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HomeMy WebLinkAboutPermit L05-041 - SEGALE PROPERITES - TUKWILA SOUTH COMPREHENSIVE PLAN IMPLEMENTATIONTUKWILA SOUTH COMPREHENSIVE PLAN IMPLEMENTATION COMPREHENSIVE LAND USE PLAN L03 -041 RELATED TO FILES L05 -029A, L05 -029B, L05 -030 City of T kwila Washington Ordinance No. g+ a3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING BY REFERENCE THE TUKWILA SOUTH MASTER PLAN; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the "Tukwila South Project" comprises approximately 512 acres of real property, and La Pianta LLC owns or controls approximately 503 of those acres, which is known as the "Tukwila South Property," generally located between the boundaries of South 178th Street /South 180th Street on the north; South 204th Street on the south; Orillia Road and Interstate 5 on the west; and the Green River on the east; and WHEREAS, the Tukwila South Property is located within an Urban Growth Area and is appropriate for urban development pursuant to the Growth Management Act and the City's adopted Comprehensive Plan; and WHEREAS, La Pianta intends to develop the Tukwila South Property consistent with the Tukwila South Master Plan, which envisions the creation of a major new employment and housing base on the Tukwila South Property; and WHEREAS, the City Council accordingly desires to adopt by reference the Tukwila South Master Plan; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Tukwila South Master Plan Adopted. The City of Tukwila hereby adopts the "Tukwila South Master Plan," a copy of which is attached hereto as "Exhibit A" and by this reference fully incorporated herein. The "Tukwila South Master Plan" is applied to the property shown on the map, which is attached hereto as "Exhibit B.' Section 2. 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 3. 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 upon the date on which all the property shown on the map attached hereto as "Exhibit B" is within the municipal boundaries of the City of Tukwila. Section 4. Expiration. The City of Tukwila and La Pianta LLC have entered into a Development Agreement dated June 10 2009 (the "Development Agreement ") regarding the property shown on the map attached hereto as "Exhibit B." If the Development Agreement terminates prior to the expiration of its term in accordance with the terms therein, this ordinance shall expire without further legislative action and be of no further force or effect. W:\ Word Processing \Ordinances \Tukwila South Master Plan Adopt.doc LV:ksn 05/28/2009 Page 1 of 2 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this ) , day of ` :F i P , 2009. ATTEST/ AUTHENTICATED: Christy O'Flah , CMC, City Cl W:\ Word Processing \Ordinances \Tukwila South Master Plan Adopt.doc LV:ksn 06/05/2009 Haggeer m ayor Filed with the City Clerk: 6-3-o 9 Passed by the City Council: b- Y-05 Published: ( -/ 5 n 9 -O9 Ordinance Number: ;. N Effective Date: Attachment: Exhibit A - Tukwila South Master Plan Exhibit B - Tukwila South Master Plan Map i Page 2 of 2 FILE NUMBER: APPLICANT: • REQUEST: • PUBLIC HEARING: NOTIFICATION: LOCATION: STAFF: ATTACHMENTS: Guy of Tukwila Department of Community Development STAFF REPORT TO THE PLANNING COMMISSION September 29, 2005 Notice of the public hearing was published in the newspaper on September 16, 2005. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on September 15, 2005. It was posted at two locations on the Tukwila South property. L05 -041 Segale Properties (aka La Pianta, LLC) Approve the Tukwila South Master Plan consistent with Tukwila Comprehensive Plan Policy 9.1.3 and associated Implementation Strategy Generally south of S 178 /S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5 SEPA DETERMINATION:Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005. Lisa Verner Applicant's proposed Tukwila South Master Plan Steven M. Mullet, Mayor Steve Lancaster, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665 Staff Report — Master Plan L05 -041 Page 2 FI Description of Request The applicant requests approval of the proposed Tukwila South Master Plan required by the Comprehensive Plan for the Tukwila South area. Background and Site Information The applicant is proposing the Tukwila South Master Plan in conjunction with it's proposal for the Tukwila South Project, a mixed -use, masterplanned development of between 103 and 14 million square feet in a large- scale, campus setting on approximately 490 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204` Street, and east of Orillia Road S /1 -5. The Tukwila South Master Plan and Tukwila South Project proposal are described in the Tukwila South Draft and Final EIS. A copy of the proposed Tukwila South Master Plan is included with this notebook. Policy 9.1.3 in the Tukwila South section of the Tukwila Comprehensive Plan "require(s) a master plan prior to any significant land,altering that details fu''ll development of the Tukwila South Master Plan Area infrastructure ... with residential, commercial and light industrial uses and open space network areas." This Policy's Implementation Strategy calls for "City Council approval after Planning Commission review and recommendation of a master plan for the Tukwila South Master Plan Area." (page 105) In the Comprehensive Plan, the "Tukwila South Master Plan Area" is "the area generally from South 180 Street south to the City's annexation boundary at South 204` Street" and is shown in Figure 20 (page 103) as including the area between the Green River and 1 -5 which is currently in King County. While all of this area is within the City's Potential Annexation Area (PAA), only " the part east of Orillia Road S is included in the proposed Tukwila South Master Plan. A map of property owned or leased by the applicant is included with this notebook. There are several properties not owned by the applicant which are included in the area to which the proposed Master Plan would apply. These include property owned by Gaco Western, a aint coating g business; Mitchell Moving & Storage; and Schoenbachler Enterprises LLC, a limited liability 4 company for the Schoenbachler family. King County owns a surface water management pond e i ve i N located north of South 200 Street and west of the Green River. .J Proposed Master Plan r dA Policies 9.1.3 and 9.1.5 of the Tukwila Comprehensive Land Use Plan specify the desired content of the Tukwila South Master Plan. A comparison of the applicant's proposed Master Plan with these policies is shown below. Staff comments are interspersed. P:1Steve and Lisa's Segale Folder\Master PIan\STAFF REPORT - MasterPlanFinal.doc Staff Report — Master Plan L05 -041 Page 3 Policy 9.1.3 Require a master plan prior to any significant land altering that details.... ....full development of the Tukwila South Master Plan Area infrastructure.... .... with residential, commercial and light industrial uses.... The Master Plan proposes that the site's central infrastructure be built "up front" over a three -year period (2006- 2008). During that period, the following would be completed (page 18): • Implement a mass - grading program to establish site grades. • Extend and expand Southcenter Pkwy in a new alignment. • Realign S. 178 Street to intersect Southcenter Pkwy at Segale Park Drive "C. • Install sanitary sewer, water and other utilities within Southcenter Pkwy. • Relocate the existing flood protection barrier dike from S. 196 to the southern boundary of the site (north of S. 204` • Install a temporary and permanent comprehensive stormwater control system. • Implement a comprehensive natural resources mitigation plan. The proposed Master Plan recognizes that "it may be necessary to relocate an existing fire station closer to the project, or within the property" (page 18). It also proposes a future east -west access road connecting Orillia Road to Southcenter Parkway and indicates a secondary onsite street system will be developed with features such as sidewalks and pedestrian signage (page 2). The proposed Master Plan states that the Segale family has committed "to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase" (page 3). The proposed Master Plan states its intention to provide a "framework" to guide long- term development of the almost 500 -acre site. It proposes between 10 and 14 million square feet of development, in a combination of campus office and research environments, and districts that may include retail, residential, hotel and recreational uses. Table 1 describes the "assumed" range of uses (page 7). These uses could include 5 to 10 million square feet of office /research/technology space, 1 to 2 million square feet of goods and services, and 700 to 1900 units of housing (pages 1 and 7). The proposed Master Plan states, "This buildout range and assumed mix of uses within the planning areas should be considered conceptual; ultimately, market forces will determine the specific level of development and the mix of uses over the long term. The potential locations of the various categories of uses shown within the plans on the following pages are also conceptual and will be determined by market forces" (page 7). P: \Steve and Lisa's Segale Folder \Master Plan \STAFF REPORT - MasterPlanFinal.doc Staff Report — Master Plan L05 -041 Page 4 The Master Plan emphasizes flexibility, both in the types of uses allowed and their location. The following illustrate the Master Plan's vision with regard to future land use: "At just under 500 acres, Tukwila South could include regional employment, housing and goods and services" (page 4). "The project will be multi -use and includes a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered...." (page 4). "Early -phase uses must ... be carefully chosen to complement each other and serve as engines for future development (page 4). "Tukwila South is perfectly situated to bring" aerospace, life sciences, information technology and trade and logistics jobs to the area (page 4). "...flexibility must be maintained throughout the vertical development of the districts... (page 6). "The central and southern portion of the site will serve as the campus development's core, anchored by retail and service areas. The northern end of the site will include a mix of employment, specialty goods and services and housing..." (page 7). Housing Opportunities: "... a wide variety of housing environments ... could include a mix of single - family and multi- family units of low, mid and high -rise structures ..." "Low -rise units [1 -3 stories] would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River." "...allow for mid -rise units [3 -6 stories] to integrate with a mix of uses....possible configuration would include housing units constructed over retail." "The opportunity exists for high -rise structures, [6 stories or greater] most likely in the redevelopment of the Segale Business Park in the latter stages of the project's development" (page 9). Retail opportunities are described with regard to four areas within Tukwila South. 1) A "Retail Village" at the northern end of the site (generally adjoining the proposed realigned intersection of Southcenter Parkway, South 178 and Segale Park Drive "C "). "Uses are expected to include a grocery store, drug store and smaller retailers that will serve the surrounding neighborhoods." 2) A Retail District adjacent to the "Retail Village" (generally replacing the existing Segale Business Park) envisioned as a mixed -use, "24/7 urban environment." 3) "Gateway Retail" at the intersection of Orillia Road and S. 200 Street intended to take advantage of this intersection's high visibility. 4) A Retail Center at the intersection of realigned Southcenter Parkway and S. 200 Street, that could serve the surrounding campus office uses. It should be noted that locations are considered "conceptual" and the Master Plan indicates market forces will determine actual locations. The P:\Steve and Lisa's Segale Folder\Master Plan\STAFF REPORT - MasterPlanFinal.doc • • Staff Report — Master Plan L05 -041 Page 5 P: \Steve and Lisa's Segale Folder\Master Plan \STAFF REPORT - MasterPlanFinal.doc Master Plan also proposes to accommodate large -scale national retailers not currently in the local marketplace, and large existing area retailers that need more space not otherwise available in the City. The Plan does not indicate where such uses might locate. The Master Plan includes a very broad list of retail and service uses, but does not specify where these uses might locate (pages 10 and 11). Employment Opportunities. The Master Plan generally identifies three areas where regional employment opportunities might be accommodated (as with other uses, the Master Plan indicates market forces will determine actual locations). A very broad range of uses is listed, including office, R &D, retail, light manufacturing and residential (page 12). ... and open space network areas. The proposed Master Plan identifies the following components of an open space network (page 14): • Restored wetland area north and south of S. 204 Street (32 acres). • Relocated and enhanced Johnson Creek (0.34 acres). • Newly created back -water fish habitat in the Green River (4.5 acres). • Preservation of a portion of the western hillside (approximately 50 -60 acres). Additionally, the proposed Master Plan indicates "landscaped open spaces, plazas and courtyards, and a pedestrian/bicycle pathway along the Green River" will be provided (page 2), and that "buildings will frame open spaces with central plazas and public gathering spaces" (page 7). "Developable open space including green areas, hard - surfaced urban plazas, street parks, and pocket parks will be incorporated into the project..." (page 8). The master plan shall address: the multiple issues of hillside wetland and watercourse preservation and impacts mitigation, in accordance with Tukwila policies; Hillside...preservation and impact mitigation. "Some modification of the western hillside will occur, but the majority of the hillside will remain untouched and an amenity" (page 2). "Portions of the hillside on the north and south ends of the site will be graded and re- landscaped to accommodate the relocation of South 178 Street and to provide fill material for the project" (pages 2 and 14). The Plan indicates approximately 50 -60 acres of hillside along the western valley wall will be preserved (page 14). Wetland and watercourse preservation and impact mitigation. The Tukwila South Master Plan describes a proposed "Sensitive Area Master Plan" (SAMP), which has been submitted separately. Together, the Master Plan and the SAMP propose a comprehensive approach to mitigating impacts to wetlands and watercourses. Key aspects of the proposed approach include (pages 15 and 17): • Staff Report — Master Plan L05 -041 Page 5 P: \Steve and Lisa's Segale Folder\Master Plan \STAFF REPORT - MasterPlanFinal.doc Staff Report — Master Plan L05 -041 Page 6 protection of fish and wildlife habitat; appropriate flood protection and shoreline treatment, in accordance with Tukwila shoreline policies and guide- lines; and the realignment of 57th Avenue South to maximize parcel size and to coordinate with the overall development plan. * Create a 4.5 -acre Green River off - channel habitat restoration area immediately north of the S. 200 St. bridge, and create an improved streambed for Johnson Creek (0.34 acres) as mitigation for filling 1.07 acres of existing "agricultural ditch" (watercourses that have been channelized and otherwise heavily modified over the years). * Rehabilitate, restore, enhance and create 32.4 acres of wetlands in the southernmost portion of the site (north and south of S. 204 St.) as mitigation for: * Filling 0.90 acres of Type 1 wetland. * Filling 7.71 acres of Type 2 wetland (five locations of varying sizes), and * Excavating 0.65 acres of Type 2 wetland. Staff Comment: It should be noted that proposed modifications to wetlands and watercourses are subject to approval by state and federal resource agencies. Discussions with these agencies are ongoing, and their permit decisions may result in additional mitigation requirements. The Master Plan focuses on fish habitat protection by identifying "activities which have the potential to directly or indirectly affect fish" (page 17). These include "relocation of a portion of the Green River levee and construction of a new off- channel rearing area for salmonids," " relocation and enhancement of Johnson Ditch including a new stream outfall location," and "filling or culverting of five fish- bearing agricultural ditches" (page 17). Mitigation thorough implementation of a Sensitive Areas Master Plan (SAMP) is proposed, as described above. Flood protection measures are discussed on page 16 and shoreline treatment is discussed on page 13 of the Master Plan. For flood protection, the existing flood protection barrier dike at about S 196 Street will be relocated to the "southern boundary of the site (approximately 120 to 140 feet north of S 204 Street) ... (to) create contiguous buildable area and allow development of a large -scale campus environment." (page 16) It is intended to keep flood waters from Howard Hansen Dam, Johnson Ditch, and the wetland rehabilitation areas from entering the developed portions of the site. In the area under Shoreline Master Program jurisdiction (within 200' of the Green River), the Master Plan reflects the language in the Zoning Code spelling out what is permitted in the River Environment, Low Impact Environment, and High Impact Environment. (page 13). The Master Plan says "Southcenter Parkway (S 57 Street) will be expanded and extended through the site in a new alignment that follows the base of the hillside" (page 2). It "connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center." (page 5) The realigned street "creates the largest contiguous parcels for development, and allows travelers on Southcenter Parkway to not only experience the development, but the hillside as an amenity and open space." (page 18) Start comment: On August 29, 2005 the Tukwila City Council adopted Resolution No. 1585. Section 1 of the Resolution indicates the City's intention to begin acquisition q property needed to widen Southcenter Parkway in its current alignment within the P: \Steve and Lisa's Segale Folder \Master Plan \STAFF REPORT - MasterPlanFinal.doc • • • Staff Report — Master Plan L05 -041 Page 7 Review Process Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The City Council holds a public hearing, considers the Planning Commission recommendation and makes a decision to approve, approve with modifications, or deny the amendments. STAFF RECOMMENDATION • Staff recommends approval of the proposed Tukwila South Master Plan, with the following modifications: P: \Steve and Lisa's Segale Folder \Master Plan \STAFF REPORT - MasterPlanFinal.doc existing city limits. Section 3 of the Resolution indicates the City will consider an alternative alignment if the property owner (currently Schoenbachler, LLC) and leaseholder (La Pianta, LLC) mutually offer a preferable alternative alignment. Policy 9.1.5 Incorporate into the master plan for the Planned Area . building material, design, land use, and The Master Plan proposes that building design, construction and materials be coordinated through comprehensive design principles (pages 2 and 7). It indicates other site organiza- that a "retail village" on the north end of the site will "serve as a gateway to the site tion review elements from the Tukwila Urban Center" (pages 7 and 11). A graphic on page 8 identifies vital to issues of entry potential locations for gateway features. Among the design, land use and site or gateway to the organization concepts included in the Master Plan are: City and transition to o Uses "grouped in fine- grained, pedestrian- oriented districts" (pages 1 and 4). the farmland district to o "Building design, construction and materials will be of institutional quality" the south and low- (page 2). density residential o Pedestrian connections will be provided throughout the project (page 5). districts to the west o "Buildings will frame open spaces with central plazas and public gathering and north. spaces" (page 7). o "The development concept features public and private amenities such as plazas, landscaped open space areas, and pedestrian/bicycle pathways that link the campus to adjacent areas" (pages 7 and 8). Staff f'comments: A proposed "Tukwila South Overlay District Design Manual" has been developed to implement the concepts described above. It is intended that adoption of this Design Manual be considered along with consideration of zoning code amendments under File # L05 -029A. • • Staff Report — Master Plan L05 -041 Page 7 Review Process Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The City Council holds a public hearing, considers the Planning Commission recommendation and makes a decision to approve, approve with modifications, or deny the amendments. STAFF RECOMMENDATION • Staff recommends approval of the proposed Tukwila South Master Plan, with the following modifications: P: \Steve and Lisa's Segale Folder \Master Plan \STAFF REPORT - MasterPlanFinal.doc Staff Report — Master Plan L05 -041 Page 8 1. Page 1, first sentence of second paragraph, revise as follows: "With nearly 500 acres of land _ five minutes from SeaTac Airport " Staff comment: Not all of the property is under single ownership. See Exhibit L05- 041 -1. 2. Page 2, first sentence of third paragraph, revise as follows: "Southcenter Parkway (57` Avenue South) will be expanded and extended through the site in a new alignment , this will provide an improved connection ..." Staff comment: The proposed alignment follows the toe of the slope for only a portion of its length. 3. Page 2, last sentence of fourth paragraph, revise as follows: "Special design consideration will be covered within-the -by residential design guidelines f this area to be developed and adopted prior to residential development." Staff comment: The proposed Tukwila South Overlay District Design Manual (see File # L05 -029A) provides general guidelines for development within hillside areas (see Section E, Natural Features). Staff and the applicant are proposing to establish more specific design guidelines for residential development at a later date. 4. Page 3, second sentence of second paragraph, revise as follows: "At 498 approximately 500 acres..." 5. Page 3, first sentence of third paragraph, revise as follows: "The Segale family has been systematically assembling this - parcel property within the Tukwila South area for over 50 years." Staff comment: Not all of the property is under single ownership. See Exhibit L05- 041 -1. 6. Page 4, last sentence of second paragraph, revise as follows: "This can only occur because a significant share of the sites is in single ownership." Staff comment: Not all of the property is under single ownership. See Exhibit L05- 041 -1. 7. Page 6, first sentence of first paragraph, revise as follows: "Development must be strategically phased to successfully transition Tukwila South from an agricultural and industrial property to an urban destination." Staff comment: This revision recognizes that a significant portion of the Tukwila South area is currently developed in industrial uses. 8. Page 7, first sentence of first paragraph, revise as follows: "...framework to guide development of the 498 approximately 500 acre site..." 9. Page 7, first sentence of fourth paragraph, revise as follows: "Land uses related to employment could include, for example, research and development, office, light manufacturing?, limited distribution, and hotel uses." Staff comment: A significant amount of warehousing /distribution uses would not be consistent with the overall vision for the Tukwila South area. Also, due to likely changes to state revenue laws, having a large contingent of warehousing /distribution uses could significantly reduce economic benefits to the community. This issue is addressed by Tukwila Comprehensive Land Use Plan Policy 2.1.10, which contemplates a moratorium or land use change relating to warehouses if sales tax sourcing rules change. 10. Page 8, second sentence, under heading CONNECTIONS, revise as follows: "There is a I-The cities of Tukwila and SeaTac, the Port of Seattle and Sound Transit have undertaken a feasibility analysis to develop a people P: \Steve and Lisa's Segale Folder\Master Plan \STAFF REPORT - MasterPlanFinal.doc • • Staff Report — Master Plan L05 -041 Page 9 mover system from the airport light rail station through Tukwila South to the Commuter Rail station at the Tukwila TOD. Tukwila should continue to pursue such opportunities." Staff comment: The original language was drafted while the feasibility analysis was still under way. It has now been completed. While there are currently no specific follow -up plans, Tukwila should continue to work with interested property owners and agencies to identifi, opportunities to provide high capacity transit service to Tukwila South. 11. Page 18, second sentence under heading SOUTHCENTER PARKWAY & S 178 STREET REALIGNMENT, revise as follows: "The goal is to move the new alignment toward the toe of the eastern hillside." Staff comment: The proposed alignment follows the toe of the slope for only a portion of its extent. While final alignment is not yet resolved, the goal remains to create larger contiguous development parcels. 12. Page 19, first sentence of first paragraph, revise as follows: "The Tukwila South project has the opportunity to transition the property from an agricultural and industrial property to an urban destination..." Staff comment: This revision recognizes that a significant portion of the Tukwila South area is currently developed in industrial uses. 13. Page 17, first sentence of paragraph following bulleted list, revise as follows: "Section 4-8A-54, i 18.45.160 of the Tukwila Municipal Code..." Staff comment: Updated reference. CONCLUSIONS The proposed Tukwila South Master Plan provides a framework for review and approval of development within the Tukwila South Master Plan area. The Master Plan spells out the vision and guiding principles for Tukwila South and will be used to guide implementation decisions within the Tukwila South area. As proposed and with the modifications recommended by staff, the proposed Tukwila South Master Plan is consistent with and will aid in implementation of the applicable policies of the Tukwila Comprehensive Land Use Plan. RECOMMENDATION That the Planning Commission recommend approval of the Tukwila South Master Plan, with staff proposed changes, to the City Council. P: \Steve and Lisa's Segale Folder\Master Plan \STAFF REPORT - MasterPlanFinal.doc t PLANNING COMMISSION PUBLIC HEARING MINUTES SEPTEMBER 29, 2005 The Public Hearing was called to order by Chair Bratcher at 7:00 p.m. Present: Chair, Margaret Bratcher, Vice Chair, Allan Ekberg, Commissioners, Vern Meryhew, George Malina, and Lynn Peterson Absent: Bill Arthur and Henry Marvin Representing City Staff: Steve Lancaster, Lisa Verner, Nora Gierloff, and Wynetta Bivens ADOPTION OF THE PUBLIC HEARING MINUTES FROM AUGUST 25 WERE POSTPONED TO OCTOBER 27,2005. Chair Bratcher swore in those wishing to give public testimony. PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: L05 -041 APPLICANT: La Pianta LLC (Segale Properties) REQUEST: Tukwila South Master Plan LOCATION: Generally south of S 180"' /S 178 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5 Lisa Verner, City Project Manager began by providing background on the Tukwila South Project. The project covers approximately 492 acres. On display were maps, which showed ownership of the Segale Properties and area they are leasing. The applicant is proposing 10 to 14 million square feet of development on the nearly 500 acres of property, with mixed uses including office, research and development campus, commercial retail, residential, light industrial and recreational uses. There are sensitive areas on the site that the applicant will be addressing. There will be approximately seven acres cut out in the river north of 200 for a fish habitat and resting area. Wetland streams and watercourses are being retained and expanded and there is a proposal for native growth for the hillsides. Approximately half of the property is in the City now and roughly 250 acres are proposed for annexation into the City. There will be major infrastructure on the roads, utilities, wetlands, and environmental work to be completed before the site is actually developed. Completion of the major infrastructure up front will prepare the site for development. The applicant applied for eight permits, The Planning Commission will forward the four cases they hear to City Council with a recommendation. In addition to those four cases, City Council will hear the, annexation, application of the zoning to the property, the sensitive area master plan overlay, and the development agreement. LOOl Lisa Verner, Project Manager, gave the presentation for staff - Case Number L05 -041. Verner: For the Master Plan then. The Master Plan addresses the applicant's vision for the property. And as you see, as you go through it, you will see that there are several sections. The Vision itself is spelled out. There are ten guiding principles that are laid out. The applicant has identified land uses and used several maps and photos to highlight Planning Commission Minutes September 29, 2005 Page 2 of 4 what they are talking about. There is a natural environment section, there is an infrastructure timing section, and development phrasing section. So, they have tried to spell out what will guide them and development on their property through, through the next 25 or 30 years. As you will note, as you read the text they are relying heavily on development being market driven. So, they view these as samples rather than absolutes about what's being proposed. The staff reviewed the master plan and looked at it in reference to Comprehensive Plan sections 9.13 and 9.15. I'm sorry 9.1.3 and 9.1.5. Those are the code sections that call for, ah, that identify the content in a Master Plan. And there is a chart in your staff report where we went through and in the left hand column identified the wording in the existing Tukwila Comprehensive Plan. And then on the right hand side, identified where pieces of the Master Plan that referenced the Comp Plan sections were. And gave you some quotes and page numbers and so you can follow that. The staff recommendation to this evening is that the Planning Commission recommend approval of the Master Plan with some staff proposed changes that you will find in the staff report to the City Council. Go head. Malina: Let me ask the Commission first. How are we going to go about this? I mean, are we going section by section, make a recommendation, listen to the whole thing, and I mean all four. How do you want to go about doing this? Bratcher: Each public hearing is separate is that what you are saying, ok? Malina: Well I mean, that's what I'm hearing. Bratcher: That's what scheduled, yeah. Is that all right? Ekberg: Yeah, it is. Mauna: Now are you going through the, on the staff recommendation are you going to go through each one of these recommendations that you have here? And provide some methodology as to why you have made those recommendations? Verner: I wasn't going to, but I can if you would like. Malina: Let me do this then, if we have any questions on any of these recommendations can we propose that to you at this particular time? Verner: Sure. Malina: Ok. I'd like to start with one here that I got sorta highlighted here, its on page eight, it's number nine. It comes off of page seven of the Master Plan where it says land uses related to employment could include, for example, research and development, office, light manufacturing, limited distribution, and hotel uses. Staff comment is a significant amount of warehousing/distribution uses would not be consistent with the overall vision. I, I got a problem with that. And as much as, you know I understand that a Master Plan that is developed today and it's a great vision. However, there is existing manufacturing and warehousing down there. And what I'm seeing here is that you are recommending that there be no warehousing, additional warehousing down there. From what I am reading here, because you are saying it is inconsistent with the vision of this plan. Planning Commission Minutes September 29, 2005 Page 3 of 4 Verner: We are saying that it's, we are suggesting that the distribution of warehouses be limited and not, and that's why the addition the staff recommended the addition to that sentence is is only the word limited, is solely the word limited. And the ideal is that we wanted to follow, well it also follow through into the zoning code changes where we are suggesting it be a conditional use, yeah. Malina: I know where I am going to go with that, to the Zoning Code. What I am seeing here, as far as you're basically saying, it would be consistent with the vision. Verner: Right. The vision for the Master Plan is for a research and office campus. Biotech, life sciences, that kind of thing and campus atmosphere, office buildings, large retail, those kind of things. That's what the vision is. That's what the applicant is saying they see as appropriate for the property and the kind of thing that they want develop on the property. So what we are saying is, if that's true then let's, then we want to limit the kind of uses that are not consistent with that kind of vision. And since distribution and warehousing is not consistent with office and research campus and head quarters buildings, we want to give incentive and give the push toward the things that we do want and away from things that we don't want. Malina: Well, Lancaster: Could I make a suggestion? I think that it might be helpful to the Commission if you take the testimony of the applicant and others before you start kinda debating the pros and cons of the specifics of this. I think it would be appropriate if you have questions of clarification right now in terms of the information that's been presented I think that would be very appropriate. But if you want to start discussing it, it's almost sounding like deliberation and I think it would be helpful if we had the public testimony before that took place. Malina: Ok, then I will wait for you to get finished then. Verner: Ok. I am done with my part of the presentation unless you have questions about more of the detail of this. Before I leave though I would like to enter into the record a letter that we received today from the City of SeaTac. It's dated September 29 addressed to Steve Lancaster, Community Development Director. It's regarding this Tukwila South Master Plan and related zoning code changes from Steve Butler, who is the Director for the City of SeaTac. And you have copies at your seats. So I wanted to make sure that got into the record. Bratcher: Ok, we'll hear the applicant's presentation. Mario Segale: Please excuse me. It's very hard to hear back here. I couldn't hear you at a 100 %. Bratcher: Oh, sorry. I will try to speak up. r' Mario Segale, the applicant, gave the presentation. Mario Segale: First I want to say that we support the Master Plan as staff has presented it, except for the warehouse limitation. And I think we will get into that in the next, in the zoning master if I'm correct. I have spent and put together this property, started assembling the piece of Planning Commission Minutes September 29, 2005 Page 4 of 4 Citizen testimony from: • Keith Woolley • Rick Aramburu • Richard Buck • Bruce Mitchell • Heather Trim REBUTTAL - Staff: • Steve Lancaster • Lisa Verner REBUTTAL — Applicant: • None Deliberation: • Planning Commission Motion: property in about 1967. It's been a long tough road to assemble the dollars to bring them to Tukwila should I make something better happen. Over the years I have resisted the offer to develop the property in piece meal fashion. As you know, we have warehousing we have done things. The land now is zoned industrial development in both King County and Tukwila presently. We have land in Kent that we are developing for warehousing distribution and that is approximately 120 acres that we purchased from Boeing. We have land there to build warehousing on at the present time. We want to do something. I'm a visionary and I don't really need to do this, my family don't need to do it. But I like to do something different, to do something better than other people have done. I think that Mr. Lancaster sits there and realizes that I have made things happen before in a couple of instance under your guidance, I guess. And this is just a vision that I've had and I think a lot of other people have seen it, a lot of other people in government all over. And I've been praised all over, so hopefully we move forward. My vision for the property is tracked, the new business something we can all be proud of. However, the risk here is the investment it's sizeable, possibility depending on how we handle it, maybe beyond our means. But we are going to try and make it work. So, we've had many difficulties with the City so far. However, at this time I'm pleased to say that the Master Plan we can agree, except of this warehouse thing. I believe we will come up. I will speak to you when we discuss the zoning matter about this. Is there any questions? Thank you. Chair Bratcher closed the public hearing at 8:04 PM COMMISSIONER EKBERG MADE A MOTION TO APPROVE STAFF'S FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS OF THE TUKWILA SOUTH MASTER PLAN, CASE NUMBER L05 -041. COMMISSIONER MAUNA SECONDED THE MOTION. ALL VOTED IN FAVOR. City of Tukwila TO: Mayor Haggerton Council Committee of the Whole FROM: Lisa Verner, Mayor's Office Shelley Kerslake, City Attorney DATE: April 13, 2009 SUBJECT: Tukwila South Project ISSUE Over the next couple of months, Council is being asked to review and make decisions regarding the Tukwila South Project. The Mayor recommends Council approval of a Development Agreement for the Tukwila South Project, a proposed 10.3 million square foot development on approximately 492 acres. The Mayor also recommends Council approve other related actions concerning the Tukwila South Project. BACKGROUND INFORMATIONAL MEMORANDUM Jim Haggerton, Mayor The applicant is Mario Segale, through his company La Pianta LLC, which is managed by Metro Land Development, Inc. Discussions between the City and La Pianta on the project began in early 2004, with formal applications being submitted in May, 2005. The proposal is called the Tukwila South Project, and the site is approximately 492 acres. Of this, 22 acres are in Kent, are wetlands, and are located south of S 204 Street. Another 253 acres are in King County and proposed for annexation into the City of Tukwila. The final 217 acres are currently within the City limits. The general boundaries of the project are S 180 Street on the north, the Green River on the east, S 204 Street on the south, and Orillia Road /I- 5 on the west. The project description has evolved over the last 4 years. The Tukwila South Project began as 14 Million square feet of development and was reduced because the traffic impacts could not be mitigated and level of service standards would be exceeded. The current project description, as the City understands it, is: Approximately 10 Million square feet' of development consisting of a combination of campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech. Any mix of uses is acceptable as well as any timing of development. The limiting factor is a total of 10,166 Net New PM Peak Hour vehicle trips. Wetland fill will be mitigated through new creation, restoration and enhancement. ' For purposed of comparison, 10 Million square feet is 6 times the size of Southcenter Mall or 2 times the size of the Tukwila Urban Center (TUC) 3 4 INFORMATIONAL MEMO Page 2 DISCUSSION The Administration, under the Mayor's direction, negotiated a Development Agreement with La Pianta. The Development Agreement identifies the rules for development on the La Pianta property. Along with the Development Agreement, La Pianta has submitted applications for Zoning Code amendments, Subdivision Code amendments, approval of a Master Plan, a map amendment to the Shoreline Master Plan /Program, a request for designation as a Sensitive Area Master Plan Overlay District, and annexation of 258 acres into the City. Additionally, right - of -way vacations and donations and declarations of surplus City property are part of the proposal. The following schedule for Council review of the Tukwila South Project is proposed: April 13 April 22 May 5 May 12 May 18 May 19 May 26 June 1 Committee of the Whole Special Meeting Special Meeting Special Meeting Regular Meeting Special Meeting Committee of the Whole Regular Meeting General overview of Tukwila South Project; distribution of proposal and background materials to Council members 15 work session 2 "d work session 3` work session Public hearing on Development Agreement 4th work session Public hearing on land use actions; Council discussion and deliberation; forward items to next Regular Meeting Council decision A notebook with the recommended Development Agreement, a list of proposed Council actions, and the background materials will be distributed to Council members at the Committee of the Whole meeting on April 13. Staff will also provide an overview of the Tukwila South Project at that meeting. Council members will then have a week and one half to review the documents; during this time, staff will meet with individual Council members to answer questions and clarify information presented. Because of all the moving parts and interconnected parts associated with this agreement, staff would like to present the Tukwila South Project proposal in a "topical" fashion: discuss topics such as risk, financing, public works issues, development issues, and others, rather than page by page or section by section. Each topic discussion will include subject matter experts to present information and be available for questions. La Pianta representatives will participate in the presentations of material to the Council. As partners to the Development Agreement, La Pianta representatives can answer questions and confirm support, as needed. At the April 13 meeting, Council members will have an overview presentation and general orientation. Due to the tight timeline for review and deliberation, Council members should discuss and agree at this meeting how they wish to conduct the review process. W:12009 InfoMemoslInfoTukSouth4- 13 -09.doc • INFORMATIONAL MEMO Page 3 RECOMMENDATION April 13 - Information Only May 18 - Public Hearing on Development Agreement May 26 - Public Hearing on land use issues and continued Council deliberation on Development Agreement and other Tukwila South issues; forward items to next Regular Session on June 1, 2009 June 1 - ATTACHMENTS Tukwila South Project notebook dated April 13, 2009, distributed under separate cover %Al Y )fl(o Inf, RAet,. InfnT ,LC n, dhA_ 1'3n0 tint- Approve Tukwila South Project Development Agreement, other land use issues, and associated ordinances /motions. If additional deliberations become necessary, decisions can be made up to June 15, 2009, to meet required deadlines. 