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HomeMy WebLinkAboutPermit 90-02-CPA - MCLEOD DEVELOPMENT - EXHIBITION FACILITY COMPREHENSIVE PLAN AMENDMENT90-02-cpa west valley highway strander boulevard epic-41-90 mccleod exhibition facility ,•ukwila City Council - Regular Meeting February 3, 1992 Page 2 Citizens Comments (con's) CONSENT AGENDA /PUBLIC HEARINGS COMPREHENSIVE LAND USE PLAN AMENDMENT Comprehensive Plan Amendment and Rezone - McLeod Exhibition Facility Mrs. Gardner the matter would be added to the Transportation Committee agenda for discussion. Roger Baker, 11662 - 42nd Ave. So., announced that Metro will be meeting in Duwamish on February 6th regarding the transfer line they want to construct in the area. Mr. Baker also requested Council consider holding a one day cleanup service in the spring as they have in the past. a. Approval of Vouchers b. Approval of Minutes: 1/20/92 General Fund City Street Arterial Street Land Acq., Building, Dev. Water Fund Sewer Fund Water /Sewer Construction Foster Golf Course Surface Water (412) Equipment Rental Firemen's Pension TOTAL $66,807.72 7,301.72 20,757.12 2,500.00 93.65 353.22 9,081.60 4,470.71 246.52 3,287.98 0.00 $114,900.24 MOVED BY DUFFLE, SECONDED BY HERNANDEZ, TO APPROVE THE CONSENT AGENDA AS SUBMITTED. MOTION CARRIED. Mayor Rants opened the public hearing at 7:22 p.m. Council is asked to approve a comprehensive land use policy plan map change from Parks and Open space and public facility to commercial and from R -A Agriculture zoning to C -2 Regional Retail zoning on Tax parcels 21, 6,36 and a portion of 17 in Section 25, Township 23, Range 4. The contiguous parcels form a rectangular area between the Union Pacific and Burlington Northern railroad tracks east of West Valley Highway, west of the Renton city limits generally perpendicular with an extension of Strander Boulevard. The combined parcels total approximately 9.45 acres and includes the Puget Power Nelson Substation and a portion of the City of Seattle water pipeline. Associate Planner Moira Bradshaw briefly reviewed the existing comprehensive plan and the proposed comprehensive map changes. Council held a public hearing in December, 1991, to consider the Planning Commission's recommendation for modified approval of the applicant's request for a Comprehensive Plan map change and a rezone of his property. The Planning Commission also recommended including the adjacent Seattle Water Department's parcel and the Puget Power parcel and to limit the area of change to that area outside the type 1 wetland, and any additional wetland created due to mitigation from off -site and the required buffer. Ms. Bradshaw explained the action requested of Council at this meeting is a motion to approve an action with adoption of findings and conclusions, and requesting the Mayor to submit the final ordinance to the Consent Agenda for final action. The change is limited to the area outside of the wetlands. Don Miles, Project Engineer, 15828 SE 24th St., Bellevue, explained the Planning Commission recommended the rezone line fall on the wetlands boundary line. Mr. Miles stated he favored this change as the buffer line is a variable line. The C -2 designation will allow the applicant to proceed; they will develop the project on both the M -1 and C -2 parcels. The particular building of the project will occur on the M -1 parcel. There being no opponents to the project in the audience, Mayor Rants closed the hearing at 7:32 p.m. Tukwila City Council - Regular Meeting February 3, 1992 Page 3 public Hearings (con't) Comprehensive Plan Amendment and Rezone - McLeod Exhibition Facility OLD BUSINESS, Res. #1199 - Supporting the South Central and Highline School Districts Special Elections Res. #1200 - Establishing Policies for Provision of Utility Connection Assistance Formal Motion 92 -FM001 Reducing the General Property Tax Allocation Providing the Annexation to the King County Library District is Successful *MOTION CARRIED. MOVED BY HERNANDEZ, SECONDED BY LAWRENCE, TO ADOPT THE FINDINGS AND CONCLUSIONS AND PLACE THE ORDINANCE ON THE NEXT CONSENT AGENDA REFLECTING THE COMPREHENSIVE PLAN AND THE ZONING CHANGE TO C -2; AND THE CHANGE BE LIMITED TO THE AREA OUTSIDE OF THE WETLAND; AND THE BOUNDARY BE AS CLOSE TO THE WETLAND EDGE AS POSSIBLE.* Councilmember Robertson questioned the location of the southern boundary. Ms. Bradshaw explained that the proposed ordinance designates the boundary on the wetland edge. There is an existing irregular wetland edge. The applicant will be relocating some type III wetlands and expanding the type I wetland. That creates a geometric straight line edge which is fine for zoning purposes. Councilmember Mullet clarified that no matter where the boundary is designated for the zoning, it really won't affect the wetlands. For clarification, Mrs. Hernandez stated the intent of the motion was that the boundary be as close to the wetland as possible. Ms. Bradshaw added that as part of the rezone request the applicant is signing and recording a no protest LID for sewer, water, storm and sanitary improvements in the area. MOVED BY ROBERTSON, SECONDED BY DUFF, THAT THE PROPOSED RESOLUTION BE READ BY TITLE ONLY. MOTION CARRIED. City Attorney Mike Kenyon read A Resolution of the City Council of the City of Tukwila, Washington, supporting the South Central School District No. 406 and the Highline School District 401 school program levy election and urging all eligible voters to vote for schools in the February 4, 1992 Special Election. MOVED BY DUFFLE, SECONDED BY HERNANDEZ, TO APPROVE RESOLUTION NO. 1199 AS READ. MOTION CARRIED MOVED BY ROBERTSON, SECONDED BY DUFFLE, THAT THE PROPOSED RESOLUTION BE READ BY TITLE ONLY. MOTION CARRIED. Attorney Kenyon read A Resolution of the City Council of the City of Tukwila, Washington, establishing a Residential Utility Connection Assistance Program and providing for guidelines and policies for the administration of same. MOVED BY EKBERG, SECONDED BY DUFFLE, TO APPROVE RESOLUTION NO. 1200 AS READ. MOTION CARRIED WITH LAWRENCE VOTING NO. Mayor Rants read A Formal Motion to reduce the general property tax allocation in 1993, providing the March 10, 1992 annexation to the King County Library District is successful. WHEREAS, the City has determined that annexation is the preferred option to provide library service per Ordinance No. 1619, and WHEREAS, the City agrees to reduce general property taxes in 1993 by an amount based on the 1990 contract formula. THE CITY COUNCIL OF TUICWILA, WASHINGTON, HEREBY MOVES: That the general property taxes are to be reduced by $310,000 or approximately 14 cents per thousand of assessed valuation in 1993 for Tukwila taxpayers, if there is a successful annexation vote on March 10, 1992. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 8 2. No programs or regulations have been implemented to preserve agricultural land within the City of Tukwila and the subject site's property owners have not entered the site into the Agricultural Assessment Program. 3. Policy 1, page 66 anticipates conversion of and supports the requested redesignation form Parks and Open Space to urban uses. 4. The designation of light industrial is appropriate because the site lies between two railroad mainlines and is adjacent to a utility substation. When Strander is developed, the site will have limited access to the cross valley arterial because of topographical constraints of crossing the Burlington Northern railroad track. With construction of the Boeing Company facility, the property will be largely surrounded by commercial and industrial uses. 5. The City is committed to its Natural Environment Element policies through implementation of regulations preserving wetlands and other natural resources. Therefore retaining a Parks and Open Space designation for the wetland located on the southern section of the one parcel would be a consistent choice with the regulations regarding wetlands. It is not appropriate to designate all sensitive areas with a Parks and Open space designation. Because the subject wetland is a part of a much larger system that exists as an RA site, it makes sense to preserve the designation in this situation. 6. If Puget Power and City of Seattle Water parcels are not incorporated into the final map changes in the area, they will remain as isolated areas of Open Space and agricultural zoning. DECISION CRITERIA RECOMMENDATIONS The Planning Division recommends the Planning Commission adopt the above finding and conclusions and recommend approval of the Comprehensive Plan amendment and redesignate the map from Parks and Open Space and Public Facility to Light Industrial. REZONE Criteria are listed below in italics followed by the applicant's response. The Planning Commission and City Council shall be guided by the following criteria in granting a zoning map reclassification. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 9 1. The use of change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest. The applicant responds, "A Comprehensive plan revision is submitted with this request. the request changes property to a commercial use similar to adjoining to the north, it can be served easily City roads and utilities, provides in City industrial land presently in short supply, provides for highest and best land use while generating revenue for the City and a place for employment for a number of its population." If the Planning Commission recommends and the City Council approves the requested Comprehensive Plan Map redesignation per the above findings and conclusion, then the requested rezone would be in conformance with the Plan. 2. The use or change in zoning request in the zoning map or this title for the establishment of commercial, industrial or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas. The applicant responds, "The subject parcel is a portion of an overall project site plan which encompasses 23.45 acres on which the applicant has proposed to construct an Exhibition Facility. The 9.15 acres will be used as a portion of the proposed parking lot. Areas which have been determined to be apart of wetland #12 will be left undeveloped in accordance with City Sensitive area review. Property to east and west are railroad lines, to the north is M -1 zoned property similar to that requested. to the south will be undeveloped wet lands." Attachment C is the applicant's proposed site plan. However the applicant will be required to revise the site plan per the SEPA comments and undergo BAR review. Should the site not be developed by the applicant, any use allowed in the M -1 zone could be developed on the site subject to code requirements. A new use would also require a new SEPA review. SUPPLEMENTAL STATE SUPREME COURT REZONE CRITERIA TO BE CONSIDERED 3. Significant changes have occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone. The applicant responds, "The transfer of the subject property to the City of Tukwila from the City of Renton in 1987 accommodates and processing of Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 10 development requirements and utilities services. It also dictated that the use and development of the property necessitates that agency approval come from the City of Tukwila. Property for use in industrial zoning has become increasingly more scarce in the inner Metropolitan (sic) and this property or portion threrof which adjoins a similar use thus becomes logically available as its best use." Longacres, a major landmark in the area, will be relocating out of the neighborhood and pasture or other support uses for horses will no longer be necessary. According to the Comprehensive Plan, agricultural use while having a place within the community, was not to prevent eventual urbanization of land. The uses along West Valley Highway have redeveloped over the last five years from low intensity uses to more intensive commercial uses and this site would be the next contiguous parcels. 4. The proposed rezone is in the best interest of the public health, safety and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner. The applicant responds, "Previous to 1987 the property was zoned B -1 (Business) in the City of Renton. Returning the property to a similar commercial use returns the property worth to a similar value. In turn allowing for the development of the usable portion of the property will increase the tax base of the City thus its income generated. Zoning changed to similar to that of adjoining property allows for additional community jobs and services while at the same time increasing the base land area base for division of access construction costs to this property and that to north of same zoning. ie construction of S. 158th St and UPRR to north of bridge and Strander extension for Fire and Police access." The uses allowed in an RA zone are limited to single family dwellings on one acre parcels, agricultural uses including horticulture, nurseries, field crops; breeding and raising livestock, fowl or fur bearing animals; kennels or riding stables, provided the use has a minimum of five acres. These uses are not allowed elsewhere within the zoning code, so the opportunity for those uses such as riding stables and academies or polo fields, which would be a service to an urban population would be reduced. Several areas of RA remain within the City Limits - Foster Golf course, Fort Dent, and the area bounded on the north by 178th, on the east by 57th (Southcenter Pkwy) and the eastern and southern city limits. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 11 There is also a King County designated agricultural district located between the City's southern limits and the Kent limits. This district effectively is extended into Kent because of the agriculturally zoned lands within Kent and the limitation of urban services to the east side of the Green River. 5. The unimproved subject property is unsuitable for the purpose for which it has been zoned considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. The applicant's response: "The length of time in which the subject property (since 1987) does not have as much bearing on the property development as did the fact the property was within the City of Renton but the utilities and access were most accommodating from the City of Tukwila. The property probably should have been zoned as M1 in Tukwila which would have been some what similar to the Renton business zone but would have been compatible with the adjoining Tukwila zoning, however the Glacier Park Co previous Owners rep., failed to follow -up on the City boundary change notices. The jurisdiction of property now within the City of Tukwila sets the stage for best use of the property." The access and physical characteristics are as instrumental as the zoning in the developed versus undeveloped nature of this property. Adjacent properties are being redeveloped and this site would be a logical extension of that development. CONCLUSIONS 1. If the Comprehensive Plan designation is changed, then the rezone would be in conformance with the Plan. 2. The site plan, Attachment C, shows the compatibility of the proposed development to the type of surrounding uses. 3. The relocation of Longacres, a major regional attraction and land use element of the neighborhood, is an unforseen change that significantly impacts the area. In addition, agricultural zoning for the site, given the change that has occurred around the site and the adjacent zoning and development, is inappropriate and would appear to be a hardship imposed on the property owner. 4. M -1, light industrial zoning, would be an extension of the M -1 district north of the subject site. (Attachment B) Staff Report to the Planning Commission 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Page 12 5. The M -1 (Light Industrial) zoning would be more appropriate given the land's history in Renton, and the lack of farming on the site or in the vicinity. RECOMMENDATION The Planning Division recommends that the Planning Commission adopt the findings and conclusions of the staff report and: 1. Recommend approval of the rezone from RA (Agricultural) to M -1 (Light Industrial) for that area outside the Type 1 wetland; 2. Recommend to the City Council a public hearing before the City Council when considering the subject request in order to include the Seattle Water and Puget Power property in the redesignation and rezone; 3. Completion of the following SEPA mitigating measures prior to recording ordinance to change the zoning: a. An agreement to dedicate the necessary right -of -way for the Strander extension and to not protest formation of an road LID, b. Dedicated access to the site, and c. Consolidation of the two parcels or dedicating access to both parcels. CITY OF TUKWILA Li 4444.. CITY OF RENTON r. I PARKS & OPEN SPACE COMMERCIAL LIGHT INDUSTRIAL PUBLIC FACILITIES GREENBELT COMMERCIAL MANUFACTURING PARK/ MULTIPLE OPTION 1" = 600' EXISTING COMPREHENSIVE PLAN ` J d Esmf OW RR TUKWILA LIMITS Co. R R a n C) so ANDOVER PARK • • ANODV£R ' � PARK E S ` /ate iromma -mil Ro to WEST rim? RENTON.LI C) • PARK EAS; sil VALLEY N 0 Z II Z 0 0 C) • Vmoe Pocrfrc R R I' .' • sty- . fib_itil t`-�"X•�- rs • _._:_L0000Cro , Roca Track ATTACHMENT B WET COUNOANY — ITrT� II VROVNO G OV t4 -.�- © T`(�, u •r tbt..AKp V to: -- •1r---- - - - - -- — L- FOOT -- - - - - - t- \\ PAP S L rANRINQ• `■ - - - taw— CITY Or TunWILA O 2 Tve �wc t.c_ Asa CT. t' = ta HE ST VALLE 1 I � N[W CN0�11 �0 1 PARTIAL SITE PLAN a4 - MARRIOT TRAIL PANN ULID STORM A IRCO ALN . e L Gg$• a •xaIALF C.oNC. ORtV CE O TY P. PP_p ESTiLV..4. e-02T2toofL t'• to NT • IENYICE • GOAD 'L J U RIOG� GI.tLOC ; I = 100• NOT =: IMF_ PEO =YOTRI�N GAR GO W\t Y a!f_ O R_StlALLF_O A+S A ORtL1.T \VP_ LONLCF_•L a!t 0 .WeA3 fs4 OA`Ni S.0'- Pas. 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I :•t• I I r , I• t , �.. t r 4 � ' ,, 1 / , i t •t• , , r' • I �� „� 1 '•1 I t. f ter �y I BI J. 71 • SR • :ray !r'o9 �� � I. fi � r EPIC- 26 -90: MCLEOD EXHIBITION FACILITY Comprehensive Plan Change and Rezone Mitigating Measures 1. Pay for the update of the Nelson /Longacres Storm Drainage Plan to include the area of the Comprehensive Plan change at highest and best use. 2. Sign and record no protest L.I.D. agreements for storm, sanitary and water improvements for area. 3. Record 60 foot wide access easements from eastern terminus of Strander Boulevard to site, providing continuation of Strander Boulevard and access to subject properties. 4. Consolidate separate tax parcels and or provide 60 foot dedicated right of way to all parcels within rezone site. 5. A signed and recorded agreement not to protest L.I.D. formation for Strander right -of -way extension improvements and to dedicate the necessary right -of -way. ATTACHMENT E Chapter 35A.63 35A.63.073 35A.63.080 35A.63.100 35A.63.110 35A.63.120 35A.63.130 35A.63.140 35A.63.145 35A.63.147 35A.63.149 35A.63.150 35A.63.152 35A.63.160 35A.63.170 35A.63.200 3SA.63.210 Comprehensive plan — Amendments and modifications. Comprehensive plan — Effect. Municipal authority. Board of adjustment— Creation — Powers and duties. Administration and enforcement. Provisions inconsistent with charters. Duties and responsibilities imposed by other acts. Prohibitions on manufactured homes — Review re- quired— "Designated manufactured home" defined. Mobile home parks — Review of need and demand. Residential care facilities— Review of need and de- mand— Adoption of ordinances. Public hearings. Public notice — Identification of affected property. Construction -1967 ex.s. c 119. Hearing examiner system-----Adoption authorized — Alternative— Functions— Procedures. Conformance with chapter 43.97 RCW required. Child care facilities — Review of need and de- mand-- Adoption of ordinances. Acquisition of interests in land for conservation, protection, preserva- tion, or open space purposes by cities: RCW 64.04.130. Appearance of fairness doctrine— Application to local land use deci- sions: RCW 42.36.010. Associations of municipal corporations or municipal officers to furnish information to legislature and governor: RCW 44.04.170. 35A.63.010 Definitions. The following words or terms as used in this chapter shall have the meanings set forth below unless different meanings are clearly indi- cated by the context: (1) "Chief administrative officer" means the mayor in code cities operating under the mayor - council and com- mission forms, the city manager in code cities operating under the council- manager forms, or such other officer as the charter of a charter code city designates as the chief administrative officer. (2) "City" means an incorporated city or town. (3) "Code city" is used where the application of this chapter is limited to a code city; where joint, regional, or cooperative action is intended, a code city may be in- cluded in the unrestricted terms "city" or "municipality ". (4) "Comprehensive plan" means the policies and proposals approved by the legislative body as set forth in RCW 35A.63.060 through 35A.63.072 of this chapter and containing, at least, the elements set forth in RCW 35A.63.061. (5) "Legislative body" means a code city council, a code city commission, and, in cases involving regional or cooperative planning or action, the governing body of a municipality. (6) "Municipality" includes any code city and, in cases of regional or cooperative planning or action, any city, town, township, county, or special district. (7) "Ordinance" means a legislative enactment by the legislative body of a municipality; in this chapter "ordi- nance" is synonymous with the term "resolution" when "resolution" is used as representing a legislative enactment. (8) "Planning agency" means any person, body, or organization designated by the legislative body to per- form a planning function or portion thereof for a munic- ipality, and includes, without limitation, any [Title 35A RCW —p 60] Title 35A RCW: Optional Municipal Code commission, committee, department, or board together with its staff members, employees, agents, and consultants. (9) "Special district" means that portion of the state, county, or other political subdivision created under gen- eral law for rendering of one or more local public ser- vices or for administrative, educational, judicial, or political purposes. [ 1967 ex.s. c 119 § 35A.63.010.] 