HomeMy WebLinkAboutPlanning 2011-04-28 Item 4 - Attachment C: Issues and Opportunities Report Attachment C
City of Tukwila Department of Community Development
April 4, 2011
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Issues and Opportunities
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Comprehensive Plan and Development Regulation Consistency
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Table of Contents
nd 1
Purpose of the Report 1
Stakeholder Responses ......~.................................................3
Survey Process -----.------.----.---.--------3
Summary ofKevRnd' ------------..--...-----'3
Comments and Suggestions bo the City of Tukwila 5
Policy Consistency Analysis ...............................................................7
Countywide Planning Policies 7
Tukwila Comprehensive Plan—Goals and Policies 12
Development Regulations Review 17
Summary ..--.-----------.------.--------17
Discussion of Permitted Uses 18
Discussion of Accessory Uses 2G
Discussion of Conditional Uses 2O
Boundary 27
Duvvmnnish Hill Preserve 37
Group Health Cooperative --.---------.—.--------.20
Department of Homeland Security ]O
Planned Action 32
Summary Recommendations 34
Table of Figures
Figure 1: Map of Tukwila MlC---.—.—.---.--------.---.2
Figure 2: Duvvanl�h H0 Preserve Zoning
Figure 3: Group Health Cooperative Zoning 30
Figure 4: Department of Homeland Security Zoning ...—.--.--....31
List of Attachments
Attachment Summary Of Business Stakeho[derSurvey Results
Attachment B Tabulated Business Stakeho[der Survey with Comments
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BACKGROUND
Tukwila's Manufacturing/ Industrial Center is an important regional center of industrial
activity. It is one of four such centers designated in King County. The Manufacturing/
Industrial Center (MIC) is an area that is meant to preserve and enhance manufacturing
and industrial activity, and the land that allows these activities to operate. King
County's Countywide Planning Policies set parameters for the employment and uses that
may occur within an MIC. Tukwila's MIC is one of the few remaining concentrations of
industrial land in the urban Puget Sound region.
Tukwila's MIC is approximately 966 acres alon the Duwamish River, bounded generally
by the City of Seattle on the north, South 126 Street on the south, the BNSF Burlington
Northern railway right -of -way on the east, and the Tukwila City limits on the west. The
MIC is home to over 1.4,000 jobs, and provides a significant portion of Tukwila's
economic activity.
City of Tukwila Comprehensive Plan policies establish that the Manufacturing Industrial
Center is intended for industrial activity in order to "maximize the employment and
economic benefits to the people of Tukwila and the region, while minimizing the
impacts on residential neighborhoods." The Zoning Code, which implements the
Comprehensive Plan's policies, limits non industrial uses, especially office and retail,
which may occur in the MIC, and reserves the land for industrial activities and some
limited support for these uses. New housing is not permitted.
Purpose of the Report
This analysis is being undertaken as part of the City's required periodic review and
update of its Comprehensive Plan goals and policies. It is a review of the applicable
policies and regulations in effect and an examination of the geographic extent of the
MIC. Staff has sought input from Tukwila's business community to identify key issues
that affect industrial businesses and lands in the Manufacturing/ Industrial Center.
This report will highlight issues to be reviewed by the Planning Commission. The
Planning Commission will recommend a set of changes to the City Council.
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STAKEHOLDER SURVEY RESPONSES
Survey Process
To gain background data for its review of the Manufacturing/ Industrial Center, as well
as a way to involve business stakeholders, the Department of Community Development
conducted a survey of businesses in the MIC. The purpose of the survey was to gain
information about concerns of businesses, identify pressures that industrial businesses
are facing, and to ask for feedback regarding the City of Tukwila's policies, especially
industrial land use.
Tukwila sent postcards to 200 tenants and property owners in the MIC, inviting them to
participate in an online survey to determine which issues were important to them.
Tukwila staff also sent personal letters to approximately 15 businesses, asking them to
participate in a more detailed survey, either on the phone or in- person, depending on
individual preference. Extensive follow up phone calling occurred to secure business
participation.
As a result of significant outreach efforts, Tukwila staff conducted interviews either in
person or by phone or, in one case via email, with 20 businesses located in the MIC.
Four responses were received to the shorter website surveys. As a result, a total of 23
businesses and one resident provided comments regarding the MIC out of a total of
approximately 130 in the entire area.
Staff prepared a 17 question survey which included both short answer and open -ended
questions aimed at specific information, and a range of responses. It is based on
surveys prepared by the City of Seattle in 2007. For most of the short answer
questions, results were readily summarized. In the case of the open -ended questions
categories were created, results were summarized and displayed based on common
themes that the businesses expressed.
The survey results provide important information and raise interesting questions about
Tukwila businesses in the MIC. However, conclusions drawn from the results should be
considered primarily as a snapshot of selected businesses, rather than indicating trends.
The sampling method was not intended to be, and is not, statistically valid.
A summary of all results is included as Attachment A. The tabulated survey with all
comments is Attachment B.
Summary of Key Findinqs
Businesses value Tukwila's central location: Businesses place a high value on their
Location in Tukwila's Manufacturing/ Industrial Center for its access to major
transportation corridors, customers and suppliers. Tukwila's central location provides
excellent access to Seattle, the east side, Western Washington and Alaska.
Access is the key benefit to a Tukwila location: The outstanding benefit to a having a
Tukwila industrial location is_access. Throughout the survey the importance of
Tukwila's good access and central location was mentioned. Some ways that access is
considered notable includes the following:
Access to the highway system, including 1 -5 and Highway 599, primarily for getting
onto the regional transportation network for reaching markets outside of the
immediate area.
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Access to airports is a significant plus, as is access to the Port of Seattle. Rail
access is not considered important by survey respondents.
Employee access to worksites is convenient from a variety of locations
Access to customers, clients and suppliers is convenient and economical
In addition, firms consider having truck access to their individual site to be especially
important. Having enough parking at the site is also very important.
A location in Tukwila's MIC has many advantages: In addition to access
(freeways /transportation network, airports, ability to serve customers efficiently) and a
central location, businesses felt their Tukwila location provided them with a good
facility with reasonable costs.
Others mentioned the availability of power, fiber optics, good police response, good
business climate, a large industrial area with industrial neighbors and the ability to be
separate from residential uses. One remarked that Tukwila was the "heart of
everything," including Alaska Marine lines and truck lines. They appreciated the ability
to ship anywhere, anytime.
A location in the MIC has negatives, too: Responses were varied, but could generally
be grouped into categories including: 1) public safety /crime concerns; 2) traffic
congestion; 3) codes/ permitting (slow permitting, restrictive zoning and sign codes); 4)
regulation; 5) negative business climate; 6) lack of amenities/ services for employees
(transit /light rail, restaurants, retail); and 7) high costs (rent, City fees).
One business remarked on the difficult east /west traffic pattern due to the Duwamish
River, King County International Airport and the 116 Avenue South bridge closure.
Another was concerned over the perception that Tukwila was "too far south," and
therefore difficult to access. The Superfund environmental cleanup was mentioned, as
was the distance from other tourist destinations. One business expressed regret that the
expected convergence of transit, light rail, highways and employment had not occurred.
Most industrial businesses prefer to be located with similar uses and away from non-
industrial uses: Industrial businesses prefer to be grouped together with similar or
complementary businesses. Industrial uses like to be located with other industrial
businesses to generate business and share suppliers and customers. A significant number
wanted business neighbors involved with trucking, either sales, repair, distribution,
truck courier or businesses that generated lots of truck traffic.
Incompatibility with non industrial operations: The most commonly cited reason for
avoiding non industrial neighbors was the view that industrial operations were just not
compatible with many non industrial activities due to impacts (noise, odor, truck
traffic, appearance). For example, businesses were concerned that their operations
could result in complaints from their non industrial neighbors, or in negative impacts
since their operations were not necessarily "attractive."
Many businesses stated that they wish to be located away from residences and non-
industrial uses due to the noise and impacts they themselves produced, and their desire
to operate without being considered a nuisance by others. Two respondents felt that
having residential uses nearby could be a source of criminal activity or break -ins at
their business.
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There are some benefits to having some non industrial neighbors: Some industrial
businesses view certain non industrial uses, such as restaurant and retail, as amenities
that can enhance the work environment for their employees. A few thought that
additional offices could provide them more customers. At least one business felt that
proximity to residences could provide a source of additional customers for the business,
and that all viable uses should be encouraged. 4
Costs and the need for larger facilities would cause businesses to change location: In
general, businesses would prefer to stay in place, but if necessary would be compelled
to move to seek a larger facility and lower costs. Many industrial land users are
concerned about the availability of space that fits their needs, and the rising costs of
rent and land. All of the respondents stated that the costs of land and /or rent was
either very important or somewhat important.
If necessary, King County, especially Auburn or Kent, would be the favored place to
relocate: if businesses decided to leave Tukwila, over one in four would choose either
Auburn or Kent due to lower costs and the ability to get larger facilities.
Businesses would like faster, more certain permit processing: Businesses commented
on fire permit fees, rack permits, building code requirements, seismic requirements,
and permits for machine installation.
Public safety /crime is a priority: When asked their concerns about a Tukwila location,
over 70% of respondents felt that public safety /crime issues were very important to
them, citing problems with burglary /car prowl. Police response for personal crime was
good, and businesses had good interactions with the police. Response for property crime
was somewhat less satisfactory.
Traffic congestion is a problem or not: Businesses were evenly split with
approximately 50% feeling that traffic was an important problem, and approximately
50% saying that it wasn't important at all. Congestion made getting to Southcenter
difficult for some. Interurban works well.
Amenities: Several businesses were pleased with trails and parks in the MIC. Others
felt that restaurants and other amenities for their employees were lacking, and wanted
more. Several businesses were especially interested in additional public transit options,
including additional bus service, and a light rail stop.
Business Climate and Perception: Feelings were mixed regarding business climate.
Some businesses felt that the City had a good or neutral business climate, others felt
that the City had a negative attitude toward business. One business remarked that they
didn't feel connected to Tukwila, although they had used the Tukwila Community
Center for meetings and a staff picnic. One business requested that the City keep
reaching out to business as it is doing now with the survey, since businesses sometimes
feel that the City of Tukwila doesn't care about them.
Comments and Suqqestions to the City of Tukwila
Businesses were asked open -ended questions about ways the City could help their
business operations and also to provide comments for the City of Tukwila. Businesses
made 48 very interesting suggestions or comments regarding better communication,
zoning, transportation, permitting, transit /light rail, taxes/ bureaucracy, public
safety, landscaping requirements, other regulations.
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Communication: The most common suggestions concerned communication, including
providing additional opportunities for communication through the City's website, email,
safety alerts, even business cards. Businesses appreciated prior flood information and
asked for more.
Zoning /Permitted Uses: Land use was a topic of interest. Three individuals wanted only
industrial uses in the area and five wanted additional non industrial uses including more
offices (to generate customers), restaurants and a hotel. Of these, one business
suggested a transitional buffer around the MIC to allow commercial uses that could
serve both residents and industrial employees, while another felt that the southern part
of the MIC should be rezoned to office.
Transportation: Suggestions concerned traffic lights, including better timing for lights
along E. Marginal Way and desire for a traffic light at S. 112 and E. Marginal Way.
There was concern over a potential bike lane on E. Marginal.
Permitting: Three businesses wanted faster or more certain permitting. One
suggested offering permitting assistance and advice, while another wanted more notice
for business license renewals. One suggested that the City adapt its processes to fit
real demands.
Transit /Light Rail: Three businesses wanted the light rail stop at E. Marginal and
better access to public transportation.
Taxes /Bureaucracy: Not surprisingly, lower taxes and no BEtO tax were requested.
Another business asked for friendlier service to business with less bureaucracy.
Public Safety: Additional police patrols were requested, as well as more emergency
training. Better police and fire department cooperation was suggested.
Landscaping: Trees and bushes along E. Marginal Way attracted notice with a request
for trimming to improve safety and visibility, as well as a suggestion for fewer
landscaping requirements.
Regulations: Request was made for consistent sign code enforcement. The City was
asked to to work with State and federal governments to change paint regulations.
Other: Several additional comments were made, including: 1) Keep supporting the Rock
and Roll Marathon; 2)Monitor City actions for impacts on business; 3)Keep reaching out
to business as you are doing through this survey businesses sometimes feel that the
City of Tukwila doesn't care about them; 4) Provide help in hiring qualified employees;
5)Thanks to Mayor Haggerton for his participation in Museum of Flight programs.
Survey results will be shared with City officials for consideration.
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POLICY CONSISTENCY ANALYSIS
Countywide Plannin4 Policies
The Growth Management Act fundamentally changed the way that comprehensive
planning was done and land use decisions were made in Washington State. The
challenge of the Growth Management Act was to establish a Countywide vision and
devise a strategy to achieve it. This included balancing growth, economics, land use,
infrastructure, and finance.
The Growth Management Act gave local officials new tools for planning and, for the first
time, mandated that the County and cities work together to establish an overall vision.
Through a collaborative process, the local jurisdictions of King County prepared the
Countywide Planning Policies. The Policies serve as the framework for each
jurisdiction's own comprehensive plan, which must be consistent with Countywide
Planning Policies. These individual comprehensive plans throughout the County,
then, will be consistent with the overall vision for the future of King County.
When a Countywide Policy states that a jurisdiction "shall" or "will" do something, such
a policy requires the jurisdiction's Comprehensive Plan to contain a policy that is
written to accomplish the purpose of the Countywide Policy. When a Countywide Policy
states that a jurisdiction "should" do something, such a policy requires the
jurisdiction's Comprehensive Plan to contain a policy that is written to accomplish the
purpose of the Countywide Policy unless the jurisdiction identifies reasons why it has
not done so. When a Countywide Policy states that a jurisdiction "may" do something,
such a policy suggests the jurisdiction's Comprehensive Plan contain a policy written to
accomplish the purpose of the Countywide Policy if it is in their interest.
Framework policies establish the overall direction for the policies while land use
policies provide more detail. Following is a review of Countywide Planning Policies,
both framework and land use, relevant to Tukwila's MIC. Each policy is followed by a
staff evaluation
FW -12(a) All jurisdictions within King County share the responsibility to accommodate
the 20 -year population projection and employment forecast. Anticipated growth shall
be allocated pursuant to the following objectives:
a. To plan for a pattern of growth that is guided by the Regional Growth Strategy
contained in Vision 2040, the growth management, transportation, and economic
development plan for the 4- county central Puget Sound region;
b. To ensure efficient use of land within the UGA by directing growth to Urban
Centers and Activity Centers;
c. To limit development in the Rural Areas;
d. To protect designated resource lands;
e. To ensure efficient use of infrastructure;
f. To improve the jobs /housing balance within the county;
g. To promote a land use pattern that can be served by public transportation and
other alternatives to the single occupancy vehicle; and
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h. To provide sufficient opportunities for growth within the jurisdictions.
Analysis: Tukwila's regional share of employment growth is 17,550 new employees by
2031. Approximately one -third of that growth is planned to be accommodated in the
MIC.
According to the Countywide Planning Policies:
Manufacturing/ Industrial Employment Centers are key components of the regional
economy. These areas are characterized by a significant amount of manufacturing,
industrial, and advanced technology employment. They differ from other employment
areas, such as business /office parks (see FW -16 and LU- 70 -74), in that a land base and
the segregation of major non manufacturing uses are essential elements of their
operation.
FW -15 Within the Urban Growth Area, the Countywide Planning Policies shall assure the
creation of a number of locally determined Manufacturing/ Industrial Centers which
meet specific criteria. The Manufacturing/ Industrial Centers shall be characterized by
the following:
a. Clearly defined geographic boundaries;
b. Intensity/ density of land uses sufficient to support manufacturing, industrial and
advanced technology uses;
c. Reasonable access to the regional highway, rail, air and /or waterway system for
the movement of goods;
d. Provisions to discourage large office and retail development; and
e. Fast -track project permitting.
Analysis: Tukwila's MIC boundary generally follows physical boundaries such as the
Duwamish River, freeways or arterials or the political boundary of the City limits. The
more complex boundary along the southern edge of the area delineates significant use
changes such as the boundary between single family houses and the BNSF railroad tracks
and yard in the Allentown neighborhood. Additional discussion of this issue is found in
the Boundary Review section of this report.
