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COW 2011-03-14 Item 4D - Briefing - Comprehensive Plan Amendments
r COUNCIL AGENDA. SYNOPSIS (-01LA ►v 4 y Initials ITEM NO. 4M -ft, Meeting Date Prepared by Mayor revieav Council review .�r u" 03/14/11 1 RF 1 61 03/21/11 I RF 01,K---, 4:-.:v 290: ITEM INFORMATION CAS NUMBER: 11 STAFF SPONSOR: REBECCA FOX I ORIGINAL AGENDA DATE: 3/14/11 AG ISNDA ITEM TITLE Annual Comprehensive Plan amendments C.\ 11?GORY Briefing Motion Resolution Ordinance Bid Award Public Meeting Other Mtg Date 3/14/11 Mtg Date 3/21/11 Mtg Date Mtg Date Mtg Date Mtg Date 3/21/11 Mtg Date S! )NSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police PW SPONSOR'S Briefing on 3 requests for site specific Comprehensive Plan amendments /rezones in 2011. SUMMARY No action is needed. On 3/21/11, there will be a public meeting to hear comments from citizens and the applicants. After hearing from public and discussion at the 3/21/11 meeting, the City Council shall be asked to take action on each request to either to deny, defer or refer the realest to the Planning Commission for review RISVIE BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. Planning Comm. DATE: N/A COMMITTEE CHAIR: N/A RECOMMENDATIONS: SPONSOR /ADMIN. Department of Community Development COMMITTEE COST IMPACT `FUND SOURCE. ExpENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION':, 03/14/11 MTG. DATE ATTACHMENTS 03/14/11 Informational memorandum dated 3/9/11 Attachments A through X *No Community Affairs and Parks minutes. This item is a quasi judicial matter, and at the direction of the City Attorney, came directly to the City Council.) 1 43 44 ILA h y City of Tukwila 0 Jim Haggerton, Mayor 19 INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Community Development Director DATE: March 9, 2011 SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS ISSUE The City of Tukwila received three applications for Comprehensive Plan map and zoning map changes on specific sites in the Manufacturing /Industrial Center for review during 2011. On March 14, 2011, the City Council will be briefed on the applications. No action is required at this meeting. On March 21, 2011, the City Council will hold a public meeting to hear from interested citizens and the applicants regarding requests under consideration for Comprehensive Plan amendment and rezone. After the public meeting and discussion, the City Council will decide that evening whether to forward each proposed amendment to the Planning Commission for further consideration and recommendation, to defer review or to deny the request. BACKGROUND The City of Tukwila's Comprehensive Plan, adopted in 1995, establishes goals and policies that guide the community as it accommodates growth and change over time. The Comprehensive Plan's policies and land use map articulate the community's long range vision. The zoning code and map implement this vision through specific land use guidance, including what uses can locate and operate in a specific zone. The Washington State Growth Management Act (GMA) gives Tukwila the opportunity to amend the Comprehensive Plan once a year, unless it is an emergency. Proposed amendments may include changes to policies or the future land use map. Since the GMA requires Tukwila's Comprehensive Plan land use map and zoning map to be consistent, any change to the Comprehensive Plan land use map also requires a rezone /change in the zoning map. To be eligible for consideration, applications for proposed amendments must be submitted by December 31. Applications are reviewed during the following year, with the potential for two separate reviews by the City Council, and one by the Planning Commission. There are opportunities for public comment at each stage. The City Council acts as a legislative body when it makes changes to the Comprehensive Plan, including site specific changes to the Comprehensive Plan map. When it considers making site specific changes to the zoning map, the City Council acts as judges in a quasi judicial manner. Different procedures and rules apply to the Comprehensive Plan amendment (i.e. legislative) process and the rezone (i.e. quasi judicial) processes Review Process The procedure for amending the Comprehensive Plan is illustrated by Attachment A. Screening: In the first review, the Council holds a public meeting, reviews feedback, and identifies the amendments that will be analyzed and considered in the cycle. The City Council 45 INFORMATIONAL MEMO Page 2 uses adopted criteria in selecting Comp Plan amendments to consider, and possibly forward to the Planning Commission for further review. 1. Is the issue already adequately addressed in the Comprehensive Plan? 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? 3. Is the proposed change the best means for meeting the identified public need? 4. Will the proposed change result in a new benefit to the community? After considering the criteria, the Council shall make a motion either to: 1. Refer the proposal to the Planning Commission for review; 2. Modify the proposal and refer it to the Planning Commission; 3. Defer consideration for one year to get additional information; or, 4. Reject the proposal Planning Commission /Analysis: City staff and the Planning Commission then analyze the possible amendments that the Council identified and forwarded in the threshold screening. The Planning Commission holds public meeting, and makes a recommendation. City Council /Final Action: Staff submits an ordinance containing the Planning Commission's recommended amendments for the Council to consider. In the case of a map change, a rezone is also required. In this case, two ordinances are prepared, one to amend the Comprehensive Plan map, and one to change the zoning map. Council reviews the staff work, hears from the public in an open record hearing, and then considers adoption of the proposals. A final, amended ordinance, adopted by the Council before December 31, adds the selected amendments into the Comprehensive Plan. Changes in review process for 2011: This year the City Attorney has recommended changes to Tukwila's review process, in order to distinguish clearly between the quasi judicial, site specific rezones and the legislative Comprehensive Plan amendments. This will ensure the proper review process is followed. These changes are incorporated in the process described above. They include: 1) going straight to the City Council for the public meeting, rather first to a Council Committee; 2) holding a public meeting, rather than a hearing, with the Planning Commission; and 3) holding a single, open- record hearing with the City Council after the Planning Commission's meeting and recommendation. DISCUSSION: Applications- The requests are described briefly below. Each of the requested amendments is located in the Manufacturing Industrial Center, which is currently being reviewed as part of the required regular update of the Comprehensive Plan. (Attachment B) A moratorium in effect on most non- industrial permits will expire on July 1, 2011. Comprehensive Plan amendments and rezones are exempt from the moratorium in the MIC. Application #1 Burlington Northern Santa Fe Railroad (BNSF)— Redesignate Three Lots from Low Density Residential (LDR) to Manufacturing /Industrial Center —Light (M /IC- L)(North Lot) File #L10-073—Comprehensive Plan Map Amendment File# L 10- 074 Zoning Map Amendment. Rf 2 03/09/20112:40:48 PM W:\201 I Info Memos \CompPlan.doc 46 INFORMATIONAL MEMO Page 3 The applicant Burlington Northern Santa Fe (BNSF) seeks to redesignate three vacant parcels "North Lot totaling approximately 1.8 acres from Low Density Residential (LDR) to Manufacturing /Industrial Center —Light (MIC /L) Attachment C) Located at the western edge of the existing BNSF multi -modal yard east of 44 Place S., the site is shown in the upper portion of the aerial map. (Attachment D) The nearest intersection is South 122 and 44 Place South. The purpose of the rezone request is to allow expansion of the adjacent intermodal yard, most likely for container storage. (Attachments E, F) Access to the lots would be through the existing gate. The adjacent intermodal yard is designated Manufacturing /Industrial Center -Heavy (MIC /H), with the proposed MIC /L zoning intended to provide a transition to the LDR residential area. In this case, there is little functional distinction between the intermodal yard's MIC -H and the proposed MIC -L zoning since both will be used for the intermodal yard's operations. The properties are located in the Allentown neighborhood, with single family homes immediately to the south, and across 44 Place South to the west. The neighborhood has a combination of newer and older homes. Several non conforming industrial uses, including Western Cascade and Union Tanks Works operate in the immediate area. These are "grandfathered" as non- conforming uses, and are allowed to operate provided they do not expand or increase their non- conformity in any way. Allentown residents are very concerned over the proposals. A number of citizen comments opposed to the rezones have been received, including two petitions with a combined total of 56 signatures. (Attachments G, H) Additional letters and emails expressing negative opinions and /or requesting information are included. (Attachments I P) Review Criteria: Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward the application to the Planning Commission for review: 1. Is the issue already adequately addressed in the Comprehensive Plan? Aspects of the requested change designation are addressed in several goals and policies as follows: Objective #1: The Comprehensive Plan's highest priority,.as expressed through Tukwila Comprehensive Plan Objective #1 is "To improve and sustain residential neighborhood quality and livability. Goal 7.2 Noise Abatement Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. Goal 7.3 Overall Land Use Pattern land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses The MIC is seen as the focus of significant industrial activity that must be balanced with the needs of nearby residential neighborhoods: Rf 3 03/09/20112:40:48 PM W:\2011 Info Memos \CompPlan.doc 47 INFORMATIONAL MEMO Page 4 Goal 11.1 (Manufacturing /Industrial Center); Support for existing industrial activities in the Manufacturing /Industrial Center and development of 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 Policy 11.1.6 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. 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? Residences, in the LDR zone, are immediately adjacent to BNSF's intermodal yard, designated MIC /H. No buffer is present between the two zones. By establishing the current LDR designation for the Allentown community immediately adjacent to the existing MIC /H designation for BNSF's intermodal yard, the City of Tukwila indicated its intention to retain Allentown's residential community, even without a buffer between homes and industry. Boundaries between LDR, the lowest intensity zone, and MIC /H, the highest impact zone, were designated as part of the 1995 Comprehensive Plan development. The fixed boundary between the residential community and the railroad's intermodal yard is intended to limit further impacts on the residential community, and to allow the intermodal yard to continue operating. Rezones and Comprehensive Plan changes are exempt from the current moratorium on development in the MIC area. 3. Is the proposed change the best means for meeting the identified public need? Sustaining and improving the residential neighborhood is identified as the City's key priority. Changing LDR to MIC /L would allow industrial activity, uses and impacts to extend farther into the residential area which is already significantly impacted by noise, light and traffic from BNSF's existing operations. 4. Will the proposed change result in a net benefit to the community? The proposed change from LDR to MIC -L will allow an existing industrial use to expand its operations further into a single family residential area. Although expansion would benefit BNSF, and could result in additional economic activity, it is likely to have a negative impact on the existing Allentown neighborhood. The proposed change to allow expansion of the intermodal yard would prevent future residential use on the sites, and would negatively affect existing residential uses in the vicinity. Rf 4 03/09/20112:40:48 PM W: \201 1 Info Memos \CompPlan.doc 48 INFORMATIONAL MEMO Page 5 Conclusions: The Comprehensive Plan's highest priority is to improve and sustain residential neighborhood quality and livability. The Comprehensive Plan designates LDR and MIC -H adjacent to each other without buffer in Allentown. Extending industrial zoning and uses into the residential area will negatively affect the residential quality of life. Expanding the industrial zoning in this location is inconsistent with the Comprehensive Plan. Recommendation: Staff recommends denial of the request. Application #2 Burlington Northern Santa Fe Railroacl—"South Lot"-- Redesignate Five Lots from Low Density Residential (LDR) to Manufacturing /Industrial Center —Heavy (M /IC -H) File #L10-075—Comprehensive Plan Map Amendment File# L10-076--Zoning Map Amendment. The applicant Burlington Northern Santa Fe (BNSF) seeks to amend the Comprehensive Plan and Zoning Map on approximately 3.2 acres on five parcels, from Low Density Residential (LDR) to Manufacturing /Industrial Center —Heavy (MIC /H). (Attachment P) The properties are located on the western edge of BNSF's existing intermodal yard on 51 Place South, and are indicated in the lower portion of the aerial map. (Attachment C). The nearest intersection is at South 124 Street and 51st. The purpose of the rezone request is to allow expansion of the adjacent intermodal yard operations for either trailer or container storage. (Attachments Q, R) There are no plans to limit or reroute traffic from S. 124 Street. BNSF plans to continue using its existing entrance, immediately to the north of the subject site in the MIC /H zone. The Tots would be accessed from within the intermodal yard, rather than from 51 Place S. The properties are in the Allentown neighborhood, with single family homes immediately to the west across 51s Place South, a dead -end street. Four lots are cleared, and one contains a house, which is currently under contract to BNSF. Mature trees currently screen the yard from the east side of the subject properties. The yard itself is at a higher elevation than the proposed rezone site. As mentioned in the earlier discussion of the North Lot (File L10 -073 and L10 -074), Allentown residents have expressed significant concern over and opposition to the proposals. Comments did not distinguish between the two proposals, and seem to apply to equally to the North and South Lot proposals. (See Attachments G through P) Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward an application to the Planning Commission for review: Rf 5 03/09/20112:40:48 PM W: \2011 Info Memos \CompPlan.doc 49 INFORMATIONAL MEMO Page 6 1. Is the issue already adequately addressed in the Comprehensive Plan? Aspects of the requested change designation are addressed in several goals and policies. Tukwila Comprehensive Plan Objective #1 is "To improve and sustain residential neighborhood quality and livability." Goal 7.2 Noise Abatement Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. Goal 7.3 Overall Land Use Pattern —A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses The MIC seen as the focus of significant industrial activity. Goal 11.1 (Manufacturing /Industrial Center); Support for existing industrial activities in the Manufacturing /Industrial Center and development of 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 Policy 11.1.6 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. 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed chang? Residences, designated LDR, are immediately adjacent to BNSF's intermodal yard, designated MIC /H. No buffer is present between the two zones. In establishing the current LDR designation of the Allentown community immediately adjacent to the existing MIC /H designation for BNSF's intermodal yard, the City of Tukwila indicated its clear intention to retain Allentown's residential community, even without a buffer between homes and industry. LDR, the lowest intensity zone, and MIC /H, the highest impact zone, were designated as part of the 1995 Comprehensive Plan development process. A distinct boundary exists between residential uses and the railroad's operations, in order to limit further impacts on Allentown's residential community, and to allow the intermodal yard to continue its operation. Rezones and Comprehensive Plan changes are exempt from the current moratorium on development in the MIC area. 3. Is the proposed change the best means for meeting the identified public need? Redesignating from LDR to MIC /L would extend industrial activity, uses and impacts further into the residential area which is already significantly affected by noise, light and traffic from BNSF's intermodal yard operations. This is inconsistent with the public need for high quality neighborhoods. Rf 6 03/09/20112:40:48 PM W:\2011 Info Memos \CompPlan.doc 50 INFORMATIONAL MEMO Page 7 4. Will the proposed change result in a net benefit to the community? The proposed change from LDR to MIC /L would allow an existing industrial use to expand its operations further into a single family residential area. Although expansion would benefit BNSF and could result in modest economic benefit, it is likely to have a negative impact on the Allentown neighborhood. The proposed change would prevent future residential use on the sites. Expanding the intermodal yard further into the neighborhood would have a negative effect on developing future residential uses. Conclusions: The Comprehensive Plan's highest priority is to improve and sustain residential neighborhood quality and livability. The Comprehensive Plan designates LDR and MIC /H adjacent to each other without buffer in Allentown. Extending industrial zoning and uses into the residential area will negatively affect the residential quality of life. Expanding the industrial zoning in this location is inconsistent with the Comprehensive Plan. Recommendation: Staff recommends denial of the request. Application #3 Community Bank at Unified Grocer Site Redesignate one lot from Manufacturing Industrial Center /Heavy (MIC /H) to Light Industrial (LI) File #L11-001—Comprehensive Plan Map Amendment File# L 11- 002 Zoning Map Amendment. Request: The applicant, Mikel Hansen of the Sabey Corporation is requesting a change in Comprehensive Plan and zoning on .64 acres from Manufacturing Industrial Center /Heavy (MIC /H) to Light Industry (LI) at 10200 E. Marginal Way South. (Attachments T U) The property was formerly occupied by Community Bank. Now vacant, it has been acquired by the Sabey Corporation. (Attachments V, W) Backaround: In 2007, the City of Tukwila approved a rezone request from the Sabey Corporation from Manufacturing Industrial Center -Heavy (MIC /H) to Light Industrial (LI) on 32 acres of the 62 acre Unified Grocer (then Associated Grocer) site. (Attachment X) The 62 acre property is split between the City of Tukwila and the City of Tukwila, with the remaining 30 acres located immediately adjacent in the City of Seattle. The applicant's intent was to obtain compatible zoning changes from both Tukwila and Seattle to allow development of a large -scale project in light industrial and commercial uses. In 2009, the City of Seattle approved a rezone of the remaining 30 acres from General Industrial to Industrial Commercial. The applicant had wanted to include the subject property in the original 2007 rezone but did not own the parcel then. The applicant has now acquired the property, and is proceeding with the rezone request in order to prepare for eventual large scale development that includes the subject property. Rf 7 03/09/20112:40:48 PM W:\2011 Info Memos \CompPlan.doc 51 INFORMATIONAL MEMO Page 8 Review Criteria: Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward an application to the Planning Commission for review: 1. Is the issue already adequately addressed in the Comprehensive Plan? Comprehensive Plan policies balance support for the Manufacturing Industrial Center and industrial uses with Tukwila's overall goals for continued economic development and well- being. The MIC is seen as the focus of significant industrial activity. Goal 11.1 (Manufacturing /Industrial Center); Support for existing industrial activities in the Manufacturing /Industrial Center and development of 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. The MIC zones are intended primarily for industrial uses or activities that support these uses. Policies protect the and resource, allowing it to be used effectively to generate its potential of high -wage jobs and public revenue: Policy 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 prohibiting unrelated uses. Allowing a broader range of uses, including Tight industrial and commercial, that can be developed under the Light Industrial zoning generally supports a varied and healthy economy for Tukwila: Goal 2.1 Continuing enhancement of the community's economic well -being 2. If the issue is not already adequately addressed in the Comprehensive Plan. is there a need for the proposed change? The site is part of the Manufacturing Industrial Center which is currently being reviewed as part of the required Comprehensive Plan Update. A moratorium on most non industrial uses is in effect until its expiration on July 1, 2011. When the adjacent 32 acre rezone from MIC -H to LI was approved in 2007, the City of Tukwila considered the potential impacts that this action could have on existing and future land use and development in the Manufacturing /Industrial Center (M /IC). By approving the rezone, the City Council indicated that the LI designation was appropriate for the general location. If the City Council decides to forward the request to the Planning Commission for further review, the following may be discussed in more detail including the impacts of: Less land for the heaviest industrial uses in MIC /H; More retail and office due to the wider range of uses allowed in LI; Jobs and tax revenue to increase, as well as improvement the overall appearance of the area; Possible additional traffic impacts; Possible increased pressure on MIC uses that wish to remain or more pressure on industrial lands to convert to commercial uses; Rf 8 03/09/20112:40:48 PM W:\2011 Info Memos \CompPlan.doc 52 INFORMATIONAL MEMO Page 9 3. Is the proposed change the best means for meeting the identified public need? Redevelopment in the LI zone could provide a range of additional employment opportunities, depending on the mixture of uses that located in the project. The subject property is the last piece of property for a large scale project to include light industrial, office and service uses. By approving the 32 acre rezone from MIC /H to LI in 2007, the City Council indicated that it valued the potential large scale redevelopment with the anticipated jobs and economic activity that would follow. 