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HomeMy WebLinkAboutPermit L2000-036 - CITY OF TUKWILA - MIC/L COMPREHENSIVE PLAN AMENDMENTL2000-036 MIC/L COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT ALLOW OFFICE IN MIC/L COMPREHENSIVE LAND USE PLAN AMENDMENT Additional Comprehensive Plan amendments to be considered by City Council on July 10 The Tukwila City Council is considering adding two potential amendments for its annual review of the Comprehensive Plan and Zoning Code. The Comprehensive Plan describes the broad land use goals and policies that will guide Tukwila for the next 20 years. The Zoning Code carries out the Compre- hensive Plan's policies with specific requirements for land development. The proposed amendments are as follows: 1. Allow office uses in the Manufacturing/Industrial Center - Light (MIC /L) zone whether or not they are associated with a specific permitted industrial use (File L2000 -0036) Discussion: The MIC /L zone is primarily a light industrial area with warehousing and manufacturing activities. The proposed amendment would let offices locate throughout the zone, whether or not they are linked with an existing industrial activity. 2. Update existing Transportation Background Report (File #L2000 -0038) Discussion: 1998 changes to the Washington Growth Management Act require that the City of Tukwila update the transportation portion of its Comprehensive Plan to identify the impacts of major transportation facilities (i.e. the interstate system and proposed light rail), clarify system needs, and coordinate its efforts with the State. To give residents and businesses the opportunity to express their opinions about these proposed Comprehensive Plan amendments, there will be a: PUBLIC MEETING on July 10, 2000 at 7:00PM in Council Chambers at Tukwila City Hall 6200 Southcenter Boulevard The City of Tukwila welcomes both written and verbal comments about the proposed Comprehensive Plan /Zoning Code amendments from Tukwila's citizens and business community. Please call Rebecca Fox of the Department of Community Development at 206 - 431 -3683 if you have ques- tions or concerns. You may address written comments not later than July 24, 2000 to the Tukwila Department of Community Develop- ment, 6300 Southcenter Boulevard, Tukwila, WA 98188. If you prefer, you may also comment via email to rfox @ci.tukwila.wa.us. 2 Don Williams Director of Parks and Recreation Department retires from Tukwila Don Williams, Tukwila's Parks and Recre- ation Director, retired at the end of May after 31 years in parks and recreation ser- vice, 23 of those years in Tukwila. On Thursday, June 1, a dinner in Don's honor — attended by 135 of his family, co -work- ers, friends and members of the commu- nity — was held at the Tukwila Community Center. Don was presented with some fine gifts, fond mementos and many kind words from those who could attest to his many contributions to our community. Through Don's leadership, many beautiful parks and trails have been built, recreation programs have been expanded and en- hanced, and the citizens have been pro- vided with a beautiful golf course. The highlight of Don's career in Tukwila would have to be the award - winning Tukwila Community Center, which had been Don's dream for twenty years. This beautiful addi- tion to Tukwila has exceeded all expecta- tions for success. Don's friendship, leadership and contribu- tions will be greatly missed. However, he has laid substantial groundwork for this community to build upon. Thank you Don, for the wonderful, tangible assets that you have helped create for Tukwila citizens to enjoy far into the future. Enjoy your retire- ment! "Jxl i $: +'.,- ; lr: .•iaL!6i;..:.4+ ?37 i.' THE HAZELNUT • City of Tukwila Washington Resolution No. /':,--9 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AFFIRMING AGREEMENT IN PRINCIPLE TO REVISE THE COMPREHENSIVE PLAN MAP TO ELIMINATE AN OVERLAPPING POTENTIAL ANNEXATION AREA WITH SEATTLE, AND TO REVISE CERTAIN BOUNDARIES ONCE AN INTERLOCAL AGREEMENT IS SIGNED WITH SEATTLE AND KING COUNTY. WHEREAS, King County and the cities of Tukwila and Seattle have successfully completed the mediation process entered into under the Memorandum of Understanding signed in June 1997, to resolve a disputed potential 'annexation area, boundary adjustments and the future improvements to the 14th /16th Avenue South Bridge; and WHEREAS, all three jurisdictions have contributed significant time and effort to the negotiations; and Z <W. ¢: J0 00 W = J_ W 0' 1Q I W. Z� 1— 0' Z 1—. WW WHEREAS, the results reflect a spirit of cooperation, mutual accommodation and joint p contributions to the successful resolution of some of our region's most challenging problems; and 0 ci • WHEREAS, Tukwila's 1995 Comprehensive Plan recognizes the intent to revise certain ~ P P� W W boundaries and to avoid overlap in potential annexation areas; and 0 WHEREAS, these revisions would represent a significant step toward full implementation of 1- p the Growth Management Act by creating a more workable set of boundaries, financing needed . Z infrastructure improvements, and by providing more efficient government for the residents of the U region; P �' NOW, THEREFORE, THE CITY COUNCIL OF THE - CITY OF TUKWILA, Z. WASHINGTON, HEREBY RESOLVES AS FOLLOWS: A. The City of Tukwila agrees in principle to revise its Comprehensive Plan map to eliminate an overlapping potential annexation area with Seattle and to straighten boundaries as laid out in the draft Interlocal Agreement with Seattle and King County. B. The City of Tukwila shall, however, defer adopting Comprehensive Plan revisions (L99- 0085 and L99.0088) until the Interlocal Agreement with Seattle and King County is finalized and signed. PASSED BY THE CITY COUNCIL OF THi, CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this . i day of , 2001. 6-Joan Hernandez, Council President ATTEST /AUTHENTICATED: &.. 6_4424 C J. ne E. Cantu, CMC, City Clerk APPROVED AS TO FORM: By: Office of e Attorney Filed with the CIty CIerk:;LP- / _ C' / Passed by the City Council: Z • 5�' I Resolution Number /41•55) COMP PLAN MAP REV 1 -01 4/19/99 d.,:....+ —....m ,.a rsomxxrr •yvn'.il`'i r ,w I!Ft'�'A'.'L, 'a ` , Q'.l '?,'_ � 7 City of Tukwila Washington Ordinance No. /7-6 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUICVVILA, WASHINGTON, AMENDING THE CITY'S 1995 ZONING CODE (TMC CHAPTER 18), AS ADOPTED BY ORDINANCE NO. 1758, TO ESTABLISH MIC /L ZONING WITH CERTAIN CONDITIONS; PERMIT OFFICES IN THE MIC /L; ALLOW OFFICE ABOVE THE THIRD FLOOR IN THE NCC ZONE ALONG TUKWILA INTERNATIONAL BOULEVARD; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. z �W. re 6 • o W W • O' g Q co = WHEREAS, Tukwila's Comprehensive Plan and development regulations may be reviewed and I- _ updated as appropriate; and Z 1--. 1- O WHEREAS, the City of Tukwila Planning Commission, after having received and studied staff W analysis and comments from members of the public, has recommended the adoption of certain Lu, amendments; and U �. Ou WHEREAS, the City Council held a public hearing on the proposed amendments on November 20, O 1- 2000, and held other public hearings after proper notice as indicated below: W V t-- 1. After due public notice the City Council held public meetings on April 3, 2000 and July 10, u.. ` 2000 to receive public comments, and a public hearing on November 20, 2000 to receive public Z testimony related to amendments to the Comprehensive Plan and Zoning Code; U P H. 2. Notice of the public meetings were published and mailed in the Hazelnut; notices of the 0 public meeting were mailed to surrounding residents, businesses and owners; sites were posted, and Z notices of the public hearing were mailed and published in • The Seattle Tunes; and WHEREAS, the City Council, after due consideration, believes that certain amendments to the City's Comprehensive Plan and development regulations are necessary;, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Ordinance No. 1758, as codified at TMC 18.22, is hereby amended to read as follows: 18.22.020 Permitted uses. 22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, or three stories in the Urban Redevelopment Area along Tukwila International Boulevard, including: a. medical; b. dental; c. government; excluding fire and police stations; d. professional; e. administrative; f. business; such as travel, real estate; g. commercial. Section 2. Ordinance Nos. 1758 and 1774, as codified at TMC 18.36.020, are hereby amended to read as follows: • 18.36.020 Permitted uses. The following uses are permitted outright within the Manufacturing Industrial Center /Light Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public'park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.36.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 3. Beauty or barber shops. 4. Bicycle repair shops. 5. Brew pubs. 6. Bus stations. 7. Commercial laundries. 8. Contractors storage yards. 9. Day care centers. 10. Heavy equipment repair and salvage. 11. Hotels. 12. Industries involved with etching, film processing, lithography, printing, and publishing. 13. Laundries: a. self -serve; b. dry cleaning; c. tailor, dyeing. 14. Libraries, museums or art galleries (public). 15. Manufacturing, processing and /or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment. 16. Manufacturing, processing and /or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging. 17. Manufacturing, processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and by- products, frozen foods, instant foods and meats (provided that no slaughtering Is permitted). 18. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. 19. Manufacturing, processing, and /or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, Ink, paint, paper, plastics, rubber, tile, and wood. 20. Manufacturing, processing, assembling, packaging and /or repairing electronic, mechanical or precision Instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 21. Motels. 22. Offices including, but not limited to, software development and similar uses, financial services, schools and studios for education or self - improvement less than 20,000 square feet. 23. Outpatient, inpatient, and emergency medical and dental. 24. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 25. Public parking lots or garages for private passenger cars. 26. Railroad tracks, (including lead, spur, loading or storage). 27. Recreation facilities (commercial - indoor) - athletic or health clubs. 28. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 29. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 30. Salvage and wrecking operations which are entirely enclosed within a building. 31. Storage (outdoor) of materials Is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 32. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 33. Taverns, nightclubs. 34. Telephone exchanges. 35. Tow truck operations, subject to all additional State and local regulations. 36. Truck terminals. 37. Warehouse.storage and /or wholesale distribution facilities. 38. Other uses not specifically listed in this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 3. Ordinance Nos. 1758 and 1865, as codified at TMC 18.36.040, are hereby amended to read as follows: 18.36.040 Conditional uses. The following uses may be allowed within the Manufacturing Industrial Center /Light Industrial district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Colleges and universities. 2. Electrical substations - distribution. 3. Fire and police stations. 4. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop hammering. 5. Manufacturing, processing and /or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering). 6. Manufacturing, processing and /or assembling of previously manufactured metals, such as Iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 7. Offices including, but not limited to, software development and similar uses, financial services, schools, schools and studios for education or self - improvement, 20,000 square feet or over. 8. Park and ride lots. 9. Studios, television, microwave, cellular or observation stations and towers. 10. Recreation facilities (public) Including, but not limited to, sports fields, community centers, and golf courses. L 11. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, house wares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; limited to uses of a type and size that clearly Intend to serve other permitted uses and /or the employees of those uses. 12. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. Section 4. The Tukwila 1995 Zoning Code Map is hereby amended as follows: Designate as MIC /L (Manufacturing Industrial Center /Light) an area generally located at the intersection n ~ Z ul re 2 of Interurban Avenue South and SR 599 /East Marginal Way per Exhibit 1 (attached) with the following condition: JU UO 1. Any proposed development on the site will require a conditional use review to determine co U w= u_ WO u- I- w. ZF- 1- 0 Z i-- al 2p U O- CI F— W u1 H - LLO WZ O~ its appropriateness for the location; 2. In addition, the owner shall comply with the following: a. The owner shall record the requirement for conditional use review with the property; b. If the owner fait's to record the conditional use review requirement with the property within 120 days of the effective date of this ordinance, the MIC /L designation shall be null and void. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. 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 and effect five (5) days after passage and publication as provided bylaw. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this ,3 day of o 2-'4 f ce-i p-• , 2001. ATTEST /AUTHENTICATED: E. Cantu, CMC, City Clerk APPROVED AS TO FORM: Of ce of the Attorney FILED WITH THE CITY CLERKb2 -/- O/ PASSED BY THE CITY COUNCIL:a .p / PUBLISHED:& -q - a / EFFECTIVE DATE: -,•V-U / ORDINANCE NO.: / yo Steven M. Mullet, Mayor 4 Igni • gr ..,,...,rgai ailar.�,�...,,,..�.. A- Zoning Code 1 -01 ... .+•�- s.•....wa , sew.. r�0A1' C!!] S• wr. �n+. cweaw. wrn +n..rna!�nuu:�wrtxttnAN+R�kS... . .... .. - + M/! ut �. A1! v+ x. R�, S«'- �4M.sTf'.`:�~vomtwq Z • • The West Valley Highway corridor LOS average Is not to exceed D mitigated. • Southcenter Boulevard between Grady Way and Interstate 5 Is not to exceed average LOS E. • The Southcenter Parkway Corridor south of South 180th Street Is not to exceed average LOS E without agreement with developers, including contractually scheduled capacity improve - ments. • The LOS of minor and collector arterials in predominantly residential areas is not to exceed average LOS D for each specific arterial. • Residential access streets reaching a 1,000 - vehicle- per•day volume will be studied to determine appropriate measures to reduce traffic volumes. Section 4. Amend the Tukwila 1995 Comprehensive Plan Transportation Chapter, as adopted by Ordinance No. 1757, to add a new policy under "13.7 Funding Sources and Mitigation Payment System" to read as follows: Policy 13.7.4: Highways of Statewide Significance (HSS), including Interstate 5 (I -5), Interstate 405 (I.405), and State Route 518 (SR 518), are exempt from concurrency requirements. Section 5. Amend the Tukwila 1995 Comprehensive Plan Land Use Map as follows: Designate as MIC /L (Manufacturing Industrial Center /tight) an area generally located at the intersection of Interurban Avenue South and SR 599 /East Marginal Way per Exhibit 1 (attached), with the condition that: 1. Any proposed development on the site will require conditional use review to determine its appropriateness for the location; 2. In addition, the owner shall comply with the following: a. The owner shall record the requirement for conditional use review with the property. b. If the owner fails to record the conditional use review requirement with the property within 120 days of the effective date of this ordinance, the MIC /L designation shall be null and void. Section 6. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent Jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. 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 and effect five (5) days after passage and publication as provided by law. - PASSED BY H CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this -5 day of 0--- -c d -A-64z r , 2001. Otg4.0 tV\ rV\ E-- A(TTEST/AUTHENTICAT cc� a E. Cantu, CMC, City Clerk APPROVED AS TO FORM: By Of ce of + e City orney FILED WITH THE CITY CLERKi 2- PASSED BY THE CITY COUNCIL: 2• S a PUBLISHED:a EFFECTIVE DATE:, - / 5/ _ o / ORDINANCE NO.: /y_53 VW Steven M. Mullet, Mayor • • •1 • City of Tukwila Washington Ordinance No. /q) -3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AS ADOPTED BY ORDINANCE NO. 1757, TO REVISE TRANSPORTATION - RELATED POLICIES; ESTABLISH MIC /L ZONING WITH CERTAIN CONDITIONS; ALLOW OFFICE ABOVE THE THIRD FLOOR IN THE NCC ZONE ALONG TUKWILA INTERNATIONAL BOULEVARD; ALLOW OFFICE AS 'A CONDITIONAL USE IN MIC /L; PROVIDING FOR SEVERABILITY; AND, ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan and development regulations are to be reviewed and updated as appropriate; and WHEREAS, the City of Tukwila Planning Commission, after having received and studied staff analysis and comments from members of the public, has recommended the adoption of the certain amendments; and WHEREAS, the City Council held a public hearing on the proposed amendments on November 20, 2000, and held other public hearings after proper notice as indicated below: 1. After due public notice the City Council held public meetings on April 3, 2000 and July 10, 2000 to receive public comments, and a public hearing on November 20, 2000 to receive public testimony related to amendments to the' Comprehensive Plan and Zoning Code; 2. Notice of the public meetings were published and mailed in the Hazelnut; notices of the public meeting were mailed to surrounding residents, businesses and owners; sites were posted; and notices of the public hearing were mailed and published in The Seattle Times; and WHEREAS, the City Council, after due consideration, believes that certain amendments to the City's Comprehensive Plan and development regulations are necessary; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Amend the Tukwila 1995 Comprehensive Plan Land Use Map Legend, as adopted by Ordinance No. 1757, to read as follows: Manufacturing /Industrial Center —Light Industrial: A major employment area containing distributive, light manufacturing and limited office uses, with supportive commercial and office uses. (See Manufacturing /Industrial Center element In Plan text.) Section 2. Amend the Tukwila 1995 Comprehensive Plan Transportation Corridor Chapter, as adopted by Ordinance No. 1757, to read as follows: Policy 8.5.7: Encourage two- to four-story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower levels, except in Urban Renewal areas. Section 3. Amend the Tukwila 1995 Comprehensive Plan Transportation Chapter, as adopted by Ordinance No. 1757, to read as follows: Policy 13.3.1: Use the following LOS standards to guide City improvement and development approval decisions: • The Tukwila Urban Center area LOS average is not to exceed E. • The East Marginal industrial and manufacturing corridor LOS average is not to exceed E. • The Interurban Avenue corridor LOS average is not to exceed E. • The Pacific Highway corridor LOS average is not to exceed D mitigated. A -Corn Plan 1 -01 • The West Valley Highway corridor LOS average is not to exceed D mitigated. • Southcenter Boulevard between Grady Way and Interstate 5 is not to exceed average LOS E. • The Southcenter Parkway Corridor south of South 180th Street is not to exceed average LOS E without agreement with developers, including contractually scheduled capacity improvements. • The LOS of minor and collector arterials in predominantly residential areas is not to exceed average LOS D for each specific arterial. • Residential access streets reaching a 1,000•vehicle•per•day volume will be studied to determine appropriate measures to reduce traffic volumes. Section 4. Amend the Tukwila 1995 Comprehensive Plan Transportation Chapter, as adopted by Ordinance No. 1757, to add a new policy under "13.7 Funding Sources and Mitigation Payment System" to read as follows: Policy 13.7.4: Highways of Statewide Significance (HSS), including Interstate 5 (I -5), Interstate 405 (I -405), and State Route 518 (SR 518), are exempt from concurrency requirements. Section 5. Amend the Tukwila 1995 Comprehensive Plan Land Use Map as follows: Designate as MIC /L (Manufacturing Industrial Center /Light) an area generally located at the intersection of Interurban Avenue South and SR 599 /East Marginal Way per Exhibit 1. (attached), with the condition that: 1. Any proposed development on the site will require conditional use review to determine its appropriateness for the location; 2. In addition, the owner shall comply with the following: a. The owner shall record the requirement for conditional use review with the property. b. If the owner fails to record the conditional use review requirement with the property within 120 days of the effective date of this ordinance, the MIC /L designation shall be null and void. Section 6. Severability. If any section, subsection, paragraph, sentence, . clause or phrase of this ordinance or its application. to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. 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 and effect five (5) days after passage and publication as provided by law. PASSED BY H CITY COUKIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of ../!l[r , 2001. Oeues.) rV\YV�u�c� ATTEST /AUTHENTICAT GC, e E. Cantu, CMC, City Clerk APPROVED AS TO FORM: By Office of + e City orney FILED WITH THE CITY CLERK;.- PASSED BY THE CITY COUNCIL: 01- S"• Q / PUBLISHED:.7 -y'- a / EFFECTIVE DATE:,' - /9%. o / ORDINANCE NO.: / y. 3 Steven M. Mullet, Mayor 9 i Cv t fl iiR l 'Ki a51� . •.'Atc• -q Yl:i.t a• From: "Mike Szluk"«mikouzlu iioom> To: huk-mai Date: 11/10/00 11:39AM Subject: allowing office uses in MIC/L zones. greetings, was the application to amend financed by the same people or outfit that fenced in the land opposite the river on 11 5th street? you know, the ones who posted the "notice of proposed land use" sign so far back from the fence that no one could read it? what happens to the "sacred indian burial ground" where the college kids come to dig up artifacs where 11 3th street ends and runs into "poverty hill"? my name is mike szluk and i just bought the house @ 3922 s.1 13th.st., and i dont want any developer to tear up this hill just to put up some crappy pressboard and plastic office buildings that will fall down in ten years. this is a nice little place to live. it hasnt begun to be ruined like the rest of tukwila, with the pressboard plastic sided houses that are so overpriced that, ten years from now when they fall apart, the buyers will simply walk away from them, relinquishing possesion to the bank that financed them, and leaving a rotting pile of "wood" in my neighborhood, along with higher taxes! how would these office buildings benefit residents? iduntwant these construction guys digging away @ the side of "the hi||"ond then when the hill collapses calling it "an act ofgnd" not all of the land between o*att|* and taoonne has to be used for structures that developers think microsoft employees will want to "cuddle" with, or to house workers for the next piece of crap that boeing glues together. something smells funny about this proposed amendment. idont care what the developers doun the flats down by the river, theyve been messing that up for years, and thats the nature of things, but i dont want them here messing up my neighborhood. theres already too much traffic at rush hour along the river and past the tukwilla community center. i dont want to see any kids get run over by some frustrated tired office worker speeding to get up to martin luther king road, they already drive like hell with the trucks up that road. the speed bumps or the 25 mph speed limit signs dont slow them down, and, lately, every time i drive through there i see a cop giving someone a ticket. why make things worse than they already are? who benefits from this deal? all it will do is make my life tougher. i have lived in tukwila as a renter for ten years before i bought this house, and i would like to go on record as saying i dont like or want this proposed deal.if you city of tukwila people really wanted to do something for the residents up here on the hi||, you would try to keep the crazy police @ the police shooting range from firing their damn machine guns after the sun goes down! sometimes it will be real quiet, then they||start firing several fully automatic guns at once, with a couple of blast from shotguns thrown in for good measure. who knows? perhaps a possum ran across the shooting range, thus threatening their security! im getting old, and im practically deaf as a post, so the gunfire doesnt bother me all that much. but i know it makes the women nervous. thank you ms rebecca fox for considering this email, and please dont send any government officials or police around to my house @ night to "take me away". respectfully, mike oz|uk.mikenz|uk@hotnnai|.00m �7 / 1/700~ (}�' City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOVEMBER 20, 2000 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION The City of Tukwila has filed an application to amend the Comprehensive Plan (File #L2000 -0036) and Zoning Code (File # L2000 -0037) to allow offices uses in MIC /L (Manufacturing Industrial Center/Light) zones, generally located between Tukwila International Boulevard and East Marginal Way South, East Marginal Way South and Highway 599, and Highway 599 and the Duwamish River. (Refer to map on reverse) The Planning Commission has recommended that offices be classified as Conditional Uses in the MIC /L zone. You are invited to comment on the proposal at a public hearing before the City Council scheduled for: Date: November 20, 2000 Time: 7:00 p.m. Place: Tukwila City Hall 6200 Southcenter Boulevard Tukwila , WA 98188 For more information on this proposal, contact Rebecca Fox at 206 - 431 -3683. Written comments are welcome. Please address comments to Rebecca Fox, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188 or via e-mail to rfox @ci.tukwila.wa.us. If desired, written comments may also be presented in person at the City Council hearing on November 20, 2000. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z • • �w u� • U O; W = J E- • LL WO. J' LL Q' = a; • F W. Z F. 1--0 Z I- lit �o N` o WW . O. • .Z W z CITY OF TUKWILA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Tukwila City Council will hold a public hearing on Monday, November 20, 2000 beginning at 7 PM in the Council Chambers at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, to consider the following: Changes to the Tukwila Comprehensive Plan and Zoning Code. Applications include: 1) Eliminate overlap with the City of Seattle's Potential Annexation Area (L99- 0085). 2) Revise boundary with Seattle in vicinity of Boeing Field (L99 - 0088). 3) Establish LDR (Low Density Residential) designation for undesignated area at Interurban Ave. S. and E. Marginal Way (L99 -0092, L99- 0093). 4) Designate two adjacent LDR (Low Density Residential) lots as C /LI (Commercial Light Industrial) at 4625 S. 134th Pl. (L99 -0094, L99- 0095). 5) Allow 3rd floor office use in NCC (Neighborhood Commercial Center) zone along Tukwila International Boulevard (L -99 -0086, L99- 0087). 6)• Allow office use throughout MIC /L (Manufacturing /Industrial Center- Light) zone (generally between S. 112th and S. 126th between E. Marginal Way and Tukwila International Boulevard) independent of industrial use (L2000 -036, L2000 -037). 7) Revise Transportation Background Report to include changes to Growth Management Act (L2000 -038). All interested persons are invited to be present to voice approval, disapproval, or opinions on this issue. For those unable to attend in person, you may submit written testimony to the City Clerk's office until 5 PM on November 20, 2000. Please contact Rebecca Fox, Associate Planner, Department of Community Development, at (206) 431- 3683 or rfox@ci.tukwila.wa.us if you have questions. The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's Office at (206) 433 -1800 or TDD 1- 800 -833 -6388 by noon on Monday if we can be of assistance. DATED THIS N DAY OF 2000. CITY OF TUKWILA 72 i .r_ J E E. CANTU, CMC, CITY CLERK Published: Seattle Times - 11/3/00 & 11/10/00 .* ..... — z Q� w 6 O 0 U 0: IJJ J �. LL �a. LL =. u d • w z� z o. n • 0 U 0 — 01- wW r F- -- wz U =. 01- z MEETING DATE: NOTIFICATION: Attachment 3 STAFF REPORT TO THE PLANNING COMMISSION Prepared September 18, 2000 September 28, 2000 Notice of hearing published in the Seattle Times, 9/18/00 (TMC 18.108.060 specifically exempts Comprehensive Plan amendments from procedures set forth TMC 18.104 through 18.116, but staff went beyond the statutory requirements as follows: • Notice of Hearing mailed to surrounding properties on 9/15/00 • Property posted on 9/21/00 FILE NUMBER: L2000 -036 - Office in MIC/L (Comp Plan Amendment) L2000 -037 – Office in MIC/L (Zoning Code Amendment) APPLICANT: City of Tukwila REQUEST: Comprehensive Plan and Zoning Code amendments to allow office uses in the MIC/L (Manufacturing Industrial Center/Light) district LOCATION: The MIC/L district located between Tukwila International Boulevard and East Marginal Way South, East Marginal Way South and Hwy 599, and Hwy 599 and the Duwamish River COMPREHENSIVE PLAN DESIGNATION: MIC/L— Manufacturing Industrial Center - -Light ZONE DESIGNATION: MIC/L— Manufacturing Industrial Center - -Light SEPA DETERMINATION:Determination of non - significance issued 9/20/00 STAFF: Rebecca Fox ATTACHMENTS: A. Comprehensive Plan Amendment Application B. SEPA Determination C. Zoning Code —18.36 D. Traffic Analysis ..:J : ^! "::.. na.wxN: 1."