35A.63.015 "Solar energy system" defined. As used in this chapter, "solar energy system" means any device or combination of devices or elements which rely upon direct sunlight as an energy source, including but not limited to any substance or device which collects sun- light for use in: (1) The heating or cooling of a structure or building; (2) The heating or pumping of water; (3) Industrial, commercial, or agricultural processes; or (4) The generation of electricity. A solar energy system may be used for purposes in addition to the collection of solar energy. These uses in- clude, but are not limited to, serving as a structural member or part of a roof of a building or structure and serving as a window or wall. [1979 ex.s. c 170 § 6.] Severability -1979 ex.s. c 170: See note following RCW 64.04.140. Local governments authorized to encourage and protect solar energy systems: RCW 64.04.140. 35A.63.020 Planning agency— Creation —Pow- ers and duties — Conflicts of interest. By ordinance a code city may create a planning agency and provide for its membership, organization, and expenses. The plan- ning agency shall serve in an advisory capacity to the chief administrative officer or the legislative body, or both, as may be provided by ordinance and shall have such other powers and duties as shall be provided by or- dinance. If any person or persons on a planning agency concludes that he has a conflict of interest or an appear- ance of fairness problem with respect to a matter pend- ing before the agency so that he cannot discharge his duties on such an agency, he shall disqualify himself from participating in the deliberations and the decision - making process with respect to the matter. If this occurs, the appointing authority that appoints such a person may appoint a person to serve as an alternate on the agency to serve in his stead in regard to such a matter. [ 1979 ex.s. c 18 § 33; 1967 ex.s. c 119 § 35A.63.020.] Severability -1979 ex.s. c 18: See note following RCW 35A.01.070. 35A.63.030 Joint meetings and cooperative action. Pursuant to the authorization of the legislative body, a code city planning agency may hold joint meetings with one or more city or county planning agencies (including city or county planning agencies in adjoining states) in any combination and may contract with another munici- pality for planning services. A code city may enter into cooperative arrangements with one or more municipali- ties and with any regional planning council organized (1989 Ed.) under this chapter for jointly engaging a planning direc- tor and such other employees as may be required to op- erate a joint planning staff. [ 1969 cx.s. c 81 § 5; 1967 cx.s. c 119 § 35A.63.030.] Effective date -1969 ex.s. c 81: Sec note following RCW 35A.13.035. 35A.63.040 Regional planning. A code city with one or more municipalities within a region, otherwise auth- orized by law to plan, including municipalities of ad- joining states, when empowered by ordinances of their respective legislative bodies, may cooperate to form, or- ganize, and administer a regional planning commission to prepare a comprehensive plan and perform other planning functions for the region defined by agreement of the respective municipalities. The various agencies may cooperate in all phases of planning, and professional staff may be engaged to assist in such planning. All costs shall be shared on a pro rata basis as agreed among the various entities. A code city may also cooperate with any department or agency of a state government having planning functions. [ 1969 ex.s. c 81 § 6; 1967 ex.s. c 119 § 35A.63.040.] Effective date -1969 ex.s. c 81: Sec note following RCW 35A. 1 3.035. 35A.63.050 Receipt and expenditure of funds. Any code city or any regional planning commission that in- cludes a code city, when authorized by the legislative bodies of the municipalities represented by the regional planning commission, may enter into an agreement with any department or agency of the government of the United States or the state of Washington, or its agencies or political subdivisions, or any other public or private agency, to arrange for the receipt and expenditure of funds for planning in the interest of furthering the plan- ning program. [ 1967 ex.s. c 119 § 35A.63.050.] 35A.63.060 Comprehensive plan — General. Every code city, by ordinance, shall direct the planning agency to prepare a comprehensive plan for anticipating and in- fluencing the orderly and coordinated development of land and building uses of the code city and its environs. The comprehensive plan may be prepared as a whole or in successive parts. [ 1967 ex.s. c 119 § 35A.63.060.] 35A.63.061 Comprehensive plan Required ele- ments. The comprehensive plan shall be in such form and of such scope as the code city's ordinance or charter may require. It may consist of a map or maps, diagrams, charts, reports and descriptive and explanatory text or other devices and materials to express, explain, or depict the elements of the plan; and it shall include a recom- mended plan, scheme, or design for each of the following elements: (1) A land -use element that designates the proposed general distribution, general location, and extent of the uses of land. These uses may include, but are not limited to, agricultural, residential, commercial, industrial, rec- reational, educational, public, and other categories of public and private uses of land. The land -use element (1989 Ed.) Planning And Zoning in Code Citie.`s 35A.63.070 shall also include estimates of future population growth in, and statements of recommended standards of popula- tion density and building intensity for, the area covered by the comprehensive plan. The land use element shall also provide for protection of the quality and quantity of ground water used for public water supplies and shall review drainage, flooding, and storm water run -off in the area and nearby jurisdictions and provide guidance for corrective actions to mitigate or cleanse those dis- charges that pollute Puget Sound or waters entering Puget Sound. (2) A circulation clement consisting of the general lo- cation, alignment, and extent of existing and proposed major thoroughfares, major transportation routes, and major terminal facilities, all of which shall be correlated with the land -use clement of the comprehensive plan. [ 1985 c 126 § 2; 1984 c 253 § 2; 1967 ex.s. c 119 § 35A.63.061.] 35A.63.062 Comprehensive plan — Optional ele- ments. The comprehensive plan may include also any or all of the following optional elements: (1) A conservation element for the conservation, de- velopment, and utilization of natural resources. (2) An open space, park, and recreation element. (3) A transportation element showing a comprehen- sive system of surface, air, and water transportation routes and facilities. (4) A public -use element showing general locations, designs, and arrangements of public buildings and uses. (5) A public utilities element showing general plans for public and franchised services and facilities. (6) A redevelopment or renewal element showing plans for the redevelopment or renewal of slum and blighted areas. (7) An urban design element for general organization of the physical parts of the urban landscape. (8) Other elements dealing with subjects that, in the opinion of the legislative body, relate to the development of the municipality, or are essential or desirable to coor- dinate public services and programs with such development. (9) A solar energy element for encouragement and protection of access to direct sunlight for solar energy systems. [ 1979 ex.s. c 170 § 7; 1967 ex.s. c 119 § 35A.63.062.] Severability -1979 ex.s. c 170: Sec note following RCW 64.04.140. 35A.63.070 Comprehensive plan Notice and hearing. After preparing the comprehensive plan, or suc- cessive parts thereof, as the case may 'be, the planning agency shall hold at least one public hearing on the comprehensive plan or successive part. Notice of the time, place, and purpose of such public hearing shall be given as provided by ordinance and including at least one publication in a newspaper of general circulation delivered in the code city and in the official gazette, if any, of the code city, at least ten days prior to the date of the hearing. Continued hearings may be held at the (Title 35A RCW —p.61] 35A.63.070 discretion of tices need be Title 35A RCW: Optional Municipal Code the planning agen( Jut no additional no- published. [ 1967 ex.s. c 119 § 35A.63.070.] 35A.63.071 Comprehensive plan Forwarding to legislative body. Upon completion of the hearing or hearings on the comprehensive plan or successive parts thereof, the planning agency, after making such changes as it deems necessary following such hearing, shall transmit a copy of its recommendations for the compre- hensive plan, or successive parts thereof, to the legisla- tive body through the chief administrative officer, who shall acknowledge receipt thereof and direct the clerk to certify thereon the date of receipt. [ 1967 ex.s. c 119 § 35A.63.071.] 35A.63.072 Comprehensive plan Approval by leg- islative body. Within sixty days from its receipt of the recommendation for the comprehensive plan, as above set forth, the legislative body at a public meeting shall consider the same. The legislative body within such pe- riod as it may by ordinance provide, shall vote to ap- prove or disapprove or to modify and approve, as modified, the comprehensive plan or to refer it back to the planning agency for further proceedings, in which case the legislative body shall specify the time within which the planning agency shall report back to the leg- islative body its findings and recommendations on the matters referred to it. The final form and content of the comprehensive plan shall be determined by the legisla- tive body. An affirmative vote of not less than a majority of total members of the legislative body shall be required for adoption of a resolution to approve the plan or its parts. The comprehensive plan, or its successive parts, as approved by the legislative body, shall be filed with an appropriate official of the code city and shall be avail- able for public inspection. [ 1967 ex.s. c 119 § 35A.63.072.] 35A.63.073 Comprehensive plan Amendments and modifications. All amendments, modifications, or al- terations in the comprehensive plan or any part thereof shall be processed in the same manner as set forth in RCW 35A.63.070 through 35A.63.072. [1967 ex.s. c 119 § 35A.63.073.] 35A.63.080 Comprehensive plan Effect. From the date of approval by the legislative body the compre- hensive plan, its parts and modifications thereof, shall serve as a basic source of reference for future legislative and administrative action: Provided, That the compre- hensive plan shall not be construed as a regulation of property rights or land uses: Provided, further, That no procedural irregularity or informality in the considera- tion, hearing, and development of the comprehensive plan or a part thereof, or any of its elements, shall affect the validity of any zoning ordinance or amendment thereto enacted by the code city after the approval of the comprehensive plan. The comprehensive plan shall be consulted as a pre- liminary to the establishment, improvement, abandon- ment, or vacation of any street, park, public way, public lTitle 35A RCW —p 621 building, or pubs.,. structure, and no dedication of any street or other area for public use shall be accepted by the legislative body until the location, character, extent, and effect thereof shall have been considered by the planning agency with reference to the comprehensive plan. The legislative body shall specify the time within which the planning agency shall report and make a rec- ommendation with respect thereto. Recommendations of the planning agency shall be advisory only. [1967 ex.s. c 119 § 35A.63.080.] 35A.63.100 Municipal authority. After approval of the comprehensive plan, as set forth above, the legisla- tive body, in developing the municipality and in regulat- ing the use of land, may implement or give effect to the comprehensive plan or parts thereof by ordinance or other action to such extent as the legislative body deems necessary or appropriate. Such ordinances or other ac- tion may provide for: (1) Adoption of an official map and regulations relat- ing thereto designating locations and requirements for one or more of the following: Streets, parks, public buildings, and other public facilities, and protecting such sites against encroachment by buildings and other phys- ical structures. (2) Dividing the municipality, or portions thereof, into appropriate zones within which specific standards, re- quirements, and conditions may be provided for regulat- ing the use of public and private land, buildings, and structures, and the location, height, bulk, number of stories, and size of buildings and structures, size of yards, courts, open spaces, density of population, ratio of land area to the area of buildings and structures, set- backs, area required for off — street parking, protection of access to direct sunlight for solar energy systems, and such other standards, requirements, regulations, and procedures as are appropriately related thereto. The or- dinance encompassing the matters of this subsection is hereinafter called the "zoning ordinance ". No zoning ordinance, or amendment thereto, shall be enacted by the legislative body without at least one public hearing, notice of which shall be given as set forth in RCW 35A.63.070. Such hearing may be held before the plan- ning agency or the board of adjustment or such other body as the legislative body shall designate. (3) Adoption of design standards, requirements, regu- lations, and procedures for the subdivision of land into two or more parcels, including, but not limited to, the approval of plats, dedications, acquisitions, improve- ments, and reservation of sites for public use. (4) Scheduling public improvements on the basis of recommended priorities over a period of years, subject to periodic review. (5) Such other matters as may be otherwise author- ized by law or as the legislative body deems necessary or appropriate to effectuate the goals and objectives of the comprehensive plan or parts thereof and the purposes of this chapter. [ 1979 ex.s. c 170 § 8; 1967 ex.s. c 119 § 35A.63.100.1 Severability -1979 ex.s. c 170: See note following RCW 64.04.140. (1989 Ed.) WIT t - v MN Lay t'►<.AKd 1.' } S ir !Z ••svt 1 wett.►.•o wssI.A. G Ov 1ta. KNMt•R now uric .. .OR • #p.OP 111.&U. 6t[I.11 9Wµ11•.' 11. • • • • CI • •••WI. r T.4 ..w1►t.t: tilCT. i•a td 1..• PMTIAL NTL PLAN 1' R•lwRuly 1� M•••1•T VII. •1•.l— $ t►.t01L 114 .44.1tra.•■ •4•116 7.a1 At.t1 witty* O 'TV l! PWOt4TRt..'i tORRtoo•L t'• *0' BIM • 1 f N I TO eoaato•w wtt.A et" vws.a.awo Ao �. owawsk..tvw to••c.t..1W Rawgtwr• Orltt% t�stl, ugiSe M Mgr ONFNa• U�w ON•14. • s' I M M/Y .).011.1 1' iwtLs•41► VC CUM wa o1•P • C N•A .M1 tr•tt� KtJAW+ w< J►.rN�I to ttr a116wK1 -Y 40111VVteaL WLM%C.$J% Pe►1C.It K M 1t t �-Mt6 -.4.?" tt'JNIWC. ./1tJA ,dosA..11. t.FK non. N.MCOMe To..ia •.P±ew veer-+. ... r „ I- �M O V CC 0 a It •07a pativiV +d5 - Swi+'J dup rvrxr2s t l 7777� VIVO J►w.e esw 775 5-"W7 .7 17/T.rn_A : 000 Jary b7 /JNYgl 9 O ' V O k k 3 ?� a d N l .c0 sewer, •aa 3I470yd NOINfl p d 9 d193E0 4. J ll ¢ PO A O oxv -mv Yrog :.Cad ;la'QB ?/ m?, p9L/ as'o Ai '4,/7 raln tea' Drop cvo /✓e-s/$070 * s1/c4 s/0 VW/ U 5 %6245 E 0 ds Nab b � 3n L d Q' 5 , "`" t 1 0 t7.6 E dot s %'��a7.97 -now,' G i r S R IB W ! �- - no ' . r o 5 OF ? 5 //6 /68 ti eie-i :10° _ � i +__ L po JlE ti. 'Alamo TRUCK 6 % —oar 10 1. 6 \ENTR EXHIBITION 610 TRUCK NENDELS EMBASSY SUITES - — • c arreenittoon- WEST V ALL.ET SERVICE CITY OF TUKWILA SUS 'US • JACKSON AVE SW ULID STORN Ari LONCIACERS SEC 24, T23N, R4E, WM INRR PARTIAL SITE PLAN HAMPTON INN ,c7ei PEDESTRIAN ( EXISTING) 10TH ST. 100 YEAR FLOOD ELEV. 16.0 FT SEC 24, T23N, 641, AN • egi••■ z >. lil 2 a . O 0 -1 LIJ Z O 0 O I= 0 ILJ — -1 X x • ur 0F2 (u 1 \ \ \\ TFIECK DR w CITY OF TUKWILA ❑ PARKS & OPEN SPACE ❑ COMMERCIAL ❑ LIGHT INDUSTRIAL ❑ PUBLIC FACILITIES COMPREHENSIVE PLAN r j / // i / / ICITY''OF RENTON - ❑'OtI /Z - © COMMERCIAL /744.4 e /2 /49'/x:., CITY OF TUKWILA EJ CITY PARKS & OPEN SPACE COMMERCIAL LIGHT INDUSTRIAL PUBLIC FACILITIES OF RENTON OPEN SPACE COMMERCIAL INDUSTRIAL COMPREHENSIVE PLAN 1" = 600' SOUTH PARK\NG. . •*;' ••• • 11 0 0, `pre• 1wiV . i Yes1i\. • - tIVM ry17V .DWO•l) ,02.1 N 1L *`7• St '•L aco at 0%.trt Zt•G 1l 01l SOS i c S « o: I / je. 1 . N.s s -,4- ;a u 6022k7 MMILV- ; ' -=11=mai �.1011It0 ii.S J. pp YL\ OM\ }M. M 0 1741111f1 t 0110■ W1l • 01 r1r wtuallu — -- IN3WdO13A3Q QO31V ono millYSTM L out TMo IMINN ;MI Illftnn•KO IT MI •t o tl�3r ►ieaol�.o� too • v7.0 -, * , t Y.o •p,7A 5 1, M of mo • 1 sw SiIM\ It Ot17 ayay...w 1 pa� c'c. . .rWIY 0 0t1'>RI y> O o aO yTHa07 'M•4 Vl 0■■ 0 n 0 VI +KO • INN — EMI= IIIIIIIISIMP_Ilh1111111111111111 1111 la 11. K.. - LA 00 I= lie 1! 11.01 04. tioo t... MNIINNINIE \c 10A4 9.CA. 4100 s.. I o.bOt LfC� • V I'.". 11CA 0rrr0 C,ONCacT! •KG.t.O O 1 etnxan+? xcr. IK T••••• f...s rISL Te1.4 Wry arlblM 1"1..! N wet O ■••••■9 •••• MOSOSac. biAS.• 2A \ ••Oo..n 4 e. SLlc\c .M c I Tee 4P-r-••• \ 2 PA.YCMC hl.CT. {Cap.OWAr • S • • Cy3 3 PJ.vetKT - JtcT. P .0:4 -tbK LpT 0 Srftrre 001. •eaCR Occ,.aa... + .. a 11 • 1 VMI. L1•111, 0X „ as 00 ! fi !1‘\.1C. - •o W(.M 4. t0• -o C. 0 1 +t`t ww.u�c Vf*\as ee s.�lY• \!r.\4 • I f Ex \'►T1KC - \ .1.r •. 1■10i \MO \ GAT L0 VIL KNT.M� as �r !`aVAT\OV 9Ll 4•••T G -"►b 4.60 cro V G `\ \t t40v !KrlLT \ \ MA. `\ 40 q WwsiT MCLEOD DEVELOPMENT • �M D 0....r. T**WILA. WA. 1 WO tM0 v =�=�= • .O. ,...11 noAO a JTlm ie . . _ 1 I c -2 +KO • INN — EMI= IIIIIIIISIMP_Ilh1111111111111111 1111 la 11. K.. - LA 00 I= lie 1! 11.01 04. tioo t... MNIINNINIE \c 10A4 9.CA. 4100 s.. I o.bOt LfC� • V I'.". 11CA 0rrr0 C,ONCacT! •KG.t.O O 1 etnxan+? xcr. IK T••••• f...s rISL Te1.4 Wry arlblM 1"1..! N wet O ■••••■9 •••• MOSOSac. biAS.• 2A \ ••Oo..n 4 e. SLlc\c .M c I Tee 4P-r-••• \ 2 PA.YCMC hl.CT. {Cap.OWAr • S • • Cy3 3 PJ.vetKT - JtcT. P .0:4 -tbK LpT 0 Srftrre 001. •eaCR Occ,.aa... + .. a 11 • 1 VMI. L1•111, 0X „ as 00 ! fi !1‘\.1C. - •o W(.M 4. t0• -o C. 0 1 +t`t ww.u�c Vf*\as ee s.�lY• \!r.\4 • I f Ex \'►T1KC - \ .1.r •. 1■10i \MO \ GAT L0 VIL KNT.M� as �r !`aVAT\OV 9Ll 4•••T G -"►b 4.60 cro V G `\ \t t40v !KrlLT \ \ MA. `\ 40 q WwsiT • Q _ � � a keno )_ d, el.,. .4 MCLEOD DEVELOPMENT r j / e S,p g d I °' - TUKWILA. WA. tent Orr. offillar.boort SO. 1N.. SOHO A UTILITIES I 1 C -3 f Sln-ECIII=LELLTSTICATEEW 1. lets.' *dittos w r ehall be is OtetlerdSpecification. for e1th the Mslcipel PAblto polka Co .truttioa' prepared br the •asblyte. stet. Cheater. Arrlcae Public rock. Aasoel0tlOs )WA). sad tho eosetuction st..d.rd. end . rdi.ene.e. 2. The .adi.sttt c shell n collection tsctltte.so sure that eediment lad.n eater do. the 1 draws. .rote. or s to ulea.t property. Thee facilities must be Is operstlo prior to cl.ariOS 5ed co.troctlo. 2. It shall be w renewability of the Contractor or Subcotr.ct.rs to *note stint use and other related remits as sight be required prior to cooatructla. 4. All e.nheori shell cone. te the recommendations S tated .501 include ns001.0 toad ',worts of w alto ad the reenal and dl.pesal of all debris. Th..1te shell be adlusted bI cuttly sod filling to the Ste.. show as U.. plena. We fill material shell a compacted in 12' lift. to 10 percent of the animus density am d.tanio.d br AST I Method 0-1531. unless otherwise directed by the Owner. Iapeesto. sad testing .hall be the responsibility of the Cotr.ctor. 5. Approximate location of .misting utilities have been obtained from available records .04 are shown for counnence. The Ceetreetor .hell be respeestble far the verification of locatios sbue0 and for di500.r, of & pe ii s y4 ..54 d dl.i o r 0 b l in. s 01 3 G1l locator before digging. 0. atom dr.1m pipe Mull be concrete rune tad ASTM CI4-0.2 or A510 C -14-11 (eiate cover of 2 fat) or IS gage gslvalted et.] feint.. cover 1 fent), or 10 gear •luninun helical corrugated eetcl pipe with watertight connecting Made (.i.1e carer 1 foot). Steel shall be nil•iniad ad Tratwst I coated. ale atal pipe .hall be eaw urn lent. Area Mum renewing .1a1e cover. T. The .torsdrai0.g. eo.tml .t0.eture shall be • 42 inch Typo II catch basis. .edtll.4 as Ohara 1a the plea details. Other catch basis .hall be AIWA Type 1. All oteh baalns stall taw 1PM standard 1el.t frame A grate or solid lid .Ales, others!. called for n the plan. S . Dater pipe shall be dwctil. fro standard thickness Clan 52 coast -lis.d ad shall oaforft to the students of W Standard A -21.30 (AWA C -131) Tittle. of meal of.. P . fanftan r p100 o shall be PVC Pipe oror+ log to *0111 03033 or 02034. Moists to be rubber 'saluted with ...sifted typo or brand which east* with the Impeding A•ati.a approval prior to its use. 10. Side doer 110.0 shall be I fiche.; 1014 with a .tn1e slope off!. 1ST pipe shell hove • .late of 2 fat of 11. Ieddin for all plea stall be Class '1' for rigid Dip. ad Cl... .2. for flexible pipe. per *00* Standard plan So. $2. )5/S crashed rock fro. 4 inches below pipe to 4' ewe r Viral Trench width 40 seek 51Al.us or 1 1/2 t0ees she pl. diner, plea 12 lech... uh1W ever i. nester. 12. I.ckfllllng of all trenches shall be to the annual nand 1ev.1 In 12 inch lifts ...cud to • minims. of Sag of its .ale daunt, at aptle *nature. 12. All retuned store water facilities shall be esn.truet.d end to aperatio before paving. 14. 211 roe( data. shall be tight Ios.d tato the erors drainage oellactlea cyst... lb. All attune shall be lost no. of dirt sad free of & Aria at on tics. 14. A. anted sot of site ca.tructien plans shall be a/sta1.ad mm the Job site we...., eoatrutloa IC Le prngws. gat.. on As11 be tetra S. the construction of w putty lot to 5001.00 drat...o sad pending. It shell be the r•spvesibilit, af the Costr00tor to name that 51040• ad d lestlpes she. to the plus .tinye the stars drat.. etest!. ars. on proclal, at I. the !Sold. The 21.01 . AgrW f to per.lng lot shall be verified prior to 18+1 er Public racks. tansy pats The ...treatise plan. tenement to 1atat of the ut11101es verb to be parlors{. Skeeld the Catractor ...Ater an alteetlee ditf.net free tin.. antte1Me4. immediate aau1/atio shell be .ado .nth the l..ractlag Ag0.0, add Inlayer. ,✓ teaZCCactM'Pt)t l0 0.30. •0.-to 3ito.J,4 1b 4G•a...W. Tt..19 Chet WrOar W ARit C.apaanerl,. .400,. emu. bfl. '2IRRlt• 1a)\t... 76T R.R pir'soitMT oi.ts Us wet" W TALI. C\MJ 1.We.nG.as► vs 0.0 gd..p.t.l.. A RIAL 1 1\ 1‘ 1 efogterg tua4 .t 4D CAM. Al .�a.7. ‘.1 -' A.M. 'gyp' SO tie 11 t U. toci •ACti R a.tt..QOS -O i tM►.t. 0_07 CCtradAgmt34L4.�tpa.1 \tea r_o tMC... lO' +o...OLZN \ o ar.adtc.a. 0.00S, ..a ,room.n oa..te...e.t� cwAUtt�i. WO OGZaWTbrr ' Oo pa. 0..oT .05 0 'Ten Strrete . vrc oats PLOW o0 3 a n altKtwtm SX '.et .c . •fl . ttct PC l..O sA'Ar Gda_VaO:.0 tts000 T 1ytuo ts O �\t\sees. tVal.e W.TMOO Ttove. . m.ro . -tsar_ +e'Ar • t.. ce.\.t..lo . T.tsw e3o uoew to %nor QRr. J.<�� ! 9.prstatT fTTTC't0\JS. O..fcipti p.43.. Oaa.VR� ttott. .rise torten. ty esa.rra. K6 04.0..M. .