HomeMy WebLinkAboutPermit L2000-037 - CITY OF TUKWILA - MIC/L ZONING CODE AMENDMENTL2000 -037
MIC/L ZONING CODE AMENDMENT
ALLOW OFFICE IN MIC/L
COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN
MIC/L ZONING CODE AMENDMENT
City of Tukwila
Washington
Ordinance No. /F-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
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.
WHEREAS, Tukwila's Comprehensive Plan and development regulations may 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 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 TUICWILA, 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) publicpark, 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.
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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 Tltle, 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.
•
•
11. Retail sales of health and beauty alds, 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
of Interurban Avenue South and SR 599 /East Marginal Way per Exhibit 1 (attached) with the following
condition:
1. Any proposed development on the site will require a 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 faits 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 unconstitutlonal 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 ..5 ) day of Z2 - _ c, <� , 2001.
ATTEST /AUTHENTICATED:
.tiff_
E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
Of ice of the Attorney
FILED WITH THE CITY CLERKu2 -/- O/
PASSED BY THE CITY COUNCIL:�.f p /
PUBLISHED: -q - D /
EFFECTIVE DATE: ,7-;-U /
ORDINANCE NO.: / 9 011
A- Zoning Code 1-01
Mrv�ul� -1`—
Steven M. Mullet, Mayor
.CAui '•YF':driti ? Y...' Y;. ". �Hecs ic3�Y' Lfi n' :8NBkti,
• 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.
' a : ; „;: • 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 (1 -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 COUN !L OF THE CITY OF TUKWILA, WASHINGTON, at a Regular lvleeung
thereof this day of 0.1!.(,cfti.cuc -7I) , 2001.
ATTEST /AUTHENTICAT
e E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
By
Office of + e City
orney
cc.
FILED WITH THE CITY CLERK:-
PASSED BY THE CITY COUNCIL: • S a
PUBLISHED:ci -q- a /
EFFECTIVE DATE:./ - di
ORDINANCE NO.: /?...5-3
Steven M. Mullet, Mayor
To:
From:
Subject:
Date:
City of Tukwila
'ATTACHMENT A
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
Mayor Mullet
City Council
Steve Lancaster
Comprehensive Plan Amendments —Next Steps
December 5, 2000
Process to Date
At its public hearing on 11/20/00, the City Council approved 5 proposed Comprehensive
Plan amendments as follows:
• L2000 -036 Allow Office in MIC/L as a Conditional Use
• L99 -0086 Allow Office uses on third floor in NCC along Tukwila International
Boulevard
• L99 -0085 Eliminate overlapping Potential Annexation Area (delay implementation
until Interlocal Agreement is finalized)
• L99 -0088 Revise City boundaries near Boeing Field (delay implementation until
Interlocal Agreement is finalized)
• L2000 -038 Revise Transportation Element to include State requirements (i.e.
Highways of Statewide Significance)
Council members decided to discuss two remaining amendments at a later meeting and
requested that staff provide alternatives for consideration.
Triangle Designation (L99 -0092) .
Discussion:
Owners want MIC/L in order to receive some economic return. Council members are
concerned over the potential that many uses permitted in the MIC/L zone would be
inappropriate for the site's characteristics and its location. The owners think a
communications, utility or transportation use would be possible i.e. cell tower, storage
building etc with Qwest, Sound Transit, State of Washington. They would be interested
in having the City purchase the property.
While lower in potential impacts, a home is not likely to be built there. Uses allowed in
LDR are very restricted. A communications tower, one of the few commercial uses
allowed, would be limited to 30 feet in height.
A contract rezone to MIC/L which required potential development to receive conditional
use review would allow appropriate MIC/L uses to locate in the area and allow the
owners to receive economic return.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665
.0 arr3�*# S! i>+. 4: u.. ectKnarr `.'!;•,'.a?i,&t'tiw.N+'4' -§nk
Options
• LDR (Initial Staff recommendation responding to public comment in 1998)
• MIC/L (Planning Commission recommendation responding to owner input)
• Contract Rezone to MIC/L (Contract terms would require any proposed development
subject to_conditional use review)
LDR to C/LI (L99 -0094)
The Applicant submitted four development alternatives at the 11/20/00 public meeting.
