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HomeMy WebLinkAboutCOW 2014-08-11 Item 4 - 2014 Comprehensive Plan - Element 4: Tukwila SouthTukwila 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 DEPTSTOREI,CITY COMMON\DCD\COMPREHENSIVE PLAN UPDATE/CITY COUNCIL REVIEW\BRIEFING- 8. 11\ TUKWILASOUTHMATERPAIS\PCADOPTED VERSION STAFF COMMENTS.DOC% PC Review Draft Comment tBMll: July 24, 2014: Adapted from Master Plan. 157 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 Clty of Tukwila Comprehensive Pian - Tukwila South Element DEPTSTORE\CITY COMMON DCD COMPRE HENSIVE PLAN UPDATE\C ITV COUNCIL REVIEW \ PRI EFIN G -- 8.111,TUKWILASOUTHMATERIALS\PC ADOPTED VERSION STAFF COMMENTS.DOCX 158 PC Rawew 17ral 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, Kent 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. 9.1.2 'Design infrastructure to accommodate increased employment and residential density over time. _ _ 9.1.3 Encourage the use of entry features, landscaping and public open space to make Tukwila South a memorable and regionally identifiable place. Encourage development in Tukwila South to have internally integrated districts and uses in addition to external connections to neighboring and regional assets. (Construct a comprehensive amenity system in Tukwila South that leverages the area's assets] '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 \DE PTSTORE\CITY COMMON \ DCD \ C O M PREH E NSIVE PLAN UPDATE \ CITY COUNCIL REVI EW\BRI EFING -- 8.11\TUKWILASOUTHMATERIALS\PC ADOPTED VERSION STAFF COMM£NTS.DOCX PC Review Draft Comment [BM2]: July 24, 2014: This goal and policies 1 -7 have been adapted from Tukwila South Master Plan, Comment [BM3]: July 24, 2014: Adapted from Tukwila South Master Plan. See Principle #5 Comment [BM4J: July 24, 2014: Adapted from Tukwila South Master Plan. See Principle #0 Comment [BMS]: July 24, 2014: Adapted from Tukwila South Master Plan. See Principle #10 159 Tukwila South Element (Draft) ' i. 1.7 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 188''' 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 \\DEPTSTORE \CITY COMMON \DCD1,COMPREHENSIVE PLAN UPDATE\CITY CO❑NCIL REV1EMBRIEFING-- H.11\TUKWLIASOUTHMATERIALS\PC ADOPTED VERSION STAFF COM MENTS.DO CX 160 PC Review Draft COMPREHENSIVE LAND USE PLAN TUKWILA SOUTH BACKGROUND MEMO 162 Tukwila South Background Memo COMPREHENSIVE LAND USE PLAN TUKWILA SOUTH ELEMENT BACKGROUND MEMO 2014 GROWTH MANAGEMENT ACT UPDATE to the COMPREHENSIVE PLAN I. Background Information In 2010 . the City of Tukwila completed its long standing goal of annexing Tukwila South. Tukwila South is lust over 500 acres in size and represents one of the largest undeveloped greenfields in the Seattle metropolitan area. For comparison's sake, Tukwila South is larger than either South Lake Union or downtown Bellevue. Tukwila South is generally located South of 180th Street and extends to the City's southern limits (Figure 2). The area has no strong neighborhood identity at present, and is currently occupied by industrial, agricultural, office, and residential uses. A. Rationale for Revised Element As part of the "Tukwila Tomorrow Committee" work in developing the 1995 Comprehensive Plan, the City of Tukwila completed an in -depth Background Report for Tukwila South. The 1994 report examined many of the key issues for the area and was the basis for the current Tukwila South Element. In light of significant progress that has been made in achieving the shared vision of the City and Segale Properties, LLC regarding Tukwila South since 2004, the current Comprehensive Plan is outdated. Staff has prepared a new element to reflect the actions of the City over the last ten years, and to express its ongoing vision for the area. 1 163 ;Seattle Kin g County Lake Wash iri•gtern King County .5 0.25 0 IN Kent Figure 1 2 164 Tukwila South Plan Area Legend Tukwila South Area --- Southcenter Plan Area * City Hall, Police, Court School ▪ City Maintenance Facility * Community Center ® Fire Station • King County Library eiV Metro South Base ;. Transit Center CJ Post Office Annexation TY, • t. ; • i Ai , r • 1 78 ' • • • tT • ,.t t, t • 1,0111111111111, Wt. -r - 2 8 r S i*,et 'tat- 161-6.0-4•t !pi la1=1-21,' Legend Streets gh - Tukwila City Limits oul! I Tukwila South Overlay Parcels • _ 14.4.44. Figure 2 3 165 B. Planning History and Entitlement Background Development Agreement The City's current Comprehensive Plan calls for development in Tukwila South to occur in a coordinated manner. in 2009, to assist in developing t the area in a coordinated manner, the City of Tukwila and Segale Properties, LLC1 executed a Development Agreement (DA) for Tukwila South. Segaie Properties, LLC owns over 500 acres in Tukwila south and according to the Ordinance that adopted the DA: "ESegaleJ Intends to develop the Tukwila