‚I000.. o*Jeo. R - y0JOI .aCyo. t'v.ra - t - ►°sail wend. _Le t , __, a: ‘. _-,i_-__ . Inn op __, , , A -44 _ _14 _ _ ,�� _,___ __,___ _ _, ,, ,..>:1-1 __ __t___ _ -4- --- ,,- \ __ ..__,_____ 37,, - - T - ..o a c.tw.+a� w�tvwe[t.tk - - -I - -- r• -J 0 -e-0 va ° c . I ' . t tutu ...sr ...sr 00 ... T t err •. ■ -- - t .>A /► , a! ,no •� t..rt•uta KI. to fleet - �� 4a4. GONG 10, / \\ e s era to em trs a ro'r *Out. r,ci 1� } V 05 * 0000 .,∎ rT 9Jt.\t TIM! IL.Vi( OT .AYKL.•.� ..1\tl MV...eW tt ff "-- OeQ n• sbut'r\w irk \fR. t ' t *0 4 . S vii cc �1\ 610 -g -017 -' n .......... 4© r.r.. I.� ` ? , !� J- " •� '• , ?a.. A MeLEOD DEVELOPMENT I o. vttt a• . TKK.7U. WA. 1.1 verb V �. . • 110. 1114r. ROAD A Martini l I C -4 vm.w r © ytew Y AMILO a elooC CWa.... 1R•tte`. 4 fo Mbiao..+ra. Vte_w 4. lerloatF341.C.oigg .1 re.. / dt S% CTdC. J v l Aslgs lads are far Ike acte.l deed lead. e.d 6.`O vehicle. C...tructla. should K. Se accordance with 0IC reglree.ets to l.slsde in.eertlea s.r MC feet 505 (.). Prier to accretion It ahe11 M the Contractors n.rtulb111tr to doter.l.. If w und.rgrard ut:13t1.. .slat 1s the area. V.. d.tle...eavatlr .lull ut.ad into ..d..t.rbed sell. Should filll.d occur It .111 5. plat. to Sit expositor.. teckfllli.g At IS. walle ah.11 le aece.rlslsh.d *alai • free dr.tnly malarial. A . W.ls'ehe.ldl. t..tolled t. .55rr sear say water ...Mal .3111 ..ru..late le the 1.51!111. C.scr.te romatr.etl.w shall be Inspected sad t..t.5. Tl.m ee.crsto dull attain a .Ll.us .S der strength of fe•a300d .al. gar es. of add mixtures .hell have O...r afert..1. telaferel d steel ahs11 evader. to ASTM A- 815 -Il. 04.d. 10. 4r splice. shell 5. • .later of 30 Mr dla..tera. All berlsealal reisferelme hers la wall. shall be lapped are..d Ow career.. The relators./ shall be protected 5r &labor cower .. detailed :hew plans. or :h net detailed {.r SIC. mr_t..a_ . wit 1. � y� O 1_ •�cle, wcO. 9W.. !tarn..MhL` 'We .,..Mao�T = sc s. 'MO ■•••■ y i p ... 4 •....t+. o 505.5 , PW..T 'kAtt' e 1. ti r_> l•�in •rT.l 11 - 1iiia i 18 raw E Dui iu�i . is Rtovtew. 'S++. eAVM Rot rtaalG .7 CS it .L' vaar tt•401 K4T1M l t!! te *S C vicroo a a.W 5•.5._d st fletocI5Y. = CT TAM t to -e' �{ I a c �eatA.` •5rae*a so` 4 .v.e.. I - 11 4 Al t.` cat... *4 Crtsf:P i I 1.: r __ a 514 t� rt. so" e4 eatww vm.w r © ytew Y AMILO a elooC CWa.... 1R•tte`. 4 fo Mbiao..+ra. Vte_w 4. lerloatF341.C.oigg .1 re.. / dt S% CTdC. J v l Aslgs lads are far Ike acte.l deed lead. e.d 6.`O vehicle. C...tructla. should K. Se accordance with 0IC reglree.ets to l.slsde in.eertlea s.r MC feet 505 (.). Prier to accretion It ahe11 M the Contractors n.rtulb111tr to doter.l.. If w und.rgrard ut:13t1.. .slat 1s the area. V.. d.tle...eavatlr .lull ut.ad into ..d..t.rbed sell. Should filll.d occur It .111 5. plat. to Sit expositor.. teckfllli.g At IS. walle ah.11 le aece.rlslsh.d *alai • free dr.tnly malarial. A . W.ls'ehe.ldl. t..tolled t. .55rr sear say water ...Mal .3111 ..ru..late le the 1.51!111. C.scr.te romatr.etl.w shall be Inspected sad t..t.5. Tl.m ee.crsto dull attain a .Ll.us .S der strength of fe•a300d .al. gar es. of add mixtures .hell have O...r afert..1. telaferel d steel ahs11 evader. to ASTM A- 815 -Il. 04.d. 10. 4r splice. shell 5. • .later of 30 Mr dla..tera. All berlsealal reisferelme hers la wall. shall be lapped are..d Ow career.. The relators./ shall be protected 5r &labor cower .. detailed :hew plans. or :h net detailed {.r SIC. mr_t..a_ . wit 1. � y� O 1_ •�cle, wcO. 9W.. !tarn..MhL` 'We .,..Mao�T = sc s. 'MO ■•••■ y i p ... 4 •....t+. o 505.5 , PW..T 'kAtt' e 1. ti r_> l•�in •rT.l 11 - 1iiia i 18 raw E Dui iu�i . is Rtovtew. 'S++. eAVM Rot rtaalG .7 CS it .L' vaar tt•401 K4T1M l t!! te *S C vicroo a a.W 5•.5._d st fletocI5Y. = CT TAM t to -e' �{ I a c �eatA.` •5rae*a so` 4 .v.e.. -- - IuaoruCN <© 4. 1 .- i.. �" t � i ' McLEOD DEVELOPMENT ...4 o..... — —� TUKWILA. WA. 1.0.1L4. �---.' .w. 1.0.1L4. NM . W V OWNSMOM - - _. WILDING SITE PLAN CONCEPT I I -5 L It �tr0.II M Tu 10 Tor 4 'SO' 1.0 cars .fea a \444 \t ti -sy .2."....7.T1 •. 4IiYirtI1G. -ttoL Y \/ ► .0 0O.NO OMW �R ti I 111 Ls* -s`l!O Pt.00 10.0 ) tira i . r.Tti ...�. a4 ...V% .o0: G.46 .ere \.. .T.Tj N.a T ..4 1.NtTI.a[I� --w�j wR 1 '0 J— I S *M TN! ..a•.t • ....,..-c... Ll .. \.YCe 4Mt S.� ! \AO•• vv.GR P.• TO K. fu.+•v►w eta te\ <.. va. :tea . L•.c•ftw_TG' •••••t•twa o•«■• 1'RGL7Mtu.PAA Z "!lZ'Q. 1�..•l SOi a OutLOtw r .p <a: ..ft04M *Sow.. AGAL • \r! TG C.O..GLL« •••w.. .O .4. O.. 'I ti\r.o C lY�wa�a'C SGT *411* G.'tuwt:GT TO R TI P G to.0'l* C.[1' 0A btV.RtJL /ad* w .arc ....a. I.M a. Gt<J 100. .O R o A O'O OR • *.a. Ge-. C.X *. MRT NOp. 30 DESCRIPTION: Parcel Tax Lot 000580 - 0021 -03 Parcel it Tax Lot . 252304 - 9006 -05 2.45 Ac 6.70 Ac • ALL THAT PORTION OP GOVERNMENT LOT 11 AND ALL THAT PORTION OF HENRY MEADER DONATION CLAIM NO. 46 IN THE NORTH 1/2 OF THE NORTHWEST 1/4 AND THAT PORTION OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 ALL SITUATED IN SECTION 25. TOWNSHIP 23 NORTH. RANGE 1 EAST N.M.. BOUNDED AS FOLLOWS: ON THE NEST THE CHICAGO, MILWAUKEE AND ST. PAUL RAILWAY MAIN TRACK CENTERLINE AS LOCATED AND CONSTRUCTED, AS CONVEYED BY DEED RECORDED UNDER RECORDING NOS. 453941 AND 453943; ON THE EAST BY A LINE DRAWN PARALLEL WITH AND DISTANT 50 FEET WESTERLY MEASURED AT RIGHT ANGLES TO BURLINGTON NORTHERN RAILROAD COMPANY'S OLD MAIN ' LINE TRACK CENTERLINE AS NOW LOCATED AND CONSTRUCTED; ON THE SOUTH BY A LINE DRAWN PARALLEL WITH AND DISTANT 330 FEET SOUTHERLY AT RIGHT ANGLES TO THE SOUTH LINE OF SAID GOVERNMENT LOT 31; ON THE NORTH BY THE SOUTH MARGIN OF THE CITY OF SEATTLE'S 30 FOOT WIDE BOW LAKE PIPELINE RIGHT -OF -WAY, AS CONVEYED TO THE CITY OF SEATTLE. BY DEED RECORDED UNDER RECORDING NO. 4131067; EXCEPT THAT PORTION THEREOF. DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTH LINE OF SAID DONATION CLAIM AND THE EAST MARGIN OF THE CHICAGO. MILWAUKEE. ST. PAUL & PACIFIC RAILROAD RIGHT -OF -WAY; THENCE EASTERLY•A DISTANCE OF 120 FEET ALONG SAID SOUTH LINE OF SAID DONATION CLAIM; THENCE NORTHEASTERLY MEASURED AT RIGHT ANGLES TO SAID SOUTH LINE A DISTANCE OF 80 FEET; - THENCE WESTERLY PARALLEL WITH SAID SOUTH LINE TO SAID EASTERLY MARGIN OF SAID CHICAGO. MILWAUKEE. ST. PAUL & PACIFIC RAILROAD RIGHT -OF -WAY; THENCE SOUTHERLY ALONG SAID RAILROAD RIGHT -OF -WAY TO THE POINT OF BEGINNING; EXCEPT ALL COAL AND MINERALS AND THE RIGHT TO EXPLORE FOR AND MINE THE SAME. AS CONVEYED BY DEEDS RECORDED UNDER KING COUNTY RECORDING NOS. 8404050908 AND 8404050909; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) The property is east of the Union Pacific Railroad directly off the extension of Strander Blvd. Tax Lot #000580- 0021 -03 and Tax Lot # 252304- 9006 -05. Nearest intersection is that Qf Wost Valloy and Strandcr Blvd. Quarter: NW Section: 25 Township: 23 Range: 4 WM Action proposed is for the rezoning 1. BRIEFLY DESCRIBE YOUR PROPOSAL: of the sub i ect 9. 1 5 acres from RA to M -1. The property was previously zoned B -1 in the City of Renton. Ae0 -,0, o- /1 D Jr/v° Signature: OWNER COI■PREHENSIVE PLA1 A APPLICATION 3. APPLICANT :* Name: Stuart McLeod Phone: 206 - 822 -4114 * The applicant is the p sF on whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: McLeod Group ()Inc . Address: Phone: I /WE,[signature(s)] swear that I /we are the o r s' �.�' tract purchaser(s) of tho property involved in this appl ca on and that the foregoing statements and answers contained this application are true and correct to the best of my /our knowledge and belief. - = c /1 y /tarf g a Cry � f i`n e /vd, Y) e? /ert1vri (This information may be found on your tax statement.) Address: 213 Lake Street So., Kirkland, WA 98033 213 Lake Street So., Kirkland, WA 98033 206 - 822 -4114 AFFIDAVIT OF OWNERSHIP 11 /71 a 171 Date: /24 7 $ Date: /2/�3 6. 7 /000'radius lest �i /34 ce7? . 5. COMPREHENSIVE PLAN DESIGNATION 6. ZONING: Existing RA Proposed 7. USE: Existing Vacant Proposed Exhibition Facility 8. COMPREHENSIVE PLAN AMENDMENT CRITERIA: Ref: Pages 12 & 13 COMPREHENSIV; PLAN AMENDMENT APPLICATION Page 2 Existing �ricu rte} Park..; Proposed (Light Industrial) M -1 The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the more dramatic the change, the greater will be the burden of showing that the proposed change meets the criteria by the Zo^ing Ordinance. The proponent must show in a clear and precise manner why the amendment application should be granted. The Planning Commission and City Council will review your proposal using the following criteria. You may attach additional sheets and submit other documentation to support your request. A. Unforeseen changes in circumstances have occurred in community condi- tions that justify a Comprehensive Plan redesignation of the subject property or existing plan policies. (Examples are Functional road classifications or new or changed City policies /plans) RESPONSE: The property owner has secured access via the extension of Strander Blvd., thus property which presently adjoins an M -1 use and which was previously zones commercial in Renton can be RESPONSE: Applicants project which will serve the public as a place to exhibit products and interests requires a large area parcel to accomodate the facility and this land adjoins 14.3 acres also in easily developed into industrial property which is in short supply. B. Factual evidence supports an additional or changed public need for the proposed designation. the proposed project site. Increase City revenue anticipated when 9. To supplement the above criteria discussion, analyze the Tukwila Compre- complete hensive Plan policies which relate to your proposed Comprehensive Plan amendment. Identify the policies and their page numbers. The General Goal of the City of Tukwila Comprehensive Plan encourages City expansion using the land as best suited thereby developing a healthy economic climate while striking a balance with the environment. The use should consider the regional setting of Tukwila, but should meet the goals of the local citizens without stressing City services. The Exhibition Facility concept will increase City revenue with its increase in evaluation. Its operation will provide jobs and income. Identified sensitive areas will be set aside as open space. And the site presently having general utility service will place minimal burden on City services. 1 C �. `• ..... . ,..... .. ' ..... .... ..r� ^:... .... •:11711 11MV xmarinrwomm • T/.rQ1[ W1SOr►� 1 - _ AIIIN - 2.. 1D -as4 P.Y.G. 4 t jL MN �� K2' 9s4• � t ' 1.�y -%OR o% 11111C. •1y P& •oP 1',.O 1L . 12 V ax\4eT1■44 Nco+tr. M� 4. t o. wee.. \ \ -94`I� oy \1.9:11. L 1, .00 tA4 444 MO2.TM %IL 1 111 4 OJT sour\\ • J V.r4.ww•we •u1TRh 43.81.6L.044. Let' +9W4 L -1 - MTt. %.uT4 \16.46 R.r.•, atc T-14 2% eacc_xsPe 1 ere C,X101.4, l.R. lyRLOeia. L 1Y. . 1 'COP 15•94 \O.oi, L16.9.101.T TOP1 7 V TYPa 11-64 T°P 1 Qtovme. L,• 1440GkehyT I. or- CPO.. c Qtt \oT 44-% 42. 9,0 w TWAkP. �t41cTURTi -top 1.1.0 11L 1 11L 1,w ea 0-1T 1IL 1%.►i SZ T11.MP 1tAst_4 GOt.a•YC Ra)c.T10 L 11-T/44.- 94G. 'ST. n,tv %4. . o• w1. - • %ULLA 0111 !LAWS LemL44, It W., e) co...GtaTP l 9aCT1ON 1 ao+.e. •e016 O. .000,r DL \�, : j .I Psec es v aux. 6 7t \ to,+a. fox CPC) code • TUKWILA. WA. SO. IISTN ROAD 11 UTILITILS • McLEOD DEVELOPMENT D. UNMAN. W't o C -1 \O \°AA • •RA. 4100 1 �►... Jaw• t tC- Tb 7,111. MVO¢0 -- 100000 NM WV. AYPg 4% •40■24410 440CP ZIS 1113 IS En UMW iii•UUMI 121vCD/fimcaillrs 1 111.JR.. p.0 tO400 '1A C Nbt L gam Virt Imo V■1.14 1..1M! 0.1.\ e1..c. 1A^ 4/141 'M. 8 ' „5 •CIL vMw�i..o c. (C 6 4 b 111.)1.VIir% .+.. 'O %T •..N • (M \N\mWM, SWAM tol.4. MA" GONG ' .b a.�a I. . .W • .6.00 R. M1►tl • ( «\ \MC• Wet GVWw"T iJ� \sT\K6 ealtoQraca VAR \t1 TO 1.9. •t +a• \WTO . qo -a -cpa G• \ ` %IL 1.0. 060 <KriGT 9a� 4Nt4Z c. -'y A \0400 l� 40�� W WILS•N W \MO \GAT{.0 671ve.T1N4 fd.e.owm lLiVAt`\O•.► MCLEOD DEVELOPMENT man gy. • ' ' ^ 4 46, 01116■4101 O. VotII.111e4 *dAld Wier b . so. 111014 ROAD i UTIUT 1• 1 I C -2 _ 'M. 8 ' „5 •CIL vMw�i..o c. (C 6 4 b 111.)1.VIir% .+.. 'O %T •..N • (M \N\mWM, SWAM tol.4. MA" GONG ' .b a.�a I. . .W • .6.00 R. M1►tl • ( «\ \MC• Wet GVWw"T iJ� \sT\K6 ealtoQraca VAR \t1 TO 1.9. •t +a• \WTO . qo -a -cpa G• \ ` %IL 1.0. 060 <KriGT 9a� 4Nt4Z c. -'y A \0400 l� 40�� W WILS•N W \MO \GAT{.0 671ve.T1N4 fd.e.owm lLiVAt`\O•.► { 1111 1 - ST1Li?T IfC1PICA ?ICIig 1. All work mod materials shall he la accordance with the latest «dittos of the "Standard Specifications for Municipal Public works Construction' prepared by the Bsahlagton State Chapter. American Public works Association (Am). aad the coaatuctlon standard. and •rdlmancea. 2. The Contractor shall provide and maintain temporary sedimentation collection facilities to in sure that pediment laden eater does sot enter the natural dralsage systems or on to adjacent property. Then facilities must be to opsration prior to clearing and construction. 3. It shall be the responsibility of the Contractor or Subcontractors to obtain street use and other related permits as night he required prior to construction. 4. All earthwork shall coolers to the recommendations Stated in available soils reports or as directed. Grading shall Include the clearisg and grubbing of the deslanatad site and the removal and disposal of all debris. The alt. shell be adjusted by cutting and filling to the grades shown oe the plena. The fill material shall be compacted in 12' lifts to 65 percent of the maximum d■nnity as determined by ASTM Method D -1557, unless otherwise directed by the Owner. Inspection and testing shall be the responsibility of the 6. Approximate locations of existing utilities have been obtained from available records and are shown for eonveinenee. The Contractor shall be responsible for the verification of location■ shown and for discovery of Possible additional utilities not shown. so as to avoid damage and disturbance. Call locator before digging. 6. Storm drain pipe shall be concrete rubber- gasketed ASTM C14-CL2 or ASTM C -76 -11 (minimum cover of 2 feet) or 16 gap I.lvaniaed steel (minimum cover 1 foot), or 16 gagr alumina helical corrupted metal pipe with watertight connecting bands (minimum cover 1 toot). Steel shall be galvanised and Treatment 1 coated. Only metal pipe shall be used uader P arking area when recieviU minimum cover. 7. The stormdralnage control aturcture .hall b. • qb Inch Type 11 catch basin, modified as shown in the plan details. Other catch basin shall be APYA Type 1. All catch basins shall have APNA standard inlet frame 6 grate or solid lid unless otherwise called for on the plan. S . water pipe shall be ductile Iron standard thickness Class 52 cement -lined and shall conform to the standards of OSA Standard A -21.51 (AIM C -151) Ilttinge of equal mfg. S. Sanitary satyr pipe .ball be PVC pipe conforming to ASTM D3033 or D3034. Joints to be rubber gestated with . pacified typo or brand which meets with the Inspecting Agencies approval prior to its use. 10. Side sewer lines .hall be 6 inches; laid with • alelmua slope of 210. PVC pipe shall have • minimum of 3 feet of cover. 11. Bedding for all pipe .hall be Class '1" for rigid pipe and Class 'I' for flexible pipe. per APWA Standard Plan No. 62. (5/5' crushed rock from 4 inches below pipe to 6' over pipe) Trench width 40 loch minimum or 1 1/2 times the pipe diameter, plus 1S inches. which ever is grater. 12. Sackfilling of all trenches shall be to the original around level in 12 inch lifts compacted to • minimum of 9514 of its maximum density at optimum moisture. 17. All required storm water facilities shall be constructed and la operation before paving. 14. All roof drains shall be tight lined Into the storm drainage collection system. 15. All 11 be kept clead of dirt and free of debris at all times 19. An approved set of site construction plans shall be aaintalc.d on the job site whenever constrution 1s in Progress. • 'Strome tare shall be taken in the construction of the perking lot to achieve drainage and pending. It shall be the responsibility of the Contractor to ensure that grades and elevations shown on the plans within the storm drainage detention area are precisely set In the field. The final soberade of the parking lot shall be verified prior to paving by Public Yorks, bmeeial mete The constructioa plans represent the Intent of the utilities work to be performed. Should the Contractor encounter any situation different from those anticipated, immediate setification shall be made with the Inspecting Agency and '.glower. IN lid 'Meet. tee 1T tAt- loss NO doetot.lea Z?:f .icdeLR 'Woe. .3T0 SLIM i t W A'rRp GMAWvan. soOM 1o. e,- &rge Wilt. 1noVC\i P4PrwntAteas i WM•L�. A" i 0 1 T RAt� ~ 'V5t.) 6. lo68.6.AClMr0. h lri Pt.Pt.R.. �Kl g ■o'.s.b 5. . nit N.W. �P tit .0 • flat \Ora •AC.\•\e A\L:aca _J f tN ►t. LOS C.OK! \4t)dt►.�lOwk is.► M tgmo � ve t a i.- �s.�� r- eT1 Cie .--1— ` \ i i veto e..5 . O..t %a. 0. case t1' ♦ OP 10 ^dr IMO. Oq rm g1•MSM 0 1 c.M ::::: MCCRto - -- v.ecer 16, tote. 103" .. meet.! AO vs. 'ott[i Jo0L. I M1O V O4.Q.Tp.TVL Gt.eifWltir. r+ I :.:°,ilts • McLEOD DEVELOPMENT 0 0.0 L. A, ,�e� '4(4> t.Mttt� o TUIIwILA, WA. }o N.. " M WINK /PPM v nauttr.atm . t'"',,`,, Air Viou SO. Slime ROAD i UTILITIES I I C -3, L _ r — U %ON • At. \'f1t: RAtLRO►.O a .. i C.ONit\.0.30.1 l \fi 4�..KtiR� Hcies-o. ♦ p 1W1►..�. G.N 1h 4 `Z pp ew. N l►i OO i Ratt.J %ILA tdMtW •p• ♦ t7.aS`o.� (..ok wave. Ntasa. WO Otf.TiwATWw•► vo.av tut.ct. 4tZ.P_O - VS ...Meat*. VW& Ch*VetaliL0. M Qll •lOW OC "M tLXVI,VV►(n. c.JWRA.T Aw.o s'NR •0.tato34t ait. e) , ..44V16%.• 7M�stM N !t\Il•t••. t is \.CvirtD W,T tb. 0 o 'ORCt1►.StO.i. \R 'WWII. 4• 4 t4 — "cW �!.O re3waVG •0.4L.T1 K. •I.s \N Vtt.Vt1..GPMtir.T 'Qs t.'T A '04.1.?RPLC 4s1.itct •■sr10 c ZNtI tNZif.1M 'ra tube.. ns. K. ar!'V � ..e R t..o r vu► .`?. c;1111 . :��w tO. *INN z.eA `\ \ 1e. .3.4.•40 ..YtLR 44 LOAtt..AFGLAill l 9 u.Z •N6 \\ 0-gocr wHeT R, 4T Ottu.w. Via .40 To 0./ .T •Uc tJww P.%* 41 } L tNR twtt t9 rrAA1.J1C. AT it]t►. TIM! 4447 �.M Wet.` Mt-eW 111o0. P. RPY.OUt.C•ow. tN 41•li.. r 4• • Q V%EVJ L • ■T■ -4 r: - o' / . al 4 t c cave.` 4ire 04A t lt M lt.t g ~M ¢Ltw4l ce*wean • '4 Y Ve% 41. Cr I O N y O V 1 EW w C.WtdL greemr. two/ G e>vo Ilbw.vo.eare — 1 (1 V IEW .3 J 4 J Resign loads are for the actual dead loads sad 111120 vehicle. Caamstructice should be in accerdenee with U1C requirements to include inspection per 0$C Sect 305 (a). Prior to excavation it shall be the Contractors responsibility to determine if SAY underground utillt /e, exist la the area. Pound/Alen excavation shall extend Into uadsaturbed soil. Should filling occur it will be place to 115t campaniles. Reckfilling of the walls shall be sccompla5shed uaing'a free draining material. A subdraln'should'be installed to worry away any water which might accumulate la the backfill. Concrete constructiun shall be Inspected and d. Thy coocrete shall attain a dalmua 2S day strength of te'r3000 psi. Any use of add mixtures shall have Owner sppreval. Reinforcing steel shall conform to ALTO A-125 -N. Credo g0. Lap splices shall bs • minimum of 30 bar diameters.' All borirontlal reinforcing bars in walls shall be lapped around the corners. The reinforcing shell be protected by minimum cover es detailed on the plans. or Minn not detailed 1 +r o)t. e. 41PI.CIP,t` ?CI"' a►v.7. tkevt: 7 ro ranee '\ef. . reA3a 'tU W Wall ZWt. t t. w -lh.n. •■A.. wan YO � 4t4 -� else V�yeal t Ibt4 lTe ae, • . . . _ -. 61W ***uovI6 / © .etw uI - ' �o L p ' s � `� /7'1' 'sr matts' * " ■ McLEOD DEVELOPMENT TUKWILA..WA. r--- ; Mart t„o r.t INIt y "'""M."' • 10. lieu ROAD 0 IT1uTIRS 1 I -4 Dsslgn loads are for the actual dud loads sad 11030 vehicle. Construction should N in accordance with UDC requirements to Include Inspection per UDC Sect 305 (a). Prior to excavation it shall be the Contractors responsibility to determine if any underground utilities exist In the ergs. Foundation excevatlun shall extend Into undesturbed soil. Should filling occur It will be place to 651t compactloi.. 6ackflllin6 of the walls shall be ■ccowplaished using • free draining material. A aubdrain installed to carry away any water which sight accumulate. in the baekftll. Concrete constructim, shall be Inspected end tested. Th. concrete shall attain a minimum 20 day strength of tc•r300 pal. Any use of add mixtures shall have Owner approval. Reinforcing steal shall conform to ASTM A•615 -60. Grade 60. Lap splices shall be a minimum of 30 bar diameters.' All horltontlal reinforcing bars In walls shall be lapped around the corners. The reinforcing shall be protected by minimum cover es detailed on the plans, or when not detailed fir UDC. . �JPl -C1► �Jt'� HLl.7. Mot0.•. 9a "Cu v IV mP fir` Mass A r co= - Cu Wtq� ewe RA tt.P mm- u•lt t i1A\.l t " I•. tfkle6Y, s tea ea. �►e10 X0 t tu.- 0. AL - ca PA i p u � � . &..t Me t P. ycys'\• t .yt..1 TW O "bP'!L% ra -. ""ave- %Rove I∎ r s- eugte ta`a ( 0P . 1�b `Ies a% -o' CO Pratt* %0. ` \r I 1 o a4Ttw,b a ye.) c emcee. V�. S « 44" . t` - w — o` ?Rovtolt. •to.tisVM tole.'writ.ei.m... vii.* X p oY f4 t tit'' %/11.01-T %/11.01-T (tvlwl . torsi. .X. sheet. vte'4 ova t 1ti , ea a r 41'5 !4`� 40 TA\t_ �p.tAle�►t tJr IDgL00111fm t•r■Wtr..1.A.1 0 to } V.V.G. ob iL'`4 t(4a =cy' 1 . �,-� iv If 31 '1 0 ! Ion J I'a + 8i !} • 1 Y Qb ) I . e d � tr0 i k t t1 Milg il���wa�i rites. t i ~= Jr � • ± J Q , 1 fof # 44 Ili (.......• se— I 4 ' M 'Yh1tY9R ://e. New = nt_ -- u �o�r 4 AP ;DJOir►ii .1gJi t , Ir v s• "' - A was co lr» 4 ( 4 0 .....4.. ......4.. � . 0° ` -� „ ►'� F4 a. .,,, t / + " " � MCLEOD DEVELOPMENT • teen MM ' 'h. TUKWILA, WA. ',Amato., 1 aw _ • NNLaNO CITE PLAN CONCEPT 1 C-5 -- •S -..t 4^ O C .I•u a - \4.v\ w i i iiriie =ok 1 r All J _ : _ s _ - _. - lilt I' SANXCA. .0101r RauR•EO Tw.`�4PNt7K PRIOR 'T'M� G?.�•••P \fib * VT' \ OTt%.VVI WORK. ..+ oatt_V1. R�'l_IMtK'.2`Z •MIN.. a5ti a p✓u\LO\..c. ARStt LoHC.R «�. V MOM-. t• SO ti .....: ITEM :INFORMATI ..:;;... °'.. ..... CAS Number: 91 .'f 73 Agenda Item Title: 90 -2 -CPA / 90 -2 -R: MCLEOD EXHIBITION FACILITY COMPREHENSIVE PLAN MAP AMENDMENT AND REZONE Original Agenda Date: 12/76/1 Original Sponsor: Council Admin. X Approved Trnehne: Recommended Action: Planning Commission recommends modified approval, (see Attachment D of Staff Report) subject to 1) A City public hearing to consider inclusion of two adjacent parcels. (Seattle Water Line & Puget Power Termination Statior 2) Compliance with access and Strander Boulevard conditions. • Administrative Recommendations: All , recommendations made by DCD were incorporated in the Planning Commission's recommendation. Cost Impact (if known): Fund Source (if known): • APPENDICES Date 11 -25 -91 A. Planning Commission transmittal. 11 -25 -91 B. Property Map. 11 -14 -91 C. RECOMMENDED Comprehensive plan and zoning map. 11 -14 -91 D. Planning Commission Minutes. 