The excellent transportation access to the MIC was cited as a major reason for business
location by participants in our public survey. This includes access to airports and the
highway system (1 -5, 1 -405, SR 599) to reach markets, suppliers and clients.
Tukwila's MIC contains aerospace manufacturing (Boeing), transportation (KC Metro bus
yard), freight (UPS, BNSF) and heavy manufacturing (Jorgensen Forge). However under
code changes approved in 2001 significant new non manufacturing uses have been
permitted such as the Group Health Cooperative and Department of Homeland Security.
These changes allow office uses up to 20,000 sf outright and office uses over 20,000 sf
as conditional uses in MIC /L.
Retail uses are still limited to "a type and size that clearly intend to serve other
permitted uses and /or the employees of those uses" TMC 18.36.040.
A Planned Action, adopted in 1998, evaluates and anticipates environmental impacts in
the MIC, and allows streamlined and certain environmental review for qualifying
projects.
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Manufacturing /Industrial Center Designation Process
LU -51 The location and number of regional Manufacturing/ Industrial Centers in King
County were determined through the joint local and Countywide adoption process,
based on the following steps:
a. Countywide Planning Polices include specific criteria for Manufacturing /Industrial
Centers;
b. Jurisdictions electing to contain a Manufacturing /Industrial Center provided the
Growth Management Planning Council with a statement specifying how the Center
will meet the intent of the Countywide Policies, including plans to adopt criteria,
incentives, and other commitments to implement Manufacturing/ Industrial Centers;
c. The Growth Management Planning Council reviewed the Manufacturing/ Industrial
Centers elected by local jurisdictions consistent with policy FW -1, and the following
criteria:
1. The Center's location in the region, especially relative to existing and
proposed transportation facilities and its potential for promoting a Countywide
system of Manufacturing/ Industrial Centers;
2. The total number of Centers that are needed in the County over the next 20-
years based on 20 years projected need for manufacturing land to satisfy regional
projections of demand for manufacturing land that assume a ten percent increase
in manufacturing jobs over this period;
3. The type and level of commitments that each jurisdiction has identified for
achieving Manufacturing/ Industrial Center goals;
4. Review of other jurisdictional plans to ensure that growth focused to
Manufacturing/ Industrial Centers is assured; and
5. The accessibility of the Center to existing or planned transportation facilities.
d. The Growth Management Planning Council confirmed the following
Manufacturing /Industrial Centers: North Tukwila /Duwamish, Ballard /Interbay, the
Kent Industrial Area, and Redmond Overtake.
Analysis: The factors that supported the designation of Tukwila's MIC are still relevant.
Manufacturing /Industrial Center Criteria
LU -52 Each jurisdiction which contains a regional Manufacturing/ Industrial Center shall
adopt in its comprehensive plan a definition of the Center which specifies the exact
geographic boundaries of the Center. Jurisdictions with Manufacturing /Industrial
Centers shall have zoning and detailed plans in place to achieve the following goals by
the year 2010.
a. Preserve and encourage the aggregation of vacant or non manufacturing/
industrial land parcels sized for manufacturing /industrial uses;
b. Discourage land uses which are not compatible with manufacturing, industrial and
advanced technology uses;
c. Accommodate a minimum of 10,000 jobs; and
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d. Limit the size of offices and retail unless as an accessory use.
Analysis: Tukwila has delineated the boundaries of its MIC and has revisited that
boundary over time. For additional discussion see the Boundary Review section. Tukwila
Comprehensive Plan Policy 2.1.4 calls for using some capital improvements to
encourage land assembly if concurrent with substantial private actions.
Figures from 2009 show the total covered employment in the MIC at 14,353. Retail sales
are limited to a scale intended to serve the local permitted uses.
New office uses are limited to 20,000 sf as permitted uses in the MIC /L. In the MIC /H,
new offices are permitted outright if associated with another permitted use. Larger
offices may be allowed within the MIC /L and MIC /H zones (subject to specific size and
locational requirements) as stand -alone conditional uses. This provides an additional
means to address potential impacts, especially traffic, of office uses on other uses in
the vicinity.
LU -53 All jurisdictions support the development of a regional industrial siting policy to
promote industrial activity.
Analysis: Tukwila Comprehensive Plan Policy 11.1.11 states: Work with other
jurisdictions to bring about necessary changes in laws and regulations and to develop
other approaches to solving common problems. Opportunities remain to implement this
policy on a regional basis to develop a regional industrial siting policy.
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.
Analysis: The deferred Link Light Rail stop at Boeing Access Road would provide much
greater transit access to the MIC. Reconstruction of the 16 Avenue Bridge will maintain
this east -west link in the transportation network. Otherwise transportation into and
within the MIC is robust and continues to have excess capacity.
LU -55 Jurisdictions which contain regional Manufacturing/ Industrial Centers in
conjunction with transit agencies, shall identify transit station areas and rights -of -way
in each jurisdiction's comprehensive plan. Where transit stations exist or are planned,
jurisdictions in conjunction with transit agencies shall identify various options such as
feeder systems, bicycle routes and pedestrian systems to link the Center with its transit
stations.
Analysis: Funding for a planned light rail station at Boeing Access Road was eliminated
from the initial routing to SeaTac Airport. When the light rail station is once again
under consideration, Tukwila will work with Sound Transit to finalize various options to
access the future station. Tukwila's Walk and Roll Plan identifies bicycle and
pedestrian routes within the MIC. Commuter use of car and van pools is supported by
the Tukwila Commute Trip Reduction program. Per Comprehensive Plan policy 11.1.9
Reduce reliance on the single- occupancy vehicle for transportation of employees in and
out of the MIC.
LU -56 In order to reserve rights -of -way and potential station areas for high capacity
transit or transit hubs in the regional Manufacturing/ Industrial Centers, jurisdictions
shall:
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a. Upon adoption of specific high- capacity transit alignments by METRO, adopt
policies to avoid development which would restrict establishment of the high
capacity transit system;
b. Preserve rights -of -way controlled by the jurisdiction which are identified for
potential transit use; and
c. Provide METRO an option to acquire property owned by the jurisdiction.
Analysis: Tukwila has a Comprehensive Plan policy in place to address this: 11.1.9
Reduce reliance on the single- occupancy vehicle for transportation of employees in and
out of the MIC. In support of LU -56, the accompanying implementation strategy states:
Regional /rapid rail service to the MIC.
LU -57 Transit agencies shall strive to provide convenient and economical mass transit
service for the Manufacturing/ Industrial Centers that will result in a decrease in single
occupancy non commercial vehicle trips within the Centers.
Analysis: See LU -56 above. Additionally, the Tukwila Commute Trip Reduction program
supports commuter use of car and van pools and buses in larger businesses in the MIC.
Tukwila works with the Duwamish Transportation Management Association to secure and
encourage transportation alternatives, including increased bus service, for the MIC.
The bus alternative has been affected since service to the MIC reflects a trend of
service hour reduction.
LU -58 Jurisdictions' comprehensive plans for regional Manufacturing/ Industrial Centers
shall demonstrate compliance with the criteria. in order to promote
manufacturing /industrial growth, the Manufacturing/ Industrial Center plan for each
jurisdiction shall establish strategies:
a. To provide capital facility improvement projects which support the movement of
goods and manufacturing /industrial operations;
b. To coordinate planning with serving utilities to ensure that utility facilities are
available to serve such Centers;
c. To provide buffers around the Center to reduce conflicts with adjacent land uses;
d. To facilitate land assembly; and
e. To attract the type of businesses that will ensure economic growth and stability.
Analysis: Comprehensive Plan Policy 2.1.4 Budget for public infrastructure (for
example, roads, sewers, curbs, lighting, parks, open space) Use some capital
improvement funds to encourage in -fill, land assembly, redevelopment, and land
conversion for family -wage jobs, but only if concurrent with substantial private actions.
Infrastructure to support area buildout has been previously identified in the
infrastructure comprehensive plans for transportation, sewer, water and storm
drainage. Tukwila's Six -Year Capital Improvement Plan identifies projects within the
City, including the MIC. Road improvement and utility improvements were completed
along E. Marginal Way South in the mid- 1990's to enhance mobility and capacity.
Adequate current and future capacity exists to serve the MIC with all utilities. Storm
water improvements are under discussion in conjunction with Duwamish River cleanup
to address outfalls to the river. Opportunities exist for private land owner participation
and cooperation with the City of Tukwila in siting pipes and outfalls.
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Zoning establishes buffers around the MIC in the form of the transitional MIC /L zone,
through natural features such as the Duwamish River or with man -made elements
including roadways such as Highway 599 and 1 -5. In the Allentown area where single
family homes abut industrial uses, the City of Tukwila has sought to minimize conflicts
through enforcement of non conforming use requirements and through the
Comprehensive Plan and zoning map amendment process.
Comprehensive Plan 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.
Tukwila's high quality infrastructure and favorable tax structure serve to retain and
attract desirable industrial businesses. Tukwila's website provides information for
businesses considering locating in the City. Tukwila's Economic Development
Administrator and planning staff are available to work with businesses considering a
Tukwila location. Planning staff will review development site options and City
regulatory requirements. Assistance is provided informally or for a fee at a pre
application meeting with the City's regulatory department representatives.
LU -59 Each Manufacturing Center containing a minimum of 15,000 jobs and having
sufficient employment densities to support high- capacity transit should be served by
high- capacity transit. It is recognized that by their nature, Manufacturing/ Industrial
Centers may not achieve densities necessary to make high- capacity transit service
viable. Nevertheless, Manufacturing/ Industrial Centers which are located on the
regional high- capacity transit alignment and which meet the transit friendly criteria in
policies LU -54 through LU -58 above should receive one or more high- capacity transit
stations and /or transit centers.
Analysis: Tukwila's MIC meets this threshold for employment and is planned for even
greater densities in the future. Construction of the deferred Boeing Access Road station
would meet the intent of this policy.
LU -61 Jurisdictions shall consider conducting detailed State Environmental Policy Act
review for the regional Manufacturing /Industrial Center at the planning stage so that
project- specific environmental review is minimized.
Analysis: Tukwila has had a Planned Action in place in the MIC since 1998. This
eliminates the need for individual SEPA analysis for projects that meet the criteria at
TMC 21.04.152.
Tukwila Comprehensive Plan —Goals and Policies
The Tukwila Comprehensive (Comp) Plan is a long -range policy plan designed to
articulate a vision of how Tukwila will grow in ways that sustain its citizens' values. The
City first adopted the Comp Plan in 1995 as required by the state Growth Management
Act of 1990.
The Comprehensive Plan makes basic policy choices and provides a flexible framework
for adapting to real conditions over time. It sets forth the goals and policies the City
uses to guide future decisions about how much growth Tukwila should plan for and
where it should be located. The Comp Plan also describes in a general way how the City
will address the effects of growth on transportation and other City facilities. It is the
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basis for zoning and capital improvements. As conditions change, amendments to the
Comprehensive Plan may be considered, subject to criteria that support the overall
benefit of the community.
The City of Tukwila's Comprehensive Plan views the retention of industrial land and
activity as very important to Tukwila's continued well being. It establishes four
fundamental objectives for Tukwila, upon which all goals and policies are based,
including to "redevelop and reinvigorate the industrial uses along East Marginal. Way."
Citywide policies that affect the MIC are found in the Economic Development, Natural
Environment and Transportation elements. Policies directly affecting the
Manufacturing/ Industrial Center are concentrated in the Manufacturing/ Industrial
Center element. With one exception, the Comprehensive Plan review focuses on
policies directly found in the Manufacturing/ Industrial Center element. This element
articulates the following overall goal for the Manufacturing /Industrial Center:
Goal 11.1
Support for existing industrial activities in the Manufacturing/ Industrial Center and
development of new industrial activity in order to maximize the employment and
economic benefits to the people of Tukwila and the region, while minimizing impacts on
residential neighborhoods.
Policies that support the primary goal include the following:
Support New Development
These policies are designed to take advantage of the development and improvement
opportunities offered by the Manufacturing/ Industrial Center, and to realize its full
revenue and employment potential.
11.1.1 Support the efforts of existing industries to expand and new industrial
businesses to develop in the Manufacturing /Industrial Center by providing them with
economic data, information on available development sites, help in understanding and
getting through the permit processes, and other appropriate assistance.
Analysis: See LU -58 above.
11.1.2 Assist landowners in remediating site problems caused by contaminated soil.
Analysis: Tukwila MIC property owners are eligible for free assistance through King
County's Brownfields program. This may include research on past and present site uses,
review of existing environmental studies and referrals to qualified environmental
consultants. Under certain circumstances (i.e. if the end use of the site will result in a
public benefit), private property owners may also be eligible for environmental site
assessment services. Loans, in partnership the State of Washington, may also be
available for cleanup of brownfietd properties.
Simplify Permit Processing
These policies aim at reducing unpredictable permit conditions and permit review time.
11.1.3 Develop appropriate permit processes that minimize lengthy public review and
simplify the development permit process, while providing meaningful opportunities for
citizen input and protecting the environment.
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Analysis: The Planned Action, adopted in 1998, anticipates environmental impacts of
development in the MIC to provide shorter administrative review with increased
consistency and predictability. Substantive development requirements are not
decreased.
Public notice via the City of Tukwila website, mailings and property postings informs
the public of opportunities to comment on proposed development and /or changes in
regulations either directly to city staff, to the Planning Commission or to the City
Council. Additionally, records of City Council actions are available online. A new Sign
Code, adopted in 2010, simplifies signage requirements.
The Tukwila Department of Community Development is currently developing online
permitting services, and expanded map offerings to simplify the permit process and
make information more readily available to the public.
11. 1.4 Tailor Manufacturing/ Industrial Center shoreline requirements to achieve
consistency between Shoreline and MIC element goals and policies.
Analysis: This policy is addressed through Tukwila's revised Shoreline Master Plan
which the Tukwila City Council adopted in December, 2009. The SMP is currently under
review by the Washington State Department of Ecology, with final adoption anticipated
at a later date. Until final approval is given, Tukwila's current SMP and Comprehensive
Plan policies and development regulations pertaining to the shoreline area remain in
effect. As part of the Master Program update, new Shoreline Overlay District
regulations will be implemented.
The new Master Plan establishes new shoreline environments within the MIC, including
High Intensity Environment north of the turning basin, and Urban Conservancy south of
the turning basin. The Plan addresses a number of issues including shoreline
stabilization, protecting existing and new development from high river flows, and
restoring important habitat. Other important aspects of the update recommend
increasing buffers along the river, increasing public access opportunities, preserving
native vegetation, and removal of invasive plants.
The City's vision for future land use, based on its overall Comprehensive Plan, includes
maintenance and further development of its urban character, particularly its identity as
a regionally significant center for manufacturing, industrial, and commercial
development. A challenge lies ahead in determining how best to accommodate new and
redevelopment near the shoreline in a manner consistent with both the Comprehensive
Plan and the Shoreline Master Program.
Protect the Land Resource
The land in the Manufacturing/ Industrial Center must be used effectively to allow it to
generate its potential of high -wage jobs and public revenue.
11.1.5 Allow uses that are commonly associated with manufacturing and industry,
including those directly supporting such activity, such as offices and laboratories, while
limiting unrelated uses.
Analysis: This policy is addressed through zoning and development codes that allow
industrial and manufacturing uses, as well as supportive uses, including retail intended
to serve employees and other permitted uses as a conditional use. Residential uses are
not permitted in the MIC. Office uses are subject to conditions and size limits. Stand-
alone office use has expanded in the past decade due to changes in the zoning code.
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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.
Analysis: This policy is addressed through the zoning code, code enforcement and the
Comprehensive Plan amendment/ rezone process. in 2010 the City of Tukwila approved
a rezone from MIC /H to Office adjacent to a City park on S. 115th. This had the effect
of establishing the Office zone and future office use as a means to buffer the
surrounding single- family homes from MIC uses that could have developed there.
The Allentown community has a significant and direct interface between single- family
residences and MIC uses, primarily BNSF railroad but also including certain non-
conforming historic industrial uses. The City of Tukwila has sought to minimize
conflicts both through enforcement of non conforming use requirements and through
the Comprehensive Plan and zoning map amendment process. Tukwila's control over
interface between BNSF's intermodal yard and residential uses is limited by BNSF's
preemption powers that allow the railroad to disregard state and local regulations that
affect railroad operations.
