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Permit PL13-005 - CITY OF TUKWILA - SOUTHCENTER SUBAREA PLAN ENVIRONMENTAL IMPACT STATEMENT
SOUTHCENTER SUBAREA PLAN ENVIRONMENTAL IMPACT STUDY PL13-005 E13-003 Determination of Significance and Request for Comments on the Scope of the Supplemental Environmental Impact Statement (SEIS) Proponent: City of Tukwila Project Name: Southcenter Subarea Plan, Revised TMC Chapter 18.28 TUC, and Southcenter Design Manual Location of Proposal: Tukwila's urban center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. See Figure 1 Southcenter Area Districts below. Lead Agency: The City of Tukwila is the lead agency for compliance with the State Environmental Policy Act (SEPA). Description of the Proposal: The proposed project includes adoption of a subarea plan for Tukwila's designated urban center — the Southcenter area — which will become an optional element of the City's Comprehensive Plan. The proposed project also includes the revised TMC Chapter 18.28, and the Southcenter Design Manual. The non -project SEIS will be prepared consistent with RCW 43.21C.420 and will evaluate the probable adverse environmental impacts associated the subarea plan and alternatives. The SEIS will also identify measures that will be used to mitigate identified impacts. Specifically, the SEIS will analyze the impacts associated with future development and redevelopment in the Southcenter area, the area currently zoned "TUC" (Tukwila Urban Center). Future development may include redevelopment of aging structures or infill on underutilized parcels that could occur over approximately the next 20 years, as well as potential increases in employment and population that are being planned for in this area. Preliminary growth targets for the area include 15,500 new jobs and 4,800 additional households by 2031. To help achieve the City's economic development objectives, a goal of the SEIS is to eliminate the need for additional environmental analysis in conjunction with development and redevelopment that occurs on individual sites within the Southcenter area. This environmental review is intended to serve as a catalyst for redevelopment and as an incentive for property owners and developers to favorably consider Tukwila's urban center when locating a business or investing in the community. For more information about the proposed project go to: http://www.tukwilawa.qov/dcd/urbancenterplan.html Background/Prior Environmental Review: The City of Tukwila will prepare a non -project supplemental environmental impact statement (SEIS) for the Proposed Action. The non -project 1 SEIS will rely on adopted plans and regulations and prior environmental documents. The City reviewed existing environmental documents, plans and development regulations to help determine the type and scope of environmental document that would be appropriate for the Southcenter Subarea Plan and related actions. It reviewed the extensive documentation that has been developed in connection with SEPA compliance for prior City planning actions, and for project proposals. It also reviewed its adopted development regulations and adopted City utility plans. Based on this review, the City determined that almost all probable significant adverse environmental impacts associated with adoption of the Southcenter Subarea Plan have been disclosed and evaluated in previous environmental documents, would be mitigated by adopted development regulations, and/or are addressed in adopted City plans. The key changes and impacts that are likely to occur as the urban center redevelops are related to transportation and land use. Although these impacts have been anticipated and discussed previously, the City determined that supplemental information and analysis of these issues, in the form of a Supplemental EIS (SEIS) would help agencies, tribes, the public and elected officials understand the environmental implications of the subarea plan, would further the City's goal of encouraging appropriate development within the urban center, and would meet the requirements SEPA. Completing a non -project SEIS presents a cumulative impact analysis for the entire subarea, rather than piecemeal analysis of the environmental impacts and mitigation on a project -by - project basis. As a result, the environmental impacts and mitigation are comprehensively evaluated at the subarea -wide level. Pursuant to RCW 43.21C.420, a non -project SEIS for a subarea plan can also eliminate the need for subsequent environmental review associated with project -specific development proposals that are consistent with the subarea's development regulations. As such, the non -project SEIS provides certainty and predictability for urban development proposals; thereby streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Under RCW 43.21C.420, cities with a population greater than 5,000 that adopt optional elements of their comprehensive plans and optional development regulations that apply within areas designated as urban centers in a land use or transportation plan adopted by a regional transportation planning organization, may prepare a nonproject environmental impact statement assessing and disclosing the probable significant adverse environmental impacts of the optional comprehensive plan element and development regulations, and of future development that is consistent with the plan and regulations. Tukwila is designated as a regional growth center in VISION 2040 by PSRC, and as an urban center in the King County Countywide Planning Policies 2 If a proposed development is inconsistent with the subarea plan and development regulations, the City will require additional environmental review. For a non -project SEIS completed under RCW 43.21C.420, the SEPA-based appeal opportunity occurs only in conjunction with issuance of the non -project Final SEIS. Consistent with RCW 43.21C.420, a proposed development will not be subject to project -specific SEPA- based administrative or judicial appeals if the proposed development is (1) proposed within 10 years of the issuance of the subarea Final SEIS, (2) situated within the subarea, and (3) consistent with the adopted subarea plan and development regulations. Similarly, there are no SEPA noticing requirements for subsequent site-specific development or redevelopment within the subarea that is consistent with the subarea plan. Alternatives: The SEIS will analyze several alternatives as part of the Southcenter Plan. The No -Action Alternative, which is required in an EIS, assumes that the Southcenter Subarea Plan and any implementing regulations would not be adopted. Existing regulations, design guidelines and design review thresholds would apply. Any development or redevelopment proposed within the urban center in conjunction with the No -Action Alternative would undergo environmental review on a project -by -project basis. Such projects would be subject to site- specific mitigation and potential SEPA-based appeals. They would not be part of the non - project SEIS process. The SEIS will also analyze environmental impacts of the High Intensity Urban Center Alternative. This alternative implements the vision for the Southcenter area and accommodates the same amount of planned growth but would allow taller buildings than those allowed under the Proposed Action between the Mall and the Sounder Commuter Rail/Amtrak Station. It is assumed that the Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same. This alternative would also use the process set forth in RCW 43.21C.420 and would not require subsequent project -specific environmental review. Environmental Impact Statement (EIS) Required: The City of Tukwila has determined that the Southcenter Subarea Plan, revised TMC Chapter 18.28, and the Southcenter Design Manual may have a significant adverse impact on the environment. A Supplemental EIS under RCW 43.21C.030(2)(c) will be prepared. This decision was made after a review of information that is on -file with the City of Tukwila. Preliminary indications are that the following elements of the environmental will be evaluated in this SEIS: • Land Use • Aesthetics • Transportation • Air Quality 3 SEIS Scoping: Agencies, affected tribes, and members of the public are invited to comment on the scope of this proposed SEIS. You may comment on the alternatives, probable significant adverse impacts, proposed mitigation measures, and licenses or other approvals that may be required. Methods for presenting your comments are described below. All comments are due no later than 5 p.m., Monday April 8, 2013. • SEIS Public Scoping Meeting — An SEIS scoping meeting is scheduled for noon to 1:30 p.m. on Wednesday March 20, 2013 at the Albert Lee Appliance Store located at 404 Strander Boulevard, Tukwila, WA 98188. The purpose of the meeting is to present information about the proposed project and to provide an opportunity to comment orally on the scope of the proposed SEIS. Written comments will also be accepted at this meeting (comment forms will be available). • Submittal of Written Comments via Mail — Written comments may be submitted to the City of Tukwila SEPA Responsible Official (noted below): Environmental Officer: Mr. Jack Pace Title: Director, Dept. of Community Development Address: City of Tukwila Dept. of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Phone # 206.431.3670 Fax # 206.431.366 Date: a ie27),„) /3 Signature: gloifi • Submittal of Written Comments via Email to the City — Comments may be submitted by email to the City's Responsible Official (noted above) to: SouthcenterPlan@tukwilawa.gov 4 Figure 1. Southcenter Area Districts 5 1 VanNess Feldman GordonDerr ATTORNEYS AT LAW SEATTLE, WA • WASHINGTON, DC November 19, 2013 VIA EMAIL AND FIRST CLASS MAIL Lynn Miranda, Senior Planner Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Millennium Tower 719 Second Avenue, Suite 1150 Seattle, Washington 98104-1728 (206) 623-4986 F (206) 623-9372 P Re: Comments on Draft Supplemental Environmental Impact Statement (Draft SEIS) for Southcenter Subarea Plan and Implementing Regulations Dear Ms. Miranda: Please accept these comments on behalf of WEA Southcenter LLC ("Westfield"), the owner of Southcenter Mall, in response to issuance of the subject Draft SEIS. Westfield is pleased to see that the Draft SEIS incorporates our April 5, 2013 scoping comments in regard to Westfield's potential future Mall development plans (Draft SEIS Table 2.2). We are also pleased to see that the Draft SEIS includes an analysis of new buildings anywhere on the Mall property up to 115 feet in height with certain road project improvements, and up to 21.4 feet in height within incentives within 300 feet of Tukwila Parkway and Southcenter Parkway (Draft SEIS Figure 3.3). Although Westfield has no definitive plans for expansion or new uses at the Mall, pursuant to RCW 43.21 C.420 Westfield may take advantage of and rely on the analyses in your SEIS for futureproject-specific development proposals as recognized in the Draft SEIS (pg 1-5). As such, we request that the Final SEIS clarify that the trips generated from the future development plans in Table 2.2 (300,000 sf retail, 200,000 sf office and a 200 room hotel) are included within the PM peak hour trips analyzed for both the No Action and Proposed Action Alternatives. This clarification would assist in confirmation that SEPA compliance has been satisfied when future project -specific development proposals are submitted. 48703_1 The Seattle Office of Van Ness Feldman, A Limited Liability Partnership Lynn Miranda 2 November 19, 2013 We appreciate this opportunity to comment on the Draft SEIS and are pleased to see that the City is progressing toward adoption of the Tukwila Urban Center Plan. Very truly yours, Brent Carson BC:lkl cc: Antony Ritch Andrew Ciarrocchi 48703-1 Denis Law Mayor November 20, 2013 Department of Community and Economic Development C.E:"Chip" Vincent, Administrator . Lynn Miranda City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #I:00 Tukwila, WA 98188 Via email:: lynn.miranda@tukwilawa.gov SUBJECT: Draft SEIS for the -Southcenter Subarea Plan pear Lynn Miranda: Thank you for the:opportun:ity to review the Southcenter Subarea -Plan. We have reviewed the draft document and have the following comments: 1. The extension of Strander Boulevard from West Valley Highway to the Tukwila Sounder Station is mentioned in the text on (page 3-70) as included in the 2030 transportation network; however, this extension is not depictedon the 2030 LOS graphics (Figures 3-11. and 3-12). 2. We previously requested (in our letter of April 4, 2012) that the Transportation and or Land Use Elements of the SEIS analyze the trail connection from Renton to Tukwila as shown in the City of Renton. Trails and Bicycle Master Plan (dated May 11, 2009). We do understand that the SEIS is not evaluating thetrail connections with. Renton, and that. Tukwila intends to address in greater detail. the feasibilityofthe proposed separated multi -use trail from Strander Boulevard in Tukwila to Puget Drive in Renton as part of the City of Tukwila's Wail( and Roll. Plan. Please contact me if you have any questions regarding this letter: Jennifer Henning, AICP. Current Planning_ Manager. C.E."Chip" Vincent, CEO Administrator Gregg Zimmerman, Public Works. Administrator Terry Higashiyama; Community Services Administrator Leslie Betlach, Parks Planning and Natural Resources Director Doug Jacobsen, Public Works Deputy Administrator —Transportation Jim Seitz; Transportation Systems. . Bob Mahn, Transportation Systems Renton City Hall • 1055 South GradyWay • Renton; Washington 98057 • rentonwa.gov •. Lynn Miranda From: Karen Walter <KWalter@muckleshoot.nsn.us> Sent: Friday, November 15, 2013 9:00 AM To: Lynn Miranda Subject: Southcenter Area Subarea Plan, revised Tukwila Municipal Code Ch. 18.28, Tukwila Urban Center and Southcenter Design Manual Draft SEIS Attachments: Southcenter subarea plan DS scoping notice comments.pdf; Green_R_shade_analysis-180th-I405.JPG Lynn, We have reviewed the City of Tukwila's proposed Southcenter Area Subarea Plan, the revised City Code Chapter 18.28, Tukwila Urban Center and Southcenter Design Manual Draft Supplemental Environmental Impact Statement (SEIS). Previously, we sent scoping comments timely to the Scoping Notice. From our review of the Draft SEIS, none of scoping comments were considered. Therefore, we are re -submitting our previous comments, as well as, we are including a shade map which shows areas along the portion of the Green-Duwamish River that is affected by this project where shade is needed to protect water temperatures. As we noted in our previous comments, the existing conditions along the Green-Duwamish River in the project area needs much improvement to improve water quality, instream habitat and riparian functions to protect and restore salmon in this portion of the River. The Subarea plan needs to specifically address these issues since the goal is to provide redevelopment opportunities, including for taller buildings which may make artificial lighting impacts worse than existing conditions. The Southcenter Subarea Plan and FEIS needs to include explicit details and plans as to how the Green-Duwamish River will be protected and improved in all of the areas we identified in our attached scoping comments. We appreciate the opportunity to comment on the SDEIS. Please let me know if you would like to meet to discuss these comments further prior to the issuance of the FEIS. Thank you, Karen Walter Watersheds and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division Habitat Program 39015 172nd Ave SE Auburn, WA 98092 253-876-3116 1 eitt� of .J u� \ Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, , HEREBY DECLARE THAT: Mailing requested by: Mailer's signature:r JlAALO le--- Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Draft- 5E1 S Was mailed to each of the addressespp���listed/attached on this Iii day of 6U'(JU , zoo Project Name: 50ACede/ 0/YO, pia. 5.E1 S Project Number: PL/5 ',� Associated File Number (s): 15 13 ` 013 Mailing requested by: Mailer's signature:r JlAALO le--- W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC Sevt,t Draft SEAS to, z! • /5 SELECT AGENCY FEDERAL AGENCIES rUS ARMY CORP OF ENGINEERS FEDERAL HIGHWAY ADMIN f FEDERAL TRANSIT ADMIN __ _ DEPARTMENT OF INTERIOR US DEPT OF H.U.D NATL MARINE FISHERIES SERVICE WA STATE AGENCIES �(OFFICE OF ARCHAEOLOGY WSDOT NW REGION DEPT OF NATURAL RESOURCES OFFICE OF THE GOVERNOR WA STATE COMMUNITY DEV WA FISHERIES & WILDLIFE WASH DEPT OF SOCIAL/HEALTH DEPT OF ECOLOGY WA DEPT OF ECOLOGY I WA STATE ATTORNEY GENERAL OFFICE OF HEARING EXAMINER KING COUNTY AGENCIES KC BOUNDARY REVIEW BOARD FIRE DISTRICT # 11 FIRE DISTRICT # 2 KC.WASTEWATER TREATMENT (KC PARKS & RECREATION KC ASSESSOR'S OFFICE KC HEALTH DEPT PORT OF SEATTLE KC DEV & ENVIRON SERVICES KC METRO T8ANSIT/SEPA OFFICIAL KC DEPARTMENT OF NAT'L RESOURCES .SCHOOLS/UBRARIES KC LIBRARY SYSTEM) FOSTER LIBRARY, RENTON UBRARY KENT LIBRARY SEATTLE LIBRARY STFIELD MALL 1.1B_RAR—Y. TUKWILA SCHOOL DISTRICT HIGHLINE SCHOOL DISTRICT SEATTLE PUBLIC SCHOOLS RENTON SCHOOL DISTRICT" _ UTILITIES QWEST-COMMUNICATION P SEATTLE CITY LIGHT TUGET SOUND ENERGY? HIGHLINE WATER DISTRICT? SEATTLE PLANNING & DEVELOPMENT 40MCAST f .BP OLYMPIC PIPELINE? VALNUESEWER DISTRICT WATER DISTRICT 420 WATER DISTRICT #125 CITY OF RENTON BRYN MAWR-LAKERIDGE SEATTLE PUBLIC UTILITIES CACLIED WASTE' WASTE MANAGEMENT CT' AGENCIES CITY OF TUKWIUj KENT PLANNING( 2EPARTMENT "CITY OF RENTON CRWOFSEATA CITY OF BURIEN CITY OF SEATTLE STRATEGIC PLANNING OTHER LOCAL AGENCIES .PUGETSOUND'REGIONAC000NCt DEPARTMENT JACKSON FEDERAL BLDG FISH '& WILDLIFE SERVICE, WA STATE HABITAT BRANCH DEVELOPMENT SERVICES LEGISLATIVE BUILDING NW REGIONAL OFFICE SEPA REVIEW ECOLOGY DEPARTMENT CITY OF SEATTLE ENVIRONMENTAL PLANNING -OAP ACCOUNTING DIVISION PERMITS SEPA INFO CENTER ENVIRONMENTAL PLANNING SEPA Review /loe Wolf ENVIRONMENT & SAFETY DIV WATER DEPARTMENT PUBLIC WORKS WATER/SEWER DISTRICT MAINE MADURA, SEPA DENNIS MANES DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT PLANNING DEPARTMENT SEPA CONTROL PLANNING & DEVEL ADDRESS 4735E MARGINAL WY S 711 5 CAPITOL WAY, STE 501 915 2nd AVE, STE 3142 911 NE 11th AVE 1200 6th AVE 909 1st AVE, STE 200 510 DESMOND OR SE, STE 103 PO 80X48343 PO BOX 330310, MS 240 PO 47015 PO BOX 40002 PO 80X48300 16018 MILL CREEK BLVD PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO 80X40117 PO 80X 94729 400 VESLER WAY 8402 1243 SW 112th 15100 8th AVE SW 2015 JACKSON 5T., MS KSC-NR-0505 201 5 JACKSON 5T., STE 700 500 4th AVE, RM# 709A 401 FIFTH AVE, STE 1100 PO BOX 1209 35030 SE Douglas Street, Ste 210 2015 JACKSON 5T., MS KSC-TR-0431 2015 JACKSON ST., STE 600 960 NEWPORT WAY NW 4060 5 144th STREET 100 MILL AVE 5 212 2nd AVE N 1000 4th AVE 1386 SOUTHCENTER MALL 4640 5 144th STREET 15675 AMBAUM BLVD SW PO BOX 34165 MS 22-332 300 SW 7TH STREET 23315 66th AVE 5 PO BOX 34023 PO BOX 90868 23828 30th AVE S PO BOX 34019 12645 STONE AVE N 2319 LIND AVENUE SW PO BOX 69550 12606 1st AVE 5 PO BOX 68147 1055 S GRADY WAY 6723 5 124th Street PO BOX 34018 2201076t'AVE S 8111 -1st AVE 5 220 FOURTH AVE 5 1055 5 GRADY WAY 4800 5 188th STREET 415 SW 150th PO BOX 34019 600 4th AVE 4300 1011 WESTERN AVE 4500 CITY 31' ZIP EMAIL SEATTLE WA OLYMPIA WA SEATTLE WA PORTLAND OR SEATTLE WA SEATTLE WA LACEY WA OLYMPIA WA SEATTLE WA OLYMPIA WA OLYMPIA WA OLYMPIA WA MILL CREEK WA OLYMPIA WA BELLEVUE WA OLYMPIA WA LACEY WA SEATTLE WA SEATTLE WA SEATTLE WA BURIEN WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SNOQUALMIE WA SEATTLE WA SEATTLE WA I55AQUAH WA TUKWILA WA RENTON WA KENT WA SEATTLE WA TUKWILA WA TUKWILA WA BURIEN WA SEATTLE WA RENTON WA KENT WA SEATTLE WA BELLEVUE WA KENT WA SEATTLE WA SEATTLE WA RENTON WA SEATTLE WA SEATTLE WA SEATTLE WA RENTON WA SEATTLE WA SEATTLE WA KENT WA SEATTLE WA KENT WA RENTON WA SEATAC WA BURIEN WA SEATTLE WA SEATTLE WA SEATTLE WA 98124 98501 98174 97232 98101 98104 98503 98504 Stotoben x4r14rr004,44.wa xpv 98133 98504 98504 98504 98012 tarry.Fisher@dfwwa.eov 98504 98008 98504 seovvnit(1ety wa.Rov 98504 98104 98104 98146 98166 98104 98104 98104 Chrjstje.MoslAkingcountv.00v 98104 98111 98065 98104 98104 98027 98168 98055 98032 98104 98188 98168 98166 98124 98055 98032 98124 98009 98032 98124 98133 98055 98168 98168 98168 98055 98178 98124 98032 98108 98032 98055 98188 98166 98124 98104 Gretchen Kaehler Larry Fisher l0mb max Christie Most 98104 ystevens-waidA4Rp$rc oro Vorik Stevens-Wajda lundonvood.buitmannekosrc,orq Lit Underwood-bultmann 1 • 5.1CC CHAMBER OF COMMERCE SEATTLE SO. CONVENTION &VISITORS 14220 Interurban Ave 5 N 134 Tukwila WA 98168 MUCKLESHOOT Cultural Resources Program Laura Murphy 39015 172nd AVE SE AUBURN WA 98092 !aura murphy•tanuckleshoot.nsn u5 M'UCKLESHOOT Fisheries Program Karen Walter 39015 172nd AVE 5E AUBURN WA 98092 Karen.Walreressmuckleshoot nsn os MUCKLESHOOT Wildlife Program Mike Middleton 39015 172nd AVE SE AUBURN WA 98092 mIke,middletonemuckleshoot.nsn us DUWAMISH INDIAN TRIBE 4705 W MARGINAL WAY SW SEATTLE WA 98106 PUGET SOUND CLEAN AIR AGENCY SEPA REVIEW 1904 3rd AVENUE, STE 105 SEATTLE WA 98101 SOUND TRANSIT/SEPA OFFICIAL UNION STATION 4015 JACKSON STREET SEATTLE WA 98104 DLIWAMISH RIVER CLEAN UP COALITION 2105 Hudson Street, Ste 332 SEATTLE WA 98134 WA ENVIRONMENTAL COUNCIL 1402 THIRD AVE, STEN 1400 SEATTLE WA 98101 PE6PLE FOR PUGET SOUND 1402 - 3rd Ave, Ste 1400 SEATTLE WA 98101 FUTUREWISE 816 SECOND AVENUE, STE 200 SEATTLE WA 98104 MEDIA SEATTLE TIMES P080070 SEATTLE WA 98111 SOUTH COUNTY JOURNAL 6005 WASHINGTON KENT WA 98032 HIGHLINE TIMES 133 SW 153rd STREET BURIEN WA 98166 OTHER-OWNER-ETC Laura Murphy Karen Walter Mike Middleteon • October 18, 2013 City of Tukwila Jirn Haggerton, Mayor Department of Community Development Jack Pace, Director Dear Interested Parties, The City of Tukwila has prepared and issued this State Environmental Policy Act (SEPA) Draft Supplemental Environmental Impact Statement (SEIS) to address the non -project proposal by the City of Tukwila to adopt the Southcenter Subarea Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. The Draft SEIS supplements the following document: Tukwila Comprehensive Plan Final Environmental Impact Statement, prepared in October 1995. As part of the SEIS, Tukwila is preparing the SEIS documents pursuant to the provisions of RCW 43.21C.420. The SEIS analyzes impacts associated with future development and redevelopment in the Southcenter area, the area currently zoned "TUC". Future development may include redevelopment of aging structures or infill on underutilized parcels that could occur over approximately the next 20 years, as well as potential increases in employment and population that are being planned for in this area. To help achieve the City's economic development objectives, a goal of the SEIS is to eliminate the need for additional environmental analysis in conjunction with development and redevelopment that occurs on individual sites within the Southcenter area, provided the projects are permitted uses and consistent with the subarea plan, development regulations and SEIS. This environmental review is intended to serve as a catalyst for redevelopment and as an incentive for property owners and developers to favorably consider Tukwila's Urban Center when locating a business or investing in the community. You are invited to participate in the environmental review process for the Southcenter Subarea Plan and implementing regulations through written comments on the Draft SEIS. The deadline for submitting written comments is November 20, 2013 at 5:00 pm. Please address any written comments to Lynn Miranda, City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188; or email your comments to Lynn.Miranda@Tukwilawa.gov. After the written comment period ends, the next stage of the environmental review process will be publishing a Final SEIS. The Final SEIS will respond to comments received on the Draft SEIS. Once the environmental review process is completed, the City Council will be reviewing and holding public hearings on the draft Southcenter Subarea Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. If you would like to be added to our list of interested parties and receive email updates on the adoption process, please send an email to Lynn .Miranda @tukwilawa.gov. Sincerely, ck Pace SEPA Responsible Official Director, Department of Community Development FACT SHEET PROJECT TITLE Draft Southcenter Subarea Plan and Implementing Regulations DESCRIPTION OF PROPOSAL AND ALTERNATIVES • Proposed Action: Adoption by the City Council of a Subarea Plan for the Southcenter area, revised development regulations in TMC Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. This Action would maintain Southcenter's current share of the regional retail market and enhance the area's long-term competitive edge within the region by promoting the development of a more vibrant, high intensity mixed-use center including housing and pedestrian -oriented areas in proximity to rail and transit, enhancing the visual character of the built environment, prominently featuring natural amenities, and encouraging redevelopment of underutilized properties. Change would be driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. The Proposed Action would meet the objectives of the Subarea Plan and would accommodate projected 20 -year demand for housing and jobs. • Alternative 1: High Intensity Urban Center Same as the Proposed Action, except this Alternative would allow higher maximum building heights potentially resulting in an incrementally more compact land use pattern in the Transit Oriented Development (TOD) District. This alternative would meet the objectives of the Subarea Plan and would accommodate projected 20 -year demand for housing and jobs. • Alternative 2: No Action No subarea plan, new development regulations or design guidelines would be adopted. The City would continue to apply the regulations of the existing TMC Chapter 18.28 for the Tukwila Urban Center. The area would continue to develop as a suburban retail and warehouse/distribution center, with change driven by market forces, but the City's current share of the regional retail market would likely decline. This alternative would not meet the objectives of the Subarea Plan and would not accommodate projected 20 - year demand for housing; it would accommodate the projected demand for jobs. PROJECT LOCATION The Tukwila Urban Center/Southcenter Subarea is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. PROPONENT City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 LEAD AGENCY City of Tukwila Department of Community Development RESPONSIBLE OFFICIAL Jack Pace, Director City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 CONTACT PERSON Lynn Miranda, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Telephone: 206.433.7162 Email: Lynn.Miranda@tukwilawa.gov LICENSES, PERMITS AND APPROVALS POTENTIALLY REQUIRED The Tukwila City Council will adopt the Southcenter Subarea Plan as an optional element of Tukwila's Comprehensive Plan and will adopt the revised TMC Chapter 18.28 TUC and the Southcenter Design Manual as development regulations to implement the Subarea Plan. Future developments consistent with the SEIS will be reviewed as provided by the Tukwila Municipal Code and will not require additional SEPA review, as permitted by RCW 43.21C.420. EXISTING ENVIRONMENTAL DOCUMENTS BEING SUPPLEMENTED AND/OR ADOPTED • This document supplements the Environmental Impact Statement (EIS) for the Tukwila Comprehensive Plan, October 1995. The 1995 EIS is being adopted for purposes of SEPA compliance, consistent with WAC 197-11-630. • Copies of the EIS are available for review at: City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 EIS AUTHORS AND PRINCIPAL CONTRIBUTORS City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 City of Tukwila Public Works Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Weinman Consulting, LLC 9350 SE 68th St Tukwila Urban Center Subarea Plan: Draft SEIS ii October 2013 Mercer Island, WA 98040 Fehr & Peers 1001 4th Ave, Suite 4120 Seattle, WA 98154 ENVIRON International Corporation 901 5th Ave, Suite 2820 Seattle, WA 98164 DATE OF ISSUE OF DRAFT SUPPLEMENTAL EIS October 21, 2013 DATE COMMENTS ARE DUE ON DRAFT SUPPLEMENTAL EIS • There is a 30 -day comment period. Comments must be received by 5 p.m. on November 20, 2013. Mail or email comments to: Lynn Miranda, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Email: Lynn.Miranda@tukwilawa.gov DRAFT SEIS AVAILABILITY, COST AND BACKGROUND MATERIAL The Draft SEIS may be reviewed online at http://www.tukwilawa.gov/dcd/urbancenterplan.html. Review copies of the Draft SEIS and background materials are available at the City of Tukwila Department of Community Development, Suite 100, 6300 Southcenter Boulevard, Tukwila, WA 98188-2544. Documents may be reviewed between the hours of 8:30 AM and 5:00 PM. CD copies of the Draft SEIS are available for purchase at the above address at a cost of $10.00. Tukwila Urban Center Subarea Plan: Draft SEIS iii October 2013 City of Tukwila Draft Southcenter Subarea Plan and Implementing Regulations SEIS Table of Contents Fact Sheet i Chapter 1 Summary of the Proposed Action 1-1 Section 1.1 Summary of the Proposed Action and Alternatives 1-1 Chapter 2 Section 2.1 Section 2.2 Section 2.3 Section 2.4 Section 2.5 Chapter 3 Section 3.1 Section 3.2 Section 3.3 Appendices Appendix A Appendix B. Appendix C. Appendix D. Appendix E. List of Tables Table 1.1 Table 1.2 Proposal and Alternatives 2-1 Proponent, Action, Location/Major Features 2-1 Background — Planning & Regulatory Framework 2-3 Southcenter Plan Background 2-8 Proposed Action & Alternatives 2-12 Environmental Review 2-22 Environmental Analysis 3-1 Built Environment 3-2 Relationship to Plans, Policies, and Regulations 3-30 Transportation & Air Quality 3-53 Tukwila Environmental Documents, Adopted Regulations & Plans A-1 Historic Traffic Volumes B-1 Additional Intersection LOS C-1 Land Use Forecasts D-1 Detailed Transportation Air Quality Analysis E-1 Future Land Use (Households & Employment) by Alternative 1-3 Summaries of Significant Impacts in the Urban Center 1-6 Tukwila Urban Center Subarea Plan: Draft SEIS iv October 2013 Table 2.1 City of Tukwila Forecasted Growth Year -2031 2-19 Table 2.2 Assumed Urban Center Pipeline Projects 2-19 Table 3.1 Summary of Existing Land Uses in the Urban Center (Yr. 2013) 3-3 Table 3.2 Summary of Existing Households and Employment in the Urban Center 3-3 Table 3.3 Proposed Action: Summary of Future Growth (Households and Employment) by District (Yr. 2031) 3-12 Table 3.4 Comparison of Future Growth (Yr. 2031) by Alternative 3-13 Table 3.5 Projected K-12 Student Generation 3-23 Table 3.6 King County Metro Bus Routes Serving Southcenter 3-57 Table 3.7 Intersection Level of Service Criteria 3-62 Table 3.8 Existing PM Peak Hour Level of Service 3-64 Table 3.9 Land Use Summary 3-69 Table 3.10 2031 No Action Alternative PM Peak Hour Intersection Level of Service 3-73 Table 3.11 2031 Proposed Action/High Intensity Alternative PM Peak Hour Intersection Level of Service 3-77 Table 3.12 2031 Proposed Action/High Intensity Alternative Air Quality Model -Calculated Maximum CO Concentrations (ppm) 3-81 List of Figures Figure 1.1 Tukwila Urban Center Boundary 1-2 Figure 2.1 Tukwila Urban Center Boundary 2-2 Figure 2.2 Evolution of Envisioned District Structure 2-14 Figure 2.3 District Map 2-15 Figure 3.1 Existing Land Use 3-5 Figure 3.2 School District Maps 3-10 Figure 3.3 Conceptual Illustrations of Maximum Building Height — Proposed Action & High Intensity Alternatives 3-19 Figure 3.4 Conceptual Illustrations of Maximum Building Heights — High Intensity Alternative 3-24 Figure 3.5 Study Area — Southcenter Subarea Plan 3-54 Figure 3.6 Functional Classification 3-55 Figure 3.7 Existing Pedestrian and Bicycle Facilities 3-58 Figure 3.8 Designated Bicycle Friendly Routes 3-59 Figure 3.9 Existing Transit Routes and Facilities 3-60 Figure 3.10 Existing PM Peak Hour Level of Service (2013) 3-65 Figure 3.11 No Action PM Peak Hour Level of Service (2031) 3-74 Figure 3.12 Proposed Action/High Intensity Alternative PM Peak Hour Level of Service (2031) 3-78 Tukwila Urban Center Subarea Plan: Draft SEIS v October 2013 Chapter 1 Summary of the Proposed Action This chapter provides a brief summary of information contained in the Southcenter Plan Supplemental Environmental Impact Statement (SEIS). It provides an overview of the alternatives, the analysis of significant impacts and mitigation measures, and significant unavoidable impacts. This summary is intended to be brief and selective; the reader should consult individual sections of the Draft SEIS for detailed information concerning environmental impacts and mitigation measures. A brief summary of the public SEIS scoping process is provided. A matrix in this chapter contains a comparative overview of the impacts identified for the Proposed Action and alternatives. Section 1.1 Summary of the Proposed Action and Alternatives 1.1.1 Location of Proposal Tukwila's Urban Center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 1.1). The area is intensively developed with a range of retail, commercial, warehousing, distribution and light industrial uses. Current land uses and site design may be characterized as suburban and auto -oriented in nature, with many low scale, single -use buildings located behind extensive surface parking lots. Large-scale retail and industrial buildings are also present in some portions of the area. The existing street system is built around mega -blocks, which makes walking challenging. There is little vacant land remaining that is not environmentally constrained or preserved for open space. Major open space, recreational areas, and natural features of the urban center include the Green River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. 1.1.2 Proposed Action The Proposed Action consists of two major elements: • Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila's designated Urban Center — which will become an optional element of the City's Comprehensive Plan; and • Adoption of revised development regulations for the Tukwila Urban Center (TMC Chapter 18.28), and the Southcenter Design Manual. Tukwila Urban Center Subarea Plan: Draft SEIS 1-1 October 2013 Figure 1.1 Tukwila Urban Center Boundary The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive Plan and would guide future growth and redevelopment of the subarea. The development regulations and design guidelines would amend the text of the City's zoning code (Tukwila Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and new design guidelines would both implement the Subarea Plan and act as mitigation measures for future development; the regulations and design guidelines would not cause significant impacts on their own. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire life safety, and sensitive areas, would continue to apply to development within the Urban Center. The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and redeveloping the Urban Center over time. It builds on the policies contained in the City's Comprehensive Plan. It would be implemented through a variety of public and private actions, with the guidance of new development regulations. The Southcenter Plan provides guidance for Tukwila Urban Center Subarea Plan: Draft SEIS 1-2 October 2013 restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and auto -dominated land use pattern, with generally undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is organized, connected, and pedestrian -oriented, and which is well-designed around its amenities. Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. A key element of the subarea plan is to generally organize the Southcenter area into a pattern of five "districts," each with a distinct identity and mix of uses: Regional Center, Transit Oriented Development (TOD), Pond, Commercial Corridor and Workplace (See Figure 2.3 District Map). Each district is based on an existing development element (such as Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace District). District size and layout are influenced by identified market opportunities, circulation connections, walking distance and nearby amenities. Other major themes and elements of the subarea plan and the transformation that it envisions include: • Creation of a street network — from superblocks to a fine-grained pattern of streets and blocks • Transit integrated with urban center development • Integration of the natural and recreational amenities with the emerging built environment • Building, Site and Infrastructure Design — create a "great place"t In general, growth and development would occur in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. Table 1.1 presents a summary of growth (households and employment) associated with the Proposed Action. Table 1.1 Future Land Use (Households & Employment) by Alternative Land Use Scenario Total Citywide Total Southcenter Subarea Households Employment Households Employment 2013 7,435 47,540 4 19,725 2031 No Action 10,574 71,686 654 21,393 2031 Proposed Action/ High Intensity 12,285 75,205 2,714 25,084 A great place is memorable and helps promote social interaction and sense of community, is visually interesting, reflects local culture or history, and has a unique or special character. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-3 1.1.3 Land Use Alternatives Two alternatives to the Proposed Action are addressed in the SEIS: the No Action Alternative and the High Intensity Alternative. Both alternatives address the same geographic area and use the same 2031 forecast year as the Proposed Action. Both are evaluated using the King County Countywide Planning Policy's updated household and employment forecasts for Tukwila. Table 1.1 also shows the future land use (household and employment) associated with the alternatives. 1.1.3.1 High Intensity Alternative The High Intensity Alternative would be very similar to the Proposed Action in that it would implement the vision for the Southcenter area and accommodate the same forecasted housing and employment targets, but would allow the construction of taller buildings in the area designated for transit oriented development when multiple height incentives are employed. It is assumed that the Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same as under the Proposed Action. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive areas, would also continue to apply to development within the Urban Center. The most significant differences between the Proposed Action/High Intensity alternatives and No Action would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond in the Proposed Action and High Intensity Alternative when compared to the No Action Alternative. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire life safety, and sensitive areas, would continue to apply to development within the Urban Center under both alternatives. 1.1.3.2 No Action Alternative No Action provides a "baseline" for comparing the impacts of the proposal. Relative to the Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development regulations and new design guidelines would not be adopted. The existing regulations, design guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future development. The existing suburban development pattern would continue and the City would not achieve regional goals for an urban center or have sufficient development capacity to accommodate the household target allocated to the City. SEPA review would occur on a project -by -project basis, without the benefit of a comprehensive and cumulative analysis of subarea impacts as a whole. 1.1.4 Prior Planning and Environmental Review The City of Tukwila adopted a Comprehensive Plan in 1995 complying with the requirements of the Growth Management Act and in coordination with the overall planning framework of the King County Countywide Planning Policies. The goals, policies, and implementation strategies contained in the Plan were intended to be the basis for managing anticipated growth and Tukwila Urban Center Subarea Plan: Draft SEIS 1-4 October 2013 development in Tukwila over the following twenty years. The Comprehensive Plan Draft and Final EIS2 identified and documented potential significant adverse environmental impacts and mitigation measures associated with Plan alternatives. An Addendum3 to the Tukwila Comprehensive Plan EIS evaluated the environmental impacts of the zoning code changes proposed to implement the Comprehensive Plan. In 2004 the City of Tukwila issued another Addendum to the Comprehensive Plan EIS addressing proposed revisions to the Comprehensive Plan and development regulations. This Supplemental EIS (SEIS) focuses on potential impacts associated with increased intensity of development proposed for the Urban Center. It supplements the analysis of adverse impacts contained in the documents described above, along with other plans and EISs that contain environmental information relevant to the Urban Center that are being relied upon for purposes of SEPA compliance. Please refer to the Fact Sheet and Appendix A for a list and summary of documents that are being adopted and/or incorporated by reference, and which may be reviewed at the City of Tukwila Department of Community Development. Many of the impacts associated with future development in the subarea are already addressed by adopted the development regulations, by other applicable requirements of the City's Comprehensive Plan, and/or by other local, state or federal rules or laws. The City intends to rely on these to mitigate significant adverse impacts. The City of Tukwila is using the SEPA review provisions for subareas set forth in RCW 43.21C.420. These provisions allow the City to comprehensively consider area -wide, cumulative environmental impacts of the Southcenter Plan and appropriate mitigation over an extended time horizon, rather than evaluating impacts and mitigation on a project -by -project basis. Future project -specific development proposals that are consistent with the subarea plan, development regulations and SEIS do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d), the City held the required community meetings, provided information about the plan, issued a Determination of Significance and Scoping Notice, and held a scoping meeting. The City is also evaluating the feasibility of a Transfer of Development Rights (TDR) program. Six comments were received during the 30 -day scoping period, and all comments were considered in determining the scope of this SEIS. More detail on this process and comments received can be found in Chapter II. 1.1.5 Summary of Significant Impacts Table 1.2 provides a summary of environmental impacts for each element of the environment evaluated in the Draft SEIS. Table 1.2 also includes mitigation measures for impacts that could result from the Proposed Action. Significant unavoidable adverse impacts are also identified, as applicable. 2 Dated June 1995 and October 1995, respectively. 3 Dated November 1995 Tukwila Urban Center Subarea Plan: Draft SEIS 1-5 October 2013 Table 1.2 Summaries of Significant Impacts in the Urban Center Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative PLANS & POLICIES This Alternative is consistent with the urban center -related VISION 2040, the King County Countywide Planning Policies, and the Tukwila Urban Center (TUC) Element of Tukwila's Comprehensive Plan. Same as the Proposed Action. The No Action Alternative would be inconsistent to varying degrees with urban center -related policies of VISION 2040, the King County Countywide Planning Policies, and the Tukwila Urban Center (TUC) Element of Tukwila's Comprehensive Plan. BUILT ENVIRONMENT LAND USE & AESTHETICS The Urban Center would be organized into five districts. Guiding certain types of land uses to specific districts with compatible uses would provide each with a distinct identity and reduce future land use conflicts. The most significant land use changes would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern districts of the Urban Center between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. A mix of uses would occur in these areas — office, retail and multifamily within the same building. Areas south of Tukwila Pond and along Southcenter Pkwy would not change significantly from the current pattern of development. Overall, more commercial growth (5,359 employees) would occur under the Proposed/High Intensity Alternative by 2031, resulting in 3,691 more employees than the No Action. Opportunities for residential development would expand to areas in proximity to high capacity transit and water amenities, resulting Land use impacts under the High Intensity Alternative will be similar to those identified under the Proposed Action, except for building heights in the TOD District. Under this alternative, maximum building heights within the TOD District would be greater with height incentives (115') when compared to the Proposed Action (70'). Consequently, height related impacts in the TOD District would be greater than under the Proposed Action, and similar to those under the No Action. Since the growth assumptions are the same for this alternative as under the Proposed Action (see Table 3.4), the most significant land use impact of allowing taller buildings in the TOD District is that fewer buildings may be constructed within the Urban Center and the land use pattern could be marginally more compact. The current pattern of single use structures and lower -scale suburban commercial development would continue; development would most likely not achieve a higher density mixed-use land pattern. Retail uses would continue to dominate; very little housing would be constructed in the Urban Center (650 units by 2031). Land use conflicts between adjacent uses could increase, since differentiation of the urban center into districts with similar/compatible uses would not occur. The rate of commercial growth may slow over time due to increased competition from mixed use centers locating in surrounding areas, such as Renton Landing, Kent Station, and Burien Town Center, and lack of investment in the Subarea. This could result in 3,691 fewer employees than the other Alternatives in 2031. Public investment in the types of amenities needed to attract housing and meet regional goals for increasing pedestrian and transit - supportive environments would not be generated. Reduced opportunities for housing in the Urban Center could make it difficult for Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-6 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative in 2,710 dwelling units by 2031, or 2,060 more the City to accommodate its citywide housing than No Action. Multifamily height incentives targets. Consequently, there could be greater would be offered. pressure for infill and intensification of housing in the City's existing single family residential Building heights would be lower than the No neighborhoods. In addition, there could be Action, except for around the Mall where increased demand in housing markets in heights could reach 214' with height incentives for public frontage improvements or adjacent cities — Renton, Seattle, and Sea -Tac, in South King County generally, and in Pierce multifamily development. Building heights along the Green River within 200' of the County. OHWM would be the same in all alternatives. Publicly accessible open space would not be Shadowing impacts would be less than the No required under No Action. Consequently, the Action, except around the Mall. area may continue to redevelop without the additional requirements for parks and open Many potential impacts would be mitigated by spaces that contribute to "great spaces" and adopted comprehensive plan policies and function as amenities that attract housing. development regulations, and/or by proposed Covered or uncovered recreation space would subarea plan strategies, development regulations and design guidelines. The elements of the proposal are themselves be required for residential developments. This alternative would not advance or be mitigation measures that would address the consistent with the desired direction for the potential impacts of future growth. The Urban Center identified in the Comprehensive Shoreline Master Program would have a positive effect on shoreline resources. No additional mitigation measures are required. Plan. No significant unavoidable adverse impacts have been identified. While some existing uses in some portions of the urban center could be displaced in the process of redevelopment, such uses could potentially relocate to other areas of Southcenter or elsewhere in the City. Such displacement may be significant to individual displaced businesses, but is not an adverse impact to land use in the Urban Center. While identified land use changes will be significant and are unavoidable, they are generally considered to Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-7 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative be positive rather than adverse, and do not require mitigation. Aesthetics, building heights, views and visual Aesthetics, building heights, views and visual Aesthetics, building heights, views and visual character: character: character: The Proposed Action would likely result in The High Intensity Alternative is likely to result No additional design guidance would be improved visual quality overall and would not result in significant adverse impacts. in impacts similar to those described for the Proposed Action. In general, this alternative provided for buildings, sites, landscaping, parks, streets or utilities. Architectural design would likely result in improved visual quality of and visual character would be more influenced New design guidelines for buildings, sites, landscaping, parks, streets and utilities in the the built environment and is not expected to result in significant adverse impacts. Views by the subjective vision of individual property owners and could potentially result in northern part of the Urban Center would from development on hills surrounding the substantial contrasts in design. contribute to the Center's identity and sense urban center may be more impacted under of place, create a lively street -level this alternative than under the Proposed The area would retain its existing suburban environment, and support the community's vision for a high-quality environment. Buildings Action, but similar to those under the No Action. character and undistinguished visual qualities, with uses of significantly different scale and would be composed of a mix of contemporary character such as warehouse and multifamily and Northwest -inspired elements, such as The primary difference between the projects located adjacent to one another. No exposed natural materials and building Alternatives is the location, height and scale of differentiation of districts with similar and elements that respond to the area's climate. some developments; as well as the amount complementary uses would occur within the The scale, modulation and transparency of and location of surface parking provided. Urban Center. Individual buildings would buildings in pedestrian oriented areas would continue to be set back far from the street be significantly improved. edge, surrounded by large amounts of parking, and would provide minimal pedestrian Public and private investments in a new street amenities. Buildings would likely be larger in network, urban amenities (e.g. parks and plazas), and streetscape improvements would enhance the look of the area and balance open bulk and scale. Maximum building heights would remain at spaces with an increase in the built environment. New development would orient 115' anywhere within the Urban Center, except within 200' of the OHWM of the Green towards Tukwila Pond, Minkler Pond and the River where shoreline development Green River. These natural features would be regulations apply. Generally, shadowing better connected to the Interurban and Green impacts throughout the Urban Center would River Trails and other city parks. be greater than under the Proposed Action and, to a lesser extent the High Intensity A finer street grid system would be developed, resulting in more appropriately sized blocks Alternative, except around the Mall. No height incentives are provided. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-8 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative that foster walking and biking. Streetscapes would be designed to support the uses they serve — wider sidewalks with pedestrian amenities in the shopping, mixed-use residential neighborhoods and around the bus and rail centers. Parking in these areas would be located to the side or rear of buildings, or in limited amounts between the buildings and sidewalks. Improvements to the water quality, park features, and access to Tukwila Pond Park may occur pursuant to the master plan, but adjacent new development would most likely continue to turn its back to the Pond. While identified aesthetic changes will be significant and are unavoidable, they are generally considered to be positive rather than adverse, and do not require mitigation. The most significant potential impact is from the differences in scale between the area where 214' buildings are permitted in the Regional Center District along Tukwila Parkway, and the rest of the Urban Center where maximum building heights are significantly lower. Tall buildings could also potentially interrupt views from residential areas on the surrounding hillsides. Shadowing on the street level and adjacent development from these taller structures would be greater than under the No Action. These impacts would be mitigated through design guidelines and careful site planning. OPEN SPACE Retail, office and lodging development would be required to contribute to public open spaces. Open spaces would increase in amount and improve in terms of access and function compared with the No Action. Enhanced open spaces would then draw amenity -based housing development. Residential development would be required to contribute to common and private open spaces. Design guidelines for public and private open spaces Same as the Proposed Action Residential development would be required to contribute to shared recreation space. There would not be a required contribution to publicly accessible open space by new development. The Subarea would continue to redevelop and potentially intensify without any parks and open spaces to balance out the increase in the built environment. No additional guidance on parks or open space is provided. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-9 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative are provided. There are no significant adverse impacts identified. SHORELINES Building height and setbacks will be restricted by Shoreline regulations. However, maximum building heights adjacent to the River would be less, at 70 feet with incentives; 45 feet without incentives. Design guidelines address building fagades facing the Green River Trail. Development is encouraged to orient towards the River. The Shoreline Master Program would have a positive effect on shoreline resources. No significant adverse impacts are identified. The High Intensity Alternative is likely to result in impacts similar to those described for the Proposed Action. Building height and setbacks will be restricted by Shoreline regulations. However, maximum building heights adjacent to the River could be taller: 115 feet with incentives. Consequently, when proposing a structure over 70 feet in the TOD District, a condition for approval could include that an applicant must show how shadowing on adjacent open spaces, amenities, and parks is mitigated. The Shoreline Master Program would have a positive effect on shoreline resources. The Shoreline Master Program would have a positive effect on shoreline resources. Building height and setbacks will be restricted by Shoreline regulations. Outside the shoreline environment on parcels adjacent to the Green River, maximum building heights would be 115 feet. The visual character of the built environment, as viewed from the Green River Trail, would not be addressed. Land uses adjacent to the River north of Strander Blvd would remain similar to those currently permitted, including warehouse and industrial uses. Development would not be oriented towards the river to take advantage of its amenities. HISTORIC AND ARCHAEOLOGICAL RESOURCES There is one residence in the Subarea listed on the Washington State Register of Historic Places. The City of Tukwila does not have adopted policies or regulations for historic properties. Federal law and the Washington State Department of Archeology and Historic Preservation's law regulating historic sites would apply if the property is proposed for redevelopment. The majority of the Urban Center has already been developed. There is a possibility that archaeological materials may be inadvertently encountered during future construction. If such materials area discovered, work at the specific location would be suspended until the materials can be inspected by a professional archaeologist and the appropriate agencies notified. Same as the Proposed Action. Same as the Proposed Action. FIRE PROTECTION Increases in residential and commercial Same as the Proposed Action, except Increases in residential and commercial Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-10 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative development could occur, but at building maximum building heights in the TOD District development could occur, but at building heights Tess than currently allowed under the would be greater than under the Proposed heights greater than that allowed under the No Action Alternative. The exception to this is Action and similar to the No Action Proposed Action. The exception to this is in the in the Regional Center District, where building heights could reach a maximum of 214' in proximity to Tukwila Parkway. Alternative. Regional Center District, where building heights could reach a maximum of 214' in proximity to Tukwila Parkway in the Proposed Action. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs, and include these needs in the capital facilities planning process. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs, and include these needs in the capital facilities planning process. SCHOOLS Significant residential development could The High Intensity Alternative is likely to result Very few school age children would be occur, but the actual number of school-age in impacts similar to those described for the generated by the minimal residential children generated by future development over the next 20 years is projected to be minimal (a total of 79 students). Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. Over the long term, adjustments in specific school service boundaries may be warranted, as well as future bond issues and levies, to serve general growth in both districts. New development and associated funds from property taxes would help offset increases in demand for school services. Proposed Action. development that could occur by 2031 (a total of 20 students). Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. No significant impacts are identified. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative TRANSPORTATION & A total of 17,000 PM peak hour trips would be Same as the Proposed Action. A total of 15,500 PM peak hour trips would be AIR QUALITY generated by the anticipated future land uses in the Southcenter subarea. generated by anticipated future land uses in the Southcenter subarea. The proposed land use mix is more balanced (i.e., jobs and housing) and would better support transit, walking, and cycling. No adverse impacts are anticipated to parking, safety, walking or bicycling. Conversely, the combination of smaller block sizes and compact mixed use development with planned Superblocks, lack of pedestrian and bicycle connections and amenities, and absence of streetscape improvements would continue to deter walking, bicycling, and transit use and, instead, encourage auto travel. The lack of housing in the Urban Center would likely result in more people commuting to the area for work. City roadway projects would be more conducive to pedestrian and bicycle mobility, and would likely support the City's non- motorized policies to a greater degree than the No Action Alternative. Planned transit facility improvements combined with increased densities and a more urban mix of uses would be more conducive to transit service and would support the City's transit policies to a greater degree than the No The City is planning several projects (e.g. bus transit center) to improve access to transit facilities and accommodate the additional transit activity in the Urban Center under all alternatives. Transit service may experience some delays at the Southcenter Boulevard/66th Avenue South intersection because of increased traffic congestion in all alternatives. Action Alternative. Transit service may experience some delays at the Southcenter Boulevard/66th Avenue South, and along W. Traffic safety is expected to generally improve between existing and future conditions with planned City roadway improvements. Valley Hwy at Strander and S.180th Street because of increased traffic congestion. Potential mitigation would include increasing capacity, and implementing transit signal priority and other technological enhancements. Parking requirements in the northern part of the Urban Center are higher than those required for the other alternatives. No significant construction impacts are anticipated in conjunction with the No Action. Minimum parking requirements are generally lower for retail, restaurants, and residential uses in the more intensely developed, transit - supportive parts of the Urban Center than Levels of Service (LOS): under the No Action. Minimum parking Under this alternative, one intersection would Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-12 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative requirements in the Workplace and operate below an acceptable LOS during p.m. Commercial Corridor Districts is the same as peak hours: the No Action. • Southcenter Blvd / 66th Ave S No significant construction impacts are Mitigation measures are identified, and if anticipated in conjunction with the Proposed implemented, no significant adverse impacts Action. would remain. Levels of Service (LOS): Under this alternative, one intersection would operate below an acceptable LOS during p.m. peak hours: • Southcenter Blvd / 66`h Ave S Two corridors will operate unacceptably during p.m. peak hours: • South 180th St (LOS F) • West Valley Highway (LOS F) Mitigation measures are identified for all three locations, and if implemented, no significant adverse impacts would remain. Air Quality Air Quality Calculated peak -hour CO concentrations No unavoidable significant impacts were caused by transportation sources near the worst -operating intersection would not exceed ambient air quality standards. The Proposed identified. Action would not be expected to result in any significant air quality impacts due to its effect on the surface roadways in the area. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 1-13 Chapter 2 Proposal & Alternatives Section 2.1 Proponent, Action, Location/Major Features The proposal is sponsored by the City of Tukwila Department of Community Development. The proposed action consists of the following elements: 1. Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila's designated Urban Center — which will become an optional element of the City's Comprehensive Plan; and 2. Adoption of revised development regulations for the Tukwila Urban Center (TMC Chapter 18.28), and the Southcenter Design Manual. The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive Plan and would guide future growth and redevelopment of the subarea. The development regulations and design guidelines would amend the text of the City's zoning code (Tukwila Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and new design guidelines would both implement the Subarea Plan and act as mitigation measures for future development. The City Council would take legislative action following review of the Plan and regulations by the Planning Commission and the public, and compliance with SEPA. Tukwila's Urban Center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 2.1 Tukwila Urban Center Boundary). The area is intensively developed with a range of retail, commercial, warehousing, distribution and light industrial uses. Current land uses and site design may be characterized as suburban and auto -oriented in nature, with many low -scale, single -use buildings located behind extensive surface parking lots. Large- scale retail and industrial buildings are also present in some portions of the area. The existing street system is built around mega -blocks, which makes walking challenging. There is little vacant land remaining that is not environmentally constrained or preserved for open space. Major open space, recreational areas, and natural features of the urban center include the Green River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. The City of Tukwila, located in South King County, is home to more than 17,000 people and almost 47,000 workers4. Approximately forty percent of this employment is located in the Urban Center. As of the 2010 census, the City had 7,755 housing units5 (46 percent single family and 54 percent multi -family); however, there is currently one single family home and no multi -family housing in the Urban Center. The City's population grew by 45 percent during the 1990's, primarily as a result of the annexation of new areas into the City, but has slowed since 2000. ° 2008 King County Annual Growth Report 5 U.S. Census 2010 and Washington State Office of Financial Management, 2012 Tukwila Urban Center Subarea Plan: Draft SEIS 2-1 October 2013 The City's 20 -year growth targets6 (through 2031) are for 4,850 new households and 17,550 new employees. Southcenter Plan Boundary CityLimits • ti's' rEtt; � r Figure 2.1 Tukwila Urban Center Boundary 6 King County Growth Targets and the Urban Growth Area, March 1, 2012. Update: Revised Table DP -1. Targets include Planned Annexation Areas (PAA). Tukwila Urban Center Subarea Plan: Draft SEIS 2-2 October 2013 Section 2.2 Background -- Planning & Regulatory Framework Over the past decade, the City of Tukwila has been engaged in a wide range of planning activities for land use, infrastructure and environmental protection to help realize its goals for the Urban Center. These actions have followed direction provided in the Growth Management Act, King County's Countywide Planning Policies, and Vision 2040. This policy direction is summarized below to help provide the context for the Southcenter plan; the plan has been developed in response to these policies, and to market opportunities. 2.2.1 State and Regional Policies 2.2.1.1 Growth Management Act The Growth Management Act (GMA, RCW 36.70A), adopted in 1990, establishes general policies, standards and procedures for local planning and development controls to manage growth within the state's largest and fastest-growing cities and counties. The City of Tukwila is subject to the GMA's provisions, which includes preparation of a comprehensive plan and development regulations that are consistent with and implement the plan (RCW 36.70A.040). Local plans are required to contain specified "elements" or chapters which address land use, housing, capital facilities, utilities and transportation (RCW 36.70A.070). Plans may contain other optional elements, including subarea plans which are consistent with the comprehensive plan (RCW 36.70A.080(2)). The content of a subarea plan is determined by the local jurisdiction. Amendments to Comprehensive Plans are generally limited to once per year; however, the adoption of subarea plans that do not modify the comprehensive plan's applicable policies and designations may be adopted at any time ((RCW 36.70A.130(2)). 2.2.1.2 Vision 2040 Vision 2040 (Puget Sound Regional Council, amended 2009) is a regional land use and transportation strategy for King, Snohomish, Pierce and Kitsap Counties. The designation of regional growth centers, along with manufacturing/industrial centers and town centers, is a key element of the regional strategy. Regional growth centers are intended to be compact areas of high-intensity residential and employment development, with a mix of land uses including housing, jobs, recreation and shopping. Within the region, regional growth centers are targeted for high capacity transit service and investments promoting economic development (Policies MPP -DP -5 & 7). Vision 2040 also calls for expanding the supply and range of housing in centers (MPP -H-5). Vision 2040 designates the Southcenter area of Tukwila as one of twenty-seven regional growth centers in the four -county region. While not specifically addressing centers, Vision 2040 also contains goals and policies regarding designing high quality physical environments to create more livable communities, better integrate land use and transportation systems, and restore the environment (MPP -DP -33-42). Communities should also be planned and designed to promote physical, social and mental well- being to foster healthier and more active lives (MPP -DP -43 & 44, 46 & 47). Tukwila Urban Center Subarea Plan: Draft SEIS 2-3 October 2013 Vision 2040's transportation policies in centers call for designing, constructing and operating transportation facilities that serve all users safely and conveniently while accommodating the movement of freight and goods (MPP -T-14); improving local street patterns for walking, bicycling and transit use to enhance communities, connectivity and physical activity (MPP -T- 16); and applying urban design principles in transportation programs and projects in centers and high-capacity transit station areas (MPP -T-21). 2.2.1.3 Countywide Planning Policies The GMA requires that counties adopt county -wide planning policies to guide preparation of local plans and regulations. The King County Countywide Planning Policies (CPPs), adopted by the King County Growth Management Planning Council (amended December 2012), provides this framework. The CPPs address a wide range of issues relevant to managing growth in the region, including the designation of vibrant, diverse, and compact urban communities. According to the CPPs, much of the growth in employment and new housing will occur in urban centers (DP -29). These centers are intended to provide a mix of living, working, cultural, and recreational activities. Within each center there should be a balance between jobs and housing. Each center develops its own successful urban character and should be noted for its livability, vibrancy, healthy environment, design, and pedestrian focus. Urban Centers are designated in local comprehensive plans, consistent with criteria in the CPPs (DP -30, DP -31 & DP -32). These criteria include averages of 15,000 jobs within one-half mile of a transit center, 50 employees per gross acre, and 15 households per gross acre. Urban Centers should adopt policies to promote and maintain quality of life in the center through the following: • a broad mix of land uses fostering both daytime and nighttime activities and social interaction; • a range of affordable and healthy housing choices; • historic preservation and adaptive reuse of historic buildings; • accessible parks and open spaces; • strategies to increase tree canopy and incorporate low -impact development measures; • facilities meeting human service needs; • superior urban design reflecting the local community vision for compact development; • pedestrian, bicycle and transit use, and linkages between them; • planning for complete streets; and • parking management and other strategies that minimize SOV trips. CPPs DP -11, Dp-12 and DP -13 direct that each jurisdiction plan to accommodate CPP's adopted housing and employment growth targets for Year -2031. Tukwila' s must plan for 4,850 new households and 17,550 new employees (includes Tukwila's Planned Annexation Areas). CPPs promote continuing to focus local investment into urban centers, as well as with planning and financial policies, to encourage growth and achieve employment targets (EC -14 & EC -15). Additional CPPs related to urban design, housing and transportation are discussed in the Land Use section of the Draft SEIS. Tukwila Urban Center Subarea Plan: Draft SEIS 2-4 October 2013 2.2.2 Tukwila Comprehensive Land Use Plan The City adopted its initial Comprehensive Plan complying with the Growth Management Act in 1995. The plan has been amended regularly since that time, including adoption of several subarea plans (e.g., the Manufacturing Industrial Center and the Pacific Highway/Tukwila International Boulevard area). The Comprehensive Plan contains goals, policies and implementation strategies and is organized into chapters or "elements" which address issues required by the GMA and other subjects important to the City. While the Plan's purposes are many and varied, key objectives include (1) improving residential neighborhood quality and livability, (2) redeveloping and reinvigorating the Pacific Highway corridor and industrial uses along East Marginal Way, and (3) developing a thriving Urban Center as a true regional concentration of employment, housing, shopping and recreational opportunities. The Southcenter area is addressed in a specific element of the Comprehensive Plan (Tukwila Urban Center), and its policies and implementation strategies are summarized below, along with some additional draft Plan goals and concepts relevant to the Southcenter area. The proposed Southcenter subarea plan embodies this direction. 2.2.2.1 Tukwila Urban Center Element This element of the Comprehensive Plan provides goals, policy direction and strategies for achieving the City's vision for its urban center. That vision seeks to capitalize on Southcenter's regional accessibility, retain the urban center's competitive edge and economic strength, and make it a more attractive destination over the long term. Looking out 30 to 50 years, the urban center should be a high density area with regional employment, high quality housing located in proximity to amenities, a wide range of shopping and recreational opportunities, and excellent access to and within the center for all modes of travel. Policies contemplate and encourage a number of significant changes over time, and an evolution in response to development regulations, incentives, guidelines, market forces and proactive private/public actions: • creating districts within the Southcenter area to guide development and to achieve areas of compatible land uses, character, and form; • developing walkable areas in the northern part of the urban center, with an intensive mix of retail, entertainment, housing, public spaces and employment; • improving streets, pedestrian facilities and other infrastructure, and creating a pedestrian - oriented environment, where appropriate, through building and streetscape design; • developing residential areas in proximity to water amenities and within walking distance of the rail station and new bus transit center; • expanding and improving parks, open space and other amenities, and integrating natural features into the urban environment; 7 Tukwila's Comprehensive Plan elements are currently being reviewed and updated, as required by the Washington Growth Management Act, and are expected to be adopted before action on the Southcenter Plan is taken. No changes in terms of consistency between the Subarea Plan and the updates to the Comprehensive Plan are anticipated. Tukwila Urban Center Subarea Plan: Draft SEIS 2-5 October 2013 • encouraging the design and construction of buildings that are a positive element in the architectural character of the area; • reinforcing pedestrian and transit connections between activity areas, with a strong focus on the linkage between the Mall and the Sounder commuter rail station, and the Mall and Tukwila Pond; • creating a balanced transportation system with motorized and non -motorized facilities, and excellent regional access and local circulation; • creating a fine-grained street network that serves all modes of travel, and creating a distinct identity for major right of ways that reinforces each street's function; • providing adequate parking, achieved through flexible regulation, strategies and programs; • actively promoting and encouraging development and redevelopment in the Southcenter through flexible regulations, incentives, and public and private investments; and • being sensitive to the needs of existing businesses while facilitating market-driven transitions. The Tukwila Urban Center element identifies a broad range of strategies to accomplish its vision and policies, including: • flexible zoning regulations that allow a range of uses; • adequate building capacity through development regulations; • development standards and incentives for housing near water amenities and within walking distance of the Sounder commuter rail/Amtrak station and the bus transit center; • design guidelines for sites, buildings, landscaping and streetscapes; • alternative parking strategies, such as shared parking, pay in -lieu of, and on -street parking; • coordinated transit improvements; and • creating an environment attractive to investment by developers. 2.2.2.2 Community Image Element The Plan establishes a general framework for future planning and development of the City as a whole and for the Urban Center. The overall goal for the Urban Center, included in the Plan's Community Image element, calls for it to be characterized by economic strength, a distinct image and character, bold architectural form, and an intensive mix of uses with access to transit, public amenities and civic facilities (Goal 1.9). The mix of high intensity uses should include retail, commercial, light industrial, and residential areas adjacent to water amenities (Policy 1.9.1). 2.2.2.3 Economic Development Element The Comprehensive Plan's Economic Development element identifies achieving this increased intensity and diversity of land uses as an "issue" that should be addressed through a variety of Tukwila Urban Center Subarea Plan: Draft SEIS 2-6 October 2013 programs -- planning, regulatory, infrastructure investment and incentives. The City's general philosophy is to sustain moderate growth; to ensure quality growth and guide it to desired areas through zoning and development regulations; and to provide capacity to meet employment targets. It identifies a range of implementation strategies to encourage economic development and consistent infill and redevelopment, which include preparation of area -wide environmental impact statements, focused public infrastructure investment, cooperative environmental remediation actions to facilitate redevelopment, and formation of local improvement districts to finance facilities. 2.2.2.4 Transportation Element The Transportation element establishes an overall goal of moving people and goods safely and efficiently to, from, within and through Tukwila. The existing street network should be augmented by breaking up super -blocks in non-residential areas, separates traffic by function, and provides sidewalks. A level of service (LOS) standard of "E" is adopted for the urban center, except for Strander Boulevard and a portion of the Andover Park East corridor. (LOS E is defined as average delays of 55-80 seconds at signalized intersections). Strander and Andover Park East (between Tukwila Parkway and Strander) corridors have an adopted LOS standards of "F" with an average delay not to exceed 120 seconds. (LOS F is defined as average delays of greater than 80 seconds at signalized intersections). Increasing transportation choices such as transit use, rideshare, and pedestrian and bicycle facilities should be priority measures considered to mitigate impacts of development to street capacity. After considering those priority measures, consideration should be given to signal improvements, other street capacity improvements, and street widening as a last resort. The Plan encourages the expansion of public transit service as a means to reduce auto trips. Other relevant recommendations include pursuing a multi -modal transit center in conjunction with the Tukwila Commuter Rail/Amtrak station in the urban center with connections to the Mall; pursuing a pedestrian/bicycle route linking the Mall to the Tukwila Commuter Rail/Amtrak Station; supporting the implementation of a light rail route with service to the Urban Center via the transit bus center and the Tukwila Commuter Rail/Amtrak Station; pursuing a pedestrian - friendly bus transit center on Andover Park West; pursuing an Urban Center circulator service connecting the rail station, the bus transit center, businesses and attractions within the Southcenter area; and establishing mode -split goals for significant employment centers. Sources of funding for transportation improvements to maintain adopted LOS standards should include grants, mitigation payments, and general city revenues. 2.2.3 Tukwila Strategic Plan (2012) The Strategic Plan is intended to guide City actions and investments for the next five to ten years. The Plan is comprised of the Community Vision and five goals that describe the desired future of Tukwila. Two of the goals directly relate to the City's urban center, Southcenter: Goal One: A Community of Inviting Neighborhoods and Vibrant Business Districts, recognizes the City's commitment to making its business districts more vibrant as key to advancing other of the Plan's aspirations. Making the community safe and visually attractive with inviting and Tukwila Urban Center Subarea Plan: Draft SEIS 2-7 October 2013 appealing spaces attracts more shoppers and employers, supporting the business districts and strengthening the tax base. City planning and investments are directed towards supporting the City's role as a major regional shopping and employment center, making the City more accessible to bikers and walkers, and advancing plans for the Southcenter area, among other efforts. Goal Three: A Diverse and Regionally Competitive Economy stresses that by maintaining a strong economy, the City will be able to provide quality services to residents, infrastructure for neighborhoods, jobs, and shopping options. The City must protect and strengthen its economic assets and regional role in the face of changing tastes, regional and global economic forces, and competitive moves by other communities. Tukwila and its businesses must be proactive and innovative to maintain and increase market share, employment levels, and City services. 2.2.4 Existing Zoning The entire Urban Center is located within the "Tukwila Urban Center" (TUC) district on the City's zoning map. This classification currently provides an area for high intensity regional uses, including commercial services, offices, light industry, warehousing and retail (TMC Chapter 18.28). The existing zoning code lists more than 50 uses that are permitted outright, as well as a number of accessory conditional and unclassified uses. Development standards include modest setback and landscaping requirements, and a 115 -foot height limit for structures. Housing is conditionally permitted: 1) up to a density of 22 dwelling units per acre on property adjacent to and within 500 feet of the Green River, Minkler Pond and Tukwila Pond (100 du/acre for mixed- use senior housing); and 2) up to 65 dwelling units per acre (as a mixed-use development that is non -industrial in nature) on property adjacent to and not greater than 1/a mile from the Sounder Commuter Rail/Amtrak Station property. Recreation space is required for housing units. Performance standards are established for air quality, noise, water quality, and hazardous materials. Design review is required for all commercial structures larger than 1,500 square feet, and all buildings containing multi -family units. Depending on the size of the proposal, design review may be administrative or by the Board of Architectural Review. Commercial structures between 1,500 and 2,500 square feet and multifamily structures up to 1,500 square feet are reviewed administratively. Design review is also required for certain exterior repairs, reconstructions, alterations, or improvements to buildings over 10,000 square feet in size. The code contains design standards (TMC 18.60.050) which are based on the type of use; they are not specific or tailored to the urban center. Section 2.3 Southcenter Plan Background The process and background analyses used to develop the Southcenter Plan are described below. Tukwila Urban Center Subarea Plan: Draft SEIS 2-8 October 2013 2.3.1 Southcenter Planning Process Tukwila began preparing the Urban Center plan in 2002 and considered a range of alternatives throughout the planning process. The process included numerous public workshops and meetings with stakeholders. Between May 2002 and March 2003, public work sessions with the City Council and Planning Commission focused on developing an understanding of the market forces and forecasts, land use relationships, and transportation system in the Southcenter area. Between May 2003 and February 2004, the City held eight public workshops to gather public comment. Public comments were used to craft and then to evaluate preliminary land use alternatives, and to develop a "preferred alternative" for the Southcenter area. The City Council directed staff to prepare the draft plan after reviewing the recommended vision and implementation strategy alternatives at a joint Council/Planning Commission work session in May 2004. In 2005, the Urban Land Institute convened a Technical Advisory Panel to review the implementation aspects of the draft TUC Plan, with the intent of providing an objective critique from a variety of public and private perspectives, including real estate, marketing, financing, and development. From 2005-2008, city staff "tested" the draft regulations on retail and office developments projects proposed in the Southcenter area to help fine-tune the regulations. In October 2008, the City held another public open house and a joint Council/Planning Commission work session to affirm the vision for the area and to reintroduce the draft plan concepts. In 2009, a draft Plan was published consisting of three "books". Book 1 contained the community's intent of vision for the area, Book II the implementing development standards, and Book III contained potential city actions8. The City initiated a broad public outreach program prior to the Planning Commission's review of the 2009 draft Plan. Comments were gathered during public hearings between March and May 2009. The 2009 draft Plan was then remanded to staff for revisions, primarily to address economic feasibility concerns related to the vision and development regulations. In September 2009, consultant -led focus groups discussed the concerns with local and regional developers, local property owners and managers, and Westfield Mall representatives. As part of their study, the consultants evaluated the market for proposed redevelopment and provided a financial analysis to identify potential adjustments to the 2009 draft plan and development regulations to assure that the vision in the draft plan could be implemented. Between 2010 and 2011, staff met internally with city departments to discuss changes to the draft Plan, and with individual property and business owners to discuss their specific concerns. In March 2011, the City Council directed staff to reduce the project scope and revise the 2009 draft 8 The 2009 draft Plan was almost identical to the current draft Southcenter Subarea Plan in the community's vision, focusing on basic concepts such as the Mall to Station connections, and recognizing the role that the market plays in redevelopment. However, the earlier version took a much more aggressive regulatory approach towards implementing the vision while the most recent draft Southcenter Subarea Plan uses a phased approach with regulations and developer incentives. The 2009 version was closer to a true "form -based code" (i.e., emphasizing urban form and design rather than zoning districts to regulate land use and achieve a desired vision) than the more recent draft Southcenter Subarea Plan, which is more of a hybrid approach blending conventional zoning with a form -based structure. Tukwila Urban Center Subarea Plan: Draft SEIS 2-9 October 2013 planning documents. Staff worked on revisions to the draft documents, reorganized the 2009 draft Plan into three stand-alone documents, and updated comprehensive plan goals and policies in the TUC Chapter. From January to October 2012 the City held a public open house, a planning commission public hearing, and four Planning Commission work sessions on the draft documents. The Planning Commission preliminarily recommended adoption of the Comprehensive Plan updates, the revised Southcenter Subarea Plan, the revised TMC Chapter 18.28, and the Southcenter Design Manual at their October 25, 2012 meeting. Since that time, the City contracted with a consultant to edit and reformat all of the Comprehensive Plan elements, which are being updated as required by the state's Growth Management Act. As a result of this review, staff revised the goals and policies contained in the Planning Commission recommended draft of the Southcenter-Tukwila's Urban Center Comprehensive Plan Element. The revisions were minor, consisting of wordsmithing and technical edits to increase clarity and readability, and streamlining the document by deletion of goals, policies and implementation strategies that are redundant of those contained in other elements of the comprehensive plan, such as those related to transportation. The Planning Commission reviewed these changes at a May 21, 2013 worksession, and formally approved the draft Southcenter — Tukwila's Urban Center Element after a public hearing May 23, 2013. The City Council held a public hearing on August 12, 2013 and will likely adopt the Planning Commission recommended draft Element in the fourth quarter of 2013. To ensure consistency between the Comprehensive Plan elements, the SEIS, and the Southcenter Subarea Plan documents, the anticipated sequence of actions from this point forward are as follows: • The Draft SEIS on the Urban Center Plan is likely to be issued prior to the adoption of the Southcenter-Tukwila's Urban Center Comprehensive Plan element revisions by the City Council. • After the Draft SEIS is issued, the Planning Commission's preliminary recommended draft Subarea Plan, revised TMC Chapter 18.28, and Southcenter Design Manual will be revisited by the Planning Commission along with the Draft SEIS. The draft Subarea Plan documents will include any additional improvements or mitigation measures identified during the SEIS review process. • The Final SEIS on the Urban Center Plan is anticipated to be issued in the 4th quarter of 2013, although timing is dependent on the content of the comments received on the Draft SEIS. • The Planning Commission's recommended versions of the draft Southcenter Plan, revised TMC Chapter 18.28, and the Southcenter Design Manual will likely be reviewed and adopted by the City Council early in 2014. 2.3.2 Background Studies 2.3.2.1 Market Analysis A market analysis was prepared in 2002 to identify the urban center's current market position and its constraints and opportunities. Major findings were that market demand for retail uses, light industrial, and warehousing would likely remain strong through 2020, due to the urban Tukwila Urban Center Subarea Plan: Draft SEIS 2-10 October 2013 center's existing strength in these sectors and its strategic location. The office market was seen as "competitive" due to the over -supply of space existing at that time (but since reduced substantially). A viable potential for multifamily housing was identified, based on strong growth in the region, and a trend to locating housing in mixed-use areas. Market issues relative to housing in the Southcenter area included high land prices favoring retail versus housing projects, traffic, and impacts associated with the surrounding suburban land use pattern. High land prices would also generally push development towards higher densities and structured parking. In general, the market analysis concluded that much of the northern portion of the subarea — from Strander Boulevard to Tukwila Parkway — was vulnerable to change in the near term (next 6 to 8 years). The area between Tukwila Pond and Minkler Boulevard was also seen as susceptible to change from market pressures. Since that time, there has been significant redevelopment of warehouse/industrial properties and parking lot area to retail, services and restaurants south of the Pond and north of Strander Boulevard. In December 2009, after the initial round of Planning Commission public hearings, the market analysis was updated to focus on the ability to implement the Plan's vision. In general, the analysis concluded that while the draft Plan's vision of a more urban, mixed-use neighborhood was a desired outcome for most stakeholders, the 2009 draft Plan and development code required a type of development that was not financially viable at the time because of uncertainty in financial markets. However, given the comparative advantages of the Urban Center, the vision may be achievable once the market returns; but this would likely occur in phases over a period of time, and only with significant, targeted public investments to catalyze and support the desired type of development. The analysis recommended specific changes to the draft 2009 development code related to organization, thresholds that trigger compliance, parking, height and frontage requirements, and fire code, and also recommended employing more incentives. Recommendations also identified actions and tools the City could use to form and implement a redevelopment strategy for the Southcenter area. These recommendations were included in the current Southcenter Subarea Plan. 2.3.2.2 Transportation Studies In 2005, the City updated the traffic model and Transportation Element of the Comprehensive Plan, developed a Transit Network Plan, and adopted Transportation Impact Fees and a Concurrency Ordinance. In 2012, updates were again made to the City's transportation model and Transportation Plan based on the proposed land use scenario in the 2012 draft Southcenter Plan and the allocation of King County household and employment targets to areas within the City. This process resulted in identification of transportation improvements needed to support planned growth; these are described in the Transportation section of the Draft SEIS. Improvements would be financed through a combination of public funding, traffic impact fees, developer agreements, and project -specific mitigation measures and conditions of approval. Tukwila Urban Center Subarea Plan: Draft SEIS 2-11 October 2013 Section 2.4 Proposed Action & Alternatives As part of the subarea planning process, two land use alternatives were considered that express different choices the community can make for the future of its Urban Center. A third land use alternative is the "No Action" alternative, which is required by SEPA (WAC 197-11- 440(5)(b)(ii)). For Tukwila's Urban Center, the No Action alternative comprises continuation of the current development regulations (amended October 2012); the subarea plan, revised zoning code, and new design guidelines would not be adopted. 2.4.1 Proposed Action: Southcenter Plan & Development Regulations The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and redeveloping the Urban Center over time. It builds on the policies contained in the City's Comprehensive Plan. It would be implemented through a variety of public and private actions, with the guidance of new development regulations. A summary of the draft Plan's major themes and elements follows below. 2.4.1.1 Southcenter Plan - Vision, Major Themes & Elements The vision of the Southcenter plan, which echoes the goals of the City's Comprehensive Plan, is based on the following objectives: • Bolster the Urban Center's market share and position as the primary regional shopping center for South King County by creating an attractive central destination offering shopping, entertainment and recreation. Connect dispersed retail activities; provide a convenient, walkable, enjoyable and varied shopping environment. • Establish a planning framework that insures that each new increment of new investment adds to the long term sustainability of Southcenter as a part of the city and region. • Encourage the eventual redevelopment of underutilized properties and oversized parking lots into a pattern that connects the project areas' key anchors and overlooked amenities to each other and to new infill commercial, residential and public spaces. • Substantially enhance the walkability of the northern portion of the Southcenter area, augmenting the exclusively auto -oriented environment with pedestrian amenities, transit and bicycle facilities. • Stimulate pioneering residential and office development in walking distance of the Tukwila Sounder commuter rail/Amtrak station and the Southcenter bus transit center, and ensure this development is configured to provide safe and comfortable pedestrian routes to and from the stations and other Urban Center destinations. • Enhance the convenience, visibility, accessibility and visual character of the transit infrastructure in the Southcenter area, and integrate it with the new pattern of development in the Urban Center. • Realign policies conditioning development in the Urban Center with contemporary consumer and investor preferences, resulting in buildings and spaces that contribute to an Tukwila Urban Center Subarea Plan: Draft SEIS 2-12 October 2013 identifiable sense of place and attract new types and forms of development envisioned by the community. • "Unearth" Tukwila Pond, restoring, where necessary, its natural health and beauty, and featuring it prominently as an amenity that enhances the identity and drawing power of the Southcenter area. ■ Enhance the visual character of the Urban Center to reflect the special landscape and architectural heritage of the Pacific Northwest region. • Manage expected growth in a sustainable way, ensuring that the regional benefits of growth management do not come at the expense of livability, by focusing growth and density in environmentally suitable areas and adequately servicing it with improved infrastructure, including non -motorized facilities, transit and enhanced access to parks and natural features. The Southcenter Plan provides guidance for restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and auto -dominated land use pattern, with generally undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is organized, connected, and pedestrian -oriented, and which is well-designed around its amenities. Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. The strategic components of the plan's vision, and the use pattern that is envisioned, are summarized in the following themes: District Structure — From sprawling commercial area to urban center The Southcenter area would be generally organized into a pattern of five "districts," each with a distinct identity and mix of uses (See Figure 2.2 Evolution of Envisioned District Structure and Figure 2.3 District Map). Each district is based on an existing development element (such as Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace District). District size and layout are influenced by identified market opportunities, circulation connections, walking distance and nearby amenities. The five districts and their anticipated characteristics are as follows. Regional Center District: The northwestern quadrant of the Urban Center would be comprised primarily of retail uses centered on the Westfield Southcenter Mall. This is the primary shopping and entertainment destination and the centerpiece of the Urban Center. Redevelopment would occur in conjunction with proposed expansion of the Mall. Over time, targeted public investments combined with market-driven infill may instigate new development, which will be increasingly characterized by a pattern of walkable - scaled city blocks with key street frontages lined with visible storefronts and active sidewalks. Retail stores in mixed-use buildings may line landscaped streets within and adjacent to the mall. Upper floors could contain offices, homes, or hotel rooms. To foster a more enjoyable pedestrian walking experience, parking may be located to the side or rear of a building, between the building and primary street in limited amounts, and could Tukwila Urban Center Subarea Plan: Draft SEIS 2-13 October 2013 eventually be located in parking structures. Building heights would range from 25 to 85 feet; building heights of 115 to 214 feet could occur in areas with height incentives. Figure 2.2 Evolution of Envisioned District Structure Southcenter encompasses a relatively large area containing a wide variety of uses. To create a more coherent urban form and enhance the Center's long- term competitive edge within the region, the City intends to guide development and change to create distinct areas where the character, forms, types of uses and activities benefit, complement, and support each other. (City of Tukwila Comprehensive Plan) Transit Oriented Development (TOD) District: The TOD District is located between the Regional Center and the Sounder commuter rail/Amtrak station, and has the Green River running through the middle. The area is within convenient walking distance of both the Sounder/Amtrak rail station and bus transit center. Within the area, building heights would range from 25 to 45 feet, or 70 feet with proposed height incentives. Greater development intensities and building heights would occur closer to the station, and lower -rise buildings would locate along the river, transitioning again to higher development intensities and heights where the district overlaps with the edges of the Regional Center. The TOD neighborhood is an urbanized area with a mix of high density residential, office, lodging, and some retail uses. A growing network of streets, public spaces and pedestrian connections will provide a fine-grained scale to the district, resulting in small pedestrian scaled blocks. Parking will be located to the side or rear of buildings, in limited amounts between the street and building, or in structures. Along the riverfront, new uses may be oriented towards the river. Tukwila Urban Center Subarea Plan: Draft SEIS 2-14 October 2013 Districts Commercial Corridor Pond Regional Center Transit Oriented Developmen Workplace - 111 ■�■■ Southcenter Plan Boundary1111 ■—�a�■�j�• ' 11 t f pm! malt S 178th Minkler Btv Cor, : 'ate \WdlanDr Tr lan Dr le Park D Dr • _ Mi 0. I 'h. S' 56th • 81 • 47/ 1 ■ i i River *) •stco Dr Ri 1 2 114f1ih SI Figure 2.3 District Map Tukwila Urban Center Subarea Plan: Draft SEIS 2-15 October 2013 Uses would consist of a mix of housing (townhouse and low-rise multifamily), office, lodging and supportive retail and service uses. A new pedestrian bridge across the Green River will provide a more direct connection between the Sounder commuter rail/Amtrak station, and the TOD and Regional Center Districts, and a new east -west pedestrian - oriented corridor along the Baker Boulevard alignment will complete the walkable connection between the Mall/bus transit center and the Sounder/Amtrak rail station. As the area's primary walking corridor, Baker Boulevard will be lined with a mix of active uses in buildings located adjacent to the sidewalks to provide a pleasant pedestrian realm along the primary street leading to the stations. Parking will be located to the side or rear of buildings along Baker Boulevard. East of the river, railroad lines, and underground and overhead utilities currently present obstacles to redevelopment. However, a commitment by Sound Transit to support transit oriented development on the existing station site could be a catalyst for new residential and office development oriented to the rail station. Drive-through facilities or services in the TOD district would only be allowed east of the Green River. Pond District: The Pond would be transformed into a visual and recreational amenity. New mixed-use development in this district would be oriented towards Tukwila Pond, with active doors and windows facing the water. Pedestrian pathways would surround the Pond and provide connections to adjacent districts. Building heights in this district would be a maximum of 45 feet, or 70 feet with height incentives; building heights would step down toward the water. Along the northern edge of the Pond, development would take a more urban form, with retail, restaurants and entertainment on the ground floor focused toward a paved waterfront esplanade. Upper stories will likely include residential units, offices and/or hotel rooms. A more natural park environment will characterize development on the eastern, western and southern edges of the Pond, preserving habitat for pond wildlife. Drive-through facilities or services would not be allowed. Parking will be located to the side or rear of buildings, in limited amounts between the street and building, or in structures. Commercial Corridor District: This district will continue to function as a predominantly auto -oriented commercial strip along Southcenter Parkway, with retail (some large- scale), service, lodging, and office uses. Drive-through facilities will also be permitted to locate here. The district would retain its auto orientation, but its appearance would be improved through streetscape improvements, landscaping, improved signage and improved architectural design. Building heights would be a maximum of 45 feet. Parking would be permitted to the front, side or rear of buildings, or in structures. Workplace District: This district, which comprises approximately 1/3 of the overall Southcenter area, is located in the southern portion of the Urban Center, and is characterized by larger -scale light industrial and warehousing and distribution activities, some of which provide support for other Southcenter area activities. These uses are anticipated to continue. Street improvements, made in conjunction with new development, will better connect and coordinate access and circulation. Similar to the Commercial Corridor district, the Workplace district would retain its existing auto Tukwila Urban Center Subarea Plan: Draft SEIS 2-16 October 2013 orientation, but its appearance would be improved through streetscape improvements and landscaping. Underutilized properties along the Green River may take advantage of their unique location along the water and Green River Trail, and redevelop with housing adjacent to this amenity. Building heights would be a maximum of 45 feet; buildings could reach 70 feet on parcels adjacent to the River using the multifamily height incentive. Parking would be permitted to the front, side or rear of buildings, or in structures. Street Network — from superblocks to a fine-grained pattern of streets and blocks As redevelopment occurs, an increasingly fine-grained network of new blocks and interconnected streets will emerge to accommodate the intensification of the Southcenter area. New streets will increase roadway capacity, improve circulation, and make walking and bicycling a more viable alternative, particularly in the northern part of the urban center. Streets will be designed to support the uses they serve. Private development lining these streets will have building frontages that match the street type, with appropriate orientation, setbacks, entrances, and parking lot locations. Transit integrated with urban center development Development around the rail station and bus transit center will be oriented to these facilities and contribute improvements that incrementally add to the network of safe, walkable and complete street environments, thereby promoting and supporting transit ridership. The bus transit center located at the edge of the Mall property on Andover Park West will be connected to the permanent Commuter Rail/Amtrak station along a street designed for walking (Baker Boulevard), making the stations the focal points of the area's circulation network. In addition, these transit anchors will be linked by local and regional bus service, and ultimately, "people movers" such as small buses. Integration of the natural and recreational amenities with the emerging Urban Center The emerging "public realm" of Southcenter will be increasingly distinguished by open spaces, plazas, and parks that will be connected to the Interurban and Green River Trails and the natural amenities of the urban center — Tukwila Pond, Minkler Pond and the Green River. New public and private investment will "unearth" Tukwila Pond and focus on improving water quality, preserving its natural habitat for plants and animals, and creating a loop trail around the Pond for people to use. Building, Site and Infrastructure Design — Create a great space Design guidelines will ensure that the design quality of buildings, sites, streets and utilities contributes to the community's identity and sense of place. These elements will be designed to support the overall vision for a high-quality civic environment. No specific architectural or landscape style is mandated, however, a characteristic style that features a mix of contemporary and Northwest -inspired elements will be recognizable. This includes the use of exposed natural materials, and building elements that respond to the area's climate. The Urban Center's Tukwila Urban Center Subarea Plan: Draft SEIS 2-17 October 2013 development regulations and design guidelines will contain enough flexibility to allow for innovative thinking and responding to emerging opportunities. Large mega -blocks will be broken up with an internal street system, pedestrian connections will be put in place from the sidewalk to buildings set back from the street edge, and building facades will be designed to match street types. 2.4.2 Southcenter Redevelopment Strategy To orchestrate growth and change in Southcenter that is in keeping with the community's vision and redevelopment objectives, the Southcenter Plan promotes guiding new investment by intertwining regulatory control with the strategic investment of limited public resources. The City's strategy is to move forward with transitioning to a more urban form in phases. This phased strategy would lead by targeted public investments and implementing a set of regulations that condition redevelopment and result in incremental changes to the urban form that are in alignment with the community's long term vision. Over time, these changes will serve as a framework, catalyst, and attractor for the types of development envisioned for the urban center. The Southcenter Subarea Plan redevelopment strategy pairs objectives with corresponding implementation measures for redevelopment and public investment over time. These measures then form the basis for the standards and guidelines contained in the revised TMC Chapter 18.28 and the Southcenter Design Manual. The objectives and initial implementation measures are organized by: future investments, transit oriented development, mall -to -station, circulation, open space, and design. 2.4.2.2 Redevelopment Assumptions The majority of development within Southcenter over the next 20 years will be driven by economic and market conditions and public investments, likely resulting in renovations and expansions of existing buildings rather than entirely new construction. Consistent with the subarea plan's strategy and priorities, it is assumed that development to 2031 would be focused in the northern portion of the urban center, including the Regional Center, TOD, and Pond Districts. Development is assumed to consist of a combination of mixed-use, retail, office, and residential uses. Transit -oriented development adjacent to the rail station would occur through redevelopment and infill of vacant parcels. Public and private investments in a new street network, urban amenities (e.g. parks and plazas), and streetscape improvements will create connections between districts in the urban center. Incremental and scattered redevelopment or infill of industrial or retail land uses in other portions of the urban center would also occur by 2031. As noted previously, the Urban Center will redevelop in response to market and economic conditions, helped along by city -initiated public improvements, and bounded by the framework provided by the subarea plan, development regulations, incentives and design guidelines. The exact timing, rate and location of development cannot be identified precisely. Redevelopment and infill could occur anywhere within the Urban Center. Tukwila Urban Center Subarea Plan: Draft SEIS 2-18 October 2013 Table 2.1 depicts the amount of development (housing units and employment) within the City of Tukwila that is assumed to occur by Year 2031 and was used as a basis for the evaluation of adverse environmental impacts in the SEIS. Table 2.1 City of Tukwila Forecasted Growth Year -2031 Type of Growth Amount Citywide Additional Housing Units 4,850 Additional Employment 27,70110 Source: King County Countywide Planning Policies (amended 12.3.2012) and Fehr & Peers (2013) Some expansion and redevelopment of parcels would occur with or without the draft Subarea Plan. Development associated with known proposed or vested but not yet constructed "pipeline" projects are identified below in Table 2.2. Table 2.2 Assumed Urban Center Pipeline Projects Project/Type Southcenter District Square Feet Units Status Mixed-use Hotel/Condo project TOD 170 guest rooms; 300 du Pipeline Westfield Mall Expansion Regional Center 300,000 retail 200 room hotel 200,000 office Pipeline Tukwila Station Mixed-use TOD 5,000 retail 300 du Vested & Development Agreement expired Home2 Suites Workplace District 71,760 Vested 3 Pads on Mall site - Restaurants Regional Center 14,934 Vested Olympus Spa TOD Pipeline Source: City of Tukwila, August 2013 9 Includes Potential Annexation Areas (PAAs) 10 The transportation analysis is based on a larger number of anticipated additional employees in 2031, and therefore is more conservative. Tukwila Urban Center Subarea Plan: Draft SEIS 2-19 October 2013 2.4.2.3 Draft Development Regulations and Design Guidelines The Southcenter Plan would be implemented by development regulations that are specific to the Tukwila Urban Center and are intended to encourage the type and form of development envisioned by the Plan's vision, themes and strategy. The revised zoning code and new design guidelines are, in effect, mitigation measures that would avoid, reduce or minimize potential impacts of future development within the Southcenter subarea and would not, in themselves, generate any adverse impacts. The regulations include the following documents: TMC Chapter 18.28 Tukwila Urban Center (TUC) This chapter defines the categories of regulations, performance measures and guidelines that will apply to all properties within the TUC: District Standards include: 1) regulations governing the use of a building or site; 2) regulations addressing scale (such as minimum and maximum building heights and maximum block size) that vary by district. Scale regulations ensure that the height of new buildings and scale of new blocks are consistent with the scale of each district, and help to establish a finer grained network of blocks and streets; 3) the configuration of the built environment (such as setbacks, open space, and landscaping requirements); and 4) provisions allowing greater heights for structures using multifamily and public frontage improvement height incentives. Corridor Standards govern thoroughfare configuration, public frontage conditions, building and parking placement, front yard landscaping, and some architectural aspects of a building's facade. These regulations are organized by corridor type, and ensure that the configuration, location and orientation of new development match the envisioned character of the public realm along all streets and open spaces in the Urban Center. Architectural design regulations address building modulation and transparency of the facade. Supplemental Development Regulations include regulatory definitions, requirements, and guidelines common for all properties in Southcenter, addressing front yard encroachments, special corner features, new streets configurations and guidelines, open space, landscaping, site components, and parking. Open space and parking requirements are organized by subarea plan district. Publicly accessible open space is required for most types of development. Requirements may be satisfied through provision of new streets or public ways. Minimum requirements are identified for parking in the TOD, Pond, and Regional Center districts — these are lower than the parking ratio currently required because of the proximity to high capacity transit and the potential for shared and complementary parking. In the Workplace and Commercial Corridor districts, current parking requirements remain in place. Tukwila Urban Center Subarea Plan: Draft SEIS 2-20 October 2013 Design Review is also required and may be administrative or through the City's Board of Architectural Review, depending on the type and scale of project. Projects located in the Regional Center, TOD, Pond, or Commercial Corridor districts, or residential projects located in the Workplace district, and meeting the thresholds for design review are evaluated using the corridor based architectural design regulations in the revised TMC Chapter 18.28 and the guidelines in the Southcenter Design Manual. Commercial projects located in the Workplace district and meeting the thresholds for design review are evaluated using the corridor based architectural regulations in the revised TMC Chapter 18.28 and the existing design criteria in TMC 18.60 Board of Architectural Review. Southcenter Design Manual The Southcenter Design Manual contains regulations and guidelines on site and building design. The guidelines are intended to support and complement the community vision described in the Southcenter Subarea Plan, and supplement and expand upon the design requirements found in TMC Chapter 18.28 Tukwila Urban Center (TUC) zoning standards. The Manual is organized by design topic, addressing: 1) architectural aspects of a building including massing, composition, design, style, elements, and character to ensure that new and renovated buildings embody architectural characteristics that maintain the desired human scale, rhythm, and urban character; and 2) aspects of a site, including design, lighting, and walls and fences. 2.4.2.4 Other City Codes The regulations and provisions of the entire Tukwila Municipal Code (TMC) as adopted, such as those related to noise, building and fire, and sensitive areas, will continue to apply to development within the Urban Center. 2.4.3 High Intensity Alternative The High Intensity Alternative is very similar to the Proposed Action. This alternative would implement the vision for the Southcenter area and accommodate the same forecasted housing and employment targets, but would allow the construction of taller buildings if employing a minimum of two height incentives — up to 115 feet anywhere within the TOD District - than those allowed under the Proposed Action. No additional increment of growth is assumed to occur under this alternative. On balance, the year -2031 growth targets would still express the overall level of growth for the subarea. The Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same, and regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive areas, would continue to apply to development within the Urban Center. 2.4.4 No Action Alternative A No Action alternative is required by SEPA (WAC 197-11-440(5)(b)(ii)). No Action provides a "baseline" for comparing the impacts of the proposal. Relative to the Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development regulations and new design Tukwila Urban Center Subarea Plan: Draft SEIS 2-21 October 2013 guidelines would not be adopted. The existing regulations, design guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future development. Year 2031 household and employment targets for the City are assumed to be the same as for the subarea plan, and growth would occur in response to operation of market forces. However, based on recent economic trends and job declines, less commercial growth and very limited residential growth is likely to occur in the Urban Center without City investments in public improvements, or without revised regulations and development incentives that would work towards creating a high quality Urban Center. Also, growth in competing retail -entertainment centers in the Puget Sound region will likely cut into Southcenter's market share of retail spending. As with the other two Alternatives, internet shopping may also slow demand for retail space. Residential development would be less likely to occur in the Urban Center, since the areas of the City where housing is permitted would not be expanded and the types of coordinated investments needed to attract pioneer residential developers would not occur. Consequently, Tukwila's 2031 household targets (from the King County CPPs) could not be accommodated based on existing zoning. However, there would likely be greater pressure for redevelopment and infill in existing residential neighborhoods in other parts of the City. Redevelopment would occur project -by -project without the guidance, controls or incentives provided by the subarea plan and regulations. Differentiation of the Urban Center into coordinated districts with harmonized development would not occur without the proposed development regulations. There would be no concerted or coordinated public investments in parks, amenities, and infrastructure to act as catalyst for redevelopment. Design guidelines would be minimal and not tailored towards achieving a more urban environment that integrates districts, development and their surroundings. The suburban development pattern would continue and the City would not achieve regional goals and targets for an urban center. SEPA review would also occur project -by -project, without the benefit of a cumulative analysis of Subarea impacts as a whole. Section 2.5 Environmental Review 2.5.1 SEPA Review for Subarea Plans (RCW 43.21C.420) The provisions of the State Environmental Policy Act (RCW 43.21C) provide GMA jurisdictions with valuable planning and implementation tools. A new approach to SEPA review, set forth in RCW 43.21C.420, may be used by cities with a population greater than 5,000, who are planning under the GMA, and include an urban center designated by a regional transportation planning organization or are proximate to a "major transit stop" as that term is defined by the statute. These cities, which includes Tukwila, may prepare a nonproject environmental impact statement that assesses and discloses the probable significant adverse environmental impacts of a subarea plan, adopted as an optional comprehensive plan element, and associated development regulations, and of future development that is consistent with the plan and regulations. Tukwila Urban Center Subarea Plan: Draft SEIS 2-22 October 2013 Completing a nonproject EIS for a subarea plan allows a city to comprehensively consider area - wide, cumulative environmental impacts and appropriate mitigation over an extended time horizon, rather than evaluating impacts and on a project -by -project basis. Future project -specific development proposals that are consistent with the subarea plan and development regulations do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Under RCW 43.21C.420, a proposed development will not be subject to project -specific SEPA- based administrative or judicial appeals if it: (1) is situated within the Urban Center area; (2) is consistent with the subarea plan and associated development regulations; (3) meets any established conditions or mitigation; and (4) have had its probable significant adverse impacts identified in the SEIS prepared on the plan and development regulations. If an implementing project is determined to satisfy the criteria, no further environmental review is necessary. Additional environmental review may be required, however, if a proposal fails to meet any of the criteria. To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d): • The City of Tukwila held a community meeting on the proposed Subarea Plan on February 27, 2013. Notice of the community meeting was mailed and posted on land use signs on February 12, 2013. • The City of Tukwila issued a Determination of Significance (DS), Scoping Notice for the Southcenter Plan and associated development regulations, and Notice for a Scoping Meeting on March 8, 2013. The scoping comment period was March 8, 2013 to April 8, 2013, and the scoping meeting was held on March 20, 2013 to gather public comment. • The above notices were mailed to: 1) all property owners of record within the Urban Center; 2) all property owners within 100 feet of the Subarea boundary; 3) the Muckleshoot and Duwamish tribal governments; 4) local, state and federal agencies with jurisdiction over the future development anticipated within the Subarea; 5) adjacent school and library districts; 6) the Cities of SeaTac, Renton, and Kent; and 7) interested parties. Notice included general illustrations and descriptions of the buildings generally representative of the maximum building envelope allowed in each district. Notices were also posted on land use signs located in six different locations on major travel routes in the Subarea. 2.5.1.1 Transfer of Development Rights (TDR) RCW 43.21C.420(4)(g) also states that as an incentive for development, a city shall consider establishing a transfer of development rights program in consultation with the county where the city is located, that conserves county -designated agricultural and forest land of long-term commercial significance. If the city decides not to establish a transfer of development rights program, the city must state in the record the reasons for not adopting the program. Tukwila Urban Center Subarea Plan: Draft SEIS 2-23 October 2013 Currently, the City of Tukwila is studying the feasibility of implementing a TDR program. The City is considering certain conditions, such as any TDR used in Tukwila must originate from lands with important public benefits, for example farmland, forestland, open space, or wildlife habitat, in the South King County region, preferably in proximity to Tukwila. If the City decides not to adopt a TDR program, the decision is not subject to appeal. Nothing in RCW 43.21C.420 (4)(g) may be used as a basis to challenge the optional comprehensive plan or subarea plan policies authorized under this section. 2.5.1.2 Prior Environmental Review & Adopted Development Regulations & Plans / Scope of Supplemental EIS The City reviewed the existing environmental documents, plans and development regulations summarized below to help determine the type and scope of environmental document that would be appropriate for the Southcenter Subarea Plan, development regulations and related actions. It reviewed the extensive documentation that has been developed in connection with SEPA compliance for prior City planning actions and for project proposals. It also reviewed its adopted development regulations and adopted City utility plans. The scope of the City's review included the following documents: SEPA Documents a. Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update to the Comprehensive Plan (March 2013) b. Shoreline Master Program Update SEPA Checklist (August 2008) c. Tukwila Comprehensive Plan Amendment Addendum or Checklist (2004) d. Tukwila Comprehensive Plan EIS Addendum addressing 2004 Growth Management Act — Related Technical Revisions (April 2004) e. Westfield Shoppingtown Southcenter Expansion FEIS (2004) f. Central Link Light Rail Transit Project FEIS (November 1999) g. Tukwila Comprehensive Plan Draft and Final EISs (June 1995, October 1995) h. Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code Amendments (November 1995) Adopted Development Regulations a. Zoning Code (TMC Title 18) b. Environmentally Sensitive Areas Ordinance (TMC 18.45) c. Shoreline Overlay (TMC 18.44) d. Transportation Concurrency Standards and Impact Fees (TMC 9.48) e. Concurrency Management (TMC 9.50) f. Stormwater Management (TMC 14.30) g. Utility Concurrency Standards (TMC 14.36) h. Archaeological & Paleontological Regulations (TMC 18.50) i. Tree Regulations (TMC 18.54) j. Floodplain Management (TMC 16.52) Tukwila Urban Center Subarea Plan: Draft SEIS 2-24 October 2013 k. Sign Code (TMC Title 19) Other Adopted Plans & Programs a. Tukwila Comprehensive Sewer System Plan Update (2006) b. Tukwila Water System Plan Update (2007) c. Tukwila Comprehensive Surface Water Management Plan (2003) d. Gilliam Creek Basin Stormwater Management Plan (2001) e. Shoreline Master Program (2011) The contents of these documents, including the impacts and mitigation measures identified through environmental review are summarized in Appendix A. Tukwila Environmental Documents, Adopted Regulations & Plans. Based on this review, the City determined that almost all probable significant adverse environmental impacts associated with adoption of the Southcenter subarea plan have been disclosed and evaluated in previous environmental documents, would be mitigated by adopted development regulations, and/or are addressed in adopted City plans, and/or other local or federal rules or laws. The key changes and impacts that are likely to occur as the Urban Center redevelops are related to transportation and land use. Although these impacts have been anticipated and discussed previously, the City determined that supplemental information and analysis of these issues, in the form of a Supplemental EIS (SEIS) would help the public and elected officials understand the environmental implications of the Southcenter Subarea Plan, would further the City' s goal of encouraging appropriate development within the Urban Center, and would meet the requirements SEPA. 2.5.2 EIS Scoping Process and Comments Received The purpose of scoping under SEPA is to invite public comment regarding the scope of elements of the environment to be addressed in the EIS. In response to issuance of a Determination of Significance/Scoping Notice for the nonproject SEIS on March 8, 2013, Tukwila received six comments during the 30 -day scoping period, which extended from March 8, 2013 to April 8, 2013. Comments were received from the Muckleshoot Indian Tribe Fisheries Division, El Centro de la Raza, King County Metro, King County Department of Natural Resources - Water, Land and Resources Division, the City of Renton, and Van Ness Feldman Gordon Derr (for WEA Southcenter LLC). All comments were considered in determining the scope of the SEIS. Tukwila Urban Center Subarea Plan: Draft SEIS 2-25 October 2013 Chapter 3 Environmental Analysis Introduction This chapter of the SEIS discusses potential impacts to aspects of the built environment of the Southcenter area — the City's Urban Center.1 ' Because the form and design of existing development are integrally related to the types of land uses characterizing the urban center, and to avoid redundancy, land use and aesthetics are discussed together in this chapter. As part of the built environment, potential impacts on open space, shorelines, historic and archaeological resources, fire protection, and schools are also addressed. This chapter also includes a discussion of the relationship of the Southcenter Subarea Plan to Vision 2040, the King County Countywide Planning Policies, and the Tukwila Comprehensive Plan, focusing on the Urban Center and Shoreline policies. The discussion is focused on the indirect and cumulative impacts associated with implementation of the Southcenter Subarea Plan, the revised TMC Chapter 18.28, and the Southcenter Design Manual. The Subarea Plan in itself will not directly cause any changes to the built and natural environments. Like the City's Comprehensive Plan, the Southcenter Plan will provide a blueprint for achieving the City's long-term vision of growth and change in the Urban Center. The revised development regulations (TMC Chapter 18.28) and the Southcenter Design Manual will further guide and shape the nature of this change over time, consistent with the Subarea Plan's provisions. Adoption of the Subarea Plan, development regulations and design guidelines in themselves would not result in any direct impacts to the built and natural environments. In effect, the Subarea Plan, development regulations and design guidelines would function as mitigation measures, and would avoid, reduce and minimize impacts that could occur in the absence of this framework. Changes to land use will occur slowly and incrementally through market-based changes, public and private investments, and the application of development regulations to projects; significant change is anticipated to occur over a 30 to 50 year period. Although any individual project may not result in dramatic transformation of the Southcenter area, the cumulative effect over time will be significant and generally positive. The discussion in this section identifies the direction of cumulative changes using a time horizon of 2031 as a benchmark. By 2031, the vision and foundation of the Urban Center's long-term transformation are expected to be manifest in the types, forms and appearance of land uses. This vision of the Urban Center in 2031 is based, in part, on the King County housing and employment targets for the City. The vision is also based on the City's analysis of economic and market conditions in the Urban Center and the region, which will be major drivers of change (see the discussion in Chapter 2 of this Draft SEIS). In reality, the City has relatively little influence over economic and market factors. However, its planning and regulatory decisions and facility 11 City-wide impacts are addressed in the EIS for the Tukwila Comprehensive Plan (1995). Tukwila Urban Center Subarea Plan: Draft SEIS 3-1 October 2013 investments can work with the direction of economic forces and encourage and guide the type and form of growth the City desires. That is the approach embodied in the proposed Southcenter Subarea Plan. Alternatively, the City could remain passive and just watch these forces operate, try to react quickly to transient opportunities, and allow proposed development to drive the Urban Center's planning and investments. The guidance provided by regulations would be minimal — any type of development could essentially locate wherever it wanted, subject to minimum standards for land use intensity, and no real standards for design. That approach is reflected in the No Action alternative. In the context of this SEIS, the 2031 housing and employment targets, as well as the anticipated land use scenario, is not intended to be a prediction or limitation of the specific type, location or amount of development and redevelopment that could occur in the Southcenter area. The exact location, number, and dimensions of buildings are not known at this time. The subarea plan intends to be flexible regarding the amount of individual land uses (housing, for example) that could occur, subject to capital facility limitations and the goals of the Southcenter Subarea Plan. Traffic congestion and the need for transportation improvements will likely be the major limiting factor for long-term growth. However, sufficient transportation improvements have been identified and incorporated in the City's Transportation Plan to support the 2031 scenario. Using the information in the SEIS, the City will identify a "threshold" consisting of a maximum number of new p.m. peak trips within the subarea as a whole. When traffic generated from a proposed development causes the total number of p.m. peak trips to exceed the district threshold, it will trigger the need for additional environmental review and potentially additional improvements beyond what is currently being planned. Section 3.1 Built Environment 3.1.1 Affected Environment 3.1.1.1 Land Use & Aesthetics Tukwila's Urban Center is approximately 1,000 -acres in area. It is generally bounded by I- 5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the Burlington Northern Santa Fe (BNSF) Railroad and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 2.1 Tukwila Urban Center Boundary in Chapter 2). The City of Sea -Tac is located to the west of I-5, and the City of Renton is located to the east. The Urban Center is located in the southern portion of the City. To the north are several residential neighborhoods and the City's Manufacturing/Industrial Center. The area zoned Tukwila Valley South is located to the south. The Urban Center is separated from these neighborhoods by topography and natural features — it is located in a valley, and bounded by steep slopes and the Green River. It is also further isolated by the intersection of two major freeways. It is a type of island, defined by its location and physical features. Tukwila Urban Center Subarea Plan: Draft SEIS 3-2 October 2013 The Southcenter area is further distinguished by its function and mix of intensive land uses. Since the 1960's, the Urban Center area has evolved from an agricultural and horticultural district into a major regional shopping and employment center. The area is currently developed with approximately 10.6 million square feet of retail, commercial, office, warehousing, distribution and industrial uses. As shown in Tables 3.1 and 3.2, the Urban Center is dominated by retail development. Uses are intensive and generally large in scale, and most of the Southcenter area is covered with impervious surfaces. Table 3.1 Summary of Existing Land Uses in the Urban Center (Yr. 2013) Land Use Category Amount (in Million square feet) Retail 5.0 Wholesale Trade, Communications & Utilities (WTCU) 1.9 Manufacturing 1.9 Office 1.8 Residential .001 *Source: Fehr & Peers Table 3.2 Summary of Existing Households and Employment in the Urban Center District Households Employment Retail Office Warehouse/ Manufacturing Total Employment Regional Center 0 4,709 1,376 81 6,166 Pond 0 555 1,273 72 1,900 Commercial Corridor 2 2,433 355 17 2,805 Workplace 0 946 1,178 2,775 4,899 TOD 2 1,270 1,795 890 3,955 Totals 4 9,913 5,977 3,835 19,725 Source: Fehr & Peers, 2013 Currently, the City's zoning map applies a single zoning classification — Tukwila Urban Center (TUC) - to the entire Urban Center area; virtually all types of uses are permitted anywhere, subject to basic requirements for height, setbacks, parking, and similar aspects of development. In some cases, land uses have tended to congregate near one another -- e.g., warehousing and distribution in the southern portion of the Urban Center --but the prevailing pattern is a scattering of uses throughout the Urban Center. Subareas within the Urban Center are disconnected functionally and visually. Retail uses are generally located in the northern approximate one-third of the subarea, along the entire western side, and in the southeast. The Urban Center contains the Puget Sound region's Tukwila Urban Center Subarea Plan: Draft SEIS 3-3 October 2013 largest shopping center (Westfield Southcenter Mall), as well as numerous free-standing "big box" retail facilities, entertainment uses, and auto -oriented shopping centers. Areas of office/business park, industrial, services, and warehouse and distribution facilities occupy the central, eastern and southern portions of the subarea. There is almost no housing in the urban center at present. While there are numerous retail destinations, there is no real "center" to the subarea. Land uses and site design are generally auto -oriented in nature, with large buildings separated from the street by extensive surface parking lots. Large -footprint industrial and business park buildings are also present in many portions of the area, described further below. The street system is built around super -blocks, defined by a few major arterials. The large blocks, long distances between activity areas, rudimentary pedestrian system and lack of pedestrian amenities make walking a relatively unattractive option for circulation. The area also lacks bicycle facilities that connect to the regional trail system. The overall pattern is generally land intensive, sprawling and suburban in character; most buildings are 1 or 2 stories, only a few are taller than 3 stories. There is relatively little vacant developable land remaining in the Urban Center. Most land use change, therefore, will result from redevelopment of existing land and buildings. Existing land use in the Urban Center is shown in Figure 3.1. In some areas, development can be loosely organized into districts containing groupings of similar uses (See Figures 2.2 and 2.3 in Chapter 2); dissimilar uses are also typically scattered throughout each area. These districts are described below in terms of their geographic location; the districts used in the Southcenter Subarea Plan are provided as well. Refer to Chapter 2 of the Draft SEIS for further information on Districts. Tukwila Urban Center Subarea Plan: Draft SEIS 3-4 October 2013 E.; i ' 1 / N 1 I /-- sT � / i _it �i ,7I 1,1,000/A/5'00,1,1,000/A/5'00,JO • �1,p00:1.000,,eef I , tr t =Tom. % / -1/ Fall, W gong Range Froteas:Soultcerter Fuw11SEFA [U13'convnumy nage a grapMs'TUC Uses mxa - t Kent O Figure 3.1 Existing Land Use Southcenter Uses Legend — Southcenter Plan Q CityLimits Use Category Auto Sales Auto Services 015 Entertainment/Recreation n Govt 11.11 Hotel M Mall I-1 office _ : Parking [ Restaurant CT Retail n Services Warehouse/Industrial Utilities SF K Vacant k-?:; Parks r l Se, 1 10:1112013 .27 01 P11 Tukwila Urban Center Subarea Plan: Draft SEIS 3-5 October 2013 Northern Area — Between Tukwila Parkway and Strander Blvd. (Southcenter Plan Regional Center and TOD Districts) West Side: Located at the intersection of I-5 and I-405, between Tukwila Parkway, Strander Boulevard and Andover Park West, this portion of the Urban Center is dominated by retail development and the Westfield Southcenter Mall. Buildings in this covered Mall are large in scale, functionally designed, and surrounded by expansive parking lots. In 2008, the Westfield Mall completed an expansion and update, making it the largest shopping center in Washington State with 1.7 million square feet. The addition to the Mall is on the south side, and includes two parking garages, a few restaurants and banks in pad development, and 400,000 square feet of new retail and entertainment uses. The redevelopment also includes a covered walkway between the Mall and the future bus transit center on Andover Park West, and sidewalks leading south from the Mall entrance to Strander Boulevard. More recently, a grocery store moved into a vacant retail space in the Mall. East Side: This district is generally located between Andover Park West and the eastern city limits, and between Tukwila Parkway and Strander Boulevard. The area between Andover Park West and the Green River is characterized by a mix of retail, recreation, and service uses. Buildings are generally between one and three stories in height, undistinguished in appearance, and surrounded by surface parking. Redevelopment on the north side of Baker Boulevard has resulted in widened sidewalks and more attractive building facades. A landscaped, three-story office park is located adjacent to the River. The River can be viewed from buildings located immediately adjacent to it; otherwise, views from the street level or one story buildings with larger setbacks from the River are blocked, primarily due to surrounding vegetation. The area between the Green River and West Valley Highway contains a mix of retail and lodging uses. East of West Valley Highway there is scattered commercial and industrial development, the Interurban regional bicycle/pedestrian Trail, the Burlington Northern Santa Fe (BNSF) and Union Pacific railroad tracks, and the temporary Tukwila Station, offering Sounder commuter rail and Amtrak service. Sound Transit plans to construct a permanent rail station in 2014. Also planned for this area is the extension of Strander Boulevard under the BNSF and UP railroad tracks to connect to a roadway project extending westward from SR 167. Strander Boulevard uses an existing bridge to cross the river and provides a connection with West Valley Highway. Uses adjacent to this crossing include a large industrial and office park, warehousing/distribution, some retail and fast food restaurants, the Green River regional bicycle/pedestrian trail, and a city park. A pedestrian bridge crossing the Green River north of Strander Boulevard, combined with improved pedestrian facilities, is planned to link the Urban Center, bus transit center and the Sounder/Amtrak Station. Central Area -- Between Strander and Minkler Boulevards (Southcenter Plan Commercial Corridor and Pond Districts, and a portion of Workplace District) West Side: Retail development is located south of the Mall, along both sides of Southcenter Parkway; buildings on the west side of Southcenter Parkway back up against steep slopes and the I-5 freeway. Development occurs primarily in auto -oriented retail centers with one- and two- story buildings, and in large footprint buildings. There are also many restaurant chains located Tukwila Urban Center Subarea Plan: Draft SEIS 3-6 October 2013 on pads in parking lots along Southcenter Parkway. A mid -rise hotel and office building are also located just south of the Mall. Some large warehouse and distribution uses are located further south. Retail development — generally in one-story strip centers and some big box buildings -- is also located along Strander Blvd. between Southcenter Blvd. and Andover Park East. Pond Area: Tukwila Pond is a 25 -acre site containing 3.3 acres of upland park along the pond's edges. The pond provides vegetation and habitat for urban wildlife, as well as stormwater management functions. Aesthetically, the pond and its surrounding trees provide much needed visual relief from the intensive development of the urban center. However, the pond is visible from the street only at limited locations. The open water area is not accessible for public use. The Pond can be viewed from buildings located immediately adjacent to it; otherwise, views from the street level or one story buildings with larger setbacks from the Pond are blocked, primarily due to surrounding vegetation. The City has recently prepared a master plan for the park, including recommendations for improving water quality and physical and visual access to the site. South and west of Tukwila Pond, land use changes to a mix of retail, business park, industrial, and warehouse/distribution facilities. The latter are generally large, functional buildings, with large surface parking areas. In 2007, one of these facilities was redeveloped into a 240,000 square -foot retail center. East of Tukwila Pond is a mix of retail and lodging uses. Southern Area -- Between Minkler Blvd. and Southern Boundary of Urban center (Southcenter Plan Commercial Corridor District and portions of the Workplace District) West Side: Southcenter Parkway is dominated by big box and large strip center retail. The western and central portions of the area are dominated by a concentration of large warehouse and distribution facilities and industrial businesses; the latter continue south of the Urban Center's southern boundary. East Side: Minkler Pond is located adjacent to a bend in the river and the Green River Trail along the Urban Center's eastern boundary. Like Tukwila Pond, it offers visual relief and contrast from intensive development in the business parks located on both sides of the river. It also provides habitat and stormwater management functions. The eastern portion of this district contains business park uses and two big box retail stores (Costco and Home Depot). Other uses include large warehouse and distribution facilities, some with office or retail fronts. 3.1.1.2 Open Space In the Urban Center today, there are relatively few green spaces, little significant landscaping, and only limited visual relief from the center's concentration of urban development and concrete. Major open space, recreational areas and natural features of the Urban Center include the Green River, Interurban and Green River Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. However, these areas are unconnected to the public realm, and largely invisible from most vantage points in the Southcenter area. Tukwila Urban Center Subarea Plan: Draft SEIS 3-7 October 2013 3.1.1.3 Shorelines The Green River runs through the Urban Center, in some places forming its eastern boundary. The shoreline is currently developed with an urban mix of commercial and industrial uses, and is not natural in character. The Green River Trail extends the length of the River along the east bank. The Green River, as it passes through the urban center, is designated Urban Conservancy Environment under the City's Shoreline Master Program. The SMP applies to lands within 200 feet of the ordinary high water mark (OHWM) of the Green River. The purpose of the Urban Conservancy Environment is to protect ecological functions where they exist in urban and developed settings, and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. Two river buffers are defined for the Green River through the Urban Center, measured in distance from the mean high water mark. The purposes of the river buffers are to: • Ensure no net loss of shoreline function; • Restore degraded ecological functions; • Provide for restoration & public access; • Allow for adequate flood & channel management; • Avoid need for new shoreline armoring; and • Protect existing & new development from high river flows. The buffer designation is dependent on the location along the river and whether or not there is a flood control levee. In some cases, buffer widths may be reduced. Additional regulations are specified for each buffer: • Urban Conservancy Environment Buffer — The buffer will consist of that area measured 100 feet landward of the OHWM for non -leveed portions of the river (through the Urban Center, consisting of portions of the east bank of the river), and that area measured 125 feet landward from the OHWM for leveed portions of the river (through the Urban Center, consisting of primarily the west bank of the river). These setbacks allow enough room to reconfigure the river bank to achieve a slope of 2.5:1, the angle of repose or the maximum angle of a stable slope, and allow for some restoration and improvement of shoreline function through the installation of native plants and other habitat features. No uses or structures are permitted, except for trails, limited recreation facilities, some signs, bridges, utility towers, some roads, some shoreline stabilization, water dependent commercial and industrial development (if permitted by underlying zoning), pollution control support facilities, some landfills and regional detention facilities, and water -oriented and some non -water oriented essential public facilities. Conditional uses in this buffer include some dredging, new private vehicle bridges, and some fill. • Urban Conservancy Environment Outside of Buffer — All permitted and conditional uses in the Urban Conservancy Environment Buffer and Shoreline Use Matrix are similarly permitted and conditional uses outside of the Urban Conservancy Environment Buffer and within 200 feet of the OHWM. Tukwila Urban Center Subarea Plan: Draft SEIS 3-8 October 2013 Development within the Urban Conservancy Environment Buffer is limited to 15 feet in height; 45 feet in height between the outside landward edge of the River Buffer and 200 feet of the OHWM. Buildings that obstruct views of a substantial number of residences on areas adjoining shorelines are limited to 35 feet height, but can exceed that if complying with a buffer enhancement height incentive. Appropriate landscaping is required, as is protection of native vegetation and trees within the shoreline jurisdiction. Public access to the shoreline may be required as mitigation where a development or use will create increased demand for public access to the shoreline; incentives for providing public access are also identified. Shoreline design guidelines apply to new development, uses and activities in the Urban Conservancy Environment, addressing site, building, and public access. 3.1.1.4 Historic and Archaeological Resources The Tukwila area is located within the traditional territory of the Muckleshoot and Duwamish peoples, who made their homes along the Black and Duwamish Rivers. Sound Transit identified an area of high probability for buried archaeological sites along the alternative LINK light rail routes in the Urban Center12. However, no significant unavoidable adverse impacts to known or unknown archaeological sites were identified in the area studied. The soils present in the river valleys are largely flood deposits, providing a rich farmland. The first Euroamerican settlers in the early 1850s chose to settle along the riverbeds to farm the rich soils. There is one place within the Urban Center listed on the Washington State register of Historic Places. The Nelsen Family Historical Residence was built in 1905 by James and Mary Nelsen, and is maintained and preserved in recognition of its architectural and historical significance in portraying the rich agricultural past of the Valley and those who worked to settle it. The City of Tukwila does not have adopted policies or regulations for archaeological resources or historic properties. 3.1.1.5 Fire Protection The City of Tukwila Fire Department provides fire protection and basic life support (BLS) emergency medical service (EMS) to the entire City of Tukwila, including the Urban Center. . The Tukwila Fire Department has mutual aid agreements with the city of Renton, the Kent Regional Fire Authority (Kent, Seatac, KCFD #37), the Valley Regional Fire Authority (Auburn, Algona, Pacific), South King Fire and Rescue (KCFD #39, Des Moines), King County Fire District's #2, #11, #20, #43 and the Port of Seattle, among others. Fire Station 51 is the Department Headquarters and is located in the Urban Center. Current minimum suppression staffing at this station includes one shift battalion chief, one Captain, and two firefighters. Front line equipment located here includes: one 1,500 gallon per minute pumper, one hazardous materials trailer and tow vehicle, one structural collapse trailer, one decontamination trailer, two mass casualty trailers, and a shift commander vehicle. The station 12 Central Link Light Rail Transit Project FEIS - Volume 1, by Sound Transit, November 1999. Tukwila Urban Center Subarea Plan: Draft SEIS 3-9 October 2013 also houses one reserve pumper, one Tukwila Police Department Command Vehicle and several utility/support vehicles. Fire Station 51 is a 15,000 square foot facility with 3.5 apparatus bays. The Tukwila Fire Department's Special Operations Division includes a Hazardous Materials Team and a Rescue Team. The Tukwila Fire Department currently has a rating of 3, indicating low insurance rates, by the Washington Surveying and Rating Bureau. The average response time for the Fire Department in the Urban Center, as bounded by Tukwila Parkway on the north, West Valley Highway on the east, South 180th Street on the south, and Southcenter Parkway on the west, is five minutes and twenty one seconds for all incidents, including both fire protection calls and emergency medical service, as recorded for the year 2012. 3.1.1.6 Schools Approximately half of the proposed TOD District (east of the Green River), half of the proposed Pond District, and that portion of the proposed Workplace District properties located along the Green River are within Renton School District boundary. The remaining portions of the proposed TOD and Pond Districts, as well as the proposed Regional Center District, are within Tukwila School District boundary (See Figure 3.2 School District Maps). Yt t y -yM.M.eis Tukwila Pkwy 4e 56th St S Lomas a a StranderBlvd d` n S 168th St m Wig Blvd Upland Dr Midland Dr Triland Dr S1 Treck Dr a Minkler Blvd — Costco Dr School District Boundaries Tukwila Urban Center Boundary Ell Tukwila City Limits School Districts Tukwila Renton Figure 3.2 School District Map Tukwila Urban Center Subarea Plan: Draft SEIS 3-10 October 2013 Five students within Tukwila, but residing outside the Subarea, attend the Renton School District in 2013. These students are bussed to their schools. As of June 2012, 275 property owners in Tukwila within the Renton School District paid the District $5 million in school levies (Levy code 2340). Currently, there are no students living in the Urban Center and attending either the Renton or Tukwila School District. 3.1.2 Significant Impacts of the Alternatives This section of the SEIS addresses indirect and cumulative impacts associated with future development in the Urban Center. Adoption of the Subarea Plan, development regulations and design guidelines in themselves would provide a framework and guidance for future development, and would not result in any direct impacts. In effect, the Subarea Plan, development regulations and design guidelines would function as mitigation measures, and would avoid, reduce and minimize impacts that could occur in the absence of this framework. The types of impacts that are discussed in this section include: changes to the Urban Center's land use pattern from the establishment of new uses (e.g., mixed—use development, housing); intensification of the land use pattern; potential displacement of existing uses; conflicts between land uses of different intensity; changes to the appearance of the Urban Center from planned building forms and design, including increased building height; potential blockage of views; potential shadowing from changes in building heights; potential redevelopment of historic properties; and the potential for increases in enrollment in school districts. 3.1.2.1 Proposed Action: Southcenter Subarea Plan Land Use & Aesthetics The land use pattern described in the Proposed Southcenter Subarea Plan indicates the general locations and planned groupings of activities. The plan is conceptual in nature and provides a framework and flexibility for future site planning. The specific location or design of individual buildings are not known and not prescribed; these details will be determined through individual proposals that are developed according to the Southcenter Plan's objectives, development standards and design guidelines. The stated land use emphasis of each district, and the uses permitted within each proposed district by the revised development regulations, would guide the type and location of future development. Forecasted Growth & Future Land Use Changes Land use change (households & employment) for the Proposed Action is shown in Table 3.3 Proposed Action: Summary of Future Growth (Households and Employment) by District (Yr. 2031). Redevelopment and change will occur incrementally over an extended period of time, possibly 30 to 50 years. The year 2031 is used as a benchmark to provide a mid-term snapshot of the nature and character of planned change in the Urban Center. The most significant land use changes would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. Tukwila Urban Center Subarea Plan: Draft SEIS 3-11 October 2013 Table 3.3, Proposed Action: Summary of Future Growth (Households and Employment) by District (Yr. 2031) District Total Households Total Employment Regional Center 223 7,754 Pond 601 3,410 Commercial Corridor 2 3,554 Workplace 0 5,373 TOD 1,888 4,993 TOTAL 2,714 25,084 Source: Fehr & Peers, 2013 Other portions of the Urban Center south of Strander Boulevard which are already characterized by established auto -oriented environments, such as the Workplace District (warehouse, distribution, industrial and business park uses) and the Commercial Corridor District (Southcenter Boulevard), would change relatively little. The Subarea Plan recognizes the importance of these land uses and the jobs they provide, preserves their place in the City's fabric, and seeks to improve circulation and design over time. Similar changes would also occur under the High Intensity Alternative. Growth was evaluated using future household targets allocated to the City by King County and employment numbers forecasted by PSRC for Tukwila. The most significant land use change would be in housing — growing from almost zero today to approximately 2,714 dwelling units in 2031. Most new housing would likely occur in the TOD and Pond Districts. While housing would be permitted adjacent to the Green River in the Workplace District, the Proposed Action would not project any to be constructed prior to 2031. Employment growth for the Proposed Action in the Urban Center is projected to increase by approximately 27 percent to 25,084. The Pond District would likely experience the largest increase in employment (80%), followed by the Regional Center and TOD Districts (26% each), most likely in retail, commercial, and office uses. The Commercial Corridor District would likely experience a similar increase in employment (27%), primarily in retail uses. Manufacturing and warehouse/distribution employment and other uses in the Workplace District would increase only marginally (10%). Tukwila Urban Center Subarea Plan: Draft SEIS 3-12 October 2013 Table 3.4 — Comparison of Future Growth (Yr. 2031) by Alternative Alternative Southcenter Urban Center No. of Households Employment 2010 - Existing 4 19,725 2031 - No Action 654 21,393 2031 — Proposed Action & High Intensity Alternative 2,714 25,084 Source: Fehr & Peers, 2013 Table 3.4 shows that the Proposed Action would likely result in more employment and household growth than the No Action Alternative. The High Intensity Alternative would likely result in increases the type and amount of uses similar to those of the Proposed Action. The character of land use change, as well as its timing, will be strongly influenced by a combination of public policy and economic forces. Public policy/City guidance would occur in the form of the Southcenter Subarea Plan's strategy and objectives, the framework provided by zoning standards and design guidelines, and strategic public investments in amenities and capital facilities. If the local economy is strong and the Urban Center's vitality is reinforced, as is projected, the area will remain attractive to investors and land prices will likely increase. Real estate investments will generally seek attractive locations that provide redevelopment and market opportunities. Recent plans and growth in other Urban Centers in the Puget Sound region suggest that markets do or will exist in the Southcenter area for some types and forms of land use that are absent today — primarily housing and mixed-use development. Assuming that the economic impetus for change is present, the northern portion of the Urban Center would generally develop more intensively with a broader range of urban uses. Growth will occur through development of remaining vacant or underutilized land and redevelopment of existing uses. To use the existing land base more intensively and more efficiently, multi -story buildings and structured parking would be encouraged through height incentives. Economic competition, related to the increased demand for new land uses, could result in the redevelopment or displacement/relocation of some existing uses. Displacement would be most likely to occur for relatively low -value, dispersed industrial structures that are located in areas with the potential for more intensive and/or more compatible uses. This could occur in districts that the Southcenter Subarea Plan and zoning code encourage to transition to different activities and to achieve a different character, such as the TOD district. Displaced uses could relocate to other compatible districts within the Urban Center — for example, an industrial use could relocate from the TOD to the Workplace District -- or to other locations in the City or region. Under the Proposed Action, the most significant change in land use relative to what currently exists in the Urban Center would be the development of housing. Opportunities for residential development would expand in the northern portion of the Urban Center. New housing, retail and office development would occur in mixed-use areas and buildings. These forms of development would contrast with the existing dominance of single -use areas and buildings. The proximity of Tukwila Urban Center Subarea Plan: Draft SEIS 3-13 October 2013 residential and commercial uses can generate potential land use conflicts, such as from noise or odors. These types of conflicts are typical of urban areas and of mixed-use development, however, and can be mitigated through site planning and building design techniques. Patterns of human activity would also change significantly in portions of the Urban Center, particularly in the TOD and Pond Districts. There would be a resident 24-hour population that could live, work, shop and recreate in an urban neighborhood. Pedestrian connections, amenities, and streetscape improvements would make walking between activity areas a convenient and enjoyable alternative to driving. In many contexts, land use conflicts can occur at the boundaries or along the edges of districts containing land uses of different type, intensity or character. Similarly, conflicts can occur between old and new uses in areas that are undergoing a transition in function. These types of impacts are not expected to be significant in the Urban Center. Most existing land uses are intensive in nature and are not particularly sensitive to noise or other proximity impacts. The Southcenter area is almost an "island", which is isolated from adjacent neighborhoods and development by interstate freeways, railroads, topography and natural features. Major portions of the Urban Center are already semi -organized into districts that reflect a particular dominant use — for example, retail in the Mall area, or industrial in the southern portion of the subarea. In general, land uses planned within individual Southcenter districts would be compatible with each other and would not generate significant conflicts to adjacent districts. Construction of new buildings, streets and other components of the Urban Center would result in temporary impacts to adjacent land uses. Adverse impacts could include: temporary air quality deterioration and noise from construction vehicles, earthwork activities, and construction; increased traffic along haul routes and at construction sites; temporary detours and interference with access; and temporary water quality deterioration or runoff from construction sites. Such impacts would be temporary and would be addressed at a project level through adopted development standards, use of best management practices, temporary erosion and sedimentation control plans, traffic management plans, and similar typical conditions of development approval. Land use changes by district are discussed below. Regional Center District: The northwestern quadrant of the Urban Center would be comprised primarily of retail uses centered on the Westfield Southcenter Mall. Redevelopment of adjacent properties may occur in conjunction with Mall expansions, and public investments combined with market-driven infill may act as a catalyst for redevelopment of the Regional Center and the adjacent TOD and Pond Districts. Retail stores in mixed-use buildings with limited street front parking would line landscaped public streets adjacent to the Mall. The street network would be improved, providing strong connections to adjacent retail, the bus transit center and Tukwila Pond. New development may be characterized by a pattern of walkable -scaled city blocks with key street frontages lined with wider, active sidewalks and buildings designed with pedestrian amenities and visible storefronts. This district is currently characterized by extensive retail development, and the major types of land uses encouraged by the proposed Southcenter Plan are not significantly different. There Tukwila Urban Center Subarea Plan: Draft SEIS 3-14 October 2013 would be infilling, and more intensive use and redevelopment of existing land bordering the Mall. The form of new development may be a combination of mixed-use (including retail, residential, office uses, and lodging) and single use. Building heights would generally range from 25 to 85 feet, less than the 115 feet maximum currently permitted by code; building heights could reach 115 to 214 feet within 300' of Tukwila or Southcenter Parkway through the use of the code's height incentives. The quality of design would improve significantly, in conjunction with redevelopment of the Mall and application of the Subarea Plan's design guidelines. As redevelopment occurs, a stronger north -south street and pedestrian connection to the Pond District could be created from the Mall's front door to the esplanade on the northern side of Tukwila Pond. TOD District: The TOD district in the northeastern portion of the Urban Center is strategically located between the Mall/bus transit center and the Tukwila Sounder Commuter Rail/Amtrak station, and between I-405 and just south of Strander Boulevard. Mixed-use transit -oriented development would be located in this district, since it is within walking distance of both the bus transit center and the Sounder/Amtrak station. The Green River would eventually become an amenity and visual focus for development in this area. Changes in land use would result both from redevelopment of existing uses and development of vacant land. Some of the land located in the area between Andover Park West and Andover Park East, and between Tukwila Parkway and Trek Drive, is considered likely to redevelop based on economic and policy factors discussed previously. Within this area, existing land uses -- primarily single -use retail/commercial, office, industrial and warehousing -- would be redeveloped over time, and replaced by mixed-use buildings containing commercial and residential uses. Some displaced uses (such as office or retail) could potentially relocate within the TOD district in new mixed-use buildings. More intensive uses (such as automotive servicing and repair and industrial, distribution or warehousing) would be out of character with planned activities; these existing uses could relocate to other more compatible Urban Center districts over time. Large single -use structures, such as theaters and bulk retail stores, would no longer be permitted in the TOD District, but could locate in compatible Urban Center districts or other areas of the City. Land uses would convert to a more urban mix of transit -supportive, pedestrian -friendly retail, lodging, office and housing in multi -story buildings. Housing might range from a mix of town houses and low-rise multifamily developments to high density multifamily buildings and mixed- use projects. Drive-through facilities would be permitted only east of the Green River. Building heights under the Proposed Action would be less than currently allowed, and would generally range from 25 to 45 feet, or 70 feet using the code's height incentives. New buildings on Baker Boulevard will be located at the back of sidewalk and a minimum of 25 feet high to create a "street wall" appropriately -scaled for pedestrians. The specific location, number, size, height and specific uses of individual buildings are not known at this time. In general, the height and intensity of development would generally be higher closer to the Mall and the rail station, and lower close to the River; buildings would be required to step down to provide views of the river and shoreline environment. Tukwila Urban Center Subarea Plan: Draft SEIS 3-15 October 2013 Multifamily housing could be developed and would represent a significant new use in the TOD District. New residential uses would contribute significantly to meeting the City's housing goal, would increase the Urban Center's diversity of uses and vitality, and would further the regional objectives for Urban Centers. Development of housing in the Urban Center would also relieve some potential pressure for infill development and intensification of housing in existing residential neighborhoods outside of the Urban Center area. A growing network of streets, public spaces and pedestrian connections will provide a fine- grained scale to the district, and connect it more readily to adjacent areas. Pedestrian -scaled blocks will improve the walking experience throughout the area. New development will also contribute to the construction of new publicly accessible open spaces. Vacant land east of the River and surrounding the train station would likely be developed for intensive urban use, potentially office and mixed-use. Railroad right-of-way, easements, and overhead and underground utilities present obstacles to development in the area around the Sounder/Amtrak station. However, a commitment by Sound Transit to support transit oriented development on the existing station site could serve as a catalyst for new residential and office development oriented to the station. East of the River, existing hotels/motels would support and be compatible with planned TOD District activities. There could be minor conflicts due to noise to adjacent uses from rail operations and traffic along West Valley Hwy. Exterior uses of nearby residential uses would be most sensitive to such impacts. However, beyond those operational noise impacts that exist today, no additional noise impacts would be expected at future residential uses nearby the Sounder/Amtrak station.t3 Over time, the new mix of land uses within the TOD district could create some pressure for redevelopment of existing industrial uses located south of the Urban Center boundary along West Valley Hwy. The Urban Center's improved access to the regional rail system and the vitality and desirability of the TOD district could drive up land values to some extent. However, the existing pattern of industrial land uses along West Valley Highway is well established, and significant change is not expected in the near term. Pond District: The Pond District would highlight the open space/amenity value of Tukwila Pond Park, while preserving its important stormwater management and habitat functions. Pedestrian pathways would surround the Pond, and would provide connections to adjacent development and districts. A more urban esplanade would be developed at the northern edge of the pond. Mixed- use retail, office, and residential development in mid -rise buildings would be re -oriented towards the Pond, fronting on the active pedestrian esplanade. Additions to the street network would be made as redevelopment occurs, particularly on the south side of the Pond, breaking up the mega blocks and adding more route alternatives for vehicles, pedestrians and bicycles to the urban center's transportation grid. Existing uses in the Pond District are primarily retail, including large individual stores and multi - tenant retail centers, lodging, and office uses. These sites could redevelop more intensively and in a coordinated manner oriented to the Pond over time. Some existing uses could be displaced 13 Tukwila Commuter Rail Station, NEPA Environmental Assessment, Jan. 2009 Tukwila Urban Center Subarea Plan: Draft SEIS 3-16 October 2013 by redevelopment but could potentially relocate to other Southcenter districts (e.g., the Commercial Corridor for auto -oriented retail uses). Uses would be similar in type to current uses (however, drive-through facilities and gas stations would not be permitted), similar in scale to the TOD District (45 feet maximum; 70 feet with height incentives except for within 150 feet of the edge of the Pond) but less than what is currently allowed, and designed in a more coherent, coordinated manner. Commercial Corridor District: The Commercial Corridor District includes the predominantly auto -oriented commercial strip along Southcenter Parkway, comprised of retail (large-scale stand-alone uses and multi -tenant centers), service, and industrial and warehouse. Land use would not change significantly. There would likely be some infill and redevelopment over time, but the district would retain its predominant retail character and auto orientation. While there would also be some intensification of use and increase in building height (45 feet maximum), heights would be less than what is currently allowed. Auto -oriented retail uses potentially displaced from other Urban Center districts could relocate to the Commercial Corridor; this would solidify and intensify the planned land use functions of the district. Parking would be allowed to the front, side or rear of buildings. Uses requiring drive-in and drive -up facilities would also be located here. As new development occurs, new improvements will provide modest new pedestrian amenities, primarily connecting the street to building entrances through parking lots. The appearance and visual character of the district would be improved through streetscape improvements, landscaping and better building design using the new design manual. Workplace District: The Workplace District comprises approximately one-third of the Urban Center's land area overall. It is currently characterized by a relatively homogeneous mix of large-scale light industrial, and warehousing and distribution activities. There also a few big -box retail stores in the southeastern portion of the district. These uses provide support for other Southcenter area activities and regional commerce, and significant employment. The Southcenter Plan would maintain the Workplace District as an appropriate location for large-scale industrial and warehouse/distribution activities. Higher intensity workplaces, such as low-rise office uses, could bring new workers to the area. Uses permitted in the Plan are consistent with existing patterns and types of development; some supporting retail and services could also occur. Consolidating these large-scale land uses into a single district could reduce incompatibilities and land use conflicts that can result from industrial uses located in proximity to less intensive retail or residential uses, a situation which occurs in many parts of the Southcenter area today. Parking would be allowed to the front, side or rear of buildings. As currently permitted, residential development will continue to be encouraged to locate along and oriented towards the Green River. New residential development would be well designed using the new architectural and site design guidelines, and would be allowed reach a maximum height of 70 feet using available height incentives. Development within 200 feet of the Green River's ordinary high water mark will be subject to the Shoreline Overlay height restrictions. Few significant land use changes and no significant conflicts are anticipated in the Workplace District as a result of the Subarea Plan. There could be some infill and intensification in connection with industrial and warehouse activities displaced from other Urban Center districts, Tukwila Urban Center Subarea Plan: Draft SEIS 3-17 October 2013 or as a result of new economic activity. There would likely be some infill and redevelopment over time in any event; building height (45 feet maximum permitted) could increase relative to existing development, but would be lower than what is currently permitted in the code. Street improvements, made in conjunction with new development and redevelopment, would help to better connect and coordinate access and circulation within the district and between other districts. Building Heights, Views, and Visual Character In terms of design, visual characteristics and pedestrian convenience, change would be significant and positive, and consistent with the intensification of the land use pattern. Under the Proposed Action, building heights will generally range from 25 feet up to 85 feet. Maximum building heights will be highest around the Mall and lower in the other districts. However, using available public frontage and multifamily height incentives, development could go as high as 115 to 214 feet in key areas of the Regional Center District close to Tukwila Parkway and Southcenter Parkway, and 70 feet in the TOD and Pond Districts (45 feet maximum height within 150 feet of the edge of Tukwila Pond), and in the Workplace District adjacent to the river. Per the City's shoreline regulations, new buildings constructed adjacent to the Green River must be set back 125 feet landward from the ordinary high water mark on leveed portions of the River and 100 feet landward of the ordinary high water mark along non -leveed stretches of the River to allow enough room to reconfigure the river bank to achieve the maximum angle of a stable slope and allow for some restoration and improvement of shoreline function through the installation of native plants and other habitat features. See Figure 3.3 for conceptual illustrations of the maximum building heights that would be allowed under the Proposed Action. Tukwila Urban Center Subarea Plan: Draft SEIS 3-18 October 2013 Figure 3.3 Conceptual Illustrations of Maximum Building Height — Proposed Action & High Intensity Alternatives Color Key: Green: maximum building height without incentives Yellow: maximum building height using one height incentive (Proposed Action) Pink: maximum building height (High Intensity Alternative) Regional Center District Maximum height is 85'without height incentives; with height incentives 115', and 214' within 300' of Tukwila Pkwy & Southcenter Pkwy. Illustration shows a potential mixed use infill project on the Mall property, including offices & housing. Building to the left is 214' tall; building to right is 115'; and the Mall's hiehest point is 85'. Pond District Maximum building height is 70' (Proposed Action) with height incentives; 45' without incentives and within 150' of the edge of Tukwila Pond. Illustration shows a mixed use project, including retail, office & housing. Streets break up megablocks and buildings close to Tukwila Pond are set at the street edge. creating a pleasant walking environment. Transit -Oriented Development District Maximum height is 45' without height incentives, 70' (Proposed Action) and 115' (High Intensity Alt) with incentives. Buildings located along the street edge. Illustration shows an integrated, mixed use neighborhood with housing, within easy walking distance to transit & rail along Baker Blvd. Parking is located to side or rear of buildings. Workplace District Maximum building height is 45', or 70' with multifamily height incentives on parcels adjacent to the Green River. Development Tuk must be setback 125' from the river, but will likely be oriented Oct towards the river. Streets break up megablocks to make it more pedestrian friendly. Away from river. land use character remains Maximum building envelope allowed in this district which includes the Sounder Commuter rail/Amtrak station is 45' without height incentives; 70' (Proposed Action) and 115' (High Intensity Alt) with height incentives. Limited parking is allowed between the building and street. Development will be transit -supportive and pedestrian - friendly. Commercial Corridor District Conceptual illustration of the maximum building envelope allowed in this district. Maximum building height is 45' in the Proposed Action & High Intensity Alts. No restrictions on parking locations. This area will continue to develop with regional retail uses accessed primarily by cars. Shadowing impacts from tall buildings would be less than under the other two alternatives in the TOD, Workplace and Commercial Corridor Districts, since the allowable maximum building heights would be lower. Shadowing impacts would be greater than the No Action Alternative in the Regional Center District, since maximum allowable height is greater. Impacts would occur on a site-specific basis, depending on where tall buildings are constructed and how they are designed, and potentially include a change in views from the surrounding residential neighborhoods on hillsides west and north of the Urban Center, a decrease in the amount of sunlight that reaches the street, and a decrease in adjacent development's solar access. Tukwila Pond and Bicentennial Park (the only parks in the subarea) and the Green River would be protected from shadowing by required height and construction setbacks. Shadowing impacts would be addressed on a project -by -project basis as part of development review, applying design regulations regarding placement of open space (such as public plazas) and the size, design and scale of tall towers or buildings. Existing views in the subarea are from upper floors in existing multi -storied buildings, or from development higher up on the hillsides surrounding the Urban Center. Existing views from these locations are of a developed, built environment with low to mid -rise buildings and surrounding treed hillsides — future views would be similar but with potentially taller, well-designed buildings. The Proposed Action would create new views from taller buildings in the subarea. New buildings on Baker Boulevard will be a minimum of 25 feet high to create a "street wall" appropriately -scaled for pedestrians. Maximum building heights around the Pond without height incentives are 45 feet. To preserve views of water features and prevent shadowing on the Pond, no height incentive increases are allowed within 150 feet of Tukwila Pond. New buildings constructed outside of the 150 foot buffer at taller heights would create new views of the water and Park. Building heights within 200 feet of the ordinary high water mark of the Green River are subject to shoreline regulations and are not to exceed 45 feet. In the southern portion of the Urban Center, in the Workplace (excluding residential uses along the River) and Commercial Corridor Districts, building heights would range from 1 to 3 floors (maximum 45'), reflecting current heights of retail, industrial, and warehouse buildings in the area. Future development would not affect the existing peekaboo views of the River, primarily because of the large required building setbacks from the River. New buildings constructed at taller heights in the future in the vicinity of the River would support the Shoreline Master Program goals of encouraging and increasing visual access to the water from the shoreline and upland areas by creating new views. The Urban Center presently contains many land -extensive, large -footprint, low-rise commercial and industrial buildings. Construction of well-designed mid -rise buildings in the northern portion of the Urban Center would alter the area's character and appearance in a positive manner. The vertical thrust of new mid -rise buildings will provide a change in visual character and a more efficient urban form through which to accommodate future growth. These new taller buildings will be visible from various locations in the Urban Center itself, and from adjacent freeways and roads, and will result in a dramatic change in appearance. Initially, the first new taller buildings may appear to be out of scale with surrounding development. This effect will be reduced over time as more development occurs and a more consistent building pattern is established. Tukwila Urban Center Subarea Plan: Draft SEIS 3-20 October 2013 Taller buildings, more rigorous and consistent design, and intensification of the land use pattern would give the district a more urban appearance. Requirements for ground -level transparency, locating buildings closer to the street, building modulation, and other architectural design guidelines applied to the northern part of the Urban Center will improve the overall visual character, reduce the apparent scale of large buildings, and establish a human scale at the ground level for pedestrians. New streets, constructed as larger parcels redevelop or as City projects, will break up the existing extremely long block lengths, contributing to a more walkable urban form. Under the Proposed Action, public frontage improvements will take place with redevelopment to provide infrastructure that better matches adjacent land uses, imparts more individual identity to street corridors, and contributes to general "place making" in the Urban Center. In more pedestrian -oriented neighborhoods in the northern part of the Urban Center, streetscapes will include wider sidewalks than currently in place, with street trees, pedestrian -scaled lighting, and landscaping separating pedestrians from motorized traffic. Parking located to the side or rear of buildings makes it less visible from the sidewalk, adding to the attractiveness of the streetscape. In the Workplace and Commercial Corridor Districts, streetscape improvements will be minimal. Instead, site improvements will consist of safe and convenient pedestrian connections connecting buildings to sidewalks through parking lots. Open Space Publicly accessible open space would increase in amount and improve in terms of access, design, and function. All development would be required to contribute to open space based on its impacts as measured by building size or number of units. Certain types of open space requirements could be met through provision of on-site open space or, at the discretion of the DCD Director, off-site and/or as part of a larger open space being provided by the City or another development. New plazas and urban open spaces would be integrated into the fabric of development as a result of regulations and incentives. A publicly accessible esplanade would be created at the northern edge of Tukwila Pond, and physical and visual access to the Pond would be improved. The Pond would become a major amenity for the Southcenter area overall while maintaining its important functions for stormwater management and wildlife habitat. Similarly, new development in the TOD District would be oriented to the Green River. Open space requirements for residential development would result in well designed common spaces for the residents of a housing development, such as pools, rooftop decks, and children's play areas. Other open space requirements would result in balconies, decks, patios and courtyards that are privately accessed from individual dwellings. Shorelines Current Shoreline regulations address land uses, landscaping, public access, and building heights within 200 feet of the Ordinary High Water Mark (OHWM) of the Green River. To preserve views of water features, buildings located within 200 feet of the OHWM will be stepped down in height to a maximum of 45 feet. Outside of the shoreline environment on parcels adjacent to the Tukwila Urban Center Subarea Plan: Draft SEIS 3-21 October 2013 River, the maximum building height is 70 feet using height incentives. Development will be set back from the River 100 feet landward of the ordinary high water mark along non -leveed stretches of the River and 125 feet along leveed stretches to allow for the future reconfiguration of the river banks. The visual character of the built environment, as viewed from the Green River Trail, will be improved as modulation and transparency requirements will be applied to facades of buildings fronting and within 200 feet of the River. Landscaping along the River's banks will be protected and enhanced. Lighting will directed away from the river to minimize impacts on the fish habitat. The Shoreline Master Program would have a positive effect on shoreline resources, and no adverse impacts would be anticipated. Historic and Archaeological Resources The majority of the Urban Center has already been developed. There is a possibility that archaeological materials may be inadvertently encountered during future construction. If such materials area discovered, work at the specific location would be suspended until the materials can be inspected by a professional archaeologist and the appropriate agencies notified. No adverse impacts on archaeological resources would be anticipated. Redevelopment of the Historic Nelson Family Farmhouse could occur. If redevelopment of historic properties is proposed, federal law and the Washington State Department of Archeology and Historic Preservation's law regulating historic sites would apply. Fire Protection The Proposed Action could result in an increase in commercial and residential development in the Urban Center. Maximum building heights would be less under this Alternative than under the No Action Alternative except in the Regional Center District where maximum heights could reach 214 feet along Tukwila Parkway. The Proposed Action's maximum building heights are similar to those under the High Intensity Alternative, except in the TOD District where they are lower under the Proposed Action. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs. Schools Attracting more housing to the Urban Center is a key component of the Proposed Action. The northern portions of the Urban Center are potential locations for future housing projects, in particular TOD-related housing, since they are in proximity to both the Southcenter bus Transit Center and the Sounder commuter rail/Amtrak station. As such, these projects have the potential to generate students that will need to be accommodated within the school districts. Residential development assumed under the Proposed Action could generate additional student enrollment within the Tukwila and Renton School Districts on an incremental basis over the 18 year Tukwila Urban Center Subarea Plan: Draft SEIS 3-22 October 2013 planning period. Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. Table 3.5 shows the potential number of K-12 students that could be added to each school district by year 2031 based on the housing target allocation to the Urban Center for each land use alternative, using an average generation rate of 3 students per 100 units.14 Table 3.5 Projected K-12 Student Generation School District No Action Alternative Yr. 2031 Proposed Action & High Intensity Alternative Yr. 2031 Tukwila 11 29 Renton 9 50 Source: City of Tukwila, 2013 The actual number of school children generated by future development in the Urban Center may be fewer than shown above. Studies have shown that characteristics such as bedroom mix, type of housing, market target, and child -friendliness of a TOD project may have an impact on school children generation. It is likely that the majority of housing projects that will be built in the northern portion of the Urban Center over the next 20 years will be targeted at young, primarily childless professionals, since developers typically will build studios and 1- and 2- bedroom apartments to make TOD housing projects financially feasible. Larger families and households with older children require more bedroom space.15 Over the long term, as the land use districts in the Urban Center continue to evolve into residential mixed-use neighborhoods with amenities such as parks, open spaces, and bicycle and walking paths, more family -friendly housing may be constructed and the student population may increase. Given the 18 -year planning period, it is not feasible to assess enrollment versus capacity issues over the long-term for the Tukwila and Renton School Districts. Any impact from students generated within the Urban Center is expected to be minor. 3.1.2.2 High Intensity Alternative Land Use & Aesthetics Land use and aesthetic impacts under the High Intensity Alternative will be similar to those identified under the Proposed Action. However, under the High Intensity Alternative, maximum building heights would be 115 feet anywhere within the TOD District when employing a minimum of two height incentives (see Figures 3.3 & 3.4). Consequently, shadowing impacts in the TOD District under this Alternative would be greater than under the Proposed Action, since 14 A study of Transit Oriented Development (TOD) projects across the country has shown that the number of school aged children (K-12) generated by TOD projects is extremely low with an average generation rate of 3 students per 100 units. Source: "What About Our Schools?", Urbanomics & Edison Exchange, March 2008. 15 "Linking Transit -Oriented Development, Families and Schools", by Bierbaum, Vincent, and McKoy, Center for Cities & Schools, University of California, Berkley, In Community Investments, Summer 2010Nol. 22, Issue 2, pg 18-45. Tukwila Urban Center Subarea Plan: Draft SEIS 3-23 October 2013 the allowable maximum building height would be higher. Height restrictions and building setbacks from the Green River and Tukwila Pond, as required by the Shoreline regulations and proposed development regulations for the Urban Center would still be required, which would serve to minimize shadowing impacts on these resources. Impacts would occur on a site-specific basis within the District, depending on where tall buildings are constructed, and potentially include obstruction of views from the surrounding residential neighborhoods on hillsides west and north of the Urban Center, a decrease in the amount of sunlight that reaches the street, and a decrease in adjacent development's solar access. Maximum building heights elsewhere in the Urban Center remain the same as under the Proposed Action. Figure 3.4 Conceptual Illustrations of Maximum Building Heights — High Intensity Alternative Transit -Oriented Development District (Above) This SEIS alternative implements the vision for the Southcenter area and accommodates the same amount of planned growth but would allow taller buildings than those allowed under the Subarea Plan within the Regional Center and Transit Oriented Development (TOD) Districts, provided the proposed projects meet specific criteria. Since the amount of growth assumed for this alternative is the same as under the Proposed Action (see Table 3.4), fewer buildings would be needed in the Subarea to accommodate the anticipated growth, resulting in an incrementally more compact land use pattern. Fewer buildings would also generate the same amount of traffic as the Proposed Alternative. Once the maximum number of p.m. peak trips has been reached, the analysis of this SEIS would no longer apply and each development would undergo individual environmental review of its potential impacts —. Alternatively, the SEIS could be updated to address a higher traffic threshold. All other land use impacts from adoption of the subarea plan, development regulations and design guidelines would remain the same as under the Proposed Action. Open Space Open Space impacts under the High Intensity Alternative will be similar to those identified under the Proposed Action. Maximum building heights in the TOD District could be taller, increasing the potential for shadowing on open spaces from adjacent development. Tukwila Urban Center Subarea Plan: Draft SEIS 3-24 October 2013 Shorelines Impacts to the shorelines under the High Intensity Alternative will be similar to those identified under the Proposed Action. Maximum building heights could be taller in the TOD District in proximity to the Green River, increasing the potential for shadowing on shorelines from adjacent development. Along the Green River, building heights and setbacks are restricted by Shoreline regulations which would reduce or eliminate shadowing effects on the river resources. Taller buildings would also create more views of the River. Historic & Archaeological Resources Historic and Archaeological resource impacts under the High Intensity Alternative will be similar to those identified under the Proposed Action. Fire Protection The High Intensity Alternative could result in an increase in commercial and residential development in the Urban Center. Maximum building heights would be less under this Alternative than under the No Action Alternative except in the Regional Center District where maximum heights could reach 214 feet along Tukwila Parkway, and in the TOD District where they would be equal to the No Action, with height bonuses. The High Intensity Alternative's maximum building heights are similar to those under the Proposed Action, except in the TOD District where they are greater than heights allowed in the Proposed Action. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs. Schools Impacts on schools under the High Intensity Alternative will be similar to those identified under the Proposed Action. 3.1.2.3 No Action Alternative Land Use and Aesthetics Table 3.4 shows growth assumptions for the No Action alternative. Overall employment growth would most likely increase by approximately 8.5 percent, to a total of approximately 21,393. This represents less employment growth than the Proposed Action or High Intensity Alternative. No Action would result in a continuation of the Southcenter area's existing land use pattern — big box and strip mall developments surrounded by parking and separated from the street edge - through infill and redevelopment. The greatest employment growth would most likely occur in Tukwila Urban Center Subarea Plan: Draft SEIS 3-25 October 2013 retail land uses. As at present, some categories of uses (e.g., retail and industrial) would continue to be dispersed throughout the Urban Center rather than focused into more coherent and compatible districts. The potential for conflicts between uses of different character and intensity would be greater than for the proposed Subarea Plan. Regional policies encourage the Southcenter area to become a location for significant higher density housing in the long-term, and No Action would likely frustrate accomplishment of this goal. While market conditions could result in development of some housing (approximately 650 units in known pipeline projects), No Action would result in significantly less compared to the Proposed Action or the High Intensity Alternative. In addition, if manufacturing and warehouse/distribution uses continued to be dispersed throughout the Southcenter area, there would be greater potential for land use conflicts and impacts to housing. This pattern of land use, absence of design guidance and uncertainty about the character of adjacent land uses, would generally make the Urban Center a less attractive location for housing. No Action will also not generate public investment in the types of amenities that will be needed to attract housing and meet regional goals for increasing pedestrian orientation and transit supportive environments, such as smaller block sizes, improved public and private frontages that will enhance walkability, "complete streets", open spaces, and improvements to site and architectural design. Reduced opportunities for housing in the Urban Center could make it difficult for the City to meet its housing targets. If the City was unable to accommodate its allocation in the Urban Center, there would be greater pressure for infill and intensification of housing in the City's existing residential neighborhoods. In addition, there could be increased demand in housing markets in adjacent cities — Renton, Seattle, Sea -Tac, in South King County generally, and in Pierce County. Building Heights, Views, and Visual Character The existing, undistinguished visual character of the Southcenter area would continue under No Action. Buildings would most likely remain low in height, be set back far from the sidewalk, and be surrounded by extensive surface parking lots. However, because maximum building heights are 115 feet throughout the Urban Center, there is also a potential for taller buildings to locate anywhere within the Urban Center, especially when compared to the Proposed Action. Consequently, shadowing impacts throughout the Urban Center could be greater under No Action, since the allowable maximum building heights in most Districts (except for the Regional Center District) would be higher. When compared with the High Intensity Alternative, impacts from shadowing would be equivalent in the TOD District, less significant in the Regional Center District (where max heights under the High Intensity Alternative are 214'), and greater in the Commercial Corridor and Workplace Districts. Shadowing impacts would occur unpredictably and on a site-specific basis, depending on where tall buildings are constructed. Impacts potentially include obstruction of views from the surrounding residential neighborhoods on hillsides west and north of the Urban Center, a decrease in the amount of sunlight that reaches the street, and a decrease in adjacent development's solar access. Tukwila Urban Center Subarea Plan: Draft SEIS 3-26 October 2013 No additional guidance would be provided for site and building design. Superblocks, lack of pedestrian and bicycle connections and amenities, and absence of streetscape improvements would continue to deter walking, bicycling, and transit use and, instead, encourage auto travel. Open Space Publicly accessible open space is not now and would not be required by regulations under No Action. Consequently, the area may continue to redevelop without the additional requirements for parks and open spaces that contribute to "great spaces" and function as amenities that attract housing. Covered or uncovered recreation space would be required for residential developments. No additional guidance on park or open space design would be provided. Shorelines Under the No Action Alternative, development within buildings located within 200 feet of the OHWM will be stepped down in height to a maximum of 45 feet to preserve views. Outside of the shoreline environment on parcels adjacent to the River, the maximum building height would continue as currently permitted at 115 feet. Development would be set back from the River 100 feet landward of the OHWM along non -leveed stretches of the River and 125 feet along leveed stretches to allow for the future reconfiguration of the river banks. The visual character of the built environment, as viewed from the Green River Trail, would not be addressed. Horizontal and vertical modulation of a building's facade facing the River, as well as ground level transparency, would not be required. Land uses adjacent to the Green River north of Strander Boulevard would remain similar to those currently permitted, including warehouse, industrial and auto -intensive uses. Per the requirements of the Shoreline Overlay District, landscaping along the River's banks will be protected and enhanced. Lighting will directed away from the river to minimize impacts on the fish habitat. Historic and Archaeological Resources Historic and Archaeological Resources impacts under the No Action Alternative will be similar to those identified under the Proposed Action. Fire Protection The No Action Alternative could result in an increase in commercial and residential development in the Urban Center. Maximum building heights would be greater under this Alternative than under the Proposed Action or the High Intensity Alternative, except in: 1) the Regional Center District where maximum heights could reach 214 feet along Tukwila Parkway; and 2) in the TOD District under the High Intensity Alternative where maximum building heights would be the same. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs. Tukwila Urban Center Subarea Plan: Draft SEIS 3-27 October 2013 Schools Since less housing is expected under the No Action Alternative than would be developed under the Proposed Action or High Intensity Alternative, fewer additional students would be generated, resulting in less impact to school districts. As seen in Table 3.5 Projected K-12 Student Generation, the No Action Alternative would generate a minimal number of additional students for enrollment within the Tukwila and Renton School Districts on an incremental basis over the 18 year planning period: 11 additional students for the Tukwila K-12 School District; 9 K-12 students for the Renton School District. Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. Similar to the other Alternatives, it is assumed that enrollment in future years would be adequately planned for by both districts through their capital facilities planning efforts, such that capacity would be provided to meet future needs. Over the long term, adjustments in specific school service boundaries may be warranted, as well as future bond issues and levies, to serve general growth in both districts. Associated funds from property taxes would help offset increases in demand for school services. 3.1.3 Mitigation Measures Land Use and Aesthetics The proposed development regulations and design guidelines would effectively avoid, reduce and/or minimize potential land use impacts that could occur in the Southcenter Subarea under existing regulations. As noted previously, the regulations would not in themselves cause significant adverse impacts. The recent City updates to the Shoreline Master Program, as consistent with the requirements of state law, harmonize with the proposed uses and standards as appropriate and would have a positive effect on shoreline resources. Potential shadowing on adjacent uses from taller buildings could be mitigated through careful site planning and building design. As a condition for approval, an applicant could show how shadowing on adjacent open spaces, amenities, and parks is mitigated when proposing a structure over 70 feet in height. Upper stories of buildings could also be required to be set back off the street through the design review process. Shadowing on Tukwila Pond and the Green River would be mitigated through proposed setbacks and the Shoreline regulations. No additional mitigation measures are required. Open Space The Proposed Action calls for integrating the natural and recreation amenities with an increasingly urbanized area. Proposed regulations would encourage buildings to "face" Tukwila Pond and the Green River, enhance visual and physical access to parks and amenities, and increase the amount of public and private open spaces. The specific provision of on-site open spaces would be determined as part of the review process of individual projects. The proposed design guidelines would ensure that the open spaces were well designed, usable, and connected to adjacent uses. Improved streetscapes with wider sidewalks and landscaping would provide improved pedestrian access between the open spaces. Tukwila Urban Center Subarea Plan: Draft SEIS 3-28 October 2013 Shorelines The recent City updates to the Shoreline Master Program, as consistent with the requirements of state law, harmonize with the proposed uses and standards as appropriate and would have a positive effect on shoreline resources. No additional mitigation measures are required beyond what is included in proposed development regulations and design guidelines, and the Shoreline Master Program. Historic and Archaeological Resources If a historic structure were proposed to be redeveloped, Federal law and the Washington State Department of Archeology and Historic Preservation's (DAHP) law regulating historic sites would apply. Should archaeological materials or human remains be observed during project activities, all work in the immediate vicinity would stop. The State Department of Archaeology and Historic Preservation, the County/City planning office, the affected Tribe(s) and the county coroner (if applicable) would be contacted immediately in order to help assess the situation and determine how to preserve the resource. Compliance with all applicable laws pertaining to archaeological resources (RCW 27.53, 27.44 and WAC 25-48) would be required. No additional mitigation measures are required. Fire Protection To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs. The Fire Department should continue to monitor demand and develop strategic plans for efficiently utilizing available resources. No additional mitigation measures are required. Schools It is assumed that enrollment in future years would be adequately planned for by both districts through their capital facilities planning efforts, such that capacity would be provided to meet future needs. Over the long term, adjustments in specific school service boundaries may be warranted, as well as future bond issues and levies, to serve general growth in both districts. Associated funds from property taxes would help offset increases in demand for school services. No additional mitigation measures are required. 3.1.4 Significant Unavoidable Adverse Impacts Land Use and Aesthetics Growth will occur in the Southcenter Subarea with or without the proposed Subarea Plan, although the location, type and amount may vary depending on alternative. Redevelopment of the Urban Center is a goal of the City's adopted Comprehensive Plan, and of regional plans and policies, and additional growth has been anticipated. It is acknowledged that some observers may like the Urban Center as it looks and functions today, and may view future growth, intensification, and change as adverse. Tukwila Urban Center Subarea Plan: Draft SEIS 3-29 October 2013 Change will occur and is unavoidable, but it will not be adverse in nature. Guiding certain types of land uses to specific Southcenter districts would reduce existing land use conflicts and avoid or reduce future conflicts. Many potential impacts are anticipated in the Subarea Plan and would be mitigated by adopted and/or proposed subarea plan strategies, development regulations and design guidelines. While some existing uses in some portions of the Urban Center could be displaced in the process of redevelopment, such uses could potentially relocate to other areas of Southcenter or elsewhere in the City. Such displacement may be significant to individual displaced businesses, but is not an adverse impact to land use in the Urban Center. No significant unavoidable adverse impacts have been identified. While identified land use and aesthetic changes will be significant and are unavoidable, they are generally considered to be positive rather than adverse. Open Space No significant unavoidable adverse impacts to open space would result from the Proposed Action. Shorelines No significant unavoidable adverse impacts to shorelines would result from the Proposed Action. Historic and Archaeological Resources No significant unavoidable adverse impacts to historic and archaeological resources would result from the Proposed Action. Schools No significant unavoidable adverse impacts to schools would result from the Proposed Action. Section 3.2 Relationship to Plans, Policies and Regulations This section includes a discussion of the relationship of the Southcenter Subarea Plan to Vision 2040, the King County Countywide Planning Policies, and the Tukwila Comprehensive Plan, focusing on the Urban Center and Shoreline policies. The following discussion is selective and focuses on plans, policies and regulations that are relevant to the Urban Center, the proposed Subarea Plan and development regulations. A discussion of the policy consistency of the City's Comprehensive Plan with the Growth Management Act and the Countywide Planning Policies may be found in the Tukwila Comprehensive Plan Draft EIS (1995). Tukwila Urban Center Subarea Plan: Draft SEIS 3-30 October 2013 3.2.1 Growth Management Act (RCW 36.70A) Summary: The GMA gives local jurisdictions the option to include subarea plans as elements of their Comprehensive Plans (RCW 36.70A.080). A subarea plan and any implementing development regulations must be consistent with the Comprehensive Plan and must be adopted consistent with GMA procedures. In general, subarea plans amend the Comprehensive Plan. Initial adoption of a subarea plan may occur outside the annual Comprehensive Plan amendment cycle if it does not modify the Comprehensive Plan's policies and designations applicable to the sub -area (RCW 36.70A.130(2)(a)(1)). Plan adoption must also satisfy GMA public participation requirements (36.70A.020(11) and 36.70A.035). The Growth Management Act's planning goals (RCW 36.70A.020) are intended to guide development of local comprehensive plans. (1) Urban Growth. Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. (2) Reduce Sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. (3) Transportation. Encourage efficient multimodal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans. (4) Housing. Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. (5) Economic Development. Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities. (6) Property Rights. Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. (7) Permits. Applications for both state and local government permits should be processed in a timely and fair manner to ensure predictability. (8) Natural Resource Industries. Maintain and enhance natural resource-based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forest lands and productive agricultural lands, and discourage incompatible uses. Tukwila Urban Center Subarea Plan: Draft SEIS 3-31 October 2013 (9) Open Space and Recreation. Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks. (10) Environment. Protect the environment and enhance the state's high quality of life, including air and water quality, and the availability of water. (11) Citizen Participation and Coordination. Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. (12) Public Facilities and Services. Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. (13) Historic Preservation. Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. Discussion: The Southcenter Subarea Plan would supplement and implement the Tukwila Comprehensive Plan's Urban Center Element, which was amended in 2005 and 2013. It would apply land use and capital facility strategies, development regulations and design guidelines to the Urban Center area. In general, the types and intensities of land uses contemplated by the subarea plan would be consistent with the current land use map and zoning designation (Tukwila Urban Center), and with the objectives and policies of the Tukwila Comprehensive Plan, which are discussed further below. The proposed regulations, which would be adopted concurrent with the Subarea Plan, would also identify a number of distinct land use districts within the Urban Center as a means to organize land uses, to ensure compatibility and to implement the plan. The subarea plan would be consistent with relevant GMA goals, as follows: ■ The Urban Center is within a designated urban growth area, is a designated urban center by King County, and is intended to be developed for a mix of high density urban land uses (Goal 1). • Concentrating development at higher densities in the Urban Center would make efficient use of urban land (Goal 2). • The Urban Center is served by public transit (including bus, commuter rail and Amtrak service); road and circulation improvements would manage congestion, better link different modes of travel, and promote pedestrian and bicycle circulation (Goal 3). • Expanding the locations where multifamily housing is permitted in the Urban Center would expand the range of housing choices available in Tukwila, preserve housing stock in existing neighborhoods, and augment the supply of housing in King County. Housing provided by the SEIS alternatives by 2031 could range from approximately 654 units for No Action, to 2,714 dwelling units for the Proposed Action and High Intensity Alternative (Goal 4). Tukwila Urban Center Subarea Plan: Draft SEIS 3-32 October 2013 • The Southcenter area is a significant economic driver for the City, and the subarea plan would increase employment and economic development opportunities (Goal 5). • Implementing regulations are intended to reflect a fair and reasonable approach to regulation and include reliance on market driven changes, public investment, and incentives (Goal 6). • The City is evaluating the environmental impacts of the Southcenter Subarea Plan "upfront" using the SEPA process outlined in RCW 43.21C.420, which would streamline permitting for projects that are consistent with and implement the subarea plan and have had their impacts reviewed in the SEIS (Goal 7). • No resource lands are located within or would be affected by the Southcenter Subarea Plan (Goal 8). • The Southcenter Subarea Plan would enhance existing urban parks/open space and provide additional resources within the Urban Center; land uses within the Plan would not adversely affect habitat, which would support local, state and federal requirements regarding fish and wildlife (Goal 9). • This SEIS, along with prior environmental documents, evaluates how development of the Southcenter area would affect various elements of the environment. Adopted plans, policies and regulations would mitigate impacts to the natural environment (Goal 10). • Please refer to the discussion of public participation in the Southcenter Planning Process section in Chapter 2, Section 2.3.1 of the SEIS (Goal 11). • Needs for public facilities and services have been identified in conjunction with the planning and environmental review processes for the Comprehensive Plan, the Southcenter Subarea Plan, and for recent project proposals in the Urban Center (e.g., the Southcenter Mall expansion). A city-wide transportation plan, adopted in 2005, identified improvements specific to the Southcenter area. Other services and capital facilities are adequate to support planned growth; refer to the matrix in Appendix A (Goal 12). • The Southcenter Plan would not adversely impact lands with historic or archaeological significance within the Urban Center. Please refer to the discussion in the Land Use section (Goal 13). 3.2.2 Vision 2040 (amended 2009) Summary: Vision 2040, prepared by the Puget Sound Regional Council (PSRC), provides a regional framework for land use, economic and transportation planning that supports the GMA. The core of the regional strategy expressed in Vision 2040 involves focusing a significant share of future growth in regional growth centers, generally the region's largest and/or strategically located cities, which are connected to and served by high capacity transit service, and characterized by higher density housing and employment. Tukwila is one of PSRC's designated "regional growth centers." Vision 2040 describes the general characteristics (i.e., residential and employment densities) for different categories of centers. Regional growth centers are locations with current or planned concentrations of the region's most significant business, governmental, and cultural activities. They support high-density urban neighborhoods with a mix of land uses including housing, jobs, shopping and recreation. Tukwila Urban Center Subarea Plan: Draft SEIS 3-33 October 2013 The PSRC's Central Puget Sound Regional Growth Centers report (2002) summarized growth trends in the region's designated urban centers. The report indicated that the Tukwila Urban Center's 2000 employment was 22,749; at that time, its 27 jobs per gross acre exceeded Vision 2020's target of 25 jobs per gross acre. At the same time, the Urban Center had almost no residential population in 2000, which is also true today. Discussion: Tukwila's Comprehensive Plan contains an Urban Center element which includes goals and policies for the Southcenter area. Future land uses planned for the Southcenter area include a mix of high density, transit supportive retail, commercial, and residential uses. Development would be designed to encourage walking and bicycling, particularly in the northern part of the Urban Center between the Mall and the rail station. Minimum or maximum density is not specified; the hybrid form -based approach of the development standards and guidelines provide the "envelope" for development (setbacks, heights, and building form), and permit a project to achieve whatever densities are attainable within the development "envelope". Depending on SEIS alternative, housing (in multifamily units) would increase from almost zero in 2013 to 654 units for No Action and 2,714 units for the Proposed Action and High Intensity Alternative by 2031. Housing would be located in the Regional Center, TOD and Pond districts. Approximately 4,850 units could be accommodated city-wide under the Proposed Action or High Intensity Alternative. Total employment and employment density currently surpass Vision 2040's Urban Center targets. The Southcenter Subarea Plan would enhance the potential for economic development and continued employment growth as competition for the share of the retail market increases in the South King County region. As a beginning step in managing parking supply, required parking minimums are lower in the northern part of the Urban Center where higher density, transit and pedestrian supportive uses will be located. Parking minimums are further reduced for complementary uses and some uses located in proximity to high capacity transit stations. 3.2.3 Countywide Planning Policies Summary: The Countywide Planning Policies (CPPs), adopted by the King County Growth Management Planning Council (amended December 2012), provide guidance for local jurisdictions to carry out their GMA planning responsibilities. CPP policies relevant to urban centers are summarized below. It should be noted that Tukwila's Urban Center has previously qualified and been designated as an Urban Center in regional policy documents, including Vision 2020 and Vision 2040, as well as the CPPs. The EIS originally prepared for the City's Comprehensive Plan (1995) included an analysis of the relationship of the plan to GMA goals and the CPPs. The 1995 Comprehensive Plan included an Urban Center Element, which was updated in 2005 and 2013. A background report prepared for the Urban Center Element in 1995 also evaluated the consistency of the Urban Center with CPP criteria. As discussed further below, the proposed Subarea Plan supplements and would implement the adopted Comprehensive Land Use Plan's Urban Center Tukwila Urban Center Subarea Plan: Draft SEIS 3-34 October 2013 Element goals and policies; the City is not required to demonstrate again that the Urban Center meets the CPP or Vision 2040 criteria. This SEIS does not repeat the previous analysis; rather, it discusses how the Subarea Plan's strategy and associated development regulations would advance and further adopted City and regional policy. In general, the CPPs establish guidelines for levels of households and jobs within designated Centers and a policy for the level of growth that is envisioned and should be planned for. Individual cities establish 20 -year household and job targets for their centers. The CPPs recognize that individual centers may develop at different paces, and the targets may be achieved over a longer-term period. According to the U.S. Census, the City had 7,755 housing units in 2010. Puget Sound Regional Council (PSRC) covered employment estimates for the City in 2010 were 43,126. King County establishes targets for the City of Tukwila and its potential annexation areas of 4,850 new households and 17,550 new jobs by 2031. King County's 2005 Annual Growth Report indicates an assumed average density of 38 du/acre for the Urban Center. DP -29 Concentrate housing and employment growth within designated Urban Centers. DP -32 Adopt a map and housing and employment growth targets in city comprehensive plans for each Urban Center, and adopt policies to promote and maintain quality of life in the Center through: • A broad mix of land uses that foster both daytime and nighttime activities and opportunities for social interaction; • A range of affordable and healthy housing choices; • Historic preservation and adaptive reuse of historic places; • Parks and public open spaces that are accessible and beneficial to all residents in the Urban Center; • Strategies to increase tree canopy within the Urban Center and incorporate low impact development measures to minimize stormwater runoff; • Facilities to meet human service needs; • Superior urban design which reflects the local community vision for compact urban development; • Pedestrian and bicycle mobility, transit use, and linkages between these modes; • Planning for complete streets to provide safe and inviting access to multiple travel modes, especially bicycle and pedestrian travel; and • Parking management and other strategies that minimize trips made by single occupant vehicle, especially during peak commute periods. DP -43 Design communities, neighborhoods, and individual developments using techniques that reduce heat absorption, particularly in Urban Centers. DP -44 Adopt design standards or guidelines that foster infill development that is compatible with the existing or desired urban character. Tukwila Urban Center Subarea Plan: Draft SEIS 3-35 October 2013 H-4 Provide zoning capacity within each jurisdiction in the Urban Growth Area for a range of housing types and densities, sufficient to accommodate each jurisdiction's overall housing targets and, where applicable, housing growth targets in designated Urban Centers. H-5 Adopt policies, strategies, actions and regulations at the local and countywide levels that promote housing supply, affordability, and diversity, including those that address a significant share of the countywide need for housing affordable to very -low, low, and moderate income households. These strategies should address the following: a. Overall supply and diversity of housing, including both rental and ownership; b. Housing suitable for a range of household types and sizes; c. Affordability to very -low, low, and moderate income households; d. Housing suitable and affordable for households with special needs; e. Universal design and sustainable development of housing; and f. Housing supply, including affordable housing and special needs housing, within Urban Centers and in other areas planned for concentrations of mixed land uses. H-10 Promote housing affordability in coordination with transit, bicycle, and pedestrian plans and investments and in proximity to transit hubs and corridors, such as through transit oriented development and planning for mixed -uses in transit station areas. EC -14 Foster economic and employment growth in designated Urban Centers and Manufacturing/Industrial Centers through local investments, planning, and financial policies. EC -15 Make local investments to maintain and expand infrastructure and services that support local and regional economic development strategies. Focus investment where it encourages growth in designated centers and helps achieve employment targets. T-4 Develop station area plans for high capacity transit stations and transit hubs. Plans should reflect the unique characteristics and local vision for each station area including transit supportive land uses, transit rights-of-way, stations and related facilities, multi -modal linkages, and place -making elements. T-6 Foster transit ridership by designing transit facilities and services as well as non - motorized infrastructure so that they are integrated with public spaces and private developments to create an inviting public realm. Discussion: The boundaries of the Southcenter area are described in the Comprehensive Plan and the Southcenter Subarea Plan. The plans encourage a mix of uses and densities — for both employment and housing — that would support transit use, and provide a range of housing choices and active daytime and nighttime populations. The subarea plan and development regulations include provisions for parks and open space, and a range of urban amenities. They also address landscaping and street trees along streets, around a development's perimeter, and in parking lots. Facilities to address human service needs are permitted within the development Tukwila Urban Center Subarea Plan: Draft SEIS 3-36 October 2013 regulations. The subarea plan and new design manual contain design guidelines tailored to achieve the community's vision for Southcenter (DP -32). The Comprehensive Land Use Plan provides guiding policy for surface water management in the City. The City of Tukwila Stormwater Water Management Plan and Comprehensive Surface Water Management Plan incorporate measures to control stormwater and surface water runoff. The Surface Water Plan addresses new federal regulations and changing surface water management techniques and strategies, including low impact development (LID). The City is currently revising TMC Chapter 18.54 Tree Regulations, whose purpose is to maintain and improve the quality of the City's environment, promote building and site planning practices that are responsive to the community's natural environment, regulate the clearing of trees and understory vegetation, and regulate vegetation removal in sensitive areas and sensitive area buffers (DP -32). The Subarea Plan includes lower minimum parking standards than currently permitted for the Regional Center, TOD and Pond Districts. These areas are within walking distance of the bus transit centers and rail station, where increased transit ridership and pedestrian activity is desired and encouraged through a change of building form, site design, and amenities. Transportation strategies include commute trip reduction and similar programs. A revised street and pedestrian network would encourage pedestrian and bicycle circulation (DP -32). The Urban Center is zoned to accommodate the majority of Tukwila's new housing and employment growth targets. The proposed zoning code amendments and land use districts accommodate a mix of housing types; densities are not specified, but the specified development "envelope" (i.e., min/max building height, setbacks, parking requirements) would control the form and intensity of development. Locations where housing development is permitted are expanded in the proposed subarea plan and revised code. The revised code also offers a building height incentive in exchange for including multifamily housing in a project (H-4 & H-5). The subarea plan is intended to achieve high urban densities that would encourage transit use; it would also locate significant new housing and mixed-use development proximate to a Commuter Rail station and bus transit center. A revised street and pedestrian network would support increased non -motorized mobility (H-10). The Southcenter Plan includes strategies that would retain current businesses and encourage economic growth in the Urban Center. Strategies include a combination of working with market forces, employing new development and design regulations, and using focused public investments to stimulate new development that implements the community vision for the Urban Center and keeps it financially viable in the face of regional retail competition (EC -14 & EC -15). The northern portion of the Southcenter area includes a bus transit center and a commuter rail/Amtrak station, located within one-half mile walking distance of planned population and significant employment. These two facilities are located in a proposed "Transit Oriented Development" (TOD) District. Because the subarea is large in area, employment uses located in the southern portion of the subarea may be further than a one-half mile walk from transit centers; but these areas would be closer to existing or planned bus transit stops. Site development policies call for connecting transit stops with adjacent development; the Subarea Plan calls for creating a Tukwila Urban Center Subarea Plan: Draft SEIS 3-37 October 2013 strong "sense of place" within the Urban Center; new street design standards, open space standards, and architectural guidelines will work towards creating an inviting public realm. New street design standards will provide wider sidewalks in northern part of urban center to support the desired level of pedestrian activity, and bicycle facilities on selected roadways. Future street map identifies locations of planned cross -streets that will break up the existing mega blocks, thereby enhancing motorized capacity, walking and biking (T4 & T-6). The proposed Southcenter Design Manual employs regulations calling for architectural elements designed to minimize solar gain during summer months. Landscaping requirements in the newly revised development regulations call for more landscaping in parking lots and using shade trees on east and west windows to balance summer cooling and winter heating (DP -43). The Design Manual and new development regulations are focused on addressing redevelopment of underutilized properties and infill development, and ensuring compatibility with the community's vision. Breaking up mega blocks, considering building orientation to streets and open spaces, connecting buildings to the sidewalk with pedestrian facilities, limiting parking between the building and sidewalk, improving public frontage, and architectural design guidelines will help to implement the Subarea Plan's vision (DP -44). 3.2.4 Tukwila Comprehensive Land Use Plan (2005, 2013) Summary: The Comprehensive Land Use Plan was initially adopted in 1995, following environmental review pursuant to SEPA, was amended in 2005, and is currently being updated as required by the state's Growth Management Act. The Plan's Urban Center Element contains a vision, policies and implementation strategies which are intended to guide the general direction of the Southcenter Plan. This element has evolved since the Southcenter area was initially designated as an Urban Center, and now provides more area -specific guidance to the Southcenter planning process, which has been underway since 2002. The basic vision of the Urban Center (initially articulated in the 1995 Comprehensive Land Use Plan) is of an economically vibrant, high density area with regional employment, limited mixed- use housing, shopping and recreational opportunities; transit and pedestrian systems supplementing an improved road system; and sensitive treatment of natural resources. Additional elements of the vision, incorporated in 2005 to reflect public input received during the Southcenter Subarea Planning process, include: • Improved connections between the Westfield Southcenter Mall and Tukwila Pond. • An area of high quality, walkable mix of retail, entertainment, housing, public spaces and employment in the northern part of the urban center -- a memorable destination within the region. • Anchor areas linked by frequent transit service, enhanced with public and private pedestrian facilities, and development standards supporting this type of built environment. • High quality transit and pedestrian facilities, focusing on creating strong connections between the urban center and the Sounder Commuter Rail/Amtrak station. • Overall improvements to the network of streets, trails, sidewalks and other infrastructure. Tukwila Urban Center Subarea Plan: Draft SEIS 3-38 October 2013 • Encouragement of pedestrian -oriented environment through building and streetscape design features. • Sensitivity to the needs of existing businesses while facilitating the area's market-driven transitions. The boundaries of the urban center are defined, consistent with the boundaries of the subarea described in Chapter 2, Section 2.1 of the Draft SEIS. Discussion: The proposed Southcenter Subarea Plan, development regulations and design guidelines are intended to achieve the vision of the Urban Center as articulated in the Comprehensive Land Use Plan. The various components of the vision (land use, design, streets, etc.) are echoed in the Urban Center Element; they are discussed below in the context of goals and policies. Summary: Goal 10.1 Land Use. The Tukwila Urban Center (TUC) will contain an intense, diverse mix of uses which will evolve over time. The character and pace of this evolution will have been set by a combination of guidelines, regulations, incentives, market conditions and proactive private/public actions which reinforce existing strengths and open new opportunities, and the desire for a high quality environment for workers, visitors and residents. 10.1.1 Recognize the Tukwila Urban center as a regional commercial/industrial area with opportunities for residential development, served by a balance of auto, pedestrian and transit facilities. Discussion: The TUC is designated as a regional Urban Center in Vision 2020, Vision 2040, and the King County Countywide Planning Policies. The TUC is currently characterized by a combination of retail, light industrial, warehouse and distribution, lodging and office uses. These same uses would continue, with the planned addition of housing over time in the northern portion of the TUC. An expanded street network and pedestrian connections would help make walking more feasible and pleasant and would help to balance the transportation system. The new permanent Sounder Commuter Rail/Amtrak station and the new bus transit center would facilitate mixed-use development in the northern portion of the TUC. 10.1.2 Public/private investment shall facilitate and encourage overall growth in the Tukwila Urban Center. Discussion: Redevelopment of the TUC would occur through a combination of public and private actions. Growth would be influenced by market economics and public investment, and guided by development regulations and design guidelines. Proposed zoning code amendments would also provide development incentives (e.g., a height increase) to achieve desired objectives, such as housing and pedestrian amenities. 10.1.3 Tukwila Urban Center "Districts". The TUC encompasses a relatively large area containing a wide variety of uses. To create a more coherent urban form and enhance the center's long-term competitive edge within the region, this plan seeks to guide Tukwila Urban Center Subarea Plan: Draft SEIS 3-39 October 2013 development and change to create distinct areas where the character, forms, types of uses and activities benefit, complement and support each other. Discussion: The variety of uses occurring in the TUC today are often scattered randomly throughout the subarea. Existing zoning permits any use to locate anywhere in the TUC, although some concentrations of similar development (e.g., warehousing) have formed. There is little certainty, therefore, about where particular uses could locate, and there is an ongoing potential for land use conflicts. The proposed Subarea Plan, development regulations (including use, height limits, setbacks, parking, public frontage, and building placement, and architectural regulations), and design guidelines (applied through design review) would create distinct land use districts, containing complementary land uses with a coherent character. Building heights would increase relative to current height limits in some portions of the subarea, but maximum allowable heights will decrease in the subarea as a whole compared to what is currently permitted. The plan has been developed with the involvement of the public and stakeholders. 10.1.4 Tukwila Urban Center Residential Uses. Allow residential development in proximity to water amenities or within walking distance of the Sounder commuter rail/Amtrak station, subject to special design standards. Discussion: The TUC Plan encourages housing in mixed-use and single -use structures in the northern portion of the TUC, around the Mall, adjacent to the Green River and Tukwila Pond, and in the area surrounding the Tukwila Station. These areas would be within walking distance of the new Sounder commuter rail station or the bus transit center. Development regulations (including addressing some aspects of architectural design) and design guidelines would ensure that buildings are of appropriate scale, high quality design, and compatible with the community's vision for the area. Summary: 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 support a range of mixed -uses promoting business, shopping, recreation, entertainment and residential opportunities. Discussion: The proposed Subarea Plan would concentrate a mix of urban uses (retail, housing, office, and lodging) in the northern portion of the TUC. Planned uses, and new streets and pedestrian connections, would connect the Regional Center, TOD and Pond Districts. An increase in public open spaces would balance the intensifying urban area. 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. Discussion: New parks, trails and urban open spaces would be developed through a combination of regulations and public investments. Development would be attracted to amenities such as the Green River, providing connections and access to the existing trail along the shoreline. Around Tukwila Urban Center Subarea Plan: Draft SEIS 3-40 October 2013 Tukwila Pond, adjacent mixed-use development would be oriented to a publicly accessible esplanade on the northern edge of the Pond: Existing development regulations --- such as stormwater standards, shoreline policies, and critical area regulations -- would protect the natural environment, including the water quality of Tukwila Pond. 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 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. Discussion: The Subarea Plan includes a network of new streets and pedestrian ways which would reduce the size of superblocks, expand the street network, and enhance vehicular and pedestrian circulation. Proposed development regulations and design guidelines would guide access, improvements, building orientation, on-site parking, public and private frontage improvements, and landscaping based on street type. 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. Discussion: Proposed TUC development regulations and design guidelines address site architectural, and building design, and the pedestrian environment and amenities. Based on the goals of each district, building height, setbacks, orientation and landscaping would be focused on creating a pedestrian environment that is attractive and convenient. 10.2.4 Require interior vehicular connection between adjacent parking areas wherever possible. Discussion: Proposed parking guidelines for vehicular access, site development regulations, and design review would address this policy. 10.2.5 Development standards should consider the needs of land owners, developers and businesses. Discussion: The proposed Subarea Plan desires to maintain and enhance the economic vitality of the TUC, which is driven by business activity, while also improving its appearance and functioning. The Plan is intended to work consistent with economic markets. Proposed Subarea development standards are believed to result in a balanced approach, using a combination of requirements, guidelines and incentives. The proposed standards and guidelines are intended to bolster the Urban Center's market position as the primary shopping/destination center within the region. 10.2.6 Parking. Ensure an adequate supply of parking for visitors, employees and businesses. Provide a variety of flexible regulations, strategies and programs to meet parking demands. Ongoing needs shall also be assessed to ensure adequate parking requirements and encourage efficient and effective use of land in parking design. Tukwila Urban Center Subarea Plan: Draft SEIS 3-41 October 2013 Discussion: The proposed TUC development regulations establish minimum parking requirements for each type of use. Lower minimum parking figures than currently required by code are provided for development in the northern portion of the TUC, which will have better access to transit and improved pedestrian facilities. Minimum parking requirements for commercial and residential development within walking distance of the Sounder/Amtrak rail station or the Tukwila bus transit center (600 feet for commercial uses and 1,320 feet for residential) may be reduced or modified. New on -street parking spaces provided along adjacent new streets may be counted toward the minimum parking requirement for commercial development on that property. Parking requirements can be met through payment of fees based on the current real cost of constructing a parking space in an exposed, above ground parking structure. On -street parking would be permitted on some streets. Pedestrian amenities and safety improvements would be implemented through regulations and design guidelines. Adopted transportation demand programs would apply to new development. The plan establishes Parking Types that identify the type and location of parking areas permitted for development, based on location along specific corridors within the TUC. These parking regulations ensure that the provision of parking, and the design and configuration of parking areas, contributes to the character of and supports the type of development desired within the TUC. In general, parking in the northern portion of the TUC should occur behind or to the side of buildings, in limited amounts between the building and sidewalk, or in parking structures. Unrestricted amounts of parking between the building and the street could occur in the Corridor Commercial and Workplace Districts. 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 proportions. b. Give special attention to developing pedestrian -oriented features and streetfront activity areas such as ground floor windows, modulated building facades, rich details in materials and signage; c. Provide quality landscape treatment; d. Provided 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. f. Include property owners in developing urban design guidelines to ensure that the intent of this policy is met. Discussion: The proposed TUC development regulations and design guidelines address architectural elements and style, design character, building height, design and orientation, setbacks, streetscape improvements and landscaping. A specific design theme is not mandated, however. The regulations and guidelines direct development throughout the TUC according to a series of distinct districts of hierarchical density, scale and use. Together, they are intended to achieve high quality site and building design which improves the appearance of the TUC and, where appropriate, creates a pleasant and functional pedestrian environment. Tukwila Urban Center Subarea Plan: Draft SEIS 3-42 October 2013 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. Discussion: Tukwila adopted a citywide sign code in 2010 addressing permanent and temporary signs, a master sign program, and the construction, maintenance and removal of signs. The code is intended to increase the effectiveness of visual communication in the City, have signs that attract and invite the public's attention, and have streets that appear orderly and safe because clutter is minimized. The code also established an "opt -out" provision for properties that currently do not have the development pattern that would benefit from the new sign regulations (e.g., an area of existing development that due to its high traffic counts and auto -oriented property configuration is well served by the historical sign regulations). The time period for applying for this exception has passed. 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. Discussion: The Southcenter Subarea Plan would integrate new plazas and urban open spaces into planned development to ensure a wide range of public open spaces that complement the primary public streets and open spaces in each district. An esplanade (approximately 1,200 linear feet) would be created at Tukwila Pond and public access to the Pond Park would be improved. Most types of new development would be required to contribute to open space (on site, or constructed off -premises and/or as part of a larger open space being provided by the City or other private developments within that district or within 1,000 feet of the project premises) based on the size/number of units proposed and resulting impacts. 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 the built and natural environment. Discussion: The fundamental underpinnings and explicit goals of the proposed Subarea Plan include maintaining, building on and leveraging the economic vitality of the TUC, and bolstering the TUC's market position as the primary shopping center in the region. The Plan creates a framework that accommodates the widest possible range of investments while avoiding the potential loss of value from inappropriate juxtapositions of different uses. It accomplishes this by identifying appropriate locations for pedestrian -oriented destination retail and auto -oriented retail and services. Development regulations and design guidelines would create districts with compatible, well-designed urban land uses. The existing mix of uses would be expanded to include housing. The City, in conjunction with the private sector, would invest in a range of new Tukwila Urban Center Subarea Plan: Draft SEIS 3-43 October 2013 physical improvements, including parks, trails, landscaping, public frontage improvements, and new streets and pedestrian corridors. Summary: Goal 10.3 Transportation and Circulation. A balanced transportation network that complements 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 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-and-ride sites, connections to regional rail alignments, and regional and local high -occupancy vehicle systems. Discussion: The City has been working with transit providers to enhance bus and rail transit service to the TUC; the types, location and design of planned land uses would also be coordinated with existing and future transit service nodes. The Subarea Plan proposes a mix of uses and urban densities that will promote and support increased transit use and investment. Land uses in the northern portion of the TUC, where the most change is expected to be focused, are within a short walk of bus and rail transit centers. Future residential and mixed-use development in the TUC's TOD District, for example, would be concentrated near the planned Commuter Rail/Amtrak station. The City has also developed a Growth and Transportation Efficiency Center (GTEC) program for the Urban Center, containing a collection of city -adopted goals and policies, facility and service improvements and marketing strategies that are designed to help reduce drive alone trips and vehicle miles travelled over the next six years. 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 Tukwila Urban Center for both motorized and non -motorized transportation modes. Discussion: The Southcenter Subarea Plan includes a modified street network that will improve vehicular and pedestrian circulation. Proposed design guidelines and streetscape improvements would make walking and biking a safe, pleasant and realistic alternative to driving within the TUC. The City's Transportation Plan was updated in 2005 to include a number of road and intersection improvements that will support planned growth at adopted levels of service. 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. 10.3.4 Transportation Alternatives. Ensure that land use, urban design and transportation and circulation actions for employees support and reinforce transportation alternatives, Tukwila Urban Center Subarea Plan: Draft SEIS 3-44 October 2013 including the Commute Trip Reduction programs, Transportation Demand Management (TDM) programs, Rideshare programs, and related projects and programs. 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. Discussion: The City has been coordinating with local and regional transit agencies while it developed the Comprehensive Land Use Plan and the Southcenter Subarea Plan. The northern portion of the TUC will contain a bus transit center and a new permanent Sounder Commuter Rail/Amtrak station. The Southcenter Subarea Plan coordinates land use with transportation considerations. A more concentrated, higher density, mixed-use land use pattern, which focuses housing, office and retail development within walking distance of transit stations, would enhance the use of transit service. The Subarea Plan would also create major pedestrian corridors and a system of trails that would improve the pedestrian environment and make walking a safe and convenient alternative to driving within the TUC. Urban design guidelines and site development standards focus on putting in place pedestrian connections between building entrances and streets, particularly through large parking lots. Summary: TUC Element Update, 2013. Pending changes to the TUC element, as part of the 2013 Comprehensive Plan update, primarily update, reorganize, consolidate and/or clarify existing policies and implementation strategies adopted during the last Comprehensive Plan update in 2005 and include the following: • Rebranding - substituting Southcenter area for Tukwila Urban Center or TUC. • Updated the Purpose section to reflect most recent King County and Puget Sound Regional Council policies regarding urban centers. • Revised the Issues section to make it more relevant to current issues, particularly the need to accommodate King County housing targets for Tukwila. • Increased the "visibility and clarity" of the Vision Statement section, so that the vision for the urban center is clearly stated upfront for the reader. • Wordsmithing or technical edits to increase clarity and readability • Streamlining the document by deletion of goals, policies and implementation strategies that are redundant of those contained in other elements of the comprehensive plan, such as those related to transportation. Discussion: The Proposed Action is consistent with the proposed updates to the TUC element. 3.2.5 Tukwila Shoreline Master Program The City adopted a Shoreline Master Program (SMP) complying with the Shoreline Management Act (RCW 90.58) in 1974; it was amended and approved by WA Department of Ecology in 1982, 1995, and 2011. The SMP applies to lands within 200 feet of the ordinary high water mark of designated "shorelines of the state", which includes the Green River. A substantial development permit is required for most development occurring within the designated shoreline. Local master programs, which are reviewed and approved by the Department of Ecology, must Tukwila Urban Center Subarea Plan: Draft SEIS 3-45 October 2013 characterize shorelines according to their functions, and adopt policies and regulations for their appropriate use. The local SMP is required to achieve a balance of uses that reflect both the state-wide interest in shorelines and various local goals. 