11 -1 -91 E. Staff report. lAki COUNCIL AGENDA SYNOPSIS ITEM NO. F Cc.. RECORD OF COUNCIL ACTION: ::. Date 12/16/91 ?/1/9? Action Public Hearing held Sernnri pithlir hearing to rnncider commercial designation and a C -2 district * ** *2/3/92 Memo with attachments � TO: FROM: SUBJECT: DATE: BACKGROUND City of 71tkwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Mayor Rants Rick Beeler Director, DC 90 -2 -CPA / 90 -2 -R: McLeod Exhibition Facility 30 January 1992 REOUESTED COUNCIL ACTION Phone: (206) 433.1800 • City Hall Fax (206) 413 -1833 John W. Rants, Mayor On 16 December 1992, the City Council held a public hearing to consider the recommendation of the Planning Commission. The Planning Commission recommended modified approval of the applicant's request for a Comprehensive Plan map change and a rezone of his property. The Planning Commission also recommended including . the adjacent Seattle Water Department's parcel and the Puget Power parcel in the requested action and to limit the area of change to that area outside the type 1 wetland, any additional wetland created due to mitigation from off -site and the required buffer. The City Council directed staff to: a. prepare findings and conclusions to reflect a change to commercial and C -2 instead of the requested light industry and M -1, and b. schedule a hearing regarding the considered change. Attached is a draft ordinance (Attachment E) with findings and conclusions to support a commercial designation and C -2 district (Attachments A, B, C and D of this memo show existing and proposed comprehensive plan and zoning maps.) 1. Open hearing and take testimony regarding comprehensive plan change and rezone to commercial and C -2 respectively. 2. Adopt (or amend and adopt) the findings and conclusions (Exhibit A of draft ordinance), ATTACHMENTS 3. Direct Mayor to place the ordinance reflecting the decision of the Council and on the next consent agenda. A EXISTING COMPREHENSIVE PLAN MAP' B EXISTING ZONING MAP C PROPOSED COMPREHENSIVE PLAN MAP D PROPOSED ZONING MAP E DRAFT ORDINANCE CITY OF TUKWILA PARKS & OPEN SPACE COMMERCIAL LIGHT INDUSTRIAL PUBLIC FACILITIES CITY OF RENTON GREENBELT COMMERCIAL MANUFACTURING PARK/ MULTIPLE OPTION • J 1" = 600' EXISTING COMPREHENSIVE PLAN a • i OW RR TUKWILA' LIMITS ■ Co. RR • m N n 0 AACOVER PARK WEST PARK 0 1 f a rd Esc*► PARK Ed SI 1 t, •, r Ammon amlat bA Pjgjfic. RR �' E. • Nm Ox ZN zZ $. • i j i ?tW '• - r • ' • a RENTON.LI • Lemmata Area Thee! ATTACHMENT E proposed comprehensive plan longacres race track 01•=1•••••110 Co. R R ANDOVER PARK RENTON.LI 43 'I a: PARK EA Si VALLEY OW RR TUKVALNUPAITS • f 'Z' . ;C ":" ... ••• : ‘. .J - ...• L - . •• • , • • • • ri". ;.;•11: 4.14; • • NO 1 Om z0 1 ZS; • glk• •••■ .00 AV MD el. dm • in& -_Lenfaciref Rae& MN* TrAcHmEtir D CITY OF TUKWILA WASHINGTON ORDINANCE NO AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE MAP FROM PARKS AND OPEN SPACE AND PUBLIC FACILITY TO COMMERCIAL, AND REZONING FROM R -A TO C -2 FOR CERTAIN PROPERTIES. WHEREAS, Stuart McLeod, hereinafter referred to as "McLeod ", is the owner of real property located in Section 25 Township 23 and Range 4 in the City of Tukwila, Washington, and WHEREAS, the property has a Comprehensive Plan Land Use Map designation of Parks and Open Space and Public Facility and a zoning designation of R -A, Agricultural, and WHEREAS, McLeod applied for an amendment of the Comprehensive Plan Land Use Map designation for the property to Light Industry and for a rezone of the property to M -1, Light Industry under City File Nos. 90-2 -R and 90-2 -CPA, and WHEREAS, the City's SEPA responsible official has determined that significant adverse environmental impact as a result of the proposed changes to the Comprehensive Land Use Plan Map and the official zoning map can be mitigated, and WHEREAS, the Planning Commission held a public heating on November 21, 1991 concerning the proposed Comprehensive Plan Land Use Map change and the rezone of the property as requested by McLeod and at the conclusion of said public hearing, adopted Findings, Conclusions and a recommendation to the City Council to approve the request with modifications and conditions, and WHEREAS, there are two parcels owned by utility companies and developed with utilities within the Parks and Open Space area and the RA district, which would remain islands of Parks and Open Space on the Comprehensive Land Use Map and agricultural zoning unless included in action, and WHEREAS, the City Council held a public hearing on December 16, 1991 to consider the Planning Commission's recommendation, and WHEREAS, the City Council felt that a Commercial Comprehensive Land Use Plan Map designation and the uses of the C -2 zone would be more appropriate for the area and would allow McLeod his proposed use for the property, and WHEREAS, the City Council held an additional public hearing on February 3, 1992, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The Council hereby adopts the Findings and Conclusions attached hereto as Exhibit A and incorporated herein. Section 2. Comprehensive Land Use Plan Map Amended. The Comprehensive Land Use Plan Map of the City of Tukwila, adopted by Ordinance No. 1039, is hereby amended by changing the designation of properties generally bounded by the Burlington Northern and Union ATTACHMENT E Pacific Railroad rights -of -way, the northern property line of the Seattle Water Department's Cedar River pipeline, and a line that follows the northern limits of the wetland edge and buffer of a type 1 wetland on the City's zoning map and more particularly described on Exhibits B, C, and D, and as shown on Exhibit E and attached hereto and incorporated herein by this reference as if • set forth in full from Parks and Open Space and Public Facility to Commercial. Section 3. Zoning Map Amended. The Official Zoning Map of the City of Tukwila as adopted by Ordinance No. 1247 is hereby amended to change the zoning classification for the property described on Exhibits B, C, and D, and as shown on Exhibit E, from R -A, Agricultural to C -2 Regional Retail Commercial. Section 4. Conditions of Action, The Mayor is hereby authorized to execute and the City Clerk to attest to, certain agreements as described in Findings, Conclusions and Decision of the City Council, Exhibit A, and incorporated herein by this reference as if set forth in full. Section 5. Duties of Director of Community Development. The Director of Community Development is hereby instructed to make the necessary changes' to the Comprehensive Land Use Plan Map and the Official Zoning Map of the City to reflect the changes authorized by this ordinance. Section 6. Severability If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of an other section, sentence, clause or phrase of this ordinance. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: By FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL; PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: John W. Rants, Mayor Section 7. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of ,1992. FINDINGS, L,rJCLUSIONS AND DECISION OF c.AE CITY COUNCIL 90 -2-CPA AND 90 -2-R: MCLEOD EXHIBITION FACILITY VICINITY /SITE INFORMATION 1. Project Description: Comprehensive Land Use Policy Plan Map redesignation from Parks and Open Space and Public Facility to Light Industry and rezone from R - - Agricultural to M-1 - Light Industry. (Applicant is also proposing a 250,000 square foot exhibition facility which would be reviewed by the Board of Architectural review at some future date.) 2. Existing Development., Undeveloped 3. 5urroundirig Land Use: Immediate Vicinity Exhibit A Abutting the site on the east and west are mainline railroad tracks for the Union Pacific and Burlington Northern Railroad Companies. A large, type 1, high value wetland runs from the south portion of the site to approximately 180th street. Graveled parking areas, pasture, that in places has been used for a dump site for construction waste and din and the Seattle Water Department Cedar River pipeline right - of -way abut the north end of the subject site. Several trails run through the site that have been used, it appears, by racetrack enthusiasts. The Puget Power Nelson termination station lies in the center of the site. Surrounding vicinity: East of Burlington Northern is Longacres Racetrack, which is in its next to last year of operation at the site, to be replaced with Boeing Company facilities. In addition to the campus office setting proposed for the Boeing Company are mid -rise and single story offices and warehouses and undeveloped parcels in the Renton area. West of the subject site along West Valley Highway are commercial facilities including hotels and restaurants. There are also several homes remaining in the area. Farther south on the highway, away from the I -405 interchange, are light industrial, office and distribution uses. 4. Terrain: Flat 5. Vegetation: A tree survey shows that the majority of trees are located within 100 feet of the east and west property lines. Ditches were dug along the sides of the site presumably to drain the properties, hence the tendency to foster mature vegetation. The survey identifies cottonwoods and chestnuts but there are also willow and ash. The other vegetation are pasture grasses and wetland plants and shrubs. 6. Access: There is no access via a public right -of -way to the parcels. There is however potential access from Strander Boulevard, which terminates 200 feet east of the site. 100 foot wide rights -of -way for Puget Power and Union Pacific Railroad separate the subject site from public road right -of -way. Page 1 7. jam; There at humerous underground and overhead itity lines on the site. Tukwila sanitary sewer and water are available in W. Valley Highway and adequate to serve the site. The storm drainage plan for this drainage basin would need to be revised to reflect a change in land use. There is a Metro sanitary sewer line on the north parcel. According to the applicant there is a buried telephone cable along the western bolder of the site. Exhibit A A separate parcel of Agricultural and RA property exists adjacent to the north boundary of the subject site that is owned by the Seattle Water Department for the Cedar River 60 inch water line. Puget Sound Power and Light also has a separate parcel that is used for a termination station within the southern parcel of the subject request. 8. Public Facilities: The Interurban Bike and Pedestrian Trail will be constructed within the Puget Power right -of -way, which is located 100 feet west of the site. BACKGROUND 1. The subject site was annexed to the Qty of Tukwila as a result of the Renton/Tukwila Boundary Adjustment in January 1987 and zoned in May 1987. In Renton the site had been zoned Business which is consistent with their Commercial Comprehensive Plan designation for the site. The zoning it received upon annexation to Tukwila however was RA - Agricultural, to make it consistent with Tukwila's Parks and Open Space Comprehensive Plan designation for the site. Therefore there is inconsistency between the two Comprehensive Plans for the same property. 2. Two parcels of R -A zoning other than the applicants' exist within the R -A district and adjacent to the M -1 district. Conversations with representatives of the property owners indicate that they are not against being redesignated and rezoned. Seattle Water would not object if the change does not result in additional costs to them or change or create a nonconforming status and Puget Power feels it would be appropriate for their property to reflect the zoning of adjacent parcels. 3. The wetlands located on the rezone site and on the larger exhibition facility site were a factor in the environmental review. The Sensitive Areas Overlay Zone provides the regulations and standards for these areas. A wetlands report was prepared and the wetlands were identified and delineated in the field. The applicant proposes expanding the type 1 wetland to accommodate compensatory mitigation for filling several type 3 wetlands located in the north section of the exhibition project site. The applicant has also requested a reduction of the buffer width which will be reviewed when the detailed mitigation plan is submitted with an actual development plan. COMPREHENSIVE PLAN MAP DESIGNATIONS Parks and Open Space represent public parks, recreation facilities, school playgrounds, and other public open spaces, including agricultural lands under open space taxation. Commercial areas include commercial services, retail commercial activities with associated warehousing, and compatible and complementary uses including offices. Light Industrial is intended for areas characterized by distributive and light manufacturing uses, commercial and office uses. Page 2 Those standards are listed below in bold. public Facilities are community facilities including school buildings, churches, government offices, police and fire stations, and utility facilities. FINDINGS ON COMPREHENSIVE PLAN AMENDMENT CRITERIA Although no amendment criteria exist in the Comprehensive Plan or in the enabling legislation for Comprehensive Planning in optional code cities, review standards from court cases give instruction for comprehensive plan amendments and rezones. 1. Unforseen changes in circumstances have occurred in community conditions that justify a Comprehensive Plan redesignation of the subject property or existing plan policies. Access agreements between the applicant and Union Pacific and Puget Power have been drafted and copies have been supplied to the City. The applicant awaits development approvals prior to executing the agreements. Documentation of industrial property shortage has not been submitted. The Comprehensive Plan anticipates a Strander Extension through the site via a Public Facility designation on the Land Use Map and "Secondary Arterial" route shown on the Circulation Map. The most significant change is the relocation, after the 1992 racing season, of the Longacres racetrack, which has been a regional facility since 1933. It will be replaced by a Boeing Company development. 2. Factual evidence supports an additional or changed public need for the proposed designation. There is no known error in the factual basis of the Plan. The applicant's response. does not address a changed or additional public need for the industrial land. 3. Analyze the Tukwila Comprehensive Land Use Policy Plan and discuss the policies that relate to the requested amendment. Goal 2 (page 12) - the City should achieve a balance between regional goals and local aspirations ... Tukwila is an inseparable part of a larger region. Tukwila's policies should provide for the enhancement of regional goals. Goal 4 (page 12) - the City's plans should be coordinated with those of other jurisdictions. The King County Comprehensive Plan does not designate the site as agricultural but instead as urban. The regional plan concludes that agriculture uses are most productive in large agricultural communities where there is a support network. The Plan focuses its efforts on conserving farmlands within designated Agricultural Districts in order to minimize conflicts between disparate uses. In the County's Plan, the subject site is designated as urban and not as an agricultural district. The City of Renton Comprehensive Plan designates the area around Longacres Racetrack as Commercial and the rest of the area surrounding the racetrack as Manufacturing Park/ Multiple Option. The Renton Plan also shows a proposed roadway connecting with Strander Boulevard. pOLICY REVIEW Natural Environment Element General Goal 2 (page 15) use and preserve the natural . resources of the physical environment in a wise and posterity oriented manner. Exhibit A Page 3 Policy 4 (Page 25) Encourage the retention of agricultural lands. The policy comment further explains, "encourages the cultivation of valley soil for farming ... discourages the inziniza displacement of existing farmlands." underline added) Objective 2. (page 25) Promote the retention and preservation of highly suitable areas for wildlife habitat and natural area. Policy 1. (page 25) Strive to retain viable arras of wooded hillsides, agricultural lands, wetlands, Objective 4. (page 27) Realize the ability of natural ... marshes to handle storm runoff while acting as significant natural amenities. Commerce/lndustry Element Policy 2, (page 60) Allow for the location of new commercial and industrial areas and the expansion of existing ones when this expansion is compatible with surrounding land use and not detrimental to the public welfare. Objective 5. (page 66) Recognize agriculture as an economic use of land. The comment following the objective says, "While the economic return on viable agricultural land is not as great as the return on an urban use of the land, it certainly has its place in the area's economy." Policy 1, (page 66) Encourage the continuation of productive agricultural use of land until orderly conversion to urban usage occurs. (underline added) The policy comment further explains, "It is recognized that much of the land in the .= Tukwila area will eventually give way to planned and orderly expansion of urban uses. However it would be desirable to maintain the land in a productive agricultural use until this conversion occurs." COMPREHENSIVE LAND USE MAP CONCLUSIONS 1. The removal of the Longacres racetrack "agricultural" use eliminates the need for an agricultural district in the area. Furthermore, the subject site is not now in active agricultural use. Therefore the Open Space designation is not needed for agricultural purposes. 2. No programs or regulations have been implemented to preserve agricultural land within the City of Tukwila and the subject site's property owners have not entered the site into the Agricultural Assessment Program. 3. Policy 1, page 66 anticipates conversion of and supports the requested redesignation from Parks and Open Space to urban uses. 4. When Strander Boulevard right -of -way is dedicated and the road is developed the site will have frontage to the cross valley arterial. With construction of the Boeing Company facility, the property will be largely surrounded by commercial and industrial uses. 5. Policy 1, page 60 states: "Encourage the grouping of uses which will mutually and economically benefit each other or provide necessary services." The policy is meant to encourage groupings of complementary uses and thereby maximize the drawing power or reputation of each grouping - comment explains that most business land uses when grouped, complement one another since the clientele drawn to one will frequent others. Exhibit A 3D Page 4 Access to the site from _. Avila will be along arterials which in t , area are developed with commercial services. 6. The City is committed to its Natural Environment Element policies through implementation of regulations preserving wetlands and other natural resources. Therefore retaining a Parks and Open Space designation for the wetland located on the southern section of the one parcel would be a consistent choice with the policies and regulations regarding wetlands. It is not appropriate to designate all sensitive areas with a Parks and Open space designation. Because the subject wetland is a part of a much larger system that exists as an RA site, it makes sense to preserve the designation in this situation. 7. If Puget Power and City of Seattle Water parcels are not incorporated into the final trap changes in the area, they will remain as isolated areas of Open Space and agricultural zoning. FINDINGS ON REZONE DECISION CRITERIA 1. The use of change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest. The requested rezone would be in conformance with the Plan if the proposed redesignation to the Comprehensive Plan Map is approved. 2. The use or change in zoning request in the zoning map or this title for the establishment of commercial, industrial or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas. The applicant's site plan demonstrates that the property could be developed.with a commercial use. SUPPLEMENTAL STATE SUPREME COURT REZONE CRITERIA TO BE CONSIDERED 3. Significant changes have occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone. Longacres, a major landmark in the area, will be relocating out of the neighborhood, and pasture or other support uses for horses will no longer be necessary. According to the Comprehensive Plan, agricultural use and accompanying designation, while having a place within the community, was not to prevent eventual urbanization of land. The uses along West Valley Highway have redeveloped over the last five years from low intensity uses to more intensive commercial uses. 4. The proposed rezone is in the best interest of the public health, safety and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner. The uses allowed in an RA zone are limited to single family dwellings on one acre parcels, agricultural uses including horticulture, nurseries, field crops; breeding and raising livestock, fowl or fur bearing animals; kennels or riding stables, provided the use has a minimum of five acres. These uses are not allowed elsewhere within the zoning code, so the opportunity for those uses such as riding stables and academies or polo fields, which would be a service to an urban population would be reduced Exhibit A Page 5 3/ east REZONE CONCLUSIONS 1. If the Comprehensive Plan designation is changed, then the rezone would be in conformance with the Plan. 2. C -2 zoning will be an appropriate zone for the site when Strander Boulevard is extended. 3. The relocation of Longacres, a major regional attraction and land use element of the neighborhood, is an unforseen change that significantly impacts the area. 4. Agricultural zoning for the site, given the change that has occurred around the site and the adjacent zoning and development, is inappropriate and would appear to be a hardship imposed on the property owner. DECISION 5 t Several areas of RA remain within the City Limits - Foster Golf course, Fort Dent, and the area bounded on the north by 178th, on the east by 57th (Southcenter Pkwy) and the eastern and southern city limits There is also a King County designated agricultural district located between the City's southern limits and the Kent limits. This district effectively is extended into Kent because of the agriculturally zoned lands within Kent and the limitation of urban services from Kent to the side of the Green River. 