Over the years, the City of Tukwila has met with BNSF in efforts to find a way to
reroute trucks carrying cargo containers away from S. 124th. Both the City of Tukwila
and BNSF are interested in finding a solution, but significant questions of routing and
funding remain. This project is currently included in the 2011 -2016 Capital Improvement
Plan, but neither grant nor City funds are available. Resolving this issue would have a
major positive impact on the Allentown neighborhood.
Recommendation: Add an implementation strategy as follows,
Actively seek alternative railroad- related freight routing away from residential streets
in Allentown.
Improve Duwamish River Access
The Duwamish River as a natural amenity can be an asset to the industrial community.
11.1.7 Support the Duwamish River becoming a natural feature amenity in the MIC.
11.1.8 Improve public access and use of the west side of the river, protecting owner's
rights to reasonable use and enjoyment, improve employee access to the east side of
the river, and emphasize restoration on both sides of the river.
Analysis: These policies have been addressed in Tukwila's draft Shoreline Master
Program through regulations that provide incentives for resloping and revegetating the
river bank as well as providing public access.
Improve Transportation Flow
Work with other governmental agencies to address transportation problems.
11.1.9 Reduce reliance on the single- occupancy- vehicle for transportation of employees
in and out of the MIC.
Analysis: This policy is addressed through Tukwila's Commute Trip Reduction program
which operates to provide alternatives to single- occupancy vehicle commuting, and non
motorized options. Several Metro bus routes serve the MIC, including routes 124, 154
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(peak only), 173, and 600 Group Health Express (Metro). Reflecting a decrease in
service and shift to light rail, route 126 was changed to 124 in the 2009, while the 170
was cancelled.
The MIC Boeing Access Road is ideally suited for both light rail and commuter rail
stations; both types of rail either pass through or beside the MIC. Co- locating stops
provide opportunities to spur development, improve the regional traffic situation, and
reduce carbon emissions by reducing single- occupancy vehicle trips. Unfortunately, the
anticipated light rail stop at Boeing Access Road was removed, and Sounder Rail passes
the MIC, but does not stop.
If funding for light and commuter rail stations appears likely to become available in the
future, it may be desirable to review the impacts to determine if MIC zoning remains
the most suitable for the areas around the station, or if another classification is more
appropriate.
Recommendation: Add a new Comprehensive Plan Policy as follows:
Pursue light rail and commuter rail stops in the vicinity of Boeing Access Road.
Continue Intergovernmental Coordination
Work with other jurisdictions as required to ensure that the economic purpose of the
MIC is fulfilled.
11.1.10 Make appropriate adjustments to the boundaries between Tukwila, King County
and Seattle.
11.1.11 Work with other jurisdictions to bring about necessary changes in laws and
regulations and to develop other approaches to solving common problems.
Analysis: Tukwila is addressing boundary adjustments through periodic discussions with
King County and Seattle to establish the most workable boundaries for all jurisdictions.
This includes the Unified Grocers site, and property at the northern edge of King County
International Airport. At present, Tukwila is reviewing options for the North Highline
Area with Seattle. This area is part of Tukwila's Potential Annexation Area, and is
delineated future Manufacturing/ Industrial Center. Seattle has also expressed interest
in the area. If this area is annexed to Tukwila, it may be necessary to assess Tukwila
zoning and existing uses in the area to determine that there are no inconsistencies.
Tukwila is coordinating with the Department of Ecology and EPA toward Duwamish River
cleanup solutions, as well as regional stormwater runoff issues. The City is also active
in seeking transit solutions for the MIC area discussions with Metro through its Commute
Trip Reduction program.
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DEVELOPMENT REGULATIONS REVIEW
Manufacturing Industrial Center -Light (MIC /L) and Manufacturing Industrial Center
Heavy (MIC /H) zoning and development standards implement the
Manufacturing /Industrial Center Comprehensive Plan designation that provides a major
employment area for manufacturing and industrial uses, and other activities that
support those uses. The uses and standards are meant to enhance the redevelopment of
the Duwamish Corridor.
MIC /L is distinguished by distributive light manufacturing, while MIC /H is focused on
heavy or bulk manufacturing and industrial uses, in addition to distributive and light
manufacturing /industrial uses.
Determining what constitutes a 21S century industrial business is challenging. Many
"industrial" businesses are no longer the polluting, noisy type of business that many
people believe them to be. A goal of Tukwila's zoning for the MIC is to provide enough
flexibility to allow for innovation in industry and to attract new businesses, enable
existing businesses to operate and grow successfully, and to maintain sufficiently strict
regulations to keep incompatible uses out of the industrial area.
With the intent of evaluating whether the allowed uses in the MIC support its goals,
staff reviewed portions of Tukwila Municipal Code Chapter 18, including:
1) TMC Chapter 18.36 Manufacturing/ Industrial Center Light;
2)TMC Chapter 18.38 Manufacturing/ Industrial Center Heavy, and
3) portions of Chapter 18.50 Supplemental Development Standards, including
18.50.045 Height Regulations Around Major Airports and 18.50.100 MIC /L and MIC /H
Site Lighting Standards.
Summary
Staff review of Chapter 18.50.045 and 18.50.100 determined that these sections do not
require revision. Review of TMC Chapter 18.36 (MIC /L) and Chapter 18.38 (MIC /H)
found the following:
1. Some permitted uses do not directly support industrial development and are
more property considered as conditional uses that serve the immediate area.
These include such uses as beauty and barbershop, financial services, medical
services, and certain recreational services.
2. Manufacturing and processing uses can be clarified by adding wording about their
expected impacts.
3. The status of office as either permitted or conditional use depending on size and
circumstance is appropriate. Given office's characteristics and the potential for
impacts, new office development should have administrative design review.
4. Recognizing the need for trained employees, any educational uses in the MIC
should have a vocational focus and be associated with an established aviation,
manufacturing or industrial use.
5. Extended stay hotels /motels are incompatible with the noise, light and traffic
found in industrial areas. They should not be allowed.
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6. Hotels and motels may be incompatible with the noise, light and traffic found in
industrial areas. They should be conditional uses.
In the following discussion, topics and possible changes are grouped together for
consideration. The changes are meant to clarify that uses in the MIC are intended to be
either industrial in nature or to support this type of use. Proposed revisions follow with
a brief explanation.
Discussion of Permitted Uses
Staff reviewed the permitted uses in the MIC /L and MIC /H zones to evaluate how they
support the district's goals of providing a major employment area for industrial uses
and uses that support them, and whether it was possible to simplify or clarify the list of
permitted uses. In most cases, the discussion of uses in the MIC /L and MIC /H districts is
combined.
Beauty and Barber Shops (TMC 18.36.020.3 and TMC 18.38.020.3)
Analysis: These uses are permitted in all commercial and industrial zones throughout
Tukwila, allowing employees in the MIC to readily find this service if desired. While this
activity does not directly support industrial development, it is appropriate as a
conditional use to serve employees in the MIC area.
Recommendation:
Delete "Beauty or barber shops" from Permitted Uses
Add to Conditional uses Retail Sales (TMC 18.36.040.11 and TMC 18.38.040. 9.)
Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, banks, outpatient medical services,
and health clubs; retail sales and services are limited to uses of a type and size
that clearly intend to serve other permitted uses and /or the employees of those
uses.
Extended -Stay Hotel /Motel (TMC18.36.020.10 and TMC 18.38.020.10)
Analysis: Extended -stay hotels and motels are currently permitted uses in both the
MIC /L and MIC /H zones.
Per the definition in TMC18.06.287 Extended -Stay Hotel or Motel:
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"Extended -stay hotel or motel" means a building or buildings or portion thereof,
the units of which contain independent provisions for living, eating and sanitation
including, but not limited to, a kitchen sink and permanent cooking facilities, a
bathroom and a sleeping area in each unit, and are specifically constructed, kept,
used, maintained, advertised and held out to the public to be a place where
temporary residence is offered for pay to persons for a minimum stay of more than
30 days and a maximum stay of six months per year. Extended -stay hotels or motels
shall not include dwelling units, as defined in this section, for permanent
occupancy. The specified units for extended -stay must conform to the required
features, building code, and fire code provisions for dwelling units as set forth in
this code. Nothing in this definition prevents an extended -stay unit from being used
as a hotel or motel unit. Extended -stay hotel or motels shall be required to meet
the hotel /motel parking requirements. Not included are institutions housing
persons under legal restraint or requiring medical attention or care.
Hotels and motels, which are also allowed in the MIC, serve the traveling public for
short -term stays i.e. less than 30 days. Extended stay hotels and motels are meant for
Longer stays of between 30 days and six months. In addition extended -stay
hotels /motels typically fulfill a housing or home -like function, with a kitchen sink and
permanent cooking facilities, a bathroom and a sleeping area in each unit. They are
often used as semi permanent housing.
Housing is not a permitted use in the MIC zones. It is not compatible with industrial
uses due to noise, truck traffic, light and other impacts that industrial activity typically
produces.
Extended -stay hotels /motels as well as standard hotels and motels are also permitted
uses in the Regional Commercial (RC), Regional Commercial Mixed Use (RCM), Tukwila
Urban Center (TUC), Commercial/ Light Industrial (C /LI), Light Industrial (LI), Heavy
Industry (HI), Tukwila Valley South (TVS�, and could develop and operate there. Given
the range of areas in which they may locate, allowing extended -stay hotel /motel uses
in the MIC district is not necessary. No extended stay hotels are currently located in
the MIC, therefore no non conforming uses would be created by this change.
Recommendation:
Delete Extended -stay hotel /motel from Permitted Uses in MIC /L and MIC /H
Hotel (TMC18.36.020.12 and TMC 18.38.020.14) and Motel (TMC 18.36.020.23 and TMC
18.38.020.27)
Analysis: Hotels and motels are currently permitted uses in both the MIC /L and MIC /H
zones. They provide lodging for travelers on a temporary and transitory basis under 30
days in duration. Although the permitted stay is shorter, the characteristics of the use,
and the likelihood that it may be incompatible with the industrial surroundings is
similar to the situation discussed with extended -stay hotel /motel above. Moreover,
amenities, such as restaurants, that are typically sought by the traveling public, are not
widely available in the MIC.
Hotels and motels may be used by the traveling public who have business with firms,
such as Boeing, that are located within the MIC. Having this option may be considered a
supportive use to industry. Given the potential noise, light, and traffic impacts on
these uses, as well as the impacts that they may have, it is most appropriate to
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reclassify them as conditional uses in order to ensure that they receive special
consideration regarding the impacts on the industrial neighborhood and land uses in the
vicinity.
Recommendation:
Delete Hotels and Motels from Permitted Uses in the MIC /L and MIC /H
Add to Conditional Uses in MIC /L and MIC /H
Financial— Banking, mortgage and other services (TMC 18.38.020)
Analysis: This use is treated inconsistently in the MIC. In the MIC /L, financial services
are grouped with other office uses that are permitted if under 20,000 s.f. This size
limit is appropriate to smaller, customer service bank branches. However, financial
uses are permitted outright in the MIC /H without regard to building size. Rather than
providing customer related banking services for employees in the immediate area as
intended, this could permit a large financial office building to be built. Financial
services in the MIC should be limited to a "retail" type use serving employees in the
immediate area.
Recommendation:
Delete Financial banking, mortgage and other services from Permitted Uses in MIC /H
Add the underscored changes to Conditional Uses, Retail Sales TMC 18.38.040.9
Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, financial services, outpatient
medical services, and health clubs: retail sales and services are limited to uses of a
type and size that clearly intend to serve other permitted uses and /or the
employees of those uses.
Manufacturing
Analysis: Examples of heavy industrial and manufacturing uses in the MIC zone include
the Boeing Corporation and Jorgensen Forge. Other companies produce and repair
equipment for trucks, process and package food, machine gears, and similar.
Manufacturing, processing, assembly and packaging uses are listed in TMC 18.36 for
MIC /L and 18.38 for MIC /H. All MIC /L manufacturing uses are permitted in the MIC /H
zone. Manufacturing uses exclusive to the MIC /H include additional heavy metal and
chemical/ solvent related processing that have greater potential of creating external
environmental impacts. Separately listing the items that are manufactured and
processed is intended to ensure that activities with similar characteristics are grouped to
provide clarity. Changing technologies and production processes make it difficult to
consider and list all possible uses, however the Code provides the Community
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Development Director with flexibility to approve uses that are similar to others listed in
the chapter.
An alternative to Tukwila's approach would be to delete specific definitional elements,
and instead use a simplified format known as performance zoning. Performance zoning
systems establish standards and criteria to control or limit the impacts of proposed uses
or activities on neighboring properties. For instance, performance standards may limit
the noise, glare or traffic impacts that an activity or use generates and that will be felt
beyond the property boundary.
Tukwila's list of manufacturing uses groups together uses with similar characteristics
and impacts, while providing examples for businesses, and the public of the specific
activities that are desired and appropriate in the particular district. Staff believes that
the list of permitted manufacturing uses would be easier to understand if it were
organized according to the level of impact that the uses produced.
Recommendation for MIC /L and MIC /H:
Reorganize manufacturing uses. Add a preface to the permitted
manufacturing/ processing uses that explicitly states the potential impacts as follows:
TMC 18.36.020.17 -22 Manufacturing and industrial uses that have little potential
for creating off -site noise, smoke, dust, vibration or other external environmental
impacts or pollution, including but not limited to manufacturing, processing,
assembling, packaging and /or repairing of:
a. Electrical or mechanical equipment, vehicles and machines including, but
not limited to, heavy and light machinery, tools, airplanes, boats or other
transportation vehicles and equipment;
b. Previously prepared metals including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand
forging
c. Food, including but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products
and byproducts, frozen foods, instant foods and meats (provided that no
slaughtering is permitted);
d. Pharmaceuticals and related products, such as cosmetics and drugs;
e. Previously prepared materials including, but not limited to, bags, brooms,
brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood;
f. Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and
recording equipment.
Recommendation for MIC /H:
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Add reorganized MIC /L uses per discussion above. Reorganize and combine the listing of
permitted manufacturing uses and add a preface to the permitted
manufacturing/ processing uses as follows:
TMC 18.38.020 -13, 19 -20 Manufacturing and industrial uses that have moderate
to substantial potential for creating noise, smoke, dust, vibration or other external
environmental impacts including, but not limited to:
a. Heavy metal processes such as smelting, blast furnaces, drop forging or drop
hammering;
b. Manufacturing, processing, assembly, packaging and repair of:
1) Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal products (no rendering or
slaughtering)
2) Previously manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining and consumable electrode
melting, and similar heavy industrial uses.
Office
Analysis: Staff reviewed development standards and permitted sizes for offices in the
MIC /H and MIC /L zones. Offices are permitted in both MIC /L and MIC /H subject to
specific size limits and /or characteristics either as permitted or conditional uses.
In 2001, the MIC /L Zone was amended to allow offices and similar uses up to 20,000 s.f.
as stand alone permitted uses. Offices and similar uses 20,000 s.f. and over may be
allowed as conditional uses.
MIC /H allows offices associated with another permitted use, such as administrative uses
for a manufacturing firm, as a permitted use.
In 2003, MIC /H was amended to allow stand alone offices as conditional uses subject to
specific size and location restrictions including:
1) New offices shall not exceed 100,000 sf per lot that was established prior to
9/20/2003;
2) No new offices on the Duwamish River north of the turning basin;
3) An existing office development established prior to 12 -11 -1995 (the effective date
of the Comprehensive Plan) may convert to a stand -alone office use subject to the
provisions of the zoning code.
Size limits and the conditional use process address potential impacts, such as traffic,
and the intent of preserving the majority of the land resource for industrial activity.
Since the time this zoning change was adopted, several large office developments have
been built in the MIC /L zone but there has not been a similar expansion in the MIC /H
zone.
Options for regulating office uses include:
1) Maintaining the current regulations
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2) Reducing the size of new stand -alone offices that are allowed in the MIC /H
Citing concern over non industrial uses bidding up the price of land, Seattle recently
limited the size of new offices allowed in industrial areas to 10,000 sf in light
industrial and 25,000 s.f. in heavy industrial. In Tukwila's case, this would render a
number of newer offices non conforming.
3) Eliminating new stand -alone office uses from the MIC /H zone
This would be a reversion to the situation that existed at the time that the zoning
code was adopted in 1995.
Recommendation:
After considering these options and reviewing regulations governing office use in the
MIC zone it is determined that maintaining existing regulations is appropriate. No
additional change in office use size or status is recommended at this time. However
staff recommends requiring administrative design review for new office buildings, see
discussion below.