4. Will the proposed change result in a net benefit to the community? Redesignating and rezoning the remaining United Grocers site presents opportunities for a development project in a large and important location at the northern boundary of Tukwila. New construction will meet current standards, including landscaping and frontage improvements, and will result in a more attractive site than what is currently there. Designating the property as LI shifts its redevelopment options from manufacturing and heavy industry that is permitted in the MIC /H. LI allows supportive commercial and light industrial uses, and would provide a transition to more commercial development that exists or is planned farther to the south. The site previously contained a bank, rather than industrial use. With redevelopment, former office jobs at the site could be replaced new jobs in the office and service sectors as part of an overall project. Light industrial uses would still be allowed. Conclusions: 1.The requested rezone is considered part of a 32 acre rezone from MIC -H to LI that was approved in 2007. 2. Changing from Manufacturing /Industrial Center —Heavy (MIC -H) to Light Industrial (LI) would reduce the amount of land available for the heaviest industrial uses, but would allow a range of non industrial uses to be developed at the site, including light industrial. 3. As LI, the property could be included as part of proposed large scale redevelopment with additional employment and revenue opportunities at a visible location. Recommendation: Staff recommends forwarding the request to the Planning Commission for further consideration. RECOMMENDATION The March 14, 2011 meeting is a briefing only. No action is required. After taking public comments on March 21, 2011 at the Committee of the Whole, the Council is being asked to consider each proposal, and decide by motion from among the following at this meeting: Refer the proposal as is to the Planning Commission for further review; Modify the proposal and refer to the Planning Commission for further review; Defer consideration until a later time to get more information; Reject the proposal. The decision is not whether to adopt the proposal, but rather whether it should be reviewed in greater detail, rejected or deferred. Rf 9 03/09/20112:40:48 PM W:\2011 Info Memos \CompPlan.doc 53 INFORMATIONAL MEMO Page 10 ATTACHMENTS A. Chart Comprehensive Plan amendment process B. Location of Requested Zoning /Comprehensive Plan changes C. Requested Zoning —BNSF North Lot –LDR to MIC /L D. Aerial Map -BNSF E. Application— Comprehensive Plan amendment request LDR to MIC /L(File #L10 -073 F. Application Rezone request –LDR to MIC /L (File #L10 -074) G. Citizen Petition H. Citizen Petition I. Comment letter —Ghita Breban J. Comment letter —Mr. and Mrs. Bendico K. Comment letter— Laurie Jenkins L. Comment letter— Laurie Jenkins M. Comment letter— Brooke Alford N. Comment letter— Brooke Alford O. Comment letter —Donna Anderson P. Comment letter— Marjorie Bates Q. Requested Zoning —BNSF South Lot –LDR to MIC /H R. Application— Comprehensive Plan —LDR to MIC /L (File #L10 -075) S. Application— Rezone —LDR to MIC /L (File #L10 -076) T. Aerial Map— Community Bank United Grocers U. Requested Zoning— Community Bank United Grocers MIC /H to LI V. Application— Comprehensive Plan —MIC /H to LI (File #L11 -001) W. Application— Rezone —MIC /H to LI (File #L11 -002) X. 2007 Associated Grocers Rezone —MIC /H to LI Rf 10 03/09/20112:40:48 PM W:\2011 Info Memos \CompPlan.doc 54 V O 'Ci. O tt Q C L U �W C am' cv v1 0 O a �a� 4_ W.. z C UU' W W U d.) U �1 cp C A C U O C 'p z1 z O LL1 V p c� U U V Q U U V O 1 0,.,:_ V 0 55 ATTACHMENT B jj i 0 \\:\-''s 7ukwi{,a Y Seattle iv1kC;1�•, Seattle ..11-C.' i o t E 111111 i I V- s �.e k .,.0 e.. ---S...„ t.. 500' S� 1� „r I Manufacturing f i Industrial Center /Heavy (MIC /H} 7) r MICIH t G r to Light Industrial (LI) Illz --;5--- 5 _i, Ital sti 9 7 VI Ica. rill 1 id'i.yP. r: --I/ A j Illy *F .LG -i ‘s 1 a r +l r f`i 3 j t s l ry t¢ N 1,...0=` M i wo l a m n J i h. I r I t IS 121191 PI 1, ll� 1 -0” r Q j f' i ,•"A.,,y ISM r l t ]1, i P.. Low Density Residential (LDR) to 1 r t a Manufacturing Industrial yl tzaw F 1 d II 1 3 i e,k -tT S_ CenterlLight (MICIL) Mi A. F II �Ql j, 1 litn 1 r 1 .0,\ I A I r I L lionwi—W„ t thst i h. 1 Mr L119 O ti. 11. $'i li l N gyp D a. 4 1 181 t( t I :x LI s b LIM 1411C111 MDRo Ih r r �a r ri Toil I W rr-k, A' y ii j a r 1 i.,3. /�f p FS�� -�u I• Wolof �4 i 5, 1 '''s CLl a r il Pat 129 St hi∎ LOR k' y` City of Tukwila Comprehensive o Low Density Residential (LDR) to o. Plan Amendment Vicinity Map Manufacturing Industrial ti Center/Heavy (MIC/H) 56 N. ICI t t- s, cl z; -1, 0 A AC- 1---- r,,,.) ,,,,--7> „/„„,,,,yrk---r---LH''''' c:/\\,"\\:>/:•..,„-ii-.. .1.''''''''''''. ,N n 4 A 14 4 1 tt t-1742-2(51.------ •,--71- C I 1-,1; -----7 P -1 --,-_-_,k-' i .L_J C r,-- e ;4•,.. 0 0 I, L_iik u. 0 1 0)- (Du H--;!1--- -'',c‘' .4 t_Li I _3 -4.-- -----Ac>, 0 7_tr 1 1- 1 1 „____L---_i 1 ____.:1, city of dme nt t r Plan Amen i ___1- CoMP 07 e i0-° As RegOn 11° t 0.0- m 0 1 C----3 T•1: proiect Vile lc L---1 P.,_ rPertV S 404 Sublect o 11,___ CD 11‘ng 1--- ;Elea 1, St f 52 4 ---i ----1---- 58 ATTACHMENT D BNSF REZONE AERIAL PHOTO 60 ATTACHMENT E Ji1l�a y qs CITY OF TUKWILA y COMPREHENSIVE %o,:''; Z Department of Community Development rr,,�� 1 f 1 6) I 6300 Southcenter Boulevard, Tukwila, 6 PLAN i s Telephone: (206) 431 -3670 FAX (206) 437 -3665 t1 i eit Z E-mail: tukplan @ci.tukwila.wa.us `4 t n AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: R to "c I File Number: (i 0`7 Application Complete (Date: I Project File Number: 17 f, C Application Incomplete (Date: I Other File Numbers: 1. 10 01 4 Re 26,14e. N I NAME OF PROJECT/DEVELOPMENT: BNSF Intermodal Facility Expansion North Lot LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Vacant lots located east of 44th Place S. and adjacent to the existing BNSF facility at 12200 51st Place S. The nearest intersection is at S. 122nd Street /44th Place S. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Parcels 3347400915, 3347400930, and 3347400935. r. DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the owner /applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Sam Phanekham, BNSF Railway Company Address: 2500 Lou Menk Drive, AOB -3 Fort Worth, TX 76131 Phone: (817) 867 -6132 FAX: E -mail: sam.phanekham @bnsf.com Signature: ,,a Date: 12 -21 -2010 61 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Light (MIC /L) B. ZONING DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Light (MIC /L) C. LAND USE(S): Existing: vacant Proposed: cargo container storage associated with BNSF rail yard operations (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. To the west and south, land uses are mainly residential. There is a large truck maintenance and repair shop northwest of the site, and an airport car rental service to the west. Further south of the site is the Duwamish River. The BNSF facility and Interstate 5 are located east of the site. The parcels proposed to be rezoned are vacant. 62 1 4,4 __--4:4411-A, y q CITY OF TUKWILA A kti Department of Community Development .O l•11 4 p 10 6300 Southcenter Boulevard, Tukwila, WA 98188 Ifi�. •I rflf Telephone: (206) 431-3670 FAX (206) 431-3665 t i Vale E-mail. tukolan@ci.mkwi /905 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 12200 51st Place S., Tukwila, WA 98178 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at W fA (city), (state), on 1 f, _t: 20 10 Print Name e 1 m ,1- ukAN Address (-00 Ritau trit.Nm b .3 Tic 1413) Phone Number 'I1 312. bfo G l Signature On this day personally appeared before me l) to me own to be the individual who executed the foregoing instrument and acknowledged that he /she sign the same J known voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS /1 9 I i- DAY OF i !.Lp1/� f. t 20 ID 404ty c .IOYIA E. SIMMONS 3 A A, olunA_ 6 Notary Public I NOTARY PU IC m a or the Statehf "r s j STATE OF TEXAS 1 cc// h residing at U /)�Tl+ co., 'FOF My Comrn. Exp. 03/11/2012 I K ,ern w,. My Commission expires on 1 0-0 a._-- 63 COMPREHENSIVE PLAN AMENDMENT. CRITERIA The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. 64 Comprehensive Plan Amendment Criteria Responses BNSF Facility Expansion Project i °LL ILA: W Comprehensive Plan Amendment Criteria (TMC 18.80.050): 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? The proposed land use is inconsistent with the existing Comprehensive Plan designation. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The BNSF facility is constrained by the Duwamish River to the south and railroad tracks and Interstate 5 to the east. The proposed change is the best option, as there is no other way for the BNSF facility to expand without rezoning the surrounding Low Density Residential (LDR) areas. 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The BNSF facility expansion would allow for the creation of more jobs, benefiting the local economy. Expansion of the BNSF facility would also create additional tax revenue for the City of Tukwila. Comprehensive Plan Amendment Criteria (TMC 18.80.010): 1. A detailed statement of what is proposed and why; BNSF proposes to change the zoning and comprehensive plan designation of the subject parcels from LDR to Manufacturing/Industrial Center Light (MIC /L). This change would allow the BNSF to expand operations and create additional storage area for cargo containers. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; The change would affect the surrounding low- density residential neighborhood to the west by expanding existing operations of the BNSF facility. The parcels that would be rezoned to MIC/L would provide a lower intensity buffer between the MIC /H zone and the LDR zone. This, along with landscaping and fencing, would provide an adequate buffer for nearby residences. Page 1 of 4 65 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) The current Comprehensive Plan designation for the subject parcels is LDR. The proposed Comprehensive Plan designation of MIC/L is more appropriate, as this zone is "intended to provide a major employment area containing distributive light manufacturing and industrial uses and other uses that support those industries" (TMC 18.36.010). The following Manufacturing/Industrial Center goals and policies from the Comprehensive Plan are supportive of the proposed project: Policy 2.2.13 Promote economic use of industrial lands outside the MIC by encouraging redevelopment of under utilized sites and by promoting the retention of large parcels or consolidation of smaller parcels of industrial land to facilitate their use in an efficient manner. 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. 11.1.6 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. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; The proposed amendment complies with and promotes the following goals and requirements of the GMA: RCW 36.70A.020 Planning Goals Economic development. Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities. RCW 36.70A.115 Comprehensive plans and development regulations must provide sufficient land capacity for development. Counties and cities that are required or choose to plan under RCW 36.70A.040 shall ensure that, taken collectively, adoption of Page 2 of 4 66 and amendments to their comprehensive plans and/or development regulations provide sufficient capacity of land suitable for development within their jurisdictions to accommodate their allocated housing and employment growth, including the accommodation of, as appropriate, the medical, governmental, educational, institutional, commercial, and industrial facilities related to such growth, as adopted in the applicable countywide planning policies and consistent with the twenty -year population forecast from the office of financial management. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; The proposed amendment complies with the following Economic Development and Land Use Pattern Countywide Planning Policies: ED -6 Local jurisdictions' plans shall include policies that actively support the retention and expansion of the economic base of the multi County region. Local jurisdictions and the County shall work cooperatively on a regional basis and invite private sector participation to evaluate the trends, opportunities and weaknesses of the existing economy and to analyze the economic needs of key industries. Local jurisdictions' comprehensive plans shall include policies intended to foster: a. The development and retention of those businesses and industries which export their goods and services outside the region. These businesses and industries are critical to the economic strength and diversification of the economy; and b. A business climate which is supportive of business formation, expansion, and retention and recognizes the importance of small businesses in creating new jobs. ED -8 Where appropriate, jurisdictions' plans shall include policies intended to attract and retain industries, firms and jobs, within their locally determined or zoned manufacturing and industrial areas. ED -15 Local comprehensive plans should include policies which foster a climate supportive of the siting needs of industrial users and that recognize the important role they play in creating high -wage jobs. Local plans are encouraged to include policies designed to ensure that industrial use of industrial -zone land is not unduly encroached upon or limited by non supporting or incompatible uses. Local policies and plans are encouraged to support the continued availability of land for those industrial and supporting or compatible activities dependent on critical infrastructure as identified in local comprehensive plans. Jurisdictions should consider zoning or other means to provide opportunities for those uses in areas where infrastructure facilities can be utilized to exploit the economic benefit of that infrastructure. LU -53 All jurisdictions support the development of a regional industrial siting policy to promote industrial activity. Page 3 of 4 67 LU -54 Jurisdictions shall design access to the regional Manufacturing/Industrial Centers to facilitate the mobility of employees by transit, and the mobility of goods by truck, rail or waterway as appropriate. Regional comprehensive plans shall include strategies to provide capital improvement projects which support access for movement of goods. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; No changes would be required to any of the City's functional plans. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; No capital improvements would be needed to support the proposed change. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. The proposal would require a rezone of the subject property from LDR to MIC/L (see attached Zoning Code Amendment form). Page4of4 68 N i O '5 J ,-4 c' n LL a= U Y C LL d co S s 1. y tee 3 J i i a i t •S 5 03 .fir- A I }1 U I I i i 1 11'. I n e, C os 1 W w “.30cr %i z aacoc /i a{ T f ,4 a_ 1. 1 P O v 's`_ i i j j 1', a,,r :V /7.1,r- 7, 7 4 1 i i ..1 I 1 i N. /SY 1: lo 7 11 1 d of y %I i i o C� Z t 4 i V;` V 4- ,e cl 1 7 k z'Z' .1 Ig' 11, 7,„ ,',<A 1, 1 t :i I 1 w I W m 1 4 e. d 3 b a F; Ln; l N *°d II 1 1 w J w 4 6 W Z a. t w a g �i 1 F Y W Q 1 z 6 1, 1 W W <L Q U a 1 j a 1 O O u F 8 Z i 1 K J W qW _I 11 o i 0 j��'j 1 w• r O s ?u 1 cI i i Q of o a i z 69 0 70 I i ATTACHMENT F CITY OF TUKWILA k� +s Department of Community Development s E C E I V E DZONING CODE c •i 6300 Southcenter Boulevard, Tukwila, WA 98188 MENDMENTS i O Telephone: (206) 431-3670 FAX (206) 431- 3j5,f` 1l r.` i 2 s E -mail: tukplan @ci.tukwila.wa.us �'d7n�d16e7�e APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: 4` X File Number: L. 16 6' 7 9, Application Complete (Date: II Li. l Project File Number: f7(, L: Application Incomplete (Date: 1 Other File Numbers: lei O 7 NAME OF PROJECT/DEVELOPMENT: BNSF Intermodal Facility Expansion North Lot LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Vacant lots located east of 44th Place S. and adjacent to the existing BNSF facility at 12200 51st Place S. The nearest intersection is at S. 122nd Street /44th Place S. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Parcels 3347400915, 3347400930, and 3347400935. DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Sam Phanekham, BNSF Railway Company Address: 2500 Lou Menk Drive, AOB -3 Fort Worth, TX 76131 Phone: (817) 867 -6132 FAX: E -mail: sam phanekham @bnsf.com Signature: Date: 12 -21 -2010 0/7K 7 1 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Light (MIC /L) B. ZONING DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Light (MIC /L) C. LAND USE(S): Existing: vacant Proposed: cargo container storage associated with BNSF rail yard operations (for proposed changes in land use designations or rezones) 72 W tIA CITY OF TUKWILA Department of Community Development t 6300 Southcenter Boulevard, Tukwila, WA 98188 ril. 4i 0 1 Telephone: (206) 431 -3670 FAX (206) 431 -3665 tf) r a E -mail: tukp1an 1c .tukw h 1 1 1 1908 r ordd (.il�f AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contactors or other representatives the right to enter upon Owner's real property, located at 12200 51st Place S., Tukwila, WA 98178 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (4A (city), (state), on I 201® Print Name t`f Address 2 'aO L .Wt lc 0 B mD Phone Number Bt"/ 5S L. 2 3 8 7 teci ;it Signature I U On this day personally appeared before me Hr_ L. to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signe'the same as" his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS tq DAY OF 20 /0 .0.AY k eit JOYIA E. SIMMONS r TARY P B IC dfor the Statiof��' 1 4 Notary Public e STATE OF TEXAS residing at h to LObarti i yG °?4 fAy Lem" xra 03/11/2012 My Commission expires on (3 °I/ 06 f 73 ZONING CODE AMENDMENT CRITERIA The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. ZONING AMENDMENT CRITERIA (TMC 18.84.030) Demonstrate how each of the following circumstances justifies a rezone of your property or a change in the existing Zoning Code. Each determination granting a rezone shall be supported by written findings and conclusions showing specifically wherein all of the following conditions exist: (1) That the proposed amendment to the zoning map is consistent with the goals, objectives, and policies of the comprehensive plan; (2) That the proposed amendment to the zoning map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for; (3) That there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map; and (4) That the proposed amendment to the zoning map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. 74 Zoning Code Amendment Criteria (TMC 18.84.030) BNSF Facility Expansion Project Null Lat 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan The proposed Manufacturing/Industrial Center Light (MIC /L) zoning is consistent with the Comprehensive Plan, as follows: Policy 2.2.13 Promote economic use of industrial lands outside the MIC by encouraging redevelopment of under utilized sites and by promoting the retention of large parcels or consolidation of smaller parcels of industrial land to facilitate their use in an efficient manner. 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. Policy 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. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. Per TMC 18.36.010, the requested MIC/L zone is "intended to provide a major employment area containing distributive light manufacturing and industrial uses and other uses that support those industries." The proposed rezone from Low Density Residential (LDR) to MIC /L will fulfill this purpose by allowing the existing, adjacent BNSF facility to expand onto these parcels for cargo container storage. The MIC/L zone permits uses such as heavy equipment repair and salvage, storage yards, railroad tracks, and outdoor storage of materials. Permitted LDR uses include single family dwellings and their accessory uses. MIC/L zoning would allow a wider range of uses that are compatible with the adjacent BNSF facility, including the proposed use of cargo container storage. The parcels for the proposed rezone would act as a lower intensity buffer, separating the adjacent LDR parcels from the BNSF parcel, which is zoned Manufacturing/Industrial Center Heavy (MIC/H). Page 1 of 2 75 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map The BNSF facility is constrained by railroad tracks and Interstate 5 to the east and the Duwamish River to the south. BNSF wants to expand operations, however the only available area is to the west, into the LDR zone. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located The light manufacturing or industrial uses that are permitted in the requested MIC /L zoning would benefit the region and the City of Tukwila by providing additional employment opportunities and tax income. The rezone would provide a buffer between the BNSF use (zoned MIC/H) and the adjacent low- density neighborhood (zoned LDR). Additional screening measures would be implemented around the site, including vegetation and fencing. Use of the parcels as part of the BNSF facility expansion would promote safety and convenience through good design. Setback, height, and landscaping/screening requirements for the MIC/L zone would be followed. In addition, cargo container storage is already permitted in the LDR zone as an accessory use for some facilities (per TMC 18.10.030[7], "institutional uses such as hospitals, food banks, schools, or government facilities may have two cargo containers per lot with approval as a Type 2 decision; criteria listed at TMC 18.50.060 Future development applications for SEPA and Design Review will address specific potential impacts such as traffic, parking, and other impacts on abutting property, and provide the City of Tukwila a clear means to evaluate any future proposed development, accommodate neighborhood conditions, and avoid adverse impacts to the adjacent properties and the community. Page 2 of 2 76 25338531_01.cdr g t„ z g 1 i m 0 0 1 So' ;4•,'Z X •O ini 0 .a I: t Z 0 I i CI 1 4•C: 7 1-13 2 P• 3 r 7.- Z A 7 cr w 0 c_ ■i V -Hz ,7', 7,2 0 0 -n 0 ••,23 0 0 i LI r A I J rn 0 c 2 53 1 7 7 10 A j M rj "1 i z '6 g c 9 Z O' i i L.• 7 1 o iT f. m g I "r■ 1 tr.. -r ck, Li j J- t S 1 1 9. el 1 N i ,fZ7' Fa 1 rn 5 --I I l w:, .t.. L.r.S3Pvi_." 7 z V A .7 0 x L z 2 I iIrr-X4 s 7 1 11 \\--1 t 1, i r Z /c Ay s2.,_ ..2 o_Lavr,._...0-0,_::_,.-----,-----t-4 1 7 7 ";1 t i 'I 1 r• 1. 9 7. N---/ 1 '-3- U v I -0 V 7 1 a .1 I P./ 1 9 w 1 V V r< N„ ',-t i -`3 ....-7....,./ 1 t l ,,,.NA:. i K 7 I .x •••.i. N I 1 <4. 1 Z 6 ,1 i i 1 7 v( 2. .'.'''T 11 1 C7 .1 I C VTVZ ,...5' t3 c•63:p 0 z N., 4,. .c. 55 73 0 -.I -.I 0 -i C', 4 In N. 1 r7 Z •C 7 7 1.0 ocor CD W .._i ,F 7 La CA 0. 1 T i \v" -7 '1Z7 co 1 in 4 J 4 h 1 721,-.4.....,....... yvvo L CO Z c 1---- ..t. P C 0 I 'l K m N•,/ N 78 ;.7, i -0 ,:,:r.-, p• CD cr) N. ,11 1 s B 417.- 1 116- 3. •r. m L c ......6,...7.i.,...-.,,.._feito ct. ..4_,:-. --6' N., Varg.• ti L 4 3 ----4‘.4' z cn 4 6 J 8 a i ET rir, 1 0 .5Ri A T. T. 4) 1- 5 ,..,,A;;f7:,..S. "lr-Ae&b:'-44'.: ..,,,'Z'• P Z4W-igNit ilt112 E --./rw‘F). VrAs Nne ip P'0 /..q,---z■ co Z "1:1 ff•C 7 ."-r ro NI, cn n IN irn P :',4t.P':.•11=-771,PAL C -E .......t,..:., 0 5D. Z fr. g 77 78 tl r 0 ATTACHMENT G MAR, 0 8 20 R/ty1Nt i V To: City of Tukwila, Wa u HPA�NT We, the undersigned, petition the City of Tukwila to prevent changes to the zoning of parcels 334740 -0795 and 334740 -0810 to allow the expansion of light industry or commercial property in our neighborhood. In December of 2010, Frauenheim and Bononcini illegally expanded their operations by storing large industrial steel framing beams on two residentially zoned properties. The undersigned are opposed to any zoning changes that will drastically reduce property values in the neighborhood. Keep Allentown a clean, pedestrian friendly neighborhood. Sincerely, The Undersigned Property Owner Signature Property Owner Name Address or Parcel Number nn \AAL- cw t, 4 �t;t 4 S c2c1 �,k,-��,rvv� tiL1 �L-L" in i nyv �v�� L Li/Atoll, ell' P V Pk-iv ;F' 00-1 I Po Is- p-tvez4 09 1_0 ..f i rirt P tc ;e ,*,(-:-(4 st. 17 d vfm—o :c L 3 G' 74 0 /Yr/G'f 12 00 '44' s 61: P- A 7-, g r t..l ,t. 1 Q. 1 2O V S_ 6 Y a -e 5 L =-t_z, 7 I L—o 1 1 7 Phil ii-C 6.,c A 1L(civ, iii,.(1 1( i 060 0 A -tom S I tik =3 ‘4,1. (1, G/i/lIC g r d'�. ._JCS 1 2 .l) °•4 1C 4 ZE C i 5 -GI to S e 1t...) 1 l e)-(1 N I 0. ci y K:6-t -4- i(nit) e yT 1.2 0 -v S G y/ J j f cc_r ct, "t z C)/ \Its iL G� �L° l �i �1 1 �1 L S' ,7 ,5) IA J /!.4; ;�tu.. s 'l i? ,1 .s7,� Z-,4 i.' iLr .i _.JY�ivi� k) ..s W 5 4 9 A P S 7 I. rile k '0,JAA )}4 /lA a g c. Ls 1-t vi o S! 22 S y Bl 79 To: City of Tukwila, Washington We, the undersigned, petition the City of Tukwila to prevent changes to the zoning of parcels 334740-0795 and 334740-0810 to allow the expansion of light industry or commercial property in our neighborhood. In December of 2010, Frauenheim and Bononcini illegally expanded their operations by storing large industrial steel framing beams on two residentially zoned properties. The undersigned are opposed to any zoning changes that will drastically reduceproperty values in the neighborhood_ Keep Allentown a clean, pedestrian friendly neighborhiREC TE WED Sincerely, MAR 0 8 2011 I The Undersigned DIN CAE 7 Property Owner Signature Property Owner Name Address or Parcel Number 1 7 1 0 M UhA laiti INCn j 7--r) -..f.:,.....„,-- 7V/ -RA A/ Z-05 0 W/ )1 P1 s :1 r-K-, e_ c e I 7 J2 ,T) „/2.-.1i ,f---1 f.,::)`-1A2,- I .L2-- ,,e r-A/LL,x.,/ i Sti-- (L(4-4-1_, r L. c Vf- fincciort (tryc< 1.2_7_1q 4 -6 4 1 z-.. 4:,.,F 4 .J __I 1, 0\ k .,,W. ,,---2 7 6 3 .6g 4- U S S,Tti Ji eri,,,) U 0,(A.AL S7, ,0 l'„ ri Pr C,_ („P- 9,3? :4 (5 711 /:i(ii; 5 /7 7 7,14A- /2 6'/,i 791. 2.V Z i z.- ,e7 4 e; 7 ti 0" C-e l 0 (1 tbi t li'l 7 1 VP). C /2Z 57" c---je..ikpLA( /-i?L6itit ,,ie 1 in(av g Ie.-/--s Wic 2 ,S: /?7(r( k4. I 4 11 A j-7, 1Lt-Vtr. LAKilf I I /va 4 ii 2u4 qtriv\ icleb,,f c. D.zp t cl A -f- AF C -di AiS-c- 80 To: City of Tukwila, Washington We, the undersigned, petition the City of Tukwila to prevent changes to the zoning of parcels 334740 -0795 and 334740 -0810 to allow the expansion of light industry or commercial property in our neighborhood. In December of 2010, Frauenheim and Bononcini illegally expanded their operations by storing large industrial steel framing beams on two residentially zoned properties. The undersigned are opposed to any zoning changes that will drastically reduce property values in the neighborhood. Keep Allentown a clean, pedestrian friendly neighborhoor K E C fl/ Sincerely, MAR 0 8 2011 The Undersigned COMMUN;' y DEVELOPMENT Property Owner Signature Property Owner Name Address or Parcel Number M S 1 i 1 l 4 II t' j II 1--.4. C. mac 7 r c k r i.4 va-^ A Y tom.' L. FAIT) t,,L ine x'- ZA-1 Li-' f. t V!! t7� /-.1: .�,Ne r' k S...;., n ti, o, li i'U it* ?A ,h S' he 4 ei o t i h 1-1 ti-, L j s J L a 1 e 4 A 1 r V 6.tic /r G/ sy7e 4 9 pi: .S' s 81 82 ATTACHMENT H To: City of Tukwila, Washington We, the undersigned, petition the City of Tukwila to prevent changes to zoning in Allentown to allow the expansion of light industry or commercial property in our neighborhood. The undersigned are opposed to any zoning changes that will drastically reduce property values in the neighborhood. Keep Allentown a clean, pedestrian friendly neighborhoods; E Sincerely, 20111 The Undersigned CQ MMUNITY E'JELOPMENT Residents Signature Residents Name Address 4// 44o a S l.�wrr' St. i /V ferf'f 2 !�u1/GL �V r1Kl C1i1 AM U.. 1 6 ic;.: la w A q 8 11 6 K zk �5 Q-c, 2 --,Z5 3 x`54 erc_s c z iL U e'0 ro I 1 Q IA P, (v'', /2„; (r A C 1 VA i \I 1-5 12.-;(1 Zf-ci /+1/(= .r A V V r,li; 10 op- v(c xc 'PL5 /_9,g, P(5 ke ...--Y -ik =mil 7V l JG" G71 r J4 Ll'�.1. /7 7 0 L 1 -77 7 1 7 s i Li?. �1 12 4' 5 y 5 a 1 V I J v) g C 1-1,6- C 1 c (4-jv :r of t;: c 6 t f S r ,i ,.4,7, ,.„.,7 ./..2 -;:?.;_.:,,.„.7. _..,./-6,6,6 i.;/ .0'1 r i v i l r ki 6 0 f 2 v T,t A hi .1_1_2) (a ce /1..‘f ei 2 ,14 l_•tz i/t .)7' it 1 ..t--- c to i Vi 1 G C° (77 i 83 To: City of Tukwila, Washington We, the undersigned, petition the City of Tukwila to prevent changes to zoning in Allentown to allow the expansion of light industry or commercial property in our neighborhood. The undersigned are opposed to any zoning changes that will drastically reduce property values in the neighborhood. Keep Allentown a clean, pedestrian friendly neighborhood. Sincerely, 1V The Undersigned '1 8 2011 COMMUNE! Residents Signatur v W Residents Name Address 9 niL/S'l. i`L/3 71 ✓.4 /14 1Arra (Po i C(j>h /57 G) 5 84 ATTACHMENT I We don't want industrial construction in our area, we want stay residential area only. We don't want big truck driving on the stride to make noise, is dangerous for kits. I hope you don't approved. Thank you. RECEIVED GHITA BREBAN 12709 46 AVE, S. MAR 0 5 22 f TUKWILA, WA 98178 COMMUNT1 DEVELOPN EN I'm residential of Tukwila. 1 85 ATTACHMENT J Page 1 of 1 Rebecca Fox we dont want the BNSF in neighborhoo. From: Isidro Bendico To: Date: 03/08/2011 12:11 PM Subject: we dont want the BNSF in neighborhoo. to:rfox, I'd like to inform you that we are againts with the expansion of the BNSF to our neighborhood.Thanks fr. mr /mrs Bendico. 86 f /C:\ temp\ XPGrpWise\ 4 D 761 D 0 Dtuk mail6300- po1001346335121C9E1 \GW }00001... 03/08/2011 ATTACHMENT K Rebecca Fox Re: Fwd: WE NEED YOUR HELP!!! From: Rebecca Fox To: Rebecca Fox Subject: Re: Fwd: WE NEED YOUR HELP!!! On 2/22/2011 at 8:13 AM, in message 0e3601cbd2ab$78d2e9c0$6a78bd40$ @net "LAURIE JENKINS" <LaurieUis @comcast.net> wrote: We, the citizens of Allentown, are outraged about the industrial contamination in our neighborhood... and BNSF's wanting to rezone residential property so they can further destroy our quiet enjoyment of our humble homes...some are pretty fancy! Spot zoning appears to be in direct contradiction with the Tukwila Comprehensive Plan, as far as protecting residential areas. While we understand BNSF's need for expansion, we cannot have it in our neighborhood... No matter what they are offering. Period! Whatever you can do to help protect our rights... If you went door to door, you would find all are vehemently opposed to the further industrial contamination of our community. The 24/7 noise, banging, huge trucks running, all night ruckus is hard to live with as is. We've collected many signatures, have many statements, and are prepared to take this higher up. We need your help to stop this. Laurie L Jenkins, GRI, CRS, EPro, SRES, CNS Realtor, Notary Public 206 478 -1993 LaurieLlis@comcast.net www.LaurieJenkins.com Coldwell Banker Danforth about:blank 03/08/2011 87 88 ATTACHMENT L Rebecca Fox RE: Hello Ms. Jenkins, From: "LAURIE JENKINS" To: "'Rebecca Fox Date: 02/23/2011 5:56 PM Subject: RE: Hello Ms. Jenkins, Thank you, we have printed out and reviewed the Community Participation manual and the Tukwila Comprehensive Plan from the city website. We hope to protect residential Tukwila from any more Industrial invasion. We understand the need for commerce and business and want to see ft, just no more in this little community by the Tukwila Community Center. It turns out that there are many impassioned citizens in this little area who want to see spot zoning stopped, a quality of life maintained so that people can have the quiet enjoyment of their property they are entitled to. The aircraft above us are plenty to tolerate, and we worry about the contamination there too. Just as an aside, we are seeing how health is amongst the residents, and wondering how much more contamination we can take. We will try to get a feel for what Planning has in mind. Many fear we are just being 'Railroaded'. We will get as organized and prepared as possible, but please know the natives are extremely restless as they feel they are powerless...can't fight city hall. Guess we'll see. Thanks for your input. Laurie L Jenkins, GRI, CRS, EPro, SRES, CNS Realtor, Notary Public 206 4784993 LaurieUis @comcast.net www.LaurieJenkins.com Coldwell Banker Danforth From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Wednesday, February 23, 2011 4:23 PM To: LaurieUis @comcast.net Cc: Kimberly Matej; Minnie Dhaliwal Subject: Hello Ms. Jenkins, Hello Ms. Jenkins, Thank you for your message to Kimberly Matej of the City Council staff regarding your serious concerns about the BNSF rezone request. Kimberly will give your message to all the City Council members. I've also received your message since I am the staff person working on this issue. I'd like to review the process that the City Council will follow when it reviews Comprehensive Plan /rezone requests, including BNSF's. Depending on the City Council's decisions, there will be up to three opportunities for the community to comment on the requests at two public meetings and a hearing. At each point, the public will be notified of the meetings by mail, by posting on the site, and with a notice in the newspaper. Background: file: /C temp\ XPGrPWise \4D654A30tuk- mail6300 -po 1001346335121AD31 \GW 00001... 03/08/2011 89 Page 2 of 2 State law generally allows cities, including Tukwila, to amend the Comprehensive Plan only once per year, unless the request is considered an emergency. All applications for change in zoning /Comprehensive Plan are due on December 31. They are reviewed during the following year. This year the City of Tukwila received three complete applications, including two from BNSF. Review The first opportunity for public comment will be on March 21, 2011, when the City Council will hold a public meeting to hear from interested community members and the applicants about the 2011 requests for Comprehensive Plan amendments /rezones. Afterwards, the City Council will decide whether to: 1) deny the request; 2) defer consideration for a year, or 3) forward the request to the Planning Commission, Tukwila's volunteer land use advisory group. If the City Council denies a request at this point, consideration ends. If the City Council forwards an application to the Planning Commission for consideration, it does not mean that the City Council is in favor of a particular request. Rather, it means that they want the issue to be reviewed further. Staff prepares a report for any application that goes to the Planning Commission. The Planning Commission will hold a public meeting on the request, where community members and the applicant can speak. Afterwards, the Planning Commission will make a recommendation back to the City Council. After the Planning Commission meeting, the City Council schedules a public hearing. Again, the public and applicant are invited to speak. After the hearing, the City Council will deliberate and make a final decision on whether to approve the application as is, modify the request and approve it, or deny the request. Decisions may be appealed to Superior Court. I hope this information about the review process is helpful. Thanks again for expressing your opinions about BNSF's rezone request. Please contact me if you have further questions. I will be out of the office until March 7, 2011. If you have questions before then, please contact Minnie Dhaliwal, Planning Supervisor, at 206 431 -3685 or via email at mdhaliwaVaci.tukwila.wa.us Sincerely, Kebecca rox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 431 -3683 (tel) 206 431 -3665 (fax) rfox @ci.tukwila.wa.us 90 file: /C:\ temp\ XPGrpWise\ 4D654A30tuk- mail6300 -po 1001346335121 AD31 \GW 00001... 03/08/2011 (03/08/2011) Rebecca Fox application to rezone LDR to MIC /L in Allentown ATTACHMENT M From: Brooke Alford <bmarie2 @earthlink.net> To: Rebecca Fox <rfox @ci.tukwila.wa.us> Date: 01/29/2011 4:16 PM Subject: application to rezone LDR to MIC /L in Allentown Hi, Rebecca, I am in shock as I just received a postcard in the mail about rezoning for MIC /L in Allentown. I have a picture I have been meaning to send to the Dept where a landowner cleared ALL vegetation for industrial storage on a site adjacent to the a MIC /L just a bit north of the proposed BNSF. These lots are sandwiched in between houses, in an LDR neighborhood. Years ago, when I moved here (Allentown) I was told by Councilman Robertson how the Council, during his previous tenure, had secured LDR for this neighborhood, with some unfortunate grandfathered property. Given how obviously unacceptable this is, and what a deplorable trend it could set, I am assuming this will not pass Council. However, I would like to request a meeting as soon as possible to better understand what appears to be a recommendation coming out of DCD. Please let me know if you are available to meet the week of Feb 1. Perhaps on Feb 1? Thank you, Brooke Alford 4724 S. 122nd St. 91 (03/08/2011) Rebecca Fox BNSF applications tiu�t��r ri PP Page 1 From: Brooke Alford <bmarie2 @earthlink.net> To: Rebecca Fox <rfox @ci.tukwila.wa.us> Date: 03/02/2011 8:52 AM Subject: BNSF applications Attachments: zoning_map_bw edit 2 copy.pdf; Part.002 Hi, Rebecca, I wanted to check in on the app process. Will you be presenting the applications to Council's Comm of the Whole on the 14th? If so, do you make any recommendations at that point? Will the Council be made aware that BNSF has also bought another LDR property in Allentown that it is not Currently requesting a rezone for? And will BNSF be presenting to the Council at the 21st mtg? I'll attach the flyer that is being distributed in the Allentown neighborhood, with a map attached. I thought I'd send it on to the Council as an fyi, as well. Thank you, Brooke 92 Attention :Allentown residents! BNSF Railroad is attempting to re -zone parts of our neighborhood from LDR (low den- sity residential) to MIC -L and MIC -H (manufacturing industrial center Tight and heavy). See map on backside of this page. (1.) South parcel: "Burlington Northern Santa Fe (BNSF) has applied to amend the Comprehensive Plan (File #L10- 075) and Zoning (File #L10 -076) on five lots with a total area of approximately 1.8 acres east of 51st Place South and adjacent to the existing BNSF facility at 12200 51st Pls. S. The nearest intersection is at S. 124nd St. and 51st PL. S, Tukwila, WA. The request is to amend zoning /Comprehensive Plan on 5 parcels parcels #0179002110, 0179002155, 0179002160, 0179002195, 0179002230) from Low Density Residential (LDR) to Manufacturing Industrial Center /Heavy (MIC /H) in order to expand the existing rail yard operations." (2.) North parcel: "Burlington Northern Santa Fe (BNSF) has applied to amend the Comprehensive Plan (File #L10- 073) and Zoning (File #L10 -074) on three lots with a total area of approximately 1.8 acres east of 44th Place South and adjacent to the existing BNSF facility at 12200 51st Pis. S. The nearest intersection is at S. 122nd St. and 44th PL. S, Tukwila, WA. The request is to amend zoning /Comprehensive Plan on 3 vacant parcels #2247400915, 3347500930 3347400935) from Low Density Residential (LDR) to Manufacturing Industrial Center /Light (MIC /L) in order to expand the existing rail yard opera- tions." (3.) Other lots owned by BNSF with LDR zoning. What this means to our neighborhood: The railroad will be expanding their operations into the Allentown neighborhood, reducing our residential neighborhood's size and increasing their noise and light pollution and their truck traffic into our neighborhood. The applications (Files PL10 -063, #L1073 &74 and PL10 -064, #L107 76) are available for public review at the City of Tukwila Dept. of Community Development (DCD) office, located at 6300 South center Blvd, #100. What YOU can d o Your written comments on the projects are requested! They, must be delivered to DCD at the address' above or postmarked or sent via a mail to rfox @citukwila wa us no later than 5 pm, March 11, 2011: You are invited to comment on t he "re uest a p ubl ►c,meetln 9 scheduled for March 2011 at 7 9 21 pm before the City Council in the CityCouncil Chambers, Tukwila City Hall, 6200 Southcenter Blvd, Tukwila, WA After:hearing comments from the public the Council will decide whether to deny the request, defer it for one year,"or forward hte request to the Planning Commission for additional review: 93 KEY MAP: Residential Lots Purchased by BNSF in the Allentown Neighborhood. —L_ X I %Mk i t u -2_- i r 1 1 —I .r L k In vi -i•:; 1 111 si 171 :.,1 !pi v T 1111111- 61111 1 RCA-. 1 :5 s ir 1 t z lip '01 iir aLc7 S1-115 St 1 4&, ,4, is L -Ifillk" Ix 01 ..k.: „.-01 r--Hsi:,...r---,_____ .,_...i.,,,...,.....:.„.. .i.1 ---,=_I 1 ,.=-,4,. P 1 Ig T S t I llga MINIM 44: wi= N,,,II ,I •mola 1 Em rsr '...:N ij 4 ii .1::!7•" i \\I m Imiir611 --1 rq--1 s.,.„ IC/L. t 1 7 .r--, s n4s if..:,!;:• I C1)1 im 71 =lik 110, a) 00 2 1 mg -Irak r LA m 1- ma VIZ 1111 S 124 Still 1111 ow muma 1.11r& 1, J a e i// 1 T 1 I IH $12,5 t 0\ (5‘ Community Center ''1,: piluillik,„.........., 0 1 AO .tAV i I l a 4 A 4":. 11, •'..3P,,:'::. i'/.:i.;.':".':... mil i S i '''.T. x V '..'.'2.