5. The unimproved subject property is unsuitable for the purpose for which it has been zoned considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. The access and physical characteristics are as instrumental as the zoning in the developed versu undeveloped nature of this property. Adjacent properties are being redeveloped and this site would be a logical extension of that development. The City Council approves the Comprehensive Plan amendment and rezone applications as modified to Commercial and C -2 for all but the area containing the type one wetland and its buffer including the Seattle Water and Puget Power parcels, with the following conditions: 1. The applicant shall pay for an update of the Nelson/Longacres Storm Drainage Plan to include the area of change at its highest and best use. 2. The applicant shall sign and record no protest L.I.D. agreements for storm, sanitary and water improvements for the area. 3. The applicant shall record sufficient easement as determined by Tukwila Public Works Department from the eastern terminus of Strander Boulevard to site, providing continuation of Strander Boulevard and access to subject properties. 4. The applicant shall consolidate his separate tax parcels and or provide 60 foot dedicated of -way to all parcels within rezone site. 5. The applicant shall sign and record an agreement to dedicate a 60 foot future road easement across property to provide for extension of Strander Boulevard into the City of Renton and dedicate the necessary right -of -way when requested by the Qty. Applicant also agrees not to protest L.I.D. formation for Strander right -of -way extension improvements. Exhibit A Page TO: City of Tukwila MAYOR RANTS FROM: RICK BEELER DIRECTOR, DC DATE:. 31 JANUARY 1992 LEGAL DESCRIPTION 6200 Southcenter Boulevard • Tukwila, Washington 98188 John W. Rants, Mayor SUBJECT: LEGAL DESCRIPTIONS — MCLEOD COMPREHENSIVE PLAN AMENDMENT AND REZONE A PORTION•OF MCLEOD'S PROPERTY, THE EXISTING WETLAND AND EXPANDED WETLAND AREA AND BUFFER, WILL .REMAIN. IN THE RA ZONING DISTRICT. THE AREA HAD TO BE DETERMINED BY THE WETLAND • BIOLOGIST AND LEGALLY DESCRIBED BY A LAND SURVEYOR. • THE PROPOSED DESCRIPTION WAS RECEIVED ON 30 JANUARY AND IS BEING REVIEWED BY THE'TUKWILA PUBLIC WORK'S DEPARTMENT. THE SEATTLE WATER. DEPARTMENT'S DESCRIPTION OF THEIR AFFECTED PROPERTY IS GENERAL WITH REFERENCE TO TAX PARCEL AND SECTION. A MORE DETAILED METES AND BOUNDS DESCRIPTION IS BEING DEVELOPED BY SEATTLE WATER AND IS ANTICIPATED FOR COMPLETION BY THE END OF NEXT WEEK. • Phone: (206) 433 • City Hall Fax (206) 433 -1833 PUGET POWER NELSON CABLE TERMINATION SITE the County of King, State of Washington: That portion of the Henry Meader Donation Claim *46 in the North h of the Northwest of Section 25, Township 23 North, Range 4 East, W.M., described as follows: Beginning at a point on the south line of said Do- nation Claim and the east margin of the C.M.St.P.& P. railroad right of way; thence easterly 120 tent along the south line of said Donation claim; thence norther- ly at right angle a distance of SO feet, thenco wes- terly parallel with the south line of said Donation claim to the easterly margin of the C.M.St.P. &P. rail - road right of way, thence southerly along said railroad right of way to the point of beginning. CITY OF SEATTLE WATER RIVER PIPELINE (CURRENTLY BEING DEVELOPED) sTRA Seale 1•=200. r • ./e .7 ,•r,fr 0 I • • • • • • • • • I • • • • • • • • • • • • SEC 25, T23N, R4E, Applicant's Site Puget Power Seattle Water Line 90-2-CPA/90-2-R McLeod Exhibition Facility 5. 441 0, Aiawor 1rna. 4 4 blt "ft/ Male /IV I#1207•■• ■1111•1. EXHIBIT E ..:.. ,:..:.. :;... >! ..:::.. :ITEM:INFOR A::.1 O N.:..: :: .. CAS Number: Agenda Item Title: 90 -2 -CPA / 90 -2 -R: MCLEOD EXHIBITION FACILITY COMPREHENSIVE PLAN MAP AMENDMENT AND REZONE Original Agenda Date: 12,114,/91 Original Sponsor: Council Admin. X Approved Timeline: Recommended Action: Planning Commission recommends modified approval, (see Attachment D of Staff Report) subject to 1) A City public hearing to consider inclusion of two adjacent parcels. (Seattle Water Line & Puget Power Termination Station 2) Compliance with access and Strander Boulevard conditions. 11 -1 -91 Administrative Recommendations: All recommendations made by .DCD were incorporated in the Planning Commission's recommendation. Cost Impact (if known): Fund Source (if known): • COUNCIL AGENDA SYNOPSIS ITEM NO. , 3 :RECORD .4F: COUNCIL;: <ACTION Date 12/16/91 Action Date 11 -25 -91 A. Planning Commission transmittal. 11 -25 -91 B. Property Map. 11-14-91 C, RECOMMENDED Comprehensive . plan and zoning map. '`''11 -14 -91 D. Planning Commission Minutes. 11 -1 -91 E. Staff report. COUNCIL AGENDA SYNOPSIS ITEM NO. , 3 :RECORD .4F: COUNCIL;: <ACTION Date 12/16/91 Action • CITY OF T UIi WILA 6200 SOI THCE.VTEk 1101'LE1AR ::. TUKWILA. N'ASHLVGTO.'I' 98INh' To: Mayor Gary VanDusen From: Moira Carr Bradshaw Associate Planner Date: 22 November 1991 PHONE a (20t , 433.1t um Subject: TUKWILA PLANNING COMMISSION TRANSMITTAL Gun 1. RECOMMENDATION The Planning Commission held a public hearing on 14 November 1991 to consider 90 -2 -CPA: and 90 -2 -R: McLeod Exhibition Facility. Based upon the testimony received and the Findings and Conclusions of the staff report, the Planning Commission recommends to the City Council the following: 1. Advertise and hold a public hearing to include two adjacent parcels in the. requested revision to the Comprehensive Plan and Zoning Maps. The additional parcels are small areas containing utilities and would remain islands of inconsistent zoning if they were not included in the change. (See Appendix B) 2. Adoption of its Findings and Conclusion (see 1 November 1991 Staff report, Appendix E) 3. Approve the subject request outside of the type 1 wetland and buffer, and include the two parcels mentioned above. (Appendix C) 4. Require recording of no protest LID for dedication of necessary right -of -way across subject property and roadway improvement; and consolidation of subject parcels or dedication of access easements. PROCEDURE There are no adopted criteria or procedures for amending the Comprehensive Plan. There are however judiciary decisions which set forth rational for Plan amendment; which are contained in the attached staff report. Rezone procedures require a public hearing before the Planning Commission. The Commission held their hearing and recommend that the Council hold an additional hearing to receive testimony regarding inclusion of two adjacent parcels. Rezone criteria are listed in the Tukwila Zoning Code (TMC 18.84) and the attached staff report. REQUIRED ACTION 1P. City Council adoption of finding and conclusions approving, modifying or denying the request. (Findings and conclusions supporting a modified approval of the request are contained in the 1 November 1991 staff report.) 2. If approval is granted, City Council adoption of an ordinance containing their decision with any necessary attachments. g7 APPENDIX A Sc.. 1•=200' •■ two. /Pam* Vi i r • SEC 25, T23N, R4E, WM , L4 Ctrr i ti ft 4..s O. /MO Applicant's Site Puget Power Seattle Water Line 1 Zg 0 � 90 -2- CPA /90 -2 -R McLeod Exhibition Facility t../ a" New Av.. Alai moo air" 9 APPENDIX B 0 0 a c b • sc . Orarr.7 AM" r714•02J. 1 C •"0 -mot) 'MI 31 XVd NOINn Y r 1C•w•3 A al 8E1 d 181 1 i 5,ixf ,r . Q, wv zePO1•Q✓ 01,79 i9u aro si 't7 . a.V rraars( MVP • ,vii,'a r►c Ssidi7 •ui7 r /nourn1 % i t n toaO a �� ' N J C 1 {�Y S . a vq V. i , f _ ry h � > Z ;}i � � 5 1 81 a7[ �!'9? �ftl OA" /fd gei " or - I N c � t PLANNING COMMISSION MINUTES NOVEMBER 14,1991 CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PHONE H12061433.1800 Gary L. VanDrsnr, Mayor Mr. Flesher opened the work session at 6:20 p.m. In attendance were. Messrs. Flesher, Malina, Knudson, and Gomez. Mr. Haggerton was excused. Representing the staff were Vernon Umetsu, Jack Pace, and Sylvia Schnug. Vernon Umetsu reviewed his memo and the recreation space standards of other jurisdictions. He noted that the Multi-Family Design Standards draft proposes . to increase the required amount of recreation space from 200 sq. ft. to 400 sq. ft. and allow the opportunity for 1/2 of that space to be located off-site, within 1/2 mile of the project site in any zone if the developer desires. The Focus Group suggested providing a 3 to 1 credit for providing indoor recreation space over outdoor space. For example, 100 feet of indoor recreation space in gyms, spas, etc. would be equivalent to 300 feet of outdoor recreation space. Mr. Knudson said he is concerned about how to best use whatever recreation land or fees are required to create multifamily developments and neighborhoods which are good places to live. Just putting some space within a half mile of a project may not be enough. More problems could be created by proposing requirements which don't address the problem. Mr. Umetsu agreed 100% with Mr. Knudson. Staff has concluded that increased densities mean increased need for improvements and sensitive design along public streets. Many proposed standards and guidelines focus on streetscape, sidewalk and project design improvements; in addition to facilitating development of a strong system of neighborhood parks as a focus of community activity. He stated that the developer funded proportion is a policy decision for recommendation by the Planning Commission and action by the City Council. Staff has provided a rationale for requiring 400 sq. ft. of recreation space per unit. Mr. Flesher said he is concerned over the viability of the off - site recreation option. The developer focus group did not feel that this was realistic. He is concerned over doubling the recreation space required and then saying that half can be provided off -site. The increased indoor space credit could be effective in creating a more desirable development: with high quality housing. APPENDIX D Planning Commission Minutes November 14, 1991 Page 2 Mr. Umetsu said that whatever amount is required, staff urges allowing half to be located off-site because developing excellent recreation areas within a walled in project, does nothing to alleviate the impacts of higher densities (and building masses) on the neighborhood. That is what staff wants to address. Staff anticipates the City would maintain newly created parks. The Planning Commission agreed by consensus to require the 400 sq. ft. of recreation space with the option of allowing the developer to add money to the City fund for development of public parks, and the money to be spent within a three year period. Staff was requested to present an administrative system for a fee option based on single family land values. The Planning Commissioners agreed to approve the proposed sections on pages 30-31, except for the following: With regard to page 30, the Development Standards; the Planning Commission agreed to * Delete the section which reads: Existing: A minimum 30% of all recreation space must be open or uncovered. Proposed No change. • Change the proposed section which reads: Existing: A maximum of 50% of uncovered space may have a 4:1 (25%) slope. Proposed No maximum area for steeper slopes. However, recreation areas shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Perks-mid-ikeereationaireeter DCD Director. Change the proposed section which reads: Existing: No provision for extra credit for enclosed recreation facilities. Proposed The Board of Architectural Review may grant a maximum credit of 2 3 square feet of recreation space for each 1 square foot of extensively improved indoor recreation space provided Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. Accept the existing language and delete the proposed language in the following section: Existing: No general requirement to identify recreation area usage. Proposed: The anticipated use of all recreation areas shall be specified and designed to clearly accommodate that use. Planning Commission Minutes Page 3 November 14, 1991 * Change the proposed section which reads: Existing: 2 per unit regardless of unit size. All spaces shall be individually accessible. Proposed: 2 per unit. Tandem spaces will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of all parking spaces may be tandem and all tandem parking spaces will be full -size rather than compact size vehicles. With regard to the Multi - Family Design Guidelines, the Planning Commissioners agreed to delete sections 18 and 13. Mr. Flesher adjourned the work session at 7:55 p.m. and called for a 15 minute recess. Mr. Flesher called the public hearing to order at 8:10 p.m. Moira Carr Bradshaw joined the staff which were present. MR GOMEZ MOVED TO APPROVE THE MINUTES OF THE OCTOBER 17 AND OCTOBER 24, 1991 MEETINGS. MR. MALINA SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED. Mr. asked for citizen's comments for items not listed on the agenda; there were none. 90- 2- CPA/90 -2-R: McLeod Exhibition Facility: Moira Carr Bradshaw presented the staff report. She located and described the site on an aerial map as well as on overhead projections. Staff went on to say that this proposal was for two parcels. She stated that the proposed exhibition facility will extend from the subject parcel, all the way up to the I-405 crossing. The parcels that the request is being made for is approximately 9 acres and until 1987 these parcels were in the City of Renton. When the irregular.: boundary was cleaned up, these parcels were annexed into the City of Tukwila. She stated a wetland runs from 180th up to the site, and along the southern edge: of the subject site. In summary, staff recommended the re- designation from Parks and Open Space to Light Industrial based on the findings and conclusions of the staff report dated November 1,1991. Staff felt that a light industrial designation was more appropriate than a commercial designation because the property is isolated from the properties to the east and west by the elevated railroad tracks. Staff stated that two small parcels of Puget Power's and Seattle Water's adjacent to the subject site also had the. Parks & • Open Space designation. The applicant has agreed to enter into a no- protest LID agreement for an extension of : Strander Boulevard which is the portion of the site with the public facility designation. If that agreement were recorded prior to the recording of any comprehensive plan change or Planning Commission Minutes November 14, 1991 rezone, then that public facility designation would not be necessary. Don Miles, 15828 SE 24th, Bellevue, WA: M. Miles stated that he was the engineer working on this project and he wished to answer any questions the Planning Commission might have Mr. Flesher asked where the access to the facility would be Mr. Miles stated that the access will be Strander Blvd. Mr. Knudson asked why they had decided to choose a light industrial designation. Mr. Miles said they chose that designation because it was comparable with the adjoining properties. Mr. Flesher closed the public hearing at 9:00 p.m. Mr. Knudson stated that this was probably one of the most dramatic zoning changes the Planning Commission has encountered and that much activity has taken place in that area recently. MR 'KNUDSON MOVED TO ADOPT THE FINDINGS AND CONCLUSIONS ::OF THE STAFF REPORT AND RECOMMEND APPROVAL OF THE COMPREHENSIVE; LAND AMENDMENT AND REDESIGNATE THE MAP FROM PARKS AND OPEN SPACEAND PUBLIC FACILITY TO LIGHT INDUSTRIAL.; MR. GOMEZ , ; SECONDED MOTION; MOTION UNANIMOUSLY APPROVED. • Mr. Knudson amended the motion to read as follows: Page '4 MR. 'KNUDSON MOVED TO APPROVE THE CHANGE TO THE COMPREHENSIVE PLAN DESIGNATION FROM PARKS .& OPEN SPACE AND PUBLIC'FAcnxry LIGHT • • • INDUSTRIAL AND REZONE FROM AGRICULTURAL (RA) TO LIGHT -INDUSTRY (M1) .BASED ON THE STAFFS FINDINGS AND CONCLUSIONS AND RECOMMEND • APPROVAL •.• OF • THE REZONE FROM RA (AGRICULTURAL) •M1:::'1(LIGHT INDUSTRIAL) FOR • THAT AREA OUTSIDE • • THE TYPE 1 'WETLAND; •;'FURTHER - RECOMMEND • TO THE' CITY COUNCIL •A' PUBLIC BEARING 'BEFORE THE - CITY . COUNCIL VVHEN CONSIDERING THE SUBJECT REQUEST:IN ORDER TO:INCLUDE THE SEATTLE WATER AND PUGET:POWER PROPERTY. IN THE REDESIGNATION AND REZONE AND COMPLETION, OF THE SEPA MITIGATION MEASURES*,..b., c.)' ON PAGE 12 OF .TII STAFF 'REPORT, : PRIOR : TO RECORDING ORDINANCE TO • • CHANGE THE ZONING. THE MOTION WAS UNANIMOUSLY APPROVED HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: ATTACHMENTS: Prepared 1 November 1991 14 November 1991 Stuart McLeod 2. Rezone from RA to M-1 (.. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD. TUKWILA, WASHINGTON 98188 PHONE" (206)433•1800 STAFF REPORT TO THE PLANNING COMMISSION 90-2-CPA/90-2-R: McLeod Exhibition Facility 1. Change Comprehensive Plan Designation from Parks & Open Space and Public Facility to Light Industrial G. L. VeNDmsen. Mayor The two parcels are bounded on the north by a lot line approximately 550 feet north of an extension of Strander Boulevard, on the east by Burlington Northern Railroad (BN) tracks, on the west by Union Pacific Railroad (UP) tracks and on the south by a lot line 750 feet south of an extension of Strander Boulevard. Mitigated Determination of Nonsignificance (Modified) A. Comprehensive Plan Map B. Zoning Map C. Site Plan D. Recommended Comprehensive Plan Map & Zoning District Map E. SEPA Mitigating Measures F. Nelson letter of support G. Embassy Suites letter of support H. Western Pacific Properties letter of support APPENDIX E Planning Commission Minutes November 14, 1991 90 Board of Architectural Review Design Review Guideline revision. Vernon Umetsu provided the staff report. He noted that an amendment needed to be made to the cover page of the staff report; the SEPA Determination of Non-significance was issued on November 13, 1991. He went on to say that this code amendment was determined to be needed by the City Council to clearly authorize the Board of Architectural Review to use whatever additional information they want to use in determining what is an adequate level of design quality that all projects must meet in order to be built in Tukwila. There was a concern by the Council that there was a possibility that someone could challenge the use of any other document other than the specific criteria listed in 18.60.050, the design guidelines. He stated this came up as part of the Council's resolution which asked the Board of Architectural Review to rely upon the draft Multi-Family Standards in all future multi-family developments. The City Attorney said the Board had that authority, however, there was a remote chance that someone could challenge this. Therefore, in order to make sure that there is no question or legal challenge, this amendment was recommended by the Council to be brought before the Planning Commission; and the wording of the amendment was drafted by the City. Attorney. The amendment is shown in the "Recommendation" section of the staff report. Mr. Umetsu then entered attachment "B", a map of the BAR design review areas, into the record. MR. MALINA MOVED TO ACCEPT 904.CA: BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW GUIDELINE AMENDMENTS BASED ON THE STAFF'S FINDINGS, CONCLUSIONS. AND RECOMMENDATIONS. MR. KNUDSON SECONDED THE MOTION; MOTION UNANIMOUSLY APPROVED. During the Director's report the Planning Commission agreed to review the first ten pages of the Multi-Family Design Guidelines individually between now and the next regular meeting and discuss them at that time. Mr. Flesher adjourned the meeting at 9:20 p.m. Page 5 Staff Report to the 90-2-CPA/90-2-R: McLeod Exhibition Facility Planning Commission Page 2 FINDINGS VICINITY/SITE INFORMATION project Description:, Comprehensive Land Use Policy Plan Map redesignation from Parks and Open Space and Public Facility to Light Industry and rezone from RA,- Agricultural to M-1 - Light Industry. (Applicant is also proposing a 250,000 square foot exhibition facility which would be reviewed by the Board of Architectural review at some future date.) Existing Development: Undeveloped Surrounding Land Use: Immediate Vicinity . 