HomeMy WebLinkAboutCOW 2013-10-14 Item 4B - Comprehensive Plan - Exhibit D: Chapter 10 Southcenter / Tukwila's Urban CenterCHAPTER TEN
SOUTHCENTER -
TUKWILA'S URBAN CENTER
TUKWILA COMPREHENSIVE PLAN
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SOUTHCENTER -
TUKWILA'S URBAN CENTER
WHAT YOU WILL FIND IN THIS CHAPTER:
• A Vision Statement for the Southcenter area;
• A discussion of regional planning policies for urban centers;
• A discussion of issues to be addressed to ensure that Southcenter achieves the City's Vision; and
• Goals and Policies to guide development in Southcenter.
PURPOSE
Tukwila's Southcenter area is intended to develop as a high- density, regionally oriented, mixed -
use center. In 1995, the Southcenter area was designated as a regional growth center under the
Puget Sound Regional Council's (PSRC) Vision 2040, and as an urban center under the King County
Countywide Planning Policies. The vision for Southcenter is consistent with both documents.
Urban centers are described in the Countywide Planning Policies as areas of concentrated
employment and housing, with direct service by high- capacity transit. They encompass a wide range
of land uses, including retail, recreation, public facilities, parks, residential, and open space. They
encourage the growth of each urban center as a unique, vibrant community that is attractive to live
and work. Centers should support efficient public services including transit, and respond to local
needs and markets for jobs and housing.
In Vision 2040, regional growth centers are intended to be compact areas of high- intensity residential
and employment development, with a mix of land uses including housing, jobs, recreation and
shopping. The designation of regional growth centers is a key element of the regional strategy to
preserve resource lands and protect rural lands from urban -type development by promoting infill
and redevelopment within urban areas to create more compact, walkable, sustainable and transit -
friendly communities. These strategies direct the majority of the region's employment and housing
growth to urban centers in the form of compact, sustainable communities where housing and jobs
are located in a manner that provides for easy mobility and accessibility.
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Urban centers are also given priority by transit providers for fixed -rail transit service and other transit
service and facility improvements. The idea is to help ensure the long -term economic viability and
competitiveness of urban centers in the region as energy costs escalate, congestion increases and
consumer preferences shift.
Tukwila is also designated as a Core City under Vision 2040. Core cities are major cities with
regionally designated growth centers. They are intended to accommodate a significant share of
future growth, contain key hubs for the region's long -range multimodal transportation system, and
are major civic, cultural and employment centers within their counties.
In 2002, Tukwila began creating an urban center plan for the Southcenter area. The Plan focused on
retaining the urban center's competitive edge and economic strength as retail development grows
within the region. At that time, the City recognized that an urban center of regional significance
creates benefits for all of Tukwila.
The City held six public workshops and found that participants supported the following ideas:
1. Making the Southcenter area a more attractive destination for shopping and leisure activities;
2. Relieving critical congestion points, improving circulation, and making alternative modes of
transportation available;
3. Supporting existing businesses and attracting new; and,
4. Creating opportunities for residential development in appropriate areas.
Public investment in key areas will support progress towards the community's vision of enhanced
and diversified economic vitality.
The Southcenter element policies support and expand the qualities of the center that have
generated its economic success.
❖ Land use polices are flexible to support diverse uses.
❖ Urban design policies implement the community's vision, to be achieved through public and
private sector initiative and cooperation.
❖ Site and streetscape policies emphasize accessibility as a key factor, as well as choice in
transportation modes.
These policies will reinforce future competitiveness and will create an urban center that gives identity
to the City.
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ISSUES
Southcenter currently provides regional comparison shopping, major discount shopping, major
facilities for incubator businesses, entertainment, and a full range of professional services. It
includes intensely developed areas such as Westfield Southcenter Mall and Andover Industrial Park,
transportation facilities such as the Sounder commuter rail /Amtrak station, and natural features and
amenities such as Tukwila Pond, Minkler Pond, and the Green River.
