HomeMy WebLinkAboutReg 2009-06-01 Item 6D.2 - Ordinance - Adopt Tukwila South Master Plan
COUNCIL AGENDA SYNOPSIS
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ITEM INFORMATION
C-\S NUi\lHl':R: nq- 0(0"\ IORIGINALAGEND,\ Dxn.:: MAY 26,2009
A( ;I':ND.\ ITEi\-1 TITLE An ordinance adopting by reference the Tukwila South Master Plan.
C\TU;(lR\' [;g] DiJmJJion o lVIotion o ReJOlution [;g] Ordinance o Bid Award [;g] Public Heming o Other
Mtg Date 5/26/09 il-Itg Date Mtg Date Mtg Date 06/01/09 Mtg Date Mtg Date OS/26/09 iHtg Date
SP( )NS( lR o Coumil [;g] i\1q)'or o Adm SVlJ ODCD o Finance o Fire o Legal OP&R o Police OPW
S)'( )NS( lR'S As part of the Tukwila South Project approval process, adoption of the Tukwila South
SU\r\L\RY 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
I proposals and voted unanimously on a recommendation of approval to City Council at its
I September 29, 2005 meeting. Public hearing on this issue has been scheduled for May 26,
2009.
1\.I-:\-II-:WI]) HY [;g] COW j\ftg. o CA&P Cmte o F&S Cmte o Transportation Cmte
o Utilities Cmte o Arts Comm. o Parks Comm. o Planning Comm.
D~-\TE: OS/26/09
RECOlVIMENDATIONS:
SPONsoRjADi\IIN. Mayor's Office recommends approval
o ) i\fi\-IITl'E 1 ~
COST IMPACT I FUND SOURCE
EXPI.:NDrTU1ZI': RE(-2 U IRED AMOUNT BUDGETED ApPROPRIA TION REQUIRED
$ $ $
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION .
05/26/09 Forward to 06/01/09 Regular Meeting
MTG.DATE ATTACHMENTS
OS/26/09 Informational Memorandum dated OS/26/09 ~ STAFF REPORT L05-041
Draft Ordinance with Exhibit.
06/01/09 Same as above, with ordinance in strike-through/underline format
I
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO:
Mayor Haggerton
City Council
FROM:
Lisa Verner, Mayor's Office
DATE:
May 26, 2009
SUBJECT:
Tukwila South Project: 1) Tukwila South Master Plan, 2) amendments to
Title 18 (Zoning Code), 3) amendments to Title 17 (Binding Site Plan), and
4) amendment to Shoreline Master Plan map
ISSUE
Four actions went before the Planning Commission for review and are now before the City
Council for action. These are related to the Tukwila South Project: 1) Tukwila South Master
Plan (file L05-041), 2) amendments to Title 18, TMC (Zoning Code) (file L05-029A), 3)
amendments to Title 17, TMC (Binding Site Plan) (file L05-029B), and 4) amendment to
Shoreline Master Plan map (L05-030)
BACKGROUND
Staff reports for each of these actions have been prepared and are attached to this
Informational Memorandum. The Planning Commission held four public hearings on
September 29, 2005, reviewed all four proposals and voted unanimously to recommend
approval to City Council.
DISCUSSION
Public hearings on all four issues have been scheduled for May 26, 2009. Deliberations on
these issues, as well as on the Tukwila South Project Development Agreement, have also been
scheduled for the May 26, 2009 Committee of the Whole meeting.
RECOMMENDATION
The Council is being asked to conduct deliberations on these issues after the public hearings at
the May 26, 2009 Committee of the Whole meeting and forward subsequent to the
June 1, 2009 Regular meeting for action.
ATTACHMENTS
Staff Report Regarding Tukwila South Master Plan (file L05-041).
Staff Report Regarding Zoning Code Amendments (file L05-029A).
Staff Report Regarding Amendments to the Subdivision (file L05-029B).
Staff Report Regarding Shoreline Master Plan Map Amendment (L05-030).
Ordinance adopting Tukwila South Master Plan.
Ordinance adopting amendments to Title 18, TMC (Zoning Code).
Ordinance adopting amendments to Title 17, TMC (Binding Site Plan).
Ordinance adopting Shoreline Master Plan map amendment.