If granted the LDR to C/LI rezone, the applicant proposes access on S. 134th, rather than
Macadam Road. Without the rezone /redesignation, some industrial access will be along
Macadam. Throughout the review process, the public has spoken against the
rezone /redesignation. Their primary concerns are the shrinking of the residential area and
the possible negative impacts of light industrial development on their homes and
neighborhood.
Options
• Approve rezone from LDR to C/LI (Applicant request)
• Defer rezone and consider the designation of the entire area during the 5 year
Comprehensive Plan update in 2001 -2002 (Initial staff recommendation)
• Reject the rezone / redesignation (Planning Commission recommendation)
Next Steps:
Once the City Council makes a recommendation, staff will prepare ordinances and
resolutions enacting the amendments. These documents will come before the City
Council for adoption in January, 2001 and .will become effective thereafter.
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ATTACHMENT B
o.cia
420 West Harrison Street, Suite 202
Kent, WA 98032
Phone: 253.854.2470
FAX: 253.854.2475
ARCHITECTS & PLANNERS AMERICAN INSTITUTE OF ARCHITECTS
December 4, 2000
Honorable Mayor and City Council
City of Tukwila
6300 Southcenter Boulevard, Ste 100
Tukwila, WA 98188
Re: Comprehensive Plan Amendment and Rezone;
File Number L99 -0094 and L99 -0095
Dear Mayor Mullet and City Council:
On November 20, 2000 a public hearing was held on the Holaday Parks' request to
change the designation of two lots zoned Low Density Residential to Commercial/Light
Industrial. As professionals we feel compelled to write this letter in support of this
request. The City will miss an important planning and design opportunity if they deny or
postpone this request.
We felt that the four minutes allowed to present the proposed rezone alternatives to the
City Council and to the Mayor was inadequate, and we may have missed the opportunity
to present the important benefits to the community of our request. During the Public
Hearing held on Sept. 28,2000 by the Planning Commission several neighbors spoke of
their concerns about the amount of traffic that this project would generate directly to and
from Macadam Road (S. 135th Street). The second largest concern voiced by the
neighborhood was that of having a commercial/industrial building built within a few feet
of single - family residences. Holaday - Parks' request allows resolution for both of these
concems.
At the October 12 Planning Commission workshop, we listened to the Planning
Commission's reasons for recommending denial of this application: their
recommendation for denial was based on the concern that this was 1) a spot rezone; and
2) that they were concerned about the livability of the existing neighborhood. Your City
Staff and ourselves both agree that this is not "spot rezone "by any means. Livability and
preservation of residential neighborhoods is important, but what the Planning
Commission failed to consider was the impact on the neighborhood if the parcels were
developed in accordance with current zoning. We unequivocally contend that by denying
or postponing this request that the future development of the C/LI parcels separate from
the intervening LDR parcels, will have greater impacts to traffic on Macadam Road and
to the adjacent residential neighborhood.
Please consider the following issues specifically before you make your final decision in
this matter.
• A Rezone to C/LI will allow for a greater distance between residential and
commercial buildings. (Refer to attached Site Plan Exhibit "A" and Exhibit `B ".)
• A Rezone to C/LI will allow traffic from the assembled property to access directly
to S. 134th Street and not onto Macadam Road. Holaday -Parks agreed to give up
access to Macadam if this rezone is approved.
• A Rezone to C/LI will allow a bus turnout to be constructed along the westerly
boundary of the property frontage on Macadam Road. This turnout would be
available for both school and metro busses.
• A Rezone to C/LI will allow for better Fire Department access to the assembled
property by creating the opportunity for a turn - around. (Refer to attached site plan
exhibit "A ")
• A Rezone to C/LI will allow the elimination of developing the two existing
substandard lots as residential and their need for access onto Macadam Road.