•�:':f:'�;l:.n 4t'n-'u'it�4�A n t_St„ xi�.a '� .:ijss,•i, ":r.;.i�xk4Lti: z z w = J QQ V; 'U O • u) a- s W = J CO �: W O. Q.. d w; Zf. I- 0, Z F-: U� .O ;0 W W; H V LL Z; 0 N. 1- O0 • FINDINGS VICINITY /SITE INFORMATION Project Description The proposal is to amend the Comprehensive Plan and Zoning Code allow offices as a permitted use in the MIC/L zone. Surrounding Land Uses Manufacturing, retail, office, residential Background This proposal was requested by the City Council, prompted by recent interest in office development in the MIC/L. Currently, offices in the MIC /L zone must be associated with another permitted use, rather than being permitted outright. After holding its public meeting on July 24, the Council referred the proposal to the Planning Commission for further discussion and a recommendation. Tukwila's Manufacturing/Industrial Center (MIC) is one of only four regional centers of industrial activity designated in King County's County -Wide Planning Policies. Tulcwila's MIC is one of the few remaining concentrations of manufacturing and industrial lands in urban Puget Sound. TMC 18.36.010 states that the MIC/L: ..."is intended to provide a major employment area containing distributive light manufacturing and industrial uses and other uses that support those industries." The district's uses and standards are meant to enhance the redevelopment of the Duwamish Corridor. 18.36.020.25 explains that offices must be associated with another permitted use, such as offices for a manufacturing company present within the MIC. (Attachment C) REVIEW CRITERIA Planning Commission review is required for Comprehensive Plan and Zoning Code amendments. The Planning Commission may recommend approval, recommend approval with conditions or recommend denial of the amendment based on a clear compliance with the criteria which follow. The Planning Commission's recommendation will be forwarded to the City Council, which will make the final decision. 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? The Comprehensive Plan envisions the MIC as the focus of significant industrial activity. This is stated in Goal 11.1 and its associated policies: z ~w JU 00 co J CO w w0 ga =a z� h0 zF-- o1-: w o. z U� H= o1- z Goal 11.1 ('blanufacturing/Industrial Center): Support for existing industrial activities in the Manufacturing /Industrial Center and development of industrial activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods. The Comprehensive Plan states that MIC zones are intended primarily for industrial uses or activities which support these uses: Policy 11.1.5: Allow uses that are commonly associated with manufacturing and industry, including those directly supporting such activity, such as offices and laboratories, while prohibiting unrelated uses. The Plan is committed to preserving and enhancing Tukwila's neighborhoods. Its first major objective is as follows: 1. To improve and sustain residential neighborhood quality and livability. The Plan emphasizes its commitment to residential quality by limiting the impacts of industrial use on adjacent residential neighborhoods: Policy 11.1.6 Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing zoning directly abuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. 2. Impacts The MIC /L district is approximately 15% of all industrially -zoned land in Tukwila. More office uses in the MIC/L zone will reduce the already- limited supply of land available for industry in Tukwila and the region. If properly -zoned land is unavailable in Tukwila, industry will locate elsewhere, losing the potential employment and tax benefits to the city. Office uses in the MIC /L zone could potentially divert office projects from Tukwila -. International Boulevard and the Tukwila Urban Center. On the other hand, the regional economy has changed significantly since 1995 when the Comprehensive Plan and Zoning Code were adopted. The rise of high -tech businesses and the decline of manufacturing in the area may already have made preserving industrial land less critical than it was several years ago. Allowing offices in the MIC/L zone will result in increased employment densities, along with more commute trips during peak travel hours. A transportation analysis prepared by Randall Hammond evaluates the impacts of future office in the MIC/L zone (Attachment D). It draws upon current projects to get traffic impacts for office use, and takes into account the arterial signalization and neighborhood measures which are already planned . The analysis states that as traffic volumes increase due to office employment, traffic flow will become slower, especially at arterial intersections (i.e. Pacific Highway/E. Marginal Way/ Boeing Access Road). As operations on arterial streets deteriorate, commuters will be tempted to cut through residential streets to find better travel times. This would displace congestion to local streets, including residential streets, and would negatively impact local residents. The extent of the impacts will depend on the amount of office, and its location in relation to arterials and residential streets. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The proposed change addresses the public need (as expressed by development requests) for more office uses by allowing "stand- alone" offices in a light - industrial zone. It would be necessary to take traffic and other possible impacts into account when evaluating development proposals. Other possible options would be to: • allow office in the MIC/L as a conditional use, or; • deny the request. 4. Will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The proposed change could benefit the community by providing additional office space. Given the peak hour traffic impacts, office uses might not be a good buffer for residential activity if the office uses were located near the periphery of the zone, adjacent to the residential uses. Office use will bring increased employment densities along with more commute trips during peak travel hours. By 2010, additional traffic peak hour volumes are projected to necessitate measures beyond the signalization and neighborhood traffic mitigation which is already planned. The degree and type of mitigation would depend on the levels of traffic, which would in turn depend on the extent of warehouse conversion to office, new office development and especially, the direction/routes that new trips would take. It is likely that some traffic would impact residential neighborhoods. Some arterial intersections could require signalization beyond that which is currently planned. Adjacent residential streets could also need additional measures such as turn prohibitions, traffic diverters, traffic bumps and circles. CONCLUSION The Planning Commission, pursuant to Tukwila Municipal Code (TMC) Chapter 2.36.030 hereby makes the following conclusions. Allowing office uses in the MIC/L zone will potentially offer increased employment densities along with increased traffic generation and impacts. More office use in MIC/L reduces the amount of land for industrial development, and could divert office redevelopment from other parts of the city. More offices will result in increased traffic, which could impact adjacent residential streets and neighborhoods depending on the location of the offices and their proximity to arterial and residential streets. Other policy choices include: • allow office as a conditional use, or; • deny the request. RECOMMENDATION Staff recommends: 1. amending the Comprehensive Plan to allow office use in MIC/L districts, and; 2. amending the Zoning Code to allow office as a conditional use in the MIC/L, rather than as a permitted use as had been requested. CITY OF Department of Community Development 6300 Southcenter Boulevard Tukwila, W4 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@cttuk-wila.wa.us ATTACHMENT A - CONIT EgENSIVE PLAN /ZON- G CODE i NDATEiN rS APPLICATION NAME OF PROJECT/DEVELOPNLENT: Revise Comprehensive Plan to allow office uses throughout the MIC /L zone regar ess or w ether C ey are associates wiLa •• LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision. access street, and nearest intersection. LIST ALL TAX LOT NUiWBERS Manufacturing /Industrial Center - -Light zone Quarter. Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority an behalf of the applicant in meetings with City seas, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Rebecca Fox Name: Address: Phone: Signature: City of Tukwila Department of Community Development 206 - 431 -3683 FAX: 206-431-3663 Date: 612—°/c5 FOR STAFF USE OPIZY Sierra Type: P- CPA/P -ZCA Planner: Rebecca: Fox P. File Number. LZUUU —UU io Application Complete (Date: ) Project File Number: Application Incomplete (Dare: ) Other File Numbers: NAME OF PROJECT/DEVELOPNLENT: Revise Comprehensive Plan to allow office uses throughout the MIC /L zone regar ess or w ether C ey are associates wiLa •• LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision. access street, and nearest intersection. LIST ALL TAX LOT NUiWBERS Manufacturing /Industrial Center - -Light zone Quarter. Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority an behalf of the applicant in meetings with City seas, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Rebecca Fox Name: Address: Phone: Signature: City of Tukwila Department of Community Development 206 - 431 -3683 FAX: 206-431-3663 Date: 612—°/c5 Comp plain aind MIC office , L PROJECT PROPOSAL/BACKGROUND CONT'D H. Detailed description of proposal: The proposal is to revise the Comprehensive Plan and Zoning Code to allow office uses which are not associated with another permitted use throughout the MIC/L General description of surrounding land uses: Single- family residential, light- industry, heavy industry; small -scale retail and office. II. IMPACTS OF PROPOSED CHANGE A. Adverse impacts of proposed change on surrounding properties: Additional office uses in the MIC/L zone may result in greater traffic impacts. Non - conforming uses created: None. B. Impacts of proposed change on Comprehensive Plan policies, zoning regulations and City functional plans: This proposed amendment is likely to affect the direction of some Comprehensive.Plan. policies. It will require a change in zoning regulations. There could be changes in other functional plank. C. Impacts of proposed change on Capital•Improvement Plan: Unknown at this time. Deficiencies in existing Plan /Code resolved by the proposal: The proposal brings'the Plan up -to -date by including offices as a principally- permitted use, rather than tying office use to an existing industrial activity. The proposal . acknowledges changes to the local economy that increase the importance of office use. D. Compliance of the proposal with Growth Management Act: See III.A.4 below. E. Other issues presented by-the proposed change: Allowing "stand- alone" office use in the MIC/L would increase the supply of office uses in the zone. Increased office uses in the MIC/L Would be likely to displace new office development from the Tukwila Urban Center and Tukwila International Boulevard. Allowing office uses in the MIC/L zone will potentially reduce the already- limited supply - of land available for industry. If properly -zoned land is unavailable in Tukwila, industry will locate elsewhere, losing the potential employment and tax benefits to the city. The limited supply of industrial land increases its value. Allowing office uses in the MIC/L . zone reduces the likelihood that the land will develop as industry. Allowing office uses • • in the MIC/L zone could divert office projects from Tukwila International Boulevard and the Tukwila Urban Center, and hinder their redevelopment. On the other hand, the regional economy has changed significantly since 1995 when the Comprehensive Plan and Zoning Code were adopted. The rise of high -tech businesses and the decline of manufacturing in the area may already have made preserving industrial land less critical than it was several years ago. F.. Alternatives to the proposed change: Other possible options would be to: • allow office uses not associated with another permitted use while retaining some restrictions on the size of the office development or the actual amount of office in the building or zone i.e. allow office use only up to 4 floors in height, or allow office use only within 300 feet of residential zones, or; • • remove all restrictions On office and allow office outright in both the MIC/L and the MIC/H zones subject to the development standards in the respective zones. ' III. COMPREHENSIVE PLAN /ZONING CODE AMENDMENT CRITERIA A. COMPREHENSIVE PLAIN AMENDMENT (TMC 18.80.01x) 1. A detailed statement of what is proposed and why; The proposal is .to revise the Comprehensive Plan and Zoning Code to allow office uses which • are not associated with another permitted use throughout the Manufacturing/Industrial Center -Light (MIC/L) zone. Office uses are currently allowed throughout the MIC/L zones, but only as an adjunct to industrial uses, rather than as a principally-permitted, "stand- alone" use. Recent interest in office development in the MIC/L zone has prompted this request. 2.A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed . change; The proposal is expected to result in more office development and a decrease in Iand available for industrial uses in the MIC/L zone. The key issues are 1) will having additional industrially -zoned land available for office development negatively impact industrial growth and retention in the NIIC/L zone; and 2) will additional land available for office in MIC/L detract from office redevelopment along Tukwila International Boulevard and in the Tukwila Urban Center. 3.An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; Comp plam amd MIC office Current Comprehensive Plan regulations should be changed to acknowledge the declining role of manufacturing in society and the expanding role of office in the Manufacturing Industrial Center, especially the MIC/L. The Comprehensive Plan envisions the MIC as the focus of significant industrial activity. This is stated in Goal 11.1 and its associated policies: Goal 11.1 (Manufacturing/Industrial Center): Support for existing industrial activities in the Manufacturing/Industrial Center and development of industrial .activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods. The Comprehensive Plan states that MIC zones are intended primarily for industrial uses or activities that support these uses: 1 Policy 11.1.5: Allow uses that are commonly associated with manufacturing and industry, including those directly supporting' such activity, such as offices and laboratories, while prohibiting unrelated uses. The Plan indicates that industrial uses shall be separated from residential uses as follows: Policy 11.1.6 Develop and designate appropriate zoning buffers, mitigation and access opportunities where manufacturing zoning directlyt.abuts or impacts residential zoning so that MIC uses may operate without signfcant degradation of the residential environment. 4.A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; The proposal promotes the following goals from the Growth Management Act: • Urban Growth—Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner... • Economic Development — Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens for this state, ... z .1- z cc JU 6 00 WH w w0 J LL?. ua t- _. . z� I-O z U • � • F- IU. u- O: w .. Z. U 2. 0 z Camp plain amd MIC office 5.A statement of how the proposed amendment complies with applicable Countywide PIanning Policies; Countywide Planning Policies discuss Manufacturing Centers. Manufacturing/Industrial Centers are characterized by a significant amount of manufacturing; industrial and advanced technology employment They differ from other employment areas, such as business /office parks, in that a land base and•the segregation of major non - manufacturing uses are essential elements of their operation. FW -15 . Within the Urban Growth Area, the Countywide Planning Policies shall assure the creation of a number of locally determined Manufacturing /Industrial Centers which meet specific criteria. The Manufacturing/Industrial Centers shall be characterized by the following: a. Clearly defined geographic boundaries; • . b. Intensity /density of land uses sufficient to support manufacturing„ industrial . and advanced technology uses; c. Reasonable access to the regional highway, rail, air and/or waterway system for the movement of goods; d. Provisions to discourage large office and retail development; • e. Fast -track project permitting LU -52 Each jurisdiction which contains a regional Manufacturing/indusnial Center shall adopt in its comprehensive plan a definition of the Center which specifies the exact geographic boundaries of the Center. Jurisdictions with manufacturing/Industrial Centers shall have zoning and detailed plans in place to achieve the following goals by the year 2010: a. Preserve and encourage the aggregation of vacant or non- manufacturing/industrial land parcels for manufacturing/industrial uses; b. Discourage land uses which are not compatible with manufacturing, industrial and advanced technology uses; c. Accommodate•a minimum of 10,000 jobs, and; d Limit the size of offices and retail unless as an accessory use. County -wide Policies discuss providing buffers around the periphery of the Manufacturing/Industrial Center as follows: LU -58 Comp plam amd y([C office Jurisdictions' comprehensive Plans for regional Manufacturing/Industrial Centers sh2I1 demonstrate compliance with the criteria. In order to promote manufacturing /industrial growth, the manufacturing/Industrial Center plan for each jurisdiction shall establish strategies: a. To provide capital facility improvement projects which sumpport the movement of goods and manufacturing/industrial. operations; b. To coordinate planning with serving utilities to ensure that utility facilities are available to serve such .Centers; c. To . provide buffers around the Center to reduce conflicts with adjacent land uses; d. To facilitate land assembly; and e. To. attract the type of businesses that will ensure economic growth and stability. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the . proposed amendment is adopted; No changes are known at present. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities-plans of the City; No additional capital improvements have been identified at present. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. No additional changes are known at present. ZONING AMENDMENT CRITERLA. (TMC 18.84.030) 1. The use or 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; Any change will be prepared in conjunction with an amendment to the Comprehensive Land Use Policy Plan and the public interest. 2. The use or change in zoning requested 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 as set forth in the application form. Not applicable. L2000 Comp Plan Amendment -Office in M1C/L L2000-0037 Zoning Code Amendment-Office in MIC/L CITY OF TUt,WILA DETERMINATION OF NONSIGNIFICAiNCE (DNS) DESCRIPTION OF PROPOSAL: 1999 COMPREHENSIVE PLAN & ZONING CODE AMENDMENTS PROPONENT: CiTY OF TUKWILA LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: ADDRESS: PARCEL NO: SEC%TWN /RING. THROUGHOUT CITY ATTACHMENT B LEAD AGENCY: CIT'( OF TUKWILA FILE NO: E2000•-019 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An env ironmenta l impact statement (EIS) is not required under RCW 43.21c.•030(2)(c). This decision. was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. y r `k•. *....**k** *'k:l••.l* ***•kct•.l••k:l•k•.k*e *:.k****k**•**: ******'• k•'. ......k**'k•kkk•k* k*k This determination is final and signed this day of 200_0. - -- Stay Lancaster, Responsible vfficial City f Tukwila, (206) 431-3670 6300 Southcenter Boulevard Tukwila, WA 98133 Copies.of the procedures For SEPA appeals are available with the Department of Community Development. rr TUKWILA MUNICIPAL CODE ATTACHMENT C 18.34.080 Basic development standards. Development within the Heavy Industrial district r -shall conform to the following listed and referenced standards: HI BASIC DEVELOPMENT STANDARDS Setbacks to yards, minimum: • Front 25 feet • Second front 12.5 feet • Sides 5 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 5 feet • Rear, if adjacent to LDR, MDR. HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 115 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements • Fronts 12.5 feet • Sides None • Sides - if adjacent LDR. MDR, or HDR 10 feet • Rear None • Rear - if adjacent LDR, MDR, or HDR 10 feet Off Street Parking • Warehousing 1 per 2,000 sq. ft. usable floor area min. • Office 3 per 1,000 sq. ft. usable floor area min. • Retail 2.5 per 1,000 sq. ft. usable floor area min. • Manufacturing 1 per 1,000 sq. ft. usable floor area min. • Other Uses See TMC 1 8.56, Off- street Parking/Loading Regulations (Ord. 1793 §2, 1997; Ord. 1758 §1(part), 1995) Chapter 18.36 MANUFACTURING/INDUSTRIAL CENTER - LIGHT (MIC /L) DISTRICT Sections: 18.36.010 18.36.020 18.36.030 18.36.040 18.36.050 18.36.060 Purpose. Permitted uses. Accessory uses. Conditional uses. Unclassified uses. Parking regulations. 18.36.010 Purpose. This district implements the Manufacturing Indus- trial Center /Light Industrial Comprehensive Plan designation. It is intended to provide a major employment area containing distributive light manufac- turing and industrial uses and other uses that support those industries. This district's uses and standards are intended to enhance the redevelopment of the Duwamish Corridor. (Ord. 1758 §1(part), 1995) 18.36.020 Permitted uses. The following uses are permitted outright within the Manufacturing Industrial Center /Light Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. the distances specified in TMC 18.36.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district Page 18 -62 Printed June 8, 1999 r boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an exist- ing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 3. Beauty or barber shops. 4. Bicycle repair shops. 5. Brew pubs. 6. Bus stations. 7. Commercial laundries. 8. Computer software development and simi- lar uses. 9. Contractors storage yards. 10. Day care centers. 11. Financial: a. banking; b. mortgage; c. other services. 12. Heavy equipment repair and salvage. 13. High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. 14. Hotels. 15. Industries involved with etching, film pro- cessing, lithography, printing, and publishing. 16. Laundries: a. self- serve; b. dry cleaning; c. tailor, dyeing. 17. Libraries, museums or art galleries (public). 18. Manufacturing, processing and /or assem- bling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery; tools, airplanes, boats or other trans- portation vehicles and equipment. 19. Manufacturing, processing and /or assem- bling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging. 20. Manufacturing, processing and /or packag- ing of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and by- products, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 21. Manufacturing, processing and /or packag- ing pharmaceuticals and related products, such as cosmetics and drugs. TITLE 18 - ZONING 22. Manufacturing, processing, and /or packag- ing previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, cloth;._.. ing, fur, furniture, glass, ink, paint, paper, plastic; rubber, tile, and wood. 23. Manufacturing, processing, assembling, packaging and /or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 24. Motels. 25. Offices (must be associated with another permitted use, e.g., administrative, offices for a manu- facturing company present within the MIC). 26. Outpatient, inpatient, and emergency med- ical and dental. 27. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 28. Public parking lots or garages for private passenger cars. 29. Railroad tracks, (including lead, spur, load- ing or storage). 30. Recreation facilities (commercial - indoor) - athletic or health clubs. 31. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with restaurant. 32. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 33. Salvage and wrecking operations which are entirely enclosed within a building. 34. Schools and studios for education or self improvement. 35. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 36. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this tide. 37. Taverns, nightclubs. 38. Telephone exchanges. 39. Tow truck operations, subject to all addi- tional State and local regulations. 40. Truck terminals. 41. Warehouse storage and /or wholesale dis- tribution facilities. 42. Other uses not specifically listed in thi. Title, which the Director determines to be: Printed June 8, 1999 Page 18 -63 City of TukwilaPage Comprehensive Plan Amendment MIC Traffic Update COMPREHENSIVE PLAN TRANSPORTATION UPDATE ATTACHMENT D 1 of 6 TUKWILA MANUFACTURING /INDUSTRIAL CENTER (MIC) The Tukwila Manufacturing/Industrial Center (MIC) is located in the northern portions of the City of Tukwila, adjacent to the Duwamish River and major regional transportation corridors. It consists of about 1,370 acres of land, devoted primarily to industrial, distribution, and processing activities, but also including residential and recreation uses. The MIC area was the subject of an integrated implementation plan under the "planned action" option for State Environmental Policy Act (SEPA) review in 1994 and the Comprehensive Plan was last updated in 1998. z H • 00 w o. Lu J= w O. The City is currently proposing to amend the zoning code to permit office uses in areas 1 designated as MIC/L. This zoning is intended to provide a major employment area containing W light manufacturing and industrial uses. The MIC/L areas are located along East Marginal Way = d south of SR 599 and at the rockpile site north of the river. Z The MIC area has experienced rapid growth during the economic boom of the late 1990's, as z O demand for light industrial properties has absorbed much of the region's available supply. ? Q Several sites in the Tukwila MIC are being redeveloped by converting previous warehouse space v into research and development/light industrial uses. Another recent trend in the use of MIC 0 N, parcels is as Internet date centers. These uses typically produce lower employment densities than W H office or industrial uses, with the bulk of space devoted to computer servers and backup power v supplies. u_ ..z This report examines the transportation impacts associated with the proposed Comprehensive U �' Plan amendment that would permit office uses in the MIC/L district. It includes an assessment of 0 '' vehicular traffic, parking, public transit, and mitigation needs related to the proposed changes. ? The study area consists of the Pacific Highway and East Marginal Way corridors from Boeing Access Road on the north to S. 130th Street on the south. Existing Conditions Transportation Network The principal roadway network serving the study area includes SR 599 which runs east -west through the study area, Pacific Highway South, East Marginal Way South, Interurban Avenue S and Boeing Access Road. The roadway system serving the two project sites is shown in Figure xx. Street System East Marginal Way South The primary street providing direct access to the MIC/L redevelopment site and the rockpile site is East Marginal Way South. East Marginal Way South is a two -lane, north -south minor arterial with one through lane in each direction. Parallel parking is allowed on both sides of the street between S 120th Street and S 128th Street. The posted speed limit on East Marginal Way S is C: \WINDOWS \TEMP\rp t_ 1.doc City of TukwilaPage 2 of 6 Comprehensive Plan Amendment MIC Traffic Update 25mph. Sidewalks are located on each side of East Marginal Way in the vicinity of the project sites. Access to the project sites is through local access streets connecting to East Marginal Way South at S. 120th and S 124th Streets Pacific Highway South This is a four to five -lane north -south principal arterial with two through lanes in each direction and a two -way left turn lane at intersecting roadways, except at the South 130th Street intersection where only one southbound left turn lane is provided. The speed limit on Pacific Highway South is 45 mph in the project vicinity. South Boeing Access Road This principal arterial provides access to /from I -5 north to the study areas. Interurban Ave South z z JU 00 0: wI LL uW 0 g- This is a minor arterial street running north -south connecting East Marginal Way South to I -5 and = w I -405 to the south of the study area. z z� F— O w~ Lu This is a two -lane collector arterial street running east- west to connect Pacific Highway S to East 0 Marginal Way and to Interurban Ave S. Posted speed limit on the roadway is 25 mph. Paved 0 shoulders exists on both sides of the roadway. 