South Property consistent with the Tukwila South Master Plan ( "Master Plan "). The Master Plan envisions the creation of a major new employment and housing base on the Tukwila South Property. The plan calls for approximately ten million square feet of development that would be accommodated in a combination of a campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech ( "Tukwila South Project"). The Tukwila South Project will use the topographic and environmental constraints of the site to define the limits of its development area. The Tukwila South Project includes the extension of Southcenter Parkway in an alignment along the west edge of the valley floor; thus, functioning as the major transportation arterial through the site. The Tukwila South Project will also contain an integrated, internal circulation system of streets, sidewalks and pedestrian connections." There have been subsequent addenda and amendments to the DA. Master Plan Policy 9.1.3 of the City's current Comprehensive Plan element regarding Tukwila South encourages that a master plan be completed before any significant land altering occurs in Tukwila South. Furthermore, as outlined in TMC 18.41.010, the City Council may modify the development regulations without the need to change the underlying zoning. On June 8, 2009, the City of Tukwila adopted Ordinance 2234, which approved a Master Nan for Tukwila South defining defined the vision, goals, and objectives for the largely- vacant, mostly single -owner area. As was discussed in the Master Plan: "With nearly 500 acres of land five minutes from SeaTac Airport and adjacent 1 -5, the Tukwila South project site is the largest private development parcel in the greater Seattle area. Properly planned and implemented, the project will provide 25,000 new jobs and join the University of Washington, Microsoft and Boeing Everett as the region's fourth major, "non- Central Business District" employment center. It will become a major new urban node in the region and provide significant benefits to the City of Tukwila and improve the quality of life of its residents." The ten principles of the Master Plan are: Principle #1: Long Term Vision. The development of Tukwila South will be guided by a long -term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by parcel- basis. 1 The Development Agreement was entered into with La Pianta, LLC, which was the predecessor entity to Segate Properties, LLC. 4 166 Principle #2: Creating a Destination Tukwila South will become a regional destination. Principle #3: Building Value Development decisions will be weighed by their ability to maximize the site's potential to create value. Principle #4: Multi -Use Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial retail users. Residential is also being considered to bring additional vitality to the area. Principle #5: Increasing Density over Time Tukwila South will be planned to accommodate increased density over time. Principle #6: Quality of Environment Tukwila South will create a memorable and regionally identifiable place. Principle #7: Connections Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and other uses. This principle goes on to discuss the need to provide pedestrian connections throughout the project. Principle #8: Amenities Tukwila South will create a comprehensive amenities system that leverages the site's assets. Principle #9: Implementation Strategy Development must be strategically phased to successfully transition Tukwila South from agricultural and industrial property to an urban destination. Principle #14: Environmental Stewardship Tukwila South will be developed in a manner that preserves, protects, and restores the natural features of the area. Sensitive Areas Master Plan (SAMP) To facilitate development of the Tukwila South Project, the City approved a Sensitive Areas Master Plan under City of Tukwila project file number L10 -014. The SAMP allowed Segale to develop an area -wide plan for alteration and mitigation of sensitive areas that results in improvements to water quality, fish and wildlife habitat and hydrology beyond those that would occur through the strict application of the provisions of TMC 18.45, the City's sensitive areas regulations. The sensitive areas and their corresponding buffers identified as "Native Growth Protection Areas" will be permanently protected with easements recorded against such property. The Native Growth Protection areas are called Sensitive Area Tracts on the proposed plat. Mitigation work in Wetland 10 and 11 has been completed. Also, Johnson Creek has been relocated. This work is under the monitoring period. Off-site channel work is still under construction. 