5 TO: Cif of Tukwila INFORMATIONAL MEMORANDUM Mayor Haggerton City Council Jim Haggerton, Mayor FROM: Lisa Verner, Mayor's Office DATE: May 26, 2009 SUBJECT: Tukwila South Project: 1) Tukwila South Master Plan, 2) amendments to Title 18 (Zoning Code), 3) amendments to Title 17 (Binding Site Plan), and 4) amendment to Shoreline Master Plan map ISSUE Four actions went before the Planning Commission for review and are now before the City Council for action. These are related to the Tukwila South Project: 1) Tukwila South Master Plan (file L05 -041), 2) amendments to Title 18, TMC (Zoning Code) (file L05- 029A), 3) amendments to Title 17, TMC (Binding Site Plan) (file L05- 029B), and 4) amendment to Shoreline Master Plan map (L05 -030) BACKGROUND Staff reports for each of these actions have been prepared and are attached to this Informational Memorandum. The Planning Commission held four public hearings on September 29, 2005, reviewed all four proposals and voted unanimously to recommend approval to City Council. DISCUSSION Public hearings on all four issues have been scheduled for May 26, 2009. Deliberations on these issues, as well as on the Tukwila South Project Development Agreement, have also been scheduled for the May 26, 2009 Committee of the Whole meeting. RECOMMENDATION The Council is being asked to conduct deliberations on these issues after the public hearings at the May 26, 2009 Committee of the Whole meeting and forward subsequent to the June 1, 2009 Regular meeting for action. ATTACHMENTS Staff Report Regarding Tukwila South Master Plan (file L05 -041). Staff Report Regarding Zoning Code Amendments (file L05- 029A). Staff Report Regarding Amendments to the Subdivision (file L05- 029B). Staff Report Regarding Shoreline Master Plan Map Amendment (L05 -030). Ordinance adopting Tukwila South Master Plan. Ordinance adopting amendments to Title 18, TMC (Zoning Code). Ordinance adopting amendments to Title 17, TMC (Binding Site Plan). Ordinance adopting Shoreline Master Plan map amendment. 165 166 PUBLIC HEARING: NOTIFICATION: FILE NUMBER: APPLICANT: REQUEST: STAFF REPORT TO THE CITY COUNCIL REGARDING TUKWILA SOUTH MASTER PLAN May 26, 2009 Notice of the public hearing was published in the newspaper on May 11, 2009. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on May 7, 2009. It was posted at two locations on the Tukwila South property. L05 -041 Segale Properties (aka La Pianta, LLC) Approve the Tukwila South Master Plan consistent with Tukwila Comprehensive Plan Policy 9.1.3 and associated Implementation Strategy and Policy 9.1.5 LOCATION: Generally south of S 178 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5 SEPA DETERMINATION: Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005. STAFF: Lisa Verner ATTACHMENTS: Applicant's proposed Tukwila South Master Plan Staff Report to City Council— Master Plan L05 -041 Page 2 FINDINGS Description of Request The applicant requests approval of the proposed Tukwila South Master Plan required by the Comprehensive Plan for the Tukwila South area. Background and Site Information The applicant is proposing the Tukwila South Master Plan in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of 10.3 million square feet in a large - scale, campus setting on approximately 490 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5. The Tukwila South Master Plan and Tukwila South Project proposal are described in the Tukwila South Draft and Final EIS. A copy of the proposed Tukwila South Master Plan is included with this notebook. Policy 9.1.3 in the Tukwila South section of the Tukwila Comprehensive Plan "require(s) a master plan prior to any significant land altering that details full development of the Tukwila South Master Plan Area infrastructure ... with residential, commercial and light industrial uses and open space network areas." This Policy's Implementation Strategy calls for "City Council approval after Planning Commission review and recommendation of a master plan for the Tukwila South Master Plan Area." (page 105) In the Comprehensive Plan, the "Tukwila South Master Plan Area" is "the area generally from South 180 Street south to the City's annexation boundary at South 204 Street" and is shown in Figure 20 (page 103) as including the area between the Green River and I -5 which is currently in King County. While all of this area is within the City's Potential Annexation Area (PAA), only the part east of Orillia Road S is included in the proposed Tukwila South Master Plan. A map of property owned or leased by the applicant is included with this notebook. There are several properties not owned by the applicant which are included in the area to which the proposed Master Plan would apply. These include property owned by Gaco Western, a paint coating business; Mitchell Moving & Storage; and Schoenbachler Enterprises LLC, a limited liability company for the Schoenbachler family. King County owns a surface water management pond located north of South 200 Street and west of the Green River. Proposed Master Plan Policies 9.1.3 and 9.1.5 of the Tukwila Comprehensive Land Use Plan specify the desired content of the Tukwila South Master Plan. A comparison of the applicant's proposed Master Plan with these policies is shown below. Staff comments are interspersed. C: \temp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master PIan.doc 167 168 Staff Report to City Council— Master Plan L05 -041 Page 3 Policy 9.1.3 Require a master plan prior to any significant land altering that details.... ...full development of the Tukwila South Master Plan Area infrastructure.... .... with residential, commercial and light industrial uses.... The Master Plan proposes that the site's central infrastructure be built "up front" over a three -year period (2006- 2008). During that period, the following would be completed (page 18): • Implement a mass - grading program to establish site grades. • Extend and expand Southcenter Pkwy in a new alignment. • Realign S. 178 Street to intersect Southcenter Pkwy at Segale Park Drive « » • Install sanitary sewer, water and other utilities within Southcenter Pkwy. • Relocate the existing flood protection barrier dike from S. 196 to the southern boundary of the site (north of S. 204 • Install a temporary and permanent comprehensive stormwater control system. • Implement a comprehensive natural resources mitigation plan. The proposed Master Plan recognizes that "it may be necessary to relocate an existing fire station closer to the project, or within the property" (page 18). It also proposes a future east -west access road connecting Orillia Road to Southcenter Parkway and indicates a secondary onsite street system will be developed with features such as sidewalks and pedestrian signage (page 2). The proposed Master Plan states that the Segale family has committed "to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase" (page 3). The proposed Master Plan states its intention to provide a "framework" to guide long- term development of the almost 500 -acre site. It proposes between 10 and 14 million square feet of development, in a combination of campus office and research environments, and districts that may include retail, residential, hotel and recreational uses. Table 1 describes the "assumed" range of uses (page 7). These uses could include 5 to 10 million square feet of office /research/technology space, 1 to 2 million square feet of goods and services, and 700 to 1900 units of housing (pages 1 and 7). The proposed Master Plan states, "This buildout range and assumed mix of uses within the planning areas should be considered conceptual; ultimately, market forces will determine the specific level of development and the mix of uses over the long term. The potential locations of the various categories of uses shown within the plans on the following pages are also conceptual and will be determined by market forces" (page 7). C: \temp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 4 The Master Plan emphasizes flexibility, both in the types of uses allowed and their location. The following illustrate the Master Plan's vision with regard to future land use: "At just under 500 acres, Tukwila South could include regional employment, housing and goods and services" (page 4). "The project will be multi -use and includes a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered...." (page 4). "Early -phase uses must ... be carefully chosen to complement each other and serve as engines for future development (page 4). "Tukwila South is perfectly situated to bring" aerospace, life sciences, information technology and trade and logistics jobs to the area (page 4). "...flexibility must be maintained throughout the vertical development of the districts... (page 6). "The central and southern portion of the site will serve as the campus development's core, anchored by retail and service areas. The northern end of the site will include a. mix of employment, specialty goods and services and housing:.." (page 7). Housing Opportunities: "... a wide variety of housing environments ... could include a mix of single - family and multi - family units of low, mid and high -rise structures ..." "Low -rise units [1 -3 stories] would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River." "...allow for mid -rise units [3 -6 stories] to integrate with a mix of uses....possible configuration would include housing units constructed over retail." "The opportunity exists for high -rise structures, [6 stories or greater] most likely in the redevelopment of the Segale Business Park in the latter stages of the project's development" (page 9). Retail opportunities are described with regard to four areas within Tukwila South. 1) A "Retail Village" at the northern end of the site (generally adjoining the proposed realigned intersection of Southcenter Parkway, South 178 and Segale Park Drive "C "). "Uses are expected to include a grocery store, drug store and smaller retailers that will serve the surrounding neighborhoods." 2) A Retail District adjacent to the "Retail Village" (generally replacing the existing Segale Business Park) envisioned as a mixed -use, "24/7 urban environment." 3) "Gateway Retail" at the intersection of Orillia Road and S. 200 Street intended to take advantage of this intersection's high visibility. 4) A Retail Center at the intersection of realigned Southcenter Parkway and S. 200 Street, that could serve the surrounding campus office uses. It should be noted that locations are considered "conceptual" and the Master Plan indicates market forces will determine actual locations. The C:ltemp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc 169 170 Staff Report to City Council— Master Plan L05 -041 Page 5 C: \temp\ Pgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc Master Plan also proposes to accommodate large -scale national retailers not currently in the local marketplace, and large existing area retailers that need more space not otherwise available in the City. The Plan does not indicate where such uses might locate. The Master Plan includes a very broad list of retail and service uses, but does not specify where these uses might locate (pages 10 and 11). Employment Opportunities. The Master Plan generally identifies three areas where regional employment opportunities might be accommodated (as with other uses, the Master Plan indicates market forces will determine actual locations). A very broad range of uses is listed, including office, R &D, retail, light manufacturing and residential (page 12). ... and open space network areas. The proposed Master Plan identifies the following components of an open space network (page 14): • Restored wetland area north and south of S. 204 Street (32 acres). • Relocated and enhanced Johnson Creek (0.34 acres). • Newly created back -water fish habitat in the Green River (4.5 acres). • Preservation of a portion of the western hillside (approximately 50 -60 acres). • Additionally, the proposed Master Plan indicates "landscaped open spaces, plazas and courtyards, and a pedestrian/bicycle pathway along the Green River" will be provided (page 2), and that "buildings will frame open spaces with central plazas and public gathering spaces" (page 7). "Developable open space including green areas, hard - surfaced urban plazas, street parks, and pocket parks will be incorporated into the project..." (page 8). The master plan shall address: the multiple issues of hillside, wetland and watercourse preservation and impacts mitigation, in accordance with Tukwila policies; Hillside...preservation and impact mitigation. "Some modification of the western hillside will occur, but the majority of the hillside will remain untouched and an amenity" (page 2). "Portions of the hillside on the north and south ends of thesite t will be graded and re- landscaped to accommodate the relocation of South 178 Street and to provide fill material for the project" (pages 2 and 14). The Plan indicates approximately 50 -60 acres of hillside along the western valley wall will be preserved (page 14). Wetland and watercourse preservation and impact mitigation. The Tukwila South Master Plan describes a proposed "Sensitive Area Master Plan" (SAMP), which has been submitted separately. Together, the Master Plan and the SAMP propose a comprehensive approach to mitigating impacts to wetlands and watercourses. Key aspects of the proposed approach include (pages 15 and 17): * Create a 4.5 -acre Green River off - channel habitat restoration area immediately north of the S. 200 St. bridge, and create an improved streambed for Johnson Creek 170 Staff Report to City Council— Master Plan L05 -041 Page 5 C: \temp\ Pgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 6 protection of fish and wildlife habitat; appropriate flood protection and • shoreline treatment, in accordance with Tukwila shoreline policies and guide- lines; and the realignment of 57th Avenue South to maximize parcel size and to coordinate with the overall development plan. (0.34 acres) as mitigation for filling 1.07 acres of existing "agricultural ditch" (watercourses that have been channelized and otherwise heavily modified over the years). * Rehabilitate, restore, enhance and create 32.4 acres of wetlands in the southernmost portion of the site (north and south of S. 204 St.) as mitigation for: * Filling 0.90 acres of Type 1 wetland. * Filling 7.71 acres of Type 2 wetland (five locations of varying sizes), and * Excavating 0.65 acres of Type 2 wetland. Staff Comment: It should be noted that proposed modifications to wetlands and watercourses are subject to approval by state and federal resource agencies. Discussions with these agencies are ongoing, and their permit decisions may result in additional mitigation requirements. The Master Plan focuses on fish habitat protection by identifying "activities which have the potential to directly or indirectly affect fish" (page 17). These include "relocation of a portion of the Green River levee and construction of a new off - channel rearing area for salmonids," " relocation and enhancement of Johnson Ditch including a new stream outfall location," and "filling or culverting of five fish- bearing agricultural ditches" (page 17). Mitigation thorough implementation of a Sensitive Areas Master Plan (SAIvP) is proposed, as described above. Flood protection measures are discussed on page 16 and shoreline treatment is discussed on page 13 of the Master Plan. For flood protection, the existing flood protection barrier dike at about S 196 Street will be relocated to the "southern boundary of the site (approximately 120 to 140 feet north of S 204 Street) ... (to) create contiguous buildable area and allow development of a large -scale campus environment." (page 16) It is intended to keep flood waters from Howard Hansen Dam, Johnson Ditch, and the wetland rehabilitation areas from entering the developed portions of the site. In the area under Shoreline Master Program jurisdiction (within 200' of the Green River), the Master Plan reflects the language in the Zoning Code spelling out what is permitted in the River Environment, Low Impact Environment, and High Impact Environment. (page 13). The Master Plan says "Southcenter Parkway (S 57 Street) will be expanded and extended through the site in a new alignment that follows the base of the hillside" (page 2). It "connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center." (page 5) The realigned street "creates the largest contiguous parcels for development, and allows travelers on Southcenter Parkway to not only experience the development, but the hillside as an amenity and open space." (page 18) Staff comment: On August 29, 2005 the Tukwila City Council adopted Resolution No. 1585. Section 1 of the Resolution indicates the City's intention to begin acquisition of property needed to widen Southcenter Parkway in its current alignment within the existing city limits. Section 3 of the Resolution indicates the City will consider an alternative alignment if the property owner (currently Schoenbachler, LLC) and C: \temp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc 171 172 Staff Report to City Council— Master Plan L05 -041 Page 7 Review Process Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony, deliberated, and made a recommendation to the City Council on September 29, 2005. Now, the City Council will hold a public hearing and take testimony, consider the Planning Commission recommendation and make a decision to approve, approve with modifications, or deny the Master Plan. STAFF PROPOSED CHANGES Staff recommends approval of the proposed Tukwila South Master Plan, with the following changes: C:Itemp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc leaseholder (La Pianta, LLC) mutually offer a preferable alternative alignment. Policy 9.1.5 Incorporate into the master plan for the Planned Area building material, design, land use, and The Master Plan proposes that building design, construction and materials be coordinated through comprehensive design principles (pages 2 and 7). It indicates other site organiza that a "retail village" on the north end of the site will "serve as a gateway to the site lion review elements from the Tukwila Urban Center" (pages 7 and 11). A graphic on page 8 identifies vital to issues of entry potential locations for gateway features. Among the design, land use and site or gateway to the organization concepts included in the Master Plan are: City and transition to o Uses "grouped in fine- grained, pedestrian- oriented districts" (pages 1 and 4). the farmland district to o `Building design, construction and materials will be of institutional quality" the south and low - (page 2). density residential o Pedestrian connections will be provided throughout the project (page 5). districts to the west o "Buildings will frame open spaces with central plazas and public gathering and north. spaces" (page 7). o "The development concept features public and private amenities such as plazas, landscaped open space areas, and pedestrian/bicycle pathways that link the campus to adjacent areas" (pages 7 and 8). Staff comments: A proposed "Tukwila South Overlay District Design Manual" has been developed to implement the concepts described above. It is intended that adoption of this Design Manual be considered along with consideration of zoning code amendments under File # L05 -029A. 172 Staff Report to City Council— Master Plan L05 -041 Page 7 Review Process Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony, deliberated, and made a recommendation to the City Council on September 29, 2005. Now, the City Council will hold a public hearing and take testimony, consider the Planning Commission recommendation and make a decision to approve, approve with modifications, or deny the Master Plan. STAFF PROPOSED CHANGES Staff recommends approval of the proposed Tukwila South Master Plan, with the following changes: C:Itemp\XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 8 1. Page 1, first sentence of second paragraph, revise as follows: "With nearly 500 acres of land under-single-ownership-five minutes from SeaTac Airport " Staff comment: Not all of the property is under single ownership. See Exhibit L05 041 - 1. 2. Page 2, first sentence of third paragraph, revise as follows: "Southcenter Parkway (57 Avenue South) will be expanded and extended through the site in a new alignment this will provide an improved connection ..." Staff comment: The proposed alignment follows the toe of the slope for only a portion of its length. 3. Page 2, last sentence of fourth paragraph, revise as follows: "Special design consideration will be covered within-the-by residential design guidelines to be developed and adopted prior to residential development." Staff comment: The proposed Tukwila South Overlay District Design Manual (see File # L05 -029A) provides general guidelines for development within hillside areas (see Section E, Natural Features). Staff and the applicant are proposing to establish more specific design guidelines for residential development at a later date. 4. Page 3, second sentence of second paragraph, revise as follows: "At 498 approximately 500 acres..." 5. Page 3, first sentence of third paragraph, revise as follows: "The Segale family has been systematically assembling this -peel property within the Tukwila South area for over 50 years." Staff comment: Not all of the property is under single ownership. 6. Page 4, last sentence of second paragraph, revise as follows: "This can only occur because a significant share of the sites is in single ownership." Staff comment: Not all of the property is under single ownership. 7. Page 6, first sentence of first paragraph, revise as follows: "Development must be strategically phased to successfully transition Tukwila South from an agricultural and industrial property to an urban destination." Staff comment: This revision recognizes that a significant portion of the Tukwila South area is currently developed in industrial uses. 8. Page 7, first sentence of first paragraph, revise as follows: "...framework to guide development of the 498 approximately 500 acre site..." 9. Page 7, first sentence of fourth paragraph, revise as follows: "Land uses related to employment could include, for example, research and development, office, light manufacturing?, limited distribution, and hotel uses." Staff comment: A significant amount of warehousing/distribution uses would not be consistent with the overall vision for the Tukwila South area. Also, due to likely changes to state revenue laws, having a large contingent of warehousing /distribution uses could significantly reduce economic benefits to the community. This issue is addressed by Tukwila Comprehensive Land Use Plan Policy 2.1.10, which contemplates a moratorium or land use change relating to warehouses if sales tax sourcing rules change. 10. Page 8, second sentence, under heading CONNECTIONS, revise as follows: "There is a t-The cities of Tukwila and SeaTac, the Port of Seattle and Sound Transit have undertaken a feasibility analysis to develop a people mover system from the airport light rail station through Tukwila South to the Commuter Rail station at the Tukwila TOD. Tukwila should continue to pursue C: \temp\XPgrpwise \STAFF REPORT FOR COUNCIL - Master Plan.doc 173 174 Staff Report to City Council— Master Plan L05 -041 Page 9 such opportunities." Staff comment: The original language was drafted while the feasibility analysis was still under way. It has now been completed. While there are currently no specific follow -up plans, Tukwila should continue to work with interested property owners and agencies to identf. opportunities .. to provide high capacity transit service to Tukwila South. 11. Page 18, second sentence under heading SOUTHCENTER PARKWAY & S 178 STREET REALIGNMENT, revise as follows: "The goal is to move the new alignment toward the toe of the eastern hillside." Staff comment: The proposed alignment follows the toe of the slope for only a portion of its extent. While final alignment is not yet resolved, the goal remains to create larger contiguous development parcels. 12. Page 19, first sentence of first paragraph, revise as follows: "The Tukwila South project has the opportunity to transition the property from an agricultural and industrial property to an urban destination..." Staff comment: This revision recognizes that a significant portion of the Tukwila South area is currently developed in industrial uses. 13. Page 17, first sentence of paragraph following bulleted list, revise as follows: "Section 4c 18.45.160 of the Tukwila Municipal Code..." Staff comment: Updated reference. CONCLUSIONS The proposed Tukwila South Master Plan provides a framework for review and approval of development within the Tukwila South Master Plan area. The Master Plan spells out the vision and guiding principles for Tukwila South and will be used to guide implementation decisions within the Tukwila South area. As proposed and with the modifications recommended by staff, the proposed Tukwila South Master Plan is consistent with and will aid in implementation of the applicable policies of the Tukwila Comprehensive Land Use Plan. STAFF RECOMMENDATION TO PLANNING COMMISSION That the Planning Commission recommend approval of the Tukwila South Master Plan, with staff - proposed changes, to the City Council. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL That City Council approve the Tukwila South Master Plan, with staff - proposed changes. ADMINISTRATION RECOMMENDATION TO CITY COUNCIL That City Council approve the Tukwila South Master Plan, with staff - proposed changes. C: \temp\.XPgrpwise\STAFF REPORT FOR COUNCIL - Master Plan.doc AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING BY REFERENCE THE TUKWILA SOUTH MASTER PLAN; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the "Tukwila South Project" comprises approximately 512 acres of real property, and La Pianta LLC owns or controls approximately 503 of those acres, which is known as the "Tukwila South Property," generally located between the boundaries of South 178th Street /South 180th Street on the north; South 204th Street on the south; Orillia Road and Interstate 5 on the west; and the Green River on the east; and WHEREAS, the Tukwila South Property is located within an Urban Growth Area and is appropriate for urban development pursuant to the Growth Management Act and the City's adopted Comprehensive Plan; and WHEREAS, La Pianta intends to develop the Tukwila South Property consistent with the Tukwila South Master Plan, which envisions the creation of a major new employment and housing base on the Tukwila South Property; and WHEREAS, the City Council accordingly desires to adopt by reference the Tukwila South Master Plan; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Tukwila South Master Plan Adopted. The City of Tukwila hereby adopts the "Tukwila South Master Plan," a copy of which is attached hereto as "Exhibit A" and by this reference fully incorporated herein. The "Tukwila South Master Plan" is applied to the property shown on the map, which is attached hereto as "Exhibit B." Section 2. 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 3. 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 upon the date on which all the property shown on the map attached hereto as "Exhibit B" is within the municipal boundaries of the City of Tukwila. Section 4. Expiration. The City of Tukwila and La Pianta LLC have entered into a Development Agreement dated Tune , 2009 (the "Development Agreement") regarding the property shown on the map attached hereto as "Exhibit B." If the Development Agreement terminates prior to the expiration of its term in accordance with the terms therein, this ordinance shall expire without further legislative action and be of no further force or effect PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2009. ATTEST /AUTHENTICATED: Christy O'Flaherty, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney DRAFT W: \Word Processing \ Ordinances \Tukwila South Master Plan Adopt.doc LV:ksn 05/28/2009 Jim Haggerton, Mayor Attachment Exhibit A - Tukwila South Master Plan Exhibit B - Tukwila South Master Plan Map Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 1 of 1 175 0 r1 COLLINSWOERMAN ,iii ;'. <'t x :aio∎ oaq:a vgivliR"lw' La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 3009 TABLE OF CONTENTS PAGE NUMBER VISION 1 GUIDING PRINCIPLES 3 LAND USE ELEMENTS 7 NATURAL ENVIRONMENT 1 INFRASTRUCTURETIMING 19 DEVELOPMENT PHASING 21 APPENDIX A La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 VISION CO La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN --� MAY Z000 COLUNSWOERMAN VISION This Master Plan document defines the goals, objectives and vision of Segale Properties to transition almost S00 acres of mostly undeveloped property in Tukwila, Washington, to a memorable regional destination that can compete nationally and internationally for employers and goods and services. With nearly 500 acres of land five minutes from SeaTac Airport and adjacent to 1 -5, the Tukwila South project site is the largest private development parcel in the greater Seattle area. Properly planned and implemented, the project will provide 25,000 new jobs and join the University of Washington, Microsoft and Boeing Everett as the region's fourth major, "non- Central Business District" employment center. It will become a major new urban node in the region and provide significant benefits to the city ofTukwila and improve the quality of life of its residents. Because of the sheer size of the site, the implementation of this vision will span many development cycles over 25 to 30 years. The initial value created by early development efforts will allow infill development in future cycles that will continue to build value for the property and increase density over time. COLLINSWOERMAN NT La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY ta00 The Tukwila South development strategy emphasizes z ' r ,:; multiple uses, including 5 to 10 million square feet of ft , . •'i�iRf,i, f.!4' � � a -, �:ltltr� = . x. �_ . l� r .i ,.� a t! . ,s F ��e",rm �',ini� a �t'tir, ;: � ^.• �� office technology /flex -tech space, 1 to 2 million square feet of goods and services, and 700 to 1,900 units of housing. These uses will be grouped in fine - grained, pedestrian- oriented districts. A well - planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. The Tukwila South Master Plan's measures to protect and enhance the site's natural environment include the enhancement of Johnson Ditch into a fish - friendly tributary, the creation of back -water fish habitat in the Green River, and the restoration of a 32 -acre wetland complex. The project's design will integrate its transportation infrastructure, develop shared parking concepts, and create internal natural environments with visual connections to the green amenity of its western hillside and the open space amenity of the Green River to the east. THE MASTER PLAN AND THE CITY'S COMPREHENSIVE PLAN The Tukwila South Master Plan's vision and guiding principles mirror and reinforce those set out in the City of Tukwila's Comprehensive Plan. As described in this document, Tukwila South will substantially aid the City in creating "safe and secure places to live" and "an economy that provides Jobs, ways to get around, schools, and recreational opportunities' all identified as core reasons for the creation of its Comprehensive Plan. The Master Plan also allows the City opportunities to satisfy the Growth Management Act requirements set out in the Comp Plan's introduction, including the identification of "Urban Growth Areas that can accommodate at least 20 years of new population and employment" and the identification and protection of "open space corridors of regional significance" Most importantly, It materially assists what is identified as the Comp Plan's primary charge: to preserve and enhance "Tukwila's long -term economic growth and community viability and identity." The Master Plan represents a rare opportunity to create a strong and appealing identity for the site itself and serve as a highly visible, memorable gateway to the city of Tukwila as a whole. Southcenter Parkway (57th Avenue S) will be expanded and extended through the site in a new alignment; this will provide an improved connection to the area from the Tukwila Urban Center. Improved east -west access will be provided by realignment of S 178th Street; a future east -west access from Orillia Road to the site will also be developed to accommodate full buildout. Some modification of the western hillside will occur, but the majority of the hillside will remain untouched as an amenity. Portions of the hillside on the north end of the property will be graded and re- Iansdscaped to accomodate the relocation of S 178th Street and to provide fill material for the project. On the south end of the site, north of S 200th Street, it is expected that portions of the hillside will be graded to accommodate development. Special design consideration will be covered by residential design guidelines to be developed and adopted prior to residential development. 1 TUKWILA SOUTH PROJECT MASTER PLAN La Planta LLC MAY 20017 On -site amenities will include landscaped open space, plazas and courtyards, and a pedestrian /bicycle pathway along the Green River. Because the Tukwlla South Master Plan is organized around a combination of campus -type research and office environments and districts, the quality of building design will likely be substantially higher than that found in the surrounding industrial and retail uses. Building design, construction, and materials will be of Institutional quality, and coordinated through comprehensive urban design principles. The Master Plan is consistent with City goals calling for zoning and development regulations that encourage growth in certain areas, promote economic use of industrial lands outside the MIC, and retain large parcels in order to facilitate their efficient use. Tukwila South is one of the areas considered for new employment and residential growth in the Comprehensive Plan. A mix of uses will be oriented along Southcenter Parkway. The density of development on the site will support transit use and a secondary onsite street system will be developed with pedestrian circulation in mind, with features such as sidewalks and appropriate signage for pedestrians. The site will be organized around pedestrian- oriented circulation systems, with simplified vehicular circulation, to foster linkages within the campus(es). COLLINSWOERMAN COLLINSWOERMAN 1 GUIDING PRINCIPLES La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY IOCD G(WDING PRIlvC.iPt. ES Communities are not instant creations of urban designers. They are places that grow and evolve as changing needs, opportunities and personalities contribute to their form. The best communities build on their history arid background while creating a bold vision for the future. BACKGROUND The Tukwila South project represents an opportunity for the City to enhance its competitive position In the regional marketplace. At approximately 500 acres, the site's sheer size, combined with the consolidated land ownership, existing lower density uses, and proximity to the airport, it is certain to attract attention from national and international companies seeking expansion opportunities. The property currently contains a mix of industrial and agricultural uses with a high potential for redevelopment and the ability to transition to a dynamic urban multi -use district as it phases out its existing, lower - density uses. The Segale family has been systematically assembling property within the Tukwila South area for over 50 years. While there have been discussions about development and markets that could havefilled the property with many of the retail and industrial uses common to this part of the Valley, the land has yet to see its first significant development. The guiding principles developed for the project arose from the history of the Segale family, the natural beauty of Puget Sound and the site's key characteristics. With this background as our starting point, we have created the following ten guiding principles for the Tukwila South Master Plan. It is from these that our development plan has been conceived. Additional information on the background of these principles are located within the appendix of this Master Plan. COLLINSWOERMAN PRINCIPLE #1: LONG -TERM VISION The development of Tukwila South will be guided by a long -term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by- parcel basis. A long -term vision requires a commitment to make decisions and investments that support its development. The Segale family has committed to this long -term vision and to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase. This investment will ensure the long -term plan is implemented. PRINCIPLE #2: CREATING A DESTINATION The Tukwila South project will become a regional destination. Tukwila South is a regionally visible site. The site is considered "close in" in real estate terms and is adjacent to one of the region's largest retail destinations. Many of the valley's residents and businesses move through or around the site daily. Its access and visibility from the valley and eastern edge neighborhoods make it a natural regional destination. mi F'4 ti A hw{ M A The site's initial value is enhanced by its proximity to significant regional Investments such as SeaTac Airport, the Southcenter retail district, and 1- 405,1 -5, SR 167 and many other local arterials. The Master Plan will ensure these assets are leveraged. La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY toot PRINCIPLE #3: BUILDING VALUE Development decisions will be weighed by their ability to maximize the sites potential to create value. Tukwila South's full potential can only be reached through the implementation of a Tong -term strategic vision that uses each newly - developed parcel to lift the value of the remaining parcels. This vision and Master Plan will span many development cycles. Early developments will include low -cost surface parking lots and lower density commercial uses that will allow room for future lnfill development and redevelopment when structured parking makes economic sense. As the value of the land increases, redevelopment of surface parking lots and lnfill sites will follow to maximize future density. This can only occur because a significant share of the site is in single ownership. At Just under 500 acres, Tukwila South could include regional employment, housing, and goods and services. Multi -use districts will allow many of these uses to work together by sharing infrastructure, parking, and access. These districts will enable the creation of a highly desirable, fine - grained pedestrian environment. When housing, jobs, and goods and services are located appropriately, a community is created. PRINCIPLE #4: MULTI - USE Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered to bring additional vitality to the area. A development strategy that emphasizes multiple uses will increase the rate of development and create a more desirable environment for each use: retail supports housing and jobs, housing supports retail and Jobs, jobs support retail and housing. This diversity of uses will support the creation of destination districts, increase the project's overall value, and enhance the vitality of the city of Tukwila. The market value of office and hotel uses will be increased by having retail and restaurant uses nearby. A well - planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. Careful consideration of use adjacencies is essential to ensure efficient sharing of 1 TUKWILA SOUTH PROJECT MASTER PLAN I La Pianta LLC tear 2009 amenities, parking and infrastructure. Initial planning configurations must also keep future lnfill development opportunities in mind to ensure Judicious use of each square foot of the project's land. PRINCIPLE #5: INCREASING DENSITY OVERTIME Tukwila South will be planned to accommodate increased density over time. As noted in the discussion of Principle #3, the surface parking lots dictated by today's market opportunities for employment, goods and services, and housing will provide the basis for each developing district, enabling its evolution over time into a denser environment. With each development, the district will become more desirable. This increase in value will allow infill development in the early -phase parking lots and redevelopment of lower density commercial uses. Early -phase uses must, therefore, be carefully chosen to complement each other and serve as engines for future development. It is essential to pick the right retailers, the right employment clusters, and the right mix of housing to create the synergy necessary to allow all of the uses to thrive. PRINCIPLE #6: QUALITY ENVIRONMENT Tukwila South will create a memorable and regionally identifiable place. Tukwila South will build on the Northwest tradition of quality outdoor environments by integrating its iconic outdoor spaces with high quality indoor spaces. Quality building materials combined with traditional Puget Sound building elements (canopies, lush landscaping, etc.) will create memorable and regionally identifiable environments that help attract world - class talent. Growth in the regional economy Is expected to come in four major sectors: aerospace, life sciences, information technology, and trade and logistics. Due to its size and location, Tukwila South is perfectly situated to bring these new types of jobs to the city of Tukwila. CO Because these businesses need to attract the best and brightest, they demand a very high quality work environment. Tukwila South offers the opportunity to live and work in a single location, increasingly associated with a high quality of life. Beautifully designed public spaces will be required to connect jobs with goods and services, and goods and services and jobs with housing. The people who work at Tukwila South will want a development environment that is clean, safe, well organized, and convenient. More than that, like many who live and work in the Northwest, they value quality outdoor environments. Tukwila South's outdoor and indoor environments will be integrated wherever possible, and the project's amenities will provide a variety of on -site recreational opportunities and connections to the site's outdoor environments. The buildings and the spaces between the buildings will be designed to work together. Institutional - quality building materials and landscape design will support memorable buildings that becomeTukwila South's image in the Puget Sound. Establishing clear boundaries and gateways for the project will help define Tukwila South in its environment. PRINCIPLE #7: CONNECTIONS Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and their uses. The Tukwila South Master Plan connects the project to its surroundings on many different levels: — Extending Southcenter Parkway through the site to 5 200th Street not only connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center. — Relocating 5 178th Street connects adjacent neighborhoods to Tukwila South's new neighborhood goods and services and provides an access point with greater capacity and safety. COWNSWOERMAN — Selecting retailers compatible with Southcenter's existing tenants will allow Tukwila South to connect toTukwila's reputation as a regional retail center. — The five - minute connection to SeaTac Airport will draw airport tenants, travelers and businesses seeking international relationships to Tukwila South. A future non - auto -based transportation link will further enable the growth of airport- dependent users. — Providing pedestrian connections throughout the project — from district to district, district to trails and amenities, and district to surrounding neighborhoods — will encourage non - auto -based trips and attract residents and employers. — Strategically locating public parking will create a "park -once" environment that makes it easy for pedestrians to connect to site amenities, goods and services, jobs, and housing. PRINCIPLE #8: AMENITIES Tukwila South will create a comprehensive amenity system that leverages the site's assets. The Tukwila South project is perfectly positioned between two of the area's most striking natural amenities: the wooded hillside to the west, and the Green River to the east. Each of these offers almost unlimited recreational opportunities, as well as views of the river valley and Mt. Rainier. The appropriate mix of goods and services on the site will be viewed as an amenity to housing and office users that will allow Tukwila South to be highly competitive in the Puget Sound marketplace, and the pedestrian quality of the project's secondary road system will foster an activated streetscape that will make Tukwila South highly desirable. Finally, the Master Plan will ensure the site's access to nearby amenities such as SeaTac Airport and Tukwila Urban Center's retail hub will be easy and convenient. La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY croon PRINCIPLE #9: IMPLEMENTATION STRATEGY Development must be strategically phased to successfully transition Tukwila South from an agricultural and industrial property to an urban destination. While many of the site's infrastructure and planning features will be designed and built in the initial phase, flexibility must be maintained throughout the vertical development of the districts and the secondary roadway and amenity systems. This flexibility is required to meet changing market conditions. The Infrastructure Development Phase is expected to take three years and is scheduled for the years 2010 -2012. At the end of this phase, all of the site's spine infrastructure will be in place. Discussions with potential tenants and development partners have been ongoing concurrent with the planning and infrastructure development efforts. Completing the site's infrastructure all at once will create a sense of certainty about the development's future. The site's first new tenants will take occupancy soon after the completion of infrastructure development. PRINCIPLE #10: ENVIRONMENTAL STEWARDSHIP TheTukwila South project has a huge stake in protecting and enhancing the site's natural environment. The Segale family takes its role as stewards of Tukwila South's environment seriously not only because it is the right thing to do, but because sustainable projects have greater market acceptance. Environmental enhancements include: — Protection and enhancement of pasture wetland and improvement of ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby "flood -flow refuge "fish habitat within the Green River channel. — Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat- ilmiting for fish and a variety of wildlife. 