Design Review for Office Uses (TMC 18.36.070 and TMC 18.38.070)
Analysis: Administrative design review is currently required for new developments
within 300 feet of residential developments or within 200 feet of the Green /Duwamish
River in both MIC /L and MIC /H.
Developments that do not meet these locational criteria, including office, are currently
exempted from design review. Characteristics of office uses, including their interface
with the public, are different from more typical industrial uses. Their development
merits additional consideration to ensure that their appearance and function are
appropriate.
Recommendation:
Require design review for new office uses in MIC /L and MIC /H as follows:
18.36.070 Design Review
Administrative design review is required for all new office development,. and
other developments within 300 feet of residential districts or within 200 feet
of the Green /Duwamish River.
18.38.070 Design Review
Administrative design review is required for all new office development, and other
developments within 300 feet of residential districts or within 200 feet of the
Green /Duwamish River
Offices including Schools and Studios for Self- improvement
Also in the "office" use category, MIC /L allows stand alone office and similar activities
up to 20,000 square feet as a permitted use. This category includes "schools and
studios for self improvement" (TMC 18.36.020.24) as follows:
24. Offices including, but not limited, to software development and similar uses,
financial services, schools and studios for education or self improvement less than
20,000 square feet.
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Larger offices and similar uses may be allowed as conditional uses per TMC 18.36.040.7.
Analysis: Office and other uses are appropriate to this category. Staff believes that
schools and studios for self- improvement are somewhat different from office and other
uses included in this category. If allowed in the MIC, school uses should support the
employment goals of the MIC, and should be focused on providing assistance and
training that is oriented toward industrial occupations.
Studios for self improvement should be removed because dance, yoga or art studios do
not further the industrial goals of the MIC.
Recommendation:
Add the following underlined wording to the MIC /L chapter Permitted Uses 18.36.020.24
and strike language about studios for self improvement.
Offices including, but not limited, to software development and similar uses,
financial services, schools Gnd studies for professional and vocational
education ^r e-elf_im r- evem if associated with an established aviation,
manufacturing, or industrial use, and less than 20,000 square feet.
Add the following underlined wording to the MIC /L chapter Conditional uses 18.36.040.7
and strike language about studios for self improvement.
Offices including, but not limited, to software development
and similar uses f inancial services schools ^nd e�t..di
f for professional and
vocational education ^r self- im r- eyement if associated with an established
aviation, manufacturing or industrial use. 20,000 square feet and over.
Outpatient, Inpatient, and Emergency Medical and Dental (TMC 18.36.020.25 and
TMC 18.38.020.29)
Analysis: This group of uses is permitted in both MIC /L and MIC /H. In- patient medical
services are typically provided in hospital settings, providing "housing for patients
under the care of doctors and nurses." (TMC 18.06.435) Hospitals are not permitted
uses in the MIC, therefore inpatient medical services are not appropriate. Medical and
dental offices are permitted in all non residential districts except RCC, and therefore
have multiple places in the city in which they can locate and operate. Although this
activity does not directly support industrial development, it is appropriate as a
conditional use to serve employees in the MIC area.
Recommendation:
Delete "Outpatient, inpatient and emergency medical dental" from permitted uses.
Add "Outpatient and emergency medical dental" to Conditional Use Retail Services
(18.36.040.xx and 18.38.040xx)
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Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, banks, outpatient and emergencv
medical and dental services, and health clubs; retail sales and services are limited
to uses of a type and size that clearly intend to serve other permitted uses and /or
the employees of those uses.
Recreation Facilities (Commercial- indoor) Athletic or Health Clubs (TMC
18.36.020.28 and TMC 18.36.020.28)
Analysis: These facilities do not directly support industrial development, but can serve
permitted uses and /or the employees of those uses as conditional uses. Additional
opportunities for employee recreation are allowed as accessory uses.
Recommendation:
Delete Recreation Facilities (Commercial- indoor) athletic or health clubs from
Permitted Uses in MIC /L and MIC /H
Add to Conditional Use Retail Services (18.36.040.xx and 18.38.040xx)
Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, banks, outpatient and emergency
medical and dental services, and health clubs: retail sales and services are limited
to uses of a type and size that clearly intend to serve other permitted uses and /or
the employees of those uses.
Schools and studios for education or self- improvement (TMC18.38.020.39)
Analysis: Per the discussion pertaining to Offices and Schools for Self Improvement in
the MIC /L above, if allowed in the MIC, school uses should support the employment
goats of the MIC, and should be focused on providing assistance and training that is
oriented toward industrial occupations.
Studios for self improvement should be removed because dance, yoga or art studios do
not further the industrial goals of the MIC.
Recommendation:
Add the following underlined wording to the MIC /H chapter Permitted Uses 18.38.020.39
and strike language about studios for self improvement.
Schools for professional and vocational education ^r self- imr eyement
if associated with an estabiished aviation, manufacturing or industrial use
Taverns, nightclubs (TMC18.36.020.37 and TMC18.38.020.43)
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Analysis: These uses are permitted in MIC /L and MIC /H. They do not directly support
industrial development or activity. However, we draw the distinction between tavern
and nightclub regarding their respective appropriateness in the MIC.
Tavern is a customary use providing workers in the immediate employment area, with
the ability to enjoy a social opportunity after work. Nightclubs, however, are more
oriented toward specialized nighttime entertainment. Customarily nightclub patrons
leave their workplace, and come to the nightclub after dinner and a change of clothing
for an evening's entertainment. Further, as a more specialized venue for evening
entertainment, nightclubs typically draw their patrons are from a larger area than the
immediate vicinity of the workplace.
Recommendation:
Delete "nightclubs" from Permitted Uses in MIC /L and MIC /H
Discussion of Accessory Uses
Staff reviewed Accessory Uses, 18.36.030 and 18.38.030, which are appurtenant and
incidental to permitted uses in the MIC /L and MIC /H districts and have the following
findings.
Billiard or Pool Rooms (TMC 18.36.030.1 and TMC 18.38.030.1)
Analysis: This is a specialized entertainment use that does not directly support
industrial development.
Recommendation:
Delete billiard or pool rooms from Accessory Uses in MIC /L and MIC /H
Dormitory as an accessory use to other uses that are otherwise permitted or
approved conditional uses such as Universities, Colleges or Schools (TMC 18.36.030.2
and TMC 18.38.030.2)
Analysis: Dormitories are currently allowed as accessory uses to colleges and
universities. Per the following discussion of "Colleges and Universities staff is
recommending that they have a vocational and /or industrial focus. Vocational and
industry- oriented schools typically do not offer lodging. Dormitories are places to live
and housing is neither a permitted nor an appropriate in the MIC.
Recommendation:
Delete dormitory from Accessory Uses in MIC /L and MIC /H (TMC 18.36.030.2 and TMC
18.38.030.2).
Discussion of Conditional Uses
Staff reviewed Conditional Uses, 18.36.040 and 18.38.040, which are those which
require additional scrutiny in the MIC /L and MIC /H districts and have the following
findings.
Colleges and Universities (TMC 18.36.040.1)
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Analysis: Colleges and universities are currently allowed as conditional uses in the
MIC /L and MIC /H zones. Strictly speaking, these educational uses support neither
industrial or manufacturing activity. It is not critical that they are allowed in the MIC
since they can be located in all non residential zones throughout Tukwila, except
Residential Commercial Center (RCC).
Industrial and manufacturing practice is changing rapidly, incorporating new technology
to develop and produce goods and services. School or education uses in the MIC should
directly support industrial activity through appropriate training opportunities with the
goal of educating individuals to assume well paying positions in these fields. This is
essential to developing and maintaining a diverse economy with family -wage jobs for
Tukwila and the region. It is consistent with the goals of the Manufacturing/ Industrial
Center.
This will benefit industry in the MIC with skilled labor, a need that was underscored
through business surveys conducted by staff. Several respondents indicated that they
had difficulty in securing trained labor, and a request was made for City of Tukwila
assistance in locating and hiring these individuals.
Despite the range of siting options, given industry's demonstrated need for well trained
employees, it is appropriate to allow these uses in the MIC provided they are associated
with and directly support established industrial uses.
Recommendation:
Add the following wording to the Colleges and Universities Conditional Use category in
MIC /L and MIC /H.
18.36.040.1 Colleges and universities with primarily vocational curriculum if
associated with an established aviation, manufacturin¢ or industrial use
18.38.040.1 Colleges and universities with primarily vocational curriculum if
associated with an established aviation, manufacturing or industrial use
BOUNDARY REVIEW
There are three proposed changes to the MIC boundaries, all would remove properties
from the MIC. One, the Duwamish Hill Preserve open space, has been suggested by staff
and the other two were raised during the stakeholder interview process. Each site is
discussed below with a staff recommendation.
Duwamish Hill Preserve
Analysis: The Duwamish Hill Preserve is an 8.6 acre parcel of land with historical,
cultural and ecological importance. Through the actions of many partners including the
Friends of the Hill, Cascade Land Conservancy and City of Tukwila, the property was
purchased in 2004 and ongoing restoration has been taking place on the site ever since.
The site will act as a permanent buffer between the residential neighborhoods to the
east and south and commercial and industrial uses to the north and west.
Since the site is now protected from commercial or industrial development it should be
removed from the MIC and zoned appropriately. Tukwila's other parks are zoned Low
Density Residential (LDR) with a Public Recreation Overlay.
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Recommendation:
Change the Zoning and Comprehensive Plan designation to Low Density Residential (LDR)
with a Public Recreation Overlay to reflect its status as public open space.
Figure 2: Duwamish Hill Preserve Zoning
Group Health Cooperative
Analysis: This site was developed in 2001 as a research and development campus for
Group Health Cooperative operations. When the MIC /L code was changed in 2001 to
allow office uses over 20,000 square feet as a conditional use Building B applied for and
was granted a CUP to operate as an office use. Building A was granted similar approval
in 2007.
During the MIC stakeholder interview process a representative of the Sabey Corporation
suggested that the zoning for this site be changed to Commercial/ Light Industrial (CLI).
The setback, landscape and height standards are similar in the two zones.
C /LI BASIC DEVELOPMENT STANDARDS MIC /L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum: Setbacks to yards, minimum:
Front 25 feet Front 20 feet
Second front 12.5 feet Second front 10 feet
Second front, if any portion of the yard is Second front, if any portion of the yard is
within 50 feet of LDR, MDR, HDR 15 feet within 50 feet of LDR, MDR, HDR 15 feet
Sides 5 feet Sides None
Sides, if any portion of the yard is within Sides, if any portion of the yard is within 50
50 feet of LDR, MDR, HDR feet of LDR, MDR, HDR
-1 st floor 15 feet 1 st floor 15 feet
2nd floor 20 feet 2nd floor 20 feet
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3rd floor 30 feet 3rd floor 30 feet
Rear 5 feet Rear None
Rear, if any portion of the yard is within 50 Rear, if any portion of the yard is within 50
feet of LDR, MDR, HDR feet of LDR, MDR, HDR
1 st floor 15 feet 1 st floor 15 feet
2nd floor 20 feet 2nd floor 20 feet
3rd floor 30 feet 3rd floor 30 feet
Height, maximum 4 stories or 45 feet Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): Landscape requirements (minimum):
See Landscape, Recreation, Recycling/ Solid See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further Waste Space requirements chapter for further
requirements requirements
Fronts 12.5 feet Fronts 5 feet
Fronts, if any portion of the yard is within Fronts, if any portion of the yard is within
50 feet of LDR, MDR, HDR 15 feet 50 feet of LDR, MDR, HDR 15 feet
Sides 5 feet Sides None
Sides, if any portion of the yard is within Sides, if any portion of the yard is within 50
50 feet of LDR, MDR, HDR 15 feet feet of LDR, MDR, HDR 15 feet
Rear None Rear None
Rear, if any portion of the yard is within 50 Rear, if any portion of the yard is within 50
feet of LDR, MDR, HDR 15 feet feet of LDR, MDR, HDR 15 feet
The uses allowed in the two zones are also similar, though there are a greater variety
allowed in CLI. Primary differences include C /LI allowing commercial parking under
certain circumstances, additional offices, small craft /repair shops, retail sales, and
theatres as permitted uses.
C /LI design review requirements are greater than in MIC /L.
Because this is a fully developed site with high value buildings a change in
Zoning/ Comprehensive Plan designation is unlikely to result in changes to the use or
structures in the near to medium term.
The other property owners with MIC /L zoning between S 124 and S 126 Street have
been notified that a change to the zoning in this area is being discussed. We have not
received any indication of their preferences.
Recommendation:
Retain the MIC /L Comprehensive Plan and Zoning designation.
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Figure 3: Group Health Cooperative Zoning
Department of Homeland Security
Analysis: This site was developed in 2003 as an office building for US Citizenship and
Immigration Services. At that time the parcel was split between MIC /L, CLI and LDR
zoning, though the majority of the building was in MIC /L. The project was granted a
conditional use permit for the stand alone office use.
In 2004 the property owner applied for a comprehensive plan amendment to change the
LDR portion of the site to CLI. Instead the Council opted to zone the entire site MIC /L
after making a development agreement with the owner that provided additional
screening for the residential properties to the east.
During the MIC stakeholder interview process a representative of the Sabey Corporation
suggested that the zoning for this site be changed to Commercial/ Light Industrial (CLI).
The setback, landscape and height standards are similar in the two zones, see above.
Because this is a fully developed site with high value buildings a change in
Zoning/ Comprehensive Plan designation is unlikely to result in changes to the use or
structures in the near to medium term.
The other property owners with MIC /L zoning between S 124 and S 126 Street have
been notified that a change to the zoning in this area is being discussed. We have not
received any indication of their preferences.
Recommendation:
No significant changes have occurred on site since the Council and Planning Commission
reviewed the zoning in 2004. Therefore Staff recommends that no change be made.
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v�
Figure 4: Department of Homeland Security Zoning
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PLANNED ACTION
In 1998, the City Council adopted a Strategic Implementation Plan for the MIC and an
accompanying Planned Action Environmental Impact Statement that that analyzed
anticipated development alternatives in the MIC area and streamlined SEPA review for
development in that corridor. The Planned Action studied and anticipated development
in the MIC area, and accounts for its impacts.
The "Planned Action" option for State Environmental Policy Act (SEPA) review is allowed
by the Washington Growth Management Act in sub areas, such as the MIC, that have an
adopted plan for development. Planned action environmental review is a voluntary
process meant to eliminate unnecessary regulatory barriers, shorten the review process,
and provide more predictable review through development standards. Tukwila has
received 44 planned action requests to date in 2010, with 36 approved.
To be eligible for planned action environmental review, proposed projects must meet
some basic qualifications, including:
1) The action is a "permitted use" or "accessory use" located within the MIC /L or
MIC /H zones.
2) The action is:
a. Not an "essential public facility" per RCW 36.707A.200;
b. Not a conditional or unclassified use, in the MIC /L or MIC /H zones;
c. Not a development that extends waterward of the ordinary high water
mark;
d. Not a development associated with the 16 Avenue Bridge construction
activities.
The growth that has occurred since the preparation of the Planned Action Environmental
Impact Statement has not exceeded the analyzed levels, and significant growth capacity
is still available.
Infrastructure needed to support area buildout was previously identified in the
infrastructure comprehensive plans for transportation, sewer, water and storm drainage.
Facilities have either been built, or recommended in the Tukwila Capital Improvement
program.
Per the Comprehensive Plan Transportation Element Policy 13.3.1, LOS E is the standard
to guide City improvement and development approval decisions. In the northern portion
of the MIC, transportation improvements, including curb, gutter, lights, storm drain and
the timing of light signals, were completed for East Marginal Way in the late 1990s.
There is adequate capacity for the next six years, and through 2030. The 16 Avenue
Bridge will be rebuilt, ensuring east west connections at the north edge of the area.
Rebuilding the Boeing Access Road bridge is a high priority. Identified in the 2011 -2016
Capital Improvement Program, funding is not available at present. The light rail stop,
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identified at Boeing Access Road, was withdrawn from the plans. Improvements along
Tukwila International Boulevard have been implemented.
