HomeMy WebLinkAboutPermit L07-066 - SABEY CORPORATION / HANSEN MIKEL - REZONESABEY
CompREHENSIVE Plan Update / Rezone
COMPREHENSIVE LAND USE PLAN AMENDMENT
M/IC -H to U
L07-066
HEARING DATE:
NOTIFICATION:
FILE NUMBERS:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE PLAN: Manufacturing/Industrial Center —Heavy (M/IC -H)
COMPREHENSIVE LAND USE PLAN AMENDMENT
ZONING:
SEPA DETERMINATION: Determination of Non - Significance issued, 10/17/07
STAFF:
ATTACHMENTS:
Rf
City of Tukwila
Department of Community Development Steve Lancaster, Director
STAFF REPORT
TO THE
PLANNING COMMISSION
October 25, 2007
Notice published in the Seattle Times, 10/11/07
Mailing to properties within 500' radius, 10/4/07
Site Posted, 10/4/07
L07 -066 Comprehensive Plan Amendment
L07 -067 Rezone
Mikel Hansen/Sabey Corporation
Change Comprehensive Plan and zoning designation from
Manufacturing Industrial Center —Heavy (MIC -H) to Light
Industrial (LI)
Between S. Norfolk St., Airport Way, Boeing Access Road,
and E. Marginal Way. S.
Manufacturing/Industrial Center —Heavy (M/IC -H)
Rebecca Fox
A. Comprehensive Plan Amendment Application
(#L136 1_0 -a L Q z4, L
B. Rezone Application ( #L-96=996 - a el. 7
C. City Council Minutes (9/17/07)
D. Site Plan with Development Scenario
E. Site Map
F ECONorthwest Study (8/07)
G. Building Height Limits
H. Height Exception Areas
Steven M. Mullet, Mayor
10/19/2007
• Phono: 206- 431 -3670 • Fax: 206 -4::
ut e
• Tu via a,
6300 Southc er : ou evar
asking on
Sabey -- PCStaffRpt - -L07 -066-- 10.17.07.doc
range of uses than is currently permitted in the MIC/H zone. Tukwila's LI designation
most closely coordinates with Seattle zoning, which is important since the site is split
between the two jurisdictions.
SEPA review and a traffic study were prepared based on what the applicant described as
a conceptual development scenario that could include development totaling
approximately 1,520, 000 square feet for the entire 62 acre site including both Tukwila
and Seattle together. This proposal includes approximately:
• 700, 000 square feet of office development;
• 550, 000 square feet of retail development;
• 80, 000 square feet of lodging (hotel);
• 60, 000 square feet of entertainment use (theatre);
• 30, 000 square feet of restaurant; and,
• 100, 000 square feet of warehousing and manufacturing.
Future development would occur in both Tukwila and Seattle portions of the site.
(Attachment D) Traffic impacts to Tukwila streets would be mitigated through
concurrency and impact fee payments. Further review will occur at the project level
when a specific plan is prepared, and the applicant applies for permits. Through the
interlocal agreement with Seattle, Tukwila anticipates having responsibility for
development permitting for the entire site, including the portion in Seattle.
Vicinity /Site Information
The entire property is approximately 62 acres in area, with the majority (approximately
33 acres) in Tukwila, and the remainder (approximately 29 acres) in Seattle. If the
proposal is approved, the property would remain divided between Tukwila and Seattle.
The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center.
(Attachment E) The initial application included a small wedge- shaped lot, just north of
Norfolk Street. This was amended to exclude the parcel, so that the entire project area is
south of S. Norfolk Street. The subject property also excludes property on western
border. The parcel's owner declined to be included in the Comprehensive Plan
amendment and rezone. This omission may be revisited when the City of Tukwila
reviews policies for the Manufacturing/Industrial Center in 2008.
The property is directly south of King County International Airport (KCIA), defined by
the state's Growth Management Act as an "essential public facility." It is in the approach
path of the main runway and is subject to specific requirements of KCIA operations that
affect building height, location, type and location of landscaping. The entire site is
impacted by noise from I -5, the railroad tracks and the airport.
Surrounding Uses within 1, 000 feet are:
North —King County International Airport ( "KCIA" aka Boeing Field) and other
Boeing properties, restaurant
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South —Light industrial, commercial office uses
East — Railroad tracks, Airport Way S. and I -5
West —E. Marginal Way, Duwamish River, restaurant and commercial
File # L07- 066 — COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE PLAN CRITERIA:
Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc
1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is
not adequately addressed, is there a need for it?