3.2.5.1 Comprehensive Plan Goals and Policies — Shoreline Element Summary: As required by the Growth Management Act (RCW 36.70A.480), the City has incorporated the policies of the SMP into the Shoreline Element of the Comprehensive Land Use Plan and harmonized them with applicable Land Use policies. The Comprehensive Land Use Plan's Shoreline goals and policies are intended to reflect the City's priorities for directing change by facilitating redevelopment of the urban center and Manufacturing/Industrial Center, increasing public access to the river, and increasing the amount of trees and landscaping in the river environment. The Shoreline Management Act designates the Green River a "shoreline of statewide significance." Local master programs are required to give preference to uses (in priority order) that: 1. Recognize and protect the statewide interest over local interest. 2. Preserve the natural character of the shoreline. 3. Result in long-term over short-term benefit. 5. Increase public access to publically owned areas of the shoreline. 6. Increase recreational opportunities for the public in the shoreline. 7. Provide for any other element defined in RCW 90.58.100 deemed appropriate of necessary. Goal 5.1, Shoreline Environment Designations, is intended to meet SMA requirements and reflect local conditions. Approximately two-thirds of the City's shoreline — including the Green River shoreline in the urban center — is designated as an Urban Conservancy Shoreline Environment. Use priority in this environment (per Policy 5.1.2) is given to development that protects and enhances vegetation, sensitive areas, and ecological functions; preserves water quality to assure no net loss of shoreline ecological functions; promotes water enjoyment; restores shoreline ecological functions; minimizes interference with navigation and flood control, considers impacts to views, and allows for safe passage of fish and wildlife; provides public access and recreations when ecological impacts can be mitigated; and, does not require extensive alteration of the shoreline, except for restoration projects. The redevelopment and development of commercial and industrial activities are also supported where shoreline impacts are minimized and there is no net loss of shoreline functions. Goal 5.2 calls for expanding the value of the river as a local and regional resource through regional coordination of shoreline management programs and programs that foster appreciation and awareness of the river, involving businesses, schools, government and community organizations. Tukwila Urban Center Subarea Plan: Draft SEIS 3-46 October 2013 Goal 5.3 specifies that land development along the shoreline should foster economic vitality while preserving the long-term benefits of the river. Policies relevant to the Southcenter Subarea Plan include the following: 5.3.1 Developing and implementing river design guidelines that encourage project designs to view the river as an amenity; guide design of and increase multiple -use activities; prioritize locations for use; and encourage the maintenance of native planted vegetation and the removal of invasive species with nonchemical methods. 5.3.2 Designing and locating development to minimize impacts to other important shoreline functions, such as for wildlife, habitat, vegetation, public access and recreation, historical resources, and flood control. 5.3.5 Recognize and promote the river's contribution to the economic vitality of Tukwila, as a valuable amenity for existing or future businesses which depend on or benefit from a shoreline location. 5.3.7 TUC Development Policy. Design and locate shoreline development in the urban center to encourage water enjoyment uses that: - provide for shoreline multiple uses and are consistent with underlying zoning; - provide additional benefits, such as riverbank restoration, fishing piers, non -motorized boat launches, river views, interpretive signs; - support public access to and along the shoreline; - provide water enjoyment uses as transitions between the river and non -water dependent uses; and - encourage efficient use of land through such techniques as clustering, mixed-use projects, cooperative parking or parking located under principle structures, and shared utility and access corridors. Goal 5.5 Enhanced identity of the river as a unique community asset through high quality development and public activities that reflect Tukwila's history and sense of community pride. 5.5.1 Shoreline development should be required to have no net loss of shoreline function; designed to be consistent with Tukwila's Shoreline Design Guidelines; reflects principles of high quality design in site planning, architecture and landscaping, and provides open space that enhances the shoreline environment. Goal 5.6 Providing increased amounts of and a diversity of opportunities for public recreation and access to and along the river, including visual and cultural access to the water's edge, opportunities for small boat access, and connections to other neighborhoods, consistent with the shoreline character. 5.6.1 Retain and improve areas identified as important in the network of public access to the river, including cross-town connections, former railroad rights -of -ways and Tukwila Urban Center Subarea Plan: Draft SEIS 3-47 October 2013 unimproved street -end rights -of -ways, historic sites, unique natural features or other areas valuable for their interpretive potential. 5.6.2 Maintain existing parks along the shoreline and acquire additional park lands to increase access and recreation opportunities. 5.6.9 Shoreline development shall maintain and encourage views of the water from the shoreline and upland area through design of building and outdoor spaces. 5.6.11 Improve pedestrian connections between the river, Green River Trail and the urban center's commercial, office and residential uses. Other relevant shoreline goals include the following: Goal 5.7 Safe corridors and amenities for pedestrians, cyclists and users of public transportation, allowing more citizens to access and enjoy the river. Goal 5.8 Identification, enhancement, restoration and protection of sites with historic and cultural value. Goal 5.9 Restored, enhanced and protected natural environmental resources along the river, including trees, wildlife habitat, and features with value for long-term public, scientific, and educational uses. Goal 5.10 Improved water quality and quantity control programs that improve the river's water quality, provide habitat for fish and wildlife, protect river health and safety, and enhance public enjoyment of the river. Goal 5.11 Shoreline uses that do not endanger public health, safety and welfare, or the capacity of the river to provide long term benefits and resources to the community. Discussion: The proposed Southcenter Subarea Plan, revised development regulations, and new design guidelines, have all been crafted to be consistent with applicable shoreline policies and use regulations. In general, the plan is intended to create a mixed-use neighborhood with enhanced visual and public access to the river, and pedestrian connections to other portions of the subarea, but also to protect shoreline functions through setbacks and environmental standards (e.g., critical area regulations and stormwater requirements). ■ Implementation of the subarea plan would achieve the use priorities for shorelines of statewide significance. The shoreline of the Green River in the Urban Center is currently surrounded by urban development, and is not natural in character. As discussed above, in regard to the Growth Management Act and Countywide Planning Policies, planned mixed- use/residential development in the Urban Center's TOD District would help achieve significant, long-term, state-wide and regional growth management objectives — including concentrating employment and housing in designated urban centers at higher densities Tukwila Urban Center Subarea Plan: Draft SEIS 3-48 October 2013 proximate to transit. Existing and planned trails and public and private open spaces would increase shoreline public access and recreational opportunities. The shoreline within the Southcenter area is currently developed with a mix of commercial and industrial uses. Redevelopment within the TOD District, and in other portions of the urban center adjacent to the shoreline, would be consistent with the priorities of the Urban Conservancy Environment (Goals 5.1 and 5.11). The Southcenter Plan defers to and is consistent with the guidelines and regulations in the Shoreline Master Plan, TMC Chapter 44 Shoreline Overlay, and Shoreline Restoration Plan for coordination of regional shoreline management programs (Goal 5.2). Future development and redevelopment adjacent to the shoreline, as encouraged by the Southcenter Subarea Plan, would help to maintain the urban center's economic vitality. Existing shoreline regulations, environmental regulations, and proposed Southcenter development regulations would protect the river's environmental functions and values (Goal 5.3). Proposed regulations and design guidelines specifically address the river environment. Setbacks, for example, would comply with required shoreline setbacks, and building heights would step down adjacent to the river (Policy 5.3.1, 5.3.2, and 5.6.9). The Subarea Plan would create new views of the river, provide increased public access, and generally treat the river as a unique environmental amenity for the entire community (Policy 5.3.5). Multiple uses, including housing, are encouraged in the TOD District and along the river in the Workplace District. New development and City programs would provide increased trail connections and pedestrian amenities, as well as a pedestrian bridge crossing the river. Open space guidelines address pedestrian connections between the Green River and a publicly accessible street/sidewalk. Architectural design standards address the ground level transparency and modulation of buildings facing the river. Land would be used efficiently for a mix of high density urban uses (Policy 5.3.7, Goals 5.5, 5.6 and 5.7). Existing shoreline regulations, the revised TUC development standards, and the new design manual would control the type of use and location of development, and ensure high quality design within the shoreline jurisdiction (Policy 5.5.1). • The Corridor Map for the Southcenter area identifies future streets connecting activity areas, such as Tukwila Pond and the Green River, and the reuse of railroad right-of-ways (Policy 5.6.1). New development regulations for open space and public pathways will support goals of increasing access and recreation opportunities (Policy 5.6.2 and 5.6.11). • Historic preservation goals adopted in the Community Image Element of the Tukwila Comprehensive Plan address preservation of historic resources within the City. State and federal regulations address protection of archaeological and historic sites and structures (Goal 5.8). • Proposed development regulations require landscaping in connection with development and redevelopment. Trees and shrubs would enhance wildlife habitat and the visual attractiveness Tukwila Urban Center Subarea Plan: Draft SEIS 3-49 October 2013 of the shoreline (Goal 5.9). Adopted environmental programs — including the shoreline master program, critical area regulations, and stormwater management standards, and regional programs such as WRIA 9 and King County Flood Hazard Management Plan — would protect water quality and habitat, and provide flood control (Goal 5.2 and 5.10). 3.2.5.2 Shoreline Use Regulations Summary: The City has incorporated the SMP's use regulations into a shoreline overlay classification in the zoning code (TMC Chapter 18.44). The overlay applies in addition to regulations of the underlying zoning district; all uses permitted in the underlying zone are also permitted in the shoreline; and conditional uses require a shoreline conditional use permit. All shorelines within the City are designated Urban; four sub -categories of the Urban designation — Shoreline Residential Environment, Urban Conservancy Environment, High Intensity Environment, and Aquatic Environment - are identified in the Comprehensive Plan, discussed above. The Green River, as it passes through the urban center, is designated Urban Conservancy Environment. General shoreline regulations, applicable to all uses, include the following: • The first priority for city -owned property within the shoreline jurisdiction shall be reserved for water -dependent uses including habitat restoration, followed by water -enjoyment uses, public access, passive recreation and open spaces, or public educational purposes. • Limitations on hazardous waste handling, processing or storage within the shoreline jurisdiction, unless incidental to a use allowed in that area and adequate controls are in place to prevent any releases to the shoreline/river. • Overwater structures shall not cause a net loss of ecological function, interfere with navigation or flood management, or present potential hazards to downstream properties or facilities, and shall comply with Overwater Structures Section of TMC. Parking as a primary use is not permitted, except for existing Park and Ride lots, where adequate stormwater collection and treatment is in place to protect water quality. Parking is only permitted as an accessory to a permitted or conditional use in the shoreline jurisdiction. All development activities or uses, unless it is an approved overwater or flood structure or shoreline restoration project, shall be prohibited waterward of the Ordinary High Water Mark (OHWM). The purpose of the Urban Conservancy Environment is to protect ecological functions where they exist in urban and developed settings, and restore ecological functions where they have been previously degraded, while allowing a variety of compatible uses. Two river buffers are defined for the Green River through the Urban Center, measured in distance from the mean high water mark. The purposes of the river buffers are to: • Ensure no net loss of shoreline function; • Restore degraded ecological functions; • Provide for restoration & public access; • Allow for adequate flood & channel management; • Avoid need for new shoreline armoring; and Tukwila Urban Center Subarea Plan: Draft SEIS 3-50 October 2013 • Protect existing & new development from high river flows. The buffer designation is dependent on the location along the river and whether or not there is a flood control levee. In some cases, buffer widths may be reduced. Additional regulations are specified for each buffer: Urban Conservancy Environment Buffer — The buffer will consist of that area measured 100 feet landward of the OHWM for non -leveed portions of the river, and that area measured 125 feet landward from the OHWM for leveed portions of the river. These setbacks allow enough room to reconfigure the river bank to achieve a slope of 2.5:1, the angle of repose or the maximum angle of a stable slope, and allow for some restoration and improvement of shoreline function through the installation of native plants and other habitat features. No uses or structures are permitted, except for trails, limited recreation facilities, some signs, bridges, utility towers, some roads, some shoreline stabilization, water dependent commercial and industrial development (if permitted by underlying zoning), pollution control support facilities, some landfills and regional detention facilities, and water -oriented and some non - water oriented essential public facilities. Conditional uses in this buffer include some dredging, new private vehicle bridges, and some fill. Urban Conservancy Environment Outside of Buffer — All permitted and conditional uses in the Urban Conservancy Environment Buffer and Shoreline Use Matrix are similarly permitted and conditional uses outside of the Urban Conservancy Environment Buffer and within 200 feet of the OHWM. Development within the Urban Conservancy Environment Buffer is limited to 15 feet in height; 45 feet in height between the outside landward edge of the River Buffer and 200 feet of the OHWM. Buildings that obstruct views of a substantial number of residences on areas adjoining shorelines are limited to 35 feet height, but can exceed that if complying with a buffer enhancement height incentive. Appropriate landscaping is required, as is protection of native vegetation and trees within the shoreline jurisdiction. Public access to the shoreline may be required as mitigation where a development or use will create increased demand for public access to the shoreline; incentives for providing public access are also identified. Shoreline design guidelines apply to new development, uses and activities in the Urban Conservancy Environment, addressing site, building, and public access. Discussion: The Southcenter Subarea Plan, development regulations, and design guidelines defer to and have been developed consistent with adopted shoreline regulations. The mix of uses encouraged in the Urban Center districts within or adjacent to the shoreline are intended to be consistent with use limitations in the shoreline, to enhance public access to the shoreline, but to prohibit activities that would interfere with shoreline functions or the public's enjoyment of the shoreline. Setbacks in urban center districts/portions of districts within the shoreline would be consistent with the setbacks in applicable shoreline management environments, and uses would be oriented to the river. Activities and individual development projects within shoreline jurisdiction would be reviewed for consistency with applicable policies and use regulations. Tukwila Urban Center Subarea Plan: Draft SEIS 3-51 October 2013 3.2.6 Plans of Adjacent Cities The Urban Center can be thought of as almost an "island", which is separated from adjacent jurisdictions by the Green River, significant railroad lines, and major freeways. Impacts of the Subarea Plan will be self-contained for the most part, and any effects of the Subarea Plan on adjacent jurisdictions, therefore, are expected to be minor. The relationship of the Proposed Action to plans of the Cities of Renton, SeaTac and Kent are discussed below. 3.2.6.1 City of Renton The City of Renton shares an eastern boundary with the Urban Center, separated by the Burlington Northern Santa Fe (BNSF) railroad right-of-way. Land adjacent to this boundary in Renton is zoned Commercial Office (CO). CO is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high-quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. These uses are consistent with the types of uses permitted in the Urban Center's TOD District and would not be adversely affected by the Proposed Action. The SW 27`h Street/Strander Boulevard extension transportation project will link Renton with the Urban Center via a roadway travelling under the BNSF and Union Pacific railroad tracks, connecting with the future Sound Transit Tukwila Commuter Rail Station. The City of Renton's Trails and Bicycle Master Plan (2009) identifies a separated multi -use trail from Strander Boulevard in Tukwila to Puget Drive in Renton. Renton's SW 27th Street/Strander Boulevard extension project includes this trail alignment. This SEIS does not evaluate trail connections; the feasibility of this proposed alignment will be addressed in greater detail in the City of Tukwila's Walk and Roll Plan. 3.2.6.2 The City of SeaTac The City of SeaTac shares a boundary with Tukwila in the southwest corner of the Urban Center. Land lying west of the Urban Center in SeaTac is zoned Urban Low Density Residential, are effectively separated from the Urban Center by the Interstate 5 corridor right-of-way, and would not be adversely impacted by land use permitted under the Proposed Action. 3.2.6.3 The City of Kent The City of Kent shares a boundary with Tukwila in the southeast corner of the Urban Center. Land lying east of the Urban Center in Kent is zoned General Commercial (GC) and Industrial Park/Commercial (M1 -C). The GC district provides for the location of commercial areas for a range of trade, service, entertainment, and recreation land uses which are automobile oriented. The M1 -C district provides for a broad range of industrial, office, and business park activities of a non -nuisance type. The City of Kent is effectively separated from the Urban Center by the Tukwila Urban Center Subarea Plan: Draft SEIS 3-52 October 2013 Green River. These uses would not be adversely impacted by land use permitted under the Proposed Action. Section 3.3 Transportation & Air Quality This chapter summarizes the transportation impacts, including transportation -related air quality, associated with the proposed Southcenter Subarea Plan. Implementation of the Southcenter Subarea Plan includes modifications to the land use code in Tukwila's Southcenter area to accommodate expected growth and to achieve the City's vision for a vibrant mixed-use center. The Subarea Plan and revised regulations will help achieve a more balanced land use mix that better supports transit, walking, and cycling, and may result in more people living and working in Southcenter, decreasing the demand for travel, including auto trips. 3.3.1 Affected Environment This section summarizes current transportation and air quality conditions in the study area, which is shown in Figure 3.5. The study area for the Subarea Plan focuses on the Southcenter area. Much of the City's residential and employment growth over the next 20 years is planned to occur in this area. Southcenter has, and will continue to have, unique traffic characteristics due to the concentration of commercial activity. Transportation facilities include state highways, city streets, sidewalks, bikeways, trails, and public transportation facilities and services. These elements of the subarea's transportation system are described below. 3.3.1.1 Roadway System The roadway network within the Southcenter subarea is composed of principal, minor, and collector arterials, and local access streets as shown in Figure 3.6. Interstate 5 (I-5) runs north - south and forms the western boundary of Southcenter. Interstate 405 (I-405) runs east from I-5 and forms the northern boundary of Southcenter. The eastern boundaries of Southcenter are the City limits and the Green River; the southern boundary is South 180th Street. Although not exhaustive, the following list summarizes the main arterials throughout the Southcenter area. North/South Arterials • West Valley Highway/SR 181 (principal arterial/state route) • Southcenter Parkway (minor arterial) • Andover Park West (minor arterial) • Andover Park East (minor arterial) East/West Arterials • Tukwila Parkway (minor arterial) • Strander Boulevard (minor arterial) • Minkler Boulevard (collector) • South 180th Street (principal and minor arterial) Tukwila Urban Center Subarea Plan: Draft SEIS 3-53 October 2013 rfacedarh Ads c s O a E II s Longacres WY o Southcenter Mall Access Rd Tukwila Pkwy 11 Baker Blvd Strander.Blvd Treck Dr Minkter Blvd Study Intersections ® Signalized Intersection ® Unsignalized intersection Study Corridors • Corridor Intersection Q Corridor Southcenter Subarea City of Tukwila Midland Dr Saxon Dr s,180th,st 10 Figure 3.5 Study Area - Southcenter Subarea Plan Document Path:Vpse03\tose2tData212013ProfectsZE13.0289 TtA+MIa_Southcenter_EtSlGraphics\GISWUCD RNflg3_5_Studylrt mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 43rd St 3-54 Roadway Classification Freeway Principal Minor Collector City of Tukwila Figure 3.6 Functional Classification Wpsea3Vpse2Data2\2013Prgeds\SE13-0289 Tut _Sduthcenter EIS\Graphids\GISW1XDARN,Fig3 6 FuncCless mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 3-55 3.3.1.2 Pedestrian and Bicycle System In January 2009, Tukwila completed an extensive study of the City's pedestrian and bicycle systems and summarized the findings in the Walk and Roll Plan, which is the City's non - motorized transportation plan. Based on the data in the Walk and Roll Plan, Figure 3.7 displays the existing pedestrian and bicycle facilities along arterial streets in Southcenter16 and Figure 3.8 shows the designated bicycle friendly routes. The City has recommended a comprehensive network of bicycle friendly routes, but only a small portion of those routes currently have facilities such as bike lanes. Within the Southcenter Subarea, there are currently no bicycle facilities, except for the Green River and Interurban Trails. Sidewalks exist along most arterials, but there are some gaps. Some arterials have paved shoulders rather than sidewalks. 3.3.1.3 Transit System Transit service in the City of Tukwila is provided by King County Metro and Sound Transit. Figure 3.9 depicts existing transit routes and facilities within the study area. A new Tukwila Transit Center is anticipated to be completed in 2014. The facilities will be located at the northeast and southwest corners of intersection at Andover Park West and Baker Boulevard, and will include north and south bus stops, bus bays, custom transit and passenger shelters, landscaping, improved pedestrian connections, and transit passenger amenities. The Transit Center will serve Metro bus routes, including the new RapidRide F line. The facility will be located within easy walking distance of the Mall, significant employment and shopping destinations, and future residential neighborhoods in the Southcenter Area. Sound Transit Sound Transit runs the Sounder commuter train between Tacoma and Everett on weekdays. The train stops at the Tukwila Station located at S Longacres Way just east of West Valley Highway and south of I-405. The current station is temporary and will be replaced with a larger permanent station that is expected to open in 2014. Eight trains run northbound in the morning and southbound in the afternoon and two trains run southbound in the morning and northbound in the afternoon. Amtrak inter -city service also serves Tukwila Station. Tukwila Station has a park— and-ride lot with 208 spaces. Sound Transit's Link light rail line has one station within Tukwila located on International Boulevard and Southcenter Boulevard/S. 154th Street, approximately two miles west of Southcenter. Link light rail service runs between Sea -Tac Airport and Downtown Seattle every 10 minutes for much of the day. King County Metro Southcenter is served by King County Metro transit routes reaching West Seattle, Downtown Seattle, Burien, Kent, and Renton. The routes, neighborhood destinations, and headways are shown in Table . Headways for all five lines remain the same throughout the day. All lines with the exception of Route 155 operate every day of the week. Route 155 does not operate on Sundays. In 2014, the RapidRide F Line will be replacing the Route 140. 16 The Walk and Roll plan considered streets other than arterials, however Figure 3 focuses only on the facilities present on the arterial street system. Tukwila Urban Center Subarea Plan: Draft SEIS 3-56 October 2013 Table 3.6 — King County Metro Bus Routes Serving Southcenter Route Destinations Headway in Minutes (6 AM — 6 PM) 128 Admiral District, West Seattle Junction, Delridge, South Seattle Community College, White Center Transfer Point, Highline Specialty Medical Center, Riverton Heights, Tukwila International Blvd Station, and Southcenter 30 140 Burien Transit Center, Riverton Heights, Tukwila International Blvd Station, Southcenter, Tukwila Station, South Renton Park & Ride, and Renton Transit Center. 15 150 Downtown Seattle Transit Tunnel, Stadium Station, SoDo, SoDo Station, Tukwila Park & Ride, Southcenter, Kent Boeing, Regional Justice Center, and Kent Station 15 155 Fairwood, Cascade Vista, Valley Medical Center, and Southcenter 60 156 Sea -Tac, McMicken Heights, Southcenter, and Tukwila Station 30 Sources: King County Metro, 2010. Tukwila Urban Center Subarea Plan: Draft SEIS 3-57 October 2013 1 th Southcenter Mall Access Rd -Tukvida Pkwy Sr !/t �aV v s Longacres WY o ea N f 11 8ake�BlvdJ u I� a Strande , 3h d�� „ H.t S 168th St rt r. wa Treck Dr Existing Trail — Existing Sidewalk ® Existing Bike Lane • Paved Shoulder City of Tukwila \\I M;dland Or I II 11 \I 11 If \\ I I-12=1 s ¢`If � 1 � ttlimv.11. ! Figure 3.7 Existing Pedestrian and Bicycle Facilities Saxon Dr 0 OFpse03vpse2iData2\2013Projeds\SE130289_Tukwia_Southcenter EIS\Graphlcs1GISIMXDVZMFig3_7_PedBikeFec.mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 SW 43rd St 3-58 c/0 Rd re, a a% N -40- v N 4 • ON Bicycle Friendly Routes City of Tukwila af§ Southcenter Mall Access Rd Strander Blvd 5 168th St Tukwila PkWV Andover Park W Midland Dr S 180th St Treck Dr Minklgr Blvd Figure 3.8 Designated Bicycle Friendly Routes Andover Park E 65' a c Saxon Dr m A T u S tongacres WY mJ SW 43rd St Vpse03 tseTDeta2\2013Prgects\SE13•o289_Tukwie_Southcenter EIS\GraphwslGISIMXDRNIFlg3_8_EnkenierdhRoutes.mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 3-59 156 0V 156 N Z c 0 156 Southcenter Mall Access Rd 1128 156 Metro Transit Route Sound Transit Link Light Rail Line Sound Transit Sounder/ Amtrak Station City of Tukwila Strander Blvd 5 168th St Figure 3.9 Existing Transit Routes and Facilities 156 155 • Tukwila Pkwy 66� Baker Blvd 156 155 150 140 128 Midland Dr 5 180th St Andover Park W 140 128 Treck Dr Andover Park E Minkler Blvd 9 280 161 154 150 0 0 f. 6 SLonga 154 `Y 0 140 140 Tukwila Station (Sounder/Amtrak) 0 Saxon Dr o` 0 PFpse03Vpse2Data2\2013Projeds\SE13-0289_Tukwila_Southcenter EIS1Graphics\GISWIXDV2MFig3_9_Transit mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 3-60 3.3.1.4 Policy Context This section summarizes adopted transportation policy documents that relate to the Southcenter Subarea. State Policies The Washington Growth Management Act (GMA) contains concurrency provisions that are intended to ensure sufficient public facilities are available for new development. To evaluate the effect of proposed development on transportation facilities, local jurisdictions must set level of service (LOS) standards. If the trips generated by a development will cause a facility to fall below the LOS standard established by the jurisdiction, the local government may deny or delay permits for the project, modify land use, or modify the LOS standard to allow the development. Alternatively, changes may be made to the development to meet the concurrency requirements, such as reducing the size or employing travel demand management to reduce the number of trips generated. The City of Tukwila has established a concurrency management program to comply with GMA. City staff regularly monitors LOS at intersections and corridors throughout the city. If traffic operations trend toward exceeding LOS standards, the City first identifies whether there is a feasible capital improvement to improve LOS. If there is, City staff identifies appropriate improvement(s) and updates the Capital Improvement Program (CIP). For intersections and corridors where there are no feasible capital improvements (e.g., right-of-way constrained highways), City staff will determine if it is appropriate to recommend a change in LOS standard to allow for additional economic development. The LOS review and project update is typically done biennially by the City such that individual projects can be processed with only site-specific traffic reviews. For large projects that require an EIS, the concurrency management program update is conducted concurrently with the EIS since the project could lead to a change in the CIP project list or LOS standards. Projects to accommodate new growth may be partially funded using traffic impact fees, as well as other funding sources. All new development and some redevelopment within the Southcenter Subarea must meet the City's concurrency standard and may be subject to paying traffic impact fees to ensure that transportation concurrency is maintained within the subarea. Local Policies The City's 2008 Comprehensive Plan identifies the LOS standards for intersections and corridors within the City. The relevant requirements for the study area are listed below: • All non-residential intersections are not to exceed LOS E. • Corridor LOS is not to exceed LOS E, except for the Strander Boulevard corridor and a portion of the Andover Park East corridor. • The Strander Boulevard corridor and Andover Park East corridor, between Tukwila Parkway and Strander Boulevard, are not to exceed LOS F with a weighted average intersection delay not to exceed 120 seconds. Tukwila Urban Center Subarea Plan: Draft SEIS 3-61 October 2013 • West Valley Highway (SR 181), as a state highway of regional significance, is not to exceed LOS E/Mitigated, as defined by the Puget Sound Regional Council (PSRC). These standards are used as "thresholds of significance" in this analysis. Note that impacts within the Southcenter Subarea are defined using the Corridor LOS and not individual intersections. However, changes to individual intersections are also identified. 3.3.2 Analysis Methodology This section describes the transportation analysis methodology and the results of the existing system operations analysis completed on corridors and intersections throughout Tukwila. The operations of the transportation system in Tukwila are analyzed for each mode of travel. Auto - related impacts are analyzed quantitatively, as described below. Pedestrian travel, bicycling, and transit are evaluated qualitatively. Alternatives for future conditions are evaluated using the same methodology described below. Traffic forecasts were determined using land use information provided by King County and City of the Tukwila as well as the City's Travel Demand Forecasting model. 3.3.2.1 Auto Intersection Level of Service Major intersections in Southcenter were analyzed using standard techniques from the 2010 Highway Capacity Manual (HCM). Under the 2010 HCM, level of service at a signalized intersection is measured in terms of average delay per vehicle in seconds and is rated with letters A through F, where "F" indicates the most congestion. Average delay is also reported for four- way stop -controlled intersections. The delay of the worst movement is reported for two-way stop -controlled intersections. Table shows the correspondence between delay and LOS, as defined by 2010 HCM. This analysis considered PM peak hour conditions. Table 3.7 - Intersection Level Of Service Criteria Level of Service Delay per Vehicle in Seconds Signalized Unsignalized A 0- 10 0- 10 B > 10-20 > 10- 15 C >20-35 >15-25 D >35-55 >25-35 E >55-80 >35-50 F > 80 > 50 Source: Highway Capacity Manual, 2010. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 3-62 3.3.2.2 Southcenter Corridor Level of Service As described above, the City of Tukwila Comprehensive Plan sets specific corridor LOS requirements for 11 arterial corridors in the Southcenter area. These corridors were defined in acknowledgement that the Southcenter Subarea is intended to be a vibrant mixed-use area where traffic at specific intersections may be congested during peak travel periods. Rather than focus on individual intersections, the City analyzes more comprehensive transportation corridors within Southcenter to ensure that the entire transportation system functions well. Within each corridor, the average control delay'7 of each signalized intersection is averaged to calculate an average corridor delay. The corridor LOS is then calculated using the same LOS thresholds for signalized intersections shown in Table 3.7. The 11 corridors, and corresponding intersections, are shown in Figure 3.5. Note that an individual intersection can be included in more than one corridor. 3.3.2.3 Existing Traffic Operations The existing traffic operations in the study area were analyzed using PM peak hour traffic counts collected in the summer of 2009. Since the counts were collected, there has been little new development or change in existing land uses in the Southcenter Subarea; traffic volumes have remained substantially unchanged over the last four years. Thus, the counts from 2009 reasonably reflect conditions in 2013 and provide a sound basis for establishing existing levels of service. Historic traffic volumes in the City of Tukwila and the Southcenter subarea are included in Appendix B. The existing intersection and corridor LOS results for the PM peak hour are shown in Table 3.8 and Figure 3.10. The average delays for the intersections within the corridors are included in Appendix C. All study locations currently meet the City's established LOS requirements. 17 Control delay is a measure defined by the Highway Capacity Manual, which is the delay that is caused by a traffic control device. It includes the delay caused by deceleration, stopping, and acceleration back to normal speeds. Tukwila Urban Center Subarea Plan: Draft SEIS 3-63 October 2013 Table 3.8 — Existing PM Peak Hour Level of Service ID Intersection Delay (seconds) LOS 1 Southcenter Blvd / I-405 SB Off -Ramp 29 D 2 Southcenter Blvd / 66th Ave S 47 D 3 I-405 SB Ramps / Interurban Ave 36 D ID Corridor Delay (seconds) LOS 1 61st Ave S 27 C 2 Southcenter Pkwy north of S 168th St 35 C 3 Andover Park W north of Strander Blvd 32 C 4 Andover Park E north of Strander Blvd 26 C 5 Strander Blvd 49 D 6 Andover Park W south of Strander Blvd 54 D 7 Andover Park E south of Strander Blvd 26 C 8 Southcenter Pkwy south of S 168th St 20 C 9 Minkler Blvd 31 C 10 S 180th St 57 E 11 W Valley Hwy 51 D Source: Fehr & Peers, 2013. Tukwila Urban Center Subarea Plan: Draft SEIS 3-64 October 2013 4-4 '44P 4.7a radam Rd5 \. �, 5� CPntPI B/ya � N a 1�\,� 1 c `� �J • S Southcenter Mall Access Rd 66," 4 m c „ • S Longacres Wy 1 c 111 1 Trek Dr c x 5168th St 8 0 crb e „Minkler,Blvd Study Intersections O Signalized Intersection © Unsignalized Intersection Study Corridors • Corridor Intersection Q Corridor City of Tukwila Level of Service • A -C E • D • F Midland Dr Saxon Dr 0 5,180thS• Figure 3.10 Existing PM Peak Hour Level of Service (2013) Document Path\\Fpse03Vpse2\Data2\2013Projects\SE13-0289_Tukmla_Southcenter_EIS\Graphics\GISWMXDViMfig3_10_Ex_LOS mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 0 a SW 43rd St 3-65 3.3.2.4 Pedestrian and Bicycle Operations The street network in the Southcenter area is auto -oriented with large blocks that limit connectivity and mobility, particularly for pedestrians and bicycles. Most of the arterials have sidewalk facilities, however the large scale of the blocks makes walking inconvenient. For example, the block length between Strander Boulevard and Minkler Boulevard is 2,600 feet (one-half mile). This can be compared to downtown Bellevue's 600 -foot "superblocks" and downtown Seattle's 300 -foot blocks. All of the arterials lack dedicated bicycle facilities. The Interurban and Green River Trails, which run on either side of West Valley Highway, provide excellent north -south routes for bicycles and pedestrians. However, the scarcity of east -west connections makes it difficult to access the heart of Southcenter from the trails. Field observations indicate that there is limited pedestrian and bicycle activity away from trails and major transit stops. Note that the City of Tukwila is pursuing construction of a new pedestrian/bicycle bridge over the Green River and enhanced pedestrian improvements along Baker Boulevard which will provide a good connection between Southcenter and the Interurban Trail, as well as the Tukwila Sounder/Amtrak station. 3.3.2.5 Transit Operations The Southcenter Subarea is well served by transit with five bus routes, two of which operate with 15 minute frequencies, as well as the nearby Tukwila Sounder Commuter Rail/Amtrak station. As mentioned above, the city is seeking to improve the connections between the Southcenter Transit Center on Andover Park West and the Tukwila Sounder/Amtrak station with the planned pedestrian enhancements and bridge at Baker Boulevard over the Green River. 3.3.2.6 Safety The City of Tukwila routinely analyzes transportation safety and implements projects to reduce collisions. As part of the most recent Comprehensive Plan update, a comprehensive safety analysis was conducted throughout the City of Tukwila where intersections and roadway segments with higher collision rates than the city-wide average were identified. In the Southcenter subarea, the locations that were highlighted through this analysis were along Andover Park West and Andover Park East between Tukwila Parkway and Minkler Boulevard. The segment of West Valley Highway between Southcenter Boulevard and the I-405 SB Ramps was also identified. The majority of collisions at these locations were property damage only. The number of collisions involving pedestrians and bicyclists was limited. No intersection had more than one collision with a pedestrian or bicyclist during the study period. Andover Park West between Strander Boulevard and Baker Boulevard was only the only roadway segment with pedestrian or bicycle collisions within the Southcenter subarea. This is one of the busiest pedestrian corridors in the City with activity between the Tukwila Transit Center, both sides of Andover Park West, and the Southcenter Mall. Andover Park West has significantly higher collision rates than the other locations within the study area and in response to this issue, the City is will be constructing a project in 2014 to improve safety through modifying left turn access, thus reducing the potential for conflict. Tukwila Urban Center Subarea Plan: Draft SEIS 3-66 October 2013 3.3.2.7 Air Quality Air quality is generally assessed in terms of whether concentrations of air pollutants are higher or lower than ambient air quality standards set to protect human health and welfare. Ambient air quality standards are set for what are referred to as "criteria" pollutants (e.g., carbon monoxide - CO, particulate matter, nitrogen dioxide - NO2, and sulfur dioxide - SO2). Three agencies have jurisdiction over the ambient air quality in the Tukwila/Southcenter Subarea Plan area: the U.S. Environmental Protection Agency (EPA), the Washington State Department of Ecology (Ecology), and the Puget Sound Clean Air Agency (PSCAA). These agencies establish regulations that govern both the concentrations of pollutants in the outdoor air and rates of contaminant emissions from air pollution sources. Although their regulations are similar in stringency, each agency has established its own standards. Unless the state or local jurisdiction has adopted more stringent standards, the EPA standards apply. These standards have been set at levels that EPA and Ecology have determined will protect human health with a margin of safety, including the health of sensitive individuals like the elderly, the chronically ill, and the very young. Ecology and PSCAA maintain a network of air quality monitoring stations throughout the Puget Sound area. In general, these stations are located where there may be air quality problems, and so are usually in or near urban areas or close to specific large air pollution sources. Other stations located in more remote areas provide indications of regional or background air pollution levels. Based on monitoring information for criteria air pollutants collected over a period of years, Ecology and EPA designate regions as being "attainment" or "nonattainment" areas for particular pollutants. Attainment status is therefore a measure of whether air quality in an area complies with the federal health -based ambient air quality standards for criteria pollutants. Once a nonattainment area achieves compliance with the National Ambient Air Quality Standards (NAAQSs), the area is considered an air quality "maintenance" area18. The primary aspect of the air quality review conducted for this analysis is to consider whether ambient air quality would continue to comply with the NAAQSs with the proposed plan in place, and thus, whether traffic would be likely to result in any potentially significant adverse air quality impacts. The project area is considered in attainment for all air pollutants except carbon monoxide (CO). Much of the Seattle urban area, including the Southcenter subarea, was once classified as nonattainment for CO, but has long since attained the standard. The area is now considered an air quality maintenance area for CO. This status means air quality is generally good throughout the area except under certain circumstances that tend to promote poor air quality for short periods of time. Examples include hot days during which ground level ozone concentrations can increase, and cold stagnant wintertime periods of poor dispersion when particulate matter concentrations from fuel combustion sources can adversely affect air quality. Based on this assessment, there are no existing air quality deficiencies in the Southcenter subarea or anywhere in the Puget Sound Basin. 18 Areas that were once classified as nonattainment that have since attained the standard are classified as maintenance areas in perpetuity, or until such time as the standard that was the basis of the nonattainment designation is vacated. Tukwila Urban Center Subarea Plan: Draft SEIS 3-67 October 2013 3.3.3 Significant Impacts This section begins by summarizing the land use scenarios and transportation network assumptions studied in this document. Thresholds for significance are identified and results are presented for the No Action Alternative and the Proposed Action/High Intensity Alternative. Land Use Scenarios The previous section summarized existing transportation conditions (2013). The remainder of this section focuses on the operations of the transportation conditions in 203119 under three different land use scenarios. This section describes the assumed changes in land use patterns and the transportation network changes that are expected between now and 2031. For purposes of analysis, EIS documents often define land use alternatives based on the amount of square footage of various land uses that is assumed to be developed within a specified timeframe, or based on the total number of residents/employees assumed to be accommodated in an area and resulting traffic generation. Tukwila proposes to implement the Southcenter Subarea Plan using a hybrid form -based code, which is described in Chapter 2 of the Draft SEIS. In general, this approach to zoning focuses more on regulating the placement and form of development, rather than the specific type of land use. Consistent with this approach, this SEIS measures impacts based on the total number of PM peak hour trips generated by the target numbers of households and employment within the Southcenter Subarea. Households and Employment Targets Household and employment targets for 2031 for Tukwila are provided by King County and are based on regional population and employment growth forecasts. Tukwila's share of regional growth is allocated to the City's Traffic Analysis Zone (TAZ) structure based on the availability of vacant and redevelopable lands. The No Action Alternative includes the land use assumed under the 2005 Comprehensive Plan and existing zoning extended to 2031. The No Action Alternative would not be able to accommodate the full 2031 land use allocation target provided by King County, because residential development is only permitted in limited locations in the subarea by the current zoning.20 The Proposed Action includes the land use assumptions put forth in the draft Southcenter Subarea Plan and proposed development regulations. The Proposed Action Alternative is able to entirely absorb the 2031 household and employment targets allocated to Tukwila by King County. A High Intensity Alternative is also considered in the SEIS, which would allow additional height bonuses in the TOD District for certain projects that include a minimum of two height incentives, such as public frontage improvements and housing. While the High Intensity Alternative would 19 Note that the Transportation Background Report for the 2013 Comprehensive Plan Update evaluated 2030 conditions while the SEIS evaluates 2031 conditions. The date discrepancy is related to different forecast year nomenclature used by PSRC, which provided the initial land use input data for the Comprehensive Plan Update, and King County, which provided the final land use data for the Comprehensive Plan Update. The 2031 King County land use data are the same as the 2030 PSRC land use data. 20 Tukwila Dept of Community Development, 2013. Tukwila Urban Center Subarea Plan: Draft SEIS 3-68 October 2013 allow for larger buildings on specific parcels, it is not assumed to increase the overall land use target or absorption for the Southcenter Subarea. In other words, it is assumed that there is a fixed market for development within the Southcenter Subarea and if some parcels develop at a more intense level, others are likely to experience less development. Therefore under this scenario, there would be no difference from a subarea -wide transportation perspective between the Proposed Action and High Intensity alternatives. Table 3.9 summarizes the citywide and Southcenter Subarea forecasts for total households and employment. Citywide, the household category includes both single-family and multifamily residences; only multifamily housing is assumed within the Urban Center. The employment category includes five different employment sectors: retail, services, government, industrial, and manufacturing. See Appendix D for a full description of the land use for each TAZ within the City for 2013, and the two 2031 scenarios. Table 3.9 — Land Use Summary Land Use Scenario Citywide Southcenter Subarea Households Employment Households Employment 2013 7,435 47,540 4 19,725 2031 No Action 10,574 71,686 654 21,393 2031 Proposed Action/High Intensity Alternative 12,285 75,205 2,714 25,084 Source: City of Tukwila, 2011-2013. Trip Generation A key element of Tukwila's transportation impact threshold is corridor LOS. Corridor LOS is dependent on the number of vehicle trips generated during the PM peak hour. Therefore, to evaluate impacts, the trip generation of each of the land use scenarios must be quantified. The City of Tukwila maintains a calibrated and validated Travel Demand Forecasting model to determine the vehicle trip generation and traffic levels associated with land use development in the City. The Travel Demand Forecasting Model is used for both SEPA and GMA Transportation Concurrency analyses. The household and employment data described above was input to the Travel Demand Forecasting Model to determine the total volume of PM peak hour trips. For the No Action Alternative, there would be 15,500 PM peak hour trips within the Southcenter Subarea in 2031. For the Proposed Action and High Intensity Alternative, there would be a total of 17,000 PM peak hour trips associated with the land use in the Southcenter subarea. The Southcenter Subarea Plan differs from many other subarea plans in that there would be fewer restrictions on the types of land uses permitted in the area. Instead of traditional use -based zoning restrictions, the subarea plan and development regulations define the forms and scale of buildings that can be built in the area, with a lesser emphasis on use. Because of this hybrid "form based" land use code approach, it would not be appropriate to base the transportation Tukwila Urban Center Subarea Plan: Draft SEIS 3-69 October 2013 impacts on a specific amount of individual land uses since many different combinations of land uses could occur. Rather, since it is vehicle trips, specifically PM peak hour vehicle trips that are principally associated with adverse transportation impacts, the number of PM peak hour trips is used to establish a threshold or maximum that is encompassed by this EIS. Therefore, the analysis will account for nearly any mix of land use that falls within the trip threshold. Any development which would increase the total number of PM peak hour trips beyond this amount would require additional SEPA review to identify any potential significant adverse transportation impacts. The subarea plan expects that a blend of retail, office, residential, and light industrial uses will be built in Southcenter; the land use table in Appendix D shows the assumed mix of uses. A project with very unique travel patterns, such as a heavy -industrial manufacturing facility or a major university, may not be encompassed by this SEIS because the peak travel times for these uses may not occur in the PM peak hour. These types of unique uses would require project - specific environmental review to identify other potential traffic impacts outside of the PM peak hour. Transportation Network Assumptions Based on information provided by the Tukwila Public Works department, the following roadway projects were included in the 2030 transportation network: • Reconfigure the South 180th Street / Southcenter Parkway intersection to eliminate split phasing 1 • Reconfigure the South 180th Street / Andover Park West intersection to eliminate split phasing • Reconfigure the Minkler Boulevard / Andover Park West intersection to eliminate split phasing • Extend Strander Boulevard from West Valley Highway to Tukwila Sounder Station • Signalize the Southcenter Boulevard / I-405 SB Off -ramp intersection In addition to these roadway improvements, substantial transit improvements are assumed in the analysis. Link Light Rail is anticipated to extend from the Northgate in Seattle to Angle Lake in SeaTac. There are also numerous planned improvements to pedestrian and bicycle facilities throughout Southcenter area. These projects will not have an impact on vehicular operations but will significantly enhance connections for non -motorized modes and upgrade existing transit facilities. They are listed below: • Provide a sidewalk on the south side of S 180th Street from Sperry Drive South to the Green River Bridge • Require property owners to provide sidewalks along West Valley Highway between S 180th Street and Strander Boulevard as redevelopment occurs 21 This is one of two alternatives that the City is considering to improve operations. The second alternative is realigning South 178`h Street and closing the western leg of this intersection to vehicle traffic. Either alternative would improve the level of service. However, the reconfiguration to eliminate the split phasing would not improve operations as much as the removal of the western leg and therefore was included in this analysis as the more conservative improvement (resulting in slightly worse LOS). Tukwila Urban Center Subarea Plan: Draft SEIS 3-70 October 2013 • Upgrade the Transit Center along Andover Park W near Baker Boulevard to improve multi -modal choices in the Southcenter area • Restripe Baker Boulevard to include two parking lanes, two bicycle lanes, and two travel lanes between Andover Park W and Christensen Road • Construct a multi -use path from the terminus of Baker Boulevard to the Tukwila Sounder/Amtrak Station, with connections to West Valley Highway and the Interurban Trail • Widen Andover Park W from Strander Boulevard to Tukwila Parkway to include a center median with turn pockets, boulevard -type landscaping, and wider sidewalks • Restripe Southcenter Boulevard from 53rd Avenue S to Macadam Road S to allow for five foot bikes lanes on either side of the road • Construct a 12 foot wide multi -use path along the north side of Southcenter Boulevard from Macadam Road S to the bridge over the Green River • Add a sidewalk on the south side of Southcenter Boulevard between 61st Avenue S Bridge and 62nd Avenue S • Construct a new crosswalk, with a pedestrian refuge in the median, at the east leg of the Southcenter Boulevard / 62nd Avenue S intersection • Construct a new crosswalk, with a pedestrian refuge in the median, at the east leg of the Southcenter Boulevard / 65th Avenue S intersection • Construct a short segment of sidewalk on the south side of Southcenter Boulevard to connect the new crosswalk at 65th Avenue S to the existing bus stop • Modify the southbound channelized right turn lane at Southcenter Boulevard / West Valley Highway by bringing traffic to intersection or reducing the corner radius of the lane • Add high visibility crosswalks and advanced yield markings on the channelized right turns, additional crosswalk, and a landscaped buffer at Southcenter Boulevard / West Valley Highway Impact Identification Criteria The No Action Alternative serves as the baseline for identifying significant impacts to transportation facilities under the Proposed Action. A significant transportation impact is considered to occur if an alternative would: • Cause a study intersection or corridor that operates acceptably under the No Action Alternative (LOS E or better) to operate unacceptably (LOS F); or • Cause a study intersection or corridor that operates unacceptably under the No Action Alternative to operate with higher delay; or • Interfere with any existing or planned transit service by significantly increasing congestion along a transit route or by preventing the implementation of any planned transit services; or • Interfere with any existing or planned pedestrian or bicycle facility by not adequately addressing safety concerns or preventing the implementation of any planned bicycle or pedestrian facility improvement projects; or Tukwila Urban Center Subarea Plan: Draft SEIS 3-71 October 2013 • Interfere with existing parking facilities by not adequately addressing parking needs or supplying sufficient parking; or • Lead to the construction of transportation facilities that have a documented incidence of more fatality and injury collisions for any mode likely to use the facility. 2031 Transportation Operations The intersection levels of service (LOS) for 2031 were calculated with the same method used to obtain existing LOS using Synchro and SimTraffic as described previously. Volumes were generated using the 2031 Tukwila Travel Demand Forecasting Model. To reduce model error, a technique known as the "difference method" was used to develop the 2031 traffic forecasts. The difference method adds the travel model's estimated growth in traffic between 2013 and 2031 conditions to the traffic counts taken at each location. This technique eliminates much of the potential model error by using existing traffic counts as the basis of the forecast rather than direct model output. The analysis assumed that all signal timings for intersections in Tukwila would be optimized during the next 20 years; however, cycle lengths were not adjusted. Synchro was used to optimize the signal timings. The 2031 intersection LOS was computed for PM peak hour conditions. 3.3.3.1 No Action Alternative Traffic Operations LOS results are shown in Table 3.10 and Figure 3.11. Under the No Action Alternative, one intersection would operate with an unacceptable LOS F: • Southcenter Boulevard / 66th Avenue South Tukwila Urban Center Subarea Plan: Draft SEIS 3-72 October 2013 Table 3.10 — 2031 No Action Alternative PM Peak Hour Intersection Level of Service ID Intersection Delay (seconds) LOS 1 Southcenter Blvd / I-405 SB Off -Ramp 15 B 2 Southcenter Blvd / 66th Ave S 106 F 3 I-405 SB Ramps / Interurban Ave 51 D ID Corridor Delay (seconds) LOS 1 61st Ave S 34 C 2 Southcenter Pkwy north of S 168th St 41 D 3 Andover Park W north of Strander Blvd 29 C 4 Andover Park E north of Strander Blvd 24 C 5 Strander Blvd 54 D 6 Andover Park W south of Strander Blvd 39 D 7 Andover Park E south of Strander Blvd 27 C 8 Southcenter Pkwy south of S 168th St 22 C 9 Minkler Blvd 17 B 10 S 180th St 78 E 11 W Valley Hwy 77 E Note: Locations shown in bold denote impacts. Source: Fehr & Peers, 2013. Tukwila Urban Center Subarea Plan: Draft SEIS 3-73 October 2013 aV rh Southcenter Mall Access Rd 11 L U 1� Q S U a • S longacres WY j Treck Dr S 168th St Study Intersections ® Signalized Intersection © Unsignalized Intersection Study Corridors • Corridor Intersection Q Corridor Midland Dr Minkle ,Blvd tx cc Saxon Dr City of Tukwila , I o it Level of Service S A -C ® E D 40 S,180thSt 11 Figure 3.11 No Action PM Peak Hour Level of Service (2031) Document Path' NFpse03\pse2\Data2\2013Projects\SE13-0289 Tukwila Southcenter_EIS\Graphics\GIS'MXD\RNfig3_11_NA Int LOSmxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 SW 43rd St FEHRtPEERS 3-74 Pedestrian & Bicycle Operations The City is planning numerous improvements to pedestrian and bicycles facilities which will occur under both the No Action and Proposed Action alternatives. These improvements include constructing new sidewalks, filling in sidewalk gaps, and adding bicycle facilities along major roadways. These projects would provide connections between existing pedestrian and bicycle facilities and major destinations within the study area. Transit Operations The City is planning several projects to improve access to the transit facilities within the Southcenter Subarea for both the No Action and Proposed Actions. These improvements are designed to accommodate the additional activity under both SEIS alternatives. Examples include the construction of a new Transit Center on Andover Park West, and infrastructure improvements to facilitate the operation of Metro RapidRide F -Line, which would provide frequent all -day service between Burien and Renton via Southcenter and the Tukwila Sounder Rail Station. It is not anticipated that the ridership on any of the transit routes serving Southcenter will exceed capacity in the future. As shown in Table 3.10, traffic operations are generally anticipated to remain well within the City LOS standards. The exception is the intersection of Southcenter Boulevard/66th Avenue South, which is expected to operate at LOS F. Based on these results, transit travel times and schedules are expected to be within typical ranges for the urban sections of the region. Some delays may result at the Southcenter Boulevard/66th Avenue South intersection, however. As a way to help mitigate congestion and retain speed and reliability for transit routes, Transit Signal Priority (TSP) is being installed by King County as part of the new Metro RapidRide F -Line route. TSP works with the signal controllers to give priority to busses with transponders. All signalized intersections along the new F -Line route will also have TSP. Safety Future development under the No Action Alternative will generate additional vehicle trips as well as increased pedestrian and bicycle activity. There is, however, no correlation between increased travel volumes and increased safety risks. In addition, many of the City's planned transportation improvements will include elements that will allow for safer operations for vehicles, pedestrians, and bicycles. Traffic safety is expected to generally improve between existing and future conditions for both the Action and No Action alternatives. 3.3.3.2 Proposed Action/High Intensity Alternative Traffic Operations Intersection and corridor LOS results are shown in Table 3.11 and Figure 3.12. Under the Proposed Action/High Intensity Alternative, one intersection and two corridors would operate with unacceptable LOS F: Tukwila Urban Center Subarea Plan: Draft SEIS 3-75 October 2013 • Intersection 2: Southcenter Boulevard / 66th Avenue South • Corridor 10: S 180th Street • Corridor 11: West Valley Highway The intersection of Southcenter Boulevard / 66th Avenue South would operate unacceptably under the No Action Alternative and would experience increases in delay in the Proposed Action and High Intensity Alternative. This increase in delay qualifies as an impact under the guidelines defined previously. The increased delay along the South 180th Street corridor is primarily caused by increases in delay at the intersection with West Valley Highway. The increased delay along the West Valley Highway corridor is caused by increases in delay at the intersections with Strander Boulevard and Southcenter Boulevard/Grady Way. Although the increases in average delay are minimal for each of these corridors (approximately 5 seconds), they would result in an unacceptable level of service and would be considered impacts. Tukwila Urban Center Subarea Plan: Draft SEIS 3-76 October 2013 Table 3.11— 2031 Proposed Action/High Intensity Alternative PM Peak Hour Intersection Level of Service ID Intersection No Action Delay (s) /LOS Proposed Action/ High Intensity Delay (s) / LOS 1 Southcenter Blvd / I-405 SB Off -Ramp 15 / B 15 / B 2 Southcenter Blvd / 66th Ave S 106 / F 121 / F 3 I-405 SB Ramps / Interurban Ave 51 / D 57 / E ID Corridor No Action Delay (s) / LOS Proposed Action/ High Density Delay (s) / LOS 1 61st Ave S 34 / C 35 / D 2 Southcenter Pkwy north of S 168th St 41 / D 44 / D 3 Andover Park W north of Strander Blvd 29 / C 29 / C 4 Andover Park E north of Strander Blvd 24 / C 25 / C 5 Strander Blvd 54 / D 57 / E 6 Andover Park W south of Strander Blvd 39 / D 44 / D 7 Andover Park E south of Strander Blvd 27 / C 29 / C 8 Southcenter Pkwy south of S 168th St 22 / C 22 / C 9 Minkler Blvd 17 / B 20 / C 10 S180thSt 78/E 83/F 11 W Valley Hwy 77 / E 82 / F Note: Locations shown in bold denote impacts. Source: Fehr & Peers, 2013. Tukwila Urban Center Subarea Plan: Draft SEIS 3-77 October 2013 4- ( Southcenter Mall Access Rd Study Intersections ® Signalized Intersection ® Unsignalized Intersection Study Corridors • Corridor Intersection Q Corridor 4 se aI d w Tukwila ',kw/ 3 • Baker Blvd .�i stranderarvd. �▪ ��, li iF rrq S 168th St •Q.. _..._.. _.. 9r Midland Dr City of Tukwila Level of Service ear/ r, • A - C • E op S.18othst.� e • D • Fd Figure 3.12 Proposed Action/High Intensity Alternative PM Peak Hour Level of Service (2031) n 66� • Treck Dr LMinkte.BNd 10 • rlstensen Rd a to Saxon Dr • Document Path: 1\Fpse03\fpse2\Oata2t2013Projeds1SE13-0289_Tukwila_Southcenter_EIS\Graphics\GISWIXD1RN1Fig3_12_A Int_LOS mxd Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 11� Q 5LongacresWY a a SW 43rd St 3-78 Pedestrian and Bicycle Operations The Southcenter Subarea Plan provides guidelines and incentives intended to transform a suburban commercial center into a walkable mixed-use urban center. The plan would modify the street network from a limited number of superblocks to a fine-grained pattern of new interconnected streets and shorter blocks. The combination of smaller block sizes with compact, mixed-use development would make walking and biking viable alternatives to driving. The Proposed Action/High Intensity Alternative's mix and density of land use would be more conducive to pedestrian and bicycle mobility, and would likely support the City's non -motorized policies to a greater degree than the No Action Alternative. Transit Operations Higher densities and a more urban mix of land uses under the Proposed Action/High Intensity Alternative, compared to the No Action Alternative, would be more conducive to transit service and would support the City's transit policies. In order to realize the full potential of the existing transit facilities in the Southcenter area, existing barriers to visibility, access, and convenience will be removed. Development within walking distance of transit stations will provide much enhanced connectivity to and from transit facilities as well as promoting system ridership. The improved pedestrian and bicycle network described above will also complement transit access and connectivity, ultimately improving the transit experience for Southcenter residents, employees, and visitors. Additional traffic congestion could cause some increased transit travel times on key routes. As shown in Table 3.11, intersection and corridor LOS will be somewhat worse between the No Action and the Proposed Action/High Intensity Alternatives, with a significant LOS impact at Southcenter Boulevard/66th Avenue S. As described later in this document, the City of Tukwila has identified a mitigation to reduce congestion at this important transit intersection. Additional LOS impacts were identified on the S 180th Street and West Valley Highway corridors which could negatively affect transit travel times and schedule maintenance. Key bottlenecks on these corridors include the Strander Boulevard/West Valley Highway intersection, and the S 180th Street/West Valley Highway intersections. As described in the mitigation section below, the City has identified an option to increase the capacity of the Strander Boulevard/West Valley Highway intersection. In addition, City staff has identified long-term options to increase the capacity of the Green River crossings through new potential bridges. The City also has the option of implementing transit signal priority (in addition to existing TSP along the F -Line route) and other technological enhancements at key intersections and along key corridors if transit performance becomes a significant issue in the future. As Southcenter matures, the City of Tukwila will actively work with transit agencies to ensure that transit operations on key corridors is considered to ensure that Southcenter transitions away from an auto -oriented suburban commercial area and into an urban center with a more balanced mode split. Tukwila Urban Center Subarea Plan: Draft SEIS 3-79 October 2013 Safety There are no identifiable safety impacts from the proposed development of the Proposed Action/High Intensity Alternative. The Southcenter Subarea Plan promotes the construction of additional bicycle and pedestrian facilities to further increase safety for non -motorized modes. The plan also encourages the redevelopment of streetscapes to deemphasize motorized traffic and slow down vehicles, thus further calming traffic, reducing the potential for conflicts, and reducing the severity of any collisions. Lastly, the City maintains a robust and active transportation safety monitoring program to proactively address potential transportation safety issues. An example is the ongoing project to reduce left -turn conflicts on Andover Park West between Tukwila Parkway and Baker Boulevard. Parking The City of Tukwila establishes minimum parking requirements for new development or redevelopment. Since the SEIS is nonproject in nature and specific development proposals are not evaluated, it cannot be determined whether the parking proposed for future development projects would comply with zoning requirements. However, individual applicants would be required to show in their development applications how they will accommodate on-site parking that is required under the City code. In addition to promoting more balanced land uses and a better walking and cycling environment, the proposed Southcenter development regulations would require less parking compared to the No Action Alternative. No significant parking impacts are anticipated in conjunction with the Southcenter Subarea Plan. Construction During development of the Proposed Action/High Intensity Alternative, construction activities would periodically and temporarily disrupt all modes of traffic. However, development of the Subarea is expected to occur incrementally over a period of 20 years, in response to public investments, incentives, and market-driven renovations and expansions rather than under a single development proposal. Also, all building permits issued by the City are reviewed and conditioned to mitigate construction traffic impacts. No significant construction traffic impacts are anticipated in conjunction with the Southcenter Subarea Plan. Air Quality The results of the transportation air quality analysis modeling analysis for the 2031 Action/High Intensity Alternative are presented in Table 3.12. As shown, the calculated worst-case CO concentrations with the project at the highest volume/most congested intersection in the study area are far below the levels allowed by the applicable 1 and 8 -hour CO ambient air quality standards. These results suggest that CO concentrations near the worst -operating intersection within the subarea plan area would not exceed either the 35 -ppm 1 -hour or 9 ppm 8 -hour ambient air quality standards, under the 2031 Action/High Intensity Alternative. Although modeled subarea -related traffic delays would almost double in 2031 over those in 2013, Tukwila Urban Center Subarea Plan: Draft SEIS 3-80 October 2013 maximum predicted CO concentrations decrease in 2031 due to vehicle emissions reduction measures that will be implemented by federal and state regulatory requirements in future years. Based on this finding, the proposed plan would not be expected to result in any significant air quality impacts due to its effect on the surface roadways in the area. See Appendix E for a detailed description of the transportation air quality analysis methodology, assumptions and results. Table 3.12 — 2031 Proposed Action/High Intensity Alternative Air Quality Model - Calculated Maximum CO Concentrations (ppm) Location Averaging Time 2031 Action Alternative NAAQS Limit S 180th Street/ West Valley Highway 1 -hour 5.4 35.0 8 -hour 3.8 9.0 Notes: All CO concentrations include a background concentration of 3.0 parts per million (ppm) 8 -hr average CO concentrations are calculated by multiplying the 1 -hr average concentrations by a persistence factor of 0.7 (based on EPA guidance) Source: ENVIRON, 2013 3.3.3.3 Mitigation Measures The following significant adverse transportation impacts were identified for the Proposed Action and High Intensity Alternatives: • Intersection 2: Southcenter Boulevard / 66th Avenue South • Corridor 10: S 180th Street • Corridor 11: West Valley Highway Each of these study locations will operate with unacceptable LOS F in the future. However, mitigation measures have been identified for all three locations and, if implemented as part of the pending update to the Transportation Element of the Comprehensive Plan, no significant adverse unavoidable impacts would remain. 1. At the Southcenter Boulevard / 66th Avenue South intersection, the westbound approach on Southcenter Boulevard could be restriped without widening the roadway to mitigate the impact from the Proposed Action/High Intensity Alternative. The existing three lanes could be configured with one through lane and two left turn lanes. Note that this is a relatively minor improvement which the City could implement in the short term. This mitigation would decrease the average delay at this intersection to 36 seconds under the Proposed Action/High Intensity Alternative in 2031 and the intersection would operate at LOS D. 2. Along the West Valley Highway corridor, the following possible improvements are recommended at the Strander Boulevard / West Valley Highway intersection as modifications to the existing project design: Tukwila Urban Center Subarea Plan: Draft SEIS 3-81 October 2013 • Add a westbound right turn lane on Strander Blvd at least 300 feet in length • Increase the length of the westbound left turn pocket on Strander Blvd as much as feasible • Widen the eastbound approach on Strander Blvd to include two left turn lanes, a through lane, and a shared through -right lane • Add right turn overlap phases to the southbound and westbound right turn movements on Strander Blvd This intersection will be reconstructed as part of the Strander Boulevard extension to the new Tukwila Sounder Station. However, the existing project design would operate with unacceptable LOS in the future. If the modifications listed above were incorporated into the final design of this intersection, the average delay along the West Valley Highway would be 59 seconds under the Proposed Action and High Intensity Alternatives in 2031 and the new level of service would be LOS E. Note that both the Southcenter Boulevard/66th Avenue South and West Valley Highway projects have been identified in the upcoming Transportation Element of the updated Comprehensive Plan. 3. The significant increase in delay along the South 180th Street corridor is primarily caused by increased delay at the intersection with West Valley Highway. There are several contributing factors which make it difficult to mitigate the impact at this location. West Valley Highway is owned and operated by WSDOT as State Route 181 and any improvements to this road must be coordinated with and approved by WSDOT. At S 180th Street / West Valley Highway, there is no available right-of-way to expand either S 180th Street or West Valley Highway without a significant adverse impact to businesses along the roads. The width of South 180th Street is limited by available right-of-way on both the east and wide sides of the Green River as well as the width of the current Green River Bridge. The Green River runs along the west side of West Valley Highway and there is no available right-of-way on the east side of the street. Both of these factors make widening of West Valley Highway difficult. One proposed mitigation measure identified in the Transportation Background Report to the City's Comprehensive Plan is the construction of an additional crossing over the Green River at Minkler Boulevard. This would relieve congestion at the S 180th Street crossing by providing an alternate route for traffic to cross the Green River. However, this project needs to be coordinated with and approved by WSDOT and the City would need to commit to funding and constructing this major piece of infrastructure. In view of these difficulties, the impact could also be mitigated by amending the comprehensive plan to allow for a LOS exception along this corridor, similar to the exceptions for Strander Boulevard and portions of Andover Park East. Alternatively, the corridor definition could be updated to remove the South 180th Street / West Valley Highway intersection from the corridor. While these two alternatives would not improve traffic operations along the corridor, they would Tukwila Urban Center Subarea Plan: Draft SEIS 3-82 October 2013 address the LOS E impact condition on the corridor identified in the SEIS. Tolerating additional traffic congestion along the S 180th Street corridor may be reasonable during the PM peak hour considering the future transformation of the Southcenter Subarea into a more urban environment. 3.3.3.4 Significant Unavoidable Adverse Impacts Projected household and employment growth will unavoidably increase traffic congestion in the Southcenter Subarea, with or without the Proposed Action and the performance of some road corridors and/or intersections will decrease below adopted levels of service. Reasonable mitigation measures have been identified for the three adverse transportation impacts described above. No significant and unavoidable adverse transportation impacts were identified. Tukwila Urban Center Subarea Plan: Draft SEIS 3-83 October 2013 Appendix A. Tukwila Environmental Documents, Adopted Regulations & Plans A. Previously Prepared Environmental Documents Element Document/ Date Issues/Analysis Study Area Summary of Impacts & Mitigation Earth Tukwila Comprehensive Plan Draft & Final EIS (1995) Erosion, landslide, seismic hazards and soil contamination due to development according to the Comp. Plan. City-wide Impacts: Increased development potential in several soil erosion, landslide, and seismic hazard areas. Will contribute to water pollution and can result in damage to property. Mitigation: New development will comply with development review process that includes project specific mitigating measures. Land Use Tukwila Comprehensive Plan Draft & Final EIS (1995) Land use, open space network, neighborhoods, shorelines City-wide, including Urban Center Impacts: Potential impacts from a change in zoning from commercial to TUC zoning include impacts to public services, infrastructure, ambient noise and air quality, traffic circulation, and visual quality. Mitigation: Comprehensive goals & policies will serve to mitigate potential adverse land use impacts. GMA concurrency requirements, capital facilities planning (both city & non -city owned agencies), Shoreline Master Program, development standards, and design guidelines will also serve as mitigation measures. Land Use Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update Land use, shorelines, building & site design, signage Urban Center Impacts: No significant or cumulative impacts anticipated from comprehensive plan goals and policies update. Some reduce potential environmental impacts. Land Use Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code Amendments Land use City-wide, including Urban Center Impacts: No significant or cumulative impacts anticipated. Air Quality Tukwila Comprehensive Plan Draft & Final EIS (1995) Auto emissions, air traffic, residential, industrial/commercial sites and construction City-wide Impacts: Emissions from regional highways, airports, manufacturing, commercial/industrial, and residential uses contribute to air pollution. Auto emissions are the single largest contribution. As development increases degradation of air may continue. Mitigation: City will comply with all federal, state, and regional air pollution regulations, encourage non -motorized transportation and enhance the CTR programs. Air Quality Westfield Mall Ozone, particulate matter, Southcenter Impacts: Dust from excavation, construction equipment engines, odors Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 A-1 Tukwila TT -'•3n Center Subarea Plan: Draft SEIS October A-, Expansion Draft & Final EIS (2004) carbon monoxide Mall -subarea w/in Urban Center during paving renovations to existing buildings, and construction related traffic delays and reduced travel speeds are air quality impacts from expansion of the mall. Increased peak hour traffic would be operational impacts. Mitigation: Adhere to City regulations and to applicable mitigation measures in the Guide to Handling Fugitive Dust from Construction Projects. Implement transportation demand measures to improve mobility. Water Tukwila Comprehensive Plan Draft & Final EIS (1995) Surface water, ground water, floodplains and flooding hazards. City-wide/ applies to Green River and several wetlands w/in Urban Center. Impacts: Development may increase peak water flows on hillsides due to removing vegetation and detention increasing soil saturation. Urban runoff and soil runoff impact surface water quality as non -point source polluters. Industrial uses and wastewater treatment plants impact water quality as point source polluters. Mitigation: City will comply with all regulations. Control sedimentation from current and future land use and use special drainage facilities to control urban runoff. Water Westfield Mall Expansion Draft & Final EIS (2004) Water quantity, water quality Southcenter Mall -subarea w/in Urban Center Impacts: Impervious surface would remain the same, continued absence of flow control, potential for water quality improvement. Covered parking structures could reduce impact on stormwater. Cumulative impacts to water quality not anticipated. Plant and Animal life Tukwila Comprehensive Plan Draft & Final EIS (1995) Streams and waterways, wetlands, critical habitats, animal species, plant species City-wide/ Applies to wetlands and shorelines w/in Urban Center. Impacts: Wetlands and shorelines are threatened by encroaching development and water pollution. Mitigation: The City should minimize Clearing and grading during construction. City should protect wetlands and shorelines. Catalog unique or significant plans and animals, restoration of local streams and rivers, and include habitat areas and linkages in facility designs. Plant and Animal life Westfield Mall Expansion Draft & Final EIS (2004) Plants and animals Southcenter Mall - subarea w/in Urban Center Impacts: No significant or cumulative impacts anticipated from mall expansion because area is already highly developed. Environ- mental Health Tukwila Comprehensive Plan Draft & Final EIS (1995) Noise City-wide & Urban Center Impacts: The expansion of Sea -Tac and King County International Airport could impact the northern and western portions of the City. Transportation rights-of-way are another noise source that will increase in medium and higher density growth areas. Passenger rail systems also have potential to increase ambient noise conditions. Mitigation: Develop and adopt noise ordinance (completed), work with airports to develop operational noise mitigation techniques, ensure street speeds match land use patterns. Population and Housing Tukwila Comprehensive Plan Draft & Final EIS (1995) Population and housing City-wide & Urban Center Impacts: Creation of residential housing in the Pacific Highway Corridor and the TUC could impact traffic, noise and air quality. Development of housing close to higher intensity uses could be a significant impact. City will continue to have consistency between the city and countywide housing policies. Mitigation: Develop guidelines for affordable housing projects, identify programs that could increase home ownership and strategize to create landscape buffers to minimize impacts when housing abuts other land uses. Tukwila TT -'•3n Center Subarea Plan: Draft SEIS October A-, Cultural & Historical Central Link Draft(1998) & Final EIS (1999) Historic and Archaeological Resources Proposed Light Rail Corridors through City Impacts: No known/recorded archaeological sites in Urban Center. High - probability area near Southcenter Mall. Impacts could occur if resources are present. Along alignments in City, important paleontological (fossil deposits) are present. No historical resources would be affected by rail corridors in TUC. Mitigation: NRHP-eligible archaeological sites must be taken into consideration during project planning/design, and data recovery and monitoring during construction. Public Services Tukwila Comprehensive Plan Draft & Final EIS (1995) Fire, police protection, parks and recreation, schools and human services. City-wide Impacts: Increased densities in both residential and commercial areas could affect fire and police service capabilities related to total volume of calls for service. New public recreation resources are being developed to satisfy future demand. Future capital facility improvements will need to be supplied to meet the increases in school age children attending the Renton and Tukwila School Districts. The Human Services Office will likely have the capability to meet the needs of the community. Mitigation: Potential development of a GMA impact fee for the school districts, preparation of long-range strategic plan for school districts, continued reliance on the six-year financial planning program, further development of police and fire strategic plans, and emphasis on public safety issues through design criteria and project review. Public Services Westfield Mall Expansion Draft & Final EIS (2004) Fire and police services Southcenter Mall -subarea w/in Tukwila Urban Center (TUC) Impacts: Calls for service would increase for fire, EMS, and police services during construction and operation of the expansion. Mitigation: Work with fire department regarding fire land access issues and replace existing fire alarm system. Implement construction security measures and incorporate security features into expansion. Public Utilities Tukwila Comprehensive Plan Draft & Final EIS (1995) Water, sewer, surface water, solid waste, electrical, natural gas and telecommunications. City-wide Impacts: Water, sewer, and surface water systems represent major utilities impacted by growth and all three have separate analysis prepared. Majority of problems relate to system deficiencies, distribution, service, and general maintenance and operations. Long term funding for utility improvements will need to be addressed. Mitigation: Service capacities are met either through City CIP programs or through plans of utility service providers. City should review long-term demand and shortfalls as part of facility planning, and telecommunications towers should be shared between different companies. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 A-3 Public Westfield Mall Water supply, stormwater, Southcenter Impacts: There will be an increase in water usage and existing water pipes Utilities Expansion Draft & Final EIS (2004) sewer, solid waste, electricity, natural gas, communications Mall —subarea w/in TUC may be impacted and need to be relocated. New sewer lines would be necessary and sewage flow would increase. Solid waste generation would increase; however, recycling would also increase. Electricity use would increase and there may be impacts to distribution and capacity of the system; may also be temporary service interruptions. The existing natural gas system, located on the roof, would have to be replaced and there would be an increase in natural gas usage. Demand for communications would increase and require expansion or relocation. Sensitive Areas instability, abandoned mine applies to Mitigation: Schedule interruptions to utility service during hours with least impact, route new sewage flow to the Metro line, dispose of construction related waste properly; incorporate PSE recommendations for electrical use. Aesthetics Tukwila Community image and City-wide & Impacts: With the projected increase in population will come an increase in Comprehensive Plan Draft & Final EIS (1995) aesthetics TUC density and a change in the physical character of the areas. A range of visual impacts may occur, including the reduction of natural open spaces, alterations in "the sense of place" in various communities, and the disturbance of viewsheds with increased building heights and densities, particularly in the TUC. Pkwy and 1-5 in TUC Mitigation: Implement design review for multifamily, commercial and industrial development. Require streetscape designs, i.e. inclusion of street trees, lighting, and sidewalk features, to lessen visual impacts of development. B. Previously Adopted Regulations Element Document/ Date Issues/Analysis Study Area Summary/Mitigation Earth Environmentally Areas of potential geologic City-wide; Summary: Designates, rates and provides buffers for areas of potential Sensitive Areas instability, abandoned mine applies to geologic instability. Outlines uses, exemptions, alterations and potential (18.45.120) - 2010/12 areas erosion hazard potential area between mitigation for development in an area of potential geologic instability. Southcenter Pkwy and 1-5 in TUC Water Environmentally Wetlands and watercourses City-wide; Summary: Includes designations, ratings and buffers for wetlands and Sensitive Areas applies to watercourses. Also includes allowed uses, alterations and mitigation (18.45.080 and 18.45.100) — 2010/12 Green River and several wetlands w/in measures for development within or near wetlands and watercourses. TUC Tukwila Urhan Center Subarea Plan: Draft SEIS October A -a Water Shoreline Overlay (18.44) - 2011 Designates all shorelines within the City as "urban" and identifies development requirements City-wide; applies to Green River w/in TUC. Summary: Regulates development in shoreline areas, includes general shoreline regulations, management environments, river environment, and specific use regulations. Water Stormwater Management (14.30) - 2010 Storm water management for development City-wide Summary: Includes regulations and guidelines to control adverse impacts associated with surface water runoff, establishes storm drainage standards and adopts the Storm Water Management Plan. Regulations are enforced through development review. Water Floodplain Management (16.52) - 2004 Special flood hazard areas and Floodways City-wide, applies to TUC area Summary: Includes regulations and guidelines to minimize public and private losses due to flood conditions. Activity in these areas is also subject to state and federal standards. Plant and Animal life Environmentally Sensitive Areas (18.45.150) - 2010 Fish and Wildlife Habitat Conservation Areas City-wide Summary: Designates, rates and provides buffers for areas of potential fish and wildlife habitat conservation areas. Outlines uses, exemptions, alterations and potential mitigation for development for these areas. Plant and Animal life Tree Regulations (18.54) - 1995 Tree preservation City-wide Summary: Mitigate environmental consequences of land development, promote environmental building and site planning, regulate clearing of trees and understory, and maintain and enhance aesthetic ecological and economic benefits provided by vegetation. Public Utilities Utility Concurrency Standards (14.36) - 2004 Water and sewer availability City-wide Summary: Requires land use decisions involving projects that need water or sewer to obtain certificate of availability from appropriate purveyor. Certificate must show availability of water and capability of system to deliver. Public Facilities and Services Concurrency Management (9.50) — 2005/07 Transportation facilities, and public facilities and services availability City-wide Summary: Establishes a concurrency management system and test to determine that public facilities and services (transportation, water, sewer, and stormwater) necessary to support development are available when needed, without decreasing current service levels below established minimum standards. Historic/ Archaeo- logical Archaeological/ paleontological resources (18.50.110) - 2004 Archaeological and paleontological preservation City-wide Summary: Requirements for development where archaeological or paleontological resources may be located or have been found during excavation. Transporta tion Transportation Concurrency Standards & Impact Fees (9.48) - 2005/11 Traffic impacts City-wide Summary: Imposes impact fees to offset the impacts of new development on the transportation system. Fees based on net new PM peak hour trips Transporta tion Commute Trip Reduction Plan and Program Requirements (9.44) - 2008 Improve air quality, reduce traffic congestion, and minimize energy consumption City-wide Summary: Requires employer based programs that encourage employees to find alternative to drive -alone commuting. Presents strategies to be undertaken by an employer to achieve commute trip reduction goals for each goal year. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 A-5 Transporta tion Walk and Roll: City of Tukwila's Non -Motorized Plan (2009) Bicycle and pedestrian infrastructure design & planning City-wide, some specific to the Urban Center Summary: Bicycle and pedestrian infrastructure design standards, designation & adoption of bicycle friendly routes, walking trails and connections, performance goals & measurements, and a list of recommended projects. Aesthetics Board of Architectural Review (18.60) - 2012 Site and building design City-wide, some specific to the Urban Center Summary: Establishes a design review & approval process for projects meeting minimum thresholds for design review — administratively or by Board of Architectural Review (BAR). Thresholds vary by zoning district. Provides design review criteria for structures, site, landscaping, buildings, and signage. Aesthetics Sign and Visual Communication Code (Title 19) - 2010 Signs City-wide, some specific to the Urban Center Summary: Regulates sign placement and characteristics (size, style, etc.) to protect the public health, safety & welfare; and to increase the effectiveness of visual communication in the City. In the TUC area, provides an "opt out" of the requirements provision, provided certain criteria are met. C. Previously Adopted Utility Plans Element Document Issues/Analysis Study Area Summary/Mitigation Water Gilliam Creek Basin Stormwater Management Plan (2001) Gilliam Creek stormwater management, water quality, habitat, etc. TUC located within Gilliam Creek watershed Summary: Description of the drainage basin, water quality fish habitat and recommended capital improvement projects and programmatic actions. Mitigation: City should pursue grants and loans for funding capital improvement projects, implement a system development charge for new development and redevelopment, increase permit review fees to directly cover the cost of development review, work with other jurisdictions and encourage developer participation in regional stormwater facilities. Water 2007 Water System Plan Update Water system requirements City-wide Summary: Identifies present and future water system needs, sets means for addressing those needs, demonstrates system has operational, technical, managerial and financial capabilities to meet local, state and federal regulations. Water City of Tukwila Comprehensive Surface Water Management Plan (2003) Watercourses, wetlands, and infrastructure. City-wide/ Identifies projects w/in the TUC Summary: Designed to protect watercourses, wetlands, and infrastructure, protect public health and safety, maintain City's surface water system, meet regulatory requirements, and educated citizens and employees. Identifies capital improvement projects for the water system. Water Shoreline Master Plan/ Shoreline Element of Comprehensive Plan update (2011) Shoreline requirements for the Green River City-wide/ Applies to Green River w/in TUC Summary: Designates the City's shoreline "Urban" and includes goals and policies for seven program elements (economic development, public access, circulation, recreation, shoreline use, conservation, historical/ cultural) to guide and implement the Shoreline Master Program. 2006 Sewer Sanitary sewer system City-wide Summary: Identifies present and future sewer system needs, sets means for Tukwila Urban Center Subarea Plan: Draft SEIS October A-6 Sewer System Plan Update requirements addressing those needs, demonstrates system has operational, technical, managerial and financial capabilities to meet local, state and federal regulations. Tukwila Urban Center Subarea Plan: Draft SEIS A-7 October 2013 Appendix B. Historic Traffic Volumes The chart below shows the average daily traffic counts that enter the Southcenter area. As shown in the chart, the counts have remained fairly steady since 2009 and have remained lower than the prerecession peak traffic observed in the late 2000's. 180,000 Southcenter Historic Cordon Counts 160,000 Qv+/"*"Cr 14 140,000 LE 120,000 m > 100,000 r 80,000 ca 60,000 40,000 20,000 0 2005 2006 2007 2008 2009 2010 2011 2012 2013 Year Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 B-1 Southcenter Cordon Volume Chart volume year o m is 222222 R R R Southcenter Cordon Lontlons' 1. 61st Avenue 5at4105 Cordon counts are desIgnedtoc kubte 3. 1405 thebfabye sohle355at sgandtemCtg an arca by co0ecarg data at access 3. 65th Avenue S at 1405 and egress buttons. L Strudel' Boulevard at Green Met 5. 5 100th Street at Green Inver 6. Andover Part West south of S 100th Street 7. SauthaeteterPaimaysouthdSlBnhStreet LEGEND 0. 517&h Street wen d5oudroem6' Parkway 0. 13 Northbound Off Ramp to 50Vlticelior Parkway II= Entry & Eati toratvh 10. 101clitzt MeeatKa caydrUAWk FEHRtPEERS CITY OF TUKWILA - SOUTMCENTER CORDON VOLUMES - 1934-2009 Tukwila Urban Center Subarea Plan: Draft SEIS B-2 October 2013 I +f(r ' a 170,000 1y+oCC t 4 t:':' 1)5 04.... i a,—t t4 I00.00D 150.000 tSS /LC 'b0 " ifs +.ICC 1 tb 500 15. 317.1 5211.1C ' 1iyete- 1 60.000 130.000 ji 120,000 110600 t...ee 100.000 93,000 00.000 year o m is 222222 R R R Southcenter Cordon Lontlons' 1. 61st Avenue 5at4105 Cordon counts are desIgnedtoc kubte 3. 1405 thebfabye sohle355at sgandtemCtg an arca by co0ecarg data at access 3. 65th Avenue S at 1405 and egress buttons. L Strudel' Boulevard at Green Met 5. 5 100th Street at Green Inver 6. Andover Part West south of S 100th Street 7. SauthaeteterPaimaysouthdSlBnhStreet LEGEND 0. 517&h Street wen d5oudroem6' Parkway 0. 13 Northbound Off Ramp to 50Vlticelior Parkway II= Entry & Eati toratvh 10. 101clitzt MeeatKa caydrUAWk FEHRtPEERS CITY OF TUKWILA - SOUTMCENTER CORDON VOLUMES - 1934-2009 Tukwila Urban Center Subarea Plan: Draft SEIS B-2 October 2013 Appendix C. Additional Intersection LOS The following table summarizes the level of service for the intersections used to calculate corridor level of service in the Southcenter Subarea for each of the analysis scenarios. Table C-1 - Additional Intersection Level of Service Location Existing Delay (s) / LOS No Action Delay (s) / LOS Proposed Action/High Intensity Delay (s) / LOS Baker Blvd / Andover Park E 16 / B 11 / B 12 / B Baker Blvd / Andover Park W 16 / B 19 / B 15 / C I-405 NB Ramps / W Valley Hwy 11 / B 16 / B 22 / C I-5 Off -Ramp / Southcenter Pkwy 32 / C 58 / E 62 / E Longacres Way / W Valley Hwy 14 / B 20 / C 19 / B Minkler Blvd / Andover Park E 19 / B 13 / B 17 / B Minkler Blvd / Andover Park W 62 / E 22 / C 26 / C Minkler Blvd / Southcenter Pkwy 14 / B 15 / B 17 / B S 168th St / Southcenter Pkwy 6 / A 31 / C 26 / C S 180th St / Andover Park E 21 / B 30 / C 31 / C S 180th St / Andover Park W 43 / D 42 / D 51 / D S 180th St / Southcenter Pkwy 41 / D 20 / C 21 / C S 180th St / W Valley Hwy 122 / F >150 / F >150 / F Southcenter Blvd / 61st Ave S 43 / D 70 / E 71 / E Southcenter Blvd / W Valley Hwy 141 / F 108 / F 112 / F Strander Blvd / 61st PI S 66 / E 27 / C 26 / C Strander Blvd / Andover Park E 39 / D 38 / D 41 / D Strander Blvd / Andover Park W 56 / E 52 / D 55 / D Strander Blvd / Mall SW Drwy 55 / D 18 / B 22 / C Strander Blvd / Southcenter Pkwy 38 / D 24 / C 26 / C Strander Blvd / W Valley Hwy 39 / D >150 / F >150 / F Tukwila Pkwy / 61st Ave S 27 / C 32 / C 35 / D Tukwila Pkwy / Andover Park E / 66th Ave S 24 / C 23 / C 24 / C Tukwila Pkwy / Andover Park W 24 / C 18 / B 18 / B Tukwila Pkwy / I-405 NB On -Ramp 14 / B 15 / B 16 / B Source: Fehr & Peers, 2013. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 C-1 Appendix D Land Use Forecasts The following table summarizes the land use in the City of Tukwila for each of the 3 analysis scenarios. The TAZ structure within the City of Tukwila is shown in Figure D-1. Table D-1- Land Use Data for the City of Tukwila TAZ 2013 Existing 2031 No Action 2031 Action/High Intensity Households Employment Households Employment Households Employment 1 0 6,166 0 7,704 223 7,754 2 0 734 0 734 141 866 3 0 294 350 424 141 426 4 0 943 0 943 304 984 5 0 518 0 518 161 800 6 0 378 0 378 146 528 7 0 749 0 749 311 1,219 8 0 551 0 551 236 592 9 0 931 0 931 147 1,607 10 0 1,004 0 1,004 147 1,276 11 0 550 0 550 0 618 12 0 1,063 0 1,063 0 1,131 13 2 702 2 702 2 1,106 14 0 1,172 0 1,172 0 1,645 15 0 559 0 559 0 627 16 0 271 0 271 0 339 17 0 604 0 604 0 672 18 0 1,139 0 1,139 0 1,207 19 1 316 1 316 21 551 20 2 181 2 181 256 270 21 0 248 300 248 300 278 22 0 255 0 255 199 358 23 3 928 3 928 3 1,153 24 0 713 0 713 0 781 25 0 1,100 0 1,100 0 1,325 26 1 1,115 112 3,551 112 3,551 27 4 86 115 3,637 115 3,551 28 113 525 155 597 155 597 29 1,080 111 1,102 271 1,102 271 30 563 281 596 281 596 281 31 0 781 12 941 12 941 32 8 950 8 1,335 8 1,335 33 88 128 100 353 100 353 34 558 370 588 530 595 530 35 132 5 199 5 199 5 36 224 56 224 56 224 56 37 5 0 67 0 67 0 38 127 6 189 6 189 6 39 214 252 251 472 251 472 40 353 13 383 93 383 93 41 271 188 304 268 304 268 42 162 75 211 184 211 184 43 95 49 222 78 122 78 44 35 7 97 7 97 7 Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 D-1 Table D-1— Land Use Data for the City of Tukwila TAZ 2013 Existing 2031 No Action 2031 Action/High Intensity Households Employment Households Employment Households Employment 45 66 6 128 6 128 6 46 475 36 507 36 507 36 47 18 239 30 311 30 311 48 123 267 168 517 168 517 49 279 141 306 170 306 170 50 85 8 147 8 147 8 51 158 18 191 18 191 18 52 149 150 176 179 176 179 53 114 42 444 151 162 151 1 54 89 40 151 40 151 40 55 98 18 160 18 160 18 56 158 17 201 247 201 247 57 188 58 215 221 215 221 58 64 2 126 2 126 2 59 158 22 220 22 220 22 60 20 721 20 946 20 946 61 34 12 96 12 96 12 62 112 4 182 4 188. 4 63 77 234 100 306 100 306 64 104 52 116 92 116 92 65 71 135 100 389 100 389 66 0 3,125 0 3,351 0 3,351 67 392 274 404 278 404 278 68 0 0 0 0 0 0 69 109 1 171 1 171 1 70 128 4 150 4 150 4 71 41 5 103 5 103 5 72 13 35 75 35 75 35 73 0 250 0 1,200 0 1,200 74 15 2,341 15 2,381 15 2,381 75 10 1,582 10 2,532 10 2,532 76 13 101 13 326 13 326 77 0 807 0 847 0 847 78 0 2,540 0 3,490 0 3,490 79 0 213 0 1,163 0 393 80 0 500 0 500 0 500 81 0 361 0 1,311 0 1,311 83 17 6,110 17 7,061 17 7,061 103 16 2 127 3,553 127 3,552 104 0 0 112 3,551 112 3,551 Source: Fehr & Peers, 2013. Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 D-2 LEGEND CD Traffic Anayale Zone (TAZ) i3 City olTukwila i1 Potential Annexation Area FEHRI'PEERS Yp✓ld.Tw`)tYYnen t4E rower 0o_TJ..•t.rnEP...nfl coGS iXD a6I Gi..m..d. rm Tukwila Urban Center Subarea Plan: Draft SEIS October 2013 CITY OF TUKWILA - TRANSPORTATION AREA ZONE (TAZ) MAP FIGURE C-1 D-3 •a CINVInvIN Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation August 8, 2013 Page 1 Appendix E. Detailed Transportation Air Quality Analysis August 8, 2013 MEMORANDUM To: Lynn Miranda, City of Tukwila ENVIRON Project No: 29-31914A CC: Chris Breiland, Fehr & Peers From: Richard Steffel Project Name: Tukwila Subarea Plan Air Quality Review Subject: Signalized Intersection Air Quality Impact Evaluation This memo documents the air quality modeling assessment conducted by ENVIRON International Corporation (ENVIRON) to examine the air quality implications of the Tukwila Subarea Plan. This review is based on consideration of projected traffic volumes and operational conditions within the Tukwila Southcenter area. Based on this assessment, traffic due to the proposed plan would have a minimal effect on air quality. The remainder of this memo provides the bases for this conclusion. PROJECT DESCRIPTION The city of Tukwila's Subarea Plan is intended to guide future development for Tukwila's urban center, the Southcenter area. The plan establishes a planning and design framework to regulate land use and development for the next 20 years to improve the area's vitality, functionality, and sustainability. The Subarea Plan is intended to enhance pedestrian amenities, transit, and bicycle facilities, stimulate residential and office development near the Southcenter Transit Center and the Tukwila Longacres Sounder commuter rail/Amtrak station, and restore the Tukwila pond and the portion of the Green River that passes through Southcenter with the intent of bolstering the area's market position and drawing power. The Subarea Plan is not a transportation plan per se, in that it does not plan for or fund specific transportation projects. AIR QUALITY INTRODUCTION Air quality is generally assessed in terms of whether concentrations of air pollutants are higher or lower than ambient air quality standards set to protect human health and welfare. Ambient air quality standards are set for what are referred to as "criteria" pollutants (e.g., carbon monoxide - CO, particulate matter, nitrogen dioxide - NO2, and sulfur dioxide - SO2). Three agencies have jurisdiction over the ambient air quality in the Tukwila/Southcenter area: the U.S. Environmental Protection Agency (EPA), the Washington State Department of Ecology (Ecology), and the to ENVIRON Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 2 Puget Sound Clean Air Agency (PSCAA). These agencies establish regulations that govern both the concentrations of pollutants in the outdoor air and rates of contaminant emissions from air pollution sources. Although their regulations are similar in stringency, each agency has established its own standards. Unless the state or local jurisdiction has adopted more stringent standards, the EPA standards apply. These standards have been set at levels that EPA and Ecology have determined will protect human health with a margin of safety, including the health of sensitive individuals like the elderly, the chronically ill, and the very young. Ecology and PSCAA maintain a network of air quality monitoring stations throughout the Puget Sound area. In general, these stations are located where there may be air quality problems, and so are usually in or near urban areas or close to specific large air pollution sources. Other stations located in more remote areas provide indications of regional or background air pollution levels. Based on monitoring information for criteria air pollutants collected over a period of years, Ecology and EPA designate regions as being "attainment" or "nonattainment" areas for particular pollutants. Attainment status is therefore a measure of whether air quality in an area complies with the federal health -based ambient air quality standards for criteria pollutants. Once a nonattainment area achieves compliance with the National Ambient Air Quality Standards (NAAQSs), the area is considered an air quality "maintenance" area. (22) The primary aspect of the air quality review described here was to consider whether ambient air quality would continue to comply with the NAAQSs with the proposed plan in place, and thus, whether traffic would be likely to result in any potentially significant adverse air quality impacts. The project area is considered in attainment for all air pollutants except carbon monoxide (CO). Much of the Seattle urban area was once classified as nonattainment for CO, but has long since attained the standard. Thus the area is now considered an air quality maintenance area for CO. This status means air quality is generally good throughout the area except under certain circum- stances that tend to promote poor air quality for short periods of time. Examples include hot days during which ground -level ozone concentrations can increase, and cold stagnant wintertime periods of poor dispersion when particulate matter concentrations from fuel combustion sources can adversely affect air quality. Some transportation projects within air quality maintenance areas are subject to a set of federal and state "conformity" rules intended to prevent such projects from worsening air quality. Washington state has adopted rules (WAC 173-420) developed by its departments of Transportation and Ecology to accomplish air quality conformity assessments through three levels of review. These rules are intended to prevent regionally significant transportation projects from either causing or contributing to localized air quality problems. In this instance, although traffic volume increases related to planned growth and development are expected with the alternatives considered in the proposed subarea plan, the plan does not include specific transportation components that trigger an air quality conformity review at this stage. Instead, future transportation infrastructure projects that include configuration or capacity revisions (22) Areas that were once classified as nonattainment that have since attained the standard are classified as maintenance areas in perpetuity, or until such time as the standard that was the basis of the nonattainment designation is vacated. CIV VIKVIV Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 3 affecting major roadways would be required to consider transportation conformity under separate review(s). The air quality analysis reported here included a SEPA-level "hot -spot" analysis that assessed potential impacts from transportation sources. AIR QUALITY IMPACT ASSESSMENT METHODS Screening Review ENVIRON screened project -affected signalized intersections for possible "hot -spot" modeling based on review of intersection level of service (LOS) and delay in future years. The worst - performing intersections, highlighted in Table 1, were compared with other recent quantitative assessments that evaluated intersections with similar LOS, volumes, and cumulative p.m. peak - hour delays. These studies concluded that no impacts were expected to occur using what were then the latest emission factors and EPA approved models. As a result, all but one of the plan - affected intersections can be eliminated as a potential source of air quality impacts based on this screening review. In contrast, the intersection of South 180th Street with West Valley Highway is expected to have a cumulative delay of 455 hours under the 2030 Action alternative (Table 2). Projected future operational conditions at this intersection were worse than those considered in recent quantitative assessments because the projected delay is worse than the intersections evaluated in these studies. Consequently, the intersection of South 180th Street / West Valley Highway was evaluated with detailed air quality modeling based on the scenario with the worst delay, the 2030 p.m. peak Action alternative. t j ENVIRON Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 4 Table 1. Southcenter Subarea Plan - Intersection LOS # Intersection Location 2013 Existing 2030 No Action 2030 Action Delay LOS Delay LOS Delay LOS 1 S 180th Street / Southcenter Parkway 41 D 20 C 21 C 2 S 180th Street / Andover Park W 43 D 42 D 51 D 3 S 180th Street / W Valley Highway ** 122 F 220 F 230 F 4 Minkler Boulevard / Southcenter Parkway 14 B 15 B 17 B 5 Minkler Boulevard / Andover Park W 62 E 22 C 26 C 6 Strander Boulevard / Southcenter Parkway 38 D 24 C 26 C 7 Strander Boulevard / Andover Park W 56 E 52 D 55 D 8 Strander Boulevard / Andover Park E 39 D 38 D 41 D 9 Strander Boulevard / W Valley Highway 39 D 166 F 83 F 10 1-5 NB Off -ramp / Southcenter Parkway 32 C 58 E 62 E 11 Tukwila Parkway / 61st Avenue S 27 C 32 C 35 D 12 1-405 NB Ramps / W Valley Highway 11 B 16 B 22 C 13 Southcenter Boulevard / W Valley Highway 141 F 108 F 112 F 14 1-405 SB Ramps / W Valley Highway 36 D 51 D 57 E 15 Southcenter Boulevard / 68th Avenue S 47 D 106 F 36 D 16 Southcenter Boulevard / 61st Avenue 5 43 D 70 E 71 E 17 Southcenter Boulevard / 1-405 SB Off -ramp 29 D 15 B 15 B 18 Tukwila Parkway / Andover Park E 24 C 23 C 24 C 19 Tukwila Parkway / Andover Park W 24 C 18 B 18 B Notes: Highlighted cells indicate intersections with most congested levels of service. ** indicates intersection selected for review with detailed air quality modeling Source: Fehr & Peers 2013 \+ CIVVIKVIV Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 5 Table 2. Existing and Future Traffic Conditions at S 180th St/West Valley Hiahwa Quantitative Modeling Assessment The air quality impact review consisted of a microscale CO "hot -spot" analysis using computer models recommended or required by EPA guidelines and/or air quality rules. The assessment considered air quality due to emissions from the traffic sources in the future year (2030). While an air quality conformity assessment would entail a more extensive review extending farther into the future (i.e., 2040), considering the potential impacts from the single worst-case intersection can provide adequate review when conformity does not pertain. As shown in Table 1, the intersection selected for evaluation using dispersion modeling is the worst operating intersection in the study area. Because the intersection LOS is worse with the action alternative than with No Action, the potential air quality impacts — with or without the project — at any other intersection would be Tess than at this intersection with the proposed plan. The modeling analysis reported here therefore provides a sufficient consideration of the future air quality implications of the subarea plan. (23) The specific models and analysis methods are described below. (23) An air quality conformity assessment for a transportation project requires modeling of existing conditions and future "with" and "without" project conditions in the opening and the design years of the project. But in the absence of a "regionally significant" transportation project, the air quality conformity rules do not apply. 2013 Existing 2030 No Action 2030 Action 2030 Action Synchro Approach Delay (seconds) 2030 Project Change from No Action P.M. Peak Hour Volumes by Intersection Movement 254 110 95 37.4 (15) 898 1,040 1,115 86.3 75 152 500 495 467.1 (5) 378 250 300 340.1 50 850 1,265 1,250 226.1 (15) 126 325 325 - - 89 380 385 454.5 5 872 1,315 1,375 262.1 60 512 130 150 42.8 20 82 140 150 - 10 760 1,295 1,285 185.8 (10) 414 225 200 205.4 (25) Total Vol 5,387 6,975 7,125 150 Pk Hr Delay 122 secs/veh 220 secs/veh 230 secs/veh 231 secs/veh 10 secs/veh Pct Change 80.3% 4.5% Cumulative Pk Hr Delay 183 hrs 426 hrs 455 hrs 29 hrs Pct Change 133.5% 6.8% Source: Fehr & Peers 2013 Quantitative Modeling Assessment The air quality impact review consisted of a microscale CO "hot -spot" analysis using computer models recommended or required by EPA guidelines and/or air quality rules. The assessment considered air quality due to emissions from the traffic sources in the future year (2030). While an air quality conformity assessment would entail a more extensive review extending farther into the future (i.e., 2040), considering the potential impacts from the single worst-case intersection can provide adequate review when conformity does not pertain. As shown in Table 1, the intersection selected for evaluation using dispersion modeling is the worst operating intersection in the study area. Because the intersection LOS is worse with the action alternative than with No Action, the potential air quality impacts — with or without the project — at any other intersection would be Tess than at this intersection with the proposed plan. The modeling analysis reported here therefore provides a sufficient consideration of the future air quality implications of the subarea plan. (23) The specific models and analysis methods are described below. (23) An air quality conformity assessment for a transportation project requires modeling of existing conditions and future "with" and "without" project conditions in the opening and the design years of the project. But in the absence of a "regionally significant" transportation project, the air quality conformity rules do not apply. t` ENVIRON Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 6 MOVES2010b - Emission Factor Modeling Traffic -related air quality dispersion modeling requires estimates of vehicle emission rates for the years of interest. Under current air quality rules, the U.S. EPA vehicle emissions factor model MOVES201 Ob is now required to generate "emission factors" for this purpose. The Puget Sound Regional Council (PSRC), Ecology, and other agencies have developed standard inputs for use in MOVES modeling for analyses of various plans and projects. Vehicle emission factors are calculated in grams of pollutant per vehicle mile -of -travel based on a wide array of vehicle classes, basic emission rates, driving patterns, separation of start and running emissions, and fleet composition. ENVIRON employed the following assumptions in the MOVES modeling: • Traffic volume data provided by Fehr and Peers • King County meteorology and vehicle database files provided by PSRC (Rebecca King, email July 9, 2013); files include vehicle age distribution, I&M coverage, fuel supply, and fuel formulation - all developed by Ecology for the 2011 emissions inventory • Methodology based on EPA guidance (24) • Each approach and departure link was assumed to be 1,000 feet long at zero percent grade with vehicles traveling at an average speed of 15 mph; queue links 500 feet (length of queue link is irrelevant) at zero average speed • MOVES operated in Inventory Mode/Project scale using road type "Urban Unrestricted" for January weekday, hour 5 p.m. for CO Running Exhaust and CO Crankcase Running Exhaust emissions for all fuel types, all vehicle classifications • MOVES operated using default Link Drive Schedule and Operating Mode Distribution • Average emission rates calculated using EPA MOVES post processing scripts and extracted from SQL output files Dispersion Modeling ENVIRON used the EPA CAL3QHC dispersion model (version 04244) to calculate peak -hour CO concentrations near the single most project affected intersection. CAL3QHC is designed to calculate pollutant concentrations caused by transportation sources. It considers "free-flow" and "queue" emissions based on MOVES emission factors together with intersection geometry, wind direction, and other meteorological factors. The following assumptions and parameters were used in the CAL3QHC modeling. These factors are consistent with the Washington State CO SIP, CO Maintenance Plan, and EPA guidance for dispersion modeling: • Meteorological parameters included a 1,000 -meter mixing height, low wind speed (1 meter/second), and a neutral atmosphere (Class D) (24) U.S. Environmental Protection Agency (EPA), December 2010, Using MOVES in Project -Level Carbon Monoxide Analyses, Transportation and Regional Programs Division Office of Transportation and Air Quality EPA -420-B-10-041 tINVIKIJIV Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 7 • Modeling evaluated 72 wind directions (in 5 degree increments) to ensure worst-case conditions were considered for each receptor location • A "background" 1 -hour carbon monoxide concentration of 3 ppm was assumed to represent other sources in the project area • The modeling configuration considered road links extending up to 1,000 feet from the single worst -operating intersection in the study area • Both free-flow and queue links were configured approaching and departing the intersection • Near -road receptors were placed along both sides of each roadway about 3, 25, 50, and 100 meters from cross streets, 3 meters from the nearest traffic lane, and 1.8 meters above the ground (typical sidewalk locations at breathing height) • Modeled calculated 1 -hour CO concentrations were converted to represent 8 -hour concentrations using a 0.7 "persistence factor" (i.e., the ratio of 8 -hour to 1 -hour CO concentrations) to represent variability in both traffic volumes and meteorological conditions. AIR QUALITY IMPACT ASSESSMENT RESULTS The results of the CAL3QHC dispersion modeling analysis for the 2030 Action alternative are presented in Table 3. As shown, calculated worst-case CO concentrations with the project at the most project -affected intersection are far below the levels allowed by the applicable 1 and 8 - hour CO ambient air quality standards. These results suggest that CO concentrations near the worst -operating intersection within the subarea plan area would not exceed either the 35 -ppm 1 - hour or 9 -ppm 8 -hour ambient air quality standards, under the 2030 Action alternative. Although project -related traffic delays almost double in 2030 over those in 2013, maximum predicted CO concentrations decrease in 2030 due to vehicle emissions reduction measures implemented by federal and state regulatory requirements in future years. Based on this finding, the proposed plan would not be expected to result in any significant air quality impacts due to its effect on the surface roadways in the area. Table 3. Model -Calculated Maximum CO Concentrations (ppm Location Averaging Time 2030 Action Alternative NAAQS Limit S 180`h Street/ West Valley Highway 1 -hour 5.4 35 8 -hour 3.8 9 Notes: All CO concentrations include a background concentration of 3.0 parts per million (ppm) 8 -hr average CO concentrations are calculated by multiplying the 1 -hr average concentrations by a persistence factor of 0.7 (based on EPA guidance) '4 CIV VIKVIV Lynn Miranda, City of Tukwila Tukwila Subarea Plan Intersection Air Quality Impact Evaluation MEMORANDUM Page 8 CONCLUSIONS Based on a screening review of signalized intersections within the subarea plan area and a quantitative modeling analysis of the single worst -operating intersection in the area, no significant air quality impacts would be expected with the 2030 Action alternative. Consequently, no operational or structural air quality mitigation measures are necessary or proposed at this time. eittl of Jtzfiwiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: Mailing requested by: Lynn Miranda Notice of Application Mailer's signature: Notice of Decision 7)114f, Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action x CD Other: Was mailed to each of the addresses listed/attached on this 18th day of October, 2013 Project Name: Soufttc e,A t✓ 1)(ate IbSEIS Project Number: t- 1 -003 Associated File Number (s): Mailing requested by: Lynn Miranda Mailer's signature: 7)114f, W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS �(<-) S Corps of Engineers :( Federal HWY Admin ( ) Federal Transit Admin, Region 10 ()`Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( )US Dept of HUD ( ) National Marine Fisheries Service Section 2 (;,) Office of Archaeology (=) Transportation Department (WSDOT NW) (" Dept of Natural Resources (') Office of the Governor (c) WA State Community Development (0) WA Fisheries & Wildlife, MillCreek Office (0) WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 WASHINGTON STATE AGENCIES (t) Dept of Social & Health Services (I) Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT Dept of Ecology, SEPA **Send.Electronically, (c Office of Attorney General p) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div (0) KC Dept of Parks & Recreation (C) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle (0) KC Dev & Enviro Services-SEPA Info Center (0) KC Metro Transit Div-SEPA Official, Environmental Planning (0) KC Dept of Natural Resources (9) KC Dept of Natural Resources, Andy Levesque (PrKC Public Library System (7,4 Foster Library /`( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOO ,LIBRARIES Westfield Mall Library _() Tukwila School District ) Highline School District ( ) Seattle School District (,f) Renton School District (0) QWEST Communications ( ) Seattle City Light (0) Puget Sound Energy (J) Highline Water District ( ) Seattle Planning &Dev/Water Dept (0') Comcast Section 5 UTILITIES (e) BP Olympic Pipeline ( Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities laste..Management (1vt(eci UJl f e 'L .