STAFF REPORT
TO THE
CITY COUNCIL
REGARDING TUKWILA SOUTH lVIASTER PLAN
PUBLIC HEARING:
May 26, 2009
NOTIFICATION:
Notice ofthe public hearing was published in the newspaper on
May 11,2009. The Notice was mailed to property owners and
occupants within 500 feet of the Tuk\vila South Project boundaries
on May 7, 2009. It was posted at two locations on the Tukwila
South property.
FILE NUMBER:
L05-041
APPLICANT:
Segale Properties (aka La Pianta, LLC)
REQUEST:
Approve the Tukwila South Master Plan consistent with Tukwila
Comprehensive Plan Policy 9.1.3 and associated Implementation
Strategy and Policy 9.1.5
LOCATION:
Generally south of S 178th/S 180th Street, west of the Green River,
north of S 204th Street, and east of OriIlia Road SII-5
SEPA DETERMINATION: Tukwila South Project Draft Environmental Impact Statement
(DEIS) was issued April 5, 2005. The Final EIS was issued on
July 7,2005. An Addendum to the Final EIS was issued on
September 23,2005.
STAFF:
Lisa Vemer
ATTACHMENTS:
Applicant's proposed Tukwila South Master Plan
Staff Report to City Council- Master Plan
L05-041
Page 2
FINDINGS
Description of Request
The applicant requests approval of the proposed Tukwila South Master Plan required by the
Comprehensive Plan for the Tukwila South area.
Background and Site Information
The applicant is proposing the Tukwila South Master Plan in conjunction with it's proposal for
the Tukwila South Project, a mixed-use, master planned development of 10.3 million square feet
in a large-scale, campus setting on approximately 490 contiguous acres. The Tukwila South
Project is generally located south of S 180th Street, west of the Green River, north of S 204th
Street, and east of Orillia Road SII-5. The Tukwila South Master Plan and Tukwila South
Project proposal are described in the Tukwila South Draft and Final EIS.
A copy ofthe proposed Tukwila South Master Plan is included with this notebook. Policy 9.1.3
in the Tukwila South section of the Tukwila Comprehensive Plan "require(s) a master plan prior
to any significant land altering that details full development of the Tukwila South Master Plan
Area infrastructure ... with residential, commercial and light industrial uses and open space
networkareas." This Policy's Implementation Strategy calls for "City Council approval after
Planning Commission review and recommendation of a master plan for the Tukwila South
Master Plan Area." (page 105)
In the Comprehensive Plan, the "Tukwila South Master Plan Area" is "the area generally from
South 180th Street south to the City's annexation boundary at South 204th Street" and is shown in
Figure 20 (page 103) as including the area between the Green River and 1-5 which is currently in
King County. While all ofthis area is within the City's Potential Annexation Area (P AA), only
the part east of Orillia Road S is included in the proposed Tukwila South Master Plan. A map of
property owned or leased by the applicant is included with this notebook. There are several
properties not owned by the applicant which are included in the area to which the proposed
Master Plan would apply. These include property ovmed by Gaco Western, a paint coating
business; Mitchell Moving & Storage; and Schoenbachler Enterprises LLC, a limited liability
company for the Schoenbachler family. King County owns a surface water management pond
located north of South 200th Street and west of the Green River.
Proposed Master Plan
Policies 9.1.3 and 9.1.5 of the Tukwila Comprehensive Land Use Plan specify the desired
content of the Tukwila South Master Plan. A comparison of the applicant's proposed Master
Plan with these policies is shown below. Staff comments are interspersed.
C:\temp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 3
Policy 9.1.3
Require a master plan
prior to any significant
land altering that
details... .
... full development of
the Tukwi/a South
Master Plan Area
infrastructure... .
.... with residential,
commercial and light
industrial uses....
The Master Plan proposes that the site's central infrastructure be built "up front" over
a three-year period (2006-2008). During that period, the following would be
completed (page 18):
. Implement a mass-grading program to establish site grades.
. Extend and expand South center Pkwy in a new alignment.
. Realign S. 178th Street to intersect Southcenter Pkwy at Segale Park Drive
"c. "
. Install sanitary sewer, water and other utilities within Southcenter Pbvy.
. Relocate the existing flood protection barrier dike from S. 196th to the
southern boundary of the site (north ofS. 204th).