Four broad - reaching objectives are the basis for the elements, goals and policies for
Tukwila's Comprehensive Plan. The Plan's third priority objective recognizes the
importance of industrial uses to the community as follows:
Objective 3. "To redevelop and reinvigorate the industrial uses along East
Marginal Way"
Comprehensive Plan policies balance support for the Manufacturing/Industrial Center
and industrial uses with Tukwila's overall goals for continued economic development
and well -being as follows:
• Goal 11.1 (Manufacturing/Industrial Center);
Support for existing industrial activities in the Manufacturing /Industrial Center and
development of industrial activity in order to maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing impacts on
residential neighborhoods.
The MIC zones are intended primarily for industrial uses or activities that support these
uses. Policies protect the land resource, allowing it to be used effectively to generate its
potential of high -wage jobs and public revenue as follows:
• Policy 11.1.5:
Allow uses that are commonly associated with manufacturing and industry, including
those directly supporting such activity, such as offices and laboratories, while
prohibiting unrelated uses.
Allowing a broader range of uses, including light industrial and commercial, that can be
developed under the Light Industrial zoning generally supports a varied and healthy
economy for Tukwila as follows:
• Goal 2.1
Continuing enhancement of the community's economic well -being
Tukwila anticipated land use changes for warehouses if there were a change in sales tax
sourcing rules. This change has occurred. Under prior law, the jurisdiction where a
product originates receives the sales tax. Under legislation that took effect in July, 2007,
the jurisdiction where the product is delivered now receives the tax. This is discussed in
the Comprehensive Plan as follows:
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• Policy 2.1.0:
Consider a moratorium and/or land use change for warehouses if there is a mandated
change in sales tax sourcing rules.
2) Impacts
A traffic study by Mirai (September, 2007) was prepared for the environmental review
associated with the request. The study found that anticipated traffic impacts can be
addressed through improvements to signals, and can be funded through traffic mitigation
and concurrency fees.
The requested map change would remove approximately 33 acres from Tukwila's
Manufacturing/Industrial Center —Heavy (MIC/H) and transfer them to the Light
Industrial (LI) designation/zone. This action would allow a broader range of non -
manufacturing uses, and would still permit light industrial uses such as warehouse
storage or wholesale distribution facilities. Land available for the heaviest industrial uses
would be reduced
The City of Tukwila sought additional information about the potential impacts that
development resulting from the switch from MIC/H to LI would have on both the
Manufacturing Industrial Center and the Tukwila Urban Center. At Tukwila's request,
the applicant hired ECONorthwest (Attachment F) to prepare an analysis of impacts of
the proposed Comprehensive Plan and Rezone changes.
Impacts to Industrial Land —
The ECONorthwest Study found that impacts from the Comprehensive Plan amendment
are not likely to have significant impacts near the project site since most of the uses are
already light industrial or commercial in nature, and that proposed uses would be
compatible with existing and expected industrial uses in the MIC. Boeing Field tends to
separate the subject property from the heaviest industrial uses in the MIC.
ECONorthwest stated that regional trends and local forecasts indicate that manufacturing
employment is growing slowly or decreasing.
The ECONorthwest Study acknowledged that the Comprehensive Plan amendment might
increase demand for conversion from industrial to commercial uses especially south of
the subject site. However, pressure for land conversion is more likely a function of
regional land prices and employment trends, than specific activity at the project site.
ECONorthwest acknowledged that changing from MIC/H to LI would reduce by
approximately 3 to 4% the land that is available for the heaviest industrial uses.
Referencing that land in and around the site has been in lighter industrial and commercial
uses for awhile, the study stated that there was a "reasonable, but not definitive, argument
that the change in designation will have little impact on the long -run viability of
industrial uses in Tukwila, given market forces and the way the MIC/H zone is defined
and implemented."
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The ECONorthwest study focused more on the immediate impacts to the immediate site
vicinity, with limited attention to the cumulative effects of incremental actions, such as
the proposal, on the MIC, and industrial land use as a whole.