Retail uses dominate Southcenter; Westfield Southcenter Mall, in the northwest corner of the center,
is the largest regional shopping mall in the Seattle area. Warehouse uses are more prominent in the
area to the south.
A goal of growth management is to integrate housing, job growth, and services in order to reduce
the need for long commutes, and to keep living and working communities easily accessible to each
other. As a significant employment center, Southcenter already provides jobs to residents and
nearby communities. However, considerable residential development is needed in the urban center
to meet the City's housing targets. The vision for Southcenter includes expanded opportunities for
housing, accommodating the majority of the City's projected housing needs, and addressing the
types of amenities and infrastructure needed to attract quality housing and create a connected,
dynamic urban environment.
Southcenter's future of higher- density growth will take place during and beyond the 20 -year horizon
of the Countywide Policies. While urban centers play an integral role in the regional vision, the County-
wide Policies require the form and function of these centers to be determined at the local level.
VISION STATEMENT
The vision for Southcenter's next 30 -50 years foresees:
❖ a high- density area with housing and regional employment;
❖ walkable, as well as auto - oriented shopping and entertainment districts;
❖ areas of high quality housing near water amenities and within walking distance of the Sounder
commuter rail /Amtrak station and the new bus transit center; and
❖ recreational opportunities for business people, residents, and visitors.
Support for interlinked transit and a pedestrian system to supplement an improved road network are
included in the future; as well as sensitively enhancing the accessibility to the City's natural amenities,
such as Tukwila Pond, Minkler Pond, and the Green River.
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The land use, design and transportation policies of the Southcenter Plan focus on keeping the area's
successful economic engine running. To make Southcenter more competitive and attractive over the
long term, the Plan aims to transition Southcenter into a great place for working, shopping, doing
business, living and playing. Great places contribute to the well -being of people and communities.
An area made up of great places will continue to attract people and maintain economic vitality.
Economic success, in turn, provides the City of Tukwila the fiscal means to continue providing our
community with excellent public services and improvements.
Southcenter, Tukwila's urban center, is currently an economically vibrant, motor vehicle oriented area.
It owes much of its success to a high level of regional accessibility and in the past, a lack of competi-
tion within the region, as well as the 30+ year vision and vigor of its development community.
Achieving the long -range vision of an economically and environmentally sustainable community
is anticipated to be a gradual process. It should be pursued by reinforcing Southcenter's strengths
and increasing its overall attractiveness through a combination of public and private investment.
This would support both new and existing businesses and the continuation of market - sensitive
transitions.
Notable future features of the Southcenter Subarea Plan that will implement the Vision include:
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Improved connection between Westfield Southcenter Mall and Tukwila Pond Park.
A core area of high quality, walkable retail, entertainment, housing, public spaces and
employment creating a memorable destination within the region.
❖ Anchor areas linked by frequent transit service (5 to 10 minute busses or shuttles), enhanced
with public and private pedestrian facilities, and development standards supporting this type
of built environment.
❖ High - quality transit and pedestrian facilities, focusing on creating strong connections between
the Mall and the Sounder commuter rail /Amtrak station.
• Overall improvements to the network of streets, trails, sidewalks, and other infrastructure.
❖ Encouragement of a pedestrian- oriented environment through building and streetscape design
standards and guidelines.
❖ Sub - districts differentiated through uses and development standards.
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Tukwila Pky
Baker Blvd
Strander Blvd
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Figure 10 -1: Tukwila's Urban Center (Southcenter) Boundaries
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SOUTHCENTER'S BOUNDARIES
Northern - Properties south of Interstate 405
Southern -180th Street with some properties on south side of the street
Eastern - The center of the Green River between 180th Street and the southern boundary of
properties which abut the south side of the Strander Boulevard alignment, thence eastward to
the City limits
Western -Toe of west valley wall
GOALS AND POLICIES
The following goals, policies, and strategies reflect the established vision for Southcenter. These
policies will help achieve the desired form and function of Tukwila's urban center over the 30 to 50-
year planning period.
