HomeMy WebLinkAboutReg 2011-01-03 Item 5 - Public Hearing - Ordinance Renewing Moratorium on Non-Industrial Uses Within Manufacturing Industrial Center (MIC) COUNCIL AGENDA SYNOPSIS
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1 CAS NUMBER: 11-001 I ORIGINAL AGENDA DATE. JANUARY 3, 2011
A(;I ;NIA.\ I 1'1?ht TITLE Renew moratorium on acceptance /issuance of applications on certain non industrial
uses within the Manufacturing Industrial Center(MIC).
C.\ 1•I ?GORY 1 Discussion Motion 1 1 Resolution Ordinance n Bid Award Public Heanng Other
A1tg Date Mtg Date Mtg Date Mtg Date 01/03/11 Mtg Date Mtg Date 01/03/11 Mtg Date
SPONSOR Council Mayor Adm Svcs DCD Finance Fzre Legal P&R Police PW/
SPONSOR'S Ordinances #2277 (2/15/10) and #2280 (4/5/10) established and modified a six -month
SUMMARY moratorium on accepting applications for certain non industrial uses in the Manufacturing
Industrial Center (MIC). The moratorium was renewed on August 2, 2010 with the
adoption of Ordinance #2300. The moratorium will expire January 25, 2011. Council will
hold a hearing to consider renewing the moratorium for six months to allow staff time to
continue to study the issues pertaining to development in the the MIC.
RI•.\' tl;\X'I?D BY 1 1 COW Mtg. CA &P Cmte n F &S Cmte LI Transportation Cmte
1 1 Utilities Cmte Arts Comm. n Parks Comm. Planning Comm.
DATE:
RECOMMENDATIONS:
SPONSOR /ADMIN. Department of Community Development
COMMITTEE N/A
COST IMPACT FUND SOURCE
ExpI?NDITURE RI:;QUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Continents
MTG. DATE RECORD OF COUNCIL ACTION
01/03/11
MTG. DATE ATTACHMENTS
01/03/11 Informational Memorandum dated December 22, 2010
Tukwila Manufacturing Industrial Center Comprehensive Plan Update Background Report
MIC Study Scope
Ordinance No. 2280, with Findings of Fact
Ordinance in Final Form
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i° C ity of Tukwila
Jim Haggerton, Mayor
190. INFORMATIONAL MEMORANDUM
TO: Mayor Haggerton
Tukwila City Council
FROM: Nora Gierloff, Deputy DCD Director
DATE: December 22, 2010
SUBJECT: Manufacturing Industrial Center Study
ISSUE
The current moratorium on the acceptance and issuance of applications for certain non-
industrial uses within the Manufacturing Industrial Center (MIC) zones will expire soon. Staff
has made progress in its ongoing work plan to study the issues associated with the MIC zone.
The moratorium should be extended in order for staff to have sufficient time to complete its work
plan and report back to the City Council on any potential updates needed to the City's
development regulations.
BACKGROUND
The DCD work plan includes a study and update of Tukwila's Manufacturing Industrial Center
and SEPA Planned Action which was first adopted in 1995. In order to prevent the
establishment of incompatible uses during the duration of the study the Tukwila City Council
adopted Ordinance No. 2277 on February 16, 2010, which declared an emergency and
established a moratorium. The Tukwila City Council amended Ordinance 2277 on April 5, 2010,
with the adoption of Ordinance 2280. At that time staff from the Department of Community
Development presented the City Council a work plan intended to study and address issues with
the City's MIC zones. (Attachment A).
The City Council subsequently extended the moratorium on August 2, 2010, with the adoption of
Ordinance 2300. The current moratorium will expire on January 25, 2011.
As a reminder, the moratorium applies only to establishing NEW non manufacturing uses. New
manufacturing and industrial uses can be established while the moratorium is in effect.
Additionally, those uses that were legally established in the MIC prior to the effective date of the
moratorium are permitted to continue operating and can make any necessary tenant
improvements. The complete list of what uses are subject to the moratorium can be found in
City Council Ordinance No. 2280 which is included in your packet as Attachment C.
DISCUSSION
Manufacturing Industrial Centers are designated areas in which the region aims to preserve and
enhance concentrated manufacturing and industrial activity. To be eligible, a city commits to
discourage incompatible land uses within MIC boundaries. Tukwila's Comprehensive Plan
vision for the MIC supports "existing and future industrial activity to maximize employment and
economic benefits to the people of Tukwila and the region."
The City has periodically received requests to revise its industrial land policies and codes, either
to remove and from industrial designation or to allow a wider range of uses in the
Manufacturing /Industrial Center. With this in mind, staff is currently reviewing information
pertaining to the 965 -acre Manufacturing Industrial Center.
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INFORMATIONAL MEMO
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Staff has completed a detailed background report on the current conditions in the MIC area. The
report entitled, Tukwila Manufacturing Industrial Center Comprehensive Plan Update
Background Report, dated October 2010 is included in your Council packet. The information in
this report will be essential as the City moves forward in studying the myriad of issues in the
MIC zone.
Recent Proiects and Preliminary Issues for consideration:
Tukwila's Manufacturing Industrial Center is a dynamic place. Although some firms have
been in Tukwila for many years, approximately 13% of business licenses are new each
year. This implies that the MIC continues to attract industrial firms.
Boeing Plant #2 will be demolished. Once contaminated soil problems are resolved, a
large amount of industrial property will be available for redevelopment. Will development
be manufacturing or other uses?
Environmental cleanup sites can represent opportunities for redevelopment. The
Aviation High School will be constructed on the former Rhone Poulenc site.
The recent closure of the South Park /116 Avenue Bridge has produced minimal
impacts due to long -term decreases in traffic along East Marginal Way. By contrast, the
private bridge at S. 102 across property belonging to the Boeing Company has
experienced an increase in traffic. This should be monitored.
The Boeing Access Road bridge is deteriorating and needs replacement. If it were to
close suddenly due to a natural disaster or if its operations were restricted, impacts to
traffic would be significant. Grant funds are being sought, but at this point funding is not
available.
There are no current plans for a Tight rail stop at Boeing Access Road, but increased
development could prompt a future change.
Public Involvement:
The public involvement element in the Manufacturing Industrial Center study has begun. The
public is being notified of the Manufacturing Industrial Center study via the City of Tukwila
website, the Hazelnut and the "Tukwila Reporter," with a call for expression of interest in
receiving information and becoming involved. All businesses, property owners and tenants in
and adjacent to the MIC were sent a postcard informing them that study materials were posted
on the city website, and encouraging them to take an online survey. City staff briefed the
Tukwila International Boulevard Action Committee (TIBAC) on the information contained in our
October Report. Staff learned that TIBAC is currently working on and use goals for certain
parts of Tukwila International Boulevard that are located within the MIC area. Staff contacted
business owners via a letter to request their participation in a questionnaire pertaining to their
operations in Tukwila Staff has continued to contact businesses via telephone, and is
conducting interviews either in- person, or via telephone according to the business' preference.
RECOMMENDATION
The Council is being asked to hold a public hearing and approve an ordinance, at the January 3,
2011 Regular Meeting, extending the Moratorium on certain uses in the Manufacturing Industrial
Center for six months to allow further progress on the study of the Manufacturing Industrial
Center and to allow the Planning Commission and the City Council to consider any possible
changes to the City's development regulations within the MIC zone.