5 167 Grading Permit On April 29, 2011, the City issued a grading permit (PW10 -064) to Segale Properties, LLC for mass grading of the Tukwila South project area. The purpose of the grading permit was to prepare the area for future development in accordance with the approved Master Plan and Development Agreement. The applicant is still in the process of completing the work outlined in the approved grading plan. State Environmental Policy Act (SEPA) In 2005, the City of Tukwila issued a Final Environmental Impact Statement (FEIS) under SEPA for future building out of Tukwila South. The Tukwila South FEIS analyzed the potential impacts associated with the build out (including re- development of the existing Segale Business Park), assuming full build -out of 10.3 million square feet of various uses. As part of this preliminary subdivision application the applicant submitted a SEPA checklist in order to extend a utility through a sensitive area. City staff determined that a new SEPA checklist was not needed and instead issued an addendum on December 14, 2012 for the proposed work. Shoreline Substantial Development Permit In conjunction with the above grading permit, the City of Tukwila issued a shoreline substantial development permit (L10 -025) for grading within 200 feet of the Ordinary High Water Mark (OHWM) and to modify an existing flood levee. Like the grading permit, the shoreline substantial development permit was to prepare for the future development of the Tukwila South area in accordance with the approved Master Plan and Development Agreement. Preliminary Subdivision In 2013, the City's Hearing Examiner approved a preliminary 47 -plat for Tukwila South. The plat will allow lots to be leased on an individual basis. Under State Law, Segale Properties has seven years to seek final plat approval from the City. 11. Issues Summary Many of the challenges and issues regarding the future development of Tukwila South have been addressed in the last ten years. The following outlines some of the issues that have been resolved or are likely to be resolved in the future. A. Road Access In 2010, a realigned Southcenter Parkway opened that links the Southcenter area to S. 200th Street through Tukwila South. The new Parkway provides a four lane road, with sidewalks, capable of serving the future build out of Tukwila South. Additionally, in 2013 Segale Properties, LLC realigned S. 178`x' Street and traffic was moved to S. 184 'h Place. This new road provides a safer, more gradual access than the old road alignment, which often times had to be closed due to inclement weather. ` The grading work was originally under PW1O.0163, but all work under this permit was transferred to PW10-064. 6 168 :1t Southcenter Parkway Tukwila South Project Boundary 7 169 8 170 B. Flood Control Tukwila South lies near the Green River and in the past there was a possible risk of flooding. Most of the future development area has been raised to be above the flood elevation. Additionally, levy improvements have been completed along the Green River to reduce the chances of flooding in the area. Not only are these measures important to protect property and lives, but these flood reduction measures help to reduce the costs associated with flood insurance for property and business owners. C. Public Services The property owner and/or the City have installed the needed infrastructure to serve future build out of Tukwila South. Additionally, provisions have been made to relocate the existing Fire Station 51 to serve the area. D. Sensitive Area Preservation With the SAMP and Shoreline Permit, provisions have been made to preserve and in some cases enhance the wetland, streams and shoreline areas in Tukwila South. Many areas of Tukwila South will be preserved as natural spaces in perpetuity. E. Historic Preservation The old Mess Cemetery, owned by the Tukwila Historical Society, is located in Tukwila South. Provisions are in place to preserve the cemetery and access to the cemetery has been maintained. F. Ease of Permitting and Taxation Policy The entitlements already obtained for Tukwila South allow future construction to move ahead quickly. Most future projects will not need to obtain environmental approval since SEPA has already been completed. Future buildings will also only need to obtain administrative design review approval. Like the rest of the City of Tukwila, Tukwila South enjoys a favorable taxation policy compared to the areas, such as Bellevue and Seattle. For example, the City of Tukwila does not have a business and occupancy tax. N. Challenges Summary While many of the issues associated with build out of Tukwila South have been addressed via the entitlements and agreements in place for the area, there are still challenges facing future redevelopment. A. Lack of Transit Tukwila South lacks connections to the regional transit system. Metro does not provide services along Southcenter Parkway or along S. 200'}' Street in Tukwila South. The nearest bus route in