0 t--. wW This is a local access street connecting local residences and businesses to East Marginal Way z South. Sidewalks are located on both sides of the roadway west of East Marginal Way. 0 u . H =. 0 South 130th Street South 128th Street South 126th Street This is a local access street connecting local residences and businesses to East Marginal Way S. There is no sidewalk to the street. South 124th Street This is a local access street connecting local residences and businesses to East Marginal Way S. A sidewalk borders the south side-of the roadway and a gravel shoulder borders-the north side.— - South 115th Street and 42nd Ave S These two collector arterial roads connect East Marginal Way to local residential areas east of the study site and the Duwamish river. Public Transit Service Transit service to the project area is provided by metro. One regular bus route [Bus route 174] directly serves the project area between Seattle and Tukwila. Service on this route is provided between 5:00 am and 6:00 p.m. daily, including weekends along East Marginal Way South and Pacific Highway South. Peak hour service runs at 30 minutes headway. C: \WINDOWS \TEMP\rpt_ l .doc z City of TukwilaPage Comprehensive Plan Amendment MIC Traffic Update Accidents 3 of 6 Accident data along East Marginal Way is provided in the Group Health/Intergate East traffic impact report and in the City's Integrated Implementation Plan. The intersections along East Marginal Way South south of Boeing Access Road experienced fewer than 2 accidents annually between 1995 and 1998. Based on 1992 to 1995 accident data, the accident rate along East Marginal Way South is estimated at 2.29 accidents per million vehicles miles, well within the norm for urban arterial facilities. Current on -going improvements to East Marginal Way South and Interurban Avenue including the signalization of the intersection between the two roadways would reduce accidents and improve safety. Additional vehicular trips from the project sites may increase the general accident level, but is not expected to significantly alter the overall accident pattern within the area. Traffic Operations Several recent traffic studies have been prepared for development actions within the MIC district. These studies served as the basis for the traffic estimates developed in this analysis. The Group Health/International Gateway East projects are located along East Marginal Way near S. 124th Street. These projects will add a parking garage to serve the Group Health building, and two additional office buildings on the west side of East Marginal Way. The Intergate Technology Campus East project occupies a site west of East Marginal Way that consists of five warehouse buildings being redeveloped as data centers. The combined traffic projections from these projects provided background conditions for the year 2010 in the East Marginal Way corridor. There are also several development proposals in the Pacific Highway (SR 99) corridor including the Pacific View Office Park and the Intergate Corporate Center East. Only a portion of the latter project is located within the MIC/L district, but both will have an impact on background traffic levels in the Pacific Highway corridor. The intersection capacity assessment was conducted using the SYNCRO model, which is consistent with the 1994 Highway Capacity Manual techniques for analysis of signalized intersections. The analysis of unsignalized locations also used the HCM methodology. Conditions for the PM peak hour were investigated at seven critical intersections within the study area: • Pacific Highway South/East Marginal Way/Boeing Access Road • Pacific Highway S /S. 112th Street • Pacific Highway S /SB SR 599 Ramp/ S. 116th Way • Pacific Highway S /S. 130th Street • East Marginal Way/Interurban Avenue • East Marginal Way /S. 120th Street • East Marginal Way /S. 130th Street As shown on Table 2, traffic operations with the proposed and committed projects would remain within satisfactory ranges for the year 2010. The location with the poorest level of service (LOS) would be the Pacific Highway/East Marginal/Boeing Access Road intersection, with LOS C. All other locations would experience LOS A and B during peak conditions. The cumulative impact of all projects under the current zoning and densities fall within the operational criteria (LOS E) for these corridors. C: \WINDOWS \TEMP\rpt_ l .doc City of TukwilaPage Comprehensive Plan Amendment MIC Traffic Update Impacts of the Proposal 4 of 6 With the potential for office development in the MIC/L district, employment densities could be expected to rise over the planning horizon, with an attendant increase in commute trips during peak travel hours. Estimates of the additional trip generation and patterns of trip approach and departure were prepared, and traffic operations analysis conducted for these conditions. Trip Generation The land use and trip generation projections for the MIC/L and adjacent districts are presented on Table 1. Of the trip estimates shown in the table, most new trips have been accounted for in the previous traffic impact reports for the individual projects. Only the bolded figures in Table 1 represent new trips attributable to the proposed zoning change. The added traffic associated with office uses would be generated by three sites: the southernmost building of the ITCE redevelopment area, the southernmost building of ICCE (already analyzed as office in impact report), and development of the rockpile site (vacant). In the particular case of the vacant rockpile site, development of light industrial uses would presumably occur on this site without the proposed zoning change; therefore the net new trips represent only the differential between the two uses. Trip generation rates were drawn from the ITE publication Trip Generation 6611' Edition) using the equations for general and single- tenant office uses. These equations are predicated on conventional office uses with employment densities of 3 to 4 employees per 1,000 square feet. By contrast, employment densities for data centers are estimated to be fewer than one employee per 1,000 square feet, with proportionately lower peak -hour trip generation and parking demand. In the ICCE impact study, trip generation for data centers was estimated to be similar to warehouse uses, or approximately half the rate of office uses. Because the proposed buildings provide sufficient parking for ultimate conversion to office uses, the office trip rates were used in this analysis. The ICCE project is planned to provide parking supply at office ratios, and the estimated building area for the rockpile site reflects a parking ratio appropriate for office uses(about 3 spaces per 1,000 square feet of building area). Use of the office trip rates represents a worst -case scenario from the standpoint of traffic operations and mitigation needs. Trip Distribution The redevelopment area is estimated to generate 400 trips in the a.m. peak hour [355 entering , 45 exiting] and 380 trips in the p.m. peak hour [60 entering, 320 exiting] At the rockpile site, 300 trips are estimated for the a.m. peak hour and 280 trips for the p.m. peak hour. The project trips from both sites were distributed to the existing transportation network based on existing travel patterns as reported in the "Group Health Parking Garage and International Gateway East Development" report The distribution assumes that 45 percent of MIC trips are destined/originate to /from the north of the study area and 55 percent to /from the south of the study area via I -5, SR 99 and SR 599. C: \WINDOWS \TEMP\rpt_ i .doc wa�MVt.*hfAMtl... -.hV N.M.1p/.Y'NSP}.Y?T;W MN'AW:» u!M°lai�FriW F^'A? City of TukwilaPage Comprehensive Plan Amendment MIC Traffic Update This general distribution was applied to the site generated trips and assigned to the existing roadway network. Figures xx and yy show project trips for the a.m. and p.m. peak hours, respectively. Traffic Operations 5 of 6 Intersection levels of service with the proposed zoning change are presented on Table 2. This table reflects the planned installation of a traffic signal at the East Marginal/S. 130th Street intersection as a condition of development for the Gateway /Group Health project. With the Comprehensive Plan amendment, traffic operations at the Pacific Highway /East Marginal/Boeing Access Road intersection would deteriorate to LOS E during the 2010 PM peak hour. With signalization, the East Marginal/S. 130th Street intersection would operate at LOS C. The unsignalized East Marginal/ S. 120th Street intersection is projected to drop to LOS F under these conditions. Traffic operations at this location would fall below the LOS E threshold established in the City's guidelines for these corridors. The remaining intersections would operate at LOS D or better in the 2010 PM peak conditions. Neighborhood Traffic Control Residential land uses are located to the south of the MIC boundaries along S. 128th Street, S. 130th Street, and extending east to Macadam Road. These local access streets are subject to cut - through traffic if operations on the arterial system deteriorate, and commuters find better travel times using the local routes. Signalization of the East Marginal Way /S. 130th Street, by the Gateway /Group Health project, should reduce the extent and duration of queues associated with the existing unsignalized intersection, reducing the pressure for traffic to use neighborhood streets. With the proposed zoning change, additional traffic would be attracted to this route, but this intersection will operate at LOS C in 2010 PM peak conditions. Implementation of the traffic signal would reduce, but not eliminate, the propensity for traffic to use local routes. Various measures are available to address traffic control in neighborhoods. These include traffic calming devices where speeding is a problem, and tun prohibitions, diverters or traffic circles to reduce traffic volumes. It should be emphasized that neighborhood traffic control measures also frustrate the efficient circulation of residents in the affected neighborhood. Implementation of these types of devices should be the subject of an extensive public involvement program in advance of construction of individual measures. Mitigation Options The traffic operations analysis determined that one intersection would be affected by poor levels of service associated with the proposed zoning changes. Table 2 indicates the signalization of the East Marginal Way/ S. 120th Street intersection would restore PM peak conditions to LOS C. This project should be incorporated into the Capital Improvement Plan with the adoption of the zoning amendment. Funding could be accomplished through ongoing imposition of the City's impact fee program as conversion to office uses takes place. C:\WINDOWS\TEMP\rpt_ 1. doc City of TukwilaPage Comprehensive Plan Amendment MIC Traffic Update 6 of 6 On adoption of the Comprehensive Plan amendments, additional studies of neighborhood traffic control needs could be initiated. These studies would focus on the techniques and design concepts appropriate to the setting. A public involvement program should be structured to solicit input from affected residents. C: \WINDOWS \TEMP\rpt l.doc iA: u:l Sas ;ah%aY «.."t�:tri�iEi>id5:3;t¢s, • z ■ _ ~ °. Wne J U: U O' v7�` (DW: W => CO W; LG J� .et Y°: I." _ • 1— O1 W p' '0 Di ci w- = V •W Z w u: City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF PUBLIC HEARING September 14, 2000 RE: Office uses in MIC /L (Manufacturing Industrial Center/Light) The City of Tukwila proposes to amend its Comprehensive Plan (File # L2000 -0036) and Zoning Code (File # L2000 -0037) to allow offices as a permitted use in the MIC /L (Manufacturing Industrial Center/Light) zone. (Please refer to map on reverse.) z W. 6 00 u1 0 • J= w0 2 g¢ c0 _a I..w z� I- 0 Z w 2 The Tukwila Planning Commission will hold a public hearing to allow residents and v businesses an opportunity to express their opinions and give testimony about the o !—' proposal: = w, Public Hearing I- Tukwila City Hall Council Chambers — z 6200 Southcenter Boulevard u.i Thursday, September 28, 2000 0 7:00 p.m. The City of Tukwila welcomes both written and verbal comments about the proposed Comprehensive Plan/Zoning Code amendment from Tukwila's residential and business community. Files may be viewed at the Tukwila Department of Community Development, 6300 Southcenter Boulevard, Tukwila between 8:30 a.m. and 5 p.m. Please contact Rebecca Fox, Associate Planner, of the Tukwila Department of Community Development at (206)431 -3683 or rfox @ci.tukwila.wa.us if you have questions. You may send your written comments via e-mail or addressed to the Tukwila Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA 98188 prior to September 28, 2000. If desired, written comments may also be presented in person at the Planning Commission hearing on September 28. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 Prepared For: Rebecca City Of Tukwila Map Farm —All Land Uses Date Prepared: 09/11/2000 Subject Property Address: 3906 -1/2 S 113TH ST, SEATTLE WA 98168 -1911 C003 APN: 335140 -0185 -08 -000 Owners: WATSON KENNETH Prepared By: Jennifer Hansen First American Title Insurance Company 2101 Fourth Ave., Suite 800 Seattle, WA 98121 (206) 728 -7236 / (206) 728 -7223 Search Criteria: SORT STR; DSORT HSE; Neighborhood Map Area tukwila; County (KING, WA) Reported data believed reliable but accuracy is not guaranteed © 1996 Win2Data 2000 ..,, n .� YsZgi;Y:s5' ",e `, 7, ygYC. 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W Z I— 0 ZI-- W W U � O — O I— W W I I- ,; z D_ O ~ Z ::.::;;.>::; :::: ......... »: » » »r >:AP.N;if�:r. »..r: nd;U a % >'. >.:: : ><:::<[:dtld . ......... < :> «` <:<:::: ><;;:ng::> <s> <<: >««::zE ......................Okltti ts...................... .:: > one NH >:: . .:P.N.. .......•.....• < >: >' Ptti;:c•t :Adttress i E < »: ... p. KY... ...:. ><; >i City:< < : JZ:.: :.::...�.ty.. .....ZIP..GOdc. :::< MUilAtirir, el Mai1 Ci `L5tate:::.:::. >::M021P. 115 734560 -0690 -01 -002 SFR SARANTOS PETER & E NATALIEIH 3725 S 126TH ST SEATTLE 98168 2722 SW 151ST ST SEATTLE WA 98166 116 763380- 1210 -07 SARANTOS (TR) 3725 5 126TH ST SEATTLE 98168 2722 SW 151ST ST SEATTLE WA 98166 117 734560 -0566 -02 -000 MULTI FAMILY 10 UNI CAROSINO LORRAINE 3732 S 126TH ST SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 11e 734560 -0566 -02 -001 SFR CAROSINO LORRAINE 3732 S 126TH ST SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 119 734560 -0566 -02 -002 MULTI FAMILY 10 UNI CAROSINO LORRAINE 3732 S 126TH ST SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 120 735960 -0285 -05 DUPLEX LARSEN LARSIWR 3425 S 128TH ST SEATTLE 98168 PO BOX 68085 SEATTLE WA 98168 121 735960 -0010 -07 SFR BERREY RICHARD EIUN 3513 S 128TH ST SEATTLE 98168 3513 S 128TH ST SEATTLE WA 98168 122 735960 -0015 -02 SFR TIGHE VIRGINIA M 3519 S 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166 734060 -0622 -09 SFR FESEHA ASEGIDISM 12633 35TH AVE S SEATTLE 98168 19115 130TH AVE SE RENTON WA 98058 167 735960 -0280 -00 SFR TRAN TUYEN Q & THANH 12801 35TH AVE S SEATTLE 98168 12801 35TH AVE S TUKWILA WA 98168 168 735960 -0150 -07 SFR THAV KOSAL B & SAVAKDY 12810 35TH AVE S SEATTLE 98168 12810 35TH AVE S TUKWILA WA 98168 169 735960 -0270 -02 DUPLEX TURCHINIAK ROMAN & HOLMES ST 12811 35TH AVE S SEATTLE 98168 12811 35TH AVE S SEATTLE WA 98168 170 735960 -0145 -05 SFR TRUONG PHUONG DAN 12816 35TH AVE S SEATTLE 98168 12816 35TH AVE S SEATTLE WA 98168 i R9j21.04411S2Inn SFR TRAN QUANG KHAI & LIZHEN LAO 2061431 -9040 12820 35TH AVE S SEATTLE 98168 12820 35TH AVE S SEATTLE WA PaOe 1O6 7 Z F- W re J0 00 U)0 NW W J F- U) W0 g a W Z= t- 0 Z 1- W w 20 0 co 0— I- WW I U-- .. Z W U= 0 1- Z •:•;::::::::•�..• _ :' :; .IPN : >? ? ? > .... ...... ........., :...:.•.nd:. ;::E : :Land Us > :: 5p :..... ,..:..:.. ::> : ?» <:;:, :::< : �; :E ..Owners...................... yi0.h n ,:.::::> : ....PhoneNo.........:......Prb > i:i::" 1':;;:, „: iiiii <.:.: ]:'* >:.> :> ism:..: : : : :::: ?:..:. C,;: a .Address.:�.::::.::Ct ::.:::::..ZIP.Cude..... p..?lY ........, �...........ty ......`.., ..... :: :: ::' <:::::. :m i..;;.:::..;;:::M.: ::<: ........ � d ..... . :. M i1.Ad ress ....................... :: » >.lf'diti Sta.;:; >:i: i::: ..:. : Mail: Oily /State.;. :.. : :.:.MailZtl?•. :: : *ll ::::; >. ., :•. 172 735960 -0265 -09 SFR REINHOLZ CHARLES R & EUFROSIN 12823 35TH AVE S SEATTLE 98168 12823 35TH AVE S TUKWILA WA 98168 173 735960 -0135 -07 SFR NGUYEN TRU DINH & THI DUNG 12826 35TH AVE S SEATTLE 98168 12826 35TH AVE S TUKWILA WA 98168 174 735960 -0245 -04 SFR PILLSBURY DAVID G 12839 35TH AVE S SEATTLE 98168 12839 35TH AVE S SEATTLE WA 98168 175 735960 -0130 -02 SFR PALMER ALAN & NOLA TIHW 12840 35TH AVE S SEATTLE 98168 5253 49TH AVE SW SEATTLE WA 98136 176 735960 -0240 -09 SFR PENNYLEGION FRANK & MACKENZ 12843 35TH AVE S SEATTLE 98168 12843 35TH AVE S TUKWILA WA 98168 177 735960 -0125 -09 RESIDENTIAL LOT SEK NAVY & TEA LEANGHONG ET A 12844 35TH AVE S SEATTLE 98168 12844 35TH AVE S TUKWILA WA 98168 178 735960 -0235 -06 SFR WEIBEL DAVID A & TRACY L 12855 35TH AVE S SEATTLE 98168 12855 35TH AVE S TUKWILA WA 98168 179 734560 -0825 -09 SFR KURTTI JOHN A 2061244.4312 12615 37TH AVE S SEATTLE 98168 12615 37TH AVE S SEATTLE WA 98168 180 734560 -0830 -02 SFR COSTELLO CHERYL M 12621 37TH AVE S SEATTLE 98168 12621 37TH AVE S SEATTLE WA 98168 181 734560 -0840 -00 SFR HIBBS PHILLIP A 2061244 -6195 12633 37TH AVE S SEATTLE 98168 12633 37TH AVE S TUKWILA WA 98168 182 734060 -0782 -05 SFR KENNEDY BRIAN P 2061243 -6639 12802 37TH AVE S SEATTLE 98168 12802 37TH AVE S SEATTLE WA 98168 183 734060 -0785 -02 SFR DUNNE DENNIS M & YVONNE L 12812 37TH AVE S SEATTLE 98168 12812 37TH AVE S TUKWILA WA 98168 184 735960 -0035 -08 SFR JOHNSON PAUL V & DENISE M 2061246 -5897 12815 37TH AVE S SEATTLE 98168 12815 37TH AVE S SEATTLE WA 98168 185 734060 -0781 -06 SFR HILL BRYAN A & TWANDA M 12822 37TH AVE S SEATTLE 98168 12822 37TH AVE S SEATTLE WA 98168 786 735960 -0040 -01 SFR TINGLEY BRYCE K & CHRISTINE MI 12825 37TH AVE S SEATTLE 98168 12817 37TH AVE S US TUKWILA WA 98168 187 735960 -0030 -03 SFR DUCKERING RUTHANN L 12829 37TH AVE S SEATTLE 98168 12825 37TH AVE S SEATTLE WA 98168 188 734060 -0784 -03 SFR COOPER CRISTINAIUM 12830 37TH AVE S SEATTLE 98168 12830 37TH AVE S SEATTLE WA 98168 189 735960 -0056 -02 SFR JOHNSON TRUST 12835 37TH AVE S SEATTLE 98168 12835 37TH AVE S #S TUKWILA WA 98168 190 734060 -0221 -04 SFR NAKATA KAZUO 11600 39TH AVE S SEATTLE 98168 11600 39TH AVE S SEATTLE WA 98168 191 073300 -0170 -08 SFR NORRIS JAMES 11609 39TH AVE S SEATTLE 98168 18240 4TH AVE S #5 SEATTLE WA 98148 192 073300 -0175 -03 SFR NORRIS JAMES A 2061243 -2302 11621 39TH AVE S SEATTLE 98168 11621 39TH AVE S SEATTLE WA 98168 193 335140 -0011 -08 SFR THOMSON JOEL 11405 40TH AVE S SEATTLE 98168 PO BOX 4214 SEATTLE WA 98104 194 335140 -0815 -06 SFR HOOSER DANIEL 11412 40TH AVE S SEATTLE 98168 11025 7TH PL S SEATTLE WA 98168 195 734060 -0160 -07 SFR HAGGARD WILLIAM W & LETTIE JE 11532 40TH AVE S SEATTLE 98168 11532 40TH AVE S SEATTLE WA 98168 196 734060 -0184 -09 SFR PATTON MATTHEW A 11535 40TH AVE S SEATTLE 98168 11535 40TH AVE S SEATTLE WA 98168 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11620 40TH AVE S SEATTLE 98168 11620 40TH AVE #5 SEATTLE WA 98168 206 734060 -0124 -02 SFR GWINN CINDY L 11624 40TH AVE S SEATTLE 98168 11624 40TH AVE S SEATTLE WA 98168 207 734060 -0120 -06 SFR PENDLEY DEAN P & BONNIE JEAN/ 2061243 -9467 11702 40TH AVE S SEATTLE 98168 11702 40TH AVE S SEATTLE WA 98168 208 734060 -0125 -01 SFR MONDALE TIMOTHY W 11704 40TH AVE S SEATTLE 98168 11704 40TH AVE S SEATTLE WA 98168 2o9 734060 -0250 -08 SFR RONNING ALAN C 2061246 -2759 11705 40TH AVE S SEATTLE 98168 11705 40TH AVE S SEATTLE WA 98168 210 734060 -0121 -05 SFR WICHMANN BRIAN & MALVINA COT 11706 40TH AVE S SEATTLE 98168 15201 MILITARY RD S SEATTLE WA 98188 211 734060-0122-04 SFR N AMRICAN FINANCIAL ASSOC 11710 40TH AVE S SEATTLE 98168 32 HALSTEAD AVE YONKERS NY 10704 212 734060-0247-04 SFR WHITLEY D KIRK 2061244 -8527 11711 40TH AVE S SEATTLE 98168 11711 40TH AVE S SEATTLE WA 98168 213 734060 -0106 -04 SFR HALBERT JACK E & JULIE L 11714 40TH AVE S SEATTLE 98168 4030 S 117TH PL TUKWILA WA 98168 214 734060 -0248 -03 SFR DAHL JOHN H 2061243 -4522 11717 40TH AVE S SEATTLE 98168 11717 40TH AVE S SEATTLE WA 98168 215 734060 -0103 -07 SFR ALLSOPP JAMES L JR 2061246-5888 11722 40TH AVE S SEATTLE 98168 4031 S 117TH PL SEATTLE WA 98168 216 734060 -0081 -03 SFR MCCARTON KATHLEEN 11728 40TH AVE S SEATTLE 98168 11728 40TH S TUKWILA WA 98168 217 734060 -0249 -02 SFR FRAIR CLIFFORDIHW 11729 40TH AVE S SEATTLE 98168 11729 40TH AVE S TUKWILA WA 98168 218 734060 -0242 -09 -000 SFR STEARN WILLIAM D 11733 40TH AVE S SEATTLE 98168 11733 +11733112 40TH AVE S SEATTLE WA 98168 219 734060 -0242 -09 -001 SFR STEARN WILLIAM D 11733 40TH AVE S SEATTLE 98168 11733 +11733112 40TH AVE S SEATTLE WA 98168 220 734060 -0242 -09 -002 SFR STEARN WILLIAM D 11733 40TH AVE S SEATTLE 98168 11733 +11733112 40TH AVE S SEATTLE WA 98168 221 734060 -0080 -04 SFR LARSON HERBERT A 2061242 -2991 11734 40TH AVE S SEATTLE 98168 11734 40TH PL S SEATTLE WA 98168 222 734060 -0082 -02 SFR SENTS TIMOTHY EIUN 2061246 -1125 11801 40TH PL S SEATTLE 98168 11801 40TH PL S SEATTLE WA 98168 223 734060 -0244 -07 SFR COREY BONNIE L 11801 40TH AVE S SEATTLE 98168 11801 40TH AVE S SEATTLE WA 98168 224 734060 -0083 -01 SFR DERY PATRICIA C 11802 40TH PL S SEATTLE 98168 1885 WHITCOMB CT NW SALEM OR 97304 225 734060 -0084 -00 SFR HANNAH ROSA LEE 11806 40TH AVE S SEATTLE 98168 11806 40TH AVE S SEATTLE WA 98168 226 734060 -0243 -08 SFR O'BRIEN MATTHEW & MICHELLE 11807 40TH AVE S SEATTLE 98168 11807 40TH AVE S TUKWILA WA 98168 227 734060 -0246 -05 SFR DOUVIER JAMES A & NORMA 11809 40TH AVE S SEATTLE 98168 29808 THOMAS RD SE KENT WA 98042 d7-1W3R- LAMatg46aill M1 SFR WALZ DAVID B 11816 40TH PL S SEATTLE 98168 PO BOX 69034 SEATTLE WA Panr• 07 :S'\"� ?F1l3;YY ?t%u••- ^M'*`�: •.�.n'i� ^��a: ts,••ry.ry Z ~ Z W • 1 JU O 0 u0 CO W W 1-- WO c =W Z� H 0 Z i- W • W 0 O N O I— WW L' O ..Z W U_= 0 Z < : >:: >: %z: >::: .... »: >:;:;::<; :;: ::::,::.::::.:, :.,: APN . :. >L�ndU�c: .:..::: .:.......ONtners....., .. ..... .::..QhoneNo :::::, >: 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P .; p nY.. >:::::Ct ") »:«: >::< :ZIPCade:::::::i: ....... ty .... : >:: >::::> > Mail' Address ><:> >::: > ?::::::::: > > ?:::::Mail> ''' • '''' •• : >< : tY .... ..... >::> Mdi1ZIP:<:> ..... 229 734060 -0065 -03 SFR HAWLEY HOWARD M 2061243 -1531 11816 40TH AVE S SEATTLE 98168 11816 40TH AVE S SEATTLE WA 98168 230 734060 -0067 -01 SFR HORE LOREN GIHW 11820 40TH AVE S SEATTLE 98168 4823 PANTHER LAKE RD SNOHOMISH WA 98290 231 734060 -0240 -01 SFR MILLER ELDRA 2061244 -5909 11823 40TH AVE S SEATTLE 98168 11823 40TH AVE S SEATTLE WA 98168 232 3351404475 -07 -002 SFR GAVIGLIO ALBERT L 11311 41ST AVE S SEATTLE 98168 4008 S 114TH ST TUKWILA WA 98168 233 334740 -0135 -06 SFR NELSON RICK E 11616 42ND AVE S SEATTLE 98168 11616 42ND AVE S TUKWILA WA 98168 234 334740 -0140 -09 SFR BROWNE MICHAEL C 11620 42ND AVE S SEATTLE 98168 11620 42ND AVE S SEATTLE WA 98168 235 334740 .0145 -04 SFR THOMAS MARGUERITE L 2061763 -2889 11630 42ND AVE S SEATTLE 98168 11630 42ND AVE S SEATTLE WA 98168 236 334740 -0168 -06 SFR HUD 11642 42ND AVE S SEATTLE 98168 909 1ST AV #200- OAHSS2 SEATTLE WA 98104 237 334740 -0180 -00 SFR BAKER ROGER E 11658 42ND AVE S SEATTLE 98168 11662 42ND AVE S SEATTLE WA 98168 238 334740 -0185 -05 SFR BAKER R E 11662 42ND AVE S SEATTLE 98168 11662 42ND AVE S SEATTLE WA 98168 239 334740 -0190 -08 SFR BELCHER MICHAEL A 11666 42ND AVE S SEATTLE 98168 11666 42ND AVE S SEATTLE WA 98168 240 334740 -0200 -06 SFR SMOJUER LEE 11802 42ND AVE S SEATTLE 98168 11802 42ND AVE S SEATTLE WA 98168 241 334740 -0215 -09 RELIGIOUS DUWAMISH UNITED PRESBY CH 11814 42ND AVE S SEATTLE 98168 11814 42ND AVE S 02769 SEATTLE WA 98168 242 334740 -0220 -02 SFR CASE JR DUANE M 11818 42ND AVE S SEATTLE 98168 11818 42ND AVE S SEATTLE WA 98168 243 334740 -0225 -07 SFR FERTAKIS JON E 2061767.6053 11822 42ND AVE S SEATTLE 98168 11822 42ND AVE S SEATTLE WA 98168 244 334740 -0235 -05 SFR KROBER LISA & ANDREAS B 11830 42ND AVE S SEATTLE 98168 11830 42ND AVE S TUKWILA WA 98168 245 334740 -0245 -03 SFR BARNETT JAMES L 11838 42ND AVE S SEATTLE 98168 11838 42ND AV S BURIEN WA 98168 246 334740 -0250 -05 SFR SIMPSON IRENE AJUW 11840 42ND AVE S SEATTLE 98168 11840 42ND AVE S SEATTLE WA 98168 247 334740 -0255 -00 SFR WING WARREN W 11850 42ND AVE S SEATTLE 98168 11850 42ND AVE S SEATTLE WA 98168 248 334740 -0265 -08 SFR HENDRICK HOLLY /UM 11854 42ND AVE S SEATTLE 98168 10037 1ST AVE #S SEATTLE WA 98168 249 334740 -0275 -06 RESIDENTIAL LOT WEED HAZEL 12016 42ND AVE S SEATTLE 98168 28014 20TH PL S FEDERAL WAY WA 98003 250 334740 -0285-04 RESIDENTIAL LOT HUST ANNA M 12016 42ND AVE S SEATTLE 98168 12016 42ND AVE S SEATTLE WA 98168 251 334740 -0290 -07 SFR ROPER MARY D 2061762 -2849 12020 42ND AVE S SEATTLE 98168 12020 42ND AVE S SEATTLE WA 98168 252 334740 -0300 -05 -000 POLICE/FIRE/CIVIL DE CITY OF TUKWILA 12026 42ND AVE S SEATTLE 98168 6200 SOUTHCENTER BLV TUKWILA WA 98188 253 334740 -0300 -05 -001 POLICEIFIREICIVIL DE CITY OF TUKWILA 12026 42ND AVE S SEATTLE 98168 6200 SOUTHCENTER BLV TUKWILA WA 98188 254 334740 -0300 -05 -002 POLICE/FIRE/CIVIL DE CITY OF TUKWILA 12026 42ND AVE S SEATTLE 98168 6200 SOUTHCENTER BLV TUKWILA WA 98188 255 334740 -0310 -03 SFR CAGAMPANG PHILLIP 12034 42ND AVE S SEATTLE 98168 12038 42ND AVE S SEATTLE WA 98168 256 3347404315-08 SFR CAGAMPANG PHILLIP 12038 42ND AVE S SEATTLE 98168 12038 42ND AVE S SEATTLE WA 98168 257 334740 -032546 SFR WIEMAN DANIEL 12048 42ND AVE S SEATTLE 98168 11223 E LAKE JOY DR NE CARNATION WA 98014 2se 334740 -0335 -04 SFR MIYAO WILLIAM S 12054 42ND AVE S SEATTLE 98168 12054 42ND AVE S SEATTLE WA 98168 259 334740 -0340 -07 SFR GREGORY C M 206/763 -2792 12058 42ND AVE S SEATTLE 90160 12050 42ND AVE S TUKWILA WA 98168 260 334740 -034542 SFR BIGELOW GLADYS L 12062 42ND AVE S SEATTLE 98168 12062 42ND AVE S SEATTLE WA 98168 261 017900 -0005 -00 SFR FRIDLEY LAURA J 12202 42ND AVE S SEATTLE 98168 12202 42ND AVE S SEATTLE WA 98168 262 017900 -0020 -01 SFR CASTILLO AGAPITO CASTILLO 2061767 -0309 12210 42ND AVE S SEATTLE 98168 12210 42ND AVE S SEATTLE WA 98168 263 017900 -002546 SFR HOUVENER PAUL R & GALE 12214 42ND AVE S SEATTLE 98168 PO BOX 13155 MILL CREEK WA 98082 264 017900 -0030 -09 SFR GREEN LAWRENCE W & ELIZABET 12218 42ND AVE S SEATTLE 98168 12218 42ND AV S TUKWILA WA 98168 265 017900 -0040 -07 SFR MATERO ROCCO FRANK/UN 12222 42ND AVE S SEATTLE 98168 12222 42ND AVE S SEATTLE WA 98168 266 017900 -0060 -02 SFR MEAD LEONARD 2061763.8133 12232 42ND AVE S SEATTLE 98168 12232 42ND AVE S SEATTLE WA 98168 267 017900 -0070 -00 SFR KOLSTAD B 12238 42ND AVE S SEATTLE 98168 12238 42ND AVE S SEATTLE WA 98168 268 017900 -0080 -08 SFR MEYERS THOMAS 12244 42ND AVE S SEATTLE 98168 12244 42ND AVE S TUKWILA WA 98168 269 017900 -0090 -06 SFR KWON JONG MYUN HYE JEONG 12250 42ND AVE S SEATTLE 98168 12250 42ND AVE S SEATTLE WA 98168 270 017900 -0100.04 SFR HOWE EVELYN JIHW 12258 42ND AVE S SEATTLE 98168 14548 SE 51ST ST BELLEVUE WA 98006 271 734060 -068147 -000 SFR HEMENWAY JOHN D 12621 42ND AVE S SEATTLE 98168 4816 RODMAN ST NW WASHINGTON DC 20016 272 734060 -0681 -07 -001 SFR HEMENWAY JOHN D 12621 42ND AVE S SEATTLE 98168 4816 RODMAN ST NW WASHINGTON DC 20016 273 734060 -0681 -07 -002 SFR HEMENWAY JOHN D 12621 42ND AVE S SEATTLE 98168 4816 RODMAN ST NW WASHINGTON DC 20016 274 734060 -0681 -07 -003 SFR HEMENWAY JOHN D 12621 42ND AVE S SEATTLE 98168 4816 RODMAN ST NW WASHINGTON DC 20016 275 734060 -0681 -80 -000 SFR HEMENWAY PHILIP 12621 42ND AVE S SEATTLE 98168 4036 S 128TH ST TUKWILA WA 98168 276 734060 -0681 -80 -001 SFR HEMENWAY PHILIP 12621 42ND AVE S SEATTLE 98168 4036 S 128TH ST TUKWILA WA 98168 277 734060 -0681 -80 -002 SFR HEMENWAY PHILIP 12621 42ND AVE S SEATTLE 98168 4036 S 128TH ST TUKWILA WA 98168 278 734060-0681-80-003 SFR HEMENWAY PHILIP 12621 42ND AVE S SEATTLE 98168 4036 S 128TH ST TUKWILA WA 98168 279 017900 -0220 -09 SFR SMUTEK MARKISM 12203 43RD AVE S SEATTLE 98178 12203 43RD AVE S #S TUKWILA WA 98178 280 017900 -0230 -07 SFR CLARK PAUL E & LANEY R 12204 43RD AVE S SEATTLE 98178 12204 43RD AVE S SEATTLE WA 98178 261 017900 -0210 -01 RESIDENTIAL LOT DOAK HOMES INC CO 12211 43RD AVE S SEATTLE 98178 11917 4TH AVE SW SEATTLE WA 98146 2e2 017900 -0240 -05 RESIDENTIAL LOT KIRKPATRICK KIM A 12212 43RD AVE S SEATTLE 98178 12212 43RD AVE S TUKWILA WA 98178 283 017900 -0200 -03 SFR SMITHAM DENNIS 12223 43RD AVE S SEATTLE 98178 12223 43RD AVE S SEATTLE WA 98178 284 017900 -0265 -05 SFR ELLIS ANTHONY 12226 43RD AVE S SEATTLE 98178 12226 43RD AVE S SEATTLE WA 98178 63812AI,9qK4gOD SFR TURPIN FREDERICKA SALLY 12229 43RD AVE S SEATTLE 98178 12229 43RD AVE S SEATTLE WA page. 