ATTACHMENTS
A. Tukwila Manufacturing Industrial Center Comprehensive Plan Update Background Report,
October 2010
B. MIC Study Scope
C Ordinance No. 2280, with Findings of Fact
D. Ordinance in Final Form
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Tukwila Manufacturing Industrial Center
Compre rensive Plan Update
Background Report
October 2010
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Sections:
1. Background
2. Purpose of the Report
3. Regulatory Context
4. City of Tukwila Code and Policy Review
5. Land Use
6. Transportation /Utilities
7. Employment
8. Permitting and Development
9. Preliminary Issues and Opportunities
Attachments:
A. MIC Map (City of Tukwila
B. Land Area by Zone (City of Tukwila)
C. Covered Employment Estimates- 1995 -2010 (Puget Sound Regional
Council)
D. Largest Employers 1990 -2010 (City of Tukwila Business Licenses)
E. Average Wage Estimates -2008 (Puget Sound Regional Council)
F. Summary of Development and Land Use Permit Activity 1990 -2010 (City
of Tukwila)
G. Value of Permits -1990 -2010 (City of Tukwila)
H. MIC Parcel Size
I. MIC Ratio of Building to Land Value
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Section 1: BACKGROUND
Tukwila's Manufacturing /Industrial Center is an important regional center of industrial
activity. It one of four such centers designated in King County. The Manufacturing/ Industrial
Center (MIC) is an area that is meant to preserve and enhance manufacturing and industrial
activity, and the land that allows these activities to operate. Tukwila's MIC is one of the few
remaining concentrations of industrial land in the urban Puget Sound region.
Tukwila's MIC is approximately 966 acres along the Duwamish River, bounded generally by the
City of Seattle on the north, South 125 Street on the south, the BNSF Burlington Northern railway
right -of -way on the east, and the Duwamish River on the west. The MIC is home to over 14,
000 jobs, and provides a significant portion of Tukwila's economic activity, see Attachment A.
City of Tukwila Comprehensive Plan policies establish that the Manufacturing Industrial Center
is intended for industrial activity in order to "maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing the impacts on residential
neighborhoods." The Zoning Code, which implements the Comprehensive Plan's policies,
limits non industrial uses, especially office and retail, which may occur in the MIC, and
reserves the land for industrial activities and some limited support for these uses. New
housing is not permitted.
Section 2: PURPOSE OF THE REPORT
This background report is being undertaken as part of the City's required update of the
Comprehensive Plan. It is a review of the applicable policies and regulations in effect and an
overview of past and present economic and physical conditions. Staff is identifying key issues
that affect industrial businesses and lands in the Manufacturing /industrial Center. Issues wilt
be considered in light of:
1) The Comprehensive Plan's ongoing vision for the MIC that supports "existing and
future industrial activity to maximize employment and economic benefits to the
people of Tukwila and the region," and
2) Periodic requests to allow non industrial uses to locate or expand there.
This information will form a basis for staff's discussions with stakeholders in order to evaluate
whether City of Tukwila actions, such as modifications to existing plans, for example the 1998
MIC Strategic Plan or development codes, are needed to help maintain most effectively the
Manufacturing/ Industrial Center's important industrial land and business resource.
Section 3: REGULATORY CONTEXT
As a significant source of employment and economic activity, Tukwila's Manufacturing
Industrial Center is important not only to the City of Tukwila, but also within the region.
Future land use in the MIC is guided by its designation for continued manufacturing and
industrial activities through the Puget Sound Regional Council's VISION 2040 Plan, King
County's Countywide Planning Policies and Tukwila's Comprehensive Plan, Shoreline
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Management Ptan and devetopment regulations acting in coordination. These policies and
regulations are summarized below.
A. VISION 2040 —Puget Sound Regional Council
The Puget Sound Regional Council (PSRC) is the regional transportation and growth planning
agency for King, Pierce, Snohomish and Kitsap counties. Per Washington's Growth
Management Act, the PSRC is charged with developing ptanning policies for the four county
region. The Puget Sound Regional Council recently adopted VISION 2040, a long -range growth
management, transportation and economic development strategy to accommodate the
additional 1.7 million people and 1.2 million new jobs expected to be in the region by the
year 2040.
The goals of VISION 2040 promote the well -being of people and communities, economic
vitality, and a healthy environment. A central concept of VISION 2040 and its Regional Growth
Strategy is to concentrate housing and job growth into defined areas, called centers. This
includes identifying regional manufacturing /industrial centers as locations for industrial Land
and employment. The Puget Sound Regional Council sets criteria and standards that
determine if a geographic area qualifies as a Manufacturing /industrial Center. In exchange
for accepting growth, a Manufacturing /Industrial Center is meant to receive transportation
benefits and additional funding.
As it developed its Comprehensive Plan in the 1990s, the City of Tukwila sought and received
designation as a Manufacturing /Industrial Center for its primary industrial area located along
the Duwamish /East Marginal Way corridor. The location and number of regional
Manufacturing /Industrial Centers in King County were determined through a joint local and
countywide adoption process. Tukwila's MIC is one of four centers designated in King County.
The Puget Sound Regional Council offers the following definition of a Manufacturing /Industrial
Center, which applies to Tukwila's MIC:
Manufacturing /industrial centers are major, existing regional employment areas of
intense, concentrated manufacturing and industrial land uses which cannot be easily
mixed at higher densities with other uses. To preserve land at these centers for
manufacturing, industry and related uses, large retail uses or nonrelated offices are
discouraged. Provision of adequate public facilities and services, including good access
to the region's transportation system, is very important to the success of
manufacturing /industrial centers.
B. Countywide Planning Policies and Designation of Manufacturing /Industrial Center
As required by the Washington Growth Management Act, King County's Countywide Planning
Policies (CPPs) address growth management issues in King County. They are more specific
than the Puget Sound Regional Council's ViSION 2040. Adopted and ratified by the King
County cities in 1994 and updated periodically, the CPPs provide a countywide vision. They
serve as a framework for each jurisdiction, including Tukwila, to develop its own
comprehensive plan, consistent with the overall vision for the future of King County and the
region.
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King County's Countywide Planning Policies identify four manufacturing /industrial centers,
including Tukwila's Manufacturing Industrial Center (MIC). Within the boundaries of these
centers, policies promote the preservation and aggregation of land parcels for manufacturing
and industrial use and also discourage other uses that are not compatible with manufacturing
and industrial activities. The CPPs identify Manufacturing /Industrial Employment Centers as
key components of the regional economy. CPPs define Manufacturing /Industrial Centers as
areas with a significant amount of manufacturing, industrial, and advanced technology
employment.
Per the CPP's, jurisdictions with Manufacturing /Industrial Centers must have zoning and
detailed plans in place to achieve certain goals by 2010, that include:
a. Preserve and encourage the aggregation of vacant or non manufacturing /industrial
land parcels sized for manufacturing /industrial uses;
b. Discourage land uses which are not compatible with manufacturing, industrial and
advanced technology uses;
c. Accommodate a minimum of 10,000 jobs; and
d. Limit the size of offices and retail unless as an accessory use.
If they meet certain employment levels and employment density, MICs should receive
improved transit service, and help in indentifying and allocating funding for transportation
improvements, and other services.
C. Tukwila Comprehensive Plan —Goals and Policies
The Tukwila Comprehensive (Comp) Plan is a long -range policy plan designed to articulate a
vision of how Tukwila will grow in ways that sustain its citizens' values. The City first adopted
the Comp Plan in 1995 as required by the state Growth Management Act of 1990.
The Comprehensive Plan makes basic policy choices and provides a flexible framework for
adapting to real conditions over time. It sets forth the goals and policies the City uses to
guide future decisions about how much growth Tukwila should plan for and where it should be
located. The Comp Plan also describes in a general way how the City will address the effects
of growth on transportation and other City facilities. It is the basis for zoning and capital
improvements. As conditions change, amendments to the Comprehensive Plan may be
considered, subject to criteria that support the overall benefit of the community.
