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Special 2009-06-08 Item 3B - Ordinance - Tukwila South Master Plan
COUNCIL AGENDA SYNOPSIS �l1LA i ly Initials ITEM NO. it lleetilza Date 1 Prepared 1'; 1 AIez on revie 1 Council re Y =r P 05/26/09 LV ,.zt,� 1 r�, a 06/01/09 1 LV 1 J 1 190 t 06/08/09 LV A� d� I D J ITEM INFORMATION I CAS Number 09-067 I ORIGINAL AGENDA DATE: MAY 26, 2009 AG! ?ND.\ I'i'i i Trr1,F An ordinance adopting by reference the Tukwila South Master Plan. C. \'1'I•:( Disc'ission iVlotion Resolution Ordinance Bid Award Public Heating Other 6/8/ Mtg Date 5/26/09 dltg Date Mtg Date lltg Date -B6 f49'tlftg Date Mtg Date 05/26/09 Altg Date SP( )NSOR Council tll Adm Svcs DCD Finance Fire n Lgal P &R Police PIV SPONSOR'S As part of the Tukwila South Project approval process, adoption of the Tukwila South SI'`I\I.\RV Master Plan will provide a vision and framework for future development on the site. The Planning Commission held a public hearing on September 29, 2005 and reviewed the proposals and voted unanimously on a recommendation of approval to City Council at its September 29, 2005 meeting. Public hearing on this issue has been scheduled for May 26, 1 2009. R.1 \C1 ?D 131' COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. n Planning Comm. DA 1E: 05/26/09 RECOMMENDATIONS: SPONSOR /AD\IIN. Mayor's Office recommends approval C( 1!I ITF1.I COST IMPACT FUND SOURCE ExPI•:NDI1'URI{ RI ?(,?U IRI',D AMOUNT BUDGETED APPROPRIATION REQUIRED I Fund Source: Continents: MTG. DATE RECORD OF COUNCIL ACTION 05/26/09 Forward to 06/01/09 Regular Meeting 06/01/09 Forward to 06/08/09 Special Meeting MTG. DATE ATTACHMENTS 05/26/09 Informational Memorandum dated 05/26/09 s STAFF REPORT L05 -041 Draft Ordinance with Exhibit. I 06/01/09 Same as above, with ordinance in strike through /underline format _06/08/09 Ordinance in Final Fn I City of Tukwila Washington Ordinance No. AN ORDMIANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING BY REFERENCE THE TUKWILA SOUTH MASTER PLAN; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the "Tukwila South Project" comprises approximately 512 acres of real property, and La Pianta LLC owns or controls approximately 503 of those acres, which is known as the "Tukwila South Property," generally located between the boundaries of South 178th Street /South 180th Street on the north; South 204th Street on the south; Orillia Road and Interstate 5 on the west; and the Green River on the east; and WHEREAS, the Tukwila South Property is located within an Urban Growth Area and is appropriate for urban development pursuant to the Growth Management Act and the City's adopted Comprehensive Plan; and WHEREAS, La Pianta intends to develop the Tukwila South Property consistent with the Tukwila South Master Plan, which envisions the creation of a major new employment and housing base on the Tukwila South Property; and WHEREAS, the City Council accordingly desires to adopt by reference the Tukwila South Master Plan; NOW, THEREFORE, THE CITY COUNCIL OF THE C11 'Y OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Tukwila South Master Plan Adopted. The City of Tukwila hereby adopts the "Tukwila South Master Plan," a copy of which is attached hereto as "Exhibit A" and by this reference fully incorporated herein. The "Tukwila South Master Plan" is applied to the property shown 011 the map, which is attached hereto as "Exhibit Section 2. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 3. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force upon the date on which all the property shown on the map attached hereto as "Exhibit B" is within the municipal boundaries of the City of Tukwila. Section 4. Expiration. The City of Tukwila and La Pianta LLC have entered into a Development Agreement dated June 2009 (the "Development Agreement regarding the property shown on the map attached hereto as "Exhibit B." If the Development Agreement terminates prior to the expiration of its term in accordance with the terms therein, this ordinance shall expire without further legislative action and be of no further force or effect. W: \Word Processing Ordinances Tukwila South Master Plan Adontdoc LV:ksn 05/28/2009 Page 1 of 2 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of 2009. ATTEST/ AUTHENTICATED: Christy O'Flaherty, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney 4V:\ Word Processing Ordinances Tukwila South Master Plan Adoptdoc LV:ksn 05/28/ 2009 Jim Haggerton, Mayor Attachment Exhibit A Tukwila South Master Plan Exhibit B Tukwila South Master Plan Map Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 2 of 2 Exhibit A COLLINSWOERMAN La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 COLLINSWOEI1MAN TABLE OF CONTENTS f ,P 1 A51 IMO mi NATURAL ENVIRONMENT 15 V1 PAGE NUMBER VISION 1 GUIDING PRINCIPLES 3 LAND USE ELEMENTS 7 INFRASTRUCTURE TIMING 19 DEVELOPMENT PHASING 21 APPENDIX A La Plant LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 COLLINSWOERMAN La Pianta LLC TUICWILA SOUTH PROJECT MASTER PLAN MAY 2000 This Master Plan document defines the goals, objectives and vision of Segale Properties to transition almost 500 acres of mostly undeveloped property in Tukwila, Washington, to a memorable regional destination that can compete nationally and internationally for employers and goods and services. With nearly 500 acres of land five minutes from SeaTac Airport and adjacent to 1 -5, the Tukwila South project site is the largest private development parcel in the greater Seattle area. Properly planned and implemented, the project will provide 25,000 new jobs and join the University of Washington, Microsoft and Boeing Everett as the region's fourth major, "non- Central Business District" employment center. It will become a major new urban node in the region and provide significant benefits to the city of Tukwila and improve the quality of life of its residents. Because of the sheer size of the site, the implementation of this vision will span many development cycles over 25 to 30 years. The initial value created by early development efforts will allow infill development in future cycles that will continue to build value for the property and increase density over time. COLUNSWOERMAN La Punta LLC TUKWILA SOU'rhl PROJECT MASTER PLAN MAY 2000 The Tukwila South development strategy emphasizes multiple uses, including 5 to 10 million square feet of office technology /flex -tech space, 1 to 2 million square`z' feet of goods and services, and 700 to 1,900 units of housing. These uses will be grouped in fine grained, pedestrian- oriented districts. A well planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. r ;ji, r lei ip' The Tukwila South Master Plan's measures to protect and enhance the site's natural environment include the enhancement of Johnson Ditch into a fish friendly tributary, the creation of back -water fish habitat in the Green River, and the restoration of a 32 -acre wetland complex. The project's design will integrate its transportation infrastructure, develop shared parking concepts, and create internal natural environments with visual connections to the green amenity of its western hillside and the open space amenity of the Green River to the east. THE MASTER PLAN AND THE CITY'S