1 TUKWILA SOUTH PROJECT MASTER PLAN La Pianta LLC MAY 2009 • — Provisions for the re- creation of valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. — Enhancement of Johnson Creek into a fish - friendly tributary connected to the Green River. — Creation of back -water fish habitat in the Green River. — Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin. Sustainable planning concepts will include: — Integrated transit environments — "Park - once "site organization and pedestrian environments — Shared parking concepts — Redevelopment of surface parking lots Creating internal natural environments with visual connections to natural amenities COLLINSWOERMAN LAND USE ELEMENTS CO La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN 1 '.I MAY 2090 COLLINSWOERMAN DEVELOPMENT CONCEPT The Tukwila South Master Plan is Intended to provide a framework to guide long- term development of the approximately 500 acre site and create the opportunity for an economic engine that would result in new jobs for the region. Between 10 and 14 million square feet of development will be created in a combination of campus office and research environments, and districts that will Include retail, residential, hotel and recreational uses. Given its prominent Mt. Rainier views, location adjacent to the Green River and the Southcenter shopping district, the site offers the potential for a truly distinctive "signature" property. The underlying feature of the Master Plan is that larger campus areas will be positioned to accommodate national and international companies specializing in emerging technology industries drawn to a campus setting with expansion potential. A retail village on the north end of the site could contain a range of supporting retail, residential, hotel and recreational uses and will also serve as a gateway to the site from the Tukwila Urban Center. The close proximity to Sea-Tac airport and direct access to the regional transportation infrastructure network (I -5,1 -405, and SR 167) create multi -modal transportation options. In the development's campus environment, buildings will frame open spaces with central plazas and public gathering spaces. Pedestrian - oriented internal circulation and simplified vehicular circulation will promote ease of movement and foster a sense of integration while providing access to recreational, retail, restaurant, and hospitality amenities. Building design, construction, and materials will be coordinated through comprehensive design principles. The development concept for the overall site provides opportunity for between 10 and 14 million square feet of a mix of uses including those related to employment, housing, and goods and services. Table 1 shows the assumed range of uses for development scenarios of 10 million square feet and 14 million square feet. This buildout range and assumed mix of uses within the planning areas should be considered conceptual; ultimately, market forces will determine the specific level of development and the mix of uses over the long term. The potential locations of COLLINSWOERMAN I[aM15'S;i� the various categories of uses shown within the plans on the following pages are also conceptual and will be determined by market forces. Land uses related to employment could include, for example, research and development, office, light manufacturing, limited distribution, and hotel uses. Land uses related to goods and services could include retail and restaurant uses. Housing could consist of a mix of small -lot single - family, townhomes, and multifamily (rental and for sale) units. The natural boundaries presented by the hillside on the west and the Green River on the east drive the site's north -south orientation. The development concept features public and private amenities such as plazas, landscaped open space areas, and pedestrian /bicycle pathways that link the campus to adjacent areas. There will be opportunities for new publicaccess to the Green River and connections to the existing Green River Trail. In the future, there may be a possibility for a pedestrian crossing to Briscoe Park. Alignment of Southcenter Parkway along the west edge of the site and further away from the Green River will afford greater opportunities for open space areas and public river access. The central and southern portions of the site will serve as the campus development's core, anchored by retail and service areas. Design guidelines will acknowledge and address residential uses to the west of Oriliia Road. The northern end of the site will include a mix of employment, specialty goods and services and housing that will complement the central campus and reflect a dynamic urban character in its range of retail, residential, hotel, and recreational uses. The architectural scale of the majority of the campus, at buildout, will be three- to six -story structures with both surface and structured parking, with the possibility of heights of up to eight stories in denser, more urban - oriented areas. These structures will relate to each other in the context of the landscape, and their design and construction will be coordinated by comprehensive design principles. Development of individual projects will be subject to the City ofTukwila's permit process to ensure a coordinated approach to campus development, including access /circulation, open space and compatibility among uses. La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 DESIGN PRINCIPLES Design principles are abstract representations of strategies that help guide development for the site. The principles identified in this document grew out of multiple charettes, discussions and meeting between consultants and the Segale family to help define the overall development framework for the Tukwila South property. GATEWAYS TheTukwila South property has an opportunity to highlight its most important points of entry as gateways. These gateways can be functional, symbolic, and memorable aspects for the property. These areas, defined as the yellow circles in the graphic, become the "front porch" for the project. 1 TUKWILA SOUTH PROJECT MASTER PLAN La Planta LLC MAC 1000 CREATINGDISTRICTS Walkability is a key factor in establishing boundaries. There is a national standard for retail malls, which dictates the distance from anchor to anchor should be no more than a 10- minute walk. As represented by the orange circles, each district should be walkable. AMENITY SYSTEMS Amenities such as trails, plazas and open spaces are critical components to a project. Integrating multiple amenities creates "systems " that work together. Developable open space including green areas, hard - surfaced urban plazas, street parks, and pocket parks will be incorporated into the project; with pathways and wayfinding systems that help pedestrians navigate throughout the project. The opportunity exists to create trails to allow for runners, walkers and hikers to utilize the hillside's topography. CONNECTIONS The Tukwila South property has an opportunity to plan for future regional transit connections to Seattle Tacoma International Airport and regional mass transit to the north. The cities of Tukwila and SeaTac, the Port of Seattle and Sound Transit have undertaken a feasibility analysis to develop a people mover system from the airport light rail station through Tukwila South to the commuter rail station at the Tukwila TOD. Tukwila should continue to pursue such opportunities. COLLINSWOERMAN HOUSING OPPORTUNITIES The diverse topography, location, views to Mt. Rainier, and market demands allow the Segale property to accommodate a wide variety of housing environments. This range could include a mix of single- family and multi - family units of low, mid and high -rise structures totaling 1,900 units across the site. MID -RISES Locations of uses shown on this plan ar conceptual and will be determined by m forces, LOW -RISE Structures 1 to 3 stories in height; including for -rent and for -sale units of single - family lots, detached townhouses, and flats above retail. Low -rise units would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River. COLLIN5WOERMAN ied��� Nom; ��; �:�'�;y •?>.r.`�t��;, {' ^� "^ -"` .'• T.' ✓.._ `� i''".,�• ice. eeSS Y•� ^^,, sr� ,-_ Structures 3 to 6 stories in height; including for- rent and for -sale units. Integration with goods and services allow for mld -rise units to Integrate with a mix of uses. For example, possible configuration would Include housing units constructed over retail. rs illi4 {w HIGH -RISE MV Structures 6 stories or greater In height; Including for -rent and for -sale units. The opportunity exists for high -rise structures, most likely In the redevelopment of the Segale Business Park In the latter stages of the project's development. La Planta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY SOOD r1� -.1 ICC. CIc.0 RALAITG .E'er. co °' RETAIL OPPORTUNITIES There are opportunities to attract and accommodate retail users in three diverse marketplaces: 1. Retail as a catalyst for the market. A one of a kind user is just that...one of a kind. There may be only one chance for this user to locate regionally, and this property has the flexibility to meet the needs of an end user that is currently not in the Northwest marketplace. RETAIL VILLAG The northern end of the slte offers the opportunity to create a retail village that Includes specialty retail and goods and services to support the proposed uses and the underserved surrounding neighborhoods. The success of the Tukwila Urban Center to the north and the realignment of 5 178th Street allow for the retail village to represent the front door for the property. Uses are expected to Include a grocery store, drug store, and smaller retailers that will serve the surrounding neighborhoods. A retail village on the north end of the site could contain a range of supporting retail, residential, hotel and recreational uses and will also serve as a gateway to the site from theTukwila Urban Center. TUKWILA SOUTH PROJECT MASTER PLAN I La Pianta LLC MAY 2009 2. Retail as it relates to demand from the market. Current and future demand Is for a grocery store - anchored village center with a collection of unique and general goods and services, with the ability to grow with market demands. Additionally, large -scale "big -box" area retailers may need more space and would move out of the city otherwise. 3. Retail as an amenity for the market. Addressing the demands of other uses within or surrounding the property that are complementary to theTukwlla Urban Center shopping district's. COLLINSWOERMAN RETAIL OPPORTUNITIES (CONTINUED) USES INCLUDE: Bookstores Video Stores Sporting Goods Clothing Stores Hardware Shops Grocery Stores Antiques / Art Galleries Jewelers Audio /Video Stores Representative uses for the r RETAIL DISTRICT COLLINSWOERMAN Furniture Stores Toy Stores Coffee Shops Florists Child Care Restaurants Drug Stores Residential Multi- family etall village, retail district, large -scale 4 Locations of utes Shbwn On this plan are conceptual and will be determined by miriset forcet. Adjacent to the "retail village, additional uses would allow for a synergistic multi -use environment for multi- family residential units, neighborhood retail, and office uses that are envisioned as a 24/7 urban environment. LARGE -SCALE RETAIL USERS National retailers not currently In the local marketplace or relocation of existing large -scale retailers looking for expansion opportunities. Additional smaller users and service users may be in this area. Financial Institutions Service Businesses Print Shops Real Estate Offices Travel Agencies Gas Stations Big Box Retail Medical /Dental Offices Leisure Entertainment retail users, gateway retail and retail center. Game Arcades Residential Units Movie Theaters Office Museum Studios (Art, Photography) Bowling Alley / Pool Hall Music / Night Club Sports / Exercise Club Restaurants R ctcp i ,. �tWtlM�r � � { �t.G easvwly�.4T�iAl66s- �z,.:t' ,_:Cik•� '1` ) t i's'' '6eG{lYL6'• �v� � •• GATEWAY RETAIL AT ORILLIA RD & S 200TH ST The Intersection of Orillia Road and 5 200th Street allows for the opportunity to create a retail gateway for the property due to the high visibility along Orlllia Road. RETAIL CENTER AT 5 200TH & SOUTHCENTER PARKWAY The Intersection of the realignment of Southcenter Parkway and 5 200th Street allows for the opportunity to create a retail center that could serve the surrounding campus office uses. La Planta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY moo REGIONAL EMPLOYMENT OPPORTUNITIES Numerous areas on the site could accommodate national and international companies specializing in emerging technology industries drawn to a campus setting with expansion potential; a range of supporting retail, residential, hotel and recreational uses; adjacent amenities; close proximity to Sea -Tac airport; and direct access to the regional transportation infrastructure network (1 -5,1 -405, and SR 167) and multi -modal transportation options. Given Its location adjacent to the Green River and the Tukwila Urban Center and its prominent Mt. Rainier views, the site offers such users the potential for a truly distinctive "signature" property. To create a campus, there must be a cohesive environment, appropriate building placements that frame organized open spaces, logical pedestrian circulation to the core of the campus and simplified vehicular circulation. Access to amenities (restaurants, hotels, retail, etc) that are dose to the workplace allow for employees to shop during lunch hours or breaks without a car.Thls also allows employees to collaborate with other team members within the campus, as opposed to accessing their cars, which can be Inconvenient; to Interact with other parts of their business. Another consideration in the development of campuses is the regulation of the overall look of structures. Design standards allow for similar construction of residential, retail, or office buildings. The buildings will be uniform in their quality of design, construction, and material so that the development is cohesive In nature" (Source: Mike Sherldan,`Urbanizing the Campus': Urban Land Institute, Nov /Dec 2001) 11 TUKWILA SOUTH PROJECT MASTER PLAN I La Pianta LLC MAY 2.009 USES INCLUDE: Professional Office Research & Development Hotels Day Care Facilities Parking Facilities Administrative Conference / Convention Space Medical and Dental Offices Residential Units Flex Tech Retail Restaurants Health Care Services Government Services Light Manufacturing Uses Service Commercial Business Services Representative uses for this district COLLINSWOERMAN SHORELINE USES The Tukwila South property's eastern edge is formed by the Green River, from 5 180th Street along the north end, to S 200th Street on the south end. Development within 200 feet along the Green River is regulated by the following shoreline regulations: RIVER ENVIRONMENT :THE AREA BETWEEN THE MEAN HIGH WATER MARK AND THE LOW IMPACT ENVIRONMENT, HAVING THE MOST ENVIRONMENTALLY PROTECTIVE LAND USE REGULATIONS The river environment will contain no uses or structures other than the following: public and /or private trails; recreation amenities such as benches, tables, viewpoints, and picnic shelters (not to exceed 15 feet in height); support facilities for pollution control such as runoff ponds and filter systems, provided they are at or below grade; information and direction signs; diking for bank stabilization, erosion control, and flood control purposes; bridges, fire lanes and dike maintenance roads; plaza connectors between buildings and dikes (not exceeding the height of the dike). The uses within the river environment will provide access and enhance pedestrian access along the river. LOW IMPACT ENVIRONMENT: THE AREA BETWEEN THE RIVER ENVIRONMENT AND 100 FEET FROM THE MEAN HIGH WATER MARK Uses in the underlying zoning district will be allowed; however, structures will not exceed 35' in height unless a variance is granted. HIGH IMPACT ENVIRONMENT: THE AREA BETWEEN 100 FEET AND 200 FEET FROM THE MEAN HIGH WATER MARK HAVING THE LEAST ENVIRONMENTALLY PROTECTIVE LAND USE REGULATION All uses allowed in the underlying zoning district will be allowed within the high- impact environment. COLLINSWOERMAN A1N ® °�U'SE' ELEMENl'S'1I; Nnllw < ..d , : i 1 h N, l ' , , I. 1;.. 0' 25' 50' La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 9 TUKWILA SOUTH PROJECT MASTER PLAN La Planta LLC MAY 2009 This page intentionally left blank. COLLINSWOERMAN NATURAL ENVIRONMENT N p La Planta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY :ooO COLUNSWOERMAN NATURAL ENVIRONMENT INTRODUCTION The Tukwila South property is defined by a steep hillside to the west and the Green River to the east. Concentrated wetland areas and agricultural ditches are found throughout the property's valley floor. Due to the space constraints set by the hillside and the Green River, some of the wetlands and ditches will be impacted in order to achieve project objectives. Due to these impacts, this section summarizes the proposed enhancements and open space network for the property. OPEN SPACE NETWORK — The concentrated area of pasture wetland will be protected and enhanced, in combination with improving the associated ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby "flood -flow refuge "fish habitat within the Green River channel. — Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat - limiting for fish and a variety of wildlife. — The Master Plan will provide for the re- creation of these valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. — if residential uses occur on the site, neighborhood parks or access to existing parks in the area will be provided. Existing Johnson Ditch, looking west COLLINSWOERMAN Existing agricultural uses along 5 204th Street, looking northeast Existing agricultural uses along the Green River, looking south • _ Overall NaturalEnvlronmeritEriharicern r's(Op'en_ Space NittworW: . _..._.... — Work with the City of Tukwila to build / create a pedestrian bridge from the property to Briscoe Park and the Green River Trail network. — Enhancement of Johnson Creek into a fish - friendly tributary connected to the Green River — Creation of back -water fish habitat in the Green River - Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin — Preservation of approximately S0 -60 acres of hillside along the western valley wall HILLSIDE — Portions of the hillside on the north end of the property will be graded and re- landscaped to accommodate the relocation of 5 178th Street and to provide fill material for the project. — On the south end of the site, north of 5 200th Street, it is expected that portions of the hillside will be graded to accommodate development. Special design consideration will be covered within the design guidelines for this area. La Planta LLC l TUKWILA SOUTH PROJECT MASTER PLAN MAT 3009 1,1"L.,;,1 SENSITIVE AREA MASTER PLAN The Tukwila South Project Sensitive Area Master Plan Overlay (SAMP) will result In greater environmental benefits than could be achieved under standard TMC Sensitive Areas Ordinance (SAO) provisions. The Tukwila South project site is uniquely suited to provide substantial local and regional habitat benefits. The site contains Johnson Ditch, a degraded tributary to the Green River, that could be restored to functioning fish habitat. Johnson Ditch is adjacent to over 30 acres of poor - quality wetlands now in cropland production that could be rehabilitated as habitat. The project is adjacent to the Green River where it is confined within levees that have eliminated most off - channel habitat necessary for anadromous salmon, affording an opportunity to create this type of habitat, which regional Green River studies have identified as a high priority for salmon population restoration. The purpose of theTukwila SAO under TMC 18.45.010 15 to protect the environment, human life, and property; to designate and classify ecologically sensitive and hazardous areas and protect these areas and their functions and values; and to allow for reasonable use of public and private property. By using the Master Plan provisions of the SAO, theTukwila South project developed a proposal consistent with project function and needs, substantially enhancing regional fisheries and wetland functions, and preserving water quality. The net gain in environmental benefits using the SAMP is far greater from both within -site and regional habitat benefits than could be achieved using standard TMC SAO provisions. 1 TUKWILA SOUTH PROJECT MASTER PLAN La Planta LLC MAY 2D00 By focusing on creating a net environmental benefit as promoted by the SAMP Overlay Provisions, rather than on mitigation using like -kind and avoidance measures emphasized by standard TMC SAO requirements, theTukwila South project will convert poor quality agricultural ditches and poor quality agricultural cropland wetlands into higher quality fish habitat and associated wetlands. Rather than avoiding or retaining ditches providing little or no fish access and impairing the quality of water delivered to the Green River, the project will create a out - migration holding, summer rearing, winter refuge, and upstream migration holding fish habitat in the Green River. The need for this type of off - channel habitat at this location is recognized by the Green River Habitat Limiting Factors Analysis for Washington Resource Inventory Area (WRIA) 9. Rather than avoiding Johnson Ditch and leaving it and poor - quality buffers in place as required under standard TMC SAO provisions, the project will relocate and restore Johnson Creek In a larger channel with greatly enhanced fish passage to the Green River through a fish passable floodgate, further opening up off - channel habitat now regionally limiting to anadromous and resident fish in the Green River. The SAMP calls for the project to rehabilitate more than 32 acres of degraded cropland wetlands and connect them in a habitat corridor through the Johnson Creek channel to the Green River. Existing conditions COLLINSWOERMAN FLOOD PROTECTION Relocation of the flood protection barrier dike from 5 196th Street to the southern boundary of the site (approximately 120 to 140 feet north of S 204th Street) will create contiguous buildable area and allow development of a large -scale campus environment. At its existing location, the flood protection barrier dike precludes development south of the dike due to the infeasibility of obtaining flood insurance. The flood protection barrier dike will be relocated in the initial phase of the project and will provide emergency flood protection to the entire site. It will extend from the Green River levee, across the valley at a corresponding elevation (35 feet). As indicated, the relocated flood protection dike will separate the proposed realigned Johnson Creek and wetland rehabilitation area (described below) from the developed portions of the site, and will provide for continuation of the existing hydrologic support to these areas. COILINSWOERMAN EXIST1Hfe +GROUND ,ITYPJCAI'J ' SITE_ GRA E wpnoic c T O. :40 SUTgnX4Gu . fITtiE g . j j ter' `G V t�f Cross section of relocated flood protection barrier dike and relocated Johnson Creek L RELOCAYE.ES Pick PROPOSED Jb11Tg0N PROTECTlO{OARRIER, •'CREEK " ,OHWM blkE i $1' P.0 to 34 tgiLy MilJZ in units . li 11, } ; 'R;?4�; ..1 t iu 0��1.0a'IA; The flood protection barrier dike will be relocated in the initial phase of the project and would provide emergency flood protection to the entire site. rilg wit d,i4H ""P P 4 i t t N uit,141r1W.M • '1 Rana. p f r -. : Jf _ ,:;14 ‘t ;Va a �. / a Plan view of relocated flood protection barrier dike and relocated Johnson Creek La Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 1000 '114 +kia ! ' ` ft t�lt�ili i6'i'.,, ,t 'yk lNltlyL.':7141 HABITAT PROTECTION The Tukwila South Master Plan includes a number of activities that have the potential to directly or indirectly affect fish. These include: — Extension and expansion of Southcenter Parkway — Realignment of S 178th Street — Relocation of the existing flood protection barrier dike — Cconstruction of one new stormwater outfall into the Green River Relocation of a portion of the Green River levee and construction of a new off - channel rearing area for salmonids — Relocation and enhancement of Johnson Ditch including a new stream outfall location — Filling or culverting of five fish - bearing agricultural ditches — Mass grading to increase site elevations Section 18.45.160 of the Tukwila Municipal Code (TMC) provides an alternative method for preservation of existing individual wetlands, watercourses, and their buffers in situations where a master plan for alteration and mitigation would result in improvements to water quality, fish and wildlife habitat, and hydrology beyond those that would occur through strict application of the provisions of the TMC. The proponent for the Tukwila South project will develop the site and mitigate environmental impacts under a Sensitive Areas Master Plan (SAMP) as allowed by the TMC. 1 TUKWILA SOUTH PROJECT MASTER PLAN I La Planta LLC MAY 2DDD WATER QUALITY The construction and developed conditions water quality evaluation concluded there Is a reasonable expectation of preserving or slightly enhancing most aspects of water quality Important to fish habitat. The quality Improvements are expected from enhanced riparian functions and reduced agricultural chemical use. While fecal coliform and zinc concentrations may increase slightly, coliforms do not affect fish habitat quality, and the level of zinc would be well below the level regarded as safe for freshwater aquatic life by the State of Washington. FISHERIES Under the SAMP, the loss of agricultural ditches would be mitigated by rehabilitation of wetlands and creation and enhancement of stream channels. The natural landscape would have approximately 3.8 acres of additional open -water habitat compared to existing conditions. About 4.5 acres of new open -water habitat would be created at the Green River Off - channel Habitat Restoration Area and 0.34 acres at Johnson Creek to mitigate fill of 1.07 acres of agricultural ditch. In addition, approximately 32.4 acres of wetlands associated with Johnson Creek would be planted and graded to enhance functional benefits, and new riparian buffers would be created adjacent to each open water area where none exists near watercourses under existing conditions. SECT)ON 43 - 13 !! l� [M1Ym Uhl II if was Aol Y T. y _ u.. .' -- '���} SCI Y .' N T. , J i. • '� f » � �.ilr >s'y���ffy�+y� t . y -� :P � ��. >Z'f f � /.: ar�. t� 7rPt"" �iM�FY14 7a J r ■ y rre. • • .sEc1 a - A Green River Habitat Creation Area (Cross Section) tn V LY i ell COLLINSWOERMAN COLLINSWOERMAN I INFRASTRUCTURE TIMING La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN 1 MAY 2000 INFRASTRUCTURE INTRODUCTION The Infrastructure Development Phase is expected to take three years (currently projected for the year 2006 -2008 time period), and will include the following elements: — Implementation of a mass grading program to establish site grades and construct the major infrastructure elements — The extension and expansion of Southcenter Parkway in a new alignment along the base of the western hillside through the Tukwila South planning area — Realignment of 5 178th Street to intersect with Southcenter Parkway at Segale Park Drive C — Installation of sanitary sewer, water, and other utilities within Southcenter Parkway — Relocation of the existing flood protection barrier dike from 5 196 'h Street to the southern boundary of the site (north of S 204 Street) — Installation of a temporary construction stormwater management system, including a polymer treatment system for stormwater runoff — Installation of a comprehensive permanent stormwater control and water quality system for the entire site, including two new stormwater outfalls into the Green River — implementation of a natural resource mitigation plan, of which the primary features include: creation of an off - channel habitat restoration area adjacent to the Green River; rehabilitation of a wetland complex associated with tributary drainage to the Green River; and restoration of Johnson Ditch into a fish - friendly tributary connected with the Green River — It may be necessary in the future to relocate an existing fire station closer to the project, or within the property. SOUTHCENTER PARKWAY & S 178TH STREET REALIGNMENT The location of the expanded Southcenter Parkway is a critical element of the Master Plan. The goal is to move the new alignment toward the toe of the eastern hillside. This creates the largest contiguous parcels for development, and allows travellers on Southcenter Parkway to not only experience the development, but the hillside as an amenity and open space. This location for the high - capacity boulevard also allows space for a secondary road system that will create additional transportation capacity as the project develops. S 178th Street will be realigned for better east -west circulation and enhanced safety. COLLINSWOERMAN rri U C7TU, +�: liei;rirS{ GRADING PLAN The Tukwila South Master Plan proposes to establish site grades as part of an overall mass earthwork program at the outset of Year 1. On -site movement of approximately 1.5 million cubic yards of earthwork would be necessary to establish site grades and for construction of major infrastructure components. A temporary access road under 5 200`" Street would be constructed to facilitate transport of material between the north and south portions of the site. The major areas proposed for excavation include the northwest portion of the site and the proposed Green River Off - Channel Habitat Restoration Area. Major fill areas for the excavated material include the new site for the flood protection barrier dike and the other areas across the site to establish the sub -grade for future development. It is anticipated that approximately 400,000 cubic yards of imported fill would be required. Beginning In the second year of construction, an additional approximately 500,000 cubic yards of clean fill dirt would be imported for preloading and to establish finished grades, as needed for specific development projects on the site. The mass earthwork program would accomplish the following goals: — Balance the movement of earthwork on -site as much as practical, and limit the degree of import and export of material from the site. — Establish cohesive sub - grades for the planned extension of Southcenter Parkway and S 178th Street realignment. — Provide a feasible subgrade for future site development under the Master Plan. — Ensure a cohesive elevation for the planned utility connections (e.g., wastewater) to allow drainage to stormwater control and conveyance facilities. — Allow installation of the comprehensive stormwater control system that Is intended to serve the site at full buildout. — Allow relocation of the flood protection barrier dike. — Allow implementation of key features of the proposed natural resource mitigation plan in the initial phase. By the year 2008, construction of the first phase of development will have begun. The extension and realignment of Southcenter Parkway will be finished, mitigation for environmental impacts will have been constructed, and all of the stormwater detention and water quality infrastructure will be in place. La Planta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY IOW Q TUKWILA SOUTH PROJECT MASTER PLAN I La Planta LLC MAY 2000 This page intentionally left blank. COLLiNSWOERMAN COLUNSWOERMAN DEVELOPMENT PHASING La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY 2000 THE STARTING POINT The Tukwila South project has the opportunity to transition the property from an agricultural and industrial property to an urban destination that will attract users and visitors beyond those who live and /or work there. The synergistic mix of uses and the full range of planned activities will allow the Segale family to build a community over time. While we believe this property will develop in phases, the market may require that development occur in multiple locations at the same time. This is why the commitment was made to develop the infrastructure first. This will allow the property to address the total market from Day One. Cleo ' tsiwAit�le'o7 :aoaspt ��8hsu fSet N iApr Locations of uses shown on this plan are conceptual:, and will be deiermtned by rtferitei forcer THE STARTING POINT - PHASE 1 Due to the proximity of the Tukwila Urban Center, current market demands indicate a need for neighborhood- oriented retail. It is likely the first phase of development would occur on the north and central portions of the property. COLLINSWOERMAN THE NEXT STEP — PHASE 2 Expansion and market demands will allow the campus environment to expand to the south toward S 200th Street. ti A:N_K v- tttna �c�rr21f f ?i�vyY " :r {[' iii= F' i`.' I' ill Fl��• ilii';' S :� ",i;!f��' ?irltTi`-:�'�'i ..:.... �,;:i>f ,fj;i Conceptual Phase 1 Development Program 200,000 sf Retail - Grocery Store -Drug Store - Restaurants -Dry Cleaners - Deli - Neighborhood Services 200 Residential Units Up to 250,000 sf Office and Research & Development THE FINAL STEP - PHASE 3 Due to the existing uses within the Segale Business Park, it is likely this area would be the last to redevelop. La Planta LLC I TUKWILA SOUTH PROJECT MASTER PLAN KAY loon I TUKWILA SOUTH PROJECT MASTER PLAN La Planta LLC Pm 2999 This page intentionally left blank. COLLINSWOERMAN COIUNSWOERMAN I APPENDIX La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MY 2000 t3JWANG PRINCHL.ES BAC_KCiROUNC) BACKGROUND The Segale family has been systematically assembling this parcel for more than 50 years. While there have been discussions about development and markets that could have filled the property with many of the retail and industrial uses common to this part of the valley, the land has yet to see its first significant development. Due to the fact the Segale family has entered into the entitlement process and is prepared to build this unique regional asset, the City of Tukwila and the Segale family share in the opportunity to shepherd its development. Both parties also share in the responsibility to meet the site's full potential as an exciting and robust new regional employment center. Outlined below are the site's context elements that, taken together, create a glimpse of that potential: — Heritage of the Segale family: The family has lived on the property for three generations and has assembled the property over the last 50 years. — Heritage of the Green River Valley: The Kent Valley has long drawn institutional real estate investors in industrial and large retail developments. The new kinds of developmentTukwila South introduces to the valley will benefit from the same advantages (outlined below) that have contributed to the success of the area's traditional uses. — Natural beauty: With commanding views of Mt. Rainier from the property's mile -long hillside as well as views of the Green River and sweeping vistas of greenery, Tukwila South offers wonderful opportunities for amenities and recreation. — Puget Sound and Northwest traditions: The region's pioneering culture is nationally recognized for its ability to create new industries from scratch as well as reinvent established industries. Tukwila South has the opportunity to further this tradition by establishing a major new employment center based on jobs that create intellectual property. COLLINSWOERMAN — Authenticity: Tukwila South must be authentic to its physical and historical context, and to the opportunities that will drive its success. It must reflect the values of the Northwest culture: community, sustainability, diversity, and healthy life - style. — Tukwila Urban Center: The regional mall and the surrounding retail uses represent one of four major retail environments in the greater Puget Sound area, Home to in excess of 3 million square feet of goods and services, our neighbor to the north is already considered a regional destination. — SeaTac: Within a 5- minute drive, SeaTac International Airport is the largest investment of public transportation infrastructure in five Western states. More than 25 million travellers use SeaTac every year. — Adjacency to transportation infrastructure: Located at the crossroads of the state's two busiest interstate highways, Tukwila South offers potential businesses and residents several convenient access points to both 1 -5 and 1 -405. — Agricultural and wetlands to the near south: Because of the site's size, large undeveloped tracts of land will be set aside for wetlands protection and enhancement, and stormwater management. — Diversity: South King County currently supports one of the region's most economically and socially diverse populations. New jobs, goods and services, housing, and public services will need to address this diverse citizenship and create a welcoming place for all. La Pianta LLC I TUKWILA SOUTH PROJECT MASTER PLAN MAY 1000 With this background as our starting point, we have created guiding principles for the Tukwila South Master Plan. It Is from these that our development plan has been conceived. U TUKWILA SOUTH PROJECT MASTER PLAN I La Planta LLC MAY 1000 This page intentionally left blank. COLLINSWOERMAN Bair i i C D O z D0 g> m 8mHH8 c>2p DD mm 4 o � -13 rn z Z Z f D 0 m m m D J 111 111111. )1 -PARK WAY -GT\ 201 -PARK WAY- SWO \DEVELO'MENT -PWA \MASTER- SURVEY -SWO \PARKWAY MASTER SURVEY\dwg \DA 'ROJECT BOUNDARY EXHIBIT 04 27 09.dwg, 4/28/2009 8:53:13 AM i• rd• tdd Meeting Date Prepared by Mayor's review Council review 05/26/09 LV A to reflect 06/01/09 LV ❑ Resolution Mtg Date ❑ Bid Award Mtg Date ❑ Other Mtg Dote C.\'rl..(G()RY ■ Disciission -1 Ordinance /1 Public Hearing Mtg Date Mtg Date 06/01/09 Mtg Date 05/26/09 SPONSOR ❑ Council NU MRI {R: 0 9 - Olo R ORIGINAL, AGENDA DA'Z'E: MAY 26, 2009 AGENDA ITEIvMTITLE. An ordinance amending Tukwila the addition of a new Tukwila Municipal Code, South Overlay Title 18, District. "Zoning Code" to reflect 5/26/09 ❑ Motion Mtg Date ❑ Resolution Mtg Date ❑ Bid Award Mtg Date ❑ Other Mtg Dote C.\'rl..(G()RY ■ Disciission -1 Ordinance /1 Public Hearing Mtg Date Mtg Date 06/01/09 Mtg Date 05/26/09 SPONSOR ❑ Council ❑ Adm Svcs ❑ DCD ❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ PW -1 Mayor Si A( )NS()R'S Adoption of the amendments to the Zoning Code section of Title 18 of the TMC will provide Sl1M•IM:\RY improved means of land division and apply citywide. The Planning Commission held a public hearing on September 29, 2005 and reviewed the proposal and voted unanimously on a recommendation of approval to City Council at its September 29, 2005 meeting. Public hearing on this issue has been scheduled for May 26, 2009. RI :\'II ?WI'.D BY ► A , COW Mtg. ❑ CA &P Cmte ❑ F &S Cmte ❑ Transportation Cmte ❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: 05/26/09 RECOMMENDATIONS: SPONSOR /ADMEN. C( MMJYIE Mayor's Office recommends approval. i COST IMPACT / FUND SOURCE EXPI ? ND1't'URI. RJ, :QLURED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Cotntnents: MTG. DATE RECORD OF COUNCIL ACTION 05/26/09 Forward to 06/01/09 Regular Meeting MTG. DATE ATTACHMENTS 05/26/09 Informational Memorandum dated 05/26/09, STAFF REPORT L- 05 -29A Draft Ordinance with Exhibit. 06/01/09 Same as above, with ordinance in strike - through /underline format COUNCIL A GENDA SYNOPSIS Initials ITEM INFORMATION ITEM NO. (; �� 3 TO: City of Tukwila INFORMATIONAL MEMORANDUM Mayor Haggerton City Council FROM: Lisa Verner, Mayor's Office DATE: May 26, 2009 SUBJECT: Tukwila South Project: 1) Tukwila South Master Plan, 2) amendments to Title 18 (Zoning Code), 3) amendments to Title 17 (Binding Site Plan), and 4) amendment to Shoreline Master Plan map ISSUE Four actions went before the Planning Commission for review and are now before the City Council for action. These are related to the Tukwila South Project: 1) Tukwila South Master Plan (file L05 -041), 2) amendments to Title 18, TMC (Zoning Code) (file L05- 029A), 3) amendments to Title 17, TMC (Binding Site Plan) (file L05- 029B), and 4) amendment to Shoreline Master Plan map (L05 -030) BACKGROUND Staff reports for each of these actions have been prepared and are attached to this Informational Memorandum. The Planning Commission held four public hearings on September 29, 2005, reviewed all four proposals and voted unanimously to recommend approval to City Council. ATTACHMENTS Staff Report Regarding Tukwila South Master Plan (file L05 -041). Staff Report Regarding Zoning Code Amendments (file L05- 029A). Staff Report Regarding Amendments to the Subdivision (file L05- 029B). Staff Report Regarding Shoreline Master Plan Map Amendment (L05 -030). Ordinance adopting Tukwila South Master Plan. Ordinance adopting amendments to Title 18, TMC (Zoning Code). Ordinance adopting amendments to Title 17, TMC (Binding Site Plan). Ordinance adopting Shoreline Master Plan map amendment. Jim Haggerton, Mayor DISCUSSION Public hearings on all four issues have been scheduled for May 26, 2009. Deliberations on these issues, as well as on the Tukwila South Project Development Agreement, have also been scheduled for the May 26, 2009 Committee of the Whole meeting. RECOMMENDATION The Council is being asked to conduct deliberations on these issues after the public hearings at the May 26, 2009 Committee of the Whole meeting and forward subsequent to the June 1, 2009 Regular meeting for action. 