(Tukwila City Departments Public Works O Fire (-) Police (. j Finance (,,) Planning ( ) Building (-') Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES (6) Kent Planning Dept (0) Renton Planning Dept ( City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects uget Sound Regional Council SW KC Chamber of Commerce Muckleshoot Indian Tribe * (C) Cultural Resources (6) Fisheries Program (G) Wildlife Program () Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES 'Puget Sound Clean Air Agency ound Transit/SEPA Duwamish River Clean Up Coalition * (� Washington Environmental Council People for Puget Sound * (e) Futurewise * send notice of all applications on Green/Duwamish River (J d9 ( ) Seattle Times ( ) South County Journal Sectiort8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin Admin Forms\Agency Checklist fo S S 3' CDJ Sts' Wit` Geva-- AGENCY LABELS 01).13 ( S Corps of Engineers (Federal HWY Admin ( ) Federal Transit Admin, Region 10 S,Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 ( Office of Archaeology 0) Transportation Department (WSDOT NW) (bept of Natural Resources (Office of the Governor (Ta WA State Community Development OrWA Fisheries & Wildlife, MillCreek Office (f)WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 WASHINGTON STATE AGENCIES O'1Dept of Social & Health Services ("`) Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT wItlept of Ecology, SEPA **Send Electronically ( YOffice of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 OKC Wastewater Treatment Div KC Dept of Parks & Recreation C'N) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle () KC Dev & Enviro Services-SEPA Info Center (1) KC Metro Transit Div-SEPA Official, Environmental Planning ( t) KC Dept of Natural Resources (1 KC Dept of Natural Resources, Andy Levesque KC Public Library System (0' Foster Library 4 ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOO ,LIBRARIES Westfield Mall Library _(vlTukwila School District ) Highiine School District ( ) Seattle School District (2 Renton School District () QWEST Communications ( ) Seattle City Light ,OWuget Sound Energy (Highiine Water District ( ) Seattle Planning &Dev/Water Dept Comcast Section 5 UTILITIES (`) BP Olympic Pipeline ( Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities emeat tt(asd Wafflec-v, t -e-, ,O) Tukwila City Departments ,(') Public Works Fire t--) Police () Finance (,� Planning ( ) Building (-) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES (Kent Planning Dept (C Renton Planning Dept (4 City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects uget Sound Regional Council `ry SW KC Chamber of Commerce ^) Muckleshoot Indian Tribe * ( Cultural Resources ( Fisheries Program (1 Wildlife Program Cr) Duwamish Indian Tribe * • Section 7 OTHER LOCAL AGENCIES Puget Sound Clean Air Agency ound Transit/SEPA Duwamish River Clean Up Coalition * Washington Environmental Council People for Puget Sound * (.0) Futurewise * send notice of all applications on Green/Duwamish River follo ( Ii ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highiine Times ( ) City of Tukwila Website P:Admin Admin Forms\Agency Checklist Ch1c likwAAMktuir M Public Notice Mailings For Permits 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 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 Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (from PermitsPlus) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) 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 a 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 include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office 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 General: Permit Data Sheet Shoreline Substantial Development Permit (printed out from PermitsPlus) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) 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) P:Admin\Admin Forms\Agency Checklist Scoping Comment Form Draft Supplemental Environmental Impact Statement for the Southcenter Plan, TMC Chapter 18.28, and Southcenter Design Manual WE WELCOME YOUR COMMENTS The purpose of the scoping process is to identify public and agency concerns, define the issues that will be examined in the draft SEIS, and identify project impacts, alternatives, and mitigation measures. Name: E -Mail: Organization/Business (if applicable): Address: nYes, I would like to be added to your mailing list to receive information and meeting notices. YOUR COMMENTS (use back side or additional paper, if needed) Districts Commercial Corridor Pond Regional Center Transit Oriented Development Workplace ■�■� Southcenter Plan Boundary 1 I*Ai t S 56th . ns Mac N O. S 168th S B a S � Tukwila Pond W g Blvd rate Corporate Minkrer Blvd 178th u• T emir Dr le Park D Dr St and er E r • %Sp i ,, Mori'` 1", MINK r, Proposed District Map for Southcenter Area Qatd.c.a ttgAt ... Do you want to receive email updates on the Southcenter Plan? Comprehensive Plan Open House — March 27, 2013 Name Email ,7 Address City Zip .o jcP-/ AI - TAH- .Le ►ca S4- , I 40366 Pkaca d ate-, S - 11)242)-tril �C Ri,e3� Svs �-� w�fsd� ane wly,Q q 1 ,Acc,\, Y Hips 63 -ft, 1\50c So () k wi S qA City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Mayor Haggerton Transportation Committee FROM: Jack Pace, Community Development Director, BY: Lynn Miranda, Senior Planner .74A DATE: June 26, 2013 SUBJECT: Contract Supplement for Services related to the Supplemental Environmental Impact Statement (SEIS) for Tukwila's Urban Center Plan ISSUE Approve a contract and supplement for services related to the Draft Supplemental Environmental Impact Statement (SEIS), including completing an air quality impact analysis, for the Southcenter Subarea Plan. Preparation of the SEIS is fully funded by the federal Tukwila Urban Center/TOD grant. BACKGROUND The Planning Commission completed their initial review of the draft Southcenter Plan, revised TMC Chapter 18.28 TUC, and Southcenter Design Manual in October, 2012. A non -project SEIS is being prepared to evaluate and compare potential impacts from a "No Action Alternative" and the "Proposed Action" (the draft Southcenter Plan) on land use, aesthetics, transportation, and air quality, and how those impacts might be mitigated. Environmental review must be completed prior to the City Council considering adoption of the draft Southcenter Plan and implementing regulations. The majority of the draft environmental impact analysis is completed. The remaining work consists of the air quality portion of the transportation impact analysis. In the original scope of work the consultant team assumed that they would be able to leverage prior work in the area to qualitatively describe the potential air quality impacts from the auto trips associated with the new development anticipated under the Proposed Action (draft Southcenter Plan) scenario. However, after an extensive search of records in Seattle, East King County, and South King County by the consultant, no intersection transportation air quality analysis was found with comparable 2031 traffic volumes and delay, and using the required modeling software. DISCUSSION Additional funding is required to perform a detailed SEPA-level quantitative carbon monoxide dispersion model analysis for the Proposed Action scenario. The results of the air quality analysis will be documented in a memorandum with background text describing the relevant policies and practices that are relevant to SEPA air quality analysis. The original contract for services to develop the transportation chapter for the SEIS was for $39,719.62. A contract supplement for $5,500 is needed to complete the air quality impact/conformity review, bringing the new total amount authorized to $45,219.62. City Council approval of the contract supplement is required. FINANCIAL IMPACT The $45,219.62 contract supplement is fully funded by the federal Tukwila Urban Center/Transit Oriented Development grant. No additional City funding is needed. INFORMATIONAL MEMO Page 2 RECOMMENDATION The Transportation Committee is being asked to approve the contract supplement for a new total amount authorized of $45,219.62, and to forward the contract supplement to the City Council's July 15, 2013 Regular Meeting Consent Agenda for approval. ATTACHMENTS Supplemental Agreement with a New Maximum Amount Payable of $45,219.62 Local Agency Standard Consultant Agreement with Fehr & Peers for $39,719.62 W:\Users\LYNNM\Grant Admin\Fehr&Peers\CC memo_AQ_2.doc WWashington State � Department of Transportation Supplemental Agreement p p g Number OrganizationandAddress Fehr &Peers 1004 4th Ave Suite 4120 Seattle, WA 98154 Phone: 206.576.4220 Original Agreement Number LA -5377 (13-052) Project Number TCSP (010) Execution Date 3/4/2013 Completion Date 12/30/2013 Project Title Tukwila Urban Center Plan SEIS New Maximum Amount Payable $ 45,219.62 Description of Work Prepare the revised transportation chapter of the Supplemental Environmental Impact Statement (SEIS) on Tukwila's Urban Center (TUC) Plan The Local Agency of City of Tukwila, Washington desires to supplement the agreement entered into with Fehr & Peers and executed on 3/4/2013 and identified as Agreement No. LA -5377 (13-052) All provisions in the basic agreement remain in effect except as expressly modified by this supplement. The changes to the agreement are described as follows: Section 1, SCOPE OF WORK, is hereby changed to read: Replace existing Task 6 with the new Task 6 nn attached_sheet_ 11 Section IV, TIME FOR BEGINNING AND COMPLETION, is amended to change the number of calendar days for completion of the work to read: NA Section V, PAYMENT, shall be amended as follows: Total amount authorized 545 719 62 Maximum amount payable 545,719 67 111 as set forth in the attached Exhibit A, and by this reference made a part of this supplement. If you concur with this supplement and agree to the changes as stated above, please sign in the appropriate spaces below and return to this office for final action. By: Fehr & Peers By: City of Tukwila, Washington DOT Form 140-063 EF Revised 9/2005 Consultant Signature Approving Authority Signature Date City of Tukwila Supplemental Agreement with Fehr & Peers Original Agreement Number LA -5377 (13-052) Project Title: Tukwila Urban Center Plan SEIS Section 1. SCOPE OF WORK, is hereby changed to read: Exhibit A-1 Scope of Work Task 6. Air Quality Conformity Analysis. Environ will perform a detailed quantitative carbon monoxide dispersion model analysis for the Proposed Action/High Density scenario. This will include preparing a SEPA level air quality hot -spot analysis based on using MOVES emission rates and CAL3QHC dispersion modeling (for 2030 Proposed Action/High Density Scenario). The results of the air quality analysis will be documented in a memorandum with some background text describing the relevant policies and practices that are relevant to SEPA air quality analysis. 13-052 Council Approval N/A Local Agency Standard Consultant Agreement Consultant/Address/Telephone Fehr & Peers 1004 4th Ave Suite 4120 Seattle, WA 98154 206.576.4220 ❑ Architectural/Engineering Agreement ►i4 Personal Services Agreement Agreement Number LA 5377 Project Title And Work Description Prepare the revised transportation chapter of the Supplemental EIS on Tukwila's Urban Center (TUC) Plan Federal Aid Number TCSP (010) Agreement Type (Choose one) ❑ Lump Sum Lump Sum Amount $ % @ Cost Plus Fixed Fee Overhead Progress Payment Rate Overhead Cost Method ❑ Actual Cost ❑ Actual Cost Not To Exceed 0 Fixed Overhead Rate DBE Participation % % % ❑ Yes @ No Federal ID Number or Social Security Number 91-1393259 172.97 Do you require a 1099 for IRS? ❑ Yes 0No Completion Date December 30, 2013 Fixed Fee $ 4,019.00 ❑ Specific Rates Of Pay ❑ Negotiated Hourly Rate ❑ Provisional Hourly Rate ❑ Cost Per Unit of Work Total Amount Authorized $ Management Reserve Fund $ Maximum Amount Payable $ 39,719.62 39,719.62 Index of Exhibits (Check all that apply): ® Exhibit A-1 Scope of Work 0 Exhibit A-2 Task Order Agreement ❑ Exhibit B-1 DBE Utilization Certification ® Exhibit C Electronic Exchange of Data ® Exhibit D-1 Payment - Lump Sum 0 Exhibit D-2 Payment - Cost Plus ❑ Exhibit D-3 Payment - Hourly Rate 0 Exhibit D-4 Payment - Provisional ® Exhibit E-1 Fee - Lump/Fixed/Unit ❑ Exhibit E-2 Fee - Specific Rates ❑ Exhibit F Overhead Cost ® Exhibit G Subcontracted Work ® Exhibit G-1 Subconsultant Fee THIS AGREEMENT, made and entered into this L411+ 0 Exhibit G-2 Fee -Sub Specific Rates ❑ Exhibit G-3 Sub Overhead Cost ® Exhibit H Title VI Assurances ® Exhibit I Payment Upon Termination of Agreement ® Exhibit J Alleged Consultant Design Error Procedures ® Exhibit K Consultant Claim Procedures ❑ Exhibit L Liability Insurance Increase ® Exhibit M -la Consultant Certification ® Exhibit M -lb Agency Official Certification ® Exhibit M-2 Certification - Primary ❑ Exhibit M-3 Lobbying Certification ❑ Exhibit M-4 Pricing Data Certification ❑ App. 31.910 Supplemental Signature Page between the Local Agency of the City of Tukwila day of an a {irC 9115 , Washington, hereinafter called the "AGENCY" , and the above organization hereinafter called the "CONSULTANT". DOT Form 140-089 EF Revised 3/2008 Page 1 of 8 WITNESSETH THAT: WHEREAS, the AGENCY desires to accomplish the above referenced project, and WHEREAS, the AGENCY does not have sufficient staff to meet the required commitment and therefore deems it advisable and desirable to engage the assistance of a CONSULTANT to provide the necessary services for the PROJECT; and WHEREAS, the CONSULTANT represents that he/she is in compliance with the Washington State Statutes relating to professional registration, if applicable, and has signified a willingness to furnish Consulting services to the AGENCY, NOW THEREFORE, in consideration of the terms, conditions, covenants and perfonnance contained herein, or attached and incorporated and made a part hereof, the parties hereto agree as follows: I General Description of Work The work under this AGREEMENT shall consist of the above described work and services as herein defined and necessary to accomplish the completed work for this PROJECT. The CONSULTANT shall furnish all services, labor, and related equipment necessary to conduct and complete the work as designated elsewhere in this AGREEMENT. II Scope of Work The Scope of Work and projected level of effort required for this PROJECT is detailed in Exhibit "A" attached hereto and by this reference made a part of this AGREEMENT. III General Requirements All aspects of coordination of the work of this AGREEMENT with outside agencies, groups, or individuals shall receive advance approval by the AGENCY. Necessary contacts and meetings with agencies, groups, and/or individuals shall be coordinated through the AGENCY. The CONSULTANT shall attend coordination, progress and presentation meetings with the AGENCY and/or such Federal, State, Community, City or County officials, groups or individuals as may be requested by the AGENCY. The AGENCY will provide the CONSULTANT sufficient notice prior to meetings requiring CONSULTANT participation. The minimum required hours or days notice shall be agreed to between the AGENCY and the CONSULTANT and shown in Exhibit "A." The CONSULTANT shall prepare a monthly progress report, in a form approved by the AGENCY, which will outline in written and graphical form the various phases and the order of performance of the work in sufficient detail so that the progress of the work can easily be evaluated. The CONSULTANT, and each SUBCONSULTANT, shall not discriminate on the basis of race, color, national origin, or sex in the performance of this contract. The CONSULTANT, and each SUBCONSULTANT, shall carry out applicable requirements of 49 CFR Part 26 in the award and administration of USDOT-assisted contracts. Failure by the CONSULTANT to carry out these requirements is a material breach of this AGREEMENT that may result in the termination of this AGREEMENT. Participation for Disadvantaged Business Enterprises (DBE), if required, per 49 CFR Part 26, or participation of Minority Business Enterprises (MBE), and Women Business Enterprises (WBE), shall be shown on the heading of this AGREEMENT. If D/M/WBE firms are utilized, the amounts authorized to each firm and their certification number will be shown on Exhibit "B" attached hereto and by this reference made a part of this AGREEMENT. If the Prime CONSULTANT is a DBE firm they must comply with the Commercial Useful Function (CUF) regulation outlined in the AGENCY'S "DBE Program Participation Plan". The mandatory DBE participation goals of the AGREEMENT are those established by the WSDOT'S Highway and Local Programs Project Development Engineer in consultation with the AGENCY. All Reports, PS&E materials, and other data furnished to the CONSULTANT by the AGENCY shall be returned. All electronic files, prepared by the CONSULTANT, must meet the requirements as outlined in Exhibit "C." All designs, drawings, specifications, documents, and other work products, including all electronic files, prepared by the CONSULTANT prior to completion or termination of this AGREEMENT are instruments of service for this PROJECT, and are the property of the AGENCY. Reuse by the AGENCY or by others, acting through or on behalf of the AGENCY of any such instruments of service, not occurring as a part of this PROJECT, shall be without liability or legal exposure to the CONSULTANT. Page 2 of 8 IV Time for Beginning and Completion The CONSULTANT shall not begin any work under the terms of this AGREEMENT until authorized in writing by the AGENCY. All work under this AGREEMENT shall be completed by the date shown in the heading of this AGREEMENT under completion date. The established completion time shall not be extended because of any delays attributable to the CONSULTANT, but may be extended by the AGENCY in the event of a delay attributable to the AGENCY, or because of unavoidable delays caused by an act of GOD or governmental actions or other conditions beyond the control of the CONSULTANT. A prior supplemental agreement issued by the AGENCY is required to extend the established completion time. V Payment Provisions The CONSULTANT shall be paid by the AGENCY for completed work and services rendered under this AGREEMENT as provided in Exhibit "D" attached hereto, and by reference made part of this AGREEMENT. Such payment shall be full compensation for work performed or services rendered and for all labor, materials, supplies, equipment, and incidentals necessary to complete the work. The CONSULTANT shall conform to all applicable portions of 48 CFR Part 31. A post audit may be performed on this AGREEMENT. The need for a post audit will be determined by the State Auditor, WSDOT External Audit Office and/or at the request of the AGENCY'S PROJECT Manager. VI Sub -Contracting The AGENCY permits sub -contracts for those items of work as shown in Exhibit "G" attached hereto and by this reference made part of this AGREEMENT. Compensation for this sub -consultant work shall be based on the cost factors shown on Exhibit "G." The work of the sub -consultant shall not exceed its maximum amount payable unless a prior written approval has been issued by the AGENCY. All reimbursable direct labor, overhead, direct non -salary costs and fixed fee costs for the sub -consultant shall be substantiated in the same manner as outlined in Section V. All sub -contracts shall contain all applicable provisions of this AGREEMENT. With respect to sub -consultant payment, the CONSULTANT shall comply with all applicable sections of the Prompt Payment laws as set forth in RCW 39.04.250 and RCW 39.76.011. The CONSULTANT shall not sub -contract for the performance of any work under this AGREEMENT without prior written permission of the AGENCY. No permission for sub -contracting shall create, between the AGENCY and sub- contractor, any contract or any other relationship. A DBE certified sub -consultant is required to perform a minimum amount of their sub -contracted agreement that is established by the WSDOT Highways and Local Programs Project Development Engineer in consultation with the AGENCY. VH Employment The CONSULTANT warrants that they have not employed or retained any company or person, other than a bona fide employee working solely for the CONSULTANT, to solicit or secure this contract, and that it has not paid or agreed to pay any company or person, other than a bona fide employee working solely for the CONSULTANT, any fee, commission, percentage, brokerage fee, gift, or any other consideration, contingent upon or resulting from the award or making of this contract. For breach or violation of this warrant, the AGENCY shall have the right to annul this AGREEMENT without liability or, in its discretion, to deduct from the AGREEMENT price or consideration or otherwise recover the full amount of such fee, commission, percentage, brokerage fee, gift, or contingent fee. Any and all employees of the CONSULTANT or other persons while engaged in the performance of any work or services required of the CONSULTANT under this AGREEMENT, shall be considered employees of the CONSULTANT only and not of the AGENCY, and any and all claims that may arise under any Workmen's Compensation Act on behalf of said employees or other persons while so engaged, and any and all claims made by a Page 3 of 8 third party as a consequence of any act or omission on the part of the CONSULTANT'S employees or other persons while so engaged on any of the work or services provided to be rendered herein, shall be the sole obligation and responsibility of the CONSULTANT. The CONSULTANT shall not engage, on a full- or part-time basis, or other basis, during the period of the contract, any professional or technical personnel who are, or have been, at any time during the period of the contract, in the employ of the United States Department of Transportation, or the STATE, or the AGENCY, except regularly retired employees, without written consent of the public employer of such person. VIII Nondiscrimination During the performance of this contract, the CONSULTANT, for itself, its assignees, and successors in interest agrees to comply with the following laws and regulations: Title VI of the Civil Rights Act of 1964 (42 USC Chapter 21 Subchapter V Section 2000d through 2000d -4a) Federal -aid Highway Act of 1973 (23 USC Chapter 3 Section 324) Rehabilitation Act of 1973 (29 USC Chapter 16 Subchapter V Section 794) Age Discrimination Act of 1975 (42 USC Chapter 76 Section 6101 et seq.) Civil Rights Restoration Act of 1987 (Public Law 100-259) American with Disabilities Act of 1990 (42 USC Chapter 126 Section 12101 et. seq.) 49 CFR Part 21 23 CFR Part 200 RCW 49.60.180 In relation to Title VI of the Civil Rights Act of 1964, the CONSULTANT is bound by the provisions of Exhibit "H" attached hereto and by this reference made part of this AGREEMENT, and shall include the attached Exhibit "H" in every sub -contract, including procurement of materials and leases of equipment, unless exempt by the Regulations or directives issued pursuant thereto. IX Termination of Agreement The right is reserved by the AGENCY to terminate this AGREEMENT at any time upon ten (10) days written notice to the CONSULTANT. In the event this AGREEMENT is terminated by the AGENCY other than for default on the part of the CONSULTANT, a final payment shall be made to the CONSULTANT as shown in Exhibit "I" for the type of AGREEMENT used. No payment shall be made for any work completed after ten (10) days following receipt by the CONSULTANT of the Notice to Terminate. If the accumulated payment made to the CONSULTANT prior to Notice of Termination exceeds the total amount that would be due when computed as set forth herein above, then no final payment shall be due and the CONSULTANT shall immediately reimburse the AGENCY for any excess paid. If the services of the CONSULTANT are terminated by the AGENCY for default on the part of the CONSULTANT, the above formula for payment shall not apply. Page 4 of 8 In such an event, the amount to be paid shall be determined by the AGENCY with consideration given to the actual costs incurred by the CONSULTANT in performing the work to the date of termination, the amount of work originally required which was satisfactorily completed to date of tennination, whether that work is in a form or a type which is usable to the AGENCY at the time of termination, the cost to the AGENCY of employing another firm to complete the work required and the time which may be required to do so, and other factors which affect the value to the AGENCY of the work performed at the time of termination. Under no circumstances shall payment made under this subsection exceed the amount, which would have been made using the formula set forth above. If it is determined for any reason that the CONSULTANT was not in default or that the CONSULTANT'S failure to perform is without the CONSULTANT'S or it's employee's default or negligence, the termination shall be deemed to be a tennination for the convenience of the AGENCY. In such an event, the CONSULTANT would be reimbursed for actual costs in accordance with the termination for other than default clauses listed previously. In the event of the death of any member, partner or officer of the CONSULTANT or any of its supervisory personnel assigned to the PROJECT, or dissolution of the partnership, termination of the corporation, or disaffiliation of the principally involved employee, the surviving members of the CONSULTANT hereby agree to complete the work under the terns of this AGREEMENT, if requested to do so by the AGENCY. This subsection shall not be a bar to renegotiation of the AGREEMENT between the surviving members of the CONSULTANT and the AGENCY, if the AGENCY so chooses. In the event of the death of any of the parties listed in the previous paragraph, should the surviving members of the CONSULTANT, with the AGENCY'S concurrence, desire to terminate this AGREEMENT, payment shall be made as set forth in the second paragraph of this section. Payment for any part of the work by the AGENCY shall not constitute a waiver by the AGENCY of any remedies of any type it may have against the CONSULTANT for any breach of this AGREEMENT by the CONSULTANT, or for failure of the CONSULTANT to perfonn work required of it by the AGENCY. Forbearance of any rights under the AGREEMENT will not constitute waiver of entitlement to exercise those rights with respect to any future act or omission by the CONSULTANT. X Changes of Work The CONSULTANT shall make such changes and revisions in the complete work of this AGREEMENT as necessary to correct errors appearing therein, when required to do so by the AGENCY, without additional compensation thereof. Should the AGENCY find it desirable for its own purposes to have previously satisfactorily completed work or parts thereof changed or revised, the CONSULTANT shall make such revisions as directed by the AGENCY. This work shall be considered as Extra Work and will be paid for as herein provided under Section XIV. XI Disputes Any dispute concerning questions of fact in connection with the work not disposed of by AGREEMENT between the CONSULTANT and the AGENCY shall be referred for determination to the Director of Public Works or AGENCY Engineer, whose decision in the matter shall be final and binding on the parties of this AGREEMENT; provided, however, that if an action is brought challenging the Director of Public Works or AGENCY Engineer's decision, that decision shall be subject to de novo judicial review. If the parties to this AGREEMENT mutually agree, disputes concerning alleged design errors will be conducted under the procedures found in Exhibit "J", and disputes conceming claims will be conducted under the procedures found in Exhibit "K". XII Venue, Applicable Law, and Personal Jurisdiction In the event that either party deems it necessary to institute legal action or proceedings to enforce any right or obligation under this AGREEMENT, the parties hereto agree that any such action shall be initiated in the Superior court of the State of Washington, situated in the county in which the AGENCY is located. The parties hereto agree that all questions shall be resolved by application of Washington law and that the parties to such action shall have the right of appeal from such decisions of the Superior court in accordance with the laws of the State of Washington. The CONSULTANT hereby consents to the personal jurisdiction of the Superior court of the State of Washington, situated in the county in which the AGENCY is located. Page 5 of 8 XIII Legal Relations The CONSULTANT shall comply with all Federal, State, and local laws and ordinances applicable to the work to be done under this AGREEMENT. This contract shall be interpreted and construed in accordance with the laws of the State of Washington. The CONSULTANT shall indemnify and hold the AGENCY and the STATE and its officers and employees harmless from and shall process and defend at its own expense all claims, demands, or suits at law or equity arising in whole or in part from the CONSULTANT'S negligence or breach of any of its obligations under this AGREEMENT; provided that nothing herein shall require a CONSULTANT to indemnify the AGENCY or the STATE against and hold harmless the AGENCY or the STATE from claims, demands or suits based solely upon the conduct of the AGENCY or the STATE, their agents, officers and employees; and provided further that if the claims or suits are caused by or result from the concurrent negligence of (a) the CONSULTANT'S agents or employees, and (b) the AGENCY or the STATE, their agents, officers and employees, this indemnity provision with respect to (1) claims or suits based upon such negligence (2) the costs to the AGENCY or the STATE of defending such claims and suits shall be valid and enforceable only to the extent of the CONSULTANT'S negligence or the negligence of the CONSULTANT'S agents or employees. The CONSULTANT'S relation to the AGENCY shall be at all times as an independent contractor. The CONSULTANT shall comply with all applicable sections of the applicable Ethics laws, including RCW 42.23, which is the Code of Ethics for regulating contract interest by municipal officers. The CONSULTANT specifically assumes potential liability for actions brought by the CONSULTANT'S own employees against the AGENCY and, solely for the purpose of this indemnification and defense, the CONSULTANT specifically waives any immunity under the state industrial insurance law, Title 51 RCW. Unless otherwise specified in the AGREEMENT, the AGENCY shall be responsible for administration of construction contracts, if any, on the PROJECT. Subject to the processing of a new sole source, or an acceptable supplemental agreement, the CONSULTANT shall provide On -Call assistance to the AGENCY during contract administration. By providing such assistance, the CONSULTANT shall assume no responsibility for: proper construction techniques, job site safety, or any construction contractor's failure to perform its work in accordance with the contract documents. The CONSULTANT shall obtain and keep in force during the terms of the AGREEMENT, or as otherwise required, the following insurance with companies or through sources approved by the State Insurance Commissioner pursuant to Title 48 RCW. Insurance Coverage A. Worker's compensation and employer's liability insurance as required by the STATE. B. Commercial general liability and property damage insurance in an aggregate amount not less than two million dollars ($2,000,000) for bodily injury, including death and property damage. The per occurrence amount shall not exceed one million dollars ($1,000,000). C. Vehicle liability insurance for any automobile used in an amount not less than a one million dollar ($1,000,000) combined single limit. Excepting the Worker's Compensation Insurance and any Professional Liability Insurance secured by the CONSULTANT, the AGENCY will be named on all policies as an additional insured. The CONSULTANT shall furnish the AGENCY with verification of insurance and endorsements required by the AGREEMENT. The AGENCY reserves the right to require complete, certified copies of all required insurance policies at any time. All insurance shall be obtained from an insurance company authorized to do business in the State of Washington. The CONSULTANT shall submit a verification of insurance as outlined above within fourteen (14) days of the execution of this AGREEMENT to the AGENCY. No cancellation of the foregoing policies shall be effective without thirty (30) days prior notice to the AGENCY. The CONSULTANT'S professional liability to the AGENCY shall be limited to the amount payable under this AGREEMENT or one million ($1,000,000) dollars, whichever is the greater, unless modified by Exhibit "L". In no case shall the CONSULTANT'S professional liability to third parties be Iimited in any way. Page 6 of 8 The AGENCY will pay no progress payments under Section V until the CONSULTANT has fully complied with this section. This remedy is not exclusive; and the AGENCY and the STATE may take such other action as is available to it under other provisions of this AGREEMENT, or otherwise in law. XIV Extra Work A. The AGENCY may at any time, by written order, make changes within the general scope of the AGREEMENT in the services to be performed. B. If any such change causes an increase or decrease in the estimated cost of, or the time required for, performance of any part of the work under this AGREEMENT, whether or not changed by the order, or otherwise affects any other terms and conditions of the AGREEMENT, the AGENCY shall make an equitable adjustment in the (1) maximum amount payable; (2) delivery or completion schedule, or both; and (3) other affected terms and shall modify the AGREEMENT accordingly. C. The CONSULTANT must submit any "request for equitable adjustment", hereafter referred to as "CLAIM", under this clause within thirty (30) days from the date of receipt of the written order. However, if the AGENCY decides that the facts justify it, the AGENCY may receive and act upon a CLAIM submitted before final payment of the AGREEMENT. D. Failure to agree to any adjustment shall be a dispute under the Disputes clause. However,nothing in this clause shall excuse the CONSULTANT from proceeding with the AGREEMENT as changed. E. Notwithstanding the terms and conditions of paragraphs (A) and (B) above, the maximum amount payable for this AGREEMENT, shall not be increased or considered to be increased except by specific written supplement to this AGREEMENT. XV Endorsement of Plans If applicable, the CONSULTANT shall place their endorsement on all plans, estimates, or any other engineering data furnished by them. XVI Federal and State Review The Federal Highway Administration and the Washington State Department of Transportation shall have the right to participate in the review or examination of the work in progress. XVII Certification of the Consultant and the Agency Attached hereto as Exhibit "M -1(a and b)" are the Certifications of the CONSULTANT and the AGENCY, Exhibit "M -2" Certification Regarding Debarment, Suspension and Other Responsibility Matters - Primary Covered Transactions, Exhibit "M-3" Certification Regarding the Restrictions of the Use of Federal Funds for Lobbying and Exhibit "M-4" Certificate of Current Cost or Pricing Data. Exhibit "M-3" is required only in AGREEMENTS over $100,000 and Exhibit "M-4" is required only in AGREEMENTS over $500,000. XVIII Complete Agreement This document and referenced attachments contain all covenants, stipulations, and provisions agreed upon by the parties. No agent, or representative of either party has authority to make, and the parties shall not be bound by or be liable for, any statement, representation, promise or agreement not set forth herein. No changes, amendments, or modifications of the terms hereof shall be valid unless reduced to writing and signed by the parties as an amendment to this AGREEMENT. XIX Execution and Acceptance This AGREEMENT may be simultaneously executed in several counterparts, each of which shall be deemed to be an original having identical legal effect. The CONSULTANT does hereby ratify and adopt all statements, representations, warranties, covenants, and agreements contained in the proposal, and the supporting material submitted by the CONSULTANT, and does hereby accept the AGREEMENT and agrees to all of the terms and conditions thereof. Page 7 of 8 In witness whereof, the parties hereto have executed this AGREEMENT as of the day and year shown in the "Execution Date" box on page one (1) of this AGREEMENT. By j . Consultant Fehr & Peers DOT Form 140-089 EF Revised 3/2008 By Agen ity of Tu Page 8 of 8 Exhibit A-1 Scope of Work This draft scope of work outlines Fehr & Peers' tasks to develop a 2030 baseline model run and transportation analysis for the Southcenter Subarea Plan EIS document. Task 1— Update Travel Model Fehr & Peers will update the land use data in the City of Tukwila Travel Demand Forecasting (TDF) Model to reflect 2030 conditions without the land uses expected as part of the Southcenter Subarea Plan. The City of Tukwila will provide Fehr & Peers population and employment (or non-residential square footage) data by TAZ for this task. In addition, Fehr & Peers will update the roadway network to reflect conditions without the Southcenter Subarea plan. We anticipate one meeting with the City to finalize the TDF model updates. Task 2 — Run and Post Process Travel Model Fehr & Peers will run the TDF model with the updated data and post -process the data using the same technique used for the Transportation Master Plan (TMP) update. The post -processed travel demand data will reflect PM peak hour conditions. Task 4 — Evaluate Traffic LOS Fehr & Peers will use the TDF model data generated in Task 2 to update the Synchro/SimTraffic model developed for the TMP update. We will develop a 2030 baseline PM peak hour Synchro/SimTraffic model. We have reviewed the results of the TMP and based on the traffic analysis, we propose analyzing the traffic LOS at the following intersections. These intersections are most likely to have a significant adverse impact related to the Southcenter Subarea Plan land uses. 1. S 180th St/Southcenter Pkwy 2. S 180th St/Andover Park West 3. S 180th St/W Valley Hwy 4. Minkler Blvd/Southcenter Pkwy 5. Minkler Blvd/Andover Park West 6. Strander Blvd/Southcenter Pkwy 7. Strander Blvd/Andover Park West 8. Strander Blvd/Andover Park East 9. Strander Blvd/W Valley Hwy 10. 1-5 Off-Ramp/Southcenter Pkwy (Nordstrom) 11. Tukwila Pkwy/615t Ave 12. 1-405 NB Ramps/W Valley Hwy 13. Southcenter Blvd/W Valley Hwy 14. 1-405 SB Ramps/Interurban Ave 15. Southcenter Blvd/66th Ave 16. Southcenter Blvd/61St Ave 17. Southcenter Blvd/I-405 SB Off -Ramp 18. Tukwila Pkwy/66th/Andover Park East 19. Tukwila Pkwy/Andover Park West Task 5 — Qualitative Evaluation of other Non -Traffic Transportation Conditions Fehr & Peers will qualitatively document the differences in the transportation system with and without the proposed Southcenter Subarea Plan. This will form the basis for evaluating potential impacts and benefits of the Southcenter Subarea Nan for transit, pedestrian travel, and bicycling. Specifically, as part of this task, we will evaluate the potential traffic impacts of reconfiguring Andover Park East to include bicycle lanes , parking, and other design features that would reduce auto capacity. Since the reconfigurations would generally not impact the intersection operations, the focus of this analysis will be on the midblock segments. Task 6 — Air Quality Conformity Analysis Environ will perform an air quality impact/conformity review effort would include qualitative analysis based on review of traffic intersection LOS analysis. Based on our knowledge of the study area, the air quality conformity analysis will focus on the intersection of W. Valley Hwy./S. 180`h St. since that intersection has the highest traffic volumes in the study area and represents worst-case conditions in the study area. Environ will perform a simple screening review based on consideration of existing and projected future LOS and comparison with other similarly -sized and similarly operating (i.e., LOS and volume) intersections that have been previously analyzed using dispersion modeling. The results of the air quality conformity analysis will be incorporated into a memo for review by City staff. Note that the memo will not include any additional information that is occasionally included in a SEPA document (e.g., existing setting and review of applicable rules and regulations). It is anticipated that the City or the EIS consultant will provide this generic background information from other sources. Task 7 — Evaluate Impacts Using the data from Tasks 4 and 5, along with the traffic LOS data from the TMP update, Fehr & Peers will identify and document potential transportation impacts from the Southcenter Subarea Plan. An important element to this task will be a conference call with City staff to discuss a threshold of significance for potential transportation impacts. The results of this task will be incorporated into tables and maps for inclusion in the transportation chapter of the EIS. Task 8 —Identify Mitigation Measures Fehr & Peers will work with the City staff to identify mitigation measures for any significant adverse transportation impacts. It is envisioned that the mitigation measures will largely be derived from the TMP, however, some additional mitigation measures may be included. To make this task more streamlined, we propose holding a workshop with City staff to discuss and refine the initial set of mitigation measures that will be included in the EIS document. Task 9 — Documentation Fehr & Peers will document the methods, analysis results, impact findings, and mitigation measures in either a stand-alone transportation impact report or the transportation chapter of an EIS. We will submit a draft document for one round of review by City staff and we will respond to one set of consolidated comments. After incorporating the comments, we will update and finalize the documentation. Task 10 — Meetings Fehr & Peers anticipates attending three meetings with City staff during the course of the project (as described in Tasks 1, 5, and 8). In addition, we have budgeted to attend one Planning Commission and one City Council meeting. Exhibit C Electronic Exchange of Engineering and Other Data The consultant will provide the City of Tukwila the following technical data in support of the Southcenter EIS in electronic format: • Synchro/Sim Traffic files (Version 7) • Updated travel model files EMME version 3.3 The consultant will provide the Synchro/SimTraffic files via email per the City's request and the EMME files will be mailed on DVD per the City's request. The an electronic copy of the document will be provided in Word and PDF format via email. Exhibit D-2 Payment (Cost Plus a Fixed Fee) The CONSULTANT shall be paid by the AGENCY for completed work and services rendered under this AGREEMENT as provided hereinafter. Such payment shall be full compensation for work performed or services rendered and for all labor, materials, supplies, equipment, and incidentals necessary to complete the work specified in Section II, "Scope of Work." The CONSULTANT shall conform to all applicable portions of 48 CFR Part 31. A. Actual Costs: Payment for all consulting services for this PROJECT shall be on the basis of the CONSULTANT'S actual cost plus a fixed fee. The actual cost shall include direct salary cost, overhead, direct non -salary costs, and fixed fee. 1. Direct Salary Costs: The Direct Salary Cost is the direct salary paid to principals, professional, technical, and clerical personnel for the time they are productively engaged in work necessary to fulfill the terms of this AGREEMENT. The CONSULTANT shall maintain support data to verify the direct salary costs billed to the AGENCY. 2. Overhead Costs: Overhead Costs are those costs other than direct costs, which are included as such on the books of the CONSULTANT in the normal everyday keeping of its books. Progress payments shall be made at the rate shown in the (leading of this AGREEMENT under "Overhead Progress Payment Rate." Total overhead payment shall be based on the method shown in the heading of the AGREEMENT. The two options are explained as follows: a. Fixed Rate: If this method is indicated in the heading of the AGREEMENT the AGENCY agrees to reimburse the CONSULTANT for overhead at the percentage rate shown. This rate shall not change during the life of the AGREEMENT. b. Actual Cost: If this method is indicated in the heading of the AGREEMENT the AGENCY agrees to reimburse the CONSULTANT the actual overhead costs verified by audit, up to the Maximum Total Amount Payable, authorized under this AGREEMENT, when accumulated with all other Actual Costs. A summary of the CONSULTANTS cost estimate and the overhead computation is shown in Exhibit "E" attached hereto and by this reference made part of this AGREEMENT. When an Actual Cost method is used, the CONSULTANT (prime and all sub -consultants) will submit to the AGENCY within six (6) months after the end of each firm's fiscal year, an overhead schedule in the format required by the AGENCY (cost category, dollar expenditures, etc.) for the purpose of adjusting the overhead rate for billing purposes. It shall be used for the computation of progress payments during the following year and for retroactively adjusting the previous year's overhead cost to reflect the actual rate. DOT Form 140-089 EF Exhibit D-2 Revised 6/08 Failure to supply this information by either the prime CONSULTANT or any of their sub - consultants shall cause the AGENCY to withhold payment of the billed overhead costs until such time as the required information is received and an overhead rate for billing purposes is approved. The AGENCY, STATE and/or the Federal Government may perform an audit of the CONSULTANT'S books and records at any time during regular business hours to determine the actual overhead rate, if they so desire. 3. Direct Non -Salary Costs: Direct Non -Salary Costs will be reimbursed at the Actual Cost to the CONSULTANT. These charges may include, but are not limited to, the following items: travel, printing, long distance telephone, supplies, computer charges and sub - consultant costs. a. Air or train travel will be reimbursed only to economy class levels unless otherwise approved by the AGENCY. The CONSULTANT shall comply with the rules and regulations regarding travel costs (excluding air, train, and rental car costs) in accordance with the AGENCY'S Travel Rules and Procedures. However, air, train, and rental car costs shall be reimbursed in accordance with 48 CFR Part 31.205-46 "Travel Cost b. The billing for Direct Non -Salary Costs shall include an itemized listing of the charges directly identifiable wh the PROJECT. c. The CONSULTANT shall maintain the original supporting documents in their office. Copies of the original supporting documents shall be supplied to the AGENCY upon request. d. All above charges must be necessary for the services provided under this AGREEMENT. 4. Fixed Fee: The Fixed Fee, which represents the CONSULTANT'S profit, is shown in the heading of this AGREEMENT under Fixed Fee. This amount does not include any additional Fixed Fee, which could be authorized from the Management Reserve Fund. This fee is based on the Scope of Work defined in this AGREEMENT and the estimated person - hours required to perform the stated Scope of Work. In the event the CONSULTANT enters into a supplemental AGREEMENT for additional work, the supplemental AGREEMENT may include provisions for the added costs and an appropriate additional fee. The Fixed Fee will be prorated and paid monthly in proportion to the percentage of work completed by the CONSULTANT and reported in the Monthly Progress Reports accompanying the billings. Any portion of the Fixed Fee earned but not previously paid in the progress payments will be covered in the final payment, subject to the provisions of Section IX entitled "Termination of Agreement." 5. Management Reserve Fund: The AGENCY may desire to establish a Management Reserve Fund to provide the Agreement Administrator with the flexibility to authorize additional funds to the AGREEMENT for allowable unforeseen costs, or reimbursing the CONSULTANT for additional work beyond that already defined in this AGREEMENT. Such authorization(s) shall be in writing and shall not exceed the lesser of $100,000 or 10% of the Total Amount Authorized as shown in the heading of this AGREEMENT. The amount included for the Management Reserve Fund is shown in the heading of this AGREEMENT. This fund may not be replenished. Any changes requiring additional costs in excess of the Management Reserve Fund shall be made in accordance with Section XIV, "Extra Work."6. Maximum Total Amount Payable: The Maximum Total Amount Payable by the AGENCY to the CONSULTANT under this AGREEMENT shall not exceed the amount shown in the heading of this AGREEMENT. The Maximum Total Amount Payable is comprised of the Total Amount Authorized, and the Management Reserve Fund. The Maximum Total Amount Payable does not include payment for Extra Work as stipulated in Section XIV, "Extra Work." No minimum amount payable is guaranteed under this AGREEMENT. B. Monthly Progress Payments: The CONSULTANT may submit billings to the AGENCY for reimbursement of Actual Costs plus the calculated overhead and fee on a monthly basis during the progress of the work. Such billings shall be in a format approved by the AGENCY and accompanied by the monthly progress reports required under Section 111, "General Requirements" of this AGREEMENT. The billings will be supported by an itemized listing for each item including Direct Salary, Direct Non -Salary, and allowable Overhead Costs to which will be added the prorated Fixed Fee. To provide a means of verifying the billed salary costs for CONSULTANT employees, the AGENCY may conduct employee interviews. These interviews may consist of recording the names, titles, salary rates, and present duties of those employees performing work on the PROJECT at the time of the interview. C. Final Payment: Final Payment of any balance due the CONSULTANT of the gross amount earned will be made promptly upon its verification by the AGENCY after the completion of the work under this AGREEMENT, contingent upon receipt of all PS&E, plans, maps, notes, reports, electronic data and other related documents which are required to be furnished under this AGREEMENT. Acceptance of such Final Payment by the CONSULTANT shall constitute a release of all claims for payment, which the CONSULTANT may have against the AGENCY unless such claims are specifically reserved in writing and transmitted to the AGENCY by the CONSULTANT prior to its acceptance. Said Final Payment shall not, however, be a bar to any claims that the AGENCY may have against the CONSULTANT or to any remedies the AGENCY may pursue with respect to such claims. The payment of any billing will not constitute agreement as to the appropriateness of any item and at the time of final audit, all required adjustments will be made and reflected in a final payment. In the event that such final audit reveals an overpayment to the CONSULTANT, the CONSULTANT will refund such overpayment to the AGENCY within thirty (30) days of notice of the overpayment. Such refund shall not constitute a waiver by the CONSULTANT for any claims relating to the validity of a finding by the AGENCY of overpayment. The CONSULTANT has twenty (20) days after receipt of the final POST AUDIT to begin the appeal process to the AGENCY for audit findings. D. Inspection of Cost Records: The CONSULTANT and their sub -consultants shall keep available for inspection by representatives of the AGENCY, STATE and the United States, for a period of three (3) years after receipt of final payment, the cost records and accounts pertaining to this AGREEMENT and all items related to or bearing upon these records with the following exception: if any litigation, claim or audit arising out of, in connection with, or related to this contract is initiated before the expiration of the three (3) year period, the cost records and accounts shall be retained until such litigation, claim, or audit involving the records is completed. Exhibit E-1 Prime Consultant Fee Determination - Summary Sheet Project: Southcenter Subarea Plan EIS Prime Consultant: Fehr & Peers Direct Salary Cost (DSC): Classification Man Hours Rate = Cost Principal 8 X $ 72.93 $ 583.44 Project Mqr./Travel Modeler 90 X $ 48.08 $ 4,327.20 Project Engineer/Planner 140 X $ 31.97 $ 4,475.80 GIS/Graphics 32 X $ 29.44 $ 942.08 Administrative 40 X $ 28.85 $ 1,154.00 Total DSC = $ 11,482.52 Overhead (OH Cost -- including Salary Additives): OH Rate x DSC of 172.97% X $ 11,482.52 = $ 19,861.00 Fixed Fee (FF): FF Rate x DSC of 35% X $ 11,482.52 = $ 4,019.00 Reimbursibles: Travel $ 360.00 Printing, Meeting Materials $ 1,000.00 Prime Consultant Total Grand Total $ 36,723.00 $ 39,719.62 Prepared By: Chris Breiland Date: 2/11/2013 Exhibit G Subcontracted Work The AGENCY permits subcontracts for the following portions of the work of this AGREEMENT: Air Quality Analysis DOT Form 140-089 EF Exhibit G Revised 6/05 Exhibit G-1 Subconsultant Fee Determination - Summary Sheet (Mandatory when Subconsultants are utilized) Project: Southcenter Subarea Plan EIS Subconsultant: ENVIRON International Corporation Direct Salary Cost (DSC): Classification Person Hours Rate Cost Principal 14 x $69.71 x $975.94 Admin Asst. 1.5 x $26.92 x $40.38 Overhead (OH Cost - including Salary Additives): OH Rate x DSC of: 159.85% x Fixed Fee (FF) Total DSC = $1,016.32 $1,016.32 = $1,624.59 FF x DSC of: 35.00% x $1,016.32 = $355.71 Reimbursables: Itemized (None anticipated) SubConsultant Total Prime Mark-Up x _ $2,996.62 Grand Total $2,996.62 Prepared By: Richard Steffel Date: 2/7/2013 DOT Form 140-089 EF Exhibit G-1 Revised 8/07 Exhibit H Title VI Assurances During the performance of this AGREEMENT, the CONSULTANT, for itself, its assignees, and successors in interest agrees as follows: Compliance with Regulations: The CONSULTANT shall comply with the Regulations relative to non- discrimination in federally assisted programs of the AGENCY, Title 49, Code of Federal Regulations, Part 21, as they may be amended from time to time (hereinafter referred to as the "REGULATIONS"), which are herein incorporated by reference and made a part of this AGREEMENT. Non-discrimination: The CONSULTANT, with regard to the work performed during the AGREEMENT, shall not discriminate on the grounds of race, color, sex, or national origin in the selection and retention of sub -consultants, including procurement of materials and leases of equipment. The CONSULTANT shall not participate either directly or indirectly in the discrimination prohibited by Section 21.5 of the REGULATIONS, including employment practices when the AGREEMENT covers a program set forth in Appendix B of the REGULATIONS. 3. Solicitations for Sub -consultants, Including Procurement of Materials and Equipment: In all solicitations either by competitive bidding or negotiations made by the CONSULTANT for work to be performed under a sub -contract, including procurement of materials or leases of equipment, each potential sub - consultant or supplier shall be notified by the CONSULTANT of the CONSULTANT'S obligations under this AGREEMENT and the REGULATIONS relative to non-discrimination on the grounds of race, color, sex, or national origin. 4. Information and Reports: The CONSULTANT shall provide all information and' reports required by the REGULATIONS or directives issued pursuant thereto, and shall permit access to its books, records, accounts, other sources of inforrnation, and its facilities as may be deterrnined by AGENCY, STATE or the Federal Highway Administration (FHWA) to be pertinent to ascertain compliance with such REGULATIONS, orders and instructions. Where any information required of a CONSULTANT is in the exclusive possession of another who fails or refuses to furnish this information, the CONSULTANT shall so certify to the AGENCY, STATE or the FHWA as appropriate, and shall set forth what efforts it has made to obtain the information. 5. Sanctions for Non-compliance: In the event of the CONSULTANT'S non-compliance with the non- discrimination provisions of this AGREEMENT, the AGENCY shall impose such AGREEMENT sanctions as it, the STATE or the FHWA may determine to be appropriate, including, but not limited to: Withholding of payments to the CONSULTANT under the AGREEMENT until the CONSULTANT complies, and/or; • Cancellation, termination, or suspension of the AGREEMENT, in whole or in part DOT Form 140-089 EF Exhibit H Revised 6/05 6. Incorporation of Provisions: The CONSULTANT shall include the provisions of paragraphs (1) through (5) in every sub -contract, including procurement of materials and leases of equipment, unless exempt by the REGULATIONS, or directives issued pursuant thereto. The CONSULTANT shall take such action with respect to any sub -consultant or procurement as the AGENCY, STATE or FHWA may direct as a means of enforcing such provisions including sanctions for non-compliance. Provided, however, that in the event a CONSULTANT becomes involved in, or is threatened with, litigation with a sub -consultant or supplier as a result of such direction, the CONSULTANT may request the AGENCY and the STATE enter into such litigation to protect the interests of the AGENCY and the STATE and, in addition, the CONSULTANT may request the United States enter into such litigation to protect the interests of the United States. Exhibit 1 Payment Upon Termination of Agreement By the Agency Other Than for Fault of the Consultant (Refer to Agreement, Section IX) Lump Sum Contracts A final payment shall be made to the CONSULTANT which when added to any payments previously made shall total the same percentage of the Lump Sum Amount as the work completed at the time of termination is to the total work required for the PROJECT. In addition, the CONSULTANT shall he paid for any authorized extra work completed. Cost Plus Fixed Fee Contracts A final payment shall be made to the CONSULTANT which when added to any payments previously made, shall total the actual costs plus the same percentage of the fixed fee as the work completed at the time of termination is to the total work required for the Project. In addition, the CONSULTANT shall be paid for any authorized extra work completed. Specific Rates of Pay Contracts A final payment shall be made to the CONSULTANT for actual hours charged at the time of termination of this AGREEMENT plus any direct nonsalary costs incurred at the time of termination of this AGREEMENT. Cost Per Unit of Work Contracts A final payment shall be made to the CONSULTANT for actual units of work completed at the time of termination of this AGREEMENT. DOT Form 140-089 EF Exhibit! Revised 6/05 Exhibit J Alleged Consultant Design Error Procedures The purpose of this exhibit is to establish a procedure to determine if a consultant's alleged design error is of a nature that exceeds the accepted standard of care. In addition, it will establish a uniform method for the resolution and/or cost recovery procedures in those instances where the agency believes it has suffered some material damage due to the alleged error by the consultant. Step 1 — Potential Consultant Design Error(s) is Identified by Agency's Project Manager At the first indication of potential consultant design error(s), the first step in the process is for the Agency's project manager to notify the Director of Public Works or Agency Engineer regarding the potential design error(s). For federally funded projects, the Region Highways and Local Programs Engineer should be informed and involved in these procedures. (Note: The Director of Public Works or Agency Engineer may appoint an agency staff person other than the project manager, who has not been as directly involved in the project, to be responsible for the remaining steps in these procedures.) Step 2 - Project Manager Documents the Alleged Consultant Design Error(s) After discussion of the alleged design error(s) and the magnitude of the alleged error(s), and with the Director of Public Works or Agency Engineer's concurrence, the project manager obtains more detailed documentation than is normally required on the project. Examples include: all decisions and descriptions of work; photographs, records of labor, materials and equipment. Step 3 — Contact the Consultant Regarding the Alleged Design Error(s) If it is determined that there is a need to proceed further, the next step in the process is for the project manager to contact the consultant regarding the alleged design error(s) and the magnitude of the alleged error(s). The project manager and other appropriate agency staff should represent the agency and the consultant should be represented by their project manger and any personnel (including sub -consultants) deemed appropriate for the alleged design error(s) issue. Step 4 — Attempt to Resolve Alleged Design Error with Consultant After the meeting(s) with the consultant have been completed regarding the consultant's alleged design error(s), there are three possible scenarios: • It is determined via mutual agreement that there is not a consultant design error(s). If this is the case, then the process will not proceed beyond this point. • DOT Form 140-089 EF Exhibit J Revised 6/05 It is determined via mutual agreement that a consultant design error(s) occurred. If this is the case, then the Director of Public Works or Agency Engineer, or their representatives, negotiate a settlement with the consultant. The settlement would be paid to the agency or the amount would be reduced from the consultant's agreement with the agency for the services on the project in which the design error took place. The agency is to provide H&LP, through the Region • Local Programs Engineer, a summary of the settlement for review and to make adjustments, if any, as to how the settlement affects federal reimbursements. No further action is required. There is not a mutual agreement regarding the alleged consultant design error(s). The consultant may request that the alleged design error(s) issue be forwarded to the Director of Public Works or Agency Engineer for review. If the Director of Public Works or Agency Engineer, after review with their legal counsel, is not able to reach mutual agreement with the consultant, proceed to Step 5. Step 5 — Forward Documents to Highways and Local Programs For federally funded projects all available information, including costs, should be forwarded through the Region Highways and Local Programs Engineer to H&LP for their review and consultation with the FHWA. H&LP will meet with representatives of the agency and the consultant to review the alleged design error(s), and attempt to find a resolution to the issue. If necessary, H&LP will request assistance from the Attorney General's Office for legal interpretation. H&LP will also identify how the alleged error(s) affects eligibility of project costs for federal reimbursement. If mutual agreement is reached, the agency and consultant adjust the scope of work and costs to reflect the agreed upon resolution. H&LP, in consultation with FHWA, will identify the amount of federal participation in the agreed upon resolution of the issue. If mutual agreement is not reached, the agency and consultant may seek settlement by arbitration or by litigation. Exhibit K Consultant Claim Procedures The purpose of this exhibit is to describe a procedure regarding claim(s) on a consultant agreement. The following procedures should only be utilized on consultant claims greater than $1,000. If the consultant's claim(s) are a total of $1,000 or less, it would not be cost effective to proceed through the outlined steps. It is suggested that the Director of Public Works or Agency Engineer negotiate a fair and reasonable price for the consultant's claim(s) that total $1,000 or less. This exhibit will outline the procedures to be followed by the consultant and the agency to consider a potential claim by the consultant. Step I — Consultant Files a Claim with the Agency Project Manager If the consultant determines that they were requested to perform additional services that were outside of the agreement's scope of work, they may be entitled to a claim. The first step that must be completed is the request for consideration of the claim to the Agency's project manager. The consultant's claim must outline the following: • Summation of hours by classification for each firm that is included in the claim; • Any correspondence that directed the consultant to perform the additional work; • Timeframe of the additional work that was outside of the project scope; • Summary of direct labor dollars, overhead costs, profit and reimbursable costs associated with the additional work; and • Explanation as to why the consultant believes the additional work was outside of the agreement scope of work. Step 2 — Review by Agency Personnel Regarding the Consultant's Claim for Additional Compensation After the consultant has completed step 1, the next step in the process is to forward the request to the Agency's project manager. The project manager will review the consultant's claim and will met with the Director of Public Works or Agency Engineer to determine if the Agency agrees with the claim. If the FHWA is participating in the project's funding, forward a copy of the consultant's claim and the Agency's recommendation for federal participation in the claim to the WSDOT Highways and Local Programs through the Region Local Programs Engineer. If the claim is not eligible for federal participation, payment will need to be from agency funds. If the Agency project manager, Director of Public Works or Agency Engineer, WSDOT Highways and Local Programs (if applicable), and FHWA (if applicable) agree with the consultant's claim, send a request memo, including backup documentation to the consultant to either supplement the agreement, or create a new agreement for the claim. After the request has been approved, the Agency shall write the supplement and/or new agreement and pay the consultant the amount of the claim. Inform the consultant that the final payment for the agreement is subject to audit. No further action in needed regarding the claim procedures. DOT Form 140-089 EF Exhibit K Revised 6/05 If the Agency does not agree with the consultant's claim, proceed to step 3 of the procedures. Step 3 — Preparation of Support Documentation Regarding Consultant's Claim(s) If the Agency does not agree with the consultant's claim, the project manager shall prepare a summary for the Director of Public Works or Agency Engineer that included the following: • Copy of information supplied by the consultant regarding the claim; • Agency's summation of hours by classification for each firm that should be included in the claim; • Any correspondence that directed the consultant to perform the additional work; • Agency's summary of direct labor dollars, overhead costs, profit and reimbursable costs associated with the additional work; • Explanation regarding those areas in which the Agency does/does not agree with the consultant's claim(s); • Explanation to describe what has been instituted to preclude future consultant claim(s); and • Recommendations to resolve the claim. Step 4 — Director of Public Works or Agency Engineer Reviews Consultant Claim and Agency Documentation The Director of Pubic Works or Agency Engineer shall review and administratively approve or disapprove the claim, or portions thereof, which may include getting Agency Council or Commission approval (as appropriate to agency dispute resolution procedures). If the project involves federal participation, obtain concurrence from WSDOT Highways and Local Programs and FHWA regarding final settlement of the claim. If the claim is not eligible for federal participation, payment will need to be from agency funds. Step 5 — Informing Consultant of Decision Regarding the Claim The Director of Public Works or Agency Engineer shall notify (in writing) the consultant of their final decision regarding the consultant's claim(s). Include the final dollar amount of the accepted claim(s) and rationale utilized for the decision. Step 6 — Preparation of Supplement or New Agreement for the Consultant's Claim(s) The agency shall write the supplement and/or new agreement and pay the consultant the amount of the claim. Inform the consultant that the final payment for the agreement is subject to audit. Exhibit M -1(a) Certification Of Consultant I hereby certify that I am Chris Breiland representative of the firm of Fehr & Peers 1001 4th Avenue, Suite 4120, Seattle, WA 98154 firm 1 here represent has: Project No. Local Agency and duly authorized whose address is and that neither I nor the above (a) Employed or retained for a commission, percentage, brokerage, contingent fee, or other consideration, any firm or person (other than a bona fide employee working solely for me or the above CONSULTANT) to solicit or secure the AGREEMENT; (b) Agreed, as an express or implied condition for obtaining this contract, to employ or retain the services of any firm or person in connection with carrying out this AGREEMENT; or (c) Paid, or agreed to pay, to any firm, organization or person (other than a bona fide employee working solely for me or the above CONSULTANT) any fee, contribution, donation, or consideration of any kind for, or in connection with, procuring or carrying out this AGREEMENT; except as hereby expressly stated (if any); I acknowledge that this certificate is to be available to the Washington State Department of Transportation and the Federal Highway Administration, U.S. Department of Transportation in connection with this AGREEMENT involving participation of Federal -aid highway funds, and is subject to applicable State and Federal laws, both criminal and civil. 2/13/2013 Date Signature DOT Form 140-089 EF Exhibit M -1(a) Revised 6/05 Exhibit M -1(b) Certification Of Agency Official I hereby certify that I am the AGENCY Official of the Local Agency of(A) ; 1(-X Washington, and that the consulting firm or its representative has not been requiredirectly or indirectly as an express or implied condition in connection with obtaining or carrying out this AGREEMENT to: (a) Employ or retain, or agree to employ to retain, any firm or person; or (b) Pay, or agree to pay, to any firm, person, or organization, any fee, contribution, donation, or consideration of any kind; except as hereby expressly stated (if any): I acknowledge that this certificate is to be available to the Washington State Department of Transportation and the Federal Highway Administration, U.S. Department of Transportation, in connection with this AGREEMENT involving participation of Federal -aid highway funds, and is subject to applicable State and Federal laws, both criminal and civil. :3 -I�3 Date DOT Form 140-089 EF Exhibit M -1(b) Revised 6/05 Exhibit M-2 Certification Regarding Debarment, Suspension, and Other Responsibility Matters -Primary Covered Transactions I. The prospective primary participant certifies to the best of its knowledge and belief, that it and its principals: A. Are not presently debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from covered transactions by any federal department or agency; B. Have not within a three-year period preceding this proposal been convicted of or had a civil judgment rendered against them for commission or fraud or a criminal offense in connection with obtaining, attempting to obtain, or performing a public (federal, state, or local) transaction or contract under a public transaction; violation of federal or state antitrust statues or commission of embezzlement, theft, forgery, bribery, falsification or destruction of records, making false statements, or receiving stolen property; C. Are not presently indicted for or otherwise criminally or civilly charged by a governmental entity (federal, state, or local) with commission of any of the offenses enumerated in paragraph (I) (B). of this certification; and D. Have not within a three (3) year period preceding this application/proposal had one or more public transactions (federal, state, or local) terminated for cause or default. II. Where the prospective primary participant is unable to certify to any of the statements in this certification, such prospective participant shall attach an explanation to this proposal. Consultant (Firm): 2/13/2013 Fehr & Peers DOT Form 140-089 EF Exhibit M-2 Revised 6/05 5 441 (Date) (SignaturerPresident or Authorized Official o Consultant Lynn Miranda From: Chris Breiland <c.breiland@fehrandpeers.com> Sent: Monday, June 24, 2013 5:20 PM To: Lynn Miranda Subject: RE: SEIS Lynn, Here is a description as to why the new work from Steffel is needed. You have the budget assumptions correct. The original air quality analysis assumed that the Consultant team would be able to leverage prior work in the area to qualitatively describe the potential air quality impacts under the Proposed Action/High Density scenario. However, after reviewing the traffic and LOS data from the Proposed Action/High Density Scenario and comparing to other transportation air quality analyses done with the recently updated US EPA MOVES analysis software, no intersection with comparable 2031 traffic volumes and delay was found. This was after an extensive search by the air quality consultant's records in Seattle, East King County, and South King County. Several other SEPA documents were found that had very generic descriptions of potential air quality impacts, however, these were not deemed to be sufficiently detailed to satisfy the Transit Oriented Development provisions of SEPA related to the current SEIS document. Therefore, additional resources are required to perform a detailed quantitative carbon monoxide dispersion model analysis for the Proposed Action/High Density scenario. Due to efficiencies in the prior transportation analysis, $2,500 are being shifted from the transportation impact analysis to this new air quality analysis; however, the total level of effort for the revised dispersion modeling is $8,000, which requires an additional $5,500. The scope of this work will prepare a SEPA level air quality hot -spot analysis based on using MOVES emission rates and CAL3QHC dispersion modeling (for 2030 Proposed Action/High Density Scenario). No Action analysis is not required since air quality conformity is not an issue as part of the rezone, only potential SEPA impacts. Note that no significant adverse air quality impacts are anticipated with the Proposed Action/High Density scenario. The results of the air quality analysis will be documented in a memorandum with some background text describing the relevant policies and practices that are relevant to SEPA air quality analysis. This work can be completed within three weeks of receiving written notice to proceed. In terms of where this information can be placed in the SEPA documentation, there is typically an air quality chapter, but since the only relevant air quality issues are related to transportation, it can live there too. I will try to push Steffel one week faster on the schedule, but he has not let me know about his availability yet. Please call if you have any questions. Thanks, Chris Breiland, PE Fehr & Peers c.breiland@fehrandpeers.com Phone: 206.576.4220 Direct: 206.576.4217 Mobile: 206.257.9448 ASAP.fehrandpeers.com — Making transportation data meaningful 1 From: Lynn Miranda[mailto:Lynn.Miranda@TukwilaWA.gov] Sent: Tuesday, June 11, 2013 2:01 PM To: Chris Breiland Subject: RE: SEIS Hi Chris A couple of things: 1. Unfortunately I am going to have to take this contract supplement through the Council approval process since It pushes the contract total over $40k. Consequently, I will need to prepare a staff report that documents need and product. At best, I can push it through Council in a consent agenda by JulylSth. If not, it will be approved a few weeks after that. In either case it pushes the AQ analysis out a few weeks, although I'm assuming they can get started using the remaining funds in the contract (See #2 below). 2. So, here's the dollar breakdown as I think I understand it: Current contract: $10,000 remaining — $2500 to F&P to finish up current work, $2500 to F&P reserved for responding to comments $5,000 to Steffel for remaining AQ work Steffel needs total of $10,500 for remaining AQ work $5,000 will come from remaining contract Shortfall of $5,500 that needs to be added to contract supplement 3. To put together my staff report for the contract supplement, I'm hoping you can get me the following as soon as possible: explain why Steffel is doing a different AQ analysis than originally scoped, new scope of their work, and their products. For the $10.5k, I'm would like to have a write up that I can just roll into the SEIS, including all the background stuff described below that they were originally omitting. The current contract scope states that "The results of the aq conformity analysis will be incorporated into a memo for review by City staff. Note that the memo will not include any additional information that is occasionally included in a SEPA document (eg existing setting and review of applicable rules and regulations). It is anticipated that the City or the EIS consultant will provide this generic background information from other sources". So what will Steffel provide in terms of final product? I'm assuming this will be a subsection to the transportation chapter? 4. I'm assuming they will do a conformance analysis for both the No Action and the Proposed Action/High Intensity Alt? Let me know if you have any questions about any of this, or if I have my numbers or assumptions wrong. Also, give me an idea when I can expect the responses to #3 above. I need to have it by June 21 in order to get my report done in time for Council. Thanks!! 2 Lynn Lynn Miranda AICP 1 Senior Planner 1 City of Tukwila 16300 Southcenter Blvd, Tukwila WA 98188 1206.433.7162 I Lynn.M_iranda@Tukwiiawa.gov. Tukwila: The City of opportunity, the community of choice. From: Chris Breiland [mailto:c.breiland@fehrandgeers.com] Sent: Monday, June 10, 2013 3:47 PM To: Lynn Miranda Subject: RE: SEIS Lynn, We might want to set aside $2,500 or so to address any comments on the Draft SEIS-that is a good point. It is always hard to predict how many comments we might receive. If the intersection does not "pass" air quality conformity analysis, we can note a significant unavoidable adverse impact. I would need to talk with Steffel to see if there are any negative funding implications of not meeting the standards. Thanks, Chris From: Lynn Miranda fmailto: Lvnn.Miranda@TukwilaWA.gov] Sent: Monday, June 10, 2013 11:27 AM To: Chris Breiland Subject: RE: SEIS Hi Chris Before I discuss budget changes with my director, I wanted to check one more thing with you. went back over our scope of work and saw that we didn't' budget anytime for responding to any comments we might receive during the comment period on the Draft SEIS. From your experience, do you think we should set aside some of your remaining budget for this? If so, then I'II need to know how much so I can add it to the additional funds I'm requesting to cover the AQ analysis. Also, what happens if the AQ analysis shows that the intersection doesn't "pass"? thanks Lynn Lynn Miranda AICP 1 Senior Planner !City of Tukwila 16300 Southcenter Blvd, Tukwila WA 98188 1206.433.71621 Lynn.Miranda_@Tukwilawa.gov. Tukwila: The City of opportunity, the community of choice. From: Chris Breiland [mailto:c.breiland@fehrandpeers.com] Sent: Friday, June 07, 2013 8:37 AM To: Lynn Miranda Subject: RE: SEIS Lynn, 3 Sorry about the delay here. We can get the revised transportation chapter with all graphics done on the 215t (we will shoot for sooner). I got Steffel's estimate and looked at our remaining budget. Setffel requires $10,500 for the air quality analysis, he has spent $3,000 to date on the initial assessment. We currently have about $10,000 left iri our budget, but we need about $2,500 to finish up our work. This leaves a funding gap of $3,000. The air quality review will take 3 weeks from notice to proceed. Please let me know if you have any questions. Thanks, Chris Breiland, PE Fehr & Peers c.breilandPfehrandpeers.com Phone: 206.576.4220 Direct: 206.576.4217 Mobile: 206.257.9448 ASAP,fehrandpeers.com — Making transportation data meaningful From: Lynn Miranda f mailto:Lynn.MirandaCaTukwilaWA.gov1 Sent: Wednesday, June 05, 2013 9:02 AM To: Chris Breiland Subject: SEIS Hi Chris Would you give me an idea of timing on the remainder of work that needs to be done: 1. Revising transportation chapter 2. Getting the estimate of additional $$ for AQ analysis 3. Completing the AQ analysis, including the write-up I was hoping to get the Draft SEIS out by the end of June, but am wondering if that's still possible given the work that needs to be completed, particularly on the AQ study. Thanks! By the way, have you received the cordon counts from Cyndy yet? Lynn Lynn Miranda AICP I Senior Planner 1 City of Tukwila 1 6300 Southcenter Blvd, Tukwila WA 98188 1206.433.7162 I Lynn.Miranda@Tukw lawa.gov Tukwila: The City of opportunity, the community of choice. 4 April 30, 2013 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTE TO FILE E13-003 Southcenter Subarea Plan SEIS The City of Tukwila received five comment letters during the scoping period for the Draft SEIS on the adoption of the Southcenter Subarea Plan, revised TMC Chapt. 18.28, and Southcenter Design Manual. The comment period opened March 8, 2013 and closed April 8, 2013. Responses to each letter are as follows: El Centro de la Raza The concerns expressed by El Centro de la Raza are addressed in the Southcenter Plan and implementing regulations. Multifamily is permitted and encouraged in the Southcenter area, but the City cannot require family -size affordable housing to be constructed. However, the Southcenter Plan and associated regulations identify a number of ways to influence the market and attract housing, such as public and private investments in different types of open spaces and parks; wider sidewalks and bicycle facilities that connect activity areas; allowing a wide -range of family -serving shopping, employment and services in proximity to housing; locating housing near transit facilities and amenities; requiring high quality urban design, sites designed for pedestrians, and lighting designed to increase evening safety. Currently the City has affordable multifamily units located in proximity to the light rail alignment on Tukwila International Boulevard. Muckleshoot Indian Tribe Many of the concerns expressed by the Tribe, such as the restoration projects, are addressed in the City of Tukwila's Shoreline Master Program, the Shoreline Restoration Program, and Shoreline Overlay in TMC 18.44. TMC Chapter 18.28.030.A.3 states that the provisions of 18.44 Shoreline Overlay supercedes the Southcenter Plan development regulations in areas within 200 feet of the OHWM of the Green River. 18.44.050.D addresses vegetation and buffer width, ensuring that there is enough room to set back the levees.18.44.080.A.2 addresses controlling vegetation in buffer areas, but doesn't respond to protecting the areas from infestation with English Ivy; instead, it discusses vegetation with regard to aesthetics. The City's stormwater/surface water plan discusses opportunities to improve water quality & LID methods. These regulations will apply to new development in the Southcenter area. Will add a new provision to 18.28.280.B.2 about avoiding nighttime glare on river from lighting, although this concern is covered under 18.44.070.B.4. King County (traffic concerns) Ask Chris & Cyndy for responses The transportation model run on the proposed action does include the narrowing of APE. It is concerning that Metro is concerned about increasing densities, narrower streets, and finer - grained street network, and the impact on bus travel times. These actions are encouraged in urban centers by PSRC and King County Countywide Planning Policies, to be able to support transit ridership and alternatives modes to the SOV. The new cross streets and finer grained street network should help disperse traffic off main arterials. In turn, Metro's operations negatively impact the City's LOS on these roadways. However, with increasing urbanization, the City expects that congestion will increase and travel speeds will decrease, just as can be seen in other urban centers such as downtown Bellevue or Seattle. The transportation model is not analyzing transit ridership, so we cannot provide additional information to support the need for more bus shelters. Some of the comments refer to Metro's upcoming change in bus service to the Southcenter area, which is not relevant to the SEIS. Metro raises issues related to parking ratios — we will be phasing in more restrictive parking policies as the urban center intensifies. We will add to the Subarea Plan's existing conditions section a bullet stating that parking is free and has no time limits. Westfield Mall We have incorporated the Mall's future growth scenario into the transportation model. We understand that the Mall is asking for the City to model a 214 foot maximum height scenario across all of the Mall's property. The City of Renton We understand that Renton would like to add the trail connection from Renton to Tukwila along the Strander Boulevard extension into the SEIS analysis. The Strander extension project is included in the transportation modeling of the proposed action. The trail is also included in the City's Non -Motorized Walk and Roll Plan. Email from WRIA 9 Coordinator/King County The Southcenter area is already built out, containing a significant amount of impervious surfaces, with very little vacant, undeveloped land. Future development and redevelopment along the river will be regulated by TMC 18.44 Shoreline Overlay and the Shoreline Master Program. In all three alternative land use scenarios, development will have to meet SMP water quality policies and standards, State water quality standards, and existing stormwater management standards in TMC Chapter 14.30. Shoreline landscape planting and protection and other restoration measures are addressed in 18.44, Shoreline Master Program and the Shoreline Restoration Plan. A S C(4 P b'til SIZ7 /oho. 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'vt ,s-DwO .ta. 7 % ©(iSC%too S.0 S .:3e) 5 _ Std MUCKLESHOOT INDIAN TRIBE Fisheries Division 39015 - 172nd Avenue SE • Auburn, Washington 98092-9763 Phone: (253) 939-3311 • Fax: (253) 931-0752 April 8, 2013 Mr. Jack Pace Director Department of Community Development 6300 Southcenter Boulevard Suite 100 Tukwila, WA 98188 Dear Mr. Pace: CITY OF TUKWILA APR 10 2013 PERMIT CENTER RE: Southcenter Subarea Plan Revised TMC Chapter 18.28 TUC and Southcenter Design Manual, Determination of Significance for Scope of Supplemental Environmental Impact Statement Our Habitat Program has reviewed the Determination of Significance and Request for Scoping Comments for the Supplemental Environmental Impact Statement for the Southcenter Subarea Plan. In general, the Southcenter Subarea Plan presents an opportunity for the City to meet multiple objectives, including much needed improvements in the shoreline and aquatic habitat conditions in the Green River. We offer the following comments on the scope of the subarea plan in the interest of protecting and restoring the Tribe's Green River treaty -protected fisheries resources. The lower Green River is a critical migration corridor for adult and juvenile life stages of two ESA listed species: Puget Sound Chinook and steelhead, and for other salmon species that provide subsistence, ceremonial, and commercial fisheries for Muckleshoot tribal members. Salmon migration conditions along the length of the lower Green River in Tukwila are severely degraded by floodplain land use and flood control facility construction and maintenance. Water quality in the lower river is impaired by high and sometimes lethal temperatures (Coffin et al., 2011), and a lack of rearing habitat limits recovery of salmon runs (Kerwin and Nelson, 2000; Anchor Environmental, LLC, 2004). Storm runoff from parking lots and roads discharges to the river carry toxic metals, hydrocarbons, and other pollutants. The river suffers from a severe shade deficiency along the levees and revetments, which constrain the river channel so much that the river is deeply entrenched. The result is that nursery and refuge habitat for juvenile salmon is nearly non-existent. Even the deep pools required by adult salmon and steelhead are scarce. The DEIS should discuss the opportunities to improve conditions for salmon by improving instream habitat, improving riparian vegetation and mature tree shade including setting back levees and revetments over time and removing invasive plants from the riparian corridor, improving stormwater quality, and reducing artificial lighting that can increase salmon predation. In particular, the DEIS should analyze and Muckleshoot Indian Tribe Fisheries Division Habitat Program Comments to Southcenter Subarea Plan Determination of Significance discuss the following: April 8, 2013 Page 2 of 3 1. How the six restoration projects within and adjacent to the planning area (three left bank and the three right bank) identified in the City's adopted Shoreline Master Program will be implemented as part of this subarea planning effort, and how adjacent land will be protected and managed to maintain these opportunities. The DEIS should discuss the existing and severe water temperature impairment in this portion of the Green River and how the subarea plan could improve tree growth to provide necessary riparian shade over time. As noted in the Green River Temperature Total Maximum Daily Load (TMDL) water quality report, this section of the Green River has been measured to exceed the State water temperature standard (63.5 degrees F/17.5 degrees C) by 11 to 12 degrees Fin the project area (see Table 5, attached). The planning area is one of the hottest areas recorded with water temperatures above the lethal level for salmon. Figure 36 from this report shows how shade deficient this portion of the Green River is compared to mature riparian shade conditions (see attached). The complete Green River temperature Total Maximum Daily Load (TMDL) water quality report can be found at https://fortress.wa.gov/ecy/publications/SummaryPages/1110046.html. More tall trees are needed along the Green River, including in the planning area, to meet the State water quality standards and improve conditions for salmon. The sub area planning effort is an opportunity to analyze these issues in further detail and have a plan to address them. Where the Corps of Engineers levee maintenance standards conflict with necessary water temperatures and habitat conditions for salmon, it is important for the City to plan to set back the levees so that a riparian buffer of sufficient width is eventually provided on both sides of the river. 2. The DEIS should discuss how invasive plants will be controlled within the planning area and how existing invasive plants will be managed. We note that several of the mature cottonwoods that growing on the left bank of the Green River in Tukwila are infested with English Ivy. The heavy infestation is a threat to the survival of these trees and we recommend that the ivy trunks on these trees are severed as soon as possible. 3. The DEIS should discuss opportunities to improve water quality by managing stormwater to fully treat oils, metals and other pollutants generated by urban development. Urban stormwater has been identified as a source of potential prespawning mortality for coho in Puget Sound streams and rivers (see http://www.plosone.org/article/info%3Adoi%2F10.1371%2Fjournal.pone. 0023424) As part of this analysis, the DEIS should discuss the opportunities for low impact development techniques including retrofits in order to remove stormwater pollutants onsite and reduce pollutant loading to the Green River. 4. Artificial lighting effects on juvenile salmon are an increasing concern. Studies on the Cedar River and in Lake Washington have indicated that juvenile salmon behavior and predation rate is affected by lighting on the water and sky glow (provide some cites). The DEIS should discuss Muckleshoot Indian Tribe Fisheries Division Habitat Program Comments to Southcenter Subarea Plan Determination of Significance April 8, 2013 Page 3 of 3 how outdoor lighting will be managed to avoid shining onto the Green River. Nighttime lighting needs to be reduced and/or modified to avoid interfering with migration behavior and creating greater opportunities for visual predators to prey upon juvenile salmon Through this planning effort, there are likely opportunities to create public/private partnerships within the City's incentives programs to help improve instream salmon habitat and riparian conditions needed to support Green River salmon. We appreciate the opportunity to review this proposal. Please call me if have any questions at (253) 876- 3116. Sincerely, Karen Walter Watersheds and Land Use Team Leader Cc: David Radabaugh, WDOE NW Region Larry Fisher, WDFW, Region 4 Attachments Again, temperature loggers in Newaukum Creek were not deployed during the hottest period of the summer. Results for Newaukum Creek and its tributaries in Table 5 captured the highest 7- DADMax after the critical condition period. Table 5. Highest 7 -day of daily maximum temperature recorded in the Green River and Newaukum Creek basins during summer 2006. Station ID Station Description Temperature (°C) Highest 7- DADMax WQ Standard Middle Green River 09 -GRE -DAM Below Tacoma Water Headworks Diversion m 17.76 16.0 09-GRE-KAN At Cumberland-Kanaskat Rd. 19.22 16.0 09 -GRE -FLA At Flaming Geyser Park, near end of SE Flaming Geyser Rd. 19.74 16.0 09-GRE-WHI At 212th Way SE (Whitney Bridge) 21.83 16.0 09 -GRE -GRE At Green Valley Rd. 21.58 16.0 09 -GRE -8TH At 8th St. NE in Auburn 20.98 16.0 09 -GRE -277 Off Green River Rd. under 277th St. bridge 20.94 16.0 09 -GRE -167 Upstream of Mill Ck. Under Hwy 167 bridge 21.42 16.0 Lower Green River 09 -GRE -OLD At Meeker St. near the "Old Fishin' Hole" 21.59 16.0 09 -GRE -212 At S. 212th St. 22.16 16.0 09 -GRE -180 At SE 180th St. (SW 43rd St.) 22.61 16.0 09 -GRE -FOR Under Interurban Ave. bridge near Fort Dent 22.84 16.0 09 -GRE -COM Under 42f' Ave. S bridge at Tukwila Community Center 23.14 16.0 Green River Tributaries 09-NEW-MOU At mouth of Newaukum Creek 18.45 16.0 09 -CRI -GRE Crisp Ck at Green Valley Rd. 15.68 16.0 09 -S00 -USG Soos Ck at USGS gauging station upstream of hatchery 19.14 16.0 09 -MIL -WAS Mill Ck at Washington Ave. 21.97 16.0 09 -FRA -FRA Mullen Slough at Frager Rd 23.50 16.0 Newaukum Creek and Tributaries 09-X322 Newaukum Ck near the mouth off of 358th SE 15.30 16.0 09-E322 Newaukum Ck at SE 400 St bridge 14.81 16.0 09 AC322 Trib upstream of confluence with Newaukum Ck at 236 St SE 13.25 16.0 09-AN322 Newaukum Ck just upstream of confluence with trib at 236th St 13.86 16.0 09-G322 Newaukum Ck at bridge on SE 424th St 13.55 16.0 09-R322 Newaukum Ck off 416th St down pipeline trail 15.77 16.0 09-N322 Newaukum Ck at Veazie Cumberland Rd crossing 13.72 16.0 09-Q322 Newaukum trib off Veazie Cumberland Rd, ditch north of TPU trail 17.91 16.0 Green River Temperature TMDL Page 30 Figure 36 contrasts the areas where additional shade is required. The Lower Green River, in the reach bordered by an extensive system of levees and revetments, requires the greatest increase of effective shade while the reach going through the Green River Gorge requires the least. !' P ;“F -(Shade Deficit (Potential - Current) • •.'' 0 10-16% er; Figure 36. Effective shade deficit by 1,000 m increments along the mainstem Green River below Howard Hanson Dam. The deficit is the difference between the mature riparian shade condition and the current riparian shade condition. Green River Temperature TMDL Page 76 •:i . 1 CAPITAL PARTNERS BRCP Riverview Plaza LLC 248 Homer Avenue Palo Alto, CA 94301 VIA ELECTRONIC MAIL Lynn Miranda, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Lynn.Miranda@tukwilawa.gov Re: Comments on Draft SEIS Tukwila Urban Center Plan for Southcenter Dear Ms. Miranda: We are writing on behalf of BRCP Riverview Plaza, LLC (BRCP) to provide comments on the Draft Supplemental Environmental Impact Statement (SEIS) for the Tukwila Urban Center Plan for Southcenter (Southcenter Plan). The State Environmental Policy Act (SEPA) requires that an EIS provide full disclosure of environmental information so that it can be considered during decision making. An EIS must discuss significant environmental impacts of the proposal, mitigation measures and reasonable alternatives that could feasibly obtain the proposal's objectives at lower environmental cost. Elements of the environment include components of both the natural and the built environment. An EIS for a proposal requiring a comprehensive plan amendment must consider alternative locations. We have the following concerns about the SEIS: • Proposed Bridge. The Southcenter Subarea Plan (Subarea Plan) recommends that the City construct a pedestrian bridge across the Green River. With regard to location, the Subarea Plan states: "The bridge must provide a connection across the Green River to link Baker Boulevard to the Sounder/Amtrak station. The bridge shall be directly accessible from the Baker Boulevard/pedestrian path and the Green River Trail." Subarea Plan, p. 39 (emphasis added). The Subarea Plan illustrates this location on diagrams showing a large red arrow running directly through BRCP's Riverview Plaza office complex adjacent to the Green River at 16040-16300 Christensen Road (Property). Id., Figure 1.1, Figure 1.4. • Failure to Identify Impacts to Natural Environment. The SEIS fails to identify the probable significant adverse impacts of construction of the pedestrian bridge in this location on the natural environment (including earth, erosion, water runoff, plants and animals, fish, habitat, sensitive species, and scenic resources). BRCP Riverview Plaza LLC 248 Homer Avenue Palo Alto, CA 94301 • Failure to Identify Impacts to Built Environment. The SEIS fails to identify the probable significant adverse environmental impacts of construction of the pedestrian bridge in this location on the built environment (including land and shoreline use, relationship to existing plans and policies such as the City's Shoreline Master Program, light and glare, aesthetics transportation, parking and stormwater). • Alternatives. The SEIS fails to evaluate alternative locations for the pedestrian bridge, including alternative locations with fewer probable significant adverse environmental unpacts. We request that these deficiencies in the SEIS be corrected so that the City Council will be fully informed when it makes its decision regarding the Southcenter Plan. Sincerely, �ohn A. smond Senior Director Lynn Miranda From: Osterman, Doug <Doug.Osterman@kingcounty.gov> Sent: Monday, April 08, 2013 2:03 PM To: Lynn Miranda Subject: FW: Comments on the Scope of the proposed Southcenter Subarea Plan SEIS Sending comments via the correct e-mail address regarding the Southcenter Subarea Plan SEIS. From: Osterman, Doug Sent: Monday, April 08, 2013 11:55 AM To: 'SouthcenterPlan@tukwila.gov' Cc: 'Carol Lumb' Subject: Comments on the Scope of the proposed Southcenter Subarea Plan SEIS April 8, 2013 Dear Responsible Official: Thank you for the opportunity to comment on the Scope of the Southcenter Subarea Plan proposed Supplemental Environmental Impact Statement. WRIA 9 is the coordinating entity for the recovery of threatened and endangered anadromous fish species of the Green and Duwamish Rivers and their watersheds, estuaries, and nearshore coastal areas. It is critical that the Southcenter Subarea Plan SEIS include analysis of the impacted associated with future development and redevelopment within the Subarea on both the Green River Chinook salmon and winter steelhead populations. Of particular interest to the joint recovery efforts of the 17 local governments and many other stakeholders of WRIA 9 is an analysis of how future development and redevelopment alternative actions will su implementation elevee setbacks/floodplain integration, improvements to waterquality,and increased vegetton and other restoration measures along the Green River to advance salmon and trout recovery actions. We note that the Green River is a significant natural feature of the Southcenter Subarea, including that it comprises a major portion the eastern boundary of the Subarea and that the river flows through the northern portion of the Subarea. The SEIS alternatives should include an analysis of how development and redevelopment could better integrate this critically important segment of the river into the Subarea as a visible, aesthetic, and functioning river system. We appreciate the opportunity to comment on the Scope of the SEIS. Please do not hesitate to contact me with any questions at Doug.ostermant@kingcountv.gov or 206-296-8069 Sincerely, Doug Osterman WRIA 9 Watershed Coordinator Doug Osterwtaw watershed coordivtator 206 296-8069 additi.owal. cowtact %wforvu.at%ow reew/ouwavuish awd cewtra( Puget souwd Watershed saLmow 1-f-abi-tat Recover] (wR.IA9) 1 Programs & Services With over 25,oso volunteer hours, El Centro de la Raza serves 18,633 individuals and 9,387 families annually through the following programs and services: Basic Healthcare Enrollment Bebes! Infant Mortality Prevention Cafe con El Centro Cesar Chavez Demonstration Garden College Readiness Comadres Community Meeting Space Community Service Crisis Advocacy Cultural / Political / Social Events Economic Development ECR Transitional Housing El Patio Apartments Employment ESL Classes / Spanish Classes Financial Empowerment Food Bank Foreclosure Counseling Growing & Learning Together Homeless Assistance Healthy Cooking Classes / Nuestras Comidas Hope for Youth Poetry & Civil Rights History Classes HUD Housing Counseling Immigrant / Human / Civil Rights Social Justice Advocacy Jose Marti Child Development Center Latino Hot Meal Program Legal Clinic Site Local, State, National & International Coalition Building Luis Alfonso Velasquez Flores After School Program Parent -Child Home Program Plaza Roberto Maestas Santos Rodriguez Memorial Park Senior Nutrition & Wellness Senior Home Delivered Meals Smoking Cessation Tax Prep Site Transit Oriented Parking Veteran's Services Volunteerism Youth Case Management & Cultural Enrichment Youth Employment Youth Technology Training Youth Violence Prevention April 8, 2013 Department of Community Development City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 The Center for People of All Races A voice and a hub for the Latino community as we advocate on behalf of our people and work to achieve social justice. Estimadas/os Amigas/os at the Department of Community Development, On behalf of the thousands of families we work with on an annual basis, we are writing in support of including family -sized affordable housing in the City of Tukwila's Urban Center Plan for Southcenter. El Centro de la Raza is a voice and a hub for Seattle and Martin Luther King, Jr. County's Latino community as we advocate on behalf of our people and work to achieve social justice. Through our comprehensive programs and services, we empower members of the Latino community as fully participating members of society. We also work to raise awareness with the general public, and government, business and civic leaders about the needs of the Chicano/Latino community in the United States. Working closely with many hardworking families and over 3,200 individuals in the City of Tukwila we know that our communities would benefit from family -sized affordable housing in the Southcenter area. These families would help create a vibrant community which is a key part of cultivating a diverse and lively environment for Southcenter which will attract visitors and promote existing retail Incorporating family -sized affordable housing in the plan will promote a more sustainable community by making it easier for individuals to walk to work every day and, in turn, contribute to the growth of local businesses. Families residing in the surrounding area will also take care of the neighborhood by keeping "eyes on the streets" ensuring Southcenter remains a safe and attractive area for years to come. As you consider the City of Tukwila's Urban Center Plan for Southcenter we ask that you keep in mind the many families who will live, work, and commute and contribute to the economic stability of the region by including family -sided affordable housing. Thank you for your consideration of assistance. Respetuosamente, / AL Estela Ortega Executive Director 206-957-4613 eortega@ekentrodelaraza.org and please do not hesitate to contact us if we can be 1 /Gj i� If 1l -cc .t �t-�al.p�A<'eire'. (pr��5(/�(/�etwik '�F(,u�-ry-t_e-- wt-avtut fo (., tAl �anM. - n lAn V ./1LU �/� au/ Gi4 �'i t �7? �A{l�y 2 / p P ®& 'eau_ 4— Vt' tC,f @ waal ray( ,_01,41/01 t Voratt4 (' J VA- JCS, Community Action Agency • United Way Agency • Affiliate of National Council of La Raza 2524 16th Avenue South, Seattle, WA 98144 • (206) 957-4634 tel • (206) 329-0786 fax www.elcentrodelaraza.org • 501(c)3 Nonprofit Tax ID: 91-0899927 101 King County Department of Transportation Metro Transit Division Design and Construction Section 201 S. Jackson Street KSC-TR-0435 Seattle, WA 98104-3856 April 8, 2013 Mr. Jack Pace Director, Dept. of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Dear Mr. Pace: Thank you for the opportunity to respond to the request for comments on the scope of the non -project Supplemental Environmental Impact Statement (SEIS) for the Southcenter Subarea Plan, including the revised TMC Chapter 18.28 TUC and Southcenter Design Manual. We have reviewed these documents and have comments on future coordination, the scope of the transportation analysis for the SEIS, and the transit portion of the subarea plan. In addition, we have a few updates on Metro services that affect the plan's existing conditions appendix. Subarea plan as planned action Currently, City of Tukwila SEPA checklists for new development are routed to our facilities and service planners for comment. If the subarea plan is adopted as a planned action, it appears that development below certain thresholds may not be required to submit SEPA checklists. Metro requests that the City continue to coordinate with Metro beyond the SEIS process to ensure adequate Metro services and facilities to serve future development. Scope of traffic analysis We agree that the traffic analysis should evaluate the impacts of narrowing of Andover East (Subarea Plan, Section 1.4, page 24, "Street Network--"). Analysis should identify whether the `road diet' for Andover East is expected to increase congestion on Andover West. Metro would be concerned that congestion not affect travel times for our RapidRide F Line service. Mitigation measures should take into account the level of service into and out of Tukwila Transit Center. The traffic analysis (Section 1.6.2 of the Subarea Plan) should also include potential impacts from the increased density and planned new, `fine-grained,' street network on Metro's service and travel times. Concentrated density in the TOD neighborhood district has the potential to affect traffic capacity, especially turning movements at new intersections. , 4-jnuh ca.^ 14 itAtratr ccv .Gra, Mr. Jack Pace April 8, 2013 Page 2 w (,�p5 L/4) KIN �^,' c Some of Metro's design and construction activities and service changes may affect the traffic analysis for the subarea plan SEIS, specifically with respect to Routes 140, 155, and 156. As you know, RapidRide F Line will replace existing Route 140 and improve the frequency and span of service on that route between Burien and Renton via stops through the Southcenter Subarea. Metro is beginning construction on the RapidRide F Line and the opening day of service will be in June 2014. In September 2013, Routes 155 and 156, which are currently interlined at Southcenter, will be separated to operate independently. The change will improve reliability because when operating together they are fairly long routes. The change also will allow Route 155 to be converted as a subcontracted van route serving a dial -a -ride area in Fairwood, east of Renton. There would be no change to the 155 service/schedule in Tukwila/Southcenter. No other short term service changes are planned. As you may be aware, without changes to the structure of funding for Metro, substantial service hour cuts are anticipated in 2014. The comment in the Subarea Plan regarding the probable low priority of a trolley service in Southcenter is correct. Metro w_ o_ uld need to review a City-sponsorosal-for a local circulator service. Also, in the Appendix A Existing Conditions transit section on page 60 (first paragraph), only Routes 110, 140 (to be replaced by RapidRide Line F) and 154 serve the Tukwila Sounder Station. Route 156 no longer serves the Tukwila Sounder Station and Route 126 was discontinued several years ago. The last sentence in this paragraph references Bus Rapid Transit starting in 2013 - this is now the RapidRide F Line that will begin operating in June 2014. 1 Access, has two strategies related to right-of-way acquisition and r ion. ` g t -of -way dedication could be included in the traffic study as mitigation for insufficient right-of-way width to accommodate future traffic volumes, including transit vehicles, on streets with higher classifications and expected traffic volumes. This will allow more flexibility for maintaining transit travel times as density grows in the area. One of the impacts of not requiring adequate right-of-way outside of the travelways is a lack of flexibility in adjusting the location and amenities of bus passenger facilities because Metro must renegotiate leases with adjacent property_ owners. Without the flexibility of planning in the right-of-way, the result may not always be the best option for serving riders. Section 1.6.3, Mass Transit Network and Facilities, lists a short-term capital improvement for Metro to install bus shelters where there is high ridership, specifically on Strander Boulevard west of Andover Park West. According to our records, there is an existing shelter westbound at that location, but neither location has ridership levels that currently warrant shelters, according to our most recent data from Spring 2012. If the City believes an additional or revised type of shelter is warranted, it should consider including an analysis of boardings and deboardings in the transportation study for the SEIS. Mr. Jack Pace April 8, 2013 Page 3 The Subarea Plan has several elements related to parking. The supply, management, and cost of parking, influence travel mode choice and auto ownership levels which impact transit .\° demand and traffic congestion, which in turn affect transit productivity, speed, and reliability. J As you may be aware, King County has developed a calculator tool to help in determining the right parking ratios for a project, in this case applicable to local multifamily developments, and the City of Tukwila has been involved in this project: 4 ;fit," http://metro.kingcounty.gov/up/projects/right-size-parking/ co1 http://www.rightsizeparking.org/ Currently parking_is free and has no time 1'mits Future analysis of parking needs, traffic volumes, and circulation should account for that condition and specify if it is likely to continue. (The City might consider adding the free and limitless condition to the existing conditions section of the Subarea Plan.) I am providing the following transit planner contacts for your information as you move forward with the Subarea Plan, all of whom contributed to these comments: Malva Slachowitz m.alva.slachowitz@kingcounty.gov, Market Development Doug Johnson, doug Johnson@kingcounty.gov, Service Planning David Korthals, david.korthals@,kingcountv.gov, Transit Route Facilities Again, thank you for opportunity to comment on the scope for the SEIS. If you have any questions or comments, please do not hesitate to contact me at 206-263-0442. Gillian Zacharias Senior Environmental Planner VanNess Feldman GordonDerr ATTORNEYS AT LAW SEATTLE, WA • WASHINGTON, DC April 5, 2013 VIA EMAIL AND FIRST CLASS MAIL Jack Pace, Director Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Millennium Tower 719 Second Avenue, Suite 1150 Seattle, Washington 98104-1728 (206) 623-4986 F (206) 623-9372 P Re: Scoping Notice for a Supplemental Environmental Impact Statement (SEIS) for Southcenter Subarea Plan, Revised TMC Chapter 18.28 and Southcenter Design Manual , Dear Mr. Pace: Please accept these comments on behalf of WEA Southcenter LLC ("Westfield"), the owner of Southcenter Mall, in response to the subject scoping notice. Westfield is pleased to see the process for the Tukwila Urban Center Plan moving toward completion. The draft plan and its components represent a significant effort and provide a positive foundation for future development and redevelopment in this area. We understand that the SETS is being prepared pursuant to RCW 43.21C.420. Although Westfield has no definitive plans for expansion or new uses at the mall, Westfield may propose future development consistent with the use and development standards being proposed inthe Tukwila Urban Center Plan and may want to take advantage of the analyses in your proposed SEIS as provided for by statute. As such, we request that the following future mall development be incorporated into the foundation of your SEIS: 42252-2 • Retail expansion of 300,000 square feet of gross leasable floor area. This is generally consistent with the remaining amount of development that was previously analyzed in the 2004 Environmental Impact Statement for the Westfield expansion (the "Westfield EIS"). This could represent an additional 900-1100 peak hour trips. The Seattle Office of Van Ness Feldman, A Limited Liability Partnership Jack Pace 2 April 5, 2013 • Development of a 200 room hotel. A 140 room hotel was previously analyzed in the Westfield EIS. A 200 room hotel could generate an estimated 140 peak hour trips. • Development of a 200,000 square foot office building. Such a building would likely take advantage of the 214 feet Frontal Improvement Height Incentive in proposed TMC 18.28.050. An office building of this size could generate an estimated 298 peak hour trips. Your scoping notice also identifies a High Intensity Urban Center Alternative that would allow taller buildings. Within this option, Westfield asks that you consider future development of an office building or hotel of 214 feet on the mall property but located more than 300 feet from Tukwila Parkway and Southcenter Parkway as currently proposed in TMC 18.28.050. This would provide environmental review to support adoption of provisions allowing greater flexibility in reaching these heights in other locations within the mall property. We appreciate this opportunity to comment on the scope of the SEIS. Very truly yours, Brent Carson BC:lkl cc: Antony Ritch Andrew Ciarrocchi 42252-2 4 Denis Law Mayor ofr April 4, 2013 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Mr. Jack Pace Director, Department of Community Development • City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 SouthcenterPlan@tukwilawa.gov SUBJECT: Determination of Significance (DS) and Request for Comments on the Scope of the Supplemental Environmental Impact Statement (SEIS) Dear Mr. Pace, Thank you for the opportunity to comment on the Determination of Significance (DS) and Scope of the EIS for the Southcenter Subarea Plan, Revised TMC Chapter 18.28 TUC, and Southcenter Design Manual. We understand that the SEIS will analyze the impacts associated with future development and redevelopment in the Southcenter area, currently zoned TUC, and that this may include redevelopment or infill over the next 20 years. In addition this would equate to potential increases in employment of 15,500 new jobs and an additional 4,600 persons by 2031. The City of Renton requests that the Transportation' and/or Land Use elements of the SEIS include for.analysis the trail connection from Renton to Tukwila utilizing the proposed alignment as shown on Page 106 (Cascade Trails and SW 27th Connector) in the City of Renton Trails and Bicycle Master Plan, dated May 11, 2009 (attached). Please contact me if you have any question regarding this letter. I can be reached by telephone at: 425.430.7286 or via email: ihenning@rentonwa.gov Jennifer Henning, AICP Current Planning Manager Attachment: City of Renton Trails and Bicycle Master Plan, Page 106 cc: C.E. "Chip" Vincent, CED Administrator Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Leslie Betlach, Parks Planning and Natural Resources Director Doug Jacobsen, Public Works Deputy Administrator - Transportation Lys Hornsby, Utility Systems Director Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov MAP (scale varies) Si rwit I'. !Int+-.+rzr ,.'q_ _, _. ;-_—• .7-- 1G:!n-, _.AL 11:4 �Yr ,,,' -...ILI TYPICAL CROSS-SECTiON(s) AVAILABLE PROPERTY � v A10714 VAQ.' ES .Renton Trails and Bicycle Master Plan Proposes; improvements CASCADE TRAiL AND SW 27th CONNECTOR Project Status Origin and Destination Project Length Existing Condition Proposed Cross-section User Groups Connections Project Description Constraints and Considerations PROPOSED Interurban Trail/Strander Blvd to Cascade Park, via Puget Drive SE Bicycle Lanes 1.3 miles, 0.3 existing Utility corridor, rough path Separated multi -use trail, SW 27th west of Oakes - dale Avenue SW (0.3 miles) Separated multi -use trail (soft -surface) Puget Drive to Cascade Park. Separated multi -use trail (paved) Strander Boulevard to Puget Drive <soetam. aaivlnom film Pedestrians and bicyclists (paved segments only) PARKS AND SCHOOLS: Tiffany, Cascade, Talbot and Teasdale Parks, Nelson Middle School TRAILS: Springbrook, interurban, Panther Creek BICYCLE LANES: Oakesdale, Talbot, Puget Drive An east -west neighborhood trail following a util- ity corridor, well -linked to other trails and parks Proposed grade separated crossing of SR 167, Panther Creek Wetlands, steep topography 106 RENTON TRAILS AND BICYCLE MASTER PLAN Cita o f J u1?wila Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Mailer's signature: 7V././__________---- Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action X Final Supplemental Environmental Impact Statement Other: Was mailed to each of the addresses listed/attached on this _4th day of _April , _2014 Project Name: Southcenter Sub -area - TUC Project Number: Associated File Number (s): Mailing requested by: Lyn iranda Mailer's signature: 7V././__________---- W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC Teri Svedahl From: Teri Svedahl Sent: Friday, April 04, 2014 11:34 AM To: sepa (sepaunit@ecy.wa.gov); ECY RE SEPA REGISTER (separegister@ecy.wa.gov) Cc: Lynn Miranda Subject: Tukwila Project, Southcenter Area Attachments: SEIS.pdf Attached is Final Supplemental Environmental Impact Statement for the City of Tukwila's Southcenter area currently zoned "TUC" —Tukwila Urban Center. If you have any questions please contact Senior Planner, Lynn Miranda, at Lynn.MirandaPTukwilaWa.gov Ter t,sved ahli Administrative Support Technician City of Tukwila - Building & Planning Department 6300 Southcenter Boulevard - Ste 100 Tukwila WA 98188 Teri.Svedahl@TulcwilaWA.gov SEATTLE SEAHAWKS, SUPER BOWL XLVIII CHAMPIONS The City of opportunity, the community of choice. F SOS lluai to+ AGENCY LABELS sc,-t atte/ S W, t Pw- ,M1-003 '� US Corps of Engineers ederal HWY Admin ( ) Federal Transit Admin, Region 10 ept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 4-1Office of Archaeology =4.4.Transportation Department (WSDOT NW) '(:Dept of Natural Resources ' 4Office of the Governor ---(–.),WA State Community Development Fisheries & Wildlife, MillCreek Office Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 WASHINGTON STATE AGENCIES .Dept of Social & Health Services (:,Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT .Dept of Ecology, SEPA **Send Electronically s( Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div -A‘C Dept of Parks & Recreation KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle KC Dev & Enviro Services-SEPA Info Center KC Metro Transit Div-SEPA Official, Environmental Planning C Dept of Natural Resources KC Dept of Natural Resources, Andy Levesque CC Public Library System 5 1 j-goster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHQOLS/LIBRARIES Westfield Mall Library 13-1-P Tukwila School District ( ) Highline School District ( ) Seattle School District Renton School District QWEST Communications ( ) Seattle City Light Puget Sound Energy Highline Water District ( ) Seattle Planning &Dev/Water Dept (Comcast Section 5JITILITIES (P Olympic Pipeline ( ) Seattle Public Utilities ;',Val-Vue Sewer District Waste en `,,,,,. ( ) Water District # 20 ( ) Water District # 125 /4l tie d ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist 'Tukwila City Departments (,.) Public Works (2) Fire (2,) Police (y) Finance ( ) Planning ( ) Building (r) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 AGENCIES (Kent Planning Dept :�):JRenton Planning Dept (`itity of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects 13 ('puget Sound Regional Council (SW KC Chamber of Commerce Muckleshoot Indian Tribe * Cultural Resources (Fisheries Program .Wildlife Program Duwamish Indian Tribe * Section 7 OTHOCAL AGENCIES .� Puget Sound Clean Air Agency Sound Transit/SEPA Duwamish River Clean Up Coalition * Washington Environmental Council People for Puget Sound * Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Public Notice Mailings For Permits 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 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 Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (from PermitsPlus) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) 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 a 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 include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mai/ to: (within 8 days of decision; 21 -day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office 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 General: Permit Data Sheet Shoreline Substantial Development Permit (printed out from PermitsPlus) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) 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) P:Admin\Admin Forms\Agency Checklist April 4, 2013. City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Dear Interested Parties, The City of Tukwila has completed preparation of the Final Supplemental Environmental Impact Statement (SEIS) on the non -project proposal by the City of Tukwila to adopt the Southcenter Subarea Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. The Final SEIS supplements the following document: Tukwila Comprehensive Plan Final Environmental Impact Statement, prepared in October 1995. As part of the SEIS, Tukwila prepared the SEIS documents pursuant to the provisions of RCW 43.21C.420. The Final SEIS was prepared to inform the public, agencies and decision makers about the environmental consequences associated with future development and redevelopment in the Southcenter area, the area currently zoned "TUC". Alternatives considered include the Proposed Action, a High Intensity Alternative, and the No Action Alternative. Future development may include redevelopment of aging structures or infill on underutilized parcels that could occur over approximately the next 20 years, as well as potential increases in employment and population that are being planned for in this area. To help achieve the City's economic development objectives, a goal of the SEIS was to eliminate the need for additional environmental analysis in conjunction with development and redevelopment that occurs on individual sites within the Southcenter area. Future project -specific development proposals that are consistent with the subarea plan, development regulations and SEIS do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. Projects that do not meet these criteria, including conditional and unclassified uses, will still be required to undergo SEPA review. As such, this SEIS provides certainty and predictability for urban development proposals by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Consequently, this SEIS is intended to serve as a catalyst for redevelopment and as an incentive for property owners and developers to favorably consider Tukwila's Urban Center when locating a business or investing in the community. The City Council will be initiating their review of the draft Southcenter Subarea Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual in April 2014. If you would like to be added to our list of interested parties and receive email updates on the adoption process, please send an email to Lynn.Miranda@tukwilawa.gov. Sincerely, Jack Pace SEPA Responsible Official Director, Department of Community Development FACT SHEET PROJECT TITLE Draft Southcenter Subarea Plan and Implementing Regulations DESCRIPTION OF PROPOSAL AND ALTERNATIVES • Proposed Action: Adoption by the City Council of a Subarea Plan for the Southcenter area, revised development regulations in TMC Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. This Action would maintain Southcenter's current share of the regional retail market and enhance the area's long-term competitive edge within the region by promoting the development of a more vibrant, high intensity mixed-use center including housing and pedestrian -oriented areas in proximity to rail and transit, enhancing the visual character of the built environment, prominently featuring natural amenities, and encouraging redevelopment of underutilized properties. Change would be driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. The Proposed Action would meet the objectives of the Subarea Plan and would accommodate projected 20 -year demand for housing and jobs. • Alternative 1: High Intensity Urban Center Same as the Proposed Action, except this Alternative would allow higher maximum building heights potentially resulting in an incrementally more compact land use pattern in the Transit Oriented Development (TOD) District. This alternative would meet the objectives of the Subarea Plan and would accommodate projected 20 -year demand for housing and jobs. • Alternative 2: No Action No subarea plan, new development regulations or design guidelines would be adopted. The City would continue to apply the regulations of the existing TMC Chapter 18.28 for the Tukwila Urban Center. The area would continue to develop as a suburban retail and warehouse/distribution center, with change driven by market forces, but the City's current share of the regional retail market would likely decline. This alternative would not meet the objectives of the Subarea Plan and would not accommodate projected 20 - year demand for housing; it would accommodate the projected demand for jobs. PROJECT LOCATION The Tukwila Urban Center/Southcenter Subarea is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. PROPONENT City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Tukwila Urban Center Subarea Plan Final SEIS April 2014 LEAD AGENCY City of Tukwila Department of Community Development RESPONSIBLE OFFICIAL Jack Pace, Director City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 CONTACT PERSON Lynn Miranda, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Telephone: 206.433.7162 Email: Lynn.Miranda@tukwilawa.gov LICENSES, PERMITS AND APPROVALS POTENTIALLY REQUIRED The Tukwila City Council will adopt the Southcenter Subarea Plan as an optional element of Tukwila's Comprehensive Plan and will adopt the revised TMC Chapter 18.28 TUC and the Southcenter Design Manual as development regulations to implement the Subarea Plan. Future developments consistent with the SEIS will be reviewed as provided by the Tukwila Municipal Code and will not require additional SEPA review, as permitted by RCW 43.21C.420. EXISTING ENVIRONMENTAL DOCUMENTS BEING SUPPLEMENTED AND/OR ADOPTED • This document supplements the Environmental Impact Statement (EIS) for the Tukwila Comprehensive Plan, October 1995. The 1995 EIS is being adopted for purposes of SEPA compliance, consistent with WAC 197-11-630, as well as other relevant environmental documents. Notices of Adoption are contained in Appendix B of the Final SEIS. • Copies of the EIS are available for review at: City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 EIS AUTHORS AND PRINCIPAL CONTRIBUTORS City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 City of Tukwila Public Works Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Tukwila Urban Center Subarea Plan Final SEIS April 2014 Weinman Consulting, LLC 9350 SE 68th St Mercer Island, WA 98040 Fehr & Peers 1001 4th Ave, Suite 4120 Seattle, WA 98154 ENVIRON International Corporation 901 5th Ave, Suite 2820 Seattle, WA 98164 DATE OF ISSUE OF DRAFT SUPPLEMENTAL EIS October 21, 2013 DATE OF ISSUE OF FINAL SEIS April 4, 2014 EXPECTED DATE OF IMPLEMENTATION June 2014 SEIS AVAILABILITY, COST AND BACKGROUND MATERIAL The Draft and Final SEISs may be reviewed online at http://www.tukwilawa.gov/dcd/urbancenterplan.html. Review copies of the Final SEIS and background materials are available at the City of Tukwila Department of Community Development, Suite 100, 6300 Southcenter Boulevard, Tukwila, WA 98188-2544. Documents may be reviewed between the hours of 8:30 AM and 5:00 PM. CD copies of the Final SEIS are available for purchase at the above address at a cost of $10.00. Tukwila Urban Center Subarea Plan Final SEIS April 2014 City of Tukwila Final SEIS for Southcenter Subarea Plan and Implementing Regulations Table of Contents Fact Sheet Chapter 1 Section 1.1 Chapter 2 Section 2.1 Section 2.2 Section 2.3 Section 2.4 Section 2.5 Chapter 3 Chapter 4 Summary of the Proposed Action 1-1 Summary of the Proposed Action and Alternatives 1-1 Proposal and Alternatives 2-1 Proponent, Action, Location/Major Features 2-1 Background — Planning & Regulatory Framework 2-3 Southcenter Plan Background 2-9 Proposed Action & Alternatives 2-12 Environmental Review 2-22 Changes & Clarifications to the SEIS 3-1 Comments and Responses to Comments on the Draft SEIS 4-1 Appendices Appendix A Tukwila Environmental Documents, Adopted Regulations & Plans [Revised] . A-1 Appendix B. Adopted Environmental Documents B-1 Tukwila Urban Center Subarea Plan Final SEIS iv April 2014 List of Tables Table 1.1 Table 1.2 Table 2.1 Table 2.2 Future Land Use (Households & Employment) by Alternative 1-3 Summaries of Significant Impacts in the Urban Center 1-7 City of Tukwila Forecasted Growth Year -2031 2-19 Assumed Urban Center Pipeline Projects 2-19 List of Figures Figure 1.1 Figure 2.1 Figure 2.2 Figure 2.3 Figure 3.11 Figure 3.12 Tukwila Urban Center Boundary 1-2 Tukwila Urban Center Boundary 2-2 Evolution of Envisioned District Structure 2-14 District Map 2-15 No Action PM Peak Hour Level of Service (2031) [Revised] 3-3 Proposed Action/High Intensity Alternative PM Peak Hour Level of Service (2031) [Revised] 3-4 Tukwila Urban Center Subarea Plan Final SEIS v April 2014 Chapter 1 Summary of the Proposed Action This chapter provides a brief summary of information contained in the Southcenter Plan Supplemental Environmental Impact Statement (SEIS). It provides an overview of the alternatives, the analysis of significant impacts and mitigation measures, and significant unavoidable impacts. This summary is intended to be brief and selective; the reader should consult individual sections of the Draft SEIS for detailed information concerning environmental impacts and mitigation measures. A matrix in this chapter contains a comparative overview of the impacts identified for the Proposed Action and alternatives. Section 1.1 Summary of the Proposed Action and Alternatives 1.1.1 Location of Proposal Tukwila's Urban Center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 1.1). The area is intensively developed with a range of retail, commercial, warehousing, distribution and light industrial uses. Current land uses and site design may be characterized as suburban and auto -oriented in nature, with many low scale, single -use buildings located behind extensive surface parking lots. Large-scale retail and industrial buildings are also present in some portions of the area. The existing street system is built around mega -blocks, which makes walking challenging. There is little vacant land remaining that is not environmentally constrained or preserved for open space. Major open space, recreational areas, and natural features of the urban center include the Green River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. 