These goals and policies cover the issues of land use, urban development, and transportation
and circulation. They support development and protection of the long -term economic and
environmental sustainability of Southcenter by fostering an attractive and functional environment to
live and recreate, as well as retain its reputation as a good place to work, shop, and do business.
GOAL 10.1 LAND USE
Southcenter will contain an intense, diverse mix of uses, which will evolve over time.
The character and pace of this change will be set by a combination of guidelines,
regulations, incentives, market conditions, and proactive private /public actions which will
reinforce existing strengths and open new opportunities. The desire for a high quality
environment for workers, visitors, and residents will also drive this character transition.
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LAND USE POLICIES
10.1.1 Southcenter Character. Recognize Southcenter as a
regional commercial /industrial area, with opportunities
for high quality, mixed -use transit - oriented
development, including housing, served by a balance
of auto, pedestrian, bicycle and transit facilities. (Figures
10 -2 and 10 -3)
10.1.2 Private and Public Investment. Private and
public investment will be aimed at facilitating and
encouraging overall growth and redevelopment in
Southcenter.
10.1.3 Tukwila Urban Center (Southcenter) "Districts."
Southcenter encompasses a relatively large area
containing a wide variety of uses. To create a more
coherent urban form and enhance the Center's
long -term competitive edge within the region, guide development and change to create
distinct areas, or districts, where the character, forms, types of uses and activities benefit,
complement, and support each other.
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Figure 10 -2: Envisioned High - Density
Development in Tukwila
10.1.4 Tukwila Urban Center (Southcenter) Residential Uses. To preserve Tukwila's existing
residential neighborhoods and to provide a diverse set of housing alternatives and
locations, a large percentage of the City's future housing needs will be accommodated in
the urban center. Residential development is encouraged in proximity to water amenities
or within walking distance of the Sounder commuter rail /Amtrak station or the bus transit
center, subject to design standards and incentives.
Defined building bays to break
up length of building
Flat roofs ornamented
with structural expression
Architectural elements to
create vertical appearance
Less transparent
only at upper stories
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Canopies and overhangs
to shelter pedestrians
Pedestrian-scaled
building
facade
Grond entrance feature dentified
by massing and detailing
Transparent facade —
at ground floor
Figure 10 -3: Envisioned Medium - Density Development in Tukwila
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Implementation Strategies
• Public Amenities Plan.
• Development regulations that allow appropriate building heights, parking, and access within
each district.
• Design guidelines that promote a high - quality urban environment and facilitate a range of
pedestrian activity, where appropriate.
• Coordinate transit service and station improvements with transit providers.
• Utilize flexible zoning regulations to allow uses including residential, retail and light industrial,
where appropriate for each district's purpose.
IN Expand the areas where residential uses are permitted.
• Develop regulations to address setback and lot coverage restrictions that allow for future street
expansions, new streets and other circulation improvements.
• Design Review standards to enforce quality landscape, pedestrian access, and design.
• Develop standards and incentives for providing a variety of different types of open spaces (e.g.,
plazas, parks, public & private) that attract further residential development and, balances out the
increasingly dense environment.
• Use access to transit facilities and amenities to stimulate surrounding residential and mixed use
development.
GOAL 10.2 URBAN DEVELOPMENT
The northern portion of the Southcenter area will contain a central focus area.
Throughout Southcenter, the natural and built environments are attractive, functional,
environmentally sustainable, and distinctive, and support a range of mixed uses
promoting business, shopping, recreation, entertainment, and residential opportunities.
URBAN DEVELOPMENT POLICIES
10.2.1 Natural Environment. Recognize, protect, and enhance the open space network by
augmenting existing parks, enhancing access to passive and active recreation areas
such as Tukwila Pond, Minkler Pond and the Green River; and by improving air and water
quality and preserving natural resources; thereby effectively integrating the natural and
built environments in Southcenter. In addition, recognize that open space amenities are
attractors for a wide range of uses, including housing and office (Figure 10 -4).