Currently the 2011 -2015 Capital Improvement Program includes additional projects that
directly impact the MIC, including:
1) Develop a program for NPDES reporting and compliance as required by the State
of Washington;
2) Establish legal drainage connections from E. Marginal Way to the Duwamish
River Drainage from E. Marginal Way S. is discharged through outfalls owned and
operated by the Boeing Company, Jorgensen Forge and two King County International
Airport storm systems without easements. The Boeing Company has asked the City
of Tukwila to take over ownership of their storm line and outfall. This project will
clarify maintenance responsibility and will ensure the reliability of the system.
3) New BNSF Regional Center Access —The project would construct a new access to
the BNSF Regional Distribution Center. It would relocate 900+ truck trips /day from
residential streets in Allentown, increase the efficiency of truck access between the
BNSF facility and freeways, freeway traffic and regional freight movement. At least
two alternatives have been identified, but no cost estimates have been determined
and no funding is available. The project would have a major positive impact on the
Allentown neighborhood.
Sewer and water service, provided the City of Tukwila, has no capacity issues. A
previous waterline project to separate Tukwila and Seattle lines was implemented, and
capacity remains. In portions of the southern MIC, Valley View Sewer District provides
service. Water is provided by Water Districts 20 and 125.
While it appears that the assumptions of the Planned Action remain valid, and that
capacity remains for further growth, it is necessary to review and confirm or alter the
assumption.
Recommendation:
Staff recommends a review of the Planned Action document to determine if an update is
required.
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SUMMARY OF RECOMMENDATIONS
Listed below are the recommended actions for discussion.
Tukwila Comprehensive Plan —Goals and Policies
Add an implementation strategy to Tukwila Comprehensive Plan Policy 11.1.6 as
follows,
Actively seek alternative railroad related freight routing away from residential
streets in Allentown.
Add a new Tukwila Comprehensive Plan Policy as follows,
Pursue light rail and commuter rail stops in the vicinity of Boeing Access
Road.
Development Regulations Review
Beauty and Barber Shops (TMC 18.36.020.3 and TMC 18.38.020.3)
Delete or barber shops" from Permitted Uses
Add to Conditional uses Retail Sales (TMC 18.36.040.11 and TMC 18.38.040. 9.)
Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shoos, banks, outpatient medical services,
and health clubs; retail sales and services are limited to uses of a type and size
that clearly intend to serve other permitted uses and /or the employees of those
uses.
Extended -Stay Hotel /Motel (TMC18.36.020.10 and TMC 18.38.020.10)
Delete Extended -stay hotel /motel from Permitted Uses in MIC /L and MIC /H
Hotel (TMC18.36.020.12 and TMC 18.38.020.14) and Motel (TMC 18.36.020.23 and TMC
18.38.020.27)
Delete Hotels and Motels from Permitted Uses in the MIC /L and MIC /H
Add to Conditional Uses in MIC /L and MIC /H
Financial— Banking, mortgage and other services (TMC 18.38.020)
Delete Financial banking, mortgage and other services from Permitted Uses in MIC /H
Add the underscored changes to Conditional Uses, Retail Sales TMC 18.38.040.9
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Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, financial services, outpatient
medical services, and health clubs, retail sales and services are limited to uses of a
type and size that clearly intend to serve other permitted uses and /or the
employees of those uses.
Manufacturing
Reorganize manufacturing uses. Add a preface to the permitted
manufacturing/ processing uses that explicitly states the potential impacts as follows:
TMC 18.36.020.17 -22, and 18.38.020 Manufacturing and industrial uses that
have little potential for creating off -site noise, smoke, dust, vibration or other
external environmental impacts or pollution, including but not limited to
manufacturing, processing, assembling, packaging and /or repairing of:
a. Electrical or mechanical equipment, vehicles and machines including, but
not limited to, heavy and light machinery, tools, airplanes, boats or other
transportation vehicles and equipment;
b. Previously prepared metals including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand
forging
c. Food, including but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products
and byproducts, frozen foods, instant foods and meats (provided that no
slaughtering is permitted);
d. Pharmaceuticals and related products, such as cosmetics and drugs;
e. Previously prepared materials including, but not limited to, bags, brooms,
brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood;
f. Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and
recording equipment.
Reorganize and combine the listing of permitted manufacturing uses in MIC /H and add a
preface to the permitted manufacturing /processing uses as follows:
TMC 18.38.020 -13, 19 -21 Manufacturing and industrial uses that have moderate
to substantial potential for creating noise, smoke, dust, vibration or other external
environmental impacts including, but not limited to:
a. Heavy metal processes such as smelting, blast furnaces, drop forging or drop
hammering;
b. Manufacturing, processing, assembly, packaging and repair of:
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1) Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal products (no rendering or
slaughtering)
2) Previously manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining and consumable electrode
melting, and similar heavy industrial uses.
Design Review for Office Uses (TMC 18.36.070 and TMC 18.38.070)
Require design review for new office uses in MIC /L and MIC /H as follows:
18.36.070 Design Review
Administrative design review is required for all new office development, and
other developments within 300 feet of residential districts or within 200 feet
of the Green /Duwamish River.
18.38.070 Design Review
Administrative design review is required for all new office development, and other
developments within 300 feet of residential districts or within 200 feet of the
Green /Duwamish River
Offices including Schools and Studios for Self- improvement
Add the following underlined wording to the MIC /L chapter Permitted Uses 18.36.020.24
and strike language about studios for self improvement.
Offices including, but not limited, to software development and similar uses,
financial services, schools for professional and vocational
education OF self- ipr e ierr,ent if associated with an established aviation,
manufacturing, or industrial use, and less than 20,000 square feet.
Add the, following underlined wording to the MIC /L chapter Conditional uses 18.36.040.7
and strike language about studios for self improvement.
Offices including, but not limited, to software development
and similar uses, financial services, schools Gnd ctUdi for professional and
vocational education or Self- iMPFO„err,e„t if associated -with an established
aviation, manufacturing or industrial use, 20,000 square feet and over.
Outpatient, Inpatient, and Emergency Medical and Dental (TMC 18.36.020.25 and
TMC 18.38.020.29)
Delete "Outpatient, inpatient and emergency medical dental" from permitted uses.
Add "Outpatient and emergency medical dental" to Conditional Use Retail Services
(18.36.040.xx and 18.38.040xx)
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Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, banks, outpatient and emergencv
medical and dental services, and health clubs; retail sales and services are limited
to uses of a type and size that clearly intend to serve other permitted uses and /or
the employees of those uses.
Recreation Facilities (Commercial- indoor) Athletic or Health Clubs (TMC
18.36.020.28 and TMC 18.36:020.28)
Delete Recreation Facilities (Commercial- indoor) athletic or health clubs from
Permitted Uses in MIC /L and MIC /H
Add to Conditional Use Retail Services (18.36.040.xx and 18.38.040xx)
Retail sales of health and beauty aids, prescription drugs, food, hardware, notions,
crafts and craft supplies, housewares, consumer electronics, photo equipment, and
film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items;
retail services such as beauty and barber shops, banks, outpatient and emergency
medical and dental services, and health clubs; retail sales and services are limited
to uses of a type and size that clearly intend to serve other permitted uses and /or
the employees of those uses.
Schools and studios for education or self- improvement (TMC18.38.020.39)
Recommendation:
Add the following underlined wording to the MIC /H chapter Permitted Uses 18.38.020.39
and strike language about studios for self improvement.
Schools Gnd studies for professional and vocational education sr Self -i pr wnt
if associated with an established aviation, manufacturing or industrial use
Taverns, nightclubs (TMC18.36.020.37 and TMC18.38.020.43)
Delete "nightclubs" from Permitted Uses in MIC /L and MIC /H
Billiard or Pool Rooms (TMC 18.36.030.1 and TMC 18.38.030.1)
Delete billiard or pool rooms from Accessory Uses in MIC /L and MIC /H
Dormitory as an accessory use to other uses that are otherwise permitted or
approved conditional uses such as Universities, Colleges or Schools (TMC 18.36.030.2
and TMC 18.38.030.2)
Delete dormitory from Accessory Uses in MIC /L and MIC /H (TMC 18.36.030.2 and TMC
18.38.030.2).
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Colleges and Universities (TMC 18.36.040.1)
Add the following wording to the Colleges and Universities Conditional Use category in
MIC /L and MIC /H.
18.36.040.1 Colleges and universities with primarily vocational curriculum if
associated with an established aviation, manufacturing or industrial use
18.38.040.1 Colleges and universities with primarily vocational curriculum if
associated with an established aviation, manufacturing or industrial use
Boundary Review
Duwamish Hill Preserve
Change the Zoning and Comprehensive Plan designation to Low Density Residential (LDR)
with a Public Recreation Overlay to reflect its status as public open space.
Planned Action
Review Planned Action to determine if an update is required.
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ATTACHMENT A
City of Tukwila Department of Community Development
April 4, 2011
Business Stakeho der Survey
Resu ts and Summary
Man ufacturinglIndustrial Center Study
blank
Business Stakeho der Survey
Afanut L Ce of Com prensiv n
ehe Pla U pdat evie
e Rw
icturinglIndusti ial
Table of Contents
Introduction 3
Background.......................................................................................... 3
Methods............................................................................................... 3
Summaryof Key Findings 5
Summaryof Survey Responses 8
Table of Figures
Figure I Goods or Services from Tukwila Locations .............................10
Figure 2 Site Characteristic Preferences .............................12
Figure 3 Transportation Priorities for Site Selection .............................13
Figure 4 Concerns Regarding Tukwila Location .............................15
Figure 5 Future Location Preferences .............................18
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4/13/2011 8:48:53 AM
2
blank
INTRODUCTION
This survey was undertaken as part of a study of the
Manufacturing/ Industrial Center (MIC) that is being prepared for the City's
required periodic review and update of its Comprehensive Plan goals and
policies. It provides information to supplement a review of the applicable
policies and regulations in effect and an examination of the geographic
extent of the MIC. Staff has sought input from Tukwila's business
community to identify key issues that affect industrial businesses and
Lands in the Manufacturing /Industrial Center, especially as relates to land
use in the MIC and City policies toward business. Survey results will help
develop recommendations for code and /or policy changes that will go the
Tukwila Planning Commission and the Tukwila City Council for
consideration.
BACKGROUND
Tukwila's Manufacturing /Industrial Center is an important regional center
of industrial activity. It one of four such centers designated in King
County. The Manufacturing/ Industrial Center (MIC) is an area that is
meant to preserve and enhance manufacturing and industrial activity, and
the land that allows these activities to operate. King County's
Countywide Planning Policies set parameters for the employment and uses
that may occur within an MIC. Tukwila's MIC is one of the few remaining
concentrations of industrial land in the urban Puget Sound region.
Tukwila's MIC is approximately 966 acres along the Duwamish River,
bounded generally by the City of Seattle on the north, South 125 Street
on the south, the Burlington Northern railway right -of -way on the east,
and the Tukwila City limits on the west: The MIC is home to over 14, 000
jobs, and provides a significant portion of Tukwila's economic activity.
City of Tukwila Comprehensive Plan policies establish that the
Manufacturing Industrial Center is intended for industrial activity in order
to "maximize the employment and economic benefits to the people of
Tukwila and the region, while minimizing the impacts on residential
neighborhoods." The Zoning Code, which implements the Comprehensive
Plan's policies, limits non industrial uses, especially office and retail,
which may occur in the MIC, and reserves the land for industrial activities
and some limited support for these uses. New housing is not permitted.
METHODS
To gain background data for its review of the Manufacturing/ Industrial
Center, as well as a way to involve business stakeholders, the Department
of Community Development conducted a survey of businesses in the MIC.
The purpose of the survey was to gain ,information about concerns of
businesses, identify pressures that industrial businesses are facing, and to
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ask for feedback regarding the City of Tukwila's policies, especially
industrial land use.
Tukwila staff sent postcards to 200 tenants and property owners in the
MIC, inviting them to participate in an online on -tine survey to determine
which issues were important to them. Tukwila staff also sent personal
Letters to approximately 14 businesses, asking them to participate in a
more detailed survey, either on the phone or in- person, depending on
individual preference. Extensive follow up phone calling occurred to
secure business participation.
To get additional information, and as a means to engage businesses in discussion,
City staff developed this 17 question survey. It is based on surveys done by the
City of Seattle in 2007. Survey questions focused on:
1) business demographics/ background;
2) location factors;
3) industrial vs. non industrial neighbors;
4) advantages and disadvantages of a Tukwila location;
5) future location decisions; and 6) City of Tukwila actions.
The survey included both short answer questions aimed at specific information,
and open -ended questions with the intention of eliciting a range of response.
For most of the short answer questions, results could readily summarized. In the
case of the open -ended questions categories were created, and results were
summarized and displayed based on common themes that the businesses
expressed.
After significant outreach efforts, Tukwila staff conducted interviews either in
person or by phone or, in one case via email, with 20 businesses located in the
MIC. Four responses were received to the shorter website surveys. A total of 23
businesses and one resident provided comments regarding the MIC out of a total
of approximately 130 businesses in the MIC. They took place primarily between
November 2010 and January, 2011. One survey was received in March 2011.
The survey results provide important information and raise interesting questions
about Tukwila businesses in the MIC. However, conclusions drawn from the
results should be considered primarily as a snapshot of selected businesses,
rather than indicating trends. The sampling method is not, and was not intended
to be, statistically valid.
The Tabulated Survey with Comments is available.
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SUMMARY OF KEY FINDINGS
Businesses value Tukwila's central location: Businesses place high value
their location in Tukwila's Manufacturing/ Industrial Center for its access
to major transportation corridors, customers and suppliers. Tukwila's
central location provides excellent access to Seattle, the east side,
Western Washington and Alaska.
Access is the key benefit to a Tukwila location: The outstanding benefit
to a having a Tukwila industrial location is access. Throughout the survey
the importance of Tukwila's good access and central location was
mentioned. Some ways that access is considered notable includes the
following:
Access to the highway system, including 1 -5 and Highway 599, primarily for
getting onto the regional transportation network for reaching markets
outside of the immediate area.
Access to airports is a significant plus, as is access to the Port of Seattle.
Rail access is not considered important by survey respondents.
Employee access to worksites is convenient from a variety of locations
Access to customers, clients and suppliers is convenient and economical
In addition, firms consider having truck access to their individual site to
be especially important. Parking at the site is also very important.
Most industrial businesses prefer to be located with similar uses and
away from non industrial uses: Industrial businesses prefer to be grouped
together with similar or complementary businesses. Industrial uses like to
be located with other industrial businesses to generate business, share
suppliers, customers. A significant number wanted business neighbors
involved with trucking, either sales, repair, distribution, truck courier or
businesses that generated lots of truck traffic.
Incompatibility with non industrial operations —The most commonly cited
reason for not having non industrial neighbors was the view that industrial
operations were just not compatible with many non industrial activities
due to impacts (noise, odor, truck traffic, appearance). For example,
businesses were concerned that their operations could result in complaints
from their non industrial neighbors, or in negative impacts since their
operations were not necessarily "attractive."
Many businesses stated that they wish to be located away from residences
and non industrial uses due to the noise and impacts they themselves
produced, and their desire to operate without being considered a nuisance
by others. Two respondents felt that having residential uses nearby could
be a source of criminal activity or break ins at their business.
There are some benefits to having some non industrial neighbors —Some
industrial businesses view certain non industrial uses, such as restaurant
and retail, as amenities that can enhance the work environment for their
employees. A few thought that additional offices could provide them
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more customers. At least one business felt that proximity to residences
could provide a source of additional customers for the business, and that
all viable uses should be encouraged.
Costs and the need for larger facilities would cause businesses to
change location In general, businesses would prefer to stay in place, but
if necessary would be compelled to move to seek a larger facility and
tower costs. Many industrial lands users are concerned about the
availability of space that fits their needs, and the rising costs of rent and
Land. All of the respondents stated that the costs of land and /or rent was
either very important or somewhat important.
If necessary, King County, especially Auburn or Kent, would be the
favored place to relocate. if businesses decided to leave Tukwila, over
one in four would choose either Auburn or Kent due to lower costs and the
ability to get larger facilities.
Businesses would like faster, more certain permit processing Businesses
commented on fire permit fees, rack permits, building code requirements,
seismic requirements, and permits for machine installation.
Public safety is a high priority When asked their concerns about a
Tukwila location, over 70% of respondents felt that public safety /crime
issues were very important to them, citing problems with burglary /car
prowl. Police response for personal crime was good, and businesses had
generally good interactions with the police. Response for property crime
was somewhat less satisfactory.