COMPREHENSIVE PLAN The Tukwila South Master Plan's vision and guiding principles mirror and reinforce those set out in the City ofTukwila's Comprehensive Plan. As described in this document, Tukwila South will substantially aid the City in creating "safe and secure places to live" and "an economy that provides jobs, ways to get around, schools, and recreational opportunities" all identified as core reasons for the creation of its Comprehensive Plan. The Master Plan also allows the City opportunities to satisfy the Growth Management Act requirements set out in the Comp Plan's introduction, including the identification of "Urban Growth Areas that can accommodate at least 20 years of new population and employment" and the identification and protection of "open space corridors of regional significance' Most importantly, it materially assists what is identified as the Comp Plan's primary charge: to preserve and enhance "Tukwila's long -term economic growth and community viability and identity." The Master Plan represents a rare opportunity to create a strong and appealing identity for the site itself and serve as a highly visible, memorable gateway to the city of Tukwila as a whole. Southcenter Parkway (57th Avenue S) will be expanded and extended through the site in a new alignment; this will provide an improved connection to the area from the Tukwila Urban Center. Improved east -west access will be provided by realignment of S 178th Street; a future east -west access from Orillia Road to the site will also be developed to accommodate full buildout. Some modification of the western hillside will occur, but the majority of the hillside will remain untouched as an amenity. Portions of the hillside on the north end of the property will be graded and re- lansdscaped to accomodate the relocation of S 178th Street and to provide fill material for the project. On the south end of the site, north of S 200th Street, it is expected that portions of the hillside will be graded to accommodate development. Special design consideration will be covered by residential design guidelines to be developed and adopted prior to residential development. TUKWILA SOUTH PROJECT MASTER PLAN b Pianta LLC MAY non On -site amenities will include landscaped open space, plazas and courtyards, and a pedestrian /bicycle pathway along the Green River. Because the Tukwila South Master Plan is organized around a combination of campus -type research and office environments and districts, the quality of building design will likely be substantially higher than that found in the surrounding industrial and retail uses. Building design, construction, and materials will be of institutional quality, and coordinated through comprehensive urban design principles. The Master Plan is consistent with City goals calling for zoning and development regulations that encourage growth certain areas, promote economic use of industrial lands outside the MIC, and retain large parcels in order to facilitate their efficient use. Tukwila South is one of the areas considered for new employment and residential growth in the Comprehensive Plan. A mix of uses will be oriented along Southcenter Parkway. The density of development on the site will support transit use and a secondary onsite street system will be developed with pedestrian circulation in mind, with features such as sidewalks and appropriate signage for pedestrians. The site will be organized around pedestrian oriented circulation systems, with simplified vehicular circulation, to foster linkages within the campus(es). COLLINSWOERMAN COLUNSWOE•RMAN 1 GUIDING PRINCIPLES La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 (1- :1lJi;: "3 9 ''d F i Ii c :.11 i 1.5 Communities are not instant creations of urban designers. They are places that grow and evolve as changing needs, opportunities and personalities contribute to their form. The best communities build on their history and background while creating a bold vision for the future. BACKGROUND The Tukwila South project represents an opportunity for the City to enhance Its competitive position In the regional marketplace. At approximately 500 acres, the site's sheer size, combined with the consolidated land ownership, existing lower density uses, and proximity to the airport, it is certain to attract attention from national and international companies seeking expansion opportunities. The property currently contains a mix of industrial and agricultural uses with a high potential for redevelopment and the ability to transition to a dynamic urban multi -use district as it phases out its existing, lower density uses. The Segale family has been systematically assembling property within the Tukwila South area for over 50 years. While there have been discussions about development and markets that could havefilled the property with many of the retail and industrial uses common to this part of the Valley, the land has yet to see its first significant development. The guiding principles developed for the project arose from the history of the Segale family, the natural beauty of Puget Sound and the site's key characteristics. With this background as our starting point, we have created the following ten guiding principles for the Tukwila South Master Plan. It is from these that our development plan has been conceived. Additional information on the background of these principles are located within the appendix of this Master Plan. COLLINSWOERMAN A F! Af; Clr PRINCIPLE #1: LONG —TERM VISION The development of Tukwila South will be guided by a Tong -term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by- parcel basis. A Tong -term vision requires a commitment to make decisions and investments that support its development. The Segale family has committed to this long -term vision and to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase. This investment will ensure the long -term plan is implemented. PRINCIPLE #2: CREATING A DESTINATION The Tukwila South project will become a regional destination. Tukwila South is a regionally visible site. The site is considered "close in" in real estate terms and is adjacent to one of the region's largest retail destinations. Many of the valley's residents and businesses move through or around the site daily. Its access and visibility from the valley and eastern edge neighborhoods make it a natural regional destination. The site's initial value is enhanced by its proximity to significant regional investments such as SeaTac Airport, the Southcenter retail district, and 1- 405,1 -5, SR 167 and many other local arterials. The Master Plan will ensure these assets are leveraged. La Planta LL.0 TUKWILA SOUTH PROJECT MASTER PLAN MAY 2M18 PRINCIPLE #3: BUILDING VALUE Development decisions will be weighed by their ability to maximize the site's potential to create value. Tukwila South's full potential can only be reached through the implementation of a long -term strategic vision that uses each newly developed parcel to lift the value of the remaining parcels. This vision and Master Plan will span many development cycles. Early developments will include low -cost surface parking lots and lower density commercial uses that will allow room for future infill development and