The City of Tukwila's Comprehensive Plan views the retention of industrial land and activity
as very important to Tukwila's continued wetl- being. It establishes four fundamental
objectives for Tukwila, upon which all goats and policies are based, including to "redevelop
and reinvigorate the industrial uses along East Marginal Way."
Citywide policies that affect the MIC are found in the Economic Development, Natural
Environment and Transportation elements. Policies directly affecting the
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Manufacturing /Industrial Center are concentrated in the Manufacturing /industrial Center
element. This element articulates the following overall goat for the Manufacturing /industrial
Center:
Goal 11.1
Support for existing industrial activities in the Manufacturing /Industrial Center and
development of new industrial activity in order to maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing impacts on residential
neighborhoods.
Policies that support the primary goat include the following:
Support New Development
These policies are designed to take advantage of the development and improvement
opportunities offered by the Manufacturing /industrial Center, and to realize its fult revenue
and employment potential.
11. 1.1 Support the efforts of existing industries to expand and new industrial
businesses to develop in the Manufacturing /Industrial Center by providing them with
economic data, information on available development sites, help in understanding and
getting through the permit processes, and other appropriate assistance.
11.1.2 Assist landowners in remediating site problems caused by contaminated soil.
Simplify Permit Processing
These policies aim at reducing unpredictable permit conditions and permit review time.
o 11.1.3 Develop appropriate permit processes that minimize lengthy public review and
simplify the development permit process, while providing meaningful opportunities
for citizen input and protecting the environment.
11.1.4 Tailor Manufacturing/ Industrial Center shoreline requirements to achieve
consistency between Shoreline and MIC element goals and policies.
Protect the Land Resource
The land in the Manufacturing /Industrial Center must be used effectively to allow it to
generate its potential of high -wage jobs and public revenue.
o 11. 1.5 Allow uses that are commonly associated with manufacturing and industry,
including those directly supporting such activity, such as offices and laboratories,
while limiting unrelated uses.
11.9.6 Develop and designate appropriate zoning, buffers, mitigation and access
opportunities where manufacturing zoning directly abuts or impacts residential zoning
so that MIC uses may operate without significant degradation of the residential
environment.
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Improve Duwamish River Access
The Duwamish River as a natural amenity can be an asset to the industrial community.
e 11. 1.7 Support the Duwamish River becoming a natural feature amenity in the MIC.
1 1. 1.8 Improve public access and use of the west side of the river, protecting owner's
rights to reasonable use and enjoyment, improve employee access to the east side of
the river, and emphasize restoration on both sides of the river.
Improve Transportation Flow
Work with other governmental agencies to address transportation problems.
11.1.9 Reduce reliance on the single- occupancy vehicle for transportation of
employees in and out of the MIC.
Continue Intergovernmental Coordination
Work with other jurisdictions as required to ensure that the economic purpose of the MIC is
futfitted.
11.1.1n Make appropriate adjustments to the houndariec between Tukwila, King
County and Seattle.
11.1.11 Work with other jurisdictions to bring about necessary changes in laws and
regulations and to develop other approaches to solving common problems.
D. Zoning
Tukwila land use regulation is based on the Tukwita Comprehensive Plan, and implemented by
the Tukwila Zoning Code (Tukwila Municipal Code Titte 18), and the Shoreline Master Ptan.
The Manufacturing Industrial Center zoning boundaries are shown in Attachment A.
The Comprehensive Plan and Zoning Code designate alt land in the MIC as either
Manufacturing Industrial Center /Light (TMC 18.36) or Tukwila Manufacturing Center /Heavy
(TMC 18.38), see Attachment B. The purposes of these zones are shown below:
Manufacturing Industrial Center /Licht (MiC /L)
"This district is intended to provide a major emptoyment area containing distributive
light manufacturing and industrial uses and other uses that support those industries.
This district's uses and standards are intended to enhance the redevelopment of the
Duwamish Corridor.
Manufacturing Industrial Center /Heavy (MIC /H)
"This district is...intended to provide a major employment area containing heavy or
bulk manufacturing and industrial uses, distributive and light manufacturing and
industrial uses, and other uses that support those industries. This district's uses and
standards are intended to enhance the redevelopment of the Duwamish Corridor."
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Retail and Office Use in the MIC:
Both Manufacturing Industrial Center /Light (MIC /L) and Manufacturing Industrial
Center /Heavy (MIC /H) allow certain non industrial uses, including retail sates and office.
Each zone treats these uses somewhat differently. Retail activity that is intended to serve
other permitted uses and /or their employees in the immediate area is a conditionat use in
both the MIC /L and MIC /H.
The MIC /L zone allows offices that are smaller than 20,000 square feet as a permitted use.
The MIC /H zone requires that offices be associated with another permitted use, such as an
administrative office for an existing manufacturing facility. The MIC /L zone considers offices
greater than 20,000 square feet as a conditional use. MIC /H allows offices not associated
with a permitted use under specific conditions, subject to set size and Location restrictions.
Residential uses are not permitted in the MIC.
E. Environmental Review Planned Action
In 1998, the City Council adopted a Strategic Implementation Plan for the MIC and an
accompanying Planned Action Environmental Impact Statement that that analyzed anticipated
development alternatives in the MIC area and streamlined SEPA review for development in
that corridor.
The 'Planned Action" option for State Environmental Policy Act (SEPA) review is allowed by
the Washington Growth Management Act in sub areas, such as the MIC, that have an adopted
plan for development. Planned action environmental review is a voluntary process meant to
eliminate unnecessary regulatory barriers, shorten the review process, and provide more
predictable review through development standards. Tukwila has received 44 planned action
requests to date, with 36 approved.
To be eligible for planned action environmental review, proposed projects must meet some
basic qualifications, including:
1) The action is a "permitted use" or "accessory use" located within the MIC /L or MIC /H
zones.
2) The action is:
a. Not an "essential public facility" per RCW 36.707A.200;
b. Not a conditional or unclassified use, in the MIC /L or MIC /H zones;
c. Not a development that extends waterward of the ordinary high water mark;
d. Not a development associated with the 16 Avenue Bridge construction
activities.
F. Shoreline Master Plan and Shoreline Overlay District
The Duwamish River, running through Tukwila and the Manufacturing /Industrial Center, is
designated a Shoreline of Statewide Significance. Land within 200' of the Duwamish River lies
within the shoreline jurisdiction, and is subject to the Shoreline Master Program, in
conformance with the Washington State Shoreline Management Act (Chapter 90.58 RCW) and
its implementing regulations (WAC 173 -26). The Shoreline Master Program (SMP) is intended
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to guide new shoreline development, redevelopment and promote reestablishment of natural
shoreline functions, where possible.
Consistent with the Growth Management Act requirement to integrate the SMP and the
Comprehensive Plan, the City adopted its updated Comprehensive Plan in 1995 and
incorporated the required elements of a SMP into the Comprehensive Plan. Further direction
for implementing the required elements of the SMP is provided through Zoning Code Chapter
18.44 and the design review process.
Over a period of years, the City of Tukwila has been updating its existing SMP, originally
adopted in 1974, as required by state law. The Tukwila City Council adopted a revised SMP in
December, 2009. The SMP is currently under review by the Washington State Department of
Ecology, with final adoption anticipated at a later date. Until final approval is given,
Tukwila's current SMP and Comprehensive Plan policies and development regulations
pertaining to the shoreline area remain in effect. As part of the Master Program update, new
Shoreline Overlay District regulations will be implemented.
The new Master Plan establishes new shoreline environments within the MIC, including High
Intensity Environment north of the turning basin, and Urban Conservancy south of the turning
basin. The Plan addresses a number of issues including shoreline stabilization, protecting
existing and new development from high river flows, and restoring important habitat. Other
important aspects. of the update recommend increasing buffers along the river, increasing
public access opportunities, preserving native vegetation, and removal of invasive plants.