• A Rezone to C/LI will allow for more substantial frontage improvements due to
the development of the assembled property.
• A Rezone to C/LI will allow for improved water quality treatment and detention
of run -off.
The one option that clearly maintains the livability and integrity of the residential
neighborhood is to rezone the two (2) residential lots from LDR to C/LI. It is very rare
that increasing a commercial/industrial zone and decreasing the area of a residential zone
will actually improve the quality of life in the residential zone, but this is the case where
that will be the result by not having to impact residential streets with industrial traffic,
and by being able to create greater separations between the commercial and residential
buildings.
As Architects we are concerned that the opposition by both the City and the neighbors is
focusing on "not in my back yard" while ignoring how the current zoning is eventually
going to negatively impact their front yards and the safety of their street system.
Yours truly,
Ted N xon AIA
Campbell / Nixon & Assoc., Inc
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
trr
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 ,r4 ' �� DAY OF
CITY OF TUKWILA
2000.
1 r• L -e_
J "� E E. CANTU, CMC, CITY CLERK
Published: Seattle Times — 11/3/00 & 11/10/00
MEETING DATE:
NOTIFICATION:
FILE NUMBER:
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
L2000 -036 - Office in MIC/L (Comp Plan Amendment)
L2000 -037 - Office in MIC/L (Zoning Code Amendment)
APPLICANT: City of Tukwila
REQUEST:
LOCATION:
Comprehensive Plan and Zoning Code amendments 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
SEPA DETERMINATION:Determination of non - significance issued 9/20/00
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STAFF: Rebecca Fox
ATTACHMENTS:
A. Comprehensive Plan Amendment Application
B. SEPA Determination
C. Zoning Code —18.36
D. Traffic Analysis
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.
Tukwila'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/IJ:... "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:
Goal11.1 (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 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.
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C-I1 'Y OF T
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- mail: tukalanQa ci, tukvila. wa. us
ATTACHMENT A
- COMPREECENSIVE
PLAIN /ZONTi G CODE
AMENDMENTS
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
Revise Comprehensive Plan to allow office uses throughout the MIC /L zone
regar ess or w etner they are assocLacea wi n
..
LOCATION OF PROJECT/DEVELOPi'vLENT: Give street address or, if vacant, indicate lat(s),.block and subdivision.
access street, and nearest intersection. LIST ALL TAX LOT NUMBERS
Manufacturing /Industrial Center - -Light zone
Quarter. Section: Townshio:
(This information may be found on your tax statement.)
Range:
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority an behalf of the applicant in meetings with City sue,
• 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 -30 5
FAX:
Date:
613 -D,00
FOR STAFF USE OM.Y Sierra Type: P- CPA/P -ZCA
Planner: Rebecca: Fax
R
File Number. L O —h •
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
regar ess or w etner they are assocLacea wi n
..
LOCATION OF PROJECT/DEVELOPi'vLENT: Give street address or, if vacant, indicate lat(s),.block and subdivision.
access street, and nearest intersection. LIST ALL TAX LOT NUMBERS
Manufacturing /Industrial Center - -Light zone
Quarter. Section: Townshio:
(This information may be found on your tax statement.)
Range:
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority an behalf of the applicant in meetings with City sue,
• 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 -30 5
FAX:
Date:
613 -D,00
Comp plam 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 iVIIC/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
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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
rest- 'tions 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 bn.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. CONEPREHENSNE PLAN AIYlENDNLEiNT (TN. .IC 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 (tiIIC/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 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;
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 offide 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 sig,nlcant 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, ...
Comp plam amd MIC office
5.A statement of how the proposed amendment complies with applicable
Countywide Planning Policies; z
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Countywide Planning Policies discuss Manufacturing Centers. CL U
Manufacturing/Industrial Centers are characterized by a significant amount of 6 n
manufacturing; industrial and advanced technology employment They differ from o o
other employment areas, such as business /office parks, in that a land base and•the w =
segregation of major non - manufacturing uses are essential elements of their —' f-
operation. w O
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FIN-15 .