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MUAddres .,,.,. .Ma3(CihilState. :.Mai121P..,::;:� 286 017900 -0270 -08 RESIDENTIAL LOT CITY OF TUKWILA 12232 43RD AVE S SEATTLE 98178 6200 SOUTHCENTER BLV TUKWILA WA 98188 287 017900 -0161 -00 SFR RUSSELL TOM L ET AL 12235 43RD AVE S SEATTLE 98178 11512 44TH AVE E TACOMA WA 98446 288 017900 -0310 -00 RESIDENTIAL LOT SHUMWAY TODD E 12236 43RD AVE S SEATTLE 98178 P 0 BO X 69373 TUKWILA WA 98169 289 017900 -0300 -02 SFR DELEZA SANDRA J 2061767 -4264 12240 43RD AVE S SEATTLE 98178 12240 43RD AVE S SEATTLE WA 98178 z90 017900 -0160 -01 SFR LAUGHLIN TERESA M 12241 43RD AVE S SEATTLE 98178 12241 43RD AVE S TUKWILA WA 98178 291 017900 -0140 -06 -000 SFR SWEENEY CURTIS J 2061763 -8939 12247 43RD AVE S SEATTLE 98178 12253 43RD AVE S SEATTLE WA 98178 z9z 017900 -0140 -06 -001 SFR SWEENEY CURTIS J 2061763 -8939 12247 43RD AVE S SEATTLE 98178 12253 43RD AVE S SEATTLE WA 98178 293 017900 -0140 -06 -002 SFR SWEENEY CURTIS J 2061763 -8939 12247 43RD AVE S SEATTLE 98178 12253 43RD AVE S SEATTLE WA 98178 294 017900 -0290 -04 SFR CARLSON JACK J 2531039 -2688 12248 43RD AVE S SEATTLE 98178 2024 S 304TH ST FEDERAL WAY WA 98003 295 017900 -0315 -05 SFR GEARHART PHILLIP E 8 CHARLENE 12254 43RD AVE S SEATTLE 98178 219 S 107TH ST SEATTLE WA 98168 296 734060 -0041 -02 SFR STEPHENS JAMES E 11902 INTERURBAN AVE S SEATTLE 98168 11902 INTERURBAN AVE S SEATTLE WA 98168 297 734060 -0023 -04 SFR BERKMAN EDWARD E 11914 INTERURBAN AVE S SEATTLE 98168 11914 INTERURBAN PL S TUKWILA WA 98168 z98 734060 -0020 -07 SFR LINDER PHILLIP I8 PAMELA S 2061439 -2473 11918 INTERURBAN PL S SEATTLE 98168 11918 INTERURBAN PL S SEATTLE WA 98168 299 734060 -0022 -05 SFR BOARDMAN THOMAS E 2061244 -2067 11928 INTERURBAN AVE S SEATTLE 98168 11926 INTERURBAN AVE S SEATTLE WA 98168 300 000480 -0003 -06 -000 SFR CODIGA A 12600 INTERURBAN AVE S SEATTLE 98168 12529 50PL S SEATTLE WA 98178 301 000480 -0003 -06 -001 SFR CODIGA A 12600 INTERURBAN AVE S SEATTLE 98168 12529 50PL S SEATTLE WA 98178 302 000480 -0003 46 -002 SFR CODIGA A 12600 INTERURBAN AVE S SEATTLE 98168 12529 50PL S SEATTLE WA 98178 303 000480 -0003 -06 -003 SFR CODIGA A 12600 INTERURBAN AVE S SEATTLE 98168 12529 50PL S SEATTLE WA 98178 304 000480 -0003 -06 -004 SFR CODIGA A 12600 INTERURBAN AVE S SEATTLE 98168 12529 50PL S SEATTLE WA 98178 305 000480 -0002 -07 EASEMENT CITY OF SEATTLE CITY LIGHT 12642 INTERURBAN AVE S SEATTLE 98168 700 5TH AVE 2808 SEATTLE WA 98104 306 000480 -0012 -05 RESTAURANT DRIVE I SUBURBAN PROPANE LP 12642 INTERURBAN AVE S SEATTLE 98168 240 STATE ROUTE 10 WHIPPANY NJ 07981 307 000480 -0014 -03 INDUSTRIAL LOT SUBURBAN PROPANE DIV OF 12642 INTERURBAN AVE S SEATTLE 98168 12642 INTERURBAN AVE S SEATTLE WA 98168 308 102304- 9060 -05 -000 MULTI FAMILY 10 UNI CAROSINO BRUNO L MRS 2061763 -7065 11245 E MARGINAL WAY S SEATTLE 98168 11245 E MARGINAL WAY S SEATTLE WA 98168 309 102304- 9060 -05 -001 SFR CAROSINO BRUNO L MRS 2061763 -7065 11245 E MARGINAL WAY S SEATTLE 98168 11245 E MARGINAL WAY S SEATTLE WA 98168 310 102304- 9060 -05 -002 MULTI FAMILY 10 UNI CAROSINO BRUNO L MRS 2061763 -7065 11245 E MARGINAL WAY S SEATTLE 98168 11245 E MARGINAL WAY S SEATTLE WA 98168 311 102304- 9055 -02 -000 MULTI FAMILY 10 UNI CAROSINO RINALDO M 11269 E MARGINAL WAY S SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 312 102304- 9055 -02 -001 SFR CAROSINO RINALDO M 11269 E MARGINAL WAY S SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 313 102304- 9055 -02 -002 MULTI FAMILY 10 UNI CAROSINO RINALDO M 11269 E MARGINAL WAY S SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 314 102304- 9071 -02 -000 INDUSTRIAL ACREAG CAROSINO RINALDO M 11269 E MARGINAL WAY S SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 315 102304- 9071 -02 -001 RESIDENTIAL LOT CAROSINO RINALDO M 11269 E MARGINAL WAY S SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 316 102304 - 9071 -02 -002 INDUSTRIAL ACREAG CAROSINO RINALDO M 11269 E MARGINAL WAY S SEATTLE 98168 10652 DES MOINES MEMORIAL SEATTLE WA 98168 317 102304 - 9045 -05 DUPLEX PONSARAN DEBRA 11534 E MARGINAL WAY S SEATTLE 98168 11534 E MARGINAL WAY S TUKWILA WA 98168 318 073300 -0025 -05 SFR CEDAR GROVE PROPS LLC 11620 E MARGINAL WAY S SEATTLE 98168 %701 5TH AV #3210 SEATTLE WA 98104 319 073300 -0030 -08 -002 SFR CEDAR GROVE PROPS LLC 11638 E MARGINAL WAY S SEATTLE 98168 %701 5TH AV #3210 SEATTLE WA 98104 320 073300 -0030 -08 -000 SFR CEDAR GROVE PROPS LLC 11640 E MARGINAL WAY S SEATTLE 98168 %701 5TH AV #3210 SEATTLE WA 98104 321 073300 -0030 -08 -001 SFR CEDAR GROVE PROPS LLC 11640 E MARGINAL WAY S SEATTLE 98168 %701 5TH AV #3210 SEATTLE WA 98104 322 073300 -0030 -08 -003 SFR CEDAR GROVE PROPS LLC 11640 E MARGINAL WAY S SEATTLE 98168 %701 5TH AV #3210 SEATTLE WA 98104 323 073300 -0030 -08 -004 SFR CEDAR GROVE PROPS LLC 11640 E MARGINAL WAY S SEATTLE 98168 %701 5TH AV #3210 SEATTLE WA 98104 324 102304- 9066 -09 -000 WAREHOUSE KING COUNTY 11911 E MARGINAL WAY S SEATTLE 98168 500 4TH AVE STE 500 SEATTLE WA 98104 325 102304 - 9066 -09 -001 RESIDENTIAL LOT KING COUNTY 11911 E MARGINAL WAY S SEATTLE 98168 500 4TH AVE STE 500 SEATTLE WA 98104 326 102304- 9066 -09 -002 WAREHOUSE KING COUNTY 11911 E MARGINAL WAY S SEATTLE 98168 500 4TH AVE STE 500 SEATTLE WA 98104 327 102304- 9066 -09 -003 WAREHOUSE KING COUNTY 11911 E MARGINAL WAY S SEATTLE 98168 500 4TH AVE STE 500 SEATTLE WA 98104 328 102304- 9066 -09 -004 WAREHOUSE KING COUNTY 11911 E MARGINAL WAY S SEATTLE 98168 500 4TH AVE STE 500 SEATTLE WA 98104 329 734560 -0015 -09 WAREHOUSE BAILEY 12303 E MARGINAL WAY S SEATTLE 98168 12303 E MARGINAL WAY S SEATTLE WA 98168 330 734560- 0490 -03 PARKING STRUCTURE INTERNATIONA GATEWAY EAST L 12401 E MARGINAL WAY S SEATTLE 98168 12201 TUKWILA INT BLVD 4TH F SEATTLE WA 98168 331 734560 -0675 -00 SFR FEDERAL NATIONAL MTG ASSOC 12607 E MARGINAL WAY S SEATTLE 98168 %PO BOX 1108 MONTGOMERY AL 36101 332 734060 -0640 -07 INDUSTRIAL (NEC) UTILITIES SERVICE CO INC 12608 E MARGINAL WAY S SEATTLE 98168 12608 E MARGINAL WAY S SEATTLE WA 98168 333 734060 -0767 -04 SFR WOOLBERT JIM 2061242 -4263 12800 E MARGINAL WAY S SEATTLE 98168 12800 E MARGINAL WAY S SEATTLE WA 98168 334 734060 -0766 -05 SFR WITTROCK IMOGENE IWALANI 12812 E MARGINAL WAYS SEATTLE 98168 4526 S 140TH ST TUKWILA WA 98168 335 734060 -0764 -07 SFR BOSTEDER D 12822 E MARGINAL WAY S SEATTLE 98168 11051 24TH PL SW SEATTLE WA 98146 336 734060 -0760 -01 SFR HALL LARRY D 8 B BELINDA 2061433 -3470 12902 E MARGINAL WAYS SEATTLE 98168 12902 E MARGINAL WAY S SEATTLE WA 98168 337 238420 -0055 -02 SFR PRODZINSKI HAROLD J 12909 E MARGINAL WAY S SEATTLE 98168 1318 E BOSTON ST SEATTLE WA 98102 338 734060 -0774 -05 SFR HOULE RICHARD UHW 12910 E MARGINAL WAY S SEATTLE 98168 12910 E MARGINAL WAY S SEATTLE WA 98168 ©1996 Win2Data 2000 Page: 7 of 7 Z W re JU 00 U) o �W W J F- fA LL W0 < co d = W Z HO Z I— W • W U 0 O — O I— W I- LL O Z W U= O ~ Z Prepared For: Rebecca City Of Tukwila Map Farm—SFR Only For Labels To Situs Address 72 Selected Date Prepared: 09/11/2000 ,1 A M E R , e Subject Property Address: 12909 E MARGINAL WAY S, SEATTLE WA 98168 -3172 C004 APN: 238420 -0055 -02 Owners: PRODZINSKI HAROLD J Prepared By: Jennifer Hansen First American Title Insurance Company 2101 Fourth Ave., Suite 800 Seattle, WA 98121 (206) 728 -7236 / (206) 728 -7223 Search Criteria: SORT STR; DSORT HSE; Neighborhood Map Area tukwila; Land Use SFR; Owner Status ABSENTEE; County (KING, WA) Reported data believed reliable but accuracy is not guaranteed 1996 Win2Data 2000 Page: 1 of 3 Z • Q ■ . Z r— • • •2W- • JU: UO: 'UO:• fn W W 2: J I.. t. • WO.. U.. Q: ft US VJ �. . 07 W W: :I- • O W•Z • z • • :••:•:•::.: ....... :::•:. APti .. : .................. .Land: Use. ::::::::11:01::::::::::::1:::::::: :w ners..:.:::::. .. : :.. :.., .... ............................. >;:Bhone.No:�;:..: ............... .:,.:::•;.Fro a Ad res .:.::::... d s........ .:.:..... ..........Ci :•:;:.:• �Y.......... .......... . :ZIPCod.::.Mail; d ess.:: ; >::.::: Ad�.....::.:::::..:.:: • •••: >r: Mai1:.City /State..:..... >:: ..Mal{.21F: :i: 1 335140 -0170 -05 SFR BLOWER MARK /SM 3915 S 113TH ST SEATTLE 98168 301 E ROY ST #41 SEATTLE WA 98102 2 335140 -0135 -09 SFR EISIMINGER WILLIAM F 3923 S 113TH ST SEATTLE 98168 3644 CORLISS AVE N SEATTLE WA 98103 3 335140 -0575 -06 SFR JOHNSTON DONNA A 2061762 -1848 4111 S 113TH ST SEATTLE 98168 4110 S 114TH ST TUKWILA WA 98168 4 335140 -0055 -05 SFR GOULD JEFFREY 3910 S 114TH ST SEATTLE 98168 3212 FAIRMOUNT SEATTLE WA 98186 5 335140-0485 -05 SFR GAVIGLIO ALBERT USE 4010 S 114TH ST SEATTLE 98168 4008 S 114TH ST TUKWILA WA 98168 6 335140 -0620 -01 SFR HOOSER DANIEL 4002 S 115TH ST SEATTLE 98168 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It is my understanding that Ralph hand - delivered a check in the amount of $22,600 to Mike Cusick on July 25, per your instructions. By way of clarification: completion of the city's traffic study is not required prior to approval of the Intergate East development proposal, as long as the proposal is for internet service or other "permitted" use (not "stand -alone office" use). The city's study is required prior to a staff recommendation and City Council consideration of the proposed comprehensive plan and zoning code amendments for office uses. A separate traffic analysis will be prepared by Sabey's consultants for the purpose of determining traffic concurrency requirements for Intergate East. Permits for the proposed new buildings will not be issued until you or Brian report that the requirements of the traffic concurrency ordinance are met. Brian, Mike and I met with Ralph and Sabey's traffic consultants on July 24 to discuss these issues. I hope this clarifies the situation. Let me know if you would like to discuss this further. Attachment Cc: Ralph Hagler, Sabey Corp. Brian Shelton Mike Cusick Jack Pace Rebecc4g(? ?S 0 Alan Dorschel Q: \STEVE \GMA\AMNDMNTS\MICL Office Traffic Intergate.doc Page z ;-- z IX W tail` JU 00 CO WI. •-i F- U) u_. W O. 2 Q' N Id • _ z� i- 0 z o N' o F-. WW • I Z: W -t • 0 z JUL 21 '00 03:39PM TUKWILA DCD /PW P.2/2 July 20, 2000 City of Tukwila Steven M Mullet, Mayor Department of Public Works James R Morrow, P.E., Director Mr. Ralph Hagler, V.P. Development SABEY CORPORATION 12201 Tukwila International Blvd Fourth Floor Seattle, WA 98168 -5121 RE: Intergate East Development De agler: The Department of Community Development indicates that the Intergate East Development proposal requires an amendment to the City's Comprehensive Plan prior to submittal of any permit applications. The Comprehensive Plan amendment includes a traffic study that will evaluate the impacts of the proposed development on the transportation system. The traffic study will be conducted by the City through a consultant at a cost of $22,600 which is to be paid by the developer, Sabey Corporation. The Public Works Department will be responsible for administering the consultant contract for the trarc study. The study results will be incorporated into the Comprehensive Plan amendment by the Department of Community Development. The study is scheduled for completion in August, 2000 with the comp plan amendment to be adopted in October or N A remittance of proceed for the tr questions. e $22,600 in t be received by the City prior to issuing a notice to lease contact me at (206) 433 -0179 if you have any Sincerely, UPC) 11\LTURAIA4) Morrow, P 1. Director of Public Works A"qnl7 Cnirthr•anear R,m /otlnrri V,,ita ft1,111 • Teflowile Li/ cti:nnfnn l7DIDD . Or,.....,. 9IX4 .4 v7 1)171 - C..... •' Ant oast z =z Lli 6 JU 00 WI J I - W0 ga a is z� f- 0 z 1- w 0 co 0 I— w w. U, LL .z w 0 z • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE CITY COUNCIL MEETING DATE: July 10, 2000 NOTIFICATION: FILE NUMBER: APPLICANT: REQUEST: LOCATION: Meeting notice published in Hazelnut, June 26, 2000 Meeting notice published in Seattle Times July 1, 2000 L2000 -0036 - Office in MIC/L (Comp Plan Amendment) L2000 -0037 –Office in MIC/L (Zoning Code Amendment) Tukwila City Council To change Comprehensive Plan and Zoning Code to allow office uses in the MIC/L (Manufacturing Industrial Center/Light) district The MIC/L district located between Tukwila International Boulevard and East Marginal Way South, East Marginal Way South and Hwy 599, and Hwy 599 and the Duwamish River COMPREHENSIVE PLAN DESIGNATION: MIC/L— Manufacturing Industrial Center - -Light ZONE DESIGNATION: MIC/L— Manufacturing Industrial Center - -Light ATTACHMENTS: A. Comprehensive Plan Amendment Application 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ........ rw. r�✓. wu... n..,. xneuA '+aR!TRLN {+.RN�'�.Y':.': -'�Y, A.�'S�SJN.,+.aC'D FINDINGS VICINITY /SITE INFORMATION Manufacturing, retail, office DISCUSSION Background The proposal is to allow office uses in the MIC/L which are not associated with another permitted use. If enacted, this would be a significant policy change for the MIC/L. TMC 18.36 states that the MIC/L:..."is intended to provide a major employment area containing distributive light manufacturing and industrial uses and other uses that support those industries. This district's uses and standards are intended to enhance the redevelopment of the Duwamish Corridor Tukwila's Manufacturing/Industrial Center (MIC) is an important regional center of industrial activity. It is one of four such centers designated in King County in the County -Wide Planning Policies. This designation reflects the MIC's long history of industrial uses and its current importance in the regional economy. It is one of the few remaining concentrations of manufacturing and industrial lands in urban Puget Sound. Tukwila has divided its MIC into two zones: MIC/H and MIC/L. The Comprehensive Plan and Zoning Code acknowledge a distinction between these zones. The Manufacturing/Industrial Center —Heavy (MIC/H) designation is intended to "provide a major employment area containing heavy or bulk manufacturing and industrial uses, distributive and light manufacturing and industrial uses, and other uses that support those industries." By contrast, the Manufacturing/Industrial Center -Light (MIC/L) is intended for " distributive light manufacturing and industrial uses and other uses that support those industries." Recently there has been interest in office development in the MIC/L zone and so it is being proposed as a possible area to accommodate office use. The MIC/L zone is a relatively small portion of the entire MIC zone, located generally between S. 112th and S. 126th. At its southern limit, the MIC/L is contiguous with a low- density residential zone. The office use may provide a good buffer between the residential and industrial uses. Office uses are currently allowed in the MIC/L zones, but only as an adjunct to industrial uses, rather than as a principally - permitted, "stand- alone" use. z ce w 2 Jo 00 W =. J H wo d. _. zF- 1- 0 zi-- w :O D. 0 I- w I w 1- -. ti 0 ..z W U (/) 0. O !—• z FINDINGS VICINITY /SITE INFORMATION Manufacturing, retail, office z ~w re 2 -J U 00 0. DISCUSSION w U) U. Background The proposal is to allow office uses in the MIC/L which are not associated with another u_ permitted use. If enacted, this would be a significant policy change for the MIC/L. I a Z= TMC 18.36 states that the MIC/L: ..."is intended to provide a major employment area O containing distributive light manufacturing and industrial uses and other uses that support w those industries. This district's uses and standards are intended to enhance the redevelopment of the Duwamish Corridor 8 N O Tukwila's Manufacturing/Industrial Center (MIC) is an important regional center of = v industrial activity. It is one of four such centers designated in King County in the '- —u' O. County -Wide Planning Policies. This designation reflects the MIC's long history of industrial uses and its current importance in the regional economy. It is one of the few v cn remaining concentrations of manufacturing and industrial lands in urban Puget Sound. 0 I` z Tukwila has divided its MIC into two zones: MIC/H and MIC/L. The Comprehensive Plan and Zoning Code acknowledge a distinction between these zones. The Manufacturing/Industrial Center —Heavy (MIC/H) designation is intended to "provide a major employment area containing heavy or bulk manufacturing and industrial uses, distributive and light manufacturing and industrial uses, and other uses that support those industries." By contrast, the Manufacturing/Industrial Center -Light (MIC/L) is intended for " distributive light manufacturing and industrial uses and other uses that support those industries." Recently there has been interest in office development in the MIC/L zone and so it is being proposed as a possible area to accommodate office use. The MIC/L zone is a relatively small portion of the entire MIC zone, located generally between S. 112th and S. 126th. At its southern limit, the MIC/L is contiguous with a low- density residential zone. The office use may provide a good buffer between the residential and industrial uses. Office uses are currently allowed in the MIC/L zones, but only as an adjunct to industrial uses, rather than as a principally - permitted, "stand- alone" use. mivrswn✓n.w- r «.,.r. �yy a.aerw..y..e•.•.• w•raw.n•vin.r m.++wm• ... oto...- aavn9rvnw.AMi...n.I.S411. it M.hVIA!!iKN THRESHOLD REVIEW CRITERIA Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? The Comprehensive Plan envisions the MIC as the focus of significant industrial activity. This is stated in Goal 11.1 and its associated policies: Goal 11.1 (Manufacturing/Industrial Center): Support for existing industrial activities in the Manufacturing /Industrial Center and development of industrial activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods. The Comprehensive Plan states that MIC zones are intended primarily for industrial uses or activities which support these uses: Policy 11.1.5: Allow uses that are commonly associated with manufacturing and industry, including those directly supporting such activity, such as offices and laboratories, while prohibiting unrelated uses. The Plan indicates that industrial uses shall be separated from residential uses as follows: Policy 11.1.6 Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing zoning directly abuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. Impacts Allowing office uses in the MIC/L zone will potentially reduce the already- limited supply of land available for industry in Tukwila and the region. If properly -zoned land is unavailable in Tukwila, industry will locate elsewhere, losing the potential employment and tax benefits to the city. The limited supply of industrial land increases its value. Allowing office uses in the MIC/L zone reduces the likelihood that the land will develop as industry. Allowing "stand- alone" office use in the MIC/L would increase the amount of office uses in the zone. Allowing office uses in the MIC/L zone could divert office projects from Tukwila International Boulevard and the Tukwila Urban Center, and hinder their redevelopment. Office uses typically ate higher levels of traffic than do industrial uses, with a lower percentage of truck traffic. The nature and magnitude of potential traffic impacts will be analyzed in detail if this proposal is referred to the Planning Commission. .. 9AP9e41A( T. lC? A�. R��IM1',+ yph1�? V! Yri!I: L�DM9" iH9' 7/ 1EXttH .RA1YY����s..w.. +........�_.� On the other hand, the regional economy has changed significantly.since 1995 when the Comprehensive Plan and Zoning Code were adopted. The rise of high -tech businesses and the decline of manufacturing in the area may already have made preserving industrial land less critical than it was several years ago. As previously noted, the MIC/L area subject to this proposed amendment represents a relatively small portion of the area within Tukwila available for industrial development (approximately 15 %). Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The proposed change addresses the public need (as expressed by development requests) for more office uses by creating an additional office zone. Other possible options would be to: • allow office uses not associated with another permitted use while retaining some restrictions on the actual amount of office e.g. allow office use only up to two or three floors in height (when the overall MIC/L height limit is 4 floors /45 feet), or allow office use only within 300 feet of residential zones, or; • remove all restrictions on office and allow office outright in both the MIC/L and the MIC/H zones subject to the development standards in the respective zones. Will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The proposed change could result in a net benefit to the community by providing a low impact use for the community. Office uses could be a buffer between residential and industrial uses if the office uses were located near the periphery of the zone, adjacent to the residential uses. The proposed change would also increase the amount of property available for office development. On the negative side, allowing stand -alone office uses could divert offices from locating along Tukwila International Boulevard or in the Tukwila Urban Center, in which additional office use is desired. Allowing offices to locate in the MIC/L may reduce the supply of industrial land. CONCLUSIONS Allowing office uses in the MIC/L zone will make available additional office land, while making a potential buffer between residential and industrial activity. Alternatives for Action The City Council's threshold alternatives include the following: • Refer the proposal as is to the Planning Commission for further review; • Modify the proposal and refer to the Planning Commission for further review • Defer consideration until a later time; • Reject the proposal. YYILI If the proposal is referred to the Planning Commission, the Planning Commission could; • Recommend approval; • Modify the proposal; • Recommend denial. I• .,• • • • • - • - • -• • ; 4 , , , „ -14 '110`• ' im:-(-4••••• '' 4 " • ,•••,- • • .. CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@atukwila.wa.us AT ;.ZHMENT A - COMPREHENSIVE PLAN /ZONING CODE AMENDMENTS APPLICATION NAME OF PROJECT/DEVELOPMENT: Revise Comprehensive Plan to allow office uses throughout the MIC /L zone regardless of whether they are associated with an exisLtng 1ndu5L Lid • 1 u5 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s); block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS Manufacturing /Industrial Center - -Light zone Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Rebecca Fox Name: Address: Phone: Signature: City of Tukwila Department of Community Development 206 - 431 -3683 206- 431 -3665 FAX: L�che�r� GAAPPHANU.ANDUSE.APPTOMPAPP.doq 06/16/00 Date: .,..o--- .,--� . .. .... ....................,- ......._. _...........�...�,..,, .,�w..�•, �rtrsts !'�i^;4aS ":�.�„'S�'stuT+!x?n.;, FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA Planner: Rebecca: Fox R File Number: L2U0U —UU�b - Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Revise Comprehensive Plan to allow office uses throughout the MIC /L zone regardless of whether they are associated with an exisLtng 1ndu5L Lid • 1 u5 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s); block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS Manufacturing /Industrial Center - -Light zone Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Rebecca Fox Name: Address: Phone: Signature: City of Tukwila Department of Community Development 206 - 431 -3683 206- 431 -3665 FAX: L�che�r� GAAPPHANU.ANDUSE.APPTOMPAPP.doq 06/16/00 Date: .,..o--- .,--� . .. .... ....................,- ......._. _...........�...�,..,, .,�w..�•, �rtrsts !'�i^;4aS ":�.�„'S�'stuT+!x?n.;, f Comp plam amd MIC office (USE THi., !!JULY2000) I. PROJECT PROPOSAL /BACKGROUND CONT'D H. Detailed description of proposal: The proposal is to revise the Comprehensive Plan and Zoning Code to allow office uses which are not associated with another permitted use throughout the MIC/L General description of surrounding land uses: Single - family residential, light- industry, heavy industry; small -scale retail and office. II. IMPACTS OF PROPOSED CHANGE A. Adverse impacts of proposed change on surrounding properties: Additional office uses in the MIC/L zone may result in greater traffic impacts. Non - conforming uses created: . None. B. Impacts of proposed change on Comprehensive Plan policies, zoning regulations and City functional plans: This proposed amendment is likely to affect the direction of some Comprehensive.Plan. policies. It will require a change in zoning regulations. There could be changes in other functional plans. C. Impacts of proposed change on Capital Improvement Plan: Unknown at this time. Deficiencies in existing Plan /Code resolved by the proposal: The proposal brings The Plan up -to -date by including offices as a principally- permitted use, rather than tying office use to an existing industrial activity. The proposal acknowledges changes to the local economy that increase the importance of office use. D. Compliance of the proposal with Growth Management Act: See III.A.4 below. E. Other issues presented by-the proposed change: Allowing "stand- alone" office use in the MIC/L would increase the supply of office uses in the zone. Increased office uses in the MIC/L would be likely to displace new office development from the Tukwila Urban Center and Tukwila International Boulevard. Allowing office uses in the MIC/L zone will potentially reduce the already- limited supply.. of land available for industry. If properly -zoned land is unavailable in Tukwila, industry will locate elsewhere, losing the potential employment and tax benefits to the city. The limited supply of industrial land increases its value. Allowing office uses in the MIC/L zone reduces the likelihood that the land will develop as industry. Allowing office uses {tR'., e:hm2.%t::;.:� %Lr'.%!:<Y.il.&i < U. OLt�y' b. LQIi. 'tff.?i4N�4/lRV9r.WUi4Y.`i+�:fS Y..Y1.CY }�di._Yq l:0.V4 PeY,.' .fh .n:k�tintYt ry 71' Comp plam amd MIC office (USE 'inlS IUULY2000) in the MIC/L zone could divert office projects from Tukwila International Boulevard and the Tukwila Urban Center, and hinder their redevelopment. " On the other hand, the regional economy has changed significantly since 1995 when the . Comprehensive Plan and Zoning Code were adopted. The rise of high -tech businesses and the decline of manufacturing in the area may already have made preserving industrial _ land less critical than it was several years ago. w u JU Uo UO co Ili J= F.. Alternatives to the proposed change: Other possible options would be to:. • allow office uses not associated with another permitted use while retaining some restrictions on the size of the office development or the actual amount of office in the building or zone i.e. allow office use only up to 4 floors in height, or allow office use only within 300 feet of residential zones, or; • remove all restrictions on office and allow office outright in both the MIC/L and the MIC/H zones subject to the development standards in the respective zones. III. COMPREHENSIVE PLAN /ZONING CODE AMENDMENT CRITERIA A. COMPREHENSIVE PLAN AMENDMENT (TMC 18.80.010) 1. A detailed statement of what is proposed and why; • The proposal Is to revise the Comprehensive Plan and Zoning Code to allow office uses which • are not associated with another permitted use throughout the Manufacturing/Industrial Center -Light (MIC/L) zone. Office uses are currently allowed throughout the MIC/L zones, but only as an adjunct to industrial uses, rather than as a principally-permitted, "stand- alone" use. Recent interest in office development in the MIC/L zone has prompted this request. 2.A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; The proposal is expected to result in more office development and a decrease in land available for industrial uses in the MIC/L zone. The key issues are: 1) will having additional industrially -zoned land available for office development negatively impact industrial growth and retention in the MIC/L zone; and 2) will additional land available for office in MIC/L detract from office redevelopment along Tukwila International Boulevard and in the Tukwila Urban Center. 3.An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; z Comp plain amd MIC office (USE THIS I!JULY2000) Current Comprehensive Plan regulations should be changed to acknowledge the declining role of manufacturing in society and the expanding role of office in the Manufacturing Industrial Center, especially the MIC/L. The Comprehensive Plan envisions the MIC as the focus of significant industrial activity. This is stated in Goal 11.1 and its associated policies: Goal 11.1 ( Manufacturing/Industrial Center): Support for existing industrial activities in the Manufacturing/Industrial Center and development of industrial _activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on - residential neighborhoods. - The Comprehensive Plan states that MIC zones are intended primarily for industrial uses or activities that support these uses: z z IYg. JU 00 UJ J H CO u_ wO §< is w Policy 11.1.5: Allow uses that are commonly associated with manufacturing and z �. industry, including those directly supporting such activity, such as offices and O z laboratories, while prohibiting unrelated uses. w w co En U� ww H 0 Policy 11.1.6 w �_ Develop and designate appropriate zoning, buffers, mitigation and access z opportunities where manufacturing zoning directlyLabuts or impacts residential v zoning so that MIC uses may operate without significant degradation of the p F_ . residential environment. Z The Plan indicates that industrial uses shall be separated from residential uses as follows: 4.A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; The proposal promotes the following goals from the Growth Management Act: • Urban Growth — Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner... • Economic Development — Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens for this state, ... u:..