The City's vision for future land use, based on its overall Comprehensive Plan, includes
maintenance and further development of its urban character, particularly its identity as a
regionally significant center for manufacturing, industrial, and commercial development. A
chattenge lies ahead in determining how best to accommodate new and redevelopment near
the shoreline in a manner consistent with both the Comprehensive Plan and the Shoreline
Master Program.
Section 4: City of Tukwila Code and Policy Review
The underlying premise of the MIC update is the affirmation of the area's rote as a focus for
manufacturing and industriat activities, and as an important resource for industriat property.
Through the Comprehensive Plan and development code update and amendment process, the
community considers modifications to Tukwila's Comprehensive Plan and regulations in order
to address changing conditions, new tegat requirements and ongoing work. Some recent
Comprehensive Plan and zoning changes affecting the MIC include:
2010 Significant portions of Tukwita's MIC lie atong the shoreline, and are subject to
the SMP. Recentty adopted Shoreline poticies for the new High Intensity and Urban
Conservancy environments in the MIC call for increased buffer widths for new
construction from 50' to 100.' Buffer reductions will be attowed in exchange for
enhancements to the shoreline environment and for establishing a gentler slope to the
shoreline edge.
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2007 -33 acres were removed from eastern edge of the MIC, in the Manufacturing
Industrial Center /Heavy (MIC /H) zone, and rezoned as Light Industry (LI). The single
owner site is in the vicinity of Boeing Field, generally bounded by East Marginal. Way
South, South Norfolk Street, Airport Way South and Boeing Access Road. The
property also included an additional 29 acres in the City of Seattle. (Ordinances #2185
and #2186)
2003 —The Manufacturing Industrial Center /Heavy (MIC /H) Zoning category was revised
to allow new office developments not associated with other permitted uses, subject to
certain size and location restrictions (Ordinance #2028).
2001 —The Manufacturing Industrial Center /Light (MIC /L) Zoning category was revised
to allow office uses up to 20,000 square feet as a permitted use, and offices over
20,000 as a conditional. use (Ordinance #1954).
Section 5: Land Use
The MIC's physical environment is shaped by the Duwamish River and its shoreline area, along
with the filled upland areas that have been developed for heavy industrial use. The
Duwamish River was channelized and dredged to enable navigation between Elliott Bay and
the turning basin. Beyond the river's steep banks, the land is generally flat.
Approximately 1,174 acres or 25% of all land in Tukwila is zoned for industrial use, see
Attachment B. The majority of industrially -zoned land is located in Tukwila's Manufacturing
Industrial Center.
In 2010, Tukwila's Manufacturing /Industrial Center (MIC) is characterized by light to heavy
manufacturing uses, commercial development that supports industrial activity, storage
facilities, office and service development, and some commercial development along the
major arterials. The area has a pattern of large lot ownership and a mixture of industrial
activity with some vacant or under utilized facilities. This pattern indicates the continued
presence of the Boeing Company, the MIC's major property owner, and the decline of other
heavy industrial companies in the area.
A significant portion of MIC is in governmental use, including the southern third of King County
International Airport which is the second largest property owner in the MIC, the METRO transit
maintenance facility, the US Department of Homeland Security, and the US Postal Service
regional processing facility. Group Health is a large employer, providing warehouse, lab and
service jobs.
The Duwamish River runs through the MIC. The river supports the Muckleshoot Indian Tribe's
salmon fishery, and several water dependent uses. Parks and open space include the
Duwamish Hill Preserve, and several designated public wetland habitats. Several older single-
family residences are Located in the MIC.
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The highly industrialized and modified portion of the Duwamish, including some property in
the MIC, has also been the location of significant discharge of pollutants. This has resulted in
portions of the river being designated as Federal Superfund sites. Remediation, source control
and disposal activities are ongoing throughout the area.
Section 6: Transportation /Utilities
Since the MIC is an established industrial area, a complete infrastructure system has been in
place for many years.
1 -5, SR -599, Tukwila International Boulevard and East Marginal Way provide regional road
access. The Tukwila Comprehensive Plan sets "Level of Service E" as the standard on roads in
the Manufacturing /Industrial Center. East Marginal Way contains sufficient capacity to meet
the MIC's anticipated transportation needs. Pedestrian and bicycle facilities are planned to
supplement transportation infrastructure along East Marginal Way.
The MIC is served by water, sewer and storm drainage area -wide systems that are considered
generally adequate to support buildout. Concurrency standards ensure adequate service and
fair -share participation by properties that had not supported the area -wide system when it
was developed.
Section 7: Employment
The MIC is an important source of direct (property tax) and indirect (sales tax) revenues
received by Tukwila. Tukwila business license records indicate that there are currently 131
businesses located in the Manufacturing /Industrial Center. In 2009, "covered" employment
was approximately 14, 353, more than half of this in the manufacturing sector.
Data from City of Tukwila business licenses and the Puget Sound Regional Council (PSRC)
provide information on employment trends between 1995 and 2009/2010. PSRC data pertain
to positions that are covered by the Washington Unemployment Insurance Act (i.e. "covered
employment. see Attachment C.
Major Employers
o Although there have been variations over the years, total number of jobs in the
MIC, which was 14, 353 in 2009, is virtually the same as in 1995.
o Manufacturing remains the largest employment sector, but it has declined by
40% between 1995 and 2009. Manufacturing shrank from 12,276 in 1995 to 7,337
in 2009, going from 86% of covered employment in the MIC to 51
o Although a smaller factor in employment than manufacturing, the service sector
was responsible for the majority of job growth in the MIC between 1995 and
2009. Service employment, such as health care and software, grew from 339 in
1995 to 2,681 in 2009. Government jobs, such as the US Postal Service and
Homeland Security, also increased.
W: \Long Range Projects \MIC Study \DraftMICBackgroundRpt_doc Page 11 of 14 2 5
26
o Aerospace, including Boeing, represents the largest category of manufacturing.
The decline in aerospace employment from 2000 -04 was much smaller in the
Tukwila MIC than was the case regionally, and the rebound was notably stronger
(thus the concentration of aerospace into MICs). Although aerospace, including
the Boeing Company, had a larger presence in the MIC a couple decades ago,
levels over the past decade appear to be relatively steady or increasing, even in
light of two economic downturns.
o Although its total employment has declined by 19% between 1995 and 2010,
Boeing remains by far the largest single employer and property owner in the MIC
(as reported by Tukwila business licenses.)
o Three large employers, including Boeing, Group Health Cooperative and King
County Metro transit facility provided 90% of jobs in the MIC in 2010, see
Attachment D.
o The MIC has generally avoided incompatible retail expansion, but growth in the
services sector merits further monitoring.
wages
Manufacturing jobs are the best paid in the MIC. In 2008, the average
manufacturing wage ($95,087) was nearly twice that of a job in the service industry
($49,096), see Attachment E.
Section 8: Permitting and Development
Land Use Permits
A total of approximately 200 land use decisions were issued between 1990 and 2010 in the
MIC. Shoreline permits were approximately 15% of the total land use permits, see Attachment
F. Approximately 50% of them were environmental reviews for development that was covered
under SEPA Planned Action review document. Prepared in 1999, the SEPA Planned Action
document anticipated and allowed for environmental impacts of future development by
completing project level environmental review during the time that the MIC Plan was
originally prepared.
Building Permits
Approximately 3000 building, mechanical, electrical and public works permits were issued in
the MIC between 1990 and 2010. Changes in recording permit information over time make it
difficult to draw dear conclusions about trends from the data, but the majority of the
permits were for tenant improvements, mechanical upgrades, and similar improvements.
Approximately 1% of development permits were issued for new construction.
