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Home My WebLink AboutPlanning 2014-07-22 Item 4 - 2015 Comprehensive Plan - Attachment A1: Tukwila SouthATTACHMENT Al Tukwila South Element (Draft) TUKWILA SOUTH PURPOSE STATEMENT Tukwila South is intended to be a multi -use regional employment center containing technology, office, commercial and residential uses. National and international employers will be featured in campus settings. Retail activities may range from individual large -scale national retailers to neighborhood retail and shopping centers that support office and high - tech campuses and residential neighborhoods. Residential uses may include a mix of single - family and primarily multi - family dwellings at low, medium, and high densities will provide a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials, combined with traditional Puget Sound building elements. ISSUES Unified Ownership— Shared Vision The Tukwila South area comprises nearly 500 acres and is largely under single ownership by Segale Properties LLC, with a few parcels owned separately. In 2009, the City of Tukwila approved a master plan for the Tukwila South Project, which comprises a majority of the Tukwila South area. The Master Plan defined the goals, objectives and vision for the Tukwila South project area. Also in 2009, the City of Tukwila and Segale Properties LLC entered into a Development Agreement for Tukwila South project that vests the project to existing land use regulations until 2024. Both the Master Plan and the Development Agreement reflect the shared vision of the City and Segale Properties LLC in the future development of Tukwila South. Land Use and Environmental Much of Tukwila South lies in a valley formed by the Green River, with a valley wall to the west consisting of both steep and moderate forested slopes. Until recently much of the valley portion of the site was used for agriculture, along with residential and commercial uses in the north part of the area. 1 City of Tukwila Comprehensive Plan - Tukwila South Element PC Review Draft Z: \DCD N CLERICS \PC LASERFICHE PACKET \2014 PC PACKETS \07 -22 -14 AND 7- 24- 14 \A1_TUKWILA SOUTH ELEMENT, DRAFT FOR PC.DOCX 15 Tukwila South Element (Draft) Several watercourses, some of which may be salmonid bearing, and wetlands have been identified in Tukwila South, both in the valley and on the slopes to the east of Interstate 5 and Orillia Road South. The Tukwila South Project, being completed by Segale Properties under a Development Agreement with the City, includes the alteration of two streams and filling of several acres of wetlands. As mitigation for these alterations, stream and wetland enhancements have been completed south of South 200th Street. Additional fisheries impacts are being mitigated by construction of a 7 -acre off - channel habitat area adjacent to the Green River. A segment of the Green River levee protecting the west valley floor in Tukwila South has been reconstructed to enhance flood protection of the area and to ensure reasonable flood insurance costs for property owners. Additionally, the City has issued Segale Properties LLC a grading permit that allows the Tukwila South project to be filled well above the 100 - year flood elevation. The valley wall represents a large portion of Tukwila South. This area is predominantly vacant with some low - density residential detached single -unit structures. Landslide potential is moderate to high for portions of the valley wall. These areas are protected by Native Growth Protection Area easements and will remain undeveloped in perpetuity. Transportation, Access and Utilities Two new street projects have been completed to improve circulation in and around Tukwila South. The extension of Southcenter Parkway through Tukwila South has greatly enhanced the development potential of the area. The construction of S. 184th Place to replace S. 178th Street has provided a safer east /west connection for south King County residents Utilities, such as electric power, gas, communication, water, and sewer, have been constructed in Tukwila South and are capable of serving the envisioned future urban development. A regional surface water system for management of stormwater is being developed in Tukwila South (the south portion of the system has been constructed; the north portion will be constructed in the future). Tukwila South has excellent connectivity to the regional freeway system, with direct access available to Interstate 5 and State Route 167. Access to Interstate 405 can be obtained via State Route 167 or West Valley Highway. Mass transit to the area is currently limited and the area is not served by either light or heavy rail. 2 City of Tukwila Comprehensive Plan - Tukwila South Element PC Review Draft Z: \DCD N CLERICS \PC LASERFICHE PACKET \2014 PC PACKETS \07 -22 -14 AND 7- 24- 14 \A1_TUKWILA SOUTH ELEMENT, DRAFT FOR PC.DOCX 16 Tukwila South Element (Draft) Services The area is located adjacent to the Tukwila Urban Center area, which has one of the largest concentrations of retail square footage in the region. Tukwila South is currently served by Highline and Renton School Districts. Children currently living in the area are bused to Renton for school. GOALS AND POLICIES Quality Development Goal 9.1 Tukwila South will become a regional destination developed with high - quality mixed -use, office, retail and residential uses, while protecting the environment and providing recreational opportunities. Policies 9.1.1 Implement the long -term vision and master plan for Tukwila South in order to create a more cohesive development pattern than if the property was developed on a parcel -by- parcel basis. 9.1.3 Design infrastructure to accommodate increased employment and residential density over time. 9.1.4 Encourage the use of entry features, landscaping and public open space to make Tukwila South a memorable and regionally identifiable place. 9.1.5 Encourage development in Tukwila South to have internally integrated districts and uses in addition to external connections to neighboring and regional assets. 9.1.6 Construct a comprehensive amenity system in Tukwila South that leverages the area's assets. 9.1.7 Ensure development in Tukwila South is designed and implemented in accordance with the approved Sensitive Area Master Plan to protect and enhance the natural environment. 3 City of Tukwila Comprehensive Plan - Tukwila South Element PC Review Draft Z: \DCD N CLERK'S \PC LASERFICHE PACKET \2014 PC PACKETS \07 -22 -14 AND 7- 24- 14 \A1_TUKWILA SOUTH ELEMENT, DRAFT FOR PC.DOCX 17 Tukwila South Element (Draft) 9.1.8 Support efforts to relocate the city boundary between the cities of Tukwila and SeaTac using Interstate 5 as a logical boundary between the two cities. Implementation Strategies • Zone for office, technology /flex space, and housing, while limiting the overall size and type of retail and service uses. • Administer the City's Commercial Design Guidelines for Tukwila South. • Develop Residential Design Guidelines for Tukwila South. • Regulate, implement, and monitor sensitive areas in accordance with the sensitive areas master plan. • Obtain easements and, when funding is available, construct a north /south river trail. • Explore a pedestrian connection over the Green River that connects Tukwila South to the City of Kent on the east side of the Green River. • Ensure that internal pedestrian connections are in place to connect buildings with one another. • Partner with the City of SeaTac and King County to lobby the Washington State Department of Transportation and regional agencies for improved freeway access at South 188th Street. • Lobby King County Metro and Sound Transit to increase mass transportation in the area, including rapid ride buses, express bus services, and light rail. • Develop a system to track trip generation in Tukwila South to ensure that the terms of the Development Agreement with Segale Properties, LLC Inc. are met. • Obtain City control and ownership of Segale Park Drive "C" per the Addendum to the Tukwila South Development Agreement. • Develop an interlocal agreement to realign the corporate boundary between Tukwila and SeaTac. 4 City of Tukwila Comprehensive Plan - Tukwila South Element PC Review Draft Z: \DCD N CLERICS \PC LASERFICHE PACKET \2014 PC PACKETS \07 -22 -14 AND 7- 24- 14 \A1_TUKWILA SOUTH ELEMENT, DRAFT FOR PC.DOCX 18