'Wa\ TAe- Puget Power 121 substirdon lies in .the center of the site. Abutting the site on the east and west are mainline, railroad tracks for the Union Pacific and Burlington Northern Railroad Companies. A large, type 1, high value wetland runs from the south portion of the site to approximately 180th street. Graveled parking areas, pasture, that in places has been used for a dump site for construction waste and dirt and the Seattle Water Department Cedar River pipeline right-of-way abut the north end of the subject site. Several trails run through the site that have been used, it appears, by racetrack enthusiasts. Surrounding vicinity: East of Burlington Northern is Longacres Racetrack, which is in its next to last year of operation at the site, to be replaced with Boeing Company. facilities. In addition to the campus office setting proposed for the Boeing Company are mid- rise and single story offices and warehouses and undeveloped parcels in the Renton area. West of the subject site along West Valley Highway are commercial facilities including hotels and restaurants. There are also several homes remaining ,in the area Farther south on the highway, away from the 1-405 interchange, are light industrial, office and distribution uses. Staff Report to the 90.2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 3 Terrain: Flat Vegetation: A tree survey shows that the majority of trees are located within 100 feet of the east and west property lines. Ditches were dug along the sides of the site presumably to drain the properties, hence the tendency to foster mature vegetation. The survey identifies cottonwoods and chestnuts but there are also willow and ash. The other vegetation are pasture grasses and wetland plants and shrubs. Access: There is no access via a public right -of -way to the parcels. There is however potential access from Strander Boulevard, which terminates 200 feet east of the site. 100 foot wide rights -of -way for Puget Power and Union Pacific Railroad separate the subject site from public road right -of -way. Utilities: There are numerous underground and overhead utility lines on the site. Tukwila sanitary sewer and water are available in W. Valley Highway and adequate to serve the site. The storm drainage plan for this drainage basin would need to be revised to reflect a change in land use. There is a Metro sanitary sewer line on the north parcel. According to the applicant there is a buried telephone cable along the western border of the site. A separate parcel of Agricultural and RA property exists adjacent to the north boundary of the subject site that is owned by the Seattle Water Department for the Cedar River 60 inch water line. Puget Sound Power and Light also has a separate parcel that is used for a sybstatiiin within the southern parcel of the subject request. ./thn MO 01 Ait6V1 Public Facilities: The Interurban Bike and Pedestrian Trail will be constructed within the Puget Power right -of -way, which is located 100 feet west of the site. BACKGROUND The subject site was annexed to the City of Tukwila as a result of the Renton/Tukwila Boundary Adjustment m January 1987 and zoned in May 1987. In Renton the site had been zoned Business which is consistent with their Commercial Comprehensive Plan designation for the site. The zoning it received upon annexation to Tukwila however was RA Agricultural, to make it consistent with Tukwila's Parks " and Open' Space Comprehensive Plan designation for the site. Therefore there is inconsistency Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission COMPREHENSIVE PLAN MAP REDESIGNATION Light Industrial is intended for areas characterizedby distributive and light manufacturing uses, commercial and office uses: Public Facilities are community facilities including school buildings, churches, government offices, police and fire stations, and utility facilities. Page 4 between the two Comprehensive Plans for the same property. Conversations with representatives of the two utilities adjacent to adjacent to the subject site indicate that they are not against being redesignated and rezoned. Seattle Water would not object if the change does not result in additional . costs to them and Puget Power feels it would be appropriate for their property to reflect the zoning of adjacent parcels. The wetlands are located on the rezone site and on the larger exhibition facility site, and the Sensitive Areas Overlay Zone regulates how these areas will be preserved and used. A wetlands report was prepared and the wetlands were identified and delineated in the field. The applicant proposes expanding the type 1 wetland shown on Attachment C to accommodate compensatory mitigation for filling several type 3 wetlands located in the north section of the exhibition project site. The applicant has also requested a reduction of the buffer width which will be reviewed when the detailed mitigation plan is submitted with an actual development plan. Attachment A shows the Comprehensive Land Use Policy Plan designations for the land around the subject site. Below are descriptions of what the Tukwila designations mean. Parks and Open Space represent public parks, recreation facilities, school playgrounds, and other public open spaces, including agricultural lands under open space taxation. Commercial areas include commercial services, retail commercial activities with associated warehousing, and compatible and complementary uses including offices. DECISION CRITERIA Although no amendment criteria exist in the Comprehensive Plan or in the enabling legislation for Comprehensive Planning in optional code cities, review standards from court cases give instruction for comprehensive plan amendments ioy Staff Report to the 90= 2- CPAi90.2 -R: McLeod Exhibition Facility Planning Commission and rezones. Those standards are listed below in italics and are followed: by the applicant's response. The applicant bears the burden of proof in demonstrating the need for a change and supporting the request. 1. Un ° " es`iie�Ciii� 'tai it hrm occunad in community candiuons that just& a f orsaem.clut Comprehensive Plan redesignation of the subject property or mating plan policies. The applicant responds, "The property owner has secured access via the extension of Strander Boulevard, thus property which presently adjoins an M -1 use and which was previously zones (sic) commercial in Renton can be easily developed into industrial property which is in short supply." Access agreements between the applicant and Union Pacific and Puget Power have been drafted and copies have been supplied to the City. The applicant awaits development approvals prior to executing the agreements. Documentation of industrial property shortage has not factually been established. The Comprehensive Plan anticipates a Strander Extension through the site via a Public Facility designation on the Land Use Map and "Secondary Arterial" on the Circulation Map. The cities of Renton and Tukwila have also recently added a connection between S. 156th Street and S.W. 16th Street. The most significant change is the relocation, after the 1992 racing season, of the Longacres racetrack, which : has been a regional facility since 1933. It will be replaced by a Boeing Company development. 2 Factual evidence supports an additional or changed pubes need for the propose designatioa The applicant responds, "Applicant's project, which will serve the public as a place to exhibit products and interests,, requires. a large area parcel to accommodate the facility and this land adjoins 14.3 acres also in the proposed project site. Increase City revenue anticipated when complete." The applicant's response does not address a changed or additional public need for the industrial land. The applicant responds, " The General Goal of the City of Tukwila Comprehensive Plan encourages City expansion using the land as best' suited Page; 5 . . Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Page 6 Planning Commission thereby developing a healthy economic climate while striking a balance with the environment. The use should consider the regional setting of Tukwila, but should meet the goals of the local citizens without stressing City services. The Exhibition Facility concept will increase City revenue with its increase in evaluation (sic). Its operation will provide jobs and income. Identified sensitive areas will be set aside as open space. And the site presently having general utility service will place minimal burden on City services. (pages 12 & 13)" The goals the applicant summarizes above are more specifically: Goal 2 (page 12) the City should tachiiev `atliahaace between r goals.•:and 7�1ocaI aspirations :',Tukwila is an inseparable part of a larger region. Tukwila's p oLcteshould proy�de for.the_�enhsttceaiet `of'egioal goals: '' Goal 4 (page 12) = .ahe• plitneCshould be coo ated with °`ttiose of otl a s� ; jurisdictio - s The King County Comprehensive Plan designates the site as urban and not agricultural. The regional plan concludes that agriculture uses are most productive in large agricultural communities where there is a support network. The Plan focuses its efforts on conserving farmlands within designated Agricultural Districts in order to minimize conflicts between disparate uses. The City of Renton Comprehensive Plan designates the area around Longacres Racetrack as Commercial and the rest of the area surrounding the racetrack as Manufacturing Park/ Multiple Option. The Renton Plan also shows a proposed roadway connecting with Strander Boulevard. POLICY REVIEW Natural Environment Element General Goal 2 (page 15) "use and preserve the natural...resources of the physical environment in a wise and posterity oriented manner." Policy 4 (Page 25) Encourage the retention of agricultural lands. The policy comment further explains, "encourages the cultivation of valley soil for farming discourages the premature displacement of existing farmlands." (underline added) Staff Report to the . , 90- 2- CPA/'90 -2 -R: McLeod . Exhibition Facility Planning Commission Page 7 Objective 2. (page 25) 'Promote the retention and preservation of highly suitable areas for wildlife habitat and natural area." Policy 1. (page 25) "Strive to retain viable areas of wooded hillsides, agricultural lands, wetlands, ..." Objective 4. (page 27) "Realize the ability of natural ... marshes to handle storm runoff while acting as significant natural amenities." Commerce/Industry Element p . C+!,� rCTt._iV..7l: 4•n' t �,ti Y Policy (page 60) 'AUoa►:f6Fil a location:of. nea► :eat=filGiah eict dtisttial �.. ;, ., sand .the. expansion; ,,otexisting: °onesa.when ahis expansion is compatible with surrounding land use and not detrimental to the public welfare." Objective 5. (page 66) "Recognize agriculture as an economic use of land." The comment following the objective says, "While the economic return on viable agricultural land is not as great as the return on an urban.use of the land, it certainly has its place in the area's economy." CONCLUSIONS � _ „ .. na+rr.• 1 • . Cw ' . �i: � ' ' Policy 1, e 6g g r4 p n. F.nco, eKthe'�co tiiivatson of^ 'i�uctivexa cultural of ^ .. , .,K. a Eb 'rn �� a' 14 ..�r, , t •?.:e �v""��4 ZL' � tt >1 yK.�v+ R. .t7 "s.'P 4W'Y*i ?ytt. • i! "1i � r <aand; tint (pag 6 orderly conversion °of urban tfsageoccurs.... (underhne added The policy comment further explains, "It is recognized that much of the land in the Tukwila area will eventually give way to planned and orderly. expansion : of urban uses. However it would be desirable to maintain the land in a productive agricultural use until this conversion occurs." 1. The removal of the Longacres racetrack "agricultural" use eliminates the need for an agricultural district in the area. Furthermore, the applicant is not now in an . active agricultural use. Therefore the Open Space designation is not needed for agricultural purposes. 2. No programs or regulations have been implemented to preserve agricultural land within the City of Tukwila and the subject site's property owners have not entered the site into the Agricultural Assessment Program Staff Report to the Planning Commission 90- 2- CPA/90 -2 -R: McLeod Exhibition Fa ility P.ge 8 3. Policy 1, page 66 anticipates conversion of and supports the requested redesignation form Parks and Open Space to urban uses. 4. The designation of light industrial is appropriate because the site lies between tw railroad mainlines and is adjacent to a utility substation. When Strander is develope the site will have limited access to the cross valley arterial because of topographical constraints of crossing the Burlington Northern railroad track. With construction of he Boeing Company facility, the property will be largely surrounded by commercial and industrial uses. 5. The City is committed to its Natural Environment Element policies through implementation of regulations preserving wetlands and other natural resources. Therefore retaining a Parks and Open Space designation for the wetland located on the southern section of the one parcel would be a consistent choice with the regulations regarding wetlands. It is not appropriate to designate all sensitive areas with a Parks and Open space designation. Because the subject wetland is a part of a muchlarger system that e : is as an RA site, it makes sense to preserve the designation in this situation. 6. If Puget Power and City of Seattle Water parcels are not incorporated into the final map changes in the area, they will remain as isolated areas of Open Space an agricultural zoning. RECOMMENDATIONS The Planning Department recommends the Planning Commission adopt the above Findings and Conclusions' and recommend approval of the Comprehensive Plan amendment and redesignate the map from Parks and Open Space and Public Fac' ty to Light Industrial as shown on Attachment D. DECISION CRITERIA REZONE FINDINGS Criteria are listed below in italics followed by the applicant's response. The Planning Commission and City Council shall be guided by the following Grit : ria in granting a zoning map reclassification. 1. The use of change in zoning requested shall be in conformity with the adopted Comprehe 've Land Use Policy Plan, the provisions of this title, and the public interest. i 13 Staff Report to the Planning Commission 90-2-CPA/90-2-R: McLeod Exhibition Facility Page 9 The appLcant responds, "A Comprehensive plan revision is submitted with this request The request changes property to a commercial use similar to adjoining to the north, it can be served easily by City roads and ,utilities, provides in City industrial land presently in short supply, provides for highest and best land use while generating revenue for the City and a place for employment for a number of its population." If the Planning Commission recommends and the City Council approves the requested Comprehensive Plan Map redesignation per the above findings and conclusion, then the requested rezone would be in conformance with the Plan. 2 The use or change in zoning request in the zoning map or this title for the establishment of commercial, industrial or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas. The applicant responds, 'The subject parcel is a portion of an overall project site plan which encompasses 2345 acres on which the applicant has proposed to construct an Exhibition Facility. The 9.15 acres will be used as a portion of the proposed parking lot. Areas which have been determined to apart of wetland #12 will be left undeveloped in accordance with City Sensitive area review. Property to east and west are railroad lines, to the north is M1 zoned property similar to that requested. To the south will be undeveloped wetlands." . Attachment C is the applicant's proposed site plan. However the applicant will be required to revise the site plan per the SEPA comments and•undergo BAR review. Should the site not be developed by the applicant, any use allowed in the M-1 zone could be developed on the site subject to code requirements. A new use would also require a new SEPA review. SUPPLEMENTAL STATE SUPREME COURT REZONE CRITERIA TO BE CONSIDERED 3. Significant changes have occurred in the character, conditions or surrounding neighborhood that justifr or otherwise substantiate the proposed rezone. The applicant responds, 'The transfer of the subject property to the City of Tukwila from the City of Renton in 1987 accommodates and processing of development requirements and utilities services. It also dictated that the use and development of the property necessitates that agency approval come from the City of Tukwila. Property for use in industrial zoning has become increasingly more Staff Report to the 90-2-CPA/90-2-R: McLeod Exhibition Facility Plarining Commission Page 10 scarce in the inner Metropolitan and this property or portion thereof which adjoins a similar use thus becomes logically available as its best use." Longacres, a major landmark in the area, will be relocating out of the neighborhood and pasture or other support uses for horses will no longer be necessary. According to the Comprehensive Plan, agricultural use designation while having a place within the community, was not to prevent eventual urbanization of land. The uses along West Valley Highway have redeveloped over the last five years from low intensity uses to more intensive commercial uses and this site would be the next contiguous parcels. 4. The proposed rezone is in the best interest of the public health, safety and welfare as compared to the hardship, such as diminution of property value, imposed on the individual properly owner. The applicant responds, "Previous to 1987 the property was zoned B1 (Business) in the City of Renton. Returning the property to a similar commercial use returns the property worth to a similar value. In turn allowing for the development of the usable portion of the property will increase the tax base of the City thus its income generated. Zoning changed to similar to that of adjoining property allows for additional community jobs and services while at the same time increasing the base land area base for division of access construction costs to this property and that to north of same zoning. ie construction of S. 158th St. and UPRR to north of bridge and Strander extension for Fire and Police access." Theiuses Allowed kin; andkAszone are_limited,stolin ellamilrdwellingftetiffelitte parcelkagricultural3usetrinc1tiding horticulture, nurseries, field ops;bdmgand raising ‘livestock,- fowl _or'fufrbearir 101iM: and kennels: brzridingittablet Trovidid , theu:Se Of These uses are not allowed elsewhere within the zoning code, so the opportunity for those uses such as riding stables and academies or polo fields, which would be a service to an urban population would be reduced. Several areas of RA remain within the City Limits - Foster Golf course, Fort Dent, and the area bounded on the north by 178th, on the east by 57th (Southcenter Pkwy) and the western and southern city limits. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility, Planning Commission Page 11 There is also a King County designated agricultural district located between the City's southern limits and the Kent limits. This district effectively is extended into Kent because of the agriculturally zoned lands within Kent and the limitation of urban services to the east side of the Green River. 5. The unimproved subject property w u>uuitabk for the purpose for which it has been zoned considered in the conteu of the length of time the property has remained unimproved and land development in the surrounding area. The applicant's response: "The length of time in which' the subject property (since 1987) . does not have as much bearing on the property development as did the fact the property was within the City of Renton but the utilities and access were most accommodating from the City of Tukwila. The property probably should have been zoned as M1 in Tukwila which wold have been some what similar to the Renton business zone but would have been compatible with the adjoining Tukwila zoning, however the Glacier Park Co. previous . Owners rep., failed to follow -up on the City boundary change notices. The jurisdiction of property now within the City of Tukwila sets the stage for best use of the property." The access and physical characteristics are as instrumental. as the zoning in the developed versus undeveloped nature of this property. Adjacent properties are being redeveloped and this site would be a logical extension of that development. CONCLUSIONS 1. If the Comprehensive Plan designation is changed, then the rezone would be in conformance with the Plan. 2. The site plan, Attachment C, shows the compatibility of the proposed development to the type of surrounding uses. 3. The relocation of Longacres, a major regional attraction and land use element of the neighborhood, is an unforseen change that significantly impacts the area. In addition, agricultural zoning for the site, given the change ' that has occurred around the site and the adjacent zoning and development, is inappropriate and would appear to be a hardship imposed on the property owner. 4. M1, Light Industrial zoning, would be an extension of the Ml district north of the subject site (Attachment B). 5. The M1 (Light Industrial) zoning would be more appropriate given the land's history in Renton, and the lack of farming on the site or in the vicinity. Staff Report to the 90- 2•CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 12 RECOMMENDATIONS The Planning Division recommends that the Planning Commission adopt the' findings and conclusions of the staff report and: 1. Recommend approval of the rezone from RA (Agricultural) to M1 (Light Industrial) for that area outside the Type 1 wetland; 2. Recommend to the City Council a public hearing before the City Council when considering the subject request in order to include the Seattle Water and Puget Power property in the redesignation and rezone; 3. Completion of the following SEPA mitigating measures prior to recording ordinance to change the zoning: a. an agreement to dedicate the necessary right -of -way for the Strander extension and to not protest formation of a road LID, b.. dedicated access to the site, and . consolidation of the two parcels, or dedicating access to both parcels. CITY OF TUKWILA PARKS & OPEN SPACE COMMERCIAL LIGHT INDUSTRIAL 111 PUBLIC FACILITIES CITY OF RENTON GREENBELT COMMERCIAL MANUFACTURING PARK/ a 1:1 MULTIPLE OPTION 1" = SOO' EXISTING COMPREHENSIVE PLAN partial site plan mcleod development exhibition facility 0 0 c • ;ar4 'Std "NN 31 31/ NOI•• N d • 4111E3 E • .1 e p o p , p ; a ,, tri'L/ °iv i. ovvv •av Iv unod' frog s✓.....7 .7 rf..na'n .9szss ,r :Cat' bvo IAM7 4i'. A'a$ vsa• 8 p d$ Nay 1 E 441 s ' vi _ nitr a , isli * D i b s» 81 ail 7. _ + -- • .f riH ,, L. 5 R ( woo_ r i - o y u6 i- pN `` T s.tt . ..m `i 4t•O F L p aCh "of "1 n' EPIC-26 -90: MCLEOD EXHIBITION FACIUTY Comprehensive Plan Change and Rezone Mitiaatina Measures 1. Pay for the update of the Nelson /Longacres Storm Drainage Plan to include the area of the Comprehensive Plan change at highest and best use. 2. Sign and record no protest L.I.D. agreements for storm, sanitary and water improvements for area. 3. Record 60 foot wide access easements from eastern teiminus of Strander Boulevard to site, providing continuation of Strander Boulevard and access to subject properties. 4. Consolidate separate tax parcels and or provide 60 foot . dedicated right of way to all parcels within rezone site. A signed and recorded agreement not to protest L.I.D. formation for Strander right- of-way extension improvements and to dedicate the necessary right -of -way. ATTACHMENT E Gentlemen: ..