. Install a temporary and permanent comprehensive stormwater control system.
. Implement a comprehensive natural resources mitigation plan.
The proposed Master Plan recognizes that "it may be necessary to relocate an existing
fIre station closerto the project, or within the property" (page 18). It also proposes a
future east-west access road connecting Orillia Road to Southcenter Parbvay and
indicates a secondary onsite street system will be developed with features such as
sidewalks and pedestrian signage (page 2).
The proposed Master Plan states that the Segale family has committed "to building
out the site's central infrastructure including temporary and permanent stormwater
and erosion control, mitigation for environmental impacts, mass grading and
relocation ofthe existing flood protection barrier dike as the initial phase" (page 3).
The proposed Master Plan states its intention to provide a "framework" to guide long-
term development of the almost 500-acre site. It proposes between 10 and 14 million
square feet of development, in a combination of campus office and research
environments, and districts that may include retail, residential, hotel and recreational
uses. Table 1 describes the "assumed" range of uses (page 7). These uses could
include 5 to 10 million square feet of office/research/technology space, 1 to 2 million
square feet of goods and services, and 700 to 1900 units of housing (pages I and 7).
The proposed Master Plan states, "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 ofthe various categories of uses shown within the plans
on the following pages are also conceptual and will be determined by market forces"
(page 7).
C:\temp\XPgrpwise\STAFF REPORT FOR COUNClL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 4
The Master Plan emphasizes flexibility, both in the types of uses allowed and their
location. The following illustrate the Master Plan's vision with regard to future land
use:
"At just under 500 acres, Tukwila South could include regional employment,
housing and goods and services" (page 4).
"The project will be multi-use and includes a wide range of businesses instead
of focusing on industrial and retail users. Residential is also being
considered...." (page 4).
"Early-phase uses must ... be carefully chosen to complement each other and
serve as engines for future development (page 4).
"Tukwila South is perfectly situated to bring" aerospace, life sciences,
information technology and trade and logistics jobs to the area (page 4).
". .. flexibility must be maintained throughout the vertical development of the
districts... (page 6).
"The central and southern portion of the site will serve as the campus
development's core, anchored by retail and service areas. The northern end of
the site will include a mi.'\. of employment, specialty goods and services and
housing:.." (page 7).
Housing Opportunities: "... a wide variety of housing environments ... could
include a mix of single-family and multi-family units of low, mid and high-rise
structures ..." "Low-rise units [1-3 stories] would be organized to create
neighborhoods within the hillside and areas that are adjacent to the Green
River." ". . . allow for mid-rise units [3-6 stories] to integrate with a mix of
uses... .possible configuration would include housing units constructed over
retail." "The opportunity exists for high-rise structures, [6 stories or greater]
most likely in the redevelopment of the Segale Business Park in the larter
stages ofthe project's development" (page 9).
Retail opportunities are described with regard to four areas within Tukwila
South. 1) A "Retail Village" at the northern end of the site (generally
adjoining the proposed realigned intersection of Southcenter Parkway, South
l78th and Segale Park Drive "C"). "Uses are expected to include a grocery
store, drug store and smaller retailers that will serve the surrounding
neighborhoods." 2) A Retail District adjacent to the "Retail Village" (generally
replacing the existing Segale Business Park) envisioned as a mixed-use, "24/7
urban environment." 3) "Gateway Retail" at the intersection of Oriilia Road
and S. 200th Street intended to take advantage ofthis intersection's high
visibility. 4) A Retail Center at the intersection of realigned Southcenter
Parkway and S. 200th Street, that could serve the surrounding campus office
uses. It should be noted that locations are considered "conceptual" and the
Master Plan indicates market forces will determine actual locations. The
C:\temp\XPgrpwise\STAFF REPORT FOR COlJNCIL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 5
... and open space
network areas.
The master plan
shall address:
the multiple issues of
hillside, wetland
and watercourse
preservation and
impacts mitigation,
in accordance with
Tukwila policies;
Master Plan also proposes to accommodate large-scale national retailers not
currently in the local marketplace, and large existing area retailers that need
more space not otherwise available in the City. The Plan does not indicate
where such uses might locate. The Master Plan includes a very broad list of
retail and service uses, but does not specify where these uses might locate
(pages 10 and 11).
