries to the residential neighborhoods. = w
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9.4.3 Rename 57` Avenue South as Southcenter Parkway to eliminate designation confusion z O
and enhance community identity for the area as a part of Tukwila. w w
.9.4.4 Pursue additional access to the Tukwila Urban Center through additional entries and 8 cn
exits (ramps) from Interstate 5 at South 200 Street. 0 t—
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♦ Lobbying for high priority of I -5 ramps at South 200 Street with South King v u)
County Area Transportation Board (SCATBd) and Washington State Department
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IMPLEMENTATION STRATEGY
Goal 9.5 Economic Development
50439190.01
Actively promote new, high quality development in the TVS Tukwila South area by
adopting workable regulations that allow for market driven transition, investing in
public improvements and proactively developing programs and incentives to attract
new businesses, investing in infrastructure and public amenities and encouraging
property owners and business owners to invest in the quality of both the built and the
natural environment.
Encourage, through public /private partnerships, the recruitment of knowledge based
industries, high -tech, research and development and headquarter companies interested
in a location that can accommodate their future growth with immediate access to
SeaTac Airport, regional transportation infrastructure and the amenities of the
Tukwila Urban Center.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations which are not sensitive to market conditions.
5
Glossary
Market Driven Transition: The approach used in the Tukwila Urban Center and the
Tukwila South Master Plan Area, which enables a wide range of office, retail, residential
and light industrial uses to be located as dictated by free- market forces.
Comprehensive Land Use Map Legend
50439190.01
LAND USE DESIGNATIONS
Low - density residential: Areas characterized by detached single- family
residential structures; 0 to 6.7 units per net acre: except that LDR areas within the
overlay for the Tukwila South Master Plan Area shall be governed according to
the terms of that overlay zone along with the corresponding master plan and /or
development agreement. (See Housing and Residential Neighborhoods, Tukwila
South, and Annexation elements in Plan text).
Mixed -Use Office: Areas characterized by professional and commercial office
structures, mixed with certain complementary retail, and residential uses; except
that MUO areas within the overlay for the Tukwila South Master Plan Area shall
be governed according to the terms of that overlay zone along with the
corresponding master plan and/or development agreement. (See Transportation
Corridors,. and-Tukwila South, and Annexation elements in Plan text.)
Tukwila Urban Center: A specific area characterized by high- intensity regional
uses that include commercial services, offices, light industry, warehousing and
retail uses, with a portion covered by the TUC Urban Center Mixed Use
Residential Overlay. TUC areas within the overlay for the Tukwila South Master
Plan Area shall be governed according to the terms of that overlay zone along
with the corresponding master plan and/or development agreement. (See Tukwila
Urban Center and Tukwila South element in Plan text.)
Tukwila Valley South: A specific area to be characterized by high- intensity
regional uses that include commercial services, offices, light industry,
warehousing, residential and retail, with heavy industrial subject to a Conditional
Use Permitand to be governed according to the terms of the Tukwila South
Master Plan Area overlay zone along with the correponding master plan and/or
development agreement. Mixed use residential within this area is subject to
special design standards, with a maximum density of 22 units per net acre (senior
citizen housing allowed up to 100 units per acre).
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office
uses, except that HI areas within the overlay for the Tukwila South Master Plan
Area shall be governed according to the terms of that overlay zone along with the
-6
50439190.01
corresponding master plan and/or development agreement. (See the following
elements in Plan test: Economic Development, Shoreline,
Manufacturing/Industrial Center, and Tukwila South Planned Area.)
SPECIAL OVERLAYS
SUB -AREAS
Tukwila South Master Plan Area: This special overlay is based on unique
conditions including the presence of significant water features such as wetlands,
watercourses and the river, - topographic changes that will influence the future
development of the land, and a large contiguous area of land in single ownership
that will allow for unique planned development opportunities. This master plan
•overlay area encompasses the entire Tukwila South area and includes lands
designated TVS, I3I, TUC, LDR or MUO, which are located within the Tukwila
South area. The overlay area is that shown within the dashed [insert colors line on
the Comprehensive Plan Map. (See Tukwila South and Annexation elements in
Plan text.)
Tukwila South: An area extending generally south of the Tukwila Urban Center
to South 204 Street, that includes the both City of Tukwila and unincorporated
King County parcels which are expected to be annexed to the City of Tukwila.
The boundaries of Tukwila South are identical to the boundaries of, with a portion
covered by the Tukwila South Master Plan Area Overlay. (See Tukwila South
and Annexation elements in Plan text.)
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River that allow mixed use residential, subject to spe
maximum density of 22 units per net acre (senior citizen housing allowed up to
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allowed in the Tukwila Valley South area.
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June 18, 2004
Charles Bauer
19805 Orillia Road South
Kent WA 98032
Re: Comprehensive Plan amendment request by La Pianta LLC for Comprehensive
Plan text changes. File Numbers: L 03 -077 and E04 -004.
Dear Mr. Bauer:
The Planning Commission on May 20, 2004, held a public hearing, on the above - mentioned
request. After the hearing the applicant submitted additional testimony.
Attached is a copy of the staff report addressing additional changes proposed by the applicant
since the hearing. The Planning Commission will deliberate on this item on June 24, 2004, at
6:00 p.m. in the City Council Chambers located at 6200 Southcenter Boulevard. Also, attached is
an agenda for the meeting.
If you have any further questions/ concerns or would like to see additional information in the file
at this time you can reach me at 206 - 431 -3685 or by email at mdhaliwal@ci.tukwila.wa.us. ci.tukwila.wa.us. The
public hearing was closed on May 20, 2004, but you are welcome to attend the Planning
Commission deliberations.
Thank you for providing input on this issue.
Sincerely,
vo
Minnie Dhaliwal
Senior Planner
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206- 431 -3665:
PUBLIC HEARING:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
City of Tukwila
Department of Community Development Steve Lancaster, Director
COMPREHENSIVE
PLAN DESIGNATION:
ZONE DESIGNATION:
STAFF:
SUPPLEMENTAL STAFF REPORT
TO THE
PLANNING COMMISSION
May 20, 2004
Notice of application and public hearing was mailed and
posted on April 2, 2004. Notice of public hearing was also
published din the Seattle Times on May 7, 2004.
L03 -077
Susan Carlson for La Pianta LLC
Comprehensive Plan text amendments to the Tukwila
South element of the Comprehensive Plan.
Tukwila South is the area generally from South 180 Street
south to the City's annexation boundary at South 204
Street. A portion of this area is still part of the
unincorporated King County, which is in the City of
Tukwila's potential annexation area.
Existing Comprehensive Plan designations that apply to
this area are Tukwila Valley South (TVS), Heavy Industrial
(HI), Mixed Use Office (MUO), Low Density Residential
(LDR), Commercial Light Industrial (C /LI) and Tukwila
Urban Center (TUC).
Existing zoning designations that apply to this area are
Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed
Use Office (MUO), Low Density Residential (LDR),
Commercial Light Industrial (C /LI) and Tukwila Urban
Center (TUC).
SEPA DETERMINATION: DNS was issued April 22, 2004.
Minnie Dhaliwal
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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FINDINGS
Background
Staff report, File number L03 -077
ATTACHMENTS: A through D were included with the staff report prepared
for March 25, 2004 briefing.
E. Matrix outlining the existing policies along with the
applicant's requested changes and staff's recommendations.
F. Aerial Map of the Tukwila South area.
G. TVS section of the Tukwila Municipal Code.
H. Comprehensive Land Use Map Legend section of the
Comprehensive Plan
I. Map showing existing boundary of the Tukwila South
Master Plan area along with the proposed boundary.
The Planning Commission was briefed on this request on March 25, 2004. Since that
briefing the notice of application and public hearing was distributed to property owners
and residents within 500 feet of the area and it was published in the Seattle Times. There
were some inquiries about the proposed changes and no written comments were received.
The staff report prepared for the March 25, 2004 briefing included the description of the
proposed changes. Since the briefing staff has had further discussions with the applicant
and is recommending some additional revisions to the Comprehensive Land Use Map
legend. The area subject to Tukwila South Master Plan approval is proposed to be
expanded to not only include areas designated TVS but also areas designated LDR or
MUO. No redesignations of the Comprehensive Plan map are proposed at this time.
Instead the applicant has slightly revised their proposal to allow for unified consideration
of their entire proposal in the form of an overlay. To accomplish this overlay a brief
recognition of the overlay is incorporated in the Comprehensive Land Use Map Legend.
Also, the definitions of land use designations of LDR and MUO are proposed to be
amended, to include an exemption for the LDR and MUO areas within the overlay for the
Tukwila South Master Plan area subject to the terms of that overlay zone along with the
corresponding master plan and /or development agreement.
REVIEW CRITERIA
1) Is the issue adequately addressed in the Comprehensive Plan?
The Tukwila South element of the Comprehensive Plan establishes policy direction
for this area. Since the Comprehensive Plan was adopted in 1995, the applicant who
owns majority of the land in this area has developed plans for redevelopment of this
area, from the current agricultural and industrial uses to an urban multi -use district.
The proposed text amendments represent this new vision for this area. Following is a
summary of the existing policies under the Tukwila South element of the
Comprehensive Plan:
2
Staff report, File number L03 -077
• In the "Purpose" section, the area is described as a mix of vacant acreage and
agricultural, residential, and light and heavy industrial uses. There is no vision
section in the current plan.
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• The "Issues" section outlines topography of the valley wall with steep and z
moderate slopes; wetlands and watercourses; the levee along the river; water and re
sewer issues that need to be taken into consideration when planning for this area. 6 D
Also, there are references to the improvement and expansions of South 200 o o
Street, which have been completed since the Comprehensive Plan policies were u) w
adopted in 1995.
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• Under the first goal titled " Commercial /Industrial Valley ", the policies establish g
preserving the industrial uses south of South 180 Street and allowing the g
commercial uses for remainder of the valley floor. Also the policies establish the c
Tukwila South Master Plan area and the process for the master plan approval for � w
any significant land altering in that area. There is further discussion of hillside z =
topography and the transition issues of the master plan area with the adjoining z O
areas (Tukwila Urban Center to the north and agricultural areas to the south) that w w
will need to be evaluated as part of the master plan process. D o
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• Under the second goal titled "Residential Areas ", the existing policies allow low ° 1—
density residential neighborhoods on the hillsides and higher mixed -use densities = v uj
along the River. 1-- o
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• Under the third goal titled "Open Space Network ", the existing plan discusses U
protection and enhancement of the natural environments. Also, there is discussion p E
about trail improvements. Z
• Under the fourth goal titled "Transportation ", the existing plan discusses the street
network, east/west improvements needed and the need for additional I -5 ramps at
South 200 Street.
Thus it can be said that there are policies for this area in the existing Comprehensive
Plan and that they need to be re- evaluated in keeping with the applicant's new vision
and to achieve a planned and coordinated approach for future development.
Attachment E includes detailed existing policies along with applicant's request and
staff's recommendation.
2) If the issue is not addressed in the Comprehensive Plan, is there a public need
for the proposed change?
As stated above there are existing Comprehensive Plan policies for this area that were
established in 1995. At this time there is a need to be re- evaluate those policies in
response to the future development potential and the vision for this area.
3
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The applicant has proposed the following changes:
• Amendments to the "Purpose" and the "Vision" section to reflect their new vision z
of a multi -use district for this area. _
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cc • Under the "Issues" section, the applicant has proposed to take out the language D
about extending the levee south of South 196 street. However since the original v v
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request the applicant has determined that the levee will need to be extended to S. w o
204 Street and the language on levee in the Comprehensive Plan does not need w =
to be changed. Also, the section on improvements of South 200 Street are co
proposed to be deleted since the work has already been completed. The applicant w 0
has also proposed to delete the section that discusses the valley wall. 2
• Under the first goal titled " Commercial/Industrial Valley ", the applicant has w a
proposed to change the word "preserve" with "allow" in relation to the industrial t _
uses. Also, the language regarding reconstruction of the hillside is proposed to be z ~-
amended and an option that would allow a series of benches on the hillside is i z o
added. • _
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• Under the second goal titled "Residential Areas ", the applicant has asked to o 5
change the policies to allow higher density, mixed -use or stand -alone multifamily w tu
developments throughout the area. I
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• The applicant is not proposing any changes to the third and fourth goals titled " o c
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Open Space Network" and " Transportation ".
• The applicant is proposing to add a fifth goal titled " Economic Development ",
that establishes policy to invest in public improvements, develop programs and
incentives to attract new businesses and encourage public /private partnerships.
• Tukwila South Master Plan area is proposed to be expanded to not only include
areas designated TVS but also areas designated LDR or MUO. Also, the
definition of the land use designations of LDR and MUO are proposed to be
amended to state that LDR and MUO areas within the overlay for the Tukwila
South Master Plan area shall be governed according to the terms of that overlay
zone along with the corresponding master plan and /or development agreement.
At this time there is a need to reevaluate the existing policies in response to the future
development potential and the vision for this area. This reevaluation of the existing
policies will help to achieve a planned and coordinated redevelopment of this area.
See attachment E for detailed discussion.
4
Staff report, File number L03 -077
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3) Is the proposed change the best means for meeting the identified public need?
The applicant has proposed text amendments to the Tukwila South element of the
Comprehensive Plan. This element sets the broader policy direction for the z
development in this area. The proposed changes include ? z
• changing the vision and purpose section to reflect the new vision; cc
• encouraging a range of uses versus only industrial use in the area; 6 v
• allowing feasible redevelopment on the hillside with alternative engineering U o
methods;
• providing an emphasis on higher density, mixed and multi -use environments; and N
• adding new policy on economic development that broadly addresses the means to w 0
achieve a transition of this area to a more urban multi -use district. 2
• amending the boundary of Tukwila South Master Plan area to include not only g
areas designated TVS but also LDR and MUO and redefine the LDR and MUO to a
land use designations in the master plan area. _
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Attachment E lists each individual policy change along with the proposed change and z o
the staff's recommendation.
4) Will the proposed change result in a net benefit to the community? 0 -
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Amending the Tukwila South element of the Comprehensive Plan in light of the = v
applicant's new vision for this area will be a net benefit to the community as it will "_- z
establish broad policy direction, address major policy issues with redevelopment w co
plans and provide a planned, coordinated approach to future development. 0 P 0 ~.
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CONCLUSIONS
This request for text amendments to the Tukwila South element provides an opportunity
to the City to reevaluate and establish a clear policy direction for the future development
in the Tukwila South area. It is an opportunity for refinement of the work done in 1995
when the Comprehensive Plan policies were adopted. Attachment E includes discussion
of each policy change requested along with the staff's recommendation.
RECOMMENDATION
The staff's recommendations are included in the attachment E.
5
Staff report, File number L03 -077
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T1)KWILA MUNICIPAL CODE
Sections:
18.40.010
18.40.020
18.40.030
18.40.040
18.40.050
18.40.060
18.40.070
18.40.075
18.40.080
Page 18 -72
Chapter 18.40
TUKWILA VALLEY SOUTH
(TVS) DISTRICT
Purpose
Permitted Uses
Accessory Uses
Conditional Uses
Unclassified Uses
On -Site Hazardous Substances
Design Review
Tukwila South Master Plan Area
Basic Development Standards
18.40.010 Purpose
This district implements the Tukwila Valley South
Comprehensive Plan designation. It is intended to
provide an area of high- intensity regional uses that
include commercial services, offices, light industry,
warehousing and retail uses, with heavy industrial
uses subject to a Conditional Use Permit.
(Ord. 1758 §1(part). 1995)
18.40.020 Permitted Uses
The following uses are permitted outright within
the Tukwila Valley South district, subject to compliance
with all other applicable requirements of the Tukwila
Municipal Code.
1. Adult entertainment establishments are
permitted, subject to the following location restrictions:
a. No adult entertainment establishment
shall be allowed within the following distances from
the following specified uses, areas or zones, whether
such uses, areas or zones are located within or outside
the City limits:
(1) In or within 1,000 feet of any LDR,
MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone
districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with
curricula equivalent to elementary, junior or senior
high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools,
nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a) public park, trail, or public
recreational facility; or
(b) church, temple, synagogue or
chapel, or
(c) public library.
b. the distances specified in TMC
18.40.020.1.a. shall be measured by following a straight
line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest
point of the parcel of property or land use district
boundary line from which the proposed land use is to
be separated.
c. No adult entertainment establishment
shall be allowed to locate within 1,000 feet of an exist-
ing adult entertainment establishment. The distance
specified in this section shall be measured by following
a straight line between the nearest points of public
entry into each establishment.
2. Animal veterinary, including associated
temporary indoor boarding; access to an arterial
required.
3. Automobile, recreational vehicles or travel
trailer sales rooms and travel trailer or used car sales
lots. No dismantling of cars or travel trailers or sale of
used parts allowed.
4. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops
(enclosed within a building).
5. Beauty or barber shops.
6. Bicycle repair shops.
7. Billiard or pool rooms.
8. . Brew pubs.
9. Bus stations.
10. Cabinet shops or carpenters shops employ-
ing less than five people.
11. Commercial laundries.
12. Commercial parking subject to the Off -
Street Parking and Loading Chapter (18.56 TMC).
13. Computer software development and simi-
lar uses.
14 Contractor's storage yards.
15. Convalescent and nursing homes for not
more than twelve patients.
16. Convention facilities.
17. Day care centers.
18. Dwelling - One detached single - family unit
(includes factory built or modular home that meets
UBC).
19. Farming and farm - related activities.
20. Financial:
a. banking;
b. mortgage;
c. other services.
21. Fix -it, radio or television repair shops/
rental shops.
22. Fraternal organizations.
23. Frozen food lockers for individual or family
24. Greenhouses or nurseries (commercial).
25. Heavy equipment repair and salvage.
26. Hotels.
27. Industries involved with etching, film pro-
cessing, lithography, printing, and publishing.
28. Internet data /telecommunication centers.
29. Laundries:
a. self- serve; Attachment G
use.
Printed January 14, 2003
b. dry cleaning;
c. tailor, dyeing.
30. Libraries, museums or art galleries (public).
31. Manufacturing, processing and /or packag-
ing of food, including but not limited to, baked goods,
beverages (including fermenting and distilling), candy,
canned or preserved foods, dairy products and byprod-
ucts, frozen foods, instant foods and meats (provided
that no slaughtering is permitted).
32. Manufacturing, processing and /or packag-
ing pharmaceuticals and related products, such as cos-
metics and drugs.
33. Manufacturing, processing, and /or packag-
ing previously prepared materials including, but not
limited to, bags, brooms, brushes, canvas, clay, cloth-
ing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, tile, and wood.
34. Manufacturing, processing, assembling,
packaging and /or repairing electronic, mechanical or
precision instruments such as medical and dental
equipment, photographic goods, measurement and
control devices, and recording equipment.
35. Medical and dental laboratories.
36. Mortician and funeral homes.
37. Motels.
38. Offices, including:
a. medical;
b. dental;
c. government; excluding fire and police
d. professional;
e. administrative;
f. business, such as travel, real estate;
g. commercial.
39. Outpatient, inpatient, and emergency med-
ical and dental.
40. Pawnbrokers.
41. Planned shopping center (mall).
42. Plumbing shops (no tin work or outside
storage).
43. Parks, trails, picnic areas and playgrounds
(public) but not including amusement parks, golf
courses, or commercial recreation.
44. Railroad tracks, (including lead, spur, load-
ing or storage).
45. Recreation facilities (commercial - indoor),
athletic or health clubs.
46. Recreation facilities (commercial - indoor),
including bowling alleys, skating rinks, shooting
ranges.
stations;
47. Restaurants, including:
a. drive - through;
b. sit down;
c. cocktail lounges in conjunction with a
restaurant.
48. Retail sales of health and beauty aids, pre-
scription drugs, food, hardware, notions, crafts and craft
supplies, housewares, consumer electronics, photo
Printed January 14, 2003
TITLE 18 - ZONING
equipment and film processing, books, magazines, sta-
tionery, clothing, shoes, flowers, plants, pets, jewelry,
gifts, recreation equipment and sporting goods, and sim-
ilar items.
49. Retail sales of furniture, appliances, auto-
mobile parts and accessories, liquor, lumber /building
materials, lawn and garden supplies, farm supplies.
50. Sales and rental of heavy machinery and
equipment subject to landscaping requirements of the
Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
51. Salvage and wrecking operations that are
entirely enclosed within a building.
52. Schools and studios for education or self -
improvement.
53. Storage (outdoor) of materials allowed to be
manufactured or handled within facilities conforming
to uses under this chapter; and screened pursuant to
the Landscape, Recreation, Recycling /Solid Waste
Space Requirements chapter of this title.
54. Studios - art, photography, music, voice and
dance.
55. Taverns, nightclubs.
56. Telephone exchanges.
57. Theaters, excluding "adult entertainment
establishments ", as defined by this Code.
58. Tow truck operations, subject to all addi-
tional State and local regulations.
59. Truck terminals.
60. Warehouse storage and /or wholesale dis-
tribution facilities.
61. Other uses not specifically listed in this
title, which the Director determines to be:
a. similar in nature to and compatible
with other uses permitted outright within this district;
and
b. consistent with the stated purpose of
this district; and
c. consistent with the policies of the
Tukwila Comprehensive Plan.
(Ord. 1986 §15, 2001; Ord. 1974 §11, 2001;
Ord. 1971 §17, 2001; Ord. 1830 §25, 1998;
Ord. 1814 §2, 1997; Ord. 1774 §5, 1996;
Ord. 1758 §1(part), 1995)
18.40.030 Accessory Uses
Uses and structures customarily appurtenant to a
permitted use, and clearly incidental to such permitted
use, are allowed within the Tukwila Valley South
district, as follows:
1. Accessory dwelling unit, provided:
a. • minimum lot of 7,200 square feet;
b. accessory dwelling unit is no more
than 33% of the square footage of the primary residence
and a maximum of 1,000 square feet, whichever is
less;
Page 18 -73
TVKWILA MUNICIPAL CODE
c. one of the residences is the primary
residence of a person who owns at least 50% of the
property,
d. dwelling unit is incorporated into the
primary detached single - family residence, not a separ-
ate unit, so that both units appear to be of the same
design as if constructed at the same time;
e. minimum of three parking spaces on
the property with units less than 600 square feet, and a
minimum of four spaces for units over 600 square feet;
and
urns.
2. Dormitory as an accessory use to other
uses that are otherwise permitted or approved condi -
tional uses such as churches, universities, colleges or
schools.
3. Family child care home, provided the facil-
ity shall be licensed by the Department of Social and
Health Services Office of Child Care Policy and shall
provide a safe passenger loading zone.
4. Home occupations.
5. Parking areas.
6. Recreational area and facilities for employ -
7. Residences for security or maintenance
personnel.
(Ord. 1976 §59, 2001; Ord. 1758 §1(part), 1995)
18.40.040 Conditional Uses
The following uses may be allowed within the
Tukwila Valley South district, subject to the require-
ments, procedures, and conditions established by the
Conditional Use Permits chapter of this title.
1. Amusement parks.
2. Animals shelters and kennels, subject to all
additional State and local regulations (less than 4 cats or
dogs does not need a permit).
3. Cemeteries and crematories.
4. Churches and community center
buildings.
5. Colleges and universities.
6. Convalescent and nursing homes for more
than twelve patients.
7. Drive -in theaters.
ees.
8. Dwelling - Multi- family units (Max. 22.0
units /acre except senior citizen housing which is
allowed to 100 units /acre, as a mixed -use develop-
ment that is non - industrial in nature); must be located
on property adjacent to and not greater than 500 feet
from the Green River, Tukwila Pond, or Minkler
Pond.
9. Electrical substations - distribution.
10. Fire and police stations.
11. Hospitals, sanitariums, or similar insti-
tutions.
12. Manufacturing, processing and /or assem-
bling of electrical or mechanical equipment, vehicles
Page 18 -74
f. the units are not sold as condomini-
and machines including, but not limited to, heavy and
light machinery, tools, airplanes, boats or other trans-
portation vehicles and equipment.
13. Manufacturing, processing and /or assem-
bling chemicals, light metals, plastics, solvents, soap,
wood, coal, glass, enamels, textiles, fabrics, plaster,
agricultural products or animal products (no rendering
or slaughtering).
14. Manufacturing, processing and /or assem-
bling of previously manufactured metals, such as iron
and steel fabrication; steel production by electric arc
melting, argon oxygen refining, and consumable elec-
trode melting; and similar heavy industrial uses.
15. Manufacturing, processing and /or assem-
bling previously prepared metals including, but not
limited to, stamping, 'dyeing, shearing or punching of
metal, engraving, galvanizing and hand - forging.
16. Park and ride lots.
17. Radios, television, microwave, cellular or
observation stations and towers.
18. Recreation facilities (public) including, but
not limited to, sports fields, community centers, and
golf courses.
19. Recreation facilities (commercial - outdoor),
including golf courses, golf driving ranges, fairgrounds,
animal race tracks, sports fields.
20. Rock crushing, asphalt or concrete batching
or mixing, stone cutting, brick manufacture, marble
work, and the assembly of products from the above
materials.
21. Salvage and wrecking operations.
22. Schools, preschool, elementary, junior or
high schools (public), and equivalent private schools.
23. Storage (outdoor) of materials is permitted
up to a height of 20 feet with a front yard setback of 25
feet, and to a height of 50 feet with a front yard setback
of 100 feet; security required.
(Ord. 1865 §46, 1999; Ord. 1830 §26, 1998;
Ord. 1758 §1(part), 1995)
18.40.050 Unclassified Uses
The following uses may be allowed within the
Tukwila Valley South district, subject to the require-
ments, procedures and conditions established by TMC
Chapter 18.66, Unclassified Use Permits.
1. Airports, landing fields and heliports
(except emergency sites).
2. Cement manufacturing.
3. Conversions of rental multi - family struc-
tures to condominiums or owner - occupied multi-
family housing, but excluding the construction of new
condominium or owner - occupied multi - family
housing.
4. Electrical substation - transmission/
switching.
5. Essential public facilities, except those uses
listed separately in any of the districts established by
this title.
Printed January 14, 2003
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Lot area per unit (multi-
family, except senior
citizen housing), minimum
2,000 sq. ft.
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of the yard is within 50 feet of
LDR, MDR, HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
5 feet
• Rear, if any portion of the yard is within 50 feet of LDR,
MDR, HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
Height, maximum
115 feet
Landscape requirements (minimum):
See Landscape, Recreation, Recycling /Solid Waste
Space requirements chapter for further requirements
• Fronts
15 feet
Required landscaping may
include a mix of plant
materials, pedestrian
amenities and features,
outdoor cafe -type seating
and similar features, subject
to approval as a Type 2
special permission decision.
• Sides
None
• Sides, if any portion of
the yard is within 50 feet
of LDR, MDR, HDR
10 feet
• Rear
None
• Rear, if any portion of
the yard is within 50 feet
of LDR, MDR, HDR
10 feet
Recreation space
200 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 18.56, Off street
Parking /Loading Regulations ,
• Office
3 per 1,000 sq. ft.
usable floor area min.
• Retail
4 per 1,000 sq. ft.
usable floor area min.
• Manufacturing
1 per 1,000 sq. ft.
usable floor area min.
6. Hydroelectric and private utility power
generating plants.
7. Landfills and excavations which the
responsible official, acting pursuant to the State
Environmental Policy Act, determines are significant
environmental actions.
8. Manufacturing, refining, or storing highly
volatile noxious or explosive products (less than tank
car lots) such as acids, petroleum products, oil or gas,
matches, fertilizer or insecticides; except for accessory
storage of such materials.
9. Railroad freight or classification yards.
10. Removal and processing of sand, gravel,
rock, peat, black soil, and other natural deposits together
with associated structures.
11. Transfer stations (refuse and garbage)
when operated by a public agency.
12. Mass transit facilities.
(Ord. 1991 §10, 2002; Ord. 1976 §61, 2001;
Ord, 1865 §47, 1999; Ord. 1758 §1(part), 1995)
18.40.060 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 21.08.)
(Ord. 1758 §1(part), 1995)
18.40.070 Design Review
Design review is required for new development
within 300 feet of residential districts; within 200 feet
of the Green /Duwamish River; for developments
larger than 1,500 sq. ft. and for all multi - family
developments. Commercial structures between 1,500
and 10,000 square feet and multi- family structures up
to 1,500 square feet will be reviewed administratively.
(Ord. 2005 §15, 2002; Ord. 1758 §1(part), 1995)
18.40.075 Tukwila South Master Plan Area
A master plan is required prior to any significant
land altering that details full development of the
Tukwila South Master Plan Area infrastructure with its
commercial or light industrial uses and open space
network areas. The master plan shall address: the
multiple issues of hillside, wetland and watercourse
preservation and impact mitigation, in accordance with
Tukwila policies; protection of fish and wildlife habitat;
appropriate flood protection and shoreline policies and
guidelines; and the realignment of 57th Avenue South
to maximize parcel size and to coordinate with the
overall development plan.
(Ord. 1758 §1(part), 1995)
Printed January 14, 2003
TITLE 18 — ZONING
18.40.080 Basic Development Standards
Development within the Tukwila Valley South
district shall conform to the following listed and
referenced standards:
TVS BASIC DEVELOPMENT STANDARDS
Page 18 -75
.TUKWILA MUNICIPAL CODE
• Warehousing
• Other uses, including
senior citizen housing
1 per 2,000 sq. ft.
usable floor area min.
See TMC 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 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.
Page 18 -76
(Ord. 1976 §60, 2001; Ord. 1872 §13, 1999;
Ord. 1830 §27, 1998; Ord. 1758 §1 (part), 1995)
Chapter 18.42
PUBLIC RECREATION OVERLAY
Sections:
18.42.010 Purpose
18.42.020 Permitted Uses
18.42.030 Basic Development Standards
18.42.010 Purpose
This district implements the Public Recreation
Comprehensive Plan designation, which is intended to
reserve certain areas owned or controlled by a public
or quasi - public agency for either passive or active
public recreation use. • As an overlay district, the PRO
district may be combined with any other district
established by this Title, and the provisions of this
chapter shall be in addition to the provision for the
underlying district.
(Ord. 1758 §1(part), 1995)
18.42.020 Permitted Uses
The following uses are permitted outright within
the PRO district, subject to compliance with all other
applicable requirements of the Tukwila Municipal
Code.
1. Public parks, trails, picnic areas and play-
grounds, but not including amusement parks, golf
courses, or commercial recreation.
2. Recreation facilities (public) including, but
not limited to, sports fields, community centers, and
golf courses.
3. Schools, preschools, elementary, junior,
and senior high schools (public).
(Ord. 1758 §1(part), 1995)
18.42.030 Basic Development Standards
Development standards for the PRO district shall be
as specified by this Title for the underlying district.
(Ord. 1758 §1(part), 1995)
Printed January 14, 2003
TUKWILA COMPREHENSIVE PLAN
COMPREHENSIVE
LAND USE MAP LEGEND
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Low - density residential: Areas characterized by detached single -
family residential structures; 0 to 6.7 units per net acre. (See Housing o
and Residential Neighborhoods elements in Plan text.) z
The Land Use map included in the Plan reflects the goals and policies
within the Comprehensive Plan elements. It conveys the long -term
plan for the primary -use character of the various city neighborhoods.
All areas of the City have distinct characters, established many years
ago. There are a few parcels of land that are remnants of the City's
history as a farming community, but most land is now suburban
residential, commercial, and industrial.
Changes in existing land use patterns are proposed in some areas to
reflect the community's goals. Such change is expected to occur
gradually, as strategic plans for specific areas are developed, as the plans
are implemented and promoted, and as public and private investment is
made.
The land use designations employed on the map are defined below.
LAND USE DESIGNATIONS
Medium - density residential: Areas characterized by residential
duplexes, triplexes, and four- plexes; 6.8 to 14.5 units per net acre. (See
Housing and Residential Neighborhoods elements in Plan text.)
High - density residential: Areas characterized by multi- family
buildings: 15 - 21.8 units per net acre. (See Housing and Residential
Neighborhoods elements in Plan text.)
Office: Areas characterized by professional and commercial office
structures mixed with certain complementary retail.
Mixed -Use Office: Areas characterized by professional and
commercial office structures, mixed with certain complementary retail,
and residential uses. (See Transportation Corridors and Tukwila South
elements in Plan text.)
April 12, 1996
4
ATTACHMENT H
TUKWILA COMPREHENSIVE PLAN
190
Siffitntrantrtrmanztr.
Residential Commercial Center: Pedestrian - friendly areas
characterized and scaled to serve a local neighborhood, with a diverse
mix of uses. Uses include certain commercial uses mixed with
residential at second story or above, with a maximum density of 14.5
units per acre; retail; service; office; and recreational and community
facilities. (See Residential Neighborhoods in Plan text.)
Neighborhood Commercial Center: Pedestrian- friendly areas
characterized and scaled to serve multiple residential areas, with a
diverse mix of uses. Uses include certain commercial uses mixed with
residential at second story or above, with a maximum density of 14.5
units per acre; retail; service; office; and recreational and community
facilities, generally along a transportation corridor. (See Transportation
Corridors element in Plan text.)
Regional Commercial: Areas characterized by commercial services,
offices, lodging, entertainment, and retail activities with associated
warehousing and accessory light industrial uses, along a transportation
corridor and intended for high - intensity regional uses. (See
Transportation Corridors element in Plan text.)
Regional Commercial Mixed Use: Areas characterized by
commercial services, offices, lodging, entertainment, retail activities
with associated warehousing, and accessory light industrial uses.
Residential uses mixed with certain commercial uses are also allowed,
at second story or above levels, subject to special design standards, and
with a maximum density of 14.5 units per acre. (See Interurban
Avenue South and Southcenter Boulevard in Transportation Corridors
element in Plan text.)
Tukwila Urban Center: A specific area characterized by high- intensity
regional uses that include commercial services, offices, light industry,
warehousing and retail uses, with a portion covered by the TUC Urban
Center Mixed Use Residential Overlay. (See Tukwila Urban Center
element in Plan text.)
Commercial /Light Industrial: Areas characterized by a mix of
commercial, office or light industrial uses. (See the following elements
in Plan text: Economic Development, Residential Neighborhoods,
Transportation Cgrridors, Tukwila South.)
Tukwila Valley South: A specific area characterized by high - intensity
regional uses that include commercial services, offices, light industry,
warehousing and retail, with heavy industrial subject to a Conditional
Use Permit.
Light Industrial: Areas characterized by distributive and light
manufacturing uses, with supportive commercial and office uses. (See
Manufacturing /Industrial Center and Economic Development
elements in Plan text.)
April 12, 1996
Heavy Industrial: Areas characterized by heavy or bulk manufacturing
uses and distributive and light manufacturing uses, with supportive
commercial and office uses. (See the following elements in Plan text:
Economic Development, Shoreline, Manufacturing/ Industrial Center,
and Tukwila South Planned Area.)
Manufacturing /Industrial Center — Light Industrial: A major
employment area containing distributive and light manufacturing uses,
with supportive commercial and office uses. (See
Manufacturing /Industrial Center element in Plan text.)
Manufacturing /Industrial Center — Heavy Industrial: A major
employment area containing distributive, light manufacturing and heavy
manufacturing uses, with supportive commercial and office uses. (See
Manufacturing /Industrial Center element in Plan text.)
SPECIAL OVERLAYS
Public Recreation: Areas owned or controlled by a public or quasi -
public agency, which are 'dedicated for either passive or active public
recreation use, or public educational uses. (See Community Image and
Residential Neighborhoods elements in Plan text.)
Shoreline: An overlay area parallel to the banks of the Green /Duwamish
River approximately 200' wide on either side of the river (as defined in
the Tukwila Shoreline Master Program). (See Shoreline element in Plan
text.)
Tukwila South Master Plan Area: This special overlay is based on
unique conditions including the presence of significant water features
such as wetlands, watercourses and the river, and topographic changes
that will influence the future development of the land. (See Tukwila
South and Annexation elements in Plan text.)
SUB -AREAS
Tukwila Urban Center: A special area of retail and commercial
services, residential, industrial development, entertainment, and
recreational and cultural amenities connected by an expanded transit
system to a regional system of centers, and by adequate motor vehicle
and pedestrian facilities. (See Tukwila Urban Center element in Plan
text.)
Manufacturing /Industrial Center: A major employment area
containing manufacturing and industrial usesand other uses that support
those industries. (See the following elements in Plan text: Economic
Development, Shorelines, and Manufacturing /Industrial Center.)
April 12, 1996
TUKWILA COMPREHENSIVE PLAN
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TUKWILA COMPREHENSIVE PLAN
Potential Annexation Areas: Areas currently located outside Tukwila
city limits, which the City may consider for annexation in the future.
Potential land use designations for these areas are shown on the
Comprehensive Plan Map. (See Annexation element in Plan text.) C z
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Transportation Corridors: Three corridors that are similar in their
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• Southcenter Boulevard Corridor 2 ri
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Tukwila South: An area extending south of the Tukwila Urban Center = ~ a
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to South 204th Street, that includes the City of Tukwila and z F-
unincorporated King County parcels, with a portion covered by the z o
T ukwila South Master Plan Area Overlay. (See Tukwila South element
in Plan text.) z • o
Residential Neighborhoods: Residential areas located throughout o 0
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Tukwila characterized by a mix of single- family residences, multi- o w
family residences and Residential or Neighborhood Commercial ui
Centers. (See Residential Neighborhoods element in Plan text.) u_ O
Tukwila Urban Center Mixed Use Residential: Areas adjacent to ui z
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water amenities (i.e., Tukwila
the Green River, and Miner wila Pond, z
Pond) that allow mixed use residential, subject to special design
standards, with a maximum density of 22 units per acre. These are the
only areas where mixed use residential is allowed in the
T text Tukwila
Urban Center. (See Tukwila Urban Center element
Tukwila Valley South Mixed Use Residential: Areas adjacent to the
Green River that allow mixed use residential, subje to. special The e esign
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standards, with a maximum density of 22 units per
only areas where mixed usresidential Valley South elemen in Pla text.)
Valley South area. (See Tukwila Y
April 12, 1996
File: L03 -0077
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May 14, 2004
Charles Bauer
19805 Orillia Road South
Kent WA 98032
City of Tukwila Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
Re: Comprehensive Plan amendment request by La Pianta LLC for Comprehensive
Plan text changes. File Numbers: L 03 -077 and E04 -004.
Dear Mr. Bauer:
The above - mentioned application is scheduled for a public hearing by the Planning Commission
on May 20, 2004 at 7:00 p.m. in the City Council Chambers located at 6200 Southcenter
Boulevard.
Attached is a copy of the staff report that has been provided to the Planning Commission at this
time. Also, attached is an agenda for the meeting.