redevelopment when structured parking makes economic sense. As the value of the land increases, redevelopment of surface parking lots and infill sites will follow to maximize future density. This can only occur because a significant share of the site is in single ownership. At just under500 acres, Tukwila South could include regional employment, housing, and goods and services. Multi -use districts will allow many of these uses to work together by sharing infrastructure, parking, and access. These districts will enable the creation of a highly desirable, fine grained pedestrian environment. When housing, jobs, and goods and services are located appropriately, a community is created. PRINCIPLE #4: MULTI USE Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered to bring additional vitality to the area. A development strategy that emphasizes multiple uses will increase the rate of development and create a more desirable environment for each use: retail supports housing and jobs, housing supports retail and jobs, jobs support retail and housing. This diversity of uses will support the creation of destination districts, increase the project's overall value, and enhance the vitality of the city of Tukwila. The market value of office and hotel uses will be increased by having retail and restaurant uses nearby. A well planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. Careful consideration of use adjacencies is essential to ensure efficient sharing of TUKWILA SOUTH PROJECT MASTER PLAN b Pianta LL.0 MAY 2009 amenities, parking and infrastructure. Initial planning configurations must also keep future infill development opportunities in mind to ensure judicious use of each square foot of the project's land. PRINCIPLE #5: INCREASING DENSITY OVER TIME Tukwila South will be planned to accommodate increased density over time. PRINCIPLE #6: QUALITY ENVIRONMENT Tukwila South will create a memorable and regionally identifiable place. As noted in the discussion of Principle #3, the surface parking lots dictated by today's market opportunities for employment, goods and services, and housing will provide the basis for each developing district, enabling its evolution over time into a denser environment. With each development, the district will become more desirable. This increase in value will allow infill development in the early -phase parking lots and redevelopment of lower density commercial uses. Growth in the regional economy is expected to come in four major sectors: aerospace, life sciences, information technology, and trade and logistics. Due to its size and location, Tukwila South is perfectly situated to bring these new types of jobs to the city of Tukwila. Early -phase uses must, therefore, be carefully chosen to complement each other and serve as engines for future development. It is essential to pick the right retailers, the right employment clusters, and the right mix of housing to create the synergy necessary to allow all of the uses to thrive. Tukwila South will build on the Northwest tradition of quality outdoor environments by integrating its iconic outdoor spaces with high quality indoor spaces. Quality building materials combined with traditional Puget Sound building elements (canopies, lush landscaping, etc.) will create memorable and regionally identifiable environments that help attract world class talent. COLLINSWOERMAN Because these businesses need to attract the best and brightest, they demand a very high quality work environment. Tukwila South offers the opportunity to live and work in a single location, increasingly associated with a high quality of life. Beautifully designed public spaces will be required to connect jobs with goods and services, and goods and services and jobs with housing. The people who work at Tukwila South will want a development environment that is clean, safe, well organized, and convenient. More than that, like many who live and work in the Northwest, they value quality outdoor environments. Tukwila South's outdoor and indoor environments will be integrated wherever possible, and the project's amenities will provide a variety of on -site recreational opportunities and connections to the site's outdoor environments. The buildings and the spaces between the buildings will be designed to work together. Institutional quality building materials and landscape design will support memorable buildings that become Tukwila South's image in the Puget Sound. Establishing clear boundaries and gateways for the project will help define Tukwila South in its environment. PRINCIPLE #7: CONNECTIONS Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and their uses. The Tukwila South Master Plan connects the project to its surroundings on many different levels: Extending Southcenter Parkway through the site to S 200th Street not only connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center. Relocating S 178th Street connects adjacent neighborhoods to Tukwila South's new neighborhood goods and services and provides an access point with greater capacity and safety. COLLINSWOERMAN Selecting retailers compatible with Southcenter's existing tenants will allow Tukwila South to connect to Tukwila's reputation as a regional retail center. The five minute connection to SeaTac Airport will draw airport tenants, travelers and businesses seeking international relationships to Tukwila South. A future non auto -based transportation link will further enable the growth of airport dependent users. Providing pedestrian connections throughout the project from district to district, district to trails and amenities, and district to surrounding neighborhoods will encourage non -auto -based trips and attract residents and employers. Strategically locating public parking will create a "park -once" environment that makes it easy for pedestrians to connect to site amenities, goods and services, jobs, and housing. PRINCIPLE #8; AMENITIES Tukwila South will create a comprehensive amenity system that leverages the site's assets. The Tukwila South project is perfectly positioned between two of the area's most striking natural amenities: the wooded hillside to the west, and the Green River to the east. Each of these offers almost unlimited recreational opportunities, as well as views of the river valley and Mt. Rainier. The appropriate mix of goods and services on the site will be viewed as an amenity to housing and office users that will allow Tukwila South to be highly competitive in the Puget Sound marketplace, and the pedestrian quality of the project's secondary road system will foster an activated streetscape that will make Tukwila South highly desirable. Finally, the Master Plan will ensure the site's access to nearby amenities such as SeaTac Airport and Tukwila Urban Center's retail hub will be easy and convenient. La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY ZOOM Ot PRINCIPLE #9: IMPLEMENTATION STRATEGY Development must be strategically phased to successfully transition Tukwila South from an agricultural and industrial property to an urban destination. While many of the site's infrastructure and planning features will be designed and built in the initial phase, flexibility must be maintained throughout the vertical development