The highest -value permits were for projects involving improvements or new construction for
Boeing Company facilities, the development of internet data centers, new construction for
the Museum of Flight, and the future Raisbeck Aviation High School. The two former types of
W: \Long Range Projects \MIC Study \DraftMlCBackgroundRpt.doc Page 12 of 14
27
28
development are distinctly industrial in nature, white the latter represent cultural and
educational activities that are oriented toward aviation and technology industries, see
Attachment G.
Development Potential
The larger industrial parcels, such as are found in much of the Manufacturing
Industrial Center, are especially suited to traditional industrial use.
The majority of parcels in the MIC are over three acres in area. Approximately 80% of
parcels located north of the Duwamish turning basin are between eight and 116 acres
in size, see Attachment H.
A ratio of improvements to land less than 1 is typical of many industrial uses, such as
warehousing, storage or some manufacturing that require significant amounts of land,
but may have relatively low value buildings.
When the assessed value of improvements is less than the value of the land i.e. with an
improvement to land ratio less than 1, property may be sought for redevelopment,
including change of use from industrial to commercial. Over half of parcels in the MIC
have land values that are higher than the value of buildings or improvements on site,
see Attachment I.
Because industrial land value is typically lower in value than commercial land, there is
constant pressure by non industrial uses to locate in these zones, including the MIC.
There is also periodic interest in rezones.
Section 9: Preliminary Issues and Opportunities
In addition to the information derived from the background report Staff will review industrial
trends and seek information from survey results, public comments and conversations with
stakeholders to determine key issues. Based on the work to date the following issues and
opportunities will be carried forward into the public process for discussion and analysis.
e Tukwila's Manufacturing Industrial Center is a dynamic place. Although some firms
have been in Tukwila for many years, approximately 13% of business licenses are new
each year. This implies that the MIC continues to attract industrial firms.
Boeing Plant #2 will be demolished. Once contaminated soil problems are resolved, a
large amount of industrial property owned by the Boeing Company will be available for
redevelopment.
e The MIC contains several sites with contaminated soils or similar issues. Environmental
cleanup sites can represent both challenges and opportunities for redevelopment. The
Raisbeck Aviation High School will be constructed on the former Rhone Poulenc site.
W: \Long Range Projects \MIC Study \DraftMICBackgroundRPt.doc Page 13 of 14 2 9
30
The recent closure of the South Park /116 Avenue Bridge has produced minimal
impacts due to long -term decreases in traffic along East Marginal Way. By contrast,
the private bridge at S. 102 across private property belonging to the Boeing Company
has experienced an increase in traffic. A replacement for the South Park /116 Avenue
Bridge has recently received full funding. Traffic impacts to the private bridge should
be monitored.
The Boeing Access Road bridge is deteriorating and needs replacement. If it were to
close suddenly due to a natural disaster or if its operations were restricted, impacts to
traffic would be significant. Grant funds are being sought, but at this point funding is
not available.
There are no current plans for a light rail stop at Boeing Access Road, but increased
development could prompt a long -term future change.
Eventual roadway improvements are planned along Tukwila International Boulevard
north to the Duwamish River.
BNSF is seeking and considering alternate means of access to its large -scale regional
center.
W. \long Range Projects \MIC Study \DraftMlCBackgroundRpt.doc Page 14 of 14
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32
Manufacturing /Industrial Center AttachmentA
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sides of the river G
S 130St N
Zonina Designations 1 s 0)—``J P ,e
MIC /H- Manufacturing. Industrial
Center/Heavy Industrial
MIC/L-Manufacturing Industrial Y
Center /Light Industrial 'k 11 I I 1
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34
Attachment B
Industrial Zoning by Land Area
LI, 51 acres
4%
4' HI, 147 acres
13%
I I I
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,1 i' I 1 II It� ",nn^f IPr til�y
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36
Attachment C
COVERED EMPLOYMENT ESTIMATES
1995 -2009
PSRC Covered Employment Estimates, Tukwila Manufacturing- Industrial Center
Year 1 Const/Res 1 FIRE 1 Manufacturing 1 Retail 1 Services 1 WTU 1 Government 1 Education Total
1995 52 18 12,276 217 339 578 760 14,240
2000 200 34 8,795 199 542 925 2,763 13,458
2001 249 S 8,242 390 564 1,083 2,877 13,417
2002 140 15 7,459 388 809 1,107 2,821 12,739
2003 128 32 7,786 238 699 1,096 3,066 13,045
2004 139 7,460 901 1,093 2,799 12,647
2005 173 7,079 890 1,259_ 2,736 12,434
2006 230 31 7,480 324 1,114 1,468 2,417 13,064
2007 259 27 8,005 331 2,969 1,475 2,758 15,824
2008 282 90 7,379 308 2,887 1,365 2,434 14,744
2009 319 132 7,337 317 2,681 1,281 2,286 14,353
Employment has varied by sector, but total employment remained virtually unchanged between
1995 and 2009.
(Covered Employment refers to positions covered by the Washington Unemployment Insurance
Act. The Act exempts the self employed, proprietors and corporate officers, military personnel,
and railroad workers, so those categories are not included.Covered Employment accounts for
approximately 85 -90% of all employment.)
37
38
Attachment D
1990 10 Largest Employers by Number of Employees
1 NAME 1 ST 1 STREET SUITE ZIP EMPLOYEES TOTAL
1 1Kenworth Truck Company 1 88011E MARGINAL WY 1325 1325
124001E MARGINAL WY 1095
2 Security Pacific Bank 10830,E MARGINAL WY 4 1099
3 King County Metro
1121001E MARGINAL WY 729 791
1 11911 1E MARGINAL WY 62
4 Earle M. Jorgensen Co. 1 85311E MARGINAL WY 470 470
5 Pony Express Courier Corp. 1110041E MARGINAL WY 5 190 190
6 Rhone Poulenc, Inc. 1 92291E MARGINAL WY 1 68 68
7 Burlington Northern Railroad 112400151ST PL S 1 65 65
8 Yellow Freight System 1112311E MARGINAL WY 1 50 50
9 Janco United, Inc. 1108381E MARGINAL WY S 40 40
10 ACI Glass Products 1 32251S 116TH ST 1 #133 35 35
1995 10 Largest Employers by Number of Employees
1 NAME 1 ST# 1 STREET SUITE) ZIP EMPLOYEES' TOTAL
1 97251E MARGINAL WY 198108 -3310 4318
1 77551E MARGINAL WY 198108 -7605 1201
341715 120TH PL 198168 -3321 573
87011E MARGINAL WY 98108 -4681 230
1 Boeing Co. 90101E MARGINAL WY 98108 -4022 163 6582
1107001W MARGINAL PL S 98168 60
1 86201E MARGINAL WY 98108 -3319 26