If you have any further questions! concerns or would like to see additional information in the file
at this time you can reach me at 206 -431 -3685 or by email at mdhaliwal@ci.tukwila.wa.us. You
can also come to the hearing and give your comments on the proposal before the Planning
Commission.
Thank you for providing input on this issue.
Sincerely,
✓t-
Minnie Dhaliwal
Senior Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
City of Tukwila
Department of Community Development Steve Lancaster, Director
NOTICE OF APPLICATION AND PUBLIC HEARING
DATED April 2, 2004
The following applications have been submitted to the City of Tukwila Department of Community
Development for review and decision. This application is scheduled for a pubic hearing on May 20,
2004 at 7:00 p.m. in the Council Chamber at the City Hall.
APPLICANT: Susan Carlson for La Pianta LLC
LOCATION: Tukwila South is the area generally from South 180 Street south to
the City's annexation boundary at South 204` Street. A portion of this
area is still part of the unincorporated King County, which is in the
City of Tukwila's potential annexation area.
FILE NUMBERS: L03 -077 (Comprehensive Plan Amendment) and E04 -004 (SEPA)
PROPOSAL: Comprehensive Plan text amendments to the Tukwila South clement
of the Comprehensive Plan.
These files can be reviewed at the Department of Community Development, 6300 Southcenter
Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available.
OPPORTUNITY FOR PUBLIC COMMENT
The City of Tukwila welcomes both written and verbal comments about the proposed
Comprehensive Plan amendment and the associated SEPA application. You must submit your
comments in writing to the Department of Community Development by 5:00 p.m. on April 16,
2004. Please address comments to Minnie Dhaliwal, 6300 Southcenter Boulevard, Suite 100,
Tukwila WA 98188 or via e -mail to mdhaliwal @ci.tukwila.wa.us.
This matter is also scheduled for a public hearing on May 20, 2004, at 7:00 p.m. in the Council
Chambers at City Hall, 6200 Southcenter Boulevard, Tukwila, WA. If you are interested in
attending the hearing, please contact the Department at (206) 431 -3670 to ensure the hearing is still
scheduled for this date. If you cannot submit comments in writing by April 16, 2004, you may still
appear at the hearing and give your comments on the proposal before the Planning Commission.
If you have questions about this proposal contact Minnie Dhaliwal, Planner -in- charge of this file.
Anyone who submits written comments will become parties of record and will be notified of any
decision on this project.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665
Steven M. Mullet, Mayor
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION
I. 31,13aAzu g 1(0Ck HEREBY DECLARE THAT:
X
`
Notice of Public Hearing
Determination of Non- Significance
Notice of Public Meeting
Mitigated Determination of Non -
Significance
g
Board of Adjustment Agenda Pkt
Deterrnination�f Significance :& Scoping
Notice
Board of Appeals Agenda Pkt
Mailer's Signature: / ►/ t , -D ,
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Notice of Action
Planning Commission Agenda Pkt
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Official Notice
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for .Shoreline Mgmt
Permit
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FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
Other
Was mailed to each of the addresses listed on this .2 .
year 20v Li
P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM
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,'OFFICE OF ARCHAEOLOGY
f TRANSPORTATION DEPARTMENT
DEPT NATURAL RESOURCES
OFFICE OF THE GOVERNOR
A DEPT OF COMM. TRADE & ECONOMIC DEV.
DEPT OF FISHERIES & WILDLIFE
U.S. ARMY CORPS OF ENGINEERS
FEDERAL HIGHWAY ADMINISTRATION
DEPT OF FISH & WILDLIFE
pg BOUNDARY REVIEW BOARD
() FIRE DISTRICT #11
IA FIRE DISTRICT #2
10¢ K.C. WASTEWATER TREATMENT DIVISION
M DEPT OF PARKS & REC
P4 ASSESSOR'S OFFICE
TUKWILA SCHOOL DISTRICT
TUKWILA LIBRARY
RENTON LIBRARY
Q ) KENT LIBRARY
CITY OF SEATTLE LIBRARY
() QWEST
( ) SEATTLE CITY LIGHT
( ) PUGET SOUND ENERGY
( ) HIGHLINE WATER DISTRICT
( ) SEATTLE WATER DEPARTMENT
( ) AT &T CABLE SERVICES
Q KENT PLANNING DEPT
( ) TUKWILA CITY DEPARTMENTS:
( ) FIRE
() FINANCE
( ) BUILDING
( ) MAYOR
() PUBLIC WORKS
() POLICE
( ) PLANNING
() PARKS & REC.
() CITY CLERK
PUGET SOUND REGIONAL COUNCIL •
) SW K C CHAMBER OF COMMERCE
f) MUCKLESHOOT INDIAN TRIBE
(w CULTURAL RESOURCES PROGRAM
(y) FISHERIES PROGRAM
(WILDLIFE PROGRAM
( ) SEATTLE TIMES
( ) SOUTH COUNTY JOURNAL
P:\ ADMINISTRATIVE \FORMS\CHKLIST. DOC
CHECKLIST: ENVIRONMENTAL REVIEW /SHORELINE PERMIT MAILINGS
FEDERAL AGENCIES
WASHINGTON STATE AGENCIES
KING COUNTY AGENCIES
SCHOOLS /LIBRARIES
UTILITIES
CITY AGENCIES
OTHER LOCAL AGENCIES
MEDIA
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kU.S. ENVIRONMENTAL PROTECTION AGENCY
U.S. DEPT OF H.U.D.
NATIONAL MARINE FISHERIES SERVICE
( ) DEPT OF SOCIAL & HEALTH SERV.
() DEPT OF ECOLOGY, SHORELAND DIV
14 DEPT OF ECOLOGY, SEPA DIVISION*
OFFICE OF ATTORNEY GENERAL
CHKLIST W/ DETERMINATIONS
* SEND SITE MAPS WITH DECISION
qQ HEALTH DEPT
()PORT OF SEATTLE
h4 K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR
R K.C. TRANSIT DIVISION - SEPA OFFICIAL
K.C. LAND & WATER RESOURCES
p9. FOSTER LIBRARY
( ) K C PUBLIC LIBRARY
p HIGHLINE SCHOOL DISTRICT
( ) SEATTLE SCHOOL DISTRICT
( ) RENTON SCHOOL DISTRICT
() OLYMPIC PIPELINE
( ) VAL -VUE SEWER DISTRICT
( ) WATER DISTRICT #20
( ) WATER DISTRICT #125
( ) CITY OF RENTON PUBLIC WORKS
( ) BRYN MAWR- LAKERIDGE SEWER/WATER DISTRICT
RENTON PLANNING DEPT
CITY OF SEA -TAC
>Q CITY OF BURIEN
( ) TUKWILA PLANNING COMMISSION MEMBERS
( ) TUKWILA CITY COUNCIL MEMBERS
CITY OF SEATTLE - SEPA INFO CENTER - DCLU
,STRATEGIC PLANNING OFFICE*
* NOTICE OF ALL SEATTLE RELATED PLNG PROJ.
DUWAMISH INDIAN TRIBE
) P.S. AIR POLLUTION CLEAN AGENCY
SOUND TRANSIT
DUWAMISH RIVER CLEAN -UP COALITION
*SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER
( ) HIGHLINE TIMES
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SEPA MAILINGS
Mail to: (comment period starts on date of mailing)',
Dept. of Ecology Environmental Review Section
*Applicant
*Other agencies as necessary (checked off on attached list)
*Any parties of record
Send These Documents to DOE:
SEPA Determination (3 -part from Sierra)
Findings (staff report, usu. with MDNS)
SEPA Checklist (filled out by applicant)
P:\ADMINISTRATIVE\FORMS \CI KLIST.DOC
PUBLIC NOTICE MAILINGS FOR PERMITS
* send only the staff report, site plan and the SEPA Determination
KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit.demand
Drawings/Plans of project (site plan, elevations, ety,from PMT's)
Affidavit of Distribution (notice was mailed or seht'to newspaper) ri•
SHORELINE MAILINGS:
Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500
feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of
Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit
written comments on the application or desiring to.receive notification of the final decision on the application may do so
within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must indlude the
information that written comments may be submitted, or oral presentation made at the hearing.
•:•
Shoreline Permit Notice of Decision:
Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE)
Department of Ecology Shorelands Section
State Attorney General
*Applicant
*Indian Tribes
*Other agencies as necessary (checked off on attached list).
*Any parties of record
* send only the staff report, site plan and the SEPA Determination
Send These Documents to DOE and Attorney GcLreral:
Permit Data Sheet
Shoreline Substantial Development Permit (3- part'from Sierra)
Findings (staff report or memo) .
Shoreline Permit Application Form (filled out by 4p)licant)
Drawings/Plans of project (site plan, elevations, etc) from PMT's)
- Site plan, with mean high water mark & improvements
— Cross - sections of site with structures & shoreline
- Grading Plan
— Vicinity map
SEPA determination (3 -part from Sierra)
Findings (staff report or memo)
SEPA Checklist (filled out by applicant)
Any background studies related to impacts on shoreline
Notice of Application
Affidavit of Distribution (notice was mailed)
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VICINITY
SEGALE PROPERTY
EXISTING LAND USE FOR COMPREHENSIVE PLAN AMENDMENT
TUKWILA, KING COUNTY, WASHINGTON
RECEIVED
DEC 1 3 1 2003
COMMUNITY
DEVELOPMENT
benuNclari
Renton"!
Smooth Feed SheetsTM Use template for 5660®
Charles A Bauer
RE:023900 0248
19805 Orillia Rd S
Kent WA 98032
Douglas D & Clare I Thompson
RE:023900 0351
15018 SE 224th St
Kent WA 98042
Richard L & Elizabeth P Buck
RE:032204 9005
24601 SE 220th St
Maple Valley WA 98038
OCONNELL HERITAGE LLC
RE:032204 9022
20431 Frager Rd S
Kent WA 98032
Patricia Kiwa Lynch
RE:032204 9060
4411 S 200th St
Kent WA 98032
LA PIANTA LLC
RE:032204 9092
PO Box 88028
Tukwila WA 98138
LA PIANTA LLC
RE:032204 9100
PO Box 88028
Tukwila WA 98138
Jason & Melissa C Alexander
RE:184030 0190
17812 51st Ave S
SeaTac WA 98188
AVERY® Address Labels
Charles A Bauer
RE:023900 0246
19805 Orillia Rd S
Kent WA 98032
Patricia Kiwa Lynch
RE:023900 0300
4411 S 200th St
Kent WA 98032
LA PIANTA LLC
RE:023900 0352
PO Box 88028
Tukwila WA 98138
Anton Zgraggen
RE:032204 9020
4503 S 204th St
Kent WA 98032
G L Arnold
RE:032204 9052
20016 Orillia Rd S
Kent WA 98032
Laura Mae Billy
RE:032204 9061
22232 196th Ave SE
Renton WA 98058
LA PIANTA LLC
RE:032204 9093
PO Box 88028
Tukwila WA 98138
Marilyn J Robinson
RE:184030 0181
5129 S 178th St
Seattle WA 98188
CASTELLO LAND CO INC
RE:262304 9013
PO Box 40629
Bellevue WA 98015
Douglas D & Clare I Thompson
RE:023900 0247
15018 SE 224th St
Kent WA 98042
Vincent Coluccio
RE:023900 0320
210 SW 194th PI
Normandy Park WA 98166
Vincent Coluccio
RE:023900 0365
210 SW 194th PI
Normandy Park WA 98166
Anton Zgraggen
RE:032204 9020
4503 S 204th St
Kent WA 98032
LA PIANTA LLC
RE:032204 9056
PO Box 88028
Tukwila WA 98138
Charles N Anderson
RE:032204 9062
20230 Orillia Rd. S
Kent WA 98032
Richard L & Elizabeth P Buck
RE:032204 9067
24601 SE 220th St
Maple Valley WA 98038
Robert N & Myrna L Bauer
RE:032204 9097
15045 SE 296th St
Kent WA 98042
Ty & Van Ly Lam
RE:184030 0185
9221 14th Ave SW
Seattle WA 98106
LA PIANTA LLC
RE:262304 9065
PO Box 88028
Tukwila WA 98138
Clear Laser 5660®
Smooth Feed Sheets"'
CASTELLO LAND CO INC
RE:262304 9096
PO Box 40629
Bellevue WA 98015
KIR Tukwila L.P.
RE:262304 9110
301 Minkler Blvd
Tukwila WA 98188
N B Kaiser
RE:352304 9010
5126 S 178th St
Seatac WA 98188
Franmo Holdings L L C
RE:352304 9031
3300 Douglas Blvd #440
Roseville CA 95661
ALLIED DISTRICT PROPERTIES
RE:352304 9087
33 W Monroe St #21
Chicago IL 60603
HOME DEPOT U S A INC
RE:352304 9101
2727 Paces Ferry Rd NW
Atlanta GA 30339
MILLER LAKE RANCHES LLC
RE:352304 9123
17850 Southcenter Pkwy
Tukwila WA 98188
AVERY® Address Labels
KIR Tukwila L.P.
RE:262304 9110
301 Minkler Blvd
Tukwila WA 98188
RAMOS PROPERTIES LLC
RE:262304 9134
133 SW 158th St
Burien WA 98166
Paul Jonientz
RE:352304 9019
5565 S 178th St
Seattle WA 98188
MILLER LAKE RANCHES LLC
RE:352304 9061
17800 Southcenter Pkwy
Tukwila WA 98188
ALLIED DISTRICT PROPERTIES
RE:352304 9088
33 W Monroe St #21
Chicago IL 60603
JAM ASSOC I & JBM ASSOC I
RE:352304 9107
2500 Sand Hill Rd #240
Menlo Park CA 94025
Use template for 5660®
KIR Tukwila L.P.
RE:262304 9110
301 Minkler Blvd
Tukwila WA 98188
16 LP Jamestown
RE:262304 9136
17555 Southcenter Pkwy
Tukwila WA 98188
Franmo Holdings L L C
RE:352304 9031
3300 Douglas Blvd #440
Roseville CA 95661
William M & Susan J Starr
RE:352304 9076
PO Box 98134
Des Moines WA 98198
Melinda Dollison
RE:352304 9090
5563 S 178th St
Tukwila WA 98188
MILLER LAKE RANCHES LLC
RE:352304 9123
17850 Southcenter Pkwy
Tukwila WA 98188
Clear Laser 5660®
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188 -2599
Charles A Bauer
RE:023900 0246
19805 Orillia Rd S
Kent WA 98032
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PB METER
7090823
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
U.S. POSTAGE
MEETING DATE:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN DESIGNATION:
ZONE DESIGNATION:
STAFF:
ATTACHMENTS:
City of Tukwila
Department of Community Development
STAFF REPORT
TO THE
CITY COUNCIL
March 15, 2004
Notice was published in the Seattle Times on February 13,
2004.
L03 -077
Susan Carlson for La Pianta LLC
Comprehensive Plan text amendments to the Tukwila
South element of the Comprehensive Plan.
Tukwila South is the area generally from South 180 Street
south to the City's annexation boundary at South 204
Street. A portion of this area is still part of the
unincorporated King County, which is in the City of
Tukwila's potential annexation area.
Existing Comprehensive Plan designations that apply to
this area are Tukwila Valley South (TVS), Heavy Industrial
(HI), Mixed Use Office (MUO), Low Density Residential
(LDR), Commercial Light Industrial (C /LI) and Tukwila
Urban Center (TUC).
Existing zoning designations that apply to this area are
Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed
Use Office (MUO), Low Density Residential (LDR),
Commercial Light Industrial (C /LI) and Tukwila Urban
Center (TUC).
Minnie Dhaliwal
A. Comprehensive Plan Amendment Application
B. Letter from the applicant withdrawing the request for
Comprehensive Plan map changes.
C. Tukwila South element of the Comprehensive Plan
Steven M. Mullet, Mayor
Steve Lancaster, Director
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 - 3670 • Fax: 206 - 431 -3665
FINDINGS
Background and Site Information
The applicant, La Pianta, LLC owns approximately 400 acres within the Tukwila South
area, about half of which is in the City of Tukwila and the remainder is in the
unincorporated King County. The areas within the unincorporated King County are
within Tukwila's Potential Annexation Area. The applicant has indicated that a notice of
intent to annex this area will be submitted to the City in the near future. Also, an
application for master plan approval will be submitted in the near future. At this time the
applicant is requesting text amendment to the Tukwila South element of the City's
Comprehensive Plan.
Project Description
Staff report, File number L03 -077
The applicant had originally proposed to amend the Comprehensive Plan designations in
the Tukwila South area, from LDR and MUO designations to TVS, along with the text
amendments to the Tukwila South element of the Comprehensive Plan. Since the original
application, the applicant has withdrawn the map changes, which they plan on
incorporating as part of the master plan application for the area.
The applicant envisions this area to be transitioned from the current agricultural and
industrial area to an urban multi -use district. The proposed Comprehensive Plan text
revisions can be categorized as follows:
1. The purpose section is proposed to be updated to make it consistent with the proposed
vision for redevelopment in this area.
2. The issues section is proposed to be updated and the reference to improvements to
South 200 Street are proposed to be deleted since the improvements have already
been completed. The applicant has also proposed that issues related to levee system
and the valley wall be deleted.
3. Under Goal 9.1, Commercial and Industrial Valley, policies are proposed to be
amended to recognize and encourage a range of uses in the Tukwila South area versus
only industrial use, and language is proposed to allow feasible redevelopment on the
hillside with alternative engineering methods.
4. Under Goal 9.2, Residential Areas, the proposed text amendments provide an
emphasis on higher density, mixed and multi -use environments.
5. A new goal, entitled Goal 9.5, Economic Development is proposed that broadly
addresses means to achieve a transition of this area to a more urban multi -use district.
Surrounding Uses
Existing land uses south of South 180 Street along Southcenter Parkway are primarily
vacant and agricultural along with light and heavy industrial uses that include Segale
Business Park, Southcenter Driving Range, Atlas Van Line, Seattle Tractor, Gaco
Western and Enterprise Car Rental.
2
REVIEW CRITERIA
1) Is the issue adequately addressed in the Comprehensive Plan?
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The Tukwila South element of the Comprehensive Plan establishes policy direction
for this area. Since the Comprehensive Plan was adopted in 1995, the applicant who ~ w
owns majority of the land in this area has developed plans for redevelopment of this 6
area, from the current agricultural and industrial uses to an urban multi -use district. v v
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The proposed text amendments represent this new vision for this area. The policies Cl)
for this area need to be reevaluated in keeping with this new vision and to achieve a w =
planned and coordinated approach for future development.
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2) If the issue is not addressed in the Comprehensive Plan, is there a public need g
for the proposed change?
co
The Comprehensive Plan policies need to be reevaluated in response to the future F
development potential and vision for this area. It is in the City's best interest to z
achieve a planned, coordinated approach for the redevelopment of this area. z
3) Is the proposed change the best means for meeting the identified public need?
• Ca
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The applicant has proposed text amendments to the Tukwila South element of the w w
Comprehensive Plan. This element sets the broader policy direction for the F =- 0
development in this area. The proposed changes include L—`' Z
• changing the vision and purpose section to reflect the new vision; v U)
• encouraging a range of uses versus only industrial use in the area; F. I
• allowing feasible redevelopment on the hillside with alternative engineering z
methods;
• providing an emphasis on higher density, mixed and multi -use environments; and
• adding new policy on economic development that broadly addresses the means to
achieve a transition of this area to a more urban multi -use district.
While each individual policy change will need to be evaluated to determine if the
proposed change is the best means for meeting the identified public need, it is clear
that amendment of the Comprehensive Plan policies is the best mechanism to
establish or reevaluate a policy direction for this area.
4) Will the proposed change result in a net benefit to the community?
Amending the Tukwila South element of the Comprehensive Plan in light of the
applicant's new vision for this area will be a net benefit to the community as it will
establish broad policy direction, address major policy issues with redevelopment
plans and provide a planned, coordinated approach to future development.
3
Staff report, File number L03 -077
CONCLUSIONS
Staff report, File number L03 -077
This request for text amendments to the Tukwila South element provides an opportunity
to the City to reevaluate and establish a clear policy direction for the future development
in the Tukwila South area. It is an opportunity for refinement of the work done in 1995
when the Comprehensive Plan policies were adopted. It is prudent for the city to amend
and/or add any new policies in order to provide a planned, coordinated approach for
future redevelopment of the area while taking into account the applicant's new vision and
addressing overall city objectives.
Alternatives for. Action
Following Council consideration, the City Council may:
1. refer the proposed amendment to the Planning Commission for further review and
a recommendation to the City Council.
2. defer further Council consideration for one or more years to allow the City further
time to evaluate the application of the existing plan or regulations; or
3. reject the proposed amendment.
If the proposal is referred to the Planning Commission, the Planning Commission could:
• Recommend approval;
• Modify the proposal; or
• Recommend denial.
After the Planning Commission review, the proposal will return to the City Council for a
public hearing and decision.
RECOMMENDATION
Staff recommends that the proposed amendment be referred to the Planning Commission
for further review.
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City of Tukwila
Department of Community Development Steve Lancaster, Director
STAFF REPORT
TO THE
PLANNING COMMISSION
MEETING DATE: March 15, 2004
PUBLIC HEARING: May 20, 2004
NOTIFICATION: Notice of public meeting pertaining to the City Council
threshold determination was published in the Seattle Times
on February 13, 2004. Notice of application will be mailed
and posted on March 26, 2004. Public Hearing is scheduled
on May 20, 2004, and notice of public hearing will be
mailed, posted and published on May 6, 2004.
FILE NUMBER: L03 -077
APPLICANT: Susan Carlson for La Pianta LLC
REQUEST: Comprehensive Plan text amendments to the Tukwila
South element of the Comprehensive Plan.
LOCATION:
COMPREHENSIVE
PLAN DESIGNATION:
Tukwila South is the area generally from South 180` Street
south to the City's annexation boundary at South 204`"
Street. A portion of this area is still part of the
unincorporated King County, which is in the City of
Tukwila's potential annexation area.
Existing Comprehensive Plan designations that apply to
this area are Tukwila Valley South (TVS), Heavy Industrial
(HI), Mixed Use Office (MUO), Low Density Residential
(LDR), Commercial Light Industrial (C /LI) and Tukwila
Urban Center (TUC).
ZONE DESIGNATION: Existing zoning designations that apply to this area are
Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed
Use Office (MUO), Low Density Residential (LDR),
Commercial Light Industrial (C /LI) and Tukwila Urban
Center (TUC).
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
SEPA DETERMINATION: No SEPA determination made at this time.
STAFF:
ATTACHMENTS:
FINDINGS
Background and Site Information
Project Description
t eagrEttMEI
Minnie Dhaliwal
Staff report, File number L03 -077
A. Comprehensive Plan Amendment Application
B. Letter from the applicant withdrawing the request for
Comprehensive Plan map changes.
C. Tukwila South element of the Comprehensive Plan
D. Matrix outlining the existing policies along with the
applicant's requested changes.
The applicant, La Pianta, LLC owns approximately 400 acres within the Tukwila South
area, about half of which is in the City of Tukwila and the remainder is in the
unincorporated King County. The areas within the unincorporated King County are
within Tukwila's Potential Annexation Area. The applicant has indicated that a notice of
intent to annex this area will be submitted to the City in the near future. Also, an
application for master plan approval will be submitted in the near future. At this time the
applicant is requesting text amendment to the Tukwila South element of the City's
Comprehensive Plan.
The applicant had originally proposed to amend the Comprehensive Plan designations in
the Tukwila South area, from LDR and MUO designations to TVS, along with the text
amendments to the Tukwila South element of the Comprehensive Plan. Since the original
application, the applicant has withdrawn the map changes, which they plan on
incorporating as part of the master plan application for the area.
The applicant envisions this area to be transitioned from the current agricultural and
industrial area to an urban multi -use district. The proposed Comprehensive Plan text
revisions can be categorized as follows:
1. The purpose section is proposed to be updated to make it consistent with the proposed
vision for redevelopment in this area.
2. A vision section is proposed to be added.
3. The issues section is proposed to be updated and the reference to improvements to
South 200 Street are proposed to be deleted since the improvements have already
been completed. The applicant has also proposed that issues related to levee system
and the valley wall be deleted.
4. Under Goal 9.1, Commercial and Industrial Valley, policies are proposed to be
amended to recognize and encourage a range of uses in the Tukwila South area versus
2
3
Staff report, File number L03 -077
only industrial use, and language is proposed to allow feasible redevelopment on the
hillside with alternative engineering methods.
5. Under Goal 9.2, Residential Areas, the proposed text amendments provide an
emphasis on higher density, mixed and multi -use environments.
6. A new goal, entitled Goal 9.5, Economic Development is proposed that broadly
addresses means to achieve a transition of this area to a more urban multi -use district. z
Surrounding Uses w
Existing land uses south of South 180` Street along Southcenter Parkway are primarily 6 =
vacant and agricultural along with light and heavy industrial uses that include Segale v o
Business Park, Southcenter Driving Range, Atlas Van Line, Seattle Tractor, Gaco 0
Western and Enterprise Car Rental. w
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REVIEW CRITERIA g
1) Is the issue adequately addressed in the Comprehensive Plan? = a
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The Tukwila South element of the Comprehensive Plan establishes policy direction
for this area. Since the Comprehensive Plan was adopted in 1995, the applicant who o
owns majority of the land in this area has developed plans for redevelopment of this 2
area, from the current agricultural and industrial uses to an urban multi -use district. o 0
The proposed text amendments represent this new vision for this area. Following is a o
summary of the existing policies under the Tukwila South element of the w w
Comprehensive Plan: f-
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• In the "Purpose" section, the area is described as a mix of vacant acreage and ci cn
agricultural, residential, and light and heavy industrial uses. There is no vision o
section in the current plan. z
• The "Issues" section outlines topography of the valley wall with steep and
moderate slopes; wetlands and watercourses; the levee along the river; water and
sewer issues that need to be taken into consideration when planning for this area.
Also, there are references to the improvement and expansions of South 200
Street, which have been completed since the Comprehensive Plan policies were
adopted in 1995.
Under the first goal titled " Commercial /Industrial Valley ", the policies establish
preserving the industrial uses south of South 180` Street and allowing the
commercial uses for remainder of the valley floor. Also the policies establish the
Tukwila South Master Plan area and the process for the master plan approval for
any significant land altering in that area. There is further discussion of hillside
topography and the transition issues of the master plan area with the adjoining
areas (Tukwila Urban Center to the north and agricultural areas to the south) that
will need to be evaluated as part of the master plan process.
Staff report, File number L03 -077
• Under the second goal titled "Residential Areas ", the existing policies allow low
density residential neighborhoods on the hillsides and higher mixed -use densities
along the River.
• Under the third goal titled "Open Space Network ", the existing plan discusses
protection and enhancement of the natural environments. Also, there is discussion z
about trail improvements. ce 2
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• Under the fourth goal titled "Transportation ", the existing plan discusses the street 0 0
network, east/west improvements needed and the need for additional I -5 ramps at w
South 200 Street. 1-
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Thus it can be said that there are policies for this area in the existing Comprehensive 2
Plan and that they need to be re- evaluated in keeping with the applicant's new vision g
and to achieve a planned and coordinated approach for future development.
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2) If the issue is not addressed in the Comprehensive Plan, is there a public need z
for the proposed change? z O
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As stated above there are existing Comprehensive Plan policies for this area that were o
established in 1995. At this time there is a need to be re- evaluate those policies in (I) N
response to the future development potential and the vision for this area.
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The applicant has proposed the following changes: u o
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• Amendments to the "Purpose" and the "Vision" section to reflect their new vision v
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of a multi -use district for this area.
• Under the "Issues" section, the applicant has proposed to take out the language
about extending the levee south of South 196 street. Also, the section on
improvements of South 200 Street are proposed to be deleted since the work has
already been completed. The applicant has also proposed to delete the section that
discusses the valley wall.
• Under the first goal titled " Commercial /Industrial Valley ", the applicant has
proposed to change the word "preserve" with "allow" in relation to the industrial
uses. Also, the language regarding reconstruction of the hillside is proposed to be
amended and an option that would allow a series of benches on the hillside is
added.
• Under the second goal titled "Residential Areas ", the applicant has asked to
change the policies to allow higher density, mixed -use or stand -alone multifamily
developments throughout the area.
• The applicant is not proposing any changes to the third and fourth goals titled "
Open Space Network" and " Transportation ".
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• The applicant is proposing to add a fifth goal titled " Economic Development ",
that establishes policy to invest in public improvements, develop programs and
incentives to attract new businesses and encourage public /private partnerships.
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At this time there is a need to be reevaluate the existing policies in response to the z i-:
future development potential and the vision for this area. This reevaluation of the 'i.-. w
existing policies will help to achieve a planned and coordinated redevelopment of this D
area.
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3) Is the proposed change the best means for meeting the identified public need? w =
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The applicant has proposed text amendments to the Tukwila South element of the w o
Comprehensive Plan. This element sets the broader policy direction for the g 5
development in this area. The proposed changes include u.
• changing the vision and purpose section to reflect the new vision; = w cl
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• encouraging a range of uses versus only industrial use in the area; z
• allowing feasible redevelopment on the hillside with alternative engineering z O
methods; w w
• providing an emphasis on higher density, mixed and multi -use environments; and D o
• adding new policy on economic development that broadly addresses the means to 0 co
achieve a transition of this area to a more urban multi -use district. w w
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While each individual policy change will need to be evaluated to determine if the u_ 0
proposed change is the best means for meeting the identified public need, it is clear Ili z
that amendment of the Comprehensive Plan policies is the best mechanism to o i
establish or reevaluate a policy direction for this area. A detailed discussion of each p H
individual policy change with staff's recommendation will be provided prior to the z
Planning Commission briefing on April 22, 2004.
4) Will the proposed change result in a net benefit to the community?
Amending the Tukwila South element of the Comprehensive Plan in light of the
applicant's new vision for this area will be a net benefit to the community as it will
establish broad policy direction, address major policy issues with redevelopment
plans and provide a planned, coordinated approach to future development.
CONCLUSIONS
5
Staff report, File number L03 -077
This request for text amendments to the Tukwila South element provides an opportunity
to the City to reevaluate and establish a clear policy direction for the future development
in the Tukwila South area. It is an opportunity for refinement of the work done in 1995
when the Comprehensive Plan policies were adopted. The "Purpose" and "Vision"
section needs to be updated in light of the future redevelopment plans for this area. The
"Issues" section needs to be updated to delete the section discussing the improvements
Staff report, File number L03 -077
that have been completed since 1995. Other issues that may impact redevelopment of this
area need to be re- evaluated. The goals and policies regarding commercial and residential
areas must be re- assessed while taking into account the applicant's future redevelopment
plans for the area and the city's overall goals and policy direction. Also, the applicant's
proposed "Economic Development" section must be reviewed so that it is consistent with z
the overall economic development policies for the city. _
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RECOMMENDATION 6 U
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The SEPA determination for the Comprehensive Plan amendments has not been made at co W
this time due to the range of amendments to be considered. Staff is also evaluating each L F .
individual policy change requested by the applicant and looking at all the policies and co
goals for the Tukwila South element in the Comprehensive Plan. After the SEPA review w o
is complete and all the different policy options and issues for this request are evaluated,
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the staff will prepare a recommendation and will provide it to the Planning Commission
for the May 20, 2004 hearing. = a
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Alternatives for Action z
After holding its hearing, the Planning Commission could: w o
• Recommend approval ? o
• Modify the proposal 0 _ co
• Recommend denial o
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After the Planning Commission review, the proposal will return to the City Council for a o .
public hearing and decision as part of the 2004 Comprehensive Plan update. z
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APPLICATION
NAME OF PROJECT/DEVELOPMENT:
La Pianta LLC, Comprehensive Plan Changes
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street,
and nearest intersection. LIST ALL TAX LOT NUMBERS.
See Attachment
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ci.tukwila.wa.us
Quarter: Section: Township:
(This information may be found on your tax statement.)
Name: Susan Carlson
Address: La Pianta LLC, PO Box 88028, Tukwila, WA 98138 -2028
Phone: 206 -57 -2000 r FAX: 206 - 575 -1837
Range:
RECEIVED
DEC 3 1 2003
COMMUNITY
DEVELOPMENT
COMPREHENSIVE
PLAN /ZONING CODE
AMENDMENTS
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Signature:
C:\ homepa ge\ tukwi la\ ded\ apps \COM PA PP.d oc, 08/17/ 00
Date:
ATTACHMENT A
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FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA
Planner:
File Number:
6.0.e
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Application Complete
(Date:
)
Project File Number:
Application Incomplete
(Date:
)
Other File Numbers:
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
La Pianta LLC, Comprehensive Plan Changes
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street,
and nearest intersection. LIST ALL TAX LOT NUMBERS.
See Attachment
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ci.tukwila.wa.us
Quarter: Section: Township:
(This information may be found on your tax statement.)
Name: Susan Carlson
Address: La Pianta LLC, PO Box 88028, Tukwila, WA 98138 -2028
Phone: 206 -57 -2000 r FAX: 206 - 575 -1837
Range:
RECEIVED
DEC 3 1 2003
COMMUNITY
DEVELOPMENT
COMPREHENSIVE
PLAN /ZONING CODE
AMENDMENTS
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Signature:
C:\ homepa ge\ tukwi la\ ded\ apps \COM PA PP.d oc, 08/17/ 00
Date:
ATTACHMENT A
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REAL ESTATE OWNERSHIP 18- Nov -03
PROPERTY PROPERTY
OWNER TAX ACCOUNT ACRES JURISDICTION
LA PIANTA 022204 -9008 6.08 KING COUNTY
LA PIANTA 022204 -9011 27.02 KING COUNTY
LA PIANTA 022204 -9015 48.49 KING COUNTY
LA PIANTA 022204 -9033 14.92 KING COUNTY
LA PIANTA 022204 -9037 0.86 KING COUNTY
LA PIANTA 022204 -9040 0.86 KING COUNTY
LA PIANTA 022204 -9043 20.79 KING COUNTY
LA PIANTA 022204 -9057 8.78 KING COUNTY
LA PIANTA 032204 -9006 19.31 KING COUNTY
LA PIANTA 032204 -9047 11.94 KING COUNTY
032204 -9056 1.46 KING COUNTY
LA PIANTA 032204 -9090 0.53 KING COUNTY
032204 -9092 1.52 KING COUNTY
LA PIANTA 032204 -9093 18.39 KING COUNTY
LA PIANTA 032204 -9100 15.50 KING COUNTY
LA PIANTA 032204 -9106 2.00 KING COUNTY
LA PIANTA 262304 -9065 0.53 TUKWILA
MAS SEP 352304 -9008 0.41 TUKWILA
LA PIANTA 352304 -9009 2.79 TUKWILA
LA PIANTA 352304 -9013 12.28 TUKWILA
LA PIANTA 352304 -9016 4.02 KING COUNTY
LA PIANTA 352304 -9025 6.84 TUKWILA
LA PIANTA 352304 -9027 0.16 TUKWILA
LA PIANTA 352304 -9038 5.86 TUKWILA
352304 -9040 1.63 TUKWILA
LA PIANTA 352304 -9041 25.87 KING COUNTY
LA PIANTA 352304 -9045 2.16 KING COUNTY
LA PIANTA 352304 -9049 1.12 TUKWILA
LA PIANTA 352304 -9050 1.36 TUKWILA
LA PIANTA 352304 -9051 6.36 TUKWILA
LA PIANTA 352304 -9065 0.00 KING COUNTY
LA PIANTA 352304 -9066 0.29 KING COUNTY
LA PIANTA 352304 -9068 9.54 TUKWILA
LA PIANTA 342304 -9078 0.31 KING COUNTY
LA PIANTA 352304 -9109 3.57 TUKWILA
LA PIANTA 352304 -9117 0.23 KING COUNTY
LA PIANTA 023900 -0352 3.08 KING COUNTY
TUKWILA OWNERSHIP EXCLUDING B1 286.86
LEASED LAND
352304 -9015 15.42
352304 -9034 23.77
TOTAL SEGALE OWNED / LEASED LAN 326.05
RECEIVED
MEC 31.2003
COMMUNITY
DEVELOPMENT
lagg NON -OWNED OR LEASED TUKWILA LAND
GACO 352304 -9014 2.13
GACO 352304 -9017 2.00
GACO 352304 -9081 0.45
GACO 352304 -9082 2.30
JONIETZ 352304 -9019 0.94
DOLLISON 352304 -9090 0.19
NON -OWNED OR LEASED KING CO. LAND
ARNOLD 032204 -9052
352304 -9033
352304 -9046
352304 -9043
352304 -9020
352304 -9022
352304 -9012
LA PIANTA 768160 -0125
LA PIANTA 768160 -0130
LA PIANTA 768160 -0135
LA PIANTA 768160 -0140
LA PIANTA 768160 -0145
LA PIANTA 768160 -0150
LA PIANTA 768160 -0155
LA PIANTA 768160 -0160
LA PIANTA 768160 -0165
LA PIANTA 768160 -0170
LA PIANTA 768160 -0175
LA PIANTA 768160 -0180
LA PIANTA 768160 -0185
LA PIANTA 768160 -0190
LA PIANTA 768160 -0195
LA PIANTA 768160 -0200
LA PIANTA 768160 -0205
LA PIANTA 768160 -0210
032204 -9102
1.22
TUKWILA HISTORICAL SOC. 0.40
TOTAL ALL TVS LAND 335.28
BUSINESS PARK OWNERSHIP 105.87
6.74 SEATAC & TUKWILA
1.99 SEATAC
1.28 SEATAC
0.30 SEATAC
2.80 SEATAC
9.24 SEATAC
0.13 SEATAC
0.12 SEATAC
0.10 SEATAC
0.09 SEATAC
0.07 SEATAC
0.05 SEATAC
0.04 SEATAC
0.02 SEATAC
0.01 SEATAC
0.22 SEATAC
0.22 SEATAC
0.22 SEATAC
0.22 SEATAC
0.22 SEATAC
0.22 SEATAC
0.22 SEATAC
0.22 SEATAC
0.23 SEATAC
20.57 KENT
PFCEIVED
DECD 31 2003
DEVELOPMENT
SEGALE SEATAC / KENT OWNERSHIP 45.54
TOTAL SEGALE OWNED / LEASED LAN 477.46
R c J!ED
DEC 3 1 10031
COMMUNI
DEV ELOPMENT
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Page 2
City of Tukwila Comprehensive Plan Application Form
A. COMPREHENSIVE PLAN DESIGNATION: DEC' 31 2003
�OMMUNI1 F
Existing: Existing Comprehensive Plan designations that apply to the Sega16 =mare
shown on Exhibit 1, and include Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed Ube
Office (MUO), Low Density Residential (LDR), and Tukwila Urban Center (TUC).