A key question is "How much industrial land does the City of Tukwila and the region
need ?" In 2002, the City of Tukwila City Council asked staff to review aspects of the
changing shape of industry, the viability of industrial retention and expansion and the
importance of Tukwila's industrial base to the city and regional economy. As a result, in
2003, the City Council approved a Comprehensive Plan amendment that allowed new
office development in the MIC/H as a conditional use as long as the development was
less than 100,000 square feet of gross floor area.
Industrial lands continue to be a topic of local and regional interest and concern. The
Puget Sound Regional Council will prepare an industrial lands study as part of the work
pertaining to the Vision 2040 regional plan. During 2007, the City of Seattle prepared
several studies of its industrial lands and their future. In August, 2007 Seattle Mayor
Greg Nickels recommended lowering the maximum size for office and retail uses allowed
in certain industrial zones to either 10, 000 s.f. or 30, 000 s.f. depending on the zone. In
addition, Mayor Nickels recommended a review of industrially zoned lands outside the
MICs to determine the appropriateness of those zoning designations. This review would
include that portion of the Associated Grocers site that is located in Seattle.
Impacts to the Tukwila Urban Center (TUC):
The ECONorthwest study found that proposed development would provide some
competition for the TUC, especially for retail activity. The uses at the site would be
smaller in scale than development in the TUC, and would be expected to serve primarily
people working on or near the site, visitors wishing to stay near Sea -Tac airport and
people living relatively near the subject site. The study examines whether there is
sufficient demand to support all existing and proposed Tukwila development, and finds
that growth opportunities exist for all sectors that use office space, and that growth in
population and income will create demand for additional retail.
In general, the ECONorthwest study focused analysis on the impacts to the existing
development, especially retail, in the Tukwila Urban Center, rather than considering
impacts on the future TUC. Depending on the mix and size of uses, new non - industrial
development could provide services for the immediate area, or could compete with the
Tukwila Urban Center as it transitions into a more densely developed, urban area.
3) Is the proposed change the best means for meeting the identified public need?
What other options are there for meeting the identified public need?
The proposal to convert MIC -H to LI recognizes recent changes in sales tax revenue
sourcing by proposing to redevelop a 62 -acre property (including 33 acres in Tukwila)
that is shifting away from warehouse as office, hotel, entertainment and retail use. The
economic activity generated from a mixture of new, non - warehouse uses would
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compensate for the loss of tax revenue from closing the warehouse and distribution
facility.
Redevelopment in the LI zone would provide a range of additional employment
opportunities, depending on the mixture of uses that locate in the project. It is not known
what specific development will occur in the Tukwila and Seattle portions of the property.
Other options for meeting the public need for employment opportunities and tax revenue,
include:
• keeping the current MIC/H designation, and redeveloping the property gradually
with uses that are more industrial in nature, or redeveloping the property
comprehensively as an industrial park, or;
• developing additional light industrial and commercial uses in two existing LI
zones in different areas of the city; or,
• developing additional industrial and commercial uses in other zones, such as the
Commercial/Light Industrial (C/LI) zone or Tukwila Urban Center (TUC), that
already allow this type of use.
4) Will the proposed change result in a net benefit to the community? If not, what
result can be expected and why?
Although the property will remain split between Tukwila and Seattle, establishing an
interlocal agreement that spells out responsibilities between the jurisdictions will ensure
that development is carried out comprehensively. Redesignating and rezoning the
Associated Grocers site presents opportunity for a development project in a large site at
the north - eastern boundary of Tukwila. It could be viewed as a gateway or entry to
Tukwila and redevelopment along Tukwila International Boulevard. Any new
construction will meet current standards, including landscaping and frontage
improvements.
Designating the property as LI expands its redevelopment options away from both land -
intensive warehousing and distribution activities that are currently on the site, and heavy
manufacturing that is permitted in the MIC/H. LI allows supportive commercial and light
industrial uses, and would provide a transition to commercial development that either
already exists or is planned farther to the south.
Associated Grocers employs approximately 750 jobs, including 400 jobs in warehousing
and 350 in office positions. Depending on the actual development, the subject property
may have 2,500 jobs. Approximately three - quarters of the positions could be office -
related. Additional non - warehouse development will provide new revenue to Tukwila.