of the districts and the secondary roadway and amenity systems. This flexibility is required to meet changing market conditions. The Infrastructure Development Phase is expected to take three years and is scheduled for the years 2010 -2012. At the end of this phase, all of the site's spine infrastructure will be in place. '}�'E u"" u i v7 t i �LS Discussions with potential tenants and development partners have been ongoing concurrent with the planning and infrastructure development efforts. Completing the site's infrastructure all at once will create a sense of certainty about the development's future. The site's first new tenants will take occupancy soon after the completion of infrastructure development. PRINCIPLE #10: ENVIRONMENTAL STEWARDSHIP The Tukwila South project has a huge stake in protecting and enhancing the site's natural environment. The Segale family takes its role as stewards of Tukwila South's environment seriously not only because it is the right thing to do, but because sustainable projects have greater market acceptance. Environmental enhancements include: Protection and enhancement of pasture wetland and improvement of ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby "flood -flow refuge "fish habitat within the Green River channel. Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat limiting for fish and a variety of wildlife. TUKWILA SOUTH PROJECT MASTER PLAN La Punta LLC MAY 201M Provisions for the re- creation of valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. EnhancementofJohnson Creek into a fish friendly tributary connected to the Green River. Creation of back -water fish habitat in the Green River. Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin. Sustainable planning concepts will include: Integrated transit environments "Park-once" site organization and pedestrian environments Shared parking concepts Redevelopment of surface parking lots Creating internal natural environments with visual connections to natural amenities COLLINSWOERMAN COLLINSWOERMAN LAND USE ELEMENTS b Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 DEVELOPMENT CONCEPT The Tukwila South Master Plan is intended to provide a framework to guide long- term development of the approximately 500 acre site and create the opportunity for an economic engine that would result in new jobs for the region. Between 10 and 14 million square feet of development will be created in a combination of campus office and research environments, and districts that will include retail, residential, hotel and recreational uses. Given its prominent Mt. Rainier views, location adjacent to the Green River and the Southcenter shopping district, the site offers the potential for a truly distinctive "signature property. The underlying feature of the Master Plan is that larger campus areas will be positioned to accommodate national and international companies specializing in emerging technology industries drawn to a campus setting with expansion potential. A retail village on the north end of the site could contain a range of supporting retail, residential, hotel and recreational uses and will also serve as a gateway to the site from the Tukwila Urban Center. The close proximity to Sea -Tac airport and direct access to the regional transportation infrastructure network (1-5,1-405, and SR 167) create multi -modal transportation options. In the development's campus environment, buildings will frame open spaces with central plazas and public gathering spaces. Pedestrian oriented internal circulation and simplified vehicular circulation will promote ease of movement and foster a sense of integration while providing access to recreational, retail, restaurant, and hospitality amenities. Building design, construction, and materials will be coordinated through comprehensive design principles. The development concept for the overall site provides opportunity for between 10 and 14 million square feet of a mix of uses including those related to employment, housing, and goods and services. Table 1 shows the assumed range of uses for development scenarios of 10 million square feet and 14 million square feet. This buildout range and assumed mix of uses within the planning areas should be considered conceptual; ultimately, market forces will determine the specific level of development and the mix of uses over the long term. The potential locations of COLLINSWOERMAN the various categories of uses shown within the plans on the following pages are also conceptual and will be determined by market forces. Land uses related to employment could include, for example, research and development, office, light manufacturing, limited distribution, and hotel uses. Land uses related to goods and services could include retail and restaurant uses. Housing could consist of a mix of small -lot single family, townhomes, and multifamily (rental and for sale) units. The natural boundaries presented by the hillside on the west and the Green River on the east drive the site's north -south orientation. The development concept features public and private amenities such as plazas, landscaped open space areas, and pedestrian /bicycle pathways that link the campus to adjacent areas. There will be opportunities for new public'access to the Green River and connections to the existing Green River Trail, In the future, there may be a possibility fora pedestrian crossing to Briscoe Park. Alignment of Southcenter Parkway along the west edge of the site and further away from the Green River will afford greater opportunities for open space areas and public river access. The central and southern portions of the site serve as the campus development's core, anchored by retail and service areas. Design guidelines will acknowledge and address residential uses to the west of Orillia Road. The northern end of the site will include a mix of employment, specialty goods and services and housing that will complement the central campus and reflect a dynamic urban character in its range of retail, residential, hotel, and recreational uses. The architectural scale of the majority of the campus, at buildout, will be three- to six -story structures with both surface and structured parking, with the possibility of heights of up to eight stories in denser, more urban oriented areas. These structures will relate to each other in the context of the landscape, and their design and construction will be coordinated by comprehensive design principles. Development of individual projects will be subject to the City ofTukwila's permit process to ensure a coordinated approach to campus development, including access /circulation, open space and compatibility among uses. La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 1 �6 r,0 i °0111 d I 64p II 4 P Pi 0..T.ty, x117w nUf�l rw tiV{ ri'�da�!