Emplovment Opportunities. The Master Plan generally identifies three areas
where regional employment opportunities might be accommodated (as with
other uses, the Master Plan indicates market forces will determine actual
locations). A very broad range of uses is listed, including office, R&D, retail,
light manufacturing and residential (page 12).
The proposed Master Plan identifies the following components of an open space
network (page 14):
. Restored wetland area north and south of S. 204th Street (32 acres).
. Relocated and enhanced Johnson Creek (0.34 acres).
. Newly created back-water fish habitat in the Green River (4.5 acres).
. Preservation of a portion of the western hillside (approximately 50-60
acres).
Additionally, the proposed Master Plan indicates "landscaped open spaces, plazas and
courtyards, and a pedestrianlbicycle pathway along the Green River" will be provided
(page 2), and that "buildings will frame open spaces with central plazas and public
gathering spaces" (page 7). "Developable open space including green areas, hard-
surfaced urban plazas, street parks, and pocket parks will be incorporated into the
project..." (page 8).
Hillside... preservation and impact mitigation. "Some modification of the western
hillside will occur, but the majority of the hillside will remain untouched and an
amenity" (page 2). "Portions of the hillside on the north and south ends of the site
will be graded and re-Iandscaped to accommodate the relocation of South 178th Street
and to provide fill material for the project" (pages 2 and 14). The Plan indicates
approximately 50-60 acres of hillside along the western valley wall will be preserved
(page 14).
Wetland and watercourse preservation and impact mitigation. The Tukwila South
Master Plan describes a proposed "Sensitive Area Master Plan" (SAMP), which has
been submitted separately. Together, the Master Plan and the SAMP propose a
comprehensive approach to mitigating impacts to wetlands and watercourses. Key
aspects of the proposed approach include (pages 15 and 17):
* Create a 4.5-acre Green River off-channel habitat restoration area immediatelv
north of the S. 200th St. bridge, and create an improved streambed for Johnson Creek
C:\temp\XPgrpwise\ST AFF REPORT FOR COUNCIL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 6
protection of fish and
wildlife habitat;
appropriate flood
protection and.
shoreline treatment,
in accordance with
Tukwila shoreline
policies and guide-
lines;
and the realignment
of 57th Avenue South
to maximize parcel
size and to coordinate
with the overall
development plan.
(0.34 acres) as mitigation for filling 1.07 acres of existing "agricultural ditch"
(watercourses that have been channelized and otherwise heavily modified over the
years).
* Rehabilitate, restore, enhance and create 32.4 acres of wetlands in the southernmost
portion of the site (north and south of S. 204th St.) as mitigation for:
* Filling 0.90 acres of Type 1 wetland.
* Filling 7.71 acres of Type 2 wetland (five locations of varying sizes), and
* Excavating 0.65 acres of Type 2 wetland.
Staff Comment: It should be noted that proposed modifications to wetlands and
watercourses are subject to approval by state and federal resource agencies.
Discussions with these agencies are ongoing, and their permit decisions may result in
additional mitigation requirements.
The Master Plan focuses on fish habitat protection by identifYing "activities which
have the potential to directly or indirectly affect fish" (page 17). These include
"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," and "filling or culverting of five fish-bearing
agricultural ditches" (page 17). Mitigation thorough implementation of a Sensitive
Areas Master Plan (SAMP) is proposed, as described above.
Flood protection measures are discussed on page 16 and shoreline treatment is
discussed on page 13 of the Master Plan. For flood protection, the existing flood
protection barrier dike at about S 196th Street will be relocated to the "southern
boundary of the site (approximately 120 to 140 feet north of S 204th Street) ... (to)
create contiguous buildable area and allow development of a large-scale campus
environment." (page 16) It is intended to keep flood waters from Howard Hansen
Dam, Johnson Ditch, and the wetland rehabilitation areas from entering the developed
portions of the site.
In the area under Shoreline Master Program jurisdiction (within 200' ofthe Green
River), the Master Plan reflects the language in the Zoning Code spelling out what is
permitted in the River Environment, Low Impact Environment, and High Impact
Environment. (page 13).