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File # L06 -096 -- ZONING MAP AMENDMENT/REZONE
Sabey-- PCStaffRpt - -L07- 066-- 10.17.07.doc
CONCLUSIONS
In reviewing Comprehensive Plan criteria, staff concludes that:
1. Comprehensive Plan:
• The proposed change is consistent with the Comprehensive Plan policy to
transition from warehousing to other uses in light of changes in tax origination
legislation.
2. Impacts:
• Depending on the mix and intensity of uses, future development in the project
area might provide some limited competition for retail and other activities in the
Tukwila Urban Center.
• Future development is less likely to impact the long -run viability of industrial
uses in Tukwila, given market forces and the way that the MIC/H zone is defined
and implemented.
3. Public Need:
• The proposal addresses the need to replace warehousing and distribution with
revenue and employment - generating activities.
4. Community Benefit:
• The amendment retains the boundary line that splits the Associated Grocers
property between Tukwila and Seattle. Coordination with Seattle combined with
having the site under the control of one owner presents an opportunity for
comprehensive redevelopment with additional employment and revenue
opportunities at a visible location.
RECOMMENDATION
Staff recommends approving the applicant's request for a Comprehensive Plan
amendment to redesignate their property from Manufacturing Industrial Center -Heavy
(MIC -H) to Light Industrial (LI).
REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the goals,
objectives and policies of the Comprehensive Plan
Per the discussion of Comprehensive Plan Criteria (above), redeveloping and
reinvigorating the industrial uses along E. Marginal Way is one of Tukwila's key
priorities, as is the continued enhancement of the community's economic well- being.
The proposed rezone request from MIC -H to LI allows a broad range of uses, including
light industrial and commercial, to support a varied and healthy economy for Tukwila,
and is consistent with this priority and accompanying goals and policies.
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2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification
applied for.
Per TMC 18.32.010 Purpose, the Light Industrial District is "...intended to provide areas
characterized by distributive and light manufacturing uses, with supportive commercial
and office uses."
The proposed rezone from Manufacturing/Industrial Center -Light (MIC/L) to Light
Industrial (LI) would fulfill this purpose by retaining the potential for distributive and
light manufacturing uses, while allowing a range of commercial and office uses to be
built. The LI zone designation is also most consistent with the light industrial zone that
we anticipate that Seattle will use for its portion of the property. This consistency
between Tukwila and Seattle zoning will facilitate future development.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map
Since the site was zoned MIC -H in 1995, Associated Grocers, the site's primary tenant,
has been sold, and will close its large warehouse and distribution facility, and leaving the
majority of the property vacant.
In addition, in July 2007, the state legislature enacted legislation to change sales tax
sourcing rules. Under prior law, the jurisdiction where a product originates received the
sales tax, but now the jurisdiction where the product is delivered receives the tax. Per the
Comprehensive Plan, Tukwila should consider land use changes for warehouses if a there
is a change in sales tax sourcing rules.
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general
welfare, and will not adversely affect the surrounding neighborhoods, nor be
injurious to other properties in the vicinity in which the subject property is
located
The rezone should balance between industrial and commercial land use and zoning
without jeopardizing current and future development in the Manufacturing/Industrial
Center or the Tukwila Urban Center. The rezone and resulting development has
significant potential to contribute to the vitality of the community through increased
opportunities for employment, recreation, and shopping, and increased revenue to the
City of Tukwila.
Both the existing MIC/H zoning, and the proposed LI zone require administrative design
review only for new developments within 300 feet of residential districts or within 200
feet of the Green/Duwamish River. Having more complete design review is highly
desirable given the large size of the proposed rezone area, the likelihood of extensive new
and varied development, and the fact that the project area is split between Tukwila and
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Seattle. Design review with a Board of Architectural Review hearing and public
involvement would provide Tukwila a clear mechanism to evaluate proposed
development, and to mitigate potential negative impacts to the adjacent properties and the
community.
Building height limits need special consideration in future site design to ensure the safety
of aircraft in flight, and development on the ground, as well as for aesthetic
considerations. Attachment G shows allowable building heights at specific points on the
property in accordance with FAA and KCIA requirements for the flight approach. The
current MIC/H zoning allows structures up to 125 feet in height subject to the
requirements of KCIA operations and FAA (TMC 18.50.045). The LI zone allows a
maximum height of four stories or 45 feet.