Proposed: Proposed amendments to the Comprehensive Plan designations are shown on
Exhibit 2 and include redesignatinq areas that are currently MUO and LDR to TVS.
B. ZONING DESIGNATION:
RECEIVED
Existing: Existing zoning designations that apply to the Segale property within the City of
Tukwila correspond to the respective land use designations and include TVS, TUC, HI, LDR,
and MOU. Existing zoning designations that apply to the balance of the Segale property in
unincorporated King County are R -1 and Industrial.
Proposed: Proposed zoning that would apply to areas proposed for a TVS land use
designation is assumed at the time of this submittal to be TVS.
C. LAND USE(S):
Existing: Existing land uses on the Segale property south of South 180 Street along
Southcenter Parkway /Frager Road include the Segale Business Park, Southcenter Driving
Range, Atlas Van Lines, Seattle Tractor, Gaco Western and Enterprise Car Rental. A small
portion of Segale -owned property south of South 180 Street and lust west of the Green River is
in the Tukwila Urban Center. The west edge of the property is primarily undeveloped hillside.
Undeveloped land is also present north and south of South 200 Street and east of Seattle
Tractor.
Proposed: .No specific land uses are proposed at this time. A range of land uses will be
identified and evaluated as part of a future master plan approval process.
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or
area for which a change is proposed.
The portion of the Segale property subject to the proposed amendments lies generally between
1 -5 on the west, the Green River on the east, South 180 Street on the north, and South 204
Street on the south. Existing zoning for uses within 1,000 feet of the property is shown on
Exhibit 3. The City of Tukwila's Urban Center is adiacent to and north of South 180 Street.
Existing uses 1,000 feet to the west include the 1 -5 freeway and residential use along the
freeway in the City of Sea Tac. Existing uses 1,000 feet to the east include the Green River
and industrial park development in the City of Kent. Existing land uses 1,000 feet to the south
are farmland and rural residential.
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Page 2
City of Tukwila Comprehensive Plan Application Form
A. COMPREHENSIVE PLAN DESIGNATION:
r. Ulv1MUNr y
Existing: Existing Comprehensive Plan designations that apply to the Secialb
shown on Exhibit 1, and include Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed 1The
Office (MUO), Low Density Residential (LDR), and Tukwila Urban Center (TUC).
Proposed: Proposed amendments to the Comprehensive Plan designations are shown on
Exhibit 2 and include redesignating areas that are currently MUO and LDR to TVS.
B. ZONING DESIGNATION:
Existing: Existing zoning designations that apply to the Segale property within the City of
Tukwila correspond to the respective land use designations and include TVS, TUC, HI, LDR,
and MOU. Existing zoning designations that apply to the balance of the Segale property in
unincorporated King County are R -1 and Industrial.
Proposed: Proposed zoning that would apply to areas proposed for a TVS land use
designation is assumed at the time of this submittal to be TVS.
C. LAND USE(S):
Existing: Existing land uses on the Segale property south of South 180 Street along
Southcenter Parkway /Frager Road include the Segale Business Park, Southcenter Driving
Range, Atlas Van Lines, Seattle Tractor, Gaco Western and Enterprise Car Rental. A small
portion of Segale -owned property south of South 180 Street and just west of the Green River is
in the Tukwila Urban Center. The west edge of the property is primarily undeveloped hillside.
Undeveloped land is also present north and south of South 200 Street and east of Seattle
Tractor.
Proposed: .No specific land uses are proposed at this time. A range of land uses will be
identified and evaluated as part of a future master plan approval process.
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
RECEIVED
DEC' 31 2003
Describe the existing uses located within 1,000 feet in all directions from the property or
area for which a change is proposed.
The portion of the Segale property subject to the proposed amendments lies generally between
1 -5 on the west, the Green River on the east, South 180 Street on the north, and South 204
Street on the south. Existing zoning for uses within 1,000 feet of the property is shown on
Exhibit 3. The City of Tukwila's Urban Center is adjacent to and north of South 180 Street.
Existing uses 1,000 feet to the west include the 1 -5 freeway and residential use along the
freeway in the City of Sea Tac. Existing uses 1,000 feet to the east include the Green River
and industrial park development in the City of Kent. Existing land uses 1,000 feet to the south
are farmland and rural residential.
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RECEIV ID
DEC 31 Z003
COMPREHENSIVE PLAN AMENDMENT
APPLICATION
TUKWILA SOUTH
NO. 11 ON THE CITY OF TUKWILA APPLICATION CHECKLIST,
PROJECT DESCRIPTION AND ANALYSIS
Prepared for La Pianta, LLC
and City of Tukwila
Blumen Consulting Group, Inc
December, 2003
REc..
'DEC a 2titi,i
CONSISTENCY OF PROPOSED COMPREHENSIVE PLAN AMENDMF. . f iU r
WITH REVIEW CRITIERIA
A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050)
1. Is the issue adequately addressed in the Comprehensive Plan? If not
addressed, is there a public need for the proposed change?
The Tukwila South area is currently described in the City of Tukwila Comprehensive
Plan (1995, as amended) as follows:
"Tukwila South is the area generally from South 180 Street south to the
City's annexation boundary at South 204 Street (as established in the
Annexation element of this Comprehensive Plan). A portion of it is
therefore still part of Unincorporated King County. At the present time,
the area lacks strong identity and is a mix of vacant acreage and
agricultural, residential, and light and heavy industrial uses."
La Pianta, LLC owns, or controls approximately 400 acres within the Tukwila South area,
most of which is currently designated Tukwila Valley South (TVS) and Heavy Industrial
(HI) in the City of Tukwila Comprehensive Plan (see Exhibit 1). Approximately 214 acres
are located within City of Tukwila city limits; the balance is located in unincorporated
King County. Areas within unincorporated King County are located within Tukwila's
Potential Annexation Area. A notice of intent to annex this unincorporated area will be
submitted to the City in the next several months.
The Tukwila South area represents the City's best opportunity to plan comprehensively
for and create major new employment, commercial, and residential areas. The size of
the area, combined with the consolidated land ownership and proximity to Sea -Tac
Airport and Tukwila's Urban Center, makes this an area that has a high potential for
redevelopment, with the ability to transition to a dynamic, urban multi -use district, while
supporting existing lower density uses.
The TVS land use designation is defined in the City's Comprehensive Plan as "a specific
area characterized by high- intensity regional uses that include commercial services,
offices, light industry, warehousing and retail, with heavy industrial subject to a
Conditional Use Permit." The majority of the TVS area is also subject to a master plan
requirement prior to any significant land altering.
As described above, the majority of the 400 acres is designated TVS and HI. Other land
use designations include Low Density Residential (LDR), Mixed Use Office (MUO), and
a small area of Tukwila Urban Center (TUC) (see Exhibit 1). Proposed Comprehensive
Plan map amendments (described in greater detail below under Section B.1) will change
the designation of the LDR and MOU areas (approximately 90 acres located on the north
and west sides of the Segale property) to TVS. The existing Segale Business Park is
contiguous to the TVS designated property on the east and will retain its HI designation.
The Tukwila Urban Center lies to the north of the Segale Business Park.
Tukwila Comprehensive Plan Amendment Application Page 1
Segale — Tukwila South
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Consolidating the additional acreage under the TVS designation and applying TVS
zoning will encourage a unified vision for the Tukwila South area and will generate a
number of economic, environmental, and community related benefits to the City and
general public, consistent with the City of Tukwila's vision in its Comprehensive Plan.
Public need will be served through the increased efficiency and certainty that will result
from: creation of opportunities for new types of business, employment and housing at a
range of densities; compatible and unified redevelopment, leading to a strong and
cohesive identity for the area; investment in infrastructure; opportunities for public open
space and shoreline access; and, a coordinated and integrated approach to natural
resources in the area.
2. Is the proposed change the best means for meeting the identified public
need?
The proposed Comprehensive Plan map and text amendments represent a new vision
for the Tukwila South area and are the best means for achieving a planned, coordinated
approach to future development. The amendments, in conjunction with the proposed
annexation and future development, will allow the City to capitalize on the economic and
other benefits that will accrue in this area in the future.
From an economic perspective, the sheer size of the area, combined with the
consolidated land ownership and proximity to the airport, makes this a site that will
attract attention from national and international companies looking for expansion
opportunities. Consistent with the economic development goals and policies stated in
the Comprehensive Plan, the proposed amendments to the Comprehensive Plan will
maximize the City's ability to take advantage of these opportunities through the use of
planning tools. It is envisioned that flexible zoning and development standards that
implement the intent of the TVS land use designation will be applied to the entire area. It
is anticipated that public /private partnerships will be formed to fund infrastructure
improvements and encourage high - valued land use in the Tukwila South area.
Connections to the airport, the Tukwila Transit Station, and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the maximum
potential for this area. The proposed amendments support Tukwila as a regional
crossroads for commerce with access to transit, as well as the City's economic goal of
"continuing enhancement of the community's economic well- being" (Goal 2.1). It is
envisioned that this area will complement the City's existing Urban Center.
In addition to the economic benefits derived from ensuring a coordinated approach to
future redevelopment, proposed amendments to the Comprehensive Plan will also
provide for expanded residential opportunities in the Tukwila South area and will
encourage preservation of natural resources, consistent with existing (Goal 9.1 and 9.3)
and proposed (Goal 9.5) Comprehensive Plan policies for the Tukwila South area.
Benefits to the community are discussed further, below.
3. Will the proposed change result in a net benefit to the community?
The proposed changes will result in a net benefit to the community. As described above,
the map and text amendments (described in greater detail below in Section B.1)
encourage a unified vision for the Tukwila South area; future development under the
proposed amendments will generate a number of economic, environmental, and
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 2
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community related benefits to the City, consistent with the City of Tukwila's vision and
implementing goals in its Comprehensive Plan. These include:
• Increased diversity of employment and housing
• Preservation of a strong sense of community
• Enhanced revenue to the City of Tukwila z
• A coordinated approach to natural resource management ? •
• Opportunities for public open space and access to the Green River shoreline ce 2
• Efficient transportation networks and transit opportunities D
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Proposed text amendments that address residential policies in the Tukwila South
element of the Comprehensive Plan will expand the range of potential residential W 1
development within the area and encourage housing that serves a variety of ages, family cn u..
types, and incomes. Housing that is designed to create pedestrian friendly iii o
neighborhoods and public spaces are encouraged. This is consistent with goals in the . J
Community Image (Goal 1.1) and Residential Neighborhood (Goal 7.3) elements of the u_ a
Comprehensive Plan that encourage establishing land use patterns which result in a u a
strong sense of community, and stable single and multi - family use neighborhoods. w
Proposed amendments envision a variety of densities, lot sizes and configurations. z F
Multi- family development on moderately sloped hillsides is envisioned that will exemplify z o
unique architectural solutions to sloped sites. w
B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) o
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La Pianta, LLC owns approximately 400 acres within the Tukwila South area, most of z
which is currently designated Tukwila Valley South (TVS) and Heavy Industrial (HI) in w co
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the Comprehensive Plan (see Exhibit 1). Other land use designations include Low p= F
Density Residential (LDR), Mixed Use Office (MUO), and a small area of Tukwila Urban O
Center (TUC). z
1. Description of Proposal.
Proposed amendments to the Comprehensive Plan map will change the areas
designated LDR and MOU along the north and west sides of the property to TVS,
consolidating about 350 acres under this single land use designation (see Exhibit 2).
The Segale Business Park is contiguous to the TVS designated property on the east and
will retain its HI designation. The Tukwila Urban Center lies to the north of the Segale
Business Park.
Proposed text amendments to the Tukwila South and Housing elements of the
Comprehensive Plan will provide policy direction for the Tukwila South area as a whole
and specifically for the area designated as Tukwila Valley South. Proposed map and
text amendments to the City of Tukwila Comprehensive Plan are described below.
Proposed Comprehensive Plan Map Amendments
• Change Low Density Residential (LDR) designated areas on the hillsides north and
south of South 178 Street to the Tukwila Valley South (TVS) land use designation.
• Change LDR designated area south of South 200 Street and Orillia Road South to
TVS.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
'3�!,w+ay�LgerP
Page 3
• Change Mixed Use Office (MUO) designated area at the corner of South 180
Street and Southcenter Parkway to TVS.
• Change MUO designated area north of South 200 Street and Orillia Road South to
TVS.
Proposed Comprehensive Plan Text Amendments, Tukwila South Element
Following is the full text of the Tukwila South element of the Comprehensive Plan.
Proposed revisions are shown in a strikethrough and underline format.
TUKWILA SOUTH
PURPOSE
Tukwila South is the area generally from South 180` Street south to the
City's annexation boundary at South 204` Street (as established in the
Annexation Element of this Comprehensive Plan). A portion of it is therefore
still part of unincorporated King County.
Vision
(Figure 20)
The Tukwila Valley South area currently is a mix of industrial and agricultural
uses with a high potential for redevelopment and the ability to transition to a
dynamic urban multi -use district while still supporting the existing, lower
density uses. Comprised of approximately 400 acres adjacent to the existing
Tukwila Urban Center, this area represents the City's best opportunity to
create major, new employment, commercial and residential areas. The
sheer size of the area, combined with the consolidated land ownership and
existing lower density uses and proximity to the airport makes this a site that
will attract attention from national and international companies looking for
expansion opportunities.
In order to take advantage of these opportunities, public /private partnerships
to develop infrastructure improvements and a comprehensive up -front
environmental review to streamline future permitting timelines will be critical.
The development of this area will be a gradual process that should not be
hampered by artificially burdensome regulations, which are not sensitive to
market conditions.
Connections to the airport, the Tukwila Transit Station and to the Urban
Center through improved roadways and new transit initiatives will be
important to achieve the maximum potential for this property.
ISSUES
Topographically, Tukwila South is a combination of valley wall, with both
steep and moderate slopes, and a valley floor along the Green River.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 4
Several wetlands and watercourses, some of which may be salmonid-
bearing, have been identified in the valley floor south of South 196` Street,
although their extent cannot be known without on site property evaluation.
Adjacent to the subject area on the valley floor is one of King County's
Farmland Preservation Districts, which extends from South 204` Street
south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of
South 196` Street was resentfyraised to enhance flood protection of the area
and to ensure reasonable flood insurance costs for property owners. While
development 6"- Street is- poscible, the property owner-will
Highline Water District provides water to the area. Public sewer lines do not
currently extend into the area south of South 180` Street on the west side of
the Green River, although Tukwila's water and sewer systems have the
capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial /Industrial Valley
Enhanced and enlarged commercial and industrial land supply within
the Puget Sound urban area with community resources such as the
shoreline, wetlands, fish and wildlife habitats, hillsides, watercourses,
and recreational trails maintained, enhanced, and utilized.
Policies
9.1.1 Prccorvo Allow the existing heavy industrial area south of 180 Street in
order to support its business and employment opportunities and minimize
the displacement of manufacturing and non - retail uses.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
'de of the Green
Page 5
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9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area.
IMPLEMENTATION STRATEGY
♦ Commercial and light industrial zoning district complementary and
compatible with residential areas, the Tukwila Urban Center and z
sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full o
development of the Tukwila South Master Plan Area infrastructure (see u
Comprehensive Land Use Map Legend) with its commercial or light industrial w
uses and open space network areas. The master plan shall address: the -
multiple issues of hillside, wetland and watercourse preservation and w o
impacts mitigation, in accordance with Tukwila policies; protection of fish and
wildlife habitat; appropriate flood protection and shoreline treatment, in
accordance with Tukwila shoreline policies and guidelines; and the
realignment of 57` Avenue South to maximize parcel size and to coordinate = w
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IMPLEMENTATION STRATEGY
♦ City Council approval after Planning Commission review and
recommendation of a master plan for the Tukwila South Master
Plan Area.
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the
valley portion of the Tukwila South Master -Plan Area. Reconstruction of the
hillside must result in a moderately sloped, natural - appearing environment
area, or in a series of benches that are suitable for commercial and
residential development.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues
of entry or gateway to the City and transition to the farmland district to the
south and low - density residential districts to the west and north.
Goal 9.2 Residential Areas
Encourage uUnique residential neighborhoods and housing
opportunities that serve a broad range of age, family mixes, lifestyle
and income. Emphasize higher density family homes, mixed and multi-
use environments for both family and non - family households.- e#-lew
. • - . •• - • - . Encourage
housing configuration and architectural design that creates pedestrian
friendly neighborhoods and public spaces. Encourage well - designed,
multifamily development on hillsides in TVS on slopes between 15%
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 6
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solutions to challenging sites.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building
and landscape treatment in development review for residential uses.
9.2.2 In order to create new high quality housing opportunities, allow residential
development in the TVS area in a variety of densities and configuration.
These might be in the form of mixed -use developments, townhomes, zero -lot
line developments or stand alone multifamily developments. Allow
IMPLEMENTATION STRATEGY
Green River area zoned to allow mixed use residential
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective
integration of them into the residential and commercial /light industrial
environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
IMPLEMENTATION STRATEGY
♦ Sensitive areas regulations
♦ Shorelines regulations
O Land altering regulations
Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier,
negotiate for trail easements where appropriate while ensuring sufficient
provisions for privacy and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential
neighborhoods and commercial /industrial area circulation, provides
greater accessibility for pedestrian and residents of the area and is
safe and functional for the variety of demands placed upon it.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 7
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9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the
riverfront, river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high and the commercial/light z
industrial areas do not become the entries to the residential neighborhoods. z
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9.4.3 Rename 57 Avenue South as Southcenter Parkway to eliminate n
designation confusion and enhance community identity for the area as a part _i o
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9.4.4 Pursue additional access to the Tukwila Urban Center through additional 1--
entries and exits (ramps) from Interstate 5 at South 200 Street. w o
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IMPLEMENTATION STRATEGY a
♦ Lobbying for high priority of 1 -5 ramps at South 200 Street with = W
South King County Area Transportation Board (SCATBd) and Z
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Actively promote new, high quality development in the TVS by adopting w w
workable regulations, investing in public improvements and proactively 1 i 0 - H
developing programs and incentives to attract new businesses, investing in -!- O
infrastructure and public amenities and encouraging property owners and w z
business owners to invest in the quality of both the built and the natural o
environment. o ~
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Encourage, through public /private partnerships, the recruitment of
knowledge based industries, high -tech, research and development of
headquarter companies interested in a location that can accommodate their
future growth with immediate access to Sea -Tac Airport, regional
transportation infrastructure and the amenities of the Tukwila Urban Center.
The development of this area will be a gradual process that should not be
hampered by artificially burdensome regulations, which are not sensitive to
market conditions.
2. Anticipated Impacts, Geographic Area Affected, and Issues presented
by the Proposed Amendments.
All of the areas subject to the map change are located immediately east of the 1 -5
freeway and contiguous to land currently designated TVS (refer to Exhibit 1).
Redesignation of these lands will represent a logical extension of the TVS area; the TVS
area will form a self- contained, unique Comprehensive Plan designation, located
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 8
between 1 -5 on the west, the Green River on the east, South 180 Street on the north,
and South 204 Street on the south.
The proposed map and text amendments will facilitate future redevelopment of the
Tukwila South area in a coordinated and cohesive manner, much of which will be subject
to the existing Tukwila South Master Plan requirement. An eventual transition in land zz •
use will likely occur from the existing assortment of low- density uses to a broader mix of =
higher- density, high - quality, mixed -use, commercial, retail, residential, and open space
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Land use changes in the area will result from implementation of the proposed co 0
amendments through future redevelopment, and will relate to the conversion of land use, w i
changes in land use density and intensity, and changes in area activity levels. The _II_
geographic area potentially affected by future development under the proposed u p
a will be limited primarily to the Tukwila South area itself. Surrounding land 2
uses are buffered from the Tukwila South area by geographic and /or infrastructure g -
features on the east and west, including the Green River on the east, and a hillside c
sloping up to the 1 -5 transportation corridor on the west. A King County Farmland = a
Preservation District extends south of South 204 Street and Tukwila's Urban Center lies E- z
to the north of South 180 Street. o
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Proposed amendments to the Comprehensive Plan could increase employment and g D
population capacity in the areas currently designated LDR and MUO along the north and D
west edges of the Tukwila South area (see Exhibit 2). o
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Potential impacts from future redevelopment under the proposed amendments will be = 0
evaluated in an EIS to be prepared for these actions, as well as other proposed actions u. o
related to the TVS land use designation, including master plan approval. w z
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3. Why current Comprehensive Plan or Development Regulations are o F.
deficient or should be changed (cite policy numbers and code sections that z
apply).
The justification for the proposed Comprehensive Plan map and text amendments in
terms of public need and potential benefits for the City and community is discussed
above in Section A, Comprehensive Plan Amendment Criteria. In order to realize these
benefits, map and text amendments to the Comprehensive Plan are necessary to allow
redevelopment consistent with the new vision for the area. Key revisions to the Tukwila
South element are described and explained generally, below. Refer to Section B.1,
above, for the specific text revisions proposed for the Tukwila South element.
Under the PURPOSE section, language identifying the area as "lacking in a strong
identity" and characterizing the land use as "vacant acreage and agricultural, residential,
and light and heavy industrial" is proposed to be deleted. This language is not
consistent with the proposed vision for redevelopment in the Tukwila South area. A
"Vision" statement is proposed to be added to the PURPOSE section that identifies this
area as having the potential to transition to a dynamic urban multi -use district.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Sti
Page 9
•
Under the ISSUES section, language is proposed to be deleted that is no longer
pertinent in light of completed improvements to South 200 Street and proposed text
amendments outlined under Goal 9.2, Residential Areas.
Under Goal 9.1, Commercial and Industrial Valley, text is proposed to be modified in
Policy 9.1.4 to recognize that a range of uses will be encouraged in the Tukwila South
area (versus exclusively industrial use), and that feasible redevelopment on the hillside =
could be accomplished with alternative engineering methods. re
Under Goal 9.2, Residential Areas, language is proposed to be added that both v o
promotes and expands the range and scope of allowable residential development within cn 0
the Tukwila South area. Existing text limits the location and type of residential uses w w
within the area. In general, the proposed text will provide an emphasis on creating -'
higher density, mixed and multi -use environments that are pedestrian friendly and w o
include public spaces. Multi- family development is encouraged on more moderately 2
sloped hillsides. Policies 9.2.2 and 9.2.3 have been consolidated; new text calls for g
allowing residential development in the whole of the TVS designated area, in a variety of c
densities and configurations. w
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A new goal, entitled Goal 9.5, Economic Development, is proposed to be added to the o
element. This goal includes language that broadly addresses means to achieve a z
transition of this area to one that is more urban in nature over time, and that creates a ?
range of employment opportunities. o
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4. Compliance with the Growth Management Act. w
The Growth Management Act (GMA) (1990, as amended) provides the policy framework p
at the state level for county and local comprehensive planning. GMA directs counties w Z
and cities to identify urban growth areas (UGAs) that can accommodate growth over a U
20 -year planning period. Planning goals include reduction of urban sprawl, adequacy of o'
infrastructure and services for new development, availability of affordable housing, and z
preservation of open space. The proposed amendments to the City of Tukwila's
Comprehensive Plan will provide the framework for future growth in the Tukwila South
area. This area is located in the UGA, and proximate to transportation facilities and
available urban services. Proposed amendments will allow for urban, mixed -use
development, creating new jobs and housing in a range of densities, and serving a
variety of income levels. Proposed amendments to the Comprehensive Plan will comply
with amendment procedures stipulated in RCW 36.70A.130.
5. Compliance with Countywide Planning Policies.
The King County Countywide Planning Policies were developed consistent with the GMA
and provide the policy framework to guide development of jurisdictional comprehensive
plans. Proposed amendments to the City's Comprehensive Plan are consistent with
Countywide Planning Policy directives, including phasing development in a contiguous
manner and ensuring that infrastructure and services are coordinated with future growth.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 10
6. Changes to City of Tukwila Water, Sewer, Stormwater or Shoreline Plans
that will be required if Proposed Amendments are adopted.
The proposed amendments themselves will not require changes to the City's water,
sewer, stormwater or shoreline plans, however, annexation of unincorporated areas and
future development may require such changes. Highline Water District currently
provides water to the Tukwila South area. The City of Tukwila currently provides sewer
service to areas within its jurisdictional boundaries. The City's 1995 Comprehensive
Plan states that the City's water and sewer systems have the capacity to serve the
Tukwila South area. Upon annexation of unincorporated areas within the Tukwila South
area (including the areas to the south proposed to be redesignated from LDR and MUO
to TVS), the City will assume responsibility for provision of sewer service to the area. An
adjustment of the sewer service boundary will be required at that time. Areas that are
annexed will also be subject to adopted City of Tukwila stormwater system and shoreline
management regulations. Specific changes to the City's Water, Sewer, Stormwater or
Shoreline Plans that may be required to serve future development in the Tukwila South
area will be evaluated as part of the master plan approval process and future
environmental review under SEPA.
7. Required Capital Improvements to support Proposed Amendments and
how the Proposed Amendments will affect the Capital Facilities Plans of
the City.
The City has plans to improve Southcenter Parkway from South 180 St. to South 200
St., through the Tukwila South area, as part of a current Transportation Improvement
Plan (TIP) project. As described above, the proposed amendments themselves will not
require any capital improvements, however, future development consistent with the
proposed amendments may require capital /infrastructure improvements. Capital
improvements that may be necessary to support implementation of the proposed
amendments will be evaluated as part of the master plan approval process and future
environmental review under SEPA, as well as through future capital facilities planning by
the City.
8. Other Changes to other City Codes, Plans, or Regulations that will be
Required to Implement the Proposed Amendment.
Other potential changes to City codes, plans, or regulations required to implement the
proposed amendments will be identified and evaluated as part of the master plan
approval process for future redevelopment, including as part of environmental review
under SEPA.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 11
• • .■•■ • •• .
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VICINITY
COMPREHENSIVE PLAN AMENDMENT
TUKWILA, WASHINGTON
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Dear Steve,
Sincerely,
e ir441 SEGALE BUSINESS PARK
February 6, 2004
Mr. Steve Lancaster
Director of Community Development
City of Tukwila
6300 Southcenter Blvd. Suite 100
Tukwila, WA 98188
La Pianta, LLC has filed a request for a Comprehensive Plan Amendment for review
during the City of Tukwila's 2004 application cycle. As part of that application, La
Pianta, LLC requested changes to the City's Comprehensive map that would have
changes some parcels from Low Density Residential and Mixed Use Office to a Tukwila
Valley South designation.
I would like to amend this application by withdrawing the request for the mapping
changes. I would still requesting the City's review of the changes to the TVS policies,
but I believe that the mapping changes would be more logically incorporated into the City
review of the master plan application that we will be submitting in the near future.
Please call me if you have any questions, or if you need any additional information in
order to process this request.
Sue Carlson
Director of Development
A LA PIANTA LLC TRADE NAME
PO Box 88028 • Tukwila,WA 98138 -2028
5811 Segale Park Drive "C" • Tukwila, WA 98188 -4798
Telephone 206 575 -2000 • Fax 206 575 -1837
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ATTACHMENT B
TUKWILA SOUTH
PURPOSE
Tukwila South is the area generally from South 180th Street south to the
City's annexation boundary at South 204th Street (as established in the
Annexation Element of this Comprehensive Plan). A portion of it is
therefore still part of unincorporated King County. At the present time
the area lacks strong identity and is a mix of vacant acreage and agricul-
tural, residential, and light and heavy industrial uses. (Figure 20)
ISSUES
Topographically, Tukwila South is a combination of valley wall, with
both steep and moderate slopes, and a valley floor along the Green River.
Several wetlands and' watercourses, some of which may be salmonid-
bearing, have been identified in the valley floor south of South 196th
Street, although their extent cannot be known without on site property
evaluation. Adjacent to the subject area on the valley floor is one of
King County's Farmland Preservation Districts, which extends from
South 204th Street south through the City of Kent and is zoned
agricultural.
The levee protecting the west valley floor south of Interstate 405 and
north of South 196th Street was recently raised to enhance flood
protection of the area and to ensure reasonable flood insurance costs for
property owners. While development south of South 196th Street is
possible, the property owner will either be faced with higher flood
insurance costs or must participate financially in further extension of the
levee system.
The valley wall represents a large portion of Tukwila South, and land
use in this area is predominantly low - density residential in detached
single -unit structures. Landslide potential is moderate to high in the
portion of the valley wall within Tukwila city limits.
King County and the City of Kent propose to improve and expand South
200th Street, now a two -lane road that stops at the west side of the
Green River, connecting it with the East and West Valley Highways.
Construction of this improvement, which would include a bridge over
the Green River, could start as early as 1996. It could become a viable
alternative to South 180th Street in providing access to Tukwila and its
Urban Center via Southcenter Parkway. The improvement will likely
December 4, 1995
TUKWILA COMPREHENSIVE PLAN
Tukwila South
Figure 20 —
Tukwila South
Attachment C
TUKWILA COMPREHENSIVE PLAN
Tukwila South,
also cause a slight realignment of 57th Avenue South (the extension of
Southcenter Parkway).
An important consideration in these street improvements is that any
wetland impacts will necessitate wetland replacement. This will be a
factor in the street design, as well as private development potential.
Highline Water District provides water to the area. Public sewer lines
do not currently extend into the area south of South 180th Street on the
west side of the Green River, although Tukwila's water and sewer
systems have the capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial /Industrial Valley
Enhanced and enlarged commercial and industrial land supply
within the Puget Sound urban areawith community resources
such as the shoreline, wetlands, fish and wildlife habitats,
hillsides, watercourses, and recreational trails maintained,
enhanced, and utilized.
Policies
9.1.1 Preserve the existing heavy industrial area south of 180th
Street in order to support its business and employment
opportunities and minimize the displacement of
manufacturing and non - retail uses.
9.1.2 Allow commercial uses to compete and mix with
industrial uses for sites throughout the remainder of the
valley floor in this sub area.
IMPLEMENTATION STRATEGY
+ Commercial and light industrial zoning district
complementary and compatible with residential areas,
the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering
that details full development of the Tukwila South Master
Plan Area infrastructure (see Comprehensive Land Use
Map Legend) with its commercial or light industrial uses
and open space network areas The master plan shall
address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation, in
accordance with Tukwila policies; protection of fish and
wildlife habitat; appropriate flood protection and
shoreline treatment, in accordance with Tukwila shoreline
104 December 4, 1995
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Goal 9.2 Residential Areas
TUKWILA COMPREHENSIVE PLAN
December 4, 1995
policies and guidelines; and the realignment of 57th
Avenue South to maximize parcel size and to coordinate
with the overall development plan.
IMPLEMENTATION STRATEGY
+ City Council approval after Planning Commission review
and recommendation of a master plan for the Tukwila
South Master Plan Area
9.1.4 Consideration may be given to a limited hillside
topography modification for providing economically
feasible fill material for industrial development in the
valley portion of the Tukwila South Master Plan Area.
Reconstruction of the hillside must result in a moderately
sloped, natural- appearing environment.
9.1.5 Incorporate into the master plan for the Planned Area
building material, design, land use, and other site organiza-
tion review elements vital to issues of entry or gateway to
the City and transition to the farmland district to the south
and low-density residential districts to the west and north.
Unique residential neighborhoods, of low density on hillsides
and higher mixed -use densities along the river, that are
physically buffered from the adjacent industrial uses, yet in
close proximity to commercial services and amenities.
9.2.1 Emphasize noise attenuation, pedestrian access and high
quality building and landscape treatment in development
review for residential uses.
9.2.2 Allow residential as part of mixed use development
adjacent to the Green River, subject to special design
standards.
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and
effective integration of them into the residential and
commercial /light industrial environments.
Tukwila South
105
TUKWILA COMPREHENSIVE PLAN
Tukwila South
106
t tONSSIMNSISIN-
9.3.1 Minimize disturbance of critical areas both on the hillside
and in the valley where appropriate to preserve significant
features.
IMPLEMENTATION STRATEGIES
+ Sensitive areas regulations
+ Shorelines regulations
+ Land altering regulations
+ Tree regulations
9.3.2 During development or at the time of trail improvements,
if earlier, negotiate for trail easements where appropriate
while ensuring sufficient provision for privacy and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates
residential neighborhoods and commercial /industrial area
circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of
demands placed upon it.
9.4.1 Improve and increase east/west linkages between
commercial services, the residential neighborhoods and
the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas
so that the quality and image of the residential areas are
high and the commercial/light industrial areas do not
become the entries to residential neighborhoods.
9.4.3 Rename 57th Avenue South as Southcenter Parkway to
eliminate designation confusion and enhance community
identity for the area as a part of Tukwila.
9.4.4 Pursue additional access to the Tukwila Urban Center
through additional entries and exits (ramps) from
Interstate 5 at South 200th Street.
IMPLEMENTATION STRATEGY
+ Lobbying for high priority of I -5 ramps at South 200th
Street with South King County Area Transportation Board
(SCATBd) and Washington State Department of
Transportation.
•
December 4, 1995.
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Existing Comprehensive Plan Policies
Changes Requested by the applicant
PURPOSE
The following is proposed to be taken out:
Tukwila South is the area generally from South 180th Street south to the City's
"At the present time the area lacks strong identity and is a mix of vacant acreage and
annexation boundary at South 204th Street (as established in the Annexation Element of
this Comprehensive Plan). A portion of it is therefore still part of unincorporated King
agricultural, residential, and light and heavy industrial uses."
County. At the present time the area lacks strong identity and is a mix of vacant
acreage and agricultural, residential, and light and heavy industrial uses.
There is no "Vision" section.
The following "Vision" section is proposed:
The Tukwila Valley South area currently is a mix of industrial and agricultural uses
with a high potential for redevelopment and the ability to transition to a dynamic urban
multi-use district while still supporting the existing, lower density uses. Comprised of
approximately 400 acres adjacent to the existing Tukwila Urban Center, this area
represents the City's best opportunity to create major, new employment, commercial
and residential areas. The sheer size of the area, combined with the consolidated land
ownership and existing lower density uses and proximity to the airport makes this a site
that will attract attention from national and international companies looking for
expansion opportunities.
In order to take advantage of these opportunities, public /private partnerships to develop
infrastructure improvements and a comprehensive up -front environmental review to
streamline further permitting timelines will be critical.
The development of this area will be a gradual process that should not be hampered by .,
artificially burdensome regulations, which are not sensitive to market conditions.
Connections to the airport, the Tukwila Transit Station and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the
maximum potential for this property.
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
Attachment D
ISSUES
Topographically, Tukwila South is a combination of valley wall, with both steep and
moderate slopes, and a valley floor along the Green River.
Several wetlands and watercourses, some of which may be salmonid - bearing, have
been identified in the valley floor south of South 196th Street, although their extent
cannot be known without on site property evaluation. Adjacent to the subject area on
the valley floor is one of King County's Farmland Preservation Districts, which extends
from South 204th Street south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of South
196th Street was recently raised to enhance flood protection of the area and to ensure
reasonable flood insurance costs for property owners. While development south of
South 196th Street is possible, the property owner will either be faced with higher flood
insurance costs or must participate financially in further extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low- density residential in detached single -unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city limits.
King County and the City of Kent propose to improve and expand South 200th Street,
now a two -lane road that stops at the west side of the Green River, connecting it with
the East and West Valley Highways. Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street in providing access to Tukwila and its Urban
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement. This will be a factor in the street design, as well
as private development potential.
Highline Water District provides water to the area. Public sewer lines do not currently
extend into the area south of South 180th Street on the west side of the Green River,
although Tukwila's water and sewer systems have the capacity to serve the area.
The following sections are proposed to be taken out:
While development south of South 196th Street is possible, the property owner will
either be faced with higher flood insurance costs or must participate financially in
further extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low- density residential in detached single -unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city limits.
King County and the City of Kent propose to improve and expand South 200th Street,
now a two -lane road that stops at the west side of the Green River, connecting it with
the East and West Valley Highways. Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street in providing access to Tukwila and its Urban
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement. This will be a factor in the street design, as well
as private development potential.
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
GOAL AND POLICIES
Goal 9.1Commercial/Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and
utilized.
Policies
9.1.1 Preserve the existing heavy industrial area south of 180th Street in order to
support its business and employment opportunities and minimize the displacement of
manufacturing and non - retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area.
Implementation Strategy
• Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see Comprehensive
Land Use Map Legend) with its commercial or light industrial uses and open space
network areas The master plan shall address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation, in accordance with Tukwila policies;
protection of fish and wildlife habitat; appropriate flood protection and shoreline
treatment, in accordance with Tukwila shoreline policies and guidelines; and the
realignment of 57th Avenue South to maximize parcel size and to coordinate with the
overall development plan.
Implementation Strategy
• City Council approval after Planning Commission review and
recommendation of a master plan for the Tukwila South Master Plan Area
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Master Plan Area. Reconstruction of the hillside must
result in a moderately sloped, natural- appearing environment.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues of entry or
gateway to the City and transition to the farmland district to the south and low- density
residential districts to the west and north.
The following changes are proposed:
"Preserve" is substituted by "Allow"
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Area. Reconstruction of the hillside must
result in a moderately sloped, natural- appearing environment. area or in a series of
benches that are suitable for commercial and residential development.
Goal 9.2Residential Areas
Unique residential neighborhoods, of low density on hillsides and higher mixed -use
densities along the river, that are physically buffered from the adjacent industrial uses,
The following changes are proposed:
Encourage uUnique residential neighborhoods, and housing opportunities that serve a
broad range of age, family mixes, lifestyle and income. Emphasize higher density
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
yet in close proximity to commercial services and amenities.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses.
9.2.2 Allow residential as part of mixed use development adjacent to the Green
River, subject to special design standards.
Implementation strategy
• Green River area zoned to allow mixed use residential
9.2.3 Allow residential as part of mixed use office development along the east side
of Orillia Road, north of 200th Street.
family homes, mixed and multi -use environments for both family and non - family
households. : . - : • : : .. . . - . - - - . : • . - - -
- - - - - - . - -
.- . . .. - . • : :: .. . :. . :. :- - . , : : .
- . - - ' .... - - - - . Encourage housing configuration and architectural
design that creates pedestrian friendly neighborhoods and public spaces. Encouraee
well - designed multifamily development on hillsides in TVS on slopes between 15 %and
30 %, which can provide great views and unique architectural solutions to challenging
sites.
9.2.2 In order to create new high quality housing opportunities, allow residential
development in the TVS area in a variety of densities and configuration. These might
be in the form of mixed -use developments, townhomes, zero -lot line developments or
stand -alone multifamily developments. Allow residential as part of mixed use
9.2.3 Allow development
residential as part of mixed use office along the ast side
Goal 9.3Open Space Network
Protection and enhancement of the natural environments and effective integration of
them into the residential and commercial/light industrial environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
Implementation Strategies
• Sensitive areas regulations
• Shorelines regulations
• Land altering regulations
• Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier, negotiate
for trail easements where appropriate while ensuring sufficient provision for privacy
and security.