� "r�Pq�¢� I L 1lol l ::{,,V' DESIGN PRINCIPLES Design principles are abstract representations of strategies that help guide development for the site. The principles identified in this document grew out of multiple charettes, discussions and meeting between consultants and the Segale family to help define the overall development framework for the Tukwila South property. GATEWAYS The Tukwila South property has an opportunity to highlight its most important points of entry as gateways. These gateways can be functional, symbolic, and memorable aspects for the property. These areas, defined as the yellow circles in the graphic, become the "front porch "for the project. TIJKWILA SOUTH PROJECT MASTER PLAN b Pianta L.LC MAY 2000 CREATINGDISTRICTS Walkability is a key factor in establishing boundaries. There is a national standard for retail malls, which dictates the distance from anchor to anchor should be no more than a 10- minute walk. As represented by the orange circles, each district should be walkable. AMENITY SYSTEMS Amenities such as trails, plazas and open spaces are critical components to a project. Integrating multiple amenities creates "systems" that work together. Developable open space including green areas, hard surfaced urban plazas, street parks, and pocket parks will be incorporated into the project; with pathways and wayfinding systems that help pedestrians navigate throughout the project. The opportunity exists to create trails to allow for runners, walkers and hikers to utilize the hillside's topography. CONNECTIONS The Tukwila South property has an opportunity to plan for future regional transit connections to Seattle Tacoma International Airport and regional mass transit to the north. The cities of Tukwila and SeaTac, the Port of Seattle and Sound Transit have undertaken a feasibility analysis to develop a people mover system from the airport light rail station through Tukwila South to the commuter rail station at the Tukwila TOD. Tukwila should continue to pursue such opportunities. COLLINSWOERMAN HOUSING OPPORTUNITIES The diverse topography, location, views to Mt. Rainier, and market demands allow the Segale property to accommodate a wide variety of housing environments. This range could include a mix of single family and multi family units of low, mid and high -rise structures totaling 1,900 units across the site. LOW —RISE COLLINSWO1;RMAN ;•�I ^�i�f lis'lr;' ��i Locations of dies' hewn .on thls;plan.are conceptual' and will be deterrpined,by madietforces; Structures 1 to 3 stories in height; including for -rent and for -sale units of single family lots, detached townhouses, and flats above retail. Low -rise units would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River. MID —RISE �filbiF�II •�lul�f "t4�'LiY�e�h, Structures 3 to 6 stories In height; including for- rent and for -sale units. Integration with goods and services allow for mid -rise units to Integrate with a mix of uses. For example, possible configuration would Include housing units constructed over retail. I%,li'k�l' ©��'yj�jj�C•4.; 9'i1 461ifJbrl +dY+,5114,1; 2'1rV Y�j�+u, r q IFI I �N J,•iV �y I F Y I ��J I �I'� i7 1 11, ���ISI)1� H IGH -RISE Structures 6 stories or greater In height; Including for -rent and the project's development. La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 911 Iiil Ifl ihN'IYI,P,II 0%10,6,1006 6 real r!,4 ,4:;U L E�UI NT RETAIL OPPORTUNITIES There are opportunities to attract and accommodate retail users in three diverse marketplaces: 1. Retail as a catalyst for the market. A one of a kind user is just that...one of a kind. There may be only one chance for this user to locate regionally, and this property has the flexibility to meet the needs of an end user that is currently not in the Northwest marketplace. ^rfl'��Y�'v „nvPiMl �av'� "`�d ?�ti�41kP1 I ^r✓ (1jS n iii Locations of uses shown on this planare conceptual., r,d will be derermlr,ed b r,wrket forces. I RETAIL VILLAG The northern end of the site offers the opportunity to create a retail village that includes specialty retail and goods and services to support the proposed uses and the underserved surrounding neighborhoods. The success of the Tukwila Urban Center to the north and the realignment of S 178th Street allow for the retail village to represent the front door for the property. Uses are expected to include a grocery store, drug store, and smaller retailers that will serve the surrounding neighborhoods. 2. Retail as it relates to demand from the market. Current and future demand is for a grocery store anchored village center with a collection of unique and general goods and services, with the ability to grow with market demands. Additionally, large- scale "big- box "area retailers may need more space and would move out of the city otherwise. 4 3iviMtA A retail village on the north end of the site could contain a range of supporting retail, residential, hotel and recreational uses and will also serve as a gateway to the site from theTukwila Urban Center. i TUKWILA SOUTH PROJECT MASTER PLAN Le Pianta 1.1C MAY 2009 3. Retail as amenity for the market. Addressing the demands of other uses within or surrounding the property that are complementary to the Tukwila Urban Center shopping district's. COLLINSWOERMAN RETAIL OPPORTUNITIES (CONTINUED) USES INCLUDE: Bookstores Video Stores Sporting Goods Clothing Stores Hardware Shops Grocery Stores Antiques Art Galleries Jewelers Audio /Video Stores Furniture Stores Toy Stores Coffee Shops Florists Child Care Restaurants Drug Stores Residential Multi- family Representative uses for the retail village, retail district, large -scale retail users, gateway retail and retail center. COLLINSWOERMAN Locations of uses ihown'tin this plan ve and will b by Market forceS:'`'' RETAIL DISTRICT 'w lijlifr' Adjacent to the "retail village; additional uses would allow for a synergistic multi -use environment for multi- family residential units, neighborhood retail, and office uses that are envisioned as a 24/7 urban environment. LARGE -SCALE RETAIL USERS 4 National retailers not currently In the local marketplace or relocation of existing large -scale retailers looking for expansion opportunities. Additional smaller users and service users may be in this area. Financial institutions Service Businesses Print Shops Real Estate Offices Travel Agencies Gas Stations Big Box Retail Medical /Dental Offices Leisure Entertainment Game Arcades Residential Units Movie Theaters Office Museum Studios (Art, Photography) Bowling Alley Pool Hall Music Night Club Sports Exercise Club Restaurants aN�¢li'i�li�i« gliwli GATEWAY RETAIL ATORILLIA RD 5 200TH ST The Intersection of Orlllia Road and 5 200th Street allows for the opportunity to create a retail gateway for the property due to the high visibility along Orlllia Road. RETAIL CENTER AT 5 200TH SOUTHCENTER PARKWAY The Intersection of the realignment of Southcenter Parkway and 5 200th Street allows for the opportunity to create a retail center that could serve the surrounding campus office uses. �`��i'41II III ,wYU NIa44uIlCillAtp trytb 17115 r- �,Pr,'E7 EI ,1rYlli IVrI 'i,iul �iq�li lw :1)i( tirnw 0 +1 rTiI� "�I 1 1 1 h Itdtf..l'U F Olt tk 4 ti61 �irh ;�4waLa Ifital La Planta LLC TUKWILA SOUTI -I PROJECT MASTER PLAN MAY 2509 �•Iy�'4 I 'l lVl l h iilS)I'� �al' l ,tl r,, �,,•114�1 ai REGIONAL EMPLOYMENT OPPORTUNITIES Numerous areas on the site could accommodate national and international companies specializing in emerging technology industries drawn to a campus setting with expansion potential; a range of supporting retail, residential, hotel and recreational uses; adjacent amenities; close proximity to Sea-Tac airport; and