1.1.2 Proposed Action The Proposed Action consists of two major elements: • Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila's designated Urban Center — which will become an optional element of the City's Comprehensive Plan; and • Adoption of revised development regulations for the Tukwila Urban Center (TMC Chapter 18.28), and the Southcenter Design Manual. Tukwila Urban Center Subarea Plan: Final SEIS 1-1 March 2014 Figure 1.1 Tukwila Urban Center Boundary The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive Plan and would guide future growth and redevelopment of the subarea. The development regulations and design guidelines would amend the text of the City's zoning code (Tukwila Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and new design guidelines would both implement the Subarea Plan and act as mitigation measures for future development; the regulations and design guidelines would not cause significant impacts on their own. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire life safety, and sensitive areas, would continue to apply to development within the Urban Center. The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and redeveloping the Urban Center over time. It builds on the policies contained in the City's Comprehensive Plan. It would be implemented through a variety of public and private actions, with the guidance of new development regulations. The Southcenter Plan provides guidance for Tukwila Urban Center Subarea Plan: Final SEIS 1-2 March 2014 restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and auto -dominated land use pattern, with generally undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is organized, connected, and pedestrian -oriented, and which is well-designed around its amenities. Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. A key element of the subarea plan is to generally organize the Southcenter area into a pattern of five "districts," each with a distinct identity and mix of uses: Regional Center, Transit Oriented Development (TOD), Pond, Commercial Corridor and Workplace (See Figure 2.3 District Map). Each district is based on an existing development element (such as Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace District). District size and layout are influenced by identified market opportunities, circulation connections, walking distance and nearby amenities. Other major themes and elements of the subarea plan and the transformation that it envisions include: • Creation of a street network — from superblocks to a fine-grained pattern of streets and blocks • Transit integrated with urban center development • Integration of the natural and recreational amenities with the emerging built environment • Building, Site and Infrastructure Design — create a "great place"1 In general, growth and development would occur in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. Table 1.1 presents a summary of growth (households and employment) associated with the Proposed Action. Table 1.1 Future Land Use (Households & Employment) by Alternative Land Use Scenario Total Citywide Total Southcenter Subarea Households Employment Households Employment 2013 7,435 47,540 4 19,725 2031 No Action 10,574 71,686 654 21,393 2031 Proposed Action/ High Intensity 12,285 75,205 2,714 25,084 1 A great place is memorable and helps promote social interaction and sense of community, is visually interesting, reflects local culture or history, and has a unique or special character. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-3 1.1.3 Land Use Alternatives Two alternatives to the Proposed Action are addressed in the SEIS: the No Action Alternative and the High Intensity Alternative. Both alternatives address the same geographic area and use the same 2031 forecast year as the Proposed Action. Both are evaluated using the King County Countywide Planning Policy's updated household and employment forecasts for Tukwila. Table 1.1 also shows the future land use (household and employment) associated with the alternatives. 1.1.3.1 High Intensity Alternative The High Intensity Alternative would be very similar to the Proposed Action in that it would implement the vision for the Southcenter area and accommodate the same forecasted housing and employment targets, but would allow the construction of taller buildings in the area designated for transit oriented development when multiple height incentives are employed. It is assumed that the Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same as under the Proposed Action. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive areas, would also continue to apply to development within the Urban Center. The most significant differences between the Proposed Action/High Intensity alternatives and No Action would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond in the Proposed Action and High Intensity Alternative when compared to the No Action Alternative. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire life safety, and sensitive areas, would continue to apply to development within the Urban Center under both alternatives. 1.1.3.2 No Action Alternative No Action provides a "baseline" for comparing the impacts of the proposal. Relative to the Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development regulations and new design guidelines would not be adopted. The existing regulations, design guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future development. The existing suburban development pattern would continue and the City would not achieve regional goals for an urban center or have sufficient development capacity to accommodate the household target allocated to the City. SEPA review would occur on a project -by -project basis, without the benefit of a comprehensive and cumulative analysis of subarea impacts as a whole. 1.1.4 Prior Planning and Environmental Review The City of Tukwila adopted a Comprehensive Plan in 1995 complying with the requirements of the Growth Management Act and in coordination with the overall planning framework of the King County Countywide Planning Policies. The goals, policies, and implementation strategies contained in the Plan were intended to be the basis for managing anticipated growth and Tukwila Urban Center Subarea Plan: Final SEIS 1-4 March 2014 development in Tukwila over the following twenty years. The Comprehensive Plan Draft and Final EIS2 identified and documented potential significant adverse environmental impacts and mitigation measures associated with Plan alternatives. An Addendum3 to the Tukwila Comprehensive Plan EIS evaluated the environmental impacts of the zoning code changes proposed to implement the Comprehensive Plan. In 2004 the City of Tukwila issued another Addendum to the Comprehensive Plan EIS addressing proposed revisions to the Comprehensive Plan and development regulations. This Supplemental EIS (SEIS) focuses on potential impacts associated with increased intensity of development proposed for the Urban Center. It supplements the analysis of adverse impacts contained in the documents described above, along with other plans and EISs that contain environmental information relevant to the Urban Center that are being relied upon for purposes of SEPA compliance. Please refer to the Fact Sheet and Appendix A for a list and summary of documents that are being adopted and/or incorporated by reference, and which may be reviewed at the City of Tukwila Department of Community Development. Many of the impacts associated with future development in the subarea are already addressed by adopted development regulations, by other applicable requirements of the City's Comprehensive Plan, and/or by other local, state or federal rules or laws. The City intends to rely on these to mitigate significant adverse impacts. The City of Tukwila is using the SEPA review provisions for subareas set forth in RCW 43.21C.420. These provisions allow the City to comprehensively consider area -wide, cumulative environmental impacts of the Southcenter Plan over the long term, rather than evaluating impacts on a project -by -project basis. Mitigation measures can similarly be identified for cumulative development within the subarea, which enhances the City's planning and programming of needed improvements. Tukwila residents also have the ability to see how the impacts of growth within the subarea will be addressed over the long term, and how the vision for the Urban Center will be implemented. Future project -specific development proposals that are consistent with the subarea plan, development regulations and SEIS do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Most capital improvements planned for the subarea, such as the pedestrian bridge over the Green River, are independent projects that have been undergoing separate environmental review. As such, these projects are not within the environmental review provisions of RCW 43.21C.420. To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d), the City held the required community meetings, provided information about the plan, issued a Determination of Significance and Scoping Notice, and held a scoping meeting. The City is also evaluating the feasibility of a Transfer of Development Rights (TDR) program, as required by RCW 43.21C.420. The Landscape and Infrastructure Program (LCIP), in conjunction with TDR, could provide a supplemental source of funding to invest in infrastructure in the Urban Center. 2 Dated June 1995 and October 1995, respectively. 3 Dated November 1995 Tukwila Urban Center Subarea Plan: Final SEIS 1-5 March 2014 Six comments were received during the 30 -day scoping period, and all comments were considered in determining the scope of this SEIS. More detail on this process and comments received can be found in Chapter II. A Draft SEIS was published on October 18, 2013 and the public comment period extended to November 20, 2013. Procedures for publication and distribution followed the requirements of state and local regulations. A total of four comment letters were received from agencies, tribes and individuals. The Final SEIS reproduces these comment letters and provides responses to substantive comments. 1.1.5 Summary of Significant Impacts Table 1.2 provides a summary of environmental impacts for each element of the environment evaluated in the Draft SEIS. Table 1.2 also includes mitigation measures for impacts that could result from the Proposed Action. Significant unavoidable adverse impacts are also identified, as applicable. Tukwila Urban Center Subarea Plan: Final SEIS 1-6 March 2014 Table 1.2 Summaries of Significant Impacts in the Urban Center Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative PLANS & POLICIES This Alternative is consistent with the urban center -related VISION 2040, the King County Countywide Planning Policies, and the Tukwila Urban Center (TUC) Element of Tukwila's Comprehensive Plan. Same as the Proposed Action. The No Action Alternative would be inconsistent to varying degrees with urban center -related policies of VISION 2040, the King County Countywide Planning Policies, and the Tukwila Urban Center (TUC) Element of Tukwila's Comprehensive Plan. BUILT ENVIRONMENT LAND USE & AESTHETICS The Urban Center would be organized into five districts. Guiding certain types of land uses to specific districts with compatible uses would provide each with a distinct identity and reduce future land use conflicts. The most significant land use changes would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern districts of the Urban Center between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. A mix of uses would occur in these areas — office, retail and multifamily within the same building. Areas south of Tukwila Pond and along Southcenter Pkwy would not change significantly from the current pattern of development. Overall, more commercial growth (5,359 employees) would occur under the Proposed/High Intensity Alternative by 2031, resulting in 3,691 more employees than the No Action. Opportunities for residential development would expand to areas in proximity to high capacity transit and water amenities, resulting in 2,710 dwelling units by 2031, or 2,060 more than No Action. Multifamily height incentives would be offered. Land use impacts under the High Intensity Alternative will be similar to those identified under the Proposed Action, except for building heights in the TOD District. Under this alternative, maximum building heights within the TOD District would be greater with height incentives (115') when compared to the Proposed Action (70'). Consequently, height related impacts in the TOD District would be greater than under the Proposed Action, and similar to those under the No Action. Since the growth assumptions are the same for this alternative as under the Proposed Action (see Table 3.4), the most significant land use impact of allowing taller buildings in the TOD District is that fewer buildings may be constructed within the Urban Center and the land use pattern could be marginally more compact. The current pattern of single use structures and lower -scale suburban commercial development would continue; development would most likely not achieve a higher density mixed-use land pattern. Retail uses would continue to dominate; very little housing would be constructed in the Urban Center (650 units by 2031). Land use conflicts between adjacent uses could increase, since differentiation of the urban center into districts with similar/compatible uses would not occur. The rate of commercial growth may slow over time due to increased competition from mixed use centers locating in surrounding areas, such as Renton Landing, Kent Station, and Burien Town Center, and lack of investment in the Subarea. This could result in 3,691 fewer employees than the other Alternatives in 2031. Public investment in the types of amenities needed to attract housing and meet regional goals for increasing pedestrian and transit - supportive environments would not be generated. Reduced opportunities for housing in the Urban Center could make it difficult for the City to accommodate its citywide housing targets. Consequently, there could be greater pressure for infill and intensification of housing in the City's existing single family residential Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-7 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative neighborhoods. In addition, there could be Building heights would be lower than the No increased demand in housing markets in Action, except for around the Mall where heights could reach 214' with height incentives adjacent cities — Renton, Seattle, and Sea -Tac, in South King County generally, and in Pierce for public frontage improvements or multifamily development. Building heights along the Green River within 200' of the County. Publicly accessible open space would not be OHWM would be the same in all alternatives. required under No Action. Consequently, the Shadowing impacts would be less than the No area may continue to redevelop without the Action, except around the Mall. additional requirements for parks and open spaces that contribute to "great spaces" and Many potential impacts would be mitigated by function as amenities that attract housing. adopted comprehensive plan policies and Covered or uncovered recreation space would development regulations, and/or by proposed subarea plan strategies, development regulations and design guidelines. The be required for residential developments. This alternative would not advance or be elements of the proposal are themselves consistent with the desired direction for the mitigation measures that would address the Urban Center identified in the Comprehensive potential impacts of future growth. The Plan. Shoreline Master Program would have a positive effect on shoreline resources. No additional mitigation measures are required. No significant unavoidable adverse impacts have been identified. While some existing uses in some portions of the urban center could be displaced in the process of redevelopment, such uses could potentially relocate to other areas of Southcenter or elsewhere in the City. Such displacement may be significant to individual displaced businesses, but is not an adverse impact to land use in the Urban Center. While identified land use changes will be significant and are unavoidable, they are generally considered to be positive rather than adverse, and do not require mitigation. Aesthetics, building heights, views and visual Aesthetics, building heights, views and visual Aesthetics, building heights, views and visual character: character: character: The Proposed Action would likely result in The High Intensity Alternative is likely to No additional design guidance would be improved visual quality overall and would not result in impacts similar to those described for provided for buildings, sites, landscaping, Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-8 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative result in significant adverse impacts. the Proposed Action. In general, this alternative parks, streets or utilities. Architectural design would likely result in improved visual quality and visual character would be more influenced New design guidelines for buildings, sites, landscaping, parks, streets and utilities in the of the built environment and is not expected to result in significant adverse impacts. Views by the subjective vision of individual property owners and could potentially result in northern part of the Urban Center would from development on hills surrounding the substantial contrasts in design. contribute to the Center's identity and sense of urban center may be more impacted under this place, create a lively street -level environment, and support the community's vision for a high- quality environment. Buildings would be alternative than under the Proposed Action, but similar to those under the No Action. The area would retain its existing suburban character and undistinguished visual qualities, with uses of significantly different scale and composed of a mix of contemporary and The primary difference between the character such as warehouse and multifamily Northwest -inspired elements, such as exposed Alternatives is the location, height and scale of projects located adjacent to one another. No natural materials and building elements that some developments; as well as the amount and differentiation of districts with similar and respond to the area's climate. The scale, modulation and transparency of buildings in location of surface parking provided. complementary uses would occur within the Urban Center. Individual buildings would pedestrian oriented areas would be significantly improved. continue to be set back far from the street edge, surrounded by large amounts of parking, and would provide minimal pedestrian amenities. Public and private investments in a new street Buildings would likely be larger in bulk and network, urban amenities (e.g. parks and plazas), and streetscape improvements would enhance the look of the area and balance open scale. Maximum building heights would remain at spaces with an increase in the built 115' anywhere within the Urban Center, except environment. New development would orient within 200' of the OHWM of the Green River towards Tukwila Pond, Minkler Pond and the where shoreline development regulations Green River. These natural features would be apply. Generally, shadowing impacts better connected to the Interurban and Green throughout the Urban Center would be greater River Trails and other city parks. than under the Proposed Action and, to a lesser extent the High Intensity Alternative, except A finer street grid system would be developed, resulting in more appropriately sized blocks that foster walking and biking. Streetscapes would be designed to support the uses they around the Mall. No height incentives are provided. Improvements to the water quality, park serve — wider sidewalks with pedestrian features, and access to Tukwila Pond Park may amenities in the shopping, mixed-use occur pursuant to the master plan, but adjacent residential neighborhoods and around the bus new development would most likely continue and rail centers. Parking in these areas would be located to the side or rear of buildings, or in limited amounts between the buildings and sidewalks. to turn its back to the Pond. While identified aesthetic changes will be significant and are unavoidable, they are Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-9 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative generally considered to be positive rather than adverse, and do not require mitigation. The most significant potential impact is from the differences in scale between the area where 214' buildings are permitted in the Regional Center District along Tukwila Parkway, and the rest of the Urban Center where maximum building heights are significantly lower. Tall buildings could also potentially interrupt views from residential areas on the surrounding hillsides. Shadowing on the street level and adjacent development from these taller structures would be greater than under the No Action. These impacts would be mitigated through design guidelines and careful site planning. OPEN SPACE Retail, office and lodging development would be required to contribute to public open spaces. Open spaces would increase in amount and improve in terms of access and function compared with the No Action. Enhanced open spaces would then draw amenity -based housing development. Residential development would be required to contribute to common and private open spaces. Design guidelines for public and private open spaces are provided. There are no significant adverse impacts identified. Same as the Proposed Action Residential development would be required to contribute to shared recreation space. There would not be a required contribution to publicly accessible open space by new development. The Subarea would continue to redevelop and potentially intensify without any parks and open spaces to balance out the increase in the built environment. No additional guidance on parks or open space is provided. SHORELINES Building height and setbacks will be restricted by Shoreline regulations. However, maximum building heights adjacent to the River would be less, at 70 feet with incentives; 45 feet without incentives. Design guidelines address building facades facing the Green River Trail. Development is encouraged to orient towards the River. The Shoreline Master Program would have a positive effect on shoreline resources. No significant adverse impacts are identified. The High Intensity Alternative is likely to result in impacts similar to those described for the Proposed Action. Building height and setbacks will be restricted by Shoreline regulations. However, maximum building heights adjacent to the River could be taller: 115 feet with incentives. Consequently, when proposing a structure over 70 feet in the TOD District, a condition for approval could include that an applicant must show how shadowing on adjacent open spaces, amenities, and parks is mitigated. The Shoreline Master Program would have a positive effect on shoreline resources. The Shoreline Master Program would have a positive effect on shoreline resources. Building height and setbacks will be restricted by Shoreline regulations. Outside the shoreline environment on parcels adjacent to the Green River, maximum building heights would be 115 feet. The visual character of the built environment, as viewed from the Green River Trail, would not be addressed. Land uses adjacent to the River north of Strander Blvd would remain similar to those currently permitted, including warehouse and industrial uses. Development would not be oriented towards the river to take advantage of its Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-10 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative amenities. HISTORIC AND ARCHAEOLOGICAL RESOURCES There is one residence in the Subarea listed on the Washington State Register of Historic Places. The City of Tukwila does not have adopted policies or regulations for historic properties. Federal law and the Washington State Department of Archeology and Historic Preservation' s law regulating historic sites would apply if the property is proposed for redevelopment. The majority of the Urban Center has already been developed. There is a possibility that archaeological materials may be inadvertently encountered during future construction. If such materials area discovered, work at the specific location would be suspended until the materials can be inspected by a professional archaeologist and the appropriate agencies notified. Same as the Proposed Action. Same as the Proposed Action. FIRE PROTECTION Increases in residential and commercial development could occur, but at building heights less than currently allowed under the No Action Alternative. The exception to this is in the Regional Center District, where building heights could reach a maximum of 214' in proximity to Tukwila Parkway. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs, and include these needs in the capital facilities planning process. Same as the Proposed Action, except maximum building heights in the TOD District would be greater than under the Proposed Action and similar to the No Action Alternative. Increases in residential and commercial development could occur, but at building heights greater than that allowed under the Proposed Action. The exception to this is in the Regional Center District, where building heights could reach a maximum of 214' in proximity to Tukwila Parkway in the Proposed Action. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs, and include these needs Tukwila Urban Center Subarea Plan: Final SEIS March 2014 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative in the capital facilities planning process. SCHOOLS Significant residential development could occur, but the actual number of school-age children generated by future development over the next 20 years is projected to be minimal (a total of 79 students). Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. Over the long term, adjustments in specific school service boundaries may be warranted, as well as future bond issues and levies, to serve general growth in both districts. New development and associated funds from property taxes would help offset increases in demand for school services. The High Intensity Alternative is likely to result in impacts similar to those described for the Proposed Action. Very few school age children would be generated by the minimal residential development that could occur by 2031 (a total of 20 students). Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. No significant impacts are identified. TRANSPORTATION & AIR QUALITY A total of 17,000 PM peak hour trips would be generated by the anticipated future land uses in the Southcenter subarea. The proposed land use mix is more balanced (i.e., jobs and housing) and would better support transit, walking, and cycling. No adverse impacts are anticipated to parking, safety, walking or bicycling. Conversely, the combination of smaller block sizes and compact mixed use development with planned City roadway projects would be more conducive to pedestrian and bicycle mobility, and would likely support the City's non- motorized policies to a greater degree than the No Action Alternative. Planned transit facility improvements combined with increased densities and a more urban mix of uses would be more conducive to transit service and would support the City's transit policies to a greater degree than the No Action Alternative. Transit service may experience some delays at the Southcenter Same as the Proposed Action. A total of 15,500 PM peak hour trips would be generated by anticipated future land uses in the Southcenter subarea. Superblocks, lack of pedestrian and bicycle connections and amenities, and absence of streetscape improvements would continue to deter walking, bicycling, and transit use and, instead, encourage auto travel. The lack of housing in the Urban Center would likely result in more people commuting to the area for work. The City is planning several projects (e.g. bus transit center) to improve access to transit facilities and accommodate the additional transit activity in the Urban Center under all alternatives. Transit service may experience some delays at the Southcenter Boulevard/66`h Avenue South intersection because of increased traffic congestion in all alternatives. Traffic safety is expected to generally improve between existing and future conditions with planned City roadway improvements. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-12 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative Boulevard/66th Avenue South, and along W. Valley Hwy at Strander and S.180`h Street Parking requirements in the northern part of the because of increased traffic congestion. Urban Center are higher than those required for Potential mitigation would include increasing capacity, and implementing transit signal priority and other technological enhancements. the other alternatives. No significant construction impacts are anticipated in conjunction with the No Action. Minimum parking requirements are generally lower for retail, restaurants, and residential uses in the more intensely developed, transit - supportive parts of the Urban Center than under Levels of Service (LOS): the No Action. Minimum parking requirements Under this alternative, one intersection would in the Workplace and Commercial Corridor operate below an acceptable LOS during p.m. Districts is the same as the No Action. peak hours: • Southcenter Blvd / 66`h Ave S No significant construction impacts are anticipated in conjunction with the Proposed Mitigation measures are identified, and if Action. implemented, no significant adverse impacts would remain. Levels of Service (LOS): Under this alternative, one intersection would operate below an acceptable LOS during p.m. peak hours: • Southcenter Blvd / 66th Ave S Two corridors will operate unacceptably during p.m. peak hours: • South 180th St (LOS F) • West Valley Highway (LOS F) Mitigation measures are identified for all three locations, and if implemented, no significant adverse impacts would remain. Air Quality Calculated peak -hour CO concentrations Air Quality caused by transportation sources near the No unavoidable significant impacts were worst -operating intersection would not exceed ambient air quality standards. The Proposed identified. Action would not be expected to result in any significant air quality impacts due to its effect on the surface roadways in the area. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-13 Chapter 2 Proposal & Alternatives Section 2.1 Proponent, Action, Location/Major Features The proposal is sponsored by the City of Tukwila Department of Community Development. The proposed action consists of the following elements: 1. Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila' s designated Urban Center — which will become an optional element of the City's Comprehensive Plan; and 2. Adoption of revised development regulations for the Tukwila Urban Center (TMC Chapter 18.28), and the Southcenter Design Manual. The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive Plan and would guide future growth and redevelopment of the subarea. The development regulations and design guidelines would amend the text of the City's zoning code (Tukwila Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and new design guidelines would both implement the Subarea Plan and act as mitigation measures for future development. The City Council would take legislative action following review of the Plan and regulations by the Planning Commission and the public, and compliance with SEPA. Tukwila's Urban Center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 2.1 Tukwila Urban Center Boundary). The area is intensively developed with a range of retail, commercial, warehousing, distribution and light industrial uses. Current land uses and site design may be characterized as suburban and auto -oriented in nature, with many low -scale, single -use buildings located behind extensive surface parking lots. Large- scale retail and industrial buildings are also present in some portions of the area. The existing street system is built around mega -blocks, which makes walking challenging. There is little vacant land remaining that is not environmentally constrained or preserved for open space. Major open space, recreational areas, and natural features of the urban center include the Green River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. The City of Tukwila, located in South King County, is home to more than 17,000 people and almost 47,000 workers4. Approximately forty percent of this employment is located in the Urban Center. As of the 2010 census, the City had 7,755 housing units5 (46 percent single family and 54 percent multi -family); however, there is currently one single family home and no multi -family housing in the Urban Center. The City's population grew by 45 percent during the 1990's, primarily as a result of the annexation of new areas into the City, but has slowed since 2000. 4 2008 King County Annual Growth Report 5 U.S. Census 2010 and Washington State Office of Financial Management, 2012 Tukwila Urban Center Subarea Plan: Final SEIS 2-1 March 2014 The City's 20 -year growth targets6 (through 2031) are for 4,850 new households and 17,550 new employees. 11, yt a___ ,,JJ�'ti' i.1. Southcentar Plan Boundary r v}yr,. (, . ,• �� CityLimits I' 1-.. yt, £ , ` • 4C '� ''i��'77r'' ♦ , .14444 ��p ay W 1♦ 0+ 1 J. n , -�� � ,L ` • • +A l` t 4. !$Qv i@llt�r BakiVIB1 `'`' `� 4'.:J Lt 1 N jEv iS Ute FL �. IViaill ' (tis * stiltdder Blvd; Ec' 1 C. J'� P. 4,,a , 7.1'q4 1-910, .,.� t1, t , \� i { i ••; II 1:- �:i r --[ q4 ' . . -i. r ', ,,,,..,.. , 1 t:�. ,..1i. . EiriAgih Wlg Btvd t fNitlkt r Btvtlr` ! Figure 2.1 Tukwila Urban Center Boundary 6 King County Growth Targets and the Urban Growth Area, March 1, 2012. Update: Revised Table DP -1. Targets include Planned Annexation Areas (PAA). Tukwila Urban Center Subarea Plan: Final SEIS 2-2 March 2014 Section 2.2 Background -- Planning & Regulatory Framework Over the past decade, the City of Tukwila has been engaged in a wide range of planning activities for land use, infrastructure and environmental protection to help realize its goals for the Urban Center. These actions have followed direction provided in the Growth Management Act, King County's Countywide Planning Policies, and Vision 2040. This policy direction is summarized below to help provide the context for the Southcenter plan; the plan has been developed in response to these policies, and to market opportunities. 2.2.1 State and Regional Policies 2.2.1.1 Growth Management Act The Growth Management Act (GMA, RCW 36.70A), adopted in 1990, establishes general policies, standards and procedures for local planning and development controls to manage growth within the state's largest and fastest-growing cities and counties. The City of Tukwila is subject to the GMA's provisions, which includes preparation of a comprehensive plan and development regulations that are consistent with and implement the plan (RCW 36.70A.040). Local plans are required to contain specified "elements" or chapters which address land use, housing, capital facilities, utilities and transportation (RCW 36.70A.070). Plans may contain other optional elements, including subarea plans which are consistent with the comprehensive plan (RCW 36.70A.080(2)). The content of a subarea plan is determined by the local jurisdiction. Amendments to Comprehensive Plans are generally limited to once per year; however, the adoption of subarea plans that do not modify the comprehensive plan's applicable policies and designations may be adopted at any time ((RCW 36.70A.130(2)). 2.2.1.2 Vision 2040 Vision 2040 (Puget Sound Regional Council, amended 2009) is a regional land use and transportation strategy for King, Snohomish, Pierce and Kitsap Counties. The designation of regional growth centers, along with manufacturing/industrial centers and town centers, is a key element of the regional strategy. Regional growth centers are intended to be compact areas of high-intensity residential and employment development, with a mix of land uses including housing, jobs, recreation and shopping. Within the region, regional growth centers are targeted for high capacity transit service and investments promoting economic development (Policies MPP -DP -5 & 7). Vision 2040 also calls for expanding the supply and range of housing in centers (MPP -H-5). Vision 2040 designates the Southcenter area of Tukwila as one of twenty-seven regional growth centers in the four -county region. While not specifically addressing centers, Vision 2040 also contains goals and policies regarding designing high quality physical environments to create more livable communities, better integrate land use and transportation systems, and restore the environment (MPP -DP -33-42). Communities should also be planned and designed to promote physical, social and mental well- being to foster healthier and more active lives (MPP -DP -43 & 44, 46 & 47). Tukwila Urban Center Subarea Plan: Final SEIS 2-3 March 2014 Vision 2040's transportation policies in centers call for designing, constructing and operating transportation facilities that serve all users safely and conveniently while accommodating the movement of freight and goods (MPP -T-14); improving local street patterns for walking, bicycling and transit use to enhance communities, connectivity and physical activity (MPP -T- 16); and applying urban design principles in transportation programs and projects in centers and high-capacity transit station areas (MPP -T-21). 2.2.1.3 Countywide Planning Policies The GMA requires that counties adopt county -wide planning policies to guide preparation of local plans and regulations. The King County Countywide Planning Policies (CPPs), adopted by the King County Growth Management Planning Council (amended December 2012), provides this framework. The CPPs address a wide range of issues relevant to managing growth in the region, including the designation of vibrant, diverse, and compact urban communities. According to the CPPs, much of the growth in employment and new housing will occur in urban centers (DP -29). These centers are intended to provide a mix of living, working, cultural, and recreational activities. Within each center there should be a balance between jobs and housing. Each center develops its own successful urban character and should be noted for its livability, vibrancy, healthy environment, design, and pedestrian focus. Urban Centers are designated in local comprehensive plans, consistent with criteria in the CPPs (DP -30, DP -31 & DP -32). These criteria include averages of 15,000 jobs within one-half mile of a transit center, 50 employees per gross acre, and 15 households per gross acre. Urban Centers should adopt policies to promote and maintain quality of life in the center through the following: • a broad mix of land uses fostering both daytime and nighttime activities and social interaction; • a range of affordable and healthy housing choices; • historic preservation and adaptive reuse of historic buildings; • accessible parks and open spaces; • strategies to increase tree canopy and incorporate low -impact development measures; • facilities meeting human service needs; • superior urban design reflecting the local community vision for compact development; • pedestrian, bicycle and transit use, and linkages between them; • planning for complete streets; and • parking management and other strategies that minimize SOV trips. CPPs DP -11, Dp-12 and DP -13 direct that each jurisdiction plan to accommodate CPP's adopted housing and employment growth targets for Year -2031. Tukwila's must plan for 4,850 new households and 17,550 new employees (includes Tukwila's Planned Annexation Areas). CPPs promote continuing to focus local investment into urban centers, as well as with planning and financial policies, to encourage growth and achieve employment targets (EC -14 & EC -15). Additional CPPs related to urban design, housing and transportation are discussed in the Land Use section of the Draft SEIS. Tukwila Urban Center Subarea Plan: Final SEIS 2-4 March 2014 2.2.2 Tukwila Comprehensive Land Use Plan The City adopted its initial Comprehensive Plan complying with the Growth Management Act in 1995. The plan has been amended regularly since that time, including adoption of several subarea plans (e.g., the Manufacturing Industrial Center and the Pacific Highway/Tukwila International Boulevard area). The Comprehensive Plan contains goals, policies and implementation strategies and is organized into chapters or "elements" which address issues required by the GMA and other subjects important to the City. While the Plan's purposes are many and varied, key objectives include (1) improving residential neighborhood quality and livability, (2) redeveloping and reinvigorating the Pacific Highway corridor and industrial uses along East Marginal Way, and (3) developing a thriving Urban Center as a true regional concentration of employment, housing, shopping and recreational opportunities. The Southcenter area is addressed in a specific element of the Comprehensive Plan (Tukwila Urban Center), and its policies and implementation strategies are summarized below, along with some additional draft Plan goals and concepts relevant to the Southcenter area. The proposed Southcenter subarea plan embodies this direction. 2.2.2.1 Tukwila Urban Center Element This element of the Comprehensive Plan provides goals, policy direction and strategies for achieving the City's vision for its urban center. That vision seeks to capitalize on Southcenter's regional accessibility, retain the urban center's competitive edge and economic strength, and make it a more attractive destination over the long term. Looking out 30 to 50 years, the urban center should be a high density area with regional employment, high quality housing located in proximity to amenities, a wide range of shopping and recreational opportunities, and excellent access to and within the center for all modes of travel. Policies contemplate and encourage a number of significant changes over time, and an evolution in response to development regulations, incentives, guidelines, market forces and proactive private/public actions: ■ ■ ■ ■ creating districts within the Southcenter area to guide development and to achieve areas of compatible land uses, character, and form; developing walkable areas in the northern part of the urban center, with an intensive mix of retail, entertainment, housing, public spaces and employment; improving streets, pedestrian facilities and other infrastructure, and creating a pedestrian - oriented environment, where appropriate, through building and streetscape design; developing residential areas in proximity to water amenities and within walking distance of the rail station and new bus transit center; expanding and improving parks, open space and other amenities, and integrating natural features into the urban environment; 7 Tukwila's Comprehensive Plan elements are currently being reviewed and updated, as required by the Washington Growth Management Act, and are expected to be adopted before action on the Southcenter Plan is taken. No changes in terms of consistency between the Subarea Plan and the updates to the Comprehensive Plan are anticipated. Tukwila Urban Center Subarea Plan: Final SEIS 2-5 March 2014 • encouraging the design and construction of buildings that are a positive element in the architectural character of the area; • reinforcing pedestrian and transit connections between activity areas, with a strong focus on the linkage between the Mall and the Sounder commuter rail station, and the Mall and Tukwila Pond; • creating a balanced transportation system with motorized and non -motorized facilities, and excellent regional access and local circulation; • creating a fine-grained street network that serves all modes of travel, and creating a distinct identity for major right of ways that reinforces each street's function; • providing adequate parking, achieved through flexible regulation, strategies and programs; • actively promoting and encouraging development and redevelopment in the Southcenter through flexible regulations, incentives, and public and private investments; and • being sensitive to the needs of existing businesses while facilitating market-driven transitions. The Tukwila Urban Center element identifies a broad range of strategies to accomplish its vision and policies, including: • flexible zoning regulations that allow a range of uses; • adequate building capacity through development regulations; • development standards and incentives for housing near water amenities and within walking distance of the Sounder commuter rail/Amtrak station and the bus transit center; • design guidelines for sites, buildings, landscaping and streetscapes; • • alternative parking strategies, such as shared parking, pay in -lieu of, and on -street parking; coordinated transit improvements; and creating an environment attractive to investment by developers. 2.2.2.2 Community Image Element The Plan establishes a general framework for future planning and development of the City as a whole and for the Urban Center. The overall goal for the Urban Center, included in the Plan's Community Image element, calls for it to be characterized by economic strength, a distinct image and character, bold architectural form, and an intensive mix of uses with access to transit, public amenities and civic facilities (Goal 1.9). The mix of high intensity uses should include retail, commercial, light industrial, and residential areas adjacent to water amenities (Policy 1.9.1). 2.2.2.3 Economic Development Element The Comprehensive Plan's Economic Development element identifies achieving this increased intensity and diversity of land uses as an "issue" that should be addressed through a variety of Tukwila Urban Center Subarea Plan: Final SEIS 2-6 March 2014 programs -- planning, regulatory, infrastructure investment and incentives. The City's general philosophy is to sustain moderate growth; to ensure quality growth and guide it to desired areas through zoning and development regulations; and to provide capacity to meet employment targets. It identifies a range of implementation strategies to encourage economic development and consistent infill and redevelopment, which include preparation of area -wide environmental impact statements, focused public infrastructure investment, cooperative environmental remediation actions to facilitate redevelopment, and formation of local improvement districts to finance facilities. 2.2.2.4 Transportation Element The Transportation element establishes an overall goal of moving people and goods safely and efficiently to, from, within and through Tukwila. The existing street network should be augmented by breaking up super -blocks in non-residential areas, separates traffic by function, and provides sidewalks. A level of service (LOS) standard of "E" is adopted for the urban center, except for Strander Boulevard and a portion of the Andover Park East corridor. (LOS E is defined as average delays of 55-80 seconds at signalized intersections). Strander and Andover Park East (between Tukwila Parkway and Strander) corridors have an adopted LOS standards of "F" with an average delay not to exceed 120 seconds. (LOS F is defined as average delays of greater than 80 seconds at signalized intersections). Increasing transportation choices such as transit use, rideshare, and pedestrian and bicycle facilities should be priority measures considered to mitigate impacts of development to street capacity. After considering those priority measures, consideration should be given to signal improvements, other street capacity improvements, and street widening as a last resort. The Plan encourages the expansion of public transit service as a means to reduce auto trips. Other relevant recommendations include pursuing a multi -modal transit center in conjunction with the Tukwila Commuter Rail/Amtrak station in the urban center with connections to the Mall; pursuing a pedestrian/bicycle route linking the Mall to the Tukwila Commuter Rail/Amtrak Station; supporting the implementation of a light rail route with service to the Urban Center via the transit bus center and the Tukwila Commuter Rail/Amtrak Station; pursuing a pedestrian - friendly bus transit center on Andover Park West; pursuing an Urban Center circulator service connecting the rail station, the bus transit center, businesses and attractions within the Southcenter area; and establishing mode -split goals for significant employment centers. Sources of funding for transportation improvements to maintain adopted LOS standards should include grants, mitigation payments, and general city revenues. 2.2.3 Tukwila Strategic Plan (2012) The Strategic Plan is intended to guide City actions and investments for the next five to ten years. The Plan is comprised of the Community Vision and five goals that describe the desired future of Tukwila. Two of the goals directly relate to the City's urban center, Southcenter: Goal One: A Community of Inviting Neighborhoods and Vibrant Business Districts, recognizes the City's commitment to making its business districts more vibrant as key to advancing other of the Plan's aspirations. Making the community safe and visually attractive with inviting and Tukwila Urban Center Subarea Plan: Final SEIS 2-7 March 2014 appealing spaces attracts more shoppers and employers, supporting the business districts and strengthening the tax base. City planning and investments are directed towards supporting the City's role as a major regional shopping and employment center, making the City more accessible to bikers and walkers, and advancing plans for the Southcenter area, among other efforts. Goal Three: A Diverse and Regionally Competitive Economy stresses that by maintaining a strong economy, the City will be able to provide quality services to residents, infrastructure for neighborhoods, jobs, and shopping options. The City must protect and strengthen its economic assets and regional role in the face of changing tastes, regional and global economic forces, and competitive moves by other communities. Tukwila and its businesses must be proactive and innovative to maintain and increase market share, employment levels, and City services. 2.2.4 Existing Zoning The entire Urban Center is located within the "Tukwila Urban Center" (TUC) district on the City's zoning map. This classification currently provides an area for high intensity regional uses, including commercial services, offices, light industry, warehousing and retail (TMC Chapter 18.28). The existing zoning code lists more than 50 uses that are permitted outright, as well as a number of accessory conditional and unclassified uses. Development standards include modest setback and landscaping requirements, and a 115 -foot height limit for structures. Housing is conditionally permitted: 1) up to a density of 22 dwelling units per acre on property adjacent to and within 500 feet of the Green River, Minkler Pond and Tukwila Pond (100 du/acre for mixed- use senior housing); and 2) up to 65 dwelling units per acre (as a mixed-use development that is non -industrial in nature) on property adjacent to and not greater than 1/a mile from the Sounder Commuter Rail/Amtrak Station property. Recreation space is required for housing units. Performance standards are established for air quality, noise, water quality, and hazardous materials. Design review is required for all commercial structures larger than 1,500 square feet, and all buildings containing multi -family units. Depending on the size of the proposal, design review may be administrative or by the Board of Architectural Review. Commercial structures between 1,500 and 2,500 square feet and multifamily structures up to 1,500 square feet are reviewed administratively. Design review is also required for certain exterior repairs, reconstructions, alterations, or improvements to buildings over 10,000 square feet in size. The code contains design standards (TMC 18.60.050) which are based on the type of use; they are not specific or tailored to the urban center. Tukwila Urban Center Subarea Plan: Final SEIS 2-8 March 2014 Section 2.3 Southcenter Plan Background The process and background analyses used to develop the Southcenter Plan are described below. 2.3.1 Southcenter Planning Process Tukwila began preparing the Urban Center plan in 2002 and considered a range of alternatives throughout the planning process. The process included numerous public workshops and meetings with stakeholders. Between May 2002 and March 2003, public work sessions with the City Council and Planning Commission focused on developing an understanding of the market forces and forecasts, land use relationships, and transportation system in the Southcenter area. Between May 2003 and February 2004, the City held eight public workshops to gather public comment. Public comments were used to craft and then to evaluate preliminary land use alternatives, and to develop a "preferred alternative" for the Southcenter area. The City Council directed staff to prepare the draft plan after reviewing the recommended vision and implementation strategy alternatives at a joint Council/Planning Commission work session in May 2004. In 2005, the Urban Land Institute convened a Technical Advisory Panel to review the implementation aspects of the draft TUC Plan, with the intent of providing an objective critique from a variety of public and private perspectives, including real estate, marketing, financing, and development. From 2005-2008, city staff "tested" the draft regulations on retail and office developments projects proposed in the Southcenter area to help fine-tune the regulations. In October 2008, the City held another public open house and a joint Council/Planning Commission work session to affirm the vision for the area and to reintroduce the draft plan concepts. In 2009, a draft Plan was published consisting of three "books". Book 1 contained the community's intent of vision for the area, Book II the implementing development standards, and Book III contained potential city actions8. The City initiated a broad public outreach program prior to the Planning Commission's review of the 2009 draft Plan. Comments were gathered during public hearings between March and May 2009. The 2009 draft Plan was then remanded to staff for revisions, primarily to address economic feasibility concerns related to the vision and development regulations. In September 2009, consultant -led focus groups discussed the concerns with local and regional developers, local property owners and managers, and Westfield Mall representatives. As part of their study, the consultants evaluated the market for proposed redevelopment and provided a financial analysis to identify potential adjustments to the 2009 draft plan and development regulations to assure that the vision in the draft plan could be implemented. 8 The 2009 draft Plan was almost identical to the current draft Southcenter Subarea Plan in the community's vision, focusing on basic concepts such as the Mall to Station connections, and recognizing the role that the market plays in redevelopment. However, the earlier version took a much more aggressive regulatory approach towards implementing the vision while the most recent draft Southcenter Subarea Plan uses a phased approach with regulations and developer incentives. The 2009 version was closer to a true "form -based code" (i.e., emphasizing urban form and design rather than zoning districts to regulate land use and achieve a desired vision) than the more recent draft Southcenter Subarea Plan, which is more of a hybrid approach blending conventional zoning with a form -based structure. Tukwila Urban Center Subarea Plan: Final SEIS 2-9 March 2014 Between 2010 and 2011, staff met internally with city departments to discuss changes to the draft Plan, and with individual property and business owners to discuss their specific concerns. In March 2011, the City Council directed staff to reduce the project scope and revise the 2009 draft planning documents. Staff worked on revisions to the draft documents, reorganized the 2009 draft Plan into three stand-alone documents, and updated comprehensive plan goals and policies in the TUC Chapter. From January to October 2012 the City held a public open house, a planning commission public hearing, and four Planning Commission work sessions on the draft documents. The Planning Commission preliminarily recommended adoption of the Comprehensive Plan updates, the revised Southcenter Subarea Plan, the revised TMC Chapter 18.28, and the Southcenter Design Manual at their October 25, 2012 meeting. Since that time, the City contracted with a consultant to edit and reformat all of the Comprehensive Plan elements, which are being updated as required by the state's Growth Management Act. As a result of this review, staff revised the goals and policies contained in the Planning Commission recommended draft of the Southcenter-Tukwila's Urban Center Comprehensive Plan Element. The revisions were minor, consisting of wordsmithing and technical edits to increase clarity and readability, and streamlining the document by deletion of goals, policies and implementation strategies that are redundant of those contained in other elements of the comprehensive plan, such as those related to transportation. The Planning Commission reviewed these changes at a May 21, 2013 worksession, and formally approved the draft Southcenter — Tukwila's Urban Center Element after a public hearing May 23, 2013. The City Council held a public hearing on August 12, 2013 and will likely adopt the Planning Commission recommended draft Element in the fourth quarter of 2013. To ensure consistency between the Comprehensive Plan elements, the SEIS, and the Southcenter Subarea Plan documents, the anticipated sequence of actions from this point forward are as follows: • The Planning Commission's recommended versions of the draft Southcenter Plan, revised TMC Chapter 18.28, and the Southcenter Design Manual will likely be reviewed and adopted by the City Council in 2014. The draft Subarea Plan documents will include any additional improvements or mitigation measures identified during the SEIS review process. 2.3.2 Background Studies 2.3.2.1 Market Analysis A market analysis was prepared in 2002 to identify the urban center's current market position and its constraints and opportunities. Major findings were that market demand for retail uses, light industrial, and warehousing would likely remain strong through 2020, due to the urban center's existing strength in these sectors and its strategic location. The office market was seen as "competitive" due to the over -supply of space existing at that time (but since reduced substantially). A viable potential for multifamily housing was identified, based on strong growth in the region, and a trend to locating housing in mixed-use areas. Market issues relative to housing in the Southcenter area included high land prices favoring retail versus housing projects, Tukwila Urban Center Subarea Plan: Final SEIS 2-10 March 2014 traffic, and impacts associated with the surrounding suburban land use pattern. High land prices would also generally push development towards higher densities and structured parking. In general, the market analysis concluded that much of the northern portion of the subarea — from Strander Boulevard to Tukwila Parkway — was vulnerable to change in the near term (next 6 to 8 years). The area between Tukwila Pond and Minkler Boulevard was also seen as susceptible to change from market pressures. Since that time, there has been significant redevelopment of warehouse/industrial properties and parking lot area to retail, services and restaurants south of the Pond and north of Strander Boulevard. In December 2009, after the initial round of Planning Commission public hearings, the market analysis was updated to focus on the ability to implement the Plan's vision. In general, the analysis concluded that while the draft Plan's vision of a more urban, mixed-use neighborhood was a desired outcome for most stakeholders, the 2009 draft Plan and development code required a type of development that was not financially viable at the time because of uncertainty in financial markets. However, given the comparative advantages of the Urban Center, the vision may be achievable once the market returns; but this would likely occur in phases over a period of time, and only with significant, targeted public investments to catalyze and support the desired type of development. The analysis recommended specific changes to the draft 2009 development code related to organization, thresholds that trigger compliance, parking, height and frontage requirements, and fire code, and also recommended employing more incentives. Recommendations also identified actions and tools the City could use to form and implement a redevelopment strategy for the Southcenter area. These recommendations were included in the current Southcenter Subarea Plan. 2.3.2.2 Transportation Studies In 2005, the City updated the traffic model and Transportation Element of the Comprehensive Plan, developed a Transit Network Plan, and adopted Transportation Impact Fees and a Concurrency Ordinance. In 2012, updates were again made to the City's transportation model and Transportation Plan based on the proposed land use scenario in the 2012 draft Southcenter Plan and the allocation of King County household and employment targets to areas within the City. This process resulted in identification of transportation improvements needed to support planned growth; these are described in the Transportation section of the Draft SEIS. Improvements would be financed through a combination of public funding, traffic impact fees, developer agreements, and project -specific mitigation measures and conditions of approval. Non -motorized transportation planning and improvements are discussed further below. Tukwila Urban Center Subarea Plan: Final SEIS 2-11 March 2014 Section 2.4 Proposed Action & Alternatives As part of the subarea planning process, two land use alternatives were considered that express different choices the community can make for the future of its Urban Center. A third land use alternative is the "No Action" alternative, which is required by SEPA (WAC 197-11- 440(5)(b)(ii)). For Tukwila's Urban Center, the No Action alternative comprises continuation of the current development regulations (amended October 2012); the subarea plan, revised zoning code, and new design guidelines would not be adopted. 2.4.1 Proposed Action: Southcenter Plan & Development Regulations The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and redeveloping the Urban Center over time. It builds on the policies contained in the City's Comprehensive Plan. It would be implemented through a variety of public and private actions, with the guidance of new development regulations. A summary of the draft Plan's major themes and elements follows below. 2.4.1.1 Southcenter Plan - Vision, Major Themes & Elements The vision of the Southcenter plan, which echoes the goals of the City's Comprehensive Plan, is based on the following objectives: ■ ■ ■ ■ ■ ■ Bolster the Urban Center's market share and position as the primary regional shopping center for South King County by creating an attractive central destination offering shopping, entertainment and recreation. Connect dispersed retail activities; provide a convenient, walkable, enjoyable and varied shopping environment. Establish a planning framework that insures that each new increment of new investment adds to the long term sustainability of Southcenter as a part of the city and region. Encourage the eventual redevelopment of underutilized properties and oversized parking lots into a pattern that connects the project areas' key anchors and overlooked amenities to each other and to new infill commercial, residential and public spaces. Substantially enhance the walkability of the northern portion of the Southcenter area, augmenting the exclusively auto -oriented environment with pedestrian amenities, transit and bicycle facilities. Stimulate pioneering residential and office development in walking distance of the Tukwila Sounder commuter rail/Amtrak station and the Southcenter bus transit center, and ensure this development is configured to provide safe and comfortable pedestrian routes to and from the stations and other Urban Center destinations. Enhance the convenience, visibility, accessibility and visual character of the transit infrastructure in the Southcenter area, and integrate it with the new pattern of development in the Urban Center. Realign policies conditioning development in the Urban Center with contemporary consumer and investor preferences, resulting in buildings and spaces that contribute to an Tukwila Urban Center Subarea Plan: Final SEIS 2-12 March 2014 identifiable sense of place and attract new types and forms of development envisioned by the community. • "Unearth" Tukwila Pond, restoring, where necessary, its natural health and beauty, and featuring it prominently as an amenity that enhances the identity and drawing power of the Southcenter area. • Enhance the visual character of the Urban Center to reflect the special landscape and architectural heritage of the Pacific Northwest region. • Manage expected growth in a sustainable way, ensuring that the regional benefits of growth management do not come at the expense of livability, by focusing growth and density in environmentally suitable areas and adequately servicing it with improved infrastructure, including non -motorized facilities, transit and enhanced access to parks and natural features. The Southcenter Plan provides guidance for restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and auto -dominated land use pattern, with generally undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is organized, connected, and pedestrian -oriented, and which is well-designed around its amenities. Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. The strategic components of the plan's vision, and the use pattern that is envisioned, are summarized in the following themes: District Structure — From sprawling commercial area to urban center The Southcenter area would be generally organized into a pattern of five "districts," each with a distinct identity and mix of uses (See Figure 2.2 Evolution of Envisioned District Structure and Figure 2.3 District Map). Each district is based on an existing development element (such as Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace District). District size and layout are influenced by identified market opportunities, circulation connections, walking distance and nearby amenities. The five districts and their anticipated characteristics are as follows. Regional Center District: The northwestern quadrant of the Urban Center would be comprised primarily of retail uses centered on the Westfield Southcenter Mall. This is the primary shopping and entertainment destination and the centerpiece of the Urban Center. Redevelopment would occur in conjunction with proposed expansion of the Mall. Over time, targeted public investments combined with market-driven infill may instigate new development, which will be increasingly characterized by a pattern of walkable - scaled city blocks with key street frontages lined with visible storefronts and active sidewalks. Retail stores in mixed-use buildings may line landscaped streets within and adjacent to the mall. Upper floors could contain offices, homes, or hotel rooms. To foster a more enjoyable pedestrian walking experience, parking may be located to the side or rear of a building, between the building and primary street in limited amounts, and could Tukwila Urban Center Subarea Plan: Final SEIS 2-13 March 2014 eventually be located in parking structures. Building heights would range from 25 to 85 feet; building heights of 115 to 214 feet could occur in areas with height incentives. To SeaTac Airport To Seattle To Tacoma Figure 2.2 Evolution of Envisioned District Structure Southcenter encompasses a relatively large area containing a wide variety of uses. To create a more coherent urban form and enhance the Center's long-term competitive edge within the region, the City intends to guide development and change to create distinct areas where the character, forms, types of uses and activities benefit, complement, and support each other. (City of Tukwila Comprehensive Plan) Transit Oriented Development (TOD) District: The TOD District is located between the Regional Center and the Sounder commuter rail/Amtrak station, and has the Green River running through the middle. The area is within convenient walking distance of both the Sounder/Amtrak rail station and bus transit center. Within the area, building heights would range from 25 to 45 feet, or 70 feet with proposed height incentives. Greater development intensities and building heights would occur closer to the station, and lower -rise buildings would locate along the river, transitioning again to higher development intensities and heights where the district overlaps with the edges of the Regional Center. The TOD neighborhood is an urbanized area with a mix of high density residential, office, lodging, and some retail uses. A growing network of streets, public spaces and pedestrian connections will provide a fine-grained scale to the district, resulting in small pedestrian scaled blocks. Parking will be located to the Tukwila Urban Center Subarea Plan: Final SEIS 2-14 March 2014 Districts Commercial Corridor Pond Regional Center Transit Oriented Development Workplace side or rear of buildings, in limited amounts between the street and building, or in structures. Along the riverfront, new uses may be oriented towards the river. ••••• SouthcenterPlan Boundary ans Blac • Tukwila Pond 18 �i W Blvd Corporate Mfr der Blvd C: Costco Dr Irian 1786 Figure 2.3 District Map Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2-15 Uses would consist of a mix of housing (townhouse and low-rise multifamily), office, lodging and supportive retail and service uses. A new pedestrian bridge across the Green River will provide a more direct connection between the Sounder commuter rail/Amtrak station, and the TOD and Regional Center Districts, and a new east -west pedestrian - oriented corridor along the Baker Boulevard alignment will complete the walkable connection between the Mall/bus transit center and the Sounder/Amtrak rail station. The location of a pedestrian bridge crossing the Green River shown in Figure 2.2 is generalized and is not site-specific. Additional information about planning, design and environmental review for the pedestrian bridge is provided in Section 2.5 below. As the area's primary walking corridor, Baker Boulevard will be lined with a mix of active uses in buildings located adjacent to the sidewalks to provide a pleasant pedestrian realm along the primary street leading to the stations. Parking will be located to the side or rear of buildings along Baker Boulevard. East of the river, railroad lines, and underground and overhead utilities currently present obstacles to redevelopment. However, a commitment by Sound Transit to support transit oriented development on the existing station site could be a catalyst for new residential and office development oriented to the rail station. Drive-through facilities or services in the TOD district would only be allowed east of the Green River. Pond District: The Pond would be transformed into a visual and recreational amenity. New mixed-use development in this district would be oriented towards Tukwila Pond, with active doors and windows facing the water. Pedestrian pathways would surround the Pond and provide connections to adjacent districts. Building heights in this district would be a maximum of 45 feet, or 70 feet with height incentives; building heights would step down toward the water. Along the northern edge of the Pond, development would take a more urban form, with retail, restaurants and entertainment on the ground floor focused toward a paved waterfront esplanade. Upper stories will likely include residential units, offices and/or hotel rooms. A more natural park environment will characterize development on the eastern, western and southern edges of the Pond, preserving habitat for pond wildlife. Drive-through facilities or services would not be allowed. Parking will be located to the side or rear of buildings, in limited amounts between the street and building, or in structures. Commercial Corridor District: This district will continue to function as a predominantly auto -oriented commercial strip along Southcenter Parkway, with retail (some large- scale), service, lodging, and office uses. Drive-through facilities will also be permitted to locate here. The district would retain its auto orientation, but its appearance would be improved through streetscape improvements, landscaping, improved signage and improved architectural design. Building heights would be a maximum of 45 feet. Parking would be permitted to the front, side or rear of buildings, or in structures. Workplace District: This district, which comprises approximately 1/3 of the overall Southcenter area, is located in the southern portion of the Urban Center, and is characterized by larger -scale light industrial and warehousing and distribution activities, some of which provide support for other Southcenter area activities. These uses are Tukwila Urban Center Subarea Plan: Final SEIS 2-16 March 2014 anticipated to continue. Street improvements, made in conjunction with new development, will better connect and coordinate access and circulation. Similar to the Commercial Corridor district, the Workplace district would retain its existing auto orientation, but its appearance would be improved through streetscape improvements and landscaping. Underutilized properties along the Green River may take advantage of their unique location along the water and Green River Trail, and redevelop with housing adjacent to this amenity. Building heights would be a maximum of 45 feet; buildings could reach 70 feet on parcels adjacent to the River using the multifamily height incentive. Parking would be permitted to the front, side or rear of buildings, or in structures. Street Network — from superblocks to a fine-grained pattern of streets and blocks As redevelopment occurs, an increasingly fine-grained network of new blocks and interconnected streets will emerge to accommodate the intensification of the Southcenter area. New streets will increase roadway capacity, improve circulation, and make walking and bicycling a more viable alternative, particularly in the northern part of the urban center. Streets will be designed to support the uses they serve. Private development lining these streets will have building frontages that match the street type, with appropriate orientation, setbacks, entrances, and parking lot locations. Transit integrated with urban center development Development around the rail station and bus transit center will be oriented to these facilities and contribute improvements that incrementally add to the network of safe, walkable and complete street environments, thereby promoting and supporting transit ridership. The bus transit center located at the edge of the Mall property on Andover Park West will be connected to the permanent Commuter Rail/Amtrak station along a street designed for walking (Baker Boulevard), making the stations the focal points of the area's circulation network. In addition, these transit anchors will be linked by local and regional bus service, and ultimately, "people movers" such as small buses. Integration of the natural and recreational amenities with the emerging Urban Center The emerging "public realm" of Southcenter will be increasingly distinguished by open spaces, plazas, and parks that will be connected to the Interurban and Green River Trails and the natural amenities of the urban center — Tukwila Pond, Minkler Pond and the Green River. New public and private investment will "unearth" Tukwila Pond and focus on improving water quality, preserving its natural habitat for plants and animals, and creating a loop trail around the Pond for people to use. Building, Site and Infrastructure Design — Create a great space Design guidelines will ensure that the design quality of buildings, sites, streets and utilities contributes to the community's identity and sense of place. These elements will be designed to support the overall vision for a high-quality civic environment. No specific architectural or Tukwila Urban Center Subarea Plan: Final SEIS 2-17 March 2014 landscape style is mandated, however, a characteristic style that features a mix of contemporary and Northwest -inspired elements will be recognizable. This includes the use of exposed natural materials, and building elements that respond to the area's climate. The Urban Center's development regulations and design guidelines will contain enough flexibility to allow for innovative thinking and responding to emerging opportunities. Large mega -blocks will be broken up with an internal street system, pedestrian connections will be put in place from the sidewalk to buildings set back from the street edge, and building facades will be designed to match street types. 2.4.2 Southcenter Redevelopment Strategy To orchestrate growth and change in Southcenter that is in keeping with the community's vision and redevelopment objectives, the Southcenter Plan promotes guiding new investment by intertwining regulatory control with the strategic investment of limited public resources. The City's strategy is to move forward with transitioning to a more urban form in phases. This phased strategy would lead by targeted public investments and implementing a set of regulations that condition redevelopment and result in incremental changes to the urban form that are in alignment with the community's long term vision. Over time, these changes will serve as a framework, catalyst, and attractor for the types of development envisioned for the urban center. The Southcenter Subarea Plan redevelopment strategy pairs objectives with corresponding implementation measures for redevelopment and public investment over time. These measures then form the basis for the standards and guidelines contained in the revised TMC Chapter 18.28 and the Southcenter Design Manual. The objectives and initial implementation measures are organized by: future investments, transit oriented development, mall -to -station, circulation, open space, and design. 2.4.2.2 Redevelopment Assumptions The majority of development within Southcenter over the next 20 years will be driven by economic and market conditions and public investments, likely resulting in renovations and expansions of existing buildings rather than entirely new construction. Consistent with the subarea plan's strategy and priorities, it is assumed that development to 2031 would be focused in the northern portion of the urban center, including the Regional Center, TOD, and Pond Districts. Development is assumed to consist of a combination of mixed-use, retail, office, and residential uses. Transit -oriented development adjacent to the rail station would occur through redevelopment and infill of vacant parcels. Public and private investments in a new street network, urban amenities (e.g. parks and plazas), and streetscape improvements will create connections between districts in the urban center. Incremental and scattered redevelopment or infill of industrial or retail land uses in other portions of the urban center would also occur by 2031. As noted previously, the Urban Center will redevelop in response to market and economic conditions, helped along by city -initiated public improvements, and bounded by the framework provided by the subarea plan, development regulations, incentives and design guidelines. The Tukwila Urban Center Subarea Plan: Final SEIS 2-18 March 2014 exact timing, rate and location of development cannot be identified precisely. Redevelopment and infill could occur anywhere within the Urban Center. Table 2.1 depicts the amount of development (housing units and employment) within the City of Tukwila that is assumed to occur by Year 2031 and was used as a basis for the evaluation of adverse environmental impacts in the SEIS. Table 2.1 City of Tukwila Forecasted Growth Year -2031 Type of Growth Amount Citywide9 Additional Housing Units 4,850 Additional Employment 27,70110 Source: King County Countywide Planning Policies (amended 12.3.2012) and Fehr & Peers (2013) Some expansion and redevelopment of parcels would occur with or without the draft Subarea Plan. Development associated with known proposed or vested but not yet constructed "pipeline" projects are identified below in Table 2.2. Table 2.2 Assumed Urban Center Pipeline Projects Project/Type Southcenter District Square Feet Units Status Mixed-use Hotel/Condo project TOD 170 guest rooms; 300 du Pipeline Westfield Mall Expansion Regional Center 300,000 retail 200 room hotel 200,000 office Pipeline Tukwila Station Mixed-use TOD 5,000 retail 300 du Vested & Development Agreement expired Home2 Suites Workplace District 71,760 Vested 3 Pads on Mall site - Restaurants Regional Center 14,934 Vested Olympus Spa TOD Pipeline Source: City of Tukwila, August 2013 9 Includes Potential Annexation Areas (PAAs) 10 The transportation analysis is based on a larger number of anticipated additional employees in 2031, and therefore is more conservative. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2-19 2.4.2.3 Draft Development Regulations and Design Guidelines The Southcenter Plan would be implemented by development regulations that are specific to the Tukwila Urban Center and are intended to encourage the type and form of development envisioned by the Plan's vision, themes and strategy. The revised zoning code and new design guidelines are, in effect, mitigation measures that would avoid, reduce or minimize potential impacts of future development within the Southcenter subarea and would not, in themselves, generate any adverse impacts. These regulations would supplement and work in concert with existing regulations, including the Shoreline Master Program regulations, stormwater management requirements, and numerous other laws and programs. The Southcenter subarea regulations include the following documents:. TMC Chapter 18.28 Tukwila Urban Center (TUC) This chapter defines the categories of regulations, performance measures and guidelines that will apply to all properties within the TUC: District Standards include: 1) regulations governing the use of a building or site; 2) regulations addressing scale (such as minimum and maximum building heights and maximum block size) that vary by district. Scale regulations ensure that the height of new buildings and scale of new blocks are consistent with the scale of each district, and help to establish a finer grained network of blocks and streets; 3) the configuration of the built environment (such as setbacks, open space, and landscaping requirements); and 4) provisions allowing greater heights for structures using multifamily and public frontage improvement height incentives. Corridor Standards govern thoroughfare configuration, public frontage conditions, building and parking placement, front yard landscaping, and some architectural aspects of a building's facade. These regulations are organized by corridor type, and ensure that the configuration, location and orientation of new development match the envisioned character of the public realm along all streets and open spaces in the Urban Center. Architectural design regulations address building modulation and transparency of the facade. Supplemental Development Regulations include regulatory definitions, requirements, and guidelines common for all properties in Southcenter, addressing front yard encroachments, special corner features, new streets configurations and guidelines, open space, landscaping, site components, and parking. Open space and parking requirements are organized by subarea plan district. Publicly accessible open space is required for most types of development. Requirements may be satisfied through provision of new streets or public ways. Minimum requirements are identified for parking in the TOD, Pond, and Regional Center districts — these are lower than the parking ratio currently required because of the proximity to high capacity transit and the Tukwila Urban Center Subarea Plan: Final SEIS 2-20 March 2014 potential for shared and complementary parking. In the Workplace and Commercial Corridor districts, current parking requirements remain in place. Design Review is also required and may be administrative or through the City's Board of Architectural Review, depending on the type and scale of project. Projects located in the Regional Center, TOD, Pond, or Commercial Corridor districts, or residential projects located in the Workplace district, and meeting the thresholds for design review are evaluated using the corridor based architectural design regulations in the revised TMC Chapter 18.28 and the guidelines in the Southcenter Design Manual. Commercial projects located in the Workplace district and meeting the thresholds for design review are evaluated using the corridor based architectural regulations in the revised TMC Chapter 18.28 and the existing design criteria in TMC 18.60 Board of Architectural Review. Southcenter Design Manual The Southcenter Design Manual contains regulations and guidelines on site and building design. The guidelines are intended to support and complement the community vision described in the Southcenter Subarea Plan, and supplement and expand upon the design requirements found in TMC Chapter 18.28 Tukwila Urban Center (TUC) zoning standards. The Manual is organized by design topic, addressing: 1) architectural aspects of a building including massing, composition, design, style, elements, and character to ensure that new and renovated buildings embody architectural characteristics that maintain the desired human scale, rhythm, and urban character; and 2) aspects of a site, including design, lighting, and walls and fences. 2.4.2.4 Other City Codes The regulations and provisions of the entire Tukwila Municipal Code (TMC) as adopted, such as those related to noise, building and fire, shorelines, stormwater management and sensitive areas, will continue to apply to development within the Urban Center. 2.4.3 High Intensity Alternative The High Intensity Alternative is very similar to the Proposed Action. This alternative would implement the vision for the Southcenter area and accommodate the same forecasted housing and employment targets, but would allow the construction of taller buildings if employing a minimum of two height incentives — up to 115 feet anywhere within the TOD District - than those allowed under the Proposed Action. No additional increment of growth is assumed to occur under this alternative. On balance, the year -2031 growth targets would still express the overall level of growth for the subarea. The Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same, and regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive areas, would continue to apply to development within the Urban Center. Tukwila Urban Center Subarea Plan: Final SEIS 2-21 March 2014 2.4.4 No Action Alternative A No Action alternative is required by SEPA (WAC 197-11-440(5)(b)(ii)). No Action provides a "baseline" for comparing the impacts of the proposal. Relative to the Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development regulations and new design guidelines would not be adopted. The existing regulations, design guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future development. Year 2031 household and employment targets for the City are assumed to be the same as for the subarea plan, and growth would occur in response to operation of market forces. However, based on recent economic trends and job declines, less commercial growth and very limited residential growth is likely to occur in the Urban Center without City investments in public improvements, or without revised regulations and development incentives that would work towards creating a high quality Urban Center. Also, growth in competing retail -entertainment centers in the Puget Sound region will likely cut into Southcenter's market share of retail spending. As with the other two Alternatives, internet shopping may also slow demand for retail space. Residential development would be less likely to occur in the Urban Center, since the areas of the City where housing is permitted would not be expanded and the types of coordinated investments needed to attract pioneer residential developers would not occur. Consequently, Tukwila's 2031 household targets (from the King County CPPs) could not be accommodated based on existing zoning. However, there would likely be greater pressure for redevelopment and infill in existing residential neighborhoods in other parts of the City. Redevelopment would occur project -by -project without the guidance, controls or incentives provided by the subarea plan and regulations. Differentiation of the Urban Center into coordinated districts with harmonized development would not occur without the proposed development regulations. There would be no concerted or coordinated public investments in parks, amenities, and infrastructure to act as catalyst for redevelopment. Design guidelines would be minimal and not tailored towards achieving a more urban environment that integrates districts, development and their surroundings. The suburban development pattern would continue and the City would not achieve regional goals and targets for an urban center. SEPA review would also occur project -by -project, without the benefit of a cumulative analysis of Subarea impacts as a whole. Section 2.5 Environmental Review 2.5.1 SEPA Review for Subarea Plans (RCW 43.21C.420) The provisions of the State Environmental Policy Act (RCW 43.21C) provide GMA jurisdictions with valuable planning and implementation tools. A new approach to SEPA review, set forth in RCW 43.21C.420, may be used by cities with a population greater than 5,000, who are planning under the GMA, and include an urban center designated by a regional transportation planning organization or are proximate to a "major transit stop" as that term is defined by the statute. Tukwila Urban Center Subarea Plan: Final SEIS 2-22 March 2014 These cities, which includes Tukwila, may prepare a nonproject environmental impact statement that assesses and discloses the probable significant adverse environmental impacts of a subarea plan, adopted as an optional comprehensive plan element, and associated development regulations, and of future development that is consistent with the plan and regulations. Completing a nonproject EIS for a subarea plan allows a city to comprehensively consider area - wide, cumulative environmental impacts and appropriate mitigation over an extended time horizon, rather than evaluating impacts and on a project -by -project basis. Future project -specific development proposals that are consistent with the subarea plan and development regulations do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Under RCW 43.21C.420, a proposed development will not be subject to project -specific SEPA- based administrative or judicial appeals if it: (1) is situated within the Urban Center area; (2) is consistent with the subarea plan and associated development regulations; (3) meets any established conditions or mitigation; and (4) have had its probable significant adverse impacts identified in the SEIS prepared on the plan and development regulations. If an implementing project is determined to satisfy the criteria, no further environmental review is necessary. Additional environmental review may be required, however, if a proposal fails to meet any of the criteria. To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d): • The City of Tukwila held a community meeting on the proposed Subarea Plan on February 27, 2013. Notice of the community meeting was mailed and posted on land use signs on February 12, 2013. • The City of Tukwila issued a Determination of Significance (DS), Scoping Notice for the Southcenter Plan and associated development regulations, and Notice for a Scoping Meeting on March 8, 2013. The scoping comment period was March 8, 2013 to April 8, 2013, and the scoping meeting was held on March 20, 2013 to gather public comment. • The above notices were mailed to: 1) all property owners of record within the Urban Center; 2) all property owners within 100 feet of the Subarea boundary; 3) the Muckleshoot and Duwamish tribal governments; 4) local, state and federal agencies with jurisdiction over the future development anticipated within the Subarea; 5) adjacent school and library districts; 6) the Cities of SeaTac, Renton, and Kent; and 7) interested parties. Notice included general illustrations and descriptions of the buildings generally representative of the maximum building envelope allowed in each district. Notices were also posted on land use signs located in six different locations on major travel routes in the Subarea. 2.5.1.1 Transfer of Development Rights (TDR) RCW 43.21C.420(4)(g) also states that as an incentive for development, a city shall consider establishing a transfer of development rights program in consultation with the county where the Tukwila Urban Center Subarea Plan: Final SEIS 2-23 March 2014 city is located, that conserves county -designated agricultural and forest land of long-term commercial significance. If the city decides not to establish a transfer of development rights program, the city must state in the record the reasons for not adopting the program. Currently, the City of Tukwila is studying the feasibility of implementing a TDR program. The City is considering applying certain conditions, such as that any TDR used in Tukwila must originate from lands with important public benefits, for example farmland, forestland, open space, or wildlife habitat, in the South King County region, preferably in proximity to Tukwila. If a TDR program is determined to be feasible and is implemented, it would enable the City to use the Landscape Conservation and Local Infrastructure program (LCLIP), which could provide an additional tool to finance infrastructure within the Urban Center. The City is applying for a grant from the Department of Ecology to further study the feasibility of TDR. If the City decides not to adopt a TDR program, it will document this decision; the decision is not subject to appeal. Nothing in RCW 43.21C.420 (4)(g) may be used as a basis to challenge the optional comprehensive plan or subarea plan policies authorized under this section. 2.5.1.2 Prior Environmental Review & Adopted Development Regulations & Plans / Scope of Supplemental EIS The City reviewed the existing environmental documents, plans and development regulations summarized below to help determine the type and scope of environmental document that would be appropriate for the Southcenter Subarea Plan, development regulations and related actions. It reviewed the extensive documentation that has been developed in connection with SEPA compliance for prior City planning actions and for project proposals. It also reviewed its adopted development regulations and adopted City utility plans. The scope of the City's review included the following documents: SEPA Documents a. Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update to the Comprehensive Plan (March 2013) b. Shoreline Master Program Update SEPA Checklist (August 2008) c. Walk and Roll Plan SEPA Checklist (2008) d. Tukwila Comprehensive Plan Amendment Addendum or Checklist (2004) e. Tukwila Comprehensive Plan EIS Addendum addressing 2004 Growth Management Act — Related Technical Revisions (April 2004) f. Westfield Shoppingtown Southcenter Expansion FEIS (2004) g. Central Link Light Rail Transit Project FEIS (November 1999) h. Tukwila Comprehensive Plan Draft and Final EISs (June 1995, October 1995) i. Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code Amendments (November 1995) Adopted Development Regulations a. Zoning Code (TMC Title 18) Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2-24 b. Environmentally Sensitive Areas Ordinance (TMC 18.45) c. Shoreline Overlay (TMC 18.44) d. Transportation Concurrency Standards and Impact Fees (TMC 9.48) e. Concurrency Management (TMC 9.50) f. Stormwater Management (TMC 14.30) g. Utility Concurrency Standards (TMC 14.36) h. Archaeological & Paleontological Regulations (TMC 18.50) i. Tree Regulations (TMC 18.54) j. Floodplain Management (TMC 16.52) k. Sign Code (TMC Title 19) Other Adopted Plans & Programs a. Shoreline Master Program(2011) b. Walk and Roll Plan (2009) c. Tukwila Comprehensive Sewer System Plan Update (2006) d.. Tukwila Water System Plan Update (2007) e. Tukwila Comprehensive Surface Water Management Plan (2003) f. Gilliam Creek Basin Stormwater Management Plan (2001) The contents of these documents, including the impacts and mitigation measures identified through environmental review are summarized in Appendix A. Tukwila Environmental Documents, Adopted Regulations & Plans. Based on this review, the City determined that almost all probable significant adverse environmental impacts associated with adoption of the Southcenter subarea plan have been disclosed and evaluated in previous environmental documents, would be mitigated by adopted development regulations, and/or are addressed in adopted City plans, and/or other local or federal rules or laws. The key changes and impacts that are likely to occur as the Urban Center redevelops are related to transportation and land use. Although these impacts have been anticipated and discussed previously, the City determined that supplemental information and analysis of these issues, in the form of a Supplemental EIS (SEIS) would help the public and elected officials understand the environmental implications of the Southcenter Subarea Plan, would further the City's goal of encouraging appropriate development within the Urban Center, and would meet the requirements SEPA. 2.5.2 Phased Environmental Review & NEPA Compliance The City is using a process of phased environmental review, pursuant to WAC 197-11-060(5), to review the environmental impacts of capital improvement projects within the Southcenter subarea. In general, road and pedestrian improvements, such as the pedestrian bridge across the Green River, are identified in prior plans and SEPA documents. The City began the planning and design process for these projects prior to the subarea plan, and they will undergo project -level environmental review pursuant to the National Environmental Policy Act (NEPA) and/or State Environmental Policy Act (SEPA). These projects would be implemented with or without adoption of the Southcenter Subarea Plan and are considered independent projects for purposes of environmental review. They are not within the development projects subject to the environmental review provisions of RCW 43.21C.420. Tukwila Urban Center Subarea Plan: Final SEIS 2-25 March 2014 The City began initial planning for a pedestrian bridge across the Green River in 2005, with the goal of creating a strong link between the City's two high-capacity transit stops at the Tukwila Sounder Station and the Tukwila Transit Center in the Urban Center. The pedestrian bridge has been consistently included in multiple City plans and policies, as well as in previous environmental documents for those plans and policies. These include the Comprehensive Plan Urban Center element (Policy 10.3.5), and the Shoreline Master Program (e.g., Policy 5.6.11). The Walk and Roll Plan, Tukwila's non -motorized transportation plan, also identifies a pedestrian bridge across the Green River as an important east -west connection (page 70). The bridge is included as a planned improvement in the City's 2014-2019 Capital Improvement Plan (CIP), which will be funded by a Regional Mobility grant. As indicated in Appendix A of the SEIS, the Urban Center element, the SMP, and the Walk and Roll Plan all previously underwent environmental review pursuant to SEPA. The City began the pre -design process for the bridge in 2011, and has been consulting with numerous agencies, including WSDOT, the Corps of Engineers, Department of Ecology, Department of Fish and Wildlife and King County. The design process began with a Type, Size and Location (TS&L) study to consider impacts and to guide siting. Alternative trail locations and alignments and bridge types and sizes were included in the study. The City has also made repeated efforts to consult with affected property owners, including the commenter, and with the broader community. Mailings to individual businesses and property owners provided project information and solicited comments. Design began in 2012 and 30% design level plans were completed in 2013. A supplemental analysis to the TS&L report is currently being prepared. Numerous permits and approvals from multiple agencies will be required to complete design and construct the pedestrian bridge. These include, but are not limited to, a wetland delineation report, cultural resources investigation, endangered species act/essential fish habitat effect determinations, Section 404 permit, Section 401 water quality certification, hydraulic project approval, shoreline substantial development permit, grading permit, and NEPA/SEPA compliance. The pedestrian bridge is still undergoing environmental review pursuant to NEPA; the Washington State Department of Transportation is serving as lead agency for NEPA compliance. If appropriate, the City may adopt the NEPA document or perform additional environmental analysis pursuant to SEPA. 2.5.3 EIS Scoping Process and Comments Received The purpose of scoping under SEPA is to invite public comment regarding the scope of elements of the environment to be addressed in the EIS. In response to issuance of a Determination of Significance/Scoping Notice for the nonproject SEIS on March 8, 2013, Tukwila received six comments during the 30 -day scoping period, which extended from March 8, 2013 to April 8, 2013. Comments were received from the Muckleshoot Indian Tribe Fisheries Division, El Centro de la Raza, King County Metro, King County Department of Natural Resources - Water, Land and Resources Division, the City of Renton, and Van Ness Feldman Gordon Derr (for WEA Southcenter LLC). All comments were considered in determining the scope of the SEIS. 2.5.4 Comments on the Draft SEIS The Draft SEIS was published on October 23, 2013 and followed applicable requirements for notice and distribution. A 30 day comment period was provided and concluded on November 20, Tukwila Urban Center Subarea Plan: Final SEIS 2-26 March 2014 2013. Four comment letters were received from agencies, tribes and individuals. Comment letters and responses are included in Chapter 4 of the Final SEIS. Tukwila Urban Center Subarea Plan: Final SEIS 2-27 March 2014 Chapter 3 Changes and Clarifications to the SEIS This chapter of the Final SEIS describes several minor changes and clarifications to the text of the SEIS. Added and deleted text is shown in underline and strike through format in the text of Chapters 1 and 2 of the Final SEIS, and changes are briefly described below. Two revised graphics from Chapter 3 of the Draft SEIS are also provided. The Final SEIS also includes a number of minor corrections, such as typos, changes of text from "Draft SEIS" to "Final SEIS", and changes to reflect the current state of the SEPA process. Chapter 1. Environmental Summary Section 1.1.4 Prior Planning & Environmental Review Page 1-5: Text is added to clarify that capital improvements planned for the subarea, such as the pedestrian bridge crossing the Green River, are ongoing projects that are independent of the Southcenter Subarea plan, and are undergoing separate environmental review. Such projects are not within the environmental review provisions of RCW 43.21C.420. Text is also added to describe the City's ongoing investigation of the feasibility of a transfer of development rights (TDR) program applicable to the Southcenter subarea. Page 1-6: Text is added describing the publication of the Draft SEIS and the subsequent public comment period. Chapter 2. Proposal and Alternatives Section 2.3.1 Page 2-10: The description of the Southcenter Subarea Planning Process is updated to reflect publication of the Draft and Final SEISs. 2.4.1.1 Southcenter Plan Page 2-17: The text is revised to clarify that the arrow on Figure 2.2 is generalized and is not intended to reflect a site-specific location of the planned pedestrian bridge over the Green River. 2.4.2.3 Draft Development Regulations Page 2-21: The text is revised to emphasize that the Southcenter zoning regulations and design guidelines would supplement existing city-wide regulations, such as those implementing the Shoreline Master Program (TMC 18.44). Tukwila Urban Center Subarea Plan: Final SEIS 3-1 March 2014 2.4.2.4 Other City Codes Page 2-22: The text is revised to reference adopted shoreline and stormwater regulations, as examples of additional regulations which would apply to future development within the subarea. 2.5.1.1 Transfer of Development Rights Page 2-25: Text is revised to describe the City's ongoing investigation of the feasibility of a TDR program and its application for a grant to study this technique further. 2.5.1.2 Prior Environmental Review and Adopted Development Regulations Page 2-25: The list of existing SEPA documents relevant to the subarea is revised to add the environmental document prepared in 2008 for the Walk and Roll Plan. The list of other adopted plans and programs that will apply to future development in the subarea is revised to add the Shoreline Overlay regulations (TMC 18.44) and the Walk and Roll Plan. 2.5.2 Phased Environmental Review and NEPA Compliance Page 2-27: A new subsection is added to describe the City's use of phased environmental review, pursuant to WAC 197-11-060(5) to consider the impacts of improvement projects identified in the Walk and Roll Plan, the CIP and other adopted programs which pre -date the subarea plan. The pedestrian bridge over the Green River is identified as an independent project, not dependent on the subarea plan for its implementation, which has been in the planning and design process for almost a decade. The bridge is being reviewed pursuant to the National Environmental Policy Act (NEPA), with the Washington State Department of Transportation as lead agency. The NEPA document will be adopted or supplemented, as appropriate. 2.5.4 Comments on the Draft SEIS Page 2-28: A new subsection is added to summarize the process for receiving comments on the Draft SEIS. 3.3 Transportation and Air Quality Figures 3.11 and 3.12 in the Transportation section of the Draft SEIS have been revised and are included below. The changes respond to a comment from the City of Renton. Tukwila Urban Center Subarea Plan: Final SEIS 3-2 March 2014 Figure 3.11 No Action PM Peak Hour Level of Service (2031) [Revised] a.. tg • Y'YJrJdvm Ad y.. • 6 • 111." I Tukwila Pkwy 46�r f Southcenter • Mall Access Rd • 1 Z1 Wander, T.a1.f g4: Tag 1' S 148th St Study Intersections Q Signalized intersection ® Unsignalized Intersection Study Corridors • Corridor Intersection Q Corridor City of Tukwila Level of Service A -C O E 0 D • F M,dinnd Dr Saxon Or • arr�.S�IROth St - �`, -10 8 4• �t Sww3rt5t Tukwila Urban Center Subarea Plan: Final SEIS 3-3 March 2014 Figure 3.12 Proposed Action/High Intensity Alternative PM Peak Hour Level of Service (2031) [Revised] e n Southcenter Mall Access Rd Christensen Rd ' Strander Blvd 'C Study Intersections • Signalized Intersection ▪ Unsignalized Intersection Study Corridors C Corridor Intersection Q Corridor City of Tukwila Level of Service at A - C �} E n D s F ., .M;nkle ,Blvd M;dland Dr 5,180.n,St `.d 5 Longades WY SW 43rd St Roe:ng Longarres AcRd Tukwila Urban Center Subarea Plan: Final SEIS 3-4 March 2014 Chapter 4 Comments and Responses to Comments on the Draft SEIS The comment period on the Draft SEIS extended from October 21, 2013 to November 20, 2013. Four comment letters or emails were received from agencies, tribes, corporations and individuals. This chapter of the Final SEIS reproduces the comment letters received and provides responses to individual comments. Letters are numbered in the order received; letters from governmental agencies and tribes are presented first, followed by letters from individuals and corporations. Individual comments are numbered in the margin of each letter; responses follow the same numbering of each comment letter. Responses are provided for substantive comments; expressions of support or opposition to the proposal or alternatives, and expressions of personal opinion are acknowledged without further response. Tukwila Urban Center Subarea Plan: Final SEIS 4-1 March 2014 Lett tact. 1. penis ►_Irnl• "1101111111811( CitMI Its r J r r -.1.10,: k•� i3n1:0rtrutn:ut OICOeririlivity. r.:i EC(crrryiic aeHripfneril. C: 'ClfirY'«' rr t!It Ailir-n v'rato! Naverriber .20,, 2013 Lynn Miranda: City of Department nvelnpmrnt G3130 SoUlht _'rites Boulevard', Suite:4.114X' Tukwila, WA S'8t!18 email: prrnn•nrlatndnO ttecivilawn..AoYr SUBJECT:. Draft SEAS rot the StAtittkenlerSukindren ;Kin Clear Lynn Miranda:. Thank you for the oppnrtur ityto review the SautheenLer Subarea, Pktr . We I,ue reviewed the draft(inr.iirr.rnt and have the fallmwingcome-nerrds: 1. The extension cf Straw der Rnulr'rard horn i' 14'allr�,r I9ighw r t the Tukwila Sounder 5t2 oon is rnentioned ii the text on (page 340) :P15 Inrhldrd in th r 2da3I) transportation tretertirk.; However . this extn_r-i -cn is. not depicted on the 2,030 ILOS ppiphi s (Figures 1-11 and 3-12). 7, We prr i- ius ,f rrqurztrd (in our letter of April 4, 211.21 that the Tr;rnvarlirlamr and Or land Use F.Ir?rnents cif the :Sk analpie the trail connection from 'Renton au Tiukwiia as sh iwn in the 'City of Renton Trails and Ricyrie Master Man (better Min( 11, 21709). We dor understand that the 5E45 Ismot evaniating the trail roonertirns w;.tlr Renton, and tt'at Tukwila intends 1n .address in greater detail the feasibility of the proposed utipinaraLed s'nult¢ux trail Iiurrr5rrender DU ule,eard in a ul ''oIla to I'uCct liri'rr in Iirnlan as part afthe City' of Tel.wila's 'ilVfWIk. aalyd Boli Plan. Please contact fr a ii yrlf r have any WIesticn-5 regarding this letter, Sinrrrr1, tI Jc nniier Henning, fi3CP Current Planning Manager; tc: C E.=4"tIK?` w7. r nL (17:1 rrr4.nr-1 ter lilr,k 3hmrrlenvor,, Putty k'f'Xkt �'. r117i_`f:n�lrr •re T Sa.I iAC Atlni-iLL :1e:i LC;r- rotiitth bras Moaning 0-r1 tltrinrl 2.4vnrrra Orrrli• nrcm:ca:ydrum, ( .111.'tr`,cty ("tor:"y a inerr:lraw —TI }iS�GrG Ii?fr .Im $14-tr_ hArmir:rtn:I:rr ftp Srr+r-!Ter ReA':.imCI). Hat y IDES:G-+ztli Gr.k°'yMop + F]i:rtu-,41iialri.yln6 raF.ilS'� ,ranrfrarrwr_.1r.L 1 Tukwila Urban Center Subarea Plan: Final SEIS 4-2 March 2014 Let tier No N. Lynn Miranda 5rttrje ct; HE; wr ihrarder area gulaure4 Rani, re4i,ed Tukwil,r M' tikii & Ch. 13.n. T'1 v,i'd I,Irte rn er�inr .anrd Southoentcr Design Manual rOr.`I. SECS Irons: Karen ;Neter (n. ;sit l 'k'arl.prgiifi tl 7't Seat: Friday,. Nomembes 15, 2ai2 9:011.rM To: Lynn &L:tratlda e!t5t; ficirjthcelier pea 54,,,bare.?,, r Mori; rsl..resl 1 ukwia Municipal Code Ch. 1.6 .2g, Tukmrila Mart Cert:et s:autIrcenlier Design Maniall Draft 5E15 Lynr., W$r,8 E re yew d ttia DIP) r l',r 1+a"s proposed &aulheen;er Area Eutx es Plan, luta revised CO Gorie hrgegir 0.28 Tukwila tlrtisn {ender and 54.1hrertcr (Design Marm-91 Draft Suppleir &z4 11@I En Ironrr.Ent 1 Impact $taterner ti (: FIs) Prcecusly vim sent scoping r ir"r'rierte. tilnitho to'hra ficiriking f rirct; Frcni our review of Ike Drell €1; ,nava Of soaping ccrnrntrim. weie ctinai'erkid. Thereicre, 5"+x+3 *re re•sutrnitiing ctr previews comments, 23 welt as, we 8'e Including. rahkide t6hiforogi. ehob6 areoIng U'1R pxdirn of the Gie rrE'uftittislr Rimer 1h91 is a!Yecled IXt t p,rolocl Whnre shatle Is neeee i prYter-r OMt r tempciraiures ,5s we noted in vur previous c wr'nerr.' . the a siinr,? irl nr. Mang the oraun-p „pti,am, sh li,mer in the prujed area needs r71uCI1 rp' ' er eint to rnpr io wakir qv lIJ , trrtrcarn habitat and r ram iunrtinn* la p. -rte t and cesl,ore iriloA'r iii fht5 prrton :ae I4r'ri r 'rho Srrtx :r;a plays trot to saecirrcidti wore,E4 tir;z' iszum, since tre got is r.j pr:,vide re rye mens .appartunrios rs rudng for tater b ildinge eiteh rnAI snake nrtifrciai int actn worse 'Mari tioisPmg n hrrs The Rrt,t'noente! Sa-ritsreu Pan OM F€JE nett. dr Irnnicin'. r~NAO. derail! and ptzfr3 8S Ir hi:IA. 0s Orevi-Puwamis;h Rifler t ill bp l ar J inir;rnyoed in 911 of Ire ,areas wrd ideriliTrt d i•1 atrr elected r 3pinw comrra;nln ¥YIJ gpprccinig. tine eppartunily 1a ctrirrrrerd on The 1i'DEIS Pease lei roe knew i° you would like la r'rreee f0 dingiSs din005* comments iurlher mita la the is .RSrtre a1 Iia F I Thank yciu, Karen Villw Wittemhelis ell Lend IJ T c pm Leader .tiscAirsfitxml rnstdn Mitre rr,:ira'Ii Di4900 riruur'aI,"rt�nt am 39915 f72ntl'Avr 253-eqe-,9/ th Tukwila Urban Center Subarea Plan: Final SEIS 4-3 March 2014 Letter VallICCSS F khmm ndo: ._ rr Al10 NEY i ,e.i 1114171G Wd, •= wh:iiirk'a:r4, D: November 19, 2013 E.31/91,,, AND FIRST CIL NS MAIL Lyn!! Miranda,: Senior Planner Depc3siiiietit •Iot Cc.ninuriily 1.3f,p e1oprrie It Ciiy of Tul;wi1n 6.10Li Sctjdt t'iner Boulevard., Suitu 11XI Tukwila WA 98188 k?(kn',•*c.ii T.'eru T1!1 fiYi'dl bkN'a:N, Fy:ta, ivi(i 2 .'Th I n(r ri9J1IJ1.i1 11 12:E) 523 -49 -SSE F 12t 3.,,rn2 •9] i P Camra iiI, on [drag Su1:{+le rriental Envin_nriiernal ,I ii9Hal` I Siateinerel (Draft SEIS) I r Stlulbecnlx_ Subarea Plaii and II•npleinerllar f �Ft1►l �lirns I!^Cir I�9.e. Mi.ran(La; Piense ;Icci pt thvY£" ieiii ir1L•It C 1 Letinl.f I nNfEA Soiatlic4 1e:r 1.1.0 (" ii4rc aLl field" X, ►31e owner of Sc themtcr Moll. in response Lr i:;sunnt i.l►he subject .Draft SEIS. rsi iald is rigalim4I ii7 Lliai Ll•. Daft SEA' i►i::rarporelcs our Apriil 5.2011 sr ::siinit Quraqroms in regard L€i We t'il field's plclent.lnt 5a1iare Moll dergloprogtt plana (Dram ,EAS Table 2.2). We ate also pietist -Al lo sac thai cher' Draft SE1 S inc hoes• an analysis. of ne builr3inG� an:+? ere: v i the I p.iii pr ped,• Irl: tis L15 keE is height will Ctrinin road project irritin-wi'rtnnils. and up 10 2 L lett its height 4vRhirl 111Centivps V;.'ilhln {Ixi Icer a •rukmi la Parkway and S sulbceriI r Par'..vvM (Draft SPIS1iigt is 3.3). AI1I)is.ik*,h Weslfrcld has no definitive t lxris fr:rr exPin ii n crrciew'S tisea at the 'lalt, p ir.i►nnl:10 RCW X13..21CA2D WvsLiiidd niay Lake irdvaitinge of and rely on lhlc nrral}'F.ei iii ;-ilii SFi1S, Jur fi.itclrc }rigiC1:4.-sflcetf'iti: ikVeloprne311. pT{tpus lI nc rgcqpirudixi Circ Lprwll. &EIS As wear + e riNtio-si Chet Ohs Firati S i1S clarify That IRIe trills genecaled ft on:, be r Iain' dirortiopn 'Cit plams in Table 2.2 (300, 030 sf retail, 21;43;O103 sf office arra ?11° n}crrn hi)le]j ure inti luded �w'dlliiri die PM peak Ixiur trips nrinla'.:d si,r Ixitli the NiaAaiun and Psoposed .Actior. Al1erainrives This ul.:rilieuticn vkxiuId u i 1 ili i:c1rirLiii Iic.1 tlt l .SEP k CcrITIpiiruxe, hus been s iib k d wI uL finiir,^ prsaict t-Lpccii'Ic .dv veirsprnei,► t1rr,Iria5ais are situi'liaited. 4i eLLU rt;++iw rt, CrT'n r1'.'a.-:r4' i r,.,1Ta.Lrr sa.1 L ardJr r'o,Pr Ari® Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2 3 4-4 Lynn Miranda -2 - PkimultDee 19, 2011 apptvoiram this oprcounity imoirlaitt cm. the Draft SEES and arc pleased to scc ram Ui cilyi i ogeessImg lovard adoptiomoliht Tukwila Urban Cater Piffn- Very truly yours, 13C:Ekl Androv CiArrucgbri Tukwila Urban Center Subarea Plan: Final SEIS 4-5 March 2014 Letter .tom. 4 f. firrF Rne.tiivvt Raza LLC '!4k1 Ittv7e1Averim PS1014701, C<h hOC11 V1.4. I. 1-r 1Ttr:tt'J11:; MAD. Lynn. Miranda, ` •nir r Planner City arf'tUI !t Ila ?clzlrrtt:5r.i11 t:d! CI Mir!! 17s:L'':Jt'.!i'ItS,al� 430 irntl:J;cI: uCt:1 J!-.Allc'••Ir J, S'. iI : 14111 T ,k'r'31a,',V/L % KS 25 1 1 y iYn..Miryticlxr iltall:wiLivvsl.p Ic l { Ctlmur^trlt%,:'r31'7raft SI(.1S 1 uiI vi -Ls I,trluii {,rJSlcr 1'61) �'si �.brsilu:Csl�ia Dear is P,9 , P!i iIU:la: 7;tirt ase writing Kin Mini( nf ]It�.:l} !t,•- rvim 1'1;17.741.1J: (LM,R.f:l') 1.0 Provid:' ,i i fent.$ on illc Mail Supplemental i:nti:ireinnie ttal Impact. &atiernr!ILt'P>I'sl ; the. the 'Plikwala 1!rba,n Center Plan for ?;s :it'1ii s:slli:' (:.;i nithee.e-sItrf PIin). 11i State 1 n iri)IL rental 1'4:dict• ,'Let I: :PA requir:ei dun .a.n .I sl;! pr .a'ikie full (heekk ure c'E I.'.t5L'iar!(Lirl!Nini) in cat Ir,lI Hl >fit alai 11 C(ii necking;. An FIS iiillsc I.iisclr4. KtEtailti.-ani n.11v ren.ovactliill V'!1&,;I"1'{ t,f llte Iirlrti,t.raa1, 1714406rin tilt:roxrit•: a,n1 rs'a'iI 1! IlllC niternmLi""i:s that comic! ieksibly .obtain. the proposal's cl1 i crives k wirr elSt'ir .iinacntal cast. lone 57e1Yt:;'rt Iiiu environment include c,I iponi:ILlS, {}f L,)tl'i Elle n:inli::iI :S(itI lhu itnCitinit. /lad .1;IS fun t I rr.:1,t•Ma.I i l 1t117reht.ini a I'IiQ, ;IntettcliCwiti aral!L I ti, kIi:t i,ki:rll:Iil4'r Inr.aii.lts. '4''.'l' J! !.I: 1Iii ifilli i. itir; al,ra51'41.aiI 0,1n sits iI : til w: Lt i1;lre4 15aii% The S cnnlictnier. iibari a 'Pan (subarea PIrnL;l .recr_in5rricncls rlhic the C.itt c':snLIru i :i pedestrian bride acx"Ft; 111'2 (linen I:m•er. With regArd i..i Ic'ca'tkiIL, Ilrll' ..u1kil:c I'tin .rtni .F '1'hc bit. I p 1:nu.•it pre.vrx1.2 n crnnectiria 9trii.r the C *.rem River r to lintk linkcr l5t r,ll�'S'a[LI ITI clic S!?llrls.ar/s'k nlrak .1 i t:in. 111i: 2.!r'ikiji: :87111 ISL'':Ilrt.'.ily ;ie c ILSik from tilt' ltia4,:t FlueiC-oti,lfjis:i,1;-;slr!*in 1:snu! ii!'rJ Ilya.' C it's' f! .iyi:t I r7,11.'s Staktat ea 391"i;tl7�:Iia: '1 1'x1 1:t.i1t:irr-:'i hlvn d111.a _ri:, CIs h (r n:311i in a145 t1i frank; S.1'sflovinjl s' Ifilgc i rit ate ti)' 1.7.inniI r ; directly citron:7;h :lip I` n s lti7 n iL l!' I'Ii•.a:a office complex actj:5cenr rets the Green River- tu.1 6041'1 1(. 3110) 1.:111istens:.l5 Minas (Property). Id., l=i;nu i 4' Failure to identify 1nl; incl:: in l'''aK11r:i1 1:m=an lnllztni '11te SI•]S tails to i:lentitl: Ole i•'ra:'nitl)lr- "Liani{icr.Inr n4:t•ersu ilnpr: t!.':if c ilystrticiasin of 1Ii: pd.:.1L9nn br tlpe its tinir• k,cntittn i.11 to natural C11vir'i:'lnnt71t I in ll. de)n.i; tk, crExKl:ir,, u;lrrzrplants ` a.nd ;initi7alti, Enh,15a.1'li t.r!) it.ive tIn; lla, ;utl.l 3; Tukwila Urban Center Subarea Plan: Final SEIS 4-6 March 2014 111 " 1. N.tu7raf.n:: 1IIS,l 14rn!inr,Y FYrr_•a LLC 244Hxnt:i A4mUY:I i'afgr Ain), f ti 5411.I I I ,i1fn7 r•}`EtklIIif,,i,Jbm rc• gr, !Wilt F.i)i•Iiiinilardy1•• Thy +L•iw f7,Is 01} r1kt-t urj" II.1L Irfss r:'rlk1: f:Il;Ikift;:lt t 7AI5'v'r':+:- Lii r rtti: riSenti1 IlriIYiCCf. ci f L r rf1,11 rnt•IY.trl 1111: pede!rr•inn Ibrxll!e Cil 7I9iF Irienlit 1 on the biiiE1 crivironenc.r.IrI u Ii dint I:ir I trrnl . I lieu Lr;x rxd•�dirurwll:l tC7exi tiny; I71:711:4 xuxl Iniliki£71 ! udl ON :he City's :phi �rtlin:c P.1nster Fi na,li.l±a, III11;i 'fel ;Ir:rx, c slhx l r rrJnpnl11cf11,:ixfl: 04 ,,o imi,,,ntxal, + ,;I,it r_n:rl:ivx: • `11u SF.IS r:lit: t a vrtlraJtt 14.1:: Iv4El11l ria;r 4rxlr.l !.L•, fi:ctla3inti ahr r Irtsi: r l I aI:r.4,4 with 1:t•Le r pr: Li.111e :<irISifi anr: rKlti'Cr i' Elir: 1rw rlvIrs,'r117.1 inipacrs. £S`e tetinetr flf;'rf flicm• dlr_;rr:ien+:tc!• in the :•PAIS Ise corm:1M s,. Ilrar tu• (: i d;04clx:il 'n•aii bt NUT it rr::Crap:r•1 W'i'!4u it wakes irs Cltci.i_r.n. r44rdilkf; ih1 Sayriln:r,9111•I'.l l`7rl• ecre. j;. 111101 `%xalirrr JJsreeror 6 Tukwila Urban Center Subarea Plan: Final SEIS 4-7 March 2014 Responses to Comments on the Draft SEIS Letter No. 1 - City of Renton Comment No. 1 Thank you for the comment. Figures 3-11 and 3.12 have been updated to include the extension of Strander Boulevard from West Valley Highway to the Tukwila Sounder Station. Comment No. 2 Thank you for the comment. The SEPA checklist prepared for the Walk and Roll Plan, Tukwila's non -motorized transportation plan, identifies that the City is following a course of phased environmental review, pursuant to the SEPA Rules (WAC 197-11-060(5)), for individual road and pedestrian improvements. The trail project noted in the comment, as well as other pedestrian improvements, is still in the planning stage; Tukwila will continue to consult with the City of Renton on project details. Project -level environmental review will be conducted when the details of a specific project are advanced sufficiently to permit meaningful analysis. Letter No. 2 - Muckelshoot Indian Tribe/Karen Walter Comment No. 1 The City reviewed and seriously considered the comments on the scoping notice previously submitted by the Tribe. After reviewing existing environmental documentation and adopted development regulations, particularly the Shoreline Master Program (SMP), it determined that the potential impacts identified in the scoping comments were considered in prior environmental documents and/or would be adequately addressed by adopted SMP regulations, stormwater management regulations, and landscaping requirements. As described in the Draft SEIS, the Southcenter Subarea Plan is primarily a strategy to encourage the evolutionary development of the subarea which will be implemented by varied public and private actions over an extended period of time. While the proposal does include adoption of development regulations specific to the subarea plan, these regulations will not operate in isolation. Instead, they will supplement adopted regulatory programs to help manage the shape and character of growth within the subarea. Section 2.5.1.2 and Appendix A-1 of the SEIS list the numerous adopted plans and regulations that will apply to future development in the Southcenter subarea, in addition to the regulations that are specific to the subarea. These same sections of the Draft SEIS also list the numerous environmental documents that have been prepared for these plans and regulations. The Southcenter SEIS supplements, adopts and/or incorporates by reference these prior documents. The prior analysis was relied on to identify the appropriate scope of the SEIS. The issues that are raised in the scoping comments — water quality, stormwater management, and shoreline restoration -- are all related to the shoreline environment and are addressed in the City's updated SMP, which was approved by the Department of Ecology in 2011. For example, the SMP contains a shoreline restoration plan (Appendix B) which includes 26 projects intended to help improve the shoreline environment over time. Water quality is also an element of the Tukwila Urban Center Subarea Plan: Final SEIS 4-8 March 2014 City's adopted stormwater management program regulations and will apply to all future development. The use regulations of the SMP (will also help to mitigate the impacts of future development in the Urban Center. The subarea plan and the SMP are both elements of the City's Comprehensive but are subject to distinctly different substantive and procedural requirements. The Southcenter subarea was designated as a regional Urban Center in 1995, and has been recognized as such in the King County Countywide Planning Policies, in Vision 2040 and the Tukwila Comprehensive Plan. The EIS prepared for the 1995 plan evaluated an Urban Center in the Southcenter area. Since that time, comprehensive and functional planning — including the updated Shoreline Master Program (SMP) — have consistently accounted for the type and intensity of development that is contemplated in the Southcenter Subarea Plan. A SEPA checklist for the SMP was published in August 2011 and references the urban center designation. The Southcenter Subarea Plan Draft SEIS also evaluates the consistency of the proposed subarea plan to SMP policies and use regulations (subsection 3.2.5, pages 45-51). Letter No. 3 — VanNess Feldman Gordon Derr/Brent Carson Comment No. 1 The comment is acknowledged. Comment No. 2 The comment is acknowledged. Comment No. 3 Table 2.2 in the SEIS identifies pipeline projects, and all such projects are included in the transportation analysis of the Proposed Action, the High Intensity Alternative and No Action. As noted in the SEIS, however, growth could occur more slowly if the subarea plan is not adopted (i.e., No Action). Tukwila Urban Center Subarea Plan: Final SEIS 4-9 March 2014 Letter No. 4 — Broadreach Capital Partners/John A. Osmond Comment No. 1 The comment summarizes various principles and requirements of the State Environment Policy Act (SEPA) and is acknowledged. Some of these requirements are addressed in the subsequent responses. Comment No. 2 The City began initial planning for a pedestrian bridge across the Green River in 2005, with the goal of creating a strong link between the City's two high-capacity transit stops at the Tukwila Sounder Station and the Tukwila Transit Center in the Urban Center. The pedestrian bridge has been consistently included in multiple City plans and policies, as well as in previous environmental documents for those plans and policies. These include the Comprehensive Plan Urban Center element (Policy 10.3.5), and the Shoreline Master Program (e.g., Policy 5.6.11). The Walk and Roll Plan, Tukwila's non -motorized transportation plan, also identifies a pedestrian bridge across the Green River as an important east -west connection (page 70). The bridge is included as a planned improvement in the City's 2014-2019 Capital Improvement Plan (CIP), which will be funded by a Regional Mobility grant. As indicated in Appendix A of the SEIS, the Urban Center element, the SMP, and the Walk and Roll Plan all previously underwent environmental review pursuant to SEPA. The City began the pre -design process for the bridge in 2011, and has been consulting with numerous agencies, including WSDOT, the Corps of Engineers, Department of Ecology, Department of Fish and Wildlife and King County. The design process began with a Type, Size and Location (TS&L) study to consider impacts and to guide siting. Alternative trail locations and alignments and bridge types and sizes were included in the study. The City has also made repeated efforts to consult with affected property owners, including the commenter, and with the broader community. Mailings to individual businesses and property owners provided project information and solicited comments. Design began in 2012 and 30% design level plans were completed in 2013. A supplemental analysis to the TS&L report is currently being prepared. Numerous permits and approvals from multiple agencies will be required to complete design and construct the pedestrian bridge. These include, but are not limited to, a wetland delineation report, cultural resources investigation, endangered species act/essential fish habitat effect determinations, Section 404 permit, Section 401 water quality certification, hydraulic project approval, shoreline substantial development permit, grading permit, and NEPA/SEPA compliance. The pedestrian bridge is still undergoing environmental review pursuant to NEPA; the Washington State Department of Transportation is serving as lead agency for NEPA compliance. If appropriate, the City may adopt the NEPA document or perform additional environmental analysis pursuant to SEPA. Language has been added to the SEIS to acknowledge that project -level environmental review for the pedestrian bridge is occurring pursuant to NEPA. As indicated in the SEPA checklist for the Walk and Roll Plan, the City has been using phased environmental review, pursuant to WAC 197-11-060(5), to evaluate individual projects which implement the Walk and Roll Plan. The pedestrian bridge is an independent project which can proceed without adoption of the subarea plan. Because it is a separate course of action, it is not Tukwila Urban Center Subarea Plan: Final SEIS 4-10 March 2014 required to be considered in the same environmental document as the subarea plan (see WAC 197-11-060(3)(b)). The Southcenter subarea plan identifies the general location of the planned bridge and is not proposing a specific location. The broad directional arrows included on Figures 1.1 and 1.4 of the subarea plan are not intended to be site specific. As noted above, alternative alignments and locations are considered in the TS&L report. The City has modified the language in Section 1.6.1 (1)(a) of the subarea plan to clarify that the NEPA process, not the subarea plan, will determine the location and design of the pedestrian bridge. It should also be noted that the subarea plan does acknowledge that the currently preferred alignment of the walkway linking Baker Boulevard with the Tukwila Station is subject to change to mitigate impacts on adjacent properties (Section 1.1.1(1)(b)). Comment No. 3 Please refer to the response to Comment No. 2 above. Comment No. 4 Please refer to the response to Comment No. 2 above. Comment No. 5 Please refer to the response to Comment No. 2 above. Tukwila Urban Center Subarea Plan: Final SEIS 4-11 March 2014 d x ..., b A a a Tukwila Environmental Documents, Adopted Regulations & Plans Q Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A. Previously Prepared Environmental Documents Element Document/ Date Issues/Analysis Study Area Summary of Impacts & Mitigation Earth Tukwila Comprehensive Plan Draft & Final EIS (1995) Erosion, landslide, seismic hazards and soil contamination due to development according to the Comp. Plan. City-wide Impacts: Increased development potential in several soil erosion, landslide, and seismic hazard areas. Will contribute to water pollution and can result in damage to property. Mitigation: New development will comply with development review process that includes project specific mitigating measures. Land Use Tukwila Comprehensive Plan Draft & Final EIS (1995) Land use, open space network, neighborhoods, shorelines City-wide, including Urban Center Impacts: Potential impacts from a change in zoning from commercial to TUC zoning include impacts to public services, infrastructure, ambient noise and air quality, traffic circulation, and visual quality. Mitigation: Comprehensive goals & policies will serve to mitigate potential adverse land use impacts. GMA concurrency requirements, capital facilities planning (both city & non -city owned agencies), Shoreline Master Program, development standards, and design guidelines will also serve as mitigation measures. Land Use Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update Land use, shorelines, building & site design, signage Urban Center Impacts: No significant or cumulative impacts anticipated from comprehensive plan goals and policies update. Some reduce potential environmental impacts. Land Use Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code Amendments Land use City-wide, including Urban Center Impacts: No significant or cumulative impacts anticipated. Air Quality Tukwila Comprehensive Plan Draft & Final EIS (1995) Auto emissions, air traffic, residential, industrial/commercial sites and construction City-wide Impacts: Emissions from regional highways, airports, manufacturing, commercial/industrial, and residential uses contribute to air pollution. Auto emissions are the single largest contribution. As development increases degradation of air may continue. Mitigation: City will comply with all federal, state, and regional air pollution regulations, encourage non -motorized transportation and enhance the CTR programs. Air Quality Westfield Mall Expansion Draft & Final EIS (2004) Ozone, particulate matter, carbon monoxide Southcenter Mall -subarea w/in Urban Center Impacts: Dust from excavation, construction equipment engines, odors during paving renovations to existing buildings, and construction related traffic delays and reduced travel speeds are air quality impacts from expansion of the mall. Increased peak hour traffic would be operational Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-2 Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-3 impacts. Mitigation: Adhere to City regulations and to applicable mitigation measures in the Guide to Handling Fugitive Dust from Construction Projects. Implement transportation demand measures to improve mobility. Water Tukwila Comprehensive Plan Draft & Final EIS (1995) Surface water, ground water, floodplains and flooding hazards. City-wide/ applies to Green River and several wetlands w/in Urban Center. Impacts: Development may increase peak water flows on hillsides due to removing vegetation and detention increasing soil saturation. Urban runoff and soil runoff impact surface water quality as non -point source polluters. Industrial uses and wastewater treatment plants impact water quality as point source polluters. Mitigation: City will comply with all regulations. Control sedimentation from current and future land use and use special drainage facilities to control urban runoff. Water Westfield Mall Expansion Draft & Final EIS (2004) Water quantity, water quality Southcenter Mall -subarea w/in Urban Center Impacts: Impervious surface would remain the same, continued absence of flow control, potential for water quality improvement. Covered parking structures could reduce impact on stormwater. Cumulative impacts to water quality not anticipated. Plant and Animal life Tukwila Comprehensive Plan Draft & Final EIS (1995) Streams and waterways, wetlands, critical habitats, animal species, plant species City-wide/ Applies to wetlands and shorelines w/in Urban Center. Impacts: Wetlands and shorelines are threatened by encroaching development and water pollution. Mitigation: The City should minimize Clearing and grading during construction. City should protect wetlands and shorelines. Catalog unique or significant plans and animals, restoration of local streams and rivers, and include habitat areas and linkages in facility designs. Plant and Animal life Westfield Mall Expansion Draft & Final EIS (2004) Plants and animals Southcenter Mall - subarea w/in Urban Center Impacts: No significant or cumulative impacts anticipated from mall expansion because area is already highly developed. Environ- mental Health Tukwila Comprehensive Plan Draft & Final EIS (1995) Noise City-wide & Urban Center Impacts: The expansion of Sea -Tac and King County International Airport could impact the northern and western portions of the City. Transportation rights-of-way are another noise source that will increase in medium and higher density growth areas. Passenger rail systems also have potential to increase ambient noise conditions. Mitigation: Develop and adopt noise ordinance (completed), work with airports to develop operational noise mitigation techniques, ensure street speeds match land use patterns. Population and Housing Tukwila Comprehensive Plan Draft & Final EIS (1995) Population and housing City-wide & Urban Center Impacts: Creation of residential housing in the Pacific Highway Corridor and the TUC could impact traffic, noise and air quality. Development of housing close to higher intensity uses could be a significant impact. City will continue to have consistency between the city and countywide housing policies. Mitigation: Develop guidelines for affordable housing projects, identify programs that could increase home ownership and strategize to create landscape buffers to minimize impacts when housing abuts other land uses. Cultural & Historical Central Link Draft(1998) & Historic and Archaeological Resources Proposed Light Rail Impacts: No known/recorded archaeological sites in Urban Center. High - probability area near Southcenter Mall. Impacts could occur if resources are Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-3 Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-4 Final EIS (1999) Corridors through City present. Along alignments in City, important paleontological (fossil deposits) are present. No historical resources would be affected by rail corridors in TUC. Mitigation: NRHP-eligible archaeological sites must be taken into consideration during project planning/design, and data recovery and monitoring during construction. Public Services Tukwila Comprehensive Plan Draft & Final EIS (1995) Fire, police protection, parks and recreation, schools and human services. City-wide _ Impacts: Increased densities in both residential and commercial areas could affect fire and police service capabilities related to total volume of calls for service. New public recreation resources are being developed to satisfy future demand. Future capital facility improvements will need to be supplied to meet the increases in school age children attending the Renton and Tukwila School Districts. The Human Services Office will likely have the capability to meet the needs of the community. Mitigation: Potential development of a GMA impact fee for the school districts, preparation of long-range strategic plan for school districts, continued reliance on the six-year financial planning program, further development of police and fire strategic plans, and emphasis on public safety issues through design criteria and project review. Public Services Westfield Mall Expansion Draft & Final EIS (2004) Fire and police services Southcenter Mall -subarea w/in Tukwila Urban Center (TUC) Impacts: Calls for service would increase for fire, EMS, and police services during construction and operation of the expansion. Mitigation: Work with fire department regarding fire land access issues and replace existing fire alarm system. Implement construction security measures and incorporate security features into expansion. Public Utilities Tukwila Comprehensive Plan Draft & Final EIS (1995) Water, sewer, surface water, solid waste, electrical, natural gas and telecommunications. City-wide Impacts: Water, sewer, and surface water systems represent major utilities impacted by growth and all three have separate analysis prepared. Majority of problems relate to system deficiencies, distribution, service, and general maintenance and operations. Long term funding for utility improvements will need to be addressed. Mitigation: Service capacities are met either through City CIP programs or through plans of utility service providers. City should review long-term demand and shortfalls as part of facility planning, and telecommunications towers should be shared between different companies. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-4 Public Utilities Westfield Mall Expansion Draft & Final EIS (2004) Water supply, stormwater, sewer, solid waste, electricity, natural gas, communications Southcenter Mall —subarea w/in TUC Impacts: There will be an increase in water usage and existing water pipes may be impacted and need to be relocated. New sewer lines would be necessary and sewage flow would increase. Solid waste generation would increase; however, recycling would also increase. Electricity use would increase and there may be impacts to distribution and capacity of the system; may also be temporary service interruptions. The existing natural gas system, located on the roof, would have to be replaced and there would be an increase in natural gas usage. Demand for communications would increase and require expansion or relocation. Mitigation: Schedule interruptions to utility service during hours with least impact, route new sewage flow to the Metro line, dispose of construction related waste properly; incorporate PSE recommendations for electrical use. Aesthetics Tukwila Comprehensive Plan Draft & Final EIS (1995) Community image and aesthetics City-wide & TUC Impacts: With the projected increase in population will come an increase in density and a change in the physical character of the areas. A range of visual impacts may occur, including the reduction of natural open spaces, alterations in "the sense of place" in various communities, and the disturbance of viewsheds with increased building heights and densities, particularly in the TUC. Mitigation: Implement design review for multifamily, commercial and industrial development. Require streetscape designs, i.e. inclusion of street trees, lighting, and sidewalk features, to lessen visual impacts of development. Shorelines Shoreline Master Program (SMP) Update SEPA Checklist (2008) Shoreline resources, water quality, fisheries, habitat, restoration plan Designated shoreline environments Impacts: The SEPA checklist evaluates existing shoreline conditions and anticipates planned development within the shoreline. Mitigation: Updated shoreline policies and shoreline environment designations are included in the Comprehensive Plan. Shoreline overlay regulations (TMC 18.44) would mitigate impacts to shoreline resources. A plan to restore degraded shoreline resources is also included. Non- Motorized Transporta tion Transportation Element updates SEPA checklists (2005 & 2013) ; Walk and Roll Plan SEPA checklist (2008) Pedestrian and bicycle improvements Citywide & TUC Impacts: The City has been using phased environmental review to address the impacts of planned improvements. The SEPA checklists address impacts at a programmatic level, and will be followed by more detailed analysis as individual projects are planned and designed. The pedestrian bridge over the Green River is currently being reviewed pursuant to NEPA; this analysis may be adopted or supplemented, as appropriate, to comply with SEPA. Mitigation: project -specific mitigation measures will be identified as individual projects are designed and proposed. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-5 B. Previously Adopted Regulations Element Document/ Date Issues/Analysis Study Area Summary/Mitigation Earth Environmentally Sensitive Areas (18.45.120) - 2010/12 Areas of potential geologic instability, abandoned mine areas City-wide; applies to erosion hazard potential area between Southcenter Pkwy and 1-5 in TUC Summary: Designates, rates and provides buffers for areas of potential geologic instability. Outlines uses, exemptions, alterations and potential mitigation for development in an area of potential geologic instability. Water Environmentally Sensitive Areas (18.45.080 and 18.45.100) — 2010/12 Wetlands and watercourses City-wide; applies to Green River and several wetlands w/in TUC Summary: Includes designations, ratings and buffers for wetlands and watercourses. Also includes allowed uses, alterations and mitigation measures for development within or near wetlands and watercourses. Water Shoreline Overlay (18.44) - 2011 Designates all shorelines within the City as "urban" and identifies development requirements City-wide; applies to Green River w/in TUC. Summary: Regulates development in shoreline areas, includes general shoreline regulations, management environments, river environment, and specific use regulations. Water Stormwater Management (14.30) - 2010 Storm water management for development City-wide Summary: Includes regulations and guidelines to control adverse impacts associated with surface water runoff, establishes storm drainage standards and adopts the Storm Water Management Plan. Regulations are enforced through development review. Water Floodplain Management (16.52) - 2004 Special flood hazard areas and Floodways City-wide, applies to TUC area Summary: Includes regulations and guidelines to minimize public and private losses due to flood conditions. Activity in these areas is also subject to state and federal standards. Plant and Animal life Environmentally Sensitive Areas (18.45.150) - 2010 Fish and Wildlife Habitat Conservation Areas City-wide Summary: Designates, rates and provides buffers for areas of potential fish and wildlife habitat conservation areas. Outlines uses, exemptions, alterations and potential mitigation for development for these areas. Plant and Animal life Tree Regulations (18.54) - 1995 Tree preservation City-wide Summary: Mitigate environmental consequences of land development, promote environmental building and site planning, regulate clearing of trees and understory, and maintain and enhance aesthetic ecological and economic benefits provided by vegetation. Public Utilities Utility Concurrency Standards (14.36) - 2004 Water and sewer availability City-wide Summary: Requires land use decisions involving projects that need water or sewer to obtain certificate of availability from appropriate purveyor. Certificate must show availability of water and capability of system to deliver. Public Concurrency Transportation facilities, and City-wide Summary: Establishes a concurrency management system and test to Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-6 Facilities and Services Management (9.50) — 2005/07 public facilities and services availability determine that public facilities and services (transportation, water, sewer, and stormwater) necessary to support development are available when needed, without decreasing current service levels below established minimum standards. Historic/ Archaeo- logical Archaeological/ paleontological resources (18.50.110) - 2004 Archaeological and paleontological preservation City-wide Summary: Requirements for development where archaeological or paleontological resources may be located or have been found during excavation. Transporta tion Transportation Concurrency Standards & Impact Fees (9.48) - 2005/11 Traffic impacts City-wide Summary: Imposes impact fees to offset the impacts of new development on the transportation system. Fees based on net new PM peak hour trips Transporta tion Commute Trip Reduction Plan and Program Requirements (9.44) - 2008 Improve air quality, reduce traffic congestion, and minimize energy consumption City-wide Summary: Requires employer based programs that encourage employees to find alternative to drive -alone commuting. Presents strategies to be undertaken by an employer to achieve commute trip reduction goals for each goal year. Transporta tion Walk and Roll: City of Tukwila's Non -Motorized Plan (2009) Bicycle and pedestrian infrastructure design & planning City-wide, some specific to the Urban Center Summary: Bicycle and pedestrian infrastructure design standards, designation & adoption of bicycle friendly routes, walking trails and connections, performance goals & measurements, and a list of recommended projects. Aesthetics Board of Architectural Review (18.60) - 2012 Site and building design City-wide, some specific to the Urban Center Summary: Establishes a design review & approval process for projects meeting minimum thresholds for design review — administratively or by Board of Architectural Review (BAR). Thresholds vary by zoning district. Provides design review criteria for structures, site, landscaping, buildings, and signage. Aesthetics Sign and Visual Communication Code (Title 19) - 2010 Signs City-wide, some specific to the Urban Center Summary: Regulates sign placement and characteristics (size, style, etc.) to protect the public health, safety & welfare; and to increase the effectiveness of visual communication in the City. In the TUC area, provides an "opt out" of the requirements provision, provided certain criteria are met. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-7 C. Previously Adopted Utility Plans Element Document Issues/Analysis Study Area Summary/Mitigation Water Gilliam Creek Basin Stormwater Management Plan (2001) Gilliam Creek stormwater management, water quality, habitat, etc. TUC located within Gilliam Creek watershed Summary: Description of the drainage basin, water quality fish habitat and recommended capital improvement projects and programmatic actions. Mitigation: City should pursue grants and loans for funding capital improvement projects, implement a system development charge for new development and redevelopment, increase permit review fees to directly cover the cost of development review, work with other jurisdictions and encourage developer participation in regional stormwater facilities. Water 2007 Water System Plan Update Water system requirements City-wide Summary: Identifies present and future water system needs, sets means for addressing those needs, demonstrates system has operational, technical, managerial and financial capabilities to meet local, state and federal regulations. Water City of Tukwila Comprehensive Surface Water Management Plan (2003) Watercourses, wetlands, and infrastructure. City-wide/ Identifies projects w/in the TUC Summary: Designed to protect watercourses, wetlands, and infrastructure, protect public health and safety, maintain City's surface water system, meet regulatory requirements, and educated citizens and employees. Identifies capital improvement projects for the water system. Water Shoreline Master Plan/ Shoreline Element of Comprehensive Plan update (2011)_ Shoreline requirements for the Green River City-wide/ Applies to Green River w/in TUC Summary: Designates the City's shoreline "Urban" and includes goals and policies for seven program elements (economic development, public access, circulation, recreation, shoreline use, conservation, historical/ cultural) to guide and implement the Shoreline Master Program. Sewer 2006 Sewer System;Plan Update Sanitary sewer system requirements City-wide Summary: Identifies present and future sewer system needs, sets means for addressing those needs, demonstrates system has operational, technical, managerial and financial capabilities to meet local, state and federal regulations. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-8 Appendix B Adopted Environmental Documents Tukwila Urban Center Subarea Plan: Final SEIS B-1 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: Environmental documents prepared for plans and programs, including the Walk and Roll Plan SEPA checklist (2008), and the Shoreline Master Program Update SEPA checklist (2008). Prepared by: City of Tukwila. Description of Documents Being Adopted: SEPA checklists prepared for the City's non -motorized transportation plan, and for an update to the Shoreline Master program. These documents have not been challenged. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4. 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-2 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180`h Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: EIS prepared for the Westfield Shoppingtown Southcenter Expansion (2004). Prepared by: City of Tukwila. Description of Documents Being Adopted: Draft and Final EISs for an expansion to the Westfield Southcenter Shoppingtown development. The document addresses several elements of the environment relevant to the proposal, including but not limited to air quality, water quality and quantity, plants and animals, public services and utilities. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4, 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-3 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: Central Link Light Rail Transit Project EIS (1999). Prepared by: Sound Transit. Description of Documents Being Adopted: Draft and Final EISs for Sound Transit's Central Link Light rail Transit project. The document addresses several elements of the environment relevant to the proposal, including but not limited, to noise, cultural resources, and aesthetics. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4, 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-4 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green Rover on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: EIS for the Tukwila Comprehensive Plan (1995), and three addenda for implementing regulations (1995) and updates to the Comprehensive Plan 2004 and 2013). Prepared by: City of Tukwila Description of Documents Being Adopted: EIS prepared for the 1995 Tukwila Comprehensive Plan, addressing all elements of the environment, and three EIS addenda to address implementing regulations and subsequent updates to the Comprehensive Plan. These documents have not been challenged. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4, 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-5 March 2014 citci of J u:F,' & Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl , HEREBY DECLARE THAT: Associated File Number (s): Notice of Application Notice of Decision nda Notice of Public Hearing Mailer's signature: l Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance x Determination of Significance & Scoping Notice-SEIS Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 8 day of _March , 2013 Project Name: Southcenter Subarea Plan-Mtg notice for March 20th 2013 Project Number: Associated File Number (s): Mailing requested by: Lynn Mi nda Mailer's signature: l 'LP iffi0 / W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS )` US Corps of Engineers (> Federal HWY Admin ( ) Federal Transit Admin, Region 10 (x) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 V) Office of Archaeology (A Transportation Department (WSDOT NW) (X) Dept of Natural Resources Office of the Governor ()1) WA State Community Development ( WA Fisheries & Wildlife, MillCreek Office () WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 WASHINGTON STATE AGENCIES (9 Dept of Social & Health Services (9 Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT ()Dept of Ecology, SEPA **Send Electronically -- (A Office of Attorney General 3, (P, l3 ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div V.) KC Dept of Parks & Recreation (k) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle (X) KC Dev & Enviro Services-SEPA Info Center (\A KC Metro Transit Div-SEPA Official, Environmental Planning (i) KC Dept of Natural Resources (A.) KC Dept of Natural Resources, Andy Levesque (w) KC Public Library System Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES V) Westfield Mall Library (y4 Tukwila School District ( ) Highline School District ( ) Seattle School District (9 Renton School District (,QWEST Communications ( ) Seattle City Light (sA4 Puget Sound Energy (y,'Highline Water District ( ) Seattle •�aflning"&-Dev/Water Dept ( ;: •mcast (4 Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Puget Sound Regional C (X) S ommerce 6,0 Muckleshoot Indian Tribe * N Cultural Resources (11 Fisheries Program (X) Wildlife Program (9 Duwamish Indian Tribe * Section 5 UTILITIES k;) BP Olympic Pipeline Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities (A) Allied Waste Services Section 6 CITY AGENCIES Kent Planning Dept Renton Planning Dept 00 City of SeaTac ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER LOCAL AGENCIES (x) Puget Sound Clean Air Agency (X) Sound Transit/SEPA (-&) Duwamish River Clean Up Coalition * (, Washington Environmental Council (x.) People for Puget Sound * (X) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist City of Tukwila's Southcenter Plan: EIS Scoping Meeting Attend the public scoping meeting: Date: Time: Noon to 1:30 pm Wednesday, March 20, 2013 Location: Albert Lee Appliance Store 404 Strander Blvd Tukwila, WA. 98188 Provide written comments via mail: Mr. Jack Pace, SEPA Responsible Official City of Tukwila Dept. of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Provide comments via email: SouthcenterPlan@Tukwilawa.gov appeals opportunity proposed participate development The City of Tukwila is preparing a plan and implementing regulations to set a vision for growth and development in the Southcenter area (see map below). As part of that plan, the City is preparing a non -project Supplemental Environmental Impact Statement (SEIS) to evaluate how the plan and regulations might impact environmental and infrastructure resources in the area, as well as how those impacts might be mitigated. One of the first steps in preparing an SEIS is to conduct a scoping process to ask citizens and organizations for their concerns, comments and ideas. The City of Tukwila is hosting a public scoping period to gather public comments on the issues and opportunities that should be the focus of the SEIS. The public scoping comment period will last from March 8, 2013 to April 8, 2013. Comments are welcome at the public scoping meeting on March 20, 2013, or anytime during the scoping period through email or mail. nvironmental consistent process. Future limited. Transit OrleMted evelopme 8s rclal [dor orkplace Proposed Southcenter Area Districts - For more Info about the pmposkd Plan or SEIS go to: http://www.tukwitawa.gov/dcdturbancenterpt3n.html - Email: Lynn.Mirandat;.ttukwilawa.aov to bu adds:d to our Intcnastv.1 purtii s list for futurL notifications. What might new development in the Southcenter Districts* look like when built using the proposed zoning code? *See map on other side Conceptual illustrations below depict the maximum building envelope for each District. Maximum building height without height incentives is shown in C.Ri:FN; with one incentive shown in and with two incentives in PINK: High Intensity Urban Center Alternative shown in BROWN. Regional Center District Pond District Maximum height is 85'without height incentives; with height incentives 115', and 214' within 300' of Tukwila Pkwy & Southcenter Pkwy. Illustration shows a potential mixed use infill project on the Mall property, including offices & housing. Building to the left is 215' tall; building to right is 115'; and the Mall's highest point is 85'. Maximum building height is 70' to 115' with height incentives; 45' without incentives and within 150' of the edge of Tukwila Pond. Illustration shows a mixed use project, including retail, office & housing. Streets break up megablocks and buildings dose to Tukwila Pond are set at the street edge, creating a pleasant walking and shopping environment. Transit -Oriented Development District Maximum building height is 45 ' without height incentives, 70' to 115' with incentives. Minimal to no front setbacks, with buildings oriented towards and located along the street edge. Illustration shows an integrated, mixed use neighborhood with housing, within easy walking distance to transit & rail along Baker Blvd. Parking is located to side or rear of buildings. Workplace District "_ `_____ --A411111111114 Maximum building height is 45', or 70' with multifamily height incentives on parcels adjacent to the Green River. Development must be setback 125' from the river, but will likely be oriented towards the river. Streets break up megablocks to make it more pedestrian friendly. Away from river, land use character remains the same. High Intensity Urban Center SEIS Alternative Maximum building envelope allowed in this district which includes the Sounder Commuter rail/Amtrak station is 45' without height incentives; 70' to 115' with height incentives. Limited parking is allowed between the building and street, with buildings oriented towards the streets leading to the rail station. Development will be transit -supportive and pedestrian -friendly. Commercial Corridor District Conceptual illustration of the maximum building envelope allowed in this district. Maximum building height is 45'. No restrictions on parking locations. This area will continue to develop with regional retail uses accessed primarily by cars. (Left) This SETS alternative implements the vision for the Southcenter area and accommodates the same amount of planned growth but would allow taller buildings than those allowed under the Subarea Plan within the Regional Center and Transit Oriented Development (TOD) Districts, provided the proposed projects meet specific criteria. The general Illustrations above are representative of the maximum buikling envelope that will be allowed under the proposed plan and development standards. What might new development in the Southcenter Districts* look like when built using the proposed zoning code? *See map on other side Conceptual illustrations below depict the maximum building envelope for each District. Maximum ( building height without height incentives is shown in Gl.' with one incentive shown in ',and with two incentives in PINK; High Intensity Urban Center Alternative shown in BROWN. Regional Center District Pond District Maximum height is 85'without height incentives; with height incentives 115', and 214' within 300' of Tukwila Pkwy & Southcenter Pkwy. Illustration shows a potential mixed use infill project on the Mall property, including offices & housing. Building to the left is 215' tall; building to right is 115'; and the Mall's highest point is 85'. Maximum building height is 70' to 115' with height incentives; 45' without incentives and within 150' of the edge of Tukwila Pond. Illustration shows a mixed use project, including retail, office & housing. Streets break up megablocks and buildings close to Tukwila Pond are set at the street edge, creating a pleasant walking and shopping environment. Transit -Oriented Development District Maximum building height is 45 ' without height incentives, 70' to 115' with incentives. Minimal to no front setbacks. with buildings oriented towards and located along the street edge. Illustration shows an integrated, mixed use neighborhood with housing, within easy walking distance to transit & rail along Baker Blvd. Parking is located to side or rear of buildings. Workplace District Maximum building height is 45', or 70' with multifamily height incentives on parcels adjacent to the Green River. Development must be setback 125' from the river, but will likely be oriented towards the river. Streets break up megablocks to make it more pedestrian friendly. Away from river, land use character remains the same. High Intensity Urban Center SEIS Alternative Maximum building envelope allowed in this district which includes the Sounder Commuter rail/Amtrak station is 45' without height incentives; 70' to 115' with height incentives. Limited parking is allowed between the building and street, with buildings oriented towards the streets leading to the rail station. Development will be transit -supportive and pedestrian -friendly. Commercial Corridor District Conceptual illustration of the maximum building envelope allowed in this district. Maximum building height is 45'. No restrictions on parking locations. This area will continue to develop with regional retail uses accessed primarily by cars. (Left) This SEIS alternative implements the vision for the Southcenter area and accommodates the same amount of planned growth but would allow taller buildings than those allowed under the Subarea Plan within the Regional Center and Transit Oriented Development (TOD) Districts. provided the proposed projects meet specific criteria. The general illustrations above are representative of the maximum building envelope that will be allowed under the proposed plan and development standards. City of Tukwila's Southcenter Plan: EIS Scoping Meeting Attend the public scoping meeting: Date: Wednesday, March 20, 2013 Time: Noon to 1:30 pm Location: Albert Lee Appliance Store 404 Strander Blvd Tukwila, WA. 98188 Provide written comments via mail: Mr. Jack Pace, SEPA Responsible Official City of Tukwila Dept. of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Provide comments via email: SouthcenterPlan@Tukwilawa.gov The City of Tukwila is preparing a plan and implementing regulations to set a vision for growth and development in the Southcenter area (see map below). As part of that plan, the City is preparing a non -project Supplemental Environmental Impact Statement (SEIS) to evaluate how the plan and regulations might impact environmental and infrastructure resources in the area, as well as how those impacts might be mitigated. One of the first steps in preparing an SEIS is to conduct a scoping process to ask citizens and organizations for their concerns, comments and ideas. The City of Tukwila is hosting a public scoping period to gather public comments on the issues and opportunities that should be the focus of the SEIS. The public scoping comment period will last from March 8, 2013 to April 8, 2013. Comments are welcome at the public scoping meeting on March 20, 2013, or anytime during the scoping period through email or mail. This is your opportunity to participate in the environmental review process. Future appeals of proposed development that are consistent with the plan will be limited. Regional Center on ercial Co idor rkplace i J Proposed Southcenter Area Districts - For more info about the proposed Plan or SEIS go to: http://www.tukwilawa.gov/dcd/urbancenterplan.html - Email: Lynn.Miranda@tukwilawa.gov to be added to our interested parties list for future notifications. Determination of Significance and Request for Comments on the Scope of the Supplemental Environmental Impact Statement (SEIS) Proponent: City of Tukwila Project Name: Southcenter Subarea Plan, Revised TMC Chapter 18.28 TUC, and Southcenter Design Manual Location of Proposal: Tukwila's urban center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. See Figure 1 Southcenter Area Districts below. Lead Agency: The City of Tukwila is the lead agency for compliance with the State Environmental Policy Act (SEPA). Description of the Proposal: The proposed project includes adoption of a subarea plan for Tukwila's designated urban center — the Southcenter area — which will become an optional element of the City's Comprehensive Plan. The proposed project also includes the revised TMC Chapter 18.28, and the Southcenter Design Manual. The non -project SEIS will be prepared consistent with RCW 43.21C.420 and will evaluate the probable adverse environmental impacts associated the subarea plan and alternatives. The SEIS will also identify measures that will be used to mitigate identified impacts. Specifically, the SEIS will analyze the impacts associated with future development and redevelopment in the Southcenter area, the area currently zoned "TUC" (Tukwila Urban Center). Future development may include redevelopment of aging structures or infill on underutilized parcels that could occur over approximately the next 20 years, as well as potential increases in employment and population that are being planned for in this area. Preliminary growth targets for the area include 15,500 new jobs and 4,800 additional households by 2031. To help achieve the City's economic development objectives, a goal of the SEIS is to eliminate the need for additional environmental analysis in conjunction with development and redevelopment that occurs on individual sites within the Southcenter area. This environmental review is intended to serve as a catalyst for redevelopment and as an incentive for property owners and developers to favorably consider Tukwila's urban center when locating a business or investing in the community. For more information about the proposed project go to: http://www.tukwilawa.qov/dcd/urbancenterplan.html Background/Prior Environmental Review: The City of Tukwila will prepare a non -project supplemental environmental impact statement (SEIS) for the Proposed Action. The non -project 1 SEIS will rely on adopted plans and regulations and prior environmental documents. The City reviewed existing environmental documents, plans and development regulations to help determine the type and scope of environmental document that would be appropriate for the Southcenter Subarea Plan and related actions. It reviewed the extensive documentation that has been developed in connection with SEPA compliance for prior City planning actions, and for project proposals. It also reviewed its adopted development regulations and adopted City utility plans. Based on this review, the City determined that almost all probable significant adverse environmental impacts associated with adoption of the Southcenter Subarea Plan have been disclosed and evaluated in previous environmental documents, would be mitigated by adopted development regulations, and/or are addressed in adopted City plans. The key changes and impacts that are likely to occur as the urban center redevelops are related to transportation and land use. Although these impacts have been anticipated and discussed previously, the City determined that supplemental information and analysis of these issues, in the form of a Supplemental EIS (SEIS) would help agencies, tribes, the public and elected officials understand the environmental implications of the subarea plan, would further the City's goal of encouraging appropriate development within the urban center, and would meet the requirements SEPA. Completing a non -project SEIS presents a cumulative impact analysis for the entire subarea, rather than piecemeal analysis of the environmental impacts and mitigation on a project -by - project basis. As a result, the environmental impacts and mitigation are comprehensively evaluated at the subarea -wide level. Pursuant to RCW 43.21C.420, a non -project SEIS for a subarea plan can also eliminate the need for subsequent environmental review associated with project -specific development proposals that are consistent with the subarea's development regulations. As such, the non -project SEIS provides certainty and predictability for urban development proposals; thereby streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Under RCW 43.21C.420, cities with a population greater than 5,000 that adopt optional elements of their comprehensive plans and optional development regulations that apply within areas designated as urban centers in a land use or transportation plan adopted by a regional transportation planning organization, may prepare a nonproject environmental impact statement assessing and disclosing the probable significant adverse environmental impacts of the optional comprehensive plan element and development regulations, and of future development that is consistent with the plan and regulations. Tukwila is designated as a regional growth center in VISION 2040 by PSRC, and as an urban center in the King County Countywide Planning Policies If a proposed development is inconsistent with the subarea plan and development regulations, the City will require additional environmental review. For a non -project SEIS completed under RCW 43.21C.420, the SEPA-based appeal opportunity occurs only in conjunction with issuance of the non -project Final SEIS. Consistent with RCW 43.21 C.420, a proposed development will not be subject to project -specific SEPA- based administrative or judicial appeals if the proposed development is (1) proposed within 10 years of the issuance of the subarea Final SEIS, (2) situated within the subarea, and (3) consistent with the adopted subarea plan and development regulations. Similarly, there are no SEPA noticing requirements for subsequent site-specific development or redevelopment within the subarea that is consistent with the subarea plan. Alternatives: The SEIS will analyze several alternatives as part of the Southcenter Plan. The No Action Alternative, which is required in an EIS, assumes that the Southcenter Subarea Plan and any implementing regulations would not be adopted. Existing regulations, design guidelines and design review thresholds would apply. Any development or redevelopment proposed within the urban center in conjunction with the No -Action Alternative would undergo environmental review on a project -by -project basis. Such projects would be subject to site- specific mitigation and potential SEPA-based appeals. They would not be part of the non - project SEIS process. The SEIS will also analyze environmental impacts of the High Intensity Urban Center Alternative. This alternative implements the vision for the Southcenter area and accommodates the same amount of planned growth but would allow taller buildings than those allowed under the Proposed Action between the Mall and the Sounder Commuter Rail/Amtrak Station. It is assumed that the Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same. This alternative would also use the process set forth in RCW 43.21C.420 and would not require subsequent project -specific environmental review. Environmental Impact Statement (EIS) Required: The City of Tukwila has determined that the Southcenter Subarea Plan, revised TMC Chapter 18.28, and the Southcenter Design Manual may have a significant adverse impact on the environment. A Supplemental EIS under RCW 43.21 C.030(2)(c) will be prepared. This decision was made after a review of information that is on -file with the City of Tukwila. Preliminary indications are that the following elements of the environmental will be evaluated in this SETS: • Land Use • Aesthetics • Transportation • Air Quality SEIS Scoping: Agencies, affected tribes, and members of the public are invited to comment on the scope of this proposed SEIS. You may comment on the alternatives, probable significant adverse impacts, proposed mitigation measures, and licenses or other approvals that may be required. Methods for presenting your comments are described below. All comments are due no later than 5 p.m., Monday April 8, 2013. • SEIS Public Scoping Meeting — An SEIS scoping meeting is scheduled for noon to 1:30 p.m. on Wednesday March 20, 2013 at the Albert Lee Appliance Store located at 404 Strander Boulevard, Tukwila, WA 98188. The purpose of the meeting is to present information about the proposed project and to provide an opportunity to comment orally on the scope of the proposed SEIS. Written comments will also be accepted at this meeting (comment forms will be available). • Submittal of Written Comments via Mail — Written comments may be submitted to the City of Tukwila SEPA Responsible Official (noted below): Environmental Officer: Mr. Jack Pace Title: Director, Dept. of Community Development Address: City of Tukwila Dept. of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Phone # 206.431.3670 Fax # 206.431.3665 Date: Signature: • Submittal of Written Comments via Email to the City — Comments may be submitted by email to the City's Responsible Official (noted above) to: SouthcenterPlan(c�tukwilawa.gov 4 Regional Center o ercial Co idor Figure 1. 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1017 Tukwila, WA 98188 Tukwila Community Member 15200 65TH AVE S # 711 Tukwila, WA 98188 Tukwila Community Member 15450 NELSON PLS Tukwila, WA 98188 Tukwila Community Member 15455 65TH AVE S Tukwila, WA 98188 Tukwila Community Member 15470 NELSON PLS Tukwila, WA 98188 Tukwila Community Member 15616 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15635 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15643 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15660 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15665 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15666 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15700 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15700 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 15701 NELSON PLS Tukwila, WA 98188 Tukwila Community Member 15901 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15920 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16000 CHRISTENSEN RD Tukwila, WA 98188 Tukwila Community Member 16038 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16040 CHRISTENSEN RD Tukwila, WA 98188 Tukwila Community Member 16156 65TH AVE S # 1001 Tukwila, WA 98188 Tukwila Community Member 16200 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16201 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16300 CHRISTENSEN RD Tukwila, WA 98188 Tukwila Community Member 16300 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16350 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16400 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16400 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16401 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16415 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16425 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16430 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16501 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16510 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16550 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16600 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16615 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16650 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16700 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16700 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16705 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16711 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16800 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16801 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16831 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16833 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16839 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16840 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16860 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16864 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16870 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16874 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16875 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16876 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16880 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16890 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16901 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16935 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16943 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16971 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17000 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17005 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17006 53RD AVE S Tukwila, WA 98188 Tukwila Community Member 17015 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17024 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17025 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17025 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17035 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17065 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17095 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17100 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17105 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17115 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17125 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17135 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17139 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17145 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17150 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17155 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17165 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17185 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17195 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17197 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17200 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17250 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17275 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17300 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17300 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17304 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17305 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17308 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17310 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17312 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17320 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17326 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17328 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17332 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17333 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17334 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17340 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17348 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17356 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17364 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 17380 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17388 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 17400 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17401 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17420 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17424 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17430 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17450 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17450 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17470 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17480 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17500 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17500 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17501 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17555 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17570 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17580 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17585 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17600 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17601 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17672 MIDLAND DR Tukwila, WA 98188 Tukwila Community Member 17680 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17686 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17700 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17710 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17720 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17740 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17746 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17750 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17750 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17770 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17774 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17780 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17784 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17790 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17800 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17855 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17920 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17950 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 200 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 215 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 220 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 223 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 225 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 230 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 230 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 235 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 240 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 2600 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 275 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 290 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 300 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 301 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 301 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 301 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 301 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 301 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 3034 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 304 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 305 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 307 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 309 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 310 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 311 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 311 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 313 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 317 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 319 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 320 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 320 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 321 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 321 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 321 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 325 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 327 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 331 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 331 TUKWILA PKWY Tukwila, WA 98188 Tukwila, Community Member 333 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 335 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 335 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 335 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 339 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 339 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 340 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # A Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # B Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # C Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # D Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # E Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # F Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # G Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # H Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # I Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # J Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # K Tukwila, WA 98188 Tukwila Community Member 341 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 343 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 343 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 345 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 345 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 349 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 349 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 350 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 350 MIDLAND DR Tukwila, WA 98188 Tukwila Community Member 350 TRECK DR Tukwila, WA 98188 Tukwila Community Member 351 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 351 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 355 TRECK DR Tukwila, WA 98188 Tukwila Community Member 359 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 360 CORPORATE DR N Tukwila, WA 98188 Tukwila Community Member 360 MIDLAND DR Tukwila, WA 98188 Tukwila Community Member 361 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 363 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 365 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 365 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 369 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 370 CORPORATE DR N Tukwila, WA 98188 Tukwila Community Member 375 CORPORATE DR S Tukwila, WA 98188 Tukwila Community Member 375 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 377 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 381 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 383 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 385 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 387 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 393 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 400 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 400 COSTCO DR Tukwila, WA 98188 Tukwila Community Member 400 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 401 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 401 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 401 EVANS BLACK DR Tukwila, WA 98188 Tukwila Community Member 402 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 402 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 404 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 405 EVANS BLACK DR Tukwila, WA 98188 Tukwila Community Member 406 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 410 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 410 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 432 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 435 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 441 COSTCO DR Tukwila, WA 98188 Tukwila Community Member 444 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 445 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 451 COSTCO DR Tukwila, WA 98188 Tukwila Community Member 455 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 480 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 500 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 500 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 500 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 505 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 505 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 507 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 510 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 510 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 515 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 525 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 530 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 530 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 530 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 535 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 537 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 540 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 542 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 543 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 544 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 545 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 545 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 547 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 549 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 550 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 550 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 551 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 552 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 553 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 555 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 555 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 556 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 557 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 558 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 560 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 561 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 562 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 564 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 565 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 567 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 568 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 569 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 571 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 572 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 573 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 575 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 575 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 576 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 580 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 581 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 584 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 589 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 590 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 5901 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 591 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 5910 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 5920 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 593 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 594 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 595 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 5951 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 596 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 597 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 598 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 600 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 600 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 601 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 601 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 603 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 604 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 605 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 606 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 607 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 607 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 609 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 610 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 610 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 611 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 612 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 613 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 614 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 615 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 617 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 618 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 619 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 621 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 623 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 623 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 625 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 625 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 626 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 628 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 6300 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 631 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 633 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 635 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 635 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 636 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 637 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 639 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 640 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6400 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 641 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 641 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 643 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 644 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 645 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 645 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6450 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 646 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 647 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 647 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 648 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 649 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 651 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6510 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 652 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6530 S 153RD ST # A Tukwila, WA 98188 Tukwila Community Member 6530 S 153RD ST # F Tukwila, WA 98188 Tukwila Community Member 6532 S 153RD ST # B Tukwila, WA 98188 Tukwila Community Member 6532 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 6533 S 153RD ST # G Tukwila, WA 98188 Tukwila Community Member 6536 S 153RD ST # D Tukwila, WA 98188 Tukwila 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ANDOVER PARK W TUKWILA WA 98188 SEA-RIOUS.COM 2800 SOUTHCENTER MALL #13Z TUKWILA WA 98188 LUSH HANDMADE COSMETICS 507 SOUTHCENTER MALL TUKWILA WA 98188 SEARS HEARING AID CENTER 301 SOUTHCENTER MALL TUKWILA WA 98188 COBRA WIRE & CABLE 1041 ANDOVER PARK E TUKWILA WA 98188 DAVIS ELEN 16400 SOUTHCENTER PKWY #206 BELLEVUE WA 98188 BIG ORANGE 2800 SOUTHCENTER MALL K-2668 TUKWILA WA 98188 DIVINE HOUSEKEEPING SERVICES 687 STRANDER BLVD TUKWILA WA 98188 C&C COMMUNICATIONS LLC 100 ANDOVER PARK WEST #110 TUKWILA WA 98188 MARKS HALLMARK SHOP #4 2867 SOUTHCENTER MALL TUKWILA WA 98188 CONTINENTAL MILLS INC 18100 ANDOVER PARK W TUKWILA WA 98188 BILLABONG 2686 SOUTHCENTER MALL TUKWILA WA 98188 GREAT FLOORS LLC 9021 S 180TH ST KENT WA 98188 DEALPIGG LLC 651 STRANDER BLVD #212 TUKWILA WA 98188 DISC MAKERS 16300 CHRISTENSEN RD #310 TUKWILA WA 98188 PATRICIA G BENCA DDS PLLC 200 ANDOVER PARK E STE #4 TUKWILA WA 98188 ENTERPRISE RENT A CAR 18400 SOUTHCENTER PKY TUKWILA WA 98188 GLOBAL GLOVES 15665 NELSON 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98188 Olive Garden Ital Rest #1584 310 STRANDER BLVD TUKWILA WA 98188 Rainforest Cafe 161 SOUTHCENTER MALL TUKWILA WA 98188 Red Dot Corp. 495 ANDOVER PARK E TUKWILA WA 98188 SEARS ROEBUCK AND CO 301 SOUTHCENTER MALL TUKWILA WA 98188 Bahama Breeze (#3035) 15700 SOUTHCENTER PKY TUKWILA WA 98188 Target Store (T-627) 301 STRANDER BLVD TUKWILA WA 98188 United Parcel Service 550 ANDOVER PARK W TUKWILA WA 98188 BJ's Restaurant & Brewhouse 1159 SOUTHCENTER MALL TUKWILA WA 98188 Cheesecake Factory 230 STRANDER BLVD TUKWILA WA 98188 DOUBLETREE SOUTHCENTER HOTEL 16500 SOUTHCENTER PKY TUKWILA WA 98188 Fatigue Technology, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 Forever XXI 836 SOUTHCENTER MALL TUKWILA WA 98188 FTI Manufacturing, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 Gilly Hicks, LLC (#50115) 457 SOUTHCENTER MALL TUKWILA WA 98188 Hartung Glass Industries Inc 17830 W VALLEY HWY TUKWILA WA 98188 Home Depot (#4705) 6810 S 180TH ST TUKWILA WA 98188 OPTIMAL 365 16000 CHRISTENSEN RD STE 31 TUKWILA WA 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INSULATED PANEL LLC 561 STRANDER BLVD TUKWILA WA 98188 EASTSIDE FOR HIRE #2312 100 ANDOVER PARK W SUITE 'TUKWILA WA 98188 Page 3 BusPull_LynnMiranda MICABEAUTY 2800 SOUTHCENTER MALL R016Z TUKWILA WA 98188 AFFI NITY HOME CARE SERVICES INC 601 STRANDER BLVD TUKWILA WA 98188 CULINAIRE THE COOKS SHOP 251 SOUTHCENTER MALL TUKWILA WA 98188 BRIX GROUP INC 670 INDUSTRY DR Bdg12 TUKWILA WA 98188 QWEST CORPORATION 6101 S 180TH ST #105 TUKWILA WA 98188 THE COOL 988 SOUTHCENTER MALL TUKWILA WA 98188 CANDY TYME 1076 SOUTHCENTER MALL #1245 TUKWILA WA 98188 RENEWAL BEAUTY SPA LLC 426 SOUTHCENTER MALL TUKWILA WA 98188 K & Y NAILS & SPA 17145 SOUTHCENTER PKY TUKWILA WA 98188 BUYBACKS#65 235 STRANDER BLVD SUITE 'TUKWILA WA 98188 MINUTE KEY INC 101 ANDOVER PARK E TUKWILA WA 98188 JACK IN THE BOX 16400 W VALLEY HWY TUKWILA WA 98188 SWISHER HYGIENE USA OPERATIONS INC 1042 INDUSTRY DR TUKWILA WA 98188 BALLONS 2800 SOUTHCENTER MALL R0502 TUKWILA WA 98188 SAVVY MATTRESS OUTLET 377 STRANDER BLVD TUKWILA WA 98188 ORIENTAL MASSAGE 1149 SOUTHCENTER MALL TUKWILA WA 98188 ARCVISION INC 16400 SOUTHCENTER PKWY SUITE !TUKWILA WA 98188 TOTAL WINE & MORE 300 ANDOVER PARK W #300 TUKWILA WA 98188 AT&T MOBILITY 15700 NELSON PL TUKWILA WA 98188 YAMATO TRANSPORT USA INC 18271 ANDOVER PARK W TUKWILA WA 98188 CELL PLACE 1077 SOUTHCENTER MALL TUKWILA WA 98188 MNC STRIBBONS INC 1085 ANDOVER PARK E TUKWILA WA 98188 COBALT MORTGAGE INC 16400 SOUTHCENTER PKWY STE 31 TUKWILA WA 98188 TOKIO BROWN 16300 CHRISTENSEN RD SUITE 'TUKWILA WA 98188 MUCHO BURRITO - FRESH MEXICAN GRILL 971 SOUTHCENTER MALL TUKWILA WA 98188 PLAYLIVE 1230 SOUTHCENTER MALL TUKWILA WA 98188 ART OF SHAVING 201 SOUTHCENTER MALL TUKWILA WA 98188 ART OF SHAVING 201 SOUTHCENTER MALL TUKWILA WA 98188 CURRENCY EXCHANGE INTERNATIONAL CORP 2800 SOUTHCENTER MALL K0319 TUKWILA WA 98188 RELIABLE COMMERCIAL CLEANING 545 ANDOVER PARK W #211 TUKWILA WA 98188 K LINE AMERICA INC 16040 CHRISTENSEN RD #306 TUKWILA WA 98188 INTERLINE BRANDS INC 1147 ANDOVER 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(#1950) 17501 SOUTHCENTER PKY TUKWILA WA 98188 AMERICAN EAGLE OUTFITTERS /#478 610 SOUTHCENTER MALL TUKWILA WA 98188 Johnstone Supply of Tukwila 1105 ANDOVER PARK W TUKWILA WA 98188 JOLLIBEE 1372 SOUTHCENTER MALL TUKWILA WA 98188 Journeys (#789) 2477 SOUTHCENTER MALL TUKWILA WA 98188 Journeys Kidz (#7019) 991 SOUTHCENTER MALL TUKWILA WA 98188 JPMORGAN CHASE BANK NA 359 STRANDER BLVD TUKWILA WA 98188 JPMorgan Chase Bank NA 16400 SOUTHCENTER PKY #200 TUKWILA WA 98188 JR FURNITURE USA INC 1201 ANDOVER PARK E #103 TUKWILA WA 98188 Just Sports 2467 SOUTHCENTER MALL TUKWILA WA 98188 JUSTICE (#149) 1046 SOUTHCENTER MALL TUKWILA WA 98188 Kasala 17275 SOUTHCENTER PKY #100 TUKWILA WA 98188 Kay Jewelers (#605) 667 SOUTHCENTER MALL TUKWILA WA 98188 Kaycan Ltd 17680 W VALLEY HWY TUKWILA WA 98188 KBA Field Office 978 INDUSTRY DR #230 TUKWILA WA 98188 Kelly Goodwin Co. 350 TRECK DR TUKWILA WA 98188 America's Best Contacts/Eyeg 17334 SOUTHCENTER PKY TUKWILA WA 98188 Kennelly Keys Music & Dance 200 ANDOVER PARK E #9 TUKWILA WA 98188 KEY BANK NATIONAL ASSOCIATION 275 ANDOVER PARK W TUKWILA WA 98188 KEYSTON BROS 18303 ANDOVER PARK W TUKWILA WA 98188 King County Housing Authorty 600 ANDOVER PARK W TUKWILA WA 98188 L & L ENERGY INC 130 ANDOVER PARK E #200 TUKWILA WA 98188 LA Fitness 350 BAKER BLVD TUKWILA WA 98188 AMERISTAR MEATS INC 1024 ANDOVER PARK E TUKWILA WA 98188 Lady Foot Locker (#46171) 304 SOUTHCENTER MALL TUKWILA WA 98188 Lam Trinh Agency 406 BAKER BLVD #140 TUKWILA WA 98188 LAMPS PLUS INC (#31) 16839 SOUTHCENTER PKY TUKWILA WA 98188 Lane Bryant #4630, LLC 17250 SOUTHCENTER PKY #124 TUKWILA WA 98188 Law Offices-Buttar & Cantor 16600 W VALLEY HWY #106 TUKWILA WA 98188 LEAF FILTER NW 664 INDUSTRY DR TUKWILA WA 98188 LEAVITT MACHINERY USA INC 17300 W VALLEY HWY TUKWILA WA 98188 Lenscrafters (#505) 416 SOUTHCENTER MALL TUKWILA WA 98188 Les Schwab Tire Center #383 6804 S 180TH ST TUKWILA WA 98188 Page 5 BusPull_LynnMiranda Lids (#5102) 990 SOUTHCENTER MALL TUKWILA WA 98188 Lifetouch Portrait Studios 1249 SOUTHCENTER MALL TUKWILA WA 98188 LifeWay Christian Resources 17326 SOUTHCENTER PKY TUKWILA WA 98188 LIGHT BRIGADE INC 837 INDUSTRY DR TUKWILA WA 98188 Limited (#688) 250 SOUTHCENTER MALL TUKWILA WA 98188 Lorillard 859 INDUSTRY DR Bdg23 TUKWILA WA 98188 LOVE CULTURE INC 1006 SOUTHCENTER MALL TUKWILA WA 98188 LTS Managed Tech. 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#D TUKWILA WA 98188 MEDICAL BILLING SOLU INC 625 ANDOVER PARK W #101 TUKWILA WA 98188 Member Access Pacific 16000 CHRISTENSEN RD #240 TUKWILA WA 98188 Men's Wearhouse (#2688) 16971 SOUTHCENTER PKY TUKWILA WA 98188 Ann Taylor Loft (#1419) 670 SOUTHCENTER MALL TUKWILA WA 98188 Michaels (#8847) 17400 SOUTHCENTER PKY TUKWILA WA 98188 Midwest Sign & Screen Print 401 EVANS BLACK DR TUKWILA WA 98188 Mitchell Moving & Storage 18800 SOUTHCENTER PKY TUKWILA WA 98188 Miyabi Restaurant 16820 SOUTHCENTER PKY TUKWILA WA 98188 Mizu Japanese Steakhse/Sushi 339 STRANDER BLVD TUKWILA WA 98188 Motherhood Maternity (#4083) 1057 SOUTHCENTER MALL TUKWILA WA 98188 MRS FIELDS COOKIES 985 SOUTHCENTER MALL TUKWILA WA 98188 MTI Worldwide Logistics 16040 CHRISTENSEN RD #320 TUKWILA WA 98188 Page 6 BusPull_LynnMiranda NC MACHINERY CO 16711 W VALLEY HWY TUKWILA WA 98188 Nationwide Janitorial Svcs. 537 SOUTHCENTER MALL TUKWILA WA 98188 Naturalizer (#3398) 271 SOUTHCENTER MALL TUKWILA WA 98188 NC POWER SYSTEMS CO 17900 W VALLEY HWY TUKWILA WA 98188 NC POWER SYSTEMS CO 16711 W VALLEY HWY TUKWILA WA 98188 NOR CONSULT LLC 677 STRANDER BLVD #F TUKWILA WA 98188 ANTHONY G DI RE DDS 411 STRANDER BLVD #206 TUKWILA WA 98188 NORDSTROM INC (#187) 1000 ANDOVER PARK W TUKWILA WA 98188 NORDSTROM INC (#3) 17200 SOUTHCENTER PKY #110 TUKWILA WA 98188 Northwest Hydraulics Consult 16300 CHRISTENSEN RD #350 TUKWILA WA 98188 Apollo Spas 1233 ANDOVER PARK E TUKWILA WA 98188 Northwest Publishing Center 1000 ANDOVER PARK E TUKWILA WA 98188 Northwestern Restaurants Inc 16000 CHRISTENSEN RD #101 TUKWILA WA 98188 NTD PUBLIC TV SEATTLE 2800 SOUTHCENTER MALL TUKWILA WA 98188 APPLE INC 801 SOUTHCENTER MALL TUKWILA WA 98188 NW Minority Suppl Devel Cncl 320 ANDOVER PARK E #205 TUKWILA WA 98188 Applebee's 17790 SOUTHCENTER PKY TUKWILA WA 98188 0 Sushi & Grill 15901 W VALLEY HWY TUKWILA WA 98188 Oak Harbour Marketing Ltd. 1006 ANDOVER PARK E TUKWILA WA 98188 Oakley Store 556 SOUTHCENTER MALL TUKWILA WA 98188 Office Depot (#984) 300 ANDOVER PARK W #400 TUKWILA WA 98188 Old Navy (#5359) 17470 SOUTHCENTER PKY TUKWILA WA 98188 Old Spaghetti Factory 17100 SOUTHCENTER PKY #160 TUKWILA WA 98188 OLYMPIC COLLECTION INC 16040 CHRISTENSEN RD #214 TUKWILA WA 98188 Olympic Security 631 STRANDER BLVD #A TUKWILA WA 98188 ONBOARD SERVICE INC 916 INDUSTRY DR Bdg22 TUKWILA WA 98188 Orange Julius/Dairy Queen 504 SOUTHCENTER MALL TUKWILA WA 98188 OREGON WASHINGTON LABORATORIES 1142 INDUSTRY DR TUKWILA WA 98188 Applied Telecom Systems, Inc 540 INDUSTRY DR TUKWILA WA 98188 Orkin, Inc. 925 INDUSTRY DR 27A TUKWILA WA 98188 Outback Steakhouse 16510 SOUTHCENTER PKY TUKWILA WA 98188 Pacific Furniture Gallery 16875 SOUTHCENTER PKY TUKWILA WA 98188 Pacific NW Periodontics 411 STRANDER BLVD #302 TUKWILA WA 98188 Pacific Pulmonary Services 542 INDUSTRY DR Bdg 4 TUKWILA WA 98188 Pacific Sunwear (#530) 536 SOUTHCENTER MALL TUKWILA WA 98188 Pacific Sunwear (#735) 17340 SOUTHCENTER PKY TUKWILA WA 98188 Panda Express #1564 2600 SOUTHCENTER MALL FC -10 TUKWILA WA 98188 Page 7 BusPull_LynnMiranda Panda Express (#1649) 17100 SOUTHCENTER PKY #100 TUKWILA WA 98188 Panera Bread (#1215) 17250 SOUTHCENTER PKY #152 TUKWILA WA 98188 Parkway Plaza 12 5910 S 180TH ST TUKWILA WA 98188 Party City of Tukwila 17356 SOUTHCENTER PKY TUKWILA WA 98188 Payless Shoesource (#1723) 17250 SOUTHCENTER PKY #128 TUKWILA WA 98188 Payless ShoeSource (#4307) 2866 SOUTHCENTER MALL TUKWILA WA 98188 Pearl Northwest 401 BAKER BLVD TUKWILA WA 98188 Pearl Optical Inc., PS 407 BAKER BLVD TUKWILA WA 98188 Pearle Vision (#6427) 70 ANDOVER PARK W TUKWILA WA 98188 Petco (#1236) 17200 SOUTHCENTER PKY #100 TUKWILA WA 98188 Petschl's Quality Meats 1150 ANDOVER PARK E TUKWILA WA 98188 PETSMART INC (#377) 17585 SOUTHCENTER PKY TUKWILA WA 98188 Pho Tai Restaurant 16880 SOUTHCENTER PKY TUKWILA WA 98188 Pier 1 Imports (#1129) 17388 SOUTHCENTER PKY TUKWILA WA 98188 Asemco, Inc. 500 ANDOVER PARK E TUKWILA WA 98188 Pink #1449Nictoria's Secret 646 SOUTHCENTER MALL TUKWILA WA 98188 PIONEER SHIP SUPPLY INC 1177 ANDOVER PARK W TUKWILA WA 98188 Platinum 17100 SOUTHCENTER PKY #136 TUKWILA WA 98188 Plato's Closet/Swan Arts dba 17095 SOUTHCENTER PKY TUKWILA WA 98188 Port Plastics 1228 ANDOVER PARK E TUKWILA WA 98188 Porter Seal/Rainier Rubber 15660 NELSON PL TUKWILA WA 98188 Ashley Furniture HomeStore 17601 SOUTHCENTER PKY TUKWILA WA 98188 Primerica Financial Services 584 INDUSTRY DR TUKWILA WA 98188 Printing Control 1011 ANDOVER PARK E TUKWILA WA 98188 Product Development Corp. 1171 ANDOVER PARK W TUKWILA WA 98188 PROTIME SPORTS INC 17600 W VALLEY HWY TUKWILA WA 98188 Puetz Golf 402 STRANDER BLVD #100 TUKWILA WA 98188 Puget Sound Blood Center 130 ANDOVER PARK E TUKWILA WA 98188 Pumpkin Patch, LLC 1026 SOUTHCENTER MALL TUKWILA WA 98188 QDOBA MEXICAN GRILL 100 ANDOVER PARK W #130 TUKWILA WA 98188 QWEST COMMUNICATIONS CO 6101 S 180TH ST #105 TUKWILA WA 98188 ASSOCIATION SERVICES INC 1006 INDUSTRY DR TUKWILA WA 98188 Racha Thai & Asian Kitchen 1150 SOUTHCENTER MALL TUKWILA WA 98188 Astro Jump 930 INDUSTRY DR TUKWILA WA 98188 RE -PC 510 ANDOVER PARK W TUKWILA WA 98188 RECREATIONAL EQUIPMENT INC 240 ANDOVER PARK W TUKWILA WA 98188 Red Dot Corporation 745 ANDOVER PARK E TUKWILA WA 98188 Page 8 BusPull_LynnMiranda Red Mango-Southcenter 2600 SOUTHCENTER MALL FC -16 TUKWILA WA 98188 Red Ribbon Bakeshop 1374 SOUTHCENTER MALL TUKWILA WA 98188 Red Robin 17300 SOUTHCENTER PKY TUKWILA WA 98188 AT&T Mobility 16425 SOUTHCENTER PKY TUKWILA WA 98188 Redi-Bag, Inc. 17100 W VALLEY HWY TUKWILA WA 98188 Regis Salon (#4723) 976 SOUTHCENTER MALL TUKWILA WA 98188 AT&T Mobility 16415 SOUTHCENTER PKY TUKWILA WA 98188 RELIABLE PARTS INC 1051 ANDOVER PARK W TUKWILA WA 98188 Residence Inn by Marriott 16201 W VALLEY HWY TUKWILA WA 98188 AT&T Mobility 344 SOUTHCENTER MALL TUKWILA WA 98188 ROBERT D DEAN DDS PS 411 STRANDER BLVD #204 TUKWILA WA 98188 Rockier Woodworking/Hardware 345 TUKWILA PKY TUKWILA WA 98188 Ross Dress for Less (#44) 17672 SOUTHCENTER PKY TUKWILA WA 98188 RTS Packaging 18340 SOUTHCENTER PKY TUKWILA WA 98188 Ryder Truck Rental 17850 W VALLEY HWY TUKWILA WA 98188 SP RICHARDS COMPANY 1100 ANDOVER PARK W TUKWILA WA 98188 Sabic Polymershapes 18292 ANDOVER PARK W TUKWILA WA 98188 SafeWorks, LLC 365 UPLAND DR TUKWILA WA 98188 Salal Credit Union 690 STRANDER BLVD TUKWILA WA 98188 SAMUEL S MINAGAWA DDS PS 664 STRANDER BLVD TUKWILA WA 98188 SANRIO/NAKAJIMA USA INC DBA 1067 SOUTHCENTER MALL TUKWILA WA 98188 Sansaco 5950 S 180TH ST TUKWILA WA 98188 Sarku Japan/SAR Soctr Food 2600 SOUTHCENTER MALL FC -3 TUKWILA WA 98188 Sbarro 2600 SOUTHCENTER MALL FC -4 TUKWILA WA 98188 Schneider & Kobata PS 16300 CHRISTENSEN RD #320 TUKWILA WA 98188 SCIENTECH A DIV OF CWFC 16300 CHRISTENSEN RD #300 TUKWILA WA 98188 Sea SMSA dba VerizonWireless 17100 SOUTHCENTER PKY #116 TUKWILA WA 98188 Sea -Aire, Inc. 340 UPLAND DR TUKWILA WA 98188 Seafood City Supermarket 1368 SOUTHCENTER MALL #100 TUKWILA WA 98188 Auntie Anne's Pretzels 546 SOUTHCENTER MALL TUKWILA WA 98188 Sears Portrait Studio #41139 301 SOUTHCENTER MALL TUKWILA WA 98188 Seattle Chocolates 1180 ANDOVER PARK W TUKWILA WA 98188 Auntie Anne's Pretzels 1120 SOUTHCENTER MALL TUKWILA WA 98188 Seattle Goodwill Industries 1174 ANDOVER PARK W TUKWILA WA 98188 Seattle Lighting 300 ANDOVER PARK W #600 TUKWILA WA 98188 SEATTLE METRO CREDIT UNION 120 ANDOVER PARK E #120 TUKWILA WA 98188 Seattle Tractor Parts 18801 SOUTHCENTER PKY TUKWILA WA 98188 Page 9 BusPull_LynnMiranda SEATTLE'S FAVORITE LLC 935 INDUSTRY DR TUKWILA WA 98188 SELECT STAFFING 16040 CHRISTENSEN RD #101 TUKWILA WA 98188 Sephora 616 SOUTHCENTER MALL TUKWILA WA 98188 Shasta Beverages 1227 ANDOVER PARK E TUKWILA WA 98188 Shaw Contract Flooring 17620 W VALLEY HWY TUKWILA WA 98188 Autotrim Design 17000 W VALLEY HWY TUKWILA WA 98188 SHERWIN WILLIAMS CO 16650 W VALLEY HWY TUKWILA WA 98188 Shiekh Shoes 984 SOUTHCENTER MALL TUKWILA WA 98188 Shield Healthcare Ctrs, Inc. 615 STRANDER BLVD TUKWILA WA 98188 SHOWA BEST GLOVE INC 635 ANDOVER PARK W #111 TUKWILA WA 98188 ShuttlePark2 3610 S 158TH ST TUKWILA WA 98188 AVERY WEIGH-TRONIX LLC 1144 INDUSTRY DR TUKWILA WA 98188 Simply Thai USA, Inc. 235 STRANDER BLVD TUKWILA WA 98188 Sizzler Family Steak Hse#420 16615 SOUTHCENTER PKY TUKWILA WA 98188 Skechers USA 816 SOUTHCENTER MALL TUKWILA WA 98188 Smart Center Sea./OB Smart 301 BAKER BLVD TUKWILA WA 98188 Sound Alliance 649 STRANDER BLVD #B TUKWILA WA 98188 South Center Imaging 415 BAKER BLVD #110 TUKWILA WA 98188 Southcenter Dental 411 STRANDER BLVD #108 TUKWILA WA 98188 Southcenter Eye Clinic 416 SOUTHCENTER MALL TUKWILA WA 98188 FIRESTONE COMPLETE AUTO CARE 215 ANDOVER PARK W TUKWILA WA 98188 Southcenter Gas Station LLC 16200 W VALLEY HWY TUKWILA WA 98188 Azteca Rest. - Southcenter 17555 SOUTHCENTER PKY TUKWILA WA 98188 Specialty Coatings Ltd. 530 ANDOVER PARK W TUKWILA WA 98188 Sports Authority 17450 SOUTHCENTER PKY TUKWILA WA 98188 Sprint/Sprint United Mgmt Co 17430 SOUTHCENTER PKY TUKWILA WA 98188 Stanford's Restaurant & Bar 17380 SOUTHCENTER PKY TUKWILA WA 98188 Starbucks Coffee (#14777) 1047 SOUTHCENTER MALL TUKWILA WA 98188 Starbucks Coffee (#3267) 17480 SOUTHCENTER PKY TUKWILA WA 98188 Starbucks Coffee (#331) 333 STRANDER BLVD TUKWILA WA 98188 Starbucks Coffee (#3364) 506 SOUTHCENTER MALL TUKWILA WA 98188 Starbucks Coffee (#388) 300 ANDOVER PARK W #300 TUKWILA WA 98188 Subway 2600 SOUTHCENTER MALL FC -6 TUKWILA WA 98188 Summer House 1191 ANDOVER PARK W TUKWILA WA 98188 Sunglass Hut (#4422) 576 SOUTHCENTER MALL TUKWILA WA 98188 SUNLIGHT SEWING INC 1033 INDUSTRY DR TUKWILA WA 98188 Supercuts (WA715) 383 STRANDER BLVD TUKWILA WA 98188 Page 10 BusPull_LynnMiranda Superior Custom Cabinets 7120 S 180TH ST TUKWILA WA 98188 Surface Art, Inc. 18323 ANDOVER PARK W TUKWILA WA 98188 Sushi Itto Seattle, LLC 2600 SOUTHCENTER MALL FC -13 TUKWILA WA 98188 Bai Tong Thai Restaurant 16876 SOUTHCENTER PKY TUKWILA WA 98188 Swarovski (#188) 636 SOUTHCENTER MALL TUKWILA WA 98188 SWEET FACTORY 1395 SOUTHCENTER MALL TUKWILA WA 98188 SYKART LLC 17450 W VALLEY HWY TUKWILA WA 98188 T -Mobile 17401 SOUTHCENTER PKY #121 TUKWILA WA 98188 T -Mobile 977 SOUTHCENTER MALL TUKWILA WA 98188 T -Mobile 718 SOUTHCENTER MALL TUKWILA WA 98188 T W CARROL & CO INC 350 UPLAND DR TUKWILA WA 98188 Taco Bell 16350 W VALLEY HWY TUKWILA WA 98188 Taco Del Mar 17424 SOUTHCENTER PKY TUKWILA WA 98188 Taco Time (Legato, dba) 6820 S 180TH ST TUKWILA WA 98188 Talbots (#361) 242 SOUTHCENTER MALL TUKWILA WA 98188 Talmadge/Fitzpatrick PLLC 18010 SOUTHCENTER PKY TUKWILA WA 98188 TAYLOR PROTOCOLS INC 16040 CHRISTENSEN RD #315 TUKWILA WA 98188 Teavana Corp. 856 SOUTHCENTER MALL TUKWILA WA 98188 Thai Go - Noodle Zone 2600 SOUTHCENTER MALL FC -15 TUKWILA WA 98188 CHILDREN'S PLACE (#1322) 1081 SOUTHCENTER MALL TUKWILA WA 98188 Banfield, The Pet Hospital 17585 SOUTHCENTER PKY TUKWILA WA 98188 Bank of America 320 STRANDER BLVD TUKWILA WA 98188 Thomasville Furn/Samalco dba 5951 S 180TH ST #101 TUKWILA WA 98188 Tokyo Tokyo WA Inc. 1379 SOUTHCENTER MALL TUKWILA WA 98188 Bare Escentuals Beauty, Inc. 827 SOUTHCENTER MALL TUKWILA WA 98188 Torrid Plus Size (#5065) 821 SOUTHCENTER MALL TUKWILA WA 98188 Barnes & Noble Bksellers Inc 300 ANDOVER PARK W #200 TUKWILA WA 98188 TRIO NW BUSINESS SOL INC 1130 INDUSTRY DR TUKWILA WA 98188 Triton Technical 530 INDUSTRY DR TUKWILA WA 98188 TUESDAY MORNING INC (#836) 17720 SOUTHCENTER PKWY TUKWILA WA 98188 TUFF SHED INC 17500 W VALLEY HWY TUKWILA WA 98188 Barrier Audi Southcenter 131 ANDOVER PARK E TUKWILA WA 98188 Tulip's Nails 331 STRANDER BLVD TUKWILA WA 98188 Tux Shop 311 TUKWILA PKY TUKWILA WA 98188 US BANK NATIONAL ASSOC. 151 ANDOVER PARK E TUKWILA WA 98188 US HEALTHWORKS MED CLINIC 200 ANDOVER PARK E #8 TUKWILA WA 98188 ULTA SALON COSM FRAGRANCE 17320 SOUTHCENTER PKY TUKWILA WA 98188 Page 11 BusPull_LynnMiranda Basil's Kitchen/Dow Arctic 15920 W VALLEY HWY TUKWILA WA 98188 UNITEC CORP 358 UPLAND DR TUKWILA WA 98188 UNITED COLLECTION SVC INC 16040 CHRISTENSEN RD #305 TUKWILA WA 98188 United Rentals Northwest Inc 17700 W VALLEY HWY TUKWILA WA 98188 Baskin-Robbins 993 SOUTHCENTER MALL TUKWILA WA 98188 Universal Freight Fwdrs Ltd 18290 ANDOVER PARK W #A TUKWILA WA 98188 UPS Supply Chain Solutions 1017 ANDOVER PARK E TUKWILA WA 98188 Aaron Brothers (#284) 17570 SOUTHCENTER PKY TUKWILA WA 98188 Bassett Furniture Direct 5951 S 180TH ST #115 TUKWILA WA 98188 Valerio's Tropical Bakeshop 1368 SOUTHCENTER MALL #150 TUKWILA WA 98188 Bath & Body Works (#1755) 17332 SOUTHCENTER PKY TUKWILA WA 98188 Vans, Inc. (#157) 1071 SOUTHCENTER MALL TUKWILA WA 98188 Ventilation Technologies Inc 816 INDUSTRY DR TUKWILA WA 98188 Venturi Technologies, Inc. 17660 W VALLEY HWY TUKWILA WA 98188 Bath & Body Works (#351) 231 SOUTHCENTER MALL TUKWILA WA 98188 Verizon Wireless 132 SOUTHCENTER MALL TUKWILA WA 98188 Victoria's Secret (#230) 230 SOUTHCENTER MALL TUKWILA WA 98188 VIDEO ONLY INC 500 STRANDER BLVD TUKWILA WA 98188 Vinum Ingenuus, LLC 768 INDUSTRY DR Bdg16 TUKWILA WA 98188 Vitamin Shoppe 17401 SOUTHCENTER PKY #A TUKWILA WA 98188 Vitamin World, Inc. (#2915) 1119 SOUTHCENTER MALL TUKWILA WA 98188 WA STATE AUTO DEALERS ASSOC 16000 CHRISTENSEN RD #150 TUKWILA WA 98188 WA STATE NURSES ASSN INC 575 ANDOVER PARK W #101 TUKWILA WA 98188 WARNER TELECOM GROUP LLC 665 STRANDER BLVD TUKWILA WA 98188 WA CITIES INSURANCE AUTHORITY 320 ANDOVER PARK E #104 TUKWILA WA 98188 Wash. Schools Risk Mgmt Pool 320 ANDOVER PARK E #280 TUKWILA WA 98188 Washington Ctr for Nursing 1101 ANDOVER PARK W #105 TUKWILA WA 98188 Bayview Limousine Service 15701 NELSON PL TUKWILA WA 98188 WEA Southcenter (Westfield) 2800 SOUTHCENTER MALL Ofc. TUKWILA WA 98188 Weisfield's Jewelers (#760) 291 SOUTHCENTER MALL TUKWILA WA 98188 Wells Fargo Bank 343 ANDOVER PARK E TUKWILA WA 98188 Wells Fargo Bank 6847 S 180TH ST TUKWILA WA 98188 Wells Fargo Bank -Lockbox Svc 18035 SPERRY DR TUKWILA WA 98188 Wells Fargo Home Mortgage 16400 SOUTHCENTER PKY #410 TUKWILA WA 98188 Wendy's (#2624) 16300 W VALLEY HWY TUKWILA WA 98188 West Coast Bank 400 INDUSTRY DR #110 TUKWILA WA 98188 West Valley Dental 15668 W VALLEY HWY TUKWILA WA 98188 Page 12 BusPull_LynnMiranda Wet Seal (#220) 2446 SOUTHCENTER MALL TUKWILA WA 98188 Wetzel's Pretzels 2800 SOUTHCENTER MALL K2678 TUKWILA WA 98188 What the Pho!IWTP Soctr, LLC 17250 SOUTHCENTER PKY #132 TUKWILA WA 98188 White House/Black Market 656 SOUTHCENTER MALL TUKWILA WA 98188 Wholesale Sign Solutions 960 INDUSTRY DR TUKWILA WA 98188 Wilbur Ellis 16300 CHRISTENSEN RD #135 TUKWILA WA 98188 WILLIAMS SCOTSMAN INC 16000 CHRISTENSEN RD #250 TUKWILA WA 98188 Work 'N' More 17800 W VALLEY HWY TUKWILA WA 98188 Ygnition Networks, Inc. 565 ANDOVER PARK W #201 TUKWILA WA 98188 Zales Jewelers (#455) 1000 SOUTHCENTER MALL TUKWILA WA 98188 Zee Medical 378 UPLAND DR TUKWILA WA 98188 Zoopa Restaurant 393 STRANDER BLVD TUKWILA WA 98188 BEBE STORES INC 637 SOUTHCENTER MALL TUKWILA WA 98188 Bed, Bath & Beyond (#371) 400 STRANDER BLVD TUKWILA WA 98188 Ben & Jerry's 2800 SOUTHCENTER MALL K2688 TUKWILA WA 98188 Ben Bridge Jeweler 81 SOUTHCENTER MALL TUKWILA WA 98188 Best Buy Stores LP (#447) 17364 SOUTHCENTER PKY TUKWILA WA 98188 Best Kitchen Cabinet/Granite 530 STRANDER BLVD TUKWILA WA 98188 RAMADA TUKWILA 15901 W VALLEY HWY TUKWILA WA 98188 KTJR INC 1183 ANDOVER PARK W TUKWILA WA 98188 Blue C Sushi/Striker4 SC dba 468 SOUTHCENTER MALL TUKWILA WA 98188 Abercrombie & Fitch (#10620) 661 SOUTHCENTER MALL TUKWILA WA 98188 Body Jewelry Plus 2896 SOUTHCENTER MALL TUKWILA WA 98188 Body Shop 1021 SOUTHCENTER MALL TUKWILA WA 98188 BOEING CO 15470 NELSON PL TUKWILA WA 98188 BOOST MOBILE 387 STRANDER BLVD TUKWILA WA 98188 BossWear Girls 2876 SOUTHCENTER MALL TUKWILA WA 98188 Brian Povolny, DDS 411 STRANDER BLVD #104 TUKWILA WA 98188 Bright Now Dental 16400 SOUTHCENTER PKY #103 TUKWILA WA 98188 Brow Art 2800 SOUTHCENTER MALL K0212 TUKWILA WA 98188 Buckle 681 SOUTHCENTER MALL TUKWILA WA 98188 Burger King (#6782) 335 ANDOVER PARK E TUKWILA WA 98188 Cache (#269) 630 SOUTHCENTER MALL TUKWILA WA 98188 CADD NORTHWEST INC 16040 CHRISTENSEN RD #310 TUKWILA WA 98188 Cafe Pho 2600 SOUTHCENTER MALL FC -8 TUKWILA WA 98188 Caffe Luca Coffee Roasters 885 INDUSTRY DR #25/F TUKWILA WA 98188 California Pizza Kitchen 150 ANDOVER PARK W TUKWILA WA 98188 Page 13 BusPull_LynnMiranda Can -Go Shippers Warehouse 305 UPLAND DR TUKWILA WA 98188 Car Toys 16935 SOUTHCENTER PKY TUKWILA WA 98188 CARTERS 17250 SOUTHCENTER PKY #144 TUKWILA WA 98188 CARTON SERVICE CO 1145 ANDOVER PARK W TUKWILA WA 98188 CASCADE YARNS INC 1224 ANDOVER PARK E TUKWILA WA 98188 Casual Male XL (#9843) 17401 SOUTHCENTER PKY #141 TUKWILA WA 98188 Catherines/Plus Sizes-CA5811 17580 SOUTHCENTER PKY TUKWILA WA 98188 Cathy Jean 545 SOUTHCENTER MALL TUKWILA WA 98188 Accu -Tech Corporation 1109 ANDOVER PARK W TUKWILA WA 98188 Central Welding Supply Co. 15700 NELSON PL TUKWILA WA 98188 Champs (#14498) 1030 SOUTHCENTER MALL TUKWILA WA 98188 Charlotte Russe (#522) 621 SOUTHCENTER MALL TUKWILA WA 98188 Chevron #1006 220 STRANDER BLVD TUKWILA WA 98188 Chicken Now/CN of Soctr LLC 2600 SOUTHCENTER MALL FC -11 TUKWILA WA 98188 Chipotle Mexican Grill #1144 17250 SOUTHCENTER PKY #108 TUKWILA WA 98188 Claire's Boutique (#6349) 2836 SOUTHCENTER MALL TUKWILA WA 98188 Clarks Shoes (#753) 466 SOUTHCENTER MALL TUKWILA WA 98188 ACGI SHIPPING INC 16400 SOUTHCENTER PKWY #400 TUKWILA WA 98188 Coach 607 SOUTHCENTER MALL TUKWILA WA 98188 ACME BOWLING LLC 100 ANDOVER PARK W #100 TUKWILA WA 98188 Coin Acceptors 1020 INDUSTRY DR #32 TUKWILA WA 98188 Cold Stone (Dae Han Inc. dba 17304 SOUTHCENTER PKY TUKWILA WA 98188 Compupay 545 ANDOVER PARK W #101 TUKWILA WA 98188 Act 3 Catering (Terri D's) 15665 NELSON PL TUKWILA WA 98188 Computer Service Corp. 644 STRANDER BLVD #11 TUKWILA WA 98188 CONTINENTAL MILLS INC 18000 ANDOVER PARK W TUKWILA WA 98188 Corbel Solutions, LLC 1038 INDUSTRY DR TUKWILA WA 98188 Cort Furniture Rental 1230 ANDOVER PARK E TUKWILA WA 98188 Cost Plus World Market 17680 SOUTHCENTER PKWY #73 TUKWILA WA 98188 Acura of Seattle 301 BAKER BLVD TUKWILA WA 98188 Courtyard by Marriott 400 ANDOVER PARK W TUKWILA WA 98188 Courtyard by Marriott-Seattl 16038 W VALLEY HWY TUKWILA WA 98188 Coverall of Washington 320 ANDOVER PARK E #250 TUKWILA WA 98188 Crazy 8 (Gymboree) #6031 1036 SOUTHCENTER MALL TUKWILA WA 98188 Creative Living Svcs/ResCare 1101 ANDOVER PARK W #107 TUKWILA WA 98188 Crown Moving Co., Inc. 1071 ANDOVER PARK W TUKWILA WA 98188 Cummins -Allison Corp. 1012 INDUSTRY DR Bdg30 TUKWILA WA 98188 Page 14 BusPull_LynnMiranda Dania, Inc. 1251 ANDOVER PARK W TUKWILA WA 98188 Datec, Inc. 364 UPLAND DR TUKWILA WA 98188 David's Bridal (#168) 17740 SOUTHCENTER PKY TUKWILA WA 98188 De/Mar Company 515 STRANDER BLVD TUKWILA WA 98188 Advanced Care Dental 16600 W VALLEY HWY #104 TUKWILA WA 98188 Delia's 2606 SOUTHCENTER MALL TUKWILA WA 98188 Advanced Interactive Systems 665 ANDOVER PARK W TUKWILA WA 98188 Diva Hair by Dorissa Sanchez 981 INDUSTRY DR #31 TUKWILA WA 98188 Doctor's Exchange of WA, PC 17334 SOUTHCENTER PKY TUKWILA WA 98188 Dollar Tree (#4423) 363 STRANDER BLVD TUKWILA WA 98188 Aerie by Amer Eagle (#2751) 2656 SOUTHCENTER MALL TUKWILA WA 98188 Dow Hotel Company, LLC 16400 SOUTHCENTER PKY #405 TUKWILA WA 98188 Aero Go, Inc. 1170 ANDOVER PARK W TUKWILA WA 98188 Dress Barn (#1068) 17250 SOUTHCENTER PKY #112 TUKWILA WA 98188 DSW Shoe Warehouse (#29336) 17100 SOUTHCENTER PKY #128 TUKWILA WA 98188 Duke's Soctr Chowder Hse LLC 757 SOUTHCENTER MALL TUKWILA WA 98188 Aero NW Design & Mfg., Inc. 802 INDUSTRY DR TUKWILA WA 98188 EAN Holdings, LLC 18500 SOUTHCENTER PKY TUKWILA WA 98188 Easy Rider Fiberglass 15666 W VALLEY HWY TUKWILA WA 98188 Echelon Home Products, Inc. 1051 ANDOVER PARK E TUKWILA WA 98188 Elcon Associates, Inc. 16300 CHRISTENSEN RD #330 TUKWILA WA 98188 Aeropostale West (#979) 2626 SOUTHCENTER MALL TUKWILA WA 98188 Electrical Distributing, Inc 6750 S 180TH ST #100 TUKWILA WA 98188 Electrical Sales Associates 1131 ANDOVER PARK W TUKWILA WA 98188 Electronic Service Provider 950 ANDOVER PARK E #6 TUKWILA WA 98188 Elliott Bay Publishing, Inc. 16040 CHRISTENSEN RD #315 TUKWILA WA 98188 Elliott Bay Service 349 UPLAND DR TUKWILA WA 98188 Embassy Suites Hotel 15920 W VALLEY HWY TUKWILA WA 98188 AFT Washington 625 ANDOVER PARK W #111 TUKWILA WA 98188 ENSO 16300 CHRISTENSEN RD #104 TUKWILA WA 98188 Enterprise Merchant Sol, Inc 610 INDUSTRY DR TUKWILA WA 98188 Entertainment Mgmt Cons Assc 100 ANDOVER PARK W #100 TUKWILA WA 98188 Entrance Controls 702 INDUSTRY DR TUKWILA WA 98188 CARDNO ERI 815 INDUSTRY DR TUKWILA WA 98188 Eoscene Corporation 565 ANDOVER PARK W #110 TUKWILA WA 98188 ESCAPE OUTDOORS 817 SOUTHCENTER MALL TUKWILA WA 98188 ETHAN ALLEN RETAIL INC 17333 SOUTHCENTER PKY TUKWILA WA 98188 Page 15 BusPull_LynnMiranda EWC GROUP INC 410 ANDOVER PARK E TUKWILA WA 98188 Exhibits NW (Classic Exh dba 1083 INDUSTRY DR TUKWILA WA 98188 Eye 5 Optical 411 STRANDER BLVD #202 TUKWILA WA 98188 Famous Dave's (Tukwila BBQ) 17770 SOUTHCENTER PKY TUKWILA WA 98188 Famous Footwear (#2442) 17401 SOUTHCENTER PKY #161 TUKWILA WA 98188 FedEx Ofc & Print Svcs #0737 112 ANDOVER PARK E #B TUKWILA WA 98188 FedEx Ofc & Print Svcs #5173 112 ANDOVER PARK E Ste A TUKWILA WA 98188 Fidelity Brokerage Svcs, LLC 304 STRANDER BLVD TUKWILA WA 98188 FileonQ, Inc. 832 INDUSTRY DR TUKWILA WA 98188 Albert Lee Appliance 404 STRANDER BLVD TUKWILA WA 98188 Finish Line (#896) 1017 SOUTHCENTER MALL TUKWILA WA 98188 Fireworks 261 SOUTHCENTER MALL TUKWILA WA 98188 Flextronics America, LLC 16415 SOUTHCENTER PKY TUKWILA WA 98188 Foot Locker (#7010) 1090 SOUTHCENTER MALL TUKWILA WA 98188 FOSSIL STORES INC 846 SOUTHCENTER MALL TUKWILA WA 98188 FRANCESCA'S COLLECTIONS INC 611 SOUTHCENTER MALL TUKWILA WA 98188 Fred Meyer Jewelers 1390 SOUTHCENTER MALL TUKWILA WA 98188 Frontier Packaging, LLC 1201 ANDOVER PARK E #101 TUKWILA WA 98188 Froula Alarm Systems 861 INDUSTRY DR TUKWILA WA 98188 Alexander Party Rentals 1127 ANDOVER PARK W TUKWILA WA 98188 Furniture Factory Direct 402 STRANDER BLVD TUKWILA WA 98188 fye (#1248) 2636 SOUTHCENTER MALL TUKWILA WA 98188 Gai's Northwest Bakeries 17500 W VALLEY HWY TUKWILA WA 98188 Alfred Angelo Bridal 17250 SOUTHCENTER PKY #136 TUKWILA WA 98188 Gamestop (#1190) 2616 SOUTHCENTER MALL TUKWILA WA 98188 Gamestop (#817) 300 ANDOVER PARK W #100 TUKWILA WA 98188 Gap Store (#1704) 1051 SOUTHCENTER MALL TUKWILA WA 98188 7 -Eleven (2361-27030A) 680 STRANDER BLVD TUKWILA WA 98188 Gene Juarez Salon & Spa 280 SOUTHCENTER MALL TUKWILA WA 98188 General Builders Supply 510 STRANDER BLVD TUKWILA WA 98188 General Nutrition Ctr#5288 978 SOUTHCENTER MALL TUKWILA WA 98188 General Tool & Supply Co. 355 TRECK DR #110 TUKWILA WA 98188 Geneva Group 677 STRANDER BLVD #A TUKWILA WA 98188 Glass Doctor 402 BAKER BLVD TUKWILA WA 98188 Global Aircraft Services Inc 320 ANDOVER PARK E #230 TUKWILA WA 98188 Global Harvest Foods 16000 CHRISTENSEN RD #300 TUKWILA WA 98188 Godiva Chocolatier 555 SOUTHCENTER MALL TUKWILA WA 98188 Page 16 BusPull_LynnMiranda Grazie Ristorante 16943 SOUTHCENTER PKY TUKWILA WA 98188 Greg's Japanese Auto 405 BAKER BLVD TUKWILA WA 98188 Guess?, Retail, Inc. 467 SOUTHCENTER MALL TUKWILA WA 98188 Guitar Center (#233) 230 ANDOVER PARK W TUKWILA WA 98188 Gymboree Retail Stores(#383) 1066 SOUTHCENTER MALL TUKWILA WA 98188 H & M HENNES & MAURITZ LP 867 SOUTHCENTER MALL TUKWILA WA 98188 Haakenson Group, Inc. 130 ANDOVER PARK E #301 TUKWILA WA 98188 Haakenson Group, Inc. 1027 ANDOVER PARK E TUKWILA WA 98188 Hair Club for Men, LLC 545 ANDOVER PARK W #205 TUKWILA WA 98188 Half Price Books, Records 16828 SOUTHCENTER PKY TUKWILA WA 98188 Hampton Inn Southcenter 7200 S 156TH ST TUKWILA WA 98188 Harnish Group, Inc. 17035 W VALLEY HWY TUKWILA WA 98188 Hayek's Leather Furniture 1015 ANDOVER PARK W TUKWILA WA 98188 HBC Distributors, Inc. 18221 ANDOVER PARK W TUKWILA WA 98188 Heatcon, Inc. 600 ANDOVER PARK E TUKWILA WA 98188 Heath Consultants, Inc. 855 INDUSTRY DR TUKWILA WA 98188 Helzberg Diamonds 601 SOUTHCENTER MALL TUKWILA WA 98188 Hickory Farms 2800 SOUTHCENTER MALL K#0109 TUKWILA WA 98188 Hobbytown USA 17774 SOUTHCENTER PKY TUKWILA WA 98188 Hollister (#30603) 857 SOUTHCENTER MALL TUKWILA WA 98188 Homestead Studio Suites 15635 W VALLEY HWY TUKWILA WA 98188 HomeStreet Bank 130 ANDOVER PARK E #100 TUKWILA WA 98188 TORRID #5065 2676 SOUTHCENTER MALL TUKWILA WA 98188 Alpine Glass, Inc. 978 INDUSTRY DR #240 TUKWILA WA 98188 IPTN NORTH AMERICA 1035 ANDOVER PARK W #B TUKWILA WA 98188 iFloor (Longhua USA Inc dba) 1187 ANDOVER PARK W TUKWILA WA 98188 IHOP #3234/Jessihop Corp dba 17250 SOUTHCENTER PKY #104 TUKWILA WA 98188 Impact, Inc. 354 UPLAND DR TUKWILA WA 98188 Impress Rubber Stamps 120 ANDOVER PARK E #140 TUKWILA WA 98188 INDIBITE 2600 SOUTHCENTER MALL FC -7 TUKWILA WA 98188 Industrial Caster & Wheel Co 1085 ANDOVER PARK E TUKWILA WA 98188 Industrial Crating & Packing 15450 NELSON PL TUKWILA WA 98188 Int'I Academy of Design/Tech 645 ANDOVER PARK W TUKWILA WA 98188 IPECO INC 623 STRANDER BLVD Bdg D TUKWILA WA 98188 ATELIE COUTURE 1035 ANDOVER PARK W #110 TUKWILA WA 98188 AMANDA P BAILEY MA 649 STRANDER BLVD #A TUKWILA WA 98188 JC PENNEY OPTICAL CTR #1026 1249 SOUTHCENTER MALL TUKWILA WA 98188 Page 17 BusPull_LynnMiranda AMBERS HAIR DESIGN 981 INDUSTRY DR Bdg31 TUKWILA WA 98188 JEANNIE C HU MD LLC 16040 CHRISTENSEN RD #217 TUKWILA WA 98188 Jenny Craig (#409) 17125 SOUTHCENTER PKY TUKWILA WA 98188 JMJ Corporation 554 INDUSTRY DR TUKWILA WA 98188 JOHN A FERGUELL PS 18010 SOUTHCENTER PKY TUKWILA WA 98188 KARIN L MA OD PS 70 ANDOVER PARK W TUKWILA WA 98188 A & D Ceramics 705 INDUSTRY DR TUKWILA WA 98188 KENCO INC 717 INDUSTRY DR TUKWILA WA 98188 KEYENCE CORP OF AMERICA 16000 CHRISTENSEN RD #304 TUKWILA WA 98188 SCK INC 301 STRANDER BLVD TUKWILA WA 98188 La Pointique Intl Ltd 1030 INDUSTRY DR #32C TUKWILA WA 98188 LCL No America Shippers Assc 18290 ANDOVER PARK W #A TUKWILA WA 98188 LEVEL TWO INC 555 ANDOVER PARK W #110 TUKWILA WA 98188 AMERICAN FAMILY 406 BAKER BLVD #140 TUKWILA WA 98188 Life Uniform Company 313 TUKWILA PKY TUKWILA WA 98188 Link Resources Corp. 545 ANDOVER PARK W #215 TUKWILA WA 98188 LITHO DESIGN INC 370 UPLAND DR TUKWILA WA 98188 LMI MACHINERY INC 970 INDUSTRY DR TUKWILA WA 98188 Andover Management Co. 415 BAKER BLVD #200 TUKWILA WA 98188 MANPOWER INTERNATIONAL INC 406 BAKER BLVD #130 TUKWILA WA 98188 MAR Corp. 954 INDUSTRY DR TUKWILA WA 98188 Marine Electro Controls Corp 675 STRANDER BLVD TUKWILA WA 98188 Massage in a Bottle 2800 SOUTHCENTER MALL TUKWILA WA 98188 Matthew Lambert Insur Agency 331 ANDOVER PARK E #100 TUKWILA WA 98188 Mattress Depot 1061 ANDOVER PARK E TUKWILA WA 98188 Mattress Depot USA 16901 SOUTHCENTER PKY TUKWILA WA 98188 MAUI SILVER 2800 SOUTHCENTER MALL K-0222 TUKWILA WA 98188 Anger Control TrmtTTherapies 651 STRANDER BLVD #120 TUKWILA WA 98188 Medical Centers Mgmt Company 411 STRANDER BLVD #108 TUKWILA WA 98188 Merlin Graphics 800 INDUSTRY DR TUKWILA WA 98188 Michael Deli Mart 345 ANDOVER PARK E TUKWILA WA 98188 Moe's Wholesale, Inc. 790 ANDOVER PARK E TUKWILA WA 98188 NEXTEL WEST CORP 575 ANDOVER PARK W TUKWILA WA 98188 PROACTIVE 2800 SOUTHCENTER MALL TUKWILA WA 98188 Nordstrom NW Visual Merchand 435 MINKLER BLVD TUKWILA WA 98188 North to Alaska 305 UPLAND DR TUKWILA WA 98188 NPT, Inc. 1170 ANDOVER PARK W TUKWILA WA 98188 Page 18 BusPull_LynnMiranda NTR Metals West, LLC 814 INDUSTRY DR Bdg18 TUKWILA WA 98188 Nursing Asst Training School 625 STRANDER BLVD #B TUKWILA WA 98188 NWMCA 570 INDUSTRY DR A TUKWILA WA 98188 NYK Global Bulk Mrn Svc Corp 16400 SOUTHCENTER PKY #400 TUKWILA WA 98188 O'Shea Scarborough 808 INDUSTRY DR TUKWILA WA 98188 Objective Medical Assmt Corp 411 STRANDER BLVD #106 TUKWILA WA 98188 Old Saigon Pho Restaurant 971 INDUSTRY DR TUKWILA WA 98188 Operations Support Group Inc 742 INDUSTRY DR TUKWILA WA 98188 Oreck Floor Care Center #6 17139 SOUTHCENTER PKY TUKWILA WA 98188 Pabla India Grill 16860 SOUTHCENTER PKY TUKWILA WA 98188 PACIFIC INTERNATIONAL ASSOC 16000 CHRISTENSEN RD #130 TUKWILA WA 98188 PAN -PACIFIC DENTISTRY PC 411 STRANDER BLVD #207 TUKWILA WA 98188 Paradise Hair Salon 981 INDUSTRY DR #31 TUKWILA WA 98188 Parfumerie 446 SOUTHCENTER MALL TUKWILA WA 98188 Parkeon, Inc. 846 INDUSTRY DR TUKWILA WA 98188 Armontae Hair Design 1032 INDUSTRY DR #32 TUKWILA WA 98188 Armstrong Alcohol/Drug Recov 625 STRANDER BLVD #C TUKWILA WA 98188 Aros Massage 2800 SOUTHCENTER MALL K-1022 TUKWILA WA 98188 Philip Bohn, M.S.W., LICSW 130 ANDOVER PARK E #302 TUKWILA WA 98188 Plastics NW Sales & Mktg LLC 360 UPLAND DR TUKWILA WA 98188 POE CONSTRUCTION INC 1519 W VALLEY HWY N #103 AUBURN WA 98188 BATTERIES & BANDS INC 2800 SOUTHCENTER MALL K1082 TUKWILA WA 98188 Precor Home Fitness 17275 SOUTHCENTER PKY #160 TUKWILA WA 98188 Presentation Services #1538 16500 SOUTHCENTER PKY TUKWILA WA 98188 PRETZEL MAKER 1391 SOUTHCENTER MALL TUKWILA WA 98188 Profit Soup 356 UPLAND DR TUKWILA WA 98188 Puget Sound Innovations Inc. 838 INDUSTRY DR TUKWILA WA 98188 QS/1 Data Systems 671 STRANDER BLVD TUKWILA WA 98188 QUANTUM FOCUS INSTRUM CORP 1108 INDUSTRY DR TUKWILA WA 98188 Quizno's Classic Subs 385 STRANDER BLVD #J TUKWILA WA 98188 Qwest Solutions Center 2800 SOUTHCENTER MALL K0980 TUKWILA WA 98188 Radio Shack (#01-3399) 1020 SOUTHCENTER MALL TUKWILA WA 98188 Reit Management & Research 617 INDUSTRY DR TUKWILA WA 98188 Ribera-Balko Enterprises Fam 16400 SOUTHCENTER PKY #308 TUKWILA WA 98188 Rich's Woodstoves & Spas 17750 W VALLEY HWY TUKWILA WA 98188 Ronald R. Bechtold, DDS 411 STRANDER BLVD #203 TUKWILA WA 98188 Royal College/Medical Trn'g. 1035 ANDOVER PARK W #210 TUKWILA WA 98188 Page 19 BusPull_LynnMiranda SHIRTZ TO GO 2897 SOUTHCENTER MALL TUKWILA WA 98188 SAFE STEP TUBS NW INC 1010 INDUSTRY DR TUKWILA WA 98188 Atlas Sales & Rentals, Inc. 1091 INDUSTRY DR TUKWILA WA 98188 Salon 80 981 INDUSTRY DR TUKWILA WA 98188 Atlas Shippers Seattle 1368 SOUTHCENTER MALL #120 TUKWILA WA 98188 Sansaco 1139 ANDOVER PARK W #D TUKWILA WA 98188 Auburn Mechanical, Inc. 2623 W VALLEY HWY N AUBURN WA 98188 SE Asia Food Distrib., LLC 1052 INDUSTRY DR TUKWILA WA 98188 SE Asia Food Distrib., LLC 1035 ANDOVER PARK W #230 TUKWILA WA 98188 Sears Optical Shop (#1406) 301 SOUTHCENTER MALL TUKWILA WA 98188 SEARS WATCH & JEWELRY SVC 301 SOUTHCENTER MALL TUKWILA WA 98188 Seattle Karaoke Enterprises 16831 SOUTHCENTER PKY TUKWILA WA 98188 Aurea "Grace" Eng 605 STRANDER BLVD TUKWILA WA 98188 Seattle Pack&Ship/Marnet Cns 644 STRANDER BLVD TUKWILA WA 98188 SELECT COMFORT RETAIL CORP 436 SOUTHCENTER MALL TUKWILA WA 98188 Simple Floors (Simple West) 16700 W VALLEY HWY TUKWILA WA 98188 Sleep Country USA (#20) 300 ANDOVER PARK W #800 TUKWILA WA 98188 Sleep Country USA (#22) 17780 SOUTHCENTER PKY TUKWILA WA 98188 Smart Wireless (Corp Office) 16400 SOUTHCENTER PKY #205 TUKWILA WA 98188 Sound ENT Consultants 16400 SOUTHCENTER PKY #514 TUKWILA WA 98188 Southcenter Auto Repair 220 STRANDER BLVD TUKWILA WA 98188 Southcenter Chiropractic 662 STRANDER BLVD TUKWILA WA 98188 Southcenter Corp. Square LLC 635 ANDOVER PARK W #107 TUKWILA WA 98188 Southcenter Engraving 965 INDUSTRY DR TUKWILA WA 98188 Southcenter Nails 648 STRANDER BLVD TUKWILA WA 98188 Southcenter Shoe Repair 969 SOUTHCENTER MALL TUKWILA WA 98188 Southctr Orthodontics/J. Hou 411 STRANDER BLVD #102 TUKWILA WA 98188 Southlake Psychiatric Center 16040 CHRISTENSEN RD #217 TUKWILA WA 98188 Southwest Aero, Inc. 659 STRANDER BLVD #F TUKWILA WA 98188 St Hilaire Cellars 661 STRANDER BLVD TUKWILA WA 98188 Staffmark Investment, LLC 666 STRANDER BLVD TUKWILA WA 98188 STATE FARM INSURANCE 525 STRANDER BLVD TUKWILA WA 98188 Sterling Laser 893 INDUSTRY DR TUKWILA WA 98188 Strong -Bridge, LLC 545 ANDOVER PARK W #215 TUKWILA WA 98188 Subway at Parkway 17105 SOUTHCENTER PKY TUKWILA WA 98188 Summit Packaging, Inc. 18298 ANDOVER PARK W TUKWILA WA 98188 Sun Signs 309 TUKWILA PKY TUKWILA WA 98188 Page 20 BusPull_LynnMiranda SUNCOM INC 663 STRANDER BLVD TUKWILA WA 98188 Sunglass Hut (#4988) 500 SOUTHCENTER MALL TUKWILA WA 98188 Sunglass Hut (#5665) 2846 SOUTHCENTER MALL TUKWILA WA 98188 Sunrise Medical Consultants 16400 SOUTHCENTER PKY #514 TUKWILA WA 98188 SUSHI HIGA 605 STRANDER BLVD TUKWILA WA 98188 SUSTAINABLEWORKS 649 STRANDER BLVD #B TUKWILA WA 98188 SWOFFER INSTRUMENTS INC 1048 INDUSTRY DR TUKWILA WA 98188 T & Spa Nails 17145 SOUTHCENTER PKY TUKWILA WA 98188 T&T Chiropractic, LLC 689 STRANDER BLVD Bdg C TUKWILA WA 98188 TALL'S CAMERA INC 281 SOUTHCENTER MALL TUKWILA WA 98188 Telgian Corporation 1101 ANDOVER PARK W #100 TUKWILA WA 98188 Teriyaki Time 80 ANDOVER PARK W TUKWILA WA 98188 Teriyaki Wok 654 STRANDER BLVD TUKWILA WA 98188 HARRIS BIOMEDICAL 1035 ANDOVER PARK W #120 TUKWILA WA 98188 FITNESS OUTLET INC 17250 SOUTHCENTER PKY #100 TUKWILA WA 98188 INK STOP 510 ANDOVER PARK W TUKWILA WA 98188 RECYCLEKING LLC 17300 W VALLEY HWY TUKWILA WA 98188 Think Logoed Merchandise 15665 NELSON PL TUKWILA WA 98188 Through My Hands 628 INDUSTRY DR Bdg.8 TUKWILA WA 98188 TopLine Sewing 950 ANDOVER PARK E #S10 TUKWILA WA 98188 Touch Mark Corp. 1028 INDUSTRY DR TUKWILA WA 98188 TREND TARGET INC 871 INDUSTRY DR TUKWILA WA 98188 Tulip's Nails 16890 SOUTHCENTER PKY TUKWILA WA 98188 UNICO PROPERTIES LLC 16040 CHRISTENSEN RD #100 TUKWILA WA 98188 Unicone Crepes 2800 SOUTHCENTER MALL K0738 TUKWILA WA 98188 UPS Store (Chas Group dba) 100 ANDOVER PARK W #150 TUKWILA WA 98188 Verizon Wireless 566 INDUSTRY DR Bdg.6 TUKWILA WA 98188 Verizon Wireless/SEA SctrDAS 2800 SOUTHCENTER MALL TUKWILA WA 98188 Victory Graphics 800 INDUSTRY DR TUKWILA WA 98188 Batteries Plus/AII Purp Batt 17025 SOUTHCENTER PKY TUKWILA WA 98188 Virk Investments, LLC 2800 SOUTHCENTER MALL K0303 TUKWILA WA 98188 Vortex Industries, Inc. 906 INDUSTRY DR #22 TUKWILA WA 98188 WARRENS NEWS & GIFT INC 631 STRANDER BLVD #F TUKWILA WA 98188 WA STATE RECYCLING ASSOC 130 ANDOVER PARK E #303 TUKWILA WA 98188 Washington Research Council 16300 CHRISTENSEN RD #207 TUKWILA WA 98188 Wells Fargo Bank NA 6815 S 180TH ST TUKWILA WA 98188 BBJ RENTALS INC 842 INDUSTRY DR Bdg20 TUKWILA WA 98188 Page 21 BusPull_LynnMiranda Wind Associates, Inc. 819 INDUSTRY DR TUKWILA WA 98188 WinStaffing, LLC 319 TUKWILA PKY TUKWILA WA 98188 Yamada Teriyaki 345 ANDOVER PARK E TUKWILA WA 98188 Benissimo Systems I, LP 18323 ANDOVER PARK W TUKWILA WA 98188 ABC Bartending Schools 1002 INDUSTRY DR Bdg.3 TUKWILA WA 98188 Bob's Painting Company 4240 S 158TH ST TUKWILA WA 98188 Bobalicious Corporation 2800 SOUTHCENTER MALL K0310 TUKWILA WA 98188 Brow Art (#2) 987 SOUTHCENTER MALL TUKWILA WA 98188 Cargo Screening Solutions 18290 ANDOVER PARK W #A TUKWILA WA 98188 Cash for Gold/Goldrush WA 2800 SOUTHCENTER MALL TUKWILA WA 98188 25/7 PROTECTION INC 17750 W VALLEY HWY TUKWILA WA 98188 Chevron USA, Inc. (91557) 220 STRANDER BLVD TUKWILA WA 98188 Chipotle Mex Grill (Svc Co.) 17250 SOUTHCENTER PKY #108 TUKWILA WA 98188 ACE ENVIROTECH INC 683 STRANDER BLVD #110 TUKWILA WA 98188 COMCAST OF WASH IV INC 2800 SOUTHCENTER MALL K0547 TUKWILA WA 98188 ACME Maintenance (Bada Corp) 1106 INDUSTRY DR TUKWILA WA 98188 Commercial Agency 331 ANDOVER PARK E #360 TUKWILA WA 98188 CONSANI SEIMS LTD 16300 CHRISTENSEN RD #213 TUKWILA WA 98188 Activate, Inc. 2800 SOUTHCENTER MALL K0622 TUKWILA WA 98188 Corporate Recoveries, Inc. 560 INDUSTRY DR Bdg 4 TUKWILA WA 98188 Costless Warehouse 1181 ANDOVER PARK W TUKWILA WA 98188 Creative Assembly Systems 887 INDUSTRY DR TUKWILA WA 98188 Curtis J. Nagai, CFP 320 ANDOVER PARK E #102 TUKWILA WA 98188 David Thomson, Ph.D., P.S. 130 ANDOVER PARK E #302 TUKWILA WA 98188 Debra Grant, LLC 4022 S 158TH ST #C TUKWILA WA 98188 Demon Jiu Jitsu 840 INDUSTRY DR TUKWILA WA 98188 Dennis Clavin LLC 16300 CHRISTENSEN RD #205 TUKWILA WA 98188 Design Techniques 897 INDUSTRY DR Bdg25 TUKWILA WA 98188 Dickeson & Associates 974 INDUSTRY DR TUKWILA WA 98188 Dining Interiors, Inc. 1203 ANDOVER PARK W TUKWILA WA 98188 Discount Gun Sales, LLC 321 TUKWILA PKY TUKWILA WA 98188 Dorado International Corp. 998 INDUSTRY DR TUKWILA WA 98188 Easy Shots Team Shop 100 ANDOVER PARK W #100 TUKWILA WA 98188 ECC Horizon 1101 ANDOVER PARK W #101 TUKWILA WA 98188 Electrolysis 596 INDUSTRY DR #200 TUKWILA WA 98188 ExamWorks 16400 SOUTHCENTER PKY #300 TUKWILA WA 98188 Excalibur Cutlery & Gifts 211 SOUTHCENTER MALL TUKWILA WA 98188 Page 22 BusPull_LynnMiranda EZ Rent, Inc. 576 INDUSTRY DR #6 TUKWILA WA 98188 Fast Fix Jewelry Repair 1129 SOUTHCENTER MALL TUKWILA WA 98188 Fellers, Inc. 1031 ANDOVER PARK E #A TUKWILA WA 98188 Fitness Shop 16915 SOUTHCENTER PKY TUKWILA WA 98188 Flamingo Hair Design 605 STRANDER BLVD TUKWILA WA 98188 Flexource 545 ANDOVER PARK W #215 TUKWILA WA 98188 Alert Security Asset Protec. 16400 SOUTHCENTER PKY #201 TUKWILA WA 98188 Fuego 1031 SOUTHCENTER MALL TUKWILA WA 98188 Funtime 2800 SOUTHCENTERMALL TUKWILA WA 98188 G & H Goldfish 611 INDUSTRY DR TUKWILA WA 98188 G L Systems, Inc. 1160 INDUSTRY DR Bdg42 TUKWILA WA 98188 Gayle (Denny) Wright 1032 INDUSTRY DR TUKWILA WA 98188 Gemini Entertainments, Inc. 682 INDUSTRY DR TUKWILA WA 98188 Ghost Armor LLC 2800 SOUTHCENTER MALL R018Z TUKWILA WA 98188 Gold Buyers at the Mall 2800 SOUTHCENTER MALL TUKWILA WA 98188 Goodclips Hair Salon 658 STRANDER BLVD TUKWILA WA 98188 Hair Strand & Company 605 STRANDER BLVD TUKWILA WA 98188 Happy Teriyaki 17165 SOUTHCENTER PKY TUKWILA WA 98188 Harrah's Express Tours 16300 CHRISTENSEN RD #110 TUKWILA WA 98188 Alpha International 548 INDUSTRY DR TUKWILA WA 98188 Hickory Farms 2800 SOUTHCENTER MALL K#0109 TUKWILA WA 98188 Alpha Trophy, Inc. 609 STRANDER BLVD TUKWILA WA 98188 Home Delivery Link, Inc. 17601 SOUTHCENTER PKY TUKWILA WA 98188 Iden's Detail dba Chiprotect 1154 INDUSTRY DR TUKWILA WA 98188 IL Spirit 620 INDUSTRY DR TUKWILA WA 98188 Impact Paper & Ink 807 INDUSTRY DR Bdg19 TUKWILA WA 98188 Inco Properties, Inc. 16400 SOUTHCENTER PKY #308 TUKWILA WA 98188 Industrial Areas Fnd NW/IAF 649 STRANDER BLVD #B TUKWILA WA 98188 Infinity Fire Protection 950 INDUSTRY DR TUKWILA WA 98188 InSpa 17100 SOUTHCENTER PKY #112 TUKWILA WA 98188 PERFORMANCE BICYCLE SHOP #119 351 STRANDER BLVD TUKWILA WA 98188 HURRICANE BUTTERFLY HOLDINGS INC 100 ANDOVER PARK WEST #150-1(TUKWILA WA 98188 CHA CHA THAI RESTAURANT 375 STRANDER BLVD TUKWILA WA 98188 SEE'S CANDIES, INC WA 011 17100 SOUTHCENTER PKWY #108 TUKWILA WA 98188 COMPUPAY, INC. 555 ANDOVER PARK WEST, BDLG 4 STE 10 TUKWILA WA 98188 AKERS RICHARD/SHARON HUTCHISON 1165 ANDOVER PARK WEST TUKWILA WA 98188 BAYANI COMMERCIAL, INC. 90 ANDOVER PARK WEST TUKWILA WA 98188 Page 23 BusPull_LynnMiranda SUPERIOR FIRE 636 INDUSTRY DR TUKWILA WA 98188 QUALITY SEWING AND VACUUM 1205 ANDOVER PARK W TUKWILA WA 98188 VALUE VILLAGE 16700 SOUTHCENTER PKWY TUKWILA WA 98188 HELEN R ESTOQUE LICSW 596 INDUSTRY DR SUITE:TUKWILA WA 98188 PRO GOLF DISCOUNT 17305 SOUTHCENTER PKWY #100 TUKWILA WA 98188 TRACKLESS TRAINS OF SAN DIEGO 2800 SOUTHCENTER MALL TUKWILA WA 98188 LACHEL & ASSOCIATES, INC. 16300 CHRISTENSEN RD SUITE 'TUKWILA WA 98188 QUIT SMOKING TODAY 2800 SOUTHCENTER MALL R23 TUKWILA WA 98188 SEATTLE'S CUSTOM UPHOLSTERY LLC 956 INDUSTRY DR TUKWILA WA 98188 SUPERTRONIX WHOLESALE LLC 1033 ANDOVER PARK E TUKWILA WA 98188 ALPHATRONICS RETAIL LLC 1035 ANDOVER PARK E TUKWILA WA 98188 H&R BLOCK 400 SOUTHCENTER PKWY TUKWILA WA 98188 WHEEL MART 1163 ANDOVER PARK W TUKWILA WA 98188 GNUS SOUTHCENTER INC 2600 SOUTHCENTER MALL FC -9 TUKWILA WA 98188 PARSON'S GUITAR SHOP 230 ANDOVER PARK E TUKWILA WA 98188 COMPUTER CARE 17115 SOUTHCENTER PKWY TUKWILA WA 98188 INSURANCE OVERLOAD SERVICES, INC. 16400 SOUTHCENTER PKWY #403 TUKWILA WA 98188 MICABELLA BEAUTY 2800 SOUTHCENTER MALL #R22 TUKWILA WA 98188 UCL INC 1133 ANDOVER PARK W TUKWILA WA 98188 DSV AIR & SEA INC 16040 CHRISTENSEN RD #212 TUKWILA WA 98188 GRIMCO INC 18205 ANDOVER PARK W TUKWILA WA 98188 ALLEY KAT 2800 SOUTHCENTER MALL #121 TUKWILA WA 98188 MALI KIDS, INC. 1025 INDUSTRY DR TUKWILA WA 98188 MILLIONS OF COLORS, INC. 1025 INDUSTRY DR TUKWILA WA 98188 DESIGN 500 984 INDUSTRY DR TUKWILA WA 98188 GAME ON INC 2887 SOUTHCENTER MALL TUKWILA WA 98188 FINE DESIGNS INC 16550 W VALLEY HWY TUKWILA WA 98188 ROYALE 2800 SOUTHCENTER MALL K#9115 TUKWILA WA 98188 MIZUKI BUFFET 17950 SOUTHCENTER PKWY TUKWILA WA 98188 LA -Z -BOY FURNITURE STORE 17305 SOUTHCENTER PKWY #140 TUKWILA WA 98188 ARRANT AUDIO LLC 697 STRANDER BLVD TUKWILA WA 98188 COSTUME CITY INC 374 UPLAND DR TUKWILA WA 98188 RAC ACCEPTANCE #06999 17601 SOUTHCENTER PKY TUKWILA WA 98188 LOTUS SPA 1387 SOUTHCENTER MALL TUKWILA WA 98188 ARMED FORCES CAREER CENTER - NAVY 16832 SOUTHCENTER PKWY #110 TUKWILA WA 98188 ARMED FORCES CENTER -AIR FORCES RES 16832 SOUTHCENTER PKWY #100 TUKWILA WA 98188 ARMED FORCES CENTER - ARMY 16832 SOUTHCENTER PKWY #140 TUKWILA WA 98188 Page 24 BusPull_LynnMiranda ARMED FORCES RECR CTR - ARMY CO. 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CONVENTION & VISITORS Laura Murphy Karen Walter 4735 E MARGINAL WY S 711 S CAPITOL WAY, STE 501 911 NE llth AVE PO BOX 48343 PO BOX 330310, MS 240 PO 47015 PO BOX 40002 PO BOX 48300 16018 MILL CREEK BLVD 1775 12th Ave NW, Ste 201 PO BOX 1788 3190 160th AVE SE PO BOX 47703 PO BOX 40117 2015 JACKSON ST., STE 700 500 4th AVE, RM# 709A 900 OAKSDALE AVE SW 2015 JACKSON ST., MS KSC-TR-0431 2015 JACKSON ST., STE 600 960 NEWPORT WAY NW 4060 S 144th STREET 1386 SOUTHCENTER MALL 4640 S 144th STREET 300 SW 7TH STREET 23315 66th AVE S PO BOX 90868 23828 30th AVE S 12645 STONE AVE N 2319 LIND AVENUE SW PO BOX 69550 22010 76th AVE 5 220 FOURTH AVE S 1055 5 GRADY WAY 4800 S 188th STREET 1011 WESTERN AVE #500 14220 Interurban Ave 5 # 134 39015 172nd AVE SE 39015 172nd AVE SE SEATTLE WA 98124 OLYMPIA WA 98501 PORTLAND OR 97232 OLYMPIA WA 98504 SEATTLE WA 98133 OLYMPIA WA 98504 OLYMPIA WA 98504 OLYMPIA WA 98504 MILL CREEK WA 98012 Issaquah WA 98027 OLYMPIA WA 98504 BELLEVUE WA 98008 OLYMPIA WA 98504 LACEY WA 98504 SEATTLE WA 98104 SEATTLE WA 98104 RENTON WA 98055 SEATTLE WA 98104 SEATTLE WA 98104 ISSAQUAH WA 98027 TUKWILA WA 98168 TUKWILA WA 98188 TUKWILA WA 98168 RENTON WA 98055 KENT WA 98032 BELLEVUE WA 98009 KENT WA 98032 SEATTLE WA 98133 RENTON WA 98055 SEATTLE WA 98168 KENT WA 98032 KENT WA 98032 RENTON WA 98055 SEATAC WA 98188 SEATTLE WA 98104 Tukwila WA 98168 AUBURN WA 98092 AUBURN WA 98092 MUCKLESHOOT Wildlife Program DUWAMISH INDIAN TRIBE PUGET SOUND CLEAN AIR AGENCY SOUND TRANSIT/SEPA OFFICIAL DUWAMISH RIVER CLEAN UP COALITION WA ENVIRONMENTAL COUNCIL PEOPLE FOR PUGET SOUND FUTUREWISE Mike Middleton SEPA REVIEW UNION STATION 39015 172nd AVE SE 4705 W MARGINAL WAY SW 1904 3rd AVENUE, STE 105 401 SJACKSON STREET 1620 18TH AVE, Ste 100 1402 THIRD AVE, STE# 1400 911 WESTERN AVENUE, STE 580 814 SECOND AVENUE, STE 500 AUBURN WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA 98092 98106 98101 98104 98122 98101 98104 98104 FACT SHEET PROJECT TITLE Draft Southcenter Subarea Plan and Implementing Regulations DESCRIPTION OF PROPOSAL AND ALTERNATIVES • Proposed Action: Adoption by the City Council of a Subarea Plan for the Southcenter area, revised development regulations in TMC Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. This Action would maintain Southcenter's current share of the regional retail market and enhance the area's long-term competitive edge within the region by promoting the development of a more vibrant, high intensity mixed-use center including housing and pedestrian -oriented areas in proximity to rail and transit, enhancing the visual character of the built environment, prominently featuring natural amenities, and encouraging redevelopment of underutilized properties. Change would be driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. The Proposed Action would meet the objectives of the Subarea Plan and would accommodate projected 20 -year demand for housing and jobs. • Alternative 1: High Intensity Urban Center Same as the Proposed Action, except this Alternative would allow higher maximum building heights potentially resulting in an incrementally more compact land use pattern in the Transit Oriented Development (TOD) District. This alternative would meet the objectives of the Subarea Plan and would accommodate projected 20 -year demand for housing and jobs. • Alternative 2: No Action No subarea plan, new development regulations or design guidelines would be adopted. The City would continue to apply the regulations of the existing TMC Chapter 18.28 for the Tukwila Urban Center. The area would continue to develop as a suburban retail and warehouse/distribution center, with change driven by market forces, but the City's current share of the regional retail market would likely decline. This alternative would not meet the objectives of the Subarea Plan and would not accommodate projected 20 - year demand for housing; it would accommodate the projected demand for jobs. PROJECT LOCATION The Tukwila Urban Center/Southcenter Subarea is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. PROPONENT City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Tukwila Urban Center Subarea Plan Final SEIS April 2014 LEAD AGENCY City of Tukwila Department of Community Development RESPONSIBLE OFFICIAL Jack Pace, Director City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 CONTACT PERSON Lynn Miranda, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Telephone: 206.433.7162 Email: Lynn.Miranda@tukwilawa.gov LICENSES, PERMITS AND APPROVALS POTENTIALLY REQUIRED The Tukwila City Council will adopt the Southcenter Subarea Plan as an optional element of Tukwila's Comprehensive Plan and will adopt the revised TMC Chapter 18.28 TUC and the Southcenter Design Manual as development regulations to implement the Subarea Plan. Future developments consistent with the SEIS will be reviewed as provided by the Tukwila Municipal Code and will not require additional SEPA review, as permitted by RCW 43.21C.420. EXISTING ENVIRONMENTAL DOCUMENTS BEING SUPPLEMENTED AND/OR ADOPTED • This document supplements the Environmental Impact Statement (EIS) for the Tukwila Comprehensive Plan, October 1995. The 1995 EIS is being adopted for purposes of SEPA compliance, consistent with WAC 197-11-630, as well as other relevant environmental documents. Notices of Adoption are contained in Appendix B of the Final SEIS. • Copies of the EIS are available for review at: City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 EIS AUTHORS AND PRINCIPAL CONTRIBUTORS City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 City of Tukwila Public Works Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188-2544 Tukwila Urban Center Subarea Plan Final SEIS April 2014 Weinman Consulting, LLC 9350 SE 68th St Mercer Island, WA 98040 Fehr & Peers 1001 4th Ave, Suite 4120 Seattle, WA 98154 ENVIRON International Corporation 901 5th Ave, Suite 2820 Seattle, WA 98164 DATE OF ISSUE OF DRAFT SUPPLEMENTAL EIS October 21, 2013 DATE OF ISSUE OF FINAL SEIS April 4, 2014 EXPECTED DATE OF IMPLEMENTATION June 2014 SEIS AVAILABILITY, COST AND BACKGROUND MATERIAL The Draft and Final SEISs may be reviewed online at http://www.tukwilawa.gov/dcd/urbancenterplan.html. Review copies of the Final SEIS and background materials are available at the City of Tukwila Department of Community Development, Suite 100, 6300 Southcenter Boulevard, Tukwila, WA 98188-2544. Documents may be reviewed between the hours of 8:30 AM and 5:00 PM. CD copies of the Final SEIS are available for purchase at the above address at a cost of $10.00. Tukwila Urban Center Subarea Plan Final SEIS April 2014 City of Tukwila Final SEIS for Southcenter Subarea Plan and Implementing Regulations Table of Contents Fact Sheet Chapter 1 Section 1.1 Chapter 2 Section 2.1 Section 2.2 Section 2.3 Section 2.4 Section 2.5 Chapter 3 Chapter 4 Summary of the Proposed Action 1-1 Summary of the Proposed Action and Alternatives 1-1 Proposal and Alternatives 2-1 Proponent, Action, Location/Major Features 2-1 Background — Planning & Regulatory Framework 2-3 Southcenter Plan Background 2-9 Proposed Action & Alternatives 2-12 Environmental Review 2-22 Changes & Clarifications to the SEIS 3-1 Comments and Responses to Comments on the Draft SEIS 4-1 Appendices Appendix A Tukwila Environmental Documents, Adopted Regulations & Plans [Revised] . A-1 Appendix B. Adopted Environmental Documents B-1 Tukwila Urban Center Subarea Plan Final SEIS iv April 2014 List of Tables Table 1.1 Table 1.2 Table 2.1 Table 2.2 Future Land Use (Households & Employment) by Alternative 1-3 Summaries of Significant Impacts in the Urban Center 1-7 City of Tukwila Forecasted Growth Year -2031 2-19 Assumed Urban Center Pipeline Projects 2-19 List of Figures Figure 1.1 Figure 2.1 Figure 2.2 Figure 2.3 Figure 3.11 Figure 3.12 Tukwila Urban Center Boundary 1-2 Tukwila Urban Center Boundary 2-2 Evolution of Envisioned District Structure 2-14 District Map 2-15 No Action PM Peak Hour Level of Service (2031) [Revised] 3-3 Proposed Action/High Intensity Alternative PM Peak Hour Level of Service (2031) [Revised] 3-4 Tukwila Urban Center Subarea Plan Final SEIS v April 2014 Chapter 1 Summary of the Proposed Action This chapter provides a brief summary of information contained in the Southcenter Plan Supplemental Environmental Impact Statement (SEIS). It provides an overview of the alternatives, the analysis of significant impacts and mitigation measures, and significant unavoidable impacts. This summary is intended to be brief and selective; the reader should consult individual sections of the Draft SEIS for detailed information concerning environmental impacts and mitigation measures. A matrix in this chapter contains a comparative overview of the impacts identified for the Proposed Action and alternatives. Section 1.1 Summary of the Proposed Action and Alternatives 1.1.1 Location of Proposal Tukwila's Urban Center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 1.1). The area is intensively developed with a range of retail, commercial, warehousing, distribution and light industrial uses. Current land uses and site design may be characterized as suburban and auto -oriented in nature, with many low scale, single -use buildings located behind extensive surface parking lots. Large-scale retail and industrial buildings are also present in some portions of the area. The existing street system is built around mega -blocks, which makes walking challenging. There is little vacant land remaining that is not environmentally constrained or preserved for open space. Major open space, recreational areas, and natural features of the urban center include the Green River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. 1.1.2 Proposed Action The Proposed Action consists of two major elements: • Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila's designated Urban Center — which will become an optional element of the City's Comprehensive Plan; and • Adoption of revised development regulations for the Tukwila Urban Center (TMC Chapter 18.28), and the Southcenter Design Manual. Tukwila Urban Center Subarea Plan: Final SEIS 1-1 March 2014 Figure 1.1 Tukwila Urban Center Boundary The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive Plan and would guide future growth and redevelopment of the subarea. The development regulations and design guidelines would amend the text of the City's zoning code (Tukwila Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and new design guidelines would both implement the Subarea Plan and act as mitigation measures for future development; the regulations and design guidelines would not cause significant impacts on their own. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire life safety, and sensitive areas, would continue to apply to development within the Urban Center. The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and redeveloping the Urban Center over time. It builds on the policies contained in the City's Comprehensive Plan. It would be implemented through a variety of public and private actions, with the guidance of new development regulations. The Southcenter Plan provides guidance for Tukwila Urban Center Subarea Plan: Final SEIS 1-2 March 2014 restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and auto -dominated land use pattern, with generally undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is organized, connected, and pedestrian -oriented, and which is well-designed around its amenities. Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. A key element of the subarea plan is to generally organize the Southcenter area into a pattern of five "districts," each with a distinct identity and mix of uses: Regional Center, Transit Oriented Development (TOD), Pond, Commercial Corridor and Workplace (See Figure 2.3 District Map). Each district is based on an existing development element (such as Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace District). District size and layout are influenced by identified market opportunities, circulation connections, walking distance and nearby amenities. Other major themes and elements of the subarea plan and the transformation that it envisions include: • Creation of a street network — from superblocks to a fine-grained pattern of streets and blocks • Transit integrated with urban center development • Integration of the natural and recreational amenities with the emerging built environment • Building, Site and Infrastructure Design — create a "great place" 1 In general, growth and development would occur in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. Table 1.1 presents a summary of growth (households and employment) associated with the Proposed Action. Table 1.1 Future Land Use (Households & Employment) by Alternative Land Use Scenario Total Citywide Total Southcenter Subarea Households Employment Households Employment 2013 7,435 47,540 4 19,725 2031 No Action 10,574 71,686 654 21,393 2031 Proposed Action/ High Intensity 12,285 75,205 2,714 25,084 A great place is memorable and helps promote social interaction and sense of community, is visually interesting, reflects local culture or history, and has a unique or special character. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-3 1.1.3 Land Use Alternatives Two alternatives to the Proposed Action are addressed in the SEIS: the No Action Alternative and the High Intensity Alternative. Both alternatives address the same geographic area and use the same 2031 forecast year as the Proposed Action. Both are evaluated using the King County Countywide Planning Policy's updated household and employment forecasts for Tukwila. Table 1.1 also shows the future land use (household and employment) associated with the alternatives. 1.1.3.1 High Intensity Alternative The High Intensity Alternative would be very similar to the Proposed Action in that it would implement the vision for the Southcenter area and accommodate the same forecasted housing and employment targets, but would allow the construction of taller buildings in the area designated for transit oriented development when multiple height incentives are employed. It is assumed that the Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same as under the Proposed Action. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive areas, would also continue to apply to development within the Urban Center. The most significant differences between the Proposed Action/High Intensity alternatives and No Action would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern portion of the Southcenter area between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond in the Proposed Action and High Intensity Alternative when compared to the No Action Alternative. The regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire life safety, and sensitive areas, would continue to apply to development within the Urban Center under both alternatives. 1.1.3.2 No Action Alternative No Action provides a "baseline" for comparing the impacts of the proposal. Relative to the Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development regulations and new design guidelines would not be adopted. The existing regulations, design guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future development. The existing suburban development pattern would continue and the City would not achieve regional goals for an urban center or have sufficient development capacity to accommodate the household target allocated to the City. SEPA review would occur on a project -by -project basis, without the benefit of a comprehensive and cumulative analysis of subarea impacts as a whole. 