--- 29 St fal CiLl :"X ...nf 94 ATTACHMENT 0 Rebecca Fox FILE #'S PL10 -64, PL10 -75, PL10 -76 From: DONNA M ANDERSON To: Date: 03/02/2011 8:55 AM Subject: FILE #'S PL10 -64, PL10 -75, PL10 -76 Rebecca Fox The above Tots cover the block on one side of 51st Place South. There are 4 homes directly across from these lots on this dead end street, one of them is mine. You are being asked to change the zoning from residential to heavy industrial without knowing what those Tots are going to be used for. The railroad yard sits higher in elevation than the lots, street and our homes. Will fill be brought in to raise it? Will the mature trees between the railroad yard and the Tots be cut down? Will trucks be driving on 51st? What kind of noise and pollution will we have? Will there be activity day and night? Will ta!l beacon lights be installed so they shine into our homes? Is the whole area going to be leveled with concrete? What about water run off? Will fencing and landscaping be done? If the council members are not familiar with this street, now is the time to become acquainted. Thank You Donna Anderson 12533 51st Place South file: /C:\ temp\ XPGrpWise\ 4D6E061Atuk- mail6300 -po 1001346335121BAC 1 \GW 0000... 03/07/2011 95 ATTACHMENT P lo-A4 '0 'dr4° i I --A-v. ..-Pii;..ti.A1-1-4-.4-' 'ill OW 6-DirilIi- \l'A 1,,,, 5 t- Kls24,144A if v K Lkt.,-J j 7-k pt,L, ..,,,u_AA 4,a4A„tz,d 8,, ai it-ta/a 1 )4(1 r t C ou-E 1 7 1 14 i 4vii,i rgi ci,, .-i. 4 -4 i 96 ATTACHMENT 0 ------1 mitC/H '_.c 1 1 t.l.';,,,,-,,,_ r L r 7 ,4 4, -3-125113. -St LDR to MC/H f A '4 '4'3 *47:: l e I t_. --a•w TA. m 1 1,_ •.-1 /----03-‘1, '1101** ..P 4 -:,,,.;4 a -.t ib 4,1.,,,• o___!. City of Tukwila Comp Plan Amendment Li0-073 Codiga Rezone L10-074 Project File PL10-064 Farm 1 Al Subject Property •vec „....,...,..„_,y \i ,c. 0 zoning 1,190,,\,_1,5., CD -------„Nt 1".200' 9-/ 98 ATTACHMENT R CITY OF TUKWILA COMPREHENSIVE 1 4 Z Department of Community Develo E 3D 6300 Southcenter Boulevard, Tukwila, WA 98188 PLAN ►i► ��`1 to t D f .,a,,,. T elephone: (206) 431 -3670 FAX (206) 431 -��6�5 ��l�r E -mail: tukplan @ci.tukwila wa. us AMENDMENTS AME DME1r T S 8 Xi DEVELOPMENT APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: File Number: Application Complete (Date: I Project File Number: p i Application Incomplete (Date: I Other File Numbers: (r l0 --pi NAME OF PROJECT/DEVELOPMENT: BNSF Intermodal Facility Expansion South Lot LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Vacant lots located east of 51st Place S. and adjacent to the existing BNSF facility at 12200 51st Place S. The nearest intersection is at S. 124th Street /51st Place S. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Parcels 0179002110, 0179002155, 0179002160, 0179002195, and 0179002230. DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the owner /applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Sam Phanekham, BNSF Railway Company Address: 2500 Lou Menk Drive, AOB -3 Fort Worth, TX 76131 Phone: (817) 867 -6132 FAX: E -mail: sam.phanekham@bnsf.com Signature: Date: 12 -21 -2010 99 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Heavy (MIC /H) B. ZONING DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Heavy (MIC /H) C. LAND USE(S): Existing: vacant Proposed: cargo container storage associated with BNSF rail yard operations (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. There is a large truck maintenance and repair shop and an airport car service located northwest of the site. To the west, land uses are mainly residential. Across the Duwamish River to the west and southwest, there are several banks, offices, and an educational center (ITT Tech). South of the site is the Duwamish River and further south is a truck rental facility with associated parking. The BNSF facility and Interstate 5 are located east of the site. The parcels proposed to be rezoned are vacant. 100 J I :fcss CITY OF TUKWILA 1 3 i En k r Department of Community Development O rte .2,, —I q t% n 6300 Southcenter Boulevard, Tukwila, WA 98188 fi 1 4 i Telephone: (206) 431 -3670 FAX (206) 431 -3665 ,tot rim r mo o^ t o e1�• E -mail: tukplan��ci.tukwila.�va.us ��a'��'t+tT,/ i C AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 12200 51st Place S., Tukwila, WA 98178 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on 1 C 20 0 Print Name p 4 '4 Q Address 0 ticrod Ala-- t ?8 •3 4131 A Phone Number All. 652 J 81 Signature JJ 1 (I On this day personally appeared before me h A L.. to me known to be the individual who executed the foregoing instrument and acknowledged that he /she At the sam as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 1 119k DAY OF Il. eirn 12.01 20 (0 iiss .9Q No E. Public SIMMONS rtn nrt B Notary Public /t STATE OF TEXAS N f A P LIC in and f r the State of Was 4 j FOFy MY (otssn�, EXP. 0311 My Commission expires on (3 /1 ®701 101 COMPREHENSIVE PLAN AMENDMENT CRITERIA The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. 102 Comprehensive Plan Amendment Criteria Responses BNSF Facility Expansion Project South Lot Comprehensive Plan Amendment Criteria (TMC 18.80.050): 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? The proposed land use is inconsistent with the existing Comprehensive Plan designation. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The BNSF facility is constrained by the Duwamish River to the south and railroad tracks and Interstate 5 to the east. The proposed change is the best option, as there is no other way for the BNSF facility to expand without rezoning the surrounding Low Density Residential (LDR) areas. 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The BNSF facility expansion would allow for the creation of more jobs, benefiting the local economy. Expansion of the BNSF facility would also create additional tax revenue for the City of Tukwila. Comprehensive Plan Amendment Criteria (TMC 18.80.0101: 1. A detailed statement of what is proposed and why; BNSF proposes to change the zoning and comprehensive plan designation of the subject parcels from LDR to Manufacturing/Industrial Center High (MIC/H). This change would allow the BNSF to expand operations and create additional storage area for cargo containers. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; The change would affect the surrounding low density residential neighborhood to the west by expanding existing operations of the BNSF facility. The parcels that would be rezoned to MIC /H would be separated from nearby residences by a road (51st Place South). This, along with landscaping and fencing, would provide a buffer for nearby residences. Page 1 of 4 103 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) The current Comprehensive Plan designation for the subject parcels is LDR. The proposed Comprehensive Plan designation of MIC /H is more appropriate, as this zone 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" (TMC 18.38.010). The following Manufacturing /Industrial Center goals and policies from the Comprehensive Plan are supportive of the proposed project: Policy 2.2.13 Promote economic use of industrial lands outside the MIC by encouraging redevelopment of under- utilized sites and by promoting the retention of large parcels or consolidation of smaller parcels of industrial land to facilitate their use in an efficient manner. 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. 11.1.6 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. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; The proposed amendment complies with and promotes the following goals and requirements of the GMA: RCW 36.70A.020 Planning Goals Economic development. Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities. RCW 36.70A.115 Comprehensive plans and development regulations must provide sufficient land capacity for development. Counties and cities that are required or choose to plan under RCW 36.70A.040 shall ensure that, taken collectively, adoption of and amendments to their comprehensive plans and/or development regulations provide Page 2 of 4 104 sufficient capacity of land suitable for development within their jurisdictions to accommodate their allocated housing and employment growth, including the accommodation of, as appropriate, the medical, governmental, educational, institutional, commercial, and industrial facilities related to such growth, as adopted in the applicable countywide planning policies and consistent with the twenty-year population forecast from the office of financial management. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; The proposed amendment complies with the following Economic Development and Land Use Pattern Countywide Planning Policies: ED -6 Local jurisdictions' plans shall include policies that actively support the retention and expansion of the economic base of the multi -County region. Local jurisdictions and the County shall work cooperatively on a regional basis and invite private sector participation to evaluate the trends, opportunities and weaknesses of the existing economy and to analyze the economic needs of key industries. Local jurisdictions' comprehensive plans shall include policies intended to foster: a. The development and retention of those businesses and industries which export their goods and services outside the region. These businesses and industries are critical to the economic strength and diversification of the economy; and b. A business climate which is supportive of business formation, expansion, and retention and recognizes the importance of small businesses in creating new jobs. ED -8 Where appropriate, jurisdictions' plans shall include policies intended to attract and retain industries, firms and jobs, within their locally determined or zoned manufacturing and industrial areas. ED -15 Local comprehensive plans should include policies which foster a climate supportive of the siting needs of industrial users and that recognize the important role they play in creating high -wage jobs. Local plans are encouraged to include policies designed to ensure that industrial use of industrial -zone land is not unduly encroached upon or limited by non- supporting or incompatible uses. Local policies and plans are encouraged to support the continued availability of land for those industrial and supporting or compatible activities dependent on critical infrastructure as identified in local comprehensive plans. Jurisdictions should consider zoning or other means to provide opportunities for those uses in areas where infrastructure facilities can be utilized to exploit the economic benefit of that infrastructure. LU -53 All jurisdictions support the development of a regional industrial siting policy to promote industrial activity. Page 3 of 4 105 LU -54 Jurisdictions shall design access to the regional Manufacturing /Industrial Centers to facilitate the mobility of employees by transit, and the mobility of goods by truck, rail or waterway as appropriate. Regional comprehensive plans shall include strategies to provide capital improvement projects which support access for movement of goods. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; No changes would be required to any of the City's functional plans. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; No capital improvements would be needed to support the proposed change. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. The proposal would require a rezone of the subject property from LDR to MIC/H (see attached Zoning Code Amendment form). Page 4 of 4 106 ri. r F fi I 1. t�^�,i 4 G) of r t' Z 1 I N ei=Gf fik,`�f,T <11�1� 3' t N O r 1 I UHF 1', q o v n o a IT i CND m r 0 D T n— N1,"14 4 73 7 m m m 11 1 i 1 VI \I lri s 0 a r^ l 0 1 r V I g io .11 7 I j g) 1 N 1--, G 1:-.-•, •i '''...,./"....,,,,r. i f, 1 i 0 0 o q- 9 t 25 01 8 ii!! cD o n p N i oo� c m i 6 1 I j' a f'- 000 g e i' 0 0 M ‘C\ N ..tt d r` 1,4,- 1 13 v1 m I(,'' ,,I 1 i- m �I yI` j r err4 i� 108 1 ATTACHMENT S -.1 CITE �oF TUKWILA ZONING CODE f' '•ti Department of Community Development ;At 61 6300 Southcenter Boulevard, Tukwila, WA 98188 1 Q ��1 0,0 --I Te (206) 431 3670 FAX (206) 431 36 g r d ��cs rr�ap AMENDMENTS t� i �6m 3 :��.ao 1;..�' ,(f) isi,:'� E -mail: tukplan @ci.tukwila.wa.us /908 DEC 21 2010 APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-ZCA Planner: Rt? ,4 e" c_. s 7 I File Number: L i t 0 Application Complete (Date: I Project File Number: Z f 0 0 01 Application Incomplete (Date: I Other File Numbers: I NAME OF PROJECT /DEVELOPMENT: BNSF Intermodal Facility Expansion South Lot LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Vacant lots located east of 51st Place S. and adjacent to the existing BNSF facility at 12200 51st Place S. The nearest intersection is at S. 124th Street /51st Place S. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Parcels 0179002110, 0179002155, 0179002160, 0179002195, and 0179002230. DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Sam Phanekham, BNSF Railway Company Address: 2500 Lou Menk Drive, AOB -3 Fort Worth, TX 76131 Phone: (817) 867-6132 FAX: E -mail: sam.phanekham@bnsf.com Date: 12 -21 -2010 109 RFCEIVED xi� fi• q a c 1 :��01 A. COMPREHENSIVE PLAN DESIGNATION• Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Heavy (MIC /H) B. ZONING DESIGNATION: Existing: Low Density Residential (LDR) Proposed: Manufacturing /Industrial Center Heavy (MIC /H) C. LAND USE(S): Existing: vacant Proposed: cargo container storage associated with BNSF rail yard operations (for proposed changes in land use designations or rezones) 110 4 CITY OF TUKWILA ilk, k I A 2' Department of Community Development r i —I 1.1 e 1 G 63 Southcenter Boulevard, Tukwila, WA 98188 y 1 s 4:C I t /1t 040 1 4 Te (206) 431 -3670 FAX (206) 431 -3665 s 3 a rte— 4/ V f Z E -mail tukDla n@ci.tukwila.wa.us L I 4 NititY G d J �I 1JPMEi 1908 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 12200 51st Place S., Tukwila, WA 98178 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at f II�tWHit (city), Tx, (state), on Ito Cja-c. 20 to I Print Name r rx Address L—� �OtJ VA.244... bs.Av, Phone Number tt7. SZ 1-3R7 Signature On this day personally appeared before me Kg I 1/�X.� to me known to be the individual who executed the foregoing instrument and acknowledged that he /she V d the sa c as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS f iY DAY OF el; r�x hi,(, 20 I0 1 tPSY ATM JO E. SIMMONS CIA?' iL /�.Ll tiwrn 0-►� 1 Notary Public i NOT Y PU) iIIC in and for the State of Washington. 7 STATE OF TEXAS 3 V j 4 ?E0Flt thy Comm. Exp. 03/11/2012 M y Co m missio> p on 1) 1.2.. 111 ZONING CODE AMENDMENT CRITERIA The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. ZONING AMENDMENT CRITERIA (TMC 18.84.030) Demonstrate how each of the following circumstances justifies a rezone of your property or a change in the existing Zoning Code. Each determination granting a rezone shall be supported by written findings and conclusions showing specifically wherein all of the following conditions exist: (1) That the proposed amendment to the zoning map is consistent with the goals, objectives, and policies of the comprehensive plan; (2) That the proposed amendment to the zoning map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for; (3) That there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map; and (4) That the proposed amendment to the zoning map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. 112 Zoning Code Amendment Criteria (TMC 18.84.030) BNSF Facility Expansion Project South Lot 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan The proposed MIC/H zoning is consistent with the Comprehensive Plan, as follows: Policy 2.2.13 Promote economic use of industrial lands outside the MIC by encouraging redevelopment of under utilized sites and by promoting the retention of large parcels or consolidation of smaller parcels of industrial land to facilitate their use in an efficient manner. 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. Policy 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. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. Per TMC 18.38.010, the requested Manufacturing /Industrial Center Heavy MIC/H) zone 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." The proposed rezone from Low Density Residential (LDR) to MIC/H will fulfill this purpose by allowing the existing, adjacent BNSF facility to expand onto these parcels. The MIC /H zone permits uses such as heavy equipment repair and salvage, storage yards, offices, railroad tracks, and outdoor storage of materials. Permitted LDR uses include single family dwellings and their accessory uses. MIC /H zoning would allow a wider range of uses that are compatible with the adjacent BNSF facility, including the proposed use of cargo container storage. The parcels for the proposed rezone are separated from the existing LDR neighborhood by a road (51st Place South). Page 1 of 2 113 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map The BNSF facility is constrained by railroad tracks and Interstate 5 to the east and the Duwamish River to the south. BNSF wants to expand operations; however the only available area is to the west, into the LDR zone. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located The industrial uses that are permitted in the requested MIC/H zoning would benefit the region and the City of Tukwila by providing additional employment opportunities and tax income. Rather than an isolated pocket of residential uses adjacent to a manufacturing /industrial activity, the rezone would ensure that any new residences would be separated from the BNSF facility by a road and other buffers, such as vegetation and fencing. Use of the parcels as part of the BNSF facility expansion would promote safety and convenience through good design. Setback, height, and landscaping/screening requirements for the MIC /H zone would be followed. In addition, cargo storage is already permitted in the LDR zone as an accessory use for some facilities (per TMC 18.10.030[7], "institutional uses such as hospitals, food banks, schools, or government facilities may have two cargo containers per lot with approval as a Type 2 decision; criteria listed at TMC 18.50.060 Future development applications for SEPA and Design Review will address specific potential impacts such as traffic, parking, and other impacts on abutting property, and provide the City of Tukwila a clear means to evaluate any future proposed development, accommodate neighborhood conditions, and avoid adverse impacts to the adjacent properties and the community. Page 2 of 2 1 14 0 c Z r a -rdai t,? cs s" ^r)f'xrP FF i m i t x 1 Z co 4 Y 1 V 1 --1 i N i C 0 i y 0 j i c g W JI o f A n S a 1 z o m S m i7 ®..o..® W 5 `y 3 .ilg .aaa �y �m r Sri m Z sn D g 1 1 g�33d N m m i A, i 16 1 a i a •-.2" e r:, s i 9 I 1 't r 1 ____.1 -L 8 F -`1` S E li E 1 7 r o i aS �fir I i 9 1 V i s 1, I E t 80 i I I ?,.,..s., 7 E t o c °3 O z t 25 6I li J 'tee 4A oc N CEO 6 '`i e- ooten 117 '1 co ca t •1 --5, .1 1_______p f p r ,I, .1 r f, lit I 11 N z -o N 0, d t9 5P n c .gym ,rm 116 ATTACHMENT T COMMUNITY BANK REZONE 118 ATTACHMENT 140__._ SEAT z:y y 1 a e S W\C) i O i o N i 9 ICi to LI 4 f.,L„ ,c, ii., L. L 1 '(#4t47% -,,2 9 City of Tukwila I Comp Plan Amendment O L11 -001 Rezone L11 -002 Subject Property Q Zoning �Ly X111 Tukwila City Limits 1" =200' G (O 119 120 ATTACHMENT V J t :..l CITY OF TUKWILA `p �2 Department of Community Development COMPREHENSIVE ,i' /y�� 1 6300 Southcenter Boulevard, Tukwila, WA 98188 PLAN ��j�,��_ p Telephone: (206) 431 -3670 FAX (206) 431 -3665 IP 1 ibli. 'Z` E -mail: tukplan @ci.tukwila.wa.us AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: Rej e cc_ .G x I File Number: L 11 -0 0 Application Complete (Date: g)Qj11 I Project File Number: (2L 11 0 1 Application Incomplete (Date: I Other File Numbers: C 1 002, NAME OF PROJECT/DEVELOPMENT: COMMUNITY BANK AT UNIFIED GROCER SITE LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 10200 EAST MARGINAL WAY SOUTH, TUKWILA, WA 98168 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 042304 9184 -04 DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the owner /applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Mikel Hansen Address: 12201 Tukwila International Boulevard. Seattle. WA 98168 Phone: 206 277 -5249 FAX: 206 282 -9951 E -mail: miketg/.14.44) h@sabev.co lm Signature: Al?..t Date: //3/// 121 C: \Documents and Settings \AllisonS \Local Settings \Temporary Internet Files ContentOutlook \TBXBIIAB \Comprehendive Plan Amendment- Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC /H Proposed: CI B. ZONING DESIGNATION: Existing: MIC /H Proposed: CI (Licht Industrial) C. LAND USE(S): Existing: MIC /H Proposed: CI (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. Unified Grocer administrative office and warehouse, restaurant, tavern, Boeing, Kina County Airport 122 and Spttinas\ AllisonS\ Local Settings \Temporary Internet Files\ ContentOutlook \TBXBIIAB \Comprehendive Plan Amendment- Ju12010.doc I WatgetiUE4 1 Associated (port of) S. N a rf.. Grocers Property 0003400042 Boundary 0003400046 0003400049 0003400015 10230 E Marginal I iir 0003400041 Property li 00034 1024 ►I1�I1I1r:� o Boundary v¢j6 (0423049101 a 0423049102 Le a 0323049024 t/P vg t�l1 0 Viii 0 0 tD ta 0423049099 0323049062 a. Sea lie tt 0323049048 0323049128 U 1 a A 42304906. 0323049080 cZE,_ D O 0323049045 l �v 0 0 0, 2304907. 4y ?a N z 2304907 r 6 v.. Q 0323049061 i 2304907 o 0323049028 0323049058 5211._ i 0 State in Feet 325 (approximate) S Boeing Rd, 10230 E Marginal Way Seattle, Washington DRAFT Tax Lot Parcel Numbers SAB -029-00 FIGURE 3 February 2007 Ref: Tax Lot Combined.Cdr Dalton, Olmsted Fuglevand, Inc. 123 1/t6T C0611 R •I]� SUBJECT PROPERTY y/0/0.0)0:006.y. CITY OF TUKWILA AREA 27,907 SF I CITY OF SEATTLE 9 A AREA 1,265,135 SF MlK 6L 1 /•SECnp1• 1 e CITY OF' TUKWILA AREA 1,438,912 SF /a. 