223 PUBLIC HEARING: May 26, 2009 NOTIFICATION: STAFF REPORT TO THE CITY COUNCIL REGARDING ZONING CODE AMENDMENTS Notice of the public hearing was published in the newspaper on May 11, 2009. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on May 7, 2009. It was posted at two locations on the Tukwila South property. FILE NUMBER: L05 -029A APPLICANT: Segale Properties (aka La Pianta, LLC) REQUEST: Amend City of Tukwila's Zoning Code (Title 18, TMC), including adoption of a new Tukwila South Overlay District (proposed TMC 18.41) LOCATION: City -wide SEPA DETERNIINATION: Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005 STAFF: Lisa Verner ATTACHMENTS: Zoning Code Amendments Design Guidelines Map of property owned or leased by La Pianta LLC 225 226 Staff Report to Council — Zoning Code Changes Page 2 FINDINGS Description of Request The applicant requests amendments to Title 18, TMC to implement the proposed Tukwila South Master Plan required by the Comprehensive Plan. The proposed amendments create a new district called Tukwila South Overlay (TSO) in Chapter 18.41. They also propose changes in definitions, administrative design review, setbacks, uses, and administration and enforcement. A Tukwila South Design Manual (design guidelines) is also proposed to guide commercial development in the TSO. In general, the amendments are to implement the new TSO district and integrate it with the existing code. The proposed amendments will be discussed in sections as follows: 1 Definitions 2. Tukwila South Overlay 3. Other Zoning Code changes 4. Tukwila South Design Manual Background and Site Information The applicant is proposing the amendments in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of between 10.3 and 14 million square feet in a large- scale, campus setting on approximately 500 contiguous acres. The Tukwila South Project is generally located south of S 180` Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5. The Tukwila South Project proposal is described in detail in the Tukwila South Draft and Final EIS. Application of the proposed Tukwila South Overlay (TSO) to specific properties will be decided by the City Council per Chapter 18.84 of the Zoning Code. The other proposed changes would apply citywide. The TSO will be applied to the entire area covered by the Tukwila South Master Plan. A copy of the Tukwila South Master Plan is included with this notebook. The Master Plan, TSO, and Design Manual are connected and present policies, requirements and guidelines for the Tukwila South Project area. A map of property owned or leased by the applicant is included with this report. There are several properties not owned by the applicant that are included in the area to which the TSO designation may ultimately be applied by the City Council. These properties are owned by Gaco Western, a paint coating business; Mitchell Moving & Storage; and the Tukwila Historical Society. Staff Report to Council — Zoning Code Changes Page 3 Proposed Amendments Generally, the proposed amendments came from the applicant. Staff reviewed them and agreed with most, but organized them differently to be better integrated with the existing Zoning Code. In some cases, staff did not incorporate applicant proposed changes into its recommendations. Overall, staff found the applicant's proposals to be appropriate and consistent with the Tukwila Comprehensive Land Use Plan. 1. Definitions Changes are made to add definitions for uses which are contemplated by the applicant as possibly being located in the Tukwila South Project. Some existing definitions are amended to update them. These can be found in the revisions to Chapter 18.06, TMC. New uses such as "Continuing Care Retirement Community" and "Research and Development Facility" are added. Most of the uses contemplated by applicant are already found in the Zoning Code and no changes were needed. The terms "Design Criteria" and "Design Guidelines" are amended to address design review issues and to include the DCD Director as a decision - maker. 2. Tukwila South Overlay District A new district is proposed as an overlay to implement the Tukwila South Master Plan called for in the City's Comprehensive Plan. It would be in addition to, and overlay, the existing zoning on applicant's property. The TSO requirements supercede the provisions of the underlying zoning districts. The text can be found in the new Chapter 18.41, TMC. Permitted uses are identified and generally include commercial, retail, light industrial, business park, office, and residential. Accessory uses are defined, as are conditional uses and unclassified uses. Design review is required for all development, with a limited number of exemptions. Specific criteria are identified for the design review, including "substantial conformance with the criteria contained in the Tukwila South Design Manual." Design review is proposed to be administrative and the DCD Director is the decision - maker, with appeals going to the Board of Architectural Review (Type 2 process). Basic development standards are included for non - residential uses. Standards for residential uses are to be completed at a future date (applicant has not proposed standards at this point). Performance standards can be modified in individual cases if the stated criteria are met. 227 228 Staff Report to Council — Zoning Code Changes Page 4 3. Other Zoning Code Changes Other sections of Title 18, TMC have proposed amendments to integrate the new TSO into the rest of the Zoning Code and to update the Code based on the ideas from the applicant's proposals. The text can be found in the revisions to Title 18, TMC. Chapter 18.36 — MIC/L: "Research and development facilities" is added as a new use. Chapter 18.38 — MIC/H: "Research and development facilities" is added as a new use. Chapter 18.40 — TV S : "Research and development facilities" is added as a new use. Section 18.40.075 is deleted as it will be met through Council adoption of the Tukwila South Master Plan and these amendments. Chapter 18.52 — Landscape, etc: Setbacks for the TSO are added. Chapter 18.60 — Board of Architectural Review: The title is changed to "Design Review." Specific design review criteria for TSO are added for site design, building design, landscape and signage. The design review approval process is amended to include the DCD Director as the decision -maker for administrative design review. Chapter 18.104 - Clarifications are made to the charts for Type 1 and Type 2 decisions. NOTE: The following chapters of the Zoning Code have one change in a reference to TMC 18.60 and changes "Board of Architectural Review" to "Design Review" in keeping with the new name of this chapter. 18.10 LDR Low Density Residential 18.12 MDR Medium Density Residential 18.14 HDR High Density Residential 18.16 MUO Mixed Use Office 18.18 0 Office 18.20 RCC Residential Commercial Center 18.22 NCC Neighborhood Commercial Center 18.24 RC Regional Commercial 18.26 RCM Regional Commercial Mixed Use 18.28 TUC Tukwila Urban Center 18.42 Public Recreation Overlay 4. Tukwila South Design Manual The Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to Chapter 18.41, TMC (the new TSO). These are Type 2 decisions with the DCD Director as decision - maker. The Tukwila South Design Manual can be found in this notebook (printed on blue paper). The Design Manual is organized into four major sections: site design, building design, landscape design, and signage. Within each section, a supporting design topic is identified (for example, under Site Design, a design topic might be "pedestrian Staff Report to Council — Zoning Code Changes Page 5 environment "); within each supporting design topic are 1) an intent statement, 2) design criteria, and 3) design guidelines. The Design Manual gives further explanation and guidance to an applicant beyond the criteria listed in the new TSO and must be addressed by an applicant for site plan review approval (see 18.41.070.D.9, TMC). Staff supports Administrative Design Review for larger projects such as the Tukwila South Project because of the detailed criteria and design manual. Review Process Amendments to Title 18, TMC (development regulations /Zoning Code) are legislative decisions, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony on the proposed amendments, temporary worker housing, and warehouse uses as conditional uses; considered the staff recommendation; deliberated; and made a recommendation to the City Council on September 29, 2005. Now the City Council will hold a public hearing, and make a decision to approve, approve with modifications, or deny the amendments. CONCLUSIONS The proposed amendments to Title 18, TMC, including the new Chapter 18.41 Tukwila South Overlay, provide a framework for review and approval of development within the Tukwila South Master Plan area. The approval criteria and design manual provide specific and clear direction to decision - makers. The changes to definitions and other sections of the Zoning Code integrate the TSO within the existing structure of the city's development regulations. The proposed amendments are consistent with and will implement the policies of the Tukwila Comprehensive Land Use Plan. STAFF RECOMMENDATION TO PLANNING COMMISSION That the Planning Commission recommend approval of the staff - proposed amendments to Title 18, TMC, including the Tukwila South Design Manual, to the City Council. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL That the City Council approve the amendments to Title 18, TMC, (Zoning Code) including the Tukwila South Design Manual, with the staff - proposed changes and the following additional amendments: • Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses e Add "bio- tech/life sciences" in TMC 18.41.010, second paragraph, e Amend TMC 18.60.050.F.Building Design.B.1 and 2 to delete "(TIB)" and "(Redmond)" from the end of each line item 929 230 Staff Report to Council — Zoning Code Changes Page 6 o Amend TMC 18.41.020, Permitted Uses, to add "warehouse" as a new use • Amend TMC 18.41.040.B, Conditional Uses, to add more conditional uses • Add a new section TMC 18.41.060, Temporary Uses, to allow temporary worker housing ADMINISTRATION RECOMMENDATION TO CITY COUNCIL Administration has reviewed the amendments proposed by the Planning Commission and discussed these with Tukwila South representatives through negotiations on the Development Agreement. The Administration is firmly opposed to additional warehouse uses (beyond existing uses) and to temporary worker housing. Both of these uses have been withdrawn by the applicant. The Administration supports the following changes recommended by the Planning Commission: 1. Add "bio- tech/life sciences" in TMC 18.41.010, second paragraph. 2. Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses. 3. Amend TMC 18.60.050.F.Building Design.B.1, .2 and .3 to delete "(TIB)" and "(Redmond)" from the end of each line item. These changes have been incorporated in the amendments to Chapter 18, TMC that are included in this notebook. Administration recommends City Council approve the new Tukwila South Overlay District and other amendments to TitleSection 18, TMC, including the Tukwila South Design Manual, as included in this notebook. DRAFT AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO REFLECT THE ADDITION OF A NEW "TUKWILA SOUTH OVERLAY" DISTRICT; ADOPTING THE TUKWILA SOUTH DESIGN MANUAL; REPEALING ORDINANCE NO. 1758 §1 (PART); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN Et ECTTVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan as required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development regulations for the Tukwila South area through creation of a new district called the Tukwila South Overlay ( "TSO "); and WHEREAS, the proposed amendments include changes in definitions, administrative design review, setbacks, uses, and administration and enforcement; and WHEREAS, the City also desires to adopt a Tukwila South Design Manual to provide design guidelines for commercial development in the TSO; and WHEREAS, the proposed amendments to the Zoning Code will implement the new TSO district and integrate regulations for that district with the existing code; and WHEREAS, on May 26, 2009, an open record public hearing was held on the Zoning Code amendments, the new Tukwila South Overlay district, and adoption of the Tukwila South Design Manual; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Definition Added. A new definition is hereby added to TMC Chapter 18.06 to read as follows: Continuing Care Retirement Community "Continuing care retirement community" means housing planned and operated to provide a continuum of accommodations and services for seniors including, but not limited to, at least two of the following housing types: independent living, congregate housing, assisted living, and skilled nursing care. Section 2. Definition Added. A new definition is hereby added to TMC Chapter 18.06 to read as follows: Research and Development Facility "Research and development facility" means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in all aspects of bio- medical research and development. This use may be associated with, or accessory to, institutional and commercial uses such as business or administrative offices and medical facilities. Section 3. Ordinance Amended. Ordinance No. 1865 §1, as codified at TMC 18.06.203, is hereby amended to read as follows: W: \Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 1 of 30 231 232 18.06.203 Design Criteria "Design criteria" explains mandatory design requirements for development proposals subject to design review. They are the decision criteria by which the Board of Architectural Review or DCD Director decides whether to approve, condition or deny a project. Section 4. Ordinance Amended. Ordinance No. 1865 52, as codified at TMC 18.06.204, is hereby amended to read as follows: 18.06.204 Design Guidelines "Design guidelines" consist of advisory or recommended descriptions and illustrations that augment each design criteria, and provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and to the Board of Architectural Review or DCD Director in determining whether the project meets the design criteria. Section 5. Ordinance Amended. Ordinance No. 1758 51 (part), as codified at TMC 18.08.010, is hereby amended to read as follows: 18.08.010 Use Districts In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/ LI Commercial / Light Industrial LI Light Industrial HI Heavy Industrial MIC /L Manufacturing Industrial Center /Light MIC /H Manufacturing Industrial Center /Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay Section 6. Ordinance Amended. Ordinance Nos. 2021 58, 1997, 1986 513, 1974 59, 1954 52, 1814 52, 1774 53, and 1758 51 (part), 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; W: \Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27 /2009 Page 2 of 30 (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; 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 18.36.02O.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. Contractor 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. Internet data /telecommunication centers; (3) 14. Laundries: a. self- serve; b. dry cleaning; c. tailor, dyeing; 15. Libraries, museums or art galleries (public); 16. 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; 17. 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; 18. Manufacturing, processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned W: \Word Processing \Ordinances \Tukwila South Tide 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 3 of 30 233 234 or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted); 19. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs; 20. 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; 21. 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; 22. Motels; 23. 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; 24. Outpatient, inpatient, and emergency medical and dental; 25. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation; 26. Railroad tracks, (including Lead, spur, loading or storage); 27. Recreation facilities (commercial - indoor) - athletic or health clubs; 28. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks); 29. Rental of commercial trucks and fleet rentals requiring a commercial driver's license; 30. Research and development facilities; 31. Restaurants, including. a. drive- through; b. sit down; c. cocktail lounges in conjunction with a 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 that are entirely enclosed within a building; 34. Self- storage facilities; 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 additional State and local regulations; 40. Truck terminals; 41. Warehouse storage and/ or wholesale distribution facilities; 42. Other uses not specifically listed in this title, which the Director determines to be: W: \Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn O5 /27/2009 Page 4 of 30 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 7. Ordinance Amended. Ordinance Nos. 2021 §9, 1986 814, 1974 810, 1971 §16, 1814 §2, 1774 §4, and 1758 §1 (part), as codified at TMC 18.38.020, are hereby amended to read as follows: 18.38.020 Permitted Uses The following uses are permitted outright within the Manufacturing Industrial Center - Heavy 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 18.38.020.1.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. Computer software development and similar uses. 8. Contractor storage yards. 9. Day care centers. 10. Financial: a. banking; b. mortgage; c. other services. W: \Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 5 of 30 235 236 11. Heavy equipment repair and salvage. 12. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop hammering. 13. Hotels. 14. Industries involved with etching, film processing, lithography, printing, and publishing. 15. Internet data /telecommunication centers. 16. Laundries: a. self- serve; b. dry cleaning; c. tailor, dyeing. 17. Libraries, museums or art galleries (public). 18. 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). 19. 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. 20. 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. 21. 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. 22. 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 byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 23. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. 24. 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. 25. 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. 26. Motels. 27. Offices; must be associated with another permitted uses (e.g., administrative offices for a manufacturing company present within the MIC). 28. Outpatient, inpatient, and emergency medical and dental. 29. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 30. Railroad tracks (including lead, spur, loading or storage). 31. Recreation facilities (commercial - indoor), athletic or health clubs. 32. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). W: \Word Processing\ Ordinances \ Tukwila South Tide 18 Zoning Code Amend.doc LV-.ksn 05/27/2009 Page 6 of 30 33. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 34. Research and development facilities. 35. Restaurants, including: a. drive- through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 36. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. 37. 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. 38. Salvage and wrecking operations. 39. Schools and studios for education or self - improvement. 40. Self- storage facilities. 41. 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. 42. 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. 43. Taverns, nightclubs. 44. Telephone exchanges. 45. Tow truck operations, subject to all additional State and local regulations. 46. Truck terminals. 47. Warehouse storage and /or wholesale distribution facilities. 48. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 8. Ordinance Amended. Ordinance Nos. 2097 §17, 2021 §10, 1986 §15, 1974 §11, 1971 §17, 1830 §25, 1814 §2, 1774 §5, and 1758 §1 (part), as codified at TMC 18.40.020, are hereby amended to read as follows: 18.40.020 Permitted Uses The following uses are permitted outright within the Tukwila Valley South 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: W:\ Word Processing \ Ordinances \ Tukwila South Tide 18 Zoning Code Amend -doc LV:ksn 05/27/2009 Page 7 of 30 237 238 (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 18.40.020.1.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. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. 3. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 4. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 5. Beauty or barber shops. 6. Bicycle repair shops. 7. Billiard or pool rooms. 8. Brew pubs. 9. Bus stations. 10. Cabinet shops or carpenters shops employing less than five people. 11. Commercial laundries. 12. Commercial parking subject to TMC Chapter 18.56, "Off -Street Parking and Loading Regulations." 13. Computer software development and similar uses. 14. Contractor storage yards. 15. Convalescent and nursing homes for not more than twelve patients. 16. Convention facilities. 17. Day care centers. 18. Dwelling - One detached single- family unit per existing lot (includes factory built or modular home that meets UBC). 19. Farming and farm- related activities. 20. Financial: a. banking; b. mortgage; c. other services. 21. Fix-it, radio or television repair shops/ rental shops. W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV.ksn 05/27/2009 Page 8 of 30 22. Fraternal organizations. 23. Frozen food lockers for individual or family use. 24. Greenhouses or nurseries (commercial). 25. Heavy equipment repair and salvage. 26. Hotels. 27. Industries involved with etching, film processing, lithography, printing, and publishing. 28. Internet data /telecommunication centers. 29. Laundries: a. self - serve; b. dry cleaning; c. tailor, dyeing. 30. Libraries, museums or art galleries (public). 31. 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 byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 32. Manufacturing, processing and/ or packaging pharmaceuticals and related products, such as cosmetics and drugs. 33. 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. 34. 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. 35. Medical and dental laboratories. 36. Mortician and funeral homes. 37. Motels. 38. Offices, 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. 39. Outpatient, inpatient, and emergency medical and dental. 40. Pawnbrokers. 41. Planned shopping center (mall). 42. Plumbing shops (no tin work or outside storage). 43. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 44. Railroad tracks (including lead, spur, loading or storage). 45. Recreation facilities (commercial - indoor), athletic or health clubs. 46. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 9 of 30 239 240 47. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 48. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 49. Research and development facilities. 50. Restaurants, including. a. drive- through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 51. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 52. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies. 53. 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. 54. Salvage and wrecking operations that are entirely enclosed within a building. 55. Schools and studios for education or self - improvement. 56. Self- storage facilities. 57. 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. 58. Studios - art, photography, music, voice and dance. 59. Taverns, nightclubs. 60. Telephone exchanges. 61. Theaters, excluding "adult entertainment establishments," as defined by this code. 62. Tow truck operations, subject to all additional State and local regulations. 63. Truck terminals. 64. Warehouse storage and /or wholesale distribution facilities. 65. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Sect 9. Ordinance Amended. Ordinance Nos. 1991 §10, 1976 §61, 1865 547, and 1758 51 (part), as codified at TMC 18.40.050, are hereby amended to read as follows: 18.40.050 Unclassified Uses The following uses may be allowed within the Tukwila Valley South district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Cement manufacturing. W: \Word Processing\ Ordinances \ Tukwila South Title 18 Zoning Code Amend_doc LV:ksn 0.5/]7/2009 Page 10 of 30 3. Electrical substation - transmission /switching. 4. Essential public facilities, except those uses listed separately in any of the districts established by this title. 5. Hydroelectric and private utility power generating plants. 6. Landfills and excavations the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 7. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides, except for accessory storage of such materials. 8. Railroad freight or dassification yards. 9. Removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits, together with associated structures. 10. Transfer stations (refuse and garbage) when operated by a public agency. 11. Mass transit facilities. Section 10. Chapter Created. A new TMC Chapter 18.41, "Tukwila South Overlay (TSO) District," is hereby created to read as follows: 18.41.010 Purpose A. This district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South Overlay (TSO) district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supersede the provisions of the underlying zoning district. B. The Tukwila South Overlay district is intended to create a multi-use regional employment center containing high technology, office, commercial, and residential uses. National and international employers specializing in emerging technologies (bio- tech/life sciences) are featured in campus settings. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high -tech campuses and residential neighborhoods. A mix of single - family and multi- family dwellings at low, medium, and high densities provide a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials, combined with traditional Puget Sound building elements. 18.41.020 Permitted Uses The following uses are permitted outright within the Tukwila South Overlay district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult day care. 2. 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, RCC, 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 W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.dc LV:ksn 05 /27/2009 Page 11 of 30 241 242 facilities; (b) Care centers, preschools, nursery schools or other child care (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 18.41.020.2.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. 3. Amusement parks. 4. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 5. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 6. Beauty or barber shops. 7. Bed and breakfast lodging. 8. Bicycle repair shops. 9. Billiard or pool rooms. 10. Brew pubs. 11. Bus stations. 12. Cabinet shops or carpenters shops employing less than five people. 13. Colleges and universities. 14. Computer software development and similar uses. 15. Continuing care retirement facility. 16. Convalescent and nursing homes. 17. Convention facilities. 18. Day care centers. 19. Dwelling (allowed after residential design manual with criteria for approval is adopted by ordinance): a. one detached single - family unit per lot; b. multi- family; c. multi- family units above office and retail space; d. senior citizen housing. 20. Electrical substation and distribution. 21. Farming and farm - related activities. 22. Financial• a. banking; b. mortgage; c. other services. W:\ Word Processing \ Ordinances \ Tukwila South Tide 18 Zoning Code Amend.doc LV:ksn 05/V/ 7L09 Page 12 of 30 23. Fire and police stations. 24. Fix-it, radio or television repair shops/ rental shops. 25. Fraternal organizations. 26. Frozen food lockers for individual or family use. 27. Greenhouses or nurseries (commercial). 28. Hospitals, sanitariums and similar uses. 29. Hotels. 30. Industries involved with etching, film processing, lithography, printing, and publishing. 31. Internet data/ telecommunication centers. 32. Laundries: a. self- serve; b. dry cleaning; c. tailor, dyeing. d. commercial. 33. Libraries, museums or art galleries (public). 34. 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 byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 35. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. 36. 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. 37. 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. 38. Medical and dental laboratories. 39. Motels. 40. Movie theaters with three or fewer screens. 41. Neighborhood stormwater detention and treatment facilities. 42. Offices, 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. 43. Outpatient, inpatient, and emergency medical and dental. 44. Pawnbrokers. 45. Planned shopping center (mall) up to 500,000 square feet. 46. Plumbing shops (no tin work or outside storage). 47. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 48. Private stable. W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27 /2009 Page 13 of 30 243 244 49. Recreation facilities (commercial - indoor), athletic or health clubs. 50. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. 51. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehides, mini -vans, recreational vehicles, cargo vans and certain trucks). 52. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 53. Research and development facilities. 54. Restaurants, including: a. drive- through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 55. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 56. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber /building materials, Lawn and garden supplies, farm supplies. 57. 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. 58. Schools and studios for education or self - improvement. 59. Self- storage facilities. 60. Sewage lift stations. 61. 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. 62. Studios - art, photography, music, voice and dance. 63. Taverns, nightclubs. 64. Telephone exchanges. 65. Theaters for live performances only, not including adult entertainment establishments. 66. Tow truck operations, subject to all additional State and local regulations. 67. Water pump station. 68. Vehicle storage (no customers onsite, does not include park -and -fly operations). 69. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.030 Accessory Uses Uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Tukwila South Overlay district as follows: W:\ Word Processing\ Ordinances \ Tukwila South Tide 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 14 of 30 1. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property; d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e . ,minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 2. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 3. Family child care home, provided the facility shall be licensed by the Department of Social and Health Services Office of Child Care Policy and shall provide a safe passenger loading zone. 4. Home occupations. 5. Parking areas. 6. Recreational area and facilities for employees. 7. Residences for security or maintenance personnel. 8. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other accessory uses permitted within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.040 Conditional Uses The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title and subject to a determination that the use is consistent with and furthers the vision and principles established by the Tukwila South Master Plan. 1. Cemeteries and crematories. 2. Churches and community center buildings. 3. Helipads, accessory. 4. Utilities, regional. 5. Mortician and funeral homes. 6. Park -and -ride lots. 7. Radios, television, microwave, cellular or observation stations and towers. 8. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. 9. Schools, preschool, elementary, junior or high schools (public), and equivalent private schools. W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 15 of 30 245 246 10. 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. 11. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other conditional uses permitted within this district and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.050 Unclassified Uses The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Electrical substation - transmission/ switching. 3. Essential public facilities, except those uses listed separately in any of the districts established by this title. 4. Mass transit facilities. 5. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides, except for accessory storage of such materials. 18.41.060 Special Permission Uses The following uses may be allowed within the Tukwila South Overlay district as a Type 3 Special Permission Decision. 1. Movie theaters with more than three screens if the following criteria are met a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed theater will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated; c. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; d. The proposed theater shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan; e. The proposed development must demonstrate substantial conformance with the Tukwila South Master Plan and the Tukwila South Overlay District Design Manual, adopted by Ordinance No. or hereafter amended; f. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 2. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is b. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Overlay district; W:\ Word Processing \ Ordinances \ Tukwila South Tide 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 16 of 30 W: \Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/77/2009 c. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; d. The proposed development must demonstrate substantial conformance with the Tukwila South Master Plan; e. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 18.41.070 On -Site Hazardous Substances No on -site hazardous substance processing and handling or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.) 18.41.080 Design Review A. The Director shall require that all development within the Tukwila South Overlay district is consistent with the policies of the Tukwila Comprehensive Land Use Plan and the Tukwila South Master Plan, and conforms to the requirements of this title and any applicable development agreement. B. Design review is required for all non - exempt development within the Tukwila South Overlay district. The applicant may submit a site plan for review for all or a portion of the area covered by the Tukwila South Master Plan. Application requirements are provided by TMC Section 18.104.060. All applications for design review within the TSO shall be processed as Type 2 decisions per TMC Chapter 18.60. Prospective applicants are encouraged to schedule a pre - application conference as provided by TMC Section 18.104.050 prior to submitting a design review application. C. The following development activities are exempt from design review: 1. Interior remodeling of existing buildings or structures. 2. Underground utility projects. 3. Detached single - family subdivisions subject to TMC Title 17 - Subdivisions and Plats. 4. Exterior repair, reconstruction, cosmetic alterations or improvements if the cost of that work is less than 10% of the buildings assessed valuation. 5. Development that is categorically exempt under the State Environmental Policy Act (SEPA) (RCW 43.21C). D. Design review indudes an examination of the following elements: placement and scale of structures, design, height, form, parking, access, signage, vehicular and pedestrian connections and circulation, environmental considerations, open space, landscaping, and infrastructure needs as described in the Tukwila South Master Plan or any applicable development agreement. The purposes of the review process include: 1. Allowing City staff to review the detailed arrangement of the proposed development to ensure it is consistent with the intent and scope of the Tukwila South Master Plan, as well as any applicable development regulations, zoning district provisions, design review standards, and any approved development agreement provisions. 2. Assure the proposed development is compatible with both the physical characteristics of the site, and the existing and potential uses of the surrounding area as described in an approved Master Plan. 3. Ensure compliance with the requirements of the State Environmental Policy Act (SEPA - RCW 43.21C) and other applicable regulations and standards. E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two Page 17 of 30 247 248 or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. F. Upon completion of the City's review, the Director shall approve, approve with conditions or deny the application, as follows: 1. If the Director finds the application meets the applicable criteria and is consistent with the approved Master Plan for that area of the Tukwila South Overlay district, the Director shall approve the proposal. 2. Approve with Conditions: If the Director finds the application does not adequately address one or more of the applicable criteria, but is consistent with the approved Master Plan for the Tukwila South Overlay district, and there is a reasonable basis for conditions, the Director may approve the application with conditions. The intent of such conditions is that they mitigate an impact consistent with the intent of the applicable criterion. Conditions of approval may include, but are not necessarily limited to, the relocation or modification of the proposed structures, additional landscaping, buffering, screening, relocation of access, or other measures necessary to mitigate any impact or reduce hazards. The Director shall specify when the conditions shall be met. 3. Denial: If the Director finds the application does not meet applicable criteria and reasonable conditions cannot be found to mitigate the impact or reduce hazards, the Director shall deny the application as proposed. The Director's decision must specify the reasons for the denial based upon the review criteria. 18.41.090 Basic Development Standards A. Standards for residential uses will be developed at a later date. B. NON - RESIDENTIAL USES: W: \Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 18 of 30 Lot N/ A Setbacks: Front - adjacent to a public street 15 feet* Second Front - adjacent to a public street 15 feet* Sides None *; increased to 10 feet if adjacent to residential use or non -TSO Zoned property Rear None *; increased to 10 feet if adjacent to residential use or non -TSO zoned property Height 125 feet Landscaping: Fronts - adjacent to a public street 15 feet Side None; increased to 10 feet if adjacent to residential use or non -TSO zoned property Rear None; increased to 10 feet if adjacent to residential use or non -TSO zoned property Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid Waste Space requirements chapter for requirements Off -street parking: I See TMC Chapter 18.56 *Subject to modification to meet Fire Department Access Requirements p 18.41.100 Modifications to Development Standards through Design Review A. An applicant may request a modification to the Basic Development Standards established by TMC Section 18.41.090 as part of a design review application. The applicant shall submit a writ description of the proposed modification and address the decision criteria stated below in subsection B; the Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with these decision criteria. B. The Director may grant modifications for individual cases provided the Director shall find that: 1. The modification is required due to unique circumstances related to the subject property that create significant practical difficulties for development and use otherwise allowed by this code; 2. The modification conforms to the intent and purpose of the Tukwila South Master Plan, any applicable development agreements, and this code; 3. The modification will not be injurious to other property(s) in the vicinity; 4. The modification will not compromise the current or reasonably anticipated provision of circulation, access, utility service or any other public service; and 5. An approved modification shall be the minimum necessary to ameliorate the identified practical difficulties giving rise to the request. 18.41.110 Final Site Plan A. Within 90 days of the approval by the Director, final plans shall be prepared and filed with the City. These plans shall include all required modifications and applicable conditions contained in the Director's Notice of Decision. B. The final plans are not required to be recorded unless there is an associated land division application, such as a binding site plan or subdivision. W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/77/7009 Page 19 of 30 949 250 18.41.120 Performance Guarantee The Building Official may not issue a Certificate of Occupancy until all improvements included in the approved plans have been installed and approved, with the following exceptions: 1. A performance guarantee has been posted for the improvements not yet completed. 2. The phasing of improvements has been accounted for in an associated Binding Site Plan, infrastructure phasing agreement, a condition of approval, or a development agreement. Section 11. Ordinance Amended. Ordinance No. 1758 §1 (part), as codified at TMC 18.46.020, is hereby amended to read as follows: 18.46.020 Permitted Districts Planned residential development (PRD) may be permitted in the LDR, MDR and HDR residential districts and in the TSO district when there are wetlands, watercourses, and associated buffers on the lot. Section 12. Ordinance Amended. Ordinance Nos. 2066 §1 and 1989 §9, as codified at TMC 18.50.060, are hereby amended to read as follows: 18.50.060 Cargo Containers as Accessory Structures A. Cargo containers are allowed outright in the LI, HI, MIC /L, MIC /H and TVS zones, subject to building setbacks. B. New containers may be allowed as accessory structures in LDR, MDR, and HDR for institutional uses, and in RC, RCM, TUC, TSO and C /LI for any permitted or conditional use. All new containers are subject to a Type 2 special permission decision and the restrictions in the various zoning districts. C. Criteria for approval are as follows: 1. Only two cargo containers will be allowed per lot, maximum length of 40 feet. 2. The container is located to minimize the visual impact to adjacent properties, parks, trails and rights -of -way as determined by the Director. 