1.1.4 Prior Planning and Environmental Review The City of Tukwila adopted a Comprehensive Plan in 1995 complying with the requirements of the Growth Management Act and in coordination with the overall planning framework of the King County Countywide Planning Policies. The goals, policies, and implementation strategies contained in the Plan were intended to be the basis for managing anticipated growth and Tukwila Urban Center Subarea Plan: Final SEIS 1-4 March 2014 development in Tukwila over the following twenty years. The Comprehensive Plan Draft and Final EIS2 identified and documented potential significant adverse environmental impacts and mitigation measures associated with Plan alternatives. An Addendum3 to the Tukwila Comprehensive Plan EIS evaluated the environmental impacts of the zoning code changes proposed to implement the Comprehensive Plan. In 2004 the City of Tukwila issued another Addendum to the Comprehensive Plan EIS addressing proposed revisions to the Comprehensive Plan and development regulations. This Supplemental EIS (SEIS) focuses on potential impacts associated with increased intensity of development proposed for the Urban Center. It supplements the analysis of adverse impacts contained in the documents described above, along with other plans and EISs that contain environmental information relevant to the Urban Center that are being relied upon for purposes of SEPA compliance. Please refer to the Fact Sheet and Appendix A for a list and summary of documents that are being adopted and/or incorporated by reference, and which may be reviewed at the City of Tukwila Department of Community Development. Many of the impacts associated with future development in the subarea are already addressed by adopted development regulations, by other applicable requirements of the City's Comprehensive Plan, and/or by other local, state or federal rules or laws. The City intends to rely on these to mitigate significant adverse impacts. The City of Tukwila is using the SEPA review provisions for subareas set forth in RCW 43.21C.420. These provisions allow the City to comprehensively consider area -wide, cumulative environmental impacts of the Southcenter Plan over the long term, rather than evaluating impacts on a project -by -project basis. Mitigation measures can similarly be identified for cumulative development within the subarea, which enhances the City's planning and programming of needed improvements. Tukwila residents also have the ability to see how the impacts of growth within the subarea will be addressed over the long term, and how the vision for the Urban Center will be implemented. Future project -specific development proposals that are consistent with the subarea plan, development regulations and SEIS do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Most capital improvements planned for the subarea, such as the pedestrian bridge over the Green River, are independent projects that have been undergoing separate environmental review. As such, these projects are not within the environmental review provisions of RCW 43.21C.420. To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d), the City held the required community meetings, provided information about the plan, issued a Determination of Significance and Scoping Notice, and held a scoping meeting. The City is also evaluating the feasibility of a Transfer of Development Rights (TDR) program, as required by RCW 43.21C.420. The Landscape and Infrastructure Program (LCIP), in conjunction with TDR, could provide a supplemental source of funding to invest in infrastructure in the Urban Center. 2 Dated June 1995 and October 1995, respectively. 3 Dated November 1995 Tukwila Urban Center Subarea Plan: Final SEIS 1-5 March 2014 Six comments were received during the 30 -day scoping period, and all comments were considered in determining the scope of this SEIS. More detail on this process and comments received can be found in Chapter II. A Draft SEIS was published on October 18, 2013 and the public comment period extended to November 20, 2013. Procedures for publication and distribution followed the requirements of state and local regulations. A total of four comment letters were received from agencies, tribes and individuals. The Final SEIS reproduces these comment letters and provides responses to substantive comments. 1.1.5 Summary of Significant Impacts Table 1.2 provides a summary of environmental impacts for each element of the environment evaluated in the Draft SEIS. Table 1.2 also includes mitigation measures for impacts that could result from the Proposed Action. Significant unavoidable adverse impacts are also identified, as applicable. Tukwila Urban Center Subarea Plan: Final SEIS 1-6 March 2014 Table 1.2 Summaries of Significant Impacts in the Urban Center Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative PLANS & POLICIES This Alternative is consistent with the urban center -related VISION 2040, the King County Countywide Planning Policies, and the Tukwila Urban Center (TUC) Element of Tukwila's Comprehensive Plan. Same as the Proposed Action. BUILT ENVIRONMENT The No Action Alternative would be inconsistent to varying degrees with urban center -related policies of VISION 2040, the King County Countywide Planning Policies, and the Tukwila Urban Center (TUC) Element of Tukwila's Comprehensive Plan. LAND USE & AESTHETICS The Urban Center would be organized into five districts. Guiding certain types of land uses to specific districts with compatible uses would provide each with a distinct identity and reduce future land use conflicts. The most significant land use changes would be evident in growth and development occurring in a more urban/intensive, pedestrian -oriented, walkable form, primarily in the northern districts of the Urban Center between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond. A mix of uses would occur in these areas — office, retail and multifamily within the same building. Areas south of Tukwila Pond and along Southcenter Pkwy would not change significantly from the current pattern of development. Overall, more commercial growth (5,359 employees) would occur under the Proposed/High Intensity Alternative by 2031, resulting in 3,691 more employees than the No Action. Opportunities for residential development would expand to areas in proximity to high capacity transit and water amenities, resulting in 2,710 dwelling units by 2031, or 2,060 more than No Action. Multifamily height incentives would be offered. Land use impacts under the High Intensity Alternative will be similar to those identified under the Proposed Action, except for building heights in the TOD District. Under this alternative, maximum building heights within the TOD District would be greater with height incentives (115') when compared to the Proposed Action (70'). Consequently, height related impacts in the TOD District would be greater than under the Proposed Action, and similar to those under the No Action. Since the growth assumptions are the same for this alternative as under the Proposed Action (see Table 3.4), the most significant land use impact of allowing taller buildings in the TOD District is that fewer buildings may be constructed within the Urban Center and the land use pattern could be marginally more compact. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-7 The current pattern of single use structures and lower -scale suburban commercial development would continue; development would most likely not achieve a higher density mixed-use land pattern. Retail uses would continue to dominate; very little housing would be constructed in the Urban Center (650 units by 2031). Land use conflicts between adjacent uses could increase, since differentiation of the urban center into districts with similar/compatible uses would not occur. The rate of commercial growth may slow over time due to increased competition from mixed use centers locating in surrounding areas, such as Renton Landing, Kent Station, and Burien Town Center, and lack of investment in the Subarea. This could result in 3,691 fewer employees than the other Alternatives in 2031. Public investment in the types of amenities needed to attract housing and meet regional goals for increasing pedestrian and transit - supportive environments would not be generated. Reduced opportunities for housing in the Urban Center could make it difficult for the City to accommodate its citywide housing targets. Consequently, there could be greater pressure for infill and intensification of housing in the City's existing single family residential Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative neighborhoods. In addition, there could be Building heights would be lower than the No increased demand in housing markets in Action, except for around the Mall where heights could reach 214' with height incentives adjacent cities — Renton, Seattle, and Sea -Tac, in South King County generally, and in Pierce for public frontage improvements or multifamily development. Building heights along the Green River within 200' of the County. Publicly accessible open space would not be OHWM would be the same in all alternatives. required under No Action. Consequently, the Shadowing impacts would be less than the No area may continue to redevelop without the Action, except around the Mall. additional requirements for parks and open spaces that contribute to "great spaces" and Many potential impacts would be mitigated by function as amenities that attract housing. adopted comprehensive plan policies and Covered or uncovered recreation space would development regulations, and/or by proposed subarea plan strategies, development regulations and design guidelines. The be required for residential developments. This alternative would not advance or be elements of the proposal are themselves consistent with the desired direction for the mitigation measures that would address the Urban Center identified in the Comprehensive potential impacts of future growth. The Plan. Shoreline Master Program would have a positive effect on shoreline resources. No additional mitigation measures are required. No significant unavoidable adverse impacts have been identified. While some existing uses in some portions of the urban center could be displaced in the process of redevelopment, such uses could potentially relocate to other areas of Southcenter or elsewhere in the City. Such displacement may be significant to individual displaced businesses, but is not an adverse impact to land use in the Urban Center. While identified land use changes will be significant and are unavoidable, they are generally considered to be positive rather than adverse, and do not require mitigation. Aesthetics, building heights, views and visual Aesthetics, building heights, views and visual Aesthetics, building heights, views and visual character: character: character: The Proposed Action would likely result in The High Intensity Alternative is likely to No additional design guidance would be improved visual quality overall and would not result in impacts similar to those described for provided for buildings, sites, landscaping, Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-8 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative result in significant adverse impacts. the Proposed Action. In general, this alternative parks, streets or utilities. Architectural design would likely result in improved visual quality and visual character would be more influenced New design guidelines for buildings, sites, landscaping, parks, streets and utilities in the of the built environment and is not expected to result in significant adverse impacts. Views by the subjective vision of individual property owners and could potentially result in northern part of the Urban Center would from development on hills surrounding the substantial contrasts in design. contribute to the Center's identity and sense of urban center may be more impacted under this place, create a lively street -level environment, and support the community's vision for a high- quality environment. Buildings would be alternative than under the Proposed Action, but similar to those under the No Action. The area would retain its existing suburban character and undistinguished visual qualities, with uses of significantly different scale and composed of a mix of contemporary and The primary difference between the character such as warehouse and multifamily Northwest -inspired elements, such as exposed Alternatives is the, location, height and scale of projects located adjacent to one another. No natural materials and building elements that some developments; as well as the amount and differentiation of districts with similar and respond to the area's climate. The scale, modulation and transparency of buildings in location of surface parking provided. complementary uses would occur within the Urban Center. Individual buildings would pedestrian oriented areas would be significantly improved. continue to be set back far from the street edge, surrounded by large amounts of parking, and would provide minimal pedestrian amenities. Public and private investments in a new street Buildings would likely be larger in bulk and network, urban amenities (e.g. parks and plazas), and streetscape improvements would enhance the look of the area and balance open scale. Maximum building heights would remain at spaces with an increase in the built 115' anywhere within the Urban Center, except environment. New development would orient within 200' of the OHWM of the Green River towards Tukwila Pond, Minkler Pond and the where shoreline development regulations Green River. These natural features would be apply. Generally, shadowing impacts better connected to the Interurban and Green throughout the Urban Center would be greater River Trails and other city parks. than under the Proposed Action and, to a lesser extent the High Intensity Alternative, except A finer street grid system would be developed, resulting in more appropriately sized blocks that foster walking and biking. Streetscapes would be designed to support the uses they around the Mall. No height incentives are provided. Improvements to the water quality, park serve — wider sidewalks with pedestrian features, and access to Tukwila Pond Park may amenities in the shopping, mixed-use occur pursuant to the master plan, but adjacent residential neighborhoods and around the bus new development would most likely continue and rail centers. Parking in these areas would be located to the side or rear of buildings, or in limited amounts between the buildings and sidewalks. to turn its back to the Pond. While identified aesthetic changes will be significant and are unavoidable, they are Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-9 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative generally considered to be positive rather than adverse, and do not require mitigation. The most significant potential impact is from the differences in scale between the area where 214' buildings are permitted in the Regional Center District along Tukwila Parkway, and the rest of the Urban Center where maximum building heights are significantly lower. Tall buildings could also potentially interrupt views from residential areas on the surrounding hillsides. Shadowing on the street level and adjacent development from these taller structures would be greater than under the No Action. These impacts would be mitigated through design guidelines and careful site planning. OPEN SPACE Retail, office and lodging development would be required to contribute to public open spaces. Open spaces would increase in amount and improve in terms of access and function compared with the No Action. Enhanced open spaces would then draw amenity -based housing development. Residential development would be required to contribute to common and private open spaces. Design guidelines for public and private open spaces are provided. There are no significant adverse impacts identified. Same as the Proposed Action Residential development would be required to contribute to shared recreation space. There would not be a required contribution to publicly accessible open space by new development. The Subarea would continue to redevelop and potentially intensify without any parks and open spaces to balance out the increase in the built environment. No additional guidance on parks or open space is provided. SHORELINES Building height and setbacks will be restricted by Shoreline regulations. However, maximum building heights adjacent to the River would be less, at 70 feet with incentives; 45 feet without incentives. Design guidelines address building facades facing the Green River Trail. Development is encouraged to orient towards the River. The Shoreline Master Program would have a positive effect on shoreline resources. No significant adverse impacts are identified. The High Intensity Alternative is likely to result in impacts similar to those described for the Proposed Action. Building height and setbacks will be restricted by Shoreline regulations. However, maximum building heights adjacent to the River could be taller: 115 feet with incentives. Consequently, when proposing a structure over 70 feet in the TOD District, a condition for approval could include that an applicant must show how shadowing on adjacent open spaces, amenities, and parks is mitigated. The Shoreline Master Program would have a positive effect on shoreline resources. The Shoreline Master Program would have a positive effect on shoreline resources. Building height and setbacks will be restricted by Shoreline regulations. Outside the shoreline environment on parcels adjacent to the Green River, maximum building heights would be 115 feet. The visual character of the built environment, as viewed from the Green River Trail, would not be addressed. Land uses adjacent to the River north of Strander Blvd would remain similar to those currently permitted, including warehouse and industrial uses. Development would not be oriented towards the river to take advantage of its Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-10 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative amenities. HISTORIC AND ARCHAEOLOGICAL RESOURCES There is one residence in the Subarea listed on the Washington State Register of Historic Places. The City of Tukwila does not have adopted policies or regulations for historic properties. Federal law and the Washington State Department of Archeology and Historic Preservation's law regulating historic sites would apply if the property is proposed for redevelopment. The majority of the Urban Center has already been developed. There is a possibility that archaeological materials may be inadvertently encountered during future construction. If such materials area discovered, work at the specific location would be suspended until the materials can be inspected by a professional archaeologist and the appropriate agencies notified. Same as the Proposed Action. Same as the Proposed Action. FIRE PROTECTION Increases in residential and commercial development could occur, but at building heights less than currently allowed under the No Action Alternative. The exception to this is in the Regional Center District, where building heights could reach a maximum of 214' in proximity to Tukwila Parkway. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs, and include these needs in the capital facilities planning process. Same as the Proposed Action, except maximum building heights in the TOD District would be greater than under the Proposed Action and similar to the No Action Alternative. Increases in residential and commercial development could occur, but at building heights greater than that allowed under the Proposed Action. The exception to this is in the Regional Center District, where building heights could reach a maximum of 214' in proximity to Tukwila Parkway in the Proposed Action. Any significant increase in density and/or height from the current conditions could affect fire and emergency service capabilities, potentially requiring additional personnel and equipment in order to provide appropriate levels of service. To address future deficiencies and service capacity needs, the Fire Department would review its needs on an on-going basis as the Urban Center continues to grow and redevelopment occurs, and include these needs Tukwila Urban Center Subarea Plan: Final SEIS March 2014 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative in the capital facilities planning process. SCHOOLS Significant residential development could occur, but the actual number of school-age children generated by future development over the next 20 years is projected to be minimal (a total of 79 students). Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. Over the long term, adjustments in specific school service boundaries may be warranted, as well as future bond issues and levies, to serve general growth in both districts. New development and associated funds from property taxes would help offset increases in demand for school services. The High Intensity Alternative is likely to result in impacts similar to those described for the Proposed Action. Very few school age children would be generated by the minimal residential development that could occur by 2031 (a total of 20 students). Based on the distance of existing schools in the Tukwila and Renton School Districts from the Urban Center, students would need to be bused to all school facilities. No significant impacts are identified. TRANSPORTATION & AIR QUALITY A total of 17,000 PM peak hour trips would be generated by the anticipated future land uses in the Southcenter subarea. The proposed land use mix is more balanced (i.e., jobs and housing) and would better support transit, walking, and cycling. No adverse impacts are anticipated to parking, safety, walking or bicycling. Conversely, the combination of smaller block sizes and compact mixed use development with planned City roadway projects would be more conducive to pedestrian and bicycle mobility, and would likely support the City's non- motorized policies to a greater degree than the No Action Alternative. Planned transit facility improvements combined with increased densities and a more urban mix of uses would be more conducive to transit service and would support the City's transit policies to a greater degree than the No Action Alternative. Transit service may experience some delays at the Southcenter Same as the Proposed Action. A total of 15,500 PM peak hour trips would be generated by anticipated future land uses in the Southcenter subarea. Superblocks, lack of pedestrian and bicycle connections and amenities, and absence of streetscape improvements would continue to deter walking, bicycling, and transit use and, instead, encourage auto travel. The lack of housing in the Urban Center would likely result in more people commuting to the area for work. The City is planning several projects (e.g. bus transit center) to improve access to transit facilities and accommodate the additional transit activity in the Urban Center under all alternatives. Transit service may experience some delays at the Southcenter Boulevard/66`h Avenue South intersection because of increased traffic congestion in all alternatives. Traffic safety is expected to generally improve between existing and future conditions with planned City roadway improvements. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-12 Elements of the Environment Proposed Action High Intensity Alternative No Action Alternative Boulevard/66th Avenue South, and along W. Valley Hwy at Strander and S.180`h Street Parking requirements in the northern part of the because of increased traffic congestion. Urban Center are higher than those required for Potential mitigation would include increasing capacity, and implementing transit signal priority and other technological enhancements. the other alternatives. No significant construction impacts are anticipated in conjunction with the No Action. Minimum parking requirements are generally lower for retail, restaurants, and residential uses in the more intensely developed, transit - supportive parts of the Urban Center than under Levels of Service (LOS): the No Action. Minimum parking requirements Under this alternative, one intersection would in the Workplace and Commercial Corridor operate below an acceptable LOS during p.m. Districts is the same as the No Action. peak hours: • Southcenter Blvd / 66th Ave S No significant construction impacts are anticipated in conjunction with the Proposed Mitigation measures are identified, and if Action. implemented, no significant adverse impacts would remain. Levels of Service (LOS): Under this alternative, one intersection would operate below an acceptable LOS during p.m. peak hours: • Southcenter Blvd / 66th Ave S Two corridors will operate unacceptably during p.m. peak hours: • South 180`h St (LOS F) • West Valley Highway (LOS F) Mitigation measures are identified for all three locations, and if implemented, no significant adverse impacts would remain. Air Quality Calculated peak -hour CO concentrations Air Quality caused by transportation sources near the No unavoidable significant impacts were worst -operating intersection would not exceed ambient air quality standards. The Proposed identified. Action would not be expected to result in any significant air quality impacts due to its effect on the surface roadways in the area. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 1-13 Chapter 2 Proposal & Alternatives Section 2.1 Proponent, Action, Location/Major Features The proposal is sponsored by the City of Tukwila Department of Community Development. The proposed action consists of the following elements: 1. Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila's designated Urban Center — which will become an optional element of the City's Comprehensive Plan; and 2. Adoption of revised development regulations for the Tukwila Urban Center (TMC Chapter 18.28), and the Southcenter Design Manual. The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive Plan and would guide future growth and redevelopment of the subarea. The development regulations and design guidelines would amend the text of the City's zoning code (Tukwila Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and new design guidelines would both implement the Subarea Plan and act as mitigation measures for future development. The City Council would take legislative action following review of the Plan and regulations by the Planning Commission and the public, and compliance with SEPA. Tukwila's Urban Center, Southcenter, is an approximate 1,000 -acre area that is generally bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south (See Figure 2.1 Tukwila Urban Center Boundary). The area is intensively developed with a range of retail, commercial, warehousing, distribution and light industrial uses. Current land uses and site design may be characterized as suburban and auto -oriented in nature, with many low -scale, single -use buildings located behind extensive surface parking lots. Large- scale retail and industrial buildings are also present in some portions of the area. The existing street system is built around mega -blocks, which makes walking challenging. There is little vacant land remaining that is not environmentally constrained or preserved for open space. Major open space, recreational areas, and natural features of the urban center include the Green River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond. The City of Tukwila, located in South King County, is home to more than 17,000 people and almost 47,000 workers4. Approximately forty percent of this employment is located in the Urban Center. As of the 2010 census, the City had 7,755 housing units5 (46 percent single family and 54 percent multi -family); however, there is currently one single family home and no multi -family housing in the Urban Center. The City's population grew by 45 percent during the 1990's, primarily as a result of the annexation of new areas into the City, but has slowed since 2000. 4 2008 King County Annual Growth Report 5 U.S. Census 2010 and Washington State Office of Financial Management, 2012 Tukwila Urban Center Subarea Plan: Final SEIS 2-1 March 2014 The City's 20 -year growth targets6 (through 2031) are for 4,850 new households and 17,550 new employees. �... Southcentor Plan Boundary Citylimits Figure 2.1 Tukwila Urban Center Boundary 6 King County Growth Targets and the Urban Growth Area, March 1, 2012. Update: Revised Table DP -1. Targets include Planned Annexation Areas (PAA). Tukwila Urban Center Subarea Plan: Final SEIS 2-2 March 2014 Section 2.2 Background -- Planning & Regulatory Framework Over the past decade, the City of Tukwila has been engaged in a wide range of planning activities for land use, infrastructure and environmental protection to help realize its goals for the Urban Center. These actions have followed direction provided in the Growth Management Act, King County's Countywide Planning Policies, and Vision 2040. This policy direction is summarized below to help provide the context for the Southcenter plan; the plan has been developed in response to these policies, and to market opportunities. 2.2.1 State and Regional Policies 2.2.1.1 Growth Management Act The Growth Management Act (GMA, RCW 36.70A), adopted in 1990, establishes general policies, standards and procedures for local planning and development controls to manage growth within the state's largest and fastest-growing cities and counties. The City of Tukwila is subject to the GMA's provisions, which includes preparation of a comprehensive plan and development regulations that are consistent with and implement the plan (RCW 36.70A.040). Local plans are required to contain specified "elements" or chapters which address land use, housing, capital facilities, utilities and transportation (RCW 36.70A.070). Plans may contain other optional elements, including subarea plans which are consistent with the comprehensive plan (RCW 36.70A.080(2)). The content of a subarea plan is determined by the local jurisdiction. Amendments to Comprehensive Plans are generally limited to once per year; however, the adoption of subarea plans that do not modify the comprehensive plan's applicable policies and designations may be adopted at any time ((RCW 36.70A.130(2)). 2.2.1.2 Vision 2040 Vision 2040 (Puget Sound Regional Council, amended 2009) is a regional land use and transportation strategy for King, Snohomish, Pierce and Kitsap Counties. The designation of regional growth centers, along with manufacturing/industrial centers and town centers, is a key element of the regional strategy. Regional growth centers are intended to be compact areas of high-intensity residential and employment development, with a mix of land uses including housing, jobs, recreation and shopping. Within the region, regional growth centers are targeted for high capacity transit service and investments promoting economic development (Policies MPP -DP -5 & 7). Vision 2040 also calls for expanding the supply and range of housing in centers (MPP -H-5). Vision 2040 designates the Southcenter area of Tukwila as one of twenty-seven regional growth centers in the four -county region. While not specifically addressing centers, Vision 2040 also contains goals and policies regarding designing high quality physical environments to create more livable communities, better integrate land use and transportation systems, and restore the environment (MPP -DP -33-42). Communities should also be planned and designed to promote physical, social and mental well- being to foster healthier and more active lives (MPP -DP -43 & 44, 46 & 47). Tukwila Urban Center Subarea Plan: Final SEIS 2-3 March 2014 Vision 2040's transportation policies in centers call for designing, constructing and operating transportation facilities that serve all users safely and conveniently while accommodating the movement of freight and goods (MPP -T-14); improving local street patterns for walking, bicycling and transit use to enhance communities, connectivity and physical activity (MPP -T- 16); and applying urban design principles in transportation programs and projects in centers and high-capacity transit station areas (MPP -T-21). 2.2.1.3 Countywide Planning Policies The GMA requires that counties adopt county -wide planning policies to guide preparation of local plans and regulations. The King County Countywide Planning Policies (CPPs), adopted by the King County Growth Management Planning Council (amended December 2012), provides this framework. The CPPs address a wide range of issues relevant to managing growth in the region, including the designation of vibrant, diverse, and compact urban communities. According to the CPPs, much of the growth in employment and new housing will occur in urban centers (DP -29). These centers are intended to provide a mix of living, working, cultural, and recreational activities. Within each center there should be a balance between jobs and housing. Each center develops its own successful urban character and should be noted for its livability, vibrancy, healthy environment, design, and pedestrian focus. Urban Centers are designated in local comprehensive plans, consistent with criteria in the CPPs (DP -30, DP -31 & DP -32). These criteria include averages of 15,000 jobs within one-half mile of a transit center, 50 employees per gross acre, and 15 households per gross acre. Urban Centers should adopt policies to promote and maintain quality of life in the center through the following: • a broad mix of land uses fostering both daytime and nighttime activities and social interaction; • a range of affordable and healthy housing choices; • historic preservation and adaptive reuse of historic buildings; • accessible parks and open spaces; • strategies to increase tree canopy and incorporate low -impact development measures; • facilities meeting human service needs; • superior urban design reflecting the local community vision for compact development; • pedestrian, bicycle and transit use, and linkages between them; • planning for complete streets; and • parking management and other strategies that minimize SOV trips. CPPs DP -11, Dp-12 and DP -13 direct that each jurisdiction plan to accommodate CPP's adopted housing and employment growth targets for Year -2031. Tukwila's must plan for 4,850 new households and 17,550 new employees (includes Tukwila's Planned Annexation Areas). CPPs promote continuing to focus local investment into urban centers, as well as with planning and financial policies, to encourage growth and achieve employment targets (EC -14 & EC -15). Additional CPPs related to urban design, housing and transportation are discussed in the Land Use section of the Draft SEIS. Tukwila Urban Center Subarea Plan: Final SEIS 2-4 March 2014 2.2.2 Tukwila Comprehensive Land Use Plan The City adopted its initial Comprehensive Plan complying with the Growth Management Act in 1995. The plan has been amended regularly since that time, including adoption of several subarea plans (e.g., the Manufacturing Industrial Center and the Pacific Highway/Tukwila International Boulevard area). The Comprehensive Plan contains goals, policies and implementation strategies and is organized into chapters or "elements" which address issues required by the GMA and other subjects important to the City. While the Plan's purposes are many and varied, key objectives include (1) improving residential neighborhood quality and livability, (2) redeveloping and reinvigorating the Pacific Highway corridor and industrial uses along East Marginal Way, and (3) developing a thriving Urban Center as a true regional concentration of employment, housing, shopping and recreational opportunities. The Southcenter area is addressed in a specific element of the Comprehensive Plan (Tukwila Urban Center), and its policies and implementation strategies are summarized below, along with some additional draft Plan goals and concepts relevant to the Southcenter area. The proposed Southcenter subarea plan embodies this direction. 2.2.2.1 Tukwila Urban Center Element This element of the Comprehensive Plan provides goals, policy direction and strategies for achieving the City's vision for its urban center. That vision seeks to capitalize on Southcenter's regional accessibility, retain the urban center's competitive edge and economic strength, and make it a more attractive destination over the long term. Looking out 30 to 50 years, the urban center should be a high density area with regional employment, high quality housing located in proximity to amenities, a wide range of shopping and recreational opportunities, and excellent access to and within the center for all modes of travel. Policies contemplate and encourage a number of significant changes over time, and an evolution in response to development regulations, incentives, guidelines, market forces and proactive private/public actions: • creating districts within the Southcenter area to guide development and to achieve areas of compatible land uses, character, and form; • developing walkable areas in the northern part of the urban center, with an intensive mix of retail, entertainment, housing, public spaces and employment; • improving streets, pedestrian facilities and other infrastructure, and creating a pedestrian - oriented environment, where appropriate, through building and streetscape design; • developing residential areas in proximity to water amenities and within walking distance of the rail station and new bus transit center; • expanding and improving parks, open space and other amenities, and integrating natural features into the urban environment; Tukwila's Comprehensive Plan elements are currently being reviewed and updated, as required by the Washington Growth Management Act, and are expected to be adopted before action on the Southcenter Plan is taken. No changes in terms of consistency between the Subarea Plan and the updates to the Comprehensive Plan are anticipated. Tukwila Urban Center Subarea Plan: Final SEIS 2-5 March 2014 • encouraging the design and construction of buildings that are a positive element in the architectural character of the area; • reinforcing pedestrian and transit connections between activity areas, with a strong focus on the linkage between the Mall and the Sounder commuter rail station, and the Mall and Tukwila Pond; • creating a balanced transportation system with motorized and non -motorized facilities, and excellent regional access and local circulation; • creating a fine-grained street network that serves all modes of travel, and creating a distinct identity for major right of ways that reinforces each street's function; • providing adequate parking, achieved through flexible regulation, strategies and programs; • actively promoting and encouraging development and redevelopment in the Southcenter through flexible regulations, incentives, and public and private investments; and • being sensitive to the needs of existing businesses while facilitating market-driven transitions. The Tukwila Urban Center element identifies a broad range of strategies to accomplish its vision and policies, including: ■ • • ■ • • • 2.2.2.2 flexible zoning regulations that allow a range of uses; adequate building capacity through development regulations; development standards and incentives for housing near water amenities and within walking distance of the Sounder commuter rail/Amtrak station and the bus transit center; design guidelines for sites, buildings, landscaping and streetscapes; alternative parking strategies, such as shared parking, pay in -lieu of, and on -street parking; coordinated transit improvements; and creating an environment attractive to investment by developers. Community Image Element The Plan establishes a general framework for future planning and development of the City as a whole and for the Urban Center. The overall goal for the Urban Center, included in the Plan's Community Image element, calls for it to be characterized by economic strength, a distinct image and character, bold architectural form, and an intensive mix of uses with access to transit, public amenities and civic facilities (Goal 1.9). The mix of high intensity uses should include retail, commercial, light industrial, and residential areas adjacent to water amenities (Policy 1.9.1). 2.2.2.3 Economic Development Element The Comprehensive Plan's Economic Development element identifies achieving this increased intensity and diversity of land uses as an "issue" that should be addressed through a variety of Tukwila Urban Center Subarea Plan: Final SEIS 2-6 March 2014 programs -- planning, regulatory, infrastructure investment and incentives. The City's general philosophy is to sustain moderate growth; to ensure quality growth and guide it to desired areas through zoning and development regulations; and to provide capacity to meet employment targets. It identifies a range of implementation strategies to encourage economic development and consistent infill and redevelopment, which include preparation of area -wide environmental impact statements, focused public infrastructure investment, cooperative environmental remediation actions to facilitate redevelopment, and formation of local improvement districts to finance facilities. 2.2.2.4 Transportation Element The Transportation element establishes an overall goal of moving people and goods safely and efficiently to, from, within and through Tukwila. The existing street network should be augmented by breaking up super -blocks in non-residential areas, separates traffic by function, and provides sidewalks. A level of service (LOS) standard of "E" is adopted for the urban center, except for Strander Boulevard and a portion of the Andover Park East corridor. (LOS E is defined as average delays of 55-80 seconds at signalized intersections). Strander and Andover Park East (between Tukwila Parkway and Strander) corridors have an adopted LOS standards of "F" with an average delay not to exceed 120 seconds. (LOS F is defined as average delays of greater than 80 seconds at signalized intersections). Increasing transportation choices such as transit use, rideshare, and pedestrian and bicycle facilities should be priority measures considered to mitigate impacts of development to street capacity. After considering those priority measures, consideration should be given to signal improvements, other street capacity improvements, and street widening as a last resort. The Plan encourages the expansion of public transit service as a means to reduce auto trips. Other relevant recommendations include pursuing a multi -modal transit center in conjunction with the Tukwila Commuter Rail/Amtrak station in the urban center with connections to the Mall; pursuing a pedestrian/bicycle route linking the Mall to the Tukwila Commuter Rail/Amtrak Station; supporting the implementation of a light rail route with service to the Urban Center via the transit bus center and the Tukwila Commuter Rail/Amtrak Station; pursuing a pedestrian - friendly bus transit center on Andover Park West; pursuing an Urban Center circulator service connecting the rail station, the bus transit center, businesses and attractions within the Southcenter area; and establishing mode -split goals for significant employment centers. Sources of funding for transportation improvements to maintain adopted LOS standards should include grants, mitigation payments, and general city revenues. 2.2.3 Tukwila Strategic Plan (2012) The Strategic Plan is intended to guide City actions and investments for the next five to ten years. The Plan is comprised of the Community Vision and five goals that describe the desired future of Tukwila. Two of the goals directly relate to the City's urban center, Southcenter: Goal One: A Community of Inviting Neighborhoods and Vibrant Business Districts, recognizes the City's commitment to making its business districts more vibrant as key to advancing other of the Plan's aspirations. Making the community safe and visually attractive with inviting and Tukwila Urban Center Subarea Plan: Final SEIS 2-7 March 2014 appealing spaces attracts more shoppers and employers, supporting the business districts and strengthening the tax base. City planning and investments are directed towards supporting the City's role as a major regional shopping and employment center, making the City more accessible to bikers and walkers, and advancing plans for the Southcenter area, among other efforts. Goal Three: A Diverse and Regionally Competitive Economy stresses that by maintaining a strong economy, the City will be able to provide quality services to residents, infrastructure for neighborhoods, jobs, and shopping options. The City must protect and strengthen its economic assets and regional role in the face of changing tastes, regional and global economic forces, and competitive moves by other communities. Tukwila and its businesses must be proactive and innovative to maintain and increase market share, employment levels, and City services. 2.2.4 Existing Zoning The entire Urban Center is located within the "Tukwila Urban Center" (TUC) district on the City's zoning map. This classification currently provides an area for high intensity regional uses, including commercial services, offices, light industry, warehousing and retail (TMC Chapter 18.28). The existing zoning code lists more than 50 uses that are permitted outright, as well as a number of accessory conditional and unclassified uses. Development standards include modest setback and landscaping requirements, and a 115 -foot height limit for structures. Housing is conditionally permitted: 1) up to a density of 22 dwelling units per acre on property adjacent to and within 500 feet of the Green River, Minkler Pond and Tukwila Pond (100 du/acre for mixed- use senior housing); and 2) up to 65 dwelling units per acre (as a mixed-use development that is non -industrial in nature) on property adjacent to and not greater than 1/4 mile from the Sounder Commuter Rail/Amtrak Station property. Recreation space is required for housing units. Performance standards are established for air quality, noise, water quality, and hazardous materials. Design review is required for all commercial structures larger than 1,500 square feet, and all buildings containing multi -family units. Depending on the size of the proposal, design review may be administrative or by the Board of Architectural Review. Commercial structures between 1,500 and 2,500 square feet and multifamily structures up to 1,500 square feet are reviewed administratively. Design review is also required for certain exterior repairs, reconstructions, alterations, or improvements to buildings over 10,000 square feet in size. The code contains design standards (TMC 18.60.050) which are based on the type of use; they are not specific or tailored to the urban center. Tukwila Urban Center Subarea Plan: Final SEIS 2-8 March 2014 Section 2.3 Southcenter Plan Background The process and background analyses used to develop the Southcenter Plan are described below. 2.3.1 Southcenter Planning Process Tukwila began preparing the Urban Center plan in 2002 and considered a range of alternatives throughout the planning process. The process included numerous public workshops and meetings with stakeholders. Between May 2002 and March 2003, public work sessions with the City Council and Planning Commission focused on developing an understanding of the market forces and forecasts, land use relationships, and transportation system in the Southcenter area. Between May 2003 and February 2004, the City held eight public workshops to gather public comment. Public comments were used to craft and then to evaluate preliminary land use alternatives, and to develop a "preferred alternative" for the Southcenter area. The City Council directed staff to prepare the draft plan after reviewing the recommended vision and implementation strategy alternatives at a joint Council/Planning Commission work session in May 2004. In 2005, the Urban Land Institute convened a Technical Advisory Panel to review the implementation aspects of the draft TUC Plan, with the intent of providing an objective critique from a variety of public and private perspectives, including real estate, marketing, financing, and development. From 2005-2008, city staff "tested" the draft regulations on retail and office developments projects proposed in the Southcenter area to help fine-tune the regulations. In October 2008, the City held another public open house and a joint Council/Planning Commission work session to affirm the vision for the area and to reintroduce the draft plan concepts. In 2009, a draft Plan was published consisting of three "books". Book 1 contained the community's intent of vision for the area, Book II the implementing development standards, and Book III contained potential city actions8. The City initiated a broad public outreach program prior to the Planning Commission's review of the 2009 draft Plan. Comments were gathered during public hearings between March and May 2009. The 2009 draft Plan was then remanded to staff for revisions, primarily to address economic feasibility concerns related to the vision and development regulations. In September 2009, consultant -led focus groups discussed the concerns with local and regional developers, local property owners and managers, and Westfield Mall representatives. As part of their study, the consultants evaluated the market for proposed redevelopment and provided a financial analysis to identify potential adjustments to the 2009 draft plan and development regulations to assure that the vision in the draft plan could be implemented. 8 The 2009 draft Plan was almost identical to the current draft Southcenter Subarea Plan in the community's vision, focusing on basic concepts such as the Mall to Station connections, and recognizing the role that the market plays in redevelopment. However, the earlier version took a much more aggressive regulatory approach towards implementing the vision while the most recent draft Southcenter Subarea Plan uses a phased approach with regulations and developer incentives. The 2009 version was closer to a true "form -based code" (i.e., emphasizing urban form and design rather than zoning districts to regulate land use and achieve a desired vision) than the more recent draft Southcenter Subarea Plan, which is more of a hybrid approach blending conventional zoning with a form -based structure. Tukwila Urban Center Subarea Plan: Final SEIS 2-9 March 2014 Between 2010 and 2011, staff met internally with city departments to discuss changes to the draft Plan, and with individual property and business owners to discuss their specific concerns. In March 2011, the City Council directed staff to reduce the project scope and revise the 2009 draft planning documents. Staff worked on revisions to the draft documents, reorganized the 2009 draft Plan into three stand-alone documents, and updated comprehensive plan goals and policies in the TUC Chapter. From January to October 2012.the City held a public open house, a planning commission public hearing, and four Planning Commission work sessions on the draft documents. The Planning Commission preliminarily recommended adoption of the Comprehensive Plan updates, the revised Southcenter Subarea Plan, the revised TMC Chapter 18.28, and the Southcenter Design Manual at their October 25, 2012 meeting. Since that time, the City contracted with a consultant to edit and reformat all of the Comprehensive Plan elements, which are being updated as required by the state's Growth Management Act. As a result of this review, staff revised the goals and policies contained in the Planning Commission recommended draft of the Southcenter-Tukwila's Urban Center Comprehensive Plan Element. The revisions were minor, consisting of wordsmithing and technical edits to increase clarity and readability, and streamlining the document by deletion of goals, policies and implementation strategies that are redundant of those contained in other elements of the comprehensive plan, such as those related to transportation. The Planning Commission reviewed these changes at a May 21, 2013 worksession, and formally approved the draft Southcenter — Tukwila's Urban Center Element after a public hearing May 23, 2013. The City Council held a public hearing on August 12, 2013 and will likely adopt the Planning Commission recommended draft Element in the fourth quarter of 2013. To ensure consistency between the Comprehensive Plan elements, the SEIS, and the Southcenter Subarea Plan documents, the anticipated sequence of actions from this point forward are as follows: • The Planning Commission's recommended versions of the draft Southcenter Plan, revised TMC Chapter 18.28, and the Southcenter Design Manual will likely be reviewed and adopted by the City Council in 2014. The draft Subarea Plan documents will include any additional improvements or mitigation measures identified during the SEIS review process. 2.3.2 Background Studies 2.3.2.1 Market Analysis A market analysis was prepared in 2002 to identify the urban center's current market position and its constraints and opportunities. Major findings were that market demand for retail uses, light industrial, and warehousing would likely remain strong through 2020, due to the urban center's existing strength in these sectors and its strategic location. The office market was seen as "competitive" due to the over -supply of space existing at that time (but since reduced substantially). A viable potential for multifamily housing was identified, based on strong growth in the region, and a trend to locating housing in mixed-use areas. Market issues relative to housing in the Southcenter area included high land prices favoring retail versus housing projects, Tukwila Urban Center Subarea Plan: Final SEIS 2-10 March 2014 traffic, and impacts associated with the surrounding suburban land use pattern. High land prices would also generally push development towards higher densities and structured parking. In general, the market analysis concluded that much of the northern portion of the subarea — from Strander Boulevard to Tukwila Parkway — was vulnerable to change in the near term (next 6 to 8 years). The area between Tukwila Pond and Minkler Boulevard was also seen as susceptible to change from market pressures. Since that time, there has been significant redevelopment of warehouse/industrial properties and parking lot area to retail, services and restaurants south of the Pond and north of Strander Boulevard. In December 2009, after the initial round of Planning Commission public hearings, the market analysis was updated to focus on the ability to implement the Plan's vision. In general, the analysis concluded that while the draft Plan's vision of a more urban, mixed-use neighborhood was a desired outcome for most stakeholders, the 2009 draft Plan and development code required a type of development that was not financially viable at the time because of uncertainty in financial markets. However, given the comparative advantages of the Urban Center, the vision may be achievable once the market returns; but this would likely occur in phases over a period of time, and only with significant, targeted public investments to catalyze and support the desired type of development. The analysis recommended specific changes to the draft 2009 development code related to organization, thresholds that trigger compliance, parking, height and frontage requirements, and fire code, and also recommended employing more incentives. Recommendations also identified actions and tools the City could use to form and implement a redevelopment strategy for the Southcenter area. These recommendations were included in the current Southcenter Subarea Plan. 2.3.2.2 Transportation Studies In 2005, the City updated the traffic model and Transportation Element of the Comprehensive Plan, developed a Transit Network Plan, and adopted Transportation Impact Fees and a Concurrency Ordinance. In 2012, updates were again made to the City's transportation model and Transportation Plan based on the proposed land use scenario in the 2012 draft Southcenter Plan and the allocation of King County household and employment targets to areas within the City. This process resulted in identification of transportation improvements needed to support planned growth; these are described in the Transportation section of the Draft SEIS. Improvements would be financed through a combination of public funding, traffic impact fees, developer agreements, and project -specific mitigation measures and conditions of approval. Non -motorized transportation planning and improvements are discussed further below. Tukwila Urban Center Subarea Plan: Final SEIS 2-11 March 2014 Section 2.4 Proposed Action & Alternatives As part of the subarea planning process, two land use alternatives were considered that express different choices the community can make for the future of its Urban Center. A third land use alternative is the "No Action" alternative, which is required by SEPA (WAC 197-11- 440(5)(b)(ii)). For Tukwila's Urban Center, the No Action alternative comprises continuation of the current development regulations (amended October 2012); the subarea plan, revised zoning code, and new design guidelines would not be adopted. 2.4.1 Proposed Action: Southcenter Plan & Development Regulations The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and redeveloping the Urban Center over time. It builds on the policies contained in the City's Comprehensive Plan. It would be implemented through a variety of public and private actions, with the guidance of new development regulations. A summary of the draft Plan's major themes and elements follows below. 2.4.1.1 Southcenter Plan - Vision, Major Themes & Elements The vision of the Southcenter plan, which echoes the goals of the City's Comprehensive Plan, is based on the following objectives: • Bolster the Urban Center's market share and position as the primary regional shopping center for South King County by creating an attractive central destination offering shopping, entertainment and recreation. Connect dispersed retail activities; provide a convenient, walkable, enjoyable and varied shopping environment. • Establish a planning framework that insures that each new increment of new investment adds to the long term sustainability of Southcenter as a part of the city and region. • Encourage the eventual redevelopment of underutilized properties and oversized parking lots into a pattern that connects the project areas' key anchors and overlooked amenities to each other and to new infill commercial, residential and public spaces. • Substantially enhance the walkability of the northern portion of the Southcenter area, augmenting the exclusively auto -oriented environment with pedestrian amenities, transit and bicycle facilities. • Stimulate pioneering residential and office development in walking distance of the Tukwila Sounder commuter rail/Amtrak station and the Southcenter bus transit center, and ensure this development is configured to provide safe and comfortable pedestrian routes to and from the stations and other Urban Center destinations. • Enhance the convenience, visibility, accessibility and visual character of the transit infrastructure in the Southcenter area, and integrate it with the new pattern of development in the Urban Center. • Realign policies conditioning development in the Urban Center with contemporary consumer and investor preferences, resulting in buildings and spaces that contribute to an Tukwila Urban Center Subarea Plan: Final SEIS 2-12 March 2014 identifiable sense of place and attract new types and forms of development envisioned by the community. • "Unearth" Tukwila Pond, restoring, where necessary, its natural health and beauty, and featuring it prominently as an amenity that enhances the identity and drawing power of the Southcenter area. • Enhance the visual character of the Urban Center to reflect the special landscape and architectural heritage of the Pacific Northwest region. • Manage expected growth in a sustainable way, ensuring that the regional benefits of growth management do not come at the expense of livability, by focusing growth and density in environmentally suitable areas and adequately servicing it with improved infrastructure, including non -motorized facilities, transit and enhanced access to parks and natural features. The Southcenter Plan provides guidance for restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and auto -dominated land use pattern, with generally undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is organized, connected, and pedestrian -oriented, and which is well-designed around its amenities. Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the guidance of new development regulations and design guidelines. The strategic components of the plan's vision, and the use pattern that is envisioned, are summarized in the following themes: District Structure — From sprawling commercial area to urban center The Southcenter area would be generally organized into a pattern of five "districts," each with a distinct identity and mix of uses (See Figure 2.2 Evolution of Envisioned District Structure and Figure 2.3 District Map). Each district is based on an existing development element (such as Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace District). District size and layout are influenced by identified market opportunities, circulation connections, walking distance and nearby amenities. The five districts and their anticipated characteristics are as follows. Regional Center District: The northwestern quadrant of the Urban Center would be comprised primarily of retail uses centered on the Westfield Southcenter Mall. This is the primary shopping and entertainment destination and the centerpiece of the Urban Center. Redevelopment would occur in conjunction with proposed expansion of the Mall. Over time, targeted public investments combined with market-driven infill may instigate new development, which will be increasingly characterized by a pattern of walkable - scaled city blocks with key street frontages lined with visible storefronts and active sidewalks. Retail stores in mixed-use buildings may line landscaped streets within and adjacent to the mall. Upper floors could contain offices, homes, or hotel rooms. To foster a more enjoyable pedestrian walking experience, parking may be located to the side or rear of a building, between the building and primary street in limited amounts, and could Tukwila Urban Center Subarea Plan: Final SEIS 2-13 March 2014 eventually be located in parking structures. Building heights would range from 25 to 85 feet; building heights of 115 to 214 feet could occur in areas with height incentives. Figure 2.2 Evolution of Envisioned District Structure Southcenter encompasses a relatively large area containing a wide variety of uses. To create a more coherent urban form and enhance the Center's long-term competitive edge within the region, the City intends to guide development and change to create distinct areas where the character, forms, types of uses and activities benefit, complement, and support each other. (City of Tukwila Comprehensive Plan) Transit Oriented Development (TOD) District: The TOD District is located between the Regional Center and the Sounder commuter rail/Amtrak station, and has the Green River running through the middle. The area is within convenient walking distance of both the Sounder/Amtrak rail station and bus transit center. Within the area, building heights would range from 25 to 45 feet, or 70 feet with proposed height incentives. Greater development intensities and building heights would occur closer to the station, and lower -rise buildings would locate along the river, transitioning again to higher development intensities and heights where the district overlaps with the edges of the Regional Center. The TOD neighborhood is an urbanized area with a mix of high density residential, office, lodging, and some retail uses. A growing network of streets, public spaces and pedestrian connections will provide a fine-grained scale to the district, resulting in small pedestrian scaled blocks. Parking will be located to the Tukwila Urban Center Subarea Plan: Final SEIS 2-14 March 2014 side or rear of buildings, in limited amounts between the street and building, or in structures. Along the riverfront, new uses may be oriented towards the river. Regional Center Transit Oriented Developmen Workplace ■�■■ SouthcenterPlan Boundary Figure 2.3 District Map Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2-15 Uses would consist of a mix of housing (townhouse and low-rise multifamily), office, lodging and supportive retail and service uses. A new pedestrian bridge across the Green River will provide a more direct connection between the Sounder commuter rail/Amtrak station, and the TOD and Regional Center Districts, and a new east -west pedestrian - oriented corridor along the Baker Boulevard alignment will complete the walkable connection between the Mall/bus transit center and the Sounder/Amtrak rail station. The location of a pedestrian bridge crossing the Green River shown in Figure 2.2 is generalized and is not site-specific. Additional information about planning, design and environmental review for the pedestrian bridge is provided in Section 2.5 below. As the area's primary walking corridor, Baker Boulevard will be lined with a mix of active uses in buildings located adjacent to the sidewalks to provide a pleasant pedestrian realm along the primary street leading to the stations. Parking will be located to the side or rear of buildings along Baker Boulevard. East of the river, railroad lines, and underground and overhead utilities currently present obstacles to redevelopment. However, a commitment by Sound Transit to support transit oriented development on the existing station site could be a catalyst for new residential and office development oriented to the rail station. Drive-through facilities or services in the TOD district would only be allowed east of the Green River. Pond District: The Pond would be transformed into a visual and recreational amenity. New mixed-use development in this district would be oriented towards Tukwila Pond, with active doors and windows facing the water. Pedestrian pathways would surround the Pond and provide connections to adjacent districts. Building heights in this district would be a maximum of 45 feet, or 70 feet with height incentives; building heights would step down toward the water. Along the northern edge of the Pond, development would take a more urban form, with retail, restaurants and entertainment on the ground floor focused toward a paved waterfront esplanade. Upper stories will likely include residential units, offices and/or hotel rooms. A more natural park environment will characterize development on the eastern, western and southern edges of the Pond, preserving habitat for pond wildlife. Drive-through facilities or services would not be allowed. Parking will be located to the side or rear of buildings, in limited amounts between the street and building, or in structures. Commercial Corridor District: This district will continue to function as a predominantly auto -oriented commercial strip along Southcenter Parkway, with retail (some large- scale), service, lodging, and office uses. Drive-through facilities will also be permitted to locate here. The district would retain its auto orientation, but its appearance would be improved through streetscape improvements, landscaping, improved signage and improved architectural design. Building heights would be a maximum of 45 feet. Parking would be permitted to the front, side or rear of buildings, or in structures. Workplace District: This district, which comprises approximately 1/3 of the overall Southcenter area, is located in the southern portion of the Urban Center, and is characterized by larger -scale light industrial and warehousing and distribution activities, some of which provide support for other Southcenter area activities. These uses are Tukwila Urban Center Subarea Plan: Final SEIS 2-16 March 2014 anticipated to continue. Street improvements, made in conjunction with new development, will better connect and coordinate access and circulation. Similar to the Commercial Corridor district, the Workplace district would retain its existing auto orientation, but its appearance would be improved through streetscape improvements and landscaping. Underutilized properties along the Green River may take advantage of their unique location along the water and Green River Trail, and redevelop with housing adjacent to this amenity. Building heights would be a maximum of 45 feet; buildings could reach 70 feet on parcels adjacent to the River using the multifamily height incentive. Parking would be permitted to the front, side or rear of buildings, or in structures. Street Network — from superblocks to a fine-grained pattern of streets and blocks As redevelopment occurs, an increasingly fine-grained network of new blocks and interconnected streets will emerge to accommodate the intensification of the Southcenter area. New streets will increase roadway capacity, improve circulation, and make walking and bicycling a more viable alternative, particularly in the northern part of the urban center. Streets will be designed to support the uses they serve. Private development lining these streets will have building frontages that match the street type, with appropriate orientation, setbacks, entrances, and parking lot locations. Transit integrated with urban center development Development around the rail station and bus transit center will be oriented to these facilities and contribute improvements that incrementally add to the network of safe, walkable and complete street environments, thereby promoting and supporting transit ridership. The bus transit center located at the edge of the Mall property on Andover Park West will be connected to the permanent Commuter Rail/Amtrak station along a street designed for walking (Baker Boulevard), making the stations the focal points of the area's circulation network. In addition, these transit anchors will be linked by local and regional bus service, and ultimately, "people movers" such as small buses. Integration of the natural and recreational amenities with the emerging Urban Center The emerging "public realm" of Southcenter will be increasingly distinguished by open spaces, plazas, and parks that will be connected to the Interurban and Green River Trails and the natural amenities of the urban center — Tukwila Pond, Minkler Pond and the Green River. New public and private investment will "unearth" Tukwila Pond and focus on improving water quality, preserving its natural habitat for plants and animals, and creating a loop trail around the Pond for people to use. Building, Site and Infrastructure Design — Create a great space Design guidelines will ensure that the design quality of buildings, sites, streets and utilities contributes to the community's identity and sense of place. These elements will be designed to support the overall vision for a high-quality civic environment. No specific architectural or Tukwila Urban Center Subarea Plan: Final SEIS 2-17 March 2014 landscape style is mandated, however, a characteristic style that features a mix of contemporary and Northwest -inspired elements will be recognizable. This includes the use of exposed natural materials, and building elements that respond to the area's climate. The Urban Center's development regulations and design guidelines will contain enough flexibility to allow for innovative thinking and responding to emerging opportunities. Large mega -blocks will be broken up with an internal street system, pedestrian connections will be put in place from the sidewalk to buildings set back from the street edge, and building facades will be designed to match street types. 2.4.2 Southcenter Redevelopment Strategy To orchestrate growth and change in Southcenter that is in keeping with the community's vision and redevelopment objectives, the Southcenter Plan promotes guiding new investment by intertwining regulatory control with the strategic investment of limited public resources. The City's strategy is to move forward with transitioning to a more urban form in phases. This phased strategy would lead by targeted public investments and implementing a set of regulations that condition redevelopment and result in incremental changes to the urban form that are in alignment with the community's long term vision. Over time, these changes will serve as a framework, catalyst, and attractor for the types of development envisioned for the urban center. The Southcenter Subarea Plan redevelopment strategy pairs objectives with corresponding implementation measures for redevelopment and public investment over time. These measures then form the basis for the standards and guidelines contained in the revised TMC Chapter 18.28 and the Southcenter Design Manual. The objectives and initial implementation measures are organized by: future investments, transit oriented development, mall -to -station, circulation, open space, and design. 2.4.2.2 Redevelopment Assumptions The majority of development within Southcenter over the next 20 years will be driven by economic and market conditions and public investments, likely resulting in renovations and expansions of existing buildings rather than entirely new construction. Consistent with the subarea plan's strategy and priorities, it is assumed that development to 2031 would be focused in the northern portion of the urban center, including the Regional Center, TOD, and Pond Districts. Development is assumed to consist of a combination of mixed-use, retail, office, and residential uses. Transit -oriented development adjacent to the rail station would occur through redevelopment and infill of vacant parcels. Public and private investments in a new street network, urban amenities (e.g. parks and plazas), and streetscape improvements will create connections between districts in the urban center. Incremental and scattered redevelopment or infill of industrial or retail land uses in other portions of the urban center would also occur by 2031. As noted previously, the Urban Center will redevelop in response to market and economic conditions, helped along by city -initiated public improvements, and bounded by the framework provided by the subarea plan, development regulations, incentives and design guidelines. The Tukwila Urban Center Subarea Plan: Final SEIS 2-18 March 2014 exact timing, rate and location of development cannot be identified precisely. Redevelopment and infill could occur anywhere within the Urban Center. Table 2.1 depicts the amount of development (housing units and employment) within the City of Tukwila that is assumed to occur by Year 2031 and was used as a basis for the evaluation of adverse environmental impacts in the SEIS. Table 2.1 City of Tukwila Forecasted Growth Year -2031 Type of Growth Amount Citywide9 Additional Housing Units 4,850 Additional Employment 27,70110 Source: King County Countywide Planning Policies (amended 12.3.2012) and Fehr & Peers (2013) Some expansion and redevelopment of parcels would occur with or without the draft Subarea Plan. Development associated with known proposed or vested but not yet constructed "pipeline" projects are identified below in Table 2.2. Table 2.2 Assumed Urban Center Pipeline Projects Project/Type Southcenter District Square Feet Units Status Mixed-use Hotel/Condo project TOD 170 guest rooms; 300 du Pipeline Westfield Mall Expansion Regional Center 300,000 retail 200 room hotel 200,000 office Pipeline Tukwila Station Mixed-use TOD 5,000 retail 300 du Vested & Development Agreement expired Home2 Suites Workplace District 71,760 Vested 3 Pads on Mall site - Restaurants Regional Center 14,934 Vested Olympus Spa TOD Pipeline Source: City of Tukwila, August 2013 9 Includes Potential Annexation Areas (PAAs) 10 The transportation analysis is based on a larger number of anticipated additional employees in 2031, and therefore is more conservative. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2-19 2.4.2.3 Draft Development Regulations and Design Guidelines The Southcenter Plan would be implemented by development regulations that are specific to the Tukwila Urban Center and are intended to encourage the type and form of development envisioned by the Plan's vision, themes and strategy. The revised zoning code and new design guidelines are, in effect, mitigation measures that would avoid, reduce or minimize potential impacts of future development within the Southcenter subarea and would not, in themselves, generate any adverse impacts. These regulations would supplement and work in concert with existing regulations, including the Shoreline Master Program regulations, stormwater management requirements, and numerous other laws and programs. The Southcenter subarea regulations include the following documents: TMC Chapter 18.28 Tukwila Urban Center (TUC) This chapter defines the categories of regulations, performance measures and guidelines that will apply to all properties within the TUC: District Standards include: 1) regulations governing the use of a building or site; 2) regulations addressing scale (such as minimum and maximum building heights and maximum block size) that vary by district. Scale regulations ensure that the height of new buildings and scale of new blocks are consistent with the scale of each district, and help to establish a finer grained network of blocks and streets; 3) the configuration of the built environment (such as setbacks, open space, and landscaping requirements); and 4) provisions allowing greater heights for structures using multifamily and public frontage improvement height incentives. Corridor Standards govern thoroughfare configuration, public frontage conditions, building and parking placement, front yard landscaping, and some architectural aspects of a building's facade. These regulations are organized by corridor type, and ensure that the configuration, location and orientation of new development match the envisioned character of the public realm along all streets and open spaces in the Urban Center. Architectural design regulations address building modulation and transparency of the facade. Supplemental Development Regulations include regulatory definitions, requirements, and guidelines common for all properties in Southcenter, addressing front yard encroachments, special corner features, new streets configurations and guidelines, open space, landscaping, site components, and parking. Open space and parking requirements are organized by subarea plan district. Publicly accessible open space is required for most types of development. Requirements may be satisfied through provision of new streets or public ways. Minimum requirements are identified for parking in the TOD, Pond, and Regional Center districts — these are lower than the parking ratio currently required because of the proximity to high capacity transit and the Tukwila Urban Center Subarea Plan: Final SEIS 2-20 March 2014 potential for shared and complementary parking. In the Workplace and Commercial Corridor districts, current parking requirements remain in place. Design Review is also required and may be administrative or through the City's Board of Architectural Review, depending on the type and scale of project. Projects located in the Regional Center, TOD, Pond, or Commercial Corridor districts, or residential projects located in the Workplace district, and meeting the thresholds for design review are evaluated using the corridor based architectural design regulations in the revised TMC Chapter 18.28 and the guidelines in the Southcenter Design Manual. Commercial projects located in the Workplace district and meeting the thresholds for design review are evaluated using the corridor based architectural regulations in the revised TMC Chapter 18.28 and the existing design criteria in TMC 18.60 Board of Architectural Review. Southcenter Design Manual The Southcenter Design Manual contains regulations and guidelines on site and building design. The guidelines are intended to support and complement the community vision described in the Southcenter Subarea Plan, and supplement and expand upon the design requirements found in TMC Chapter 18.28 Tukwila Urban Center (TUC) zoning standards. The Manual is organized by design topic, addressing: 1) architectural aspects of a building including massing, composition, design, style, elements, and character to ensure that new and renovated buildings embody architectural characteristics that maintain the desired human scale, rhythm, and urban character; and 2) aspects of a site, including design, lighting, and walls and fences. 2.4.2.4 Other City Codes The regulations and provisions of the entire Tukwila Municipal Code (TMC) as adopted, such as those related to noise, building and fire, shorelines, stormwater management and sensitive areas, will continue to apply to development within the Urban Center. 2.4.3 High Intensity Alternative The High Intensity Alternative is very similar to the Proposed Action. This alternative would implement the vision for the Southcenter area and accommodate the same forecasted housing and employment targets, but would allow the construction of taller buildings if employing a minimum of two height incentives — up to 115 feet anywhere within the TOD District - than those allowed under the Proposed Action. No additional increment of growth is assumed to occur under this alternative. On balance, the year -2031 growth targets would still express the overall level of growth for the subarea. The Southcenter Subarea Plan and other aspects of the implementing regulations would remain the same, and regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive areas, would continue to apply to development within the Urban Center. Tukwila Urban Center Subarea Plan: Final SEIS 2-21 March 2014 2.4.4 No Action Alternative A No Action alternative is required by SEPA (WAC 197-11-440(5)(b)(ii)). No Action provides a "baseline" for comparing the impacts of the proposal. Relative to the Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development regulations and new design guidelines would not be adopted. The existing regulations, design guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future development. Year 2031 household and employment targets for the City are assumed to be the same as for the subarea plan, and growth would occur in response to operation of market forces. However, based on recent economic trends and job declines, less commercial growth and very limited residential growth is likely to occur in the Urban Center without City investments in public improvements, or without revised regulations and development incentives that would work towards creating a high quality Urban Center. Also, growth in competing retail -entertainment centers in the Puget Sound region will likely cut into Southcenter's market share of retail spending. As with the other two Alternatives, internet shopping may also slow demand for retail space. Residential development would be less likely to occur in the Urban Center, since the areas of the City where housing is permitted would not be expanded and the types of coordinated investments needed to attract pioneer residential developers would not occur. Consequently, Tukwila's 2031 household targets (from the King County CPPs) could not be accommodated based on existing zoning. However, there would likely be greater pressure for redevelopment and infill in existing residential neighborhoods in other parts of the City. Redevelopment would occur project -by -project without the guidance, controls or incentives provided by the subarea plan and regulations. Differentiation of the Urban Center into coordinated districts with harmonized development would not occur without the proposed development regulations. There would be no concerted or coordinated public investments in parks, amenities, and infrastructure to act as catalyst for redevelopment. Design guidelines would be minimal and not tailored towards achieving a more urban environment that integrates districts, development and their surroundings. The suburban development pattern would continue and the City would not achieve regional goals and targets for an urban center. SEPA review would also occur project -by -project, without the benefit of a cumulative analysis of Subarea impacts as a whole. Section 2.5 Environmental Review 2.5.1 SEPA Review for Subarea Plans (RCW 43.21C.420) The provisions of the State Environmental Policy Act (RCW 43.21C) provide GMA jurisdictions with valuable planning and implementation tools. A new approach to SEPA review, set forth in RCW 43.21C.420, may be used by cities with a population greater than 5,000, who are planning under the GMA, and include an urban center designated by a regional transportation planning organization or are proximate to a "major transit stop" as that term is defined by the statute. Tukwila Urban Center Subarea Plan: Final SEIS 2-22 March 2014 These cities, which includes Tukwila, may prepare a nonproject environmental impact statement that assesses and discloses the probable significant adverse environmental impacts of a subarea plan, adopted as an optional comprehensive plan element, and associated development regulations, and of future development that is consistent with the plan and regulations. Completing a nonproject EIS for a subarea plan allows a city to comprehensively consider area - wide, cumulative environmental impacts and appropriate mitigation over an extended time horizon, rather than evaluating impacts and on a project -by -project basis. Future project -specific development proposals that are consistent with the subarea plan and development regulations do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Under RCW 43.21C.420, a proposed development will not be subject to project -specific SEPA- based administrative or judicial appeals if it: (1) is situated within the Urban Center area; (2) is consistent with the subarea plan and associated development regulations; (3) meets any established conditions or mitigation; and (4) have had its probable significant adverse impacts identified in the SEIS prepared on the plan and development regulations. If an implementing project is determined to satisfy the criteria, no further environmental review is necessary. Additional environmental review may be required, however, if a proposal fails to meet any of the criteria. To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d): • The City of Tukwila held a community meeting on the proposed Subarea Plan on February 27, 2013. Notice of the community meeting was mailed and posted on land use signs on February 12, 2013. • The City of Tukwila issued a Determination of Significance (DS), Scoping Notice for the Southcenter Plan and associated development regulations, and Notice for a Scoping Meeting on March 8, 2013. The scoping comment period was March 8, 2013 to April 8, 2013, and the scoping meeting was held on March 20, 2013 to gather public comment. • The above notices were mailed to: 1) all property owners of record within the Urban Center; 2) all property owners within 100 feet of the Subarea boundary; 3) the Muckleshoot and Duwamish tribal governments; 4) local, state and federal agencies with jurisdiction over the future development anticipated within the Subarea; 5) adjacent school and library districts; 6) the Cities of SeaTac, Renton, and Kent; and 7) interested parties. Notice included general illustrations and descriptions of the buildings generally representative of the maximum building envelope allowed in each district. Notices were also posted on land use signs located in six different locations on major travel routes in the Subarea. 2.5.1.1 Transfer of Development Rights (TDR) RCW 43.21C.420(4)(g) also states that as an incentive for development, a city shall consider establishing a transfer of development rights program in consultation with the county where the Tukwila Urban Center Subarea Plan: Final SEIS 2-23 March 2014 city is located, that conserves county -designated agricultural and forest land of long-term commercial significance. If the city decides not to establish a transfer of development rights program, the city must state in the record the reasons for not adopting the program. Currently, the City of Tukwila is studying the feasibility of implementing a TDR program. The City is considering applying certain conditions, such as that any TDR used in Tukwila must originate from lands with important public benefits, for example farmland, forestland, open space, or wildlife habitat, in the South King County region, preferably in proximity to Tukwila. If a TDR program is determined to be feasible and is implemented, it would enable the City to use the Landscape Conservation and Local Infrastructure program (LCLIP), which could provide an additional tool to finance infrastructure within the Urban Center. The City is applying for a grant from the Department of Ecology to further study the feasibility of TDR. If the City decides not to adopt a TDR program, it will document this decision; the decision is not subject to appeal. Nothing in RCW 43.21C.420 (4)(g) may be used as a basis to challenge the optional comprehensive plan or subarea plan policies authorized under this section. 2.5.1.2 Prior Environmental Review & Adopted Development Regulations & Plans / Scope of Supplemental EIS The City reviewed the existing environmental documents, plans and development regulations summarized below to help determine the type and scope of environmental document that would be appropriate for the Southcenter Subarea Plan, development regulations and related actions. It reviewed the extensive documentation that has been developed in connection with SEPA compliance for prior City planning actions and for project proposals. It also reviewed its adopted development regulations and adopted City utility plans. The scope of the City's review included the following documents: SEPA Documents a. Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update to the Comprehensive Plan (March 2013) b. Shoreline Master Program Update SEPA Checklist (August 2008) c. Walk and Roll Plan SEPA Checklist (2008) d. Tukwila Comprehensive Plan Amendment Addendum or Checklist (2004) e. Tukwila Comprehensive Plan EIS Addendum addressing 2004 Growth Management Act — Related Technical Revisions (April 2004) f. Westfield Shoppingtown Southcenter Expansion FEIS (2004) g. Central Link Light Rail Transit Project FEIS (November 1999) h. Tukwila Comprehensive Plan Draft and Final EISs (June 1995, October 1995) i. Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code Amendments (November 1995) Adopted Development Regulations a. Zoning Code (TMC Title 18) Tukwila Urban Center Subarea Plan: Final SEIS March 2014 2-24 b. Environmentally Sensitive Areas Ordinance (TMC 18.45) c. Shoreline Overlay (TMC 18.44) d. Transportation Concurrency Standards and Impact Fees (TMC 9.48) e. Concurrency Management (TMC 9.50) f. Stormwater Management (TMC 14.30) g. Utility Concurrency Standards (TMC 14.36) h. Archaeological & Paleontological Regulations (TMC 18.50) i. Tree Regulations (TMC 18.54) j. Floodplain Management (TMC 16.52) k. Sign Code (TMC Title 19) Other Adopted Plans & Programs a. Shoreline Master Program(2011) b. Walk and Roll Plan (2009) c. Tukwila Comprehensive Sewer System Plan Update (2006) d.. Tukwila Water System Plan Update (2007) e. Tukwila Comprehensive Surface Water Management Plan (2003) f. Gilliam Creek Basin Stormwater Management Plan (2001) The contents of these documents, including the impacts and mitigation measures identified through environmental review are summarized in Appendix A. Tukwila Environmental Documents, Adopted Regulations & Plans. Based on this review, the City determined that almost all probable significant adverse environmental impacts associated with adoption of the Southcenter subarea plan have been disclosed and evaluated in previous environmental documents, would be mitigated by adopted development regulations, and/or are addressed in adopted City plans, and/or other local or federal rules or laws. The key changes and impacts that are likely to occur as the Urban Center redevelops are related to transportation and land use. Although these impacts have been anticipated and discussed previously, the City determined that supplemental information and analysis of these issues, in the form of a Supplemental EIS (SEIS) would help the public and elected officials understand the environmental implications of the Southcenter Subarea Plan, would further the City's goal of encouraging appropriate development within the Urban Center, and would meet the requirements SEPA. 2.5.2 Phased Environmental Review & NEPA Compliance The City is using a process of phased environmental review, pursuant to WAC 197-11-060(5), to review the environmental impacts of capital improvement projects within the Southcenter subarea. In general, road and pedestrian improvements, such as the pedestrian bridge across the Green River, are identified in prior plans and SEPA documents. The City began the planning and design process for these projects prior to the subarea plan, and they will undergo project -level environmental review pursuant to the National Environmental Policy Act (NEPA) and/or State Environmental Policy Act (SEPA). These projects would be implemented with or without adoption of the Southcenter Subarea Plan and are considered independent projects for purposes of environmental review. They are not within the development projects subject to the environmental review provisions of RCW 43.21C.420. Tukwila Urban Center Subarea Plan: Final SEIS 2-25 March 2014 The City began initial planning for a pedestrian bridge across the Green River in 2005, with the goal of creating a strong link between the City's two high-capacity transit stops at the Tukwila Sounder Station and the Tukwila Transit Center in the Urban Center. The pedestrian bridge has been consistently included in multiple City plans and policies, as well as in previous environmental documents for those plans and policies. These include the Comprehensive Plan Urban Center element (Policy 10.3.5), and the Shoreline Master Program (e.g., Policy 5.6.11). The Walk and Roll Plan, Tukwila's non -motorized transportation plan, also identifies a pedestrian bridge across the Green River as an important east -west connection (page 70). The bridge is included as a planned improvement in the City's 2014-2019 Capital Improvement Plan (CIP), which will be funded by a Regional Mobility grant. As indicated in Appendix A of the SEIS, the Urban Center element, the SMP, and the Walk and Roll Plan all previously underwent environmental review pursuant to SEPA. The City began the pre -design process for the bridge in 2011, and has been consulting with numerous agencies, including WSDOT, the Corps of Engineers, Department of Ecology, Department of Fish and Wildlife and King County. The design process began with a Type, Size and Location (TS&L) study to consider impacts and to guide siting. Alternative trail locations and alignments and bridge types and sizes were included in the study. The City has also made repeated efforts to consult with affected property owners, including the commenter, and with the broader community. Mailings to individual businesses and property owners provided project information and solicited comments. Design began in 2012 and 30% design level plans were completed in 2013. A supplemental analysis to the TS&L report is currently being prepared. Numerous permits and approvals from multiple agencies will be required to complete design and construct the pedestrian bridge. These include, but are not limited to, a wetland delineation report, cultural resources investigation, endangered species act/essential fish habitat effect determinations, Section 404 permit, Section 401 water quality certification, hydraulic project approval, shoreline substantial development permit, grading permit, and NEPA/SEPA compliance. The pedestrian bridge is still undergoing environmental review pursuant to NEPA; the Washington State Department of Transportation is serving as lead agency for NEPA compliance. If appropriate, the City may adopt the NEPA document or perform additional environmental analysis pursuant to SEPA. 2.5.3 EIS Scoping Process and Comments Received The purpose of scoping under SEPA is to invite public comment regarding the scope of elements of the environment to be addressed in the EIS. In response to issuance of a Determination of Significance/Scoping Notice for the nonproject SEIS on March 8, 2013, Tukwila received six comments during the 30 -day scoping period, which extended from March 8, 2013 to April 8, 2013. Comments were received from the Muckleshoot Indian Tribe Fisheries Division, El Centro de la Raza, King County Metro, King County Department of Natural Resources - Water, Land and Resources Division, the City of Renton, and Van Ness Feldman Gordon Derr (for WEA Southcenter LLC). All comments were considered in determining the scope of the SEIS. 2.5.4 Comments on the Draft SEIS The Draft SEIS was published on October 23, 2013 and followed applicable requirements for notice and distribution. A 30 day comment period was provided and concluded on November 20, Tukwila Urban Center Subarea Plan: Final SEIS 2-26 March 2014 2013. Four comment letters were received from agencies, tribes and individuals. Comment letters and responses are included in Chapter 4 of the Final SEIS. Tukwila Urban Center Subarea Plan: Final SEIS 2-27 March 2014 Chapter 3 Changes and Clarifications to the SEIS This chapter of the Final SEIS describes several minor changes and clarifications to the text of the SEIS. Added and deleted text is shown in underline and strike through format in the text of Chapters 1 and 2 of the Final SEIS, and changes are briefly described below. Two revised graphics from Chapter 3 of the Draft SEIS are also provided. The Final SEIS also includes a number of minor corrections, such as typos, changes of text from "Draft SEIS" to "Final SEIS", and changes to reflect the current state of the SEPA process. Chapter 1. Environmental Summary Section 1.1.4 Prior Planning & Environmental Review Page 1-5: Text is added to clarify that capital improvements planned for the subarea, such as the pedestrian bridge crossing the Green River, are ongoing projects that are independent of the Southcenter Subarea plan, and are undergoing separate environmental review. Such projects are not within the environmental review provisions of RCW 43.21C.420. Text is also added to describe the City's ongoing investigation of the feasibility of a transfer of development rights (TDR) program applicable to the Southcenter subarea. Page 1-6: Text is added describing the publication of the Draft SEIS and the subsequent public comment period. Chapter 2. Proposal and Alternatives Section 2.3.1 Page 2-10: The description of the Southcenter Subarea Planning Process is updated to reflect publication of the Draft and Final SEISs. 2.4.1.1 Southcenter Plan Page 2-17: The text is revised to clarify that the arrow on Figure 2.2 is generalized and is not intended to reflect a site-specific location of the planned pedestrian bridge over the Green River. 2.4.2.3 Draft Development Regulations Page 2-21: The text is revised to emphasize that the Southcenter zoning regulations and design guidelines would supplement existing city-wide regulations, such as those implementing the Shoreline Master Program (TMC 18.44). Tukwila Urban Center Subarea Plan: Final SEIS 3-1 March 2014 2.4.2.4 Other City Codes Page 2-22: The text is revised to reference adopted shoreline and stormwater regulations, as examples of additional regulations which would apply to future development within the subarea. 2.5.1.1 Transfer of Development Rights Page 2-25: Text is revised to describe the City's ongoing investigation of the feasibility of a TDR program and its application for a grant to study this technique further. 2.5.1.2 Prior Environmental Review and Adopted Development Regulations Page 2-25: The list of existing SEPA documents relevant to the subarea is revised to add the environmental document prepared in 2008 for the Walk and Roll Plan. The list of other adopted plans and programs that will apply to future development in the subarea is revised to add the Shoreline Overlay regulations (TMC 18.44) and the Walk and Roll Plan. 2.5.2 Phased Environmental Review and NEPA Compliance Page 2-27: A new subsection is added to describe the City's use of phased environmental review, pursuant to WAC 197-11-060(5) to consider the impacts of improvement projects identified in the Walk and Roll Plan, the CIP and other adopted programs which pre -date the subarea plan. The pedestrian bridge over the Green River is identified as an independent project, not dependent on the subarea plan for its implementation, which has been in the planning and design process for almost a decade. The bridge is being reviewed pursuant to the National Environmental Policy Act (NEPA), with the Washington State Department of Transportation as lead agency. The NEPA document will be adopted or supplemented, as appropriate. 2.5.4 Comments on the Draft SEIS Page 2-28: A new subsection is added to summarize the process for receiving comments on the Draft SEIS. 3.3 Transportation and Air Quality Figures 3.11 and 3.12 in the Transportation section of the Draft SEIS have been revised and are included below. The changes respond to a comment from the City of Renton. Tukwila Urban Center Subarea Plan: Final SEIS 3-2 March 2014 Figure 3.11 No Action PM Peak Hour Level of Service (2031) [Revised] 132. �A4^N arm ��`. -fir•-� � Southcenter Man Aaess Rd *r <' Tukwila Pk G S " 5 Longacres Wv • BaMf 81vd. Z 0 .Stranger BART. lteo 5 168th St -�MInkICr,B Study Intersections © Signalized Intersection ® Unsignalized Intersection Study Corridors • Corridor Intersection ® Corridor City of Tukwila Level of Service ® A -C Q .F A Midland Or SW 43rd St Tukwila Urban Center Subarea Plan: Final SEIS 3-3 March 2014 Figure 3.12 Proposed Action/High Intensity Alternative PM Peak Hour Level of Service (2031) [Revised] 44/Th Southcentcr Mafl Access Rd s lon6acres WY Boeing Longacres AcRd Study Intersections Q Signalized Intersection ® Unsignalized Intersection Study Corridors • Corridor Intersection Q Corridor City of Tukwila Level of Service •A -C •E OD •F Tukwila Urban Center Subarea Plan: Final SEIS March 2014 3-4 Chapter 4 Comments and Responses to Comments on the Draft SEIS The comment period on the Draft SEIS extended from October 21, 2013 to November 20, 2013. Four comment letters or emails were received from agencies, tribes, corporations and individuals. This chapter of the Final SEIS reproduces the comment letters received and provides responses to individual comments. Letters are numbered in the order received; letters from governmental agencies and tribes are presented first, followed by letters from individuals and corporations. Individual comments are numbered in the margin of each letter; responses follow the same numbering of each comment letter. Responses are provided for substantive comments; expressions of support or opposition to the proposal or alternatives, and expressions of personal opinion are acknowledged without further response. Tukwila Urban Center Subarea Plan: Final SEIS 4-1 March 2014 Letter No- 1 't?enii Law *For November XI. 2013 Oeporonorri orCoP imuntprand ECOnpoyic Development CiE743do"Vincent AdKiistraixtr. Linn Miranda • City of Tit milla Department of Community DaYelopment E3.Seruthcenter• Boulevards, Suite II1O0 Telkwii5, WA S1188 Via erriakl, larnn.inirandteikwilawa.,dtav SUBJECT . Draft SUS for the Soiat'itcenterSuba 'Pllan Dear Lynn Miranda: Thank yau foe the Qpportumityto rash ivthe Southoentev Subare5.Plan. We have ,reviewedthe draftdocirm nt and Kayo tho followingcornmenis: 1. The extension of Wander Bottlsvrard from Wggt Va lrey Highway the Tu9cwita Sunder Statior1 Is mentioned in the text on [pagee 3=T0) as inducted im the 2030 tramp:illation network: however,. this exteriston Is, not depicted -co the .xe LOS ' graphics (Figures 3-11 end 3-12). 2, We pretignaght rgqu0zted (ira your letter of April 4. 26 2j that time Tit:i portatio n and or Land Use iEierrra-ntt: Qf Chu Stili anatito the trail oanncbtion from 6t�mton to Tukwila as shown in the City of Benton Trails and Bicycle Master plan (dated Myr 11.260). We do Understand that the 5E15 IS arca evaluating Ow Orap corinectionii with Renton, and. th&t Tukwila intends to address in greater detaP the feasibility of 'Ito prrapoted sepr+rated'fru:hi-use trail torn Serartder Boulevard pr TuitWila to Puget Drive In Benton as part pkthv City' oFTuiimilars Walk, and Flail Please tontatt. hie if you have arra questions regarding ichl s letter. Sincerely, . Jennifer iierhriifirg„ MCP CUrnont Planraing'Minaer killpP Virasnt ik'19 Al i-htsmix* • i tarr(j irren, IPubFt'W ortsAdmi+istatat Tem ittgwitiwymc carnratimilyStektildkoflitiitttiltbr tear ketlattOtirts Flan ring rd riatunt sem[ rues Qrectur nogd;wmtxm5, Pal it• 4r orkkDepity Adnit:sirdmt -.Traiscettation Jnr Seitt;l1r4rnporlattm TeMerm RthiWhrt,Trarxperiauen arcs F§racenGriHat • 7055'Surds Gcrslywry a Rant l rllimit n 01•7 rtotrrovwe i Tukwila Urban Center Subarea Plan: Final SEIS 4-2 March 2014 :Center No,. 2 Tel St Lynn Maar>da SoutDn neer Arra Sireres Plan reirised'Tukwifa Munitiosi Code Ch. 1 28, T wn3 Limo Center and Southoentrr Design Manuel Drat 9E5 Prrariri Rare:; Bidet& [frit+lb*Watet M1 1 t..rart,uS1 SCE* Friday,November It ZEI13 9 AM Tot Lynn Farouk SORRA; South rater Area akinlefhana rdiAsed ¶rdcvde Munkipal Cede Ch_ 1&28 TultwIla Urban iCatUr and So thcentet Ctelip Mania Draft SETS Lynrs, We Mee reviewed Ow City c4 psepasetlSoulheervier Area Subarea !Plan, the reelseal City Code Cher 19.28, 1107493 'Urban Center end SekAimerter Design NIMBI Draft 54 flex antel ERA r nn ntal Impact tarierearc $ Previously, we stat scopirts co Manta Iirriebr ba the: ScAmilg NOM, Frern bur review of thre Draft SOS, nye orf` soaping rrorsNne& were onnekleneri. Therefore, we ere re -submitting our previouei ttrrillelhifi, a6. well as. we are Inciuding a gtede magi Weft Om area i rg tt7e Win of be Gtee -Duaarnish Weertt'r$'t is of Sed by trrls prelectisters Rhode is nee!ad ir} Draw inter i rg1ures;.,ifs we noted in our pre Opus carnet -As, the ablating condlitins atwig t e CireerOtmerw4h Favor in tho prale l area heeds much improvement to improve water wally, re warn habitat and marten tendons to Fatted and rett:nre sahib) ih ibis *offbeat the Fever. The Subarea plea needs to specifriftt Kira Musa issues since dm goal is fo rookie rad mern effigies. Fitt taaildingS Wtiehh Duey make ortilicial Ighting rimwaive Sher; axles -ft eenrthiono. The Suudmentw dared PIM .ar d FESS nem to arr#hdv ea Soh &I 1 and plans as to pow uwann i Riau t611 be protected and Infixed Pi all of the arcs we ideintNed in our attached d looping commute. rate. 1opprocinte the opparbufify is comment co the SCIEiS Preaw Ict rr now you mould like lb meet So discuss these cr nmorns furiher prior 'to the issrasnce of We FIBS. Thank you, Karen Wetter Watersheds awl L Uig Tbam Wader kimaktosfmt Wan TA* f` fekt t J-EnbtratPrci ram J549511,2ridA eSE Jtsuburn, WA 96 202 253-070-33, 6 Tukwila Urban Center Subarea Plan: Final SEIS 4-3 March 2014 LetterNti.. VanNess Feldman 1 Giordonrierr ATICINEYS AT LAW 5t41;11, YkA SIIINGION, November 19, 2013 XUARIAIL AND FIRST CLASSA14.11, Lynn Miranda, Senior @Limner Department &Community Development City of IttloVila Southoarner Boulevard, Suite l'ae Tukwila, WA SiSl BB kutantian mon, r19 Smonsamiikin. SvOi same, wagenitton 9nt04-020 mom Et3-49aS F 1:203,623-8372 P COrnmerits on Draft Supplemental finVitteintental. Impact Statement (Draft SETS) foe southeenter S nttare-a Plea and Implementing Regulations Dcer INF& rviiiTertda: Rose -ateept the comments on kindle WEA Southeenter LLC rWestfinkr), the. OWI1CV of Sicauthewter MeIL in response to iSSiAntkce ail* subject Draft. SEIS_ wearied is *nod an see ow the Drift SEIS.111C0(130731OS our April 5.2013, sowing comments im0-tard to Westfield's poiernint figure Mall develo . plans (Dot!). S11S Table 2.2). We arc also pleased to sec that Mc Drell SFS includas an analysis of new buildings. soirettere thg prippalty ikp ¶t L 15 feet'. in height with ixstain reed projeig imprtweinents, and up to 214 feet in height within incentiveswjti,nZicota feet rurTitleivIla Parkv,iny and Soutli ewer Parkway pock REIS, Pigott 1.3). Although Westfield has no definitive plans fer eqiiiMainti. or new uses g the Mall, mai ant to RCW 4 21 CA29 Wastrel d tytay talon ;advantage of :and rely on the unarm in your 2 $41$ fixt Mitre projees.cpaille developinent proposals us twognikkktiin the D&ft SEIS (pg 1-5). As suck we request that the .Final 1Selorify "that nee trips generated from the future development pions it Tow 2_2 (300,030 fetaiL 200,01X1 sloIlice and a 200 room hotel) aro included within the PM peak boor trips analyzed for bflh the No Action and Proposed Action Ahernstins. This claTificotion would assist in zedtrif motion. that SEPA. compliance has been satisfied. when future proicet-speeific developrinent prep:nab are submitted. 1 41.111S_I Pip Wad& Cita, el Van Noma Fakirraz,ALtaliedLitp PatratiNgs 3 Tukwila Urban Center Subarea Plan: Final SEIS 4-4 March 2014 We the City 1apro -2- No opportunity t c*meg the WASEES and wind adoption redly Tukv4la Man motet Platt. Vcry Qv?y yaws, BOW cc: t ° Rtt cb p Cimn>aahl Tukwila Urban Center Subarea Plan: Final SEIS March 2014 pt 21 13 4-5 Letter No. ti ERCP Rts.tsSPltta it.0 NO Wallet home Pab Ab, CJI E301 VIA El. 'CIRClN1C MALI. Lynn hittanda, Senior Planner City of'tLkwita Department of Ci rntn,nitl• Development 6300 Sottthccntct Docketed. Stats 1011 Tukwila, WA 981 RR- 2544 I 4Th.41p i C.nnnuetua an Draft SIDS l ukw,ih Lithos Center Plan fot Sauthcrntet Dear Ms. Miranda: We arc writing on behalf of BRCP Riverview Planing ILC (BRCP) to pcovtdc coQrarxnta un the Draft Supplemental Environmental Impact Sutemcnr (SIBS) For the Tukwila Urban Center Plan for Southccistrt ('Soutirccnter Plan). 'Ilse Sutc lrivitottmetrtal 1obcy Act (SWWA) rectum that an Ls!S provide fubi disclosure of environmental infntrnsriun so that it can be considered doing &a inn making. An MS must discuss sign iGorni treettormicund inrprrts of the proposal. sal. mitigation measures and reasonable alternatives that could feasibly obtain the proposal's objectives at bower environmental coat Elements of the cariroarnent include ctmportents of both the natntal and the built cm unnment. An ISIS for a proposal n'quitbng a contatcbcttaive pbn amendment (mist consider alternative locstinna. We have the following concerns about the SPAS! • P1grotttit 1 dine.. The Southerner Subarea Phan (Subarea Plan) nxnmmcnds that the City construct a pedestnun bridge across the Green buret. With regard to location, the Subarea Pian states 'The bulge provide a connection across the Green River to lin Baker Boulevard to the SouruJcr/Arnttak •ratsan. 'liar bridge gull be threetly acccesible from the Bakst Bun cs•ani/pedottr n pair and the Gnrn Rivet 'frail." Subarea Pita, p. 39 (emphsai added). the Subarea Plan iiki rsue s this lo rxthin on diagrams Elunving • large condemn, running directly through BR T s Riren•iew Pharos office corpus sdjaceaut to the Gruen River at NO4016300 0insTMnvn Road (Property). Id.. Figure 1.1, Figure 1.4. • Failure to Identify impacts to A"aeural Iinraonnier, 'Lite SFJS fails to identify the probable significant adverse impacts of csosttucuan of the pedestrian bodge in this location on the nartstal environment (inckrdtngratth. erosion, water runoff, plants and nrmesale, fish habitat, toxinic e tfptrioo. and static tcatur ci). 1 2 3 Tukwila Urban Center Subarea Plan: Final SEIS 4-6 March 2014 tifltP pNensrw Plaza t to 249lima Mum PA; AIM CA 0401 it n t,.. r The SUS fails tta identify the prnbolhe ai ttTsant adrrx cnrimrin L uI] iupscn of construction of the prdeatian 1uidg% in ibis h ►inion Int the bulb environment (including land and shoreline we. ttinionship to existing. plana and policies inch as /se Cita. a Shoreline Master Pingain. light aid glue, lc3thrt m tri uro ation, pinking mil atatnnwntet). CF .til • _ _ tl *e Iskernstigah The SILLS fads to cvnluue altetnatire locations foe the peclnrtisn btntll,c, including dietrativelootants with fewer timbal sigificantadverse en .rrnnienxl impacts. request that these tlet'iciencien in the SCIS be corrected so tfist the Ci informed when it rrrnikes its deciricn re rdinig the Suuthcss►ter Non. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 4 5 4-7 Responses to Comments on the Draft SEIS Letter No. 1 - City of Renton Comment No. 1 Thank you for the comment. Figures 3-11 and 3.12 have been updated to include the extension of Strander Boulevard from West Valley Highway to the Tukwila Sounder Station. Comment No. 2 Thank you for the comment. The SEPA checklist prepared for the Walk and Roll Plan, Tukwila's non -motorized transportation plan, identifies that the City is following a course of phased environmental review, pursuant to the SEPA Rules (WAC 197-11-060(5)), for individual road and pedestrian improvements. The trail project noted in the comment, as well as other pedestrian improvements, is still in the planning stage; Tukwila will continue to consult with the City of Renton on project details. Project -level environmental review will be conducted when the details of a specific project are advanced sufficiently to permit meaningful analysis. Letter No. 2 - Muckelshoot Indian Tribe/Karen Walter Comment No. 1 The City reviewed and seriously considered the comments on the scoping notice previously submitted by the Tribe. After reviewing existing environmental documentation and adopted development regulations, particularly the Shoreline Master Program (SMP), it determined that the potential impacts identified in the scoping comments were considered in prior environmental documents and/or would be adequately addressed by adopted SMP regulations, stormwater management regulations, and landscaping requirements. As described in the Draft SEIS, the Southcenter Subarea Plan is primarily a strategy to encourage the evolutionary development of the subarea which will be implemented by varied public and private actions over an extended period of time. While the proposal does include adoption of development regulations specific to the subarea plan, these regulations will not operate in isolation. Instead, they will supplement adopted regulatory programs to help manage the shape and character of growth within the subarea. Section 2.5.1.2 and Appendix A-1 of the SEIS list the numerous adopted plans and regulations that will apply to future development in the Southcenter subarea, in addition to the regulations that are specific to the subarea. These same sections of the Draft SEIS also list the numerous environmental documents that have been prepared for these plans and regulations. The Southcenter SEIS supplements, adopts and/or incorporates by reference these prior documents. The prior analysis was relied on to identify the appropriate scope of the SEIS. The issues that are raised in the scoping comments — water quality, stormwater management, and shoreline restoration -- are all related to the shoreline environment and are addressed in the City's updated SMP, which was approved by the Department of Ecology in 2011. For example, the SMP contains a shoreline restoration plan (Appendix B) which includes 26 projects intended to help improve the shoreline environment over time. Water quality is also an element of the Tukwila Urban Center Subarea Plan: Final SEIS 4-8 March 2014 City's adopted stormwater management program regulations and will apply to all future development. The use regulations of the SMP (will also help to mitigate the impacts of future development in the Urban Center. The subarea plan and the SMP are both elements of the City's Comprehensive but are subject to distinctly different substantive and procedural requirements. The Southcenter subarea was designated as a regional Urban Center in 1995, and has been recognized as such in the King County Countywide Planning Policies, in Vision 2040 and the Tukwila Comprehensive Plan. The EIS prepared for the 1995 plan evaluated an Urban Center in the Southcenter area. Since that time, comprehensive and functional planning — including the updated Shoreline Master Program (SMP) — have consistently accounted for the type and intensity of development that is contemplated in the Southcenter Subarea Plan. A SEPA checklist for the SMP was published in August 2011 and references the urban center designation. The Southcenter Subarea Plan Draft SEIS also evaluates the consistency of the proposed subarea plan to SMP policies and use regulations (subsection 3.2.5, pages 45-51). Letter No. 3 — VanNess Feldman Gordon Derr/Brent Carson Comment No. 1 The comment is acknowledged. Comment No. 2 The comment is acknowledged. Comment No. 3 Table 2.2 in the SEIS identifies pipeline projects, and all such projects are included in the transportation analysis of the Proposed Action, the High Intensity Alternative and No Action. As noted in the SEIS, however, growth could occur more slowly if the subarea plan is not adopted (i.e., No Action). Tukwila Urban Center Subarea Plan: Final SEIS 4-9 March 2014 Letter No. 4 — Broadreach Capital Partners/John A. Osmond Comment No. 1 The comment summarizes various principles and requirements of the State Environment Policy Act (SEPA) and is acknowledged. Some of these requirements are addressed in the subsequent responses. Comment No. 2 The City began initial planning for a pedestrian bridge across the Green River in 2005, with the goal of creating a strong link between the City's two high-capacity transit stops at the Tukwila Sounder Station and the Tukwila Transit Center in the Urban Center. The pedestrian bridge has been consistently included in multiple City plans and policies, as well as in previous environmental documents for those plans and policies. These include the Comprehensive Plan Urban Center element (Policy 10.3.5), and the Shoreline Master Program (e.g., Policy 5.6.11). The Walk and Roll Plan, Tukwila's non -motorized transportation plan, also identifies a pedestrian bridge across the Green River as an important east -west connection (page 70). The bridge is included as a planned improvement in the City's 2014-2019 Capital Improvement Plan (CIP), which will be funded by a Regional Mobility grant. As indicated in Appendix A of the SEIS, the Urban Center element, the SMP, and the Walk and Roll Plan all previously underwent environmental review pursuant to SEPA. The City began the pre -design process for the bridge in 2011, and has been consulting with numerous agencies, including WSDOT, the Corps of Engineers, Department of Ecology, Department of Fish and Wildlife and King County. The design process began with a Type, Size and Location (TS&L) study to consider impacts and to guide siting. Alternative trail locations and alignments and bridge types and sizes were included in the study. The City has also made repeated efforts to consult with affected property owners, including the commenter, and with the broader community. Mailings to individual businesses and property owners provided project information and solicited comments. Design began in 2012 and 30% design level plans were completed in 2013. A supplemental analysis to the TS&L report is currently being prepared. Numerous permits and approvals from multiple agencies will be required to complete design and construct the pedestrian bridge. These include, but are not limited to, a wetland delineation report, cultural resources investigation, endangered species act/essential fish habitat effect determinations, Section 404 permit, Section 401 water quality certification, hydraulic project approval, shoreline substantial development permit, grading permit, and NEPA/SEPA compliance. The pedestrian bridge is still undergoing environmental review pursuant to NEPA; the Washington State Department of Transportation is serving as lead agency for NEPA compliance. If appropriate, the City may adopt the NEPA document or perform additional environmental analysis pursuant to SEPA. Language has been added to the SEIS to acknowledge that project -level environmental review for the pedestrian bridge is occurring pursuant to NEPA. As indicated in the SEPA checklist for the Walk and Roll Plan, the City has been using phased environmental review, pursuant to WAC 197-11-060(5), to evaluate individual projects which implement the Walk and Roll Plan. The pedestrian bridge is an independent project which can proceed without adoption of the subarea plan. Because it is a separate course of action, it is not Tukwila Urban Center Subarea Plan: Final SEIS 4-10 March 2014 required to be considered in the same environmental document as the subarea plan (see WAC 197-11-060(3)(b)). The Southcenter subarea plan identifies the general location of the planned bridge and is not proposing a specific location. The broad directional arrows included on Figures 1.1 and 1.4 of the subarea plan are not intended to be site specific. As noted above, alternative alignments and locations are considered in the TS&L report. The City has modified the language in Section 1.6.1 (1)(a) of the subarea plan to clarify that the NEPA process, not the subarea plan, will determine the location and design of the pedestrian bridge. It should also be noted that the subarea plan does acknowledge that the currently preferred alignment of the walkway linking Baker Boulevard with the Tukwila Station is subject to change to mitigate impacts on adjacent properties (Section 1.1.1(1)(b)). Comment No. 3 Please refer to the response to Comment No. 2 above. Comment No. 4 Please refer to the response to Comment No. 2 above. Comment No. 5 Please refer to the response to Comment No. 2 above. Tukwila Urban Center Subarea Plan: Final SEIS 4-11 March 2014 Appendix A Tukwila Environmental Documents, Adopted Regulations & Plans Tukwila Urban Center Subarea Plan: Final SEIS A-1 March 2014 A. Previously Prepared Environmental Documents Element Document/ Date Issues/Analysis Study Area Summary of Impacts & Mitigation Earth Tukwila Comprehensive Plan Draft & Final EIS (1995) Erosion, landslide, seismic hazards and soil contamination due to development according to the Comp. Plan. City-wide Impacts: Increased development potential in several soil erosion, landslide, and seismic hazard areas. Will contribute to water pollution and can result in damage to property. Mitigation: New development will comply with development review process that includes project specific mitigating measures. Land Use Tukwila Comprehensive Plan Draft & Final EIS (1995) Land use, open space network, neighborhoods, shorelines City-wide, including Urban Center Impacts: Potential impacts from a change in zoning from commercial to TUC zoning include impacts to public services, infrastructure, ambient noise and air quality, traffic circulation, and visual quality. Mitigation: Comprehensive goals & policies will serve to mitigate potential adverse land use impacts. GMA concurrency requirements, capital facilities planning (both city & non -city owned agencies), Shoreline Master Program, development standards, and design guidelines will also serve as mitigation measures. Land Use Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update Land use, shorelines, building & site design, signage Urban Center Impacts: No significant or cumulative impacts anticipated from comprehensive plan goals and policies update. Some reduce potential environmental impacts. Land Use Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code Amendments Land use City-wide, including Urban Center Impacts: No significant or cumulative impacts anticipated. Air Quality Tukwila Comprehensive Plan Draft & Final EIS (1995) Auto emissions, air traffic, residential, industrial/commercial sites and construction City-wide Impacts: Emissions from regional highways, airports, manufacturing, commercial/industrial, and residential uses contribute to air pollution. Auto emissions are the single largest contribution. As development increases degradation of air may continue. Mitigation: City will comply with all federal, state, and regional air pollution regulations, encourage non -motorized transportation and enhance the CTR programs. Air Quality Westfield Mall Expansion Draft & Final EIS (2004) Ozone, particulate matter, carbon monoxide Southcenter Mall -subarea w/in Urban Center Impacts: Dust from excavation, construction equipment engines, odors during paving renovations to existing buildings, and construction related traffic delays and reduced travel speeds are air quality impacts from expansion of the mall. Increased peak hour traffic would be operational Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-2 Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-3 impacts. Mitigation: Adhere to City regulations and to applicable mitigation measures in the Guide to Handling Fugitive Dust from Construction Projects. Implement transportation demand measures to improve mobility. Water Tukwila Comprehensive Plan Draft & Final EIS (1995) Surface water, ground water, floodplains and flooding hazards. City-wide/ applies to Green River and several wetlands w/in Urban Center. Impacts: Development may increase peak water flows on hillsides due to removing vegetation and detention increasing soil saturation. Urban runoff and soil runoff impact surface water quality as non -point source polluters. Industrial uses and wastewater treatment plants impact water quality as point source polluters. Mitigation: City will comply with all regulations. Control sedimentation from current and future land use and use special drainage facilities to control urban runoff. Water Westfield Mall Expansion Draft & Final EIS (2004) Water quantity, water quality Southcenter Mali -subarea w/in Urban Center Impacts: Impervious surface would remain the same, continued absence of flow control, potential for water quality improvement. Covered parking structures could reduce impact on stormwater. Cumulative impacts to water quality not anticipated. Plant and Animal life Tukwila Comprehensive Plan Draft & Final EIS (1995) Streams and waterways, wetlands, critical habitats, animal species, plant species City-wide/ Applies to wetlands and shorelines w/in Urban Center. Impacts: Wetlands and shorelines are threatened by encroaching development and water pollution. Mitigation: The City should minimize Clearing and grading during construction. City should protect wetlands and shorelines. Catalog unique or significant plans and animals, restoration of local streams and rivers, and include habitat areas and linkages in facility designs. Plant and Animal life Westfield Mall Expansion Draft & Final EIS (2004) Plants and animals Southcenter Mall - subarea w/in Urban Center Impacts: No significant or cumulative impacts anticipated from mall expansion because area is already highly developed. Environ- mental Health Tukwila Comprehensive Plan Draft & Final EIS (1995) Noise City-wide & Urban Center Impacts: The expansion of Sea -Tac and King County International Airport could impact the northern and western portions of the City. Transportation rights-of-way are another noise source that will increase in medium and higher density growth areas. Passenger rail systems also have potential to increase ambient noise conditions. Mitigation: Develop and adopt noise ordinance (completed), work with airports to develop operational noise mitigation techniques, ensure street speeds match land use patterns. Population and Housing Tukwila Comprehensive Plan Draft & Final EIS (1995) Population and housing City-wide & Urban Center Impacts: Creation of residential housing in the Pacific Highway Corridor and the TUC could impact traffic, noise and air quality. Development of housing close to higher intensity uses could be a significant impact. City will continue to have consistency between the city and countywide housing policies. Mitigation: Develop guidelines for affordable housing projects, identify programs that could increase home ownership and strategize to create landscape buffers to minimize impacts when housing abuts other land uses. Cultural & Historical Central Link Draft(1998) & Historic and Archaeological Resources Proposed Light Rail Impacts: No known/recorded archaeological sites in Urban Center. High - probability area near Southcenter Mall. Impacts could occur if resources are Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-3 Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-4 Final EIS (1999) Corridors through City present. Along alignments in City, important paleontological (fossil deposits) are present. No historical resources would be affected by rail corridors in TUC. Mitigation: NRHP-eligible archaeological sites must be taken into consideration during project planning/design, and data recovery and monitoring during construction. Public Services Tukwila Comprehensive Plan Draft & Final EIS (1995) Fire, police protection, parks and recreation, schools and human services. City-wide Impacts: Increased densities in both residential and commercial areas could affect fire and police service capabilities related to total volume of calls for service. New public recreation resources are being developed to satisfy future demand. Future capital facility improvements will need to be supplied to meet the increases in school age children attending the Renton and Tukwila School Districts. The Human Services Office will likely have the capability to meet the needs of the community. Mitigation: Potential development of a GMA impact fee for the school districts, preparation of long-range strategic plan for school districts, continued reliance on the six-year financial planning program, further development of police and fire strategic plans, and emphasis on public safety issues through design criteria and project review. Public Services Westfield Mall Expansion Draft & Final EIS (2004) Fire and police services Southcenter Mall -subarea w/in Tukwila Urban Center (TUC) Impacts: Calls for service would increase for fire, EMS, and police services during construction and operation of the expansion. Mitigation: Work with fire department regarding fire land access issues and replace existing fire alarm system. Implement construction security measures and incorporate security features into expansion. Public Utilities Tukwila Comprehensive Plan Draft & Final EIS (1995) Water, sewer, surface water, solid waste, electrical, natural gas and telecommunications. City-wide Impacts: Water, sewer, and surface water systems represent major utilities impacted by growth and all three have separate analysis prepared. Majority of problems relate to system deficiencies, distribution, service, and general maintenance and operations. Long term funding for utility improvements will need to be addressed. Mitigation: Service capacities are met either through City CIP programs or through plans of utility service providers. City should review long-term demand and shortfalls as part of facility planning, and telecommunications towers should be shared between different companies. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-4 Public Utilities Westfield Mall Expansion Draft & Final EIS (2004) Water supply, stormwater, sewer, solid waste, electricity, natural gas, communications Southcenter Mall —subarea w/in TUC Impacts: There will be an increase in water usage and existing water pipes may be impacted and need to be relocated. New sewer lines would be necessary and sewage flow would increase. Solid waste generation would increase; however, recycling would also increase. Electricity use would increase and there may be impacts to distribution and capacity of the system; may also be temporary service interruptions. The existing natural gas system, located on the roof, would have to be replaced and there would be an increase in natural gas usage. Demand for communications would increase and require expansion or relocation. Mitigation: Schedule interruptions to utility service during hours with least impact, route new sewage flow to the Metro line, dispose of construction related waste properly; incorporate PSE recommendations for electrical use. Aesthetics Tukwila Comprehensive Plan Draft & Final EIS (1995) Community image and aesthetics City-wide & TUC Impacts: With the projected increase in population will come an increase in density and a change in the physical character of the areas. A range of visual impacts may occur, including the reduction of natural open spaces, alterations in "the sense of place" in various communities, and the disturbance of viewsheds with increased building heights and densities, particularly in the TUC. Mitigation: Implement design review for multifamily, commercial and industrial development. Require streetscape designs, i.e. inclusion of street trees, lighting, and sidewalk features, to lessen visual impacts of development. Shorelines Shoreline Master Program (SMP) Update SEPA Checklist (2008) Shoreline resources, water quality, fisheries, habitat, restoration plan Designated shoreline environments Impacts: The SEPA checklist evaluates existing shoreline conditions and anticipates planned development within the shoreline. Mitigation: Updated shoreline policies and shoreline environment designations are included in the Comprehensive Plan. Shoreline overlay regulations (TMC 18.44) would mitigate impacts to shoreline resources. A plan to restore degraded shoreline resources is also included. Non- Motorized Transporta tion Transportation Element updates SEPA checklists (2005 & 2013) ; Walk and Roll Plan SEPA checklist (2008) Pedestrian and bicycle improvements Citywide & TUC Impacts: The City has been using phased environmental review to address the impacts of planned improvements. The SEPA checklists address impacts at a programmatic level, and will be followed by more detailed analysis as individual projects are planned and designed. The pedestrian bridge over the Green River is currently being reviewed pursuant to NEPA; this analysis may be adopted or supplemented, as appropriate, to comply with SEPA. Mitigation: project -specific mitigation measures will be identified as individual projects are designed and proposed. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-5 B. Previously Adopted Regulations Element Document) Date Issues/Analysis Study Area Summary/Mitigation Earth Environmentally Sensitive Areas (18.45.120) - 2010/12 Areas of potential geologic instability, abandoned mine areas City-wide; applies to erosion hazard potential area between Southcenter Pkwy and 1-5 in TUC Summary: Designates, rates and provides buffers for areas of potential geologic instability. Outlines uses, exemptions, alterations and potential mitigation for development in an area of potential geologic instability. Water Environmentally Sensitive Areas (18.45.080 and 18.45.100) — 2010/12 Wetlands and watercourses City-wide; applies to Green River and several wetlands w/in TUC Summary: Includes designations, ratings and buffers for wetlands and watercourses. Also includes allowed uses, alterations and mitigation measures for development within or near wetlands and watercourses. Water Shoreline Overlay (18.44) - 2011 Designates all shorelines within the City as "urban" and identifies development requirements City-wide; applies to Green River w/in TUC. Summary: Regulates development in shoreline areas, includes general shoreline regulations, management environments, river environment, and specific use regulations. Water Stormwater Management (14.30) - 2010 Storm water management for development City-wide Summary: Includes regulations and guidelines to control adverse impacts associated with surface water runoff, establishes storm drainage standards and adopts the Storm Water Management Plan. Regulations are enforced through development review. Water Floodplain Management (16.52) - 2004 Special flood hazard areas and Floodways City-wide, applies to TUC area Summary: Includes regulations and guidelines to minimize public and private losses due to flood conditions. Activity in these areas is also subject to state and federal standards. Plant and Animal life Environmentally Sensitive Areas (18.45.150) - 2010 Fish and Wildlife Habitat Conservation Areas City-wide Summary: Designates, rates and provides buffers for areas of potential fish and wildlife habitat conservation areas. Outlines uses, exemptions, alterations and potential mitigation for development for these areas. Plant and Animal life Tree Regulations (18.54) - 1995 Tree preservation City-wide Summary: Mitigate environmental consequences of land development, promote environmental building and site planning, regulate clearing of trees and understory, and maintain and enhance aesthetic ecological and economic benefits provided by vegetation. Public Utilities Utility Concurrency Standards (14.36) - 2004 Water and sewer availability City-wide Summary: Requires land use decisions involving projects that need water or sewer to obtain certificate of availability from appropriate purveyor. Certificate must show availability of water and capability of system to deliver. Public Concurrency Transportation facilities, and City-wide Summary: Establishes a concurrency management system and test to Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-6 Facilities and Services Management (9.50) — 2005/07 public facilities and services availability determine that public facilities and services (transportation, water, sewer, and stormwater) necessary to support development are available when needed, without decreasing current service levels below established minimum standards. Historic/ Archaeo- logical Archaeological/ paleontological resources (18.50.110) - 2004 Archaeological and paleontological preservation City-wide Summary: Requirements for development where archaeological or paleontological resources may be located or have been found during excavation. Transporta tion Transportation Concurrency Standards & Impact Fees (9.48) - 2005/11 Traffic impacts City-wide Summary: Imposes impact fees to offset the impacts of new development on the transportation system. Fees based on net new PM peak hour trips Transporta tion Commute Trip Reduction Plan and Program Requirements (9.44) - 2008 Improve air quality, reduce traffic congestion, and minimize energy consumption City-wide Summary: Requires employer based programs that encourage employees to find alternative to drive -alone commuting. Presents strategies to be undertaken by an employer to achieve commute trip reduction goals for each goal year. Transporta tion Walk and Roll: City of Tukwila's Non -Motorized Plan (2009) Bicycle and pedestrian infrastructure design & planning City-wide, some specific to the Urban Center Summary: Bicycle and pedestrian infrastructure design standards, designation & adoption of bicycle friendly routes, walking trails and connections, performance goals & measurements, and a list of recommended projects. Aesthetics Board of Architectural Review (18.60) - 2012 Site and building design City-wide, some specific to the Urban Center Summary: Establishes a design review & approval process for projects meeting minimum thresholds for design review — administratively or by Board of Architectural Review (BAR). Thresholds vary by zoning district. Provides design review criteria for structures, site, landscaping, buildings, and signage. Aesthetics Sign and Visual Communication Code (Title 19) - 2010 Signs City-wide, some specific to the Urban Center Summary: Regulates sign placement and characteristics (size, style, etc.) to protect the public health, safety & welfare; and to increase the effectiveness of visual communication in the City. In the TUC area, provides an "opt out" of the requirements provision, provided certain criteria are met. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-7 C. Previously Adopted Utility Plans Element Document Issues/Analysis Study Area Summary/Mitigation Water Gilliam Creek Basin Stormwater Management Plan (2001) Gilliam Creek stormwater management, water quality, habitat, etc. TUC located within Gilliam Creek watershed Summary: Description of the drainage basin, water quality fish habitat and recommended capital improvement projects and programmatic actions. Mitigation: City should pursue grants and loans for funding capital improvement projects, implement a system development charge for new development and redevelopment, increase permit review fees to directly cover the cost of development review, work with other jurisdictions and encourage developer participation in regional stormwater facilities. Water 2007 Water System Plan Update Water system requirements City-wide Summary: Identifies present and future water system needs, sets means for addressing those needs, demonstrates system has operational, technical, managerial and financial capabilities to meet local, state and federal regulations. Water City of Tukwila Comprehensive Surface Water Management Plan (2003) Watercourses, wetlands, and infrastructure. City-wide/ Identifies projects w/in the TUC Summary: Designed to protect watercourses, wetlands, and infrastructure, protect public health and safety, maintain City's surface water system, meet regulatory requirements, and educated citizens and employees. Identifies capital improvement projects for the water system. Water Shoreline Master Plan/ Shoreline Element of Comprehensive Plan update (2011) Shoreline requirements for the Green River City-wide/ Applies to Green River w/in TUC Summary: Designates the City's shoreline "Urban" and includes goals and policies for seven program elements (economic development, public access, circulation, recreation, shoreline use, conservation, historical/ cultural) to guide and implement the Shoreline Master Program. Sewer 2006 Sewer System Plan Update Sanitary sewer system requirements City-wide Summary: Identifies present and future sewer system needs, sets means for addressing those needs, demonstrates system has operational, technical, managerial and financial capabilities to meet local, state and federal regulations. Tukwila Urban Center Subarea Plan: Final SEIS March 2014 A-8 Appendix B Adopted Environmental Documents Tukwila Urban Center Subarea Plan: Final SEIS B-1 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SETS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: Environmental documents prepared for plans and programs, including the Walk and Roll Plan SEPA checklist (2008), and the Shoreline Master Program Update SEPA checklist (2008). Prepared by: City of Tukwila. Description of Documents Being Adopted: SEPA checklists prepared for the City's non -motorized transportation plan, and for an update to the Shoreline Master program. These documents have not been challenged. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4. 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-2 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: EIS prepared for the Westfield Shoppingtown Southcenter Expansion (2004). Prepared by: City of Tukwila. Description of Documents Being Adopted: Draft and Final EISs for an expansion to the Westfield Southcenter Shoppingtown development. The document addresses several elements of the environment relevant to the proposal, including but not limited to air quality, water quality and quantity, plants and animals, public services and utilities. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4, 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-3 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green River on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: Central Link Light Rail Transit Project EIS (1999). Prepared by: Sound Transit. Description of Documents Being Adopted: Draft and Final EISs for Sound Transit's Central Link Light rail Transit project. The document addresses several elements of the environment relevant to the proposal, including but not limited, to noise, cultural resources, and aesthetics. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4, 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-4 March 2014 ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS) Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and design guidelines for the Southcenter Subarea, Tukwila's Urban Center. Proponent: City of Tukwila Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, 1-405 on the north, the City limits and the Green Rover on the east, and S. 180th Street and the Green River on the south. Title and Dates of Preparation of Documents Being Adopted: EIS for the Tukwila Comprehensive Plan (1995), and three addenda for implementing regulations (1995) and updates to the Comprehensive Plan 2004 and 2013). Prepared by: City of Tukwila Description of Documents Being Adopted: EIS prepared for the 1995 Tukwila Comprehensive Plan, addressing all elements of the environment, and three EIS addenda to address implementing regulations and subsequent updates to the Comprehensive Plan. These documents have not been challenged. The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188. The City has identified and adopted these documents as being appropriate for this proposal after independent review. The documents meet our environmental review needs for the current proposal and will accompany the proposal to the decision maker. Agency: City of Tukwila Department of Community Development Contact Person: Lynn Miranda, 206-433-7162 Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 Date: April 4, 2014 Signature: Tukwila Urban Center Subarea Plan: Final SEIS B-5 March 2014 April 4, 2013 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Dear Interested Parties, The City of Tukwila has completed preparation of the Final Supplemental Environmental Impact Statement (SEIS) on the non -project proposal by the City of Tukwila to adopt the Southcenter Subarea Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual. The Final SEIS supplements the following document: Tukwila Comprehensive Plan Final Environmental Impact Statement, prepared in October 1995. As part of the SEIS, Tukwila prepared the SEIS documents pursuant to the provisions of RCW 43.21C.420. The Final SEIS was prepared to inform the public, agencies and decision makers about the environmental consequences associated with future development and redevelopment in the Southcenter area, the area currently zoned "TUC". Alternatives considered include the Proposed Action, a High Intensity Alternative, and the No Action Alternative. Future development may include redevelopment of aging structures or infill on underutilized parcels that could occur over approximately the next 20 years, as well as potential increases in employment and population that are being planned for in this area. To help achieve the City's economic development objectives, a goal of the SEIS was to eliminate the need for additional environmental analysis in conjunction with development and redevelopment that occurs on individual sites within the Southcenter area. Future project -specific development proposals that are consistent with the subarea plan, development regulations and SEIS do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. Projects that do not meet these criteria, including conditional and unclassified uses, will still be required to undergo SEPA review. As such, this SEIS provides certainty and predictability for urban development proposals by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act (Chapter 36.70A RCW). Consequently, this SEIS is intended to serve as a catalyst for redevelopment and as an incentive for property owners and developers to favorably consider Tukwila's Urban Center when locating a business or investing in the community. The City Council will be initiating their review of the draft Southcenter Subarea Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual in April 2014. If you would like to be added to our list of interested parties and receive email updates on the adoption process, please send an email to Lynn.Miranda@tukwilawa.gov. Sincerely, Jack Pace SEPA Responsible Official Director, Department of Community Development Teri Svedahl From: Lynn Miranda Sent: Tuesday, January 29, 2013 12:12 PM To: Teri Svedahl Subject: mailings Hi Teri, Looks like we are ready to start putting together some mailings. Below are two files, one with business addresses and the other with property owner addresses. I will come talk about it with you.... W:\Long Range Projects\Southcenter Plan\Notice\addresses mailings\Address Data Mailings 1.xls J V Z , W:\Long Range Projects\Southcenter Plan\Notice\addresses mailings\TUCParcelsNoDups.xlsx / a I 3 Lynn Lynn Miranda AICP I Senior Planner I City of Tukwila 16300 Southcenter Blvd, Tukwila WA 98188 1206.433.7162 I Lynn.Miranda@Tukwilawa.gov Tukwilawa.gov 7i6-6-y),c11 AGENCY LABELS ,k'US Corps of Engineers (K) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ()0 Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( )US Dept of HUD ( ) National Marine Fisheries Service Section 2 V) Office of Archaeology (9 Transportation Department (WSDOT NW) () Dept of Natural Resources (>4 Office of the Governor WA State Community Development (\,4 WA Fisheries & Wildlife, MillCreek Office 1x) WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 WASHINGTON STATE AGENCIES () Dept of Social & Health Services (4 Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT (%4Dept of Ecology, SEPA **Send Electronically (3 Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div (,Q KC Dept of Parks & Recreation (‹) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle (N KC Dev & Enviro Services-SEPA Info Center (' KC Metro Transit Div-SEPA Official, Environmental Planning (V) KC Dept of Natural Resources (k) KC Dept of Natural Resources, Andy Levesque O KC Public Library System (X) Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( Westfield Mall Library Tukwila School District ( ) Highline School District ( ) Seattle School District 4 Renton School District ( QWEST Communications ( ) Seattle City Light (> Puget Sound Energy (' Highline Water District ( ) Seattle .l anniny'&Dev/Wat Dept ( . mcast (,A Tukwila City Departments ( .) Public Works ( ) Police ( ) Planning ( ) Parks & Rec ( ) City Clerk ( ) Fire ( ) Finance ( ) Building ( ) Mayor Puget Sound Regional C (X) 5 r . ommerce Muckleshoot Indian Tribe * (ke0 Cultural Resources ( Fisheries Program (X) Wildlife Program (x) Duwamish Indian Tribe * Section 5 UTILITIES ,k) BP Olympic Pipeline Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities (k) Allied Waste Services Section 6 CITY AGENCIES Kent Planning Dept Renton Planning Dept 00 City of SeaTac ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER LOCAL AGENCIES (x) Puget Sound Clean Air Agency (X) Sound Transit/SEPA (&) Duwamish River Clean Up Coalition * (x) Washington Environmental Council (Ac) People for Puget Sound * (X) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Teri Svedahl From: Lynn Miranda Sent: Tuesday, February 05, 2013 11:00 AM To: Teri Svedahl Subject: mailing for Lynn Attachments: Community_meeting notice_115ft_2.pub Hi Teri, I've attached the flyer that needs to be mailed. It needs to be printed in color on 8.5x14" paper, so let me know if you need any help with that... I could run it from the back printer. I'd like to shoot for this to be mailed on the 12th. Let me know if this is a problem. Thanks for all you do! Lynn Lynn Miranda AICP I Senior Planner I City of Tukwila 16300 Southcenter Blvd, Tukwila WA 98188 1206.433.7162 1 Lynn.Miranda@Tukwilawa.gov 1 v Gop/taw/a k)jCLsf'-rmQ AGENCY LABELS V ,(%Cj‘US Corps of Engineers • Federal HWY Admin ( ) Federal Transit Admin, Region 10 (X) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES '6C) Office of Archaeology (A Transportation Department (WSDOT NW) (yQ Dept of Natural Resources Office of the Governor WA State Community Development (y) WA Fisheries & Wildlife, MillCreek Office iV) WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 ( Dept of Social & Health Services ()4 Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT ()(cDept of Ecology, SEPA **Send Electronically Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ) KC Dept of Parks & Recreation (,) KC Assessor's Office Section 3 K ING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle (X) KC Dev & Enviro Services-SEPA Info Center M KC Metro Transit Div-SEPA Official, Environmental Planning • KC Dept of Natural Resources ) KC Dept of Natural Resources, Andy Levesque (,j KC Public Library System (A Foster Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES • Westfield Mall Library Tukwila School District ( ) Highline School District ( ) Seattle School District (),41 Renton School District (,QWEST Communications ( ) Seattle City Light Puget Sound Energy Highline Water District ( ) Seattle Planning &Dev/Water Dept ( Comcast Section 5 UTILITIES X) BP Olympic Pipeline 00 Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities (,) Allied Waste Services (6 Tukwila City Departments (') Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES Kent Planning Dept Renton Planning Dept City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects (4 Puget Sound Regional Council (X) SW KC Chamber of Commerce (x) Muckleshoot Indian Tribe * 0.;) Cultural Resources Fisheries Program N Wildlife Program Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES 0.c) Puget Sound Clean Air Agency QC) Sound Transit/SEPA (y.) Duwamish River Clean Up Coalition * (X Washington Environmental Council (X) People for Puget Sound * ()c) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Public Notice Mailings For Permits 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 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 Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (from PermitsPlus) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) 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 a 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 include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mai/ to: (within 8 days of decision; 21 -day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office 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 General: Permit Data Sheet Shoreline Substantial Development Permit (printed out from PermitsPlus) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) 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) P:Admin\Admin Forms\Agency Checklist Community Meeting: Plan for the Future of the Southcenter Area Date: Wednesday, February 27, 2013 Time: Open House Noon to 1:30 pm Location: Albert Lee Appliance Store 404 Strander Blvd Tukwila, WA. 98188 Contact: Lynn Miranda, Senior Planner (206) 433-7162 or Lynn.Miranda@tukwilawa.gov We are planning for growth and future development in the Southcenter area - Tukwila's designated urban center. Join us for a community meeting to: • Hear about the overall plan for the area. • Find out about the project timeline. • Learn about the upcoming EIS scoping period and how you can contribute. This is your opportunity to participate in the planning & upcoming environmental review process. Future appeals of proposed development that are consistent with the plan will be limited. Proposed Southcenter Area Districts What might new development in the Southcenter Districts* look like when built using the proposed zoning code? *See map on other side Conceptual illustrations below depict the maximum building envelope for each District. Maximum building height without height incentives is shown in ; with one incentive shown in and with two incentives in o YELLOW, Regional Center District Maximum height is 85'without height incentives; with height incentives 115', and 214' within 300' of Tukwila Pkwy & Southcenter Pkwy. Illustration shows a potential mixed use infill project on the Mall property, including offices & housing. Building to the left is 215' tall; building to right is 115'; and the Mall's highest point is 85'. Pond District Maximum building height is 70' to 115' with height incentives; 45' without incentives and within 150' of the edge of Tukwila Pond. Illustration shows a mixed use project, including retail, office & housing. Streets break up megabiocks and buildings close to Tukwila Pond are set at the street edge, creating a pleasant walking and shopping environment. Transit -Oriented Develo Maximum building height is 45 ' without height incentives, 70' to 115' with incentives. Minimal to no front setbacks, with buildings oriented towards and located along the street edge. Illustration shows an integrated, mixed use neighborhood with housing, within easy walking distance to transit & rail along Baker Blvd. Parking is located to side or rear of buildings. ment District Maximum building envelope allowed in this district which includes the Sounder Commuter rail/Amtrak station is 45' without height incentives; 70' to 115' with height incentives. Limited parking is allowed between the building and street, with buildings oriented towards the streets leading to the rail station. Development will be transit -supportive and pedestrian -friendly. Workplace District Maximum building height is 45', or 70' with multifamily height incentives on parcels adjacent to the Green River. Development must be setback 125' from the river, but will likely be oriented towards the river. Streets break up megabiocks to make it more pedestrian friendly. Commercial Corridor District Except for multifamily projects along the river. maximum building height for development in this district is 45'. Parking is permitted anywhere on the parcel. This area will continue to develop with the type of uses and building styles similar to what currently exists. (Left) Conceptual illustration of the maximum building envelope allowed in this district. Maximum building height is 45'. No restrictions on parking locations. This area will continue to develop with regional retail uses accessed primarily by cars. - For more information about the proposed Plan go to: http://www.tukwilawa.gov/dcd/urbancenterplan.html - Email Lynn.Miranda@tukwilawa.gov to be added to our interested parties list for future notifications. The general illustrations above are representative of the maximum building envelope that will be allowed under the proposed plan and development standards. 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PARK W Tukwila, WA 98188 Tukwila Community Member 112 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1124 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1127 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1131 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1136 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1140 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1144 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1147 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1114 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1116 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1120 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1125 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1130 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1132 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1138 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1141 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1145 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1148 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1149 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1154 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1159 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1161 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1164 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1169 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 120 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1208 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1226 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 130 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1150 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1156 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 116 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1162 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1165 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1171 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1201 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1210 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1227 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 131 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1152 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1158 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1160 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 1163 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1167 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1177 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 1206 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1224 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 1249 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 1370 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 14800 STARFIRE WAY Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE 5 # 101 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE S # 107 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE S # 113 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE S # 117 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 203 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 206 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 211 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 215 Tukwila, WA 98188 Tukwila Community Member 15142 65TH AVES # 303 Tukwila, WA 98188 Tukwila Community Member 150 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE S # 102 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVES # 108 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE 5 # 114 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE S # 121 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 204 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVES # 209 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 212 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 216 Tukwila, WA 98188 Tukwila Community Member 15142 65TH AVE 5 # 304 Tukwila, WA 98188 Tukwila Community Member 151 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVES # 105 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVES # 111 Tukwila, WA 98188 Tukwila Community Member 15138 65TH AVE S # 115 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE 5 # 201 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE 5 # 205 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 210 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE 5 # 213 Tukwila, WA 98188 Tukwila Community Member 15140 65TH AVE S # 219 Tukwila, WA 98188 Tukwila Community Member 15142 65TH AVE S # 305 Tukwila, WA 98188 Tukwila Community Member 15142 65TH AVE S # 306 Tukwila, WA 98188 Tukwila Community Member 1514265THAVES#316 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 403 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 406 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE 5#410 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE S # 502 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE S # 509 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE S # 514 Tukwila, WA 98188 Tukwila Community Member 15148 65TH AVE S # 604 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # #02 Tukwila, WA 98188 Tukwila Community Member 15142 65TH AVE S # 307 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 401 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 404 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 408 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE 5#412 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE S # 504 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE 5 # 510 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE 5#516 Tukwila, WA 98188 Tukwila Community Member 15148 65TH AVE S # 605 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 701 Tukwila, WA 98188 Tukwila Community Member 15142 65TH AVE S # 309 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 402 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 405 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 409 Tukwila, WA 98188 Tukwila Community Member 15144 65TH AVE S # 413 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE 5 # 508 Tukwila, WA 98188 Tukwila Community Member 15146 65TH AVE 5 # 512 Tukwila, WA 98188 Tukwila Community Member 15148 65TH AVE S # 601 Tukwila, WA 98188 Tukwila Community Member 15148 65TH AVE S # 609 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE 5#705 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVES # 706 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 714 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 718 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 722 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 801 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE 5 # 811 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 816 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 821 Tukwila, WA 98188 Tukwila Community Member 15154 65TH AVE S # 904 Tukwila, WA 98188 Tukwila Community Member 15154 65TH AVE 5 # 911 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVES # 707 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 716 Tukwila, WA 98188 Tukwila Community Member 1515065TH AVES#719 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 723 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 806 Tukwila, WA 98188 Tukwila Community Member 1515265TH AVES#813 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVES#818 Tukwila, WA 98188 Tukwila Community Member 15154 65TH AVE S # 901 Tukwila, WA 98188 Tukwila Community Member 15154 65TH AVE 5 # 905 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVES # 1002 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVES # 712 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 717 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 721 Tukwila, WA 98188 Tukwila Community Member 15150 65TH AVE S # 724 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 810 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 815 Tukwila, WA 98188 Tukwila Community Member 15152 65TH AVE S # 820 Tukwila, WA 98188 Tukwila Community Member 15154 65TH AVE S # 902 Tukwila, WA 98188 Tukwila Community Member 15154 65TH AVE S # 910 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1003 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1006 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1010 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1015 Tukwila, WA 98188 Tukwila Community Member 15450 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15616 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15660 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15700 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15901 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16038 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16200 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1008 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1012 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1017 Tukwila, WA 98188 Tukwila Community Member 15455 65TH AVE S Tukwila, WA 98188 Tukwila Community Member 15635 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15665 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15700 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 15920 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16040 CHRISTENSEN RD Tukwila, WA 98188 Tukwila Community Member 16201 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1009 Tukwila, WA 98188 Tukwila Community Member 15156 65TH AVE S # 1013 Tukwila, WA 98188 Tukwila Community Member 15200 65TH AVE S # 711 Tukwila, WA 98188 Tukwila Community Member 15470 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 15643 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15666 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 15701 NELSON PL S Tukwila, WA 98188 Tukwila Community Member 16000 CHRISTENSEN RD Tukwila, WA 98188 Tukwila Community Member 16156 65TH AVE S # 1001 Tukwila, WA 98188 Tukwila Community Member 16300 CHRISTENSEN RD Tukwila, WA 98188 Tukwila Community Member 16300 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16400 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16425 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16510 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16615 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16700 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16800 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16833 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16860 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16874 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16350 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16401 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16430 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16550 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16650 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16705 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16801 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16839 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16864 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16875 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16400 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16415 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16501 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16600 SOUTHCENTER PKWY Tukwila, WA 98188, Tukwila Community Member 16700 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16711 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 16831 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16840 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16870 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16876 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16880 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16935 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17000 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17015 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17025 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17095 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17115 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17139 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17155 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17195 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16890 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16943 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17005 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17024 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17035 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17100 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17125 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17145 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17165 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17197 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16901 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 16971 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17006 53RD AVE S Tukwila, WA 98188 Tukwila Community Member 17025 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17065 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17105 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17135 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17150 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17185 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17200 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17250 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17300 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17308 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17320 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17332 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17340 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17364 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 17400 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17424 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17450 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17275 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17304 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17310 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17326 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17333 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17348 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17380 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17401 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17430 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17470 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17300 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17305 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17312 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17328 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17334 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17356 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17388 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 17420 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17450 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17480 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17500 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17555 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17585 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17672 MIDLAND DR Tukwila, WA 98188 Tukwila Community Member 17700 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17740 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17750 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17780 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17800 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17950 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17500 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17570 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17600 W VALLEY HWY Tukwila, WA 98188 Tukwila Community Member 17680 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17710 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17746 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17770 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17784 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17855 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 200 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 17501 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17580 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17601 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17686 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17720 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17750 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17774 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17790 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 17920 SOUTHCENTER PKWY Tukwila, WA 98188 Tukwila Community Member 215 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 220 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 230 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 240 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 290 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 301 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 301 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 305 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 310 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 313 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 320 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 223 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 230 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 2600 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 300 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 301 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 3034 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 307 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 311 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 317 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 320 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 225 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 235 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 275 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 301 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 301 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 304 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 309 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 311 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 319 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 321 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 321 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 327 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 333 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 335 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 340 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # C Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # F Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # 1 Tukwila, WA 98188 Tukwila Community Member 341 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 345 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 321 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 331 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 335 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 339 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # A Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # D Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # G Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR #.1 Tukwila, WA 98188 Tukwila Community Member 343 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 345 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 325 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 331 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 335 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 339 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # B Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # E Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR # H Tukwila, WA 98188 Tukwila Community Member 340 UPLAND DR#K Tukwila, WA 98188 Tukwila Community Member 343 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 349 TUKWILA PKWY Tukwila, WA 98188 Tukwila Community Member 349 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 350 TRECK DR Tukwila, WA 98188 Tukwila Community Member 355 TRECK DR Tukwila, WA 98188 Tukwila Community Member 360 MIDLAND DR Tukwila, WA 98188 Tukwila Community Member 365 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 370 CORPORATE DR N Tukwila, WA 98188 Tukwila Community Member 377 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 385 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 400 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 401 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 350 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 351 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 359 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 361 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 365 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 375 CORPORATE DR S Tukwila, WA 98188 Tukwila Community Member 381 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 387 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 400 COSTCO DR Tukwila, WA 98188 Tukwila Community Member 401 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 350 MIDLAND DR Tukwila, WA 98188 Tukwila Community Member 351 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 360 CORPORATE DR N Tukwila, WA 98188 Tukwila Community Member 363 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 369 UPLAND DR Tukwila, WA 98188 Tukwila Community Member 375 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 383 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 393 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 400 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 401 EVANS BLACK DR Tukwila, WA 98188 Tukwila Community Member 402 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 405 EVANS BLACK DR Tukwila, WA 98188 Tukwila Community Member 410 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 441 COSTCO DR Tukwila, WA 98188 Tukwila Community Member 451 COSTCO DR Tukwila, WA 98188 Tukwila Community Member 500 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 505 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 510 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 525 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 530 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 402 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 406 BAKER BLVD Tukwila, WA 98188 Tukwila Community Member 432 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 444 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 455 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 500 SOUTHCENTER MALL Tukwila, WA 98188 Tukwila Community Member 505 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 510 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 530 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 535 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 404 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 410 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 435 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 445 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 480 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 500 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 507 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 515 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 530 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 537 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 540 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 544 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 547 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 550 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 553 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 556 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 560 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 564 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 568 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 572 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 542 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 545 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 549 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 551 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 555 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 557 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 561 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 565 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 569 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 573 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 543 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 545 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 550 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 552 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 555 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 558 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 562 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 567 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 571 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 575 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 575 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 581 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 590 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 5910 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 594 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 596 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 600 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 601 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 605 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 607 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 576 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 584 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 5901 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 5920 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 595 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 597 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 600 MINKLER BLVD Tukwila, WA 98188 Tukwila Community Member 603 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 606 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 609 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 580 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 589 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 591 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 593 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 5951 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 598 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 601 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 604 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 607 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 610 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 610 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 613 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 617 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 621 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 625 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 628 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 633 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 636 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 640 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 641 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 611 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 614 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 618 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 623 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 625 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6300 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 635 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 637 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6400 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 643 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 612 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 615 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 619 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 623 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 626 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 631 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 635 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 639 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 641 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 644 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 645 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 646 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 648 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6510 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 6530 S 153RD ST # F Tukwila, WA 98188 Tukwila Community Member 6533 5 153RD ST # G Tukwila, WA 98188 Tukwila Community Member 6538 5 153RD ST # E Tukwila, WA 98188 Tukwila Community Member 655 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 660 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 664 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 645 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 647 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 649 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 652 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6532 5 153RD ST # B Tukwila, WA 98188 Tukwila Community Member 6536 S 153RD ST # D Tukwila, WA 98188 Tukwila Community Member 654 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 658 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 661 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 664 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6450 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 647 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 651 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6530 S 153RD ST # A Tukwila, WA 98188 Tukwila Community Member 6532 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 6537 S 153RD ST# I Tukwila, WA 98188 Tukwila Community Member 6542 SOUTHCENTER BLVD Tukwila, WA 98188 Tukwila Community Member 659 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 663 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 665 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 665 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 668 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 671 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 672 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 674 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 679 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 681 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6835 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 689 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6915 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 666 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 669 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6715 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 6720 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 677 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 680 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 6810 S 180TH ST Tukwila, WA 98188 Tukwila Community Member 6842 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 690 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6925 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 667 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 670 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 672 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 674 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 678 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 680 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 683 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 685 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 691 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 693 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 6935 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 6955 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 70 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 702 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 709 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 716 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 720 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 7200 S 156TH ST Tukwila, WA 98188 Tukwila Community Member 730 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 744 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 6945 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 697 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 700 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 705 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 7100 FORT DENT WAY Tukwila, WA 98188 Tukwila Community Member 717 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 720 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 722 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 730 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 745 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 695 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 699 STRANDER BLVD Tukwila, WA 98188 Tukwila Community Member 701 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 708 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 713 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 720 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 7200 FUN CENTER WAY Tukwila, WA 98188 Tukwila Community Member 725 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 742 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 746 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 748 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 764 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 772 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 80 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 804 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 808 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 811 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 815 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 818 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 830 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 756 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 770 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 774 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 800 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 806 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 809 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 812 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 816 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 819 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 831 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 760 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 770 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 790 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 802 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 807 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 810 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 814 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 817 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 820 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 832 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 833 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 837 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 842 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 845 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 859 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 867 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 881 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 891 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 90 ANDOVER PARK E Tukwila, WA 98188 Tukwila Community Member 902 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 834 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 838 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 843 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 846 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 861 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 869 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 885 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 893 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 90 ANDOVER PARK W Tukwila, WA 98188 Tukwila Community Member 903 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 836 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 840 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 844 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 849 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 863 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 871 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 887 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 897 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 900 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 904 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 905 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 908 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 912 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 915 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 919 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 930 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 935 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 939 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 942 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 946 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 906 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 909 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 913 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 916 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 921 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 932 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 936 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 940 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 943 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 948 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 907 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 910 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 914 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 917 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 925 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 934 INDUSTRY DR Tukwila, WA 98188 Tukwila Community Member 938 INDUSTRY DR Tukwila, WA 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DR Tukwila, WA 98188 John Olsrud 15154 65TH AVE S UNIT 906 TUKWILA WA 98188 Khampaeng & Kongkh Panyathong 15142 65TH AVE S # 312 TUKWILA WA 98188 Raica Pascut 15150 65TH AVE S # 713 TUKWILA WA 98188 PEPPERWOOD HOLDINGS LLC 2835 82ND AVE SE # 300 MERCER ISLAND WA 98040 Bryen Pham 15146 65TH AVE S UNIT 504 TUKWILA WA 98188 Dareyl Plummer 16674 53RD AVE S TUKWILA WA 98188 PUGET SOUND ENERGY/ELEC PO BOX 90868 BELLEVUE WA 98009 RADOVICH PROPERTIES LLC 2835 82ND AVE SE STE 300 MERCER ISLAND WA 98040 Juan & Sandra Ramirez 2355 JUDSON ST SAN DIEGO CA 92111 Tukwila Community Member 996 INDUSTRY DR Tukwila, WA 98188 OPEN FRAME LLC PO BOX 654 KIRKLAND WA 98083 Adam R & Nether A Parent 15152 65TH AVE S TUKWILA WA 98188 Alvin 5 & Carole R Pearl 4304 HUNTS POINT RD BELLEVUE WA 98004 William J Petschl 1150 ANDOVER PARK E TUKWILA WA 98188 PIETROMONACO/PB L L C 7900 SE 28TH ST STE 310 MERCER ISLAND WA 98040 POLICH FAMILY TRUST 415 BAKER BLVD # 200 TUKWILA WA 98188 PUGET WESTERN INC 19515 N CREEK PKWY # 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PROPERTIES L L C 415 BAKER BLVD TUKWILA WA 98188 Larry Eugene Wright 15152 65TH AVE S UNIT 808 TUKWILA WA 98188 Wsdot Zi Wen & Ng Kam Yuk Wu Chao Xu PO BOX 47338 15150 65TH AVE 5 # 702 8616 137TH AVE SE OLYMPIA WA 98504 TUKWILA WA 98188 NEWCASTLE WA 98059 Fred Yalmeh 16828 53RD AVE S TUKWILA WA 98188 Michael Zhovtis 8017 141ST AVE SE NEWCASTLE WA 98059 Chao Yuan 15140 65TH AVE S # 218 Tukwila, WA 98188 Canyon Estates 15142 65TH AVE S TUKWILA WA 98188 Ahanu & Heleena A B Zemmerman 16650 53RD AVE S TUKWILA WA 98188 HOME MART LLC 512 STRANDER BLVD TUKWILA WA 98188 BEST BUY MOBILE #2755 841 SOUTHCENTER MALL TUKWILA WA 98188 HELIOS HEATERS CO 2800 SOUTHCENTER MALL TUKWILA WA 98188 CLASSIC SOFT TRIM INC ETIQUETTE SOUTHCENTER MASSAGE 1112 INDUSTRY DR 122 SOUTHCENTER MALL 596 INDUSTRY DR TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Bergman Luggage, LLC 102 SOUTHCENTER MALL TUKWILA WA 98188 ARDEN B #3424 680 SOUTHCENTER MALL TUKWILA WA 98188 FIBERDYNE, LLC 17616 WEST VALLEY HWY TUKWILA WA 98188 BACKSTORE OUTLET TOKYO JAPANESE LIFE STYLE SMS SYSTEMS MAINTENANCE SERVICES 17025 SOUTHCENTER PKY 1220 SOUTHCENTER MALL INC TUKWILA WA 98188 TUKWILA WA 98188 975 INDUSTRY DR TUKWILA WA 98188 CLEARWIRE NORTHWEST SOUVENIRS, LLC. SEIU HEALTHCARE NW TRNG 16500 SOUTHCENTER PKWY 1071 ANDOVER PARK E PARTNERSHIP TUKWILA WA 98188 TUKWILA WA 98188 635 ANDOVER PARK W TUKWILA WA 98188 TOYS R US/BABIES R US 17501 SOUTHCENTER PKWY TUKWILA WA 98188 CLAIM JUMPER RESTAURANT 5901 SOUTH 180TH ST TUKWILA WA 98188 SONOMA GRAPHIC PRODUCTS CORP 1161 ANDOVER PARK W TUKWILA WA 98188 WALLS LAW FIRM 16300 CHRISTENSEN RD TUKWILA WA 98188 GO CALENDARS & GAMES 2800 SOUTHCENTER MALL TUKWILA WA 98188 UNITED FOOD & COMM WORKERS 16400 SOUTHCENTER PKWY TUKWILA WA 98188 BARRON FINANCIAL SERVICES, LLC 16400 SOUTHCENTER PKY TUKWILA WA 98188 GRILL CITY 1368 SOUTHCENTER MALL #140 TUKWILA WA 98188 SKARBOS FURNITURE 16705 SOUTHCENTER PKWY TUKWILA WA 98188 BURHANS-SHARPE SALES INC 955 INDUSTRY DR TUKWILA WA 98188 GUO EYECARE LLC 1249 SOUTHCENTER MALL TUKWILA WA 98188 SERENITY NAILS & SPA 1139 SOUTHCENTER MALL TUKWILA WA 98188 Beauty Works 182 SOUTHCENTER MALL TUKWILA WA 98188 ARCH TELECOM INC 2800 SOUTHCENTER MALL TUKWILA WA 98188 Donovan Brothers, Inc. 1801 W VALLEY HWY N AUBURN WA 98188 PANDORA BY BEN BRIDGE 516 SOUTHCENTER MALL TUKWILA WA 98188 ACTION BUSINESS FURNITURE II 730 ANDOVER PARK E TUKWILA WA 98188 HAIR BOUTIQUE 2800 SOUTHCENTER MALL TUKWILA WA 98188 ZOOPA EXPRESS 2600 SOUTHCENTER MALL TUKWILA WA 98188 LUSH HANDMADE COSMETICS 507 SOUTHCENTER MALL TUKWILA WA 98188 DAVIS ELEN 16400 SOUTHCENTER PKWY BELLEVUE WA 98188 C&C COMMUNICATIONS LLC 100 ANDOVER PARK WEST TUKWILA WA 98188 COMPUTER SONICES 1059 ANDOVER PARK E TUKWILA WA 98188 BAYOU GRILL 2600 SOUTHCENTER MALL TUKWILA WA 98188 RAINIER CANCER CENTER 200 ANDOVER PARK E TUKWILA WA 98188 CONTINENTAL WESTERN CORP 1232 ANDOVER PARK W TUKWILA WA 98188 SEARS HEARING AID CENTER 301 SOUTHCENTER MALL TUKWILA WA 98188 BIG ORANGE 2800 SOUTHCENTER MALL TUKWILA WA 98188 MARKS HALLMARK SHOP #4 2867 SOUTHCENTER MALL TUKWILA WA 98188 FOUR SEASONS BEAUTY SUPPLY LLC 1083 ANDOVER PARK E TUKWILA WA 98188 ROBERT E BUDA DDS MS 411 STRANDER BLVD TUKWILA WA 98188 MICHAEL KORS 515 SOUTHCENTER MALL TUKWILA WA 98188 SEA-RIOUS.COM 2800 SOUTHCENTER MALL TUKWILA WA 98188 COBRA WIRE & CABLE 1041 ANDOVER PARK E TUKWILA WA 98188 DIVINE HOUSEKEEPING SERVICES 687 STRANDER BLVD TUKWILA WA 98188 CONTINENTAL MILLS INC 18100 ANDOVER PARK W TUKWILA WA 98188 BILLABONG GREAT FLOORS LLC DEALPIGG LLC 2686 SOUTHCENTER MALL 9021 5 180TH ST 651 STRANDER BLVD TUKWILA WA 98188 KENT WA 98188 TUKWILA WA 98188 DISC MAKERS 16300 CHRISTENSEN RD TUKWILA WA 98188 GLOBAL GLOVES 15665 NELSON PL TUKWILA WA 98188 PATRICIA G BENCA DDS PLLC 200 ANDOVER PARK E TUKWILA WA 98188 GREAT HAIR BY GLENDA 981 INDUSTRY DR TUKWILA WA 98188 ENTERPRISE RENT A CAR 18400 SOUTHCENTER PKY TUKWILA WA 98188 INNOVATIVE EYECARE 16870 SOUTHCENTER PKY TUKWILA WA 98188 DIAMOND WIRELESS WA LLC 2800 SOUTHCENTER MALL TUKWILA WA 98188 EMPIRE TODAY LLC 2800 SOUTHCENTER MALL TUKWILA WA 98188 JC PENNEY CO. 1249 SOUTHCENTER MALL TUKWILA WA 98188 Lowe's (#10) 101 ANDOVER PARK E TUKWILA WA 98188 N C MACHINERY CO 17025 W VALLEY HWY TUKWILA WA 98188 Rainforest Cafe 161 SOUTHCENTER MALL TUKWILA WA 98188 Bahama Breeze (#3035) 15700 SOUTHCENTER PKY TUKWILA WA 98188 BJ's Restaurant & Brewhouse 1159 SOUTHCENTER MALL TUKWILA WA 98188 Fatigue Technology, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 Gilly Hicks, LLC (#50115) 457 SOUTHCENTER MALL TUKWILA WA 98188 MATTRESS DISCOUNTERS 17275 SOUTHCENTER PKWY TUKWILA WA 98188 G4S SECURE SOLUTIONS USA INC 16300 CHRISTENSEN RD TUKWILA WA 98188 Joeys Restaurant (Soctr) LLC 758 SOUTHCENTER MALL TUKWILA WA 98188 Macy's (#08) 500 SOUTHCENTER MALL TUKWILA WA 98188 NORDSTROM INC (#5) 100 SOUTHCENTER MALL TUKWILA WA 98188 Red Dot Corp. 495 ANDOVER PARK E TUKWILA WA 98188 Target Store (T-627) 301 STRANDER BLVD TUKWILA WA 98188 Cheesecake Factory 230 STRANDER BLVD TUKWILA WA 98188 Forever XXI 836 SOUTHCENTER MALL TUKWILA WA 98188 Hartung Glass Industries Inc 17830 W VALLEY HWY TUKWILA WA 98188 SOUND CREDIT UNION 200 ANDOVER PARK E TUKWILA WA 98188 UNITED STATIONERS SUPPLY 18300 SOUTHCENTER PKWY TUKWILA WA 98188 Kohl's (#1152) 17150 SOUTHCENTER PKY TUKWILA WA 98188 Macy's Logistics Services 17000 SOUTHCENTER PKY TUKWILA WA 98188 Olive Garden Ital Rest #1584 310 STRANDER BLVD TUKWILA WA 98188 SEARS ROEBUCK AND CO 301 SOUTHCENTER MALL TUKWILA WA 98188 United Parcel Service 550 ANDOVER PARK W TUKWILA WA 98188 DOUBLETREE SOUTHCENTER HOTEL 16500 SOUTHCENTER PKY TUKWILA WA 98188 FTI Manufacturing, Inc. 401 ANDOVER PARK E TUKWILA WA 98188 Home Depot (#4705) 6810 S 180TH ST TUKWILA WA 98188 OPTIMAL 365 RNI LA BELLE VIE 16000 CHRISTENSEN RD 2800 SOUTHCENTER MALL 16400 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 PINKABELLA CUPCAKES 1002 SOUTHCENTER MALL TUKWILA WA 98188 CARL R MARCUS OD 17334 SOUTHCENTER PKY TUKWILA WA 98188 HUDSON'S PORTRAIT DESIGN 641 STRANDER BLVD TUKWILA WA 98188 MOE'S HOME COLLECTION 720 ANDOVER PARK E TUKWILA WA 98188 RENT A CENTER #06189 402 STRANDER BLVD TUKWILA WA 98188 JAMBA JUICE #561 566 SOUTHCENTER MALL TUKWILA WA 98188 H & J SEWING 663 STRANDER BLVD TUKWILA WA 98188 NEW IMAGE CREATIVE SIGN INC 1210 ANDOVER PARK E TUKWILA WA 98188 K&G FASHION SUPERSTORE #80 17501 SOUTHCENTER PKY TUKWILA WA 98188 HUBER'S PLUMBING COMPANY 3702 W VALLEY HWY N AUBURN WA 98188 K'S MONGOLIAN GRILL 361 STRANDER BLVD TUKWILA WA 98188 PARAGON CLAIMS INC 833 INDUSTRY DR TUKWILA WA 98188 AIRPRO EQUIPMENT INC 15616 W VALLEY HWY TUKWILA WA 98188 RAYMOND HANDLING CONCEPTS CORP 3500 W VALLEY HWY N AUBURN WA 98188 24 HR TAN ELITE 325 TUKWILA PKY TUKWILA WA 98188 PACIFIC INSULATED PANEL LLC EASTSIDE FOR HIRE #2312 MICABEAUTY 561 STRANDER BLVD 100 ANDOVER PARK W 2800 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 AFFI NITY HOME CARE SERVICES INC 601 STRANDER BLVD TUKWILA WA 98188 QWEST CORPORATION 6101 S 180TH ST TUKWILA WA 98188 CULINAIRE THE COOKS SHOP 251 SOUTHCENTER MALL TUKWILA WA 98188 THE COOL 988 SOUTHCENTER MALL TUKWILA WA 98188 BRIX GROUP INC 670 INDUSTRY DR TUKWILA WA 98188 CANDY TYME 1076 SOUTHCENTER MALL TUKWILA WA 98188 RENEWAL BEAUTY SPA LLC K & Y NAILS & SPA BUYBACKS#65 426 SOUTHCENTER MALL 17145 SOUTHCENTER PKY 235 STRANDER BLVD TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 MINUTE KEY INC JACK IN THE BOX SWISHER HYGIENE USA OPERATIONS 101 ANDOVER PARK E 16400 W VALLEY HWY INC TUKWILA WA 98188 TUKWILA WA 98188 1042 INDUSTRY DR TUKWILA WA 98188 BALLONS SAVVY MATTRESS OUTLET ORIENTAL MASSAGE 2800 SOUTHCENTER MALL 377 STRANDER BLVD 1149 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 ARCVISION INC 16400 SOUTHCENTER PKWY TUKWILA WA 98188 YAMATO TRANSPORT USA INC 18271 ANDOVER PARK W TUKWILA WA 98188 TOTAL WINE & MORE 300 ANDOVER PARK W TUKWILA WA 98188 CELL PLACE 1077 SOUTHCENTER MALL TUKWILA WA 98188 AT&T MOBILITY 15700 NELSON PL TUKWILA WA 98188 MNC STRIBBONS INC 1085 ANDOVER PARK E TUKWILA WA 98188 COBALT MORTGAGE INC TOKIO BROWN MUCHO BURRITO - FRESH MEXICAN 16400 SOUTHCENTER PKWY 16300 CHRISTENSEN RD GRILL TUKWILA WA 98188 TUKWILA WA 98188 971 SOUTHCENTER MALL TUKWILA WA 98188 PLAYLIVE ART OF SHAVING ART OF SHAVING 1230 SOUTHCENTER MALL 201 SOUTHCENTER MALL 201 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 CURRENCY EXCHANGE INTERNATIONAL RELIABLE COMMERCIAL CLEANING K LINE AMERICA INC CORP 545 ANDOVER PARK W 16040 CHRISTENSEN RD 2800 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 INTERLINE BRANDS INC 1147 ANDOVER PARK W TUKWILA WA 98188 Jamba Juice (#1099) 17100 SOUTHCENTER PKY TUKWILA WA 98188 Jeld-Wen Coatings 1061 INDUSTRY DR TUKWILA WA 98188 INTERLINK SUPPLY 641 INDUSTRY DR TUKWILA WA 98188 JAMES R STEPHENS DDS MSD 411 STRANDER BLVD TUKWILA WA 98188 AMC Theatres Southcenter 16 3600 SOUTHCENTER MALL TUKWILA WA 98188 Ivar's Seafood Bar 2600 SOUTHCENTER MALL TUKWILA WA 98188 JARED -GALLERIA OF JEWELRY #0415 16840 SOUTHCENTER PKY TUKWILA WA 98188 Jiffy Lube (#2631) 6816 S 180TH ST TUKWILA WA 98188 Jim Little Staple Supply 1079 ANDOVER PARK E TUKWILA WA 98188 Jo -Ann Etc. (#1950) 17501 SOUTHCENTER PKY TUKWILA WA 98188 AMERICAN EAGLE OUTFITTERS /#478 610 SOUTHCENTER MALL TUKWILA WA 98188 Johnstone Supply of Tukwila JOLLIBEE Journeys (#789) 1105 ANDOVER PARK W 1372 SOUTHCENTER MALL 2477 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Journeys Kidz (#7019) 991 SOUTHCENTER MALL TUKWILA WA 98188 JR FURNITURE USA INC 1201 ANDOVER PARK E TUKWILA WA 98188 JPMORGAN CHASE BANK NA 359 STRANDER BLVD TUKWILA WA 98188 Just Sports 2467 SOUTHCENTER MALL TUKWILA WA 98188 JPMorgan Chase Bank NA 16400 SOUTHCENTER PKY TUKWILA WA 98188 JUSTICE (#149) 1046 SOUTHCENTER MALL TUKWILA WA 98188 Kasala Kay Jewelers (#605) Kaycan Ltd 17275 SOUTHCENTER PKY 667 SOUTHCENTER MALL 17680 W VALLEY HWY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 KBA Field Office 978 INDUSTRY DR TUKWILA WA 98188 Kennelly Keys Music & Dance 200 ANDOVER PARK E TUKWILA WA 98188 King County Housing Authorty 600 ANDOVER PARK W TUKWILA WA 98188 AMERISTAR MEATS INC 1024 ANDOVER PARK E TUKWILA WA 98188 LAMPS PLUS INC (#31) 16839 SOUTHCENTER PKY TUKWILA WA 98188 Kelly Goodwin Co. 350 TRECK DR TUKWILA WA 98188 KEY BANK NATIONAL ASSOCIATION 275 ANDOVER PARK W TUKWILA WA 98188 L & L ENERGY INC 130 ANDOVER PARK E TUKWILA WA 98188 Lady Foot Locker (#46171) 304 SOUTHCENTER MALL TUKWILA WA 98188 Lane Bryant #4630, LLC 17250 SOUTHCENTER PKY TUKWILA WA 98188 America's Best Contacts/Eyeg 17334 SOUTHCENTER PKY TUKWILA WA 98188 KEYSTON BROS 18303 ANDOVER PARK W TUKWILA WA 98188 LA Fitness 350 BAKER BLVD TUKWILA WA 98188 Lam Trinh Agency 406 BAKER BLVD TUKWILA WA 98188 Law Offices-Buttar & Cantor 16600 W VALLEY HWY TUKWILA WA 98188 LEAF FILTER NW 664 INDUSTRY DR TUKWILA WA 98188 Les Schwab Tire Center #383 6804 S 180TH ST TUKWILA WA 98188 LifeWay Christian Resources 17326 SOUTHCENTER PKY TUKWILA WA 98188 LEAVITT MACHINERY USA INC 17300 W VALLEY HWY TUKWILA WA 98188 Lids (#5102) 990 SOUTHCENTER MALL TUKWILA WA 98188 LIGHT BRIGADE INC 837 INDUSTRY DR TUKWILA WA 98188 Lenscrafters (#505) 416 SOUTHCENTER MALL TUKWILA WA 98188 Lifetouch Portrait Studios 1249 SOUTHCENTER MALL TUKWILA WA 98188 Limited (#688) 250 SOUTHCENTER MALL TUKWILA WA 98188 Lorillard LOVE CULTURE INC LTS Managed Tech. Svcs, LLC 859 INDUSTRY DR 1006 SOUTHCENTER MALL 16000 CHRISTENSEN RD TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Lucky Brand Jeans (#2590) 627 SOUTHCENTER MALL TUKWILA WA 98188 LUWA DISTRIBUTING INC 1114 ANDOVER PARK W TUKWILA WA 98188 M A C COSMETICS INC 807 SOUTHCENTER MALL TUKWILA WA 98188 MAACO Andover Company Macy's 355 TRECK DR 415 BAKER BLVD 551 STRANDER BLVD TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Macy's (#16) 17855 SOUTHCENTER PKY TUKWILA WA 98188 Macy's Home Store (#36) 17750 SOUTHCENTER PKY TUKWILA WA 98188 Made in Washington 142 SOUTHCENTER MALL TUKWILA WA 98188 MaidPro Mali Thai Cuisine Restaurant Marc Ecko Cut & Sew 572 INDUSTRY DR 17310 SOUTHCENTER PKY 837 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 SUSHI LAND 100 ANDOVER PARK W TUKWILA WA 98188 McDonald's Restaurant #5711 16501 SOUTHCENTER PKY TUKWILA WA 98188 Master Cuts #4767 191 SOUTHCENTER MALL TUKWILA WA 98188 Mechanical Solutions NW, Inc 1125 ANDOVER PARK W TUKWILA WA 98188 Mayflower of China Restauran 17005 SOUTHCENTER PKY TUKWILA WA 98188 MEDICAL BILLING SOLU INC 625 ANDOVER PARK W TUKWILA WA 98188 Member Access Pacific 16000 CHRISTENSEN RD TUKWILA WA 98188 Michaels (#8847) 17400 SOUTHCENTER PKY TUKWILA WA 98188 Miyabi Restaurant 16820 SOUTHCENTER PKY TUKWILA WA 98188 MRS FIELDS COOKIES 985 SOUTHCENTER MALL TUKWILA WA 98188 Nationwide Janitorial Svcs. 537 SOUTHCENTER MALL TUKWILA WA 98188 NC POWER SYSTEMS CO 16711 W VALLEY HWY TUKWILA WA 98188 NORDSTROM INC (#187) 1000 ANDOVER PARK W TUKWILA WA 98188 Apollo Spas 1233 ANDOVER PARK E TUKWILA WA 98188 NTD PUBLIC TV SEATTLE 2800 SOUTHCENTER MALL TUKWILA WA 98188 Men's Wearhouse (#2688) 16971 SOUTHCENTER PKY TUKWILA WA 98188 Midwest Sign & Screen Print 401 EVANS BLACK DR TUKWILA WA 98188 Mizu Japanese Steakhse/Sushi 339 STRANDER BLVD TUKWILA WA 98188 MTI Worldwide Logistics 16040 CHRISTENSEN RD TUKWILA WA 98188 Naturalizer (#3398) 271 SOUTHCENTER MALL TUKWILA WA 98188 NOR CONSULT LLC 677 STRANDER BLVD TUKWILA WA 98188 NORDSTROM INC (#3) 17200 SOUTHCENTER PKY TUKWILA WA 98188 Northwest Publishing Center 1000 ANDOVER PARK E TUKWILA WA 98188 APPLE INC 801 SOUTHCENTER MALL TUKWILA WA 98188 Ann Taylor Loft (#1419) 670 SOUTHCENTER MALL TUKWILA WA 98188 Mitchell Moving & Storage 18800 SOUTHCENTER PKY TUKWILA WA 98188 Motherhood Maternity (#4083) 1057 SOUTHCENTER MALL TUKWILA WA 98188 NC MACHINERY CO 16711 W VALLEY HWY TUKWILA WA 98188 NC POWER SYSTEMS CO 17900 W VALLEY HWY TUKWILA WA 98188 ANTHONY G DI RE DDS 411 STRANDER BLVD TUKWILA WA 98188 Northwest Hydraulics Consult 16300 CHRISTENSEN RD TUKWILA WA 98188 Northwestern Restaurants Inc 16000 CHRISTENSEN RD TUKWILA WA 98188 NW Minority Suppl Devel Cncl 320 ANDOVER PARK E TUKWILA WA 98188 Applebee's 0 Sushi & Grill Oak Harbour Marketing Ltd. 17790 SOUTHCENTER PKY 15901 W VALLEY HWY 1006 ANDOVER PARK E TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Oakley Store 556 SOUTHCENTER MALL TUKWILA WA 98188 Old Spaghetti Factory 17100 SOUTHCENTER PKY TUKWILA WA 98188 ONBOARD SERVICE INC 916 INDUSTRY DR TUKWILA WA 98188 Applied Telecom Systems, Inc 540 INDUSTRY DR TUKWILA WA 98188 Pacific Furniture Gallery 16875 SOUTHCENTER PKY TUKWILA WA 98188 Pacific Sunwear (#530) 536 SOUTHCENTER MALL TUKWILA WA 98188 Panda Express (#1649) 17100 SOUTHCENTER PKY TUKWILA WA 98188 Party City of Tukwila 17356 SOUTHCENTER PKY TUKWILA WA 98188 Pearl Northwest 401 BAKER BLVD TUKWILA WA 98188 Petco (#1236) 17200 SOUTHCENTER PKY TUKWILA WA 98188 Office Depot (#984) 300 ANDOVER PARK W TUKWILA WA 98188 OLYMPIC COLLECTION INC 16040 CHRISTENSEN RD TUKWILA WA 98188 Orange Julius/Dairy Queen 504 SOUTHCENTER MALL TUKWILA WA 98188 Orkin, Inc. 925 INDUSTRY DR TUKWILA WA 98188 Pacific NW Periodontics 411 STRANDER BLVD TUKWILA WA 98188 Pacific Sunwear (#735) 17340 SOUTHCENTER PKY TUKWILA WA 98188 Panera Bread (#1215) 17250 SOUTHCENTER PKY TUKWILA WA 98188 Payless Shoesource (#1723) 17250 SOUTHCENTER PKY TUKWILA WA 98188 Pearl Optical Inc., PS 407 BAKER BLVD TUKWILA WA 98188 Petschl's Quality Meats 1150 ANDOVER PARK E TUKWILA WA 98188 Old Navy (#5359) 17470 SOUTHCENTER PKY TUKWILA WA 98188 Olympic Security 631 STRANDER BLVD TUKWILA WA 98188 OREGON WASHINGTON LABORATORIES 1142 INDUSTRY DR TUKWILA WA 98188 Outback Steakhouse 16510 SOUTHCENTER PKY TUKWILA WA 98188 Pacific Pulmonary Services 542 INDUSTRY DR TUKWILA WA 98188 Panda Express #1564 2600 SOUTHCENTER MALL TUKWILA WA 98188 Parkway Plaza 12 5910 S 180TH ST TUKWILA WA 98188 Payless ShoeSource (#4307) 2866 SOUTHCENTER MALL TUKWILA WA 98188 Pearle Vision (#6427) 70 ANDOVER PARK W TUKWILA WA 98188 PETSMART INC (#377) 17585 SOUTHCENTER PKY TUKWILA WA 98188 Pho Tai Restaurant 16880 SOUTHCENTER PKY TUKWILA WA 98188 Pier 1 Imports (#1129) 17388 SOUTHCENTER PKY TUKWILA WA 98188 Asemco, Inc. 500 ANDOVER PARK E TUKWILA WA 98188 Pink 41449/Victoria's Secret PIONEER SHIP SUPPLY INC Platinum 646 SOUTHCENTER MALL 1177 ANDOVER PARK W 17100 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Plato's Closet/Swan Arts dba 17095 SOUTHCENTER PKY TUKWILA WA 98188 Ashley Furniture HomeStore 17601 SOUTHCENTER PKY TUKWILA WA 98188 Product Development Corp. 1171 ANDOVER PARK W TUKWILA WA 98188 Puget Sound Blood Center 130 ANDOVER PARK E TUKWILA WA 98188 QWEST COMMUNICATIONS CO 6101 S 180TH ST TUKWILA WA 98188 Astro Jump 930 INDUSTRY DR TUKWILA WA 98188 Red Dot Corporation 745 ANDOVER PARK E TUKWILA WA 98188 Red Robin 17300 SOUTHCENTER PKY TUKWILA WA 98188 Port Plastics 1228 ANDOVER PARK E TUKWILA WA 98188 Primerica Financial Services 584 INDUSTRY DR TUKWILA WA 98188 PROTIME SPORTS INC 17600 W VALLEY HWY TUKWILA WA 98188 Pumpkin Patch, LLC 1026 SOUTHCENTER MALL TUKWILA WA 98188 ASSOCIATION SERVICES INC 1006 INDUSTRY DR TUKWILA WA 98188 RE -PC 510 ANDOVER PARK W TUKWILA WA 98188 Red Mango-Southcenter 2600 SOUTHCENTER MALL TUKWILA WA 98188 AT&T Mobility 16425 SOUTHCENTER PKY TUKWILA WA 98188 Porter Seal/Rainier Rubber 15660 NELSON PL TUKWILA WA 98188 Printing Control 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Schools Risk Mgmt Pool 320 ANDOVER PARK E TUKWILA WA 98188 WEA Southcenter (Westfield) 2800 SOUTHCENTER MALL TUKWILA WA 98188 Wells Fargo Bank 6847 S 180TH ST TUKWILA WA 98188 Wendy's (#2624) 16300 W VALLEY HWY TUKWILA WA 98188 Wet Seal (#220) 2446 SOUTHCENTER MALL TUKWILA WA 98188 White House/Black Market 656 SOUTHCENTER MALL TUKWILA WA 98188 WILLIAMS SCOTSMAN INC 16000 CHRISTENSEN RD TUKWILA WA 98188 Work 'N' More 17800 W VALLEY HWY TUKWILA WA 98188 Zee Medical 378 UPLAND DR TUKWILA WA 98188 Bed, Bath & Beyond (#371) 400 STRANDER BLVD TUKWILA WA 98188 Best Buy Stores LP (#447) 17364 SOUTHCENTER PKY TUKWILA WA 98188 KTJR INC 1183 ANDOVER PARK W TUKWILA WA 98188 Body Jewelry Plus 2896 SOUTHCENTER MALL TUKWILA WA 98188 BOOST MOBILE 387 STRANDER BLVD TUKWILA WA 98188 Ygnition Networks, Inc. 565 ANDOVER PARK W TUKWILA WA 98188 Zoopa Restaurant 393 STRANDER BLVD TUKWILA WA 98188 Ben & Jerry's 2800 SOUTHCENTER MALL TUKWILA WA 98188 Best Kitchen Cabinet/Granite 530 STRANDER BLVD TUKWILA WA 98188 Blue C Sushi/Striker4 SC dba 468 SOUTHCENTER MALL TUKWILA WA 98188 Body Shop 1021 SOUTHCENTER MALL TUKWILA WA 98188 BossWear Girls 2876 SOUTHCENTER MALL TUKWILA WA 98188 Zales Jewelers (#455) 1000 SOUTHCENTER MALL TUKWILA WA 98188 BEBE STORES INC 637 SOUTHCENTER MALL TUKWILA WA 98188 Ben Bridge Jeweler 81 SOUTHCENTER MALL TUKWILA WA 98188 RAMADA TUKWILA 15901 W VALLEY HWY TUKWILA WA 98188 Abercrombie & Fitch (#10620) 661 SOUTHCENTER MALL TUKWILA WA 98188 BOEING CO 15470 NELSON PL TUKWILA WA 98188 Brian Povolny, DDS 411 STRANDER BLVD TUKWILA WA 98188 Bright Now Dental Brow Art Buckle 16400 SOUTHCENTER PKY 2800 SOUTHCENTER MALL 681 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Burger King (#6782) 335 ANDOVER PARK E TUKWILA WA 98188 Cafe Pho 2600 SOUTHCENTER MALL TUKWILA WA 98188 Cache (#269) 630 SOUTHCENTER MALL TUKWILA WA 98188 Caffe Luca Coffee Roasters 885 INDUSTRY DR TUKWILA WA 98188 CADD NORTHWEST INC 16040 CHRISTENSEN RD TUKWILA WA 98188 California Pizza Kitchen 150 ANDOVER PARK W TUKWILA WA 98188 Can -Go Shippers Warehouse Car Toys CARTERS 305 UPLAND DR 16935 SOUTHCENTER PKY 17250 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 CARTON SERVICE CO 1145 ANDOVER PARK W TUKWILA WA 98188 Catherines/Plus Sizes-CA5811 17580 SOUTHCENTER PKY TUKWILA WA 98188 Central Welding Supply Co. 15700 NELSON PL TUKWILA WA 98188 Chevron #1006 220 STRANDER BLVD TUKWILA WA 98188 Claire's Boutique (#6349) 2836 SOUTHCENTER MALL TUKWILA WA 98188 CASCADE YARNS INC 1224 ANDOVER PARK E TUKWILA WA 98188 Cathy Jean 545 SOUTHCENTER MALL TUKWILA WA 98188 Champs (#14498) 1030 SOUTHCENTER MALL TUKWILA WA 98188 Chicken Now/CN of Soctr LLC 2600 SOUTHCENTER MALL TUKWILA WA 98188 Clarks Shoes (#753) 466 SOUTHCENTER MALL TUKWILA WA 98188 Casual Male XL (#9843) 17401 SOUTHCENTER PKY TUKWILA WA 98188 Accu -Tech Corporation 1109 ANDOVER PARK W TUKWILA WA 98188 Charlotte Russe (#522) 621 SOUTHCENTER MALL TUKWILA WA 98188 Chipotle Mexican Grill #1144 17250 SOUTHCENTER PKY TUKWILA WA 98188 ACGI SHIPPING INC 16400 SOUTHCENTER PKWY TUKWILA WA 98188 Coach ACME BOWLING LLC Coin Acceptors 607 SOUTHCENTER MALL 100 ANDOVER PARK W 1020 INDUSTRY DR TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Cold Stone (Dae Han Inc. dba Compupay Act 3 Catering (Terri D's) 17304 SOUTHCENTER PKY 545 ANDOVER PARK W 15665 NELSON PL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Computer Service Corp. 644 STRANDER BLVD TUKWILA WA 98188 Cort Furniture Rental 1230 ANDOVER PARK E TUKWILA WA 98188 CONTINENTAL MILLS INC 18000 ANDOVER PARK W TUKWILA WA 98188 Cost Plus World Market 17680 SOUTHCENTER PKWY TUKWILA WA 98188 Corbel Solutions, LLC 1038 INDUSTRY DR TUKWILA WA 98188 Acura of Seattle 301 BAKER BLVD TUKWILA WA 98188 Courtyard by Marriott 400 ANDOVER PARK W TUKWILA WA 98188 Crazy 8 (Gymboree) #6031 1036 SOUTHCENTER MALL TUKWILA WA 98188 Cummins -Allison Corp. 1012 INDUSTRY DR TUKWILA WA 98188 David's Bridal (#168) 17740 SOUTHCENTER PKY TUKWILA WA 98188 Courtyard by Marriott-Seattl 16038 W VALLEY HWY TUKWILA WA 98188 Creative Living Svcs/ResCare 1101 ANDOVER PARK W TUKWILA WA 98188 Dania, Inc. 1251 ANDOVER PARK W TUKWILA WA 98188 De/Mar Company 515 STRANDER BLVD TUKWILA WA 98188 Coverall of Washington 320 ANDOVER PARK E TUKWILA WA 98188 Crown Moving Co., Inc. 1071 ANDOVER PARK W TUKWILA WA 98188 Datec, Inc. 364 UPLAND DR TUKWILA WA 98188 Advanced Care Dental 16600 W VALLEY HWY TUKWILA WA 98188 Delia's Advanced Interactive Systems Diva Hair by Dorissa Sanchez 2606 SOUTHCENTER MALL 665 ANDOVER PARK W 981 INDUSTRY DR TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Doctor's Exchange of WA, PC 17334 SOUTHCENTER PKY TUKWILA WA 98188 Dow Hotel Company, LLC 16400 SOUTHCENTER PKY TUKWILA WA 98188 DSW Shoe Warehouse (#29336) 17100 SOUTHCENTER PKY TUKWILA WA 98188 EAN Holdings, LLC 18500 SOUTHCENTER PKY TUKWILA WA 98188 Elcon Associates, Inc. 16300 CHRISTENSEN RD TUKWILA WA 98188 Dollar Tree (#4423) 363 STRANDER BLVD TUKWILA WA 98188 Aero Go, Inc. 1170 ANDOVER PARK W TUKWILA WA 98188 Duke's Soctr Chowder Hse LLC 757 SOUTHCENTER MALL TUKWILA WA 98188 Easy Rider Fiberglass 15666 W VALLEY HWY TUKWILA WA 98188 Aeropostale West (#979) 2626 SOUTHCENTER MALL TUKWILA WA 98188 Aerie by Amer Eagle (#2751) 2656 SOUTHCENTER MALL TUKWILA WA 98188 Dress Barn (#1068) 17250 SOUTHCENTER PKY TUKWILA WA 98188 Aero NW Design & Mfg., Inc. 802 INDUSTRY DR TUKWILA WA 98188 Echelon Home Products, Inc. 1051 ANDOVER PARK E TUKWILA WA 98188 Electrical Distributing, Inc 6750 S 180TH ST TUKWILA WA 98188 Electrical Sales Associates 1131 ANDOVER PARK W TUKWILA WA 98188 Elliott Bay Service 349 UPLAND DR TUKWILA WA 98188 Electronic Service Provider 950 ANDOVER PARK E TUKWILA WA 98188 Embassy Suites Hotel 15920 W VALLEY HWY TUKWILA WA 98188 Elliott Bay Publishing, Inc. 16040 CHRISTENSEN RD TUKWILA WA 98188 AFT Washington 625 ANDOVER PARK W TUKWILA WA 98188 ENSO Enterprise Merchant Sol, Inc Entertainment Mgmt Cons Assc 16300 CHRISTENSEN RD 610 INDUSTRY DR 100 ANDOVER PARK W TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Entrance Controls 702 INDUSTRY DR TUKWILA WA 98188 ESCAPE OUTDOORS 817 SOUTHCENTER MALL TUKWILA WA 98188 Exhibits NW (Classic Exh dba 1083 INDUSTRY DR TUKWILA WA 98188 Famous Footwear (#2442) 17401 SOUTHCENTER PKY TUKWILA WA 98188 Fidelity Brokerage Svcs, LLC 304 STRANDER BLVD TUKWILA WA 98188 CARDNO ERI 815 INDUSTRY DR TUKWILA WA 98188 ETHAN ALLEN RETAIL INC 17333 SOUTHCENTER PKY TUKWILA WA 98188 Eye 5 Optical 411 STRANDER BLVD TUKWILA WA 98188 FedEx Ofc & Print Svcs #0737 112 ANDOVER PARK E TUKWILA WA 98188 FileonQ, Inc. 832 INDUSTRY DR TUKWILA WA 98188 Eoscene Corporation 565 ANDOVER PARK W TUKWILA WA 98188 EWC GROUP INC 410 ANDOVER PARK E TUKWILA WA 98188 Famous Dave's (Tukwila BBQ) 17770 SOUTHCENTER PKY TUKWILA WA 98188 FedEx Ofc & Print Svcs #5173 112 ANDOVER PARK E TUKWILA WA 98188 Albert Lee Appliance 404 STRANDER BLVD TUKWILA WA 98188 Finish Line (#896) Fireworks Flextronics America, LLC 1017 SOUTHCENTER MALL 261 SOUTHCENTER MALL 16415 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Foot Locker (#7010) 1090 SOUTHCENTER MALL TUKWILA WA 98188 FOSSIL STORES INC 846 SOUTHCENTER MALL TUKWILA WA 98188 FRANCESCA'S COLLECTIONS INC 611 SOUTHCENTER MALL TUKWILA WA 98188 Fred Meyer Jewelers 1390 SOUTHCENTER MALL TUKWILA WA 98188 Alexander Party Rentals 1127 ANDOVER PARK W TUKWILA WA 98188 Gai's Northwest Bakeries 17500 W VALLEY HWY TUKWILA WA 98188 Gamestop (#817) 300 ANDOVER PARK W TUKWILA WA 98188 Gene Juarez Salon & Spa 280 SOUTHCENTER MALL TUKWILA WA 98188 General Tool & Supply Co. 355 TRECK DR TUKWILA WA 98188 Global Aircraft Services Inc 320 ANDOVER PARK E TUKWILA WA 98188 Grazie Ristorante 16943 SOUTHCENTER PKY TUKWILA WA 98188 Guitar Center (#233) 230 ANDOVER PARK W TUKWILA WA 98188 Haakenson Group, Inc. 130 ANDOVER PARK E TUKWILA WA 98188 Frontier Packaging, LLC 1201 ANDOVER PARK E TUKWILA WA 98188 Furniture Factory Direct 402 STRANDER BLVD TUKWILA WA 98188 Alfred Angelo Bridal 17250 SOUTHCENTER PKY TUKWILA WA 98188 Gap Store (#1704) 1051 SOUTHCENTER MALL TUKWILA WA 98188 General Builders Supply 510 STRANDER BLVD TUKWILA WA 98188 Geneva Group 677 STRANDER BLVD TUKWILA WA 98188 Global Harvest Foods 16000 CHRISTENSEN RD TUKWILA WA 98188 Greg's Japanese Auto 405 BAKER BLVD TUKWILA WA 98188 Gymboree Retail Stores(#383) 1066 SOUTHCENTER MALL TUKWILA WA 98188 Haakenson Group, Inc. 1027 ANDOVER PARK E TUKWILA WA 98188 Froula Alarm Systems 861 INDUSTRY DR TUKWILA WA 98188 fye (#1248) 2636 SOUTHCENTER MALL TUKWILA WA 98188 Gamestop (#1190) 2616 SOUTHCENTER MALL TUKWILA WA 98188 7 -Eleven (2361-27030A) 680 STRANDER BLVD TUKWILA WA 98188 General Nutrition Ctr #5288 978 SOUTHCENTER MALL TUKWILA WA 98188 Glass Doctor 402 BAKER BLVD TUKWILA WA 98188 Godiva Chocolatier 555 SOUTHCENTER MALL TUKWILA WA 98188 Guess?, Retail, Inc. 467 SOUTHCENTER MALL TUKWILA WA 98188 H & M HENNES & MAURITZ LP 867 SOUTHCENTER MALL TUKWILA WA 98188 Hair Club for Men, LLC 545 ANDOVER PARK W TUKWILA WA 98188 Half Price Books, Records 16828 SOUTHCENTER PKY TUKWILA WA 98188 Hayek's Leather Furniture 1015 ANDOVER PARK W TUKWILA WA 98188 Heath Consultants, Inc. 855 INDUSTRY DR TUKWILA WA 98188 Hobbytown USA 17774 SOUTHCENTER PKY TUKWILA WA 98188 HomeStreet Bank 130 ANDOVER PARK E TUKWILA WA 98188 IPTN NORTH AMERICA 1035 ANDOVER PARK W TUKWILA WA 98188 Hampton Inn Southcenter 7200 5 156TH ST TUKWILA WA 98188 HBC Distributors, Inc. 18221 ANDOVER PARK W TUKWILA WA 98188 Helzberg Diamonds 601 SOUTHCENTER MALL TUKWILA WA 98188 Hollister (#30603) 857 SOUTHCENTER MALL TUKWILA WA 98188 TORRID #5065 2676 SOUTHCENTER MALL TUKWILA WA 98188 iFloor (Longhua USA Inc dba) 1187 ANDOVER PARK W TUKWILA WA 98188 Harnish Group, Inc. 17035 W VALLEY HWY TUKWILA WA 98188 Heatcon, Inc. 600 ANDOVER PARK E TUKWILA WA 98188 Hickory Farms 2800 SOUTHCENTER MALL TUKWILA WA 98188 Homestead Studio Suites 15635 W VALLEY HWY TUKWILA WA 98188 Alpine Glass, Inc. 978 INDUSTRY DR TUKWILA WA 98188 IHOP #3234/Jessihop Corp dba 17250 SOUTHCENTER PKY TUKWILA WA 98188 Impact, Inc. Impress Rubber Stamps INDIBITE 354 UPLAND DR 120 ANDOVER PARK E 2600 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Industrial Caster & Wheel Co 1085 ANDOVER PARK E TUKWILA WA 98188 IPECO INC 623 STRANDER BLVD TUKWILA WA 98188 JC PENNEY OPTICAL CTR #1026 1249 SOUTHCENTER MALL TUKWILA WA 98188 Industrial Crating & Packing 15450 NELSON PL TUKWILA WA 98188 ATELIE COUTURE 1035 ANDOVER PARK W TUKWILA WA 98188 AMBERS HAIR DESIGN 981 INDUSTRY DR TUKWILA WA 98188 Int'I Academy of Design/Tech 645 ANDOVER PARK W TUKWILA WA 98188 AMANDA P BAILEY MA 649 STRANDER BLVD TUKWILA WA 98188 JEANNIE C HU MD LLC 16040 CHRISTENSEN RD TUKWILA WA 98188 Jenny Craig (#409) 17125 SOUTHCENTER PKY TUKWILA WA 98188 KARIN L MA OD PS 70 ANDOVER PARK W TUKWILA WA 98188 KEYENCE CORP OF AMERICA 16000 CHRISTENSEN RD TUKWILA WA 98188 LCL No America Shippers Assc 18290 ANDOVER PARK W TUKWILA WA 98188 Life Uniform Company 313 TUKWILA PKY TUKWILA WA 98188 LMI MACHINERY INC 970 INDUSTRY DR TUKWILA WA 98188 MAR Corp. 954 INDUSTRY DR TUKWILA WA 98188 Matthew Lambert Insur Agency 331 ANDOVER PARK E TUKWILA WA 98188 MAUI SILVER 2800 SOUTHCENTER MALL TUKWILA WA 98188 Merlin Graphics 800 INDUSTRY DR TUKWILA WA 98188 JMJ Corporation 554 INDUSTRY DR TUKWILA WA 98188 A & D Ceramics 705 INDUSTRY DR TUKWILA WA 98188 SCK INC 301 STRANDER BLVD TUKWILA WA 98188 LEVEL TWO INC 555 ANDOVER PARK W TUKWILA WA 98188 Link Resources Corp. 545 ANDOVER PARK W TUKWILA WA 98188 Andover Management Co. 415 BAKER BLVD TUKWILA WA 98188 Marine Electro Controls Corp 675 STRANDER BLVD TUKWILA WA 98188 Mattress Depot 1061 ANDOVER PARK E TUKWILA WA 98188 Anger Control Trmt/Therapies 651 STRANDER BLVD TUKWILA WA 98188 Michael Deli Mart 345 ANDOVER PARK E TUKWILA WA 98188 JOHN A FERGUELL P5 18010 SOUTHCENTER PKY TUKWILA WA 98188 KENCO INC 717 INDUSTRY DR TUKWILA WA 98188 La Pointique Int'I Ltd 1030 INDUSTRY DR TUKWILA WA 98188 AMERICAN FAMILY 406 BAKER BLVD TUKWILA WA 98188 LITHO DESIGN INC 370 UPLAND DR TUKWILA WA 98188 MANPOWER INTERNATIONAL INC 406 BAKER BLVD TUKWILA WA 98188 Massage in a Bottle 2800 SOUTHCENTER MALL TUKWILA WA 98188 Mattress Depot USA 16901 SOUTHCENTER PKY TUKWILA WA 98188 Medical Centers Mgmt Company 411 STRANDER BLVD TUKWILA WA 98188 Moe's Wholesale, Inc. 790 ANDOVER PARK E TUKWILA WA 98188 NEXTEL WEST CORP PROACTIVE Nordstrom NW Visual Merchand 575 ANDOVER PARK W 2800 SOUTHCENTER MALL 435 MINKLER BLVD TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 North to Alaska 305 UPLAND DR TUKWILA WA 98188 NPT, Inc. 1170 ANDOVER PARK W TUKWILA WA 98188 NTR Metals West, LLC 814 INDUSTRY DR TUKWILA WA 98188 Nursing Asst Training School NWMCA NYK Global Bulk Mrn Svc Corp 625 STRANDER BLVD 570 INDUSTRY DR 16400 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 O'Shea Scarborough 808 INDUSTRY DR TUKWILA WA 98188 Operations Support Group Inc 742 INDUSTRY DR TUKWILA WA 98188 PACIFIC INTERNATIONAL ASSOC 16000 CHRISTENSEN RD TUKWILA WA 98188 Objective Medical Assmt Corp 411 STRANDER BLVD TUKWILA WA 98188 Oreck Floor Care Center #6 17139 SOUTHCENTER PKY TUKWILA WA 98188 PAN -PACIFIC DENTISTRY PC 411 STRANDER BLVD TUKWILA WA 98188 Old Saigon Pho Restaurant 971 INDUSTRY DR TUKWILA WA 98188 Pabla India Grill 16860 SOUTHCENTER PKY TUKWILA WA 98188 Paradise Hair Salon 981 INDUSTRY DR TUKWILA WA 98188 Parfumerie Parkeon, Inc. Armontae Hair Design 446 SOUTHCENTER MALL 846 INDUSTRY DR 1032 INDUSTRY DR TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Armstrong Alcohol/Drug Recov 625 STRANDER BLVD TUKWILA WA 98188 Plastics NW Sales & Mktg LLC 360 UPLAND DR TUKWILA WA 98188 Precor Home Fitness 17275 SOUTHCENTER PKY TUKWILA WA 98188 Aros Massage 2800 SOUTHCENTER MALL TUKWILA WA 98188 POE CONSTRUCTION INC 1519 W VALLEY HWY N AUBURN WA 98188 Presentation Services #1538 16500 SOUTHCENTER PKY TUKWILA WA 98188 Philip Bohn, M.S.W., LICSW 130 ANDOVER PARK E TUKWILA WA 98188 BATTERIES & BANDS INC 2800 SOUTHCENTER MALL TUKWILA WA 98188 PRETZEL MAKER 1391 SOUTHCENTER MALL TUKWILA WA 98188 Profit Soup 356 UPLAND DR TUKWILA WA 98188 QUANTUM FOCUS INSTRUM CORP 1108 INDUSTRY DR TUKWILA WA 98188 Radio Shack (#01-3399) 1020 SOUTHCENTER MALL TUKWILA WA 98188 Rich's Woodstoves & Spas 17750 W VALLEY HWY TUKWILA WA 98188 SHIRTZ TO GO 2897 SOUTHCENTER MALL TUKWILA WA 98188 Puget Sound Innovations Inc. 838 INDUSTRY DR TUKWILA WA 98188 Quizno's Classic Subs 385 STRANDER BLVD TUKWILA WA 98188 Reit Management & Research 617 INDUSTRY DR TUKWILA WA 98188 Ronald R. Bechtold, DDS 411 STRANDER BLVD TUKWILA WA 98188 SAFE STEP TUBS NW INC 1010 INDUSTRY DR TUKWILA WA 98188 QS/1 Data Systems 671 STRANDER BLVD TUKWILA WA 98188 Qwest Solutions Center 2800 SOUTHCENTER MALL TUKWILA WA 98188 Ribera-Balko Enterprises Fam 16400 SOUTHCENTER PKY TUKWILA WA 98188 Royal College/Medical Trn'g. 1035 ANDOVER PARK W TUKWILA WA 98188 Atlas Sales & Rentals, Inc. 1091 INDUSTRY DR TUKWILA WA 98188 Salon 80 Atlas Shippers Seattle Sansaco 981 INDUSTRY DR 1368 SOUTHCENTER MALL 1139 ANDOVER PARK W TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Auburn Mechanical, Inc. 2623 W VALLEY HWY N AUBURN WA 98188 Sears Optical Shop (#1406) 301 SOUTHCENTER MALL TUKWILA WA 98188 Aurea "Grace" Eng 605 STRANDER BLVD TUKWILA WA 98188 Simple Floors (Simple West) 16700 W VALLEY HWY TUKWILA WA 98188 SE Asia Food Distrib., LLC 1052 INDUSTRY DR TUKWILA WA 98188 SEARS WATCH & JEWELRY SVC 301 SOUTHCENTER MALL TUKWILA WA 98188 Seattle Pack&Ship/Marnet Cns 644 STRANDER BLVD TUKWILA WA 98188 Sleep Country USA (#20) 300 ANDOVER PARK W TUKWILA WA 98188 SE Asia Food Distrib., LLC 1035 ANDOVER PARK W TUKWILA WA 98188 Seattle Karaoke Enterprises 16831 SOUTHCENTER PKY TUKWILA WA 98188 SELECT COMFORT RETAIL CORP 436 SOUTHCENTER MALL TUKWILA WA 98188 Sleep Country USA (#22) 17780 SOUTHCENTER PKY TUKWILA WA 98188 Smart Wireless (Corp Office) 16400 SOUTHCENTER PKY TUKWILA WA 98188 Southcenter Chiropractic 662 STRANDER BLVD TUKWILA WA 98188 Southcenter Nails 648 STRANDER BLVD TUKWILA WA 98188 Southlake Psychiatric Center 16040 CHRISTENSEN RD TUKWILA WA 98188 Staffmark Investment, LLC 666 STRANDER BLVD TUKWILA WA 98188 Strong -Bridge, LLC 545 ANDOVER PARK W TUKWILA WA 98188 Sun Signs 309 TUKWILA PKY TUKWILA WA 98188 Sunglass Hut (#5665) 2846 SOUTHCENTER MALL TUKWILA WA 98188 Sound ENT Consultants 16400 SOUTHCENTER PKY TUKWILA WA 98188 Southcenter Corp. Square LLC 635 ANDOVER PARK W TUKWILA WA 98188 Southcenter Shoe Repair 969 SOUTHCENTER MALL TUKWILA WA 98188 Southwest Aero, Inc. 659 STRANDER BLVD TUKWILA WA 98188 STATE FARM INSURANCE 525 STRANDER BLVD TUKWILA WA 98188 Subway at Parkway 17105 SOUTHCENTER PKY TUKWILA WA 98188 SUNCOM INC 663 STRANDER BLVD TUKWILA WA 98188 Sunrise Medical Consultants 16400 SOUTHCENTER PKY TUKWILA WA 98188 Southcenter Auto Repair 220 STRANDER BLVD TUKWILA WA 98188 Southcenter Engraving 965 INDUSTRY DR TUKWILA WA 98188 Southctr Orthodontics/J. Hou 411 STRANDER BLVD TUKWILA WA 98188 St Hilaire Cellars 661 STRANDER BLVD TUKWILA WA 98188 Sterling Laser 893 INDUSTRY DR TUKWILA WA 98188 Summit Packaging, Inc. 18298 ANDOVER PARK W TUKWILA WA 98188 Sunglass Hut (#4988) 500 SOUTHCENTER MALL TUKWILA WA 98188 SUSHI HIGA 605 STRANDER BLVD TUKWILA WA 98188 SUSTAINABLEWORKS SWOFFER INSTRUMENTS INC T & Spa Nails 649 STRANDER BLVD 1048 INDUSTRY DR 17145 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 T&T Chiropractic, LLC 689 STRANDER BLVD TUKWILA WA 98188 TALL'S CAMERA INC 281 SOUTHCENTER MALL TUKWILA WA 98188 Telgian Corporation 1101 ANDOVER PARK W TUKWILA WA 98188 Teriyaki Time 80 ANDOVER PARK W TUKWILA WA 98188 FITNESS OUTLET INC 17250 SOUTHCENTER PKY TUKWILA WA 98188 Think Logoed Merchandise 15665 NELSON PL TUKWILA WA 98188 Touch Mark Corp. 1028 INDUSTRY DR TUKWILA WA 98188 UNICO PROPERTIES LLC 16040 CHRISTENSEN RD TUKWILA WA 98188 Verizon Wireless 566 INDUSTRY DR TUKWILA WA 98188 Batteries Plus/AII Purp Batt 17025 SOUTHCENTER PKY TUKWILA WA 98188 WARRENS NEWS & GIFT INC 631 STRANDER BLVD TUKWILA WA 98188 Wells Fargo Bank NA 6815 S 180TH ST TUKWILA WA 98188 WinStaffing, LLC 319 TUKWILA PKY TUKWILA WA 98188 Teriyaki Wok 654 STRANDER BLVD TUKWILA WA 98188 INK STOP 510 ANDOVER PARK W TUKWILA WA 98188 Through My Hands 628 INDUSTRY DR TUKWILA WA 98188 TREND TARGET INC 871 INDUSTRY DR TUKWILA WA 98188 Unicone Crepes 2800 SOUTHCENTER MALL TUKWILA WA 98188 Verizon Wireless/SEA SctrDAS 2800 SOUTHCENTER MALL TUKWILA WA 98188 Virk Investments, LLC 2800 SOUTHCENTER MALL TUKWILA WA 98188 WA STATE RECYCLING ASSOC 130 ANDOVER PARK E TUKWILA WA 98188 BBJ RENTALS INC 842 INDUSTRY DR TUKWILA WA 98188 Yamada Teriyaki 345 ANDOVER PARK E TUKWILA WA 98188 HARRIS BIOMEDICAL 1035 ANDOVER PARK W TUKWILA WA 98188 RECYCLEKING LLC 17300 W VALLEY HWY TUKWILA WA 98188 TopLine Sewing 950 ANDOVER PARK E TUKWILA WA 98188 Tulip's Nails 16890 SOUTHCENTER PKY TUKWILA WA 98188 UPS Store (Chas Group dba) 100 ANDOVER PARK W TUKWILA WA 98188 Victory Graphics 800 INDUSTRY DR TUKWILA WA 98188 Vortex Industries, Inc. 906 INDUSTRY DR TUKWILA WA 98188 Washington Research Council 16300 CHRISTENSEN RD TUKWILA WA 98188 Wind Associates, Inc. 819 INDUSTRY DR TUKWILA WA 98188 Benissimo Systems I, LP 18323 ANDOVER PARK W TUKWILA WA 98188 ABC Bartending Schools 1002 INDUSTRY DR TUKWILA WA 98188 Brow Art (#2) 987 SOUTHCENTER MALL TUKWILA WA 98188 25/7 PROTECTION INC 17750 W VALLEY HWY TUKWILA WA 98188 ACE ENVIROTECH INC 683 STRANDER BLVD TUKWILA WA 98188 Commercial Agency 331 ANDOVER PARK E TUKWILA WA 98188 Corporate Recoveries, Inc. 560 INDUSTRY DR TUKWILA WA 98188 Curtis J. Nagai, CFP 320 ANDOVER PARK E TUKWILA WA 98188 Demon Jiu Jitsu 840 INDUSTRY DR TUKWILA WA 98188 Dickeson & Associates 974 INDUSTRY DR TUKWILA WA 98188 Dorado International Corp. 998 INDUSTRY DR TUKWILA WA 98188 Bob's Painting Company 4240 S 158TH ST TUKWILA WA 98188 Cargo Screening Solutions 18290 ANDOVER PARK W TUKWILA WA 98188 Chevron USA, Inc. (91557) 220 STRANDER BLVD TUKWILA WA 98188 COMCAST OF WASH IV INC 2800 SOUTHCENTER MALL TUKWILA WA 98188 CONSANI SEIMS LTD 16300 CHRISTENSEN RD TUKWILA WA 98188 Costless Warehouse 1181 ANDOVER PARK W TUKWILA WA 98188 David Thomson, Ph.D., P.S. 130 ANDOVER PARK E TUKWILA WA 98188 Dennis Clavin LLC 16300 CHRISTENSEN RD TUKWILA WA 98188 Dining Interiors, Inc. 1203 ANDOVER PARK W TUKWILA WA 98188 Easy Shots Team Shop 100 ANDOVER PARK W TUKWILA WA 98188 Bobalicious Corporation 2800 SOUTHCENTER MALL TUKWILA WA 98188 Cash for Gold/Goldrush WA 2800 SOUTHCENTER MALL TUKWILA WA 98188 Chipotle Mex Grill (Svc Co.) 17250 SOUTHCENTER PKY TUKWILA WA 98188 ACME Maintenance (Bada Corp) 1106 INDUSTRY DR TUKWILA WA 98188 Activate, Inc. 2800 SOUTHCENTER MALL TUKWILA WA 98188 Creative Assembly Systems 887 INDUSTRY DR TUKWILA WA 98188 Debra Grant, LLC 4022 S 158TH ST TUKWILA WA 98188 Design Techniques 897 INDUSTRY DR TUKWILA WA 98188 Discount Gun Sales, LLC 321 TUKWILA PKY TUKWILA WA 98188 ECC Horizon 1101 ANDOVER PARK W TUKWILA WA 98188 Electrolysis ExamWorks Excalibur Cutlery & Gifts 596 INDUSTRY DR 16400 SOUTHCENTER PKY 211 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 EZ Rent, Inc. 576 INDUSTRY DR TUKWILA WA 98188 Fast Fix Jewelry Repair 1129 SOUTHCENTER MALL TUKWILA WA 98188 Fellers, Inc. 1031 ANDOVER PARK E TUKWILA WA 98188 Fitness Shop Flamingo Hair Design Flexource 16915 SOUTHCENTER PKY 605 STRANDER BLVD 545 ANDOVER PARK W TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 Alert Security Asset Protec. Fuego Funtime 16400 SOUTHCENTER PKY 1031 SOUTHCENTER MALL 2800 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 G & H Goldfish 611 INDUSTRY DR TUKWILA WA 98188 Gemini Entertainments, Inc. 682 INDUSTRY DR TUKWILA WA 98188 Goodclips Hair Salon 658 STRANDER BLVD TUKWILA WA 98188 Harrah's Express Tours 16300 CHRISTENSEN RD TUKWILA WA 98188 Alpha Trophy, Inc. 609 STRANDER BLVD TUKWILA WA 98188 IL Spirit 620 INDUSTRY DR TUKWILA WA 98188 G L Systems, Inc. 1160 INDUSTRY DR TUKWILA WA 98188 Ghost Armor LLC 2800 SOUTHCENTER MALL TUKWILA WA 98188 Hair Strand & Company 605 STRANDER BLVD TUKWILA WA 98188 Alpha International 548 INDUSTRY DR TUKWILA WA 98188 Home Delivery Link, Inc. 17601 SOUTHCENTER PKY TUKWILA WA 98188 Impact Paper & Ink 807 INDUSTRY DR TUKWILA WA 98188 Gayle (Denny) Wright 1032 INDUSTRY DR TUKWILA WA 98188 Gold Buyers at the Mall 2800 SOUTHCENTER MALL TUKWILA WA 98188 Happy Teriyaki 17165 SOUTHCENTER PKY TUKWILA WA 98188 Hickory Farms 2800 SOUTHCENTER MALL TUKWILA WA 98188 Iden's Detail dba Chiprotect 1154 INDUSTRY DR TUKWILA WA 98188 Inco Properties, Inc. 16400 SOUTHCENTER PKY TUKWILA WA 98188 Industrial Areas Fnd NW/IAF Infinity Fire Protection InSpa 649 STRANDER BLVD 950 INDUSTRY DR 17100 SOUTHCENTER PKY TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 PERFORMANCE BICYCLE SHOP #119 351 STRANDER BLVD TUKWILA WA 98188 SEE'S CANDIES, INC WA 011 17100 SOUTHCENTER PKWY TUKWILA WA 98188 BAYANI COMMERCIAL, INC. 90 ANDOVER PARK WEST TUKWILA WA 98188 VALUE VILLAGE 16700 SOUTHCENTER PKWY TUKWILA WA 98188 TRACKLESS TRAINS OF SAN DIEGO 2800 SOUTHCENTER MALL TUKWILA WA 98188 SEATTLE'S CUSTOM UPHOLSTERY LLC 956 INDUSTRY DR TUKWILA WA 98188 H&R BLOCK 400 SOUTHCENTER PKWY TUKWILA WA 98188 PARSON'S GUITAR SHOP 230 ANDOVER PARK E TUKWILA WA 98188 MICABELLA BEAUTY 2800 SOUTHCENTER MALL TUKWILA WA 98188 HURRICANE BUTTERFLY HOLDINGS INC 100 ANDOVER PARK WEST TUKWILA WA 98188 COMPUPAY, INC. 555 ANDOVER PARK WEST, BDLG 4 TUKWILA WA 98188 SUPERIOR FIRE 636 INDUSTRY DR TUKWILA WA 98188 HELEN R ESTOQUE LICSW 596 INDUSTRY DR TUKWILA WA 98188 LACHEL & ASSOCIATES, INC. 16300 CHRISTENSEN RD TUKWILA WA 98188 SUPERTRONIX WHOLESALE LLC 1033 ANDOVER PARK E TUKWILA WA 98188 WHEEL MART 1163 ANDOVER PARK W TUKWILA WA 98188 COMPUTER CARE 17115 SOUTHCENTER PKWY TUKWILA WA 98188 UCL INC 1133 ANDOVER PARK W TUKWILA WA 98188 CHA CHA THAI RESTAURANT 375 STRANDER BLVD TUKWILA WA 98188 AKERS RICHARD/SHARON HUTCHISON 1165 ANDOVER PARK WEST TUKWILA WA 98188 QUALITY SEWING AND VACUUM 1205 ANDOVER PARK W TUKWILA WA 98188 PRO GOLF DISCOUNT 17305 SOUTHCENTER PKWY TUKWILA WA 98188 QUIT SMOKING TODAY 2800 SOUTHCENTER MALL TUKWILA WA 98188 ALPHATRONICS RETAIL LLC 1035 ANDOVER PARK E TUKWILA WA 98188 GNUS SOUTHCENTER INC 2600 SOUTHCENTER MALL TUKWILA WA 98188 INSURANCE OVERLOAD SERVICES, INC. 16400 SOUTHCENTER PKWY TUKWILA WA 98188 DSV AIR &SEA INC 16040 CHRISTENSEN RD TUKWILA WA 98188 GRIMCO INC 18205 ANDOVER PARK W TUKWILA WA 98188 MILLIONS OF COLORS, INC. 1025 INDUSTRY DR TUKWILA WA 98188 FINE DESIGNS INC 16550 W VALLEY HWY TUKWILA WA 98188 LA -Z -BOY FURNITURE STORE 17305 SOUTHCENTER PKWY TUKWILA WA 98188 RAC ACCEPTANCE#06999 17601 SOUTHCENTER PKY TUKWILA WA 98188 ARMED FORCES CENTER -AIR FORCES RES 16832 SOUTHCENTER PKWY TUKWILA WA 98188 ARMED FORCES CAREER CENTER - AIR FORCE 16832 SOUTHCENTER PKWY TUKWILA WA 98188 NORTHWEST WINDOW & DOOR COMPANY 2800 SOUTHCENTER MALL TUKWILA WA 98188 I FLY SEATTLE INDOOR SKYDIVING 349 TUKWILA PKWY TUKWILA WA 98188 PROP GALLERY WEST 1007 INDUSTRY DR TUKWILA WA 98188 ALLEY KAT 2800 SOUTHCENTER MALL TUKWILA WA 98188 DESIGN 500 984 INDUSTRY DR TUKWILA WA 98188 ROYALE 2800 SOUTHCENTER MALL TUKWILA WA 98188 ARRANT AUDIO LLC 697 STRANDER BLVD TUKWILA WA 98188 LOTUS SPA 1387 SOUTHCENTER MALL TUKWILA WA 98188 ARMED FORCES CENTER - ARMY 16832 SOUTHCENTER PKWY TUKWILA WA 98188 ARMED FORCES CAREER CENTER - MARINES 16832 SOUTHCENTER PKWY TUKWILA WA 98188 CHOWKING 1383 SOUTHCENTER MALL TUKWILA WA 98188 BASIL VIETNAM CUISINE 17308 SOUTHCENTER PKWY TUKWILA WA 98188 DENNIS WARSHAL ARTS & EVENTS 1007 INDUSTRY DR TUKWILA WA 98188 MALI KIDS, INC. 1025 INDUSTRY DR TUKWILA WA 98188 GAME ON INC 2887 SOUTHCENTER MALL TUKWILA WA 98188 MIZUKI BUFFET 17950 SOUTHCENTER PKWY TUKWILA WA 98188 COSTUME CITY INC 374 UPLAND DR TUKWILA WA 98188 ARMED FORCES CAREER CENTER - NAVY 16832 SOUTHCENTER PKWY TUKWILA WA 98188 ARMED FORCES RECR CTR - ARMY CO. HQ 16832 SOUTHCENTER PKWY TUKWILA WA 98188 JOS A BANK CLOTHIERS, INC 321 STRANDER BLVD TUKWILA WA 98188 LOTUS BEHAVIORAL HEALTH LLC 16040 CHRISTENSEN RD TUKWILA WA 98188 PACIFIC WEST RECYCLE 18700 SOUTHCENTER PKWY TUKWILA WA 98188 PORTRAIT GALLERY-BELLA PICTURES #74017 515 SOUTHCENTER MALL TUKWILA WA 98188 NORTH STAR TREATMENT GROUP, LLC 130 ANDOVER PARK E TUKWILA WA 98188 COMPVIEW INC 652 INDUSTRY DR TUKWILA WA 98188 INSTITUTO DE COMPUTACION BERTHA ORNA, INC. 994 INDUSTRY DR TUKWILA WA 98188 LUMBER LIQUIDATORS 120 ANDOVER PARK E TUKWILA WA 98188 MAXRIDER 1240 SOUTHCENTER MALL TUKWILA WA 98188 KSC FREIGHT INC 637 STRANDER BLVD TUKWILA WA 98188 DISNEY STORE #357 536 SOUTHCENTER MALL TUKWILA WA 98188 IDEAL IMAGE 17100 SOUTHCENTER PKWY TUKWILA WA 98188 JIMMY JOHN'S GOURMET SANDWICHES 728 SOUTHCENTER MALL TUKWILA WA 98188 PIERCING PAGODA #1349 2800 SOUTHCENTER MALL TUKWILA WA 98188 DURENAISSANCE INC 2800 SOUTHCENTER MALL TUKWILA WA 98188 ACE TANK & FUELING EQUIPMENT LLC 18340 ANDOVER PARK W TUKWILA WA 98188 PUGET SOUND PAIN CLINIC 7200 S 180TH ST TUKWILA WA 98188 INDIAN CURRY PALACE 17155 SOUTHCENTER PKY TUKWILA WA 98188 ESWADDLE 480 ANDOVER PARK E TUKWILA WA 98188 CCS #47267 974 SOUTHCENTER MALL TUKWILA WA 98188 TERRA STAFFING GROUP 415 BAKER BLVD TUKWILA WA 98188 MACY'S NW #433 500 SOUTHCENTER MALL TUKWILA WA 98188 CALENDAR CLUB 2800 SOUTHCENTER MALL TUKWILA WA 98188 MAVERICK SATSYSTEMS LLC 978 INDUSTRY DR TUKWILA WA 98188 RADORATION LLC 4375 S 158TH ST TUKWILA WA 98188 MIRACLE EAR 674 STRANDER BLVD TUKWILA WA 98188 NATIONAL TRANSMISSION PRODUCTS 1095 ANDOVER PARK E TUKWILA WA 98188 THINGS REMEMBERED INC #840 1011 SOUTHCENTER MALL TUKWILA WA 98188 SWADDLE DESIGNS 480 ANDOVER PARK E TUKWILA WA 98188 COLOR CRAFT 1130 ANDOVER PARK E TUKWILA WA 98188 WALKING COMPANY 122 SOUTHCENTER MALL TUKWILA WA 98188 JIMMY JOHN'S GOURMET SANDWICHES 16864 SOUTHCENTER PKY TUKWILA WA 98188 RIALTO 992 SOUTHCENTER MALL TUKWILA WA 98188 SAVVY MATTRESS OUTLET 1206 ANDOVER PARK E TUKWILA WA 98188 PINKABELLA CUPCAKES 1002 SOUTHCENTER MALL TUKWILA WA 98188 RESTOR DENTAL CENTER 411 STRANDER BLVD TUKWILA WA 98188 DONNA A IMLER LICSW 16300 CHRISTENSEN RD TUKWILA WA 98188 LOS BIGOTES DE VILLA FAMILY T -MOBILE AT&T MOBILITY RESTAURANT 2800 SOUTHCENTER MALL 16500 SOUTHCENTER PKWY 668 STRANDER BLVD TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 ELECTRONIC MASSAGERS 2800 SOUTHCENTER MALL TUKWILA WA 98188 ERICKSON REFRIGERATION LLC 1519 W VALLEY HWY N AUBURN WA 98188 PARR CABINET OUTLET 6750 S 180TH ST TUKWILA WA 98188 BEVMO HEALING SALON SAKURA WESTOWER COMMUNICATIONS INC 17197 SOUTHCENTER PKWY 596 INDUSTRY DR 405 EVANS BLACK DR TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 JS DENTAL CLINIC LLC 327 TUKWILA PKY TUKWILA WA 98188 CHASING FIREFLIES (WAREHOUSE) 1115 ANDOVER PARK W TUKWILA WA 98188 R5 SYSTEMS INC 1210 ANDOVER PARK E TUKWILA WA 98188 HOBBY FOR US LLC 2800 SOUTHCENTER MALL TUKWILA WA 98188 SPIRIT HALLOWEEN SUPERSTORES LLC 535 SOUTHCENTER MALL TUKWILA WA 98188 TCBY FROZEN YOGURT 1027 SOUTHCENTER MALL TUKWILA WA 98188 GW PAULSON CO 6750 S 180TH ST TUKWILA WA 98188 FIAT OF SEATTLE 301 BAKER BLVD TUKWILA WA 98188 ALDO US INC 657 SOUTHCENTER MALL TUKWILA WA 98188 TOTALLY CHI REFLEXOLOGY 2800 SOUTHCENTER MALL TUKWILA WA 98188 CHASING FIREFLIES LLC 350 MIDLAND DR TUKWILA WA 98188 SOUND INTERNATIONAL INC 1057 ANDOVER PARK E TUKWILA WA 98188 LOTUS GRILL 2600 SOUTHCENTER MALL TUKWILA WA 98188 SEATTLE TEAM SHOP #8104 162 SOUTHCENTER MALL TUKWILA WA 98188 TOTALLY CHI REFLEXOLOGY 2800 SOUTHCENTER MALL TUKWILA WA 98188 YOPOP GHOST ARMOR LLC GRAFFIT'S INC 2800 SOUTHCENTER MALL 2800 SOUTHCENTER MALL 973 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 REGALIA JEWELERS BEVERLY FURNITURE CORPORATION SILVER DREAMZ 810 SOUTHCENTER MALL 575 STRANDER BLVD 2800 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 COMPUTER SHOP 1059 ANDOVER PARK E TUKWILA WA 98188 AT&T MOBILITY 733 SOUTHCENTER MALL TUKWILA WA 98188 AEROSOLES - SOUTHCENTER MALL 690 SOUTHCENTER MALL TUKWILA WA 98188 TURTLE KITS USA 2800 SOUTHCENTER MALL TUKWILA WA 98188 SPIRIT HALLOWEEN SUPERSTORES LLC 331 TUKWILA PKWY TUKWILA WA 98188 INTERNATIONAL COPIERS CENTER INC 18296 ANDOVER PARK W TUKWILA WA 98188 H AND R BLOCK BEST BUY MOBILE #2390 EXPRESS 652 STRANDER BLVD 17100 SOUTHCENTER PKY 1070 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 ONE FOR THE ROAD 635 ANDOVER PARK WEST TUKWILA WA 98188 ISLEEPZONE LLC 2800 SOUTHCENTER MALL TUKWILA WA 98188 SUSHI EXPRESS 2600 SOUTHCENTER MALL TUKWILA WA 98188 HONEYBAKED HAM COMPANY 337 STRANDER BLVD TUKWILA WA 98188 PAPAYA CLOTHING 1060 SOUTHCENTER MALL TUKWILA WA 98188 SPORTING GOODS SPECIALISTS LLC 120 ANDOVER PARK E TUKWILA WA 98188 PICTURE PEOPLE #69 OCEANS BY DESIGN ROMY 111 SOUTHCENTER MALL 1055 ANDOVER PARK E 806 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 POKEMON CENTER 2800 SOUTHCENTER MALL TUKWILA WA 98188 DAVIO CORP 16040 CHRISTENSEN RD TUKWILA WA 98188 RED WING SHOE STORE 17135 SOUTHCENTER PKWY TUKWILA WA 98188 DAILY TREASURES ALLIED TUBE & CONDUIT NATIONAL UNIVERSTIY 2800 SOUTHCENTER MALL CORPORATION 152 SOUTHCENTER MALL TUKWILA WA 98188 581 STRANDER BLVD TUKWILA WA 98188 TUKWILA WA 98188 BIG LOTS #4629 17348 SOUTHCENTER PKY TUKWILA WA 98188 WILSONS LEATHER 535 SOUTHCENTER MALL TUKWILA WA 98188 DOWNEAST BASICS 1010 SOUTHCENTER MALL TUKWILA WA 98188 SAISO JAPAN EXPRESS SHOP SHEEPSKIN 1378 SOUTHCENTER MALL 458 SOUTHCENTER MALL 2800 SOUTHCENTER MALL TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 ZUMIEZ INC #019 1008 SOUTHCENTER MALL TUKWILA WA 98188 MATTRESS DISCOUNTERS #10518 301 TUKWILA PKWY TUKWILA WA 98188 SPENCER GIFTS LLC 2856 SOUTHCENTER MALL TUKWILA WA 98188 STRANDER CHEVRON 220 STRANDER BLVD TUKWILA WA 98188 SEATTLE MARINERS TEAM STORE 516 SOUTHCENTER MALL TUKWILA WA 98188 CACTUS CANYON CERAMICS LLC 812 SOUTHCENTER MALL TUKWILA WA 98188 NORTH AMERICAN NATURAL SEAFOOD CHERRY HILL PHOTO ENTERPRISES INC NORTHPOINT CONSULTING INC INC 2800 SOUTHCENTER MALL 16040 CHRISTENSEN RD 805 INDUSTRY DR TUKWILA WA 98188 TUKWILA WA 98188 TUKWILA WA 98188 CHAMPA CERAMICS 1167 ANDOVER PARK W TUKWILA WA 98188 PIT CREW POWER LLC 381 STRANDER BLVD TUKWILA WA 98188 FRONTIER PACKAGING INC 1201 ANDOVER PARK E TUKWILA WA 98188 MASTER SHIELD 1008 INDUSTRY DR TUKWILA WA 98188 TOLB INC 849 INDUSTRY DR TUKWILA WA 98188 KING COUNTY HOUSING AUTHORITY 700 ANDOVER PARK W TUKWILA WA 98188 FIDELIS COMMUNICATIONS 580 INDUSTRY DR TUKWILA WA 98188 US DENTAL LAB 645 STRANDER BLVD TUKWILA WA 98188 1 ALLIANCE GEOMATICS LLC SEATTLE GARDEN SUPPLY 625 STRANDER BLVD CORPORATION TUKWILA WA 98188 16600 W VALLEY HWY TUKWILA WA 98188 HIGHMARK HOMES LLC 16400 SOUTHCENTER PKY TUKWILA WA 98188 AIRGAS USA LLC 1097 ANDOVER PARK E TUKWILA WA 98188 QUESTKIDS CLOTHING 2800 SOUTHCENTER MALL TUKWILA WA 98188 JACKSON HEWITT TAX SVCES INC 400 SOUTHCENTER MALL TUKWILA WA 98188 Air Green = 45' Yellow = 70' Workplace District • Multifamily along the Green River • Warehouse/Office in Distance / ,..111141.0110 Commercial Corridor District • Infill Development Southcenter Parkwa - - Green = 45' Green = 45' Yellow = 70' Pink = 115' Transit Oriented Development (TOD) District Green = 45' Yellow = 70' Pink = 115' Transit Oriented Development (TOD) District Green = 45' Tukwila Pond Yellow = 70' Pink = 115' Pond District Green = 85' Pink = 214' Yellow = 115' Pink = 214' Regional Center District 85' High Intensity Urban Alternative o Up to 214', provided the development meets specific criteria What might new development in the Southcenter Districts* look like when built using the proposed zoning code? *See map on other side Conceptual illustrations below depict the maximum building envelope for each District. Maximum building height without height incentives is shown in ; with one incentive shown in and with two incentives in YELLOW, Regional Center District Maximum height is 85'without height incentives; with height incentives 115', and 214' within 300' of Tukwila Pkwy & Southcenter Pkwy. Illustration shows a potential mixed use infill project on the Mall property, including offices & housing. Building to the left is 215' tall; building to right is 115'; and the Mall's highest point is 85'. Pond District Maximum building height is 70' to 115' with height incentives; 45' without incentives and within 150' of the edge of Tukwila Pond. Illustration shows a mixed use project, including retail, office & housing. Streets break up megablocks and buildings close to Tukwila Pond are set at the street edge, creating a pleasant walking and shopping environment. Transit -Oriented Develo Maximum building height is 45 ' without height incentives, 70' to 115' with incentives. Minimal to no front setbacks, with buildings oriented towards and located along the street edge. Illustration shows an integrated, mixed use neighborhood with housing, within easy walking distance to transit & rail along Baker Blvd. Parking is located to side or rear of buildings. ment District Maximum building envelope allowed in this district which includes the Sounder Commuter rail/Amtrak station is 45' without height incentives; 70' to 115' with height incentives. Limited parking is allowed between the building and street, with buildings oriented towards the streets leading to the rail station. Development will be transit -supportive and pedestrian -friendly. Workplace District Maximum building height is 45', or 70' with multifamily height incentives on parcels adjacent to the Green River. Development must be setback 125' from the river, but will likely be oriented towards the river. Streets break up megablocks to make it more pedestrian friendly. Commercial Corridor District Except for multifamily projects along the river. maximum building height for development in this district is 45'. Parking is permitted anywhere on the parcel. This area will continue to develop with the type of uses and building styles similar to what currently exists. (Left) Conceptual illustration of the maximum building envelope allowed in this district. Maximum building height is 45'. No restrictions on parking locations. This area will continue to develop with regional retail uses accessed primarily by cars. - For more information about the proposed Plan go to: http://www.tukwilawa.gov/dcd/urbancenterplan.html - Email Lynn.Miranda@tukwilawa.gov to be added to our interested parties list for future notifications. The general illustrations above are representative of the maximum building envelope that will be allowed under the proposed plan and development standards. Date: Wednesday, February 27, 2013 Time: Open House Noon to 1:30 pm Location: Albert Lee Appliance Store 404 Strander Blvd Tukwila, WA. 98188 Contact: Lynn Miranda, Senior Planner (206) 433-7162 or Lynn.Miranda@tukwilawa.gov We are planning for growth and future development in the Southcenter area - Tukwila's designated urban center. Join us for a community meeting to: • Hear about the overall plan for the area. • Find out about the project timeline. • Learn about the upcoming EIS scoping period and how you can contribute. This is your opportunity to participate in the planning & upcoming environmental review process. Future appeals of proposed development that are consistent with the plan will be limited. Proposed Southcenter Area Districts Green = 77', should be 85' Green = 77' (should be 85') Yellow on left is 214'; on right is 115' Regional Center District FASTSlGNS. 7825 5. 180th Street Kent, WA 98032 Phone: (206) 575-2110 Fax: (206) 575-1806 www.fastsigns.com/157 Client Information Production Information Job Number: 56160 Client: City of Tukwila Contact: Jamie Reavis Salesperson: Marson Designer: Kevin Material: MDO Size: 48"x 48" Quantity: 6 Finishing: Standard Complete By: TBD Date: 2/11/13 Proof is representative of color only. Exact color matching will have to be performed in store. It is the customers responsibility to ensure all text, colors, images etc. presented in this proof are accurate. NOTICE OF LAND USE ACTION Project Name: TUKWILA URBAN CENTER SUBAREA PLAN & DEVELOPMENT REGULATIONS Type of Action: NON•PROJECT SUPPLEMENTAL ENVIRONMENTAL IMPACT STATEMENT (SEIS) FOR THE CITY'S DRAFT SOUTHCENTER SUBAREA PLAN AND REVISED TUKWILA URBAN CENTER ELEMENT OF THE COMPREHENSIVE PLAN. THESE DOCUMENTS ADDRESS FUTURE DEVELOPMENT IN THE 1,000 ACRE AREA CURRENTLY ZONED "TUC" File Numbers: E13-003 (SEPA), L09-008 Applicant: CITY OF TUKWILA Site Address: AREA ZONED TUKWILA URBAN CENTER (UC) TO SUBMIT COMMENTS OR TO OBTAIN ADDITIONAL INFORMATION, PLEASE CONTACT THE PROJECT PLANNER, LYNN MIRANDA AT (206) 433-7162 6300 Southcenter Blvd. #100 Tukwila, WA 98188 � . r y •ter% . 14.,4,41,54) *vie Jerp -- IS II my II � . ;..,-g, t i";:,..k..11.,..at fi s .�..,, y #a ,. 4. ,t, t , .. nen«.--^,�r! tG. swsy .ti.. ,. • . *:sem L-0 — — �•411:''' :4.: ',,;!. ,1,1.,'::.. , . Lynn Miranda From: Szvetecz, Annie (ECY) <ASZV461@ECY.WA.GOV> Sent: Tuesday, July 24, 2012 1:11 PM To: Lynn Miranda Cc: Bauer, Leonard (COM); Ballash, Heather (COM) Subject: RE: Transit infill review questions Hi Lynn, I haven't forgotten about this, but I apologize for not diving in more quickly. Thanks for clarifying your questions in writing. Here's my take on this and I've copied Leonard Bauer and Heather Ballash at Dept. of Commerce's GMA division in case they have additional input. 1. RCW 43.21.C420(4)(a) states that a city shall prepare a nonproject EIS, pursuant to RCW 43.21C.030, assessing and disclosing probable significant adverse environmental impacts of the optional comp plan element and development regulations and of future development that is consistent with the plan and regulations. My question: we have already prepared an EIS for the City's comprehensive Plan. Our urban center subarea plan falls within the development envelope of the comp plan. Instead of doing a full EIS on our draft subarea plan can we do an addendum or supplemental EIS? Answer: I believe the intention behind the EIS was to ensure a detailed analysis (including alternatives) plus a robust public involvement process for the "upfront SEPA" component since there will be almost no opportunity for public comment at the project stage. However, I don't have a problems with doing a supplemental EIS and allowing the City to have the option of adding the scoping process or not. 2. Can you tell me if my understanding of Section 5 is correct? The way I read it is, if a project vests by July 1, 2018. and within 10 years of the date of issuance of the FEIS, they may not be appealed. After July 1, 2018, a project can vest and be immune from appeals provided the FEIS is issued by July 1, 2018. Answer: It sounds like there is some discretion to set time limits for vesting applications that come in before and after 2018. In any case, you're correct that the FEIS must be issued prior to 2018 for this immunity from appeal to apply. 3. I've tried tracking down the transit infill review you thought Tacoma had used, but have not had much luck. If you remember, please let me know. Answer: I'll let you know when I find it. Thanks, Annie Szvetecz SEPA Policy Lead Washington Dept. of Ecology Ph: 36o 407-6925 e-mail: annie.szvetecz@ecy.wa.gov SEPA Information: http://www.ecy.wa.gov/programs/sea/sepa General SEPA Questions: sepahelp@ecy.wa.gov From: Lynn Miranda fmailto:Lynn.Miranda@TukwilaWA.govj Sent: Monday, July 23, 2012 2:42 PM To: Szvetecz, Annie (ECY) Subject: Transit infill review questions 1 Hi Annie I'm the planner from Tukwila that called you last week with some questions about transit infill review as an upfront approach SEPA. You indicated that you'd have to reread the RCW and get back with me. I thought I'd check in since I hadn't heard anything from you. Here are my questions again: 4. RCW 43.21.C420(4)(a) states that a city shall prepare a nonproject EIS, pursuant to RCW 43.21C.030, assessing and disclosing probable significant adverse environmental impacts of the optional comp plan element and development regulations and of future development that is consistent with the plan and regulations. My question: we have already prepared an EIS for the City's comprehensive Plan. Our urban center subarea plan falls within the development envelope of the comp plan. Instead of doing a full EIS on our draft subarea plan can we do an addendum or supplemental EIS? 5. Can you tell me if my understanding of Section 5 is correct? The way ! read it is, if a project vests by July 1, 2018 and within 10 years of the date of issuance of the FEIS, they may not be appealed. After July 1, 2018, a project can vest and be immune from appeals provided the FEIS is issued by July 1, 2018. 6. I've tried tracking down the transit infill review you thought Tacoma had used, but have not had much luck. If you remember, please let me know. Thanks! Lynn Lynn Miranda, AICP, Senior Planner 206.433.7162 City of Tukwila 6300 Southcenter Blvd, Tukwila, WA 98188 Lynn.Miranda@Tukwilawa.gov 2