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" 250' 124 (1) j z z Q_ w &,OD 0 0 �L::: Of r1 0 0 w co LLJ D 0 0 (1) N F- C) 0 ZI uJ w —J :3 r t VOW L J t r z I_,_ w War WOM T 4 nY j 2 57 :i' b J) i 1 B !AN -_r-:•7 r r; IN Mn IF A4 I Nq R 1' 1-C j 1 w 3 w ';1_,w� a (7 x�� rn�rnulo >'4 W E pp 3 c c),-, o o o a N z o°o00 CO Q¢F w o 'n oo k Y 'Z O O¢ W w p Z0� v 2a O U pwoo Q QOo. W Q N W'4 E- awQO U v v w�OxE Q w C Z-Z W 9rvia z v '7" 44 :4:-'1; *,^04' x 1 1 wo 57; Vil '1‘ Z ii G V a 4 A 4 P f �t r c.,) A U t z y 0 N 111 i Z I c 1 ......5 r• f v im-. J -A- V Q i a r >r 4 a ...rs9 t. Q At 3. AFFIDAVIT OF OWNERSHIP 127 _d a:` '40 CITY OF TUKWILA ;.O Department of Community Development r (0,- y 6300 Southcenter Boulevard, Tukwila, WA Vjje'� 00 98188 fA�� •e• Telephone: (206) 431 -3670 FAX (206) 431 3665 E mail: tukplan@ci.tukwila.wa.us 19(a AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 10200 East Marginal Way, Tukwila, WA 98168 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at 12201 Tukwila International Boulevard, Seattle, WA, on January 3, 2011. Print Name Mikel Hansen Address 12201 Tukwila International Boulevard. Seattle. WA 98168 Phone Number 206 277 -5249 Signature On this day personally appeared before me Mikel Hansen to me known to be the individual who executed the foregoing instrument and acknowledged that he signed the same as his voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 3rd DAY OF January, 2011 \11j ON H Sy li r r_ gs %O N F,g r y V pT4 9 NOTARY PUBLIC in and for the State of Washington tet h 0 residing at V —(----1 4':,� 08`1 'cr.; My Commission expires o ✓1 d �S 1 tl l J -L 1/ l lr1 I WAS C: \Documents and Settings \AllisonS \Local Settings \Temporary Internet Files ContentOutlook \TBXBIIAB \Comprehendive Plan Amendment 1 28 Ju12010.doc 4. REDUCED SIZE PLANS 129 0 g ne fis[sLa :amore o 8 C\ 1 One 00112 p a,an3 a V IIMml01 002 0205 c z o s' 1 NOl`JNIHSVM z o e v NOI1V1i0d1100 A39VS ,,531V IOO a+.� Y ..wow SNVA3 OIAVO m r^�m u Q 's 8 G N s J1121�d02id �38dS a i o e o AVM lb'NIJbdW 3 0£Z06 om, NVId 3.LIS 3140Z3?! ONV 1N3WON3WV NVId 3AISN3H38d0100 Z z w v o a i z x cc R R$ ss3]3r 9N13O j 11 4 U m 110 q 1 i w 9, t Z /U 5 G y 0.GN _il i F 0 j /r t� A \It a I U i 4 i f 1 0 3 b 1 W j; j.s' zo c, h i =Y 11\ i B °moo N z '-Q¢a 0 1 V ,c, i W 0 C-- s p\ �b I r r V CC VI ",!`t. a q t t; N D ,k i s,,i, l I i i Z 1 I o rte �I C q 'aL ==l1 130 5. APPLICATION FEE 131 SABEYPROPERTIESLLC 89516 City of Tukwila Finance Dept it±1Vf51C s z it F 4NC'1 f�"T��'� .�:�r�`�.�r� �ESG�iP�i�gN ��tti�t.�.'?��" yr�t��[lVVOI NT�,�"•��D4 ;�€I� I' 4� l C 1 -07 -11 403 -0033 403 -0033 Assoc Gr 7850.00 .00 785 .'00 F z t i. fit ,,ffs�, j 4' r ry 3,Ae:;s �r •K 44,. f- i r Fr y ht 1 "M 1 0, 441.4 6 r i. r y e st"" 1 T� S R e :1,P j W r „�a s r v a 1- r r h rg d yP 1„f*,N "a -,sV yq. x s "o- 3 Y ;s r-e, m 0 „,.i r '.o-'s r r 5 t .ra 5`. q t �rY- tr,. v` a y r t b F ,7r4-.::,',..,.,' F t r r Z leM.. t I r! k, P .4-Td.: "r, f' 3'$4 ;{y--'� r v:�s s i -,t R "4 �2 �w 3g.'s, Y .rt ,c, k ii- ;r�e� t r.. .f'� g1 1 3. �sr, 'i 5 L y N ti s .rt' i s^,y S 4-f `%,�'x k rs 'eF' nS,' 'z aY+>s �k ';"v i .4 FHECK f 0 f 0 ;0 t gy aavfr <8F4if 1198 6 6 T A� F t; s ir igt k irara .[NUM1 5zi' k^f g d. :ar.`' ft w Y r amw r< �rra G y y r f� t'. n' 4• ,V ..i k__. PLEA RET/jI ,K h .W. e >a �4 "44, V 11.0 Q .10 THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER .1X1...0.4Xl<R M Wa1 N{Ia'.'�' 6J AMTNI.00. SABEYPROPERTIES LLC The Commerce BankOf Washington Rem. ittanee is made by Sabey Properties sot Unwn str� t ELI orb behalf ett' sxc iszdac ries 91'0 4 ",z`,: 19S 0�y r 1 Tit B6 41 7' Fir l '.-1:..',--..,‘,!.:.' y ��5j�} f1 f rYt Sd) f� i13 h n ��r�} -4 KQ' e i i j C7� Q 7 Y i3Xt tv, rG1 o.rti No;: r fi' 1. l A (2 a081oq ,�anuAt�r 7 g t 4 6 f' s r �00 c, 8 r 7 .'a x Seven thous i and eght Fl ri dredrflft�y do11aFS a 8311` :„l a s t j 'r j k �3, v 7 T f .M'� U k J *`7` .fit r x h ti 2. j k 5 i 4',- x s r ti s'.z x f ,t yyr i 9 3 'v p F M r. r x i r 7e: "'v t tzPAY t z t of.T+�kwila PInarice Dept ...4 Ikea ti TO THE 3Q0 5outkdrt Bfyd 4! ORDER s w'i #a, WA 9 81 8 8 259: ,i, s i r a t t' ti ..t r f y :•.ti %:."4'4 H s,'. '`'E 1' i# eameop4 1 THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK —HOLD AT AN ANGLE TO VIEW >7�. 0 9.0=0' li'00 L 1.9 34611 1 L2500801,3 00 L L73758" 132 6. ZONING CODE AMENDMENT FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 133 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 134 8. NOTICE BOARD FEE PAID TO FASTSIGNS TUKWILA 135 9. MAILING LABEL FEE INCLUDED WITH APPLICATION FEE 136 10. NOT APPLICABLE 137 11. RESPONSE TO COMPREHENSIVE PLAN AMMENDMENT CRITERIA REPORT BY ECONORTHWEST 138 COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Comprehensive Plan Amendment Criteria (TMC 18.80.0101 The application shall specify, in a format established by the property: 1. A detailed statement of what is proposed and why. Comprehensive Plan Amendment and Rezone. The proposal is to remove an approximately 0.64 acre parcel south of Boeing Field in the City of Tukwila (see aerial photograph submitted concurrently with this application) from the Greater Duwamish Manufacturing Industrial Center (MIC /H) and redesignate the site as Light Industrial (LI). The proposal requires an amendment to the comprehensive plan land use map and a rezone. This 0.64 acre property was recently acquired by Sabey Corporation and was not part of the City of Tukwila 2007 Unified Grocer site rezone. In 2007, the City of Tukwila approved a Comprehensive Plan Amendment and Zoning Code Amendment for approximately 32 of the 62 acre Unified Grocer site. The remaining approximately 30 acres is adjacent, and because of City boundaries, is located in the City of Seattle. In 2009, the City of Seattle approved a 30 acre rezone from General Industrial to Industrial Commercial to make it closely compatible to the amended Tukwila zone. We are now asking that the only remaining area within the 62 acre site made up of 0.64 acres be brought to the same zoning classification. The attached maps will clearly show the Tukwila /Seattle boundary as well as this 0.64 acre parcel. Potential Future Development. The proposal will allow for the future development of the entire property with LI uses. The LI zone permits a broader range of uses than currently permitted in the MIC /H zone. These uses include office, retail, lodging, entertainment, and light industrial warehouse and manufacturing uses. While project -level plans have not been prepared, it is anticipated that a mix of these uses will be developed throughout this now 62 acre site. See conceptual site plan submitted concurrently with this application. 2. A statement of the anticipated impacts of the change, including the geographic area affected by and the issues presented by the proposed change. The proposal will result in the following positive impacts to the City: Economic redevelopment. The property currently has a vacant 8,000 sq. ft. office space and was used most recently as a site for Sound Community Bank. An economic study prepared for the proposal (ECONorthwest 2007) shows that there is an existing demand for the range of uses proposed under the LI zoning. Redevelopment of the site with a range of LI uses will provide additional employment opportunities in the City of Tukwila as well as significant tax 139 revenue to the City. Incorporating this one remaining .64 acre parcel will provide consistent zoning and the ability to develop the site as a single parcel. Aesthetics. The property is located at the northern boundary of the City of Tukwila, fronting the major transportation corridor East Marginal Way near the corner of South Norfolk Street. The property is surrounded by the Unified Grocers LI -zoned site immediately to the north, east, and south. See aerial photograph. The property is developed with an older office building and surface parking. See aerial photograph. Development of the property with new buildings to house office, retail, lodging, entertainment, and light industrial (warehouse and manufacturing) uses will greatly enhance the aesthetic qualities as well as the prominence of the property. New buildings developed on the property will be required to meet the requirements of the current code for the LI zone, including landscaping and setback requirements that will enhance the property's aesthetic qualities. In addition, while development under the MIC /H zone is exempt from the design review, future development of the property under the LI zone will be subject to design review. This will ensure the property's function as a significant entry point to the City, as well as general quality of design, will be considered. Transportation. The Cities of Seattle and Tukwila have long had plans to improve the operational and aesthetic characteristics of East Marginal Way. The redevelopment of the property under the LI zone will further these goals by improving the aesthetic quality of development on the property adjacent to these roadways and by providing frontage improvements as required by City code. In addition, the transportation analysis for project level proposals will ensure that access is appropriately located and that all transportation improvements required as a result of the development of the property will be accomplished. In addition, the property is served by Metro transit and light rail. The uses proposed for the property under the LI zone will bring employees and customers to the property who would be likely to utilize Metro transit and the light rail station. In contrast, heavy manufacturing uses under the current zoning are more likely to require automobile and truck use. Industrial Lands. The ECONorthwest report demonstrates that the proposal will not significantly impact future industrial development on parcels near the property in the MIC. The property is physically separated from industrial land to the north (in the City of Seattle) by Boeing and Boeing Field. East Marginal Way and the Duwamish River lie to the west and 1 -5 lies to the east. Properties to the south in Tukwila are predominantly in light industrial and commercial uses. Due to the property's physical isolation (by Boeing -owned land, roadways, and the River) from areas of heavy industrial use, the proposal will not significantly impact future industrial development on parcels near the property in the MICs. 140 Tukwila Urban Center. The ECONorthwest report also shows that the proposal will not adversely affect commercial development in the urban center. As indicated in the report, the scale of development anticipated for the property under the LI zone will serve the local market area, rather than the regional market served by the uses in Tukwila Urban Center. Accordingly, the project will not result in adverse impacts to the urban center. Environmental Impacts. Future development of the site would undergo project- specific review and mitigation to ensure that the proposal does not result in significant adverse environmental impacts. In addition, development made under the LI zone would generally be anticipated to have less impact to the environment than development under the MIC /H zone, since heavy industrial uses typically generate more noise, dust and pollutants than light industrial, office, and retail uses. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect. The current MIC /H designation and zoning for the property should not continue in effect. This designation and zoning was placed on the property under very different circumstances than exist today. Today the site surrounding the property has been rezoned to a light industrial zone through two major parcel rezones in 2007 and 2009. This remaining small parcel was recently acquired and should as a matter of consistent zoning be added to the previous 2007 comprehensive plan amendment. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act. Urban Growth. The Growth Management Act (GMA) encourages compact urban growth in areas served by urban infrastructure. RCW 36.70A.020(1), (2). The proposal will further these goals by allowing development of the property, which is located in an urban area and well served by existing infrastructure, under the LI zone. The MIC /H use that currently occupies the property will relocate in the relative near future. Development in the vicinity of the property is trending toward light industrial and commercial development. Accordingly, redevelopment of the property under the LI zone is appropriate. Economic development. GMA encourages economic development. RCE 36.70A.020(5). Redevelopment of the site with a range of LI uses will meet an existing demand for these uses in the City. This development will provide additional employment opportunities in the City of Tukwila as well as significant tax revenue to the City. ECONorthwest (2007). The proposal is also consistent with Comprehensive Plan Economic Goal 2.1, which calls for continuing enhancement of the community's economic well being. The proposal meets this goal by meeting an existing demand in the City for the range of uses that can be developed 141 under the LI zoning but which are not available under the existing MIC /H zoning, including office, retail, and entertainment uses. ECONorthwest (2007). City boundaries. The proposal is also consistent with goals and policies of the Tukwila Comprehensive Plan calling for the development of identifiable City boundaries. Goal 1.3 provides, "Identifiable boundaries for Tukwila so that residents, workers, and visitors know they are entering the City." Redevelopment of the property with LI uses will be subject to design review. This process will ensure that the property's function as a significant entry point to the City, as well as general quality design, will be considered. Transportation corridors. In addition, Comprehensive Plan Goal 8.1 encourages "transportation corridors that are functional, attractive, and diverse along their lengths both for the people who live along them, traveling through them, and those travelling to visit these areas." Development under the LI zone will further this goal by improving the aesthetic quality of development on the property adjacent to these roadways and by providing frontage improvements as required by the City code. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies. The proposal complies with applicable Countywide Planning Policies (CPPs). CPP LU -26 provides that lands within Urban Growth Areas (UGAs) shall be characterized by urban development in the UGA. As previously discussed, the MIC /H use that currently occupies the property will be relocating in the near future. Development in the vicinity of the property is trending towards light industrial and commercial development. Accordingly, redevelopment of the property under the LI zone is appropriate. LU -28 provides that growth should be directed first to centers and urbanized areas with existing infrastructure capacity. The property is an urbanized area with existing infrastructure capacity. In addition, an economic study prepared for the proposal shows that the proposal will not adversely affect the Tukwila Urban Center. ECONorthwest (2007). The CPPs address initial designation of Manufacturing Industrial Centers (MIC) and activities within them (LU 51 -62) but do not address removal of properties from the MIC. With regard to development outside of centers, the CPPs provide: "A variety of land uses and concentrations of growth occur within the Urban Growth Area and outside of Urban Centers and Manufacturing /Industrial Centers. Local land use plans will be responsible for the designation, character, and utilization of Urban Areas outside of Centers." CPPs Section III.FAccordingly, the CPPs do not constrain the City's ability to remove the property from the MIC based on local circumstances. 142 FW -34 provides that "All jurisdictions shall act to increase work training and job opportunities for all residents and communities." The proposal would allow the development of the property under the LI zone, providing job opportunities to Tukwila residents and residents of other jurisdictions in the region. There is an existing demand for the types of uses that could be developed under the LI zone, but which are precluded from the MIC /H zone. Redevelopment of the property under the LI zone would meet this demand. ECONorthwest (2007). ED -3 provides that "(j]urisdictions' comprehensive plans shall include economic development policies. These policies shall address the local economic concerns of each jurisdiction within the context of a regional economic development strategy." The Tukwila Comprehensive Plan includes an Economic Element. As previously discussed, the proposal is consistent with the goals and policies of this Element, particularly with Goal 2.1 (enhancement of community's economic well being) and Policy 2.1.10 (consider land use changes for warehouses if there is a change in sales tax sourcing rules). 6. A statement of what changes, if any would be required in functional plans (i.e. the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted. The proposal is not anticipated to affect the City's functional plans. The property is adequately served by existing water, sewer, and stormwater infrastructure. The property is not within the shoreline area. Project specific utility improvements may be required in connection with project -level review. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City. No capital improvements are anticipated in connection with this plan -level action. The proposal is not anticipated to affect the City's capital facilities plans. Project specific utility and transportation improvements may be required in connection with project -level review. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. The proposal requires a rezone of the property to LI. Additional Comprehensive Plan Amendment Criteria (TMC 18.80.050.81 The Council will consider the following in deciding what action to take regarding any proposed amendment: 143 1. Is the issue adequately addressed in the Comprehensive Plan? The proposal to redesignate and rezone the property LI is not currently addressed in the Comprehensive Plan. The existing Comprehensive Plan designation for the property is MIC /H. The applicant is seeking a Comprehensive Plan amendment to change the land use designation to LI concurrent with an application to rezone the property to LI. The proposal is supported by numerous goals and policies of the Comprehensive Plan, as discussed previously. 2. If the issue is not addressed in the Comprehensive Plan, is there a public need for the proposed change? There is a public need for the proposed change. As previously discussed, the property exists as a vacant building adjacent to the Unified Grocers site. The vacancy of the property and the adjacent land (both owned by the same company) presents an opportunity for redevelopment of the property consistent with market demand and development trends in the area. The proponent is proposing a rezone of the site to LI. While project -level plans have not been prepared, it is anticipated that a mix of uses allowed in the LI zone will be developed on the property, including office, retail, lodging, entertainment, and light industrial warehouse and manufacturing uses. This development will meet an identified market demand for these types of uses in the City. ECONorthwest (2007). In addition, the redevelopment of the site will meet the need identified in the City Comprehensive Plan for development of identifiable City boundaries, improvements to the aesthetic qualities of the site, and improvement to the adjacent major transportation corridor of East Marginal Way. These factors were discussed in more detail above. 3. Is the proposed change the best means for meeting the identified public need? Yes. Redevelopment of the property under the current land use designation and zoning would not meet the need for office, retail, entertainment, and light industrial uses that has been identified, since these uses are not allowed in the MIC /H zone. ECONorthwest (2007). Further, due to the nature of heavy industrial uses, the fact that uses in the MIC /H zone are not required to undergo design review, and the reduced code requirements for items such as landscaping as compared to LI zone, redevelopment of the property with heavy industrial uses would not meet the City's goals relating to development of identifiable City boundaries, aesthetic improvements, and improvements to major transportation corridors. Further, other zoning designations would not be as appropriate as the LI zone. While the LI zone accommodates a wide range of uses, it is an industrial zone. Accordingly, LI provides a transition between heavy industrial uses and the light industrial and commercial uses developing to the south. Other available zones (such as commercial zones) would not be well suited to this location as they do not provide this transition. 144 4. Will the proposed change result in a net benefit to the community? Yes. As discussed in detail previously, the proposal will provide economic development, assist in creating an identifiable northern City boundary, aesthetic improvements, and transportation corridor improvements. These are all significant benefits to the community. 