3. The cargo container is sufficiently screened from adjacent properties, parks, trails and rights -of -way, as determined by the Director. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings. 4. if located adjacent to a building, the cargo container must be painted to match the building's color. 5. Cargo containers may not occupy any required off -street parking spaces. 6. Cargo containers shall meet all setback requirements for the zone. 7. Outdoor cargo containers may not be refrigerated. 8. Outdoor cargo containers may not be stacked. D. Licensed and bonded contractors may use cargo containers in any zone for temporary storage of equipment and /or materials at a construction site during construction that is authorized by a City building permit. Section 13. Ordinance Amended. Ordinance No. 1872 §14 (part), as codified at TMC 18.52.020, is hereby amended to read as follows: 18.52.020 Perimeter Landscaping Requirements by Zone District A. In the various zone districts of the City, landscaping in the front, rear and side yards shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table. W:\ Word Processing \ Ordinances \ Tukwila South Tide 18 Zoning Code Amend.doc LV:lcsn 05/D/2009 Page 20 of 30 Zoning Districts Front Yard (Second Front) Landscape Type for Fronts Side Yard Rear Yard Landscape Type for Side /Rear MDR 15 1 TypeI 10 10 Type I HDR 15 TypeI 10 10 Type I MUO 15 (12.5) Type I 6 5 3 5 3 Type I 6 0 15 (12.5) Type I 6 5 3 5 3 Type 6 RCC 20 (10) 2 Type 6 5 3 10 Type II NCC 5 3 Type 6 0 3 0 3 Type II RC 10 TypeI 5 3 0 3 Type II I RCM 10 Type I 5 3 0 3 Type II 7 TUC 15 2 TypeI 0 0 TypeII C/ LI 12.5 4 Type 5 5 4 0 4 Type II 7 LI 12.5 Type II 0 3 0 3 Type III HI 12.5 Type II 0 3 0 3 Type III . MIC /L 5 Type II 0 4 0 Type III MIC /H 5 4 Type II 0 4 . 0 4 Type III TVS 15 2 Type II 0 3 0 3 Type III TSO 15 8 TypeI 0 9 0 Type III Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities upon approval as a Type 2 special permission decision. 2. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval as a Type 2 special permission decision. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian oriented space. 3. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 4. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to Type I1 if the front yard contains truck loading bays, service areas or outdoor storage. 6. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 7. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Only required along public streets. 9. Increased to 10 feet if adjacent to residential uses or non -T,50 zoning. B. The landscape perimeter may be averaged if the total required square footage is achieved, unless the landscaping requirement has been increased due to proximity to LDR, MDR or HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission decision if all of the following criteria are met: 1. Plant material can be clustered to more effectively screen parking areas and blank building walls. 2. Perimeter averaging enables significant trees or existing built features to be retained. 3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses. 4. Width of the perimeter landscaping is not reduced to the point that activities on the site become a nuisance to neighbors. W: \Word Processing \ Ordinances \Tukwila South Tide 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 21 of 30 251 252 5. Averaging does not diminish the quality of the site landscape as a whole. Section 14. Ordinance Amended. Ordinance No. 1872 §14 (part), as codified at TMC 18.52.035, is hereby amended to read as follows: 18.52.035 Interior Parking Lot Landscaping Requirements Landscaping within parking areas shall be provided as shown below. 1. Requirements for each distinctly separate parking area within the MDR and HDR zones: a. For areas with up to 20 parking stalls per parking area, no interior landscaping is required. b. For areas with 21 - 40 parking stalls per parking area, 7 square feet of interior landscape area is required for each parking stall. c. For areas with more than 40 parking stalls per parking area, 12 square feet of interior landscape area is required for each parking stall (see Multi- Family Design Guidelines, Site Planning Section, No. 31, for the normal 15 square feet to be provided). d. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide with an average width of 5 feet. 2. Requirements for parking lots within the 0, MUO, RCC, and NCC zones: a. For lots with up to 20 parking stalls, no interior landscaping is required. b. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior landscape area is required for each parking stall over 20. c. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior landscape area plus 15 square feet for each parking stall over 40 is required. For areas placed behind buildings or otherwise screened from streets, parks and City trails the interior landscape requirement is reduced to a minimum of 200 square feet plus 10 square feet for each parking stall over 40. 3. Requirements for parking lots within the RC, RCM, TUC, C /LI, TSO and TVS zones: a. For areas adjacent to public or private streets, a minimum of 15 square feet of landscaping is required for each parking stall. b. For areas placed behind buildings or otherwise screened from streets, parks and City trails a minimum of 10 square feet of interior Landscape area is required for each parking stall. 4. Planting Standards: a. Interior landscape islands shall be distributed to break up expanses of paving. Landscaped areas shall be placed at the ends of each interior row in the parking area, with no stall more than 10 stalls or 100 feet from a landscape area. b. The minimum size for interior parking lot planting islands is 100 square feet. c. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. d. Raised curbs or curb stops shall be used around the landscape islands to prevent plant material from being struck by automobiles. e. A minimum of 1 evergreen or deciduous tree is required per landscape island, with the remaining area to contain a combination of shrubs, living groundcover and mulch. Section 15. Ordinance Amended. Ordinance Nos. 2118 §1, 2005 §17, 1865 §50, and 1758 §1 (part), as codified at TMC 18.60.030, are hereby amended to read as follows: W: \Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code P.mend.doc LV:ksn 05 /71/2009 Page 22of30 18.60.030 Scope of Authority A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. B. The DCD Director will review projects meeting the thresholds for administrative design review. The BAR will review all other projects requiring design review approval. The Board and the DCD Director shall have the authority to approve, approve with conditions, or deny all plans submitted based on a demonstration of compliance with all of the guidelines of this chapter, as judged by the preponderance of evidence standard. C. Design review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments exempted in the various districts; b. Developments in LI, H1, MIC /L and MIC /H districts, except when within 300 feet of residential districts or within 200 feet of the Green/ Duwamish River or that require a shoreline permit; 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation (for costs between 10% and 25 %, the changes will be reviewed administratively); a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see TMC Figure 18 -9). 3. Development applications using the procedures of TMC 18.60.60, Commercial Redevelopment Area. D. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. E. No changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project. Minor amendments to an approved project may be permitted upon request to the Director where they do not substantially change the appearance, intensity or impacts of the project. Major amendments to an approved project will require submittal of a new design review application. A major amendment is a substantial change to elements of the approved plans, including substantially revised building design, alteration of circulation patterns or intensification of development on the site. Section 16. Ordinance Amended. Ordinance Nos. 2199 §20, 1986 §16, 1865 §51, and 1758 §1 (part), as codified at TMC 18.60.050B, are hereby amended to read as follows: B. Commercial and Light Industrial Design Review Criteria. The following criteria shall be considered in all cases, except that multi- family and hotel or motel developments shall use the multi- family, hotel and motel design review criteria; developments within the MUO, NCC and RC districts of the Tukwila International Boulevard corridor (see Figure 18 -9) shall use the Tukwila International Boulevard design review criteria of this chapter; and developments within the TSO district shall use the Tukwila South design review criteria instead: 1. RELATIONSHIP OF STRUCTURE TO SITE. W: \Word Processing\ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/77/2009 Page 23 of 30 253 254 a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. 2. RELATIONSHIP OF STRUCTURE AND SI'1't TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. W: \Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2004 Page 24 of 30 f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Section 17. Section Added. TMC 18.60.050 is hereby amended to add a new subsection F regarding Tukwila South design criteria, to read as follows: F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety: (1) Reduce the potential for conflicts between drivers and (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid light trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and /or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually pedestrians. unobtrusive. (3) Locate and /or screen roof - mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. e. Natural Features: W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05 /27/2009 Page 25 of 30 255 256 (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and /or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. f. Pedestrian and Vehicular Circulation: (1) Provide an efficient and comprehensive internal circulation system, including motorized and non - motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian- oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 26 of 30 (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design (1) Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. Section 18. Ordinance Amended. Ordinance Nos. 2005 518, 1865 554, 1770 535, and 1758 51 (part), as codified at TMC 18.60.070, are hereby amended to read as follows: 18.60.070 Design Review Process A. DECISION PROCESS. Projects meeting the thresholds for administrative design review will be processed as Type 2 decisions pursuant to TMC 18.108.020. All other design review decisions shall be processed as Type 4 decisions pursuant to TMC 18.108.040. B. APPROVAL. If the DCD Director or BAR finds the proposed development plans satisfy the applicable design criteria they shall approve the proposed development. A building permit may then be issued by the appropriate City official providing all other requirements of applicable adopted the building codes and ordinances of the City have been complied with. C. APPROVAL WITH CONDITIONS. If the DCD Director or BAR approves the proposed development plans with conditions, it may require that such conditions shall be fulfilled prior to the issuance of a building or occupancy permit, where appropriate. D. DENIAL. The DCD Director or BAR may deny the proposed development plans if the plans do not satisfy the criteria listed in this chapter or the applicable design manual. E. TIME LIMIT OF APPROVAL. Construction permitting for design review approved plans must begin within three years from the notice of decision or the approval decision becomes null and void. Section 19. Ordinance Amended. Ordinance Nos. 2135 §19 and 2119 §1, as codified at TMC 18.104.010, are hereby amended to read as follows: 18.104.010 Classification of Project Permit Applications Project permit decisions are classified into five types, based on the degree of discretion associated with each decision, as set forth in this section. Procedures for the five different types are distinguished according to who makes the decision, whether public notice is required, whether a public meeting and /or a public hearing is required before a decision is made, and whether administrative appeals are provided. 1. Type 1 decisions are made by City administrators who have technical expertise, as designated by ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed record appeal hearing based on the information presented to the W: Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 27 of 30 9g7 TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (open record appeal) Administrative Design Review (TMC 18.60.030) Community Development Director Board of Architectural Review Administrative Planned Residential Development (TMC 18.46.110) Short Plat Committee Hearing Examiner Binding Site Improvement Plan (TMC Chapter 17.16) Short Plat Committee Hearing Examiner Cargo Container Placement (TMC 18.50.060) Community Development Director Hearing Examiner Code Interpretation (TMC 18.90.010) . Community Development Director Hearing Examiner Exception from Single - Family Design Standard (TMC 18.50.050) Community Development Director City Council Modification to Development Standards (TIv1C 18.41.100) Community Development Director Hearing Examiner Parking standard for use not specified (TMC 18.56.100) Community Development Director Hearing Examiner TYPE OF PERMIT DECISION MAKER Any land use permit or approval issued by the City, unless specifically categorized as a Type 2, 3, 4, or 5 decision by this chapter As specified by ordinance Boundary Line Adjustment, including Lot Consolidation (TMC Chapter 17.08) Community Development Director Development Permit Building Official Minor modification to design review approval (TMC 18.60.030) Community Development Director Minor Modification to PRD (TMC 18.46.130) Community Development Director Sign Permit, except for those sign , permits specifically requiring approva of the Planning Commission, or denials of sign permits that are appealable Development Director Tree Permit (TMC Chapter 18.54) Community Development Director Wireless Communication Facility, Minor (TMC Chapter 18.58) Community Development Director 258 City administrator who made the decision. Public notice is not required for Type 1 decisions or for the appeals of those decisions. Type 1 Decisions 2. Type 2 decisions are decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Hearing Examiner, Planning Commission, City Council or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW 90.58. Type 2 Decisions W: Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.dcc LV:ksn o5 /7/2009 Page 28 of 30 Sensitive Areas (except Reasonable Use Exception) (TMC Chapter 18.45) Community Development Director Planning Commission Shoreline Substantial Development Permit (TMC Chapter 18.44) Community Development Director State Shorelines Hearings Board _ Short Plat (TMC Chapter 17.12) Short Plat Committee Hearing Examiner Sign Area Increase (TMC 19.32.140) Community Development Director Planning Commission Sign Permit Denial (TMC Chapter 19.12) Community Development Director Planning Commission Special Permission Parking, and Modifications to Certain Parking Standards (TMC 18.56.065 and .070) Community Development Director Hearing Examiner Special Permission Sign, except "unique sign" (various sections of TMC Title 19) Community Development Director Planning Commission Wireless Communication Facility, Minor (TMC Chapter 18.58) Community Development Director Hearing Examiner TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (closed record appeal) Conditional Use Permit (TMC Chapter 18.64) Planning Commission City Council Modifications to Certain Parking Standards (TMC Chapter 18.56) Planning Commission Hearing Examiner Public Hearing Design Review (TMC Chapter 18.60) Board of Architectural Review City Council Reasonable Use Exceptions under Sensitive Areas Ordinance (TMC 18.45.180) Planning Commission City Council TYPE OF PERMIT DECISION MAKER Resolve uncertain zone district boundary Hearing Examiner Variance (zoning, shoreline, sidewalk, land alteration, sign) Hearing Examiner TSO Special Permission Use (TMC 18.41.060) Hearing Examiner 3. Type 3 decisions are quasi - judicial decisions made by the Hearing Examiner following an open record hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances that may be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58. Type 3 Decisions 4. Type 4 decisions are quasi - judicial decisions made by the Board of Architectural Review or the Planning Commission, following an open record hearing. Type 4 decisions may be appealed to the Hearing Examiner or the City Council, based on the record established by the Board of Architectural Review or Planning Commission, except Shoreline Conditional Use Permits, which are appealable to the State Shorelines Hearings Board pursuant to RCW 90.58. Type 4 Decisions W: \Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/27/2009 Page 29 of 30 9c fl TYPE OF PERMIT DECISION MAKER Planned Residential Development (PRD), including Major Modifications (TMC Chapter 18.46) City Council Rezone (TMC Chapter 18.84) City Council Sensitive Area Master Plan Overlay (TMC 18.45.160) City Council Shoreline Environment Re- designation (Shoreline Master Program) City Council Subdivision - Final Plat (TMC 17.12.030) City Council Unclassified Use (TMC Chapter 18.66) City Council Shoreline Conditional Use Permit (TMC 18.44.050) Planning Commission State Shorelines Hearings Board Subdivision - Preliminary Plat (TMC 17.14.020) Planning Commission City Council Unique Signs (TMC 19.28.010) Planning Commission City Council Variance from Parking Standards over 10% (TMC 18.56.140) Planning Commission Hearing Examiner Wireless Communication Facility, Major or Waiver Request (TMC Chapter 18.58) Planning Commission City Council 260 5. Type 5 decisions are quasi-judicial decisions made by the Hearing Examiner or City Council following an open record hearing. Type 5 decisions may be appealed only to Superior Court. Type 5 Decisions Sect-ion 20. Tukwila South Overlay District Design Manual and Map Adopted. The City of Tukwila hereby adopts by reference, as if fully set forth herein, the "Tukwila South Overlay District Design Manual," attached hereto as Exhibit A, and the "Tukwila South Overlay Zoning District Map," attached hereto as Exhibit B. Section 21. Ordinance Repealed. Ordinance No. 1758 §1 (part), as codified at TMC 18.40.075, is hereby repealed. Section 22. Severability. If any section, subsection, paragraph, sentence, dause 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 23. Application of Overlay Zone. The City Council hereby applies the TSO to the properties shown on the map attached as "Exhibit B" to Ordinance No. (which Ordinance adopts the Master Plan for the subject property) (the "Master Plan Property"). Section 24. 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 upon the date on which all the Master Plan Property is within the municipal boundaries of the City of Tukwila. Section 25. Expiration. The City of Tukwila and La Pianta LLC have entered into a Development Ag dated Tune , 2009 (the "Development Agreement ") regarding the Master Plan Property. If the Development Agreement terminates prior to the expiration of its term in accordance with the terms therein, this Ordinance shall expire without further legislative action and be of no further force or effect. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2009. ATTEST/ AUTHENTICAI W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 05/28/2!709 Page 30 of 31 Christy O'Flaherty, CMC, City Clerk APPROVED AS TO FORM BY: Jim Haggerton, Mayor W:\ Word Processing \Ordinances \Tukwila South Tide 18 Zoning Code Amend.doc LV:ksn 05/28/2009 Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Office of the City Attorney Ordinance Number: Attachment: Exhibit A - Tukwila South Overlay District Design Manual Exhibit B - Tukwila South Overlay Zoning District Map Page 31 of 31 261 Tukwila South Overlay District Design Manual Exhibit A 263 264 Table of Contents I. Introduction and Applicability 1 A. Design Guideline Organization 1 B. Land Use Categories 1 C. Applicability and Interpretation 3 II. Site Design 5 A. Site Design Concept and Site Relationships 5 B. Site Design for Safety 7 C. Siting and Screening of Parking Areas 10 D. Siting and Screening of Service Areas and Mechanical Equipment 11 E. Natural Features 13 F. Pedestrian and Vehicular Circulation 15 G. Pedestrian Environment 17 H. Gateways 18 III. Building Design 21 A. Architectural Concept 21 B. Building Elements and Architectural Details 24 IV. Landscape Design 31 A. Landscape Design 31 B. Planting Design 33 V. Signage 35 A. Signage Design 35 04/13/2009 Draft TSO District Design Manual 11 265 266 I. Introduction and Applicability A. Design Guideline Organization The Tukwila South Design Manual is organized in four major sections as follows: • Site Design • Building Design • Landscape Design • Signage Within each section are supporting design topics. The general structure is shown below. Major Section (e.g. Site Design) A. Supporting Design Topic (e.g. Pedestrian Environment) 1. Intent Statement: Provided to guide the application of guidelines to differing site circumstances in a consistent manner. 2. Design Criteria: General requirements to be met by non- exempt development.. 3. Design Guidelines (all uses): Example measures that guide development design to meet design criteria and the design topic intent above. • Guidelines by use or category where applicable (e.g. Campus Office, Urban Office, Retail, and Light Industrial) D. Land Use Categories The criteria and guidelines are written to address four major types of and use categories. These development types are generally characterized below to assist in determining applicable design criteria and design guidelines: 1 04113/2009 Draft ISO Risttct Manual 1. Campus Office A campus office environment is distinguished by a multi - building development that frames organized open spaces. Pedestrian circulation routes focus around a campus core allow for employee collaboration, interaction and easy and convenient access to adjacent buildings and amenities. Structured and surface parking fields should be distributed around buildings and located to minimize visibility. 2. Urban Office Urban Office environments tend to have multi -story buildings oriented towards primary streets in a traditional development pattern. Building facades generally parallel front property lines and lie at the minimum setback to create a street edge. Ground floors may contain storefront retail. Parking entrances and loading tend to be accessed from secondary streets to avoid interrupting the pedestrian environment. 3. Retail Retail space should be concentrated around major focal points of interest. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high tech campuses and residential neighborhoods. Retail development is characterized by window displays, inviting entries, architectural accents, and signs oriented both to pedestrians and drivers. This retail development is critical to creating a lively pedestrian experience and establishing an identity for the Tukwila South area. Stand -alone (or big box) retail should be grouped with similar uses with adequate, adjacent and landscaped parking areas. Locations are close to major circulation access routes. 4. Light Industrial Light industrial developments are characterized by large- scale, high quality buildings with landscaped lots. Service areas, loading areas and refuse enclosures should be oriented away from public view, residential uses and street frontages. 2 267 268 C. Applicability and Interpretation 1. Applicability Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to TMC 18.41. Those activities exempt from Design Review in TCM 18.41.070 are exempt from the application of this Design Manual. 2. interpretation Design criteria are requirements that are to be met by development subject to design review. Design guidelines are examples of how the design criteria may be met, and equivalent or alternative techniques that meet the design criteria and design topic intent are allowed. In determining the degree of applicability of a design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the "public realm" such as pedestrian and vehicular circulation, site design for safety, location and orientation of buildings, and screening of incompatible uses, parking, and service areas. 3 04/13/2009 II. Site Design A. Site Design Concept and Site Relationships 1. Intent • To ensure that Tukwila South is developed in a coordinated manner that takes into consideration the design and layout of adjacent sites and promotes a consistent, harmonious theme throughout. ® To encourage appropriate transitions between developments. 2. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. 2. Maintain visual and functional continuity between the development and adjacent properties where appropriate. 3. Design Guidelines General Site Layout 1. The site layout of structures, parking, driveways, and outdoor functions should be arranged and located to emphasize the aesthetically desirable components of the site, such as existing mature trees, other natural features, views, or interesting architectural features. See Natural Features, Section II.E. 5 0411312009 269 270 D� af t ISO District Manual 2. Service facilities, outside storage and equipment areas, and trash enclosures should be sited in an unobtrusive manner through building and landscaping placement and design. [See Section II.D. Siting and Screening of Service Areas and Mechanical Equipment] 3. The site should be planned to accomplish a desirable transition from the streetscape and to provide for adequate landscaping and pedestrian movement.. Building locations, vehicular circulation systems and parking areas should be planned in a manner that can accommodate future expansion. Relationship to Neighboring Sites 5. New building setbacks along streets should consider the setbacks of neighboring structures to allow for continuity among buildings and ensure visibility from the street. 6. The orientation of the buildings should complement adjacent structures through placement, mass and scale. 7. Provide landscaped buffers and other screening techniques between adjoining sites where commercial and /or industrial uses abut low density residential development. [See Section IV- Landscape Design} 8. Link the proposed development to existing and planned sidewalk, trail, storm drainage, and utility systems to assure their efficient continuation. Focal Points 9. Look for opportunities to incorporate open spaces such as green areas, hard surface urban plazas, street parks and pocket parks. 10. Orient public open space to receive the maximum direct sunlight possible, consider using trees, overhangs and umbrellas to provide shade in the warmest months. Design such spaces to take advantage of view and solar access when available for the site. Specific to Campus Office Orientation and Location of Buildings 11. Buildings should be oriented to focus on interior plazas, courtyards and open spaces to help identify clear pedestrian routes and building entries. 6 12. Consider clustering to enhance connectivity between similar building uses. Specific to Urban Office Uses Orientation and Location of Buildings 13. Building facades should be parallel to their front property line and at the minimum setback. 14. A building's front facades should face the primary street that that serves the development area. D. Site Design for Safety 1. Intent • To ensure that the organization of site elements contributes to the safety of pedestrians on the site. ▪ To encourage building and site design that enhances the feeling of personal safety and property security. • To ensure that the nighttime environment is safe and inviting. • To avoid lighting that interferes with the use of neighboring properties or streets. 2. Design Criteria 1. Reduce the potential for conflicts between drivers and pedestrians. 2. Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. 3. Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. 4. Avoid light trespass beyond the boundaries of the property lines. 7 04113/2009 271 272 Draft 'ISO Distict Manual 3. Design Guidelines General Site Circulation 1. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrians and motorist paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. Provide raised sidewalks, crosswalks, and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped areas. 3. Where possible, service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Visibility& Sightlines 4. Grades and materials of walkways, paths, parking spaces, terraces, and other paved areas should promote safety. 5. Avoid site and building design features that create entrapment areas (such as tunnels, long corridors, and opaque fences) in locations with pedestrian activity. 6. Select and locate trees, shrubs, and ground cover that allows for adequate surveillance. 7. Consider locating windows, balconies and entries to look out on pedestrian routes, vehicular circulation routes and parking areas to allow for informal surveillance of these areas. Lighting 8. Where appropriate to the complexity of the project and the sensitivity of adjacent uses, prepare a lighting plan to identify standards, illumination levels, and other elements of lighting. 9. To promote a sense of security, provide lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways, and around street furniture. 8 10. Provide lighting at consistent lumens with a gradual transition to unlit areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily disorienting. 11. Direct building lights onto the building itself or the ground immediately abutting to it. 12. Install nonglare parking lot or display lot light fixtures mounted above the ground to minimize the impact onto adjacent and abutting properties. Provide fixtures fitted with a cutoff type luminaire as exemplified below. Cutoff Type Luminaire 13. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. 14. Commercial signage should be placed facing away from low density residential properties. Specific to Retail Uses Security Measures 15. Monitoring devices mounted on the storefront exterior should be camouflaged. 16. Bars and grates are strongly discouraged; however, if shopkeepers feel such measures are necessary, bars or grates should be installed on the inside of the windows. Roll -down grates are preferred over permanently mounted bars. 9 04113!2009 273 274 Draft ISO District Manual C. Siting and Screening of Parking Areas 1. Intent • To maintain active continuous sidewalks and street frontages; ▪ To efficiently and appropriately locate parking areas to accommodate users and tenants. ▪ To minimize the visual impacts of parking areas. 2. Design Criteria 1. Organize site and building designs to deemphasize vehicular circulation and parking. 2. Use building placement, walls, berms, and /or landscaping to create a distinct street edge. 3. Design Guidelines General Parking Lot Landscaping and Screening 1. Use the following techniques to screen surface parking and create a visible street edge a. Urban Office and Mixed Use Environments: Where feasible, surface parking should be placed behind or beside buildings rather than in front to achieve compactness and pedestrian orientation. (TCP 7.7.4 and 8.5.5) Where surface parking abuts streets, use trellises, low walls, and /or landscaping to screen it. b. Retail Environments: Trellises, low walls, and /or landscaping should be used to screen surface parking. c. Campus Office and Light Industrial Environments: Consider site topography or berms in conjunction with landscaping to screen surface parking. 2. Parking spaces may be shared by two or more businesses with different peak usage times. 1 0 Specific to Campus Office and Urban Office Parking Location and Entrances 3. Structured and surface parking fields should be sited, where practicable, to provide maximum facade visibility. 4. Parking should not be adjacent to open spaces or high public visibility areas. 5. Parking should be integrated with pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Specific to Retail and Urban Office Parking Entrances and Loading Areas 6. Retail and urban office parking entrances and loading areas should be predominantly located along secondary streets. 7. Reduce the number of driveway entrances by exploring opportunities for internal connections between parking areas. Provide safe ingress /egress of vehicular traffic. Specific to Urban Office Parking Structures 8. Parking structures should reflect the design of its associated building(s). The Tukwila Parking Structure Design Guidelines should be met. 9. To the extent practical, parking structures located along public rights -of- way should incorporate facade treatments, landscaping or other building design features to reduce aesthetic impacts. [See Sections III and IV.] D. Siting and Screening of Service Areas and Mechanical Equipment 1. Intent To minimize the sight, odor and sound impacts of services areas. 11 0411312009 275 276 Draft ISO District AHanual 2. Design Criteria 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. 3. Locate and /or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. 3. Design Guidelines General 1. Service areas include, but are not limited to, trash dumpsters, compactors, ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. 2. Screening of service areas should be accomplished by use of walls, fencing, plantings, or a combination. 3. Consideration should be given to developing common service courts between buildings and if adjacent sites. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. 4. Mechanical or HVAC rooftop units shall be screened from public view. For example, screening may be integrated into the design and massing of the roof form or parapet walls. If mechanical equipment must be placed where it is visible, it must be screened with elements that are architecturally compatible with the building design. 12 E. Natural Features 1. Intent • To protect and enhance the Tukwila South site's natural environment. • To create a comprehensive amenity system that leverages the site's assets, including the wooded hillside to the west, the Green River to the east, and views of the river valley and Mount Rainier. 2. Design Criteria 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and /or watercourses into the overall site plan where appropriate. 2. Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. 3. Design Guidelines General Natural Environment 1. Sensitive area tracts or public open spaces and trails should be linked with other tracts or open spaces on adjacent properties, and should be consistent with the open space network concepts in the Tukwila South Master Plan, Master Open Space and Trails Plan and Sensitive Area Master Plan Overlay (SAMP). 2. Consistent with the Tukwila South Master Plan open space network concept and SAMP, provide for a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Provide physical or visual access where appropriate. Hillsides 3. Where allowed, modification of the hillside shall result in a moderately sloping, natural- appearing environment, consistent with the Tukwila South Master Plan natural environment section. 13 04/13/2009 277 278 Draft TSO District Manual 4. Site and design buildings to respond to the natural features of the site, topography, and drainageways when feasible to avoid unnecessary recontouring of the land. 5. Site and design buildings to reduce impact on views from surrounding areas. This may involve techniques such as using multiple, terraced low retaining walls or rockeries; on downhill elevations articulating and screening elevations as well as providing transitional plantings. 6. Feather cut and fill areas into the natural topography surrounding the building area. Shorelines 7. For sites in the shoreline jurisdiction provide and enhance physical and visual public access opportunities in the River Environment. a. Particularly where uses are intended to facilitate public enjoyment of the shoreline, orient structures and /or land uses to the Green River. b. Provide for plaza connectors between buildings and dikes where appropriate to enhance pedestrian access and for landscaping purposes: 8. Provide a north -south pedestrian network/ trail system through the Tukwila South District. The trail may align along the Green River and may connect to public and private sidewalk systems where appropriate to the environmental conditions of the shoreline and security requirements of adjacent developments. Commercial and residential developments should link to the Tukwila South trail system. 9. Connect the Tukwila South open space network to other public parks and trails along the Green River. Specific to Campus Office 10. Reduce the visual impact of buildings located on hillsides through terracing. 14 F. Pedestrian and Vehicular Circulation 1. Intent • To ensure that internal vehicular circulation is designed in an efficient manner. ▪ To encourage development organized around pedestrian oriented circulation systems, with simplified vehicular circulation to foster linkages. • To provide adequate parking with safe and convenient pedestrian access. • To provide easily identified and functional pedestrian connections within sites, between properties and /or from the public right -of -way. 2. Design Criteria 1. Provide an efficient and comprehensive internal circulation system, including motorized and nonmotorized access points, parking, loading, and emergency accessways. 2. Create on -site pedestrian networks from streets and drives to building entrances, through parking.Iots to connect buildings to the street, and between sites. 3. Design Guidelines General Vehicle Circulation 1. Traffic circulation patterns should be designed to accommodate garbage 'collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars. 2. Take advantage of opportunities for shared driveways and coordinate parking areas with adjoining sites to limit the number of access driveways. 15 04113/2009 279 280 Draft ISO District Manual Transit 3. Ensure that public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations consistent with transit operator plans. 4. When appropriate, look for opportunities to accommodate future regional transit facilities into development plans. Non motorized circulation 5. Bicycle lanes shall be included where public or private street standards require them. [See Section II. G. regarding bicycles] 6. Pedestrian walkways. a. Definition: Pedestrian walkways are located on parcels /lots. Pedestrian walkways are typically 4 to 6 feet in width, and consist predominantly of an all weather walking surface. b. Visual Prominence: Pedestrian walkways should be made visually prominent through techniques such as paving, landscaping, and lighting. Consider using raised concrete pavement where a walkway traverses between parking stalls and /or is adjacent to vehicular circulation. c. Connection to Streets: New development, excluding secured sites and areas, should provide convenient and safe pedestrian access to adjacent streets. d. Through -Block Locations: Through -block pedestrian connections are encouraged through larger sites and districts. e. Parking Areas: Pedestrian walkways should be provided through parking lots provided for public use. f. Between Buildings: Development should incorporate convenient and safe access between buildings and public areas for pedestrians. g. Connections to Offsite Pedestrian Network: Provide pedestrian access to existing and proposed sidewalks, trails and parks. Specific to Campus Office Access road location 7. Major access roads should be located at the perimeter to help define the campus edge. 1 s G. Pedestrian Environment 1. Intent • To provide a common theme for street furniture, light fixtures and other streetscape structures throughout the Tukwila South development. ® To provide site and pedestrian amenities that will facilitate and encourage the use of pedestrian walkways and open space areas. • To create a comfortable, active, and safe pedestrian environment. 2. Design Criteria 1. Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian /employee environment. 2. Ensure that pedestrian amenities are durable and easy to maintain. 3. Select site furnishings that complement the building and landscape design of the development. 3. Design Guidelines General Site Furnishing- General 1. Provide durable site furnishings, such as benches, planters, bike racks, trash receptacles, and tree grates to create inviting and comfortable open spaces, plazas, and walkways. Site them in consideration of employee and pedestrian flow and convenience. 2. Site furnishings, especially weather protection, should be designed to be part of the architectural concept of building design and landscape. Materials should be compatible with nearby buildings or natural settings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. 3. Do not locate furnishings where users are likely to walk through landscaped areas or conflict with vehicles to access them. 17 0411312009 281 282 Draft TSO District Manual H. Gateways 4. Areas in front of retail can be used for merchandising, benches, planters, cafe seating, provided a clear pedestrian walkway is maintained. Trash Receptacles 5. Trash receptacles should be located in areas of high pedestrian uses, such as food establishments. 6. All trash receptacles should incorporate smoking receptacles. 7. Smoking receptacles should be located outside of all offices where employees congregate to smoke. Bicycles 8. All development should incorporate bicycle stands or racks complementary to the buildings architectural form. 9. When possible, bike stands should be located on side streets versus on main streets. 1. Intent To highlight important points of entry to Tukwila South as gateways by providing special design features, landscaping, and /or architectural elements at gateways. 2. Design Criteria 1. Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. 2. Provide special treatment at designated gateway locations. 3. Design Guidelines General 1. Provide gateway features at the primary arterial intersections of Tukwila South, such as Southcenter Parkway Expansion /S 180th Street, 18 Southcenter Parkway Expansion /Segale Park Drive C, and Southcenter Parkway Expansion /S 200th Street. 2. Gateways should be visually prominent. Gateways are encouraged to have two or more of the following types of features: a. Public art; b. Monuments; c. Special landscape treatment; d. Open space /plaza, fountains; e. Identifying building form or prominent architectural features; f. Special paving, unique lighting, or bollards; g. Signage, displaying entry identification; h. Other features that meet the intent of highlighting gateway areas. 3. Secondary focal points may be established at future districts, such as office campuses, or retail districts, or other major districts. Focal points may have unique district signage, art, fountains, markers, landscaping, or other features, compatible and complementary to the overall Tukwila South gateway features. 19 04113/2009 283 284 111. Building Design A. Architectural Concept 1. Intent To ensure that new development implements the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place. ■ To provide conceptual guidance on each of the envisioned building types in the Tukwila South Overlay District including: campus office, retail, urban office, and light industrial. To provide for `human scale' in building design. 2. Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. 3. Provide distinctive building comers at street intersections through the use of architectural elements and detailing, and pedestrian- oriented features where possible. 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. 21 04113!2009 Draft ISO District Manual 3. Design Guidelines General 1. Develop an architectural concept for development that is responsive to the functional characteristics of the development. 2. Display a unifying concept or architectural expression on sites with multiple structures. 3. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. 4. Scale: a. Perceived building scale can be reduced through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. b. Appropriately scaled and well - proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. 5. Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to make the rooflines prominent and create a distinct character. 6. Take advantage of intersection locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the comer distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. 7. Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of a building. Campus Office 8. Campus office development should offer a unified environment with building placements which frame organized open spaces. 22 285 286 9. Adjacent buildings should be unified using common styles, colors, architectural details and orientation. 10. Each building should help complement and unify the design of the campus office development. 11. Consider modulation and articulation in building design to provide a strong building base that focuses on the human scale. 12. Large structures should be designed to reduce mass and bulk on facades along pedestrian circulation routes. Retail 13. Facades of retail buildings should face primary and secondary roads; 14. Facades of retail buildings should be accessible to both parking and the pedestrian environment. 15. Front entrances for all retail stores should be on the same side of the building (TSOD DG). 16. Retail space should be concentrated around major focal points of interest. 17. Small display /showcase windows and blank walls should be avoided whenever possible. 18. For stand -alone retail, building facades should blend in with adjacent development. 19. For stand -alone retail, building facades greater than 100' should be modulated with wall plane projections or recesses. 20. For stand -alone retail, loading docks and areas should be screened from public view. 21. For stand -alone retail, large scale buildings should be designed to be easily adapted for reuse. Light Industrial 22. Exterior lighting should be integrated into the overall building design and should be consistent with the development's overall architectural concept. 23 04/13/2009 Draft ISO Di Manual 23. Large facades should be broken up into small -scale components through wall modulation, fenestration and architectural detailing. Urban Office 24. Rooftops overlooked by other taller buildings should be attractively designed. 25. Consider incorporating innovative designs into a development, such as vegetated roofs. 26. Buildings of considerable lengths or with large floor plates should incorporate design features that reduce their apparent bulk. Examples of these techniques include building articulation, changes in facade patterns, building breaks, vertical setbacks and material changes. 27. Exterior openings should be in scale (i.e., proportionate) for the building's function and use. 28. At prominent building corners and spaces between buildings not crossed by streets, building projections are allowed to the maximum height of each building. B. Building Elements and Architectural Details 1. intent To provide flexible design parameters to allow each development opportunities for creativity and expression in architectural design. 6 To provide texture to streetscapes and interest and variety to the building facade. 9 To make major building entrances obvious, visually prominent, and welcoming. 2. Design Criteria 1. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 2. Buildings and site design should provide an inviting entry orientation. 24 287 288 3. Colors used on building exteriors should integrate a building's various design elements or features. 3. Design Guidelines General Building Materials 1. Building structures are encouraged to employ a variety of durable materials. Building Entries 2. Building entrances should be visually prominent and easy for pedestrians and bicycles to reach. 3. Canopies, awnings, and protected entryways are encouraged to highlight and define building entrances as well as provide weather protection. 4. When the purpose is to provide weather protection, provide a sufficient width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for awnings and canopies. Colors 5. Use accent colors in a way to enhance or highlight building design, and avoid detracting from building design. 25 0411 3/2009 Draft ISO Distict Manual Campus Office Building Materials 6. Each building should complement and unify the design of all campus buildings. Examples of the types of material encouraged and discouraged are listed below: Encouraged Materials: • glass • steel • precast masonry • wood • metal panels Discouraged Materials ▪ EIFS • plastic/fypon ▪ vinyl siding ▪ corrugated metal as a facade • residential details and or materials Urban Office Building Materials 7. Buildings should be constructed with predominantly masonry material. Following is a list of encouraged and discouraged materials: Encouraged ■ Brick; • Stone; uf Pre -cast Concrete Panels. Discouraged • EIFS; • Vinyl siding; Other residential -type materials. 8. The use of reflective or darkly tinted glass on a buildings facade is discouraged unless the applicant can demonstrate special circumstances apply. 26 289 290 9. Ail -glass vertical expression is allowed in recessed areas. 10. Building trim may be of stone, metal, pre -cast glass fiber reinforced concrete (GFRC) or similar materials. 11. Punched windows are strongly encouraged for building facades. 12. Building design should incorporate a horizontal expression line above the first or second floor, depending on the building's height, to develop a sense of continuity. 13. Balconies on the second floors, especially above entrances, are encouraged to provide a focal point to the building facade. Light Industrial Building Materials 14. Facades that face a public street should be architecturally emphasized through window design, wall detailing, and entryway placement. 15. Harmonious and natural building colors should be used. Bright colors should be used for accent only. Retail Building Materials 16. Fit and finishes of all storefront components should be of high quality. Following is a list of encouraged and discouraged materials: Encouraged ▪ Durable, smooth exterior -grade woods such as oak, redwood, cherry, maple and medium density overlay (MDO) are acceptable materials, • Metal, • Stone, ▪ Cast stone, ▪ Concrete, ▪ Plaster; ▪ Opaque, smoked and reflective glass should be used for accent elements /spandrel elements only. 27 04/1312009 Draft ISO Dis rict Manual Discouraged ▪ Pine, • Pressure- treated lumber; Ground Floor Details 17. Retail development should include visually interesting ground floor details such as awnings, window displays, doors, architectural accents, and signage. Building Entries 18. The primary building entrance should be clearly marked, while side entrances should be as close to the front street as possible. 19. Site amenities such as benches and planters are encouraged near building entries [see Section H- Pedestrian Environment]. 20. Doors should be compatible with and complementary to a storefront's design. 21. Where feasible, restaurants should use their building entries to connect with outdoor seating areas. 22. Doors with a high percentage of glass are encouraged to increase visibility into the storefront. 23. Recessed doors are encouraged to provide shelter for passing pedestrians. 28 291 292 Lighting 24. Storefront facades, recessed doorways, outdoor spaces, parking areas, and passageways should be lit. Encouraged • Concealed lighting; ■ Down lighting; . Internal window lighting past hours of operation; ▪ Mounted pedestrian lighting; ▪ Lighting that becomes signage. Awnings 25. Provide awnings at ground level in mixed use buildings to distinguish retail function. 26. Awnings should project from the building facade to provide protection from climatic conditions. 27. Awnings must be at least eight feet above the sidewalk to the lowest point of the awning. Awnings should be mounted above display windows and below cornice or second store windowsills. 28. Awnings must be durable, fire resistant, and resistant to fading. The following is a list of encouraged and discouraged materials: Encouraged ▪ Canvas; x Retractable awnings; • Variety of sizes and shapes among stores. Discouraged ▪ Vinyl awnings; ▪ Same awning across several storefronts. 29 04/1312009 IV. Landscape Design A. Landscape Design 1. Intent Integrate landscape design with site and building design in a cohesive manner. ▪ Soften and screen the visual impact of hard surfaces such as parking Tots, service areas, walls, pedestrian walkways, public rights -of -way, sidewalks and gathering places, by incorporating trees and landscaping into the site design! r. Ensure private landscaping reinforces, complements and enhances public streetscape improvements and reinforces onsite pedestrian connections. 2. Design Criteria 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. 3. Design Guidelines General Complimentary to Building Character 1. Develop a landscape design concept that is consistent with or complementary to site design and the development's architectural character. The landscape concept should also enhance natural site features, significant existing landscaping, and /or other existing amenities, 31 04/13[2009 293 294 Draft ISO District Manual where appropriate. An effective landscape plan will direct and enhance the experience of a site when it: a. Takes advantage of views of the landscaping from inside the building. b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. 2. Landscaping should provide design continuity between neighboring sites. 3. Building facade modulation and setbacks should include features such as courtyards, landscaping, or other special features. 4. See associated design guidelines in Section II.E — Natural Environment related to hillsides. Screening and Buffering (Perimeter verses Interior) 5. Required perimeter landscaping may be averaged and clustered if the total required square footage is achieved onsite. 6. Consider using landscaping as a buffer to reduce the impacts of wind, air pollution and noise on a development and surrounding sites. 7. See associated design guidelines in Section II.A, C, and D — Site Design Concepts and Site Relationships, Sitting and Screening of Parking and Siting and Screening of Service Areas and Mechanical Equipment, as well as Section IV B. Planting Design. Reinforce and Enhance Public Streetscape Improvements 8. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. 9. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians and drivers' views. 10. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. 32 11. Landscaping is encouraged to help define pedestrian walkways and parking areas, and should be used to mitigate climate and solar conditions. Specific to Light Industrial 12. Landscaping should be incorporated where Tight industrial areas end and residential and commercial uses begin. Appropriate landscaped areas should be provided to create a transition to adjoining properties and uses. B. Planting Design 1. Intent m To encourage selection of plant materials that will enhance the overall landscape design concept and provide for variety and visual interest on the site. ® To encourage the use of plant materials that will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. 2. Design Criteria 1. Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 3. Design Guidelines General 1. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent Tots and natural areas. 2. Provide adequate plant quantity, size and spacing for the intended effect. 33 04113/2009 295 296 Draft ISO District Manual 3. Areas not in use by structures, driveways, plazas, walkways and parking spaces should be landscaped. 4. Consider the use of indigenous plant species or plant species proven adaptable to the local climate in all landscaping. 5. Select a variety of plants with consideration of visual interest, including using plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. 6. All weeds and invasive species on site must be controlled including in sensitive areas 7. Landscape features such as decorative paving, fountains, rock features walkways, or benches are permitted within perimeter landscaping areas. 8. Planters and urns should be used extensively throughout the Tukwila South development in the development areas that are urban in nature. Large planters are movable for flexibility and give a more open feeling to the sidewalks and plazas. All planters should appear to be authentic materials such as terra -cotta, porcelain, stone, or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. 9. Tree grates may be used throughout the project. 10. See associated design guidelines in Section II.E— Natural Environment. 34 V. Signage A. Signage Design 1. Intent • To create a sense of arrival to the Tukwila South development To create a path for wayfinding through Tukwila's South development ▪ To support Tukwila South development's identity as a special place. • Provide a means of identifying and advertising businesses; providing directional assistance; and creating color and interest. 2. Design Criteria 1. Provide signage that is consistent with the site's architectural theme. 2. Manage sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. 3. Provide signage that is oriented to both pedestrians and motorists in design and placement. 4. Provide a wayfinding system within the development to allow for quick location of buildings and addresses that coordinates with other sites and the district, where appropriate. 3. Design Guidelines General (all uses): 1. In the Tukwila South development, iconic elements and signage should: 35 04(13/2009 297 298 Draft TS0 District Manual Provide project identity ▪ Create a sense of arrival =Allow for sub -brand identity Create a path for wayfinding throughout Tukwila South's development ▪ Identify specific venues 2. Signage should be scaled appropriate to the use and volume of the street. Signage directed toward drivers should be easy to read from a distance. Information conveyed to pedestrians can be of a more intimate scale. District Identification 3. Signage that provides identification and directional information should be used to improve wayfinding throughout the Tukwila South Development. 4. Wayfinding signage should identify specific elements and districts within the Tukwila South development providing project identification throughout the community. 5. Wayfinding signage should be legible and consistent in placement, style, format, and icons. Project Identification 6. Signage should be an integral part of the design approach to the building and site. Signage should emphasize special building features, such as an entry or display window, with properly scaled signage. 7. Corporate logos and signs should be sized appropriately for their location. 8. Signs within a development should be coordinated and display similar or complementary design characteristics. 9. Provide durable, high quality materials and finishes for signage. 10. Provide signage to indicate site access and service entrances where appropriate. Retail 11. Sign lighting, including flat mounted and blade and banner signs, must be lit with concealed lighting, or from above with down - lighting. 36 J ilumoni mnnun H" 1!•1'J ��1111 i • 1 i 71Gi L `111111111 iin ... r •� ,I ii ii /�'1i " . Q' + r ' iiii /u• ■ � ■ t lf•I LE 1r • II I l l l? i . , If M . ; �V � : mr ■•3: ■ I 1 11 111 111111111111 IIIIIIIIII r�I�Jt�� <IIIII .iii ::�ll �' ■' •�,.,�- III Illllllllll <I�IIIIII ::::":17 I:: IIIIrI!IIIII 1;•x ;1111 ��" . �O�fP�lhlIIIIIIIIIIIIII Iltllllul n■1 nIIltllll l � Cx "h 1 °`■�"- llt i/ ,�Y1� n: 1 ■ 13111„ .1 IIIIII:�IIII'III!��; /•- Altll� u'•111011 � • • HI (? 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The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on , 2008. It was posted at two locations on the Tukwila South property. L05 -041 STAFF: Lisa Verner Segale Properties (aka La Pianta, LLC) Approve the Tukwila South Master Plan consistent with Tukwila Comprehensive Plan Policy 9.1.3 and associated Implementation Strategy and Policy 9.1.5 LOCATION: Generally south of S 178` /S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5 SEPA DETERMINATION: Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005. ATTACHMENTS: Applicant's proposed Tukwila South Master Plan Staff Report to City Council— Master Plan L05 -041 Page 2 FINDINGS Description of Request The applicant requests approval of the proposed Tukwila South Master Plan required by the Comprehensive Plan for the Tukwila South area. Background and Site Information The applicant is proposing the Tukwila South Master Plan in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of between 10.3 and 14 million square feet in a large- scale, campus setting on approximately 490 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5. The Tukwila South Master Plan and Tukwila South Project proposal are described in the Tukwila South Draft and Final EIS. A copy of the proposed Tukwila South Master Plan is included with this notebook. Policy 9.1.3 in the Tukwila South section of the Tukwila Comprehensive Plan "require(s) a master plan prior to any significant land altering that details full development of the Tukwila South Master Plan Area infrastructure ... with residential, commercial and light industrial uses and open space network areas." This Policy's Implementation Strategy calls for "City Council approval after Planning Commission review and recommendation of a master plan for the Tukwila South Master Plan Area." (page 105) In the Comprehensive Plan, the "Tukwila South Master Plan Area" is "the area generally from South 180 Street south to the City's annexation boundary at South 204 Street" and is shown in Figure 20 (page 103) as including the area between the Green River and I -5 which is currently in King County. While all of this area is within the City's Potential Annexation Area (PAA), only the part east of Orillia Road S is included in the proposed Tukwila South Master Plan. A map of property owned or leased by the applicant is included with this notebook. There are several properties not owned by the applicant which are included in the area to which the proposed Master Plan would apply. These include property owned by Gaco Western, a paint coating business; Mitchell Moving & Storage; and Schoenbachler Enterprises LLC, a limited liability company for the Schoenbachler family. King County owns a surface water management pond located north of South 200 Street and west of the Green River. Proposed Master Plan Policies 9.1.3 and 9.1.5 of the Tukwila Comprehensive Land Use Plan specify the desired content of the Tukwila South Master Plan. A comparison of the applicant's proposed Master Plan with these policies is shown below. Staff comments are interspersed. P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 3 Policy 9.1.3 Require a master plan prior to any significant land altering that details.... ....full development of the Tukwila South Master Plan Area infrastructure.... .... with residential, commercial and light industrial uses.... The Master Plan proposes that the site's central infrastructure be built "up front" over a three -year period (2006- 2008). During that period, the following would be completed (page 18): • Implement a mass - grading program to establish site grades. • Extend and expand Southcenter Pkwy in a new alignment. • Realign S. 178 Street to intersect Southcenter Pkwy at Segale Park Drive "C. • Install sanitary sewer, water and other utilities within Southcenter Pkwy. • Relocate the existing flood protection barrier dike from S. 196 to the southern boundary of the site (north of S. 204 • Install a temporary and permanent comprehensive stormwater control system. • Implement a comprehensive natural resources mitigation plan. ,, The proposed Master Plan recognizes that "it may be necessary to relocate an existing fire station closer to the project, or within the property" (page 18). It also proposes a future east -west access road connecting Orillia Road to Southcenter Parkway and indicates a secondary onsite street system will be developed with features such as sidewalks and pedestrian signage (page 2). The proposed Master Plan states that the Segale family has committed "to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase" (page 3). The proposed Master Plan states its intention to provide a "framework" to guide long- term development of the almost 500 -acre site. It proposes between 10 and 14 million square feet of development, in a combination of campus office and research environments, and districts that may include retail, residential, hotel and recreational uses. Table 1 describes the "assumed" range of uses (page 7). These uses could include 5 to 10 million square feet of office /research/technology space, 1 to 2 million square feet of goods and services, and 700 to 1900 units of housing (pages 1 and 7). The proposed Master Plan states, "This buildout range and assumed mix of uses within the planning areas should be considered conceptual; ultimately, market forces will determine the specific level of development and the mix of uses over the long term. The potential locations of the various categories of uses shown within the plans on the following pages are also conceptual and will be determined by market forces" (page 7). P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 4 The Master Plan emphasizes flexibility, both in the types of uses allowed and their location. The following illustrate the Master Plan's vision with regard to future land use: "At just under 500 acres, Tukwila South could include regional employment, housing and goods and services" (page 4). "The project will be multi -use and includes a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered...." (page 4). "Early -phase uses must ... be carefully chosen to complement each other and serve as engines for future development (page 4). "Tukwila South is perfectly situated to bring" aerospace, life sciences, information technology and trade and logistics jobs to the area (page 4). "...flexibility must be maintained throughout the vertical development of the districts... (page 6). "The central and southern portion of the site will serve as the campus development's core, anchored by retail and service areas. The northern end of the site will include a mix of employment, specialty goods and services and housing..." (page 7). Housing Opportunities: "... a wide variety of housing environments ... could include a mix of single - family and multi - family units of low, mid and high -rise structures ..." "Low -rise units [1 -3 stories] would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River." "...allow for mid -rise units [3 -6 stories] to integrate with a mix of uses....possible configuration would include housing units constructed over retail." "The opportunity exists for high -rise structures, [6 stories or greater] most likely in the redevelopment of the Segale Business Park in the latter stages of the project's development" (page 9). Retail opportunities are described with regard to four areas within Tukwila South. 1) A "Retail Village" at the northern end of the site (generally adjoining the proposed realigned intersection of Southcenter Parkway, South 178 and Segale Park Drive "C "). "Uses are expected to include a grocery store, drug store and smaller retailers that will serve the surrounding neighborhoods." 2) A Retail District adjacent to the "Retail Village" (generally replacing the existing Segale Business Park) envisioned as a mixed -use, "24/7 urban environment." 3) "Gateway Retail" at the intersection of Orillia Road and S. 200` Street intended to take advantage of this intersection's high visibility. 4) A Retail Center at the intersection of realigned Southcenter Parkway and S. 200 Street, that could serve the surrounding campus office uses. It should be noted that locations are considered "conceptual" and the Master Plan indicates market forces will determine actual locations. The P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 5 P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Master Plan also proposes to accommodate large -scale national retailers not currently in the local marketplace, and large existing area retailers that need more space not otherwise available in the City. The Plan does not indicate where such uses might locate. The Master Plan includes a very broad list of retail and service uses, but does not specify where these uses might locate (pages 10 and 11). Employment Opportunities. The Master Plan generally identifies three areas where regional employment opportunities might be accommodated (as with other uses, the Master Plan indicates market forces will determine actual locations). A very broad range of uses is listed, including office, R &D, retail, light manufacturing and residential (page 12). ... and open space network areas. The proposed Master Plan identifies the following components of an open space network (page 14): • Restored wetland area north and south of S. 204 Street (32 acres). • Relocated and enhanced Johnson Creek (0.34 acres). • Newly created back -water fish habitat in the Green River (4.5 acres). • Preservation of a portion of the western hillside (approximately 50 -60 acres). Additionally, the proposed Master Plan indicates "landscaped open spaces, plazas and courtyards, and a pedestrian/bicycle pathway along the Green River" will be provided (page 2), and that "buildings will frame open spaces with central plazas and public gathering spaces" (page 7). "Developable open space including green areas, hard - surfaced urban plazas, street parks, and pocket parks will be incorporated into the project..." (page 8). The master plan shall address: the multiple issues of hillside wetland and watercourse preservation and impacts mitigation, in accordance with Tukwila policies; Hillside...preservation and impact mitigation. "Some modification of the western hillside will occur, but the majority of the hillside will remain untouched and an amenity" (page 2). "Portions of the hillside on the north and south ends of the site will be graded and re- landscaped to accommodate the relocation of South 178 Street and to provide fill material for the project" (pages 2 and 14). The Plan indicates approximately 50 -60 acres of hillside along the western valley wall will be preserved (page 14). Wetland and watercourse preservation and impact mitigation. The Tukwila South Master Plan describes a proposed "Sensitive Area Master Plan" (SAMP), which has been submitted separately. Together, the Master Plan and the SAMP propose a comprehensive approach to mitigating impacts to wetlands and watercourses. Key aspects of the proposed approach include (pages 15 and 17): Staff Report to City Council— Master Plan L05 -041 Page 5 P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 6 protection of fish and wildlife habitat; appropriate flood protection and shoreline treatment, in accordance with Tukwila shoreline policies and guide- lines; and the realignment of 57th Avenue South to maximize parcel size and to coordinate with the overall development plan. * Create a 4.5 -acre Green River off - channel habitat restoration area immediately north of the S. 200 St. bridge, and create an improved streambed for Johnson Creek (0.34 acres) as mitigation for filling 1.07 acres of existing "agricultural ditch" (watercourses that have been channelized and otherwise heavily modified over the years). * Rehabilitate, restore, enhance and create 32.4 acres of wetlands in the southernmost portion of the site (north and south of S. 204 St.) as mitigation for: * Filling 0.90 acres of Type 1 wetland. * Filling 7.71 acres of Type 2 wetland (five locations of varying sizes), and * Excavating 0.65 acres of Type 2 wetland. Staff Comment: It should be noted that proposed modifications to wetlands and watercourses are subject to approval by state and federal resource agencies. Discussions with these agencies are ongoing, and their permit decisions may result in additional mitigation requirements. The Master Plan focuses on fish habitat protection by identifying "activities which have the potential to directly or indirectly affect fish" (page 17). These include "relocation of a portion of the Green River levee and construction of a new off - channel rearing area for salmonids," " relocation and enhancement of Johnson Ditch including a new stream outfall location," and "filling or culverting of five fish- bearing agricultural ditches" (page 17). Mitigation thorough implementation of a Sensitive Areas Master Plan (SAMP) is proposed, as described above. Flood protection measures are discussed on page 16 and shoreline treatment is discussed on page 13 of the Master Plan. For flood protection, the existing flood protection barrier dike at about S 196 Street will be relocated to the "southern boundary of the site (approximately 120 to 140 feet north of S 204 Street) ... (to) create contiguous buildable area and allow development of a large -scale campus environment." (page 16) It is intended to keep flood waters from Howard Hansen Dam, Johnson Ditch, and the wetland rehabilitation areas from entering the developed portions of the site. In the area under Shoreline Master Program jurisdiction (within 200' of the Green River), the Master Plan reflects the language in the Zoning Code spelling out what is permitted in the River Environment, Low Impact Environment, and High Impact Environment. (page 13). The Master Plan says "Southcenter Parkway (S 57 Street) will be expanded and extended through the site in a new alignment that follows the base of the hillside" (page 2). It "connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center." (page 5) The realigned street "creates the largest contiguous parcels for development, and allows travelers on Southcenter Parkway to not only experience the development, but the hillside as an amenity and open space." (page 18) Staff comment.• On August 29, 2005 the Tukwila City Council adopted Resolution No. 1585. Section 1 of the Resolution indicates the City's intention to begin acquisition of property needed to widen Southcenter Parkway in its current alignment within the P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 7 Review Process Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony, deliberated, and made a recommendation to the City Council on September 29, 2005. Now, the City Council will hold a public hearing and take testimony, consider the Planning Commission recommendation and make a decision to approve, approve with modifications, or deny the Master Plan. P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc existing city limits. Section 3 of the Resolution indicates the City will consider an alternative alignment if the property owner (currently Schoenbachler, LLC) and leaseholder (La Pianta, LLC) mutually offer a preferable alternative alignment. Policy 9.1.5 Incorporate into the master plan for the Planned Area building material, design, land use, and The Master Plan proposes that building design, construction and materials be coordinated through comprehensive design principles (pages 2 and 7). It indicates other site organiza- that a "retail village" on the north end of the site will "serve as a gateway to the site tion review elements from the Tukwila Urban Center" (pages 7 and 11). A graphic on page 8 identifies vital to issues of entry potential locations for gateway features. Among the design, land use and site or gateway to the organization concepts included in the Master Plan are: City and transition to o Uses "grouped in fine- grained, pedestrian- oriented districts" (pages 1 and 4). the farmland district to o "Building design, construction and materials will be of institutional quality" the south and low- (page 2). density residential o Pedestrian connections will be provided throughout the project (page 5). districts to the west o "Buildings will frame open spaces with central plazas and public gathering and north. spaces" (page 7). o "The development concept features public and private amenities such as plazas, landscaped open space areas, and pedestrian/bicycle pathways that link the campus to adjacent areas" (pages 7 and 8). Staff A proposed "Tukwila South Overlay District Design Manual" has been developed to implement the concepts described above. It is intended that adoption of this Design Manual be considered along with consideration of zoning code amendments under File # L05 -029A. Staff Report to City Council— Master Plan L05 -041 Page 7 Review Process Approval of a Master Plan is a legislative decision, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony, deliberated, and made a recommendation to the City Council on September 29, 2005. Now, the City Council will hold a public hearing and take testimony, consider the Planning Commission recommendation and make a decision to approve, approve with modifications, or deny the Master Plan. P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 8 STAFF RECOMMENDATION Staff recommends approval of the proposed Tukwila South Master Plan, with the following modifications: 1. Page 1, first sentence of second paragraph, revise as follows: "With nearly 500 acres of land five minutes from SeaTac Airport " Staff comment: Not all of the property is under single ownership. See Exhibit L05- 041 -1. 2. Page 2, first sentence of third paragraph, revise as follows: "Southcenter Parkway (57 Avenue South) will be expanded and extended through the site in a new alignment .. , this will provide an improved connection ..." Staff comment: The proposed alignment follows the toe of the slope for only a portion of its length. 3. Page 2, last sentence of fourth paragraph, revise as follows: "Special design consideration will be covered wire -by residential design guidelines to be developed and adopted prior to residential development." Staff comment: The proposed Tukwila South Overlay District Design Manual (see File # L05 -029A) provides general guidelines for development within hillside areas (see Section E, Natural Features). Staff and the applicant are proposing to establish more specific design guidelines for residential development at a later date. 4. Page 3, second sentence of second paragraph, revise as follows: "At 498 approximately 500 acres..." 5. Page 3, first sentence of third paragraph, revise as follows: "The Segale family has been systematically assembling this- parcel property within the Tukwila South area for over 50 years." Staff comment: Not all of the property is under single ownership. See Exhibit L05- 041 -1. 6. Page 4, last sentence of second paragraph, revise as follows: "This can only occur because a significant share of the site's is in single ownership." Staff comment: Not all of the property is under single ownership. See Exhibit L05- 041 -1. 7. Page 6, first sentence of first paragraph, revise as follows: "Development must be strategically phased to successfully transition Tukwila South from an agricultural and industrial property to an urban destination." Staff comment: This revision recognizes that a significant portion of the Tukwila South area is currently developed in industrial uses. 8. Page 7, first sentence of first paragraph, revise as follows: "...framework to guide development of the 498 approximately 500 acre site..." 9. Page 7, first sentence of fourth paragraph, revise as follows: "Land uses related to employment could include, for example, research and development, office, light manufacturing /, limited distribution, and hotel uses." Staff comment: A significant amount of warehousing /distribution uses would not be consistent with the overall vision for the Tukwila South area. Also, due to likely changes to state revenue laws, having a large contingent of warehousing /distribution uses could significantly reduce economic •P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 9 benefits to the community. This issue is addressed by Tukwila Comprehensive Land Use Plan Policy 2.1.10, which contemplates a moratorium or land use change relating to warehouses if sales tax sourcing rules change. 10. Page 8, second sentence, under heading CONNECTIONS, revise as follows: "T The cities of Tukwila and SeaTac, the Port of Seattle and Sound Transit have undertaken a feasibility analysis to develop a people mover system from the airport light rail station through Tukwila South to the Commuter Rail station at the Tukwila TOD. Tukwila should continue to pursue such opportunities." Staff comment: The original language was drafted while the feasibility analysis was still under way. It has now been completed. While there are currently no specific follow -up plans, Tukwila should continue to work with interested property owners and agencies to identify opportunities to provide high capacity transit service to Tukwila South. 11. Page 18, second sentence under heading SOUTHCENTER PARKWAY & S 178 STREET REALIGNMENT, revise as follows: "The goal is to move the new alignment toward the toe of the eastern hillside." Staff comment: The proposed alignment follows the toe of the slope for only a portion of its extent. While final alignment is not yet resolved, the goal remains to create larger contiguous development parcels. 12. Page 19, first sentence of first paragraph, revise as follows: "The Tukwila South project has the opportunity to transition the property from an agricultural and industrial property to an urban destination..." Staff comment: This revision recognizes that a significant portion of the Tukwila South area is currently developed in industrial uses. 13. Page 17, first sentence of paragraph following bulleted list, revise as follows: "Section 18.45.KK 18.45.160 of the Tukwila Municipal Code..." Staff comment: Updated reference. CONCLUSIONS The proposed Tukwila South Master Plan provides a framework for review and approval of development within the Tukwila South Master Plan area. The Master Plan spells out the vision and guiding principles for Tukwila South and will be used to guide implementation decisions within the Tukwila South area. As proposed and with the modifications recommended by staff, the proposed Tukwila South Master Plan is consistent with and will aid in implementation of the applicable policies of the Tukwila Comprehensive Land Use Plan. STAFF RECOMMENDATION TO PLANNING COMMISSION That the Planning Commission recommend approval of the Tukwila South Master Plan, with staff - proposed changes, to the City Council. P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc Staff Report to City Council— Master Plan L05 -041 Page 10 PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL That City Council approve the Tukwila South Master Plan, with staff - proposed changes. ADMINISTRATION RECOMMENDATION TO CITY COUNCIL That City Council approve the Tukwila South Master Plan, with staff - proposed changes. P: \Long Range Projects \Tukwila South Project \Master Plan and SAMP \STAFF REPORT FOR COUNCIL - Master Plan.doc V'41 - Design Manual Page 1 From: "SHELLEY KERSLAKE" <SHELLEY @kenyondisend.com> To: <Iverner @ci.tukwila.wa.us> Date: 9/29/05 11:08AM Subject: Design Manual Lisa and Steve: Thank you for the opportunity to review the Tukwila South Overlay Design Manual. As you know, aesthetic standards are an appropriate component of land use governance. However, in order to pass constitution muster, the regulations must be drafted to give clear guidance to all parties concerned; land use applicants must have an understandable statement of what is expected from new construction, and design professionals need to know in advance what standards will be acceptable in the community. In the field of regulatory statutes governing business activities, statutes which employ technical words which are commonly understood within an industry, or which employ technical words which are commonly understood within an industry will not be determined to be vague. Courts have determined that words such as: "harmonious"; "interesting"; "compatible"; "attractive" and "suitable" do not give effective or meaningful guidance to applicants or design professionals. These terms allow the reviewing body to use their subjective belief to deny a project. Thus, in order to be upheld, the regulations must contain objective guidelines that do not require the reviewer to resort to their own subjective feelings. Keeping this standard of review in mind, I noted a few instances in the proposed regulation which may prove problematic if challenged: Page 21 - 2.1 "Develop an architectural concept for structures on the site that conveys a cohesive and consistent thematic or stylistic statement and is responsive to the functional characteristics of the development." Page 22 - 3.1 "Develop an architectural concept for development that is responsive to the functional characteristics of the development" 3.2 "Display a unifying concept or architectural expression on sites with multiple structures" p. 23 # 18: " For stand -alone retail, building facades should blend in with adjacent development." p. 24 #24 "Rooftops overlooked by other taller buildings should be attractively designed" Does this mean no flat torch -down roofs? If so, you should say that. p. 25- 2.3 "Colors used on building exteriors should integrate a building's various design elements or features." p. 31- 2.1 " Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character" As you know, this was a quick review of the standards, if you would like me to do anything additional please let me know. Shelley M. Kerslake Kenyon Disend, PLLC. 11 Front Street S. Issaquah, WA 98027 (425)392 -7090 ,visa Verner - Design Manual Page 2 e -mail: Shelley @KenyonDisend.com CC: <slancaster @ci.tukwila.wa.us> --,- Dept. Of Community Development • . City of Tukwila .:..., l i-,1,4 - . q AFFIDAVIT OF DISTRIBUTION ..." - ?, : _ ,'1 • --, , Notice of Public Hearing . Determination of Non-Significance . 4 ., Project Name: — 1 -- -uil..v,t4c Si Notice of Public Meeting .-. Project Number: LD6 oag A Li,(5--gale . - ,.,:! 1-2t),..S7--1-"' 1, ut5c)44.... Mailer's Signature: -1_- :.' Person requesting mailing: 1 Board of Appeals Agenda Pkt --,- Dept. Of Community Development • . City of Tukwila .:..., l i-,1,4 - . q AFFIDAVIT OF DISTRIBUTION ..." - ?, : _ ,'1 .,...„.. 1,2tt7a44 0) HEREBY DECLARE THAT: A ...k. , Notice of Public Hearing Determination of Non-Significance . 4 Notice of Public Meeting Mitigated Determination of Non- ,....:4; Significance Board of Adjustment Agenda Pkt Determination of Significance & :oping 7. Notice A Board of Appeals Agenda Pkt Notice of Action • : •.if,4 ••,.. ?(:- Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application A -.4A Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit (.-. .4$ ' 1 '�.' T +FT ::wS __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other -YR •::,:.: • ,. If • P:GINAWYNETTA/FORMS/AFFIDAVIT-MAIL 08/29/003:31 PM Was mailed to each of the addresses listed on thisE3 day of in the year 200S" /WV 4:-A Pc‘ .0301 • • GA,c70„WF.,srepEm Waterproofing our WorIT om - ASA to your Neighborha ..""'" Goa, Western has you Covered with Innovative Solutions. MarkkElliott Chief�Financiat Officer I V Office 206- 357 -2727 Fax 206 - 575 -0587 melliott@gaco.com . _ www,gaco.com Musa verner - Kt: ukwila South Planning mmission Public Hearing From: "Bleifuhs, Steve" <Steve.Bleifuhs @METROKC.GOV> To: 'Lisa Verner' <Iverner @ci.tukwila.wa.us >, Ryan Larson <rlarson @ci.tukwila.wa.us> Date: 9/20/05 4:49PM Subject: RE: Tukwila South Planning Commission Public Hearing Hi Lisa, If it's possible to send the material to me digitally on Friday, that would be preferable. Otherwise, please sent it to me, as follows: ',-,p,,...4,9indApsources Division 201 South Jackson St., Ste. 600 Seattle, WA 98104 With respect to the question about an agreement between King County and Segale for trails and easements, the short answer is no. Rather, the easement requirements need to be a requirement of the City's developers agreement with Segale. And so, the long answer to your question is, as follows, excerpted from the County's May 5, 2005 DEIS response letter: Levee Design and Construction Standards King County is party to several signed interlocal agreements with the City of Tukwila and other municipal jurisdictions within the lower Green River Valley, establishing construction and maintenance standards for flood containment levees along the banks of the Green River. Under the terms of these agreements, King County has agreed to use funding secured by the GRFCZD to maintain and repair levees within easements granted to the GRFCZD, and to King County, for this purpose. This King County maintenance role is conditional on levees being brought into compliance with current design and construction standards by each affected jurisdiction. According to Section 4.2.4 of the July 2002 Interlocal Agreement for the Administration of the GRFCZD, "Local land use actions shall also provide for the obtaining of any additional easement areas or tracts of land reasonably necessary to accommodate levee structural integrity and slope stability needs. Such needs shall be determined in a manner consistent with applicable federal levee engineering guidelines, and with any additional engineering or geotechnical studies prepared for this purpose." King County, Tukwila, and Kent are all signatory parties to this Interlocal Agreement. g t , (4coc- ` 1 /y7.c.rtc.Gu V L t Page e 140-1 £4 /0✓ D(i ✓i4 tA: be G fr Agenda Minutes? • Planning Commission TVS Public Hearing Agenda Packet (binder) Tukwila South Master Plan (Green tabs) /, DAB 6) Staff Report Attachments A. Anrali u .,1. 1 A for p_1an) Application materials --cam ✓E 9 Zoning Code Amendments (Yellow tabs) Staff Report C. Sta f- recommended Zoning C mendments DDApplication materials 9 Subdivision Code Amendments (Orange tabs) Q Staff Report Attachments E. Staff -reco mended Subdivision Code Amendments pplication materials Tukwila South Master Plan ? Shoreline Master Program Amendments (Blue tabs) Staff Report 0. Application Materials 9 9 Addendum to Final EIS for Tukwila South Project (Red tab) • X9 ffft,t - ✓i a . 1 3 r Q: \PAA \TVS StaffRpts PC\PC TVS PH binder.doc -sjl- Created on 09/20/2005 11:03 AM Page 1of1 State of Washington County of King City of Tukwila On this day personally appeared before me CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(7a,ci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) I De.:) V f7VYl,. S() (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on ° t l °t t n 5 the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at , Zoio -5‘L,M 3- .S t %a r S‘ L, Q`1 so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number Lt S - dg . LO5 - 0 29 t3 LOS °2 - ° o A L65_ I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. SUBSCRIBED AND SWORN to before me this day of My commission expires on r)P( " t 1(,.l V \ AGSM .L to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. NOT RY • U : L C'in an d - s the • tate otshin ton residing at — 714,1A1 1 1a._ /0 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 1, c�� HEREBY DECLARE THAT: 3 �ti�aGUl/l. ,IK Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping`° Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgms; Permit v __ FAX To Seattle Times Classifieds: Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other a. a z Was year mailed to each of the addresses 20 t ' k : listed on this `5 d a y o f € in the r'k !'gyp Project Name: I � w 1 (l c c4- Project Number: L.D 5. --r0 ii 1 (- —D M) ""'na .- 1)&-o: Mailer's Signature: 1 • a442 0 Person requesting mailing: L-Is Gk _ VQA P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM • City of Tukwila CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION 0 Department of Community Development Steve Lancaster, Director The City has received the following four applications from La Pianta LLC (Segale Properties) in conjunction with the Tukwila South Project: 1. Tukwila South Master Plan; File L05 -041 2. Zoning Code changes, including a new Tukwila South Overlay District zone; File L05 -029A 3. Subdivision Code changes, including changes to Binding Site Plan; File L05- 029B 4. Shoreline Master Program map amendment to apply "Urban" shoreline environment designation; File L05 -030 The proposed Zoning Code and Subdivision Code changes may apply citywide. The Shoreline Master Program map amendment is proposed to apply to property proposed for annexation into the City located south of the City limits along the west side of the Green River to S 204 Street and inward from the water 200 feet from the Ordinary High Water Mark (OHWM). The Tukwila South Master Plan will apply to property generally south of S 178 /S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5. You are invited to comment on the applications by attending a public hearing scheduled for 7:00 PM on September 29, 2005 before the Planning Commission or by writing a statement which is received in the Department of Community Development by 5:00 PM on the date of the hearing. The public hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 - 431 -3670. For further information on these proposals, contact Lisa Verner at 206 - 431 -3662 or lverner @ci.tukwila.wa.us or visit our offices at 6300 Southcenter Blvd, Suite 100, Monday through Friday, 8:30 AM to 5:00 PM. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Blvd, Suite 100. Public hearing notice mailed September 16, 2005. 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AIM • —� \III- - - --� �„ I. � 111111 111•11 1111111 II■11/ ANGLE LAKE I l l 11 1 1 1 1 1 1 11 ri = L - ■ ►ww�// . ra 2.11MI ° r ' { , c l�� 740 a waklb.= EN am in � -- __ 111111110 � -, =mug .. - - - 10 -- MN 1 MION111115= :111 1: !GOLDSMITH & AS SOCIATE S LEGEND: TUKWILA SOUTH PROJECT TUKWILA SOUTH MASTER PLAN - EXHIBIT 1 TUKWILA, KING COUNTY, WASHINGTON TUKWILA MUNICIPAL BOUNDARY AFTER LA PIANTA ANNEXATION MASTER PLAN BOUNDARY TUKWILA SOUTH MASTER PLAN AREA 'G.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ()TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION () K.C. DEPT OF PARKS & REC () KC. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY () KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) OWEST ( ) SEATTLE CITY UGHT UGET SOUND ENERGY IGHLINE WATER DISTRICT ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF 14MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM () FISHERIES PROGRAM () WILDLIFE PROGRAM '¢'SEATTLE TIMES (SOUTH COUNTY JOURNAL P:W DMINISTRATIVE\FORMSICHKLIST.DOC CHECS: ENVIRONMENTAL REVIEW /SHORELINE PEA/MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES () DEPT OF SOCIAL & HEALTH SERV. '4EPT OF ECOLOGY, SHORELAND DIV - -- L - 1 ," --41 - 611 -- ` J`9 ' � () DEPT OF ECOLOGY, SEPA DIVISION' S � - '"r``"�� I ( ) OFFICE OF ATTORNEY GENERAL • SEND CHKLIST W/ DETERMINATIONS • SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES SCHOOLS/LIBRARIES UTILITIES OTHER LOCAL AGENCIES MEDIA J.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE ( ) HEALTH DEPT () PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES-SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL K C. LAND & WATER RESOURCES 91 ( ) FOSTER LIBRARY ( ) K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT Vt / I c lIGHLINE TIMES I.TUKWI LA.WA.US.VVW W PC- AK ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 () CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR- LAKERIDGE SEWERNVATER DISTRICT CITY AGENCIES �i` " KENT PLANNING DEPT' Q "' - S av ` A ily<rtENTON PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: P)$ITY OF SEA -TAC -- (3 `&. --- ( ) PUBLIC WORKS () FIRE () CITY OF BURIEN () POLICE () FINANCE () TUKWILA PLANNING COMMISSION MEMBERS ( ) PLANNING () BUILDING () TUKWILA CITY COUNCIL MEMBERS () PARKS & REC. () MAYOR () CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) CITY CLERK () STRATEGIC PLANNING OFFICE* • NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT () DUWAMISH RIVER CLEAN -UP COALITION *SEND NOTICE OF AU. APPLICATIONS ON DUWAMISH RIVER • S Z Tog 5 -vM 5 . G2.2 r- en yvz5 c,"'""' t � -r -r ' - �,,,•, w (%Q (..eiva -,,bav,m 7 009 ai-c +5 —°s7 ' oz c rah pe j -1 r7 Jam ��.��v 3- Z 51, S g coq Eb M a1" 11 Z1V jS v ( 4 4, CA r 0s S 5 Li 7v1- , -a ti++V V: 1 r 2r) - ).'nd 7c) Parties of Record 8 -4 -05 1. Arthur H. McKean Aiken, St. Louis, & Siljeg, PS V 801 Second Avenue, Suite 1200 Seattle, WA 98104 2. David Benoliel M &P Partnership 14100 SE 36 Street, Suite 204/ Bellevue, WA 98006 3. M &P Company E. Mitchell PO Box 1083 Edmonds, WA 98020 4. Peter Davis Gaco Western Inc PO Box 88698 Seattle, WA 98138 V 5. Andrew S. Lane Cairncross & Hempelmann 524 Second Avenue, Suite 500 Seattle, WA 98104 6. Roger McCracken McCracken Properties LLC 19604 International Blvd, Suite 200 Sea -Tac, WA 98188 7. Rich Buck Lease Return Center 19607 Orillia Road S Kent, WA 98032 8. L. Jonientz 5565 S. 178 Street Tukwila, WA 98188 9. Richard Aramburu, Attorney_ 505 Madison Street Seattle, WA 98104 10. Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 v 11. Steve Butler City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 12. Dale Schroeder City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 13. Bob Meyer City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -86 14. James Grief 2123! LI-Z � Stirfac 1 WA qN8g 15. Lori Jenkins Des Moines, WA 16. Tony Zgraggen 43014 212` Ave SE Enumclaw, WA 98022 17. James Adsley 19805 Orillia Road S Kent, WA 98032 18. Chris Bauer King County Fire District #24 19805 Orillia Road S Kent, WA 98032 19. Thomas D. Keown, PE Highline Water District PO Box 3867 Kent, WA 98032 20. Kim Marousek City of Kent 220 Fourth Ave S l / Kent, WA 98032 - 5895 (/ 21. King County Department of Transportation, Road Services Division 201 S Jackson Seattle, WA 98104 22. Dale Myers V • • Use Aveiy® TEMPLATE 5160 -note Al, Axmm / cal tIIIIIIIIIIIIIMI Kir Tukwila RE: 262304 9079 17300 Southcenter Pkwy Tukwila WA 98188 King County RE: 352304 9037 500 KC Admin Bldg. Seattle WA 98104 Southcenter Properties RE: 352304 9101 601 SW 2" Ave #2100 Portland OR 97204 Tukwila Historical Society RE: 022204 9036 14475 59 Ave S Tukwila WA 98168 Drainage District 1 RE: 102204 9045 PO BOX 297 Kent WA 98035 Jo Etal & Larry Gallagher RE: 032204 9053 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 032204 9025 6821 112' Ave SE Renton WA 98056 Armando Scoc RE: 10 9007 68 12' Ave SE nton WA 98056 Armando occolo RE: 204 9044 6 1 112' Ave SE Renton WA 98056 Atl3AV-09 - 008 - 1 1- 800 -GO -AVERY • MINIMMINE U ■YCITT'w »oU'w CLPF - TUKWILA RE: 262304 9067 350 S Grand Ave #25 Los Angeles CA 90071 Mario Segale RE: 352304 9032 PO Box 88046 Tukwila WA 98138 Vien Bui & Thanhthien Tonnu RE: 352304 9039 12613 38` Ave SE Everett WA 98208 Armondo Scocc RE: 102 9186 682 2` Ave SE castle WA 98056 Larry Gallagher RE: 032204 9103 PO Box 1099 Bandon OR 97411 Union Pacific Railroad Co. RE: 032204 9027 1700 Farnam St Ohama NE 68102 Armando Scoccolo RE: 102204 9 5 6821 1 ve SE Re n WA 98056 Armando Scoccolo RE: 1022 40 682 2' Ave SE enton WA 98056 ®09L5 31V1dW31 ®MaAV esn Use Avery® TEMPLATE 5160® Armondo Scoc RE: 10220 185 6821 11 Ave SE Renton A 98056 _nele w 1aG • Armondo Scocc RE: 10220 184 6821 1 Ave SE Ren • n WA 98056 Fred Pittenger RE: 032204 9072 4301 S 200` St Kent WA 98032 La Pianta RE: 022204 9047 PO Box 88050 Tukwila WA 98138 Schoenbachler Enterprises LLC RE: 352304 9034 9253 E Sands Dr Scottsdale AZ 85255 Kwan Patrick /Rosalyn RE: 788880 0160 5862 S 194` St Kent WA 98032 St. Demetrios RE: 102 9001 2100 Oyer Ave S Se tle WA 98112 First Union National Bank RE: 022204 9052 745 Atlantic Ave Boston MA 02111 Shasta Beverages RE: 352304 9072 1 N University Dr Plantation FL 33324 Houghton Harbor RE: 352304 9084 1233 Andover Park E Tukwila WA 98188 Kir Tukwila RE: 352304 9005 17600 Southcenter Pkwy Tukwila WA 98188 AM3AV - 008 - 1. 1- 800 -GO -AVERY 0 Vince Coluccio RE: 023900 310 210 SW 194 PL Normandy Park WA 98166 Assoc Catholic Cemeteries RE: 032204 9021 205 NE 205"' St Seattle WA 98155 Gregory Real Estate Two LLC RE: 788880 0180 1216 6th Ave N Kent WA 98032 Schoenbachler Enterprises LLC RE: 352304 9015 106 110t Place SE Bellevue WA 98004 King County RE: 032 049 500 Ave the WA 98104 City of Kent RE: 0222' • 061 220 4 ` Ave S K : t WA 98032 U AVERY® 5160 Union Pacific Railroad RE: 352304 9108 1416 Dodge St #325 Omaha NE 68179 Southcenter Partners LLC RE: 352304 9095 601 SW 2n Ave #2100 Portland OR 97204 Houghton Harbor RE: 352304 9122 1233 Andover Park E Tukwila WA 98188 Two Nine Three & Four LTD RE: 352304 9110 1325 4 Ave #1940 Seattle WA 98101 ®09LS 31V1dW31 ®tiaA11 asn Jam Free Printing Use Avery® TEMPLATE 5160® Bellwether Properties RE: 788890 0111 18435 Olympic Ave S Tukwila WA 98188 Sound Floor Covering RE: 788890 0130 18375 Olympic Ave S Tukwila WA 98188 Campbell James E ate RE: 788890 0 62 1001 Ka • • ila Blvd. Kapo HI 96707 Doug Thompson RE: 032204 9097 4417 S 200` St Kent WA 98032 Tri -Land Corporation RE: 352304 9103 1325 4 Ave #1940 Seattle WA 98101 Gray Cat Collective LLC RE: 352304 9069 5430 45` Ave W Seattle WA 98199 City of - t RE: 7::880 0111 22. 4 Ave S Kent WA 98032 Bruce C. & Elizabeth S. Mitchell RE: 352304 9082 19000 57 PL NE Kenmore, WA 98028 • James Camp RE: 78 1001 0 0120 amokila Blvd Kaiolei HI 96707 Pacific Metal RE: 788890 0140 3400 SW Bond Ave Portland OR 97239 Ty & Van Ly Lam RE: 184030 0185 17804 51 Ave S Seatac WA 98188 Waco Enterprises RE: 352304 9092 1205 Andover Park W Tukwila WA 98188 KMBR RE: 352304 9074 1232 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9 6200 So center Blvd Tuk WA 98188 0 Connell Heritage LLC RE: 022204 9017 20431 Frager Rd S. Kent WA 98032 Al13AV-09 -008-L www.avery.com 1- 800 -GO -AVERY Roberto Ordonio & Virg Warren RE: 032204 9023 20811 100' Ave SE Kent WA 98031 King County RE: 03 4 9049 500 Ave the WA 98104 St. Demetrios RE: 102204 9003 2100 Boyer Ave E Seattle WA 98112 Campbell Real Estate LLC RE: 788890 0121 18435 Olympic Ave S Tukwila WA 98188 Campbell James Es RE: 788890 1001 K. . ila Blvd. Ka • - i HI 96707 LA PIANTA LLC RE: 35230 090 PO B0. :8028 Tu • ila WA 98138 Boeing Oregon Masabi Trust RE: 352304 9105 1325 4th Ave #1940 Seattle WA 98101 GCC LLC RE: 352304 9085 1 180 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9003 6200 South - ter Blvd Tukwil . A 98188 t. Demetrios RE: 032204 24 2100 B r Ave E Seat WA 98112 St. Demetrio RE: 10 210 4 9175 oyer Ave E Settle WA 98112 IJ AVERY® 5160® City of Ke RE: 11 04 9008 220 Ave S K t WA 98032 James Adsley RE: 032204 9104 3280 Saratoga Rd Langley WA 98260 nO9L5 31V1d1A131 asn •a... ..GC. r.111u119 Use Avety® TEMPLATE 5160® Johnson Property Holdings RE: 660021 0230 20205 59` PI SE Kent WA 98032 La Terra RE: 66002 '260 PO Box - .028 Tuk . a WA 98138 Bakery Chef Inc. RE: 788880 0050 999 Oakmont Plaza Dr. #610 Westmont IL 60559 PCS Properties LLC RE: 788880 0080 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0130 10250 NE Marx St Portland OR 97220 Stress -Tek Inc. RE: 788880 0140 5920 S 194` St Kent WA 98032 Mark & Kay Hockman RE: 788880 0170 19400 58 Ave NE Kenmore WA 98028 Streng Heinz & Renate RE: 788880 0200 19311 Richmond Beach Dr NW Shoreline WA 98177 Thomas Herche RE: 78880 0510 PO Box 3837 Seattle WA 98124 Green Garden Food Products RE: 788880 0550 5851 S 194 St Kent WA 98032 • MINIIIIIIMINIO Johnson Property Holdings RE: 660021 0 20205 5 • `h ' SE Kent A 98032 La Terra RE: •.•021 0270 Box 88028 Tukwila WA 98138 TBI Building RE: 788880 0060 6412 S 190' St Kent WA 98032 PCS Properties LLC RE: 788880 e ' 0 PO Box 7 Merc - sland WA 98040 Market Contracto LTD RE: 78888 31 1025 Marx St Po and OR 97220 Robbins Holdings RE: 788880 0150 5866 S 194 St Kent WA 98032 rr rr rr.a rc. �.wn. 1- 800 -GO -AVERY Gregory Real Estate Two LLC RE: 788880 0180 1216 6` Ave N Kent WA 98032 196` Corridor LLC RE: 788880 0210 PO Box 120 Renton WA 98057 Dahava Financial LP RE: 788880 0535 10777 Main St #300 Kent WA 98032 • S King County Activity Center RE: 788880 0560 19731 Russell Rd Kent WA 98032 A213AV-09-008-I. La Terra RE: 660021 0250 PO Box 88028 Tukwila WA 98138 City of Kent RE: 660021 0360 220 4 Ave S Kent WA 98032 TBI Building RE: 788880 0070 6412 S 190` St Kent WA 98032 Market Contractors LTD RE: 788880 2 1025 Marx St rtland OR 97220 U AVERY® 5160® River's Edge Business Park RE: 788880 0100 10900 NE 8` St #900 Bellevue WA 98004 Robert & Phyllis Slayton RE: 788880 0155 14900 Interurban Ave S #21 Tukwila WA 98168 B &B Holdings LLC RE: 788880 0190 3371 46th Ave NE Seattle WA 98032 Aldarra LLC RE: 788880 0400 1717 Main Street #3700 Dallas TX 75201 Green Garden Food Products RE: 788880 0540 5851 S 194` St Kent WA 98032 Campbell James Estate RE: 788890 0110 1001 Kamokila Blvd Kapolei HI 96707 ab09 31V10131®tiaAV asn wm rree nmuny Use Avery® TEMPLATE 5160® CASTELLO LAND CO INC RE:262304 9096 PO Box 40629 Bellevue WA 98015 N B Kaiser RE:352304 9010 5126 S 178th St Seatac WA 98188 Gaco Western Inc. RE: 352304 9014 PO Box 88698 Seattle, WA 98138 ALLIED DISTRICT PROPERTIES RE:352304 9087 33 W Monroe St #21 Chicago IL 60603 Gaco Western In RE: 352 - • 017 PO 88698 attle, WA 98138 Gaco Western Inc. RE: 352304 9081 PO Box 88698 Seattle, WA 98138 King County RE: 022204 9015 500 4t Ave #500A Seattle WA 98104 First Union Nat ank RE: 02204 :•52 745 Atl. • is Ave Bost • MA 02111 Ivan, Ospina RE: ; 0 1 2 g` Ave S Seatac 1`88 • RAMOS PROPERTIES LLC RE:262304 9134 133 SW 158th St Burien WA 98166 LA PIANTA LLC RE:35230' ' e 19 PO 88028 kwila WA 98138 MILLER LAKE RANCHES LLC RE:352304 9061 17800 Southcenter Pkwy Tukwila WA 98188 ALLIED DISTRICT P • RTIES RE:352304 9 33 W = roe St #21 C - . go IL 60603 Rohrbach Southcenter RE:352304 9107 PO Box 58408 Seattle WA 98138 City of Kent RE: 000020 0043 220 4t Ave S Kent WA 98032 City of Kent RE: 0 4 9042 22 h Ave S nt WA 98032 Marilyn Robinson RE: 184030 0181 5129 S 178 St Seattle WA 98188 Oen i'is &;; inda`Landowski RE: 1'84030{:0 1 Ave :'S • 4 r Seat -WA: ;9818 Aa3AV-O9 - 008 - L VV VW n 1- 800 -GO -AVERY U AVERY® 5160® KIR TukwiIa`.L' J RE:262304 9110 Qi1, MinklersBlvd Tu:k w i l .V1%A 9-$ 18 8 CLPF - Tukwila RE:262304 9136 17555 Southcenter Pkwy Tukwila WA 98188 Franmo Holdings L L C RE:352304 9031 3300 Douglas Blvd #440 Roseville CA 95661 William M & Susan J Starr RE:352304 9076 PO Box 98134 Des Moines WA 98198 Melinda DoIIiso.n RE352;3C�49090 � LL # • kti I W s PP.0 1'88 MILLER LAKE RANCHES LLC RE:352304 9123 17850 Southcenter Pkwy Tukwila WA 98188 City of Kent RE: 00 0044 22 Ave S Kent WA 98032 La Pianta LLC RE: 02204 9047 PO BO ::. 8 T ila WA 98138 Orville Geving RE: 184030 0200 17820 51 Ave S Seattle WA 98188 - Dickson Brothers RE: 660021 0220 20119 59t PI S Kent WA 98032 ®0915 31V1dW31 ®tiaAV asn use Aver/'°' TEMPLAR S1b11°' Charles A Bauer RE:023900 198 rillia Rd S nt WA 98032 Douglas D & Clare - • mpson RE:023900 15018 S 24th St Kent A 98042 Richard L & Elizabeth P ck RE:032204 24 E 220th St aple Valley WA 98038 OCONNELL HERITAGE LLC RE:032204 9022 20431 Frager Rd S Kent WA 98032 Patricia Kiwa Lynch RE:032204 9060 4411 S 200th St Kent WA 98032 New Testament Church RE: 032204 9058 PO Box 6493 Kent WA 98064 LA PIANTA RE:0 4 9092 P Box 88028 Tukwila WA 98138 LA PIAN C RE a 204 9100 0 Box 88028 Tukwila WA 98138 Jason ' & ;Alexander RE:184030 0190 17812;51 st Ave: S SeaTac WA 98188 ®09LS ®A?J3AV Q Charles A Bauer RE:023900 0246 19805 Orillia Rd S Kent WA 98032 Patricia Kiwa Lynch RE:023900 0300 4411 S 200th St Kent WA 98032 LA PIANTA LLC RE:023900 0 PO B 028 wila WA 98138 Mary K Arnold RE:032204 9052 20016 Orillia Rd S Kent WA 98032 Sara L Stuth RE:032204 9061 22232 196th Ave SE Renton WA 98058 LA PIANTA LLC RE:03220 3 PO 88028 ukwila WA 98138 CASTELLO LAND CO INC RE:262304 9013 PO Box 40629 Bellevue WA 98015 Aa3AV WO YAJane•MMM 1- 8YV \7V - AY Cn i NINON • IV' Douglas D & Clare I Thompson RE:023900 0247 15018 SE 224th St Kent WA 98042 Vincent Coluccio RE:0 • 20 SW 194th PI Normandy Park WA 98166 Vincent Coluccio RE:02390 • = 65 210 • ' 194th PI ormandy Park WA 98166 Anton Zgraggen RE:032204 9020 4503 S 204th St Kent WA 98032 LA PIANTA LLC RE:032 • - ' • 6 ox 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 906 PO Box 88 • Tukb'. A 98138 Richard L & Elizabeth P Buck RE:032204 9067 24601 SE 220th St Maple Valley WA 98038 Robert N & Myrna L Bauer RE:032204 9097 15045 SE 296th St Kent WA 98042 Ty & Van Ly Lam RE:184030 0185 9221 14th Ave SW Seattle WA 98106 LA PIANTA LLC RE:262304 9065 PO Box 88028 Tukwila WA 98138 ®09LS 3lVld1A131®tiaAV as fl 6ul ;uud aaij wet Jam rree rnnimg Use Avery® TEMPLATE 5160® Consolidated Container Company RE: 7888900110 6545 So. Glacier St. Tukwila, WA 98188 Bakery Chef RE: 7888800050 6320 So. 190 St. Kent, WA 98188 Tally Genicom RE: 7888800080 6020 S. 190 St. Kent, WA 98032 Clarke American RE: 7888800510 5869 So. 194 St. Kent, WA 98032 MC, Ltd RE: 7888800130 6040 So. 194 St., Suite 101 Kent, WA 98032 • Paragon Pacific Insulation RE: 7888800550 19710 58 Place South Kent, WA 98032 The Boxmaker Inc. RE: 7888800070 6230 S. 190 St. Kent, WA 98032 ESP Printing RE: 7888800100 19201 62 " Ave So. Kent, WA 98032 Alaska Airlines RE: 7888800400 P.O. Box 68900 Seattle, WA 98168 -0900 United Warehouses RE: 7888800510 6013 So. 194 St. Kent, WA 98032 _ rl A213AV 1- 800 -GO Plastic Dynamics, Inc. RE: 7888800130 6040 So. 194 St., Suite 102 Kent, WA 98032 Great American Gaming Corp RE: 7888800155 5872 So. 194 Street Kent, WA 98032 - -... \pi MVCKY' 576Uw -AVERY Paragon Pacific Inniklion RE: 78888 19710 Place South K t. WA 98032 Crate Tech Inc. RE: 7888800070 6206 S. 190 St. Kent, WA 98032 Raleigh America, Inc. RE: 7888800090 6020 S. 190 St., Suite 101 Kent, WA 98032 Teel Rule Concepts RE: 7888800131 19221 62 " Ave So. Kent, WA 98032 Kraft Foods RE: 7888800400 19032 62 Ave So. Kent, WA 98032 Green Garden, Inc. RE: 7888800540 5851 So. 194 Way Kent, WA 98032 Stress -Tek, Inc. RE: 7888800140 5920 So. 194 St. Kent, WA 98032 ApPlus RE: 7888800155 5868 So. 194 Street Kent, WA 98032 ®0915 31V1dW31®MeAV as Use Avery® TEMPLATE 5160® Shasta Beverages RE: 352309072 1227 Andover Park East Tukwila, WA 98188 Claim Jumper Restaurant RE: 3523049031 5901 S 180` Street Tukwila, WA 98188 Larkin Precision RE: 788880190 5810 So. 194 Way Kent, WA 98032 Wireless Technologies, Inc. RE: 788880210 19823 58 Place South Kent, WA 98032 Evergreen Pet Supply RE: 7888900162 18200 Olympic Ave. So. Tukwila, WA 98188 Hellmann RE: 788900152 18289 Olympic Ave S Tukwila, WA 98188 Pacific Metal RE: 7888900140 18325 Olympic Ave. So. Tukwila, WA 98188 Sound Floor Coverings RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 Seattle Bindery RE: 7888900120 6540 So. Glacier St., Suite 120 Tukwila, WA 98188 00915 ®A213AW 1 111 • Apollo Spas RE: 3523049084 1233 Andover Park East Tukwila, WA 98188 Thomasville Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 HS Machine Works RE: 788880200 19713 58 Place South Kent, WA 98032 Selway Machine Tool, Inc. RE: 7888800180 5844 So. 194 Way Kent, WA 98032 Mult Alloy RE: 7888900152 18201 Olympic Ave. So. Tukwila, WA 98188 SKCAC Industries RE: 7888800560 19731 58 Place South Kent, WA 98032 The Source RE: 7888900130 18365 Olympic Ave. So. Tukwila, WA 98188 Rainier Industries RE: 7888900111 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 Ventree RE: 7888900120 6540 So. Glacier St., Suite 140 Tukwila, WA 98188 Aa3AV-O9-008-1 1- 800 -GO -AVERY s Cort Furniture RE: 3523049069 1230 Andover Park East Tukwila, WA 98188 Bassett Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 The Robbins Company RE: 7888800150 5866 So. 194 St. Kent, WA 98032 Acoustical Design RE: 7888800190 5820 So. 194 Way Kent, WA 98032 Perfect Fit — McDonald RE: 7888900152 18249 Olympic Ave. So. Tukwila, WA 98188 Iron Mountain RE: 0222049052 19826 Russell Road Kent, WA 98032 Smooth Corporation RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 U t.YCI(Y w Rainier Industries RE: 7888900121 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 MicroSery RE: 7888900120 6540 So. Glacier St., Suite 160 Tukwila, WA 98188 ®0915 31V/1d01310AianV asfl Jam rree rrmung Use Avery® TEMPLATE 5160® Levitz Furniture RE: 3523049087 17601 Southcenter Parkway Tukwila, WA 98188 Banfield Pet Hospital RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Joanne's RE: 26230409067 17501 Southcenter Pkwy #100 Tukwila, WA 98188 Applebee's Restaurant RE: 3523049005 17790 Southcenter Parkway Tukwila, WA 98188 Macy's Furniture Gallery RE: 3523049005 17750 Southcenter Parkway Tukwila, WA 98188 Regal Cinemas RE: 3523049061 5910 S 180 Street Tukwila, WA 98188 Aptex, Inc. RE: 3523049092 1205 Andover Park West Tukwila, WA 98188 Mitchell Moving & Storage RE: 3523049082 18800 Southcenter Pkwy Tukwila, WA 98188 Vico Furniture RE: 3523049074 1230 Andover Park West Tukwila, WA 98188 • IIIMINNMMM Levitz Furniture RE: 3523049088 17601 Southcenter Parkway Tukwila, WA 98188 Linens N Things RE: 2623049067 17501 Southcenter Pkwy #400 Tukwila, WA 98188 Azteca Restaurant RE: 2623049134 17555 Southcenter Parkway Tukwila, WA 98188 David's Bridal RE: 3523049005 17740 Southcenter Parkway Tukwila, WA 98188 Newport Restaurant RE: 3523049123 17920 Southcenter Parkway Tukwila, WA 98188 Sansaco RE: 3523049105 5950 S 180 Street Tukwila, WA 98188 Vina Sewing, Inc. RE: 3523049092 1207 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049085 1180 Andover Pk West Tukwila, WA 98188 Cascade Container RE: 3523049074 1232 Andover Park West Tukwila, WA 98188 AMAV-09-00R-L www.avery.wm 1- 800 -GO -AVERY • U AVERY® 516o® Home Furniture RE: 3523049107 17855 Southcenter Parkway Tukwila, WA 98188 Petsmart RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Borders Books RE: 2623049067 17501 Southcenter Pkwy #200 Tukwila, WA 98188 K & G Fashion Superstore RE: 2623049067 17501 Southcenter Pkwy #300 Tukwila, WA 98188 Shoe Pavilion RE: 3523049005 17720 Southcenter Parkway Tukwila, WA 98188 Shane Company RE: 3523049123 17950 Southcenter Parkway Tukwila, WA 98188 Dania RE: 3523049103 1251 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049092 1180 Andover Park West Tukwila, WA 98188 Goodwill Industries RE: 3523049085 1174 Andover Pk West Tukwila, WA 98188 Electrical Distributing RE: 3523049095 6750 S 180 Street Tukwila, WA 98188 A, 091.5 31V1dW31 ®tiaAV as) Use Avery® TEMPLATE 5160® Pizza Schmizza RE: 17784 Southcenter Parkway Tukwila, WA 98188 Occupant RE: 3523049010 5126 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300185 17804 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 5870 So. 194 Street Kent, WA 98032 ..no i e Vini ■• 1(�ill • Occupant RE: 5862 So. 194 Street Kent, WA 98032 Occupant RE: 1840300181 5129 So. 178 Street Tukwila, WA 98188 Occupant RE: 7888800100 19017 62 Ave So. Kent, WA 98032 A213AV-09 - 1. 1- 800 -GO- AVERY 11111111111NOo Bell Electronics RE: 19725 Russell Road Kent WA 98032 Occupant RE: 3523049021 5118 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300200 17820 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 7888800131 19219 62 Ave. So. Kent, WA 98032 AVCItY' 51bU`w ®091.S 31V101131 ®tiany asn Jam Free Printing Use Avery® TEMPLATE 5160® United Stationers 18264 Southcenter Parkway Tukwila WA 98188 Continental Mills 18000 Andover Park West Tukwila WA 98188 Barnes & Noble 300 Andover Park West #200 Tukwila WA 98188 The Good Gu 300 A • • er Park West #500 T ila WA 98188 Southcenter Golf 18791 Southcenter Parkway Tukwila WA 98188 Seagle Properties 5811 Segale Park Dr "C" Tukwila WA 98188 • MENNE _ _ . _._ _- _ r of Aa3At/ -09 -008-L United Stationers 18300 Southcenter Parkway Tukwila WA 98188 Qwest Communications 6101 South 180th Street Tukwila WA 98188 www.avery.co 1- 800 -GO -AVER Starbucks Coffee 300 Andover Park West #300 Tukwila WA 98188 Seattle Lighting 300 Andover Park West #600 Tukwila WA 98188 Continental Mills 6155 Segale Park Dr "C" Tukwila WA 98188 Seattle Tractor Parts & Eqp 18801 Southcenter Parkway Tukwila WA 98188 CA AVERY® 5160® RTS Packaging 18340 Southcenter Parkway Tukwila WA 98188 GameStop 300 Andover Park West #100 Tukwila WA 98188 Office Depot 300 Andover Park West #400 Tukwila WA 98188 300 Andover Park West #800 Tukwila WA 98188 Kent Landsberg 5835 Segale Park Dr "C" Tukwila WA 98188 ,o.n9L JH1dwa1 ,J anv esn Jam rree.rnnuny Use Avery® TEMPLATE 5160® 1-800-GO-AVERY Talmadge & Stockmeyer Enterprise Enterprise 18010 Southcenter Parkway 18500 Southcenter Parkway 18400 Southcenter Parkway Tukwila Wa 98188 Tukwila WA 98188 Tukwila WA 98188 Johnstone Supply 18205 Andover Park West Tukwila WA 98188 18285 Andover Park West Tukwila WA 98188 Cascade Controls 18338 Andover Park West Tukwila Wa 98188 18290B Andover Park West Tukwila WA 98188 Allegis Corp 18296 Andover Park West Tukwila, Wa 98188 Continental Mills 18125 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18161 Segale Park Dr "B" Tukwila WA 98188 H & W Distributors 18221 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18301 Andover Park West Tukwila WA 98188 Grating Pacific 18340 Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18292 Andover Park West Tukwila, WA 98188 Alpak Food Equipment 18298 Andover Park West Tukwila, WA 98188 High Five Sportwear 18200 Segale Park Dr "B" Tukwila WA 98188 18270 Segale Park Dr "B" 18300 Segale Park Dr "B" Tukwila WA 98188 Tukwila WA 98188 Daniel Smith, Inc. 18191 Segale Park Dr "B" Tukwila WA 98188 o1 M13AV-09 - 008 - 1 U AVERYzo 5160® Engineered Products 18271 Andover Park West Tukwila WA 98188 Keyston Bros. 18303 Andover Park West Tukwila WA 98188 Universal Freight 18290A Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18294 Andover Park West Tukwila, WA 98188 Surface Art Inc. 18323 Andover Park West Tukwila, WA 98188 Commercial Office Interiors 18260 Segale Park Dr "B" Tukwila WA 98188 Crown Cork 18340 Segale Park Dr "B" Tukwila WA 98188 A.America 18255 Segale Park Dr "B" Tukwila WA 98188 A.America A.America Cenveo 18287 Segale Park Dr "B" 18325 Segale Park Dr "B" 6233 Segale Park Dr "D" Tukwila WA 98188 Tukwila WA 98188 Tukwila WA 98188 ®0915 3IV1dW31 Glum' esn Jam rree rnnurig Use Avery® TEMPLATE 5160® Fernando Raguinaga RE: 3523049046 17825 54` PI. So. SeaTac WA 98188 -4617 Barry Bennet RE: 3523049118 18010 Southcenter Pkwy Tukwila WA 98188 Nicolas Garcia /Maria Simental/ Ester Zapara RE: 18803 C Southcenter Pkwy Tukwila WA 98188 Sara Lynne Stuth RE: 0322049062 4330 So. 204 Street Kent WA 98032 _ ft. • w. • _••••• a IC�rui/1 • Phouma & Novan Onesyla RE: 0222049037 19212 Frager Rd So. Kent WA 98032 Caeser Baldera RE: 18803 A Southcenter Pkwy Tukwila WA 98188 Rina Segale c/o M.A. Segale RE: 3523049032 18038 Southcenter Pkwy Tukwila WA 98188 Paul & A. Lorraine Jonientz RE: 3523049019 5565 So. 178 Street Tukwila WA 98188 Ab3AV - 008 - 1. www.avery.com 1- 800 -GO -AVERY O Jack & Stella Stevens RE: 0322049092 4655 So. 200 Street Kent WA 98032 U AVERY® 5160® Juan Casillas RE: 18803 B Southcenter Pkwy Tukwila WA 98188 Simaile Vaega & Teu Taulapapapa Vaega RE: 3523049090 5563 So. 178 Street Tukwila WA 98188 ®09LS 31V1dW31 okany asn Use Ayery® TEMPLATE 5160' 609LS ®A213AV if - -� 1- SUU- (3V-AVtKT • ID A83AV-O9-009 wm•tiaee•Mnnnn MIIIIIIIMIIMI L� Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 ®09LS 31V1d1A131®IGaAV esfl 6wiuu.i aala ewer Andrew S. Lane Cairncross & Hem elmann, P.S. 524 Second Ave., uite 500 Seattle, WA 98 4 -2323 Andrew S. L�ne Cairncross Hemp mann, P.S. 524 Second Ave., S ite 500 Seattle, WA 981 -2323 A113AV-O9-008-L Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. ane Cairncros & Hempelmann, P.S. 524 Sec d Ave., Suite 500 Seattl , WA .98104 -2323 Andrew S. Lane Cairncross & Hemp mann, P.S. 524 Second Ave., S rte 500 Seattle, WA 981 -2323 • Andrew S. Lane Cairncross & empelmann, P.S. 524 Second ve., Suite 500 Seattle, A 98104 -2323 Andrew S. Lane Cairncross & mpelmann, P.S. 524 Second e., Suite 500 Seattle, W 98104 -2323 6091.5 31V1dW31®tiany asn Jam luny Use (WTEMPLATI M & P Compa Attn: E. M ' ell PO Box 83 Edmo c s, WA 98020 M & P Company Attn: E. Mitch PO Box 1083 Edmonds,, A 98020 _nel .c2.1 iMwvi 1Ga/1 _ • M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M &PCom Attn: E itchell PO x 1083 monds, WA 98020 M & P Company Attn: E. M ell PO B 083 Ed onds, WA 98020 M & P Company Attn: E. Mitch PO Box - -• Ed s, WA 98020 Ab3AV-OD-008-1 a.`.,...,...� ssaa PP1 'Ann" 1- 800 -GO -AVERY aqe� M & P Comp Attn: E. M PO Box 10 Edmon WA 98020 M &PCom • y Attn: E. itchell PO , x 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitc PO Box Edmer(ds, WA 98020 M & P Comp Attn: E. PO Bo 083 E : onds, WA 98020 y chell ®0915 31V1dW31 eirdaAV esti Arthur H. McKean Aiken, St. Louis & iljeg, P.S. 801 Second Ave. 1200 Seattle, WA 9 04 -1571 Arthur H. cKea Aiken, St. Louis Siljeg, P.S. 801 Second Av ., #1200 Seattle, WA 8104 -1571 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Wes rn, Inc. PO Box 698 Seattle A 98138 Pete i Davi Gaco Wes ern, Inc. PO Box 698 Seattle A 98138 Dav d Benoliel M & P Partnership 14100 SE 36` St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., S (ite 200 Bellevue, WA 98 6 -1334 Bob Scofield 4212 Hunts Poi Road Bellevue, WA 8004 Arthur cKean Aiken : t. Louis & Siljeg, P.S. 80 : econd Ave., #1200 attle, WA 98104 -1571 Arthur H. Mc an Aiken, St. Lo & Siljeg, P.S. 801 Secon Ave., #1200 Seattle, A 98104 -1571 Peter Davi Gaco stern, Inc. PO x 88698 S ttle, WA 98138 Peter Day s Gaco We tern, Inc. PO Box 8698 Seattle WA 98138 David Beno 'el M & P P tnership 14100 S . 36` St., Suite 200 Bellev e, WA 98006 -1334 David Benoliel M & P Partne ship 14100 SE 36` St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts P int Road Bellevue, W 98004 Bob Scofield 4212 Hunts oin.t Road Bellevue, A 98004 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Lo & Siljeg, P.S. 801 Seco Ave., #1200 Seattle ' A 98104 -1571 Peter Dav Gaco W stern, Inc. PO B x 88698 Sea le, WA 98138 David B oliel M & artnership 14,0 SE 36` St., Suite 200 Bellevue, WA 98006 -1334 David Be oliel M & P artnership 1410 E 36 St., Suite 200 Bell vue, WA 98006 -1334 Bob Scofie 4212 Hu s Point Road Bellev e, WA 98004 Bob S ° ofield 4212 unts Point Road Be . evue, WA 98004 Jam Free•rrintirr Use Avery® TEE'"LATE 5160® James Greif 21231 4nd Ave. So. SeaTac, WA 98188 Dale Myers 17101 -156 Ave. SE Renton, WA 98058 Dale Myers 17101 - 156 Av Renton, W '8058 nn. 1 ■_2 \ \\d//\ • A8aAV-o -oos -L Dale Mye 1710 156 Ave. SE ton, WA 98058 www.dvery.wm 1- 800 -GO -AVERY 0 Dale M Dale M 171 6 Ave. SE 171 156 Ave. SE WA 98058 R nton, WA 98058 U AVERY® 5160® ®0915 31V1dW31 ®aAV ash City of Tukwila Department of Community Development Steve Lancaster, Director CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION The City has received the following four applications from La Pianta LLC (Segale Properties) in conjunction with the Tukwila South Project: 1. Tukwila South Master Plan; File L05 -041 2. Zoning Code changes, including a new Tukwila South Overlay District zone; File L05 -029A 3. Subdivision Code changes, including changes to Binding Site Plan; File L05- 029B 4. Shoreline Master Program map amendment to apply "Urban" shoreline environment designation; File L05 -030 The proposed Zoning Code and Subdivision Code changes may apply citywide. The Shoreline Master Program map amendment is proposed to apply to property proposed for annexation into the City located south of the City limits along the west side of the Green River to S 204 Street and inward from the water 200 feet from the Ordinary High Water Mark (OHWM). The Tukwila South Master Plan will apply to property generally south of S 178 /S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5. You are invited to comment on the applications by attending a public hearing scheduled for 7:00 PM on September 29, 2005 before the Planning Commission or by writing a statement which is received in the Department of Community Development by 5:00 PM on the date of the hearing. The public hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 - 431 -3670. For further information on these proposals, contact Lisa Verner at 206- 431 -3662 or lvernera,ci.tukwila.wa.us or visit our offices at 6300 Southcenter Blvd, Suite 100, Monday through Friday, 8:30 AM to 5:00 PM. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Blvd, Suite 100. Public hearing notice mailed September 16, 2005. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 i WM. ZI • it 111111 11111 ■111 ■ ■I 1■I1r •■1.■•N ■ moan_ :IN II ��� � '1''11111 ■■ 11 �' '� _ . = 1.1; ■ = I� :ililll = =: �� 11: : ?11111. _ III.. II�■1■111-i i1 ■ •! r■■ �. _ ::IIJ1: 111 "I: :I :IIt i �I � i RIZ _ i il = IIIIIIIII n •EZ "' 111 1111I11 P_ •111111111111 1 1. 11111111 111 El 1 U: :: ■ - � �'111II 11..1111 v - � - lal l::�IIP'III�M: ��� uu 111 M r : 1:11` .04% rlr• - ■._■ Ii �Ii�111 itNNIIN I IN: = Mom i■ IIIIIINI IIIIII:� JPI 1 1 I r 111111111111111111111: i i MINI �� m t '■ - i j j u g 1►:���t! r ���� d 1 % Ill lt V �.. I� :: 1 11111,1• ■ . : W . ►� �� � ��� Sri a.$ I1 / fi r= nu gmse 11111111 1 1 1/ii : / ` Dvo g E I&i1i J&:I !i I i E ♦ ♦ ♦ = - I II♦ � :C':�, MI C C " it nun IRO ANGLE LAKE �iuuLU_l l ���.1J�IDilllrrl 111111I1 1 1161 .�.O Ii LEGEND: TUKWILA MUNICIPAL BOUNDARY AFTER LA PIANTA ANNEXATION MASTER PLAN BOUNDARY TUKWILA SOUTH MASTER PLAN AREA • • O !GOLDSMITH TUKWILA SOUTH PROJECT TUKWILA SOUTH MASTER PLAN - EXHIBIT 1 TUKWILA, KING COUNTY, WASHINGTON Notice of Public Meeting Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Planning Commission Agenda Pkt Short Subdivision Agenda Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I, HEREBY DECLARE THAT: --A44kkitt Y2A/10( Notice of Public Hearing Determination of Non - Significance Mitigated Determination of Non - Significance Determination of Significance & Scopin Notice Notice of Action Official Notice Notice of Application Notice of Application for Shoreline ;;Mc, Permit Other Was mailed to each of the addresses listed on this 1 day of year 20 Project Name: 1 LA*..,.1",01 ( c Project Number: LD 5.- 0 !� i ) L O Mailer's Signature: Person requesting mailing: L P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM s VQ/LieLeA., in the • 1 J.S. ' ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION () DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT () DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD O FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC ( ) K.C. ASSESSOR'S OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY () KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) OWEST () SEATTLE CITY LIGHT UGET SOUND ENERGY IGHLINE WATER DISTRICT ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES . PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE - MUCKLESHOOT INDIAN TRIBE () CULTURAL RESOURCES PROGRAM ( ) FISHERIES PROGRAM () WILDLIFE PROGRAM 'SEATTLE TIMES SOUTH COUNTY JOURNAL P:WDMINISTRATIVE \FORMS \CHKLIST.DOC CHECKLIST: ENVIRONMENTAL REVIEWISHORELINE PERMIT MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES Pc. A- 9 -� �s J.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE () DEPT OF SOCIAL & HEALTH SERV. 4EPT OF ECOLOGY, SHORELAND DIV - 2 1-1 ` J `� () DEPT OF ECOLOGY, SEPA DIVISION' Ste'" " ' ( ) OFFICE OF ATTORNEY GENERAL • SEND CHKLIST W/ DETERMINATIONS • SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES SCHOOLS/LIBRARIES UTILITIES OTHER LOCAL AGENCIES MEDIA () HEALTH DEPT () PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES-SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ()ACC. LAND & WATER RESOURCES e / ( ) FOSTER LIBRARY () K C PUBLIC UBRARY ( ) HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT () WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR- LAKERIDGE SEWERNVATER DISTRICT CITY AGENCIES KENT PLANNING DEPT af `r o"` ` S°v' I ( RENTON PLANNING DEPT () TUKWILA CITY DEPARTMENTS: PrtAITY OF SEA-TAC $°-tom (3 ^� () PUBLIC WORKS () FIRE () CITY OF BURIEN ( ) POLICE () FINANCE () TUKWILA PLANNING COMMISSION MEMBERS ( ) PLANNING () BUILDING () TUKWILA CITY COUNCIL MEMBERS ( ) PARKS & REC. () MAYOR () CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) CITY CLERK () STRATEGIC PLANNING OFFICE* • NOTICE OF ALL SEATTLE RELATED PLNG PROJ. () DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY () SOUND TRANSIT () DUWAMISH RIVER CLEAN -UP COALITION 'SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER IGHLINE TIMES I.TUKWILA.WA.US.WVWV SEPA MAILINGS Mail to: (conunent period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 2I -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross - sections of site with structures & shoreline Grading Plan - Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:\A DMINISTRATI V E \FORMS \C HICLIST. DOC PUBLIC NOTICE MAILINGS FOR PERMITS r • P L ' 4-- c� P\ ,,-A �S , ....\ 42 -AVNA e. ?..)%4\v".Q.r"\e\er, s 0 j 2ce_r} v."4._A- 4 E t ` / 3to 1bol"' Ave- SL Q►1QVJe, wh 4Sc:108 ^ 5'15 Z c 11G,r t K - s C0-.•4 ) c - c,.,J Le,-4 .a,,.....ruo ZO % sue, J <cAcSc.,. s4 . ,..A-e. (coo CkGr1e.... A../12,-.3 0.,, A4,A.4 - \.( C .4 1 - \4.,. - P\ 4A.1,:k_ se.rv;cas 2-20 f kt-.. Are . S _ 14„,A- \ i,JA- X 0.12..