The Master Plan says "Southcenter Parkway (S 57th Street) will be expanded and
extended through the site in a new alignment that follows the base of the hillside"
(page 2). It "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." (page 5) The realigned street "creates the largest contiguous parcels for
development, and allows travelers on South center Parkway to not only experience the
development, but the hillside as an amenity and open space." (page 18)
Staff comment: On August 29, 2005 the Tukwila City Council adopted Resolution No.
1585. Section 1 of the Resolution indicates the City's intention to begin acquisition of
property needed to widen Southcenter Parkway in its current alignment within the
existing city limits. Section 3 of the Resolution indicates the City will consider an
alternative alignment if the property owner (cwnntly Schoen bachler, LLC) and
C:\temp\XPgrpwise\ST AFF REPORT FOR COUNCIL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 7
Policy 9.1.5
Incorporate into the
master plan for the
Planned Area
building material,
design, land use, and
other site organiza-
tion review elements
vital to issues of entry
or gateway to the
City and transition to
the farmland district to
the south and low-
density residential
districts to the west
and north.
Review Process
leaseholder (La Pianta, LLC) mutually offer a preferable alternative alignment.
The Master Plan proposes that building design, construction and materials be
coordinated through comprehensive design principles (pages 2 and 7). It indicates
that a "retail village" on the north end of the site will "serve as a gateway to the site
from the Tukwila Urban Center" (pages 7 and 11). A graphic on page 8 identifies
potential locations for gateway features. Among the design, land use and site
organization concepts included in the Master Plan are:
o Uses "grouped in fine-grained, pedestrian-oriented districts" (pages 1 and 4).
o "Building design, construction and materials will be of institutional quality"
(page 2).
o Pedestrian connections will be provided throughout the project (page 5).
o "Buildings will frame open spaces with central plazas and public gathering
spaces" (page 7).
o "The development concept features public and private amenities such as
plazas, landscaped open space areas, and pedestrianfbicycle pathways that
link the campus to adjacent areas" (pages 7 and 8).
Staff comments: A proposed "Tukwila South Overlay District Design lvfanual" has
been developed to implement the concepts described above. It is intended that
adoption of this Design Manual be considered along with consideration of zoning
code amendments under File # L05-029A.
Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission,
which makes a recommendation to the City Council after holding a public hearing and
deliberations. The Planning Commission held a public hearing and took testimony, deliberated,
and made a recommendation to the City Council on September 29, 2005. Now, the City Council
will hold a public hearing and take testimony, consider the Planning Commission
recommendation and make a decision to approve, approve with modifications, or deny the
Master Plan.
STAFF PROPOSED CHANGES
Staff recommends approval of the proposed Tukwila South Master Plan, with the following
changes:
C:\temp\XPgrpwise\ST AFF REPORT FOR CmJNCIL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 8
1. Page 1, first sentence of second paragraph, revise as follows: "With nearly 500 acres of
land under single ownership five minutes from SeaTac Airport......" Staff comment:
Not all of the property is under single ownership. See Exhibit L05-041-1.
2. Page 2, first sentence of third paragraph, revise as follows: "Southcenter Parkway (57th
Avenue South) will be expanded and extended through the site in a new alignment
that follows the base of the hillside; this will provide an improved connection..."
Staff comment: The proposed alignment follows the toe of the slope for only a portion of
its length.
3. Page 2, last sentence of fourth paragraph, revise as follows: "Special design
consideration will be covered within the by residential design guidelines for this area
to be developed and adopted prior to residential development." Staff comment: The
proposed Tukwila South Overlay District Design lvIanual (see File # L05-029A) provides
general guidelines for development within hillside areas (see Section E, Natural
Features). Staff and the applicant are proposing to establish more specific design
guidelines for residential development at a later date.
4. Page 3, second sentence of second paragraph, revise as follows: "At 49-8 approximately
500 acres..."
5. Page 3, first sentence ofthird paragraph, revise as follows: "The Segale family has
been systematically assembling this parcel property within the Tukwila South area
for over 50 years." Staff comment: Not all of the property is under single ownership.
6. Page 4, last sentence of sec_ond paragraph, revise as follows: "This can only occur
because a significant share of the sitel-s is in single ownership." Staff comment: Not
all of the property is under single ownership.