� w •,t�Jlt.,.,`3 DEPT. City of Tukwila Planning Commission 6200 Southcenter Boulevard Tukwila, WA 98188 You have indicated that there appears to be a shortage of 2100 is caused by the wetlands designations two level garage, which will naturally but on the other hand it would provide parking areas some distance away. 15643 West Valley Highway Tukwila, WA 98188 -5535 August 16, 1991 Re: 90-2-CPA/90-2 -R McLeod bchibition Facility Your Public Hearing Notice relative to the above was received, and as a Landowner in the area I submit these comments. I think the project will greatly enhance the prestige of the City of Tukwila not only in the Pacific Northwest but in the nation as a whole. The exhibition hall will bring many exhibitors from throughout the United States, and local businesses will benefit, such as hotels, restaurants, and of course the firms that are involved in the exhibits. Many national firms have already indicated considerable interest, and the exhibition hall as I understand it will be unique in that it will be rectangular and not circular as are the Tacoma Dome and the Kingdome, and it will not utilize space in the form of spectator seats as in those two structures. It•seems to me that the planning is more involved in detail tnan it needs to be. For instance, three of the wetlands in the northernmost part of the project are so small they could be consolidated with the 4th which is much larger, and the wetlands in the central part could be filled and com- bined with the wetlands area in the southernmost. There is another area involving the Puget Sound Power & Light Co. Right -of -Way that seems to be under consideration for parking, and reference is made to the area south of S. 158th St. To begin with, starting south from S. 158th St. the first obstacle is that this portion of the Right-of-May has been leased from Puget Power for use as part of the parking lot for the flnbassy Suites Hotel, and the area immediately south of that and down to the Bow Lake Pipe Line has been leased by me from Puget Power for years and is presently under lease to me. So the useable area is much less than it appears in the Mitigation Determination of NonSignificance. according to the Uniform Building Code parking spaces, probably most of which . A solution may have to be found in, a add considerably to the cost of the project, much closer access for visitors than from I certainly hope that the problems and details can be worked out very soon, for it would be encouraging to the entire area to see the development begin. Respectfully yours, ATTACHMENT F Helen B. Nelsen, Landowner ;z3 August 20, 1991 Mr. Rick Beeler Planning Director City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Dear Mr. Beeler: I would like to take this opportunity to express my support for the development of the McLeod Public Exhibition Facility. The location of this facility could certainly be a catalyst to help promote employment and economic growth in the area The project would also be an anchor in our community and a compliment to existing facilities. I would thank you for your support. Sincerely, Dave Costain General Manager EMBASSY SUIT • • Scattle-Tacoma International Airport 15920 West 'Valley Highway Tukwila, WA 98188-5547 Phone (206) 227.8844 Fax (206) 227-9567 • es • • ATTACHMENT G August 20, 1991 Mr. Von Niles Miles Consulting 300 - 120th Avenue N.E. Suite 211 Bellevue, WA 98005 Dear Mr. Miles, WESTERN PACI C PROPERTIES, INC. Convnerci Brokerage Company As a commercial real este a brokerage firm located' and doing business in Tukwila for the last 13 years, we at Western Pacific Properties, Inc. heartily endorse your proposal to rezone the McCloud Development to M -1. There never has been an ade•uate supply of Light Industrial zoning in Tukwila but today we are finding less and less available in the valley from Tukwila to Aubur n. Wishing you success, I offer my support and further assistance if needed. WESTERN WESTERN . CIFIC PROPERTIES, INC. Steven G. Ahlstrom miles.sga ■ • ATTACHMENT H role, .1^^0"Aet g /.t/ . T... m/, CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: ATTACHMENTS: STAFF REPORT TO THE PLANNING COMMISSION Prepared 1 November 1991 14 November 1991 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Stuart McLeod 1. 2. Rezone from RA to M -1 Mitigated Determination of Nonsignificance (Modified) PHONE # (2061 433.1800 Gary L. VanDnscn, Mayor Change Comprehensive Plan Designation from Parks & Open Space and Public Facility to Light Industrial The two parcels are bounded on the north by a lot line approximately 550 feet north of an extension of Strander Boulevard, on the east by Burlington Northern Railroad (BN) tracks, on the west by Union Pacific Railroad (UP) tracks and on the south by a lot line 750 feet south of an extension of Strander Boulevard. A. Comprehensive Plan Map B. Zoning Map C. Site Plan D. Recommended Comprehensive Plan Map & Zoning District Map E. SEPA Mitigating Measures F. Nelson letter of support G. Embassy Suites letter of support H. Western Pacific Properties letter of support Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 2 FINDINGS VICINITY /S1'1E INFORMATION Project Description: Comprehensive Land Use Policy Plan Map redesignation from Parks and Open Space and Public Facility to Light Industry and rezone from RA - Agricultural to M -1 - Light Industry. (Applicant is also proposing a 250,000 square foot exhibition facility which would be reviewed by the Board of Architectural review at some future date.) Existing Development: Undeveloped Surrounding Land Use: Immediate Vicinity Abutting the site on the east and west are mainline railroad tracks for the Union Pacific and Burlington Northern Railroad Companies. A large, type 1, high value wetland runs from the south portion of the site to approximately 180th street. Graveled parking areas, pasture, that in places has been used for a dump site for construction waste and dirt and the Seattle Water Department Cedar River pipeline right -of -way abut the north end of the subject site. Several trails run through the site that have been used, it appears, by racetrack enthusiasts. The Puget Power Nelson substation lies in the center of the site. Surrounding vicinity: East of Burlington Northern is Longacres Racetrack, which is in its next to last year of operation at the site, to be replaced with Boeing Company facilities. In addition to the campus office setting proposed for the Boeing Company are mid - rise and single story offices and warehouses and undeveloped parcels in the Renton area. West of the subject site along West Valley Highway are commercial facilities including hotels and restaurants. There are also several homes remaining in the area. Farther south on the highway, away from the I -405 interchange, are light industrial, office and distribution uses. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 3 Terrain: Flat Vegetation: A tree survey shows that the majority of trees are located within 100 feet of the east and west property lines. Ditches were dug along the sides of the site presumably to drain the properties, hence the tendency to foster mature vegetation. The survey identifies cottonwoods and chestnuts but there are also willow and ash. The other vegetation are pasture grasses and wetland plants and shrubs. Access: There is no access via a public right -of -way to the parcels. There is however potential access from Strander Boulevard, which terminates 200 feet east of the site. 100 foot wide rights -of -way for Puget Power and Union Pacific Railroad separate the subject site from public road right -of -way. Utilities: There are numerous underground and overhead utility lines on the site. Tukwila sanitary sewer and water are available in W. Valley Highway and adequate to serve the site. The storm drainage plan for this drainage basin would need to be revised to reflect a change in land use. There is a Metro sanitary sewer line on the north parcel. According to the applicant there is a buried telephone cable along the western border of the site. A separate parcel of Agricultural and RA property exists adjacent to the north boundary of the subject site that is owned by the Seattle Water Department for the Cedar River 60 inch water line. Puget Sound Power and Light also has a separate parcel that is used for a substation within the southern parcel of the subject request. Public Facilities: The Interurban Bike and Pedestrian Trail will be constructed within the Puget Power right -of -way, which is located 100 feet west of the site. BACKGROUND The subject site was annexed to the City of Tukwila as a result of the Renton/Tukwila Boundary Adjustment in January 1987 and zoned in May 1987. In Renton the site had been zoned Business which is consistent with their Commercial Comprehensive Plan designation for the site. The zoning it received upon annexation to Tukwila however was RA - Agricultural, to make it consistent with Tukwila's Parks and Open Space Comprehensive Plan designation for the site. Therefore there is inconsistency Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 4 between the two Comprehensive Plans for the same property. Conversations with representatives of the two utilities adjacent to adjacent to the subject site indicate that they are not against being redesignated and rezoned. Seattle Water would not object if the change does not result in additional costs to them and Puget Power feels it would be appropriate for their property to reflect the zoning of adjacent parcels. The wetlands are located on the rezone site and on the larger exhibition facility site, and the Sensitive Areas Overlay Zone regulates how these areas will be preserved and used. A wetlands report was prepared and the wetlands were identified and delineated in the field. The applicant proposes expanding the type 1 wetland shown on Attachment C to accommodate compensatory mitigation for filling several type 3 wetlands located in the north section of the exhibition project site. The applicant has also requested a reduction of the buffer width which will be reviewed when the detailed mitigation plan is submitted with an actual development plan. COMPREHENSIVE PLAN MAP REDESIGNATION Attachment A shows the Comprehensive Land Use Policy Plan designations for the land around the subject site. Below are descriptions of what the Tukwila designations mean. Parks and Open Space represent public parks, recreation facilities, school playgrounds, and other public open spaces, including agricultural lands under open space taxation. Commercial areas include commercial services, retail commercial activities with associated warehousing, and compatible and complementary uses including offices. Light Industrial is intended for areas characterized by distributive and light manufacturing uses, commercial and office uses. Public Facilities are community facilities including school buildings, churches, government offices, police and fire stations, and utility facilities. DECISION CRITERIA Although no amendment criteria exist in the Comprehensive Plan or in the enabling legislation for Comprehensive Planning in optional code cities, review standards from court cases give instruction for comprehensive plan amendments Staff Report to the Planning Commission 0 and rezones. Those standards are listed below i response. The applicant bears the Diu a change and supporting the request. 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Page 5 a \` nd are followed by the applicant's n of proof in demonstrating the need for I. Unforseen changes in circumstances have occurred in community conditions that justify a Comprehensive Plan redesignation of the subject property or existing plan policies. The applicant responds, "The property owner has secured access via the extension of Strander Boulevard, thus property which presently adjoins an M -1 use and which was previously zones (sic) commercial in Renton can be easily developed into industrial property which is in short supply." Access agreements between the applicant and Union Pacific and Puget Power have been drafted and copies have been supplied to the City. The applicant awaits development approvals prior to executing the agreements. Documentation of industrial property shortage has not factually been established. The Comprehensive Plan anticipates a Strander Extension through the site via a Public Facility designation on the Land Use Map and "Secondary Arterial" on the Circulation Map. The cities of Renton and Tukwila have also recently added a connection between S. 156th Street and S.W. 16th Street. The most significant change is the relocation, after the 1992 racing season, of the Longacres racetrack, which has been a regional facility since 1933. It will be rep aced y a oeulg ompany development. 2. Factual evidence supports an additional or changed public need for the proposed designation. The applicant responds, "Applicant's project, which will serve the public as a place to exhibit products and interests, requires a large area parcel to accommodate the facility and this land adjoins 14.3 acres also in the proposed project site. Increase City revenue anticipated when complete." The applicant's response does not address a changed or additional public need for the industrial land. 3. a a the Tukwila Comprehensive Land Use Policy Plan and discuss the policies that relate to the requested amendment. The applicant responds, " The General Goal of the City of Tukwila Comprehensive Plan encourages City expansion using the land as best suited Pe voiok/ vcrtfar 1\04\ /AY- Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 6 thereby developing a healthy economic climate while striking a balance with the environment. The use should consider the regional setting of Tukwila, but should meet the goals of the local citizens without stressing City services. The Exhibition Facility concept will increase City revenue with its increase in evaluation (sic). Its operation will provide jobs and income. Identified sensitive areas will be set aside as open space. And the site presently having general utility service will place minimal burden on City services. (pages 12 & 13)" The goals the applicant summarizes above are more specifically: Goal 2 (page 12) - the City should achieve a balance between regional goals and local aspirations ... Tukwila is an inseparable part of a larger region. Tukwila's policies should provide for t e e ancement o re ona goa s. Goal 4 (page 12) - the City's plans should be coordinated with those of other jurisdictions. POLICY REVIEW Natural Environment Element The King County Comprehensive Plan designates the site as urban and not agricultural. The regional plan concludes that agriculture uses are most productive in large agricultural communities where there is a support network. The Plan focuses its efforts on conserving farmlands within designated Agricultural Districts in order to minimize conflicts between disparate uses. The City of Renton Comprehensive Plan designates the area around Longacres Racetrack as Commercial and the rest of the area surrounding the racetrack as Manufacturing Park/ Multiple Option. The Renton Plan also shows a proposed roadway connecting with Strander Boulevard. General Goal 2 (page 15) "use and preserve the natural...resources of the physical environment in a wise and posterity oriented manner." Policy 4 (Page 25) Encourage the retention of agricultural lands. The policy comment further explains, "encourages the cultivation of valley soil for farming... discourages the premature displacement of existing farmlands." (underline added) Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 7 Objective 2. (page 25) "Promote the retention and preservation of highly suitable areas for wildlife habitat and natural area." Policy 1. (page 25) "Strive to retain viable areas of wooded hillsides, agricultural lands, wetlands, ..." Objective 4. (page 27) "Realize the ability of natural ... marshes to handle storm runoff while acting as significant natural amenities." Commerce/Industry Element Policy 2, (page 60) "Allow for the location of new commercial and industrial areas and the expansion of existing ones when this expansion is compatible with surrounding land use and not detrimental to the public welfare." Objective 5. (page 66) "Recognize agriculture as an economic use of land." The comment following the objective says, "While the economic return on viable agricultural land is not as great as the return on an urban use of the land, it certainly has its place in the area's economy." 4 Policy 1, (page 66) "Encourage the continuation of productive agricultural use of land until orderly conversion to urban usage occurs." (underline added) The policy comment further explains, It is recognized that much of the land in the Tukwila area will eventually give way to planned and orderly expansion of urban uses. However it would be desirable to maintain the land in a productive agricultural use until this conversion occurs." CONCLUSIONS 1. The removal of the Longacres racetrack "agricultural" use eliminates the need for an agricultural district in the area. Furthermore, the applicant is not now in an active agricultural use. Therefore the Open Space designation is not needed for agricultural purposes. 2. No programs or regulations have been implemented to preserve agricultural land within the City of Tukwila and the subject site's property owners have not entered the site into the Agricultural Assessment Program. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 8 3. Policy 1, page 66 anticipates conversion of and supports the requested redesignation form Parks and Open Space to urban uses. 4. The designation of light industrial is appropriate because the site lies between two railroad mainlines and is adjacent to a utility substation. When Strander is developed, the site will have limited access to the cross valley arterial because of topographical constraints of crossing the Burlington Northern railroad track. With construction of the Boeing Company facility, the property will be largely surrounded by commercial and industrial uses. 5. The City is committed to its Natural Environment Element policies through implementation of regulations preserving wetlands and other natural resources. Therefore retaining a Parks and Open Space designation for the wetland located on the southern section of the one parcel would be a consistent choice with the regulations regarding wetlands. It is not appropriate to designate all sensitive areas with a Parks and Open space designation. Because the subject wetland is a part of a much larger system that exists as an RA site, it makes sense to preserve the designation in this situation. 6. If Puget Power and City of Seattle Water parcels are not incorporated into the final map changes in the area, they will remain as isolated areas of Open Space and agricultural zoning. The Planning Department recommends the Planning Commission adopt the above Findings and Conclusions and recommend approval of the Comprehensive Plan amendment and redesignate the map from Parks and Open Space and Public Facility to Light Industrial as shown on Attachment D. DECISION CRITERIA RECOMMENDATIONS REZONE FINDINGS Criteria are listed below in italics followed by the applicant's response. The Planning Commission and City Council shall be guided by the following criteria in granting a zoning map reclassification. 1. The use of change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 9 The applicant responds, "A Comprehensive plan revision is submitted with this request. The request changes property to a commercial use similar to adjoining to the north, it can be served easily by City roads and utilities, provides in City industrial land presently in short supply, provides for highest and best land use while generating revenue for the City and a place for employment for a number of its population." If the Planning Commission recommends and the City Council approves the requested Comprehensive Plan Map redesignation per the above findings and conclusion, then the requested rezone would be in conformance with the Plan. 2 The use or change in zoning request in the zoning map or this title for the establishment of commercial, industrial or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas. The applicant responds, "The subject parcel is a portion of an overall project site plan which encompasses 23.45 acres on which the applicant. has proposed to construct an Exhibition Facility. The 9.15 acres will be used as a portion of the proposed parking lot. Areas which have been determined to apart of wetland #12 will be left undeveloped in accordance with City Sensitive area review. Property to east and west are railroad lines, to the north is M1 zoned property similar to that requested. To the south will be undeveloped wetlands." Attachment C is the applicant's proposed site plan. However the applicant will be required to revise the site plan per the SEPA comments and undergo BAR review. Should the site not be developed by the applicant, any use allowed in the M -1 zone could be developed on the site subject to code requirements. A new use would also require a new SEPA review. SUPPLEMENTAL STATE SUPREME COURT REZONE CRI!ERIA TO BE CONSIDERED 3. Significant changes have occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone. The applicant responds, "The transfer of the subject property to the City of Tukwila from the City of Renton in 1987 accommodates and processing of development requirements and utilities services. It also dictated that the use and development of the property necessitates that agency approval come from the City of Tukwila. Property for use in industrial zoning has become increasingly more Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 10 scarce in the inner Metropolitan and this property or portion thereof which adjoins a similar use thus becomes logically available as its best use." Longacres, a major landmark in the area, will be relocating out of the neighborhood and pasture or other support uses for horses will no longer be necessary. According to the Comprehensive Plan, agricultural use designation while having a place within the community, was not to prevent eventual urbanization of land. The uses along West Valley Highway have redeveloped over the last five years from low intensity uses to more intensive commercial uses and this site would be the next contiguous parcels. 4. The proposed rezone is in the best interest of the public health, safety and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner. The applicant responds, 'Previous to 1987 the property was zoned B1 (Business) in the City of Renton. Returning the property to a similar commercial use returns the property worth to a similar value. In turn allowing for the development of the usable portion of the property will increase the tax base of the City thus its income generated. Zoning changed to similar to that of adjoining property allows for additional community jobs and services while at the same time increasing the base land area base for division of access construction costs to this property and that to north of same zoning. ie construction of S. 158th St. and UPRR to north of bridge and Strander extension for Fire and Police access." The uses allowed in an RA zone are limited to single family dwellings on one acre parcels, agricultural uses including horticulture, nurseries, field crops; breeding and raising livestock, fowl or fur bearing animals; and kennels or riding stables, provided the use has a minimum of five acres. These uses are not allowed elsewhere within the zoning code, so the opportunity for those uses such as riding stables and academies or polo fields, which would be a service to an urban population would be reduced. Several areas of RA remain within the City Limits - Foster Golf course, Fort Dent, and the area bounded on the north by 178th, on the east by 57th (Southcenter Pkwy) and the western and southern city limits. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 11 There is also a King County designated agricultural district located between the City's southern limits and the Kent limits. This district effectively is extended into Kent because of the agriculturally zoned lands within Kent and the limitation of urban services to the east side of the Green River. 