- ci3 S� Parties of Record 8 -4 -05 Arthur H. McKean / Aiken, St. Louis, & Siljeg, PS V 801 Second Avenue, Suite 1200 Seattle, WA 98104 David Benoliel M &P Partnership 14100 SE 36 Street, Suite 200V Bellevue, WA 98006 M &P Company E. Mitchell PO Box 1083 Edmonds, WA 98020 Peter Davis Gaco Western Inc PO Box 88698 Seattle, WA 98138 Andrew S. Lane Cairncross & Hempelmann ' 524 Second Avenue, Suite 500 V Seattle, WA 98104 Roger McCracken McCracken Properties LLC 19604 International Blvd, Suite 200 Sea -Tac, WA 98188 Rich Buck Lease Return Center 19607 Orillia Road S Kent, WA 98032 8 L. Jonientz 5565 S. 178 Street Tukwila, WA 98188 Richard Aramburu, Attorney / 505 Madison Street �/// Seattle, WA 98104 14. r Bob Scofield 4212 Hunts Point Road V Bellevue, WA 98004 Steve Butler City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 Dale Schroeder City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 James Grief 15. Lori Jenkins Des Moines, WA James Adsley 19805 Orillia Road S Kent, WA 98032 Chris Bauer King County Fire District #24 19805 Orillia Road S Kent, WA 98032 Thomas D. Keown, PE Highline Water District PO Box 3867 Kent, WA 98032 Bob Meyer City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 Tony Zgraggen 43014 212 Ave SE Enumclaw, WA 98022 • 72c i Kim Marousek City of Kent 220 Fourth Ave S Kent, WA 98032 -5895 King County Department of Transportation, Road Services Division 201 S Jackson Seattle, WA 98104 Dale Myers IIMIUMMM Kir Tukwila RE: 262304 9079 17300 Southcenter Pkwy Tukwila WA 98188 King County RE: 352304 9037 500 KC Admin Bldg. Seattle WA 98104 Southcenter Properties RE: 352304 9101 601 SW 2n Ave #2100 Portland OR 97204 Tukwila Historical Society RE: 022204 9036 14475 59 Ave S Tukwila WA 98168 Drainage District 1 RE: 102204 9045 PO BOX 297 Kent WA 98035 Jo Etal & Larry Gallagher RE: 032204 9053 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 032204 9025 6821 112 Ave SE Renton WA 98056 Armando Scoc RE: 10 9007 68 12` Ave SE nton WA 98056 Armando occolo RE: 204 9044 6 1 112 Ave SE Renton WA 98056 A83AV www.avery.com 1- 800 -GO -AVERY CLPF - TUKWILA RE: 262304 9067 350 S Grand Ave #25 Los Angeles CA 90071 Mario Segale RE: 352304 9032 PO Box 88046 Tukwila WA 98138 Vien Bui & Thanhthien Tonnu RE: 352304 9039 12613 38 Ave SE Everett WA 98208 Armondo Scocc RE: 102 9186 682 2` Ave SE castle WA 98056 Larry Gallagher RE: 032204 9103 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 102204 9 5 6821 1 ve SE Re n WA 98056 Armando Scoccolo RE: 1022 40 682 2` Ave SE enton WA 98056 W AVERY® 5160® Union Pacific Railroad Co. RE: 032204 9027 1700 Farnam St Ohama NE 68102 6091S 31V1dW31 okaAV asn jam rree rnnung Use Avery® TEMPLATE 5160® Armondo Scoc RE: 10220 185 6821 11 Ave SE Renton A 98056 MIN Ell • Armondo Scocc RE: 10220 184 6821 1 Ave SE Ren • n WA 98056 Fred Pittenger RE: 032204 9072 4301 S 200' St Kent WA 98032 La Pianta RE: 022204 9047 PO Box 88050 Tukwila WA 98138 Schoenbachler Enterprises LLC RE: 352304 9034 9253 E Sands Dr Scottsdale AZ 85255 Kwan Patrick /Rosalyn RE: 788880 0160 5862 S 194t St Kent WA 98032 St. Demetrios RE: 102 9001 2100 over Ave S Se tle WA 98112 Shasta Beverages RE: 352304 9072 1 N University Dr Plantation FL 33324 Houghton Harbor RE: 352304 9084 1233 Andover Park E Tukwila WA 98188 o1 A83AV First Union National Bank RE: 022204 9052 745 Atlantic Ave Boston MA 02111 Kir Tukwila RE: 352304 9005 17600 Southcenter Pkwy Tukwila WA 98188 www.avery.com 1- 800 -GO -AVERY Vince Coluccio RE: 023900 310 210 SW 194` PL Normandy Park WA 98166 Assoc Catholic Cemeteries RE: 032204 9021 205 NE 205` St Seattle WA 98155 Gregory Real Estate Two LLC RE: 788880 0180 1216 6 Ave N Kent WA 98032 Schoenbachler Enterprises LLC RE: 352304 9015 106 110") Place SE Bellevue WA 98004 King County RE: 032 049 500 Ave the WA 98104 City of Kent RE: 0222 061 220 t Ave S K t WA 98032 AVERY® 5160® Union Pacific Railroad RE: 352304 9108 1416 Dodge St #325 Omaha NE 68179 Southcenter Partners LLC RE: 352304 9095 601 SW 2n Ave #2100 Portland OR 97204 Houghton Harbor RE: 352304 9122 1233 Andover Park E Tukwila WA 98188 Two Nine Three & Four LTD RE: 352304 9110 1325 4th Ave #1940 Seattle WA 98101 ® 09LS 31V1dW31 &aAV asf1 Jam Free Printing Use Avery® TEMPLATE 5160® Bellwether Properties RE: 788890 0111 18435 Olympic Ave S Tukwila WA 98188 Sound Floor Covering RE: 788890 0130 18375 Olympic Ave S Tukwila WA 98188 Campbell James E ate RE: 788890 ' • 2 1001 Ka • . ila Blvd. Kapo HI 96707 Doug Thompson RE: 032204 9097 4417 S 200 St Kent WA 98032 Tri -Land Corporation RE: 352304 9103 1325 4 Ave #1940 Seattle WA 98101 Gray Cat Collective LLC RE: 352304 9069 5430 45 Ave W Seattle WA 98199 City of RE: 7 880 0111 22 4' Ave S Kent WA 98032 Bruce C. & Elizabeth S. Mitchell RE: 352304 9082 19000 57 PL NE Kenmore, WA 98028 MINIM James Camp RE: 78 1001 0 0120 amokila Blvd Kaiolei HI 96707 Pacific Metal RE: 788890 0140 3400 SW Bond Ave Portland OR 97239 Ty & Van Ly Lam RE: 184030 0185 17804 51" Ave S Seatac WA 98188 Waco Enterprises RE: 352304 9092 1205 Andover Park W Tukwila WA 98188 KMBR RE: 352304 9074 1232 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9 6200 So center Blvd Tuk • WA 98188 0 Connell Heritage LLC RE: 022204 9017 20431 Frager Rd S. Kent WA 98032 Roberto Ordonio & Virg Warren RE: 032204 9023 20811 100`" Ave SE Kent WA 98031 King County RE: 03 4 9049 500 Ave the WA 98104 St. Demetrios RE: 102204 9003 2100 Boyer Ave E Seattle WA 98112 ivaAW - AL -nnQ -I www.avery.com 1- 800 -GO -AVERY CA AVERY® 5160® Campbell Real Estate LLC RE: 788890 0121 18435 Olympic Ave S Tukwila WA 98188 Campbell James Es RE: 788890 1001 K. . ila Blvd. Ka • -i HI 96707 LA PIANTA LLC RE: 35230 PO BO 090 8028 T ila WA 98138 Boeing Oregon Masabi Trust RE: 352304 9105 1325 4' Ave #1940 Seattle WA 98101 GCC LLC RE: 352304 9085 1 180 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9003 6200 South ter Blvd Tukwil A 98188 t. Demetrios RE: 032204 24 2100 B r Ave E Seat WA 98112 St. Demetrio RE: 10 210 4 9175 oyer Ave E Sn`attle WA 98112 City of Ke RE: 11 04 9008 220 Ave S K : t WA 98032 James Adsley RE: 032204 9104 3280 Saratoga Rd Langley WA 98260 "na 4nild!NIL Ar,tianv asn lain r,ee rtnnuEy Use Avery® TEMPLATE 5160® Johnson Property Holdings RE: 660021 0230 20205 59t PI SE Kent WA 98032 La Terra RE: 66002 260 PO Box 028 Tuk • a WA 98138 Bakery Chef Inc. RE: 788880 0050 999 Oakmont Plaza Dr. #610 Westmont IL 60559 PCS Properties LLC RE: 788880 0080 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0130 10250 NE Marx St Portland OR 97220 Stress -Tek Inc. RE: 788880 0140 5920 S 194t St Kent WA 98032 Mark & Kay Hockman RE: 788880 0170 19400 58 Ave NE Kenmore WA 98028 Streng Heinz & Renate RE: 788880 0200 19311 Richmond Beach Dr NW Shoreline WA 98177 Thomas Herche RE: 78880 0510 PO Box 3837 Seattle WA 98124 Green Garden Food Products RE: 788880 0550 5851 S 194t St Kent WA 98032 INOMMENN Johnson Property Holdings RE: 660021 0 20205 5 • `h - SE Kent A 98032 La Terra RE: ►.5021 0270 Box 88028 Tukwila WA 98138 TBI Building RE: 788880 0060 6412 S 190' St Kent WA 98032 PCS Properties LLC RE: 788880 • ' 0 PO Box 7 Merc - sand WA 98040 Market Contracto LTD RE: 7888 31 1025 Marx St Po nd OR 97220 Robbins Holdings RE: 788880 0150 5866 S 194t St Kent WA 98032 Gregory Real Estate Two LLC RE: 788880 0180 1216 6' Ave N Kent WA 98032 196' Corridor LLC RE: 788880 0210 PO Box 120 Renton WA 98057 Dahava Financial LP RE: 788880 0535 10777 Main St #300 Kent WA 98032 rrcii AM1AV-On -00R -L VV VV 1111.0V CI y.M0111 1- 800 -GO -AVERY S King County Activity Center RE: 788880 0560 19731 Russell Rd Kent WA 98032 La Terra RE: 660021 0250 PO Box 88028 Tukwila WA 98138 City of Kent RE: 660021 0360 220 4t Ave S Kent WA 98032 TBI Building RE: 788880 0070 6412 S 190' St Kent WA 98032 Market Contractors LTD RE: 788880 2 1025 Marx St rtland OR 97220 U AVERY® 5160® River's Edge Business Park RE: 788880 0100 10900 NE 8' St #900 Bellevue WA 98004 Robert & Phyllis Slayton RE: 788880 0155 14900 Interurban Ave S #21 Tukwila WA 98168 B &B Holdings LLC RE: 788880 0190 3371 46th Ave NE Seattle WA 98032 Aldarra LLC RE: 788880 0400 1717 Main Street #3700 Dallas TX 75201 Green Garden Food Products RE: 788880 0540 5851 S 194t St Kent WA 98032 Campbell James Estate RE: 788890 0110 1001 Kamokila Blvd Kapolei HI 96707 ,a091.5 31V1414131,y,/(IaAV ash ken Tree rrmung Use Avery® TEMPLATE 5160® CASTELLO LAND CO INC RE:262304 9096 PO Box 40629 Bellevue WA 98015 N B Kaiser RE:352304 9010 5126 S 178th St Seatac WA 98188 Gaco Western Inc. RE: 352304 9014 PO Box 88698 Seattle, WA 98138 ALLIED DISTRICT PROPERTIES RE:352304 9087 33 W Monroe St #21 Chicago IL 60603 Gaco Western In RE: 352 017 PO 88698 attle, WA 98138 Gaco Western Inc. RE: 352304 9081 PO Box 88698 Seattle, WA 98138 King County RE: 022204 9015 500 4` Ave #500A Seattle WA 98104 First Union Nat ank RE: 02204: • 52 745 Atl. • is Ave Bost • MA 02111 Ivan.O"spina RE '.1 1:7828•:.51 ",AVe • S Seatac WA1.98188 RAMOS PROPERTIES LLC RE:262304 9134 133 SW 158th St Burien WA 98166 LA PIANTA LLC RE:35230 ' e 19 PO 88028 kwila WA 98138 MILLER LAKE RANCHES LLC RE:352304 9061 17800 Southcenter Pkwy Tukwila WA 98188 ALLIED DISTRICT P' 0 RTIES RE:352304 9 33 W : roe St #21 C . go I L 60603 Rohrbach Southcenter RE:352304 9107 PO Box 58408 Seattle WA 98138 City of Kent RE: 000020 0043 220 4 Ave S Kent WA 98032 City of Kent RE: 0 4 9042 22. 4 ` Ave S nt WA 98032 Marilyn Robinson RE: 184030 0181 5129 S 178` St Seattle WA 98188 t� AH3AV-09 Dente s' &; •Linda °`Landovvski RE`';1`84030}0220 g. 17900 51_, t;;Ave: S Seatac WA !98 w 1- 800 -GO -AVERY U AVERY® 5160® KIRTu kwila4 L P: RE:262304 9110 Q1 M ' ,t Tukwila 1 NAj 9 $;1878 . CLPF - Tukwila RE:262304 9136 17555 Southcenter Pkwy Tukwila WA 98188 Franmo Holdings L L C RE:352304 9031 3300 Douglas Blvd #440 Roseville CA 95661 William M & Susan J Starr RE:352304 9076 PO Box 98134 Des Moines WA 98198 Melinda Do[lon 1 1 6 0 4 40 :054,, 55638 17<8thsSt MILLER LAKE RANCHES LLC RE:352304 9123 17850 Southcenter Pkwy Tukwila WA 98188 City of Kent RE: 00• e . 0044 22 • - ' Ave S Kent WA 98032 La Pianta LLC RE: 02204 9047 PO BO ::. 8 T ila WA 98138 Orville Geving RE: 184030 0200 17820 51" Ave S Seattle WA 98188 Dickson Brothers RE: 660021 0220 20119 59 PI S Kent WA 98032 ®0915 31V1dW31 ®tiaAV asn Use Averys TEMPLATE 5160'' Charles A Bauer RE:023900 198 rillia Rd S nt WA 98032 Douglas D & Clare • mpson RE:023900 15018 S - 24th St Kent A 98042 Richard L & Elizabeth P ck RE:032204 24 E 220th St aple Valley WA 98038 OCONNELL HERITAGE LLC RE:032204 9022 20431 Frager Rd S Kent WA 98032 Patricia Kiwa Lynch RE:032204 9060 4411 S 200th St Kent WA 98032 New Testament Church RE: 032204 9058 PO Box 6493 Kent WA 98064 LA PIANTA RE:O 4 9092 P Box 88028 Tukwila WA 98138 LA PIAN C RE • 204 9100 0 Box 88028 Tukwila WA 98138 Jason; & - . . M elissa` :f Alexander RE:184030 0190 17812 Ave : S SeaTac:: :98188 ®09LS ®At13AV Charles A Bauer RE:023900 0246 19805 Orillia Rd S Kent WA 98032 Patricia Kiwa Lynch RE:023900 0300 4411 S 200th St Kent WA 98032 LA PIANTA LLC RE:023900 0 PO B 028 wila WA 98138 Mary K Arnold RE:032204 9052 20016 Orillia Rd S Kent WA 98032 Sara L Stuth RE:032204 9061 22232 196th Ave SE Renton WA 98058 LA PIANTA LLC RE:03220 • ' • 3 PO : = 88028 ukwila WA 98138 CASTELLO LAND CO INC RE:262304 9013 PO Box 40629 Bellevue WA 98015 A213AV-OD L w0VAJane•MMM 1- MU-(IU tKY Douglas D & Clare I Thompson RE:023900 0247 15018 SE 224th St Kent WA 98042 Vincent Coluccio RE:0 ' s . • 20 • SW 194th PI Normandy Park WA 98166 Vincent Coluccio RE:02390 5 210 194th PI ormandy Park WA 98166 Anton Zgraggen RE:032204 9020 4503 S 204th St Kent WA 98032 LA PIANTA LLC RE:032 • - ' • 6 ox 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 906 PO Box 88 Tuk '. A 98138 Richard L & Elizabeth P Buck RE:032204 9067 24601 SE 220th St Maple Valley WA 98038 Robert N & Myrna L Bauer RE:032204 9097 15045 SE 296th St Kent WA 98042 Ty & Van Ly Lam RE:184030 0185 9221 14th Ave SW Seattle WA 98106 LA PIANTA LLC RE:262304 9065 PO Box 88028 Tukwila WA 98138 00915 31V1dLN31®ti3AV asfl 6uf1Upd aaaj wet Jam rree rnnung Use Avery® TEMPLATE 5160® Consolidated Container Company RE: 7888900110 6545 So. Glacier St. Tukwila, WA 98188 Bakery Chef RE: 7888800050 6320 So. 190 St. Kent, WA 98188 Tally Genicom RE: 7888800080 6020 S. 190 St. Kent, WA 98032 Clarke American RE: 7888800510 5869 So. 194 St. Kent, WA 98032 MC, Ltd RE: 7888800130 6040 So. 194 St., Suite 101 Kent, WA 98032 Paragon Pacific Insulation RE: 7888800550 19710 58 Place South Kent, WA 98032 The Boxmaker Inc. RE: 7888800070 6230 S. 190 St. Kent, WA 98032 ESP Printing RE: 7888800100 19201 62 " Ave So. Kent, WA 98032 Alaska Airlines RE: 7888800400 P.O. Box 68900 Seattle, WA 98168 -0900 United Warehouses RE: 7888800510 6013 So. 194 St. Kent, WA 98032 Plastic Dynamics, Inc. RE: 7888800130 6040 So. 194 St., Suite 102 Kent, WA 98032 rl Aa3AY-O9 -008 -L vvvvvv.avvI 1- 800 -GO -AVERY Great American Gaming Corp RE: 7888800155 5872 So. 194 Street Kent, WA 98032 Paragon Pacific In ion RE: 78888 19710 Place South K t, WA 98032 Crate Tech Inc. RE: 7888800070 6206 S. 190 St. Kent, WA 98032 Raleigh America, Inc. RE: 7888800090 6020 S. 190 St., Suite 101 Kent, WA 98032 Teel Rule Concepts RE: 7888800131 19221 62 " Ave So. Kent, WA 98032 Kraft Foods RE: 7888800400 19032 62 " Ave So. Kent, WA 98032 Green Garden, Inc. RE: 7888800540 5851 So. 194 Way Kent, WA 98032 Stress -Tek, Inc. RE: 7888800140 5920 So. 194 St. Kent, WA 98032 ApPlus RE: 7888800155 5868 So. 194 Street Kent, WA 98032 U AVERY® 5160® ®09L5 31V1dW31 sAlaAV esn Use Avery® TEMPLATE 5160® Shasta Beverages RE: 352309072 1227 Andover Park East Tukwila, WA 98188 Claim Jumper Restaurant RE: 3523049031 5901 S 180 Street Tukwila, WA 98188 Larkin Precision RE: 788880190 5810 So. 194` Way Kent, WA 98032 Wireless Technologies, Inc. : RE: 788880210 19823 58 Place South Kent, WA 98032 Evergreen Pet Supply RE: 7888900162 18200 Olympic Ave. So. Tukwila, WA 98188 Hellmann RE: 788900152 18289 Olympic Ave S Tukwila, WA 98188 Pacific Metal RE: 7888900140 18325 Olympic Ave. So. Tukwila, WA 98188 Sound Floor Coverings RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 Seattle Bindery . RE: 7888900120 6540 So. Glacier St., Suite 120 Tukwila, WA 98188 "OCILC tul AIM Abf Apollo Spas RE: 3523049084 1233 Andover Park East Tukwila, WA 98188 Thomasville Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 HS Machine Works RE: 788880200 19713 58 Place South Kent, WA 98032 Selway Machine Tool, Inc. RE: 7888800180 5844 So. 194 Way Kent, WA 98032 Mult Alloy RE: 7888900152 18201 Olympic Ave. So. Tukwila, WA 98188 SKCAC Industries RE: 7888800560 19731 58 Place South Kent, WA 98032 The Source RE: 7888900130 18365 Olympic Ave. So. Tukwila, WA 98188 AH3AV 1- 800 -GO -AVERY ' Rainier Industries RE: 7888900111 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 Ventree RE: 7888900120 6540 So. Glacier St., Suite 140 Tukwila, WA 98188 Cort Furniture RE: 3523049069 1230 Andover Park East Tukwila, WA 98188 Bassett Furniture RE: 3523049031 5951 S 180` Street Tukwila, WA 98188 The Robbins Company RE: 7888800150 5866 So. 194 St. Kent, WA 98032 Acoustical Design RE: 7888800190 5820 So. 194 Way Kent, WA 98032 Perfect Fit — McDonald RE: 7888900152 18249 Olympic Ave. So. Tukwila, WA 98188 Iron Mountain RE: 0222049052 19826 Russell Road Kent, WA 98032 Smooth Corporation RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 U AVERY6 5160® Rainier Industries RE: 7888900121 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 MicroSery RE: 7888900120 6540 So. Glacier St., Suite 160 Tukwila, WA 98188 ®09LS 31Y1d1A131®AGaAY esn Jan, r,cc rlu1un9 Use Avery® TEMPLATE 5160® Levitz Furniture RE: 3523049087 17601 Southcenter Parkway Tukwila, WA 98188 Banfield Pet Hospital RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Joanne's RE: 26230409067 17501 Southcenter Pkwy #100 Tukwila, WA 98188 Applebee's Restaurant RE: 3523049005 17790 Southcenter Parkway Tukwila, WA 98188 Macy's Furniture Gallery RE: 3523049005 17750 Southcenter Parkway Tukwila, WA 98188 Regal Cinemas RE: 3523049061 5910 S 180 Street Tukwila, WA 98188 Aptex, Inc. RE: 3523049092 1205 Andover Park West Tukwila, WA 98188 Mitchell Moving & Storage RE: 3523049082 18800 Southcenter Pkwy Tukwila, WA 98188 Vico Furniture RE: 3523049074 1230 Andover Park West Tukwila, WA 98188 Levitz Furniture RE: 3523049088 17601 Southcenter Parkway Tukwila, WA 98188 Linens N Things RE: 2623049067 17501 Southcenter Pkwy #400 Tukwila, WA 98188 Azteca Restaurant RE: 2623049134 17555 Southcenter Parkway Tukwila, WA 98188 David's Bridal RE: 3523049005 17740 Southcenter Parkway Tukwila, WA 98188 Newport Restaurant RE: 3523049123 17920 Southcenter Parkway Tukwila, WA 98188 Sansaco RE: 3523049105 5950 S 180 Street Tukwila, WA 98188 Vina Sewing, Inc. RE: 3523049092 1207 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049085 1180 Andover Pk West Tukwila, WA 98188 Cascade Container RE: 3523049074 1232 Andover Park West Tukwila, WA 98188 r�l Aa3AV -o0 -nos -L www.avery.com 1- 800 -GO -AVERY U AVERY® 5160® Home Furniture RE: 3523049107 17855 Southcenter Parkway Tukwila, WA 98188 Petsmart RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Borders Books RE: 2623049067 17501 Southcenter Pkwy #200 Tukwila, WA 98188 K & G Fashion Superstore RE: 2623049067 17501 Southcenter Pkwy #300 Tukwila, WA 98188 Shoe Pavilion RE: 3523049005 17720 Southcenter Parkway Tukwila, WA 98188 Shane Company RE: 3523049123 17950 Southcenter Parkway Tukwila, WA 98188 Dania RE: 3523049103 1251 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049092 1180 Andover Park West Tukwila, WA 98188 Goodwill Industries RE: 3523049085 1174 Andover Pk West Tukwila, WA 98188 Electrical Distributing RE: 3523049095 6750 S 180 Street Tukwila, WA 98188 .anoLc a iMdw31,9,tiaAV asn •Ii.II I Ioc I III IU111y VVflfl.CVCI '.LVIIo Use Avery® TEMPLATE 5160® Pizza Schmizza RE: 17784 Southcenter Parkway Tukwila, WA 98188 Occupant RE: 3523049010 5126 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300185 17804 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 5870 So. 194 Street Kent, WA 98032 Occupant RE: 5862 So. 194 Street Kent, WA 98032 Occupant RE: 1840300181 5129 So. 178 Street Tukwila, WA 98188 Occupant RE: 7888800100 19017 62 Ave So. Kent, WA 98032 AMI3AV - 008 - 1 1- 800 -GO -AVERY Bell Electronics RE: 19725 Russell Road Kent WA 98032 Occupant RE: 3523049021 5118 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300200 17820 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 7888800131 19219 62 Ave. So. Kent, WA 98032 U AVERY® 5160® ea 091S 31V1d1A131 Many asn Jam Free Printing • Use Avery® TEMPLATE 5160® United Stationers 18264 Southcenter Parkway Tukwila WA 98188 Continental Mills 18000 Andover Park West Tukwila WA 98188 Barnes & Noble 300 Andover Park West #200 Tukwila WA 98188 The Good Gu 300 A • . er Park West #500 T ila WA 98188 Southcenter Golf 18791 Southcenter Parkway Tukwila WA 98188 Seagle Properties 581 1 Segale Park Dr "C" Tukwila WA 98188 Qwest Communications 6101 South 180th Street Tukwila WA 98188 tlaAW- nC- nnQQ -L www.avery.com 1- 800 -GO -AVERY United Stationers 18300 Southcenter Parkway Tukwila WA 98188 Starbucks Coffee 300 Andover Park West #300 Tukwila WA 98188 Seattle Lighting 300 Andover Park West #600 Tukwila WA 98188 Continental Mills 6155 Segale Park Dr "C" Tukwila WA 98188 Seattle Tractor Parts & Eqp 18801 Southcenter Parkway Tukwila WA 98188 Q AVERY® 5160® RTS Packaging 18340 Southcenter Parkway Tukwila WA 98188 GameStop 300 Andover Park West #100 Tukwila WA 98188 Office Depot 300 Andover Park West #400 Tukwila WA 98188 300 Andover Park West #800 Tukwila WA 98188 Kent Landsberg 5835 Segale Park Dr "C" Tukwila WA 98188 _nes e 2 IMJIA13I _LJiAW asn 0a1111 rnnaury Use Avery® TEMPLATE 5160® Talmadge & Stockmeyer Enterprise Enterprise 18010 Southcenter Parkway 18500 Southcenter Parkway 18400 Southcenter Parkway Tukwila Wa 98188 Tukwila WA 98188 Tukwila WA 98188 Johnstone Supply 18205 Andover Park West Tukwila WA 98188 18285 Andover Park West Tukwila WA 98188 Cascade Controls 18338 Andover Park West Tukwila Wa 98188 18290B Andover Park West Tukwila WA 98188 Allegis Corp 18296 Andover Park West Tukwila, Wa 98188 Continental Mills 18125 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18161 Segale Park Dr "B" Tukwila WA 98188 H & W Distributors 18221 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18301 Andover Park West Tukwila WA 98188 Grating Pacific 18340 Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18292 Andover Park West Tukwila, WA 98188 Alpak Food Equipment 18298 Andover Park West Tukwila, WA 98188 High Five Sportwear 18200 Segale Park Dr "B" Tukwila WA 98188 18270 Segale Park Dr "B" 18300 Segale Park Dr "B" Tukwila WA 98188 Tukwila WA 98188 Daniel Smith, Inc. 18191 Segale Park Dr "B" Tukwila WA 98188 Cal All3AV-09 - L www.gvely.wrn 1- 800 -GO -AVERY V AVERY® 5160® Engineered Products 1'8271 Andover Park West Tukwila WA 98188 Keyston Bros. 18303 Andover Park West Tukwila WA 98188 Universal Freight 18290A Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18294 Andover Park West Tukwila, WA 98188 Surface Art Inc. 18323 Andover Park West Tukwila, WA 98188 Commercial Office Interiors 18260 Segale Park Dr "B" Tukwila WA 98188 Crown Cork 18340 Segale Park Dr "B" Tukwila WA 98188 A.America 18255 Segale Park Dr "B" Tukwila WA 98188 A.America A.America Cenveo 18287 Segale Park Dr "B" 18325 Segale Park Dr "B" 6233 Segale Park Dr "D" Tukwila WA 98188 Tukwila WA 98188 Tukwila WA 98188 dr,0915 31V1dW31®tiaAV OSfl .am rice rnnung Use Avery® TEMPLATE 5160® Fernando Raguinaga RE: 3523049046 17825 54 PI. So. SeaTac WA 98188 -4617 Barry Bennet RE: 3523049118 18010 Southcenter Pkwy Tukwila WA 98188 Nicolas Garcia /Maria Simental/ Ester Zapara RE: 18803 C Southcenter Pkwy Tukwila WA 98188 Sara Lynne Stuth RE: 0322049062 4330 So. 204` Street Kent WA 98032 era Aa3AV - L Phouma & Novan Onesyla RE: 0222049037 19212 Frager Rd So. Kent WA 98032 www.avery.com 1- 800 -GO -AVERY Caeser Baldera RE: 18803 A Southcenter Pkwy Tukwila WA 98188 Rina Segale c/o M.A. Segale RE: 3523049032 18038 Southcenter Pkwy Tukwila WA 98188 Paul & A. Lorraine Jonientz RE: 3523049019 5565 So. 178` Street Tukwila WA 98188 MEIREMMENNI Jack & Stella Stevens RE: 0322049092 4655 So. 200` Street Kent WA 98032 V AVERY® 5160® Juan Casillas RE: 18803 B Southcenter Pkwy Tukwila WA 98188 Simaile Vaega & Teu Taulapapapa Vaega RE: 3523049090 • 5563 So. 178 Street Tukwila WA 98188 A, 09LS 31V1dW31,94laAV asn Use Avery® TEMPLATE 5160 a091S eA)I AW - 471 A83AV-O9 112.14 IM• FOWL as AA 1- 800 -GO -AVERY Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 ®0915 31V1d14131®IMa *V esn n......... ns.....n, Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Aa3AV-O -008-1. Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA .98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 eat 091.5 31V1dW3.L eibkaAV asfl Jam Fr r tang • Use TEMPL/T41k0® M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 A l3AV-O9 www.avery.wm 1- 800 -GO -AVERY slage� ssaippAA ® XM M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 ®0915 31V1d1A131®IGaAV asn Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Jam rree ruin...- . Use Avery TES ..:! 5160® rames Greif !1231 4nd Ave. So. ;eaTac, WA 98188 Dale Myers 17101 - 156 Ave. SE • Renton, WA 98058 Dale Myers 17101 - 156 Av Renton, W 8058 — • l■ •■• In•-• • Dale Mye 1710 156 Ave. SE ton, WA 98058 MAY-OD-008-1, 1-800-GO-AVERY Dale M Dale M 1711 , 6 Ave. SE 1719Y156Ave.SE ton, WA 98058 R nton, WA 98058 ow cot Y 51 60w 0091S 31V14113.1. eAmmv inn TONKIN MATT & GAYLE 3300 MAPLE VALLEY HWY RENTON, WA 98058 EJT INC P O BOX 25080 FEDERAL WAY, WA 98093 FIRST INTER BNK- KIRKLAND WELLS FARGO BANK P O BOX 63931 SAN FRANCISCO, CA 94163 BABIES R US 17500 SOUTHCENTER PY TUKWILA, WA 98188 ROSS DRESS FOR LESS 17672 SOUTHCENTER PY TUKWILA, WA 98188 MICHAELS 17690 SOUTHCENTER PY TUKWILA, WA 98188 SHOE PAVILION 17720 SOUTHCENTER PY TUKWILA, WA 98188 CUCINA CUCINA ITALIAN CAFE 17770 SOUTHCENTER PY TUKWILA, WA 98188 APPLEBEES NEIGHBORHOOD GRILL & BAR 17790 SOUTHCENTER PY TUKWILA, WA 98188 BORDERS BOOKS & MUSIC 17501 SOUTHCENTER PY #200 TUKWILA, WA 98188 HEITMAN 191 N WACKER DR STE 2500 CHICAGO, IL 60606 LIU ALFRED B +ELLENY P O BOX 95235 SEATTLE, WA 98145 GRAY CAT COLLECTIVE 5430 45 AV W SEATTLE, WA 98199 AARON BROTHERS 17570 SOUTHCENTER PY TUKWILA, WA 98188 COST PLUS 17680 SOUTHCENTER PY TUKWILA, WA 98188 MICHAELS 17700 SOUTHCENTER PY TUKWILA, WA 98188 DAVIDS BRIDAL 17740 SOUTHCENTER PY TUKWILA, WA 98188 HOBBYTOWN USA 17774 SOUTHCENTER PY TUKWILA, WA 98188 CLPF - TUKWILA LP C/O JSH PROPERTIES INC 14900 INTERURBAN AVE S #210 SEATTLE, WA 98168 OFFICE MAX 17501 SOUTHCENTER PY #300 TUKWILA, WA 98188 ERRE LLC 117 E LOUISA ST #230 SEATTLE, WA 98102 MBK NORTHWEST 4949 SW MEADOWS RD STE 675 LAKE OSWEGO, OR 97035 SFP B LP LTD PTNRSHP P 0 BOX 667 PRINEVILLE, OR 97754 CATHERINES PLUS SIZES 17580 SOUTHCENTER PY TUKWILA, WA 98188 MICHAELS 17686 SOUTHCENTER PY TUKWILA, WA 98188 SLEEP COUNTRY USA INC 17710 SOUTHCENTER PY TUKWILA, WA 98188 BON MARCHE FURNITURE GALLERY 17750 SOUTHCENTER PY TUKWILA, WA 98188 US HEALTHWORKS 17780 SOUTHCENTER PY TUKWILA, WA 98188 JOANN STORES INC. 17501 SOUTHCENTER PY #100 TUKWILA, WA 98188 LINENS N THINGS 17501 SOUTHCENTER PY #400 TUKWILA, WA 98188 ETHAN ALLEN HOME INTERIORS 20120 72 AVE SOUTH KENT, WA 98032 CORT FURNITURE 1230 ANDOVER PK E TUKWILA, WA 98188 HD DEVELOPMENT OF MARYLAND 2455 PACES FERRY RD ATLANTA, GA 30339 KIR TUKWILA 050 LLC/KIMCO 3333 NEW HYDE PARK STE 100 NEW HYDE PARK, NY 11042 COMPUTER RENAISSANCE 17306 SOUTHCENTER PY TUKWILA, WA 98188 WASHBURN PIANO COMPANY 17312 SOUTHCENTER PY TUKWILA, WA 98188 THREE DAY BLINDS 17326 SOUTHCENTER PY TUKWILA, WA 98188 AMERICAS BEST CONTACTS & EYEGLASSES 17334 SOUTHCENTER PY TUKWILA, WA 98188 MARSHALLS 17348 SOUTHCENTER PY TUKWILA, WA 98188 STANFORDS RESTAURANT & BAR 17380 SOUTHCENTER PY TUKWILA, WA 98188 COMP USA 17400 SOUTHCENTR PY TUKWILA, WA 98188 SPRINT PCS 17430 SOUTHCENTER PY TUKWILA, WA 98188 GART SPORTS 17450 SOUTHCENTER PY TUKWILA, WA 98188 RED ROBIN SOUTH SOUND 17300 SOUTHCENTER PY TUKWILA, WA 98188 HOUSE OF CLOCKS 17308 SOUTHCENTER PY TUKWILA, WA 98188 CREATIONS 17320 SOUTHCENTER PY TUKWILA, WA 98188 LUGGAGE CENTER INC 17328 SOUTHCENTER PY TUKWILA, WA 98188 AMERICAS BEST CONTACTS & EYEGLASSES 17338 SOUTHCENTER PY TUKWILA, WA 98188 PARTY CITY 17356 SOUTHCENTER TUKWILA, WA 98188 PIER ONE IMPORTS 17388 SOUTHCENTER PY TUKWILA, WA 98188 CAMERAS WEST 17420 SOUTHCENTER PY TUKWILA, WA 98188 PS PLUS SIZES 17440 SOUTHCENTER PY TUKWILA, WA 98188 OLD NAVY 17470 SOUTHCENTER PY TUKWILA, WA 98188 COLDSTONE CREAMERY 17304 SOUTHCENTER PY TUKWILA, WA 98188 WILD BIRDS UNLIMITED 17310 SOUTHCENTER PY TUKWILA, WA 98188 THREE DAY BLINDS 17324 SOUTHCENTER PY TUKWILA, WA 98188 BATH & BODY WORKS 17332 SOUTHCENTER PY TUKWILA, 98188 FUTURE STARS TOTS N TEENS 17340 SOUTHCENTER PY TUKWILA, WA 98188 BEST BUY 17364 SOUTHCENTER PY TUKWILA, WA 98188 WESTERN PIANO 17388 SOUTHCENTER PY TUKWILA, WA 98188 TACO DEL MAR 17424 SOUTHCENTER PY TUKWILA, WA 98188 SPRINT PCS 17448 SOUTHCENTER PY TUKWILA, WA 98188 STARBUCKS COFFEE COMPANY 17480 SOUTHCENTER PY TUKWILA, WA 98188 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION r, ((A Pf) Cf HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Project Name: ( L,c Notice of Public Meeting Project Number: Mitigated Determination of Non - Significance Mailer's Signature: Board of Adjustment Agenda Pkt Person requesting mailing: V` \) q 9 : 9 Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other c.._fa So.. ac %G Jfl/ " 1- Ski 01 te13O f © naido Was mailed to each of the addresses listed on this %ay ofJ K0 in the year 20 f7S P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: ( L,c L 9 j (C( SO- Project Number: -"oa, r J .. - 931 (ADC 1 O/ Mailer's Signature: a g,W Person requesting mailing: V` \) q 9 : 9 Was mailed to each of the addresses listed on this %ay ofJ K0 in the year 20 f7S P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM / SENT TO PLANNING COMMISSION MEMBERS ON 6/27/05 ROUTED TO THE FOLLOWING ON 6/28/05: Rhonda Berry Steve Lancaster Jim Morrow Bruce Fletcher Nick Olivas Ryan Larson Derek Speck Kevin Fuhrer Lisa Verner Shelley Kerslake Dave Haynes Lucy Lauterbach Jane Cantu Dept. Of Community Development - . City of Tukwila AFFIDAVIT OF DISTRIBUTION.' I, -), j)«EREBY DECLARE THAT: . Notice of Public Hearing Determination of Non- Significance Notice of Public Meeting Mitigated Determiriati Significance _. :�... - .; .; : Board of Adjustment Agenda Pkt Project Name: 1 4,0. ((a D , Determination of Significance:& Scoping Notice • . . Board of Appeals Agenda Pkt L D 5 -D30, L DS " 3 j L- Notice of Action • ; • Planning Commission Agenda Pkt Person requesting mailing: Official Notice . �/ / Short Subdivision Agenda Notice of Application.: ::: -,, Shoreline Mgmt Permit Notice of Applicati_on.[for..Stioreline Mgmt Permit :: }°:�:r:•;:; : _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Crle- 112. ._l2Jt - Y ' ('iti.C2 e -- ,C -C. Pk-w j„ 5- /7 D' ,14::"4 J P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Was mailed to each of the addresses listed on this day!of year 20 Project Name: 1 4,0. ((a D , • . . Project Number: L Vs ' QA '7 L D 5 -D30, L DS " 3 j L- Mailer's Signature: .)J- &/&-j- . Person requesting mailing: (.S� �/ / J P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Was mailed to each of the addresses listed on this day!of year 20 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT TO: Planning Commission FROM: Lisa Verner, Tukwila South Project Coordinato DATE: June 28, 2005 RE: June 30 Joint Council/Commission Work Session On Tukwila South Project An issue has arisen concerning the Tukwila South Project which may, if unresolved, possibly affect the Planning Commission hearing schedule. I don't expect it will be discussed at the June 30 work session, but in case it is brought up, I would like to let you know about the issue. The issue is La Pianta's ability to dedicate right -of -way to the City for Southcenter Parkway Extension and for the possible S. 178 Street realignment in time to allow construction to occur in 2006. The Mayor has notified La Pianta the necessary right -of- way must be secured in July to avoid significant delay. If we determine this schedule will not be met, it is likely that Planning Commission and City Council consideration of other aspects of the project may also be delayed. Please call me at 431 -3662 or email me at lverner @ci.tukwila.wa.us if you have any questions. CC: Mayor Mullet Council President Linder Rhonda Berry Steve Lancaster P:\Lisa \6 -30 CC -PC work session\Memo to PC on ROW issue.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ARTHUR H. MCKEAN AIKEN, ST. LOUIS & SILJEG, P.S. ATTORNEYS AT LAW 1200 NORTON BUILDING 801 SECOND AVENUE SEATTLE, WASHINGTON 98104 FACSIMILE: 206- 623 -5764 TELEPHONE: 206- 624 -2650 June 16, 2005 C0 NWU'V . i .. D EV ELO P ME4 DIRECT LINE: (206) 654 -1682 E -MAIL: MCKEAN@AIKEN.COM Department of Community Development Sent Via Fax: 206- 431 -3665 City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Proposed Re- Alignment of S. 178 St at Southcenter Parkway Dear Department of Community Development: We have received your notice of public meeting scheduled for June 23, 2005 at 3:30 p.m. Our office represents Mr. Herman Schoenbachler who has resided in and has owned real property in what is now the City of Tukwila since before incorporation of the City. Mr. Schoenbachler first resided in what is now Tukwila in 1933 and purchased his first parcel of real property there in 1938. Mr. Schoenbachler now resides in his residence located at 18115 - 57 Ave. S. (Southcenter Parkway) in the City of Tukwila. He built the residence at this address and has resided there since 1964. I have attached a copy of the legal description of Mr. Schoenbachler's property for your information. In 1995, Mr. Schoenbachler conveyed the property to Schoenbachler Enterprises LLC, a Washington limited liability company created by Mr. Schoenbachler to retain title in some of his assets and to assist in his estate planning. The limited liability company is owned by Mr. Schoenbachler and other members of his immediate family. Mr. Schoenbachler retains the right to reside in the residence on the property indefinitely. I am writing on behalf of Mr. Schoenbachler in response to your recent notice. The diagram on the back of the notice appears to indicate that the proposed re- alignment of S. 178` Street would run the re- aligned street through Mr. Schoenbachler's property and possibly through the present location of his residence. Mr. Schoenbachler has asked that I write to express his strong objection to this proposed re- alignment which would result in removing Mr. Schoenbachler from the family home he has occupied for over 40 years. We hope that the City will recognize the rights and interests of one of its original citizens and respectfully request that the Department of Community Development and the City not take any steps which would impact Mr. Schoenbachler's residence. Department of Community Development June 16, 2005 Page 2 If you have any questions about Mr. Schoenbachler's position, please feel free to contact me. I will attend your meeting on June 23 at 3:30 p.m. to answer any questions and provide whatever input you may request. AHM:bjd Attachment cc: Mr. Robert Schoenbachler 1:\schobo \1 \0616 city.doc schobo.004 (4962 -1 -E) Very truly yours, Arthur H. McKean \N\ LEGAL DESCRIPTION Parcels 1 and 2 of City of Tukwila Boundary Line Adjustment or Lot Consolidation No. L96 -0032, according to the survey recorded under King County Recording No. 9701160096, being a portion of the West %z of Section 35, Township 23 North, Range 4 East, W.M.; Situate in the City of Tukwila, County of King, State of Washington • • LA PIANTA LLC May 24, 2005 Ms. Lisa Verner City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98199 -2544 Dear Lisa, RE: Master Plan for the Tukwila South Project La Pianta, LLC is requesting the City of Tukwila to review and approve a Master Plan for the Tukwila South Project, pursuant to TMC provisions of TMC 18.40.075 and the Tukwila Comprehensive Plan provisions of Goal 9.1 Policy 9.1.3. The Tukwila Comprehensive Plan and TMC 18.40.070 require that a master plan be submitted and approved by the City prior to any significant land altering. The recently published DEIS on the Tukwila South project provides details on the proposal to create a new mixed use employment center with a range office, retail, Tight industrial and residential uses and the infrastructure necessary to service the development. This Master Plan Application is in the public interest because it implements the City's Comprehensive Plan vision for the Tukwila South area. It recognizes the area's ability to transition to a "dynamic, urban, multi -use district ". This includes the opportunity to create major new employment, commercial and residential areas and economic development for the City, improve environmental protection of the site and its surroundings, and improve access through the site to the Tukwila Urban Center. The enclosed materials are the following: Master Plan. A revised Master Plan dated April, 2005 was prepared with responses to staff comments included in the revision. Master Plan Area Map Exhibit. A color ledger sized version of the map of the Master Plan area. Additional copies of the Master Plan. Five (5) color and five (5) black and white copies of the Master Plan. This is in addition to the 30 color copies that were submitted to the City in April 2005. These materials should enable the City to meet the scheduled City Council approval of the Tukwila South Master Plan in August as planned. Sincerely, • Susan Carlson Director of Development Segale Properties 5811 Segale Park Drive C Tukwila, Washington 98188 P.O. Box 88028 Tukwila, Washington 98138 -2028 Telephone: (206) 575 -2000 Facsimile: (206) 575 -1837 RECEIVED MAY 2 5 2005 COMMUNITY DEVELOPMENT PUGET SOUND DUWAMISH RIVER SEATTLE BURIEN NORMAN'Y PARK DES MOINES PLOTTED: 5/6/05 SCALE: I • 6.000' DATE: 5/6/05 DESIGNED: LADAMS APPROVED: LADAMS SEA TAC SEATAC AIRPORT VIEW: DJ %REF: LSF: FLD OK: PG /: GREEN RIVER LAKE WASHINGTON LA PIANTA LLC RENTON JOB NO: 03102 ® !GOLDSMITH 4 & ASSOCIATES) Smo is s 0 Engineering - Lond Use Planning - Surveying 12151141h Avenue SE. Belevue, WA 98004, P.O. Box 3565, Bellevue. WA 98039 OFFICE: (425) 462 -1080. FAX (425) 462-7719, staf@gDldsmilhergineeing.com DRAWN: LADAMS ACAD DWG.: 03102E157 PSSF: VICINITY MAP TUKWILA SOUTH PROJECT CITY OF TUKWILA WASHINGTON SHEET ELLEVUE 1 -1 r ENT SINGLE -FA (SR -1) 1000 FT • 4041 ■11 ll ! �D� . . / . . �� �i11111 i ♦ • �i�i � Ilia .. - ■111■■t■■■■ ■■1■ 4i eve._ WA � • 'n ■111111111111 = 1, tost`l. -n* LT E_ gig : Er.'" ■- ---�-/ HO MI :MIMI& 11 :21:0117 ira TO n ��■_ ■ ■_ -g1 _hlll■ - -all, E%V■ . mu ::mum 1111111 '1111 i i e 1 H l l i t t t 11 II 1 1 Cll III I LII E:=1 !PM 1liana 1111111 l JJN�Iq Noi � - - : /.I _ I;/°nd111II ° — "" . I� �— giummw ■_ !:eilil!�1:. r'i::�IIII1111L'lll • 11 Il u_— _''IillIIIIIIIiiu.11Ii: 11 = 1 1 11luIuI U °°' iin u muIuIlIll :111. Nalli:iillll = 1W11 ■.: "1111�11111I`� a n�� ■IId1 I1. ■./Iur ■IIG1' /i/�; r�,I :I�. uuiut 111111 111 /1111111111111110 :12MeIIII■I 1111 1 111111/111111111111N11a '�I nl ■ ■. ■■ ' m ! ■■ ■nI �: p �1 ■ 1� 1 i MI IL. :111= =Shim . l � �•:•.:� • - 1111111 _► —.�• -- •- ' muIrmffing KC LDR 0 ANGLE LAKE 1 LEGEND: tl C. 4g CJ 9 TUKWILA MUNICIPAL BOUNDARY AFTER LA PIANTA ANNEXATION ZONING BOUNDARY TUKWILA SOUTH PROJECT AREA 1000' OFFSET TO PROJECT AREA I GOLDSMITH I & ASSOCIATESI TUKWILA SOUTH PROJECT TUKWILA SOUTH 1000' RADIUS SURROUNDING LAND USE MAP TUKWILA, KING COUNTY, WASHINGTON Lisa Verner - Tukwila South applications Page 1 From: Lisa Verner To: scarlson @segaleproperties.com Date: 5/19/05 3:25PM Subject: Tukwila South applications Sue, I've been reviewing the applications submitted on May 6 in order to determine "completeness." There are a couple of minor things which are needed before I can issue Notices of Complete Application. Thought I'd let you know what's needed informally rather than send a Notice of Incompleteness and delay things. SMP Amendment: 1) answers to Questions A.1, A.2, A.3, B.6 and B.7 listed on the second page of the application packet (these were answered for other applications, but overlooked on this one) Zoning Code /Subdivision Code Changes (Overlay District): 1) additional fee of $500 (for a total fee of $1,500; I gave you the incorrect fee in my earlier correspondence) Tukwila South Master Plan: We need an "application letter" requesting the City review and approve a Master Plan for the property, as mentioned in my earlier memo. A map showing the boundaries of the Master Plan area should be included (similar to the Overlay District map). The letter should identify what's being requested, show justification for the request (what Comp Plan sections call for the Master Plan) and include an attached Master Plan. And, I would like more color copies of the Master Plan, as the ones you gave me have been distributed. I'd like to have these items by next Friday, May 27, so I can issue the Notices of Complete Application next week. Otherwise I will issue a Notice of Incomplete Application and we can have more time. I'm out tomorrow, but call /email today or next week if you have questions. Lisa CC: Steve Lancaster _ I 11_ 5_188 ST z-- ANGLE LAKE [1 LEGEND. TUKWILA MUNICIPAL BOUNDARY - - AFTER LA PIANTA ANNEXATION MASTER PLAN BOUNDARY I r TUKWILA SOUTH MASTER PLAN AREA ;:g 1 ,?5:1Dstlf111 TUKWILA SOUTH PROJECT TUKWILA SOUTH MASTER PLAN - EXHIBIT 1 TUKWILA, KING COUNTY, WASHINGTON 4 \ .0 !GOLDSMITH & ASSOCIATES!! CCE1 ONZO ,a:,..,.,on,..,03.60m9 , ...ona.Ucols CRY OF KENT S 1s. ST LEGEND: Ic y,. .k ::'�'Y $, ca TX,ADR URA Cfl S 180 ST CRY OF TUKWILA G OF K Sam e^ a ® RSV �' SIW ST GACEA si .4112 4.1 VICINITY 1 cP SEGALE PROPERTY EXISTING LAND USE FOR COMPREHENSIVE PLAN AMENDMENT TUKWILA, KING COUNTY, WASHINGTON 1 1 0 aoo #ALE f • sac/ rm taetI ® EitZ3 ea MUNICIPAL BOUNDARY PROPERTY BOUNDARY TO BE CHANGED TO TUKWILA TVS ZONING BOUNDARY TUC - TUKWILA URBAN CENTER TVS - TUKWILA VALLEY SOUTH HI - HEAVY INDUSTRIAL LDR - LOW DENSITY RESIDENTIAL MUO - MIXED USE OFFICE o eaa Eao 5 In ST a. e 'e( S OM S1 Irk QUA Ci55 • SEATAC 8151sT Tas 151ST 8 110 ST 8 1105! 'stns, y 1q ST UMW 4 0 • !GOLDSMITH ItIS 1101 Soma SA SO( TO b al& Slg1e wl®I OsMIS1SP t51TSt 027,4/71, .nyrprrSr.wyespmn S in ST s in S T 8151 ST 8 ST 8 5 'OM1 MIA OR St °�::.,,,7 " >fl:_,p' S'180 ST A„ .'Sr rY_ ,�:.^:i�'•' -^�. , 3.'u. . _ V' 1 : ..2°•�: �': �a"Al�i.. 5 i e CITY Of KENT O S 784 ST LEGEND: DO ITS MO tISC:v E MUNICIPAL BOUNDARY PROPERTY BOUNDARY TO BE CHANGED TO TUKWILA TVS ZONING BOUNDARY TUC - TUKWILA URBAN CENTER TVS - TUKWILA VALLEY SOUTH HI - HEAVY INDUSTRIAL CM OF TUKWILA ono CITY OF I toc 518051 a 1 L V Des r Moines GLACIER ST 87= 12 MOM CZO SEGALE PROPERTY PROPOSED COMPREHENSIVE PLAN AMENDMENT TUKWILA, KING COUNTY, WASHINGTON •Mlq,.. VICINITY SCALE: r•TOO Renton r' J . Kent 1 •- �L iti $4�7{S <.J3�f.�i.S�/iq, \lr'3lYJli �/� /��•�R i7 �3� �e 9 Ji ?' ,T, KVILAr� srl f »s �7 . ` " q Y20 QS��, 41 yp�v '1 ; '^ ��G�•3' 1 f r V�,a'. 71 "x.'��:Y�< tJ3 i 3 1 y� . 1 +-c 1• t 999 Bin WI 8 18401 5 188877 7 818387 183877 SaILI ®amd SEATAC 817587 817587 � o • • 0 !GOLDSMITH �� � 4 & ASSOCIATEST • r n. 1 499949490 - 14394 / 040 AMV - 895499 713119,90 70;0 32171 OO 01004 1 44 8 44 9 101 1. 9 . 7 9290999 •mn 817767 Im 87 18481 877861 818181 817867 8 SEATAC UL -7200 SEATAC 8 ST CB s 75437 SEATAC ,UL-7200 L -7200 — SEATAC PARK ' 1 .75 N ♦" 154 87 0 SEATAC ; 1 • UH -1800 018057 -A • Q L S7 9Osr O ©` • 14/ J� e \ r � 4 B a 1 0 KENT o / INDUSTRIAL PARK 40 • 619457 aal mm \• e 0 • ik • • 1 17. ° , M,. °f fir 4 3 �.c.N. La ny.• I'R•YC 4 . µ F t � l .r I 0 �y J 9 i ) d � J 9 .'1.•ry� r M j l \�V+ -t� f �J,f -1. C� ® O / r r ig 9 �a2� 8 771' i J� o i J ;��, s w , K j , ST �� 1 0 © )fir+ z .� ; r rSrP{ iN3 rlb �"� / t��t r G 1 �� , '� ` i \ - t13T d LSy; :u q'� / e . ��77 • ,14i�(. ..,.�,q a I. J t�Ia"'si � ,�+ i k7 ' Iaa 'R �1 1 � 1' M , r� �..� � / q- o I : 1. < .5204S�T �� .1 ,. o � o \ 0 Z O • °° • e m0il.raiomimmiiwiliza i! ai.ls \ NT A +' CULTURAL 1. UNIT KENT PER ' S ACRES KENT SINGLE - FAMILY (SR -1) INDUSTRIAL PARK o m IJRAOR 0 e a ■ MU OR 41b na ima ; wain toils owl ono Imlay, • . RSLA DR S • 180 ST • i LEGEND: �lh�iL:ss 1:? K�d b�W.4::. / / I 4 , TUKWILA 1 C/LI 1 p . 0 I o s f / ,0 s1 0 OF KENT • O 1 Past I « Des Moines SEGALE PROPERTY PROPOSED COMPREHENSIVE PLAN AMENDMENT TUKWILA, KING COUNTY, WASHINGTON cue• sus asset ra; =WRY 90 &AXON DR 1 Kent es ® ® WO 03 MUNICIPAL BOUNDARY PROPERTY BOUNDARY TO BE CHANGED TO TUKWILA TVS ®m 1 as on i me ea i v 1000' OFFSET TO PROPERTY BOUNDARY 300' OFFSET TO PROPERTY BOUNDARY ZONING BOUNDARY TUC - TUKWILA URBAN CENTER TVS - TUKWILA VALLEY SOUTH HI - HEAVY INDUSTRIAL 40o SCALE 7 • 300 e. 1 a 4 NqL 1I p r tor mg Wrik WAIN • NMI ORM INNS lam 1 11•LI =`••• ..rte - ' ■1�.1 -. ■■.1•• ■n■■■•• • g■ o� ....=.`= = -iii .r -. ■I ■I■ ■■ ■ ■i.r ■.■■■G '�rzmill i ■■I 'mJ. o`�i1C� = ��o :: ;i i = a1. /11!5 = malign &_= !11111=• v �� =1. -- I Vii' ■1I1C�11Crrrrrrrr ■I_ ____R. � *..�- �.r I.. ■. ■.■�.�■ ■■■ •11_. ::111111ME: :V:""� 1111■E �............... iii= - iC1= z - i1C� " 16- = � 1I1� . . e ■ z g: !:w: : ■ ■.......l••• ��■■ ■ ■.�I�Cc: ■711r ■ ■..• II111111111111� © • ■.�II 1! .Sig... .., im rr�r y G.■. ■r .Il i.7�© o fii■ � \ * ■. ■� .al■ ■ua...i�1C . r. 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I■Ci_�■ilih.::■ G .1 111111111111111111111=a _-'-= 11 iiiMoG�i iti.i■ " .azMw i ssza ml ia.mu ■ .I Ir■■ ■ice ice± � 1 ° .� .r _ i.c;.l��Iillilll11r=i: No S..U mere■■■o v. ■IIY■r II ..■..I ■1•■■ ■ ■ ■ ■ ■■11■■■■ �.�.=r.■ I■_M. wil ■ ■ ■.6�� �:� l \I ■JI■ 'ilr MOM IIIMMINIMOURVIMISIM111111111:■ 4■11111s :ial •--•q ►� �....i - 110\ ,o`2, iNumm ■ ..,...........1,........,..___.,__ _. ..,_,.........2.............._,..1_67. =.._. � I�_ o -.._. =Ir. =1. .�- :� -rte oln ■ - OMEN MINN EXHIBIT L05 -041 -1 NallaND noloul rim rte.: W 1111111111 1110 i . o9999 fir '?jlt 0 u=s NINM IIIIIIIP tam MEI Iv■ ma. riilii■■■=1/ g MEWS molioNs 12: Agoolim err Mill thim Fur z 0 a 0 I 1 MINIM __= r=iii�l1ragi °G ''.....1::::111111•1111.111::::::171 0 . ■. ;— "■ u uiur - M IslIMMIN 01 ir ■. . ■� ..z.� il�Z �� Q ■ : +*00 • "iii i■ ■ ■..l■.I . ■■ ..aIb■ it ■i ■rirt■ r ion •I I!_7* 1- 1..11.1.19_1 ■ ■■r■ ■I■ ■ ■ ■■ ■ ■ ■■1lW'I'■ ■ ■ ■cZ� �y■lii�±ii■Ilili+i a ■r■■■ ■ ■■■■u■■Ur!■■■l•■■1.■■■-- Z ii■ �II IIC ■j �1 =fin =:: •^.,.T. = Mel;r4 TIfl■ ■ I ■\ `-T ft.,-..1... -`n` 51...711 V ∎o �. \.� NT ,� - j ter. ■ " .ir■r■■■.. ■/� = =� •= ,_ Mr MIN s ^r. r �r � ,I.,,,,,, ,I.,,,,,, �i ►� •!....w11.-,".•••••" � ;i� r` `ice �. �� �1.■1 ... 'I_�� �►iri.. �i ..1 :r .7.7, ` .s MINIM■■ 1•i.111P ,.n ," r T _ -_�. ■ ■ ■■ - ,.. r . t ��, ,—x� sic_ -- �i. rr' �..�—c � �r.7 �•�ir + L•, d ■� �.� ! iii Dili- iii t — J \ .1e� .T __ ..`.ia E 1 .-�� lo • Q`r... trilw S 188 ST .:,, r r -woe �o = PROJECT B f-- ow:7 AI - mnia igt% wir 0 � a 6 3 - 'xn :ter LEGEND 5 LI E DENOTES LA PIANTA LLC PROPERTY LEASED DENOTES LA PIANTA LLC PROPERTY OWNED DENOTES NON - LA PIANTA LLC PROPERTY DENOTES LA PIANTA LLC EASEMENT PROPERTY 91 s 212 s • r 1( • CZ 0- — r•- 0 • 0 ox 0 E 0