7. Page 6, first sentence offrrst paragraph, revise as follows: "Development must be
strategically phased to successfully transition Tukwila South from an agricultural
and industrial property to an urban destination." Staff comment: This revision
recognizes that a significant portion of the Tukwila South area is currently developed in
industrial uses.
8. Page 7, first sentence offrrst paragraph, revise as follows: "...framework to guide
development of the 498- approximately 500 acre site..."
9. Page 7, frrst sentence of fourth paragraph, revise as follows: "Land uses related to
employment could inelude, for example, research and development, office, light
manufacturing!, limited distribution, and hotel uses." Staff comment: A significant
amount of warehousing/distribution uses would not be consistent with the overall vision
for the Tukwila South area. Also, due to likely changes to state revenue lmvs, having a
large contingent of warehousing/distribution uses could significantly reduce economic
benefits to the community. This issue is addressed by Tukv,lila Comprehensive Land Use
Plan Policy 2.1.10, which contemplates a moratorium or land use change relating to
warehouses if sales tax sourcing rules change.
10. Page 8, second sentence, under heading CONNECTIONS, revise as follows: "There is a
coordinated effort underway by t- 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
C:\temp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan_doc
Staff Report to City Council- Master Plan
L05-041
Page 9
such opportunities." Staff comment: The original language was drafted while the
feasibility analysis was still under way. It has now been completed -While there are
currently no specific follow-up plans, Tukwila should continue to work with interested
property owners and agencies to identify opportunities to provide high capacity transit .
service to Tukwila South.
11. Page 18, second sentence under heading SOUTHCENTER PARKWAY & S 178 TH
STREET REALIGNMENT, revise as follows: "The deeision was made goal is to move
the new alignment as close as possible to toward the toe of the eastern hillside." Staff
comment: The proposed alignment follows the toe of the slope for only a portion of its
extent. While final alignment is not yet resolved, the goal remains to create larger
contiguous development parcels.
12. Page 19, fIrst sentence offrrst paragraph, revise as follows: "The Tukwila South
project has the opportunity to transition the property from an agricultural and
industrial property to an urban destination..." Staff comment: This revision
recognizes that a significant portion of the Tukwila South area is currently developed in
industrial uses.
13. Page 17, fIrst sentence of paragraph following bulleted list, revise as follows: "Section
18.45.KK 18.45.160 of the Tukwila Munieipal Code..." Staff comment: Updated
reference.
CONCLUSIONS
The proposed Tukwila South Master Plan provides a framework for review and approval of
development within the Tukwila South Master Plan area. The Master Plan spells out the vision
and guiding principles for Tukwila South and will be used to guide implementation decisions
within the Tukwila South area. As proposed and with the modifIcations recommended by staff,
the proposed Tukwila South Master Plan is consistent with and will aid in implementation of the
applicable policies of the Tukwila Comprehensive Land Use Plan.
STAFF RECOMMENDATION TO PLANNING COMMISSION
That the Planning Commission recommend approval of the Tukwila South Master Plan, with
staff-proposed changes, to the City Council.
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
That City Council approve the Tukwila South Master Plan, with staff-proposed changes.
ADMINISTRATION RECOMMENDATION TO CITY COUNCIL
That City Council approve the Tukwila South Master Plan, with staff-proposed changes.
C:\temp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan. doc
DRAFT
AN ORDINANCE 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.
l-VHEREAS, 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
l-\lHEREAS, 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 Tu1.,>vila 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 CITY OF TUKvVILA,
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 on the map, which is attached hereto as "Exhibit B."
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
remallUng 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 V\'ithin 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 Tune , 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
PASSED BY THE CITY COUNCIL OF THE CITY OF T1JKVVILA, W ASHL'\JGTON, at a
Regular Meeting thereof this day of ,2009.
A TIEST / AUTHEI\.TTICA TED:
Jim Haggerton, Mayor
Christy O'Flaherty, CMc, City Clerk
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
APPROVED AS TO FORt'v1 BY:
Office of the City Attorney
Attachment Exhibit A - Tukwila South Master Plan
Exhibit B - Tukwila South Master Plan Map
W:\ Word Processing\ Ordinances\ Ta<wila South Master Plan Adopldoc
LV:ksn OS/28/2009
Page 1 of 1
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TUKWlLA. KING COUNTY, WASHINGTON
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