145 146 5 CONort h S we ECONOMICS FINANCE PLANNING Phone (541) 687 -0051 Suite 400 Other Offices FAX (541) 344 -0562 99 W. 10th Avenue Portland (503) 222 -6060 info@eugene.econw.com Eugene, Oregon 97401 -3001 Seattle (206) 622 -2403 August 9, 2007 TO: Mikel Hansen FROM: Terry Moore, Bob Parker, and Beth Goodman SUBJECT: ANALYSIS OF IMPACTS OF A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE AT THE ASSOCIATED GROCERS SITE SUMMARY Sabey Corporation is submitting an application for a Comprehensive Plan Amendment and zoning change on the 64 -acre Associated Grocers site. The analysis in this memorandum supports that application by addressing specific questions that the City has raised about the proposed changes. This section (two pages) summarizes our answer to those questions; the memorandum that follows this summary provides supporting data and analysis. CONTEXT The subject property is in Tukwila's Manufacturing Industrial Center (MIC). Its plan designation and zoning is MIC/H (Heavy Industrial). Sabey Corporation is requesting a change to Light Industrial (LI), which would allow for the development of office, commercial, and retail space as well as other light industrial uses. Sabey Corporation is planning to develop the property for office, retail, and light industrial. The City of Tukwila is concerned that the type of development proposed for the subject property could (1) discourage or be incompatible with existing uses in the MIC, (2) increase pressure for conversions from heavy industrial to commercial land, (3) decrease the amount of land available for industrial growth, and (4) compete or take market share for retail and commercial developments in Tukwila's Urban Center. IMPACTS TO INDUSTRIAL LAND 1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial development on parcels near the subject property in the MIC? No. The majority of land near the subject property is already being used for commercial or light industrial uses. 2. Will the proposed uses on the subject property be compatible with existing and expected industrial uses in the MIC? Yes. Regional trends and local forecasts indicate that manufacturing employment is growing slowly or decreasing. Official regional, long- term employment forecasts suggest the majority of employment that Tukwila can expect 147 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 2 in the future is Professional and Business Services and other types of employment that use office space. Boeing Field and Boeing properties separate the subject property from the heaviest industrial uses in the MIC. 3. Is granting the Comprehensive Plan Amendment likely to increase demand for conversion from industrial to commercial uses on areas adjacent to the subject property? Maybe, especially south of the subject site. That land is currently being used, however, for commercial and light industrial purposes. The pressure for conversion of this land to commercial uses is more likely to be affected by regional land prices for industrial land and employment trends than changes to the subject property. 4. Does the proposed development negatively impact the City's policy to have adequate land for industrial growth? Yes and no. Changing the zoning on the proposed development clearly reduces the amount of land for some industrial uses (the property is roughly 4% of the industrial land in Tukwila), and allows the option to develop more of the land for office and retail uses. But the market trends have been clear for a while: land on and around the subject property is not being used much by heavy industry, and the subject property is now used for light industrial and commercial purposes. There is a reasonable, but not definitive, argument that the change in designation will have little impact on the long -run viability of industrial uses in Tukwila given market forces and the way the MIC/H zone is defined and implemented. IMPACTS TO THE URBAN CENTER 1. How will the uses on the subject site be similar and different from the uses in the Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall, high density residential development, and a large mixed -use development. The uses on the subject site will be a smaller -scale mixture of retail, commercial, and light industrial uses. Most of the uses will primarily serve people working on or near the site, visitors wanting to stay near Sea -Tac International Airport, and people living relatively near the subject site. 2. To what extent will the commercial and retail uses in the proposed development compete with commercial and retail uses in the Tukwila Urban Center and other developments within the City? There is no question that the proposed uses will compete with development in other areas of Tukwila: that is the nature of all types of development, and especially retail. The broader question is whether enough demand exists to support all of the existing and proposed developments in Tukwila, including development on the subject property. PSRC forecasts strong employment growth in Tukwila for sectors that use office space. Population growth, coupled with increases in disposable income, will create demand for additional retail space. 3. What is the market area for the proposed development compared to the Tukwila Urban Center? The development concept includes two primary uses: employment (office and some industrial) and retail. The employment uses will draw workers from throughout the region. The retail uses will draw from a smaller market area. Since the mix of retailers is not yet specified, we cannot say definitively exactly what the market area will be. 148 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 3 INTRODUCTION BACKGROUND Sabey Corporation contracted with ECONorthwest to analyze the impacts of a Comprehensive Plan Amendment and zoning change on the 64 -acre Associated Grocers distribution site, located in north Tukwila and south Seattle. The subject property is located in Tukwila's Manufacturing/Industrial Center (MIC) The Manufacturing/In.dustrial Center (MIC) is an area designated in Tukwila's comprehensive plan as a manufacturing center. It includes land zoned for Manufacturing Industrial Center/Heavy Industrial MIC/H) and Manufacturing Industrial Center/Light Industrial (MIC/L). The subject property is zoned MIC/H. Figure 1 shows that the subject property is located between Airport Way, Norfolk Road, East Marginal Way, the Duwamish River and the Boeing Access Road. The property is separated from other properties in the MIC by these roads, except along the northwestern edge of the property, which is adjacent to a credit union. Figure 1. Subject property and immediate transportation access ww" a 3 h am Lt r Co way I uternat'�u 1 r r '''‘‘-`,7 PT`s dt a J r ''P y z 4 'tor v `om ,Y -i+maw. IA v a e to n F L 99 4 f RL +k i� d* Y k -C ry ry cr n 1 1 Tf f S! m tFi c 599 i' 1 7:7„.4*7.1:4:2:- 1ghr (ta l1P I a r C� Y iq lam.' t' :z Source: Johnson Gardner memorandum "Draft Economic and Market Trends Shaping Industrial Land Need in the Duwamish Corridor," May 10, 2007 Fifty -five acres of the 64 -acre site are occupied by the Associated Grocers headquarters and distribution facility, a light industrial use that has existed in the heavy industry zone for the past 149 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 4 50 years. Associated Grocers is considering changing the location of its facility; it is unclear whether they will continue using the site for more than two to four years. Sabey Corporation is seeking a Comprehensive Plan Amendment and zoning change on the property to bring the zoning in line with historical and likely future uses. The current plan designation is for heavy industrial uses MIC/H on the portion of the site in Tukwila and IG2 on the portion of the site in Seattle). Sabey Corporation is requesting a change in plan designation and zoning to Light Industrial, LI. The purposes and uses permitted in these zones are described in Tukwila's zoning ordinance: Manufacturing/Industrial Center Heavy (MIC/II) 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." The district allows a wide range of uses and building types: manufacturing, heavy -metal processing, rock crushing and asphalt or concrete manufacturing, offices associated with permitted uses, warehouse and distribution facilities, storage facilities, hotels and motels, and restaurants. Light Industrial (LI) District "...is intended to provide areas characterized by distributive and light manufacturing uses, with supportive commercial and office uses." The district allows a wide range of uses and building types: manufacturing (similar to manufacturing permitted in MIC/H), many types of office, medical and dental laboratories and offices, retail sales, warehouse and distribution facilities, storage facilities, hotels and motels, and restaurants. Sabey Corporation is considering redeveloping the site for commercial and light- industrial uses. Table 1 shows Sabey Corporation's concept of the possible uses on the site. The majority of the uses would be office and retail, with a small amount of other commercial and light industrial uses. Although the Sabey Corporation does not have definite plans for the components of the development, it hopes to develop a mixed -use center that provides opportunities for working, recreation and socialization, and shopping in the same area. The development is likely to be pedestrian- oriented and incorporate open space. The site is currently served by bus and SoundTransit may develop the proposed light rail and commuter train station at the Boeing Access Road. Plans to develop this station have been deferred by Sound Transit until financing is available for the station. Table 1. Conceptual development types on the Associated Grocers site Est. Size Possible Use (Square feet) Percent Office 700,000 47% Retail 550,000 37% Light Industrial 100,000 7% Hotel 80,000 5% Theatre 60,000 4% Total 1,490,000 100% Source: Sabey Corporation model of possible uses 150 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 5 Previous studies documented regional economic trends in support of the proposed amendments.' A Johnson Gardner study made the following findings about regional economic trends: The subject property has unique qualities that support the change in uses, including the site's size, visibility, multiple modes of access, nearby industries, and the potential for growth in King County. Growth in manufacturing, particularly heavy industrial activity, will be stagnant over the medium- and long -term periods in King County and the Puget Sound region. The combination of increasing costs of industrial land and outflow of traditional heavy industry create disadvantages for future use of the subject property by a new manufacturer or other firm that needs traditional industrial space. Forecasts and plans by the State of Washington, the Puget Sound Regional Council, and the Prosperity Partnership expect heavy industry to continue to be important to the regional economy but expect a long -term decline in heavy manufacturing and are planning to encourage growth in technical and scientific industries. The current zoning of the property (MIC/H) creates barriers to redeveloping the subject property for uses compatible with the expected regional growth in high -tech, scientific, research, and commercial services industries. PURPOSE OF THE MEMORANDUM This memorandum provides supporting documentation to Sabey Corporation's application for a Comprehensive Plan Amendment and zoning change on the subject property. It addresses specific questions pertaining to the potential impacts of a Comprehensive Plan Amendment and zoning change on the subject site. In short, the purpose of this memorandum is to describe local industrial, commercial, and retail land -use trends that affect future uses of the site, and how (and whether) the Comprehensive Plan Amendment would impact the city's planning efforts. The City of Tukwila is concerned about the impact of the proposed Comprehensive Plan Amendment on existing industrial land and existing and planned commercial uses within its city limits. The City is especially interested in the potential impacts of the proposed Comprehensive Plan Amendments on the Tukwila Manufacturing/Industrial Center (MIC) and the Tukwila Urban Center (TUC), as well as strategies to mitigate any potential impacts. Specifically, the City is concerned about: How the proposed Comprehensive Plan Amendment may impact industrial land near the subject property in the MIC Whether the proposed Comprehensive Plan Amendment may encourage other property owners to apply for conversion of industrial land to commercial land Compatibility between the proposed uses on the subject property and uses on surrounding industrial lands Johnson Gardner memorandum "Draft Economic and Market Trends Shaping Industrial Land Need in the Duwamish Corridor," May 10, 2007 151 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 6 How the potential commercial development on the subject site will effect other commercial uses in Tukwila ORGANIZATION OF THE MEMORANDUM The remainder of the memorandum is organized as follows: Framework for evaluation summarizes the procedures and criteria for amending Tukwila's Comprehensive Plan and Zoning Code that are addressed in this memorandum. Analysis provides answers for each of the questions presented in the Framework section. SCOPE OF THE EVALUATION Sabey Corporation has applied for a Comprehensive Plan Amendment on the subject property. Tukwila has procedures and criteria for amending its comprehensive plan and Zoning Code, which note that "The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. An application to amend Tukwila's Comprehensive Plan must address the criteria specified by the City in its "Application for a Comprehensive Plan Amendment." This memorandum is not the Sabey Corporation's application, which is being submitted separately and addresses all of the criteria. Rather, this memorandum supports that application by addressing in more detail the following criteria for the Comprehensive Plan Amendment: Explain why the proposed change is the best means for meeting identified public need and describe other options for meeting the public need. Explain why the proposed change will result in a net benefit to the community or the type of benefit that can be expected. Describe the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change. Explain why the current comprehensive plan or development regulations are defective or should not continue in effect. Describe how the proposed amendment complies with applicable Countywide Planning Policies. Describe what changes would be required in the Zoning Code. In addition to requesting a change in the Comprehensive Plan, Sabey Corporation will also need to request a change to Tukwila's Zoning Code. An application to amend Tukwila's Zoning Code must address criteria presented in the application for a Zoning Code Amendment. This memorandum addresses the following criteria for the Zoning Code Amendment: Show that the proposed amendment to the zoning map is consistent with the goals, objectives, and policies of the comprehensive plan. 2 From the City of Tukwila "Comprehensive Plan Amendments" application. 152 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 7 Show that the proposed amendment to the zoning map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. Demonstrate that there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map. Describe how the proposed amendment to the zoning map will be in the interest of furthering public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. In meetings between staff at the Sabey Corporation and the City prior to the submission of the Sabey Corporation's application, City staff identified several concerns regarding the impacts of the proposed Comprehensive Plan Amendment. This memorandum addresses concerns the City raised about the proposed Comprehensive Plan Amendment. What are the potential impacts of the proposed Comprehensive Plan Amendment on industrial land in the Manufacturing/Industrial Center? This section will address the affect that the proposed Comprehensive Plan Amendment may have on industrial land in the MIC, including compatibility issues and increases in pressure to convert land from industrial to commercial uses. It will discuss possible strategies for mitigating these impacts. What are the potential impacts of the proposed Comprehensive Plan Amendment on uses in Tukwila's Urban Center? This section will address the impact of the proposed amendment and development on existing commercial and retail uses in Tukwila's Urban Center. It will discuss possible strategies for mitigating these impacts. The analysis section of this memorandum addresses these broad questions, and several related ones. ANALYSIS ECO staff worked with City staff to understand the key issues and analysis required to support the Comprehensive Plan Amendment. This section provides analysis of the two broad questions posed above. The analysis is separated into two parts: impacts of the proposed Comprehensive Plan Amendment on industrial; and impacts of the proposed Comprehensive Plan Amendment on other commercial uses in Tukwila. POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN AMENDMENT ON INDUSTRIAL LAND IN THE MANUFACTURING /INDUSTRIAL CENTER The City of Tukwila is concerned about the potential impacts of the proposed Comprehensive Plan Amendment on industrial land in the City's Manufacturing/Industrial Center (MIC). The City's questions are: 1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial development on parcels near the subject property in the MIC? 153 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 8 2. Will the proposed uses on the subject property be compatible with existing and expected industrial uses in the MIC? 3. Is granting the Comprehensive Plan Amendment likely to increase demand for conversion from industrial to commercial uses on areas adjacent to the subject property? 4. Does the proposed development negatively impact the City's policy to have adequate land for industrial growth? 5. How can the impacts of the Comprehensive Plan Amendment be mitigated? The following analysis addresses these questions. The conclusions at the end of this section provides answers to the questions. Industrial land availability in Tukwila Table 2 shows land uses in Tukwila by plan designation and zoning. The City has designated 1,436 acres —more than one quarter of the City's land —for industrial uses; 1,168 -acres are in the MIC/H zone. An additional 753 acres (14% of the City's land) is in zones that allow a mixture of commercial and industrial uses, and 1,144 -acres (21% of the City's land) are in commercial zones. The proposed Comprehensive Plan Amendment would change 64 acres of MIC/H land to LI. The City only has 20 acres currently in the LI zone. Table 2. Land by zoning district, gross acres, Tukwila, 2007 Zone Acres Percent Industrial 1,436 27% Manufacturing Industrial Center /Heavy Industrial (MIC /H) 1,168 22% Heavy Industrial (HI) 144 3% Manufacturing Industrial Center /Light Industrial (MIC /L) 105 2% Light Industrial (LI) 20 0% Mixed Commercial and Industrial 753 14% Commercial Light Industrial (C /LI) 472 9% Tukwila Valley South (TVS) 281 5% Commercial 1,144 21% Tukwila Urban Center (TUC) 853 16% Regional Commercial (RC) 80 1% Regional Commercial Mixed Use (RCM) 77 1% Office (0) 53 1% Neighborhood Commercial Center (NCC) 52 1% Mixed Use Office (MOU) 21 0% Residential Commercial Center (RCC) 8 0% Residential 2,049 38% Low Density Residential (LDR) 1,797 33% High Density Residential (HDR) 161 3% Medium Density Residential (MDR) 91 2% Total 5,383 100% Source: City of Tukwila, 2007 154 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 9 Table 3 shows the distribution of land uses within the Manufacturing/Industrial Center in Tukwila in 2005, the City's key industrial zone. The majority of the land (913 acres) is developed. Other uses include the King County International Airport (175 acres) and vacant land (134 acres). The subject property is 64 acres and represents about 5% of the land within the MIC. Table 3. Land uses in the Manufacturing and Industrial Center, Tukwila, 2005 Acres Percent Developed Land 913 72% Airport 175 14% Vacant Land 134 11% Water 34 3% Right -of -Way 16 1% Total 1,272 100% Source: Tukwila Comprehensive Plan, 2005 and Tukwila City staff, 2007 According to Tukwila City staff, vacant land is defined a s land having an improvement value of less than $5,000. Table 4 shows the distribution of employment for firms located in the Manufacturing/Industrial Center in 2005. About 85% of the more than 18,000 employees in the Center were employed by firms needing industrial land, including processing firms (including manufacturing) and wholesale firms. Table 4. Employment in the Manufacturing and Industrial Center, Tukwila, 2005 Employees Percent Processing 13,845 76% Professional Office 1,887 10% Wholesale 1,644 9% Other 453 2% Retail 362 2% Total 18,191 100% Source: Tukwila Comprehensive Plan, 2005 In 2007, Associated Grocers employed about 750 people at the subject property, approximately 4% of the employment in the Center. About 400 of the jobs (53 of the jobs were in distribution and 350 of the jobs (47 were office related. These categories of employment do not precisely match the categories presented in Table 4. The distribution employees are probably covered under "Wholesale" in Table 4 and the office- related employees are probably accounted for in "Professional Office in Table 4. The data presented in this section suggest that the proposed change in plan designation on the subject property would affect about 6% of the land area and about 4% of the employment in the MIC. The amount of land zoned in the City Light Industrial (LI) would increase from 20 -acres to 84- acres. Granting the Comprehensive Plan Amendment would result in a change in the composition of economic activity on the site, possibly increasing economic activity on the subject property. The 155 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 10 existing use of the subject property is light industrial and commercial in nature, and has no heavy industrial component. Sabey Corporation is proposing to increase the share of office and retail jobs and decrease the share of light industrial employment. Assuming the subject site is developed as proposed by Sabey Corporation in Table 1, the subject property may have 2,500 or more employees, more than three quarters of which would be office jobs Changes in employment and demand for industrial land A key question is how the Comprehensive Plan Amendment will affect employment and demand for industrial land. External but important to this question are regional employment trends that will shape demand for land and built space in the MIC/H zone. The Johnson Gardner memorandum documents the projected change in payroll employment in King County. It states that the Washington Employment Security Department projected that the sectors that will add the most employment in King County over the next ten -years are industries that traditionally use office space. These industries are expected to account for nearly 69% of new job growth in the County. Professional and Business Services are expected to lead job growth and Manufacturing firms are expected to account for only 2% of new jobs. Table 5 shows the Washington Employment Security Department projection of job growth in Manufacturing industries for the 2004 to 2014 period. The industries that are projected to add the most jobs are Aerospace (3,000 new jobs), Nonmetallic Mineral Products (1,300 new jobs), and Food Manufacturing (1,200 new jobs). The industries that are projected to loose the most jobs are Printing and Related Support -700 jobs) and Paper and Paper Products -200 jobs). 