direct access to the regional transportation infrastructure network (I -5,1 -405, and SR 167) and multi -modal transportation options. Given its location adjacent to the Green River and the Tukwila Urban Center and its prominent Mt. Rainier views, the site offers such users the potential for a truly distinctive "signature" property. Loc tIon5 of usesshown nn this plan are conrepNal an Wi ll.be "determined'by'm,'rket forces. "To create a campus, there must be a cohesive environment, appropriate building placements that frame organized open spaces, logical pedestrian circulation to the core of the campus and simplified vehicular circulation. Access to amenities (restaurants, hotels, retail, etc.) that are close to the workplace allow for employees to shop during lunch hours or breaks without a car.This also allows employees to collaborate with other team members within the campus, as opposed to accessing their cars, which can be inconvenient; to interact with other parts of their business. Another consideration in the development of campuses is the regulation of the overall look of structures. Design standards allow for similar construction of residential, retail, or office buildings.The buildings will be uniform In their quality of design, construction, and material so that the development Is cohesive in nature:' (Source: Mike Sheridan, "Urbanizing the Campus Urban Land institute, Nov /Dec 2001) TUKWILA SOUTH PROJECT MASTER PLAN i.a Pinta LLC MAY 2000 USES INCLUDE: Professional Office Research Development Hotels Day Care Facilities Parking Facilities Administrative Conference Convention Space Medical and Dental Offices Residential Units Flex -Tech Retail Restaurants Health Care Services Government Services Light Manufacturing Uses Service Commercial Business Services Representative uses for this district lu�ll ^'.r`(u'lisr "•I.,,i'f);a,t�;l�l y i'.1. y k'•I COLLINSWOERMAN SHORELINE USES NOR a'rn W {)JY :n; nmllXJinrttm ,liiafi Mbnfinaa44I' 7 ,;0 rat ,,,,,,,,a ;n ,,,,i,,n• +ur; nil a9'or r;c�nrmPUhani�nUl 200' Uabnn E elronrns nC 100' 60 40' High lmpodt EnciMnnhanf LOW inggy:1. Rtrar Emir mart. Emrkvnmant yp. The Tukwila South property's eastern edge is formed by the Green River, from 5 180th Street along the north end, to 5 200th Street on the south end. Development within 200 feet along the Green River is regulated by the following shoreline regulations: RIVER ENVIRONMENT :THE AREA BETWEEN THE MEAN HIGH WATER MARK AND THE LOW IMPACT ENVIRONMENT, HAVING THE MOST ENVIRONMENTALLY PROTECTIVE LAND USE REGULATIONS The river environment will contain no uses or structures other than the following: public and /or private trails; recreation amenities such as benches, tables, viewpoints, and picnic shelters (not to exceed 15 feet in height); support facilities for pollution control such as runoff ponds and filter systems, provided they are at or below grade; information and direction signs; diking for bank stabilization, erosion control, and flood control purposes; bridges, fire lanes and dike maintenance roads; plaza connectors between buildings and dikes (not exceeding the height of the dike). The uses within the river environment will provide access and enhance pedestrian access along the river. LOW IMPACT ENVIRONMENT: THE AREA BETWEEN THE RIVER ENVIRONMENT AND 100 FEET FROM THE MEAN HIGH WATER MARK Uses in the underlying zoning district will be allowed; however, structures will not exceed 35' in height unless a variance is granted. HIGH IMPACT ENVIRONMENT: THE AREA BETWEEN 100 FEET AND 200 FEET FROM THE MEAN HIGH WATER MARK HAVING THE LEAST ENVIRONMENTALLY PROTECTIVE LAND USE REGULATION All uses allowed in the underlying zoning district will be allowed within the high impact environment. COLLINSWOERMAN Gnren 62NAC ?4IA W (w .*4YWMYN ,tl 1'i2N(IC�rrJ N F Iv. R) 044 04 Fi'llA ✓AWii4'•f'? rt ii �' "r l, I,tin P a it �u1? naV .,r+k Vd•l i 0' 25' 50' tom; m La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 200n TUKWILA SOUTH PROJECT MASTER PLAN La Pianta L.LC MAY 2009 This page intentionally left blank. COLLINSWOERMAN COLLINSWOCIIMAN NATURAL ENVIRONMENT La Pianta LL.0 TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 NIATURAL ENVIRONMENT INTRODUCTION The Tukwila South property is defined by a steep hillside to the west and the Green River to the east. Concentrated wetland areas and agricultural ditches are found throughout the property's valley floor. Due to the space constraints set by the hillside and the Green River, some of the wetlands and ditches will be impacted in order to achieve project objectives. Due to these impacts, this section summarizes the proposed enhancements and open space network for the property. OPEN SPACE NETWORK The concentrated area of pasture wetland will be protected and enhanced, in combination with improving the associated ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby "flood-flow refuge "fish habitat within the Green River channel. Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat- limiting for fish and a variety of wildlife. The Master Plan will provide for the re- creation of these valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. If residential uses occur on the site, neighborhood parks or access to existing parks in the area will be provided. Existing Johnson Ditch, looking west COLLINSWOERMAN Existing agricultural uses along 5 204th Street, looking northeast Existing agricultural uses along the Green River, looking south Over Envlronm ee aII Natura ent.Erihan'' ts',(Open, Work with the City ofTukwila to build create a pedestrian bridge from the property to Briscoe Park and the Green River Trail network. Enhancement of Johnson Creek into a fish friendly tributary connected to the Green River Creation of back -water fish habitat in the Green River %Ern Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin Preservation of approximately 50 -60 acres of hillside along the western valley wall HILLSIDE Portions of the hillside on the north end of the property will be graded and re- landscaped to accommodate the relocation of 5 178th Street and to provide fill material for the project. On the south end of the site, north of S 200th Street, it is expected that portions of the hillside will be graded to accommodate development. Special design consideration will be covered within the design guidelines for this area. Le Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 111,7,131.1 Q ,31� 11 i;1, SENSITIVE: AREA MASTER PLAN The Tukwila South Project Sensitive Area Master Plan Overlay (SAMP) will result in greater environmental benefits than could be achieved under standard TMC Sensitive Areas Ordinance (SAO) provisions. The Tukwila South project site is uniquely suited to provide substantial local and regional habitat benefits. The site contains Johnson Ditch, a degraded tributary to the Green River, that could be restored to functioning fish habitat. Johnson Ditch is adjacent to over 30 acres of poor- quality wetlands now in cropland production that could be rehabilitated as habitat. The project is adjacent to the Green River where it is confined within levees that have eliminated most off channel habitat necessary for anadromous salmon, affording an opportunity to create this type of