Traffic congestion is a problem or not Businesses were evenly split with
approximately 50% feeling that traffic was an important problem, and
approximately 50% saying that it wasn't important at all. Congestion made
getting to Southcenter difficult for some. Interurban works well.
A location in Tukwila's MIC has many advantages In addition to access
(freeways/ transportation network, airports, ability to serve customers
efficiently) and a central location, businesses felt their Tukwila location
provided them with a good facility with reasonable costs.
Others mentioned the availability of power, fibreoptics, good police
response, good business climate, a large industrial area with industrial
neighbors and the ability to be separate from residential uses. One
remarked that Tukwila was the "heart of everything," including Alaska
Marine lines and truck lines. They appreciated the ability to ship
anywhere, anytime.
A location in the MIC has some negatives, too Responses were varied, but
could generally be grouped into categories including: 1) public
safety /crime concerns; 2) traffic congestion; 3) codes/ permitting (slow
permitting, restrictive zoning and sign codes); 4) regulation; 5) negative
business climate; 6) lack of amenities/ services for employees
(transit /light rail, restaurants, retail); and high costs (rent, City fees).
One business remarked on the difficult east /west traffic pattern due to
the Duwamish River, King County International Airport and the 116
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Avenue South bridge closure. Another was concerned over the perception
that Tukwila was "too far south," and therefore difficult to access. The
Superfund environmental cleanup was mentioned, as was the distance
from other tourist destinations. One business expressed regret that the
expected convergence of transit, light rail, highways and employment had
not occurred.
Amenities Several businesses were pleased with trails and parks in the
MIC. Others felt that restaurants and other amenities for their employees
were lacking, and wanted more. Several businesses were especially
_interested additional public transit options, including additional bus
service, and a light rail stop.
Business Climate and Perception Feelings were mixed regarding business
climate. Some businesses felt that the City had a good or neutral business
climate, others felt that the City had a negative attitude toward business.
One business remarked that they didn't feel connected to Tukwila,
although they had used the Tukwila Community Center for meetings and a
staff picnic. One business requested that the City keep reaching out to
business as it is doing now with the survey, since businesses sometimes
feel that the City of Tukwila doesn't care about them.
Comments and Suggestions to the City of Tukwila
Businesses were asked open -ended questions about ways the City could
help their business operations and also to provide comments for the City
of Tukwila. Businesses made 48 very interesting suggestions or comments
regarding better communication, zoning, transportation, permitting,
transit /light rail, taxes/ bureaucracy, public safety, landscaping
requirements, other regulations and other specific issues.
Communication: The most common suggestions concerned communication,
including providing additional opportunities for communication through
the City's website, email, safety alerts, even business cards. Businesses
appreciated prior flood information, and asked for more.
Zoning Permitted Uses: Land use was a topic of interest. Three individuals
wanted only industrial uses in the area and five were wanted additional
non industrial uses including more offices (to generate customers),
restaurants and a hotel. Of these, one business suggested a transitional
buffer around the MIC to allow commercial uses that could serve both
residents and industrial employees, while another felt that the southern
part of the MIC should be rezoned to office. One business felt
Transportation: Suggestions concerned traffic lights, including better
timing for lights along E. Marginal Way and desire for a traffic light at S.
112 and E. Marginal Way. There was concern over a potential bike lane
on E. Marginal.
Permitting: Three businesses wanted faster or more certain permitting.
One suggested offering permitting assistance and advice, while another
wanted more notice for business license renewals. One suggested that the
City adapt its processes to fit real demands.
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Transit /Light Rail: Three businesses wanted the light rail stop at E.
Marginal and better access to public transportation.
Taxes Bureaucracv: Not surprisingly, lower taxes and no BFtO tax were
requested. Another business asked for friendlier service to business with
less bureaucracy.
Public Safetv: Additional police patrols were requested, as well as more
emergency training. Better police and fire department cooperation was
suggested.
Landscapine: Trees and bushes along E. Marginal Way attracted notice
with a request for trimming to improve safety and visibility, as well as a
suggestion for fewer landscaping requirements.
Regulations: A request was made for consistent sign code enforcement.
The City was to work with the State and federal governments to change
paint regulations.
Other: Several additional comments were made, including: 1)Keep
supporting the Rock and Roll Marathon; 2)Monitor City actions for impacts
on business; 3)Keep reaching out to business as you are doing through this
survey businesses sometimes feel that the City of Tukwila doesn't care
about them; 4) Provide help in hiring qualified employees; 5) Make more
of an effort to buy from local businesses i.e. revise
contracting/ purchasing requirements; 6)Thanks to Mayor Haggerton for his
participation in Museum of Flight programs.
Survey results will be shared with City officials for consideration.
SUMMARY OF SURVEY RESPONSES
BACKGROUND INFORMATION
1. Primary Goods and /or Services Sold from Location
Question #1 asked respondents what primary goods and /or services are
manufactured /sold from their location. Responses were categorized
into one of six categories. These include: 1) manufacturing; 2)
distribution /warehouse; 3) transportation; 4) truck related; 5) services;
and 6) other. A total of 30 responses were received. Not all
businesses replied to this question, but some provided more than one
answer.
Distribution /Warehouse was the largest category with 23 of
respondents providing goods /services in this group. Manufacturing and
"other" were next with 20% each. Truck related businesses and
services each had 13% of the total responses. Transportation- related
businesses comprised 10% of the total. Due to rounding, the total is
99 A wide range of activities, some not traditionally found in an
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industrial area, was represented including airport, mail processing and
distribution, data center, distribution of office furniture systems,
museum and housing. A fuller listing is shown below:
Distribution /Warehouse
Office products /furniture
Office furniture systems
Snack foods
Truck and trailer parts
Warehouse
Healthcare distribution center
Mail processing and distribution
Manufacturine
Van bodies
Apparel for men and women
Aluminum, titanium, specialty steel
Specialty snack foods
Aircraft
Machinery and gear cutting for heavy industry
Other
Data center
Healthcare call center, labs
Museum
Housing
Airport
Office
Truck Related
Commercial /industrial painting
Repairs
Sales and service
Truck and trailer repairs
Services
Cafe &t catering
Services (unspecified)
Services (unspecified)
Audio /lighting /video installation for concerts, performances
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Transportation
Contract carrier (trucking)
Delivery service
Dispatch, maintain, and fuel buses
Figure 1. Goods or Services from Tukwila Locations
of Businesses
23%
20% 20%
13% 13%
10%
Ge 5
ceroo a pc Q 0
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Figure 1 Goods or Services from Tukwila Locations
2. Years Located at Current Address
Respondents were asked how long the company had been located at its
current address. The largest group (36 had been at their current site for 20
years or more, including one company that had occupied the same site for 82
years. The next largest (27 had been in their current location for between
11 and 15 years. Those at their current locations from between 6 to 10 years
followed at 22 and between 0 to 4 years with 14
3. Owner or a Tenant?
This question asked if the company was an owner or a tenant in the property
identified in question #2. The majority were tenants (59 the remaining
41% were owners.
4. Business Levels during the Past 3 Years
Respondents were asked if business increased, decreased or stayed the same
during the past three years. Most (52 reported that business decreased.
29% indicated that business increased, and 19% said that it stayed the same.
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5. Emplovees— Current
6. Emplovees Future
These questions should be considered together, with #5 asking how many full
time and part -time employees currently work at their locations, and #6 asking
respondents how many full -time and part -time people they expected in three
to five years. This is the direct answers rather than percentages since not all
those surveyed replied to each question.
8 respondents (out of 23) said they had between 21 and 50 employees. 6
respondents (out of 19) said they would have between 21 to 50 employees.
6 respondents (out of 23) said they had between 0 and 20 employees, and 6
respondents (out of 19) said they would have between 0 and 20 workers.
The three largest employers had 600, 600 and 1,800 employees respectively,
and expected to keep approximately the same number of workers.
7. Factors in Deciding on a Location
This question asked respondents to indicate how influential different factors
were when deciding on an operating location, by indicating whether they
were "important "somewhat important" or "not important Questions
were grouped into categories— facility characteristics, site characteristics,
labor, business links and transportation.
Facilitv Characteristics: The first group of questions concerned space
characteristics. Respondents were asked to rank the importance of: room for
expansion; ground floor occupancy; loading bays; high ceilings. The responses
were a bit confusing since each question had a different number of responses.
That said, each of these factors was quite important, receiving over 60%
"very important."
High ceilings were mentioned very important to 70% (14 of 20 responses), and
room to expand close behind with 68% (15 of 22 responses) saying it was very
important. 67% saw ground floor occupancy was very important followed by
61% (11 of 18 responses) for loading bay.
Site Characteristics: The next group of questions focused on site
characteristics and included: cost of land /rent; outdoor storage; access to
transit; high visibility; large truck access; rail access and separation from
residential areas.
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100% of respondents agreed that cost of land /rent and adequate parking was
either important or very important. 86 found access for large trucks to be
"very important." On the other hand, 89% and 65% said that rail access and
outdoor storage respectively were "not important" characteristics of their
site.
61% thought it was either very important or important have a site that was
separated from residential areas.
Figure 2. Site Characteristic Preferences
07o Very important Somewhat important
100%
90% r!
80%-
70% I
60%--
50%--
40%
30% 20%-
10%
0%-
AP
CIO
�a
P
Figure 2 Site Characteristic Preferences
Labor Characteristics: This group of questions addressed the labor pool in
selecting operating location. The factors included being close to skilled
labor, unskilled labor and management. Relatively few answers were
received for these questions.
Being close to skilled labor was important with 75% (9 of 12 responses) saying
that this was very important or somewhat important. Replies were almost
equally divided on whether it was important (50 or not important (50 3 of
6 responses) to be close to unskilled labor. Responses were similar for the
importance of proximity to management.
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Business Links: These questions focused on business links, and included being
close to customers, close to suppliers, and close to competitors. We also
asked the importance of the location being pleasant for one's employees in
making a siting decision.
The replies indicated that it is very important (60 or important (10 to be
near customers. About the same number thought that it was very important
or somewhat important to be near suppliers (41 very important and 30%
important). Proximity to competitors was not seen as important by 67
Having a pleasant area for employees was considered very important by 53%
of respondents, although amenities were needed.
Transportation: The -last group of questions was on transportation issues, and
included: being close to downtown Seattle; ease of access to major highways,
rail transport, the port of Seattle and airports.
Ease of access to major highways was "very important" to 100% of
respondents. 75% found it very important to have easy access to downtown
Seattle. Easy access to airports was very important to 40 and somewhat
important to another 40
Businesses were split over having easy access to the Port of Seattle. 50%
thought this was either very or somewhat important to their site selection,
while 50% thought it was not important. Finally 80% thought that having rail
access to their site was not important.
Figure 3. Transportation Priorities for Site
Selection
Very Important Somewhat Important 0 Not Important
w
C 16 i I
c. 14
d 12
10
0 8
6-
4-
2
0
Z Access to Access to Access to Access to Access to
Downtown Highways Rail Port of Airports
Seattle Seattle
Figure 3 Transportation Priorities for Site Selection
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Issues Relatine to Tukwila Location:
A separate group of questions asked about possible concerns or problems
encountered in the Tukwila location, including: traffic congestion; lack of
room for expansion; high rents; high land costs; public safety /crime;
permitting costs /delays; flood concerns; business climate; regulations.
Concerns over public safety and crime drew the greatest response: 71% felt it
was "very important," and 12% felt it was somewhat important. Burglary /car
prowl /property theft was most frequently mentioned. Several commented
that they had had good police response, especially for personal crime.
Response for property crime was somewhat less satisfactory.
Replies about traffic congestion were evenly split -It was either no problem
(50 or a very important (35 or somewhat important (15 concern.
Surface streets were sometimes congested.
High rents and high land costs were not important to 50% and 56% of
respondents respectively. Permit costs /delays were very important to 42% (5
of 12 replies) and somewhat important to 17% (2 replies of 12 total). They
were not important to 42% (5 of 12 replies).
In a similar split, having room to expand was either very important or
somewhat important to 53% or not important to 47
Flood concerns were not important to 64% (9 replies of 13) of respondents,
perhaps due to their location and the decreased risk of flood.
People responded to a question about the business climate in different ways,
making it difficult to interpret these replies. 55% (6 replies of 11 received)
said that it was very important. Looking at comments, 5 thought that the
business climate was either "good" or "ok," and 2 said that either the state
or the City Council wasn't friendly to business.
Only 5 people responded to a question about regulations, with 60% (3 of 5
replies received) indicating that they were "very important." Comments
indicated that enforcement of regulations was inconsistent, and that
shoreline regulations were unwieldy.
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Figure 4. Concerns Regarding Tukwila Location
Very Important 0 Somewhat Important 0 Not Important
14-
12
as
10
c.
a
8-
L
L
m
.c
E 4
Z
040 +Q ��a GoC7 GoP k1b �\��5 c;✓��� vo��
10 11.0 <1; �a a G �p o� G` JP
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Figure 4 Concerns Regarding Tukwila Location
TUKWILA LOCATION DECISION
This section asked about businesses whether they moved to their current site
from another location, and open- endedly asked why they made the choice.
8. Move from Elsewhere?
80 (16 responses of 20 received) of businesses located in Tukwila from
another location. 16 of these indicated from where they'd moved, including
69% (11 responses of 16 received) moved from Seattle, 19% (3 responses of 16
received) came from another Tukwila location, and 13% (2 of 16 responses
received) came from other south King County cities (i.e. Kent Et Renton).
9. Reasons for Choosine Tukwila Location
As a follow up to question 8, respondents were asked why their present
location was chosen. This was an open -ended question. Answers were
varied, but responses have been grouped into categories including: 1) cost; 2)
location; 3) space/ amenities; 4) ingress /egress; and 5) other.
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33% said that the decision was based on locational variables including being
convenient for employees and management, and the availability of flat land.
29 mentioned factors relating to cost such as the consolidating operations,
cheaper rent, and no B Ft 0 tax. Ingress /Egress /Access was considered by 13%
who felt that they wanted to be close to 1 -5 and 1 -405, to have easy highway
access, and not to have trucking restrictions when bringing in supplies. Other
factors included owning a ground lease, and working with a developer.
10. Business Neighbors
Respondents were asked which businesses they'd most like to have as
neighbors. This was intended to provide insight into whether industrial
businesses preferred industrial or perhaps non industrial neighbors. This was
an open ended question, and produced a range of answers. Due to
overlapping answers, the total is greater than 100
57 specifically wanted industrial type neighbors, including 35% of
respondents wanted neighbors involved with trucking— either repair, sales,
distribution, truck courier, cargo carrier or generating lots of truck traffic. In
general, of those who wanted industrial -type neighbors, some wanted similar
neighbors to draw more business to the area, and others wanted
complementary neighbors as suppliers.
One business welcomed any and all neighbors who didn't interfere with the
property or cause negative impacts, and another wanted noisy neighbors who
would not be bothered with the noise that his business produced. Another
said that Boeing has been a good neighbor. 10% (2 responses of 21 received)
specifically wanted non industrial neighbors, including tourist attractions to
general critical mass, and office parks with businesses to buy their products.
10% (2 responses of 21 received) didn't know or care about their neighbors.
11. Impacts of Non Industrial Neighbors
This question was intended to take the industrial vs non industrial question a
step further by asking about the benefits or challenges presented by having
non industrial neighbors such as retail, office, residential or mixed use
residential /commercial in the MIC. This was also an open -ended question
that drew a range of answers. Due to overlapping replies, the total is greater
than 100
49% (11 of 23 businesses responding) expressed concern about the negative
effects, either on their businesses or non industrial neighbors, of having
interface between non industrial and industrial uses. Examples included
industrial and light -rail noise disturbing non industrial neighbors, negative
visual and odor impacts, conflicts between truck traffic and other vehicles,
and unwanted pedestrians.
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26% (6 of 23 replies) either had no problem with or wanted some non-
industrial neighbors to generate business or synergy for their businesses. 26%
(6 of 23 replies) specifically wanted more retail or restaurant, including 5 who
wanted these as amenities for their own employees. This type of use is
permitted in the zoning code as a conditional use.
ADVANTAGES /DISADVANTAGES OF TUKWILA LOCATION
12.Advantages of Operating at Present Location /Doing Business in Tukwila
Respondents were asked the primary advantages of operating at their current
Tukwila location. This was an open -ended question, and resulted in a range
of replies.