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Within the Urban Growth Area, the Countywide Planning Policies shall assure ati
12
creation of a number of locally determined Manufacturing/Industrial _
Centers which meet specific criteria. The Manufacturing/Industrial z I-
I— shall be characterized by the following: z Og
a. Clearly defined geographic boundaries; D o
• . b. Intensity/density of land uses sufficient to support manufacturing„ industrial - O �;
and advanced technology uses; = w
• c. Reasonable access to the regional highway, rail, air and/or waterway system I-- v.
for the movement of goods; t'-- O.
d. Provisions to discourage large office and retail development; tii co
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. e. Fast -track project permitting: .,
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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. Accornmodate.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 ,NCIC office
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. Toattract 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. (TMYIC 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.
L?
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�11C Boundary
L2000 Comp Plan Amendment - Office in MIC /L
L2000 -0037 Zoning Code Amendment -mice in MIC /L
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CITY OF TUKWILA
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!RNG:
THROUGHOUT CITY
ATTACHMENT B
LEAD AGENCY: CIT'( OF TLIKWILA FILE NO: E2000• -019
The City has determined that the proposal doe_, not have a probable
significant adverse impact on the environment. An environmental
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 aaenc.v. This
'information is, available to the public on request.
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This determination is final and signed this '� day of
• 200_0. _- --
Stev Lanca5 r, Responsible vfficial
City f Tukwila, (206) 431 -3670
6300 Southcenter Boulevard
• Tukwila, WA 98188
Copies of the procedures For SEPA appeals are available with the
Department of Community Development.
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TUKWILA MUNICIPAL CODE
18.34.080 Basic development standards.
Development within the Heavy Industrial district
-Thshall 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 18.56, Off-street
Parking/Loading Regulations
ATTACHMENT C
(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
•
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 title.
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 th,, f
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.
The City is currently proposing to amend the zoning code to permit office uses in areas
designated as MIC/L. This zoning is intended to provide a major employment area containing
light manufacturing and industrial uses. The MIC/L areas are located along East Marginal Way
south of SR 599 and at the rockpile site north of the river.
The MIC area has experienced rapid growth during the economic boom of the late 1990's, as
demand for light industrial properties has absorbed much of the region's available supply.
Several sites in the Tukwila MIC are being redeveloped by converting previous warehouse space
into research and development/light industrial uses. Another recent trend in the use of MIC
parcels is as Internet date centers. These uses typically produce lower employment densities than
office or industrial uses, with the bulk of space devoted to computer servers and backup power
supplies.
This report examines the transportation impacts associated with the proposed Comprehensive
Plan amendment that would permit office uses in the MIC/L district. It includes an assessment of
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
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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.
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South 930th Street
This is a two -lane collector arterial street running east- west to connect Pacific Highway S to East 2
Marginal Way and to Interurban Ave S. Posted speed limit on the roadway is 25 mph. Paved 0 co
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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.
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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. 112t Street
• Pacific Highway S /SB SR 599 Ramp/ S. 116t 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 IvIarginal/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.
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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 (6th 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.
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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.
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City of TukwilaPage
Comprehensive Plan Amendment
MIC Traffic Update
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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.
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The proposed amendment complies with Countywide Planning Policies as follows:
T -20: Consistent with the countywide vision, local governments shall
coordinate with the State on land use and transportation systems and
strategies which affect state facilities and programs.
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;
Not applicable.
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.
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Gity 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: Meeting notice published in Hazelnut, June 26, 2000
Meeting notice published in Seattle Times July 1, 2000
FILE NUMBER: L2000 -0036 - Office in MIC/L (Comp Plan Amendment)
L2000 -0037 – Office in MIC/L (Zoning Code Amendment)
APPLICANT: Tukwila City Council
REQUEST:
LOCATION:.