The applicant has requested a building height exception in order to gain additional
flexibility in site design, especially in light of the potential height restrictions in portions
of the property resulting from proximity to KCIA as discussed above. However,
allowing taller buildings raises concern over having excessively large -scale development
on the site with impacts over those that were considered in the economic analysis by
ECONorthwest (8/07), and traffic analysis by Mirai (9/07). Neither design review nor
environmental review would address limits to the intensity or scale of development if it is
within the basic development standards of the LI zone. Existing height exception areas
per TMC 18.50.030 are shown in Attachment H.
To give a degree of predictability in development and in assessing how it will impact the
Manufacturing/Industrial Center and the Tukwila Urban Center, staff believes that future
development consideration should be based on a development scenario of approximately
1, 520, 000 s. f. as assessed by ECONorthwest and Mirai,( referenced above.)
Subsequent site development applications for SEPA and Design Review will address
specific impacts such as traffic, airport (KCIA and FAA) requirements, and impacts on
abutting property.
As discussed earlier, the property will remain split between Tukwila and Seattle after the
rezone. Staff of Tukwila and Seattle will prepare an interlocal agreement that enumerates
responsibilities between the jurisdictions parties including, but not limited to,
development review, permitting, etc, subject to Tukwila City Council review and
approval. Through the interlocal agreement, Tukwila expects to take the lead for
permitting development on the entire site, including the portion located in Seattle.
Having permitting responsibility will provide Tukwila a further level of oversight and
control in guiding future development.
CONCLUSIONS
1) Consistency with Comprehensive Plan:
• The rezone is consistent with the Comprehensive Plan policies to support
industrial redevelopment and ensure economic vitality.
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RECOMMENDATION
Sabey -- PCStaffRpt - -L07 -066-- 10.17.07.doc
2) Consistency with Zone:
• The Light Industrial retains potential for light industrial use, allows a range of
commercial and office activity, and is compatible with Seattle zoning.
3) Changed conditions:
• Changed conditions including changes in taxes, and the relocation of the
Associated Grocers warrant a rezone from Manufacturing/Industrial Center -
Heavy (MIC -H) to Light Industrial (LI).
4) Benefit to community:
• Additional design review regulations that are stricter than those in effect for
the LI zone will benefit the community.
• Retaining maximum building heights similar to those that are allowed in the
current MIC -H zone through building height exceptions could permit greater
flexibility and efficiency in site design, but may result in buildings that are too
large scale for the site, and with greater than anticipated impacts on the MIC
and TUC.
• Preliminary impacts of development totaling approximately 1, 520, 000 s.f. as
assessed by ECONorthwest and Mirai provide some predictability, and can
form the basis of site development.
• The rezone shall take into account the requirements of developing property
adjacent to King County International Airport, including building height,
noise impacts and landscaping.
• An interlocal agreement between Tukwila and Seattle shall specify service,
permitting and other responsibilities to ensure comprehensive development on
the site.
Staff recommends approval of a rezone from Manufacturing/Industrial Center -Heavy
(MIC -H) to Light Industrial (LI) with the following specific combination of rezone
conditions and City action.
Staff recommends approval of the rezone with the following conditions:
1) Development exceeding 640, 000 s.f for retail /restaurant/entertainment uses,
and 700, 000 s.f for office uses shall be reviewed administratively by the
Community Development Director according to the procedure established for
a Type 2 decision.
2) Design review shall apply according to the standards for the
Commercial/Light Industrial zone (TMC 18.30.070). Design review
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procedure shall be followed according to the requirements of the Board of
Architectural Review as described in TMC 18.60.
Provided that the above conditions are approved, staff recommends the following action
in support of the rezone:
3) The City of Tukwila shall amend Figure 18 -3 (attached), as referred to in
TMC 18.50.030, to allow a maximum building height of 10 stories at the site,
subject to development and height limitations required by TMC 18.50.045,
King County International Airport, and the Federal Aviation Administration.
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j /.