These could be grouped into general categories, including: 1) access
(freeways/ transportation network, airports, ability to serve customers); 2)
central location; 3) having a good facility; and 4) reasonable costs. Other
comments included the availability of power, fiberoptics, good police
response, good business climate, large industrial area with industrial
neighbors and the ability to be isolated from residential uses.
13. Disadvantages of Operating at Present Location /Doing Business in Tukwila
This question was the "flip side" of #12 above, and asked respondents to
name the primary disadvantages of their present location. This was an open
ended question that gave a range of responses.
Responses were varied but could generally be grouped into several categories,
including: 1) public safety /crime concerns; 2) congestion; 3)
codes/ permitting; 4) regulation; 5) negative business climate; 6) lack of
amenities/ services for employees (transit /light rail, restaurants, retail); and
7)high costs (rent, city fees).
Individual concerns include: the very complex air space in the area due to the
proximity to SeaTac distance from other tourist destinations; Superfund
environmental cleanup. One respondent remarked on the difficult east /west
traffic pattern due to the Duwamish River, King County International Airport
and the 116 Avenue South bridge closure. Another was concerned over a
perception that Tukwila was "too far south," and therefore difficult to
access. Several respondents said that they had no real problems.
13.a Future Location Decisions
Respondents were asked what factors might cause them to leave their
Tukwila location. This question was open- ended.
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There were 11 responses, including two that emphatically stated that they
had no intention of moving. Replies could be grouped as follows: 1) costs (2
of 11 responses received); 2) need for larger/ different type facility (2 of 11
responses); 3) need to change business model (3 of 11 business responses).
One business indicated that they would need to move if their primary client
left the area, and another said they would need to leave if they could not
continue renting outdoor storage from City Light.
14. Location of New Facilitv
Businesses were asked what areas they would consider if they relocated. Five
options were given, including: 1) Other Tukwila; 2) City of Seattle; 3) South
King County; 4) Other Western Washington; and 5) other.
Of 18 responses, 39% said they would seek another location in King County,
the majority of whom would relocate to South King County, specifically
Auburn or Kent, which comprised 28% of the total. 17% would seek a location
in Seattle, and an additional 17% would want another Western Washington
location outside of King County. A final 17% would go to the east coast
(Virginia), overseas or purchase in an unnamed area.
Figure 5. Future Location Preferences
IS Other Tukwila
0 Seattle
0 Kent/Auburn
u_, x 0 Other Western
Washington
Other
38
Figure 5 Future Location Preferences
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CITY OF TUKWILA ACTIONS
15. Limitations Caused by City of Tukwila Policies /Reeulations /Actions
This question asked ways in which the City of Tukwila's policies and
operations currently constrained the business. This open -ended question
elicited 17 replies covering a variety of topics.
Two businesses replied that they had no problems (11 with City policies or
regulations. Two comments concerned inspections/ inspectors, including what
they felt was over reaching inspectors and the insufficient amount of time
allowed for vactor cleaning under NPDES requirements (a federal regulation).
17% (3 of 18 responses) indicated concerns with the sign code. 17% (3 of 18
responses) mentioned a desire for faster /easier /more certain permitting,
including one request for with additional public notice. 11% (2 of 18
responses received) felt that lack of flexibility in interpreting the zoning or
fire code was a problem for their business. 11 (2 of 18 responses) wanted
additional information or services, including snow plow and flood. One
respondent felt they were charged disproportionately high parks and fire
impact fees since they didn't generate ambulance /fire calls or use parks.
16. Governmental Actions That Would Help Business Operations
This question asked what City of Tukwila actions would help facilitate the
company's existing operations and /or future plans. These comments were
combined with responses from Question 17 (below).
17. Comments for the Citv of Tukwila
The question asked "Do you have any suggestions or comments that you would
like to communicate to the City of Tukwila These suggestions tended to be
quite specific to the firm, but some gave more general ideas and suggestions.
Other comments mirrored those given in Question 16.
A total of 46 comments/ suggestions were received for questions #16 and #17
combined. They have been grouped into several categories including the
following in order of descending frequency, including:
1) communication (20 9 of 46 responses);
2) zoning/ permitted uses in MIC (17 8 of 46 responses);
3) public works/ transportation (11 5 of 46 responses);
4) permitting (11 5 of 46 responses);
5) transit /light rail (7 3 of 46 responses);
6) taxes/ bureaucracy (7 3 of 46 responses);
7) public safety (7 3 of 46 responses);
8) purchasing/ sates (4 2 of 46 responses;
9) Landscaping/ maintenance; other regulations
10) city support
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11) sign code;
12) other.
A list of the comments/ suggestions follows:
Communication:
Better communication with affected parties
Website— Include "How are we doing for anonymous feedback
Business Cards ".How am I doing
Revise forms to require email addresses from all business contacts
Send email safety alerts to businesses (i.e. don't turn off your electricity)
Website— Showcase a Tukwila business each month
Provide updated flood information (Prior leadership appreciated!)
Keep providing flood information. (Prior leadership appreciated!)
Keep reaching out to businesses as you are doing now since businesses
sometimes feet that City doesn't care about them
Zoning/ Permitted Uses in MIC:
Rezone south MIC to Office
Keep industrial area as is because it's working!
Retain large industrial areas with industrial neighbors
Encourage more non industrial uses, including quality hotel and more
restaurants
Allow only industrial uses in area
Encourage more non industrial uses including office services and
restaurant
Provide a transitional buffer that allows commercial uses that could serve
both residents and industrial employees
Allow more offices in area (to generate customers for cafe)
Public Works Transportation
Better timing for lights on E. Marginal (They seem better now, but had
been a problem)
Install a traffic light at S. 112t and E. Marginal
Concern over proposed bike lane on E. Marginal
Relocate E. Marginal to the west to allow planes to cross more easily
Permitting:
Faster permitting
More certainty
Provide permitting assistance and advice for businesses
Provide more notice for business license renewals since larger companies
need more than a month to get through their administrative review
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Transit light rail:
Support a light rail stop on E. Marginal
Light rail E. marginal
Better access to public transportation
Taxes /bureaucracv:
Reduce taxes
Keep noBEt0
Less bureaucracy to make things easier, friendlier for businesses
Public Safetv:
Provide more police patrols, presence
Provide more emergency training to businesses from Police and Fire
Departments
Police and Fire need to cooperate better between themselves
Purchasine /sales:
The City should buy tires from us through its procurement process
Encourage business development so we have more customers
Landscapine /Maintenance:
Trim trees and bushes on E. Marginal for safety and visibility
Require less landscaping... trees limit business visibility
Other regulations:
City work w /State, federal government to change paint regulations
Monitor City actions for impacts on businesses
Citv support:
Retain City support for Rock and Roll Marathon!
Provide assistance to businesses in hiring skilled people
Sien Code:
Consistent enforcement needed
Other:
Mayor Haggerton has been supportive of Museum programs through his
participation
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blank
ATTACHMENT B
City of Tukwila
Manufacturing /Industrial Area Survey
Date:
Name
Company /Position
Address
City /State /Zip
Phone Fax
Email
BACKGROUND INFORMATON
1. What are the primary goods and/or services that you manufacture or provide from this
location?
Manufacture Van Bodies Commercial /industrial painting for big trucks
Repairs
Housing
Warehouse Office
Audio, lighting video installation for concerts and other performances
Office product/furniture /copy product distribution
Operations for health care, including distribution center, warehousing,
repackaging, centralized labs, data center, claims processing, call centers,
billing
Truck sales service (retail, wholesale)
Manufacture apparel for men and women
Tire sales, including trucks /cars/backhoes
USPS Mail processing for western region
Aluminum, titanium, specialty steel manufacturing
Contract carrier (trucking)
Machinery and gear cutting for heavy industry (fishing, logging, cranes,
printing)
Truck and trailer parts distribution and repairs
Storage of digital data servers /offices /warehouses /distribution center
Dispatch, maintain, and fuel buses
Distribute office furniture systems for schools, hospitals, offices
Food and beverage cafe and catering
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ATTACHMENT B
Office— advocacy for industry and manufacturing
Manufacture, distribute specialty snack foods
Aviation museum
Delivery service
Aircraft manufacturing /airport
Service
Service
2. How long has the company been located at this address?
0 7 years
2 years
4 years (in Park for 7 years)
15 years
11 years (25 years in Tukwila)
6
40 years
14 years
69
6 years
21
33 years
10 years
31 years
14 years
15 years
4
20
15 years
82 years
50
8 years
3. Is the company an owner or a tenant at this location?
Owner 9
Tenant 14 *one company has ground lease but owns building)
4. In the last 3 years, has your business:
Increased 6
Decreased 11
Stayed the same 4
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ATTACHMENT B
5. Approximately how many employees currently work at this location?
Full time
7
12
59
1800
39
34
15
600
165
20
7
48
60
600
45 (35 office, 10 installation -70% can work remotely)
40
45 30 (temp)
144
60
3
37
25
65
Part time
22 -25
40
Up to 140 (during holiday season up to 20% of business)
30 -50
3
6. How many employees do you anticipate at this location 3 to 5 years from now?
Full time
10
16
75
1800
45*
50
19
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ATTACHMENT B
600
220
20
10
48
60 -62
600 (depends on vote, budget)
45 (Same as 2011)
43 -45
70 (want to turn 30 temps into permanent, full -time)
144 (same as 2010)
1
Part-time
30
55
30 -50 (same as 2010)
2
Will stay below 50. Thinks there is bias against blue collar jobs
Balance out workforce by using more internet, offsite warehouse
Currently using State shared work program that offsets any hours between 24 /week
and 40 /week. This keeps workers at full time.
LOCATION FACTORS
7. Please indicate how important each factor is to you when deciding on an operating
location for your business.
Very Somewhat Not
Important important Important
Facility Characteristics
Room to Expand 15 5 2
Comment: Would expand here
if land available, but instead
will expand elsewhere
Comment: Would like to
expand, but no property
available... current property not
too good for their
manufacturing/office /warehouse
needs
Ground floor 14 4 3
occupancy Comment: warehouse
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Very Somewhat Not
Important important Important
Comment: Need more
warehouse space
Loading Bay 11 4 3
Comment: warehouse
High Ceilings 14 5 1
Comment: warehouse
Other (Please Comment: Space for 40 yd,
specify) dumpster loading dock
Comment: Warehouse Space
Comment: Office /warehouse
space. Just remodeled to put in
2 nd floor
Comment:Freeway access
Comment:Access to power and
fibreoptic cable
Comment: Built building to
own specifications /needs
Site Characteristics
Cost of land /rent 17 4
Comment: South end is good
for distribution via trucks that
go all over
Comment: Lease up 3/31/11.
Will probably need to move
since suitable property not
available at affordable rate.
Cannot fix current space.
Outdoor storage 5 2 13
Adequate 15 4
parking Comment: Impt. for trucks,
employees
Comment: wish light
rail /commuter rail /van had
converged as planned. Poor
connections w /north
Comment: Trucks need
parking
Comment: Had considered
employee parking garage
(drivers)
Access to transit 7 6 7
Comment:helps employees
Comment:wish were better;
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Very Somewhat Not
Important important Important
cars don't fit w /corporate image
Comment: Light rail desired on
Boeing Access
Comment: Wish there were
better transit service!
Comment: No transit on east
side of airport
Comment: Wish transit were
better
High visibility 4 9 6
Comments: Site is a bit hard to Comment: Comment:Word
find. Not a problem for Would be nice, but of mouth
customers, but can be a problem don't want to pay
for visitors. Comment:
Comment: Important for Helps, but not that
tenants impt.
Comment: Not in
retail, so not really
impt.
Large truck 18 2 1
access Comment: Receive supplies
Comment: Truck access is a bit
tight on site, ok from I -5 and
Highway 99
Rail access 1 1 16
7 4 7
Separation from Comment: Company makes Crime (concern that
residential areas noise, and would disturb homes residents will break
Comment: Big truck noise in)
would disturb residents
Comment:$80 MM spent on
sound insulation for homes
affected by noise! Height
restriction areas
Comment: Make lots of noise.
Residential creeping in
Labor
Close to 3 3
management
Close to skilled 7 2 3
labor Comment: location good for
attracting employee base
Comment: Union shop
Comment: Convenient for
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Very Somewhat Not
Important important Important
workers
Close to 5 1 5
unskilled labor Comment: location good for Comment: Train
attracting employee base own workers/No
skill needed/No
skill base here
Business Links
Proximity to 12 2 6
customers Comment: Unified Grocers is Comment: all on I- Comment:
only client. Must be close! 5 Customers all
Comment: Boeing over
Comment: Downtown Seattle, Comment: Good
Kent Valley, Duwamish. When Fedex UPS
UPS was shut due to Nisqually access. Business
Quake, airport substituted is pretty global.
Proximity to 7 5 5
suppliers /services Comment:Close to Comment:Raw
subcontractors, freeway access materials from
Comment: Need good access to mid -west and east
suppliers for delivery stream of
parts /inventory items i.e.
engines, transmissions, paint,
glass, commodities (diesel, oil)
Comment: Come in on trucks
(Please specify) Comment: United/supplier in All over the area
Renton Comment: all on I-
Comment— suppliers out of 5
state Comment: UPS
Proximity to 5 10
Competitors Comment:Loan Comment:Not
tools to competitors impt, but most
competitors w /in
10 miles
Pleasant area for 9 5 3
employees Comment:would like more Comment:
amenities for healthy lifestyles. (accessible to all
Difficult to access running who live in various
walking trails places)
Comment: Amenities needed
in area
Comment: Use trail
Comment: Wish were better!
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Very Somewhat Not
Important important Important
Transportation
Ease of access to 15 2 3
downtown Comment: Highway 99
Seattle Comment: 70% of customers
in downtown Seattle
Comment: Buses use dedicated
on -ramp on SR 519
Comment: No light rail! No
choice but to drive car! Need
better connection to Capitol Hill
Comment: Physically close,
mentally far
Ease of access to 16
major highways Comment:Tacoma/Everett
eastern WA
Comment: Deliver from
Bellingham to Lakewood,
Issaquah w/9 trucks
Comment: Good location for
serving Bellevue, Tacoma,
Seattle
Comment: Distribution center
Comment: Excellent freeway
access
Comment: Good access from I-
5 Highway 99
Ease of access to 1 3 16
rail transport
Ease of access to 5 5 10
Port of Seattle Comment:Kenmore Air people
take SeaTac shuttle to KCIA
Ease of access to 8 8 4
airport Comment: Provide support *Staff flies to
service to LINK from Tukwila Spokane medical
location centers
Comment: Take clients to
airport
Other (please
specify)
Problems /Concerns in Tukwila location
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Very Somewhat Not
Important important Important
Traffic 7 3 10
Congestion Comment: Hard to get to Comment -Would Comment: No
SCTR to buy parts have liked congestion!
Comment: Hard to get to undergrounding. Comment: Very
SCTR Congestion on E. easy. Interurban
Comment: ok on City 2streets. Marginal works well
Congested on highways
Comment: Access ramp is
critical! Using E. Marginal
would be very bad.
No room to 6 4 9
expand Comment: Would
like more space in
building... not
available
High Rents 5 3 8
*Will leave when rent is up *(rent is high, but Comment: In
if go to Auburn then Tukwila due to
farther away) low rents
High land costs 4 5
Comment: Cheaper than in Comment: Rent
downtown Seattle property
Public 12 2 5
Safety /crime (Had car prowl /theft —don't see Comment:
patrols) Good police force
(Fire did good inspection) Comment:
Comment: Safety /crime next to Some property
walkway, near footbridge. damage incidents,
Always keep door locked. cars stolen
Comment: Lots of night -time
crime -3 police repts.
in 30 days (burglary, theft,
Comment: Good personal
safety response. 911 response
good. Property crime —not so
good. Suggestions to try
cameras not so helpful.
Comment: Theft issues. Some
break ins, but mostly people
steal from outdoor storage.
Good police response
Comment: Car issues, breaking
windows
Comment: Ok. Had car
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Very Somewhat Not
Important important Important
prowls. Good interaction
w/Police
Comment: Late night /early
a.m. car prowls
Comment: Have own police
force. Good relations
w /Tukwila Police
Comment: Police response
good
Permit 5 2 5
Costs /Delays (High pile storage permit $100 Comment: Costs Comment: Had
from F.D.) ok, issues w /fire
(Rack permit is aggravating— responsiveness /delay permit
set to low) not so good/hard to warehouse
Comment: Permitting sort of schedule inspection connected to blg,
hard for 2 nd story addition to install large had to install
Comment: MIC Zoning not machine crashing firedoor
exact fit so permitting was for $10 K
somewhat involved. Done fine Comment:Did
w/o surprises. Other work was seismic upgrades;
remodels just fine. no problem
Comment: Too many Comment:Permit
requirements—i.e. seismic through King
testing for lean -to for keeping County
rain off spare parts!