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
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FINDINGS
VICINITY /SITE INFORMATION ,
Manufacturing, retail, office 6 Lij
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DISCUSSION J
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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. = d
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containing distributive light manufacturing and industrial uses and other uses that support z o1-
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those industries. This district's uses and standards are intended to enhance the g
redevelopment of the Duwamish Corridor v
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Tukwila's Manufacturing/Industrial Center (MIC) is an important regional center of w w
industrial activity. It is one of four such centers designated in King County in the H
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 LLi
remaining concentrations of manufacturing and industrial lands in urban Puget Sound.
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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. 112t and S.
126t. 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.
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. 112`h and S.
126`h. 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.
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.
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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.
If the proposal is referred to the Planning Commission, the Planning Commission could;
• Recommend approval;
• Modify the proposal;
• Recommend denial.
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CITY OF T UKWILA
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
AT "∎,-1CHMENT 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 existing indust.Lidl 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
1,• 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: City of Tukwila Department of Community Development
Phone: 206- 431 -3683 FAX: 206 - 431 -3665
Signature:
GAAPPHAMLANDUSEAPPTOMPAPP.doc 06/16/00
Date:
0-Die).°
FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA
Planner: Rebecca: Fox
File Number: L2000 -0036
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 existing indust.Lidl 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
1,• 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: City of Tukwila Department of Community Development
Phone: 206- 431 -3683 FAX: 206 - 431 -3665
Signature:
GAAPPHAMLANDUSEAPPTOMPAPP.doc 06/16/00
Date:
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Comp plain amd MIC office (USE THIb IIJULY2000)
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
ate
Comp p!am amd MIC office (USE THIS I!JULY2000)
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, dr;
• 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 Ind
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 expla• nation of why the current comprehensive plan or development
regulations are deficient or should not continue in effect;
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Comp plam 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:
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 directlyiabuts 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, ...
Comp plam amd MIC office (USE THIS 11NLY2000)
5.A statement of how the proposed amendment complies with applicable
Countywide Planning Policies;
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Countywide Planning Policies discuss Manufacturing Centers. . i ~
Manufacturing/Industrial Centers are characterized by a significant amount of cc 2
manufacturing; industrial and advanced technology employment. They differ from 6
other employment areas, such as business /office parks, in that a land base and -the c� o
segregation of major non - manufacturing uses are essential elements of their u) W
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Within the Urban Growth Area, the Countywide Planning Policies shall assure the -
creation of a number of locally determined Manufacturing/Industrial u_
Centers which meet specific criteria. The Manufacturing/Industrial = a
Centers shall be characterized by the following: Z i
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a. Clearly defined geographic boundaries; z I-
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b. Intensity /density of land uses sufficient to support manufacturing„ industrial 2 m.
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and advanced technology uses; o
" c. Reasonable access to the regional highway, rail, air and/or waterway system o
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d. Provisions to discourage large office and retail development; F"
. e. Fast -track project permitting. z
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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;
c� 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
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Comp plam amd MIC office (USE THIS 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; z
b. To coordinate planning with serving utilities to ensure that utility facilities are g
available to serve such Centers; u�
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c. To.provide buffers around the Center to reduce conflicts with adjacent land o
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d. To facilitate land assembly; and
e. To attract the type of businesses that will ensure economic growth and stability. o
6. A statement of what changes, if any, would be required in functional cn a
plans (i.e., the City's water, sewer, . storm water or shoreline plans) -if the . w
proposed amendment is adopted; z =
No changes are known at present. z
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7. A statement of what capital improvements, if any, would be needed n o
to support the proposed change, and how the proposed change will p c!o.
affect the capital facilities-plans of the City; pi-
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No additional capital improvements have been identified at present. w v
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8. A statement of what other changes, if any, are required in other w z
City codes, plans or regulations to implement the proposed v s
change. OF-
No additional changes are known at present. z
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.
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L2000 Comp Plan Amendment - Office in MIC /L
L2000 -0037 Zoning Code Amendment-Office in MIC /L
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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:OOPM
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!
0110PWdNS
THE HAZELNUT
L2000 Comp Plan Amendment -Office in MIC /L
L2000 -0037 Zoning Code Amendment - Office in MIC /L
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