> >i.rJ v:i? i,r'�•a•.k =•.s •ii;�vl+:: i ?: ?i .• a• .:.- W44.4-41, • ,.•n.,:YL'.a r'vSY..Nti,J,.i7¢, ,. •s'" {y. -M ."16 za,54.A Comp plam amd MIC office (USE THIS 1!JULY2000) 5.A statement of how the proposed amendment complies with applicable Countywide Planning Policies; z Countywide Planning Policies discuss Manufacturing Centers. , 1 z Manufacturing/Industrial Centers are characterized by a significant amount of re w 2 manufacturing; industrial and advanced technology employment. They differ from 6 v other employment areas, such as business /office parks, in that a land base and -the 0 o segregation of major non - manufacturing uses are essential elements of their co w w ooperation. w = P -J F-. FW -15 . w0 Within the Urban Growth Area, the Countywide Planning Policies shall assure the g ". creation of a number of locally determined Manufacturing/Industrial a- Centers which meet specific criteria. The Manufacturing/Industrial = w Centers shall be characterized by the following: z w'. 1- 0 a. Clearly defined geographic boundaries; w w • . b. Intensity /density of land uses sufficient to support manufacturing„ industrial n o. and advanced technology uses; o in. c. Reasonable access to the regional highway, rail, air and/or waterway system .0 i- for the movement of goods; i v` d. Provisions to discourage large office and retail development; P e. Fast -track project permitting. — z Iii LU -52 o I Each jurisdiction which contains a regional Manufacturing/Industrial Center shall z adopt in its comprehensive plan a definition of the Center which specifies the exact geographic boundaries of the Center. Jurisdictions with manufacturing/Industrial Centers shall have zoning and detailed plans in place to achieve the following goals by the year 2010: a. Preserve -_ and encourage the aggregation of vacant or non- manufacturing/industrial land parcels for manufacturing/industrial uses; b. Discourage land uses which are not compatible with manufacturing, industrial and advanced technology uses; c. Accommodate-a minimum of 10,000 jobs, and; d. Limit the size of offices and retail unless as an accessory use. County -wide Policies discuss providing buffers around the periphery of the Manufacturing/Industrial Center as follows: LU -58 ,.r:..:.x: � :............, .....,- ,...... .: Comp plam amd MIC office (USE THI,.. :JULY2000) Jurisdictions' comprehensive Plans for regional Manufacturing/Industrial Centers shall demonstrate compliance with the criteria. In order to promote manufacturing /industrial growth, the manufacturing/Industrial Center plan for each jurisdiction shall establish strategies: a. To provide capital facility improvement projects which suppport the movement of goods and manufacturing/industrial operations; b. To coordinate planning with serving utilities to ensure that utility facilities are available to serve such Centers; - c. To .provide buffers around the Center to reduce conflicts with adjacent land uses; d. To facilitate land assembly; and e. To attract the type of businesses that will ensure economic growth and stability. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, .storm water or shoreline plans) if the proposed amendment is adopted; No changes are known at present. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities-plans of the City; No additional capital improvements have been identified at present. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. No additional changes are known at present. ZONING AMENDMENT CRITERIA (TMC 18.84.030) 1. The use or 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; Any change will be prepared in conjunction with an amendment to the Comprehensive Land Use Policy Plan and the public interest. 2. The use or change in zoning requested 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 as set forth in the application form. Not applicable. L2000 Comp Plan Amendment - Office in MIC /L L2000 -0037 Zoning Code Amendment - Office in MIC /L CITY OF TUKG ILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us COMPREHENSIVE PLAN /ZONING CODE AMENDMENTS APPLICATION NAME OF PROJECT/DEVELOPMENT: Revise Comprehensive Plan to allow office uses throughout the MIC /L zone regardless of whether they are associated -with an existiug .l.11dw LLial use LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s); block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Manufacturing /Industrial Center - -Light zone Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Rebecca Fox Name: _ Address: Phone: City of Tukwila Department of Community Development 206 - 431 -3665 FAX: 206 -431 -3683 Signature: G:MP PRAMANDUSE.APPICOMP APP.doc. 06/16/00 Date: FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA Planner: Rebecca. Fox R2 File Number: L2UU(TUU.i6 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Revise Comprehensive Plan to allow office uses throughout the MIC /L zone regardless of whether they are associated -with an existiug .l.11dw LLial use LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s); block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Manufacturing /Industrial Center - -Light zone Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Rebecca Fox Name: _ Address: Phone: City of Tukwila Department of Community Development 206 - 431 -3665 FAX: 206 -431 -3683 Signature: G:MP PRAMANDUSE.APPICOMP APP.doc. 06/16/00 Date: Comp plam amd MIC office (USE .1S !lJULY2000) I. PROJECT PROPOSAL /BACKGROUND CONT'D H. Detailed description of proposal: The proposal is to revise the Comprehensive Plan and Zoning Code to allow office uses which are not associated with another permitted use throughout the MIC/L General description of surrounding land uses: Single - family residential, light- industry, heavy industry; small -scale retail and office. II. IMPACTS OF PROPOSED CHANGE A. Adverse impacts of proposed change on surrounding properties: Additional office uses in the MIC/L zone may result in greater traffic impacts. Non - conforming uses created: . None. B. Impacts of proposed change on Comprehensive Plan policies, zoning regulations and City functional plans: • This proposed amendment is likely to affect the direction of some Comprehensive-Plan. policies. It will require a change in zoning regulations. There could be changes in other functional plans. C. Impacts of proposed change on Capital Improvement Plan: Unknown at this time. Deficiencies in existing Plan /Code resolved by the proposal: The proposal brings.the Plan up -to -date by including offices as a principally - permitted use, rather than tying office use to an existing industrial activity. The proposal acknowledges changes to the local economy that increase the importance of office use. D. Compliance of the proposal with Growth Management Act: See III.A.4 below. E. Other issues presented by-the proposed change: Allowing "stand- alone" office use in the MIC/L would increase the supply of office uses in the zone. Increased office uses in the MIC/L would be likely to displace new office development from the Tukwila Urban Center and Tukwila International Boulevard. Allowing office uses in the MIC/L zone will potentially reduce the already - limited supply - of land available for industry. If properly -zoned land is unavailable in Tukwila, industry will locate elsewhere, losing the potential employment and tax benefits to the city. The limited supply of industrial land increases its value. Allowing office uses in the MIC/L zone reduces the likelihood that the land will develop as industry. Allowing office uses • Comp plam amd MIC office (USE _ ..IS l IJULY2000) in the MIC/L zone could divert office projects from Tukwila International Boulevard and the Tukwila Urban Center, and hinder their redevelopment. On the other hand, the regional economy has changed significantly since 1995 when the Comprehensive Plan and Zoning Code were adopted. The rise of high -tech businesses and the decline of manufacturing in the area may already have made preserving industrial land less critical than it was several years ago. F. Alternatives to the proposed change: Other possible options would be to: • allow office uses not associated with another permitted use while retaining some restrictions on the size of the office development or the actual amount of office in the building or zone i.e. allow office use only up to 4 floors in height, or allow office use only within 300 feet of residential zones, or; • remove all restrictions �n office and allow office outright in both the MIC/L and the MIC/H zones subject to the development standards in the respective zones. III. COMPREHENSIVE PLAN /ZONING CODE AMENDMENT CRITERIA A. COMPREHENSIVE PLAN AMENDMENT (TMC 18.80.010) 1. A detailed statement of what is proposed and why; The proposal Is .to revise the Comprehensive Plan and Zoning Code to allow office uses which • are not associated with another permitted use throughout the Manufacturing/Industrial Center -Light (MIC/L) zone. Office uses are currently allowed throughout the MIC/L zones, but only as an adjunct to industrial uses, rather than as a principally- permitted, "stand- alone" use. Recent interest in office development in the MIC/L zone has prompted this request. 2.A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; The proposal is expected to result in more office development and a decrease in land available for industrial uses in the MIC/L zone. The key issues are: 1) will having additional industrially -zoned land available for office development negatively impact industrial growth and retention in the MIC/L zone; and 2) will additional land available for office in MIC/L detract from office redevelopment along Tukwila International Boulevard and in the Tukwila Urban Center. • 3.An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; z ~w 00 co CI. ILI J =. U) LL wo LL Q co =a w z� z O� w � p U -- c) i-•. ww 1- "-- wz U= 0 z Comp plam amd MIC office (USE ..,IS I IJULY2000) Current Comprehensive Plan regulations should be changed to acknowledge the declining role of manufacturing in society and the expanding role of office in the Manufacturing Industrial Center, especially the MIC/L. The Comprehensive Plan envisions the MIC as the focus of significant industrial activity. This is stated in Goal 11.1 and its associated policies: Goal 11.1 (Manufacturing/Industrial Center): Support for existing industrial activities in the Manufacturing /Industrial Center and development of industrial _activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods. - The Comprehensive Plan states that MIC zones are intended primarily for industrial uses or activities that support these uses: Policy 11.1.5: Allow uses that are commonly associated with manufacturing and industry, including those directly supporting such activity, such as offices and laboratories, while prohibiting unrelated uses. The Plan indicates that industrial uses shall be separated from residential uses as follows: Policy 11.1.6 Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing_zoning directlyLabuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. 4.A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; The proposal promotes the following goals from the Growth Management Act: • Urban Growth = Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner... - • Economic Development — Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens for this state, ... z ice. ` w Irk o0 wz. I—: w w o_. =a z �. I-0: w~ 2 0 H: tu = U, F-7: g- o ..z. w U =: 01– z -� Comp plam amd MIC office (USE -.IS !!JULY2000) 5.A statement of how the proposed amendment complies with applicable Countywide Planning Policies; z Countywide Planning Policies discuss Manufacturing Centers. _ • Manufacturing/Industrial Centers are characterized by a significant amount of W U manufacturing, industrial and advanced technology employment. They differ from D other employment areas, such as business /office parks, in that a land base and -the U o segregation of major non - manufacturing uses are essential elements of their co in w= operation. ,I % - COL FW -15 . w o Within the Urban Growth Area, the Countywide Planning Policies shall assure the zi creation of a number of locally determined Manufacturing/Industrial n Centers which meet specific criteria. The Manufacturing/Industrial = a Centers shall be characterized by the following: z tui a. Clearly defined geographic boundaries; . b. Intensity /density of land uses sufficient to support manufacturing„ industrial and advanced technology uses; c. Reasonable access to the regional highway, rail, air and/or waterway system for the movement of goods; d. Provisions to discourage large office and retail development; • e. Fast -track project permitting: LU -52 Each jurisdiction which contains a regional Manufacturing/Industrial Center shall adopt in its comprehensive plan a definition of the Center which specifies the exact geographic boundaries of the Center. Jurisdictions with manufacturing/Industrial Centers shall have zoning and detailed plans in place to achieve the following goals by the year 2010: - a. Preserve - and _encourage the aggregation of vacant or non- manufacturing/industrial land parcels for manufacturing/industrial uses; b. Discourage -land uses which are not compatible with manufacturing, industrial and advanced technology uses; -' c. Accommodate-a minimum of 10,000 jobs, and; d. Limit the size of offices and retail unless as an accessory use. County -wide Policies discuss providing buffers around the periphery of the Manufacturing/Industrial Center as follows: LU -58 Comp plam amd MIC office (USE .IS 1!JULY2000) Jurisdictions' comprehensive Plans for regional Manufacturing/Industrial Centers shall demonstrate compliance with the criteria. In order to promote manufacturing /industrial growth, the manufacturing/Industrial Center plan for each jurisdiction shall establish strategies: a. To provide capital facility improvement projects which suppport the movement of goods and manufacturing/industrial operations; b. To coordinate planning with serving utilities to ensure that utility facilities are available to serve such Centers; c. To provide buffers around the Center to reduce conflicts with adjacent land uses; d. To facilitate land assembly; and e. To attract the type of businesses that will ensure economic growth and stability. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; No changes are known at present. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities-plans of the City; No additional capital improvements have been identified at present. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. No additional changes are known at present. ZONING AMENDMENT CRITERIA (TMC 18.84.030) 1. The use or 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; Any change will be prepared in conjunction with an amendment to the Comprehensive Land Use Policy Plan and the public interest. 2. The use or change in zoning requested 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 as set forth in the application form. Not applicable. z �w 6 O 0 ( o' CO 111 J= U) w 0 u. co d �w 2 z� I- 0 w~ 2 (:), o • - O I•—. wui Z l'11 0 1" z L2000 Comp Plan Amendment - Office in MIC /L L2000 -0037 Zoning Code Amendment - Office in MIC/L S HNTB June 23, 2000 ARCHITECTS ENGINEERS PLANNERS Mr. Jack Pace Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA Re: MIC Update Traffic Analysis Dear Jack: RECEIVED JUN 2 0 2000 CO(VlMUNIrr" DEVELOP f/)- (,(Ji if 1tI,. Avenue. N.1:. .V,lih• .1(11) Bellevue. Irusbin / ul (1151 i5i•,ii5C la. \' (I25) 45.4'•91 -9 Thank you for your recent inquiry concerning the update of the trafficx,,..u.ysis -tor the MIC district in Tukwila. The HNTB staff provides a full range of transportation planning, traffic and transit forecasting, and operations analysis capabilities. I joined HNTB about two years ago, and we now have six staff in our Traffic and Planning group under our leader, Pete Smith. In talking with Brian Shelton about the project, we recalled that the original analysis focused on employment changes at the Boeing complex. In addition, various "prototype" projects were conceived to demonstrate the impacts of a range of land uses. Neither of us recalled a rigorous land use analysis that looked specifically at vacant land or redevelopment potential. I have been unable to retrieve any project materials from the files at CH2M HILL. From my discussion with Brian, we developed the following outline of tasks for the traffic update: 1. Review inventories of current land use, vacant land, development applications, and redevelopment potential for parcels within the MIC district, to be provided by the City. 2. Working with City staff, define a future land use scenario for analysis that responds to current development trends of increased office use. 3. Obtain current traffic counts from City files for intersections (AM and PM peak turning movements) and street segments (daily counts with directional, hourly detail). 4. Estimate future levels of background traffic on streets in the MIC district for one future analysis year. 5. Estimate trip generation for new and redeveloped land uses, accounting for dislocation of existing uses, interactions between land uses, and effects of transit and demand management strategies. 6. Prepare PM peak intersection capacity analysis for background and project conditions at up to ten locations in the MIC district, including the following: East Marginal/Interurban/Pacific Highway/Boeing Access Road Pacific Highway S. /S.112t St. Pacific Highway S./NB SR 99 Ramps Pacific Highway S. /SB SR 599 Ramps East Marginal Way S. /S. 120th /Metro Ramps Up to five other locations 7. Review accident summaries for streets within the MIC district. Estimate accident rates, and identify high- accident locations. a II .V 'I' ii C u l?l /, u flies nl'19l'I :. \ II.X \ \111:1.\. \ \ \ILA \1 \, I \. I �I I\. I \. I{ \III\ I.•Y .1. I \. 111 I,I11 \. \I \. LII \lil l' >151 \. �L. 'll \1111 �It r\, \ \1 i Illr U•�r. II. r.11 \IL \ \Il �nl IrrII \II(I X41 DUI \s, r \ . l l r \ \ I I i , 1 ' ). l r l l l i l l r l ' \ I l I l h l \ ' \ \ . I \ 1 1 1 1 1 1 1 1 1 \ I . I • 1 \ \ r r l t l l l . LC. li \IIIir \1111 r:r.I II11'I ,\ 1'\. I\ 1t 1 \\\ I'' 11l %.l \.Ilt\l \I'.r. \.h \ \S \�rll1. \Ir 1. h \rr \\II; I. I\ I..\ \\I \'. \II.lIr. \ \l.IlI's' \. Ia n 1,11111. I4'. 4\\11'11 \I,\II \ \ II. II..\ III \\ \I INIT. \ \I. \II \ \I AI"4.1.. \I\ \('II \II.I1. I \. \I\\ 1'Ilch. \1 'I \l.l\ \I1' \'Ihl UIIIU \1115 'Ih Alit \ \1111 II 'r \illl \ \II I'wk (S. I'll \IIII III \III II \I, 1'\ I'I Ilt 11 \ \1,. \II. It \1111,11 \I .111' 1. \hl 11'I1 I I.' \\ \ \III \1'r. I \. \\ Ill lt'. \I1111 \II I 1 1 I I I � . \ I ' I \ 1 . 1 1 1 1 I I r 1 r 1 1 1 1 I I 1 ' \. I Ih \\ 1' IIII \. h� HNTB June 23, 2000 ARCHITECTS ENGINEERS PLANNERS Mr. Jack Pace Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA Re: MIC Update Traffic Analysis Dear Jack: T 1,r REC-I D JUN 2 6 2000 COMMUN{'T'`( DEVELOPMENT (dl4 1118th .lrcmtt•..V.4:. Suitt. •Inn IlvNerur. It itsltinglun (4-'5) •/i i• i iii H25)453.91-9 Thank you for your recent inquiry concerning the update of the traffic analysis for the MIC district in Tukwila. The HNTB staff provides a full range of transportation planning, traffic and transit forecasting, and operations analysis capabilities. I joined HNTB about two years ago, and we now have six staff in our Traffic and Planning group under our leader, Pete Smith. In talking with Brian Shelton about the project, we recalled that the original analysis focused on employment changes at the Boeing complex. In addition, various "prototype" projects were conceived to demonstrate the impacts of a range of land uses. Neither of us recalled a rigorous land use analysis that looked specifically at vacant land or redevelopment potential. I have been unable to retrieve any project materials from the files at CH2M HILL. From my discussion with Brian, we developed the following outline of tasks for the traffic update: 1. Review inventories of current land use, vacant land, development applications, and redevelopment potential for parcels within the MIC district, to be provided by the City. 2. Working with City staff, define a future land use scenario for analysis that responds to current development trends of increased office use. 3. Obtain current traffic counts from City files for intersections (AM and PM peak turning movements) and street segments (daily counts with directional, hourly detail). 4. Estimate future levels of background traffic on streets in the MIC district for one future analysis year. 5. Estimate trip generation for new and redeveloped land uses, accounting for dislocation of existing uses, interactions between land uses, and effects of transit and demand management strategies. 6. Prepare PM peak intersection capacity analysis for background and project conditions at up to ten locations in the MIC district, including the following: East Marginal/Interurban/Pacific Highway/Boeing Access Road Pacific Highway S. /S.112t St. Pacific Highway S./NB SR 99 Ramps Pacific Highway S. /SB SR 599 Ramps East Marginal Way S. /S. 120th /Metro Ramps Up to five other locations 7. Review accident summaries for streets within the MIC district. Estimate accident rates, and identify high- accident locations. 11 .\' l' n c u ut p n n I r s (Il'FIt E' \II. \ \IJIt1.\. \ \. \II.\ \t \. N. \I sirs. I\ It\III\ II. /I 14 1.5. IIU.Ln \. 515. 4.1I \611 aI' I \. .t.: CI1. \Itl.l \I'u \. \\\ tMt' \t,■ l 11.. t U \11\\t1 1111 t 1111 \1111 \ t111 mil \..IN, \1It.tt1. ItIIlit 1111'. \II III.I \. \ \ \.I \II:111'I.I1 \I. IT \ \1tltIII. IN. 11.\11I'II Iitl1, t'I'. 11tH .1■1 \. I\. 1 \111 \ \ \I'tIII. I\. Ilc \I \ Is. I \. h. \ \. \.cc!) \I t1. h \tI \ \IIII. I\ \II 1t I. \ \t1 II' \. t.\. 1 11 I. \1111. 10. \I \ \II'tt \t, \II \ \II II.. \III \\ \I I:I'I. \ \I. \II \ \1'.\1' 11.1.. \I \. \ \.II \11.11. I\ \I\\ 1111th. \1.11 \!NI \ \1111'.\. 11h1 \I I' \i\ t 11 \.''h t1It1 \ \1111 II tl\i I:I \\11 I• \Ifh. h• I'll \I111 III \II I'll \t, I'\. 1'111111 \ \I1 \I.. II \1111.11 \I. \ \I 11. \1:L t 111 I I. . \\ \ \Itl \111, I \. . \\ ItiIt \\It111 \11 I \ \ \ \I I.,11\ \itl I \ \II'\.Il. It 111 1111 1111 111.\ III.. 55 It III! \. 1.. Mr. Jack Pace June 23, 2000 Page 2 8. Identify critical locations requiring mitigation under the City's traffic operations . standards. Develop and test mitigation measures for potential application. Prepare planning -level cost estimates associated with each mitigation measure. 9. Meet with Community Development/Public Works staff on three occasions during the course of the traffic update to establish objectives, review data needs, and report on findings and progress. 10. Prepare a draft report summarizing the results of the traffic and mitigation analysis for review and comment by City staff. Incorporate revisions in a final report. Brian and I considered approaching the work scope in two phases: (A), assessment of the changes in land use and trip generation to evaluate the significance of the changes (Tasks 1 -5), and (B), update the traffic analysis for changed conditions (Tasks 6 -10), if necessary. We estimate a total fee of about $22,600 for this scope of work. The initial assessment could be conducted for about $7,000, if you chose to proceed in stages. We are available to initiate this work immediately on your notice to proceed. In this work scope, we expect that City staff support would be required in the assembly of land use data and traffic count data. Upon receipt of these data, we estimate a schedule of six to eight weeks to complete the work program. We appreciate the opportunity to submit our proposal for this important project. Please contact me at (425) 450 -2703 if you have questions regarding our proposal. Sincerely HNTB Corporation RoL � ‘043,A Asti Randy ammond Project Manager \\SEAWOO\projoa\TranPlan\tukMIC.doc Milton Smith Senior Vice President Z• re 2 -JU 00 • w. =. U) LL, W O. L Q. N = a' _. Z E.. `Z 1— _, 0 0. N. 0E- 'WLU': lL .Z` U -" O Z June 8, 2000 Mr. Jack Pace Department of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA Re: MIC Update Traffic Analysis Dear Jack; ,gfc vr( -re Thank you for your recent inquiry concerning the update of the traffic analysis for the MIC district in Tukwila. The HNTB staff provides a full range of transportation planning, traffic and transit forecasting, and operations analysis capabilities. I joined HNTB about two years ago, and we now have six staff in our Traffic and Planning group under our leader, Pete Smith. In talking with Brian Shelton about the project, we recalled that the original analysis focused on employment changes at the Boeing complex. In addition, various "prototype" projects were conceived to demonstrate the impacts of a range of land uses. Neither of us recalled a rigorous land use analysis that looked specifically at vacant land or redevelopment potential. I have been unable to retrieve any project materials from the files at CH2M HILL. From my discussion with Brian, we developed the following outline of tasks for the traffic update: 1. Obtain and review inventories of current land use, vacant land, development applications, and redevelopment potential for parcels within the MIC district, to be provided by the City. 2. Working with City staff, prepare a future land use scenario for analysis that responds to current development trends, reflecting increased office use. 3. Obtain current traffic counts from City files for intersections (AM and PM peak turning movements) and street segments (daily counts with directional, hourly detail). 4. Estimate future levels of background traffic on streets in the MIC district for one future analysis year. 5. Estimate trip generation for new and redeveloped land uses, accounting for dislocation of existing uses, interactions between land uses, and effects of transit and demand management strategies. 6. Prepare PM peak intersection capacity analysis for background and project conditions at up to ten locations in the MIC district, including the following: East Marginal/Interurban/Pacific Highway/Boeing Access Road Pacific Highway S. /S.112`h St. Pacific Highway S./NB SR 99 Ramps Pacific Highway S. /SB SR 599 Ramps Interurban Ave S. /S. 112th St East Marginal Way S. /S. 120th /Metro Ramps Two unsignalized locations 7. Review accident summaries for streets within the MIC district. Estimate accident rates, and identify high - accident locations. 8. Identify critical locations requiring mitigation under the City's traffic operations standards. Develop and test mitigation measures for potential application. Prepare planning - level cost estimates associated with each mitigation measure. 9. Meet with Community Development/Public Works staff on three occasions during the course of the traffic update to establish objectives, review data needs, and report on findings and progress. 10. Prepare a draft report summarizing the results of the traffic and mitigation analysis for review and comment by City staff. Incorporate revisions in a final report. Brian and I considered approaching the work scope in two phases: (A), assessment of the changes in land use and trip generation to evaluate the significance of the changes (Tasks 1 -5), and (B), update the traffic analysis for changed c 8 ditions (Tasks 6 -10), if necessary. We es ' e tal ee of about $27,600:forthis scope,of work. The initial assessment could be conducted for abo $12 00, if you chose to proceed in stages. We'are available to initiate this work immediately on your no e to proceed. In this work scope, we expect that City staff support would be required in the assembly of land use data and traffic count data. Upon receipt of these data, we estimate a schedule of -six: ; toleightrwe s .to, complete the work program. T P� We appreciate the opportunity to submit our proposal for this important project. Please contact me at (425) 450 -2703 if you have questions regarding our proposal. Sincerely HNTB Corporation Randy Hammond Project Manager Dan Dixon Vice President Z •=F ;re 2 • U0 N 0• • W =; J• w 0: to F=— =: Z �. Z Off: • UD O DI WW I--0 U. . W =, • O h • Z • 1 Jack_ Pace „ - MIC Traffic Update Page 1 a From: <RHammond @HNTB.com> To: tuk- mail.6300- po(Brian,Jack) Date: 6/8/00 4:11 PM Subject: MIC Traffic Update Jack and Brian: I've attached our proposal letter - I'll have a hard copy signed and mailed tomorrow. Let me know if it responds to your needs. I've included an accident summary task that I'm not sure is required. For us, the main uncertainty is the status of the land use inventory refernced in Task 1. Is there an up -to -date database of square footage or employment from Planning files, or in the traffic model, or business license records? Also, I did not include a task to estimate impact fees from the mitigation costs and trip generation figures. Do you still operate the impact fee system using per trip or per building area charges? We may want to consider adding this task to the second phase of work. «tukMlC.doc» TECHNICAL ADDENDUM: Employment, Land Use, and Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans This Addendum provides additional information and analysis of issues raised in the original report entitled Industrial Land Supply and Demand in the Central Puget Sound Region, published in February 1998 Puget Sound Regional Council April 2000 z Q • W J0: U 0' U) W W. ,J 1.7. 