Nww. ua
i•
7
a :
Special Height Exception Area
Up to ten (10) stories allowed
S 160th St
Special Height Exception Area:
Up to ten (10) stories allowed
Special Height Exception Area:
Up to six (6) stories allowed
Special Height Exception Area:
Up to four (4) stories allowed
Special Height Limition Area:
Limited to no more than six (6) stories
Building
Height Exception
Areas
FOR STAFF USE ONLY Permits Plus Type: P-CPA
Planner: Rebecca, Fox
�
File Number: AOI (.U7 "pb L
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
I:\ my does\ AG Site \CompPlunChg- 06- 07.doa
CITY OF TUKWILA
Department of Community Develo
6300 Southcenter Boulevard, Tukwila, WA
Telephone: (206) 431 -3670 FAX (206) 4
E -mail: tukplan @ci.tukwila.wa.us
98
4e COMPREHENSIVE
a . • : 4
X65 ao� PLAN
f ' r AMENDMENTS
C
APPLICATION
NAME OF PROJECT/DEVELOPMENT: Sabey Comprehensive Plan Amendment and Rezone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
3301 S. Norfolk St., Seattle, WA 98118 and 10230 E. Marginal Way S., Seattle, WA 98118.
The property is bounded by E.Marginal Way, S. Norfolk St., Airport Way S. and Boeing Access Road.
The property is located in Seattle and Tukwila, with the majority of the property located in Tukwila.
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
See attached
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Mikel Hansen, Sabey Corporation
Address: 12201 Tukwila International Blvd., 4th Floor, Tukwila, WA 98168
Phone: 206 - 277 -5249 FAX: 206 - 282 -9951
E -mail: mikelh @sabey.com
August 13, 2007
Signature:
` A.
A. COMPREHENSIVE PLAN DESIGNATION:
Existing: MIC/H
Proposed: LI
B. ZONING DESIGNATION:
Existing: MIC/H
Proposed: LI
C. LAND USE(S):
Existing: 1
• •
t industrial warehouse & distribution office
Proposed: _light industrial, office, retail, lodging, entertainment
Date: August 13, 2007
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or area for
which a change is proposed.
To the north of the site are Boeing Field and other Boeing properties, the Museum of Flight. and a
restaurant. To the east is Airport Way S. and I -5. To the south in Tukwila are light industrial,
commercial and office uses. To the west are E.Marginal Way, the Duwamish River, and restaurant
and commercial uses.
1: \me does \AG Site \CompPlanChg- 06- 07.do. August 13, 2007
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(part of)
DRAFT
Ref: Tax Lot Comblned.cdr
S Boeing Rd,
Associated
Grocers Property
Boundary
0 325
Scale in Feet
(approximate)
AG Grocers Site
Seattle, Washington
Tax Lot Parcel
Numbers
SAB- 029-00 FIGURE 3 February 2007
Dalton, Olmsted & Fuglcvand, Inc.
S A BEY
CORPORATION
rs•
V..
LEGEND
SUBJECT PROPERTY
ZONING DESIGNATION
TUKWILA/SEATTLE
CITY LIMITS
•
•
N 1K N[ 1/4 Y=011 ♦
N 1/%1IN C015112 413
3301 NORFOLK ST.
SABEY PROPERTY
CITY OF TUKWILA AND
CITY OF SEATTLE ZONING AREAS
c/'nl C 1" — ORA'
g. mAgsdiJAL. WAY h.
8.8.2007
FULLER SEARS
CONCEPTUAL SITE PLAN
SOUTH SEATTLE SITE
SABEY CORP.
PRIMARY CIRCULATION
SECONDARY CIRCULATION
PERIMETER ROADWAYS
MIXED USE SCHEME*
OFFICE 700,000 S.F.
RETAIL 550,000 S.F.,
HOTEL 80,000 S.F.
THEATER 60,000 S.F.
LT. INDUSTRIAL 100,000 S.F.
THIS IS A CONCEPTUAL SITE
PLAN FOR A NON - PROJECT
' ACTION. INTERNAL
CIRCULATION, BUILDING SIZE
AND LOCATIONS, AND TYPE
I AND SQUARE FOOTAGE OF
PROPOSED USES MAY VARY
FROM THOSE SHOWN WITH
DEVELOPMENT AND REVIEW
OF PROJECT-LEVEL PLANS.
STATE OF WASHINGTON
•
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
ss
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct
to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at 3301 South Norfolk S . , Seattle, WA 98118
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole
negligence of the City.
6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Seattle ( WA (state), on August 9 ,2007
Print Name
Address
Phone Number
Signature
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS
era HALL
STATE OF WASHINGTON
NOTARY— • —POMO
MY COMMISSION EXPIRES 12 -1909
James N. Harmon, Treasurer of Sabey Corp.,
Manager of 3301 South Norfolk LLC
12201 Tukwila International Blvd., 4th Fl.
Seattle, WA 98168
206 - 281 -8700
On this day personally appeared before me James N. J armors 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.