habitat, which regional Green River studies have identified as a high priority for salmon population restoration. The purpose of theTukwila SAO under TMC 18.45.010 is to protect the environment, human life, and property; to designate and classify ecologically sensitive and hazardous areas and protect these areas and their functions and values; and to allow for reasonable use of public and private property. By using the Master Plan provisions of the SAO, theTukwila South project developed a proposal consistent with project function and needs, substantially enhancing regional fisheries and wetland functions, and preserving water quality. The net gain in environmental benefits using the SAMP is far greater from both within -site and regional habitat benefits than could be achieved using standard TMC SAO provisions. TUKWII.A SOUTH PROJECT MASTER PLAN b Pianta LLC MAY mnn By focusing on creating a net environmental benefit as promoted by the SAMP Overlay Provisions, rather than on mitigation using like -kind and avoidance measures emphasized by standard TMC SAO requirements, theTukwila South project will convert poor quality agricultural ditches and poor quality agricultural cropland wetlands into higher quality fish habitat and associated wetlands. Rather than avoiding or retaining ditches providing little or no fish access and impairing the quality of water delivered to the Green River, the project will create a out migration holding, summer rearing, winter refuge, and upstream migration holding fish habitat in the Green River. The need for this type of off- channel habitat at this location is recognized by the Green River Habitat Limiting Factors Analysis for Washington Resource Inventory Area (WRIA) 9. Rather than avoiding Johnson Ditch and leaving it and poor quality buffers in place as required under standard TMC SAO provisions, the project will relocate and restore Johnson Creek in a larger channel with greatly enhanced fish passage to the Green River through a fish passable floodgate, further opening up off channel habitat now regionally limiting to anadromous and resident fish in the Green River. The SAMP calls for the project to rehabilitate more than 32 acres of degraded cropland wetlands and connect them in a habitat corridor through the Johnson Creek channel to the Green River. Existing conditions COLLINSWOERM(N FLOOD PRO TECTION Relocation of the flood protection barrier dike from S 195th Street to the southern boundary of the site (approximately 120 to 140 feet north of 5 204th Street) will create contiguous buildable area and allow development of a large -scale campus environment. At its existing location, the flood protection barrier dike precludes development south of the dike due to the infeasibility of obtaining flood insurance. The flood protection barrier dike will be relocated in the initial phase of the project and will provide emergency flood protection to the entire site. It will extend from the Green River levee, across the valley at a corresponding elevation (35 feet). As indicated, the relocated flood protection dike will separate the proposed realigned Johnson Creek and wetland rehabilitation area (described below) from the developed portions of the site, and will provide for continuation of the existing hydrologic support to these areas. 4 COLLINSWOEIIMAN itLbcrt7Cb•:r~'t..44;Db' rfiolfpC .1p Mr!dltrt;(erj, cr r K bHrVM EXIS1'Md G CUr 3TYPJCp>n'� .1y1 S R/4r?E r (NT rr �T IT rvz n, f n. i SSfri Cross section of relocated flood protection barrier dike and relocated Johnson Creek 7.201 Tet 1 The flood protection barrier dike will be relocated In the initial phase of the project and wou d provide emergency flood protection to the entire site. 4� nF r a M1?norrinu I {artll M/m�n tr A*"�rcan" rr II1K i 11 i k", d o A:l i.'yT4 M'SIA.I Plan view of relocated flood protection barrier dike and relocated Johnson Creek La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 it 4 f 1 Ali '111 A� p I�N'ii @><1�114 "1!� �1�i1I ;11)k` \i1Y ll� li rJVIY^ HAABITAT °ROTEC ION The Tukwila South M aster Plan includes a number of activities that have the potential to directly or indirectly affect fish. These include: Extension and expansion of Southcenter Parkway Realignment of S 178th Street Relocation of the existing flood protection barrier dike Cconstructlon of one new stormwater outfall Into the Green River Relocation of a portion of the Green River levee and construction of a new off- channel rearing area for salmonids Relocation and enhancement of Johnson Ditch including a new stream outfall location Filling or culverting of five fish bearing agricultural ditches Mass grading to increase site elevations Section 18.45.160 of the Tukwila Municipal Code (TMC) provides an alternative method for preservation of existing individual wetlands, watercourses, and their buffers in situations where a master plan for alteration and mitigation would result in improvements to water quality, fish and wildlife habitat, and hydrology beyond those that would occur through strict application of the provisions of the TMC. The proponent for the Tukwila South project will develop the site and mitigate environmental impacts under a Sensitive Areas Master Plan (SAMP) as allowed by the TMC. TUKWILA SOUTH PROJECT MASTER PLAN La Planta LLC MAY 20011 WATER QUALITY The construction and developed conditions water quality evaluation concluded there is a reasonable expectation of preserving or slightly enhancing most aspects of water quality important to fish habitat. The quality improvements are expected from enhanced riparian functions and reduced agricultural chemical use. While fecal coliform and zinc concentrations may increase slightly, coliforms do not affect fish habitat quality, and Wl y�K .�1 �714�MNfl 1 1 1 1 11 1 IM ECTiol, Green River Habitat Creation Area (Cross Section) A a COLLWSWOERMAN COLLINSWOERMAN INFRASTRUCTURE 'WING La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 INFRASTRUCTURE INTRODUCTION The Infrastructure Development Phase is expected to take three years (currently projected for the year 2006 -2008 time period), and will include the following elements: Implementation of a mass grading program to construct the major infrastructure elements The extension and expansion of Southcenter P along the base of the western hillside through area Realignment of 5 178t Street to intersect with Segale Park Drive C Installation of sanitary sewer, water, and other utilities within Southcenter Parkway Relocation of the existing flood protection barrier dike from S 196th Street to the southern boundary of the site (north of S 204th Street) establish site grades and arkway in a new alignment the Tukwila South planning Southcenter Parkway at Installation of a temporary construction stormwater management system, including a polymer treatment system for stormwater runoff Installation of a comprehensive permanent stormwater control and water quality system for the entire site, including two new stormwater outfalis into the Green River Implementation of a natural resource mitigation plan, of which the primary features include: creation of an off channel habitat restoration area adjacent to the Green River; rehabilitation of a wetland complex associated