0'.. a w'. z Z F- LU !0 I-` WL 2 - O; U 1 N ' O Z PUGET SOUND REGIONAL COUNCIL MEMBERSHIP KING COUNTY — Algona — Auburn — Beaux Arts Village — Bellevue — Bothell — Burial — Clyde Hill — Covington — Duvall — Enumclaw — Federal Way — Hunts Point — Issaquah — Kenmore — Kent — King County — Kirkland — Lake Forest Park — Maple Valley — Medina — Mercer Island — Newcastle — North Bend — Pacific — Port of Seattle — Redmond — Renton — Sammamish — SeaTac — Seattle — Shoreline — Skykomish — Snoqualmie — Tukwila — Woodinville KITSAP COUNTY — Bainbridge Island — Bremerton — Kitsap County — Port Orchard — Poulsbo PIERCE COUNTY — Bonney Lake — Buckley — DuPont — Eatonville — Edgewood — Fife — Fircrest — Gig Harbor — Lakewood — Milton — Orting — Pierce County — Port of Tacoma — Puyallup — Ruston — Steilacoom — Sumner — Tacoma — University Place SNOHOMISH COUNTY — Arlington — Edmonds — Everett — Lake Stevens — Lynnwood Marysville — Mill Creek Monroe — Mountlake Terrace — Mukilteo — Port of Everett — Snohomish Snohomish County — Stanwood — Sultan — Woodway STATE AGENCIES — Washington State Department of Transportation — Washington Transportation Commission ASSOCIATE MEMBERS — Evans School of Public Affairs — Island County — Port of Bremerton — Puyallup Tribe of Indians — Thurston Regional Planning Council — The Tulalip Tribes , PUGET SOUND REGIONAL COUNCIL STAFF MARY MCCUMBER, EXECUTIVE DIRECTOR KING CUSHMAN, DIRECTOR OF GROWTH MANAGEMENT AND TRANSPORTATION PLANNING MARK GULBRANSON, CHIEF OPERATING OFFICER NORMAN ABBOTT, PRINCIPAL PLANNER LORI PECKOL, SENIOR PLANNER, former employee CHRIS MEFFORD, SENIOR PLANNER, former employee STEPHANIE BECKMAN, ASSOCIATE PLANNER, former employee DOUG CLINTON, GRAPHIC DESIGNER REBECCA STEWART, GRAPHIC DESIGNER SHEILA ROGERS, ADMINISTRATIVE ASSISTANT UNIVERSITY OF WASHINGTON, CENTER FOR COMMUNITY DEVELOPMENT AND REAL ESTATE BOB FILLEY, DIRECTOR MILES ERICKSON, RESEARCH COORDINATOR TERRY GAUNEY, RESEARCH ASSISTANT Funding for this report provided in part by member jurisdictions, grants from U.S. Department of Transportation, Federal Transit Administration, Federal Highway Administration and Washington State Department of Transportation. Sign language and communication material in alternative formats, can be arranged by calling (206) 464 -7090. TDD \TTY: (206) 464 -5409. Puget Sound Regional Council {;7 TABLE OF CONTENTS Introduction 1 Background/Objectives 1 The Relevance oflndustrialJobs in the Central Puget Sound Region 2 The Potential Future oflndustrialJobs in the Region 3 Data Limitations 4 Definitions 5 Types ofEmployment on Industrial Lands 7 Employment Data Analysis 7 Findings 7 Development Regulations on Industrial Lands 11 Findings 12 Understanding the Shorter -Term Usefulness of the Region's Industrial Land Supply 15 Findings 16 Summary 19 Summary ofFindings 21 Appendices Appendix 1- Description ofEmployment Sectors 23 Appendix 2 -.1997 Covered Employment by Land Type and County 25 Appendix 3 1997 Covered Jobs and Sites by Sub - Sector 27 Appendix 4 - Contacts in Jurisdictions for Industrial Zoning Code Research (Summer 1998) 30 Appendix 5 - Industrial Zoning Code Summary 31 Appendix 6- Industrial Land Supply: Proximity to ExistingJobs and Infrastructure 36 Puget Sound Regional Council Z i Z CC J U U0 U 0: WI LL. W O. 2 ga N H =; Z 1-0+ Z 2 D 0; 0 H: WW; LLI 001 Z I Technical Addendum: Employment, Land Use, c Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans INTRODUCTION Background and Objectives In 1998, the Regional Council completed a study of industrial land in the central Puget Sound region. The project involved Regional Council staff, the University of Washington's Center for Community Development and Real Estate, and a technical advisory committee of public and private sector planners and economic development interests. The results were published in a report entitled, Industrial Land Supply and Demand in the Central Puget Sound Region. The study advanced knowledge of the amount and characteristics of the long- term net supply and demand for industrial land in the region. It found that through the year 2020, total projected demand for industrial land in the region is likely to be between 5,600 to 7,100 acres, while estimated net supply was 21,000 acres; thus, supply exceeded demand by a factor of three. However, the study recognized two important caveats. First, approximately a third of the supply was not adequately served by transportation and other infrastructure, and second, the supply was spread over a four -county area and not necessarily located in prime industrial markets. The study provided valuable information, but also raised a number of unan- swered questions (nine were identified in the report). The purpose of this Addendum is to address three issues that were raised in the 1998 report) The first issue addressed is how industrial employment on industrial land differs from industrial employment on commercial land. The first report found about 40 percent of total industrial employment was not located on industrial land. This led to an exploration of the varied land use needs of industrial employ- ment. If commercial and industrial land are used interchangeably, there is less value in examining only industrial land in a land supply calculation, as was done in the 1998 study.2 However, if the data show that the type of industrial employment that occurs on industrial land is different than that which occurs on commercial land, it may provide evidence that industrial land plays an important role in meeting the need for an important sub -set of total demand for industrial land. The second topic addressed in the Addendum is local jurisdictions' zoning regulations on industrial lands. This research seeks to determine the extent to which preservation of industrial land (for industrial purposes) is being pursued by local jurisdictions in the region. ' The employment data in this Addendum have been updated to 1997, but the supply, demand, and infrastructure data (developed between 1996 -1997) remain the same as in the original document. 2 The calculation of demand for industrial land was done twice, using different assumptions. One calculation assumed that all future industrial employment would take place on industrial land. The other calculation assumed that future employment on industrial land would take place in the same proportions as the commercial and industrial mix the currently exists of industrial land. Puget Sound Regional Council .,...a.,n IZIMIeStnan I Z ,~ w JU UO co co Lu J i- F— �tL wO 2 u ?. =a. �W Z= fr 1— O Z H. W p U O N. wW I U IL — p. WZ 0 1— z Technical Addendum: Employment, Land Use, crInfrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans Finally, the Addendum provides information that helps in understanding the shorter -term usefulness of the region's industrial land supply. How much of the supply will potentially meet shorter -term needs because it is located close to job concentrations and highways, and is served by infrastructure? On the other hand, how much of the region's supply is located beyond the current market, but offers potential for the future? The first report made an important contribu- tion to this understanding by looking at the location of supply vis -a -vis proxim- ity to the National Highway System, water, and sewer service. This addendum adds two important measures of shorter -term usefulness of supply. First, it cross - tabulates water, sewer, and proximity to the National Highway system and, second, it cross - checks this information with data on the location of existing general employment and industrial employment. These three issues were chosen for further study because they assist in advancing the discussion of the original question posed by the Regional Council's Growth Management Policy Board for the first study: How can we be prepared to meet future demand for industrial land? The answer to this question involves both preserving and investing in industrial land that is well - located to meet current and shorter -term needs, and, over time, improving land that may be located beyond the current market, but has potential to accommodate future needs. The Relevance of Industrial Jobs in the Central Puget Sound Region Industrial jobs are important to the regional economy because they provide "basic" or export - related employment, have potentially high employment multipliers, and provide "family wage" jobs.' Basic employment is valued because the products and services of these employers are sold to non -local customers and bring income into the region from outside sources. The Regional Economic Strategy,' produced by the Regional Council in 1995, documented that industrial sectors in this region produce a substantial number of "basic" or export- related jobs. For example, in the region, 40 percent of processed food, 44 percent of fabricated metals, 78 percent of industrial machin- ery and 83 percent of miscellaneous transportation equipment sales are to other U.S. states or to other countries.5 Some industrial sectors also have relatively high employment multipliers; for example, aerospace is very high, with 3.14 jobs created for each aerospace job. Each manufacturing job in the region creates or sustains an average of more than two other jobs in the regional economy.' Kim Pillips -Fein, The Still- Industrial Gty: Why Cities Shouldn't Just Let Manufacturing Go. The American Prospect, No. 40, page 4, 1998. City of Seattle, Industrial Land Base Study, Seattle, WA. page ii, September 1993. Richard E. Klosterman, Community Analysis and Planning Techniques. Rowman and Littlefield, Savage Maryland, p. 114. Pearl M. Kamer, The U.S. Economy in Crisis: Adjusting to the New Reality. Praeger: New York. 1998. 4 Foundations for the Future: An Economic Strategy for the Central Puget Sound Region, pages 12 and 14, and Appendix A, page 37 of volume 2, January 1995.) S Ibid. 6 Ibid. 2 ,rr;�VUF'e+n* . : :...,... , »�+c :,h... Puget Sound Regional Council Technical Addendum: Employment, Land Use 6. Infrastructure Characteristics of Lan& Designated as Industrial in Comprehensive Plans Z The multipliers are higher primarily because these sectors often buy raw material , i locally and sell a portion of their products to local retailers for re -sale. W The King County Annual Growth Report documented the relatively high wages U paid by manufacturing jobs. King County defines family wage jobs as those 0 °' that pay at or above the average wage of all jobs in King County - $34,400 in N W 1996.' The average wage in 1996 for a manufacturing job in King County was ui H $43,300, the highest of any sector. Manufacturing workers were paid $8,900 to more per year than workers in the services sector (which accounts for the most w 0 jobs) and $24,800 more than workers in the retail trade sector.8 2 Zi Growth in wages in non - industrial sectors is narrowing the traditional wage gap L Q with manufacturing jobs. For example, data for King County indicate that = 9.2 d average wages paid to manufacturing workers were 158 percent of those paid to 1– _ services workers in 1990, but by 1996 the difference had been reduced by 32 ? 1– percentage points (to 126 percent).9 This trend is also evidenced by anecdotal Z O 0, knowledge of wages and national /international sales distribution of software W W companies in the region, such as Microsoft. j n co The Potential Future of Industrial Jobs ° �. W in the Region i 0 -o Employment trends indicate that industry in the 21st century will be different . Z from the steel, automobile, chemical and related endeavors of the 20th century. U — Since the 1970s, the U.S. has been evolving from a goods production economy ~O H to a service and information economy. Globalization of labor markets and Z production efficiencies have lead to declining employment in manufacturing. Nationwide, manufacturing jobs are forecast to decline from 20.3 million in 1980 to 13.5 million in 2020.1° The regional economy is different than the national economy with regard to industrial jobs. Between 1997 and 2020, industrial jobs in the central Puget Sound region are projected to increase from 572,100 to 677,500. Overall, however, while industrial jobs will continue to be a significant component of the economy of the central Puget Sound region, their percent of total employment will decrease from 32 percent in 1997 to 28 percent in 2020 (see Table 1). About 85 percent of forecasted new jobs through the year 2020 are in non- industrial sectors.(' King County Comprehensive Plan, page 80. $ 1998 King County Annual Growth Report. August 1998. Seattle Washington, page 38. Note that the retail trade sector may be artificially low due to the number of part time workers. ° 1998 King County Annual Growth Report. August 1998. Seattle Washington, page 38. 10 Dick Conway and Associates, Regional Economic and Demographic Data Base, Modeling and Forecasting, Long -Range Forecasts for the Puget Sound Region (Seattle: prepared for the Puget Sound Regional Council), September 1997, page 2. 11 Industrial Land Supply and Demand in the Central Puget Sound Region. February 1998, pages 44 and 45. Puget Sound Regional Council 3 Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans a TABLE 1. Annual Average Total Employment 1980 - 2020 1997 2020 All Jobs Industrial Jobs NUMBER PERCENT NUMBER PERCENT 1,765,900 100% 2,409,900 100% 572,100 32% 677,500 28% Data Limitations 1. Employment data used in this study were obtained from the Washington State Employment Security Department (ESD). These data are referred to as "covered" employment and include information for firms, organizations, and individuals whose employees are covered by the Washington State Employ- ment Security Act. Most wage and salary jobs are included, but some jobs are not, including proprietors, chief executive officers, self - employed, and uniformed military personnel. As noted below under definitions, the Employment Security Department asks employers with multiple locations to report employment data by actual site of employment. However, not all employers comply with this request and may report all employment at a headquarters or main office address, when employment actually occurs at many sites. 2. The Regional Council electronically maps employment data using automated address matching to street centerline files based on corrected U.S. Bureau of the Census 1990 TIGER files. The accuracy of employment locations is limited to the accuracy of TIGER files and the correctness of reported employer addresses. Records not matched automatically are mapped manu- ally. The Regional Council has not attempted to quantify the accuracy of its electronic mapping either in terms of geographic location accuracy or the accuracy of numbers and types of employees. However, these data are distributed to local jurisdictions for quality control purposes and corrections are incorporated as inaccuracies are noted. In general, as the size of the geographic area being analyzed decreases, the potential for error increases. 3. Data about industrial land supply, infrastructure, and other characteristics were collected during 1996 and 1997 as part of the 1998 study. This study was not designed to identify supply that is currently for sale or that meets the specific needs of a particular industry sector or user for infrastructure or transportation. The study also did not address other concerns that brokers and buyers consider when negotiating a real estate transaction, such as soil conditions, parcel shape and configuration, opportunities for parcel assembly, cost, marketability, parking, or aesthetics. The methodologies used to collect these data and calculate net supply are described in the report, Industrial Land Supply and Demand in the Central Puget Sound Region (1998). Puget Sound Regional Council Technical Addendum: Employment, Land Use, d- Infrastructure Characteristics of Lamb Designated as Industrial in Comprehensive Plans 4. The methodology used in this report involved the further analysis of 1997 state employment data to evaluate the characteristics of employment located on industrial versus non - industrial land based on the Standard Industrial Code (SIC) Classification. This method of analyzing the use of industrial land has the following shortcomings: • The SIC is not a land use classification system. Industrial lands, as described in this and the earlier report, are based on zoning designations defined in local comprehensive plans. The SIC is a system to classify businesses by their primary business activity—not necessarily the actual process involved —and does not take into account the way in which businesses use land. For example, auto repair is part of the services sector under SIC, but many jurisdictions permit auto repair businesses to locate in industrial zones. • The SIC is not occupational data. Each company is assigned only one SIC code, regardless of the diversity of activities or location of its workers. For example, if a retailer owns and provides jobs at a warehouse away from its retail locations, that warehouse site will be assigned a retail related SIC code. The warehouse activity may be thought of "light industrial" in a comprehensive plan, based on the way the business uses that land, but the jobs are classified as retail under SIC. Definitions Industrial Jobs / Industrial Employment: Those jobs found in the construc- tion, manufacturing, transportation /communications /utilities, and wholesale trade sectors (SIC 15 to 51). Table lA in Appendix '1 describes these and other employment sectors discussed throughout this report. The term "industrial employer" refers to employers found in these four industrial sectors. Industrial land: Land designated in comprehensive plans for manufacturing, heavy or light industry, research and development, wholesale trade, warehous- ing, distribution and business parks. Employment site: A single record in the Regional Council's ESD employment database, generally representing one employer and the employees at a specific site. However, as previously noted, some employers may report employees at one payroll or headquarters office even though the actual place of employment may actually be at distributed sites. Puget Sound Regional Council AlagagennaMalliMMISW M MISTNICAVI w 5 J U `, • :U ,NWi W =: F-: ' O W . J: LL : 1- W W U 0. 'O !W W: H U.: 01 1 Z': ,0 17. 0 Z• Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans TYPES OF EMPLOYMENT ON LANDS DESIGNATED AS "INDUSTRIAL" IN COMPREHENSIVE PLANS This section of the report seeks to answer the following questions regarding lands designated in comprehensive plans for manufacturing, heavy or light industry, research and development, wholesale trade, warehousing, distribution and business parks, hereafter called "industrial lands ": • What industries locate employment on industrial land? • Where and what type of industrial jobs are located on non - industrial lands? • Do businesses located on industrial lands have special characteristics? Employment Data Analysis State employment data for 1997 were analyzed to assess the characteristics of employment located on industrial versus non - industrial land. The employment data were summarized by location and by 2 -digit and 3 -digit SIC categories. Appendix 1 defines the employment sectors and sub - sectors included in the analysis. The number of employees and employment sites, and average number of employees per employment site were all determined for each industry sector, on and off industrial lands. Detailed findings of this analysis are presented in Appen- dices 2 and 3. The data are summarized in greater industry detail for the region, due to employer - confidentiality constraints of presenting more detail by county. Findings 1. Over half (57 percent) of the region's industrial jobs are located on industrial land, and an additional 18 percent are located within 1/4 mile (Table 2).12 TABLE 2. Location of Covered Industrial Employment, Central Puget Sound Region, 1997 % OF CUM. KITSAP PIERCE SNOH. REGION IND. JOBS % KING On designated 176,400 11,900 31,500 59,500 279,300 57% 57% industrial land Within .25 mile 60,300 1,500 7,100 8,700 77,600 16% 72% of industrial land Within .26 to .5 mile 31,600 1,000 2,100 4,200 38,900 8% 80% of industrial land More than .5 mile 66,900 3,000 14,000 13,200 97,100 20% 100% from industrial land total 335,200 17,300 54,700 85,600 492,800 100% "A refinement of the industrial jobs definition would lead to an overall higher percentage of industrial jobs located on industrial lands. For example, transportation services includes travel agents and tour operators. Also, contractors' offices may be the location of the front office, which many contractors may rarely visit and is not where they work. Puget Sound Regional Council 7 Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans 8 Over 30 percent of the industrial jobs on industrial land are transportation Q equipment jobs (includes aerospace). Transportation by air, trucking and ' ;1-- warehousing, food and kindred products and specialty contractors combine w to represent an additional 20 percent of the jobs on industrial land. 6 U Employment in wholesale trade accounts for almost 25 percent of the , co p roughly 80,000 industrial jobs located within 'hi mile of, but not on, indus- w = trial land. Other major sub - sectors accounting for these jobs include trans- —' F- portation equipment, special trade contractors, printing and publishing, w u- communications, and food products. 2 2. The average number of employees per site is 2 1/2 times higher at locations g Q on industrial land compared to non - industrial land for industrial sectors. Forty-two of the industrial sub - sectors have a higher average number of z w H employees per site for locations on industrial versus non - industrial land. Six Z subsectors do not follow this pattern, including communication and two 0 resources- related industries. This analysis does not address the number of Z F— employees per unit of land (employment density) which could be lower on n industrial land than non - industrial land. U 0 Analysis of major industrial employment sectors for King, Kitsap, Pierce and Q �. Snohomish counties provides similar results. In each county, industrial w W employers located on industrial land tend to have a higher average-number of H U employees per site. Similar to the regional results, the only exception is the LL ~O. communications /utilities sector. .. Z Number of employees per site also varies based on distance from industrial H = land (Table 3). On average, industrial job sites located on industrial land Z 0 /— have twice as many employees per site as those located .25 mile away, and nearly three times as many as those located between .26 and .5 miles away. TABLE 3. Employees per Site by Location of Industrial Employment, Central Puget Sound Region, 1995 �. AVERAGE EMPLOYEES PER SITE LOCATION OF INDUSTRIAL EMPLOYMENT 1995 1997 On designated industrial land 39 41 Within .25 mile of industrial land 20 17 Within .26 to .5 miles of industrial land 14 9 More than .5 mile from industrial land 8 6 3. The industrial sectors with the highest percentage of jobs located on industrial land tend to be "heavy ". "Heavy" industries such as petroleum refining, transportation equipment, chemicals, and concrete products are primarily located on industrial land, probably due to associated impacts such Puget Sound Regional Council ....., w„ �.nn.c.,n Wa+,w eY 'e4.9tcrwiiRY3'M+Lr;:lsa5vfi.;4? Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans as noise, dust, odor and traffic that can affect surrounding uses. "Light" industries such as printing and publishing and communications are primarily located on non - industrial land. 4. Overall, 70 percent of manufacturing and almost 60 percent of transporta- tion jobs in the region are located on industrial land. Sixty percent or more of jobs in 15 of 19 manufacturing sub - sectors are located on industrial land. Transportation employment sub - sectors primarily located on industrial land include air transportation and trucking and warehousing. In wholesale trade, 60 percent or more of employment in six of 18 sub - sectors is located on industrial land. These sub - sectors include furniture and home furnishings, metals and minerals, paper and products, groceries, petroleum, and beer, wine and distilled beverages. The county results are somewhat similar to the region (Table 4). Between 61 and 75 percent of manufacturing jobs in King, Pierce and Snohomish counties are located on industrial land. About 60 percent of transportation jobs in King and Pierce counties are located on industrial land. 'While this is not true in Snohomish and Kitsap counties, these counties combined account for less than 10 percent of the region's transportation employment. TABLE 4. Percent of Covered Industrial Employment Located on Industrial Land by County, 1995 King Kitsap Pierce Snohomish Region MANUFACT. 70% 75% 61% 74% 70% . DURABLE NON- DURABLE ALL INDUST. TRANSPORT. WHOLESALE WHOLESALE 62% 23% 59% 34% 59% 50% 16% 44% 41% .49% 57% 30% 42% 59% 55% JOBS 56% 56% 48% 62% 56% 5. A few industrial job sectors have most employment located on non- industrial lands. Seventy percent of transportation services jobs are located on non - industrial land. Seventy-five percent of wholesale professional equipment jobs, which includes computers and office and medical equip- ment, are located on non - industrial land. These companies are distributed throughout much of the urbanized region, most likely because they sell to retail stores, hospitals, labs and clinics that are also not typically located on industrial land. Resource - related industries such as manufacturing of lumber and wood - products are also primarily located on non - industrial land. Puget Sound Regional Council 9 Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans These results all help to formulate a clearer understanding of the questions outlined at the beginning of this section. The most obvious and expected compo- nent of this answer is that industrial lands are indeed used by jobs classified as industrial jobs. Specifically, 64 percent of the jobs located on industrial lands are defined in this report as industrial jobs. Aerospace jobs make up over 20 percent of all jobs on industrial lands, the highest share of any sector. The non - industrial jobs that are found on industrial lands are most likely to be computer- related (SIC code 35 — a non - industrial sector for which nearly 50 percent of all jobs are found on industrial lands). Repair services (auto repair and miscellaneous repair) and miscellaneous business services are other non- industrial sectors likely to be found on industrial lands. The results show that industrial jobs as a whole are only somewhat more likely to be located on industrial lands, but very likely to be either on industrial lands or quite near industrial lands. In addition, some industrial sectors are very likely to be located on industrial lands. Several manufacturing sectors are very likely to be located on industrial land; transportation equipment (aerospace included), fabricated metal products, furniture and fixtures, electronic equipment, paper and allied products, and primary metal industries all provide at least several thousand jobs and are at least twice as likely to be found on industrial lands than on non - industrial lands. Transportation jobs, such as trucking and ware- housing and transportation by air, also provide several thousand jobs and are very likely to be located on industrial lands. These findings do not say that it is only the planning and zoning that attracts industrial jobs - this analysis does not show which came first, the designation or the jobs. But the results do suggest that some industrial sectors are much more likely to be located on industrial lands. It follows that existing industrial lands likely have characteristics that employers in these sectors greatly prefer. Such employers have consistently chosen industrial lands over lands zoned for other uses. Thus, there is evidence to suggest that employers in some industrial sectors are better accommodated by industrial lands than by non - industrial lands. The findings show some characteristics unique to industrial employment sites. Industrial employment sites located on industrial land tend to have substantially more employees per site than those located on non - industrial lands — about two and half times as many jobs per site. Also, not surprisingly, heavy industries greatly favor industrial lands. The findings in Appendix 1 Table 1D imply that certain industrial job sectors favor non - industrial lands. Special contractors, general contractors, printing and publishing, and transportation services are among several sectors shown that have many jobs and are primarily located off industrial lands. Some of these sectors, such as printing and publishing, have some truly industrial characteris- tics yet choose to locate more jobs on non - industrial land. 10 i+r/,Si+S'tili.:7: "L:k:.Ni'S' Puget Sound Regional Council 7617.1.. Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans DEVELOPMENT REGULATIONS ON INDUSTRIAL LANDS This section of the addendum addresses local jurisdictions' zoning regulations on industrial lands. The zoning ordinances contain specific development regulations that are consistent with and designed to implement the jurisdiction's comprehensive plan. This research seeks to understand how industrial land is used and determine the extent to which preservation of industrial land (for industrial purposes) is being pursued by local jurisdictions in the region. The industrial lands study identified 36 local jurisdictions in the region that contain major concentrations of industrial land (180 or more acres). Thirteen of these jurisdictions, including each of the region's central cities as well as several suburbs and counties, were surveyed as part of the research for this Addendum (Table 5). Jurisdictions were selected that had a significant amount of industrial land and that would provide a range of zoning code provisions. In total, these 13 jurisdictions account for two- thirds of the region's industrial land supply (almost 14,000 of 21,000 net acres). TABLE 5. Range of Non- Industrial Uses Permitted in One or More Industrial Zones — Survey of 13 Jurisdictions TYPE OF USE JURISIDICTIONS Residences (limited) Kent, Seattle, Tacoma # OF JURISDICTIONS 3 Uses with high perceived impacts (such as adult entertainment and animal - related facilities) Bremerton, Everett, Kitsap County, Marysville, Mukilteo, Puyallup, Renton, Seattle, Snohomish County, Tacoma 10 Community or or Institutional Facilities Bremerton, Everett, Fife, Kent, Kitsap County, Marysville, Mukilteo, Pierce County, Puyallup, Renton, Seattle, Snohomish County, Tacoma 13 (all) Other Commercial or Retail Bremerton, Everett, Kent, Kitsap County, Marysville, Mukilteo, Pierce County, Puyallup, Renton, Seattle, Snohomish County, Tacoma 12 General Offices Bremerton, Everett, Fife, Kitsap County, Marysville, Mukilteo, Pierce County, Puyallup, Snohomish County, Tacoma 9 Uses Serving Employees Puget Sound Regional Council Bremerton, Everett, Fife, Kent, Kitsap County, Marysville, Mukilteo, Pierce County, Puyallup, Renton, Seattle, Snohomish County, Tacoma 13 (all) Z a2 00 U)w w =. J 1- Cn�. w O' LLQ =d w Z�` 1- O ZF— uj p O Ni o H ELI —O .Z Lb UN 0 HI— Z Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans 12 The study, conducted in the summer of 1998, included two parts. First, zoning codes for each of the 13 jurisdictions were reviewed to determine: 1) the number and objective of the industrial zones, 2) the types of non - industrial uses permit- ted in industrial zones, 3) whether the code included provisions such as size limits to control the amount of non - industrial development in industrial zones, and 4) whether other zones permitted industrial uses. Business Park zones were included as industrial zones. Second, staff who administer or were otherwise knowledgeable about the zoning codes were interviewed to gain a better understanding of the intent of the code provisions, including those concerning industrial land preservation. Research findings were distributed to the 13 jurisdictions in June 1999 for review and comment. Staff members contacted in each jurisdiction are identi- fied in Appendix 4. Findings (see Appendix 5for more detailed information on limitations on non - industrial uses and permitted non - industrial uses in the 13 jurisdictions). Many jurisdictions include "Preservation" language in their zoning codes and/ or comprehensive plans. In 10 of the 13 cities and counties, staff stated that their jurisdictions intend to preserve industrial land, and zoning codes contain limits on types or amounts of non - industrial uses in one or more industrial zone. In nine of these 10 jurisdictions, industrial land preservation is called for in their comprehensive plan. The approaches used by the 10 jurisdictions that intend to preserve industrial land can generally be categorized as one of two models: 1) providing the greatest protection to certain industrial lands, particularly those zoned for heavy industrial uses or land with unique access to rail, water or regional highways or 2) only limiting stand -alone commercial or retail development such as hotels or supermarkets in industrial zones while permitting general office development. Seattle and Kent are examples of the first model. Seattle's Land Use Code limits the size of new office, retail and entertainment uses. The maximum - allowed square footage is lowest in the city's "Industrial General •1" zone to protect marine and rail- related industrial areas from substantial amounts of unrelated retail and commercial uses. Of five industrial zones in Kent, the city's heavy • industrial zone allows the fewest non - industrial uses. Only administrative offices that are part of the primary industrial facility are permitted, and inciden- tal sales and service must be located as part of that facility. Bremerton, Everett, Fife, Kitsap County, Pierce County and Puyallup are examples of the second model. Each of these jurisdictions amended their zoning code within the last five to 10 years to better differentiate between industrial and commercial uses and replace former pyramid -based zoning codes, which typically Puget Sound Regional Council z Z. -J 0 LLI J WO u_ ? = O. w z� O w~ O • N: • H. W W: 0 ui Z O co — O ff'" z Technical Addendum: Employment, Land Use, d Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans permit all "higher" uses such as office, commercial, and residential in industrial zones. Bremerton, Everett, Fife, and Pierce County also include limits on the size or amount of commercial development allowed in industrial zones. Provi- sions to preserve industrial land are primarily intended to limit stand -alone retail or commercial development such as supermarkets, hotels, or large -scale shop- ping centers while allowing retail or service uses that primarily serve the employ- ees of industrial areas. In contrast to the first model, these jurisdictions do not limit the amount of general office allowed in industrial zones. Zoning codes permit a wide -range of non - industrial uses. Zoning codes for the 13 jurisdictions were reviewed to identify the types of uses permitted in industrial zones other than manufacturing, fabrication, assembly, wholesale, construction, transportation or general industrial. For purposes of analysis, non - industrial uses were categorized as follows: 1. Non - industrial uses that serve industrial employees or districts such as business services, equipment rental and repair, eating places, convenience stores, health clubs, day care, medical or dental labs, and auto repair and rental. 2. General offices. 3. Other commercial or retail sales and service such as vehicle or marine sales, self - service storage, bulk retail, general retail, mobile or manufactured home sales, and retail lumber and building materials. 4. Typically undesirable commercial uses such as adult entertainment and animal- related facilities (such as kennels). 5. Residential uses. Not surprisingly, all of the 13 jurisdictions surveyed permit non - industrial uses that serve industrial employees or industrial zones (Table 5). Seven of these include a provision in at least one of their industrial zones that such uses are primarily intended to serve the needs of the industrial or business park zone and are incidental to principally permitted uses. Four jurisdictions stipulate that retail sales of products produced on -site are allowed. Nine jurisdictions allow general offices in all of their industrial and business park zones. Three jurisdictions (Kent, Renton, and Seattle) restrict the amount, location, or type of general offices permitted in one or more industrial zones. Twelve of the 13 jurisdictions allow other commercial or retail sales and service . in one or more of their industrial zones. These uses are permitted in light, general or heavy industrial zones, but typically not in business park zones. Eight of these 12 jurisdictions control the amount of other commercial or retail sales and service in industrial zones through the types of uses permitted or limits on the size of uses. Typically, these jurisdictions permit certain types of large commercial uses, such as vehicle or marine sales, mobile or manufactured home Puget Sound Regional Council isasseuxema 13 Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans sales, and /or bulk retail. Four jurisdictions allow a broader range of commer- cial uses, permitting most general retail in one or more of their industrial zones. Ten of the 13 jurisdictions permit uses with high perceived impacts in one or more industrial zones. Five jurisdictions allow adult entertainment. Nine jurisdictions allow animal- related facilities such as kennels, breeding facilities, veterinary clinics, animal hospitals, or animal control facilities. Most jurisdictions restrict residential uses in industrial zones to dwellings for caretakers or security personnel. Industrial zones that allow residences are limited. Tacoma permits residences only in its Light Industrial zone; Kent permits multifamily residences only in its Downtown Limited Manufacturing zone; and Seattle allows artist studios /dwellings as a conditional use in existing buildings. Everett allows multiple family dwellings in a small downtown area within the "Heavy Commercial — Light Industrial" zone. 14 Puget Sound Regional Council �Yei iiJ.S�`n, fa: 4e tl..10.x1 Z w 2 W >> J 0 000 w w w= J H. V) s. ul O N gQ I=—=: ZH I- Z U0 '0 I- 2 ': L1 i U =: O Z Technical Addendum: Employment, Land Use, cr Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans UNDERSTANDING THE SHORTER -TERM USEFULNESS OF THE REGION'S INDUSTRIAL LAND SUPPLY This section of the report investigates the shorter -term usefulness of the indus- trial land supply identified in 1998 study. The first report made an important contribution to understanding shorter -term effectiveness by documenting proximity to the National Highway System, water, and sewer service. This addendum adds two important measures of shorter -term usefulness of supply. First, it cross - tabulates water, sewer, and proximity to the National Highway system, and second, it adds the location of existing general employment and industrial employment to the analysis. The above information is intended to address the following two questions: 1) How much of the supply will likely meet shorter -term needs because it is located close to job concentrations and highways, and is served by infrastructure? 2) How much of the region's supply is located beyond the current market, but offers potential for the future? To assess the extent to which industrial jobs and land supply are coincident, 1997 industrial employment data were analyzed in two ways. First, the employ- ment data were converted to a density measure to identify concentrations of industrial jobs that could be compared to locations of land supply. Second, the data were summarized for each of 59 major industrial areas. The industrial land study defined major industrial areas as concentrations of contiguous industrial land (developed or undeveloped) at least 180 acres in size. Of the 21,000 acres of net supply in the region, 17,933 acres are located in major industrial areas of 180 or more acres for which data regarding water and sanitary sewer service, distance to the National Highway System, and other variables were collected as part of the industrial land study. The methodology used in this analysis followed four major steps: Number of Jobs: The industrial areas were first sorted by amount of 1997 covered employment and divided into three groups based on natural breaks in the magnitude of job concentrations. The three groups included those that contain 1,300 or more jobs (high job concentrations), 50 to 800 jobs (low/ moderate job concentrations), and less than 15 jobs (no job concentration).13 Water and Sanitary Sewer Adequacy: Infrastructure data collected by the indus- trial lands study were used to identify major industrial areas that generally have water and sanitary sewer service versus locations that have little to no service. Table 6 shows how these data were defined. The purpose of this analysis was to identify locations that are well - positioned to accommodate development in the near -term because they generally have infrastructure in place. The potential exists that unserved locations could also accommodate development in the near -term, for example, through increased public funding or private funding of infrastructure improvements as part of a major development. "The major industrial areas were sorted based on amount of employment from most to least. The range was 0 to 60,139. The three groups were defined based on breaks in the data. For example, 32 industrial areas contain 1,300 or more jobs. The next highest number if jobs in an industrial area is 760. Puget Sound Regional Council tar. 15 J �Y�. .,Rr. . waHrnivsnn. vw,. h�m�w...+ cemw...... o...,.... .,...«.._..- .�......._......... ......,....,.-.,.,.:. r. �r>..,-.,. n.,. n..... ro. r. x: rwr.. c. nv- tt> oaw: rr. �evpJ +a.cxhr.Q'.,`!.e4rAti.Vitten Z 2 1"' ~W J0. O 0 w= f- • u w 0 g¢ =d tut Z 1.. H 0 Z 1— • 0 O - 1- Z W -I O 1- Z Technical Addendum: Employment, Land Use, d Infrastructure Characteristics of Lands Designated as Industrial in Comprehemive Plans 16 TABLE 6. Definitions Used for Water and Sewer Adequacy Generally Served Water and sanitary sewer service: 1. Service generally adequate for full development, assuming typical industrial uses, or 2. Needs some improvements (such as line extensions or replacements), though service was in place for most of the industrial area. Little to No Service Water and Sanitary Sewer Service: 1. Little or no water service in place, or 2. Little or no sanitary sewer service in place. Transportation Accessibility: Major industrial areas were categorized based on whether they were within 2.5 miles of National Highway System (NHS) (accessible to transportation) versus more than 2.5 miles. This analysis does not account for congestion, safety, or other aspects of transportation service ad- equacy. Proximity to rail was considered as a possible additional variable in this analysis. The variable was rejected because information on rail sidings and actual use was not available. Type of jobs: Major industrial areas that primarily contain industrial jobs were differentiated from those that contain a variety of jobs. Major industrial areas in which more than 50 percent of the jobs are in four industrial sectors were defined as primarily "industrial". Those in which less than 50 percent of the jobs are industrial were considered to contain a mix of jobs. Findings Of the 21,000 net acres of supply in the region, 17,933 acres are located in major industrial areas for which data about infrastructure and transportation were collected during the industrial land study. Of the 17,933 acres, a little less than half (8,327 acres, 26 industrial areas) include concentrations with at least 1,300 jobs, of which more than 50 percent are industrial, that are generally served by water and sewer and are within 2.5 miles from the National Highway System. Included among this group are the region's traditional industrial job centers such as the Duwamish and the Port of Tacoma, as well as more recent or emerging locations such as Smokey Point and Sumner. These characteristics suggest that these locations are well - positioned to accommodate shorter term demand for industrial land. In addition, one concentration with 1,796 acres of net supply (Frederickson in Pierce County) met the above criteria but is located more than 2.5 miles from Puget Sound Regional Council 1 Technical Addendum: Employment, Land Use, crhlfrastructure Characteriuics of Lands Designated as Ltdustrial in Comprehensive Plans the National Highway System. This suggests a priority for transportation improvements. In addition, four concentrations (618 acres) meet the criteria in category #1, with the exception of having less than 50 percent industrial jobs, and seven additional concentrations (1,163 acres) meet the criteria in category #1, with the exception of having fewer jobs (between 50 and 800). Fourteen concentrations (4,112 acres) exhibit fewer jobs (between 50 and 800) and are either not served by water and sewer or are greater than 2.5 miles from the National Highway System. Seven concentrations (1,917 acres) have fewer than 50 jobs, are not served by water and sewer, and are greater than 2.5 miles from the National Highway System. Table 7 categorizes industrial land supply by proximity to jobs and infrastructure (see Appendix 6 for more detailed data underlying the table). The map on the following page shows the location of industrial sites in each of the categories identified on the table. TABLE 7. Categories of Industrial Land Supply Showing Proximity to Existing Jobs and Infrastructure" INDUSTRIAL LAND CONCENTRATIONS THAT MET THE FOLLOWING CRITERIA: NO. OF INDUSTRIAL NET SUPPLY CONCENTRATIONS Category 1 26 • At least 1,300 jobs, of which more than 50% are industrial, • Primarily served by water and sewer, •• Within 2.5 miles from the National Highway System. '8,327 Category 2 — Concentrations that meet criteria in category #1, 1 1,796 with the exception of being located greater than 2.5 miles from the National Highway System. Category 3 — Concentrations that meet criteria in category #1, 4 618 with the exception of having less than 50% industrial jobs. Category 4 — Concentrations that meet criteria in category #1, 7 1,163 with the exception of having fewer jobs (between 50 and 800 *). Category 5 18 5,114 • Concentrations that have fewer jobs (between 50 and 800 *), • Either not served by water and sewer or are greater than 2.5 miles from the National Highway System. Category 6 3 915 • Fewer than 50 jobs • Not served by water and sewer, and • Are greater than 2.5 miles from the National Highway System. TOTAL 59 17,933 • No industrial concentrations had between 801 and 1,299 jobs. 14 The data for this analysis were gathered in 1996 and 1997. Since that time both the land supply and infrastructure data may have changed. Also, the reader should note the parameters used to define the categories in this analysis. Forexample, the category "primarily" served by water and sewer includes areas that need improvements. Puget Sound Regional Council 17 Key to Features Category 1 - 1,300 jobs and above, > 50% Industrial Primarily served by water and sewer Within 2.5 miles of the National Highway System (NHS) Category 2 - Meets criteria of category 1, except Located greater than 2.5 miles from the NHS. Category 3 - Meets criteria of category 1, except Less than 50% industrial IIICategory 4 - Meets criteria of category 1, except SO - 800 Jobs • Category 5 - 50 - 800 Jobs• Either not served by water and sewer or are greater than 2.5 miles from the NHS Category 6 - < 50 Jobs Not served by water and sewer, > 2.5 miles from the NHS National Highway System • There were no Industrial lands that contained 801 - 1,299 jobs In 1996. r xti�l� SW. Evere Paine Field Swamp _ % N.,Wobctinvill \C14$: Woodinv1Ne..; Industrial Lands Supply: Proximity to obs and Infrastructure, 1996 Contact Regional Growth and Transportation Planning Department Technical Addendum: Employment, Land Use, &I frastructure Characteristics ofLands Designated as Industrial in Comprehensive Plans SUMMARY This Addendum was produced to provide additional information and analysis of issues raised in the original report, Industrial Land Supply and Demand in the Central Puget Sound Region. The Addendum addresses three issues: 1. How industrial employment on industrial land differs from industrial employment on commercially zoned land, 2. Which land uses local jurisdictions permit (and limit) on industrial land, and 3. How the industrial land data base can help the region understand the shorter -term effectiveness of the industrial land supply. Industrial land and industrial jobs are important to the regional economy. The land has attributes that industrial employers desire. Industrial jobs are important because of their quantity as well as quality. Although the percent of total employment attributed to industrial jobs is projected to decrease from 37 percent in 1980 to 28 percent in 2020, this employment base will continue to be a significant (and growing in absolute numbers) component of the regional economy. Characteristics of industrial jobs, such as wage structure and educa- tion requirements, also make them important in the regional economy. Most local governments include "preservation" language in their industrial zoning code and specifically limit non - industrial uses. However a wide range of non - industrial uses are permitted on industrial lands. Several factors are creating pressure to use industrial land for non - industrial purposes. These factors include growth in service, retail and other non - industrial jobs; population growth and the need for residential land; and the potential tax revenue gener- ated by retail development. Meeting the region's need for industrial land in the future will require both preserving and investing in industrial land that is well - located to meet current and shorter -term needs, and improving land that may be located beyond the current market, but has potential to accommodate future needs. Puget Sound Regional Council tzsranattazax 19 • Z a=—W wiO 00 CI W • JF. • �_ LL w0 a' d: H =, 1—O. Z ?—; UJ • U� ca 0 H' w .H U' u-~O • ui• U , =. .O H. Z Technical Addendum: Employment, Land Use, rr Infrastructure Characteristics oflands Designated as Industrial in Comprehensive Plans SUMMARY OF FINDINGS • Industrial land has specific characteristics (such as larger parcels, highway and rail access, or higher threshold for impacts) that are not typically found in commercial or other zones and likely explain why industrial jobs gravitate toward industrial land. Industrial employers located on industrial land tend to have bigger facilities and more employees, generate more impacts, and are more likely to be "heavier" industries (such as petroleum refining, transportation equipment, concrete products) than those occupying non - industrial land.15 • Nearly all jurisdictions studied include preservation language in their indus- trial zoning code and /or comprehensive plans, limit non - industrial uses in some way; but still permit a wide range of non - industrial uses. • The region is fortunate to have a supply of industrial land that, in aggregate, exceeds projected demand by three times. Of the 21,000 net acres of supply in the region, 18,000 acres are located in major industrial areas for which data about infrastructure and transportation were collected by the industrial lands study. Of the 21,000 net acres of supply in the region, 17,933 acres are located in major industrial areas for which data about infrastructure and transportation were collected during the industrial land study. Of the 17,933 acres, a little less than half (8,327 acres, 26 industrial areas) includes concentrations with at least 1,300 jobs, of which more than 50 percent are industrial, are generally served by water and sewer and are within 2.5 miles of the National Highway System. Included among this group are the region's traditional industrial job centers such as the Duwamish and the Port of Tacoma, as well as more recent or . emerging locations such as Smokey Point and Sumner. These characteristics suggest that these locations are well - positioned to accommodate shorter -term demand for industrial land. In addition, one concentration with 1,796 acres of net supply met the above criteria with the exception of being located more than 2.5 miles from the National Highway System. Fourteen concentrations (4,112 acres) exhibit fewer jobs (between 50 and 800) and are either not served by water and sewer or are greater than 2.5 miles from the National Highway System. Seven concentrations (1,917 acres) have fewer than 50 jobs, are not served by water and sewer, and are greater than 2.5 miles from the National Highway System. For more information about jobs in the region, see the 1999 Central Puget Sound Regional Economic Report: Employment Patterns and Trends 1995 - 1998. This report is available from the Regional Council's Information Center (206) 464 -7532. 15 The data for this analysis was gathered in 1996 and 1997. Since that time, both the land supply and infrastructure data may have changed. Puget Sound Regional Council EZZIRZIZEROSI 21 Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans APPENDICES Appendix 1 • Description of Employment Sectors Manufacturing: There are 19 sub - sectors at the 2 -digit SIC'6 level within manufacturing. Transportation equipment, which includes aerospace, is the largest manufacturing sub - sector in the central Puget Sound region in terms of employment. Other major manufacturing sub - sectors in the region include food and related products (includes trademark northwest businesses such as coffee roasters, bakeries, fish and seafood processors, and breweries), printing and publishing, lumber and wood products, instruments and related equipment (such as medical or industrial devices), and non - electrical machinery, ranging from construction equipment to automatic vending machines. Wholesale 'trade: Traditionally, the wholesale trade sector has sold merchandise . to retailers or to other wholesalers. At the 2 -digit SIC level, wholesale trade is divided into durable and non - durable goods. Durable goods is the larger sub - sector in terms of employment and covers a variety of products, including computers and software, office equipment, motor vehicles and supplies, electrical appliances, and industrial machinery and equipment. Groceries and related products account for most employment within non - durable goods. Other major divisions within non - durable goods include paper and related products and apparel and textiles. Construction: Most of the region's construction employment is in special trades, such as plumbing, electric, concrete, structural steel, and heating /air condi- tioning /ventilation. The other two construction sub - sectors at the two -digit level are general building contractors and heavy construction contractors, such as highway, street, bridge, and utility and communication lines. Transportation /Communications/Utilities: Transportation is divided into seven sub - sectors at the two -digit SIC level. Trucking and warehousing, which includes local and long- distance trucking, moving companies, mini - storage, and couriers, is the largest sub - sector in the region in terms of employment. Other major transportation sub - sectors in the region include air transporta- tion, water transportation (ports and marine cargo handling, ferries), and transportation services (includes travel agencies and tour operators). Com- munications industries include cellular and other wireless telecommunica- tions, telephone communications, and broadcasting. Utility industries include electric, gas, water and sewage, and waste disposal services. 16 Standard Industrial Classification (SIC) is used to define and compare sectors of the economy. Puget Sound Regional Council 23 Technical Addendum: Employment, Land Use, cr Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans Services: The services sectors include health services and a diverse array of companies providing services to business (such as advertising and engi- neering) and consumers (such as auto repair, dry cleaning, and day care). Major sub - sectors in the region in terms of employment include hospitals and medical offices, education, social services, employment agencies, computer and data processing companies, and real estate. Retail Trade: Retail trade is divided into eight sub- sectors at the two -digit SIC level. Eating and drinking places is the largest sub - sector in the region in terms of employment. Other major retail sub - sectors include food stores and auto dealers and service stations. Government/Education: Government /education functions cover a wide variety of activities from operations at military bases at the federal level, to road construction and medical services at the state level, to schools, public works, planning and economic development at the local level. 24 Puget Sound Regional Council Z H W. JUi • 0 CO Q w =: W O. u. — d • F=--=: Z� F— O. Z 1—. 111 uj W W` r- O: .Z: W S2 _ O H-• z APPENDIX 2 1997 Covered Employment by Land Type and County REGION Const/Res Manufacturing WTCU Industrial Sectors FIRES Retail Education Government Non - Industrial Total All Sectors ?. KING t` Const/Res Manufacturing WTCU Industrial Sectors FIRES Retail Education Government Non - Industrial Total All Sectors KITSAP Const/Res Manufacturing WTCU Industrial Sectors FIRES JOBS ZINDUSTRIAL:LANDS , SITES JOBS/SITE Puget Sound Regional Council G11"Biroy . .assn -iY a(A f . JOBS NONINDUSTRIAL LANDS -SITES JOBS/SITE JOBS v 59,834 12,006 5 62,718 2,805 22 88,489 8,163 11 211,041 22,974 9 427,700 41,931 10 226,128 14,238 16 81,392 710 115 81,994 1,097 75 817,214 57,976 14 1,028,255 80,950 13 34,962 6,036 6 45,842 1,822 25 71,239 5,902 12 152,043 13,760 11 321,985 27,723 12 144,601 8,574 17 58,088 462 126 61,299 790 78 585,973 37,549 16 738,016 51,309 14 3,022 ' 939 3 1,195 105 11 1,841 302. 