5. The unimproved subject property is unsuitable for the purpose for which it has been zoned considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. The applicant's response: "The length of time in which the subject property (since 1987) does not have as much bearing on the property development as did the fact the property was within the City of Renton but the utilities and access were most accommodating from the City of Tukwila. The property probably should have been zoned as M1 in Tukwila which wold have been some what similar to the Renton business zone but would have been compatible with the adjoining Tukwila zoning, however the Glacier Park Co previous Owners rep., failed to follow -up on the City boundary change notices. The jurisdiction of property now within the City of Tukwila sets the stage for best use of the property." The access and physical characteristics are as instrumental as the zoning in the developed versus undeveloped nature of this property. Adjacent properties are being redeveloped and this site would be a logical extension of that development. CONCLUSIONS 1. If the Comprehensive Plan designation is changed, then the rezone would be in conformance with the Plan. 2. The site plan, Attachment C, shows the compatibility of the proposed development to the type of surrounding uses. 3. The relocation of Longacres, a major regional attraction and land use element of the neighborhood, is an unforseen change that significantly impacts the area. In addition, agricultural zoning for the site, given the change that has occurred around the site and the adjacent zoning and development, is inappropriate and would appear to be a hardship imposed on the property owner. 4. M1, Light Industrial zoning, would be an extension of the M1 district north of the subject site (Attachment B). 5. The M1 (Light Industrial) zoning would be more appropriate given the land's history in Renton, and the lack of farming on the site or in the vicinity. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission RECOMMENDATIONS Page 12 The Planning Division recommends that the Planning Commission adopt the findings and conclusions of the staff report and: 1. Recommend approval of the rezone from RA (Agricultural) to M1 (Light Industrial) for that area outside the Type 1 wetland; 2. Recommend to the City Council a public hearing before the City Council when considering the subject request in order to include the Seattle Water and Puget Power property in the redesignation and rezone; 3. Completion of the following SEPA mitigating measures prior to recording ordinance to change the zoning: a. an agreement to dedicate the necessary right -of -way for the Strander extension and to not protest formation of a road LID, b. dedicated access to the site, and c. consolidation of the two parcels or dedicating access to both parcels. CITY OF TUKWILA PARKS & OPEN SPACE COMMERCIAL LIGHT INDUSTRIAL PUBLIC FACILITIES CITY OF RENTON n •■• GREENBELT r.;:l COMMERCIAL I a MANUFACTURING PARK/ MULTIPLE OPTION 1" = 600* EXISTING COMPREHENSIVE PLAN OW RR TUKWILA' L /MITS ANDOVER PARK ANDOVER RENTON : L1 PARK £ASi 'w � r VALLEY N .0 £Jn,on Pocific R R c. - El won rff AOCa . Track ATTACHMENT B r _ . m Z5 GOUT WETL ►w0 O:fFPPR z n O TC F. LOT \ %LAKO t.� S� - \RII Psb c_co ..INO Govea- Lip I , NET MINI/ART - --� \5 C=OOT te- _--- - - - - -_ ►MKINd I CITY OF TUKWILA Z TYP. 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NN 0 Z W e G 0 W W 0 0 J v OF 2 0 3 m 0 0 -0 VI m O 2 n 1 rn 2s 9, 1 A i 1_atp u/ 7 A w/ G r✓ /'l// i tea 3 • H�snl � � 1MXn el a S /7 pLl y � � sin st �1r Jr�i � t LinirS 5ia .Ps✓rc.✓ O.rv. 40d0 ,2LNn// C/I'y L/ n oak /764 Bog AAP 41, cvao .P• 5729.4r 2B9•/t \j7• . +!6 C.N.ST.P. & P. & UNION PAC FIC RR. C.7 7 1'2. � TZ ° N. P. RR o• tn • O O$ 774rw,u Gry . SLi .Qi. /7D✓ c- rce.',AC■7 rs 0 0 EPIC- 26 -90: MCLEOD EXHIBITION FACILITY Comprehensive Plan Change and Rezone Mitigating Measures 1. Pay for the update of the Nelson /Longacres Storm Drainage Plan to include the area of the Comprehensive Plan change at . highest and best use. 2. Sign and record no protest L.I.D. agreements for storm, sanitary and water improvements for area. 3. Record 60 foot wide access easements from eastern terminus of Strander Boulevard to site, providing continuation of Strander Boulevard and access to subject properties. 4. Consolidate separate tax parcels and or provide 60 foot dedicated right of way to all parcels within rezone site. 5. A signed and recorded agreement not to protest L.I.D. formation for Strander right -of -way extension improvements and to dedicate the necessary right -of -way. ATTACHMENT E uc;19 199] CITY Or' {u .'vtii...rt "rl•,!t.!INa DEPT_ City of Tukwila Planning Commission 6200 Southcenter Boulevard Tukwila, WA 98188 Gentlemen: 15643 West Valley Highway Tukwila, WA 98188 -5535 August 16, 1991 Re: 90- 2- CPA /90 -2 -R McLeod Exhibition Facility Your Public Hearing Notice relative to the above was received, and as a Landowner in the area I submit these comments. I think the project will greatly enhance the prestige of the City of Tukwila not only in the Pacific Northwest but in the nation as a whole. The exhibition hall will bring many exhibitors from throughout the United States, and local businesses will benefit, such as hotels, restaurants, and of course the firms that are involved in the exhibits. Many national firms have already indicated considerable interest, and the exhibition hall as I understand it will be unique in that it will be rectangular and not-circular as are the Tacoma Dome and the Kingdome, and it will not utilize space in the form of. spectator seats as in those two structures. It seems to me that the planning is more involved in detail than it needs to be. For instance, three of the wetlands in the northernmost part of the project are so small they could be consolidated with the 4th which is much larger, and the wetlands in the central part could be filled and com- bined with the wetlands area in the southernmost. There is another area involving the Puget Sound Power & Light Co. Right -of -Way that seems to be under consideration for parking, and reference is made to the area south of S. 158th St. To begin with, starting south from S. 158th St. the first obstacle is that this portion of the Right-of-Way has been leased from Puget Power for use as part of the parking lot for the EYnbassy Suites Hotel, and the area immediately south of that and down to the Bow Lake Pipe Line has been leased by me from Puget Power for years and is presently under lease to me. So the useable area is much less than it appears in the Mitigation Determination of NonSignificance. You have indicated that there appears to be a shortage of 2100 is caused by the wetlands designations two level garage, which will naturally but on the other hand it would provide parking areas some distance away. according to the Uniform Building Code parking spaces, probably most of which . A solution may have to be found in a add considerably to the cost of the project, much closer access for visitors than from I certainly hope that the problems and details can be worked out very soon, for it would be encouraging to the entire area to see the development begin. Respectfully yours, ATTACHMENT F Helen B. Nelsen, Landowner August 20, 1991 Mr. Rick Beeler Planning Director City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Dear Mr. Beeler: Sincerely, Dave Costain General Manager EMBASSY SUITES T E L - SKI I would like to take this opportunity to express my support for the development of the McLeod Public Exhibition Facility. The location of this facility could certainly be a catalyst to help promote employment and economic growth in the area. The project would also be an anchor in our community and a compliment to existing facilities. I would thank you for your support. Seattle- Tacoma International Airport 15920 West Valley Highway Tukwila, WA 98188 -5547 Phone (206) 227 -8844 Fax (206) 227 -9567 ATTACHMENT G August 20, 1991 Mr. bon Miles Miles Consulting 300 - 120th Avenue N.E. Suite 211 Bellevue, WA 98005 Dear•Mr. Hiles, Steven G. Ahlstrom miles.sga I. r. Commercial Brokarage Company Sincerely WESTERN '.ICIFIC PROPERTIES, INC. WESTERN PACIFIC PROPERTIES, INC. As a commercial real estate brokerage firm located' and doing business in Tukwila for the last 13 years, we at Western 'Pacific Properties, Inc. heartily endorse your proposal to rezone the McCloud Development to M 71. There never has been an adequate supply of Light Industrial zoning in Tukwila but today we are finding less and less available in the valley from Tukwila to Auburn. Wishing you success, I offer my support and further assistance if needed. ATTACHMENT H ^0. re • +r.1 / . r... /nnJ = "iEEEX f J r SERV ICES Mr. Rich Beeler Planning Director City of Tukwila 6200 Southcenter Blvd Tukwila, WA 98188 Dear Mr. Beeler: August 21, 1991 / rely yours, 1 1 1 , • Food Sd- vices • Maintenance • Facility Management • Design • Support Services • Consulting As a Director of the Seattle -King County Visitors' and Convention Bureau, I would like to introduce Mr. Stuart McLeod who is the principal in developing a new, proposed Trade Show Building in the city of Tukwila. Mr. McLeod is being assisted by Mr. E. 0. "Ted" Bowsfield, former Director of the King Dome and the Tacoma Dome, and a longtime friend. From our experience in the hospitality industry, we know that King and Pierce Counties will be well- served by the new McLeod facility. There is a shortage of this type of building that can handle primarily trade shows, meetings, banquets, and special events. Please feel free to call us if I can answer any questions regarding Mr. McLeod or Mr. Bowsfield. DeVere Jerry = urtegsh.w Chairman CITY OF t i}i�r`ViLH n 2 1991 A 12503 BEL -RED ROAD, SUITE 101 • BELLEVUE. WASHINGTON 98005 -2508 • (206) 646 -0800 FAX: (206) 455 -8554 Adt CITY OF TUKT''ILA 6300 SOL'TIICENTERBOULEVARD, TU WILA. WASHINGTON 98188 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: SEPA DETERMINATION: PLANNING STAFF: ATTACHMENTS: STAFF REPORT TO THE PLANNING COMMISSION Prepared 15 August 1991 22 August 1991 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Stuart McLeod 2. Rezone from RA to M -1 Mitigated Determination of Nonsignificance Moira Carr Bradshaw P!IOVE e 1306i 4224 800 Gary 1., l inihusru. Mayor 1. Change Comprehensive Plan Designation from Open Space and Public Facility to Light Industrial The two parcels are bounded on the north by a lot line approximately 550 feet north of an extension of Strander Boulevard, on the east by Burlington Northern Railroad (BN) tracks, on the west by Union Pacific Railroad (UP) tracks and on the south by a lot line 750 feet south of an extension of Strander Boulevard. A. Comprehensive Plan Map B. Zoning Map C. Site Plan D. Recommended Comprehensive Plan Map & Zoning District Map E. SEPA Mitigating Measures { Staff Report to t e Planning Commis. ion VICINITY /SITE Project D from Par RA - Agri square fo Architect Existing Surroundi Immediat Abutting Pacific an A large, approxim Graveled constructi pipeline Several t enthusias The Pug Surround East of year of o addition rise and Renton a • INFORMATION 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Page 2 FINDINGS scription: Comprehensive Land Use Policy Plan Map redesignation and Open Space and Public Facility to Light Industry and rezone from ultural to M -1 - Light Industry. (Applicant is also proposing a 250,000 t exhibition facility which would be reviewed by the Board of ral review at some future date.) evelopment: Undeveloped g Land Use: Vicinity: he site on the east and west are mainline railroad tracks for the Union Burlington Northern Railroad Companies. • e 1, high value wetland runs from the south portion of the site to tely 180th street. parking areas, pasture, that in places has been used for a dump site for •n waste and dirt and the Seattle Water Department Cedar River ght -of -way abut the north end of the subject site. ils run through the site that have been used, it appears, by racetrack s. t Power Nelson substation lies in the center of the site. g vicinity: urlington Northern is Longacres Racetrack, which is in its next to last • eration at the site, to be replaced with Boeing Company facilities. In o the campus office setting proposed for the Boeing Company are mid- Ingle story offices and warehouses and undeveloped parcels in the ea. West of he subject site along West Valley Highway are commercial facilities including hotels and restaurants. There are also several homes remaining in the area. Farther south on the highway, away from the I -405 interchange, are light industrial, office and distribution uses. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 3 Terrain: Flat Vegetation: A tree survey shows that the majority of trees are located within 100 feet of the east and west property lines. Ditches were dug along the sides of the site presumably to drain the properties, hence the tendency to foster mature vegetation. The survey identifies cottonwoods and chestnuts but there are also willow and ash. The other vegetation are pasture grasses and wetland plants and shrubs. Access: There is no access via a public right -of -way to the parcels. There is however potential access from Strander Boulevard, which terminates 200 feet east of the site. 100 foot wide rights -of -way for Puget Power and Union Pacific Railroad separate the subject site from public road right -of -way. Utilities: There are numerous underground and overhead utility lines on the site. Tukwila sanitary sewer and water are available in W. Valley Highway and adequate to serve the site. The storm drainage plan for this drainage basin would need to be revised to reflect a change in land use. There is a Metro sanitary sewer line on the north parcel. According to the applicant there is a buried telephone cable along the western border of the site. A separate parcel of Agricultural and RA property exists adjacent to the north boundary of the subject site that is owned by the Seattle Water Department for the Cedar River 60 inch water line. Puget Sound Power and Light also has a separate parcel that is used for a substation within the southern parcel of the subject request. Public Facilities: The Interurban Bike and Pedestrian Trail will be constructed within the Puget Power right -of -way, which is located 100 feet west of the site. BACKGROUND The subject site was annexed to the City of Tukwila as a result of the RentonfTukwila Boundary Adjustment in January 1987 and zoned in May 1987. In Renton the site had been zoned Business which is consistent with their Commercial Comprehensive Plan designation for the site. The zoning it received upon annexation to Tukwila however was RA - Agricultural, to make it consistent with Tukwila's Parks and Open Space Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 4 Comprehensive Plan designation for the site. Therefore there is inconsistency between the two Comprehensive Plans for the same property. Conversations with representatives of the two utilities adjacent to the subject site indicate that they are not against being redesignated and rezoned. Seattle Water would not object if the change does not result in additional costs to them, and Puget Power feels it would be appropriate for their property to reflect the zoning of adjacent parcels. The wetlands located on the rezone site and on the larger exhibition facility site were a major issue. The Sensitive Areas Overlay Zone provides the regulations for these areas. A wetlands report was prepared and the wetlands were identified and delineated in the field. The applicant proposes expanding the type 1 wetland shown on Attachment C to accommodate compensatory mitigation for filling several type 3 wetlands located in the north section of the exhibition project site. The applicant has also requested a reduction of the buffer width which will be reviewed when the detailed mitigation plan is submitted with an actual development plan. COMPREHENSIVE PLAN MAP REDESIGNATION Attachment A shows the Comprehensive Land Use Policy Plan designations for the land around the subject site. Below are descriptions of what the Tukwila designations mean. Parks and Open Space represent public parks, recreation facilities, school playgrounds, and other public open spaces, including agricultural lands under open space taxation. Commercial areas include commercial services, retail commercial activities with associated warehousing, and compatible and complementary uses including offices. Light Industrial is intended for areas characterized by distributive and light manufacturing uses, commercial and office uses. Public Facilities are community facilities including school buildings, churches, government offices, police and fire stations, and utility facilities. DECISION CRITERIA Although no amendment criteria exist in the Comprehensive Plan or in the Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 5 enabling legislation for Comprehensive Planning in optional code cities, review standards from court cases give instruction for comprehensive plan amendments and rezones. Those standards are listed below in italics and are followed by the applicant's response. The applicant bears the burden of proof in demonstrating the need for a change and supporting the request. 1. Unforseen changes in circumstances have occurred in community conditions that justify a Comprehensive Plan redesignation of the subject property or existing plan policies. The applicant responds, "The property owner has secured access via the extension of Strander Boulevard, thus property which presently adjoins an M -1 use and which was previously zones (sic) commercial in Renton can be easily developed into industrial property which is in short supply. Access agreements between the applicant and Union Pacific and Puget Power have been drafted and copies have been supplied to the City. The applicant awaits development approvals prior to executing the agreements. Documentation of industrial property shortage has not been submitted. The Comprehensive Plan anticipates a Strander Extension through the site via a Public Facility designation on the Land Use Map and "Secondary Arterial" on the Circulation Map. The most significant change is the relocation, after the 1992 racing season, of the Longacres racetrack, which has been a regional facility since 1933. It will be replaced by a Boeing Company development. 2. Factual evidence supports an additional or changed public need for the proposed designation. The applicant responds, "Applicant's project, which will serve the public as a place to exhibit products and interests, requires a large area parcel to accommodate the facility and this land adjoins 14.3 acres also in the proposed project site. Increase City revenue anticipated when complete. The applicant's response does not address a changed or additional public need for the industrial land. 3. Analyze the Tukwila Comprehensive Land Use Policy Plan and discuss the policies that relate to the requested amendment. Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 6 The applicant responds, " The General Goal of the City of Tukwila Comprehensive Plan encourages City expansion using the land as best suited thereby developing a healthy economic climate while striking a balance with the environment. The use should consider the regional setting of Tukwila, but should meet the goals of the local citizens without stressing City services. The Exhibition Facility concept will increase City revenue with its increase in evaluation (sic). Its operation will provide jobs and income. Identified sensitive areas will be set aside as open space. And the site presently having general utility service will place minimal burden on City services. (pages 12 & 13) The goals the applicant summarizes above are more specifically: Goal 2 (page 12) - "the City should achieve a balance between regional goals and local aspirations ... Tukwila is an inseparable part of a larger region. Tukwila's policies should provide for the enhancement of regional goals." Goal 4 (page 12) - "the City's plans should be coordinated with those of other jurisdictions." The King County Comprehensive Plan designates the site as urban and not agricultural. The regional plan concludes that agriculture uses are most productive in large agricultural communities where there is a support network. The Plan focuses its efforts on conserving farmlands within designated Agricultural Districts in order to minimize conflicts between disparate uses. In the County's Plan, the subject site is designated as urban and not as an agricultural district. The City of Renton Comprehensive Plan designates the area around Longacres Racetrack as Commercial and the rest of the area surrounding the racetrack as Manufacturing Park/ Multiple Option. The Renton Plan also shows a proposed roadway connecting with Strander Boulevard. POLICY REVIEW Natural Environment Element General Goal 2 (page 15) "use and preserve the natural...resources of the physical environment in a wise and posterity oriented manner. " Staff Report to the 90- 2- CPA/90 -2 -R: McLeod Exhibition Facility Planning Commission Page 7 Policy 4 (Page 25) "Encourage the retention of agricultural lands. The policy comment further explains ", encourages the cultivation of valley soil for farming... discourages the premature displacement of existing farmlands." underline added) Objective 2. (page 25) "Promote the retention and preservation of highly suitable areas for wildlife habitat and natural area." Policy 1. (page 25) "Strive to retain viable areas of wooded hillsides, agricultural lands, wetlands, ..." Objective 4. (page 27) "Realize the ability of natural ... marshes to handle storm runoff while acting as significant natural amenities." Commerce/Industry Element Policy 2, (page 60) "Allow for the location of new commercial and industrial areas and the expansion of existing ones when this expansion is compatible with surrounding land use and not detrimental to the public welfare." Objective 5. (page 66) "Recognize agriculture as an economic use of land." The comment following the objective says, "While the economic return on viable agricultural land is not as great as the return on an urban use of the land, it certainly has its place in the area's economy. Policy 1, (page 66) "Encourage the continuation of productive agricultural use of land until orderly conversion to urban usage occurs." (underline added) The policy comment further explains, "It is recognized that much of the land in the Tukwila area will eventually give way to planned and orderly expansion of urban uses. However it would be desirable to maintain the land in a productive agricultural use until this conversion occurs." CONCLUSIONS 1. The removal of the Longacres racetrack "agricultural" use eliminates the need for an agricultural district in the area. Furthermore, the applicant is not now in an active agricultural use. 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