No changes proposed in this section.
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
Goal 9.4Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon
it.
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high and the commercial/light industrial areas do
not become the entries to residential neighborhoods.
9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation
confusion and enhance community identity for the area as a part of Tukwila.
9.4.4 Pursue additional access to the Tukwila Urban Center through additional
entries and exits (ramps) from Interstate 5 at South 200th Street.
Implementation Strategy
Lobbying for high priority of I -5 ramps at South 200th Street with South King County
Area Transportation Board (SCATBd) and Washington State Department of
Transportation.
No changes proposed in this section.
•
There is no Economic Development section in the Tukwila South element.
Goal 9.5 Economic Development is added:
c-;4 1912
Actively promote new, high quality development in the TVS by adopting workable
regulations, investing in public improvements and proactively developing programs and
incentives to attract new businesses, investing in infrastructure and public amenities and
encouraging property owners and business owners to invest in the quality of both the
built and the natural environment.
Encourage, through public /private partnerships, the recruitment of knowledge based
industries, high -tech, research and development of headquarter companies interested in
a location that can accommodate their future growth with immediate access to Sea -Tac
Airport, regional transportation infrastructure and the amenities of the Tukwila Urban
Center.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations, which are not sensitive to market conditions.
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR 1 HAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
City of Tukwila
Department of Community Development Steve Lancaster, Director
To: The City Council
From: Minnie Dhaliwal
MEMORANDUM
Exhibit 1
Re: File Number L03 -077; Comprehensive Plan text amendments to the Tukwila
South element.
Date: August 10, 2004
The applicant, La Pianta, LLC, requested text amendment to the Tukwila South element
of the City's Comprehensive Plan. The City Council held a public meeting on March 15,
2004, and recommended that the Planning Commission review this request as part of
2004 Annual Comprehensive Plan amendment process. The Planning Commission was
briefed on this request on March 25, 2004, and a public hearing was held on May 20,
2004. At the hearing the Planning Commission extended the time to submit additional
written testimony. Subsequent to the hearing additional written testimony was received
from the applicant on. May 28, 2004 (Attachment D). The Planning Commission
deliberated on this request on June 24, 2004 and finalized their recommendations on July
22, 2004.
Attached to this memo is the matrix outlining the existing Comprehensive Plan policies
along with the changes requested by the applicant and the Planning Commission's
recommendations (Attachment A). Also, attached are the Planning Commission's
recommendations in an ordinance format (Attachment B). Attachment C is the aerial map
of the Tukwila South area.
Next Step
A public hearing is scheduled on October 4, 2004, for the City Council to obtain public
testimony. The City Council could finalize their decision after the public hearing.
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
File: L03 -0077
35mm Drawing
#18 -25
Attachment B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND z
USE PLAN AND COMPREHENSIVE PLAN MAP AS ADOPTED BY
ORDINANCE 1757, TO IMPLEMENT THE NEW VISION FOR THE w
re 2
TUKWILA SOUTH AREA; PROVIDING FOR SEVERABILITY; AND 6
ESTABLISHING AN EFFECTIVE DATE. o 0
u) 0
cn
WHEREAS, in 1995 the City of Tukwila developed Comprehensive Plan policies, w
based on consideration of existing conditions and long term, community wide goals N c-
and these policies may be reviewed and updated as appropriate; and
w
� J
WHEREAS, the Growth Management Act allows a city's Comprehensive Plan to
be amended no more than once each year and La Pianta, LLC has requested = a
w
amendments to the Comprehensive Plan policies for the Tukwila South area as part of z i_
the annual Comprehensive Plan amendment process for 2003 -2004; and z 0
111
WHEREAS, La Pianta, LLC owns approximately 400 acres within the Tukwila South D 0
area, which is the area generally from South 180`'' Street south to the City's annexation 0
boundary at South 204 Street, and has developed plans to redevelop the area as a major w w
employment, commercial and residential center; and 152
u. 0
WHEREAS, the City of Tukwila desires to facilitate future development of the Tukwila v w
South area, implement the new vision and establish policies to achieve a planned, o Y
coordinated approach for future development; and Z
WHEREAS, the future redevelopment of the area will be subject to master plan approval
by the City Council and potential impacts from future redevelopment will be evaluated as
required by the State Environmental Policy Act; and
WHEREAS, the City Council held a public meeting on March 15, 2004, and forwarded
the request by La Pianta for Comprehensive Plan amendments to the City of Tukwila
Planning Commission for further review; and
WHEREAS, the City of Tukwila Planning Commission, after having received and
studied staff analysis and comments from members of the public at a public hearing held on
May 20, 2004, has recommended the adoption of certain amendments to the
Comprehensive Plan policies; and
WHEREAS, the Committee of the Whole, after due consideration, and after taking
public testimony at the public hearing held on XXX, believes that certain amendments to
the City's Comprehensive Plan are necessary;
1
?.f N.viv4:ii ?Xrd:.��A Ut6' dM'sSLamliiv:A:sH�:9Ct ✓.idc'.<. .�v. � . ..
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Tukwila 1995 Comprehensive Plan Economic Development element, as adopted
by Ordinance 1757, is amended as follows:
ECONOMIC DEVELOPMENT ELEMENT
Policy 2.1.12
Promote economic use of industrial lands outside the MIC by encouraging redevelopment
of under- utilized sites and by promoting the retention of large parcels or consolidation of
smaller parcels of industrial land to facilitate their use in an efficient manner. Such lands
should be preserved for industrial uses, achieved through appropriate buffering
requirements and use restrictions, except that industrial lands within the Tukwila South
Master Plan Area may be developed or redeveloped for other uses in conjunction with the
City Council's approval of a master plan and/or development agreement.
Section 2. Tukwila 1995 Comprehensive Plan Residential Neighborhoods element, as
adopted by Ordinance 1757, is amended as follows:
RESIDENTIAL NEIGHBORHOODS ELEMENT
Policy 7.6.3
To allow Planned Residential Developments (PRD's) en} for multi- and single - family
use develegmeets on properties with wetlands or watercourses, and within the Tukwila
South Master Plan Area in conjunction with the City Council's approval of a master plan
and/or development agreement.
Section 3. Tukwila 1995 Comprehensive Plan Tukwila South element, as adopted by
Ordinance 1757, is amended as follows:
TUKWILA SOUTH ELEMENT
Purpose
Tukwila South is the area generally from South 180th Street south to the City's
annexation boundary at South 204th Street (as established in the Annexation Element of
this Comprehensive Plan). A portion of it is therefore still part of unincorporated King
County.
2
dustrial usos.
u:i3' . rim.:
Vision
The Tukwila Valley South area currently is a mix of industrial and agricultural uses with
a high potential for redevelopment and the ability to transition to a dynamic urban multi-
use district while still supporting the existing, lower density uses. The Tukwila South
area contains within it several different areas with various land use designations including
TVS, HI, TUC, LDR, and MUO. Comprised of approximately 400 acres adjacent to the
existing Tukwila Urban Center, this area represents an outstanding opportunity to create
major, new employment, commercial and residential areas. The sheer size of the area,
combined with the consolidated land ownership and existing lower density uses and
proximity to the airport makes this a site that will attract attention from national and
international companies looking for expansion opportunities.
In order to take advantage of these opportunities, cooperation and coordination among
public and private interests will be critical for developing infrastructure improvements,
conducting comprehensive up -front environmental review, and streamlining permitting.
The development of this area will be a gradual process that should be facilitated by a
well - developed master plan and regulations that are sensitive to market conditions.
Connections to the airport, local and regional Transit facilities and to the Urban Center
through improved roadways and new transit initiatives will be important to achieve the
maximum potential for this property.
Issues
Topographically, Tukwila South is a combination of valley wall, with both steep and
moderate slopes, and a valley floor along the Green River.
Several wetlands and watercourses, some of which may be salmonid bearing, have been
identified in the valley floor south of South 196th Street, although their extent cannot be
known without on site property evaluation. Adjacent to the subject area on the valley
floor is one of King County's Farmland Preservation Districts, which extends from South
204th Street south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of South
196th Street was recently raised to enhance flood protection of the area and to ensure
reasonable flood insurance costs for property owners. While development south of South
196th Street is possible, the property owner will either be faced with higher flood
insurance costs or must participate financially in further extension of the levee system.
3
The valley wall represents a large portion of Tukwila South. rand-land-use-hi This area is
predominantly vacant with some low- density residential in detached single -unit
structures. Landslide potential is moderate to high for ix -the portions of the valley wall
King County and tho City of Kent proposo to improve and oxpand South 200th Street,
includo a bridgo over tho Grcon Rivor, could start as oarly as 1996: It could become a
The construction of South 200 Street (including a new bridge across the Green River)
has significantly improved access to Tukwila South. The planned realignment and
reconstruction of 57 Avenue South (Southcenter Parkway extension) will further
improve access to Tukwila South and the Tukwila Urban Center.
An important consideration in these street improvements is that any wetland impacts will
necessitate mitigation. This will be a factor in the street design, as
well as private development potential.
Highline Water District provides water to the area. Public sewer lines do not currently
extend into the area south of South 180th Street on the west side of the Green River,
although Tukwila's water and sewer systems have the capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial/Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and
utilized.
Policies
9.1.1 Prcsorvo Allow the existing heavy industrial area south of 180th Street in order to
support its business and employment opportunities and minimize the
displacement of manufacturing and non - retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the _ . _ - . - ° .. - - sub area.
4
•
Implementation Strategy
• Commercial and light industrial zoning district complementary and compatible with
residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see Compre-
hensive Land Use Map Legend) with its residential, commercial or light industrial
uses and open space network areas The master plan shall address: the multiple
issues of hillside, wetland and watercourse preservation and impacts mitigation, in
accordance with Tukwila policies; protection of fish and wildlife habitat;
appropriate flood protection and shoreline treatment, in accordance with Tukwila
shoreline policies and guidelines; and the realignment of 57th Avenue South to
maximize parcel size and to coordinate with the overall development plan.
Implementation Strategy
City Council approval after Planning Commission review and recommendation of a
master plan for the Tukwila South Master Plan Area
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the
valley portion of the Tukwila South Master-Plan Area. Reconstruction of the
hillside must result in a moderately sloped, natural- appearing environment that
may include benches that are suitable for commercial and residential
development.
9.1.5 Incorporate into the master plan for the Planned Area building material, design,
land use, and other site organization review elements vital to issues of entry or
gateway to the City and transition to the farmland district to the south and low -
density residential districts to the west and north.
Goal 9.2 Residential Areas
Encourage uUnique residential neighborhoods, and housing opportunities that serve a
broad range of age, family mixes, lifestyle and income. Emphasize higher density family
homes, mixed and multi -use environments for both family and non - family households. e€
commercial services and amenities. Encourage housing configuration and architectural
design that creates pedestrian friendly neighborhoods and public spaces. Consider well -
designed multifamily development on hillsides in Tukwila South on slopes between
5
15 %and 30 %, which can provide great views and unique architectural solutions to
challenging sites.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses.
9.2.2 In order to create new high quality housing opportunities; allow residential
development in the Tukwila South area in a variety of densities and configuration. These
might be in the form of mixed -use developments, townhomes, zero -lot line developments
or stand -alone multifamily developments.
Implementation strategy
•
Green i er Tukwila South area zoned to allow mix se residential.
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective integration of them
into the residential and commercial/light industrial environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley where
appropriate to preserve significant features.
Implementation Strategies
• Sensitive areas regulations
• Shorelines regulations
• Land altering regulations
• Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier, negotiate for
trail easements where appropriate while ensuring sufficient provision for privacy
and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon it.
6
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality and z
image of the residential areas are high and the commercial /light industrial areas do not
become the entries to residential neighborhoods.
9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation v o
confusion and enhance community identity for the area as a part of Tukwila. w w
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9.4.4 Pursue additional access to the Tukwila Urban Center through additional entries uj w uj
and exits (ramps) from Interstate 5 at South 200th Street.
Implementation Strategy c a
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Area Transportation Board (SCATBd) and Washington State Department of z o
Transportation.
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Goal 9.5 Economic Development o D-
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Activelypromote new, high quality development in the Tukwila South area by adopting t
flexible regulations that allow for market driven transition, investing in public — z
improvements and proactively developing programs and incentives to attract new v cn
businesses, investing in infrastructure and public amenities and encouraging property o
owners and business owners to invest in the quality of both the built and the natural z
environment.
Encourage, through coordination with private interests, the recruitment of knowledge
based industries, high -tech, research and development of headquarter companies
interested in a location that can accommodate their future growth with immediate access
to Sea -Tac Airport, regional transportation infrastructure and the amenities of the
Tukwila Urban Center.
Section 4. Tukwila 1995 Comprehensive Plan Glossary, as adopted by Ordinance 1757, is
amended as follows:
GLOSSARY
Market Driven Transition: This approach used in the Tukwila Urban Center and the
Tukwila South Master Plan Area, which enables a wide range of office, retail, residential
and light industrial uses to be located as dictated by free market forces.
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Section 5. Tukwila 1995 Comprehensive Plan Land Use Map Legend, as adopted by
Ordinance 1757, is amended as follows:
COMPREHENSIVE LAND USE MAP LEGEND
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Low density residential: Areas characterized by detached single - family residential o o
structures; 0 to 6.7 units per net acre; except that LDR areas within the overlay for the u) o
Tukwila South Master Plan Area shall be governed according to the terms of that overlay
zone along with the corresponding master plan and/or development agreement. (See w
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Mixed - Use Office: Areas characterized by professional and commercial office structures, = w
mixed with certain complementary retail, and residential uses; except that MUO area z
within the overlay for the Tukwila South Master Plan Area shall be governed according z o
to the terms of that overlay zone along with the corresponding master plan and/or w
development agreement. (See Transportation Corridors, and Tukwila South and v 0
Annexation elements in Plan text). o
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Tukwila Urban Center: A specific area characterized by high- intensity regional uses H
that include commercial services, offices, light industry, warehousing and retail uses, L—`' z
with a portion covered by the TUC Urban Center Mixed Use Residential Overlay. TUC Cl) v
areas within the overlay for the Tukwila South Master Plan Area shall be governed o
according to the terms of that overlay zone along with the corresponding master plan
and/or development agreement. (See Tukwila Urban Center and Tukwila South element
in Plan text).
Tukwila Valley South: A specific area to be characterized by high- intensity regional
uses that include commercial services, offices, light industry, warehousing, residential
and retail, with heavy industrial subject to a Conditional Use Permit (except when
approved as part of the master plan) and to be governed according to the terms of the
Tukwila South Master Plan Area overlay zone along with the corresponding master plan
and/or development agreement. Mixed use residential within this area is subject to special
design standards, with a maximum density established through a master plan approved by
the City Council.
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office uses,
except that HI areas within the overlay for the Tukwila South Master Plan Area shall be
governed according to the terms of that overlay zone along with the corresponding master
plan and/or development agreement. (See the following elements in Plan text: Economic
8
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Development, Shoreline, Manufacturing /Industrial Center, and Tukwila South Planned
Area.)
SPECIAL OVERLAYS
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, find topographic changes that will influence the future development of the land,
and a large contiguous area of land in single ownership that will allow for unique planned
development opportunities. This master plan overlay area encompasses the entire
Tukwila South area and includes lands designated TVS, HI, TUC, LDR or MUO, which
are located within the Tukwila South area. The overlay area is that shown within the
dashed green line of the Comprehensive Plan Map. (See Tukwila South and Annexation
elements in Plan text.)
SUB - AREAS
Tukwila South: An area extending generally south of the Tukwila Urban Center to South
204 Street, that includes the both City of Tukwila and unincorporated King County
parcels which are expected to be annexed to the City of Tukwila. The boundaries of
Tukwila South are identical to the boundaries of., the Tukwila
South Master Plan Area Overlay. (See Tukwila South element in Plan text)
of 22 units por aro. Thoso aro tho only aroas whoro mixod use rosidonti t he
Section 6. Tukwila 1995 Comprehensive Plan Map, as adopted by Ordinance 1757, is
amended and attached to this ordinance as Exhibit A.
Section 7. 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 8. 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 and effect five (5) 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 , 2004.
9
ATTEST /AUTHENTICATED:
Jane E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
By
Office of the City Attorney
Steven M. Mullet, Mayor
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO. :
10
File: L03 -0077
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Dear Planning Commissioners:
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City of Tukwila
6200 Southcenter Blvd., Suite 100
Tukwila, Washington 98188
A T T O
R N E V S A T LAW
May 27, 2004
Re: Refinements to La Pianta's Proposed Tukwila South Comprehensive
Plan Amendments
We are writing this letter on behalf of La Pianta LLC ( "La Pianta"). Last week at the
May 20 Planning Commission meeting, Sue Carlson, on behalf of La Pianta,
offered some comments on La Pianta's package of proposed Comprehensive Plan
amendments related to the Tukwila South area. Since that time, we have realized
that some of the references in our initially proposed language have the potential to be
confusing. In an effort to make this package of amendments integrate seamlessly
with the Comprehensive Plan, we offer some refinements. A redline version of these
refinements is attached to this letter.
In general, these refinements accomplish the following purposes:
• Clarification that Tukwila South is a sub -area consisting of many land use
designations, including, but not limited to, Tukwila Valley South or TVS;
• Extending the market driven transition policy that is applied to other areas in the
City to Tukwila South;
• Clarification that the proposed boundaries of the Tukwila South Master Plan
Area are the same as the current boundaries of the Tukwila South sub -area, and,
consequently, that the City Council will have the ability to review and consider a
master plan and development agreement that applies to the entire Tukwila South
area.
Attachment D
Direct Phone
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ANCHORAGE
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Washington
Economic Development Element
50439190.01
Policy 2.1.12
Promote economic use of industrial lands outside the MIC by encouraging redevelopment
of under - utilized sites and promoting the retention of large parcels or consolidation of
smaller parcels of industrial land to facilitate their use in an efficient manner. Such lands
should be preserved for industrial uses, achieved through appropriate buffering
requirements and use restrictions, except that industrial lands within the Tukwila South
Master Plan Area may be developed or redeveloped for other uses in conjunction with the
City Council's approval of a master plan and/or development agreement.
Residential Neighborhoods Element
Policy 7.6.3
Allow Planned Residential Developments (PRD's) only for multi- and single - family
developments on properties with wetlands or watercourses, except that PRD's may also
be allowed anywhere within the Tukwila South Master Plan Area in conjunction with the
City Council's approval of a master plan and/or development agreement.
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Highline Water District provides water to the area. Public sewer lines do not currently extend
into the area south of South 180 Street on the west side of the Green River, although Tukwila's
water and sewer systems have the capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial/Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and utilized.
Policies
9.1.1 Allow the existing heavy industrial area south of 180 Street in order to support its
business and employment opportunities and minimize the displacement of manufacturing
and non - retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites throughout the
sub area.
. 3
IMPLEMENTATION STRATEGY
♦ Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full development
of the Tukwila South Master Plan Area infrastructure (see Comprehensive Land Use Map
Legend) with its residential, commercial or light industrial uses and open space network
areas. The master plan shall address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation, in accordance with Tukwila policies;
protection of fish and wildlife habitat; appropriate, flood protection and shoreline
treatment, in accordance with Tukwila shoreline policies and guidelines, and the
realignment of 57 Avenue South to maximize parcel size and to coordinate with the
overall development plan.
♦ City Council approval after Planning Commission review and recommendation of
a master plan for the Tukwila South Master Plan Area.
9.1.4 Consideration may be given to a limited hillside topography modification for providing
economically feasible fill material for development in the valley portion of the Tukwila
South Area. Reconstruction of the hillside must result in a sloped, natural - appearing
area, or in a series of benches that are suitable for commercial and residential
development.
50439190.01
IMPLEMENTATION STRATEGY
3
9.3.2 During development or at the time of trail improvements, if earlier, negotiate for trail
easements where appropriate while ensuring sufficient provisions for privacy and
security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon it.
9.4.1 Improve and increase east/west linkages between commercial services, the residential
neighborhoods and the area's community resources, such as the riverfront, river, hillside
trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality and image
of the residential areas are high and the commercial/light industrial areas se-do not
become the entries to the residential neighborhoods.
9.4.3 Rename 57 Avenue South as Southcenter Parkway to eliminate designation confusion
and enhance community identity for the area as a part of Tukwila.
9.4.4 Pursue additional access to the Tukwila Urban Center through additional entries and
exits (ramps) from Interstate 5 at South 200 Street.
IMPLEMENTATION STRATEGY
Goal 9.5 Economic Development
Actively promote new, high quality development in the TI'S Tukwila South area by
adopting workable regulations that allow for market driven transition, investing in
public improvements and proactively developing programs and incentives to attract
new businesses, investing in infrastructure and public amenities and encouraging
property owners and business owners to invest in the quality of both the built and the
natural environment.
50439190.01
O Lobbying for high priority of I -5 ramps at South 200 Street South King
County Area Transportation Board (SCATBd) and Washington State Department
of Transportation.
Encourage, through public /private partnerships, the recruitment of knowledge based
industries, high -tech, research and development and headquarter companies interested
in a location that can accommodate their future growth with immediate access to
SeaTac Airport, regional transportation infrastructure and the amenities of the
Tukwila Urban Center.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations which are not sensitive to market conditions.
5
50439190.01
corresponding master plan and/or development agreement. (See the following
elements in Plan test: Economic Development, Shoreline,
Manufacturing/Industrial Center, and Tukwila South Planned Area.)
SPECIAL OVERLAYS
SUB -AREAS
Tukwila South Master Plan Area: This special overlay is based on unique
conditions including the presence of significant water features such as wetlands,
watercourses and the river, and- topographic changes that will influence the future
development of the land, and a large contiguous area of land in single ownership
that will allow for unique planned development opportunities. This master plan
overlay area encompasses the entire Tukwila South area and includes lands
designated TVS, HI, TUC, LDR or MUO, which are Iocated within the Tukwila
South area. The overlay area is that shown within the dashed [insert color line on
the Comprehensive Plan Map. (See Tukwila South and Annexation elements in
Plan text.)
Tukwila South: An area extending generally south of the Tukwila Urban Center
to South 204 Street, that includes the -both City of Tukwila and unincorporated
King County parcels which are expected to be annexed to the City of Tukwila.
The boundaries of Tukwila South are identical to the boundaries of, wi ortion
severed -by the Tukwila South Master Plan Area Overlay. (See Tukwila South
and Annexation elements in Plan text.)
7
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The City of Tukwila is considering changes to its Comprehensive Plan and Zoning Code, _, n
including: 0
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• Comprehensive Plan amendment request from La Pianta LLC to amend Tukwila w i
South element of the City's Comprehensive Plan. u) LL
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• Comprehensive Plan amendment and rezone request from Sabey Corporation to g
change Comprehensive Plan and Zoning designation from LDR to C/LI for the a
property located south of S. 126th Street and between Tukwila International = cs
Boulevard and 34th Avenue South. This property is part of the Department of I-- _
Homeland Security property currently under construction at Intergate East. z F-
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• Comprehensive Plan and rezone request from Eric Robb to change the designation D
from Low Density Residential (LDR) to Office (0) for properties at 6550 and 6542 a a co
Southcenter Boulevard. o }—
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Tukwila City Council will hold a public meeting to give residents and businesses an 1- v
opportunity to comment on whether the proposed amendments shall be forwarded to the u. 0 Z
Planning Commission for further study. There will be additional opportunities for public v u)
input after this meeting. o F=,,,
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The City of Tukwila welcomes both written and verbal comments about the proposed
Comprehensive Plan/Zoning Code amendments from Tukwila's residential and business
community.
Please contact Minnie Dhaliwal, Tukwila Department of Community Development at
(206) 431 -3683 or mdhaliwal@ci.tukwila.wa.us if you have questions or would like
additional information about these proposals.
Comments may be submitted prior to March 15, 2004 via e-mail or addressed to the
Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite
#100, Tukwila, WA 98188.
Published: Seattle Times — 2/13/04
PUBLIC NOTICE
PUBLIC MEETING
Tukwila City Hall Council Chambers
6200 Southcenter Boulevard
Monday, March 15, 2004
7:00 p.m.
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From: "Tayloe Washburn" <Washj @foster.com>
To: <slancaster@ci.tukwila.wa.us>
Date: 3/10/04 12:02PM
Memorandum
To:
Steve Lancaster, City of Tukwila Department of Community Development,
Director
From:
J. Tayloe Washburn
Date:
March 10, 2004
Subject:
Summary of Segale's Proposed Use of Overlay for Mixed Use Development
This memorandum sets forth Segale's proposed approach for processing
the various Comprehensive Plan amendments that are proposed as part of
Segale's mixed use project. The following approach is designed to ensure
that the City's planning resources are used efficiently, and also to
encourage meaningful and timely public participation in a manner that
allows the public to comment on the entire proposal at one time.
As you know, Segale has proposed several amendments to the Tukwila
Comprehensive Plan. These amendments are part of the City's 2004
Comprehensive Plan update. Consequently, it is expected that the City
Council would take action on these Comprehensive Plan amendments in
November 2004.
On a parallel track, Segale will be preparing a master plan for the
development of a large portion of its property. Segale will also be
preparing a full EIS on its master plan. Work will begin on the master
Page 1
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Minnie Dhaliwal -
plan and EIS in April 2004. Segale hopes to have its master plan and
final EIS completed in time for the City Council to act on the master
plan and /or a development agreement for the entire proposal in March
2005. It is important for Segale, the City, and interested members of
the public that all of Segale's proposed Comprehensive Plan amendments
are acted upon prior to March 2005.
We have discussed our mutual goal of having this development exist in
harmony with the preexisting land uses in the neighboring areas. We
believe this approach will allow Segale's proposal to move forward,
while respecting the existing Comprehensive Plan land use designations.
Also, to the extent that any Comprehensive Plan Map redesignations
related to the Segale proposal would occur as part of the 2005, instead
of the 2004, Comprehensive Plan update, these redesignations would led
to fragmented City Council review. The City would find itself reviewing
the portions of the Segale plan not subject to such redesignation in
March 2005 and the remaining portions of the Segale plan in November
2005. In this case, such fragmented review would not benefit Segale, the
City or the public. All parties will be able to bring this project into
sharper focus if the City's review of the proposal is considered as a
complete package.
To avoid this undesirable and inefficient fragmentation, Segale proposes
that there be no redesignations of the Comprehensive Plan Map at all.
Map redesignations would unnecessarily complicate the City Council's
review of Segale's proposal. Instead, Segale's proposed amendments could
be slightly revised to allow for unified consideration of Segale's
entire proposal in the form of an overlay that would leave the existing
Comprehensive Plan map designations in place.
To accomplish this overlay, the 2004 Comprehensive Plan amendments would
need to incorporate a brief recognition of the overlay in the
Comprehensive Land Use Map Legend (pages 189 -192). This could be done in
a couple different steps. Step one would be to revise the discussion of
the Tukwila South Master Plan Area on page 191. That paragraph could be
revised to read as follows:
Tukwila South Master Plan Area: This
special overlay is based on unique conditions including the presence of
significant water features such as wetlands, watercourses and the river,
topographic changes that will influence the future development of the
land, and a large contiguous area of Jand in single ownership that will
allow for unique planned deyelopmentopportunities. This master plan
area encompasses the entire area designated TVS as well as certain land
areas designated_LDR or MUO, which areas abut the_TVS designated area._
Tbie_overJayarea is that shown within _the_dashed_[insertcolor] Iine_on _
the Compreherrsiv_ePlart Mep_ (See Tukwila South and Annexation elements
in Plan text.)
In step two, the City would authorize the overlay to extend into
portions of the LDR and MUO designated areas by revising the discussion
of those areas on page 189 to read as follows:
Low - density residential: Areas
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characterized by detached single - family residential structures; 0 to 6.7
units per net acre; except that LDR areas within the overlay for the
Tukwila South Master Plan Area shall be governed according to the terms
of that overlay zone along with the corresponding master plan and /or
development agreement. (See Housing, Residential Neighborhoods, Tukwila
South, and Annexation elements in Plan text).
. Mixed -Use Office: Areas characterized by
professional and commercial office structures; rriiued with certain
complementary retail, and residential uses; except that MUO areas within
the overlay for the Tukwila South Master Plan Area shall be governed�
accordingfo-theterms of that overlay zone along with the corresponding
- master plan and /or development agreement. (See Transportation - Corridors;
Tukwila South and Annexation elements in Plan text.)
Since the City Council will already be reviewing and acting upon text
amendments that affect the entire Tukwila South area as part of its 2004
Comprehensive Plan update, it makes good sense, from a planning
standpoint, to have the City Council authorize the creation of an
overlay at the same time. The vast majority of Segale's property would
be governed by the Tukwila South element anyway, so creating an overlay
to encompass the small contiguous areas adjoining Tukwila South just
serves to allow for a unified review of Segale's proposal. Also, it is
worth noting that the proposed 2004 action would merely authorize the
overlay. The overlay, however, would have little practical effect until
the City Council acts upon Segale's proposal in 2005. The overlay just
allows the Council to act upon a master plan and /or development
agreement for the entire Segale proposal in March 2005. At this same
time, the City Council would also have the opportunity to review and act
upon suggested changes to the zoning applicable within the overlay.
Creation of an overlay does not tie the City's hands or in any way bind •
the City to approve the master plan and /or development agreement at that
time.
As a final point, please note that we are currently conducting a
thorough review of the Comprehensive Plan with this overlay proposal in
mind. If this review suggests other portions of the Comprehensive Plan
where amendments may be appropriate, we will be sure to bring these to
your attention as soon as possible.
JTW:jbt
cc: Sue Carlson
Page3
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MEMORANDUM
City of Tukwila
Department of Community Development Steve Lancaster, Director
February 25, 2004
TO: Tukwila City Council
FROM: Steve Lancaster, Department of Community Developmen
SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENT FOR 2004
Attached with this memo are the proposed annual amendments to the Comprehensive
Plan for 2004. There will be a briefing on March 1, 2004 to review the proposals and
decision process. A public meeting is scheduled for March 15, 2004 to receive input on
the proposed amendments.
Introduction
We received three applications for annual Comprehensive Plan amendments from private
parties by the December 31, 2003 deadline. The applications are as follows:
• La Pianta LLC – (File #L03 - 077) Tukwila Valley South – The proposal seeks to
revise Comprehensive Plan policies relating to the Tukwila Valley South area.
• Sabey Corporation—(File #L03 -078) Between 34 Avenue South and Tukwila
International Boulevard, south of S. 126 proposal to seeks to change land
use designation and zoning from Low Density Residential (LDR) to Commercial /
Light Industrial (C /LI). This is a new proposal relating to property that is part of the
Department of Homeland Security property currently under construction at Intergate
East.
• Robb Property – (File # L03 - 079) 6550 and 6542 Southcenter Boulevard – The
proposal seeks to change land use designation and zoning from Low Density
Residential (LDR) to Office (0). This proposal was originally considered last year,
but was denied with an option to reapply for reconsideration if vehicular access and
encroachment issues were resolved by the 12/31/03 application deadline.
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Council Consideration
The first step in Council's consideration is to evaluate the proposed amendment
according to the following review criteria:
• Is the issue already adequately addressed in the Comprehensive Plan?
• If the issue is not addressed in the Comprehensive Plan, is there a public need for the
proposed change?
• Is the proposed change the best means for meeting the identified public need?
• Will the proposed change result in a new benefit to the community?
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• Modify the proposal and refer the Planning Commission for further review; z o
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• Reject the proposal. v 0
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These "threshold" decisions are to be made following the public meeting scheduled for
March 15, 2004.
Next Steps
There will be a briefing before the City Council on March 1, 2004 to review the annual
amendment proposals and decision process. A public meeting will take place on March
15, 2004 to receive input on the potential amendments. After the public meeting, the City
Council will decide which proposed amendments will be forwarded to the Planning
Commission for further consideration.
Any proposed amendments that are referred by the Council to the Planning Commission
will return before the Council for a final public hearing and a decision at a later date. At
that point, the Council may:
• Adopt a proposed amendment;
• Adopt a modified version of a proposed amendment; or
• Reject the amendment.
All Comprehensive Plan Update work should be considered and adopted before
December 1, 2004, the State's deadline for adopting GMA- related changes.
Attachments:
1. La Pianta LLC – (File #L03 -077) Tukwila Valley South
2. Sabey Corporation —(File #L03 -078)
3. Robb Property (File # L03 -079) 6550 and 6542 Southcenter Boulevard –
2
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To:
From:
Subject:
Date:
City of Tukwila
Department of Community Development Steve Lancaster, Director
Tukwila City Council
Steve Lancaster
2004 Comprehensive Plan Update
February 12, 2004
This memo describes the Annual Amendments to the Comprehensive Plan, as well as the
process used to review and adopt them. It also discusses how the GMA Technical
Update and Annual Amendment processes will be combined and coordinated in the 2004
Comprehensive Plan Update.
The accompanying memo (Attachment 2) includes a draft resolution which adopts a
public involvement program and work plan for the 2004 Comprehensive Plan Update
process, including the GMA Technical Update and Annual Amendments.
Background:
State law permits jurisdictions to amend their Comprehensive Plan documents no more
than once each year, except in emergency situations. This year, Tukwila's
Comprehensive Plan amendment process will include two main parts: 1) the Growth
Management Act (GMA)- related Technical Update (i.e. revisions required to comply
with provisions of the Washington Growth Management Act) and; 2) Annual
Amendments (i.e. changes proposed by members of the public as part of the City's
regular process). GMA Technical Update items will include focused revisions to certain
elements of the Comprehensive Plan, primarily housing, transportation, natural
environment, and utilities. Annual amendments include requests for policy and. map
changes from private parties.
The GMA Technical Update and Annual Amendments will be combined into a single
Comprehensive Plan Update review process. All Comprehensive Plan Update work
should be considered and adopted before December 1, 2004, the State's deadline for
adopting GMA- related changes.
Annual Amendments:
We received three applications for annual Comprehensive Plan amendments from private
parties by the December 31, 2003 deadline. The applications are as follows:
• Robb Property — 6550 and 6542 Southcenter Boulevard - Proposal to
change land use designation and zoning from Low Density Residential (LDR)
to Office (0). This proposal was originally considered last year, but was
denied with an option to reapply for reconsideration if vehicular access and
encroachment issues were resolved by the 12/31/03 application deadline. The
applicant has submitted some new information for City consideration during
CC memo re amdmts 2 -23 -04 mtnR l
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665
this year's review process, but it appears that the outstanding issues are not
fully resolved.
• Sabey Corporation—Between 34 Avenue South and Tukwila
International Boulevard, south of S. 126 Proposal to change land use a
designation and zoning from Low Density Residential (LDR) to Commercial / W
Light Industrial (C/LI). This is a new proposal relating to property that is part 6 D
of the Department of Homeland Security property currently under o
construction at Intergate East. U 0
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• La Planta LLC - Tukwila Valley South - Proposal to revise Comprehensive co u_
Plan policies relating to the Tukwila Valley South area. w 0
Next Steps for Annual Amendments:
On February 23 and March 8, 2004, the City Council will be briefed on the annual = a
amendment proposals and decision process. The public will comment on the potential 1- _
amendments at a meeting to be held on March 15, 2004. Afterwards, the City Council ? (--
will make a threshold decision on which proposed amendments to refer to the Planning w o
Commission for further review and recommendation. 2 D
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Council Consideration for Annual Amendments:
After holding its public meeting, the Council will evaluate each proposed amendment = W
according to the following review criteria: F- H
• Is the issue already adequately addressed in the Comprehensive Plan? O
• If the issue is not addressed in the Comprehensive Plan, is there a public need for the v (
proposed change? o
• Is the proposed change the best means for meeting the identified public need? z
• Will the proposed change result in a new benefit to the community?
Following its initial consideration of a proposed amendment, the Council shall make a
"threshold decision" consisting of one of the following actions:
• Refer the proposal as -is to the Planning Commission for further review;
• Modify the proposal and refer the Planning Commission for further review;
• Defer consideration until a later time;
• Reject the proposal.
Coordination of Annual Amendments with GMA Technical Update:
Distinct from the Annual Amendments discussed above, staff has reviewed existing
Comprehensive Plan policies and evaluated the need for revision based on the Growth
Management Act requirements. As a result of the analysis, staff has prepared a draft
resolution, public process and work plan for the GMA Technical Update portion of the
2004 Comprehensive Plan Update. State law requires legislative action to adopt the work
plan and public process for the GMA Technical Update
On February 23, 2004, the City Council will be briefed on the Comprehensive Plan
update, including both the Annual Amendments and on the proposed public involvement
•
CC memo re amdmts 2 -23 -04 mtng2
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process and work plan for the GMA Technical Update. On March 15, 2004, the City
Council will hold a public meeting on the Annual Amendments, and a separate public
hearing on the resolution, work plan and public process for the GMA Technical Update.
Once the Council is satisfied with the GMA Technical Update work plan and public
process, it will pass a resolution to finalize these items.
Next Steps:
After the City Council makes a threshold decision for the Annual Amendments and
adopts the resolution with the GMA Technical Update work plan and public process, all
proposed amendments and work items will be forwarded to the Planning Commission for
review, public hearing and recommendation.
Any proposed amendments that-are referred by the Council to the Planning Commission
will return before the Council for briefings, a final public hearing, deliberation and a
decision prior to the December 1, 2004 deadline set by the State of Washington. At that
point, the Council may:
• Adopt a proposed amendment;
• Adopt a modified version of a proposed amendment; or
• Reject the amendment.