the area is along Orillia Road, Route #180, which provides bus service between Kent and SeaTac Airport. Sound Transit's current long range plan and proposed updated long range plan also fails to provide adequate transit options for a redeveloped Tukwila South. The lack of transit could impact the ability of Tukwila South to attract office users and technology firms. Many of Tukwila South's competitors, such as Downtown Seattle, Downtown Bellevue, and South Lake Union have good access to various mass transit modes. Staff has included language in the new element for Tukwila South to address this issue. B. City Boundaries The corporate boundaries in Tukwila South are jagged. Interstate 5 and /or Orillia Road should serve as the logical boundary between the City of Tukwila and the City of SeaTac; however, in some cases SeaTac goes east of Interstate 5 and Tukwila also has land west of Interstate 5. This issue creates complexity for permitting, area identification, and emergency response. C. Identity Tukwila South currently lacks its own identity. This most likely can be attributed to the fact that the area lacks development and build out. However, the City will need to ensure that future businesses and residents identify with Tukwila and not with adjacent cities, such as SeaTac or Kent. D. Zoning Cleanup In June of 2014, the City Council adopted the Southcenter Plan (formerly known as the Tukwila Urban Center Plan). Several properties in Tukwila South owned by Segale Properties, LLC are zoned Tukwila Urban Center; however, these projects are not included in the Southcenter Plan boundary. Technically, these properties are not zoned and thus would be considered Low Density Residential under the City's 9 171 Zoning Code (TMC 18.08.020). This zoning classification does not make sense and a map amendment should be processed to re- designate the properties as Heavy Industrial with the Tukwila South Overlay. Properties are zoned TUC, but were not included in the TUC Plan. E. Job and Housing Capacity The City of Tukwila is required by King County and the Puget Sound Regional Council to accommodate a certain number of jobs and housing units in the City. The City regularly provides data to both agencies indicating our "capacity" to provide future jobs and housing. It is important to note that "capacity" and forecast are not the same. Capacity is simply the ability of a certain area of the City to provide jobs and housing, once certain elements are factored in. It is possible that the City could have more or less jobs than the capacity the City shows. By 2032, the City is required to be able to provide enough commerciaJ/industrial land area to accommodate 16,193 jobs. This number was initially created prior to the Tukwila South annexation. Since Tukwila South was not in the City, the City could not count future jobs in Tukwila South in order to show that we have sufficient capacity. The EIS completed for Tukwila South indicates that Tukwila South would be capable of accommodating nearly 23,000 jobs. Thus, Tukwila South is vital to the City's ability to meet future job capacity requirements. The City has also estimated that by 2032, Tukwila South could have 700 housing units. Again, this number could be larger and was a conservative estimate. Citywide, the City is required to have capacity to provide 2,084 housing units by 2032. Given that most of Tukwila's residential area is already built out, Tukwila South is important to helping the City meet its housing capacity requirements. Tukwila South will account for nearly one -third of the City's 2032 residential capacity. 10 172 COMMENT LETTER M&P Company P.O. BOX 1083 EDMONDS WA 98020 TEL 208- 542-0894 TEL 206- 283 -3492 elzmtch @m i nd sorina.cgm bm itctl em c2evahoo.corrm To: Tukwila Planning Commission and City Council Re: Comprehensive Plan Review for Tukwila South Project July 24, 2014 Meeting M &P Company is the owner of the property from which Mitchell Moving and Storage operates its business at 18800 Southcenter Parkway, Tukwila, Washington. The preparatory materials for this meeting note that Tukwila contacted the area's major property owners to provide comments on the draft comprehensive plan amendment. " M &P "s property is in the center of the Tukwila South Project, and is directly affected by all the Tukwila South activities. We request that notice of all Tukwila South issues considered by the City that impact M &P property be sent to the above M &P addresses and to our attorney of record, Clayton P. Graham j Davis Wright Tremaine LLP 1201 Third Avenue, Suite 2200 1 Seattle, WA 98101 Tel: (206) 757 -8052 1 Fax: (206) 757- 7052 Email_claytangraham@dwt.com Target topics: Land Grading and Water /Flood management, and Zoning 1. SurfaceWater /Flood Management June 2014 flooding of the Mitchell Moving and Storage lot calls into