6 6,058 1,346 5 17,106 2,078 8 L>LAND SITES JOBS/SITE PERCENT ON INDUSTRIAL LAND JOBS SITES 28% 10% 73% 46% 48% 30% 56% 24% 13% 8% 12% 8% 3% 3% 35% 16% 14% 8% 29% 13% 32% 12% 68% 46% 47% 31% 54% 27% 9% 6% 12% 7% 1% 1% 13% 11% 10% 6% 25% 13% 15% 5% 35% 24% 29% 14% 24% 9% 9% 10% Technical Addendum: Employment, Land Use, &I frartructure Characteristics of Lands Designated as Industrial in Comprehensive Plaru It • ;:r: �:W.r:.F.."'∎.. `, - nr.''Nrs:'. CDtg,""ef.?},?`.i,' y, : ".P G� '�i'fi:r�'�a�!;r!cF;s�!;!:ar,�. N Qf APPENDIX 2 1997 Covered Employment by Land Type and County ... continued KITSAP Retail Education Government Non - Industrial Total All Sectors PIERCE Const/Res Manufacturing WTCU Industrial Sectors FIRES Retail Education Government Non - Industrial Total All Sectors SNOHOMISH Const/Res Manufacturing WTCU Industrial Sectors FIRES Retail Education Government Non - Industrial Total All Sectors Puget Sound Regional Council , (I NDUSTRIAL ANDS' JOBS SITES JOBS/SITE NON - INDUSTRIAL LANDS • JOBS SITES JOBS/SITE JOBS 14,094 948 15 2,372 25 95 3,955 54 73 37,527 3,105 12 43,585 4,451 10 10,302 2,375 4 6,245 387 16 8,510 980 9 25,057 3,742 7 50,803 6,804 7 33,418 2,400 14 11,137 128 87 7,865 107 74 103,223 9,439 11 128,280 13,181 10 11,548 2,656 4 9,436 491 19 6,899 979 7 27,883 4,126 7 37,806 5,326 7 34,015 2,316 15 9,795 95 103 8,875 146 61 90,491 7,883 11 iC{ SITES JOBS/SITE 118,374 12,009 10 u;A187583 PERCENT ON INDUSTRIAL LAND JOBS SITES 1% 1% 4% 7% 86% 24% 41% 8% 39% 8% 23% 8% 73% 46% 58% 33% 56% 21% 29% 14% 20% 16% 14% 9% 51% 42% 27% 15% 36% 17% 19% 7% 84% 47% 45% 25% 68% 19% 14% 7% 5% 7% 1% 3% 16% 9% 10% 7% 37% 11% Technical Addendum: Employment, Land Use, d' Infrastructure Characteristics oflands Designated as Industrial in Comprehe uiue Plans APPENDIX 3 1997 Covered jobs and Sites by Sub - Sectors SIC 1 NON - ND 2 NON - ND 7 NON - ND 8 NON - ND 9 NON - ND 10 NON - ND 12 NON - ND 13 NON - ND 14 NON - ND 15 ND 16 ND 17 ND 20 ND 22 ND 23 ND 24 ND 25 ND 26 ND 27 ND 28 ND 29 ND 30 ND 31 ND 32 ND 33 ND 34 ND 35 ND 36 ND 37 ND 38 ND 39 ND 40 ND 41 ND 42 ND IND VS. NON•IND 2 DIGITESD DEFINITION t ''.Z" " }.REGIONALCOVE.O. EM�L6.j.WT f R1 z;a' aft.DUSTR{AL_l4NUS;EMPLO51D.IT ; ,, % JOBS ON EMPLOYMENT OF JOBS ON IND. LANDS SITES JOBS/SITE IND. LANDS . TOTAL JOBS* COUNT JOBS/SITE Puget Sound Regional Council Total Agricultural Production - Crops Agricultural Production - Livestock Agricultural Services Forestry Fishing, Hunting and Trapping Other Industries Metal Mining Coal Mining Oil and Gas Extraction Nonmetallic Minerals, Except Fuels General Building Contractors Heavy Construction Contractors Special Trade Contractors Construction & Resources Food and Kindred Products Textile Mill Products Apparel and Other Textile Products Lumber and Wood Products, exc. Furniture Furniture and Fixtures Paper and Allied Products Printing and Publishing Chemicals and Allied Products Petroleum Refining & Related Industries Rubber and Misc. Plastics Products Leather and Leather Products Stone, Clay, Glass and Concrete Products Primary Metal Industries Fabricated Metal Products Industrial Machinery & Concrete Products Electronic Equipment, Except Computer Transportation Equipment Instruments and Related Products Miscellaneous Manufacturing Industries Manufacturing Railroad Transportation Local and Interurban Passenger Transit Trucking and Warehousing 11,888 35 166 22 8 61 6 10 1,266 76 17 109 4 * * 410,782 aa: * 454 * * * * * 379 12 3,682 241 3,044 110 13,855 704 22,924 1,282 10,295 200 153 8 3,529 115 6,275 171 2,336 89 3,579 45 5,987 204 1,382 57 536 8 3,820 82 127 6 3,800 80 1,225 36 6,286 229 7,724 311 6,494 109 90,878 444 9,160 90 95 167,586 2,379 807 24 10,190 402 4,000 1 * * 32 15 28 20 18 51 19 31 37 26 80 29 24 67 47 21 48 34 27 25 60 205 102 42 70 34 25 OF SITES ON IND. LANDS ,,38°10 < <,.3�1.6% 33, >% V'411 ok, 427, %0' '' '.. ,,;' b � G `� �54; �o;�0;:3 X4, 0'"i` i '0 %0 X62% � 35' iy7 %}ra 36% .x,73% !;,:, Rt a3°/d ~�t�53 %��r, t92 %s'6L°io • . :t0;/0 .a,. 456./0=` � 46 %` rie'4Q: %r X65% ri'�% "rf58 ti75% z'69, /oyes` "' = ° >' 84 %:. ° ?`63 %. ,81 °Ian nia6 %or 410l i,. /%'' '62 1ott3 €r Technical Addendum: Employment, Land Use, d Infrastructure Characteristics ofLands Designated as Industrial in Comprehensive Plans ?c 4W??W�'h 'WV *il narwr.. xn. rr • mv. r+,••:.,•..�.».f..,..... «. -...� Z W Ce JU 00 U)O w -_ H U) Lt. WO 2 �Q = we( Z= F— O Z WW v_ 'O - 0 I— W H- ti 0. , Ulll = O~ Z APPENDIX 3 1997 Covered jobs and Sites by Sub-Sectors ...continued -. , . .' `'`= ,INDUSTRIf�t "IANDS'EMPLOI�MENit ,' "81 % I „; .. z REGIONAL COVERE[1EMPLOYMEAT .`:. JOBS ON EMPLOYMENT OF JOBS ON TOTAL JOBS* COUNT JOBS/SITE IND. LANDS SITES JOBS/SITE IND. LANDS 3,784 84 45 16,213 96 169 * * * 3,035 199 15 '''30 °/ . °ri20. % =3 1,754 59 30 =;8% ':•13 %0< 1,539 33 47 3.1 %' ?t16 %;- 27,168 1,869 15 +' 48 °l0` ` a; 28 %1 18,285 718 25 :.51 %; ;- 23% 82,775 3,485 2447%;;;'`326 %sl 1,791 103 17 %0 2,171 30 72 5,562 111 50 i 14 °/ `` 2,791 179 16 3,394 53 64 1,944 170 11 8,301 391 21 4,498 255 18 30,452 1,292 24 1,616 89 18 739 57 13 > :`,1;1; % %`= ' • t ' 8 %' 1,236 28 44 '22° '' ., 6 %'. 4,183 38 110 601 106 6 2,035 241 8 213 37 6 A`1;1, %o# ` ' 14V' 10,623 596 18 7, %;, 1,169 27 43 fit:':; 8 %4;t ;w6 %" 1,731 90 19 17,104 660 26 16% 1nc?n':1;1 % 3,936 390 10 s: ;25° ; r 18% 1,982 188 11 r.'42 %;j?jv '23 %ti" 294 35 8 i_` '5 %' h 7 %,r 2,641 107 25 SIC IND VS. NON-IND 2 DIGITESD DEFINITION 44 ND Water Transportation 45 ND Transportation by Air 46 ND Pipe Lines, Except Natural Gas 47 ND Transportation Services 48 ND Communications 49 ND Electric, Gas and Santiary Services 50 ND Wholesale Trade - Durable Goods 51 ND Wholesale Trade - Nondurable Goods WTCU 52 NON- ND Building Material and Garden Supplies 53 NON- ND General Merchandise Stores 54 NON- ND Food Stores 55 NON- ND Automotive Dealers and Service Stations 56 NON- ND Apparel and Accessory Stores 57 NON- ND Furniture and Home Furnishings 58 NON- ND Eating and Drinking Places 59 NON- ND Miscellaneous Retail Retail 60 NON- ND Depository Institutions 61 NON- ND Nondepository Credit Insititutions 62 NON- ND Security, Commodity Brokers and Services 63 NON- ND Insurance Carriers 64 NON- ND Insurance Agents, Brokers and Services 65 NON- ND Real Estate 67 NON- ND Holding and Other Investment Offices FIRE 70 NON- ND Hotels and Other Lodging Places 72 NON- ND Personal Services 73 NON- ND Business Services 75 NON- ND Automotive Repair, Services & Parking 76 NON- ND Miscellaneous Repair Services 78 NON- ND Motion Pictures 79 NON- ND Amusement and Recreation Services 80 NON- ND Health Services 81 NON- ND Legal Services 82 NON- ND Educational Services 83 NON- ND Social Services Puget Sound Regional Council OF SITES ON IND. LANDS olisl 6,643 198 34 890 131 7 314 33 10 3,862 112 34 Technical Addendum: Employment, Land Use, &L frastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans APPENDIX 3 1997 Covered jobs and Sites by Sub-Sectors .. .continued IND VS. SIC NON-IND 2 DIGITESD DEFINITION 84 NON -IND Museums, Botanical, Zoological Gardens 86 NON -IND Membership Organizations 87 NON -IND Engineering, Accounting & Management 88 NON -IND Private Households 89 NON -IND Services, Not Elsewhere Classified Services NON -IND Government (No Enlisted Military) NON -IND Education Government & Education °E MI EGIO AIR:;57vii , q(a yliiiiMER ti a'r:; ;INDUSTRIALIAt�DS'EtviPLOV . E i % . ._ . xuxc.:t JOBS ON µ EMPLOYMENT OF JOBS ON OF SITES ON IND. LANDS SITES JOBS/SITE IND. LANDS IND. LANDS TOTAL JOBS* COUNT JOBS/SITE 1;6;48''38 12i34 . PP, 3031.0 }3 9.08' 4658s K >1s67 15.490; t5,5, 411620 F 39(332, 1,15;699' •,'. 925 4,267.622- 170 5 34 L134 99 11 8,174 411 20 512 355 1 106 13 8 50,662 2,854 18 2,480 225 11 43,280 27 1,603 45,760 252 182 * Includes a small percentage of jobs (less than 2 percent) not digitized to specific locations and where land designations are unknown. Puget Sound Regional Council Technical Addendum: Employment, Land Use, & Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans z =I` w• . 6 J.0 UO U) ° u) W W =; JF- U) LL W C) N m• a. H W. _. O z F—' W Lu U 0. o I--: W W: . u-O: z. O z Technical Addendum: Employment, Land Use cr Lfrastructure Characteristics ofLands Designated as Industrial in Comprehensive Plans 30 z Appendix 4 ww Contacts in Jurisdictions for Industrial Zoning -1 o Code Research (Summer 1998) u) c). ow w =. J I—. JURISDICTION CONTACT CO u-' w O Bremerton James Coombes, Building Development Specialist 2 . Department of Community Development Q Everett Allan Giffen, Senior lopment D. Fife Doreen Wise, Senior Planner w z! Kent Charlene Anderson, AICP Senior Planner, Current Planning i. O' z E—. Kitsap County Jim Svensson, Division Manager, Current Planning w w Marysville Gloria Hirashima, Planning Director =.� c 1. Eric Thompson, Planner 0 �. o I—: Mukilteo Heather McCartney, Planning Director w w` Patricia Love, Senior Planner � �. Pierce County Sam Yekalam, Senior Planner, Current Planning — z. Puyallup Tom Utterback, Planning Manager H _, Renton Jana Huerter, Land Use Review Supervisor z Seattle Cliff Portman, Manager Mike Podowski, Senior Land Use Planner, Code Development and Community Relations Kristian Kofoed, Land Use Planner, Code Development and Community Relations Snohomish County Gary Reiersgard, Chief Planning Officer, Planning and Development Services Department Scott Whitcutt, Senior Planner, Commercial Building Division Tacoma Bob Arleth, Planning Division Manager Bill Bailey, Land Use Supervisor Paula Anderson, Permit Supervisor Puget Sound Regional Council Ter. /mica! Addendum: Employment, Land Use, d' Infrastructure Characteristics of Lands Designated as Industrial in Comprehensive Plans Appendix 5 Industrial Zoning Summary Table JURISDICTION NUMBER HEAVY INDUSTRIAL OF ZONES ZONE IN INDUSTRIAL ZONES LIMITS ON NON- INDUSTRIAL USES IN INDUSTRIAL ZONES NON- INDUSTRIAL USES PERMITTED Bremerton 3 Yes General Industrial Factory outlet permitted if accessory to on -site manufac- turing. Size limits on retail include the following: 1) restau- rants/cafes over 2,500 square feet not per -mitted in Business Park or Industrial Park zones; subject to special use permit in Industrial General zone, and 2) general markets 7,000 square feet or larger not permitted in industrial zones. Drive - through fast food not permitted in Business Park; subject to special use permit in other zones. Permitted in all industrial zones: Foster home, day care facility (12 or fewer), art gallery (2000 square feet or smaller), certain government services (emergency, utilities, noncommercial antenna tower), very small eating /drinking establishments, factory outlet if accessory to on -site manufacturing, cameras/photo supplies and services, glasses and optical goods and services, non -auto repair (furniture, appliances), personal apparel repair /alterations, photo and art studio, most business services, non - accessory parking. Schools and places of worship require a special use permit. A wide range of conditional uses ranging from day care facility, private educational facilities, religious facilities, kennels, and rifle range. Everett ; 4 Yes (Heavy Manufacturing (M -2) M -M: Retail, restaurants and auto service must be located in a multi- tenant development with other permitted uses. Retail must be supportive of other uses or their employees and fast food restaurants are not permitted. M -2: Church, financial institutions, day care, office, clinics, retail and personal services, government offices, res- taurants /bars, park- and -ride, water related uses (public access, recreation, marina), adult business. Other uses are allow with planning director or hearings examiner review, including: private outdoor recreational facilities, above ground utilities and communications facilities, public recreation facilities. Fife No Puget Sound Regional Council Retail sales and service uses must: front on an arterial, primarily serve the needs of the industrial district, be compatible with the permitted types of industrial uses, and not interfere with orderly development of the industrial area (permits uses such as sale of electronic, office, or heavy equipment or heavy equipment repair plus other retaiVservice type uses within the same structure and that occupy 35% or less of the structure's gross floor area (GFA)). Permitted uses: Professional offices, retail sale of products manufactured on -site (minimum of 100' of frontage), agricultural use, retail sales or service which primarily serves the needs of the industrial district, public and quasi - public uses and facilities (such as community centers, government office, museums, schools), commercial parking lots, park and ride lots, armored vehicle facility, wireless communication facilities 150' in height or less. Accessory uses: Limited service and repair operations for products that are principally permitted, employee facilities (recreation, cafeteria, day -care, caretaker dwelling), uses accessory to existing dwelling units (home occupation, accessory dwelling unit, day - care). Conditional uses include: Repair facility, retail sales use located in the same structure as a permitted use and that occupy more than 35% of the GFA, retail use that is the principal building tenant and occupies at least 100,000 square feet of GFA for active retail space, retail services, restaurants (limited by size), vocationaVtrade school, animal shelter, vet clinic, go -kart facility, similar uses which are not permitted in other zones. 31 Z Q1- =Z W JU U O0. to • LLI J H W• O gQ N� F— Lit" Z I— O Z F- LU uj 2 U0 O N, WW F=— U r— I LI O t11 Z U= 0 F— Z Technical Addendum: Employment, Land Use, 6 L frartructun Characteristics ofLandr Designated as Industrial in Comprehensive Plans Industrial Zoning Summary Table...continued JURISDICTION OF ZONES NUMBER HEAVY INDUSTRIAL ZONE IN INDUSTRIAL ZONES UMITS ON NON- INDUSTRIAL USES IN INDUSTRIAL ZONES NON - INDUSTRIAL USES PERMITTED Kent 5 Yes General Industrial (M -3) General Industrial District: admin- istrative/executive offices permitted if part of industrial operation (including headquarters offices). RetaiVservices limited to sales /service incidental to principally permitted use and housed as part of basic operation, restaurants/ cafeterias and day cares in conjunction with primary use, employee recreation facilities. General Industrial District: Administrative/ executive offices which are part of a predominant industrial operation, uses similar to those permitted which the planning director finds compatible, municipal uses and buildings (except for uses and buildings subject to special controls due to large land area needs, heavy traffic generation, etc...). Accessory uses include sales/service incidental to principally permitted use and housed as part of basic operation, caretaker's quarters, restaurants /cafeterias and day cares in conjunction with primary use, employee recreation facilities. Conditional in the General Industrial District: include: utilities, public facilities including libraries and schools, recreational and open space uses, drive -in churches and welfare facilities Kitsap 2 County No The code does not limit the size of non - industrial uses, but does limit the type of retail, commercial and other uses allowed. Mini storage facilities are prohibited in industrial zones. Light retail or convenience commercial uses that serve industrial employees are allowed. Marysville 32 Yes General Industry (GI) Retail sale of products manufactured on site in the BP, LI and GI zones is allowed, provided that not more than 20% of the floor area is devoted to retail use. Other uses not permitted, outright or condi- tionally, are prohibited. itfi,xk1,4,,I �nw::1,'s!;.�w.. r�scrF.raN4iY.�Fynn >ttit,6.n' aV:tik Gw.: tki%fiuc'ark�tdY: GI: Marina, boat launch, adult facility, stadium/ arena, clubs and associations, and other permitted uses listed for BP and LI., including: BP: Professional office, riding academy, amusement and recreation services, racetrack, clubs and associations, and other permitted uses: caretaker's quarters, hoteVmotel, park, sports club, golf facility, library, museum, art gallery, churches, general personal service, funeral home, cemetery, veterinary clinic, auto repair and service, public agency office, self - service storage, general business service and office, eating and drinking places, retail including photographic, electronic, fabric, crafts, and similar products, agriculture, hatchery/fish preserve, park and pool lot, fairground. LI: Professional office, schools, public safety facilities, auto rental, department and variety stores, food stores, used goods, bulk retail, auction house, animal control facility, college/university„ riding academy, amusement and recreation ser- vices, racetrack, other permitted uses listed for BP, and other permitted uses: dry cleaning plant and retail service, mis- cellaneous repair, kennel and breeding, school support facilities, building/hard- ware and garden, vehicle, boat, mobile home and RV sales, drug stores, tire stores, park and ride lot. Conditional uses include: GI — Amuse- ment and recreation services, schools. Puget sword Regional Council it i WIte„�" K+!tn7¢�%q :..Peg . . Technical Addendum: Employment, Land Use, crInfrastructure Characteristics ofLands Designated ar Industrial in Comprehensive Plats Industrial Zoning Summary Table...continued JURISDICTION NUMBER HEAVY INDUSTRIAL LIMITS ON NONINDUSTRIAL USES OF ZONES ZONE IN INDUSTRIAL ZONES IN INDUSTRIAL ZONES NON-INDUSTRIAL USES PERMITTED Mukilteo 5 Yes Heavy Industrial (H4) None Identified LUHI —Adult entertainment, amusement facility, auto towing, boat sales, service and repair, grocery store, hospital, mo- tor vehicle and equipment sales, per- sonal services and restaurants, retail store, service station, tavern, and other permitted uses listed for IP. Conditional uses include: HI — Boat launch, commercial parking lot, and other con- ditional uses listed in PI. Pierce County In the EC zone, food stores are limited to 5000 square feet and personal services are limited to 2500 square feet. Public safety uses and utilities are limited in the intensity of the use allowed. EC: day care center, health services, postal services, neighborhood parks, local public safety services, administrative and pro- fessional offices, agricultural sales (produce, nursery) and services, crop packaging and storage, forestry, business services, eating and drinking, food stores up to 5000 sf, mobile, manufactured and modular home sales, auto service stations and repair, personal services up to 2500 sf, rental and repair services. Puyallup 3 No Specific conditions apply to day care centers and adult entertainment uses. Puget Sound Regional Council MP: Public services, auxiliary dwelling unit (owner, caretaker, security), administrative offices, accessory day care facilities and employee cafeterias, corporate or general offices. ML: Automotive repair or body repair, public services, community facilities, auxiliary dwelling unit (owner, caretaker, security), veterinary clinic, dog kennel, retail (or wholesale) building material supply yard, equipment sale or rental, administrative offices, accessory day care facilities and employee cafeterias, accessory retail sales typically associated with primary use. ML -DTN: Professional offices and services, general commercial uses, public services, community facilities, auxiliary dwelling unit (owner, caretaker, security), veterinary clinic. Note: Wireless communications facilities are permitted as principal, accessory or conditional uses, depending on the type of facility. 33 .. r.. w. rvw,M.w..�uw�esntr�e^.�v.�rwn.a :+. wttt +sslrM,un+n:l+MM)NRSJ.Kt�?In;iG P+�C.%�F.EPkMC31� Technical Addendum: Employment, Land the, d Infrastructure Characteristics elands Designated as Industrial in Comprehnuioe Plans Industrial Zoning Summary Table...continued JURISDICTION NUMBER HEAVY INDUSTRIAL OMITS ON NON- INDUSTRIAL USES OF ZONES ZONE IN INDUSTRIAL ZONES IN INDUSTRIAL ZONES NON- INDUSTRIAL USES PERMITTED Renton 3 Yes Heavy lndustry (I -H) In all of the industrial zones, office and many personal service uses must be associated with a primary use. Personal services and retail must be operated for the benefit of industrial employees. Retail (except bulk) must be incidental to a primary use and must occupy less than 33% of gfa. Other incidental uses are limited to 50% of gfa. In the IM an IH zones, eateries and financial institutions cannot be located in free standing buildings. Drive -thrus are prohibited for eateries and financial institutions are limited to a single drive -thru. For all industrial zones: compatible uses which directly serve the needs of other uses in the district are allowed. IH: Primary: Services — airplane/auto/boat/ motorcycle/mobile home/RV sale and repair, car washes, commercial stables, kennels, self- service storage, bulk retail. Secondary: Administrative /Headquarters office (associated with primary use), adult entertainment. Associated with primary and operated to benefit industrial employees: eateries (no drive -thru or free - standing buildings allowed), financial institutions (no free - standing buildings and single drive -thru only), parks/recreation, retail (incidental to primary use and must be less than 33% of gfa), community facilities. Accessory use (must be incidental to permitted use): structures ordinarily associated with permitted use (must be less than 50% of gfa), caretaker's residence. Conditional uses in IH (hearings examiner approval) include - day care, clubs and organizations facilities. Seattle Yes General Industry (IG -1) 34 Size of new retail sales and service or entertainment (except sports facilities) limited to 30,000 sq. ft. in General Industrial 1 and 75,000 sq. ft. in the other industrial zones. New office limited to 50,000 sq. ft. in General Industrial 1 and 100,000 sq. ft. in Industrial General 2 and Industrial Buffer. These maximum size limits do not apply to a portion of North Lake Union (but single retail use cannot exceed 50,000 sq. ft.) Some other exceptions apply (such as limited expan- sion of existing uses and certain exceptions for office uses). Residences prohibited in all industrial zones with exception of caretaker's quarters, artist's studio /dwelling (con- ditional use /existing building), and residences in a landmark structure or district (conditional use). (applies to all zones): Personal and household sales/service, medical services (additional regulations apply depending on size and location), animal services, auto and marine retail sales and service, fast food restaurants Tess than 750 square feet, restaurants and taverns, mortuary service, nonhousehold sales and service (such as business services, sales and service of office/ commercial equipment, heavy commercial services), office, entertainment and recreation facilities (such as theaters, sport facilities), certain institutions such as educational, religious or community (most permitted only if in building existing in 1997), park and pool lots, caretaker's quarters, parks. Conditional uses include: artist's studio/ dwelling in existing structure; park and ride lot; lodging; high impact I uses; railroad switchyard (IG1, IG2); solid waste transfer station (IG1, IG2, IC);Sewage treatment plants (IG1, IG2, IC), heliports or airports (IG1, IG2, IC), solid waste incineration facilities (IG1, IG2), helistops (IG1, IG2, IC, IB) Puget Sound Regional Council 'rAsa'.. Lq Technical Addendum: Employment, Land Use, d Infrastructure Characteristics of Lan& Designated as Industrial in Comprehensive Plans Industrial Zoning Summary Table...continued JURISDICTION OF ZONES NUMBER HEAVY INDUSTRIAL ZONE IN INDUSTRIAL ZONES Snohomish 3 County Yes Heavy Industry (H -I) OMITS ON NON- INDUSTRIAL USES IN INDUSTRIAL ZONES NON- INDUSTRIAL USES PERMITTED Restaurants and personal service shops in Industrial Park zone must be located to principally serve the industrial park users. Commercial retail uses are not allowed in Light Industrial and Industrial Park zones located in the Maltby UGAwhere properties are or can be serve by railway spur lines. Permitted in all zones: Adult entertainment, auto repair, caretaker's quarters, clinic, cleaning establishment, day care, financial institutions, garage — public, general office, gym, kennel, livestock auction facility, lumberyard, massage parlor, mini self storage, retail store (permitted in all but IP), restaurant, social services center, vet clinic. Recreational facilities such as art gallery, museum, fairgrounds, golf course and driving range, yacht/boat club, racetrack, shooting range, swimming pool, and other recreational facilities. Public or quasi - public facilities such as cemetery, church, clubs, electromagnetic transmission and receiving facilities, library, park, park and ride lot, transit center, schools and other educational institutions, govern- ment structures. Permitted in Light and Heavy industrial zones: Antique shop, amusement facility, boat sales, department store, drug store, retail green- house, grocery store, hardware store, home improvement center, mobile home sales, motor vehicle equipment and sales, second hand store, specialty store, tavern, TV /radio station, tire store, tool sales and rental. 'Tacoma : 4 Yes Heavy Industry (M -3) Puget Sound Regional Council Theaters, residential, day care and nursery M -3: Any use is permitted expect residential, schools are prohibited in the M -2 and M -3 day care, nursery schools, theaters, and those zones. which are excluded from the city by ordinance. WIZCrieSESZCC 35 Z W. 6 JO; UO. N0 W I LL J W O. _, CO = W 2 Z Z !- W 2 D. 0 :O — 0 I— W. W U, Z 1.1i co O Z Technical Addendum: Employment, Land Use, et,Infi-astruchue Characteristics of Lands Designated at Industrial in Comprehensive Plans 36 Appendix 6 Industrial Land Supply: Proximity to Existing jobs and Infrastructure NAME TOTAL GREATER THAN GENERALLY CLOSE TO NET CATEGORY EMPLOYMENT 50% SERVED By MAJOR SUPPLY GREATER INDUSTRLTt WATER AND HIGHWAY THAN 1300 EMPLOYMENT SEWER DuPont yes yes yes yes 812 1 Renton- Boeing yes yes yes yes 33 1 SW Everett/Paine Field yes yes yes yes 1531 1 Frederickson yes yes yes no 1796 2 Port of Tacoma yes yes yes yes 936 1 W Fife yes yes yes yes 191 1 Renton Valley yes yes yes yes 186 1 Mukilteo yes yes yes yes 232 1 Kent yes yes yes yes 232 1 N Renton Valley yes yes yes yes 71 1 Auburn yes yes yes yes 341, 1 SeaTac yes yes yes yes 198 1 Arlington yes yes yes yes 360 1 N Woodinville yes yes yes yes 46 1 SE Redmond yes yes yes yes 88 1 Smokey Point yes yes yes yes 611 1 West Everett yes yes yes yes 90 1 Federal Way yes yes yes yes 118 1 N Seattle MIC yes yes yes yes 77 1 Sumner yes yes yes yes 680 1 Sammamish Valley yes yes yes yes 129 1 Duwamish yes yes yes yes 256 1 East Central Everett yes yes yes yes 140 1 128th &I-5 yes yes yes yes 54 1 Nalley Valley yes yes yes yes 195 1 Lakewood/N. McChord yes yes yes yes 522 1 Canyon Park yes yes yes yes 198 1 Bel -Red Rd yes no yes yes 117 3 North Creek yes no yes yes 159 3 Lynnwood/Mntlk Terr yes no yes yes 22 3 Overlake yes no yes yes 320 3 E Fife no yes yes yes 73 4 East Everett no yes yes yes 288 4 S Woodinville no yes yes yes 50 4 Puget Sound Regional Council z ---. Z Cw J0 000. N — I 1 — LU CO U- w0 ur - H W == z� I— 0 Z W 0 O co. w • W' 1— U w E': wz OH z Technical Addendum: Employment, Land Use, of Infrastructure Characteristics of Landr Designated as Industrial in Comprehensive Plans Industrial Land Supply: Proximity to Existing jobs and Infrastructure...continued NAME TOTAL GREATER THAN GENERALLY CLOSE TO NET CATEGORY EMPLOYMENT S0% SERVED BY MAJOR SUPPLY GREATER INDUSTRIAL WATER AND HIGHWAY THAN 1300 EMPLOYMENT SEWER Maltby no yes yes yes 385 4 S Puyallup no yes yes yes 124 4 Olym View /Brem Airport no yes no yes 1914 5 S Marysville/Ebey Slough no yes no yes 224 5 Tukwila Southcenter no yes no yes 190 5 Bickford Ave no yes no yes 69 5 Silverdale no yes no yes 85 5 Granite Falls no yes no no 81 5 Gig Harbor N Bus Park no yes no ? 135 5 Darrington no yes no no 451 5 Swamp Creek no no yes yes 124 4 Park in Puyallup no no yes yes 119 4 Thun Field no no yes no 595 5 Striebel's Corner no yes no yes 58 5 E Puyallup no yes no yes 48 5 West Hilltop no yes no yes 95 5 Harvey Airfield no no no yes 5 5 North Bend no no no yes 162 5 Sunrise no no no no 166 6 Cascadia no no no no 510 6 Tulalip Industrial Park no no no yes 407 5 Northwest Corporate Campus no no no yes 147 5 Kitsap Lake no no no yes 288 5 Gig Harbor ED no no no yes 160 5 Black Diamond no no no no 239 6 TOTAL 17,933 Note: The data for this analysis were gathered in 1996 and 1997. Since that time both the land supply and infrastructure data may have changed. Also, the reader should note the parameters used to define the categories in this analysis. For example, the category "primarily" served by water and sewer includes areas that need improvements. Puget Sound Regional Council 37 z z 6 UOn u) W 2' u W O 2 L < w WCI z� H O z U • � IO -', Cl W • w. Z' • N` HF=- O z 7: • ' re • Wes: `U O 0; 10 a W =i J I COIL: :nip'', LL • = O' . W 2�. Z Hi :I- • ZI !W urr DI • 11.1 W' 'LL Hs — O' .W ' fn 14th Ave S Carkeek Dr S u \I S 146th St S 154th St 29th Ave S Win2Data Street Map S 151st St Z Q • 2 ,J U 00 N �. WI H LL,. WO U F=- _ Z �. I- 0 Z F- 2 0 0 I- WW U_ LL - O. .Z W 0- 0 z