CC memo re amdmts 2 -23 -04 mtng3
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Target
Dates
GMA TECHNICAL UPDATE
• Economic Devel (housing /empl targets)
• Housing (needs /housing targets)
• Natural Environment (SAO)
• Urban Center (policy update)
• Utilities (policy update) •
• Transportation (State LOS, policy)
• C1P (consolidate and update)
• Maintenance of Plan (emergencies)
• Public Lands
ANNUAL AMENDMENTS
• Robb Property ( "LDR" to "0")
• Sabey Corp. ( "LDR" to "C /LI ")
• •La Pianta (TVS Policies)
CAP
02 -10 -04
COW
02 -23 -04
CC
03 -15 -04
Ping Comm
March '04
Ping Comm
April '04
Staff
May'04
Ping Comm
June '04
Ping Comm
July '04
CC
August '04
Staff
September '04
CC
September '04
CC
October '04
CC
November '04
2004 COMPREHENSIVE PLAN UPDATE
Briefing
Briefing
Public Hearing on Resolution
= (workplan and public participation)
Staff Recommended Action:
CC to Adopt Resolution
Briefing on CC adopted workplan
and public participation program
Planning Commission Briefings
Public Open House(s)
Planning Commission Public Hearing(s) and Deliberations
Planning Commission adopts Recommendations to CC
Brief CAP, COW and CC on Planninb Commission Recommendations
Public Open House(s)
(continue CC briefings and deliberations)
City Council Public Hearings
(continue CC briefings and deliberations)
City Council Deliberations
City Council Deliberations, Final Public Hearing (if needed)
And Adoption of Ordinance(s)
Tukwila DCD Feb.10, 2004
Briefing
Briefing
Public Meeting on
Annual Amendment Applications
Staff Recommended Action:
CC to make "threshold decision"
Briefing on Annual Amendments
referred by CC
Community and Parks Committee
February 10, 2004
Present: Pam Linder, Chair; Dave Fenton, Joe Duffle
Steve Lancaster, Rebecca Fox, Jack Pace, Lucy Lauterbach
_l/ Committee chair approval
1. Annual Amendment to the Comp Plan Amendments to the Comp Plan are allowed only
`once a year unless there is an emergency. Staff is preparing changes to the Comp Plan, but
because of their workload in other areas, they are doing minimal changes to comply with
changed Growth Management Act (GMA) regulations, and three requests that have been
submitted by members of the public. Anything beyond these issues will need to be proposed for
the 2005 budget, as time does not allow more to be done this year. A proposed public
participation schedule was reviewed, and the Committee thought it was very thorough.
Expanding on the technical changes that will be proposed by staff, Steve went through the update
issues briefly, and Rebecca's memo gave a little more detail. Those issues will be an expanded
checklist that relies somewhat on the old comp plan EIS. Steve said some issues could be
controversial though they won't be major issues. Our comp plan policies will all be reviewed,
and then the GMA regulations will be reviewed to see which of our policies needs to be updated.
Dave asked how'we•could make sure our mailing list reached everyone, and was told the most
current list will be used, and anyone who shows an interest in the subject can be contacted. The
Hazelnut will also be used to inform citizens about the process. Recommend resolution to
Cow. •
2. Charles River Associates Contract Since fall of 2001 the City has contracted with Charles
River in order to use the extensive knowledge and contracts of Dan Brand who works there. Mr.
Brand is a pre - eminent expert in the field of parking, and has helped the City do a bit Af planning
for Sound Transit in this field. Now the work will intensify and his help will be more heavily
relied on. Steve pointed out that the contract is not inexpensive, but that it is worth every penny.
Sound Transit's original documents referenced Mr. Brand, so they can't say he's not creditable.
Recommend contract to COW.
3. ECO Northwest contract Two associates from ECO NW have worked with the City as the
plans for the TUC and TOD have begun. They are working with the economic and fiscal issues
about the two areas. The next phase will take an in -depth look at markets for housing and
development'for the'TUC/TOD areas. Whether it will pay to build specific housing and retail in
certain areas will be looked at from a perspective of whether or not it makes sense. This
company's work is paid through a grant.
µ Pam raised the issue of this study having large implications, and said it needed to be compared to
the Mall/Klickitat expansion, Tukwila Village, and the SegaIe developments. All will
be vying for city funds, and priorities will need to be set. Pam said it's hard to compare the costs
and benefits of all these projects. Recommend contract to COW.
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City of Tukwila
Department of Community Development Steve Lancaster, Director
Attachment 2
To: Tukwila City Council
From: Steve Lancaster
Subj: 2004 Comprehensive Plan Update (Growth Management Act (GMA)
Technical. Update & Annual Amendments)
Date: February 13, 2004
Background:
We are proceeding with the 2004 Comprehensive Plan amendment process, including
specific revisions related to the Growth Management Act and consideration of three
amendments submitted by private parties. All amendments should be adopted by
December 1, 2004 to meet the State of Washington's deadline.
Due to staffing, workload and scheduling issues we are focusing attention and resources
on making technical revisions that are required to make Tukwila's Comprehensive Plan
consistent with recent changes to the Washington Growth Management Act (GMA). We
have combined the GMA Technical update with our annual amendment review.
Work plan and public participation:
According to a schedule established by RCW 36.70.A.130(4), each city in Washington
must take legislative action to review and, if needed, revise its Comprehensive Plan and
development regulations to ensure they comply with the GMA. Cities may use a variety
of public processes to fulfill this requirement. The level and amount of review and
revision that each city needs varies, depending on factors, such as when the most recent
Plan and regulations were adopted.
The attachgd resolution adopts a public involvement program and work plan for the 2004
GMA update as required by RCW 36.70A.130. The work plan was developed after staff
review and analysis of existing Comprehensive Plan policies and changes to the Growth
Management Act. It includes the annual amendments, and GMA required items, as well
as issues that need improvement to be consistent with current State planning legislation.
We would like your comments on the work plan and schedule, and will incorporate them
into the final document. The City Council will hold a public hearing on the work plan on
March 15, 2004.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665
Steven M. Mullet, Mayor
Resolution:
Once the work plan elements have been agreed on, the resolution can be adopted. We
anticipate that this will occur following the March 15, 2004 hearing. The resolution with
work plan, public process and schedule will then be conveyed to the Washington
Department of Commerce, Trade and Economic Development.
•
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ADOPTING A WORKPLAN AND PUBLIC PARTICIPATION W
PROCESS FOR UPDATING THE COMPREHENSIVE PLAN, PER RCW 36.70A.130. Q g
WHEREAS, the Growth Management Act (GMA) of 1990 established Statewide goals, U O
guidelines and procedural requirements to guide the development, coordination and N
implementation of long -range plans; and Ili _
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WHEREAS, the City, King County, and other jurisdictions within the County adopted to
Countywide Planning Policies to provide a general framework for the implementation of GMA in w O
King County; and
WHEREAS, the City, In order to implement the requirements and goals of GMA and the
Countywide Planning Policies, adopted a Comprehensive Land Use Plan and Zoning Code in u)
1995, with appropriate public notice, involvement and environmental review; and H w
WHEREAS, Tukwila Municipal Code Chapter 18.80 establishes a public process for z
amending the Comprehensive Plan; and z O
WHEREAS, the Comprehensive Land Use Plan, Zoning Code and associated development
regulations have been regularly amended since adoption with public notice, involvement and > • p
environmental review; and V N
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„„WHEREAS, the Washington State Growth Management Act requires Tukwila by December • H
1, 2004 to review, and if needed, revise the Comprehensive Plan and development regulations to I W
ensure they comply with the requirements of the Growth Management Act; and -
u' O
WHEREAS, the Comprehensive Land Use PIan, Zoning Code and other development z
regulations have been reviewed and analyzed to determine needed revisions based on GMA w cn
compliance per RCW 36.70A.130; and
WHEREAS, a public participation program has been developed to provide the public with Z
an opportunity to comment on the review and suggest needed revisions of the plan and
regulations; and
WHEREAS, a work program has been prepared to complete the needed revisions;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
HEREBY RESOLVES AS FOLLOWS:
The Public Participation Program for the 2004 City of Tukwila Comprehensive Plan Update
(Attachment A), and the Work Program (Attachment B) are hereby approved as the basis for
developing the amendments for the Comprehensive Land Use Plan.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of , 2004.
ATTEST/ AUTHENTICATED:
Jane B. Cantu, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Comp Plan Workplan 2/904
G TA
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Jim Haggerton, Council President
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
N, „`<; WyC�! M! nA !'M.!{+h ^.!.t+1[N�1.4'C„9R✓�?S
2004 Public Participation Program z
Comprehensive Plan /Development Code Update z
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PURPOSE: Involve citizens, businesses and other potentially interested parties in the o o
preparation and adoption of the 2003 -2004 update to the Comprehensive a w
Plan/Development Code -J ;
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ASSUMPTIONS: w o
• Primary goals and objectives will be maintained from current Plan. L 5
• Update will focus on elements that require updating per changes to the Washington ai a
Growth Management Act _
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• The secondary focus will be on any additional changes proposed by the public, z
including map changes and improvements /clarifications of existing Comprehensive z o
Plan and Zoning Code, as part of the annual Comprehensive Plan amendment
process. D 0
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ROLES AND RESPONSBILITIES: ° 1– w
City Council: i 0
The City Council will provide policy guidance and is the final decision maker for the u- p
Comprehensive Plan update. The Council will receive periodic briefings on the update, iii Z
review the Planning Commission recommendation, and adopt amendments to the o fp
Comprehensive Plan. The public meeting, open house and hearing will provide public 0 1-
involvement opportunities. The public will be notified of events through direct mailings
and legal notices. The City Council's target schedule is:
• September, 2003—Briefing (Tukwila Profile, Update Process, Scope and Schedule)
a March, 2004— Public meeting re annual amendments, hearing re GMA workplan
• August, 2004— Briefings - -The City Council will review background materials and
proposed amendments.
• September, 2004 — Public open house, Public hearings. The City Council will hear
and consider public comments.
• October, 2004—Deliberations
Planning Commission:
The Planning Commission will provide policy recommendations for the update and
ensure that the public is involved throughout the process through an open house and
hearings. The public will be notified of events through direct mailings and legal notices.
The Planning Commission's target schedule is:
• September, 2003 -- Briefing (Tukwila Profile, Update Process, Scope and Schedule)
• April, 2004 — Briefings re background information and proposed revisions (3)
9
Q: \Comp plan 2004 \Public Involvement Program—Council 1- 29- 04.doc
Attachment A
1
• May, 2004 - Public open house on background information and proposed revisions
May 2004 - Public hearing
• June, 2004 — Deliberations
• July, 2004 — Recommendation -- The Planning Commission will consider public
comments and make a recommendation to the City Council. a
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ADDITIONAL OPPORTUNITIES FOR PUBLIC INVOLVEMENT: re g
6
...1 C.)
In addition to the public open houses, hearings and meetings associated with the Planning 0 o
Commission and City Council (above), the following are designed to bring the public into w w
the process and solicit their input on Update issues /priorities: -' F
• Review results from Vision Tukwila meetings and survey (March/April, 2003) w o
• Consider comments from Tukwila Urban Center workshops (primarily focused on 2
housing issues and transportation element update) (2003 -2004) 5
u.. a
• Address interested groups as requested (i.e. Southwest King County Chamber of 0 a
Commerce, November, 2003) I- i
• SEPA checklist(s) comment period. Separate environmental review for Sensitive z F-
Areas update and other amendments (March/April, 2004) W o
• • Prepare regular "Hazelnut" articles focused on the Update (January December, 2004) i
• Establish City web page presence and email address for Update (February- December, D C)
2004) o
• Develop Comprehensive Plan Update mailing list including interested citizens, = v
business owners, others I- I
• Distribute Comprehensive Plan Update materials (as available) at City events, (i.e. L o
Tukwila Days, Special Recycling Day, TUC workshops) locations (i.e. Tukwila iii Z
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Community Center). 1 F-
• Prepare press releases as appropriate z
Q: \Comp plan 2004 \Public Involvement Program -- Council 1- 29- 04.doc 2
The City is required to take action to review and, if needed, revise the City's
Comprehensive Plan and development regulations to ensure compliance with the
requirements of the Growth Management Act (RCW 36.70A. 130 (1). To accomplish
this, staff reviewed all Comprehensive Plan policies, comparing them with GMA
requirements as well as changes since the Tukwila Comprehensive Plan was adopted in
1995. Staff further reviewed comments from Washington Department of Community
Trade and Economic Development dating from initial Comprehensive Plan adoption in
1995 to make sure that all issues had been resolved.
As a result of this review, staff has identified the following revisions that are needed.
These, combined with three proposed amendments submitted by members of the public,
comprise the majority of the Comprehensive Plan work program as follows:
State Requirements for the 5 -year Plan and Development Regulations Update
I. ECONOMIC DEVELOPMENT ELEMENT
Discussion: The Growth Management Act (GMA) requires individual jurisdictions'
plans to be consistent with Countywide Planning Policies, including household and
employment targets aimed at reaching appropriate densities in Urban Growth Areas
(UGAs). Population and employment targets were adopted by King County and included
in Tukwila's 1995 Comprehensive Plan. King County Countywide Planning Policies,
adopted May, 2003, set updated growth targets for Tukwila and other cities within the
County.
Conclusion: Information contained in the Economic Development Element and
Background Report will be revised to incorporate current population and employment
targets specified in the Countywide Planning Policies.
II. HOUSING ELEMENT
Discussion: Staff has considered whether the Housing Element addresses the following
as required by GMA, including: 1) Targets or objectives for providing affordable housing
suited to income levels of people who live or work in Tukwila; 2) Strategy and
mechanisms for achieving targets; 3) Group homes, foster care, accessory dwelling units
and manufactured housing; 4) Housing inventory and analysis for future needs; 5)
Support and provide for efficient use of land and housing opportunities Countywide
Planning Policies.
02/12/041
- Draft --
WORK PROGRAM
2004 UPDATE TO COMPREHENSIVE PLAN
AND DEVELOPMENT REGULATIONS
Attachment B
Tukwila has among the most affordable housing in the region. Strategies and policies are
in place to continue providing Tukwila's fair share of future regional low- and moderate -
income housing. Some strategies include:
• Smaller lots in single - family zones
• Accessory dwelling units allowed on lots at least 7,200 square feet
• Increased density allowable through Planned Residential Development w
• Use of Community Development Block Grant funds to support low- income home Q:
repair programs - o
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As explained above, the Growth Management Act (GMA) requires individual w
jurisdictions' plans to be consistent with Countywide Planning Policies, including
updated household and employment targets adopted in 2003. Tukwila's population u 0
targets are derived from an allocation by the County based on population projections for
the state Office of Financial Management. Current targets are more realistic than earlier
targets, and reflect a reduction from 6,000 new living units to 3,200. These can be single = a
family houses, apartment or condo units. As required by GMA, Tukwila will need to i
update the Comprehensive Plan Housing Element and Background Report to include ?
King County's most recent household targets. We will also prepare an updated housing z o
analysis and inventory to guide future policy.
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Conclusion: Updated household targets, housing inventory and analysis for future
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needs will be completed as part of GMA Technical Update. w W
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IL • NATURAL ENVIRONMENT ELEMENT `� o
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Discussion: i
Comprehensive Plan Natural Environment element Policies 4.1.4 through 4.3.4 pertain z
to environmentally - sensitive &teas. TMC Chapter 18.45 (Zoning Code Sensitive Areas
ordinance) guides development near environmentally sensitive areas such as steep slopes,
. wetlands and watercourses.
Per RCW 36.70A.172 and .030(5), the City is required to: 1) review the critical
(sensitive) areas ordinances to see if they incorporate the best available science and
special consideration for anadromous fisheries; 2) identify sources of best available
science used to develop the critical areas regulations; and 3) have policies that give
guidance to its critical areas regulations, based on best available science.
02/12/042
Tukwila is in the process of reviewing its Comprehensive Plan policies and Development
Codes relating to Sensitive Areas to incorporate "best available science" and
consideration of anadromous fish. Tukwila's Sensitive Areas Ordinance (TMC Chapter
18.44) will be updated to incorporate the best available science and special consideration
for anadromous fisheries as required in RCW 36.70A.172. The Natural Environment
Element of the Comprehensive Plan will be evaluated and updated as necessary, based on
best available science to guide policies and regulations for environmentally sensitive
areas, including wetlands, fish and wildlife habitat conservation areas, geologically
hazardous areas, and frequently flooded areas
Conclusion: Tukwila is required to complete this information. Update of Natural
Environment Element and, Sensitive Areas Ordinance in progress.
III. TUKWILA URBAN CENTER ELEMENT
Discussion: The Tukwila Urban Center (TUC) Sub -area Plan, now being prepared, is
considered part of Tukwila's Comprehensive Plan. TUC Plan work will set policy
direction and contain redevelopment specifics for the Tukwila Urban Center.
Sub -area plans may not be inconsistent with the adopted Comprehensive
Plan. RCW 36.70A.130(2)(a)(i), amended in 2002, allows a plan amendment more
frequently than once a year for "[T]he initial adoption of a sub -area plan that does not
modify the comprehensive plan policies and designations applicable to the sub - area."
A sub -area plan that does not change Comprehensive Plan policies can be adopted at any
time, however a sub -area plan such as the TUC plan which proposes a change in policy
may only be considered once a year, together with other proposed comprehensive plan
amendments.
Policy wording will be ready prior to development guidelines. The entire TUC Plan will
not be ready for review and adoption until late 2004 or early 2005, after the December 1,
2004 deadline for amending the Comprehensive Plan has passed.
Since the TUC Plan will contain policy changes and will not be completed until later in
2004, it would be necessary to delay Plan adoption by nearly a year, until the 2005 annual
amendment process. To avoid this delay and in order to make the most efficient use of
staff time, TUC- related policy changes will be considered separate from the rest of the
Plan, and included in the 2004 annual Comprehensive Plan update. Once TUC - related
policy changes are adopted, the entire TUC Sub -area Plan can be considered and adopted
when it is completed in.later 2004 or early 2005, rather than waiting nearly an additional
year.
Conclusion: The City will revise Tukwila Urban Center policies per guidance of
TUC Sub -area Plan work and Background Report update (in progress)
III. UTILITIES ELEMENT
Discussion: Staff prepared a new Comprehensive Surface Water Management Plan
which proposes new or revised policies to the Comprehensive Land Use Plan per
02/12/043
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revisions to the Growth Management Act. In addition, significant changes have occurred
in other City utilities, including telecommunications and solid waste management.
Conclusion: Staff will update data and revise policies requiring changes due to
preparation and anticipated adoption of the Surface Water Management Plan, as
well as any background information which is significantly out of date.
IV. TRANSPORTATION ELEMENT
• Discussion: Staff review showed that the City has done the following as required by
GMA: 1) worked with the regional planning organization to designate the levels of
service on highways that are not of statewide significance; 2) incorporated the levels
of service set by WSDOT for highways of statewide significance and eliminated these
highways from the City's concurrency management system; 3) included an inventory
of state transportation facilities in the City's jurisdictional area. In addition, Tukwila
uses a variety of transportation strategies such as: Commute Trip Reduction (CTR),
Transportation Management Plans (TMP), multi-modal facilities (trails, bus stops,
commuter rail). Tukwila has designated LOS for local arterials. It has not as yet
designated LOS for Regionally Significant State Highways (non -HSS) as recently
required by the Puget Sound Regional Council, and needs to complete traffic
estimates to several state -owned facilities, primarily Interstate -5.
Conclusion: Most of the GMA requirements are met. However, Tukwila needs to
amend the Transportation Element to address the following:
• LOS standards for non -HSS, and certain state -owned facilities;
• Update planning horizon Include any new or changed policies which result from
updates to the Transportation Plan or Concurrency Ordinance.
V. CAPITAL FACILITIES ELEMENT
Discussion: Staff review of comments made from Washington CTED from the 1995
Comprehensive Plan adoption showed that information on the projected needs, current
capacities and funding sources is scattered through various documents and sources.
Conclusion: We recommend updating and consolidating capital facilities
information to show assets and funding sources more clearly.
IV. MAINTENANCE OF THE PLAN ELEMENT
Discussion: The City is required to monitor the Comprehensive Plan, including: 1) a
method for monitoring how well Comprehensive Plan policies and associated
development regulations are achieving the goals of the Plan and of the GMA; 2) a
process for amending the Comprehensive Plan; and 3) a definition of "emergency" for
the purpose of amending the plan or development regulations outside of the yearly
amendment process. Amendments must also be coordinated with King County and other
cities.
02/12/044
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Tukwila monitors the effectiveness of its Comprehensive Plan , development regulations
and other implementation techniques by addressing needed changes, performing analysis
(such as the regular "Buildable Lands" analysis) and completing annual amendments to
the Comprehensive Plan and Zoning Code. In addition, the City conducts periodic
updates to related functional plans. The City sends a copy of proposed amendments to
Washington Department of Community, Trade and Economic Development, other state • z
and regional agencies. it
Conclusion: The plan monitoring requirements have been met, except for the o o
" emergency amendment." Tukwila needs to specify a definition and process for w
"Emergency Amendments" to the Comprehensive Plan by revising the Maintenance
of the Plan Element and the Zoning Code. u-
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VI. Background Information:
When the draft Comprehensive Plan was reviewed by State staff prior to its 1995 u_
adoption, the reviewer indicated that the Comprehensive Plan map should include a = w
"public lands" designation to identify lands useful for public purposes, such as facilities, Z
utility corridors, transportation corridors, recreation, schools and/or other public uses. 1
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Conclusion:
We will update a Comprehensive Plan map to include existing information to
indicate a "public lands" designation per comments by Washington CTED.
VII. Annual Amendments
In addition to the preceding GMA- related issues, the City will consider applications
for Comprehensive Plan policy and/or map changes which were received from private
parties who submitted requests for annual amendments prior to the December 31,
2003 deadline.
VIII. Target Schedule
January, 2004
• Staff prepares annual amendments & GMA public involvement , work program with
resolution
February, 2004
• Brief CAP and COW re annual amendments, GMA revision process & scope
• Transmit scope of work/public process resolution to COW
• Brief Planning Commission re GMA process, annual amendments
March, 2004
• Public meeting re annual amendments;
• City Council threshold decision re annual amendments
• Public hearing on resolution/work plan/public process
• Adopt Resolution on work plan/public process
• Background information, policy drafts due from staff; Revise
02/12/045
z
• Begin State Environmental Policy Act (SEPA) review for 2004 Comprehensive Plan
April, 2004
• Issue SEPA
• Planning Commission Briefing
May, 2004
• Planning Commission briefings
• Public open house
• Planning Commission hearing
June, 2004
• Planning Commission Deliberation
July, 2004.
• Planning Commission prepares recommendations w/ ordinances;
• • Submit recommendations to CTED to meet "60 day" requirement
August, 2004
• City Council briefings
September, 2004
• Public open house
• City Council Hearings
October, 2004
• City Council Deliberation
November, 2004
• City Council adopts ordinances
• Ordinances forwarded to CTED
02/12/046
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February 4, 2004
Susan Carlson
La Pianta LLC
PO Box 88028
Tukwila WA 98138 -2028
Re: Comprehensive Plan Amendment application. File Number L03 - 077.
Dear Ms. Carlson:
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
The Department of Community Development received your request for Comprehensive Plan
amendment for Tukwila South element of the Comprehensive Plan on December 31, 2003. Based
on the review of your application for submittal requirements your application is deemed
complete. A public meeting on the proposed amendment will be held on March 1, 2004.
The next step is for you to install the notice board on the site by February 16, 2004. You received
information on how to install the sign with your application packet. Also, you must obtain a
laminated copy of the Notice of Public Meeting to post on the board. Please call me to obtain this
notice. After installing the sign with the laminated notice, you need to return the signed Affidavit of
Posting to our office.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if such information is necessary to ensure the project
meets the substantive requirements of the City or to complete the review process.
If you have any questions;.you can reach me at 206 - 431 -3685.
Sincerely,
Minnie Dhaliwal
Senior Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
CITY OF TUKWILA
MEMORANDUM
TO: Tukwila City Council Members
FROM: Shelley Kerslake, City Attorney,.'
DATE: January 26, 2004
RE: Meeting with Sue Carlson
It has come to my attention that Sue Carlson and Bill Arthur have inquired about meeting with
you to discuss their vision for the Tukwila Valley South (TVS) annexation area. As you know,
in anticipation of this project, proposed comprehensive plan amendments have been submitted
by Mr. Segale.
The City has taken the position that these proposed amendments are likely to be presented to you
for consideration in a quasi-judicial setting. Thus, you are precluded from discussing or
gathering information that relates to the proposed amendments. This would include such
information as zoning changes needed to accomplish their development plans, specifically,
policy changes in the TVS, wetland policy, and bringing more property into the TVS
designation. However, if you do want to meet with them regarding global issues, unrelated to
future quasi-judicial matters, you are able to do so.
Sue and Bill have already been advised of the constraints placed on these discussions. If you
would like someone from my office to attend this meeting with you please let me know and that
can be arranged.
If you have any questions or concerns, do not hesitate to contact me at 433 -1846.
txr�s ; rat
Docume nt2lf /01 /26/04
RECEIVED
JAN 2 7 2004
COMMUNITY
DEVELOPMENT
a
TUKWILA SOUTH
Prepared for La Pianta, LLC
and City of Tukwila
Blumen Consulting Group, Inc
December, 2003
COMPREHENSIVE PLAN AMENDMENT
APPLICATION
NO. 11 ON THE CITY OF TUKWILA APPLICATION CHECKLIST,
PROJECT DESCRIPTION AND ANALYSIS
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CONSISTENCY OF PROPOSED COMPREHENSIVE PLAN AMENDMEN) � Ir ,
WITH REVIEW CRITIER1A 44.
A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) z
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1. Is the issue adequately addressed in the Comprehensive Plan? If not
addressed, is there a public need for the proposed change?
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"Tukwila South is the area generally from South 180 Street south to the w o
City's annexation boundary at South 204 Street (as established in the
Annexation element of this Comprehensive Plan). A portion of it is 5
therefore still part of Unincorporated King County. At the present time, c
the area lacks strong identity and is a mix of vacant acreage and z w
agricultural, residential, and light and heavy industrial uses." Z
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La Pianta, LLC owns, or controls approximately 400 acres within the Tukwila South area, w I-
most of which is currently designated Tukwila Valley South (TVS) and Heavy Industrial ? o
(HI) in the City of Tukwila Comprehensive Plan (see Exhibit 1). Approximately 214 acres v N
are located within City of Tukwila city limits; the balance is located in unincorporated o --
King County. Areas within unincorporated King County are located within Tukwila's w
Potential Annexation Area. A notice of intent to annex this unincorporated area will be ▪ 0
submitted to the City in the next several months. u- o
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The Tukwila South area represents the City's best opportunity to plan comprehensively
for and create major new employment, commercial, and residential areas. The size of p F-
the area, combined with the consolidated land ownership and proximity to Sea -Tac z
Airport and Tukwila's Urban Center, makes this an area that has a high potential for
redevelopment, with the ability to transition to a dynamic, urban multi -use district, whsle
supporting existing lower density uses.
The Tukwila South area is currently described in the City of Tukwila Comprehensive
Plan (1995, as amended) as follows:
The TVS and use designation is defined in the City's Comprehensive Plan as "a specific
area characterized by high- intensity regional uses that include commercial services,
offices, Tight industry, warehousing and retail, with heavy industrial subject to a
Conditional Use Permit." The majority of the TVS area is also subject to a master plan
requirement prior to any significant and altering.
As described above, the majority of the 400 acres is designated TVS and HI. Other land
use designations include Low Density Residential (LDR), Mixed Use Office (MUO), and
a small area of Tukwila Urban Center (TUC) (see Exhibit 1). Proposed Comprehensive
Plan map amendments (described in greater detail below under Section B.1) will change
the designation of the LDR and MOU areas (approximately 90 acres located on the north
and west sides of the Segale property) to TVS. The existing Segale Business Park is
contiguous to the TVS designated property on the east and will retain its HI designation.
The Tukwila Urban Center lies to the north of the Segale Business Park.
Tukwila Comprehensive Plan Amendment Application
Segale — Tukwila South
Page 1
Consolidating the additional acreage under the TVS designation and applying TVS
zoning will encourage a unified vision for the Tukwila South area and will generate a
number of economic, environmental, and community related benefits to the City and
general public, consistent with the City of Tukwila's vision in its Comprehensive Plan.
Public need will be served through the increased efficiency and certainty that will result
from: creation of opportunities for new types of business, employment and housing at a
range of densities; compatible and unified redevelopment, leading to a strong and
cohesive identity for the area; investment in infrastructure; opportunities for public open
space and shoreline access; and, a coordinated and integrated approach to natural
resources in the area.
2. Is the proposed change the best means for meeting the identified public
need?
The proposed Comprehensive Plan map and text amendments represent a new vision
for the Tukwila South area and are the best means for achieving a planned, coordinated
approach to future development. The amendments, in conjunction with the proposed
annexation and future development, will allow the City to capitalize on the economic and
other benefits that will accrue in this area in the future.
From an economic perspective, the sheer size of the area, combined with the
consolidated land ownership and proximity to the airport, makes this a site that will
attract attention from national and international companies looking for expansion
opportunities. Consistent with the economic development goals and policies stated in
the Comprehensive Plan, the proposed amendments to the Comprehensive Plan will
maximize the City's ability to take advantage of these opportunities through the use of
planning tools. It is envisioned that flexible zoning and development standards that
implement the intent of the TVS land use designation will be applied to the entire area. It
is anticipated that public /private partnerships will be formed to fund infrastructure
improvements and encourage high - valued land use in the Tukwila South area.
Connections to the airport, the Tukwila Transit Station, and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the maximum
potential for this area. The proposed amendments support Tukwila as a regional
crossroads for commerce with access to transit, as well as the City's economic goal of
"continuing enhancement of the community's economic well- being" (Goal 2.1). It is
envisioned that this area will complement the City's existing Urban Center.
In addition to the economic benefits derived from ensuring a coordinated approach to
future redevelopment, proposed amendments to the Comprehensive Plan will also
provide for expanded residential opportunities in the Tukwila South area and will
encourage preservation of natural resources, consistent with existing (Goal 9.1 and 9.3)
and proposed (Goal 9.5) Comprehensive Plan policies for the Tukwila South area.
Benefits to the community are discussed further, below.
3. Will the proposed change result in a net benefit to the community?
The proposed changes will result in a net benefit to the community. As described above,
the map and text amendments (described in greater detail below in Section B.1)
encourage a unified vision for the Tukwila South area; future development under the
proposed amendments will generate a number of economic, environmental, and
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 2
community related benefits to the City, consistent with the City of Tukwila's vision and
implementing goals in its Comprehensive Plan. These include:
• Increased diversity of employment and housing
• Preservation of a strong sense of community
• Enhanced revenue to the City of Tukwila a
• A coordinated approach to natural resource management ;= w
• Opportunities for public open space and access to the Green River shoreline rx
• Efficient transportation networks and transit opportunities 6 c
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Proposed text amendments that address residential policies in the Tukwila South u) w
element of the Comprehensive Plan will expand the range of potential residential -J1-
development within the area and encourage housing that serves a variety of ages, family u) u-
types, and incomes. Housing that is designed to create pedestrian friendly W o
neighborhoods and public spaces are encouraged. This is consistent with goals in the
Community Image (Goal 1.1) and Residential Neighborhood (Goal 7.3) elements of the � j
Comprehensive Plan that encourage establishing land use patterns which result in a = a
strong sense of community, and stable single and multi - family use neighborhoods. ►- _
Proposed amendments envision a variety of densities, lot sizes and configurations. z 1...
Multi-family development on moderately sloped hillsides is envisioned that will exemplify z O
unique architectural solutions to sloped sites.
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B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) o ( 12 .
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La Pianta, LLC owns approximately 400 acres within the Tukwila South area, most of z
which is currently designated Tukwila Valley South (TVS) and Heavy Industrial (HI) in o
the Comprehensive Plan (see Exhibit 1). Other land use designations include Low o Y
Density Residential (LDR), Mixed Use Office (MUO), and a small area of Tukwila Urban z
Center (TUC).
1. Description of Proposal.
Proposed amendments to the Comprehensive Plan map will change the areas
designated LDR and MOU along the north and west sides of the property to TVS,
consolidating about 350 acres under this single land use designation (see Exhibit 2).
The Segale Business Park is contiguous to the TVS designated property on the east and
will retain its HI designation. The Tukwila Urban Center lies to the north of the Segale
Business Park.
Proposed text amendments to the Tukwila South and Housing elements of the
Comprehensive Plan will provide policy direction for the Tukwila South area as a whole
and specifically for the area designated as Tukwila Valley South. Proposed map and
text amendments to the City of Tukwila Comprehensive Plan are described below.
Proposed Comprehensive Plan Map Amendments
• Change Low Density Residential (LDR) designated areas on the hillsides north and
south of South 178 Street to the Tukwila Valley South (TVS) land use designation.
• Change LDR designated area south of South 200 Street and Orillia Road South to
TVS.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 3
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• Change Mixed Use Office (MUO) designated area at the corner of South 180
Street and Southcenter Parkway to TVS.
• Change MUO designated area north of South 200` Street and Orillia Road South to
TVS.
Proposed Comprehensive Plan Text Amendments, Tukwila South Element
Following is the full text of the Tukwila South element of the Comprehensive Plan.
Proposed revisions are shown in a strikethrough and underline format.
TUKWILA SOUTH
PURPOSE
Tukwila South is the area generally from South 180 Street south to the
City's annexation boundary at South 204 Street (as established in the
Annexation Element of this Comprehensive Plan). A portion of it is therefore
still part of unincorporated King County. At the present time the area lacks
and light and h avy industrial uses. (Figure 20)
Vision
The Tukwila Valley South area currently is a mix of industrial and agricultural
uses with a high potential for redevelopment and the ability to transition to a
dynamic urban multi -use district while still supporting the existing, lower
density uses. Comprised of approximately 400 acres adjacent to the existing
Tukwila Urban Center, this area represents the City's best opportunity to
create major, new employment, commercial and residential areas. The
sheer size of the area, combined with the consolidated land ownership and
existing lower density uses and proximity to the airport makes this a site that
will attract attention from national and international companies looking for
expansion opportunities.
In order to take advantage of these opportunities, public /private partnerships
to develop infrastructure improvements and a comprehensive up -front
environmental review to streamline future permitting timelines will be critical.
The development of this area will be a gradual process that should not be
hampered by artificially burdensome regulations, which are not sensitive to
market conditions.
Connections to the airport, the Tukwila Transit Station and to the Urban
Center through improved roadways and new transit initiatives will be
important to achieve the maximum potential for this property.
ISSUES
Topographically, Tukwila South is a combination of valley wall, with both
steep and moderate slopes, and a valley floor along the Green River.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 4
Several wetlands and watercourses, some of which may be salmonid-
bearing, have been identified in the valley floor south of South 196 Street,
although their extent cannot be known without on site property evaluation.
Adjacent to the subject area on the valley floor is one of King County's
Farmland Preservation Districts, which extends from South 204 Street
south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of
South 196 Street was reccntlyraised to enhance flood protection of the area
and to ensure reasonable flood insurance costs for property owners. While
development south of South 186
financially in further extension of thc levee system.
this ar a is predominantly low density residential in detached single unit
208 Street, now a two lane road that stops at thc west side of the Green
this improvement, which would include a bridge over thc Green River, could
street design, as well as private development potential.
Highline Water District provides water to the area. Public sewer lines do not
currently extend into the area south of South 180 Street on the west side of
the Green River, although Tukwila's water and sewer systems have the
capacity to serve the area.
GOAL AND POLICIES
Goal 9.1 Commercial /Industrial Valley
Enhanced and enlarged commercial and industrial land supply within
the Puget Sound urban area with community resources such as the
shoreline, wetlands, fish and wildlife habitats, hillsides, watercourses,
and recreational trails maintained, enhanced, and utilized.
Policies
9.1.1 Proscrvc Allow the existing heavy industrial area south of 180 Street in
order to support its business and employment opportunities and minimize
the displacement of manufacturing and non - retail uses.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
PA±P3!Er,'?!a?0W'!+ ZIfiAtK :
Page 5
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area.
IMPLEMENTATION STRATEGY
+ Commercial and light industrial zoning district complementary and z
compatible with residential areas, the Tukwila Urban Center and ? z
sensitive areas. ix w
9.1.3 Require a master plan prior to any significant land altering that details full o p
development of the Tukwila South Master Plan Area infrastructure (see co 0
Comprehensive Land Use Map Legend) with its commercial or light industrial CO 1
uses and open space network areas. The master plan shall address: the U3 u_
multiple issues of hillside, wetland and watercourse preservation and w o
impacts mitigation, in accordance with Tukwila policies; protection of fish and 2
wildlife habitat; appropriate flood protection and shoreline treatment, in 5
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accordance with Tukwila shoreline policies and guidelines; and the
realignment of 57 Avenue South to maximize parcel size and to coordinate Y W
with the overall development plan. z =
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recommendation of a master plan for the Tukwila South Master o'-
Plan Area. = w
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IMPLEMENTATION STRATEGY
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the
valley portion of the Tukwila South Mastcr Plan Area. Reconstruction of the
hillside must result in a moderately sloped, natural - appearing environment
area, or in a series of benches that are suitable for commercial and
residential development.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues
of entry or gateway to the City and transition to the farmland district to the
south and low - density residential districts to the west and north.
Goal 9.2 Residential Areas
Encourage uUnique residential neighborhoods and housing
opportunities that serve a broad range of age, family mixes, lifestyle
and income. Emphasize higher density family homes, mixed and multi-
use environments for both family and non - family households.- ef-low
n the river
f
Encourage
housing configuration and architectural design that creates pedestrian
friendly neighborhoods and public spaces. Encourage well - designed
multifamily development on hillsides in TVS on slopes between 15%
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 6
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and 30 %, which can provide great views and unique architectural
solutions to challenging sites.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building
and landscape treatment in development review for residential uses.
9.2.2 In order to create new high quality housing opportunities, allow residential
development in the TVS area in a variety of densities and configuration.
These might be in the form of mixed -use developments, townhomes, zero -lot
line developments or stand alone multifamily developments. Allow
ecial dccign standards.
IMPLEMENTATION STRATEGY
♦ Green River area zoned to allow mixed use residential
cidc of Orillia Road, north of 200 Strcct.
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective
integration of them into the residential and commercial /light industrial
environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
IMPLEMENTATION STRATEGY
♦ Sensitive areas regulations
Shorelines regulations
♦ Land altering regulations
4 Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier,
negotiate for trail easements where appropriate while ensuring sufficient
provisions for privacy and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential
neighborhoods and commercial /industrial area circulation, provides
greater accessibility for pedestrian and residents of the area and is
safe and functional for the variety of demands placed upon it.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 7
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the
riverfront, river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality Z
and image of the residential areas are high and the commercial /light a •
industrial areas do not become the entries to the residential neighborhoods. •1 w
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9.4.3 Rename 57 Avenue South as Southcenter Parkway to eliminate 6 v
designation confusion and enhance community identity for the area as a part U o
of Tukwila. c n w
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9. 4.4 Pursue additional access to the Tukwila Urban Center through additional cn u_
entries and exits (ramps) from Interstate 5 at South 200 Street. w 0
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IMPLEMENTATION STRATEGY •
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• Lobbying for high priority of 1 -5 ramps at South 200` Street with I w
South King County Area Transportation Board (SCATBd) and ?'