1105001W MARGINAL PL S 98168 11
2 1Kenworth Truck Company 88011E MARGINAL WY 98108 -4045 10221 1022
121001E MARGINAL WY S 98168 -2580 571
3 King County Metro 641
119111E MARGINAL WY 98168 -2597 70
4 Associated Grocers, Inc. 104301E MARGINAL WY S 98188 450 450
5 Jorgensen Forge Co. 85311E MARGINAL WY 98108 -4018 153 153
6 Group Health Cooperative 124001E MARGINAL WY S 98168 -2559 130 130
7 Eagle Systems, Inc. 12400151ST PL S 98178 -3436 113 113
8 Museum of Flight 94041E MARGINAL WY S 98108 -4097 84 84
9 Yellow Freight System 112311E MARGINAL WY S 98168 -1953 78 78
10 Innova Corporation 33251S 116TH ST #161 98168 -1974 681 68
39
40
Attachment D
I 2000 10 Largest Employers by Number of Employees
1 NAME 1 ST# STREET SUITE ZIP EMPLOYEES 1 TOTAL
9725E MARGINAL WY 198108 -3310 42361
7755 E MARGINAL WY 198108 -7605 25291
1 8701 E MARGINAL WY 198108 -4681 7341
1 Boeing Co. 3417 S 120TH PL 198168 -3321 741 7635
8123 E MARGINAL WY 198108 -4010 50
10500 W MARGINAL PL S 98168 -1834 7
8620 E MARGINAL WY S 98108 -3319 5
12100E MARGINAL WY 98168 -2580 700
2 King County Metro 12200 E MARGINAL WY 98168 -2598 115 867
11911 E MARGINAL WY S 98168 -2597 52
3 1 Kenworth Truck Company 8801 E MARGINAL WY S 98108 -4045 600 600
4 !Associated Grocers, Inc. 10430 E MARGINAL WY S 1 98168 -1887 200 200
5'Digital Microwave 3325 S 116TH ST 1 #161 98168 -1974 158 158
6'Jorgensen Forge Co. 8531 E MARGINAL WY S 1 98108 -4018 150 150
7' Museum of Flight 9404 E MARGINAL WY 1 98108 -4097 121 121
8 Group Health Cooperative 12400 E MARGINAL WY S 1 98168 -2559 110 110
9 Sea -Tac Ford Truck Sales 11000 TUKWILA INTL BLVD 1 98168 -1998 88 88
101Business Interiors NW Svcs 10838 E MARGINAL WY S 1 98168 -19901 77 77
2005 10 Largest Employers by Number of Employees
1 NAME 1 ST 1 STREET SUITE' ZIP EMPLOYEES 1 TOTAL
I 97251E MARGINAL WY 198108 -33101 4489
1 Boeing Co. 1 77551E MARGINAL WY 198108 -76051 2827
1 87011E MARGINAL WY 198108-46811 4971 7828
1105001W MARGINAL PL S 198168 -18341 151
1 124001E MARGINAL WY S 198168 -25591 705
2 Group Health Cooperative 1 124011E MARGINAL WY S 198168 -25591 400 1400
1125011E MARGINAL WY S 198168 -25591 295
1121001E MARGINAL WY 198168 -25801 559
3 King County Metro 122001E MARGINAL WY S 198168 -25981 105 739
119111E MARGINAL WY S 198168 -2597 75
4'Associated Grocers, Inc. 104301E MARGINAL WY 198168 -1887 204 204
5'Free Clear, Inc. 12401 E MARGINAL WY 198168 -25581 200 200
61Homeland Security, Dept. of 12500 TUKWILA INTL BLVD 198168 -25061 2001 200
7 !Museum of Flight 94041E MARGINAL WY 198108 -40971 1851 185
8'Jorgensen Forge Corporation 8531) E MARGINAL WY 198108 -40181 1551 155
9 !McCormick Schmick's Cater. 94041E MARGINAL WY S 198108 -40971 1351 135
101 Diebold, Inc. 1 331515116TH ST #149198168 -19801 90' 90
41
42
Attachment D
2010 10 Largest Employers by Number of Employees
NAME 1 ST 1 STREET SUITE ZIP EMPLOYEES 1 TOTAL
1 97251E MARGINAL WY 98108 -3310 41951
1 Boeing Co. 1 77551E MARGINAL WY 98108 -7605 600 5350
1 87011E MARGINAL WY 98108 -4681 555
1124001E MARGINAL WY 5 98168 -2559 11921
2 Group Health Cooperative 124011E MARGINAL WY S 98168 -2559 420 1987
125011E MARGINAL WY 98168 -2559 372
124001E MARGINAL WY 98168 -2559 3
121001E MARGINAL WY S 98168 -2580 664
3 King County Metro 122001E MARGINAL WY 98168 -2598 111 835
119111E MARGINAL WY Bdg.0 98168 -5122 60
4 'Unified Grocers 104301E MARGINAL WY 98168 -1887 200 200
5 'Homeland Security, Dept. of 125001TUKWILA INTL BLVD 98168 -2506 200 200
6'Jorgensen Forge Corporation 85311E MARGINAL WY 98108 -4018 169 169
7'Museum of Flight 94041E MARGINAL WY 1 98108 -4097 137 137
81McCormick Schmick's Cater. 94041E MARGINAL WY S 98108 -4097 93 93
9 'Reischling Press, Inc. 332515 116TH ST 1 #161 98168 -1974 91 91
10LPS Freight_ 112311E MARGINAL WY 1 198168 -1953 891 89
43
44
Attachment E
1 PSRC Annual Average Wage Estimates, Tukwila Manufacturing Industrial Center
1 Year 1 Const/Res 1 FIRE 1 Manufacturing I Retail 1 Services 1 WTU 1 Total
2008 72,426 $67,444 95,087 $52,325 $49,280 $48,096 76,651
(Source: Puget Sound Regional Council)
Average manufacturing sector wales sivnificantly higher than other salaries in the MIC..
1 Finance, Insurance and Real Estate
2 Warehouse, Trade, Utilities
3 Total represents the total average of all wages in Tukwila's MIC, not only the industries
that are shown.
45
46
ATTACHMENT F
MIC DEVELOPMENT LAND USE PERMITS 1990 -2010
Land Use Permits 1990 2010
102 Planned Action or SEPA decisions
30 Shoreline permits
22 Special Peuuission Director
13 Conditional Use Permits (mostly for wireless facilities)
12 Design Review decisions
11 Boundary Line Adjustments
5 Short Plats
5 Variances
2 Rezone and Comp Plan requests
1 Tree oeiiiiit
200 Total
Building Permits by Category 1995 -2010
Tenant Improvements
633 B -Mech-
435 Electrical
355 B -Bldg
63 B-Plumbing-
48 Demolitions
14 B- reroof
1, 548 Total
New Construction
17 New Other
11 New Office
3 New Warehouse
3 New Commercial
1 New Industrial
1 New Manufacturing
1 New School
37 Total
Total Alterations
435 Alteration Commercial
164 Alt Manufacturing
294 Alt Office
147 Alt Warehouse
68 Alt Other
8 Alt Retail
3 Alt Restaurant
1, 119 Total
(Source: City of Tukwila Permits Plus permit tracking system)
47
48
Map of IC Zone Permit Values
N
z Attachment G
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3
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M IC Permit Value in Dollars 0 4
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Parcel Size
I MIC /L I Iu■uu/ mun/■uun►
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52
Attachment 1
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I ay 1 tieb \I, II ll
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0.25 0.50 Q w i 1_ i !��1:; =1111
(0.50 1.0 i IIIII�
te r= 2.0 6.5 :u 6. aim II RI
N 5 3
54
ATTACHMENT B
MANUFACTURING /INDUSTRIAL CENTER STUDY (MIC) SCOPE
Purpose
Update information pertaining to MIC
Consider plans and development codes affecting the MIC in light of the
Comprehensive Plan's vision for the MIC that supports "existing and future
industrial activity to maximize employment and economic benefits to the people
of Tukwila and the region," and interest in the MIC to allow non industrial uses to
locate /expand
Recommend modifications /actions as indicated
STUDY ELEMENTS:
1. Background Overview of Economic and Physical Conditions, Policy and
Regulations
Update, collect background data for the MIC as available, including such
elements as:
employment,
land use,
permitting and development
land valuation/sales
transportation
recreation
utilities
Review current policy and regulatory framework for M/IC
Review Comprehensive Plan implementation to date
Product: Background Report
2. Issues and Opportunities
Identify and briefly describe issues that affect manufacturing and industrial opportunities
in the MIC, and opportunities for promoting further development /protection of MIC land.