question the surface water management plans of the Tukwila South project. Photographs of flooding are attached to this document. The pattern of the June 2014 flood duplicates flood allowance charts presented in preliminary EIS studies in the 2000 -2005 planning for the Tukwila South Project. That excess water that was supposed to be planned for as early as 2005 has actually flooded the Mitchell/M&P property on 2014 is cause for concern about the planning and execution of the Tukwila South Project water management system. Overall water management plans that put Mitchell Moving business and M &P property unreasonably at risk are suggested by visible changes in the relative heights of Tukwila South Iots and Mitchell /M &P property. Attached photographs show the new height of and immediately south of the Mitchell/M&P property. Prior to Tukwila South, the southern lot was 2 -3 feet lower than the Mitchell M &P property, allowing gravity to take water south. The grading of the Tukwila South Project has raised the land to the immediate south 4-5 feet above the Ievel of the Mitchell/M&P property, This makes Mitchell/M&P property vulnerable to flooding that was unlikely on the natural/historic state of the land. Provision has apparently been made to create a drainage ditch north of the Tukwila South Project Land, on the property line with Mitchell/M&P property. This drainage proved inadequate in the June 2014 flooding. 175 We ask that all responsible parties cooperate to provide specific reports to Mitchell /M &P detailing steps taken to eliminate risk of flooding caused by the Tukwila South restructuring of land surfaces and water flows that the June flooding suggest puts the Mitchell/M&P property at unreasonable and unacceptable risk in favor of goals of the Tukwila South Project. 2. Zoning. Planning meetings from 2000 -2009 assured that M &P and Mitchell Moving and Storage would have zoning grandfathered that allowed continued operation of Mitchell Moving and Storage through the foreseeable future, as well as participation in new zoning allowed by the Tukwila South project should future changes in time and economy argue for different uses of the M &P property. The zoning language in the Comprehensive Plan documents forwarded to M &P prior top this July 24, 2014, meeting and posted on the Tukwila City web site do not appear to consider /include the grandfathered zoning historically allocated to M &P for the ongoing Mitchell Moving and Storage business. We request a statement from the City recognizing the zoning allocated to M &P Company to continue the existing business on its property, and rights to future development according to new zoning made possible in the Tukwila South agreements. Relevant citations from the materials made available to M &P prior to this July 24, 2014, meeting are attached to this document. Zoning: Materials preparatory to this meeting state: Zoning The Tukwila South area contains several zoning designations, which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed Use Office (MUO). The area subject to this plat is zoned LDR, TVS, and MUO, The entire Tukwila South area includes an overlay which supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, the [overlay] may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan."9 Clarification is sought on the grandfathering of historic business activity of M&P and Mitchell Moving since 1968, and access to future zoning options for future development, should it become desirable. 176 Photos of M &P property and the June 2014 flooding, with comments by Mitchell Moving and Storage on the depths of the flooding. Location of M &P /Mitchell property Mitchell Moving statement on degree of June 2014 flooding: "The pictures I took on Monday showing the water accumulation from all the rain over last weekend were taken after our trailers were moved further into the yard to get them out of the water. So the pictures! sent showing the water just up to the tires are not accurate, and further down the yard the flooding is actually worse." 177 Relative height increase of Tukwila South Project Land immediately south of M &P property, increasing flood danger to M &P property. The Tukwila South land height increase is visible immediately behind the Mitchell Moving trucks parked in the June 20I4 floodwater. ft is seen here in July 20I4's dry weather, with the ditch presumably by inadequately designed to prevent the flooding that occurred. The new height of the Tukwila. South Project land is shown here well above the level of the Mitchell Moving truck body floor. This July 2014 photo shows the ditch inadequately planned and implemented to prevent the June 2014 flooding. The overall land planning contours here on west and south of the photo show the Mitchel 11M &P property as a catchment for water from the west and south. 178