with tributary drainage to the Green River; and restoration of Johnson Ditch into a fish- friendly tributary connected with the Green River It may be necessary in the future to relocate an existing fire station closer to the project, or within the property. SOUTHCENTER PARKWAY S 178TH STREET REALIGNMENT The location of the expanded Southcenter Parkway is a critical element of the Master Plan. The goal is to move the new alignment toward the toe of the eastern hillside. This creates the largest contiguous parcels for development, and allows travellers on Southcenter Parkway to not only experience the development, but the hillside as an amenity and open space. This location for the high capacity boulevard also allows space for a secondary road system that will create additional transportation capacity as the project develops. S 178th Street will be realigned for better east- west circulation and enhanced safety. COLLINSWOERMAN ��i�nel +1 hl�iJl 4li 4i,1 „I,illi'1{ b1,1 'lidllir.' GRADING PLAN The Tukwila South Master Plan proposes to establish site grades as part of an overall mass earthwork program at the outset development will have begun. The extension and realignment of Southcenter Parkway will be finished, mitigation for environmental impacts will have been constructed, and all of the stormwater detention and water quality infrastructure will be in place. La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 TUKWILA SOUTH PROJECT NIASTER PLAN La Pianta LLC WV 2000 This page intentionally left blank. COLLINSWOERMAN C DEVELOPMENT PHASING La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 THE STARTING POINT The Tukwila South project has the opportunity to transition the property from an agricultural and industrial property to an urban destination that will attract users and visitors beyond those who live and /or work there. The synergistic mix of uses and the full range of planned activities will allow the Segale family to build a community over time. While we believe this property will develop in phases, the market may require that development occur in multiple locations at the same time. This is why the commitment was made to develop the infrastructure first. This will allow the property to address the total market from Day One. COLLINSWOI?RMAN �khmat'ISnMk Locatlons.of uses 316■n on thls'plan are conceptual andwlll ,bedewrmined THE STARTING POINT PHASE 1 Due to the proximity of the Tukwila Urban Center, current market demands indicate a need for neighborhood oriented retail. It is likely the first phase of development would occur on the north and central portions of the property. THE NEXT STEP PHASE 2 Expansion and market demands will allow the campus environment to expand to the south toward S 200th Street. � i(uf4i'if u gifh 16,tl I�Ip.i, �ul�tiPjr,, Conceptual Phase 1 Development Program 200,000 sf Retail Grocery Store -Drug Store Restaurants Dry Cleaners Deli Neighborhood Services 200 Residential Units Up to 250,000 sf Office and Research Development THE FINAL STEP PHASE 3 Due to the existing uses within the Segale Business Park, it is likely this area would be the last to redevelop. La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY MA TUKWILA SOUTH PROJECT MASTER PLAN La Pianta LLC MAY 200) This page intentionally left blank. COLLINSWOBRMAN COLLINSWOERMAN APPENDIX La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 200 !i PR I. S R ND BACKGROUND The Segale family has been systematically assembling this parcel for more than 50 years. While there have been discussions about development and markets that could have filled the property with many of the retail and industrial uses common to this part of the valley, the and has yet to see its first significant development. Due to the fact the Segale family has entered into the entitlement process and is prepared to build this unique regional asset, the City of Tukwila and the Segale family share in the opportunity to shepherd its development. Both parties also share in the responsibility to meet the site's full potential as an exciting and robust new regional employment center. Outlined below are the site's context elements that, taken together, create a glimpse of that potential: Heritage of the Segale family: The family has lived on the property for three generations and has assembled the property over the last 50 years. Heritage of the Green River Valley: The Kent Valley has long drawn institutional real estate investors in industrial and large retail developments. The new kinds of developmentTukwila South introduces to the valley will benefit from the same advantages (outlined below) that have contributed to the success of the area's traditional uses. Natural beauty: With commanding views of Mt. Rainier from the property's mile -long hillside as well as views of the Green River and sweeping vistas of greenery, Tukwila South offers wonderful opportunities for amenities and recreation. Puget Sound and Northwest traditions: The region's pioneering culture is nationally recognized for its ability to create new industries from scratch as well as reinvent established industries. Tukwila South has the opportunity to further this tradition by establishing a major new employment center based on jobs that create intellectual property. COLLINSWOERMAN Authenticity: Tukwila South must be authentic to its physical and historical context, and to the opportunities that will drive its success. It must reflect the values of the Northwest culture: community, sustainability, diversity, and healthy life- style. Tukwila Urban Center: The regional mall and the surrounding retail uses represent one of four major retail environments in the greater Puget Sound area. Home to in excess of 3 million square feet of goods and services, our neighbor to the north is already considered a regional destination. SeaTac: Within a 5- minute drive, SeaTac International Airport is the largest investment of public transportation infrastructure in five Western states. More than 25 million travellers use SeaTac every year. Adjacency to transportation infrastructure: Located at the crossroads of the state's two busiest interstate highways, Tukwila South offers potential businesses and residents several convenient access points to both 1 -5 and set aside for wetlands protection and enhancement, and stormwater management. Diversity: South King County currently supports one of the region's most economically and socially diverse populations. New jobs, goods and services, housing, and public services will need to address this diverse citizenship and create a welcoming place for all. With this background as our starting point, we have created guiding principles for the Tukwila South Master Plan. It is from these that our development plan has been conceived. La Planta LLC TUI<WILA SOUT -I PROJECT MASTER PLAN MAY 211911 TUKWILA SOUTH PROJECT MASTER PLAN La Pianta LLC MAY 2000 This page intentionally left blank. COLLINSWOERMAN wV sL ooz az /b 6MP GO /.L P d \6�MP \1.1A *IV r1 OMS--I,VM)I?IVrI- l oZ., —1 L IIIh, I A< L 1f0 VO W d�QMS J. l/�Nf1 ?I?I \VMd „L�I�WrI „o J� I �I`1 I,VM)IIVc,� 11111111 Mu 111 ::10111: low all A rita UMW 111 Ira W Q U 0 0 Z F- 0 E a W W cc 0 Z J Jz w a 0 W W co CO W 0 LU8 o LU °az o Q CL�u Z J