Trends Industrial areas and sectors Region
Summary of recent Events /Current Issues in and affecting the MIC, including
topics such as:
o Demolition of Boeing Plant #2
o Duwamish cleanup, brownfields,
o Transportation, including public transit i.e. possible future light rail
stations, peak demand vs. pass through, closure of First Avenue South
bridge, update Transportation Model.
o Possible annexation of North Highline area
Public /Stakeholder input regarding issues and opportunities affecting the MIC
Rf 1
W \2011 Info Memos \MIC- PC-- Scope(rev)10.20 10.doc 8.48 40 AM
55
ATTACHMENT B
Product: Summary of Issues /Opportunities affecting the MIC
3. Recommendations:
Review and assess current and anticipated conditions, Comprehensive Plan vision, issues
and stakeholder comments. Recommend appropriate City approach to development,
development codes, and economic activity in the MIC. Recommended actions could
include Comprehensive Plan/Zoning map changes, code changes, updates to the Planned
Action, etc. as appropriate.
Product: Assessment and recommended actions —Short, Medium and Long -term
PUBLIC INVOLVEMENT:
The public has been notified of the Manufacturing Industrial Center study via the
Hazelnut newsletter, City of Tukwila website and the "Tukwila Reporter," with a call for
expression of interest for receiving in information and becoming involved. Tenants and
property owners in the MIC were sent a mailing that informs them of the study, invites
them to take a short online survey and to join the electronic mailing list. Materials,
including the short survey, are posted on the website.
Staff is identifying and contacting a sample of MIC stakeholders (land owners, tenants,
businesses), to solicit their involvement and opinions via a more detailed telephone or in
person survey.
Public involvement includes some of the following as appropriate:
Informational postings on City website
Surveys and interviews (in- person, phone)
Mailings /emails
Notices on Tukwila website, "The Hazelnut" (if available) and "Tukwila
Reporter"
Planning Commission (meeting /work session/open house /hearing)
City Council (meeting /hearing)
TIME FRAME /RESOUCES
It is expected that the study will be conducted through the second quarter 2011 using in-
house staff resources.
Rf 2
W \2011 Info Memos \MIC- PC-- Scope(rev)10.20.10.doc 8 48 40 AM
56
d J 9
3
City of Tukwia
Washington
Ordinance No. Ds a 8°
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING ORDINANCE NO. 2277, RELATING TO THE
PRESERVATION OF INDUSTRIAL LAND WITHIN THE CITY'S
MANUFACTURING INDUSTRIAL CENTER; ESTABLISHING A SIX
MONTH MORATORIUM ON THE ACCEPTANCE OF APPLICATIONS FOR
AND ISSUANCE OF LAND USE, BUILDING AND DEVELOPMENT
PERMITS, BUSINESS LICENSES AND /OR APPROVALS FOR ANY
CHANGE IN USE FOR CERTAIN NON INDUSTRIAL USES WITHIN THE
MANUFACTURING INDUSTRIAL CENTER ZONE; ADOPTING FINDINGS
OF FACT SUPPORTING THE ESTABLISHMENT OF THE MORATORIUM;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE
DATE.
WHEREAS, the City of Tukwila has the authority to adopt a moratorium pursuant
to RCW 35A.63.220; and
WHEREAS, on February 16, 2010, the Tukwila City Council passed Ordinance No
2277, which declared an emergency and established a moratorium on the acceptance
and issuance of applications for certain non industrial uses within the Manufacturing
Industrial Center zone; and
WHEREAS, Tukwila supports the economic health of our existing industrial
businesses and institutions per Comprehensive Plan Goal 11 1, and
WHEREAS, Tukwila's Comprehensive Plan Policy 111.5 allows for uses that
support manufacturing and industry, such as offices and laboratories, whim limiting
unrelated uses; and
WHEREAS, Tukwila's Comprehensive Plan Policy 11 1 7 supports developing the
Duwamish River as a natural feature amenity in the MIC, and
WHEREAS, this moratorium amends the provisions adopted under Ordinance No.
2277, and
WHEREAS, the City of Tukwila contains one of four manufacturing and industrial
centers (MIC) in the County; and
WHEREAS, these MIC areas are designated via a regional process through the
County -wide Planning Policies, and
WHEREAS, the King County County -wide Planning Policies state that by 2010
jurisdictions that contain MIC areas shall have zoning and detailed plans in place to
achieve the following goals: 1) Preserve and encourage the aggregation of vacant or
non- conforming /industrial land parcels sized for manufacturing /industrial uses, 2)
Discourage land uses that are not compatible with manufacturing, industrial and
advanced technology uses; 3) Accommodate a minimum of 10,000 jobs; and 4) Limit the
size of office and retail unless as an accessory use; and
WHEREAS, as part of the 2009 -2010 biennial budget, the Mayor's Office and the
City Council identified a goal of updating the City's zoning and development
regulations within the City's MIC area; and
W \Word Processing \Ordinances \MIC Moratorium Amend.docx
JP.ksn 3/30(2010 Page 1 of 4
57
WHEREAS, manufacturing jobs typically provide living wage jobs that the City
Council desires to be retained within the City; and
WHEREAS, the City of Tukwila's MIC area borders the City of Seattle's MIC zoned
area and coordination between the City of Seattle, the City of Tukwila and King County
is needed in order to preserve, protect and enhance the region's industrial land supply,
which is essential to the long -term economic vitality of the region, and
WHEREAS, the King County County -wide Planning Policies note, "MIC
Employment Centers are key components of the regional economy. These areas are
characterized by a significant amount of manufacturing, industrial and advanced
technology employment and
WHEREAS, the King County County -wide Planning Policies note that "cities that
contain MIC areas should discourage and prevent incompatible uses within the MIC
areas and
WHEREAS, the King County County -wide Planning Policies state that all
jurisdictions within the County benefit from and are impacted by the four MIC areas
located within the County; and
WHEREAS, the City's current regulations within the MIC area allow a wide range
of non industrial uses -such as retail, office and recreation -some of which may not be
consistent with the City's update to Tukwila Municipal Code Title 18 (Zoning Code),
and
WHEREAS, the pressure to convert industrial land to non industrial uses increases
the land value in the MIC zones and these rising land values can threaten to push
manufacturing businesses out of the region, and
WHEREAS, the City Council of the City of Tukwila desires to research and study
the land supply within the MIC zone in order to determine if the City's development
regulations act to retain existing and attract new manufacturing businesses to the City;
and
WHEREAS, the Department of Community Development staff has presented to the
City Council the scope of the Manufacturing Industrial Center study; and
WHEREAS, the City also desires public input on the issues outlined in the scope of
the study, and
WHEREAS, the City desires to limit the number of uses that may be rendered non-
conforming by an update to Tukwila Municipal Code Title 18 (Zoning Code); and
WHEREAS, without an immediate effective date, applications could continue to be
received by the City that could establish vested rights for uses that may be inconsistent
with the City's update to Tukwila Municipal Code Title 18 (Zoning Code), and
WHEREAS, pursuant to RCW 35.63.200, RCW 35A.63.220 and RCW 36.70A.390, the
City is required to hold a public hearing within 60 days of adoption of a moratorium
and to adopt findings of fact; and
WHEREAS, the City Council, following public notice, held a public hearing on
April 5, 2010, on the moratorium provisions listed under Section 2 of this ordinance,
NOW THERFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings of Fact. The "whereas" clauses above are hereby adopted by
reference as the City Council's findings of facts as if fully set forth herein.