3 The estimate of 2,500 employees is based on the amount of space by type that the Sabey Corporation is considering building on the subject property (shown Table 1) and the employment densities presented on page 45 of the Puget Sound Regional Council's document "Industrial Land Supply and Demand in the Central Puget Sound Region." 156 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 11 Table 5. Manufacturing employment forecast, King County, 2004 -2014 Estimated Employment Change 2004 to 2014 Industry 2004 2009 2014 Number Percent AAGR Manufacturing 103,500 115,000 110,400 6,900 7% 0.6% Durable Goods 76,700 87,600 83,200 6,500 8% 0.8% Aerospace 37,300 45,000 40,300 3,000 8% 0.8% Nonmetallic Mineral Products 3,100 4,000 4,400 1,300 42% 3.6% Wood Products 1,300 1,800 1,800 500 38% 3.3% Machinery 5,200 5,700 5,700 500 10% 0.9% Fabricated Metal Products 6,100 6,700 6,500 400 7% 0.6% Electrical Equipment and Appliances 1,700 1,900 2,000 300 18% 1.6% Misc. Manufacturing 5,500 5,500 5,800 300 5% 0.5% Computer and Electronic Products 9,100 9,400 9,300 200 2% 0.2% Furniture Related Prod. 2,600 2,700 2,800 200 8% 0.7% Primary Metals 900 900 800 -100 -11% -1.2% Other Transportation Equipment 3,900 4,000 3,800 -100 -3% -0.3% Non Durable Goods 26,800 27,400 27,200 400 1% 0.1% Food Manufacturing 12,200 13,000 13,400 1,200 10% 0.9% Chemicals 1,800 2,000 2,000 200 11% 1.1% Petroleum Coal Prod. 200 200 200 0 0% 0.0% Plastics Rubber Prod. 3,100 3,100 3,100 0 0% 0.0% Textile Apparel 2,200 2,400 2,100 -100 -5% -0.5% Paper Paper Prod. 2,000 1,800 1,800 -200 -10% -1.0% Printing Related Support 5,300 4,900 4,600 -700 -13% -1.4% Source: Washington Employment Security Department The Puget Sound Regional Council (PSRC) projects employment for small areas in the Puget Sound Region. Table 6 shows the PSRC's long -term forecast for employment in the Tukwila Forecast Analysis Zones (FAZ) for the 2000 to 2040 period. The PSRC projects that the Tukwila FAZs will add about 27,500 jobs over the 40 -year period. The forecast shows that the majority of new jobs will be in Services, including Finance and Insurance and Real Estate. Employment in Manufacturing is forecast to decline by more than 3,600 jobs. Employment in Wholesale Trade, Transportation Services, Communications, and Utilities (WTCU) is forecast to grow by more than 1,800 jobs. Some or most of the employment growth in WTCU sectors will choose to locate on industrial land. 157 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 12 Table 6. Employment forecast, Tukwila FAZs, 2000 2040 total MFG WTCU Retail FIRES Gov /ED Emp. 2000 11,369 6,302 11,226 13,113 2,278 44,288 2040 7,761 8,147 12,460 41,267 2,199 71,834 Change Number -3,608 1,845 1,234 28,154 -79 27,546 Percent -32% 29% 11% 215% -3% 62% Source: Puget Sound Regional Council Notes: The PSRC uses Census tracts as the geographic basis of the Forecast Analysis Zones (FAZ). The Census tracts do not generally follow political boundaries. As a result, the forecast in Table 6 may include areas outside of Tukwila and /or may exclude areas inside the city limits. Table 6 includes the South Tukwila and North Tukwila/Riverton FAZs MFG is manufacturing WTCU includes wholesale trade, transportation services, communications, and utilities FIRES includes finance and insurance, real estate, and services Gov /ED includes govemment and education The predicted employment shifts are already beginning to take place. According to Tukwila's Comprehensive Plan, Boeing controls 750 acres within the Manufacturing/Industrial Center. With the move of their corporate headquarters out the region, Boeing is in the process of converting its facilities into an aerospace research and development engineering campus, including office, laboratory, and manufacturing space. According to staff with the City of Tukwila, Boeing's current activities within the MIC are predominantly light industrial in nature, including manufacturing airplane components from carbon fiber, assembling plane parts that were manufactured elsewhere, and software development for research and development. Boeing is likely to have low to moderate growth on its land within the MIC. The PSRC employment forecasts suggest that employment in manufacturing in Tukwila will decrease throughout the 2000 -2040 planning horizon. The MIC/H zone primarily targets manufacturing. Declining manufacturing employment strongly suggests declining demand for land and built space. The proposed Comprehensive Plan Amendment recognizes these trends and would provide land for the office and retail sectors where PSRC projects most of the employment growth will occur. Potential impacts of the Comprehensive Plan Amendment on land near the subject property in the MIC The subject property is located on the eastern edge of the MIC. It is bounded by East Marginal Way S and the Duwamish River on the west, Norfolk Road and Boeing Field on the north, Airport Way on the east, and the Boeing Access Road to the south. The property is located near the southern edge of properties zoned MIC/H, and the freeway borders the property to the east. The only parcel that the subject site is directly adjacent to is a credit union, to the north. Other surrounding uses include Boeing facilities, a restaurant, and the Museum of Flight. Existing uses near the subject property are light industrial and commercial in nature, rather than heavy industrial. Thus, several conditions suggest that the change in use at the subject property would not necessarily cause other properties in the MIC area to become less desirable for the kinds of uses allowed in the MIC: The subject property is at the edge of the MIC, not in the center 158 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 13 The subject property is bounded mainly by roads, which reduce direct impacts on surrounding property. Where it touches other parcels, the uses are already commercial (a credit union, a restaurant and the Museum of Flight), not industrial. Independent of the MIC/H designation, the de facto land uses in the MIC/H area would be better characterized as Light Industrial, and would not conflict with LI uses. The majority of the current uses on land within the MIC can be described as light industrial, as defined in the Tukwila Comprehensive Plan. There is comparatively little heavy industrial activity on land in the MIC in Tukwila. The closest large -scale heavy industrial activity is Delta Marine, a ship building firm located along the west side of Duwamish River outside of Tukwila. Boeing controls most of the land in the MIC/H (approximately 750 acres) and, thus, largely has control of its own destiny. Boeing's use of its facilities within the MIC have changed substantially over the past fifteen years. It has already shifted most of its properties to the Light Industrial end of allowable uses in the MIC/H. It may choose to continue that trend, but it is unlikely to be forced in that direction by a rezoning of the subject property to LI. Its current uses are not only compatible with but may be possibly enhanced by the type of development proposed on the subject site. The proposed Comprehensive Plan Amendment for the subject property is a symptom of the increasing importance of services that require office space, such as Professional and Technical Services, in the regional and local economy. Granting the proposed Comprehensive Plan Amendment on the subject property will not change long -term decline in the demand for heavy industrial uses, employment, and land. Denying the proposed Comprehensive Plan Amendment, however, could result in the long -term underutilization or even disuse (if Associated Grocers relocates) of the subject property. A key concern of the City is whether this Comprehensive Plan Amendment will lead to other proposed Comprehensive Plan Amendments in the MIC/H resulting in a "domino" effect in the area. Our evaluation is that the Comprehensive Plan Amendment on the subject site will not itself, result in such an effect. First, the site is relatively isolated from other sites in the area. Second, the development concept would support many existing uses in the area. Third, while manufacturing employment is projected to decline, there will still be a projected 7,800 manufacturing jobs in the Tukwila area in 2040. However, if the PSRC's employment forecast for the Tukwila FAZs is correct, the trends towards decreasing manufacturing employment may result in lower demand for industrial land and an increase in the pressure to convert heavy industrial land to light industrial or commercial uses. According to the PRCS's forecast Tukwila will experience changes in the composition of its workforce, most notably a decrease in manufacturing employment. The result of this change may be a decrease in the demand for industrial land, especially heavy industrial land. Change of employment and land uses in the MIC The shift from heavy industrial uses to light industrial and commercial uses in the portion of the MIC near the subject site, including Boeing's land, has already occurred without Comprehensive Plan Amendments. The regional employment trends discussed above and in the Johnson Gardner study describe trends away from heavy industrial employment in the region and in Tukwila. The types of firms that are most likely to be attracted to the region require commercial office or 159 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 14 campus -style development, including high -tech, scientific, research, and other "creative" industries. Aside from the subject property, the non Boeing land that is most likely to be under pressure to convert from heavy industrial to commercial uses are the parcels south of the subject site, east of the Duwamish River between Tukwila International Boulevard, East Marginal Way South, and Interstate 5. The existing uses on these sites are largely commercial in nature, including office buildings and a hotel. It may be that allowing the subject property to convert from a designation of heavy industrial to light industrial will increase pressure on these parcels to convert to commercial uses. On the other hand, some of the existing uses are commercial. Allowing the conversion of the subject property may create an opportunity to develop a commercial and light industrial gateway into Tukwila, encouraging redevelopment of existing commercial and industrial uses. Mitigating the impacts of the Comprehensive Plan Amendment One of the City's concerns is the conversion of industrial land to commercial uses. We have noted that broader forces than local zoning are driving such conversions. The state projects that future employment growth in Manufacturing especially heavy manufacturing —will be stagnant and that the majority of employment growth will be in Services especially Professional and Business Services. The PSRC's forecast of employment in Tukwila shows that these trends are expected to impact Tukwila. Thus, two reinforcing economic factors are reinforcing changes in local land markets: Manufacturing is growing slowly if at all. And the growth that is occurring is looking more and more like the kinds of activities that would be called Light Industrial: flex space in business parks that mix office and manufacturing assembly uses. Professional services are growing rapidly. Those uses need office space. Office space can be stacked, so it can have more employment density. It does not conflict with surrounding amenity (like industrial uses can): it seeks surrounding amenity (especially professional and retail services). It can afford to pay two, three, or four times as much for land as manufacturing and warehousing, which are land intensive. The result is that in metropolitan areas around the country, former industrial land near rejuvenating downtowns is converting to commercial uses. It is not that manufacturing would not like to have that land —it would. Rather, it is that it cannot afford to pay the prices that commercial uses can pay and still be profitable. Manufacturing moves farther out, abetted by cheaper land that is still well served by highways. If future Comprehensive Plan Amendments are a concern to the City, the City can slow the conversion of land in the MIC to light industrial and commercial uses by identifying the key industrial sites and adopting more aggressive policies to preserve these sites. CONCLUSION: IMPACTS TO INDUSTRIAL LAND 1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial development on parcels near the subject property in the MIC? No. The 160 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 15 majority of land near the subject property is already being used for commercial or light industrial uses. 2. Will the proposed uses on the subject property be compatible with existing and expected industrial uses in the IVIIC? Yes. Regional trends and local forecasts indicate that manufacturing employment is growing slowly or decreasing. Official regional, long- term employment forecasts suggest the majority of employment that Tukwila can expect in the future is Professional and Business Services and other types of employment that use office space. Boeing Field and Boeing properties separate the subject property from the heaviest industrial uses in the MIC. 3. Is granting the Comprehensive Plan Amendment likely to increase demand for conversion from industrial to commercial uses on areas adjacent to the subject property? Maybe, especially south of the subject site. That land is currently being used, however, for commercial and light industrial purposes. The pressure for conversion of this land to commercial uses is more likely to be affected by regional land prices for industrial and employment trends than changes to the subject property. 4. Does the proposed development negatively impact the City's policy to have adequate land for industrial growth? Yes and no. Changing the zoning on the proposed development clearly reduces the amount of land for some industrial uses (the property is roughly 4% of the industrial land in Tukwila), and allows the option to develop more of the land for office and retail uses. But the market trends have been clear for a while: land on and around the subject property is not being used much by heavy industry, and the subject property is now used for light industrial and commercial purposes. There is a reasonable, but not definitive, argument that the change in designation will have little impact on the long -run viability of industrial uses in Tukwila given market forces and the way the MIC/H zone is defined and implemented. POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN AMENDMENT ON USES IN TUKWILA'S URBAN CENTER The City of Tukwila is concerned about the potential impacts of the proposed Comprehensive Plan Amendment on existing commercial uses in the City's Urban Center. The City staff asked ECO to address the following questions: 1. How will the uses on the subject site be similar and different from the uses in the Tukwila Urban Center? 2. To what extent will the commercial and retail uses in the proposed development compete with commercial and retail uses in the Tukwila Urban Center and other developments within the City? 3. What is the market area for the proposed development compared to the Tukwila Urban Center. Proposed uses compared to other commercial uses in Tukwila The Comprehensive Plan Amendment proposes a mix of uses for the subject property: 700,000 square feet of office development 161 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 16 550,000 square feet of retail development, plus an 80,000 square foot hotel and a 60,000 square foot theater 100,000 square feet of light industrial development These uses amount to approximately 1.49 million square feet of built space on the site. A key question is: To what extent will the conceptual mix of uses compete with other commercial centers in Tukwila? In other words, the City's concern is whether the proposed Comprehensive Plan Amendment would draw demand for development in other areas of Tukwila to the subject property. Such an outcome could be inconsistent with several of the City's ongoing planning efforts. Tukwila's Urban Center has more than 850 acres. Some of the development efforts going on in Tukwila's Urban Center include: The Southcenter Mall, which has 1.3 million square feet of occupied retail space and is completing a 400,000 square foot addition, which is 95% leased. In addition, the former Mervyn's site is being redeveloped, adding 50,000 square feet to create a site with 100,000 square feet of retail space. Southcenter Mall is a regional retail center that attracts shoppers from around the region and as far away as Alaska. The South Center Square, which is a new retail development south of the Southcenter Mall with big box development and smaller stores. Its 200,000 square feet of retail space is 90% leased. South Center Square will provide additional regional draw that complements the existing retail development at Southcenter Mall. Residential development in Tukwila Urban Center, which will include high density, multi family residential developments of up to five stories over ground floor retail on the eastern edge of the Urban Center. Three- hundred condominiums are already being developed. The residential development will change the uses in Tukwila's Urban Center from an entirely retail and commercial area to more of a mixed -use area. Table 7 presents an estimate of need for commercial and industrial built space based on the PRCS's forecast for employment in the Tukwila area for 2000 to 2040. Table 7 shows that the Tukwila area will need the most built space (9 million square feet) for Finance and Insurance, Real Estate, and other Services. Employment in these sectors requires office space. Tukwila will have a need for about 2.2 million square feet of additional retail space. As a regional center for retail, Tukwila is likely to have additional demand for retail space because people from the Seattle region (and further) come to Tukwila to shop. Tukwila is likely to have demand for about 1.6 million square feet of built space for the Warehousing, Transportation, Communications, and Utilities sectors. These sectors typically require industrial land. Table 7 shows the demand for built space for Manufacturing decreasing by about 2.1 million square feet and Government and Education decreasing slightly. 4 The estimate is based the employment densities presented on page 45 of the Puget Sound Regional Council's document "Industrial Land Supply and Demand in the Central Puget Sound Region." The estimates for need for built space were developed by multiplying the change in employment by the number of square feet needed per employee by each type of employment. 