Comment: Delays cause
uncertainty. Outside storage
inspection building folks
Comment: Bldg permit
requirements too intense, silly
requests
Comment: No problem.
Landlord takes care of
improvements, permits
Comment: All fees
increasing —Fire inspection is
$500
Flood concerns 1 3 9
Comment: Greatest Comment:Where
fear is gone do services come
from in flood?
Comment: Not a
problem.
Worked
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Very Somewhat Not
Important important Important
w /Hillman
Mitchell
Comment: City
did excellent job
in
communicating
in 2009!
Business climate 6 1 4 (No
Comment: Good here (Seems ok) involvement w/
Comment: City Council public, so it's
doesn't like business probably ok
Comment: Good business Comment: No
climate worse than
elsewhere
Comment: WA
state not friendly
to business
Comment: Don't
feel connected to
Tukwila... Used
TCC for
meetings, and a
picnic
Regulations 3 1 1
Comment: Enforcement is
problem... inconsistent
Comment: Shoreline
regulations unwieldy
Other (Pls. Comment: Very good that
specify) fibreoptic cable is coming into
building to attract tenants
w /higher technical capabilities
Comment:Parking priced right!
Comment: Work w /Tukwila on
stormwater drainage, Superfund
sites. Have paid several $MM
Other Comments:
Comment: Their lease stipulates that 102 Bridge shall stay open! Must not close!
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ATTACHMENT 6
Comment: Tukwila has no "center." Don't think of Tukwila as having a sense of
"place"
Comment: Lots of exposure on E. Marginal Way, but traffic goes fast and speed can
be a problem.
Comment: Traffic Congestion
TUKWILA LOCATION DECISION
8. Did you move to this location from elsewhere?
Yes 16
No 4
If yes, where from where did you move?
Moved from another Tukwila location
Kent
Moved from another building in same Tukwila business park. Now own
building; good to generate revenue through tenants.
Moved from operations center from Renton; other functions from Seattle
Other Tukwila (13123 48 Ave S.)
Seattle (Elliott Ave.)
Seattle (needed larger facility)
Small warehouse on Harbor Island
Seattle -1 Avenue S.
Seattle (needed more space)
Downtown Seattle—
Seattle
Interbay
Seattle Center
Seattle— Spokane Street
Seattle Georgetown
9. Why did you choose your current Tukwila location?
Want to be close to I -405 I -5 to serve Tacoma Everett
Cheaper rent
Location, location, location. Good for distribution, and also for employee
management convenience. Train ride from Auburn was faster than bus
from SCTR
Wanted to consolidate operations into one space, and also lower cost
(cheaper than fixing previous building continuing to rent highrises)
Available space when company split into two parts
Lower rent/Proximity to I -5 /Location along River /Warehouse space
available /plenty of parking
Worked w /Sabey Co. /very astute
Cost, convenience, location
More space
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No B O tax in Tukwila!
Opportunity for reasonably priced land
Fits business model —buses don't need to travel too far.
Logistically good for serving both S. King County downtown back in
reasonable time period
Quality of building, and physical characteristics (parking, high ceilings,
loading dock and bay)
Freeway access to serve Bellevue, Seattle, Tacoma
Co- location w /Museum of Flight
Location, rent facility included both office manufacturing.
Proximity of public land adjacent to airport
Own ground lease for Aviation HS
Larger facility w /cheaper rent
Flat land in flood plain 80+ years ago. Wanted to provide facilities that
would prevent Boeing from moving to California.
Wanted to be near light rail station
Easy access to highways.
No trucking restrictions when bringing in supplies
NEIGHBORS
10. What businesses or industries would be your ideal neighbors?
Suppliers! Would like to have suppliers (i.e. glass shop) but they have all
moved south due to lower rent. Do not have reciprocal business with
other firms in vicinity
Construction firms, wholesalers, noisy people with lots of in and out
Would like industrial companies w/o a lot of foot traffic
Other trucking companies— Overnight trucking, Horizon Ford
Apparel factory
Commercial trucking
Prefer neighbor w /lots of truck traffic like they have
Boeing has been good neighbor
Don't care
Pipe fitter
Truck or trailer repair or welding. Tire dealers.
Growth businesses technology companies, aerospace industry, young
professionals
Truck/transportation- related i.e. rebuild shops, light trucking, truck
courier, tire shop
Office parks w/ midsized businesses who would buy their products
Would like more workers nearby, and more through traffic to use cafe
Other tourist attractions to develop critical mass and synergy
Don't know...
Cargo carriers /aircraft manufacturing/UPS sorting facilities /air shippers
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Any and all neighbors fine as long as they don't interfere w /property or
create negative impacts
Really like current neighbors i.e. UPS, Federal Express, Harris Trucking
since they can use our services
Industrial neighbors
11. What are the benefits or problems for your business of having non industrial
neighbors such as office, retail, residential or mixed residential /commercial?
Glass shop was nice since company could buy from them
Concert equipment rental is too noisy for office /warehouse neighbors and
would prefer industrial neighbors since the noise wouldn't bother them
Non industrial generates too much foot traffic. Was going to rent to temp
agency, but didn't want lots of people hanging around.
More restaurants more people functions for employees
No benefit Problems include perception that industrial activity is "dirty
conflicts between trucks other vehicles
More options for places to eat. No downsides
Retail— negative impact due to truck traffic
Office —ok
Non industrial neighbors may have problems with 24 hour industrial
operations, truck traffic
Residential would not like noise from shop operations
Noise from trains is a bit of a problem
No problem with residential neighbors. Could provide additional
customers (i.e. boat, horse, utility trailers for retail trade)
Need to have buffer between office and residential
Good to have clustering of office and technology
Need more amenities and access to light rail
GHC good neighbor, but there were problems with bus fumes interfering
with office workers in the past. No longer a problem.
Repair shop has negative visual impact, and should be separate from
residential use.
Industrial use creates traffic /congestion, and should not be near residential
uses.
Would like more employee amenities (i.e. non industrial, such as
restaurants, stores). Ideal spot is Georgetown Design Center.
Would like office workers since want more people to use cafe
Would like to have similar "tourist destination" non industrial neighbors
No problem with non industrial. Need to "encourage all viable uses" to
prevent further decline
We create too much noise and would disturb non industrial neighbors
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ATTACHMENT B
ADVANTAGES/DISADVANTAGES OF TUKWILA LOCATION
12. Currently, what are the primary advantages of your present location, and /or doing
business in Tukwila
Access to highways and customers
Freeway access
Access to downtown Seattle without having to be located there
Convenient location for distribution of products and employees' commute
Location including accessibility to I -405, I -5, airport cost
Central location
Freeway access
Lots of potential
Plenty of Parking
Freeway Access
Airport access
Lots of windows, nice high ceilings in building
Well- known, established in Tukwila location
Cheaper than Seattle
Location proximity to downtown processing facility
Good transportation network (I -5, downtown, Airport Way)
We're already here
Convenient primary clients (Unified Grocer Hagen)
Good proximity to suppliers, customers, freeway access
NoB &Otax
Quick police response
Good access to roads.
Central location for stores in Tacoma (south) and Everett (north)
Sufficient space in good building w /dock access
Location
Availability of power, fiberoptics.
Workforce
Good business climate
Location is isolated from others —good!
Ready freeway access
Isolated from residential so that industrial use doesn't affect negatively
Access! Ability to serve Bellevue, Seattle, Tacoma at a reasonable price
Easy north/south access (Tacoma, Seattle, Bellevue)
Free parking
Meeting rooms rented out during day, and Museum rents out after hours for
events
Airport location with aviation uses friendly colleagues
Room available for expansion
Access to highways
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Boeing adjacency facilitates participation in programs (Would like to develop
similar relationship with all industrial uses!)
Tukwila is relatively close to Seattle and Bellevue, yet far enough south to have
office parks
Close to downtown and SeaTac (synergy!)
Wholesale /distribution tenants of airport benefit from location
Not much interaction with City of Tukwila (permits, licenses through King
County)
Freeway airport access
Heart of everything— Alaska Marine lines and truck lines. Can ship anywhere,
anytime.
Location near customers
Location near Seattle
Access to highways
Access to airports
Location near suppliers and customers
Access to highways
Access to highways
Location near Seattle
13. What are the disadvantazes of your current location and /or doing business in
Tukwila?
Comment: S. 116 St. location is a bit isolated, and would like a bit more police
presence in north of area.
Comment: Crime. Have been broken into during regular hours, although not after
hours. Salesperson had car broken into. People get into dumpster to steal. Must lock.
Comment: Perception that Tukwila is too far south therefore hard to access
Comment: Sign code should allow more signs, including A- frames, more directional
signs
Security is problem w/break ins, drug people
Permitting process was slow when 2 nd floor addition was built.
Land cost is higher as compared with Auburn but, don't want to pay drivers to
drive to and from Auburn.
Lack of amenities including parts, trails, employee transportation options, better
public transportation, bus service.
Miss light rail stop and convergence of transit, light rail, highways, employment
High rent
Difficult regional traffic
Lack of truck amenities —most truck people have relocated to Pierce County for
cheaper land. No truck stops or truck wash facilities
No real disadvantages. Employee population comes from all over the area, so its
convenient
Site has poor visibility
Highway traffic congested
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No real problems
Sometimes traffic congestion when going north
Bad business climate
Slow permitting
Superfund cleanup /state laws attitudes (Not really a Tukwila regulatory
problem, but a problem in this location)
Crime (breaking and entering) at neighbors (Eagle Goodyear)
Not enough police /need electric fence
Big accounts moving from Seattle to Kent
No real problems. High rent may become a problem.
Impact fees —Parks and fire— Business doesn't generate the calls and doesn't use
parks... retailers generate ambulance /fire calls. Fees disproportionate
Relationship between Seattle City Light and City of Tukwila should be improved.
Improvements on TIB were problem.
Permitting *don't know specific concern!)
High water table near river —water gets into underground tanks
Physical and psychological distance to Seattle (from employees' viewpoint)
Isolated for east /west traffic pattern due to Duwamish, KCIA, 116 St. Bridge
closure
Lose tourists due to distance from downtown Seattle and lack of direct access
Not near schools or neighborhoods.
Very complex airspace w /in which to operate /one of worst in US. Three airports
w /in 6 miles (KCIA, SeaTac, Renton), and also west north are Bremerton,
Bangor and Paine Field.
Restrictive zoning with lack of flexibility in accommodating a wide range of uses
Negative business climate in Tukwila
Too few services for employees in area
Need better transit service
FUTURE LOCATION DECISIONS
13.A. What would cause your company to leave its Tukwila location and why?
High rent Cheaper in South King County
Like Tukwila and will not move
No plans to move. Could move if lower cost facility combined with
better opportunity for brand /image /access /environment
Inability to continue renting outdoor storage space from City Light
Real estate costs
Big business drop
To get larger facility and consolidate with other postal processing facilities
If /when primary client leaves, they will follow
When expand in future, will get more offsite i.e. cheaper warehouse space,
rather than expanding in Tukwila
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If business model no longer made sense...
(Company has just moved to Kent —Lease came up and rents were lower.
If Tukwila facility had had a high loading dock, they would probably have
negotiated and stayed in Tukwila)
14. If your company were to consider a move, what areas would you consider and
why?
a. Other Tukwila 2
b. City of Seattle 3
Looked at Georgetown
Georgetown (Design Center) psychologically closer to downtown
Higher density area i.e. AGC Building on S. Lake Union
c. South King County 7
Kent or Auburn –the farther south, the cheaper
Maybe Kent, due to lower rental costs
Costs, land availability, meet service profile for buses since most
servie starts outside of Seattle
(Company just moved to Kent —lower rents high loading dock)
South KC has cheaper warehouse space but, SR 167 is always
slow, and I -5 is too residential
d. Other Western Washington 1
Pierce County
Tacoma
Lynnwood
e. Other
Shift business to overseas plants
Will probably purchase. Depends on ROI
Reston, VA
Did you know that large portions of the Kent Valley are in the flood plain?
Yes 1 No
CITY OF TUKWILA ACTIONS
15. How do City of Tukwila policies/ regulations or actions currently constrain/limit
your business?
None really. Would like to be able to wash trucks outside, but...
No problems
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Problems with sign code —too few signs allowed for each business.
Bought expensive sign can't use
Problems w /vactor cleaning/NPDES enforcement. Need longer than 30
days to clean storm drains
Feel that inspectors are overstepping codes
No problems
Permitting is difficult —Hard to get large machinery installed
Impact fees
No problems
Sign code -Need larger/better signage for cafe
Need Fire Code to allow special events tenting
Need better, larger campus signage
Need better snow plow services
Would like more flood info
Would like more advance information/notice on land use actions. City
needs to be more proactive. Did not like Sabey rezone process —Plans
call for too high concentration of people w /too tall buildings so close to
airport.
Lack of flexibility in accommodating viable (non industrial uses
Would like faster permitting with more certainty
16. What actions by the City of Tukwila could help your company's existing
operations and/or future plans?
Comment: Would like more advance notice on renewals for business licenses. One
month not enough to go through big company's administration
Maybe faster permitting, and more certainty. Challenging to get 2 nd floor
built
Would like more commercial businesses to sell to Encourage business
development.
Get light rail stop at Boeing Access Road!
Provide consistent sign code enforcement —Go after illegal signs
Would like City of Tukwila to buy tires from them (i.e. police cars, dump
trucks, cars, backhoes etc.)
Reduce taxes/bureaucracy to make it easier, friendlier to do business
Provide help in hiring skilled people
Provide more police patrols, presence
Retain no B &O tax structure
Provide rezones of southern MIC areas to office
Support a light rail stop on E. Marginal!
Allow more offices in area (generate more business for cafe)
Provide better access to public transportation
Traffic on E. Marginal when lights change —Time lights better?
Trim street trees /require less landscaping— street trees limit visibility.
Museum wants to be seen better.
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Better communication with affected parties
Adapt processes to fit real demands —Study this by removing all
distinctions created by large property owners in the area (i.e. Boeing,
KCIA, GHQ
Ask City to work w /State and Federal govts to change paint regulations
Would like more certainty for permit review
Would like quicker permit review
17. Do you have any suggestions or comments that you would like to communicate to
the City of Tukwila?
Keep supporting Rock and Roll Marathon
Had some problems w /last R R Marathon Police wanted to remove
stages but the streets were closed.
Website— Include "How are we doing" feature for anonymous feedback
Business Cards— Include "Did this person do a good job" feature
Revise forms to get email address for every contact
Send alerts to businesses i.e. don't turn off your electricity or pipes
Website— Showcase a business each month
Concern over flood Tukwila did excellent job informing previous, but
now company would like to know what's happening
Trim brush and street trees on E. Marginal to be sure that they don't block
sightlines when pulling out of driveway. Don't want too much
landscaping
Need stop light S. 112 in order to pull out into traffic on E. Marginal.
Light rail should have put in stop light since its pillars obstruct vision
Tukwila was good leader in flood prep (info sharing)
Would like more frequent emergency training, and more shared
information training w /Tukwila Police Fire
Tukwila Police and Fire need to cooperate better between themselves.
Check timing of lights on E. Marginal Way (They seem better now; had
been a problem.)
Mayor Haggerton has been very supportive through participation in
programs.
Keep reaching out to business (as you are doing now) since businesses
sometimes feel that City of Tukwila doesn't care about them.
Concerns over proposed bike lane on E. Marginal Way
Move E. Marginal Way
Keep industrial area as is since it is working!
Keep large industrial areas with industrial neighbors
Monitor city actions for impacts on local industrial businesses
Provide permitting assistance and advice for businesses
Encourage more non industrial uses in area, including quality hotel and
more restaurants
Allow only industrial uses in area
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Encourage more non industrial uses, including retail, restaurant, office
services
Provide more of a transitional buffer that allows commercial uses that
could service both residents and employees
18. Is there anyone else that we should talk to?
Name
Contact info
Anticipated trends for industrial
area
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