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Implementation Strategies
• Seek opportunities for public /private partnerships.
® Look for opportunities for pocket park development.
In Promote the use of shade trees.
I■ During review of proposed public and private projects:
Promote use of indigenous plants.
Promote use of water - saving plants.
Promote use of plants with wildlife habitat value.
• Implement the Master Plan and water quality improvement program for Tukwila Pond Park.
D• Coordinate with Tukwila's Parks and Recreation Department to ensure that the Southcenter area's
parks and open space concepts are integrated into the Parks Plan.
Figure 10 -4:
Envisioned Southcenter
open space amenity
10.2.2 Streets, Streetscape, and Pedestrian Environment. Create a "complete street" network
that establishes a finer grained street grid, reflects the demand and need for motor
vehicles, transit, pedestrians, and bicyclists, and provides a safe, convenient, attractive, and
comfortable pedestrian and bicycling environment. Ensure that street design eliminates
potential conflicts, promotes safety for all modes of travel, and maintains emergency
services response capabilities. Reinforce the different functions of streets by creating
distinct identities for major rights -of -way. (Figure 10 -5)
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Implementation Strategies
• Coordinate with the City Public Works Department to create a Street Network Plan that
establishes a finer grained system of public and private streets and pedestrian corridors for the
Southcenter area, and requires development to share in the cost of providing them.
• Identify and employ mechanisms and incentives by which a finer grid system and public frontage
improvements can be implemented by the Street Network Plan.
• Coordinate with the Public Works Department to prepare an access management plan for the
Southcenter area which requires the consolidation of driveways and access points, wherever
possible
• Update the Street Tree Plan for the Southcenter area (CBD)
• Seek additional funding for construction of the pedestrian bridge over the Green River,
connecting the Mall to the Sounder commuter rail /Amtrak station.
• Continue working with Sound Transit, the City of Renton, and the Union Pacific and Burlington
Northern Railroads to fund and complete the Strander Boulevard connection between the
Sounder commuter rail /Amtrak Station and the City ofTukwila, including the pedestrian -only
underpass beneath the Union Pacific lines.
• Coordinate with land use planning efforts to ensure that improvements in the transportation and
circulation system are parallel with projected growth in the Tukwila Urban Center.
• Develop a Southcenter Streetscape Improvement Plan with distinct identities for major streets
and strategies for pedestrian- oriented improvements and linkages such as new pathways,
arcades, awnings, sidewalk eating areas, and special displays.
Back of sidewalk
r-8.0' >k 7.0'
sidewalk planting
strip I
I� 15.0'
Figure 10 -5: Example of envisioned Southcenter streetscape
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7.5' 6.0' 11.0'
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11.0' 6.0' 7.5'
parking bike travel lane travel lane bike parking
Public Frontage New thoroughfare cross - section
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Figure 10 -6:
Builc
Southcenter Site Development -
ing orientation to street
Figure 10 -7: Site Development -
Pedestrian connections through parking lots
connecting street edge to building entrances
SOUTHCENTER - TUKWILA'S URBAN CENTER
10.2.3 Site Development. Create regulations and
design guidelines that result in high - quality
site design and enjoyable and safe pedestrian
environments, using site design techniques
that include but are not limited to:
• integrating architectural, site design, and
landscape elements.
• supporting motor vehicle, transit service,
and pedestrian traffic by ensuring that
new development and infrastructure are
designed and constructed consistent with
adopted standards and subarea plans.
• using physical and natural elements that
enhance an area's overall aesthetic, including
orienting a building to the street (Figure 10 -6).
• extending the street grid system.
10.2.4 Pedestrian Accessibility. Ensure that pedes-
trians have safe, convenient, and comfortable
paths from adjacent public ways to key build-
ing entrances. This could include utilizing
driveways or internal streets with sidewalks for
access to primary entrances, or by providing
clearly marked pathways through large park-
ing lots from the public sidewalks and from
parked cars to key building entrances. There
should be minimum interruption to the pedes-
trian pathway by driveways and other vehicu-
lar conflicts (Figure 10 -7).