162 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 17 Table 7. Estimated need for commercial and industrial built space to accommodate new employment, Tukwila area, 2000 to 2040 Type of Needed space employment (square feet) FIRES 9,150,050 Retail 2,149,628 WTCU 1,610,685 Gov /Ed (25,675) Manufacturing (2,117,896) Total 14,441,512 Source: PSRC Employment Forecast, 2000 to 2040; Metro "Puget Sound Regional Council's document "Industrial Land Supply and Demand in the Central Puget Sound Region ECONorthwest Comparison of the market area of the proposed use and other commercial development A "primary market area" is generally considered the area in which most of the demand (typically around 70 for a product will originate. The extent of a market area for retail businesses depends on the products or services they offer and the location of competing businesses. People will not typically drive past one convenience store to get to a similar store in a different area, but they will travel farther for a special service or niche product that cannot be easily obtained elsewhere. Thus, the primary market area for a convenience store is the surrounding neighborhood, while the primary market area for a specialty retailer can extend for miles and could include the entire metropolitan Seattle region. In a downtown area it is common to see retail businesses that sell a wide variety of products and services that have local or regional market areas, depending on the type of product sold and the location and quality of competitive businesses offering the same product. Tukwila already understands the regional nature of its retail market area: Tukwila is a retail destination for much of the Seattle metropolitan area, due to the concentration of retail in Southern Tukwila, especially Westfield's Southcenter Mall, which is the largest indoor mall in Washington State and attracts over 11 million visitors each year. The market area includes not only the residents of Tukwila, therefore, but also residents of the Seattle metropolitan area and beyond. The question for the City of Tukwila is how having a secondary retail location north of the Southcenter area would compete with other developments within the City. This section addresses that question. In Tukwila, the subject property would compete primarily with the Southcenter Mall and South Center Square. Regionally, the site would also compete with other commercial areas in the Seattle area that are either in the planning stages or have already developed. Because Tukwila has much faster north -south traffic flows than east -west traffic flows, the area of competition extends farther to the north and south than it does to the east and west. Areas of potential competition include: 163 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 18 The Landing (2 miles from Tukwila). The Landing is a mixed -use development under development in Renton, south of Lake Washington. When completed in 2008, The Landing will include about 600,000 square feet of retail space and 990 residential units. Kent Station (6 miles from Tukwila). Kent Station, developed in 2005 -2006, includes 470,000 square feet of office, retail, entertainment, and education space and a 30,000 square foot civic plaza. Factoria Mall (8 miles from Tukwila). Factoria Mall, approximately 510,000 square feet of retail space, is planning the Factoria Town Square addition to add 685 housing units and 151,000 square feet of retail space. Downtown Seattle (10 miles from Tukwila). The downtown has extensive office and retail space including City Centre, Pacific Place, and Westlake Center. Bellevue Square (14 miles from Tukwila). The Bellevue Square Mall is upgrading to include 2,500,000 square feet of hotel, office, and retail space; it currently is 1,300,000 square feet. The Bellevue is a 130,000 square foot high -end retail development currently being constructed next door. Bellevue Place (14 miles from Tukwila). Bellevue Place has 500,000 square feet of office, retail, restaurant, and hotel space, and is currently constructing a 351 -room addition to the hotel. Lincoln Square (14 miles from Tukwila). Lincoln Square is a 1.4 million square foot office, retail (310,000 square feet), hotel, and 148 -room residential tower development currently expanding to include a 525,000 square foot office tower to house the corporate headquarters of Eddie Bower. The Bravern (14 miles from Tukwila). The Bravem is a 1,600,000 square foot development in Bellevue that will include retail, office, and condominiums, scheduled to open in 2009. Bellevue Crossroads (15 miles from Tukwila). Bellevue Crossroads is a 550,000 square foot retail development in East Bellevue. It is likely that the subject property will attract a market primarily made up of light industrial and office employees, rather than the larger metropolitan market captured by the Southcenter retail cluster. ECONorthwest's report "Tukwila Urban Center Market Analysis" (2002) forecast demand for built space in Tukwila's Urban Center to 2020. The report focused on demand for built space in Tukwila's Urban Center, not the entire City of Tukwila. The report forecast the following demand for the types of space: Retail. The report forecast demand for between 1.5 million square feet to 3.8 million square feet of additional retail in Tukwila by 2020. The report said that demand for retail space in Tukwila would depend on three future conditions: (1) population in the retail market area, (2) consumer spending trends, and (3) the degree to which the Tukwila Urban Center maintains its market share of regional retail demand. The report said that regional competition could result in a decrease in demand for retail space in the Tukwila Urban Center. 164 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 19 Office. The report forecast demand for about 1 million square feet of office space in Tukwila's Urban Center by 2020. At the time the report was written, the central Puget Sound market area had suffered setbacks in demand for office space Light Industrial and Warehouse. The report forecast need for approximately 600,000 square feet of new light industrial and warehouse space in Tukwila to 2020 `This estimate is dependent on the availability of light industrial land and the extent to which higher- value retail uses compete for available land in the Urban Center. Since the completion of this report in 2002, Tukwila and surrounding cities have experienced retail and commercial development, as well as substantial residential development. Tukwila's Urban Center has continued to be a regional retail draw because (1) the economy has been relatively good, and (2) property owners and developers, such as Westfield, have invested in new development in the Urban Center. Tukwila's Urban Center is still among the strongest regional retail centers but that other retail developments (Renton, Seattle, Bellevue, and elsewhere) keep adding competing retail. Overall, retail development on the subject property and other retail development in progress in Tukwila will almost certainly increase retail sales in Tukwila as a whole. How that increase gets distributed within Tukwila's subareas is complex. In theory, changes in retail activity in Tukwila could be explained through competition and market capacity, which might show economic activity in Tukwila's Urban Center decreasing, or through market synergies and complements, which might show economic activity in Tukwila's Urban Center increasing. Whether retail sales in Tukwila's Urban Center will be the same, greater, or less than they would have been in the absence of Tukwila South or the development of the subject property is a question beyond the scope of this analysis. Notwithstanding these caveats, the type and scope of retail development at the subject property will certainly not be the cause of a collapse at Tukwila Urban Center, but it will probably compete with Tukwila's Urban Center for some business. Role of the proposed development in the community The Associated Grocers site will play a very different role in the community than does the Southcenter/ Tukwila Urban Center area. The Southcenter area has been nationally marketed as a retail destination; it receives over 11 million visitors every year. It is located at a highly trafficked interstate intersection, and is near to the Sea -Tac International Airport. Southcenter is known for its shopping, restaurants, and is beginning to develop nearby high density multi- family residential development as well. The proposed zone change would result in intensification of employment on the subject site and creation of an employment center, and to a lesser extent, a retail center. The majority of the Associated Grocers site is proposed office and light industrial space, and the retail and hotel space will complement that development, but not create a new retail destination for the larger metropolitan market that comes to Southcenter. Because of the scale of the proposed retail uses, 5 Since the completion of this report, demand for office space in the Puget Sound Region has increased. According to C.B. Richard Ellis, the Regional office vacancy rate in second quarter 2007 was 10.5 down from approximately 17% in second quarter 2003. The second quarter 2007 vacancy rate in downtown Seattle was 8.6% and 5.1% in Bellevue's central business district. 165 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 20 the primary market area would be much smaller than those of Southcenter and the Tukwila Urban Center. Given the amount of employment in the area, demand would primarily come from workers in the district. The Associated Grocers site is likely to form a type of transition or buffer zone between the heavy industrial land uses in northern Tukwila and the residential and retail areas in central and southern Tukwila. The light industrial and office uses can buffer the existing residential area from industrial uses, and the commercial and entertainment uses can attract residents on evenings and weekends to an area of the city that is primarily occupied during daytime hours. The commercial and entertainment uses will act as a gateway to the residential part of Tukwila, but the development includes no residential units. CONCLUSION: IMPACTS TO THE URBAN CENTER 1. How will the uses on the subject site be similar and different from the uses in the Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall, high density residential development, and a large mixed -use development. The uses on the subject site will be a smaller -scale mixture of retail, commercial, and light industrial uses. Most of the uses will primarily serve people working on or near the site, visitors wanting to stay near Sea -Tac International Airport, and people living relatively near the subject site. 2. To what extent will the commercial and retail uses in the proposed development compete with commercial and retail uses in the Tukwila Urban Center and other developments within the City? There is no question that the proposed uses will compete with development in other areas of Tukwila: that is the nature of all types of development, and especially retail. The broader question is whether enough demand exists to support all of the existing and proposed developments in Tukwila, including development on the subject property. PSRC forecasts strong employment growth in Tukwila for sectors that use office space. Population growth, coupled with increases in disposable income, will create demand for additional retail space. The retail development at the subject property is one quarter of the size of the development proposed in Tukwila South, which means that it will compete less both in scale, type, and proximity with the Tukwila Urban Center. 3. What is the market area for the proposed development compared to the Tukwila Urban Center? The development concept includes two primary uses: employment (office and some industrial) and retail. The employment uses will draw workers from throughout the region. The retail uses will draw from a smaller market area. Since the mix of retailers is not yet specified, we cannot say definitively exactly what the market area will be. 166 ATTACHMENT W �*�t►��qs CITY OF TUKWILA k ti Department of Community Development ZONING CODE s O 2; 1 6300 S outhcenter Boule Tukwila, WA 98188 AMENDMENTS a O A Telephone: 206 431 -3670 FAX 206 431 -3665 t a .z E -mail: tukplan @ci.tukwila.wa.us Nk�.. J 1908 APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: ge., P CCo X I File Number: e LH O p Z j Application Complete (Date: I Project File Number: 121_11 -001 Application Incomplete (Date: I Other File Numbers: Li 00 1 r 6 P1' J NAME OF PROJECT/DEVELOPMENT: COMMUNITY BANK AT UNIFIED GROCER SITE LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 10200 EAST MARGINAL WAY SOUTH, TUKWILA, WA 98168 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 042304 9184 -04 DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Mikel Hansen Address: 12201 Tukwila International Boulevard. Seattle. WA 98168 Phone: 206 277 -5249 FAX: 206 282 -9951 E -mail: mikelh@sabev.com C: \Documents and Settings \AllisonS \Local Settings \Temporary Internet Files \Content.Outlook \TBXBIIAB \Rezone or Zoning Code Text Amend- Ju17010.doc 167 Signature: Date: 7/3/ C: \Documents and Settings \AllisonS \Local Settings \Temporary Internet Files \Content.Outlook \TBXBIIAB \Rezone or Zoning Code 1 68 Text Amend- Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC /H Proposed: CI B. ZONING DESIGNATION: Existing: MIC /H Proposed: CI (Light Industrial) C. LAND USE(S): Existing: MIC/H Proposed: CI (for proposed changes in land use designations or rezones) C: \Documents and Settings \Allisons \Local Settings \Temporary Internet Files \Content.Outlook \TBXBIIAB \Rezone or Zoning Code Text Arnend- Ju17010.doc 169 (pat of) S. 111414 Grocers Property 0003400042 Boundary 0003400046 0003400049 0003400015 10230 E Marginal 0003400041 Property 00034 024 liippip} o Boundary wolf 0423049101 "A"' 'aipipnigi 0423049102 r`~ e 0323049024 N i a S 0423049015 Q 0423049099 032304906 Seattle tt► 0323049048 032304912 U 1 a _10 42904406• 0323049080 RI �i 4 0323049045 III 2304907 7‘ 26 `�'VI) N 2304907r 6� 0323049061 i 2304907 t o 1 0323049028 0323049058 6 a 0 Scale in Feet 325 (approximate) S BOeing Rd. 10230 E Marginal Way Seattle, Washington DRAFT Tax Lot Parcel Numbers S 13 -029-00 FIGURE 3 February 2007 Ref: Tax Lot Combined.cdr Dalton, Olmsted Fuglcvand, Inc. 170 x VMS. MAWS {I]1 SUBJECT PROPERTY CITY OF TUKWILA AREA 27,907 SF 4 CITY OF SEATTLE 9 .c AREA 1,265,135 SF I: M ux[ g V. SECilpx CITY OF TUKWILA AREA 1,438,912 SF 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" 250' 171 SABEY AERIAL PHOTO w w w CID v) LL. LI. VI ,--1 W 0 0 v) 0 ¢"'Ww >ZW 0 0 0 0 0 0 0 0 0 �O'x∎ -7>Z Z o o 0 0 WQHtW7�3a�a O Z W v` oo ■�O -a O Z ¢F ¢3 a 0 x W a O .4 W Z H d U uce Z�wv,Hw 0 C 4 zo �zoW�Wza H W OwU c, H a U ¢¢H¢�< U o 0 W, W H Q a a U W.1 I -4 w� U X w H H W Z ZH��ZZc4�wu I p 4 U r' W O H c7) a U a w CI 0 y, H o xH a OU q o v a 9ir, 8 U W IM i r a F j �iy, 4.7 i 1 i a. ¢W i a il f i T 1 4 Lii VD t,, =i I Z O Orr) U i 1 7 O''' o I 4 A:4 ti 44 4, P4 f e' a f 4. qc NI v Z ti 173 3. AFFIDAVIT OF OWNERSHIP 174 1 CITY OF TUKWILA qty 4 t f 4 W r Department of Community Development /sr r O .1�,' t o 6300 Southcenter Boulevard, Tukwila, WA 98188 W Ifni "I ;'l Telephone: (206) 431 3670 FAX (206) 431 -3665 k r /0 At, a Z E mail: tukplan @ci.tukwila.wa.us lb/ f90B AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly swom and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3: The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 10200 East Marginal Way, Tukwila, WA 98168 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at 12201 Tukwila International Boulevard, Seattle, WA on January 3, 2011 Print Name: Mikel Hansen Address: 12201 Tukwila International Boulevard. Seattle. WA 98168 Phone Number: 206 277 -5249 Signature On this day personally appeared before me Mikel Hansen to me known to be the individual who executed the foregoing instrument and acknowledged that he signed the same as his voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 3rd DAY OF January 2011 (ODSL Q Ate �V L 1f \\\"\111 N H Sy NOTAR UBLIC f il l in and for the State of Washington u J AA •••910N, es, A residing at C C- Ni •Ste Q v .0TA4,4 7114�t /43 My Commission expires on C� I 1 I q I A A l/B V\ G 2 8.p Aa ,=O OF W A S C: \Documents and Settings AllisonS Local Settings \Temporary Internet Files \Content.Outlook \TBXBIIAB \Rezone or Zoning Code Text Amend- Jnb010.doc 175 4. REDUCED SIZE PLANS 176 NOlONIHSVM V1IM)Ifll fib 0414 SL> euWd o NOIlV2JOdNOOA38VS ppt elm5'awp�xal�awery MOL9t u 1 gg Al.:13d0ad �,39VS c..1 S3.LVIOOSSVO n 8 SNVA3 CIAVO °Q 6 AV/V1 1VNIJ21VVY 3 0£Z01. z Y m N V NVId 31.1S 3NOZ321 ONV 1N3N1ON3INV NVId 3AISN3H3idW00 C C o e �i q i o l' o F z P i x Z O r g._.. C I t7VOY P53�Y pM3a9 IJ N _____„____:_____I l 1 m I© 1 7-----'- i I a 1 V y t' N QN N. wP I I Q i til t r n,. I 1 I, .1 .-1- i 1 7 I 0 I I lo 1 a z adz f7 Q N I r N¢. a z l i I Z\ III N O O t i g E X, 6 I t ‘A s li i Z 'u m CC i p I I e Q 0 s J E a\\ 4 i gg Z nmm�e4600 6 I l' s 177 5. APPLICATION FEE 178 SABEYPROPERTIESLLC 89516 City of Tukw Finance D; L1,FFE INV .�5301`.j R. 1 :0RIP�IQN .I z, W bad [M1NO7CEAt�IIO RA, Aft D11e I C 1 -07 -11 403 -0033 403 -0033 Assoc Gr 7850.00 .00 7850.00 3 i-S r A t 1 P r F J a0 h t; 3 {tear 4,,,,,, fi. ?i.,y r i T� kt 4 5 1 l F� n '`,�5 .3 .r 7:, n• ig t }�'sF1 :f TA a t fr tix fa ;T>w Ss 4 r A.iY ie L t�"r,�` '2r k u lei e flAie Th€.. 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LZ `£HECt NUMB 11934 b JW y t 1 .2>� you x ;,�1 'Q��:�' 1 0,� 11 �iUMa f x 1 PC�gSEDET �1A4 EP{�f3Rz a f Y F s F' h JY i •4 t e4Ki 1 y ,Fi'3w 3: gl a' SiuZX o L '•�.:,r -s (•M0..1XN0.00•Q•4x00•00.:( �IXh`3..4x0 ixrr•0 ^dHld0..!: THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER Xh "i)f[a ti °t`$°'" f''� �"m m' P P SABEYPROPERTIES LLC The Col'nmerce BanKOf Wa4hington 1Zemittanee as made by Sabey Properties 601 Union S treet o b �i� p t S sui sac ictrres tu n r /�ryY'T` ":131.P4.41 7 e�tt R 7© '4 k 19 ft01 $r a 1 5 Q YPtP /L Fir t a •a. :G. t� a ''r,�,- .:sx.''ya ar,R f I Y s t. y" sf -s fi y �efit A .SI`b8 i eaT F I S- t' 4 t �28� &7a� J 1 4'f �`A� 19345 4 '80 k a,� 3y y a. N ,c1i, `l•�,.1p' i r. �c Y r t ,„xw r� r a 4v "rte* r *Yc'k Yc* 't r fi. s e" t 4 ;Pay t seven thousan e i g ht hu n d re d f i f y d off r d ce t N •�M a 4.- `f, f3 "tea -�{"c .L'i y E w..� t x' d vJ J ry Y j n a �i s sa`�3k y r' A t 1 i f ir i a� F FAY ity of TU WIla Finance De ;yt rd THE c n Q ,.jr L Y OQ �011 bcP�l]te[ BIVU F ORDER Wl� '�1Pdii C J, ti �V1/ 98:88 259.9:: 5� 4 i7 1 a0.00.0a e tott.eQ THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK —HOLD AT AN ANGLE TO VIEW Y 40 *(X 14�! 000 L L 9 3 4 6ii' 1: L 2 50080 L 31: 00 L L 7 3 7 580 1 6. COMPREHENSIVE PLAN AMENDMENT FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 180 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 181 8. NOT APPLICABLE 182 9. OTHER INFORMATION SEE REPORT BY ECONORTHWEST SUBMITTED WITH APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 183 10. RESPONSE TO 18.84.030 CRITERIA 184 ZONING AMENDMENT CRITERIA (TMC 18.84.030) Zoning Amendment Criteria (TMC 18.84.030) The application shall specify, in a format established by the property: 1. Is the proposed amendment to the zoning map consistent with the goals, objectives, and policies of the comprehensive plan? The proposal is consistent with goals and policies of the Tukwila Comprehensive Plan calling for the development of identifiable City boundaries. Goal 1.3 provides, "Identifiable boundaries for Tukwila so that residents, workers, and visitors know they are entering the City." Redevelopment of the property with LI uses will be subject to design review. This process will ensure that the property's function as a significant entry point to the City, as well as general quality design, will be considered. 2. Is the proposed amendment to the zoning map consistent with the scope and purpose of the Zoning Amendment Criteria (TMC 18.84.030) and the zone classification applied for? Yes. Please see zoning map changes that were made in 2007 in Tukwila and 2009 in Seattle to this site. This request will make the site a consistent zone. 3. Are there changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map? Yes the entire 62 acres site has been rezoned. The 32 acres in Tukwila were rezoned in 2007 and the 30 acres in Seattle were rezoned in 2009. 4. Will the proposed amendment to the zoning map be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare of the community and not adversely affect the surrounding neighborhood? Yes. As discussed in detail in the Comprehensive Plan Application, the proposal will provide economic development, assist in creating an identifiable northern City boundary, aesthetic improvements, and transportation corridor improvements. These are all significant benefits to the community. 185 ATTACHMENT X oz Associated (part o1) S. N•ff. Grocers Property 0003400042 Boundary 0003400046 0003400049 10 0003400015 i 1 .230 E Marginal 0003400041 v. Property 00034 1024 Boundary 9 ,0423049101 n1` a Rte.... 0423049102 4.6 a 0323049024 N eft a 042304901504 Q SA 0423049099 0323049062 9 Seatfe N 0323049048 0323049128 u 1 a 042304906),..•ci-ft qt� 0323049080 v D a I 0323049045 t 1\i\‘' a �o�y 0 t:: O� 70 ff Q? N r 1 i 2304907 I 0323049.061 o 0323049028 0323049058 I 0 Scale in Feat 926 (approximate) S Boolng Rd 10230 E Marginal Way Seattle, Washington DRAFT Tax Lot Parcel Numbers SA8- 029-00 FIGURE 3 February 2007 Ref: Tax Lot Combined.cdr Dalton, Olmatca F ig1cvana, inc. 186