Washington State Department of Transportation. z O
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Goal 9.5 Economic Development o co
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Actively promote new, high quality development in the TVS by adopting i v
workable regulations, investing in public improvements and proactively
programs and incentives to attract new businesses, investing in - Z
infrastructure and public amenities and encouraging property owners and SQ
business owners to invest in the quality of both the built and the natural o I_
environment.
Encourage, through public /private partnerships, the recruitment of
knowledge based industries, high -tech, research and development of
headquarter companies interested in a location that can accommodate their
future growth with immediate access to Sea -Tac Airport, regional
transportation infrastructure and the amenities of the Tukwila Urban Center.
The development of this area will be a gradual process that should not be
hampered by artificially burdensome regulations, which are not sensitive to
market conditions.
2. Anticipated Impacts, Geographic Area Affected, and Issues presented
by the Proposed Amendments.
All of the areas subject to the map change are located immediately east of the 1 -5
freeway and contiguous to land currently designated TVS (refer to Exhibit 1).
Redesignation of these lands will represent a logical extension of the TVS area; the TVS
area will form a self- contained, unique Comprehensive Plan designation, located
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 8
between 1 -5 on the west, the Green River on the east, South 180 Street on the north,
and South 204 Street on the south.
The proposed map and text amendments will facilitate future redevelopment of the
Tukwila South area in a coordinated and cohesive manner, much of which will be subject
to the existing Tukwila South Master Plan requirement. An eventual transition in land
use will likely occur from the existing assortment of low- density uses to a broader mix of
higher- density, high - quality, mixed -use, commercial, retail, residential, and open space
land uses.
Land use changes in the area will result from implementation of the proposed
amendments through future redevelopment, and will relate to the conversion of land use,
changes in land use density and intensity, and changes in area activity levels. The
geographic area potentially affected by future development under the proposed
amendments will be limited primarily to the Tukwila South area itself. Surrounding land
uses are buffered from the Tukwila South area by geographic and /or infrastructure
features on the east and west, including the Green River on the east, and a hillside
sloping up to the 1 -5 transportation corridor on the west. A King County Farmland
Preservation District extends south of South 204 Street and Tukwila's Urban Center lies
to the north of South 180 Street.
Proposed amendments to the Comprehensive Plan could increase employment and
population capacity in the areas currently designated LDR and MUO along the north and
west edges of the Tukwila South area (see Exhibit 2).
Potential impacts from future redevelopment under the proposed amendments will be
evaluated in an EIS to be prepared for these actions, as well as other proposed actions
related to the TVS land use designation, including master plan approval.
3. Why current Comprehensive Plan or Development Regulations are
deficient or should be changed (cite policy numbers and code sections that
apply).
The justification for the proposed Comprehensive Plan map and text amendments in
terms of public need and potential benefits for the City and community is discussed
above in Section A, Comprehensive Plan Amendment Criteria. In order to realize these
benefits, map and text amendments to the Comprehensive Plan are necessary to allow
redevelopment consistent with the new vision for the area. Key revisions to the Tukwila
South element are described and explained generally, below. Refer to Section B.1,
above, for the specific text revisions proposed for the Tukwila South element.
Under the PURPOSE section, language identifying the area as "lacking in a strong
identity" and characterizing the land use as "vacant acreage and agricultural, residential,
and light and heavy industrial" is proposed to be deleted. This language is not
consistent with the proposed vision for redevelopment in the Tukwila South area. A
"Vision" statement is proposed to be added to the PURPOSE section that identifies this
area as having the potential to transition to a dynamic urban multi -use district.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 9
Under the ISSUES section, language is proposed to be deleted that is no longer
pertinent in light of completed improvements to South 200 Street and proposed text
amendments outlined under Goal 9.2, Residential Areas.
Under Goal 9.1, Commercial and Industrial Valley, text is proposed to be modified in
Policy 9.1.4 to recognize that a range of uses will be encouraged in the Tukwila South
area (versus exclusively industrial use), and that feasible redevelopment on the hillside
could be accomplished with alternative engineering methods.
Under Goal 9.2, Residential Areas, language is proposed to be added that both
promotes and expands the range and scope of allowable residential development within
the Tukwila South area. Existing text limits the location and type of residential uses
within the area. In general, the proposed text will provide an emphasis on creating
higher density, mixed and multi -use environments that are pedestrian friendly and
include public spaces. Multi- family development is encouraged on more moderately
sloped hillsides. Policies 9.2.2 and 9.2.3 have been consolidated; new text calls for
allowing residential development in the whole of the TVS designated area, in a variety of
densities and configurations.
A new goal, entitled Goal 9.5, Economic Development, is proposed to be added to the
element. This goal includes language that broadly addresses means to achieve a
transition of this area to one that is more urban in nature over time, and that creates a
range of employment opportunities.
4. Compliance with the Growth Management Act.
The Growth Management Act (GMA) (1990, as amended) provides the policy framework
at the state level for county and local comprehensive planning. GMA directs counties
and cities to identify urban growth areas (UGAs) that can accommodate growth over a
20 -year planning period. Planning goals include reduction of urban sprawl, adequacy of
infrastructure and services for new development, availability of affordable housing, and
preservation of open space. The proposed amendments to the City of Tukwila's
Comprehensive Plan will provide the framework for future growth in the Tukwila South
area. This area is located in the UGA, and proximate to transportation facilities and
available urban services. Proposed amendments will allow for urban, mixed -use
development, creating new jobs and housing in a range of densities, and serving a
variety of income levels. Proposed amendments to the Comprehensive Plan will comply
with amendment procedures stipulated in RCW 36.70A.130.
5. Compliance with Countywide Planning Policies.
The King County Countywide Planning Policies were developed consistent with the GMA
and provide the policy framework to guide development of jurisdictional comprehensive
plans. Proposed amendments to the City's Comprehensive Plan are consistent with
Countywide Planning Policy directives, including phasing development in a contiguous
manner and ensuring that infrastructure and services are coordinated with future growth.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 10
6. Changes to City of Tukwila Water, Sewer, Stormwater or Shoreline Plans
that will be required if Proposed Amendments are adopted.
The proposed amendments themselves will not require changes to the City's water,
sewer, stormwater or shoreline plans, however, annexation of unincorporated areas and
future development may require such changes. Highline Water District currently
provides water to the Tukwila South area. The City of Tukwila currently provides sewer
service to areas within its jurisdictional boundaries. The City's 1995 Comprehensive
Plan states that the City's water and sewer systems have the capacity to serve the
Tukwila South area. Upon annexation of unincorporated areas within the Tukwila South
area (including the areas to the south proposed to be redesignated from LDR and MUO
to TVS), the City will assume responsibility for provision of sewer service to the area. An
adjustment of the sewer service boundary will be required at that time. Areas that are
annexed will also be subject to adopted City of Tukwila stormwater system and shoreline
management regulations. Specific changes to the City's Water, Sewer, Stormwater or
Shoreline Plans that may be required to serve future development in the Tukwila South
area will be evaluated as part of the master plan approval process and future
environmental review under SEPA.
7. Required Capital Improvements to support Proposed Amendments and
how the Proposed Amendments will affect the Capital Facilities Plans of
the City.
The City has plans to improve Southcenter Parkway from South 180 St. to South 200
St., through the Tukwila South area, as part of a current Transportation Improvement
Plan (TIP) project. As described above, the proposed amendments themselves will not
require any capital improvements, however, future development consistent with the
proposed amendments may require capital /infrastructure improvements. Capital
improvements that may be necessary to support implementation of the proposed
amendments will be evaluated as part of the master plan approval process and future
environmental review under SEPA, as well as through future capital facilities planning by
the City.
8. Other Changes to other City Codes, Plans, or Regulations that will be
Required to Implement the Proposed Amendment.
Other potential changes to City codes, plans, or regulations required to implement the
proposed amendments will be identified and evaluated as part of the master plan
approval process for future redevelopment, including as part of environmental review
under SEPA.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 11
REAL ESTATE OWNERSHIP 18- Nov -03
PROPERTY PROPERTY
OWNER TAX ACCOUNT ACRES JURISDICTION RECEIVED
LA PIANTA 022204 -9008 6.08 KING COUNTY DEC 13 1 2003
LA PIANTA 022204 -9011 27.02 KING COUNTY
LA PIANTA 022204 -9015 48.49 KING COUNTY COMMUNITY
DEVELOPMENT
LA PIANTA 022204 -9033 14.92 KING COUNTY
LA PIANTA 022204 -9037 0.86 KING COUNTY
LA PIANTA 022204 -9040 0.86 KING COUNTY
LA PIANTA 022204 -9043 20.79 KING COUNTY
LA PIANTA 022204 -9057 8.78 KING COUNTY
LA PIANTA 032204 -9006 19.31 KING COUNTY
LA PIANTA 032204 -9047 11.94 KING COUNTY
032204 -9056 1.46 KING COUNTY
LA PIANTA 032204 -9090 0.53 KING COUNTY
032204 -9092 1.52 KING COUNTY
LA PIANTA 032204 -9093 18.39 KING COUNTY
LA PIANTA 032204 -9100 15.50 KING COUNTY
LA PIANTA 032204 -9106 2.00 KING COUNTY
LA PIANTA 262304 -9065 0.53 TUKWILA
MAS SEP 352304 -9008 0.41 TUKWILA
LA PIANTA 352304 -9009 2.79 TUKWILA
LA PIANTA 352304 -9013 12.28 TUKWILA
LA PIANTA 352304 -9016 4.02 KING COUNTY
LA PIANTA 352304 -9025 6.84 TUKWILA
LA PIANTA 352304 -9027 0.16 TUKWILA
LA PIANTA 352304 -9038 5.86 TUKWILA
352304 -9040 1.63 TUKWILA
LA PIANTA 352304 -9041 25.87 KING COUNTY
LA PIANTA 352304 -9045 2.16 KING COUNTY
LA PIANTA 352304 -9049 1.12 TUKWILA
LA PIANTA 352304 -9050 1.36 TUKWILA
LA PIANTA 352304 -9051 6.36 TUKWILA
LA PIANTA 352304 -9065 0.00 KING COUNTY
LA PIANTA 352304 -9066 0.29 KING COUNTY
LA PIANTA 352304 -9068 9.54 TUKWILA
LA PIANTA 342304 -9078 0.31 KING COUNTY
LA PIANTA 352304 -9109 3.57 TUKWILA
LA PIANTA 352304 -9117 0.23 KING COUNTY
LA PIANTA 023900 -0352 3.08 KING COUNTY
TUKWILA OWNERSHIP EXCLUDING BL 286.86
LEASED LAND
352304 -9015 15.42
352304 -9034 23.77
TOTAL SEGALE OWNED / LEASED LAN 326.05
NON -OWNED OR LEASED TUKWILA LAND
GACO 352304 -9014 2.13
GACO 352304 -9017 2.00
C
GACO 352304 -9081 0.45 DEVELOPMENT I.
GACO 352304 -9082 2.30 1- 6 6
JONIETZ 352304 -9019 0.94
DOLLISON 352304 -9090 0.19 1 0
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ARNOLD 032204 -9052 1.22 g D
TUKWILA HISTORICAL SOC. 0.40 � D
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TOTAL ALL TVS LAND 335.28 O
Z 1-
NON -OWNED OR LEASED KING CO. LAND
BUSINESS PARK OWNERSHIP 105.87
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352304 -9033
352304 -9046
352304 -9043
352304 -9020
352304 -9022
352304 -9012
LA PIANTA 768160 -0125
LA PIANTA 768160 -0130
LA PIANTA 768160 -0135
LA PIANTA 768160 -0140
LA PIANTA 768160 -0145
LA PIANTA 768160 -0150
LA PIANTA 768160 -0155
LA PIANTA 768160 -0160
LA PIANTA 768160 -0165
LA PIANTA 768160 -0170
LA PIANTA 768160 -0175
LA PIANTA 768160 -0180
LA PIANTA 768160 -0185
LA PIANTA 768160 -0190
LA PIANTA 768160 -0195
LA PIANTA 768160 -0200
LA PIANTA 768160 -0205
LA PIANTA 768160 -0210
032204 -9102
6.74
1.99
1.28
0.30
2.80
9.24
0.13
0.12
0.10
0.09
0.07
0.05
0.04
0.02
0.01
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.23
20.57
SEATAC & TUKWILA
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
SEATAC
KENT
E L L.
DEC+ 31 2uui
rit . rvia "'K`li.'ia 1 ;.1::;•a:it"wr?>:w4.g « t.&,...:.'trt,`
SEGALE SEATAC / KENT OWNERSHIP 45.54
TOTAL SEGALE OWNED / LEASED LAN 477.46
REcL
/DEC 31 1w+:,
cow/JUN,,
DEVELOPMENT
RECEIVED
DEC► 31 2003
COMMUNITY
DEVELOPMENT
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RECEIVED
DEC i 3 1 2003
commuNf
Existing: Existing Comprehensive Plan designations that apply to the Segale property are
shown on Exhibit 1, and include Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed Use
Office (MUO), Low Density Residential (LDR), and Tukwila Urban Center (TUC).
Page 2
City of Tukwila Comprehensive Plan Application Form
A. COMPREHENSIVE PLAN DESIGNATION:
Proposed: Proposed amendments to the Comprehensive Plan designations are shown on
Exhibit 2 and include redesignatinq areas that are currently MUO and LDR to TVS.
B. ZONING DESIGNATION:
Existing: Existing zoning designations that apply to the Segale property within the City of
Tukwila correspond to the respective land use designations and include TVS, TUC, HI, LDR,
and MOU. Existing zoning designations that apply to the balance of the Segale property in
unincorporated King County are R -1 and Industrial.
Proposed: Proposed zoning that would apply to areas proposed for a TVS land use
designation is assumed at the time of this submittal to be TVS.
C. LAND USE(S):
Existing: Existing land uses on the Segale property south of South 180 Street along
Southcenter Parkway /Frager Road include the Segale Business Park, Southcenter Driving
Range, Atlas Van Lines, Seattle Tractor, Gaco Western and Enterprise Car Rental. A small
portion of Segale -owned property south of South 180 Street and just west of the Green River is
in the Tukwila Urban Center. The west edge of the property is primarily undeveloped hillside.
Undeveloped land is also present north and south of South 200 Street and east of Seattle
Tractor.
Proposed: .No specific land uses are proposed at this time. A range of land uses will be
identified and evaluated as part of a future master plan approval process.
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or
area for which a change is proposed.
The portion of the Segale property subject to the proposed amendments lies generally between
1 -5 on the west, the Green River on the east, South 180 Street on the north, and South 204
Street on the south. Existing zoning for uses within 1,000 feet of the property is shown on
Exhibit 3. The City of Tukwila's Urban Center is adjacent to and north of South 180 Street.
Existing uses 1,000 feet to the west include the 1 -5 freeway and residential use along the
freeway in the City of Sea Tac. Existing uses 1,000 feet to the east include the Green River
and industrial park development in the City of Kent. Existing land uses 1,000 feet to the south
are farmland and rural residential.
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STATE OF WASHINGTON
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan @ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
ss
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the
best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon
Owner's real property, located at See attached Exhibit 1.
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of
the City.
6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests
for items on the "Complete Application Checklist" within ninety (90) days.
7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Tukwila (city), WA (state), on Decembe 23 , 2003
LA PIANTA LLC
(Print Name)
PO BOX 88028, TUKWILA, WA 98138
(Address)
206 -575 -2000
(Phone Number)
LA PIANTA LLC a Washington limited liability company
By: Metro Land
corporation, its
By:
evelopm
ager/
Mark A. Segale, Vic
, Inc., f a Washington
ent
On this day before me, the undersigned, a Notary Public in and for the State of Washingto • ly commissioned and sworn,
personally appeared Mark A. Segale, tome known to be the person who signed as Vice Presi ' ent of Metro Land
Development, Inc., Manager of LA PIANTA LLC, the limited liability company that executed the within and foregoing
instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company
for the uses and purposes therein mentioned, and on oath stated that he was duly elected, qualified and acting as said
officer of the limited liability company and that he was authorized to execute said instrument.
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 3r- DAY OF A er N
(S ignature„ofNotpry)
(Print or stamp name of Notary)
NOTARY PUBLIC in and for the State
of Washington, residing at (14 i I 'f a7 — .
My commission expires: '7 (q (U .
RECEIVE
DEC; 31 2003
t z
I-
NAME
BUSINESS
ADDRESS
PHONE and EMAIL
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Monday, October 21, 2002
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The Moratorium on Development in the Area Surrounding Longacres Commuter Rail /Amtrak Station
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The Opportunity
Cities and regions are competing for quality of life
• Good-paying, high-quality jobs
• Increased tax base to provide quality services to citizens
• Educational institutions
• Health care providers
• Housing options
• Recreational opportunities
• Better transportation options
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'1N3v1nooa 3E11 JO J1invnO 3H1 Ol 3fla SI 11 30110N SIH1
NVHl ZIV310 SS31 SI 314P Id SIHJ NI 1N3W1100a 3H1 3I :30110N
Leveraging the City's Vision, Needs and Economic Issues
3 A major opportunity to grow and diversify the City's tax
base
New jobs (20,000-30,000) and residents will add vitality
and diversity and will support existing City activities and
businesses
Influx of add itional wealth to the area
New customers for existing retail and restaurants
Fiscal benefits that will mitigate current and future fiscal
challenges
A unique opportunity to create a hi l -value employment
center that will raise the City's profile regionally,
nationally, and internationally
..1.N3111100CI 3H1 AO Anivno 3H.1. 0_1. 3na Si 11 20110N SIH1
NVH.LIAV310 SS31 Si 3VIIVHA SIM. NI IN31A1f1000 3H1 AI :301.10N
Development of Segale Property Benefits Tukwila
C ity tax revenues would benefit from:
r: New sales tax from construction, onsite activities,
and spending of residents and employees in the City
of Tukwila
ki Property tax benefits beyond the 1% levy cap
Utility taxes
"1N3141f1000 3H1 AO AllldflO 3H1 Ol 3na SI 1130110N SIHJ
NVH._ 214310 SS31 SI 3111IVNA SIHJ NI 1N3Wf100a 3H1 11 :30110N
Development of Segale Property Benefits the Environment
Enhancement of Johnson Creek into a fish - friendly tributary
connected to the Green River
Development of Segal Property Benefits the Environment
Expansion of back-water refuge habitat in the Green River
. 1NMAI(1000 3H1 AO Aiimino 3H1 01 3na Si ll 30110N SIH1
NVH12:1V310 ssai SI MAINPAA SII-Il NI 1N31A111000 3H1 Al :90110N
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Development of Sega le Property Benefits the Environment
1N31A11100C1 31-11 JO Ainvno 3I-11 01 Bna SI 11 20110N SIHI
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Restoration of a wetland complex of approximately 40 acres associated
with the tributary drainage of the Green River that was historically
present but is now absent in the basin
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APPLICATION
NAME OF PROJECT/DEVELOPMENT:
La Pianta LLC, Comprehensive Plan Changes
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street,
and nearest intersection. LIST ALL TAX LOT NUMBERS.
See Attachment
Quarter: Section: Township: Range:
(This information may be found on your tax statement)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Susan Carlson
Address:
Phone:
La Pianta LLC, PO Box 88028, Tukwila, WA
206-57 -2000
Signature: — ? cz,daw/
C: \homepage \tukwila \dcd \apps \COMPAPP.doc, 08/17/00
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ci.tukwila.wa.us
1 FAX: 206 - 575 -1837
98138 -2028
RECEk . r,
, DEC 31 2Iiii �
COIVIMU
COMPREHENSIVE
PLAN /ZONING CODE
AMENDMENTS
Date: /0-// g/0`j
FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA
Planner:
File Number:
L 0.3
— p '7 7
Application Complete
(Date:
)
Project File Number:
Application Incomplete
(Date:
)
Other File Numbers:
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
La Pianta LLC, Comprehensive Plan Changes
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street,
and nearest intersection. LIST ALL TAX LOT NUMBERS.
See Attachment
Quarter: Section: Township: Range:
(This information may be found on your tax statement)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Susan Carlson
Address:
Phone:
La Pianta LLC, PO Box 88028, Tukwila, WA
206-57 -2000
Signature: — ? cz,daw/
C: \homepage \tukwila \dcd \apps \COMPAPP.doc, 08/17/00
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ci.tukwila.wa.us
1 FAX: 206 - 575 -1837
98138 -2028
RECEk . r,
, DEC 31 2Iiii �
COIVIMU
COMPREHENSIVE
PLAN /ZONING CODE
AMENDMENTS
Date: /0-// g/0`j
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
La Pianta LLC, Comprehensive Plan Changes
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street,
and nearest intersection. LIST ALL TAX LOT NUMBERS.
See Attachment
Quarter: Section: Township: Range:
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Susan Carlson
Address:
Phone:
La Pianta LLC, PO Box 88028, Tukwila, WA
206-57 -2000
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- mail :: tukplan@ci.tukwila.wa.us
Signature:
C: \homepage\ tukwila \dcd \ apps \COMPAPP.doc, 08/17/00
FAX: 206 - 575 -1837
98138 -2028
RECEIVED
DEC 3 1 2Q03
CQMMUNITY
DEVELOPMENT
COMPREHENSIVE
PLAN /ZONING CODE
AMENDMENTS
Date:
/ 1 -7 /Cl
i
FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA
Planner:
File Number:
i -D 7
7
Application Complete
(Date:
)
Project File Number:
Application Incomplete
(Date:
)
Other File Numbers:
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
La Pianta LLC, Comprehensive Plan Changes
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street,
and nearest intersection. LIST ALL TAX LOT NUMBERS.
See Attachment
Quarter: Section: Township: Range:
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Susan Carlson
Address:
Phone:
La Pianta LLC, PO Box 88028, Tukwila, WA
206-57 -2000
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- mail :: tukplan@ci.tukwila.wa.us
Signature:
C: \homepage\ tukwila \dcd \ apps \COMPAPP.doc, 08/17/00
FAX: 206 - 575 -1837
98138 -2028
RECEIVED
DEC 3 1 2Q03
CQMMUNITY
DEVELOPMENT
COMPREHENSIVE
PLAN /ZONING CODE
AMENDMENTS
Date:
/ 1 -7 /Cl
i
REAL ESTATE OWNERSHIP 18- Nov -03
PROPERTY PROPERTY
OWNER TAX ACCOUNT ACRES JURISDICTION
LA PIANTA 022204 -9008 6.08 KING COUNTY
LA PIANTA 022204 -9011 27.02 KING COUNTY
LA PIANTA 022204 -9015 48.49 KING COUNTY
LA PIANTA 022204 -9033 14.92 KING COUNTY
LA PIANTA 022204 -9037 0.86 KING COUNTY
LA PIANTA 022204 -9040 0.86 KING COUNTY
LA PIANTA 022204 -9043 20.79 KING COUNTY
LA PIANTA 022204 -9057 8.78 KING COUNTY
LA PIANTA 032204 -9006 19.31 KING COUNTY
LA PIANTA 032204 -9047 11.94 KING COUNTY
032204 -9056 1.46 KING COUNTY
LA PIANTA 032204 -9090 0.53 KING COUNTY
032204 -9092 1.52 KING COUNTY
LA PIANTA 032204 -9093 18.39 KING COUNTY
LA PIANTA 032204 -9100 15.50 KING COUNTY
LA PIANTA 032204 -9106 2.00 KING COUNTY
LA PIANTA 262304 -9065 0.53 TUKWILA
MAS SEP 352304 -9008 0.41 TUKWILA
LA PIANTA 352304 -9009 2.79 TUKWILA
LA PIANTA 352304 -9013 12.28 TUKWILA
LA PIANTA 352304 -9016 4.02 KING COUNTY
LA PIANTA 352304 -9025 6.84 TUKWILA
LA PIANTA 352304 -9027 0.16 TUKWILA
LA PIANTA 352304 -9038 5.86 TUKWILA
352304 -9040 1.63 TUKWILA
LA PIANTA 352304 -9041 25.87 KING COUNTY
LA PIANTA 352304 -9045 2.16 KING COUNTY
LA PIANTA 352304 -9049 1.12 TUKWILA
LA PIANTA 352304 -9050 1.36 TUKWILA
LA PIANTA 352304 -9051 6.36 TUKWILA
LA PIANTA 352304 -9065 0.00 KING COUNTY
LA PIANTA 352304 -9066 0.29 KING COUNTY
LA PIANTA 352304 -9068 9.54 TUKWILA
LA PIANTA 342304 -9078 0.31 KING COUNTY
LA PIANTA 352304 -9109 3.57 TUKWILA
LA PIANTA 352304 -9117 0.23 KING COUNTY
LA PIANTA 023900 -0352 3.08 KING COUNTY
TUKWILA OWNERSHIP EXCLUDING Bt 286.86
LEASED LAND
352304 -9015 15.42
352304 -9034 23.77
TOTAL SEGALE OWNED / LEASED LAN 326.05
RECEIVED
DEC 312003.
COMMUNITY
DEVELOPMENT
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Pd 4. 3i1? 71�i: L o5. vi ' �ii ' .t. • i: " s+w ` .1i)Vq ' t i .' + • . ; 4i;'+.. ,i: wS3 1U4,40 ti
NON -OWNED OR LEASED TUKWILA LAND
GACO 352304 -9014 2.13
GACO 352304 -9017 2.00
GACO 352304 -9081 0.45
GACO 352304 -9082 2.30
JONIETZ 352304 -9019 0.94
DOLLISON 352304 -9090 0.19
NON -OWNED OR LEASED KING CO. LAND
ARNOLD 032204 -9052
1.22
TUKWILA HISTORICAL SOC. 0.40
TOTAL ALL TVS LAND 335.28
BUSINESS PARK OWNERSHIP 105.87
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
LA PIANTA
352304 -9033 6.74 SEATAC & TUKWILA
352304 -9046 1.99 SEATAC
352304 -9043 1.28 SEATAC
352304 -9020 0.30 SEATAC
352304 -9022 2.80 SEATAC
352304 -9012 9.24 SEATAC
768160 -0125 0.13 SEATAC
768160 -0130 0.12 SEATAC
768160 -0135 0.10 SEATAC
768160 -0140 0.09 SEATAC
768160 -0145 0.07 SEATAC
768160 -0150 0.05 SEATAC
768160 -0155 0.04 SEATAC
768160 -0160 0.02 SEATAC
768160 -0165 0.01 SEATAC
768160 -0170 0.22 SEATAC
768160 -0175 0.22 SEATAC
768160 -0180 0.22 SEATAC
768160 -0185 0.22 SEATAC
768160 -0190 0.22 SEATAC
768160 -0195 0.22 SEATAC
768160 -0200 0.22 SEATAC
768160 -0205 0.22 SEATAC
768160 -0210 0.23 SEATAC
032204 -9102 20.57 KENT
'ECEIVED
DEC i 31 2003
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DEVELOPMENT Z
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SEGALE SEATAC / KENT OWNERSHIP 45.54
TOTAL SEGALE OWNED / LEASED LAN 477.46
RFC N D
DEC 31 2003;
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Page 2
City of Tukwila Comprehensive Plan Application Form
A. COMPREHENSIVE PLAN DESIGNATION:
RECEIVED
DEC' 31 2003
OMMUNrry
Existing: Existing Comprehensive Plan designations that apply to the Segale +4 >•:• dare
shown on Exhibit 1, and include Tukwila Valley South (TVS), Heavy Industrial (HI), Mixed the
Office (MUO), Low Density Residential (LDR), and Tukwila Urban Center (TUC).
Proposed: Proposed amendments to the Comprehensive Plan designations are shown on
Exhibit 2 and include redesignating areas that are currently MUO and LDR to TVS.
B. ZONING DESIGNATION:
Existing: Existing zoning designations that apply to the Segale property within the City of
Tukwila correspond to the respective land use designations and include TVS, TUC, HI, LDR,
and MOU. Existing zoning designations that apply to the balance of the Segale property in
unincorporated King County are R -1 and Industrial.
Proposed: Proposed zoning that would apply to areas proposed for a TVS land use
designation is assumed at the time of this submittal to be TVS.
C. LAND USE(S):
Existing: Existing land uses on the Segale property south of South 180 Street along
Southcenter Parkway /Fraser Road include the Segale Business Park, Southcenter Driving
Range, Atlas Van Lines, Seattle Tractor, Gaco Western and Enterprise Car Rental. A small
portion of Segale -owned property south of South 180 Street and just west of the Green River is
in the Tukwila Urban Center. The west edge of the property is primarily undeveloped hillside.
Undeveloped land is also present north and south of South 200 Street and east of Seattle
Tractor.
Proposed: .No specific land uses are proposed at this time. A range of land uses will be
identified and evaluated as part of a future master plan approval process.
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or
area for which a change is proposed.
The portion of the Segale property subject to the proposed amendments lies generally between
1 -5 on the west, the Green River on the east, South 180 Street on the north, and South 204
Street on the south. Existing zoning for uses within 1,000 feet of the property is shown on
Exhibit 3. The City of Tukwila's Urban Center is adjacent to and north of South 180 Street.
Existing uses 1,000 feet to the west include the 1 -5 freeway and residential use along the
freeway in the City of Sea Tac. Existing uses 1,000 feet to the east include the Green River
and industrial park development in the City of Kent. Existing land uses 1,000 feet to the south
are farmland and rural residential.
1
RECEI 0
DEC 31 2003
COMPREHENSIVE PLAN AMENDMENT .4
APPLICATION
TUKWILA SOUTH
NO. 11 ON THE CITY OF TUKWILA APPLICATION CHECKLIST,
PROJECT DESCRIPTION AND ANALYSIS
Prepared for La Pianta, LLC
and City of Tukwila
Blumen Consulting Group, Inc
December, 2003
REc
'DEC 3 .i
CONSISTENCY OF PROPOSED COMPREHENSIVE PLAN AMENDM �y,,�.,
WITH REVIEW CRITIERIA 0P '''' Nfi
A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050)
1. Is the issue adequately addressed in the Comprehensive Plan? If not w
addressed, is there a public need for the proposed change? 6
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The Tukwila South area is currently described in the City of Tukwila Comprehensive cn
Plan (1995, as amended) as follows: J I
"Tukwila South is the area generally from South 180 Street south to the w 0
City's annexation boundary at South 204 Street (as established in the 2
Annexation element of this Comprehensive Plan). A portion of it is
therefore still part of Unincorporated King County. At the present time, c
the area lacks strong identity and is a mix of vacant acreage and w
agricultural, residential, and light and heavy industrial uses." z =
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La Pianta, LLC owns, or controls approximately 400 acres within the Tukwila South area, w ~
most of which is currently designated Tukwila Valley South (TVS) and Heavy Industrial ? o
(HI) in the City of Tukwila Comprehensive Plan (see Exhibit 1). Approximately 214 acres o co
are located within City of Tukwila city limits; the balance is located in unincorporated o !—
King County. Areas within unincorporated King County are located within Tukwila's w w
Potential Annexation Area. A notice of intent to annex this unincorporated area will be
submitted to the City in the next several months. "_- O
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The Tukwila South area represents the City's best opportunity to plan comprehensively v
for and create major new employment, commercial, and residential areas. The size of o ~
the area, combined with the consolidated land ownership and proximity to Sea -Tac z
Airport and Tukwila's Urban Center, makes this an area that has a high potential for
redevelopment, with the ability to transition to a dynamic, urban multi -use district, while
supporting existing lower density uses.
The TVS land use designation is defined in the City's Comprehensive Plan as "a specific
area characterized by high- intensity regional uses that include commercial services,
offices, light industry, warehousing and retail, with heavy industrial subject to a
Conditional Use Permit." The majority of the TVS area is also subject to a master plan
requirement prior to any significant land altering.
As described above, the majority of the 400 acres is designated TVS and HI. Other land
use designations include Low Density Residential (LDR), Mixed Use Office (MUO), and
a small area of Tukwila Urban Center (TUC) (see Exhibit 1). Proposed Comprehensive
Plan map amendments (described in greater detail below under Section B.1) will change
the designation of the LDR and MOU areas (approximately 90 acres located on the north
and west sides of the Segale property) to TVS. The existing Segale Business Park is
contiguous to the TVS designated property on the east and will retain its HI designation.
The Tukwila Urban Center lies to the north of the Segale Business Park.
Tukwila Comprehensive Plan Amendment Application
Segale — Tukwila South
Page 1
!1111,
Consolidating the additional acreage under the TVS designation and applying TVS
zoning will encourage a unified vision for the Tukwila South area and will generate a
number of economic, environmental, and community related benefits to the City and
general public, consistent with the City of Tukwila's vision in its Comprehensive Plan.
Public need will be served through the increased efficiency and certainty that will result
from: creation of opportunities for new types of business, employment and housing at a
range of densities; compatible and unified redevelopment, leading to a strong and
cohesive identity for the area; investment in infrastructure; opportunities for public open
space and shoreline access; and, a coordinated and integrated approach to natural
resources in the area.
2. Is the proposed change the best means for meeting the identified public
need?
The proposed Comprehensive Plan map and text amendments represent a new vision
for the Tukwila South area and are the best means for achieving a planned, coordinated
approach to future development. The amendments, in conjunction with the proposed
annexation and future development, will allow the City to capitalize on the economic and
other benefits that will accrue in this area in the future.
From an economic perspective, the sheer size of the area, combined with the
consolidated land ownership and proximity to the airport, makes this a site that will
attract attention from national and international companies looking for expansion
opportunities. Consistent with the economic development goals and policies stated in
the Comprehensive Plan, the proposed amendments to the Comprehensive Plan will
maximize the City's ability to take advantage of these opportunities through the use of
planning tools. It is envisioned that flexible zoning and development standards that
implement the intent of the TVS land use designation will be applied to the entire area. It
is anticipated that public /private partnerships will be formed to fund infrastructure
improvements and encourage high - valued land use in the Tukwila South area.
Connections to the airport, the Tukwila Transit Station, and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the maximum
potential for this area. The proposed amendments support Tukwila as a regional
crossroads for commerce with access to transit, as well as the City's economic goal of
"continuing enhancement of the community's economic well- being" (Goal 2.1). It is
envisioned that this area will complement the City's existing Urban Center.
In addition to the economic benefits derived from ensuring a coordinated approach to
future redevelopment, proposed amendments to the Comprehensive Plan will also
provide for expanded residential opportunities in the Tukwila South area and will
encourage preservation of natural resources, consistent with existing (Goal 9.1 and 9.3)
and proposed (Goal 9.5) Comprehensive Plan policies for the Tukwila South area.
Benefits to the community are discussed further, below.
3. Will the proposed change result in a net benefit to the community?
The proposed changes will result in a net benefit to the community. As described above,
the map and text amendments (described in greater detail below in Section B.1)
encourage a unified vision for the Tukwila South area; future development under the
proposed amendments will generate a number of economic, environmental, and
City of Tukwila Comprehensive Plan Amendment Application Page 2
Segale Property — Tukwila South
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community related benefits to the City, consistent with the City of Tukwila's vision and
implementing goals in its Comprehensive Plan. These include:
• Increased diversity of employment and housing
• Preservation of a strong sense of community z
• Enhanced revenue to the City of Tukwila =
• A coordinated approach to natural resource management F w
• Opportunities for public open space and access to the Green River shoreline 6 =
• Efficient transportation networks and transit opportunities 0
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Proposed text amendments that address residential policies in the Tukwila South J tu
element of the Comprehensive Plan will expand the range of potential residential • w
development within the area and encourage housing that serves a variety of ages, family w 0
types, and incomes. Housing that is designed to create pedestrian friendly 2
neighborhoods and public spaces are encouraged. This is consistent with goals in the g 5
Community Image (Goal 1.1) and Residential Neighborhood (Goal 7.3) elements of the "- a
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Comprehensive Plan that encourage establishing land use patterns which result in a =
strong sense of community, and stable single and multi- family use neighborhoods. . z 1#
Proposed amendments envision a variety of densities, lot sizes and configurations. 1, 0
Multi- family development on moderately sloped hillsides is envisioned that will exemplify w I-
unique architectural solutions to sloped sites. M m
B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) o co
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La Pianta, LLC owns approximately 400 acres within the Tukwila South area, most of iii z
which is currently designated Tukwila Valley South (TVS) and Heavy Industrial (HI) in v
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he Comprehensive Plan (see Exhibit 1). Other land use designations include Low 0 F-
Density Residential (LDR), Mixed Use Office (MUO), and a small area of Tukwila Urban Z
Center (TUC).
1. Description of Proposal.
Proposed amendments to the Comprehensive Plan map will change the areas
designated LDR and MOU along the north and west sides of the property to TVS,
consolidating about 350 acres under this single land use designation (see Exhibit 2).
The Segale Business Park is contiguous to the TVS designated property on the east and
will retain its HI designation. The Tukwila Urban Center lies to the north of the Segale
Business Park.
Proposed text amendments to the Tukwila South and Housing elements of the
Comprehensive Plan will provide policy direction for the Tukwila South area as a whole
and specifically for the area designated as Tukwila Valley South. Proposed map and
text amendments to the City of Tukwila Comprehensive Plan are described below.
Proposed Comprehensive Plan Map Amendments
• Change Low Density Residential (LDR) designated areas on the hillsides north and
south of South 178 Street to the Tukwila Valley South (TVS) land use designation.
• Change LDR designated area south of South 200 Street and Orillia Road South to
TVS.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 3
• Change Mixed Use Office (MUO) designated area at the corner of South 180
Street and Southcenter Parkway to TVS.
• Change MUO designated area north of South 200 Street and Orillia Road South to
TVS.
Proposed Comprehensive Plan Text Amendments, Tukwila South Element
Following is the full text of the Tukwila South element of the Comprehensive Plan.
Proposed revisions are shown in a strikethrough and underline format.
TUKWILA SOUTH
PURPOSE
Vision
Tukwila South is the area generally from South 180 Street south to the
City's annexation boundary at South 204 Street (as established in the
Annexation Element of this Comprehensive Plan). A portion of it is therefore
still part of unincorporated King County. At the present tim °the a r lacks
ge and agricultural, residential,
(Figure 20)
The Tukwila Valley South area currently is a mix of industrial and agricultural
uses with a high potential for redevelopment and the ability to transition to a
dynamic urban multi -use district while still supporting the existing, lower
density uses. Comprised of approximately 400 acres adjacent to the existing
Tukwila Urban Center, this area represents the City's best opportunity to
create major, new employment, commercial and residential areas. The
sheer size of the area, combined with the consolidated land ownership and
existing lower density uses and proximity to the airport makes this a site that
will attract attention from national and international companies looking for
expansion opportunities.
In order to take advantage of these opportunities, public /private partnerships
to develop infrastructure improvements and a comprehensive up -front
environmental review to streamline future permitting timelines will be critical.
The development of this area will be a gradual process that should not be
hampered by artificially burdensome regulations, which are not sensitive to
market conditions.