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Figure 10 -8: Landscaping in parking areas
SOUTHCENTER - TUKWILA'S URBAN CENTER
Implementation Strategies
• Develop design standards for parking lots
that encourage walking to, from and between
properties.
10.2.5 Siting and orientation of buildings and parking
lots should create an environment that is
conducive to walking in the northern part
of the Southcenter area, particularly in the
area between the Mall, the bus transit center,
Tukwila Pond, and the Sounder commuter rail/
Amtrak station.
Implementation Strategies
• Over the short to midterm, focus public and private
investments and regulations on properties fronting
Baker Boulevard between the Mall and the Sounder
station.
10.2.6 Require interior vehicular connection between
adjacent parking areas wherever possible.
10.2.7 Development standards will consider the
needs of land owners, developers, businesses,
and the community.
10.2.8 Parking. Ensure an adequate supply of
parking for visitors, employees, residents
and customers. Provide a variety of flexible
regulations, strategies and programs to meet
parking demands. On -going needs will also
be assessed to ensure appropriate parking
requirements and to encourage efficient
and effective use of land in parking design
(Figure 10 -8).
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Implementation Strategies
• Conduct a public parking structure feasibility study, including siting, potential funding sources
and mechanisms.
• Investigate alternative parking strategies such as shared parking, etc.
• Look for opportunities for on- street parking in areas planned for higher pedestrian activity,
particularly in the TOD District
• Develop appropriate standards and guidelines for parking design and layout to support the type
of development envisioned in each of Southcenter's districts.
• Factor pedestrian safety and convenience into parking lot design standards. Require safe and
direct pedestrian connections from sidewalks to building entrances.
• Continue Commute Trip Reduction Programs and other Transportation Demand Management
Programs. Incorporate the Growth Transportation Efficiency Center (GTEC) into transportation
and land use planning in Southcenter.
10.2.9 Building Design. Promote high quality architecture in Southcenter, with attention to
standards and guidelines that:
• Promote an appropriate display of scale and proportion;
• Give special attention to developing pedestrian- oriented features and streetfront
activity areas such as ground floor windows, modulated building facades, and rich
details in material and signage;
• Provide quality landscape treatment that emphasizes shade trees;
• Provide an appropriate relationship to adjacent sites and features and;
• Encourage overall building quality, and sensitivity to, and respect for, the area's
important natural amenities such as the Green River and Tukwila Pond.
• Include property owners in developing urban design guidelines to ensure that
the intent of this policy is met.
10.2.10 Signage. Develop a directional sign program to aid pedestrians, bicyclists, and motorists
in wayfinding through Southcenter.
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Implementation Strategies
• Identify appropriate design guidelines and locations for directional signage for shopping,
access to amenities and leisure activities, in order to alleviate congestion in key corridors and
intersections
10.2.11 Work collaboratively with Southcenter property owners, businesses, and community
members to implement the vision for Southcenter, assess the potential to catalyze
development in the Southcenter area, and form an economic redevelopment strategy.
Implementation Strategies
• Establish a lead redevelopment entity on the public side to coordinate implementation of an
urban center redevelopment strategy and provide it with people, resources and tools to succeed.
• Rebrand urban center districts to take advantage of assets, location, and character, and reinforce
land use concepts so that the image of Tukwila is refreshed.
• Improve infrastructure through the Capital Improvement Plan that reflects Southcenter policies
• Create a public sector redevelopment tool kit that offers developers assistance in achieving the
community's goals for the Southcenter area.
• Prepare and implement a redevelopment strategy.
• Identify projects necessary to catalyze economic development and give them high priority for
funding when considering public investment in the Urban Center.
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RELATED INFORMATION
Vision 2040
King County Countywide Planning Policies
Tukwila Strategic Plan
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