Section 2. Moratorium Imposed. The City hereby imposes a moratorium upon the
acceptance and issuance of land use applications (except rezone and comprehensive
plan amendments), building and development permits, business licenses and /or
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approvals for certain non manufacturing uses within both the MIC /H and MIC /L
zones, including,. but not limited to:
1 Adult entertainment establishments,
2. Automotive services;
3 Beauty or barber shops,
4. Bicycle repair shops;
5 Stand -alone daycare centers not associated with an existing business within the
MIC /H or MIC /L zones or associated with a new manufacturing use within those
zones,
6 Commercial laundries;
7. Financial services;
8. Hotels;
9 Laundries, including self serve, dry cleaning, tailoring and dyeing;
10 Libraries;
11. Museums;
12. Art galleries;
13. Motels;
14. Stand -alone offices not associated with other permitted uses listed under TMC
18.36 020 and TMC 18.38.020 Permits may be issued for tenant improvements and
expansion of existing office buildings;
15. Outpatient, inpatient, and emergency medical and dental facilities;
16. New parks, trails, picnic areas and playgrounds (public), however, permits may
be issued for improvements to or expansion of existing parks, trails, picnic areas and
playgrounds;
17 Recreation facilities, athletic or health clubs,
18 Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks);
19 Restaurants;
20. Schools and studios for education or self improvement;
21 Taverns, nightclubs;
22. Self- storage facilities;
23. Colleges and universities,
24. Fire and police stations;
25. Park and -ride lots;
26. Sports fields;
27. Community centers;
28 Golf courses; and
29. Retail sales not associated with an on site manufacturing use.
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Section 3. Vesting. Section 2 of this ordinance shall not apply to any project which
submitted a completed building permit application prior to the effective date of this
ordinance.
Section 4. Duration. The moratorium unposed hereunder shall be in effect until
October 5, 2010, unless extended by the City Council, pursuant to State law.
Section 5. 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, unconstitutional or unenforceable 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 6. Effective Date. For the reasons set forth above, and to promote the
objectives stated herein, the City Council finds that a public emergency exists,
necessitating that this ordinance take effect immediately upon its passage by a majority
plus one of the whole membership of the Council in order to protect the public health,
safety, property and general welfare. This ordinance shall take effect and be in full force
immediately upon passage by the City Council. A summary of this ordinance may be
published in lieu of publishing the ordinance in its entirety.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this 4 ?N day of Ae f l 2010.
ATTEST/ O0 AUTHENTICATED: Ager,(,114ayor
Christy O'Flaherty, CMC, City G "rk
Filed with the City Clerk: j t?
APPROVED AS TO F• t �4 BY Passed by the City Council: L3
OP Mr Published:
Effective Date: U 4_ 1 0
Office of the city Attorney Ordinance Number:
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SUMMARY OF
Ordinance No. 2280
City of Tukwila, Washington
On April 5, 2010 the City Council of the City of Tukwila, Washington, adopted
Ordinance No. 2280, the main points of which are summarized by its title as follows.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING ORDINANCE NO. 2277, RELATING TO THE
PRESERVATION OF INDUSTRIAL LAND WITHIN THE CITY'S
MANUFACTURING INDUSTRIAL CENTER; ESTABLISHING A SIX
MONTH MORATORIUM ON THE ACCEPTANCE OF APPLICATIONS FOR
AND ISSUANCE OF LAND USE, BUILDING AND DEVELOPMENT
PERMITS, BUSINESS LICENSES AND /OR APPROVALS FOR ANY
CHANGE IN USE FOR CERTAIN NON INDUSTRIAL USES WITHIN THE
MANUFACTURING INDUSTRIAL CENTER ZONE; ADOPTING FINDINGS
OF FACT SUPPORTING THE ESTABLISHMENT OF THE MORATORIUM;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE
DATE.
The full text of this ordinance will be mailed upon request.
Approved by the City Council at a Regular Meeting thereof on April 5, 2010.
Christy O'FlaherMC, City Clerk
Published Seattle Times: April 8, 2010.
61
62
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Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, RELATING TO THE PRESERVATION OF
INDUSTRIAL LAND WITHIN THE CITY'S MANUFACTURING
INDUSTRIAL CENTER, RENEWING A SIX -MONTH MORATORIUM
ON THE ACCEPTANCE OF APPLICATIONS FOR AND ISSUANCE OF
LAND USE, BUILDING, AND DEVELOPMENT PERMITS, BUSINESS
LICENSES AND /OR APPROVALS FOR ANY CHANGE IN USE FOR
CERTAIN NON INDUSTRIAL USES WITHIN THE MANUFACTURING
INDUSTRIAL CENTER ZONE; REPEALING ORDINANCE NO. 2300;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, the City of Tukwila has the authority to adopt a moratorium pursuant
to RCW 35A.63.220; and
WHEREAS, the City of Tukwila contains one of four manufacturing and industrial
centers (MIC) in King County; and
WHEREAS, these MIC areas are key components of the regional economy and are
designated via a regional process through the Countywide Planning Policies, and
WHEREAS, on February 16, 2010, the Tukwila City Council adopted Ordinance No.
2277, which declared an emergency and established a moratorium on the acceptance
and issuance of applications for certain non industrial uses within the Manufacturing
Industrial Center zones; and
WHEREAS, on April 5, 2010, the Tukwila City Council, following a public hearing,
adopted Ordinance No. 2280, which adopted findings of fact to justify the moratorium
adopted by Ordinance No 2277 and which also amended Ordinance No 2277; and
WHEREAS, on April 5, 2010, staff from the Department of Community
Development presented the City Council a work plan intended to study and address
issues with the City's MIC zones, and
WHEREAS, on August 2, 2010, following a public hearing, the City Council adopted
Ordinance No. 2300, which renewed and extended the moratorium adopted by
Ordinance No. 2277; and
WHEREAS, as outlined in Ordinance No. 2300, the Department of Community
Development has completed a report entitled, "Tukwila Manufacturing Industrial
Center Comprehensive Plan Update Background Report," which presents an inventory
of the current businesses and land use within the MIC, and
WHEREAS, the City intends to engage stakeholders m the MIC area as we move
forward with the City's study of issues in the MIC, and
WHEREAS, as part of the City's outreach efforts, the Tukwila International
Boulevard Action Committee was briefed on the City's MIC update on November 9,
2010; and
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WHEREAS, where practically possible, the City strives to meet the needs of
Tukwila's business and property owners during any land use update, and to that end,
the City has sent out a questionnaire to businesses and property owners within the MIC
in order to gauge the needs of both businesses and property owners as the City moves
ahead with any possible changes to the land use regulations for the MIC; and
WHEREAS, a staff report of the issues in the MIC is scheduled to go before the
Planning Commission and City Council in the spring of 2011; and
WHEREAS, the current moratorium will expire before staff can report back to the
Planning Commission and City Council on proposed land use recommendations within
the MIC areas; and
WHEREAS, an extension of the moratorium is necessary to protect the public
welfare;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF TUICWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Moratorium Renewed. The City hereby renews the moratorium
previously imposed regarding the preservation of industrial land within the City's
Manufacturing /Industrial Center, and upon the receipt and processing of business
license applications, building permit applications, land use applications, and any other
permit application.
Section 2. Public Hearing. Pursuant to RCW 35A.63.220 and following adequate
public notice, a public hearing was held on January 3, 2011 to hear testimony regarding
the City's moratorium.
Section 3. Duration. The moratorium renewed herein shall be in effect until July 1,
2011, unless extended or repealed by the City Council, pursuant to State law
Section 4. Findings of Fact. The City Council adopts the findings of fact contained
in Ordinance No. 2280, by this reference, as well as the "Whereas" clauses herein.
Section 5. Repealer. Ordinance No. 2300 is hereby repealed.
Section 6. 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, unconstitutional or unenforceable 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 7. Effective Date. This ordinance or a sure nary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of 2011
ATTEST/ AUTHENTICATED
Jim Haggerton, Mayor
Christy O'Flaherty, CMC, City Clerk
Filed with the City Clerk:
APPROVED AS TO FORM BY. Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney Ordinance Number
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