Connections to the airport, the Tukwila Transit Station and to the Urban
Center through improved roadways and new transit initiatives will be
important to achieve the maximum potential for this property.
ISSUES
Topographically, Tukwila South is a combination of valley wall, with both
steep and moderate slopes, and a valley floor along the Green River.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 4
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Several wetlands and watercourses, some of which may be salmonid-
bearing, have been identified in the valley floor south of South 196` Street,
although their extent cannot be known without on site property evaluation.
Adjacent to the subject area on the valley floor is one of King County's
Farmland Preservation Districts, which extends from South 204` Street
south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of
South 196` Street was re raised to enhance flood protection of the area
and to ensure reasonable flood insurance costs for property owners. While
development south of South-496
either be faced with higher--fleed— insurance costs or must participate
e -levee system.
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The - valley -wall represents a large portion of Tu
this area is predominantly low density residential in detached- single unit
tential is moderate te- high- inthe- portion- of-the valley
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Avenue South (thc extension of Se
GOAL AND POLICIES
Policies
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
f Kent propose to improve and expand -South
ps at the west side of the Green
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Highline Water District provides water to the area. Public sewer lines do not
currently extend into the area south of South 180` Street on the west side of
the Green River, although Tukwila's water and sewer systems have the
capacity to serve the area.
Goal 9.1 Commercial /Industrial Valley
Enhanced and enlarged commercial and industrial land supply within
the Puget Sound urban area with community resources such as the
shoreline, wetlands, fish and wildlife habitats, hillsides, watercourses,
and recreational trails maintained, enhanced, and utilized.
9.1.1 Procervo Allow the existing heavy industrial area south of 180 Street in
order to support its business and employment opportunities and minimize
the displacement of manufacturing and non - retail uses.
Page 5
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area.
IMPLEMENTATION STRATEGY
+ Commercial and light industrial zoning district complementary and
compatible with residential areas, the Tukwila Urban Center and z z
sensitive areas. cc
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9.1.3 Require a master plan prior to any significant land altering that details full o a a
development of the Tukwila South Master Plan Area infrastructure (see
Comprehensive Land Use Map Legend) with its commercial or light industrial co i
uses and open space network areas. The master plan shall address: the co u_
multiple issues of hillside, wetland and watercourse preservation and in 0
impacts mitigation, in accordance with Tukwila policies; protection of fish and
wildlife habitat; appropriate flood protection and shoreline treatment, in u_ a
accordance with Tukwila shoreline policies and guidelines; and the co a
realignment of 57 Avenue South to maximize parcel size and to coordinate I w
with the overall development plan. z F-
IMPLEMENTATION STRATEGY
+ City Council approval after Planning Commission review and
recommendation of a master plan for the Tukwila South Master
Plan Area.
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the
valley portion of the Tukwila South Master Plan Area. Reconstruction of the
hillside must result in a moderately sloped, natural - appearing environment
area, or in a series of benches that are suitable for commercial and
residential development.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues
of entry or gateway to the City and transition to the farmland district to the
south and low - density residential districts to the west and north.
Goal 9.2 Residential Areas
Encourage ulrinique residential neighborhoods and housing
opportunities that serve a broad range of age, family mixes, lifestyle
and income. Emphasize higher density family homes, mixed and multi-
use environments for both family and non - family households. -of -levy
rid-- amenities. Encourage
housing configuration and architectural design that creates pedestrian
friendly neighborhoods and public spaces. Encourage well - designed
multifamily development on hillsides in TVS on slopes between 15%
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 6
and 30 %, which can provide great views and unique architectural
solutions to challenging sites.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building
and landscape treatment in development review for residential uses.
9.2.2 In order to create new high quality housing opportunities, allow residential
development in the TVS area in a variety of densities and con figuration.
These might be in the form of mixed -use developments, townhomes, zero -lot
line developments or stand alone multifamily developments._Allow
IMPLEMENTATION STRATEGY
♦ Green River area zoned to allow mixed use residential
side -of Orillia Road, north of 200' Street.
Goal 9.3 Open Space Network
Protection and enhancement of the natural environments and effective
integration of them into the residential and commercial /light industrial
environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
IMPLEMENTATION STRATEGY
♦ Sensitive areas regulations
• Shorelines regulations
♦ Land altering regulations
Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier,
negotiate for trail easements where appropriate while ensuring sufficient
provisions for privacy and security.
Goal 9.4 Transportation
An enhanced and enlarged street network that separates residential
neighborhoods and commercial /industrial area circulation, provides
greater accessibility for pedestrian and residents of the area and is
safe and functional for the variety of demands placed upon it.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 7
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the
riverfront, river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high and the commercial /light
industrial areas do not become the entries to the residential neighborhoods.
9.4.3 Rename 57 Avenue South as Southcenter Parkway to eliminate
designation confusion and enhance community identity for the area as a part
of Tukwila.
9.4.4 Pursue additional access to the Tukwila Urban Center through additional
entries and exits (ramps) from Interstate 5 at South 200 Street.
IMPLEMENTATION STRATEGY
♦ Lobbying for high priority of 1 -5 ramps at South 200 Street with
South King County Area Transportation Board (SCATBd) and
Washington State Department of Transportation.
Goal 9.5 Economic Development
Actively promote new, high quality development in the TVS by adopting
workable regulations, investing in public improvements and proactively
developing programs and incentives to attract new businesses, investing in
infrastructure and public amenities and encouraging property owners and
business owners to invest in the quality of both the built and the natural
environment.
Encourage, through public /private partnerships, the recruitment of
knowledge based industries, high -tech, research and development of
headquarter companies interested in a location that can accommodate their
future growth with immediate access to Sea -Tac Airport, regional
transportation infrastructure and the amenities of the Tukwila Urban Center.
The development of this area will be a gradual process that should not be
hampered by artificially burdensome regulations, which are not sensitive to
market conditions.
2. Anticipated Impacts, Geographic Area Affected, and Issues presented
by the Proposed Amendments.
All of the areas subject to the map change are located immediately east of the 1 -5
freeway and contiguous to land currently designated TVS (refer to Exhibit 1).
Redesignation of these lands will represent a logical extension of the TVS area; the TVS
area will form a self- contained, unique Comprehensive Plan designation, located
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 8
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between 1 -5 on the west, the Green River on the east, South 180 Street on the north,
and South 204 Street on the south.
The proposed map and text amendments will facilitate future redevelopment of the
Tukwila South area in a coordinated and cohesive manner, much of which will be subject
to the existing Tukwila South Master Plan requirement. An eventual transition in land
use will likely occur from the existing assortment of low- density uses to a broader mix of
higher- density, high - quality, mixed -use, commercial, retail, residential, and open space
land uses.
Land use changes in the area will result from implementation of the proposed
amendments through future redevelopment, and will relate to the conversion of land use,
changes in land use density and intensity, and changes in area activity levels. The
geographic area potentially affected by future development under the proposed
amendments will be limited primarily to the Tukwila South area itself. Surrounding land
uses are buffered from the Tukwila South area by geographic and/or infrastructure
features on the east and west, including the Green River on the east, and a hillside
sloping up to the 1 -5 transportation corridor on the west. A King County Farmland
Preservation District extends south of South 204 Street and Tukwila's Urban Center lies
to the north of South 180 Street.
Proposed amendments to the Comprehensive Plan could increase employment and
population capacity in the areas currently designated LDR and MUO along the north and
west edges of the Tukwila South area (see Exhibit 2).
Potential impacts from future redevelopment under the proposed amendments will be
evaluated in an EIS to be prepared for these actions, as well as other proposed actions
related to the TVS land use designation, including master plan approval.
3. Why current Comprehensive Plan or Development Regulations are
deficient or should be changed (cite policy numbers and code sections that
apply).
The justification for the proposed Comprehensive Plan map and text amendments in
terms of public need and potential benefits for the City and community is discussed
above in Section A, Comprehensive Plan Amendment Criteria. In order to realize these
benefits, map and text amendments to the Comprehensive Plan are necessary to allow
redevelopment consistent with the new vision for the area. Key revisions to the Tukwila
South element are described and explained generally, below. Refer to Section B.1,
above, for the specific text revisions proposed for the Tukwila South element.
Under the PURPOSE section, language identifying the area as "lacking in a strong
identity" and characterizing the land use as "vacant acreage and agricultural, residential,
and light and heavy industrial" is proposed to be deleted. This language is not
consistent with the proposed vision for redevelopment in the Tukwila South area. A
"Vision" statement is proposed to be added to the PURPOSE section that identifies this
area as having the potential to transition to a dynamic urban multi -use district.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 9
Under the ISSUES section, language is proposed to be deleted that is no longer
pertinent in light of completed improvements to South 200 Street and proposed text
amendments outlined under Goal 9.2, Residential Areas.
Under Goal 9.1, Commercial and Industrial Valley, text is proposed to be modified in z
Policy 9.1.4 to recognize that a range of uses will be encouraged in the Tukwila South
area (versus exclusively industrial use), and that feasible redevelopment on the hillside ,� w
could be accomplished with alternative engineering methods. QQ =
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Under Goal 9.2, Residential Areas, language is proposed to be added that both co o
promotes and expands the range and scope of allowable residential development within
the Tukwila South area. Existing text limits the location and type of residential uses -
within the area. In general, the proposed text will provide an emphasis on creating p
higher density, mixed and multi -use environments that are pedestrian friendly and g
include public spaces. Multi - family development is encouraged on more moderately g -
sloped hillsides. Policies 9.2.2 and 9.2.3 have been consolidated; new text calls for
allowing residential development in the whole of the TVS designated area, in a variety of I d
densities and configurations. _
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A new goal, entitled Goal 9.5, Economic Development, is proposed to be added to the w O
element. This goal includes language that broadly addresses means to achieve a g
transition of this area to one that is more urban in nature over time, and that creates a o
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range of employment opportunities. 0
4. Compliance with the Growth Management Act.
The Growth Management Act (GMA) (1990, as amended) provides the policy framework z
at the state level for county and local comprehensive planning. GMA directs counties
and cities to identify urban growth areas (UGAs) that can accommodate growth over a E-
20 -year planning period. Planning goals include reduction of urban sprawl, adequacy of z
infrastructure and services for new development, availability of affordable housing, and
preservation of open space. The proposed amendments to the City of Tukwila's
Comprehensive Plan will provide the framework for future growth in the Tukwila South
area. This area is located in the UGA, and proximate to transportation facilities and
available urban services. Proposed amendments will allow for urban, mixed -use
development, creating new jobs and housing in a range of densities, and serving a
variety of income levels. Proposed amendments to the Comprehensive Plan will comply
with amendment procedures stipulated in RCW 36.70A.130.
5. Compliance with Countywide Planning Policies.
The King County Countywide Planning Policies were developed consistent with the GMA
and provide the policy framework to guide development of jurisdictional comprehensive
plans. Proposed amendments to the City's Comprehensive Plan are consistent with
Countywide Planning Policy directives, including phasing development in a contiguous
manner and ensuring that infrastructure and services are coordinated with future growth.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
- : n...r. ,, »+w aR'n:..r:.,,r•,.n e.�s____..:�1'y�l'.i rt., >:..e.+w�..,x .MSe
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6. Changes to City of Tukwila Water, Sewer, Stormwater or Shoreline Plans
that will be required if Proposed Amendments are adopted.
The proposed amendments themselves will not require changes to the City's water,
sewer, stormwater or shoreline plans, however, annexation of unincorporated areas and
future development may require such changes. Highline Water District currently
provides water to the Tukwila South area. The City of Tukwila currently provides sewer
service to areas within its jurisdictional boundaries. The City's 1995 Comprehensive
Plan states that the City's water and sewer systems have the capacity to serve the
Tukwila South area. Upon annexation of unincorporated areas within the Tukwila South
area (including the areas to the south proposed to be redesignated from LDR and MUO
to TVS), the City will assume responsibility for provision of sewer service to the area. An
adjustment of the sewer service boundary will be required at that time. Areas that are
annexed will also be subject to adopted City of Tukwila stormwater system and shoreline
management regulations. Specific changes to the City's Water, Sewer, Stormwater or
Shoreline Plans that may be required to serve future development in the Tukwila South
area will be evaluated as part of the master plan approval process and future
environmental review under SEPA.
7. Required Capital Improvements to support Proposed Amendments and
how the Proposed Amendments will affect the Capital Facilities Plans of
the City.
The City has plans to improve Southcenter Parkway from South 180 St. to South 200
St., through the Tukwila South area, as part of a current Transportation Improvement
Plan (TIP) project. As described above, the proposed amendments themselves will not
require any capital improvements, however, future development consistent with the
proposed amendments may require capital /infrastructure improvements. Capital
improvements that may be necessary to support implementation of the proposed
amendments will be evaluated as part of the master plan approval process and future
environmental review under SEPA, as well as through future capital facilities planning by
the City.
8. Other Changes to other City Codes, Plans, or Regulations that will be
Required to Implement the Proposed Amendment.
Other potential changes to City codes, plans, or regulations required to implement the
proposed amendments will be identified and evaluated as part of the master plan
approval process for future redevelopment, including as part of environmental review
under SEPA.
City of Tukwila Comprehensive Plan Amendment Application
Segale Property — Tukwila South
Page 11
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Comp Plan Amend -GMA 11/22/04 Page 1 of 3
City of Tukwila
Washington
Ordinance No. 02676
ack
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE CITY OF
TUKWILA COMPREHENSIVE PLAN IN COMPLIANCE WITH
THE REQUIREMENTS OF THE GROWTH MANAGEMENT ACT,
PER RCW 36.70A.130; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, per RCW 36.70A.130 (4), the Growth Management Act (GMA) of 1990
requires the City of Tukwila to review and, if needed, revise its Comprehensive Plan
and development regulations by December 1, 2004, to ensure that the Comprehensive w
Plan and the development regulations are in compliance with the requirements of the ce
GMA; and
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WHEREAS, per RCW 36.70A.130, amendments to the Comprehensive Plan shall w =
not be considered more frequently than once every year, except in cases of emergency - LL
or to amend the Shoreline Master Program; and ui 0
WHEREAS, all proposed amendments have been found to be consistent with each g
other and to conform overall to the Comprehensive Plan's provisions through the c a
current planning period; and
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WHEREAS, the Growth Management Act requires each jurisdiction to establish z o
public participation procedures whereby amendments and updates to the Ill ill
Comprehensive Plan are considered by the City of Tukwila (RCW 36.70A.130(2); and 0
0 52
WHEREAS, on March 15, 2004, the City of Tukwila passed Resolution No. 1545 w ~
adopting a work plan and public participation process for updating the Comprehensive 0
Plan and development codes per RCW 36.70A.130; and z
WHEREAS, during the Comprehensive Plan and development code update 0 Cr)
process, the City of Tukwila provided a procedure to solicit public input and publicized o
the update efforts through special direct mailings, articles in "The Hazelnut" Z
community newsletter, and on the City's website; and
WHEREAS, the City of Tukwila Planning Commission, City Council and staff held
public meetings, public hearings and open houses; and
WHEREAS, the City of Tukwila, in compliance with RCW 36.70A.215, has adopted
reasonable measures to provide sufficient development capacity to accommodate its
target for the 2001 -2022 planning period of 3,200 households; and
WHEREAS, the City of Tukwila, in compliance with RCW 36.70A.215, has
demonstrated sufficient development capacity to accommodate its target for the 2001-
2022 planning period of 16,000 jobs, as documented in the 2002 King County Buildable
Lands Evaluation Report and determined through subsequent analyses undertaken to
assess the need for adoption of reasonable measures; and
WHEREAS, on May 4, 2004, the City of Tukwila issued an addendum to the
Tukwila Comprehensive Plan Environmental Impact Statement (previously issued
October 9, 1995) which analyzed the potential impact of various Comprehensive Plan
amendments, pursuant to SEPA (Chapter 197 -11 WAC) and the Tukwila Municipal
Code, Title 21; and
WHEREAS, on August 2, 2004, the City of Tukwila provided the required 60 -day
notification to the Washington State Department of Community, Trade and Economic
Development (CTED) of proposed amendments to the Comprehensive Plan under
RCW 36.70A.106; and
WHEREAS, on September 1, 2004, the City of Tukwila provided the required 60-
day notification to the Washington State Department of CTED of proposed amend-
ments to the Natural Environment element of the Comprehensive Plan and the
Sensitive Areas Ordinance under RCW 36.70A.106; and
WHEREAS, on September 9, 2004, the City of Tukwila received comments from the
Washington State Department of CTED, which indicated that the proposed update
demonstrated consistency with the requirements of the Growth Management Act and
with the Countywide Planning Policies; and
WHEREAS, the City of Tukwila analyzed and incorporated best available science
in its analysis of the Natural Environment Element and the Sensitive Areas Ordinance
per the requirements of RCW36.70.A.172, and RCW 36.70.A.175; and
WHEREAS, the Tukwila Planning Commission held a public hearing on draft w
changes to the Natural Environment Element and the Sensitive Areas Ordinance; and cc
JU
WHEREAS, the Tukwila City Council held a public hearing on recommended U o
changes to the Natural Environment Element and the Sensitive Areas Ordinance; and w =
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WHEREAS, on October 4, 2004, the City of Tukwila received comments on the u_
draft Natural Environment Element and Sensitive Areas Ordinance from the 2
Washington Department of Ecology, and responded to the comments on October 15, • a
2004; and co d
• w
WHEREAS, on October 21, 2004, the City of Tukwila received comments on the
z
draft Natural Environment Element and Sensitive Areas Ordinance from the z o
Washington State Department of CTED; and w
WHEREAS, the City of Tukwila' intends to complete its review and to finalize and o cn
adopt revisions to the Sensitive Areas Ordinance as soon as possible and not later than
March 31, 2005; and 0
LL 1
WHEREAS, at the conclusion of its review and deliberation on November 8, 2004, z
the City Council approved the amendments to the Comprehensive Plan as shown in the
attached Exhibits A through L incorporated by this reference; z
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The Transportation Element of the City of Tukwila Comprehensive Plan
is hereby amended as shown in Attachment A.
Section 2. The Utilities Element of the City of Tukwila Comprehensive Plan,
including updated figures for Sewer, Water and Electricity Providers, is hereby
amended as shown in Attachment B.
Section 3. The Capital Facilities Element of the City of Tukwila Comprehensive
Plan is hereby amended as shown in Attachment C.
Section 4. The Tukwila Urban Center Element. of the City of Tukwila
Comprehensive Plan is hereby amended as shown in Attachment D.
Section 5. The Housing Element of the City of Tukwila Comprehensive Plan is
hereby amended as shown in Attachment E.
Comp Plan Amend -GMA 11/22/04 Page 2 of 3
r.
Section 6. The Maintenance of the Plan Element of the City of Tukwila
Comprehensive Plan is hereby amended as shown in Attachment F.
Section 7. The Economic Development Element of the City of Tukwila
Comprehensive Plan is hereby amended as shown in Attachment G.
Section 8. The Natural Environment Element of the City of Tukwila
Comprehensive Plan is hereby amended as shown in Attachment H.
Section 9. The Tukwila South Element of the City of Tukwila Comprehensive Plan,
including a new figure describing the Tukwila South Master Plan area, is hereby
amended as shown in Attachment I.
Section 10. The Residential Neighborhoods Element of the City of Tukwila
Comprehensive Plan is hereby amended as shown in Attachment J.
Section 11. The Glossary of the City of Tukwila Comprehensive Plan is hereby
amended as shown in Attachment K.
Section 12. The Comprehensive Plan Land Use Map Legend is hereby amended as
shown in Attachment L.
Section 13. The Comprehensive Plan Map is hereby amended to show revised
Tukwila South Master Plan area boundary and revised Potential Annexation Area as
shown in Attachment M.
Section 14. The Tukwila Comprehensive Plan Land Use Map is hereby amended,
as shown in Attachment N, to designate the entire parcel number #740600602, generally
located at the western terminus of South 126th Street and between Tukwila
International Boulevard and 34th Avenue South, as Manufacturing Industrial
Center /Light, rather than having a split designation of Low - Density Residential,
Commercial Light /Industrial, and Manufacturing Industrial Center /Light.
Section 15. 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 16. 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 Special Meeting thereof this Q day of /Vrit/e/'fl1b Q• �� , 2004.
ATTEST/ AUTHENTICATED:
o
Jane E. Cantu, CMC, City Clerk
APPROVED RM BY:
Offi - of the Attorney
Comp Plan Amend -GMA 11/22/04
Page 3 of 3
Steven M. Mullet, Mayor
Filed with the City Clerk: / I / O
Passed by the City Council: /1. - Cif
Published: /1 - ( Cc/
Effective Date: / C)/ ()V
Ordinance Number: C)'7D
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KING
COUNTY
SEATAC
COMPREHENSIVE
Plan
Designations
LDR- Low Density Residential
MDR-Medium Density Residenlial
HDR- Figh Density Residential
0.0fice
WO- Weed Use Office
RCC- Residential Commercial Center
NCC- Neighborhood Commerdal Carrier
RC-Regional Commie!
RCM-Regbnal Commercial Mixed Use
TUC-Tukwila Urban Ceder
C/LI-Commerdal Light Industrial
IVSTukwia Valley
LI-Light Industrial
HI-Hewry industrial
MIC/L-Manufackring Industrial CenhxYlight industrial
111CM-Manufacturing indusbial CentedHeavy indusbial
Overlays and Sub Areas
Pubic Recreation Overlay
Shoreline Overlay
(Approx 200' each side of river)
Manufacturing industrial Center
Boundary
Tukwila So& Maskw Plan Area
Tukwila Urban Center
- Potential Annexation Area
Tula* City Lin
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Existing Comprehensive Plan Policies
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Changes requested by the applicant
.
Staff's recommendations* (
'
ECONOMIC DEVELOPMENT ELEMENT
Policy 2.1.12 ,
Promote economic use of industrial lands outside the MIC by encouraging
redevelopment of under-utilized sites and by promoting the retention of large parcels or
consolidation of smaller parcels of industrial land to facilitate their use in an efficient
manner. Such lands should be preserved for industrial uses, achieved through
appropriate buffering requirements and use restrictions.
The following additions are proposed:
-
Promote economic use of industrial lands outside the MIC by encouraging .
redevelopment of under-utilized sites and by promoting the retention of large parcels or
consolidation of smaller parcels of industrial land to facilitate their use in an efficient
manner. Such lands should be preserved for industrial uses, achieved through
appropriate buffering requirements and use restrictions, except that industrial lands
Staff agrees with the proposed
• • ,
.
, .
within the Tukwila South Master Plan Area may be developed or redeveloped for other
uses in conjunction with the City Council's approval of a master plan and/or •
development agreement.
RESIDENTIAL NEIGHBORHOODS ELEMENT -
Policy 7.6.3 . 1V-
Allow Planned Residential Developments (PRD's) only for multi- and single-family
developments on properties with wetlands or watercourses.
The following additions are proposed: _
Allow Planned Residential Developments (PRD's) eitirfor m ti- and single-family (A.4(.1
developments-on_properties with wetlands or watercourses
within-thegukwila South Master Plan Area in conjunction with
Staff agrees with the proposed changes.
• 2
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the City Council's app royal of a master plan and/or development agreement.
,
TUKWILA SOUTH ELEMENT
Purpose
Tukwila South is the area generally from South 180th Street south to the City's
annexation boundary at South 204th Street (as established in the Annexation Element of
this Comprehensive Plan). A portion of it is therefore still part of unincorporated King
County. At the present time the area lacks strong identity and is a mix of vacant
acreage and agricultural, residential, and light and heavy industrial uses.
The following is proposed to be taken 'out: : •
"At the present time the area lacks strong identity and is a mix of vacant acreage and
agricultural, residential, and light and heavy industrial uses."
•
. •
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. .
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Staff agrees with the proposal
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There is no "Vision" section.
The following "Vision" section is proposed: f
The Tukwila South area currently is a mix of industrial and agricultural uses with a
high potential for redevelopment and the ability to transition to a dynamic urban multi-
use district while still supporting the existing, lower density uses. The Tukwila South
area contains within it several different areas. with various land use designations
including TVS, HI, TUC, LDR, and MUO. Comprised of approximately 400 acres
adjacent to the existing Tukwila Urban Center, this area represents the City's best
opportunity to create major, new employment, commercial and residential areas. The
sheer size of the area, combined with the consolidated land ownership and existing
lower density uses and proximity to the airport makes this a site that will attract
attention from national and international companies looking for expansion .
opportunities. .
In order to take advantage of these opportunities, public /private partnerships to develop
infrastructure improvements and a comprehensive up -front environmental review to
streamline further permitting timelines will be critical.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations, which are not sensitive to market conditions.
Rather, the regulations governing development in this area should allow for a market
driven transition. .
Connections to the airport, the Tukwila Transit Station and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the
maximum potential for this property.
Staff recommends the following modifications to the proposal:
The Tukwila Valley South area currently is a mix of industrial and agricultural uses
with a high potential for redevelopment and the ability to transition to a dynamic urban
multi -use district while still supporting the existing, lower density uses: The Tukwila
South area contains within it several different areas with various land use designations
including TVS, HI, TUC, LDR, and MUO. Comprised of approximately 400 acres
adjacent to the existing Tukwila Urban Center, this area represents the City -s -hest: an
outstanding opportunity to create major, new employment, commercial and residential
areas: The sheer size of the area, combined with the consolidated land ownership and
existing lower density uses and proximity to the airport makes this a site that will attract
attention from national and international companies looking for expansion
opportunities.
In order to take advantage of these opportunities, cooperation and coordination among
public and private interests will be critical for
developing infrastructure improy.eme ts, conducting and-ii comprehensive up -front
environmental review, i ` ?ptreamline permitting ' .
The development of this area will be a gradual process that should net-be hampered
facilitated by a well developed master plan and regulations,
that are whieh- are -net sensitive to market conditions.
Connections to the airport, local and regional the --Tukwila Transit Station- facilities and
to the Urban Center through improved roadways and new transit initiatives will be
important to achieve the maximum potential for this property.
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Issues
Topographically, Tukwila South is a combination of valley wall, with both steep and
moderate slopes, and a valley floor along the Green River.
Several wetlands and watercourses, some of which may be salmonid-bearing, have
been identified in the valley floor south of South 196th Street, although their extent
cannot be known without on site property evaluation. Adjacent to the subject area on
the valley floor is one of King County's Farmland Preservation Districts, which extends
from South 204th Street south through the City of Kent and is zoned agricultural.
The levee protecting the west valley floor south of Interstate 405 and north of South
196th Street was recently raised to enhance flood protection of the area and to ensure
reasonable flood insurance costs for property owners. While development south of
South 196th Street is possible, the property owner will either be faced with higher flood
insurance costs or must participate financially in further extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low-density residential in detached single-unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city limits.
King County and the City of Kent propose to improve and expand South 200th
now a two-lane road that stops at the west side of the Green River, connecting it with
the East and West Valley Highways. Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street in providing access to Tukwila and its Urban
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement. This will be a factor in the street design, as well
as private development potential.
Highline Water District provides water to the area. Public sewer lines do not currently
extend into the area south of South 180th Street on the west side of the Green River,
although Tukwila's water and sewer systems have the capacity to serve the area.
The following sections are proposed to be taken out:
While development south of South 196th Street is possible, the property owner will
either be faced with higher flood insurance costs or must participate financially in
further extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low-density residential in detached single-unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city
limits.
King County and the City ofKent propose to improve and expand South 200th Street,
now a two-lane road that stops at the west side of the Green River, connecting it with
the East and West Valley Highways. Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street in providing access toTukwila and its Urban
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement. This will be a factor in the street design, as well
as private development potential.
Since the original request the applicant has determined that levee will need to be
extended up to S. 204 Street so staff is proposing to keep this section.
Staff recommends the following modification to the proposal:
The valley wall represents a large portion of Tukwila South. r and4and-use-ift This area
is predominantly vacant with some low-density residential in detached single-unit
structures. Landslide potential is moderate to high for in-the portions of the valley wall
within Tukwila city limits. ,..
The construction of South 200 Street (including a new bridge across the Green River)
has significantly improved access to Tukwila South. The planned realignment and
reconstruction of 57 Avenue South (Southcenter Parkway extension) will further
improve access to Tukwila South and the Tukwila Urban Center.
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland-r-epliteentent-mitigation. This will be a factor in the street
design, as well as private development potential.
•
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GOAL AND POLICIES
Goal 9.1ConunerciaVIndustrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and
utilized.
Policies
9.1.1 Preserve the existing heavy industrial area south of 180th Street in order to
support its business and employment opportunities and minimize the displacement of
manufacturing and non-retail uses.
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area.
Implementation Strategy
• Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see Comprehensive
Land Use Map Legend) with its commercial or light industrial uses and open space
network areas The master plan shall address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation, in accordance with Tukwila policies;
protection of fish and wildlife habitat; appropriate flood protection and shoreline
treatment, in accordance with Tukwila shoreline policies and guidelines; and the
realignment of 57th Avenue South to maximize parcel size and to coordinate with the
overall development plan.
Implementation Strategy
• City Council approval after Planning Commission review and
recommendation of a master plan for the Tukwila South Master Plan Area
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Master Plan Area. Reconstruction of the hillside must
result in a moderately sloped, natural-appearing environment.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues of entry or
gateway to the City and transition to the farmland district to the south and low-density
residential districts to the west and north.
The following changes are proposed:
"Preserve" is substituted by "Allow"
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder-ef-the-Yalley4leor-in-this sub area.
9.1.3 Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see Comprehensive
Land Use Map Legend) with its residential commercial or light industrial uses and open
space network areas The master plan shall address: the multiple issues of hillside,
wetland and watercourse preservation and impacts mitigation, in accordance with
Tukwila policies; protection of fish and wildlife habitat; appropriate flood protection
and shoreline treatment, in accordance with Tukwila shoreline policies and guidelines;
and the realignment of 57th Avenue South to maximize parcel size and to coordinate
with the overall development plan.
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Master-Plan Area. Reconstruction of the hillside must
result in a moderately sloped, natural-appearing 'environment area or in a series of
benches that are suitable for commercial and residential development.
Staff agrees with the proposal.
Staff agrees with the proposal.
Staff agrees with the proposal.
Staff recommends the following modifications to the proposal:
9.1.4 Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for development in the valley portion of
the Tukwila South Area. Reconstruction of the hillside must result in a sloped, natural-
appearing environment that may include area-or-in-a-series-of benches that are suitable
for commercial and residential'development.
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Goal 9.2 Residential Areas
Unique residential neighborhoods, of low density on hillsides and higher mixed -use
densities along the river, that are physically buffered from the adjacent industrial uses,
yet in close proximity to commercial services and amenities.
9.2.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses.
9.2.2 Allow residential as part of mixed use development adjacent to the Green
River, subject to special design standards.
Implementation strategy
• Green River area zoned to allow mixed use residential
9.2.3 Allow residential as part of mixed use office development along the east side
of Orillia Road, north of 200th Street.
The following changes are proposed:
Encourage uUnique residential neighborhoods, and housing opportunities that serve a
Staff recommends the fol lowing modificatio to the proposal:
'
Encourage unique residential neighborhoods, and housing opportunities that serve a
broad range of age, family mixes, lifestyle and income. Emphasize higher density
family homes, mixed and multi -use environments for both family and non - family
households. Encourage housing configuration and architectural design that creates
pedestrian friendly neighborhoods and public spaces. Consider Encourage well -
broad range of age. family mixes. lifestyle and income. Emphasize higher density
family homes. mixed and multi -use environments for both family and non - family
households. : : : - • : • .. -.. - -- . .: - : - . _ :.: • • . _ ' _ ,
.- : :.-- : - : :: :. _ :: • :-- .- _ :: ' : _ _; ' • :.:: ' : .: _: _ - _ :: _ .. --
. Encourage housing configuration and architectural
design that creates pedestrian friendly neighborhoods and public spaces.'Encourage
designed multifamily development on hillsides in Tukwila South on slopes between
15%and 30%, which can provide great views and unique architectural solutions to
challenging sites.
. ..
-
well- designed multifamily development on hillsides in TVS Tukwila South on slopes
between 15 %and 30%. which can provide great views and unique architectural
solutions to challenging sites. _
.
9.2.2 In order to create new high quality housing opportunities. allow residential
development in the TVS Tukwila South area in a variety of densities and configuration.
These might be in the form of mixed -use developments. townhomes. zero -lot line
developments or stand -alone multifamily developments.
Implementation strategy .
• Green -River Tukwila South area zoned to allow mixed use residential.
.
Goal 9.3Open Space Network
Protection and enhancement of the natural environments and effective integration of
them into the residential and commercial/light industrial environments.
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
Implementation Strategies
• Sensitive areas regulations
• Shorelines regulations
• Land altering regulations
• Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier, negotiate
for trail easements where appropriate while ensuring sufficient provision for privacy
and security.
'No changes proposed in this section.
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Goal 9.4Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon
it.
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9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
.
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high and the commercial/light industrial areas do
not become the entries to residential neighborhoods.
9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation •
confusion and enhance community identity for the area as a part of Tukwila.
9.4.4 Pursue additional access to the Tukwila Urban Center through additional
entries and exits (ramps) from Interstate 5 at South 200th Street.
Implementation Strategy
Lobbying for high priority of 1-5 ramps at South 200th Street with South King County
Area Transportation Board (SCATBd) and Washington State Department of
Transportation.
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No changes proposed in this section.
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There is no Economic Development section in the Tukwila South element.
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Goal 9.5 Economic Development is added:.
itey:i 'de-
Actively ro ote new, high quality development in the TVS Tukwila South area by •
Staff is considering to include these in the Economic Development section of the
Comprehensive Plan instead of the Tukwila South element with the following
modifications:
Staff agrees with the first paragraph.
.
Encourage, through coordination with public/private pamerships interests, the
adopting*Orka14 regulations that allow for market driven transition, investing in
public improvements and proactively developing programs and incentives to attract
new businesses, investing in infrastructure and public amenities and encouraging
property owners and business owners to invest in the quality of both the built and the
natural environment.
.
Encourage, through public/private partnerships, the recruitment of knowledge based
industries, high-tech, research and development.of headquarter companies interested in
a location that can accommodate their futuregrowth with immediate access to Sea-Tac
Airport, regional transportation infrastructure'and the amenities of the Tukwila Urban
Center. .
.
The development of this area will be a gradual process that should not be hampered by .
artificially burdensome regulations, which are not sensitive to market conditions.
recruitment of knowledge based industries, high-tech, research and development of
headquarter companies interested in a location that can accommodate their future
growth with immediate access to Sea-Tac Airport, regional transportation infrastructure
and the amenities of the Tukwila Urban Center.
Not include this statement, as it is duplicates the statement in "Vision" section.
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GLOSSARY
Market Driven Transition: This approach used in the Tukwila Urban Center which
enables a wide range of office, retail and light industrial uses to be located as dictated
by free market forces.
Market Driven Transition: This approach used in the Tukwila Urban Center and the
Staff agrees with the proposal. ;.
Tukwila South Master Plan Area, which enables a wide range of office, retail,
residential and light industrial uses to be located as dictated by free market forces.
COMPREHENSIVE LAND USE MAP LEGEND
LAND USE DESIGNATIONS
Low - density residential: Areas characterized by detached single - family residential
structures; 0 to 6.7 units per net acre. (See housing and residential neighborhoods
elements in plan text).
Mixed -Use Office: Areas characterized by professional and commercial office
structures, mixed with certain complementary retail, and residential uses. (See
Transportation Corridors and Tukwila South elements in Plan text).
Tukwila Urban Center: A specific area characterized by high - intensity regional uses
that include commercial services, offices, light industry, warehousing and retail uses,
with a portion covered by the TUC Urban Center Mixed Use Residential Overlay. (See
Tukwila Urban Center element in Plan text).
Tukwila Valley South: A specific area characterized by high - intensity regional uses
that include commercial services, offices, light industry, warehousing and retail, with
heavy industrial subject to a Conditional Use Permit.
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office uses.
(See the following elements in Plan text: Economic Development, Shoreline,
Manufacturing /Industrial Center, and Tukwila South Planned Area.)
•
The following changes are proposed:
LAND USE. DESIGNATIONS ..
Low- density residential: Areas characterized by detached single - family residential
structures; 0 to 6.7 units per net acre; except that LDR areas within the overlay for the
Based upon detailed discussions with the applicant in recent weeks, staff is
recommending some additional, revisions to the Comprehensive Land Use Map Legend .
(Attachment H of the supplemental staff report prepared for May 20, 2004 meeting).
The purposes of these changes is to allow the Planning Commission and the City
Council to take appropriate actions to implement the Tukwila South Master Plan once it
is completed and adopted. Certain technical requirements of the Growth Management
Act limit the ability and timingto make land use map changes. This could force either
the piecemeal adoption of the TVS master plan or delay in its adoption: To avoid this,
staff agrees with the applicant's proposal to amend the definition of Tukwila South
Master Plan area to include additional areas zoned LDR, MUO, HI and TUC; and to
amend the definitions of LDR, MUO, TUC, TVS and HI to establish an overlay as
proposed in the previous column.
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Staff agrees with the proposed changes with the following modifications to the Tukwila
Valley South designation:
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Tukwila Valley South: A specific area to be characterized by high - intensity regional .
uses that include commercial services, offices, light industry, warehousing, residential
Tukwila South Master Plan Area shall be governed according to the terms of that
overlay zone along with the corresponding master plan and/or development agreement,
(See housing end residential neighborhoods, Tukwila South and Annexation elements in
plan text).
Mixed -Use Office: Areas characterized by professional and commercial office
structures, mixed with certain complementary retail, and residential uses; except that
MUO area within the overlay for the Tukwila South Master Plan Area shall be
governed according to the terms of that overlay zone along with the corresponding
master plan and /or development agreement. (See Transportation Corridors, and
Tukwila South and Annexation elements in Plan text).
"
Tukwila Urban Center: A specific area characterized by high - intensity regional uses
that include commercial services, offices light industry, warehousing and retail uses,
with a portion covered by the TUC Urban Center Mixed Use Residential Overlay. TUC
areas within the overlay for the Tukwila South Master Plan Area shall be governed
according to the terms of that overlay zone along with the corresponding master plan .
and/or development agreement. (See Tukwila. Urban Center and Tukwila South element
in Plan text). .
Tukwila Valley South: A specific area to be characterized by high - intensity regional
uses that include commercial services, offices, light industry, warehousing, residential
and retail, ' •• • ;. • • :.:: ' : • :' --- :: 7 - :. ' : • : - ' - .. -• • . and to be
and retail, with heavy industrial subject to a Conditional Use Permit (except when
.
governed according to the terms of the Tukwila South Master Plan Area overlay zone
approved as part of the master plan) and to be governed according to the terms of the
along with the corresponding master plan and/or development agreement. tnixed use
Tukwila South Master Plan Area overlay zone along with the corresponding master
plan and /or development agreement. Mixed use residential within this area is subject to
special design standards, With a maximum density of 22 units per net acre (senior
citizen housing allowed up to 100 units per acre). J
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residential within this area is subject to special design standards, with a maximum
density of 22 units per net acre (senior citizen housing allowed up to 100 units per
acr .1
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office uses,
except that HI areas within the overlay for the Tukwila South Master Plan Area shall be
governed according to the terms of that overlay zone along with the corresponding
master plan and /or development agreement. (See the following elements in Plan text:
Economic Development, Shoreline, Manufacturing /Industrial Center, and Tukwila
South Planned Area.)
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SPECIAL OVERLAYS
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, and topographic changes that will influence the future development of the •
land. (See Tukwila South and Annexation elements in Plan text.) '
SUB-AREAS
Tukwila South: An area extending south of the Tukwila Urban Center to South 204'
Street, that includes the City of Tukwila and unincorporated King County parcels, with
a portion covered by the Tukwila South Master Plan Area Overlay. (See Tukwila South
element in Plan text)
Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that
allow mixed use residential, subject to special design standards, with a maximum
density of 22 units per are. These are the only areas where mixed use residential is
allowed in the Tukwila Valley South area. (See Tukwila Valley South element in Plan
text.)
SPECIAL OVERLAYS
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, and topographic changes that will influence the future development of the
land, and a large contiguous area of land in'single ownership that will allow for unique
velo. nt otis ni i • ism .r ov-rl: n sm. iss s
entire Tukwila South area and includes lands designated TVS. HI. TUC. LDR or MUO,
which are located within the Tukwila South area. The overlay area is that shown within
the dashed (color) line of the Comprehensive Plan Map. (See Tukwila South and •
Annexation elements in Plan text.) s
SUB-AREAS
Tukwila South: An area extending generally south of the Tukwila Urban Center to
South 204 Street, that:includes the both City of Tukwila and unincorporated King
County parcels which are expected to be annexed to the City of Tukwila. The
boundaries of Tukwila South are identical to the boundaries of aioith-a-peftien-eeveted
by7the Tukwila South Master Plan Area Overlay. (See Tukwila South element in Plan.
text)
Staff agrees with the proposal.
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Existing Comprehensive Plan Policies .
Changes Requested by the applicant • ,
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Staff's Recommendations
PURPOSE
Tukwila South is the area generally from South 180th Street south to the City's
annexation boundary at South 204th Street (as established in the Annexation Element of
this Comprehensive Plan). A portion of it is therefore still part of unincorporated King
County. At the present time the area lacks strong identity and is a mix of vacant
acreage and agricultural, residential, and light and heavy industrial uses
The following is proposed to be taken out: • -
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"At the present time the area lacks strong identity and is a mix of vacant acreage and
agrieultural, residential, and light and heavy industrial uses." :,•-•
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Staff agrees with the proposa1.1,
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There is no "Vision" section. ati:
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The following "Vision" section is proposed
The Tukwila Valley South area currently is a mix of industrial and agricultural uses
with a high potential for redevelopment and the ability to transition to a dynamic urban
multi-use district while still supporting the'eXisting, lower density uses. Comprised of
approximately 400 acres adjacent to the existing Tukwila Urban Center, this area
represents the City's best opportunity to create major, new employment, commercial
and residential areas The sheer size of the area, combined with the consolidated land
ownership and existing lower density uses and proximity to the airport makes this a site
that will attract attention from national and international companies looking for
expansion opportunities.
In order to take advantage of these opportunities, public/private partnerships to develop
infrastructure improvements and a comprehensive up-front environmental review to
streamline further permitting timelines will be critical. .
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations, which are not sensitive to market conditions
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Connections to the airport, the Tukwila Transit Station and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the .
maximum potential for this property.
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• Staff recommends the following modifications to the proposal:
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The Tukwila Valley South area currently is a mix of industrial and agricultural uses
with a high potential for redevlopment and the ability to transition to a dynamic urban
multi-use district while still supporting the existing, lower density uses. Comprised of
approximately 400 acres adjacpnt to the existing Tukwila Urban Center, this area
represents the-Gityls-best an outstanding opportunity to create major, new employment,
commercial and residential areas
consolidated land ownership and
airport makes this a site that will
companies looking for expansion
In order to take advantage of these
public and private interests will
The sheer size of the area, combined with the
existing lower density uses and proximity to the
attract attention from national and international
opportunities.
opportunities, cooperation and coordination among
be critical publieiffivate-paftnerships-te-develep for
developing infrastructure improvements, conducting and-a comprehensive up-front
environmental review, and to streamline further permitting timelines-will-be-eritieal.
The development of this area will be a gradual process that should net-be hampered
facilitated by a well developed master plan and by-attifieially-burdenseme regulations,
that are whieh-are-net sensitive
to market conditions.
,
and regional the Tukwila Transit Station-facilities and
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Connections to the airport, local
to the Urban Center through unproved roadways and new transit initiatives will be
important to achieve the maximum potential for this property.
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ATTACHMENT E
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ISSUES
Topographically, Tukwila South is a combination of valley wall, with both steep and
moderate slopes, and a valley floor along the Green River. •
Several wetlands and watercourses, some of which may be sahnonid-bearing, have
been identified in the valley floor south of South 196th Street, although their extent
• cannot be known without on site property evaluation. Adjacent to the subject area on
the valley floor is one of King County's Farmland Preservation Districts, which extends
from South 204th Street south through the City of Kent and is zoned agricultural
The levee protecting the west valley floor south of Interstate 405 and north of South
196th Street was recently raised to enhance flood protection of the area and to ensure
reasonable flood insurance costs for property owners. While development south of
South 196th Street is possible, the property owner will either be faced with higher flood
insurance costs or must participate financially in fiirther extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low-density residential in detached single-unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city limits.
King County and the City of Kent propose to improve and expand South 200th Street,
now a two-lane mad that at the west side of the Green River, connecting it with
the East and West Valley Highways Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street in providing access to Tukwila and its Urban
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter ParkwaY).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement. This will be a factor in the street design, as well
as private development potential
Highline Water District provides water to the area Public sewer lines do not currently
extend into the area south of South 180th Street on the west side of the Green River,
although Tukwila's water and sewer systems have the capacity to serve the area
The following sections are proposed to be taken out: ,
While development south of South 196th Street is possible, the property owner will
either be faced with higher flood insurance costs or must participate financially in
furtherextension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low-density residential in detached single-unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city •
limits. • .
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King County and the City of Kent propose to improve and exPand South 200th Street,
now a two-lane road that stops at the west side of the Green River, connecting it with
the East and West Valley Highways Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street m providing access to Tukwila and its Urban
Center via Southcenter parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement This will be a factor in the street design, as well
as private development potential •
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Since the original request the applicant has determined that levee will need to be
extended up to 5204th str so staff is proposing to keep this section.
Staff recommends the following modification to the proposal:
The Valley wall rePresentaehate portion of Tukwila South. rand-lami-ese-i This area
is predominantly vacant-With some low-density residential in detached single-unit
structiired. Landslide iS moderate to high for in-the portions Of the valley wall
within Tukwila city limits..
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The construction Of Soiith200 Street (including a new bridge across the Green River)
has significantly iinprOYed 'access to Tukwila South. The planned realignment and
reconstruction •of 57c South (Southcenter Parkway extension) will further
improve access to Tukwila South and the Tukwila Urban Center.
An important consideration in these street improvements is that any wetland impacts
will necessitate wetlami-leplaeement-mitigation. This will be a factor in the street
design, as well as private development potential.
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GOAL AND POLICIES
Goal 9.1Commerclal/Industrial Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and •
utilized
Policies
9.1.1 Preserve the existing heavy industrial area south of 180th Street in order to
support its business and employment opportunities and minimize the displacement of
manufacturing and non-retail uses.
9.1.2 • Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area. -
Implementation Strategy
• Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 • Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see Comprehensive
Land Use Map Legend) with its commercial or light industrial uses and open space
network areas The master plan shall address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation, in accordance with Tukwila policies;
protection of fish and wildlife habitat; appropriate flood protection and shoreline
treatment, in accordance with Tukwila shoreline policies and guidelines; and the
realignment of 57th Avenue South to maximize parcel size and to coordinate with the
overall development plan.
Implementation Strategy
• City Council approval after Planning Commission review and
recommendation of a master plan for the Tukwila South Master Plan Area
9.1A Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development m the valley
portion of the Tukwila South Master Plan Area Reconstruction of the hillside must
result in a moderately sloped, natural-appearing environment.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues of entry or
gateway to the City and transition to the farmland district to the south and low-density
residential districts to the west and north.
The following changes are proposed:
"Preserve" is substituted by "Allow"
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9.1A Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Master-Plan Area Reconstruction of the hillside must
result in a moderately sloped, natural-appearing environment. or in a series of benches
that are suitable for commercial and residential development.
Staff reconunends the modifications to the proposal:
9.1A ' Consideration may be given to a limited hillside topography modification for
providing economically feasible fill material for development in the valley portion of
the Tukwila South Area. of the hillside must result in a sloped, natural-
appearing environment that may include er-in-a-series-of benches that are suitable for
commercial and residential development. •
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Goal 9.2Resldentlal Areas
Unique residential neighborhoods, of low density on hillsides and higher mixed-use
densities along the river, that are physically buffered from the adjacent industrial uses,
yet in close proximity to commercial services and amenities.
9/.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses.
9.2/ Allow residential as part of mixed use development adjacent to the Green
River, subject to special design standards.
Implementation strategy
. Green River area zoned to allow mixed use residential .
9.2.3 Allow residential as part of mixed use office development along the east side
of Orillia Road, north of 200th Street. .
The following changes are proposed: •
Encourage uUnique residential neighborhoods, and housing opportunities that serve a
Staff recommends the followinimodifications
•
Encourage unique residential neighborhoods,
broad range of age, family mixes,
family homes, mixed and multi-use
households Encourage housing
pedestrian friendly neighborhoods
designed multifamily development
30%, which can provide great views
sites. .
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,
to the proposal:
and housing opportunities that serve a
lifestyle and income. Emphasize higher density
environments for both family and non-family
configuration and architectural design that creates
and public spaces. Consider Encourage well-
on hillsides in TVS on slopes between 15%and
and unique architectural solutions to challenging
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broad range of age, family mixes, lifestyle and income. Emphasize higher density •
family homes, mixed and multi-use environments for both family and non-family
_ . . _ . _
households. • • - •
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eeminereial-seryiees-amil-ainenitieurEncourage houSing configuration and architectural
design that creates pedestrian friendly neighborhoods and public spaces. Encourage
well-designed multifamily development on hillsides in TVS on slopes between 15%and
30%, which can provide great views and unique architectural solutions to challenging
sites. ...
• •
9.2/ In order to create new high quality housing opportunities allow residential
development in the TVS area in a variety of densities and configuration. These might
be in the form of mixed-use developments, townhomes, zero-lot line developments or
stand-alone multifamily developments. Allew-residentiel-as-part-efinixed-use
.
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Goal 9.3Open Space Network
Protection and enhancement of the natural environments and effective integration of
them into the residential and commercial/light industrial environments
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features
Implementation Strategies
• Sensitive areas regulations
• Shorelines regulations
• Land altering regulations
• Tree regulations
93/ During development or at the time of trail improvements, if earlier, negotiate
for trail easements where appropriate while ensuring sufficient provision for privacy
and security.
No changes proposed in this section. .
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Goal9.4Transportatlon
No changes proposed in this section.
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
!
• residents of the area and is safe and functional for the variety of demands placed upon
it
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
c '
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high and the commercial/light industrial areas do
not become the entries to residential neighborhoods.
•
9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation
confusion and enhance community identity for the area as a part of Tukwila:
9.4.4 Pursue additional access to the Tukwila Urban Center through additional
entries and exits (ramps) from Interstate 5 at South 200th Street.
•
Implementation Strategy
Lobbying for high priority of I -5 ramps at South 200th Street with South King County
Area Transportation Board (SCATBd) and Washington State Department of
Transportation.
There is no Economic Development section in the Tukwila South element.
Goal 9.5 Economic Development is added:.
Actively promote new, high quality development in the TVS by adopting workable
regulations, investing in public improvements and proactively developing programs and
Staff is considering to include these
Comprehensive Plan instead of
modifications: •
in the Economic Development section of the
the Tukwila South element with the following
incentives to attract new businesses, investing hi infrastructure and public amenities and
encouraging property owners and business owners to invest in the quality of both the
built and the natural environment.
Staff agrees with the first paragraph.
4 .
Encourage, through public /private partnerships,.the recruitment of knowledge based
Encourage, through coordination with Elie /private partnerships interests, the
•
industries, high -tech, research and development of headquarter companies interested in
a location that can accommodate their future growth with immediate access to Sea -Tac
recruitment of knowledge based industries, high -tech, research and development of
headquarter companies interested in a location that can accommodate their future
Airport, regional transportation infrastructure and the amenities of the Tukwila Urban
growth with immediate access'to Sea -Tac Airport, regional transportation infrastructure
•
Center:
and the amenities of the Tukwila Urban Center.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations, which are not sensitive to market conditions.
Not include this statement, as it is duplicates the statement in "Vision" section.
I Fi i~I IT 1 T[ f l T
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Comprehensive Land Use Map Legend
Land Use Designations
Low-density residential: Areas characterized by detached single-family residential
structures; 0 to 6.7 units per net acre. (See housing and residential neighborhoods
elements in plan text).
Mixed-Use Office: Areas characterized by professional and commercial office
structures, mixed with certain complementary retail, and residential uses. (See
Transportation Corridors and Tukwila South elements in Plan text).
Special Overlays
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, and topographic changes that will influence the future development of the
land. (See Tukwila South and Annexation elements in Plan text.)
The following changes are proposed:
Land Use Designations
Low-density residential: Areas characterized by detached single-family residential
structures; 0 to 6.7 units per net acre; except that LDR areas within the overlay for the
Tukwila South Master Plan Area shall be governed according to the terms of that
overlay zone along with the corresponding mitsterplan and/or development agreement.
(See housing and residential neighborhoods elements in plan text).
Mixed-Use Office: Areas characterized by professional and commercial office
structures, mixed with certain complementary retail, and residential uses; except that
MUO area within the overlay for the Tukwila South Master Plan Area shall be
governed according to the terms of that overlay zone along with the corresponding
master plan and/or development agreement. (See Transportation Corridors and
Tukwila South elements in Plan text).
Special Overlays
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, and topographic changes that will influence the future development of the
land, and a large contiguous area of land in single ownership that will allow for unique
lamed develo ment o • ortunities. This master • Ian area encom asses the entire area
designated TVS as well as certain land areas designated LDR or MUO, which areas
abut the TVS designated area. The overlay area is that shown within the dashed (color)
line of the Comprehensive Plan Map. (See Tukwila South and Annexation elements in '
Plan text.)
Based upon detailed discussions with the applicant in recent weeks, staff is
recommending some additional revisions to the Comprehensive Land Use Map Legend
(Attachment H). The purposes of these changes is to allow the Planning Commission
and City Council to take appropriate actions to implement the Tukwila South Master
Plan once it is completed and adopted. Certain technical requirements of the Growth
Management Act limit the ability and timing to make land use map changes. This could
force either the piecemeal adoption of the TVS master plan or delay in its adoption. To
avoid this, staff agrees with thelapplicant's proposal to amend the definition of Tukwila
South Master Plan area to include additional areas zoned LDR and MUO and to amend
the definition of LDR and MU() to establish an except for the overlay areas as proposed
in the previous column. •
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Existing Comprehensive Plan Policies
.
Changes requested by the applicant ' •
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Planning Commission's recoMmendations
ECONOMIC DEVELOPMENT ELEMENT '
Policy 2.1.12
Promote economic use of industrial lands outside the MIC by encouraging
redevelopment of under-utilized sites and by promoting the retention of large parcels or
consolidation of smaller parcels of industrial land to facilitate their use in an efficient
manner. Such lands should be preserved for industrial uses, achieved through
appropriate buffering requirements and use restrictions
- .
The following additions are proposed: .
Promote economic use of industrial lands outside the MIC by encouraging
redevelopment of under-utilized sites and by promoting the retention of large parcels or
• consolidation of smaller parcels of industrial land to facilitate their use in an efficient
manner. Such lands should be preserved for industrial uses, achieved through
appropriate buffering requirements and use restrictions, except that industrial lands
within the Tukwila South Master Plan Area may buleveloped or redeveloped for other
Planning Commission agreed with the proposed changes.
,
t .
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uses in conjunction with the City Council's aoproval of a master plan and/or
development agreement
RESIDENTIAL NEIGHBORHOODS ELEMENT
Policy 7.6.3
, .
Allow Planned Residential Developments (PRD's) only for multi- and single-family
developments on properties with wetlands or watercourses.
The following additions are proposed:
Allow Planned Residential Developments (PRD's) only for multi- and single-family
developments on properties with wetlands or watercourses except that PRD's may also
be allowed anywhere yitlibin_the Tukwila South Master Plan Area in conjunction with
Planning Commission recommended the following modifications:
Ts allow Planned Residential Developments (PRD's) -only for multi- and single-family.
•,
usg developments-on properties with wetlands or watercourses, eiteepHhat-PRWsmey
aise-be-allewed-anywheukansiwithin the Tukwila South Master Plan Area in
conjunction with the City Council's approval of a master plan and/or development
agreement
the City Council's approval of a master plan agcl/orjevelopment agreement
• .
. . ,
TUKWILA SOUTH ELEMENT
Purpose
Tukwila South is the area generally from South 180th Street south to the City's
annexation boundary at South 204th Street (as established in the Annexation Element of
this Comprehensive Plan). A portion of it is therefore still part of unincorporated King
County. At the present time the area lacks strong identity and is a mix of vacant
acreage and agricultural, residential, and light and heavy industrial uses. •
The following is proposed to be taken out
"At the present time the area lacks strong identity and is a mix of vacant acreage and
agricultural, residential, and light and heavy industrial uses." -
•
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Planning Commission agreed with the proposal.
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Attachment A
r-
, . •
The following "Vision" section is proposed:
The Tukwila South area currently is a mix of industrial and agricultural uses with a
high potential for re-development and the ability to transition to a dynamic urban multi-
use district while still supporting the existing, lower density Uses. The Tukwila South
area contains within it several different areas with various land use designations
including TVS, HI, TUC, LDR, and MUO. Comprised of approximately 400 acres •
adjacent to the existing Tukwila Urban Center, this area represents the City's best
opportunity to create major, new employment, commercial and residential areas. The
sheer size of the area, combined with the consolidated land ownership and existing
lower density uses and proximity to the airport makes this site that will attract
attention from national and international companies looking for expansion
opportunities. .
In order to take advantage of these opportunities, public/private partnerships to develop
infrastructure improvements and a comprehensive up-front environmental review to
streamline further permitting timelines will be critical.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations, which are not sensitive to market conditions.
Rather, the regulations governing development in this area shotild allow for a market
driven transition.
Connections to the airport, the Tukwila Transit Station and to the Urban Center through
improved roadways and new transit initiatives will be important to achieve the
maximum potential for this property.
•
Planning Commission recommends the following modifications to the proposal:
, .
The Tukwila Valley South area currently is a mix of industrial and agricultural uses
with a high potential for redevelopment and the ability to transition to a dynamic urban
multi use district while still supporting the existing, lower density ilia. The Tukwila
South area contains within it several different areas with various land use designations
including TVS, HI, TUC, LOR; and MUO. Comprised of approximately 400 acres
adjacent to the existing Tukwila Urban Center, this area represents the-Gity;s-best
outstanding opportunity to create major, new employment, commercial and residential,
areas: The sheer size of the area combined with the consolidated land ownership and
existing lower density uses and proximity to the airport makes this a site that will attract •
attention from national and international companies looking for expansion
opportunities.
In order to take advalitage of these opportunities, cooperation and coordination among
public and priVatejnterests will be critical publie/priwite-partnership-te-deyelep frr
developing infrastructure improvements, conducting and-a comprehensive up-front
environmental review,ind to "reainline4-further streamlining permitting timelines
be critical. . •
The development of this area will be a gradual process that should net-be hampered
facilitated by a well developed master plan and by-artifieially-bufflensente regulations,
that are whieh-afe-net sensitive to market conditions.
r
Connections to the airport, local and regional the-T-tdtwila Transit Station facilities and
to the Urban Center through improved roadways and new transit initiatives will be
important to achieve the maximum potential for this property.
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Issues
Topographically, Tukwila South is a combination of valley wall, with both steep and
moderate slopes, and a valley floor along the Green River.
Several wetlands and watercourses, some of which may be salmonid-bearing, have
been identified in the valley floor south of South 196th Street, although their extent
cannot be known without on site property evaluation. Adjacent to the subject area on
the valley floor is one of King County's Farmland Preservation Districts, which extends
from South 204th Street south through the City of Kent and is zoned agricultural.
The levee protecting the west vallej floor south of Interstate 405 and north of South
196th Street was recently raised to enhance flood protection of the area and to ensure
reasonable flood insurance costs for property owners. While development south of
South 196th Street is possible, the property °miler will either be faced with higher flood
insurance costs or must participate financially in further extension of the levee system.
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low-density residential in detached single-unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city limits.
King County and •the City of Kent propose to improve and expand South 200th Street,
now a two-lane road that stops at the west side of the Green River, connecting it with
the East and West Valley Highways. Construction of this improvement, which would
include a bridge over the Green River, could start as early as 1996. It could become a
viable alternative to South 180th Street in providing access to Tukwila and its Urban •
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replacement. This will be a factor in the street design, as well
as private development potential.
Highline Water District provides water to the area Public sewer lines do not currently
extend into the area south of South 180th Street on the west side of the Green River,
although Tukwila's water and sewer systems have the capacity to serve the area
The following sections are proposed to be taken out:
While development south of South 196th 'Street is possible,* property owner will
either be faced with higher flood insurance costs or must participate financially in
further extension of the levee system.
•
The valley wall represents a large portion of Tukwila South, and land use in this area is
predominantly low-density residential in detached single-unit structures. Landslide
potential is moderate to high in the portion of the valley wall within Tukwila city
King County and the City of Kent propose to improve and expand South 200th Street,
now a two-lane road that stops at the west side of the GreeiRiver, connecting it with
the East and West Valley Highways. Construction of this improvement, which would
include a bridge over the Green River, could start early as 1996. It could become a
viable alternative to South 180th Street in providing access to Tukwila and its Urban
Center via Southcenter Parkway. The improvement will likely also cause a slight
realignment of 57th Avenue South (the extension of Southcenter Parkway).
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland replaCement. This will be a (actor in the street design, as well
as private development potential.
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Since the Original.requestdie applicant decided that levee will need to be extended up
to S. 204 Street so it was decided to keep this section.
Planning Commission recommended the following modifications to the proposal:
• •,
The valley wall represents a large portion of Tukwila South. r end - land - use4n This area
is predominantly vacant With some low-density residential in detached single-unit
structures. Landslide potential is moderate to high jgba-the portions of the valley wall
within Tukwila city limits
The construction of South 200 (including a new bridge across the Green River)
has significantly improved access to Tukwila South. The planned realignment and
reconstruction of 57 Avenue South (Southcenter Parkway extension) will further
improve access to TukiviliSouth and the Tukwila Urban Center.
An important consideration in these street improvements is that any wetland impacts
will necessitate wetland-replaeentent-mitigation. This will be a factor in the street
design, as well as private development potential.
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GOAL AND POLICIES
Goal 9.lCommerclal/lndustrlal, Valley
Enhanced and enlarged commercial and industrial land supply within the Puget Sound
urban area with community resources such.as the shoreline, wetlands, fish and wildlife
habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and
utilized.
Policies
9.I.I Preserve the existing heavy industrial area south of I80th Street in order to
support its business and,employment Opportunities 'and minimize the displacement of
manufacturing and non - retail uses:
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the remainder of the valley floor in this sub area.
Implementation Strategy . .
• • Commercial and light industrial zoning district complementary and compatible
with residential areas, the Tukwila Urban Center and sensitive areas.
9.1.3 Require a master plan prior to any significant land altering that details full
development of the Tukwila South Master Plan Area infrastructure (see Comprehensive
Land Use Map Legend) with its commercial or light industrial uses and open space
network areas The master plan shall address: the multiple issues of hillside, wetland and
watercourse preservation and impacts mitigation; in accordance with Tukwila policies;
protection of fish and wildlife habitat; appropriate flood protection and shoreline
treatment, in accordance with Tukwila shoreline policies and guidelines; and the
realignment of 57th Avenue South to maximize parcel size and to coordinate with the
overall development plan.
Implementation Strategy
• City Council approval after Planning Commission review and
recommendation of master plan for the Tukwila South Master Plan Area
9.1.4 Consideration may be given to a limited hillside topography modification for .
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Master Plan Area. Reconstruction of the hillside must
result in a moderately sloped, natural- appearing environment.
9.1.5 Incorporate into the master plan for the Planned Area building material,
design, land use, and other site organization review elements vital to issues of entry or
gateway to the City and transition to the farmland district to the south and low- density
residential districts to the west and north:
The following changes are proposed:
is substituted by "Allow"
9.1.2 Allow commercial uses to compete and mix with industrial uses for sites
throughout the subarea.
9.1.3: Require a master plan prior to any significant land altering that details full •
development of the Tukwila South Master Plan Area infrastructure (see Comprehensive
Land Use Map Legend) with its residential commercial or light industrial uses and open
space network areas The master plan shall address: the multiple issues of hillside,
wetland and watercourse preservation and impacts mitigation, in accordance with
Tukwila policies; protection of fish and wildlife habitat; appropriate flood protection
and shoreline treatment, in accordance with Tukwila shoreline policies and guidelines;
and the realignment of 57th Avenue South to maximize parcel size and to coordinate
with the overall development plan.
9.1.4 Consideration may be given to a limitedhillside topography modification for
providing economically feasible fill material for industrial development in the valley
portion of the Tukwila South Master -Plan Area., Reconstruction of the hillside must
result in a moderately sloped, natural- appearing environment area or in a series of
benches that are suitable for commercial and residential development.
Planning Commission agreed with the proposal.
Planning Commission agreed with the proposal.
Planning Commission agreed with the proposal.
Planning Commission recommended the following modifications to the proposal:
9.1 .4 Consideration maybe given to a limited hillside topography modification for
providing economically feasible fill material for development in the valley portion of
the Tukwila South Area. Reconstruction of the hillside must result in a sloped, natural -
appearing environment that may include benches that are suitable
for commercial and residential development.
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Goal 9.2 Residential Areas •
Unique residential neighborhoods, of low density on hillsides and higher mixed-use
densities along the river, that are physically buffered from the adjacent industrial uses,
yet in close proximity to commercial services and amenities.
92.1 Emphasize noise attenuation, pedestrian access and high quality building and
landscape treatment in development review for residential uses. ,
92/ Allow residential as part of mixed use development adjacent to the Green •
River, subject to special design standards. .
Implementation strategy
• Green River area zoned to allow mixed use residential -
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9.2.3 Allow residential as part of mixed use office development along the east side
of Orillia Road, north of 200th Street
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The following changes are proposed: :.
Encourage itUnique residential neighborhoods, and hou,sing opportunities that serve a
• 0 . , , s _ . ._ 1) IC . Lia 1 . i 11 . 1'1 _a I
Plannina Commjjon recommended the following modifications to the proposal;
Encourage unique residential neighborhoods, and housing opportunities that serve a
. . .
broad range of age, family mixes, lifestyle and income. Emphasize higher density
family homes, mixed and multi use environments for both family and non-family
households. Encourage housing Configuration and architectural design that creates
pedestrian friendly neighborhoods and public spaces. Consider Eneeiwage well-
designed multifamily development on hillsides in Tukwila South on slopes between
15%and 30%; which can provide great views and unique architectural solutions to
challenging sites. 1
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Implementation strategy
• Tukwila Soutkarea zoned to allow mixed-use residential.
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I! 1 . 11 . mixed and multi use environments for ho . It • and non-family
• • • - , - • • _ , • _ : ... - : - - .- ..; •_-?• - - -
: - . ---' . : . • - - ; - : . - : , - ; • : .-. • . - , - : : - - ; : :
eentinereial-sevviees-and-awienitiesr Encourage housinconfiguration and architectural
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solutions to challenging sites.
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9/.2 In order to create new high quality_housing opportunities. allow residential
development in the TN& Tukwila South area in a variety of densities configuration,
These might be in the form of mixed-use developments townhomes. zero-lot line
developments or stand-alone multifamily developments Aliew-midentiekts-paft-ef
' _: .-.. :. :: • _ : .:..• : .- ..-_ - • :.: _:. : ::_:•: :.: -_• :.: -:: ::
Implementation strategy
. Green-River Tukwila South area zoned to allow mixed use residential.
• : _. : - • : : ..- : " _: . , .. : • . : : : -- _ • : : • ._ .• _ _: ; , : ..
•
of Orilhia Road north of 200th Street
• , • . „
9.3Open Space Network • ,
.
Protection and enhancement of the natural environments and effective integration of
them into the residential and commercial/light industrial environments. '
9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley
where appropriate to preserve significant features.
Implementation Strategies
• Sensitive areas regulations
• Shorelines regulations
• Land altering regulations
• Tree regulations
9.3.2 During development or at the time of trail improvements, if earlier, negotiate
for trail easements where appropriate while ensuring sufficient provision for privacy
and security.
No changes proposed in this section. . • Goal
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Goal 9.4Transportation
An enhanced and enlarged street network that separates residential neighborhoods and
commercial/industrial area circulation, provides greater accessibility for pedestrian and
residents of the area and is safe and functional for the variety of demands placed upon
it •
9.4.1 Improve and increase east/west linkages between commercial services, the
residential neighborhoods and the area's community resources, such as the riverfront,
river, hillside trails, and historic Mess Cemetery.
9.4.2 Design and improve access points to the residential areas so that the quality
and image of the residential areas are high and the commercial/light industrial areas do
not become the entries to residential neighborhoods.
9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation
confusion and enhance community identity for the area as a part of Tukwila.
9AA Pursue additional access to the Tukwila Urban Center through additional
entries and exits (ramps) from Interstate 5 at South 200th Street.
Implementation Strategy
. . • .
Lobbying for high priority of 1-5 ramps at South 200th Street with South King County
Area Transportation Board (SCATBd) and Washington State Department of •
Transportation.
•
No changes proposed in this section. ' •
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There is no Economic Development section in the Tukwila South element.
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Goal 9.5 Economic Development is added: •
Actively promote new, high quality development in the TVS Tukwila South area by
Planning Commission recommended
Actively promote new, high quality
xible egulationkthat
the following modifications to the proposal;
development in the Tukwila South area_by adopting
allow for market driven transition, investing in public
programs and incentives to attract new
and public amenities and encouraging property
in the quality of both the built and the natural
with publie/private partnerships interests, the
adopting workable regulations that allow for market driven transition, investing in
public improvements and proactively developing programs and incentives to attract
new businesses, investing in infrastructure and public amenities and encouraging
property owners and business owners to invest in the quality of both the built and the
natural environment
Encourage, through public/private partnerships, the recruitment of knowledge based
industries, high-tech, research and development of headquarter companies interested in
a location that can accommodate their future growth with immediate access to Sea-Tac
Airport, regional transportation infrastructure and the amenities of the Tukwila Urban
Center.
The development of this area will be a gradual process that should not be hampered by
artificially burdensome regulations, which are not sensitive to market conditions.
improve lits4rid proactively developing
businesses, investing in infrastructure
owners and business owners to invest
environment.
Encourage, through coordination
recruitment of knowledge based industries, high-tech, research and development of
headquarter companies interested in a location that can accommodate their future
growth with immediate access to Sea-Tac Airport, regional transportation infrastructure
and the amenities of the Tukwila Urban Center.
Not include this statement, as it is duplicates the statement in "Vision" section.
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GLOSSARY
Market Driven Transition: This approach used in the Tukwila Urban Center which
enables a wide range of office, retail and light industrial uses to be located as dictated
by free market forces.
COMPREHENSIVE LAND USE.MAP LEGEND
LAND USE DESIGNATIONS
Low-density residential: Areas characterized by detached single-family residential
structures; 0 to 6.7 units per net acre. (See housing and residential neighborhoods
elements in plan text).
Mixed-Use Office: Areas characterized by professional and Commercial office
structures, Mixed with certain complementary retail, and residential uses. (See
Transportation Corridors and Tukwila South elements in Plan text).
Tukwila Urban Center: A specific area characterized by high-intensity regional uses
that include commercial services, offices, light industry, warehousing and retail uses,
with a portion covered by the TUC Urban Center Mixed Use Residential Overlay. (See
Tukwila Urban Center element in Plan text).
•
Tukwila Valley South: A specific area Characterized by high-intensity regional uses
that include commercial services, offices, light industry, warehousing and retail, with
heavy industrial subject to a Conditional Use Permit. • •
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office uses.
(See the following elements in Plan text: Economic Development, Shoreline,
Manufacturing/Industrial Center, and Tukwila South Planned Area.)
Market Driven Transidon: This approach used in the Tukwila Urban Center and the
Tukwila South Master Plan Aria. which enables a wide range Oloffice, retail,
residential and light industrial uses to be located as dictated by free market forces.
The following changes are proposed:
LAND USE DESIGNATIONS -
Low-density residential: Areas characterized by detached single-family residential •
structures; 0 to 6.7 units per net acre; except th LDR areas within the overlay for the
Tukwila South Master Plan Area shall be vise/bed according to the terms of that • • use inaPthanges.This could. force either the piecemeal adoption of the TVS master
overlay zone along with the corresponding master plan and/Or development agreement, plan or delay in its adoption : To, avoid this, the Planning Commission agreed with the
(See housing and-residential neigliborhoods; Tukwila South and Annexation elements in applicant's proposal to amend the definitiOn of Tukwila South Master Plan area to
plan taxi). " • : • include additional areas zoned I1.DR, MUO, HI and TUC; and to amend the definitions
• of LDR, MUO, TUC, TVS and HI to establish an overlay as proposed in the previous
Mixed-Use Office Areas characterized by professional and commercial office >'• - -column, with some modifications to the Tukwila Valley South designation as follows:
structures, mixed with certain complementary retail, and residential uses; except that •
MUO area within the overlay for the Tukwila South Master Plan Area shall be •
governed according to the terms of that overlay zone alone with the corre.sponding
master plan and/or development agreement. (See Transportation Corridors, amt
TukWila South and Annexation in Plan text).
•
•
Tukwila Urban Center: A specific area characterized by regional uSei •
that include commercial services, offices, light industry, warehousing and retail uses,
with a portion covered by the TUC Urban Center Mixed 14eResidential Overlay. flJ
areas within the overlay for the Tukwila South Master Plan Area shall'be governed
according to the terms of that overlay zone along with the corresponding master plan
and/or development agreement. (See Tukwila Urban Center a nd Tukwila South element
in Plan text).
Tukwila Valley South: A'specific area to be_characterized by high-intensity regional
uses•that include commercial services, offices, light industry, warehousing, residential
and retail, . and to be
governed according to the terms of the Tukwila South Master Plan Area overlay zone
along with the copespondinginaster plan and/or development agreement. Mixed use
residential within this area is subject to special design standards, with a maximum
density of 22 units per net acre (senior citizen housing allowed up to 100 units per
acre).
•
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and
distributive and light manufacturing uses, with supportive commercial and office uses,
except that HI areas within the overlay for the Tukwila Smith Master Plan Area shall be
v rl d'n
- •
• 11 -• • • 11 • j •
master plan and/or development agreement: (See the following elements in Plan text:
Economic Development, Shoreline, Manufacturing/Industrial Center, and Tukwila
South Planned Area.) ,
Planning Commission agreed with the proposal.
The purpose of these changes to the Comprehensive Land Use Map Legend is to allow
the Planning Commission and the City Council to take appropriate actions to implement
the Tukwila South Master Plan once it is completed and adopted. Certain technical
requirements of the Growth Management Act limit the ability and timing to make land
Tukwila Valley Soutb: A specific area to be characterized by high-intensity regional
uses that include commercial services, offices, ligin industry, warehousing, residential
and retail, with heavy industrial subject to a Conditional Use Permit (except when
approved as part of the master plan) and to be governed according to the terms of the
Tukwila South Master Plan Are& overlay zone along with the corresponding master
plan and/or development agreement. Mixed use residential within this area is subject to
special design standards, with &maximum density of -22-suits-per-ftet-aefeiseuief
. .
• 1
approved by the City Council,
h th
as
•
,
1 FiTifilj 1
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1111 11111.1111.11111)10 1.1.1.110.11 111611 11(1 !filial JI.J.! r 61
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SPECIAL OVERLAYS
. ,
Tukwi la South Master Phut' Area: This special overlay is based on unique conditions
• • . .
including the presence of significant water features such as wetlands, watercourses and
the river, river, and topographic changes that will influence the future development of the
land. (See Tukwila South and Annexation elements in Plan text .) ,
. •
•
, .
SUB-AREAS .' •
Tukwila South: An area extending 'south of the Tukwila Urban Center to South 204'
Street, that includes the City of Tukwila and unincorporated King County parcels, with
a portion covered by the Tukwila South Master Plan Area Overlay. (See Tukwila South
element in Plan text) • .
Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that
allow mixed use residential, subject to special design standards, with a maximum
density of 22 units per are These are the only areas where mixed use residential is
allowed in the Tukwila Valley South area (See Tukwila Valley South element in Plan
text.) . .
•
• , .
SPECIAL OVERLAYS
. •
Tukwila South Master Plan Area: This special overlay is based on unique conditions
including the presence of significant water features such as wetlands, watercourses and
the river, and topographic changes that will influence the future development of the
land, and a large contiguous area of Ian ' in single ownership that will allow for unique
.
Planning Commission agreed with
,
. ,
.
,
•
the proposal.
,
planned development opportunities. This masterplan overlay area encompasses the
entire Tukwila South area and includes lands designated TVS. III. TUC. LDR or MUO,
which are located within the Tukwila South area The overlay area is that shown within
the dashed (color) line of the Comprehensive Plan Map. (See Tukwila South and
Annexation elements in Plan text) • , • -
.
• •
Tukwila South: An area extending generally south of the Tukwila Urban Center to
South 204 Street, that includes the bnib City of Tukwila and unincorporated King
County parcels which are expected to be annexed to the City of Tukwila. The
boundaries of Tukwila South are identical to the boundaries of with-a-poftion-eevered
by-the Tukwila South Master Plan Area Overlay. (See Tukwila South element in Plan
text)
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