9th DAY OF
August
C aall
NOTARY PUBLIG4n anffor the State of Washington
Seattle
, 7)
on 12/1/9/09
,20 07
residing at
My Commission expires
P: \Planning Forms \ Applications \ZoneChng - 6-06.doc December 4, 2006
STATE OF WASHINGTON
COUNTY OF KING
ss
The undersigned being duly sworn and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct
to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at 10230 East Marginal Way South. Seattle. WA 981
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole
negligence of the City.
6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Seattle (city), WA (state), on August 9 , 20 07
Print Name James N. Harmon, Treasurer of Sabey Corp.
Manager of 10230 East Marginal Way LLC
Address 12201 Tukwila International Blvd..4th Fl.
Seattle, WA 98168
Phone Number 206 -281 -8700
141 •-kL.
Signature
On this day personally appeared before me James N. armon to me known to be the individual who
executed the foregoing instrument and acknowledged that helshe signed the same as hisibst voluntary act and deed for the uses
and purposes mentioned therein.
SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 9th
•'.4
NOTAR PUBLIC i and fa the State of Washington
1 MARY
STATE OF WASHINGTON
NOTARY—. — puguc
NY 00wAssom EIS 121800
P: \Planning Forms\ Applications\ CompPlanChg-6-06.doc
1 I •
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E - mail: tukplan @ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
DAY OF August
residingat Seattle
My Commission expires on 12/19/09
,2007
December 4, 2006
D
0 100 200 400 600
\ RIVER ONWM
200' SHOREUNE
ANAGEWENT
EA
J
�2D A L
f1
. r
A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM
LAND DESCRIPTION
LAND DESCRIPTIONS PER TRANSNADON PILE INSURANCE COMPANY ORDER NO.
870797. DATED JULY 26. 2001.
THAT PORTION OF T. GROWS DONATION LAND CLAIM IN SECTIONS 3 AND 4.
TOWNSHIP 23 NORTH. RANGE 4 EAST. WILLAMETTE MERIDIAN, IN KING COUNTY.
WASHINGTON. AND OF GOVERNMENT LOT 1 IN SAID SECTION 3. AND OF THE
ABANDONED SEATTLE - TACOMA INTERURBAN AND PUGET SOUND ELECTRIC COMPANY
RIGHT OF WAY. AND OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SAID SECTION 3. AND OF GOVERNMENT LOTS 8 AND 9 IN SAID SECTION 4. DESCRIBED
AS FOLLOWS:
BEGINNING AT THE CONCRETE MONUMENT WARNING THE INTERSECTION OF THE
CENTERUNES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH. WHICH PONT
BEARS NORTH 881137" EAST 521.23 FEET FROM THE CONCRETE MONUMENT
MARKING THE ANGLE POINT IN THE CENTERUNE OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 6811'57" WEST ALONG THE CENTERUNE OF SAID SOUTH NORFOLK
STREET 37.33 FEET; THENCE SOUTH D1'48'03 EAST 40.00 FEET TO THE
INTERSECTION OF THE SOUTHERLY MARGIN OF SAID SOUTH NORFOLK STREET WITH
AN ARC OF A CURVE CONNECTING SAID SOUTHERLY MARGIN WITH THE WESTERLY
MARGIN OF AIRPORT WAY SOUTH. THE CENTER OF WHICH CURVE BEARS SOUTH
3351'08" WEST 48.00 FEET, AND THE TRUE POINT OF BEGINNING: THENCE
SOUTHERLY ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH, FOLLOWING
SAID ARC OF A CURVE HAVING A RAOIUS OF 48.00 FEET. AN ARC DISTANCE OF
. 29.13 FEET TO A POINT OF TANGENCY; THENCE SOUTH 212239 EAST ALONG SAID
WESTERLY MARGIN 1,128.01 FEET TO A PONT OF WIDENING IN SAID AIRPORT WAY
SOUTH; THENCE SOUTH 681 WEST ALONG SAID MARGIN 35.00 FEET TO A
POINT OF CURVE IN SAID MARGIN THE CENTER OF WHICH BEARS SOUTH
61337'21" WEST 880.00 FEET; THENCE SOUTHERLY ALONG SAID MARGIN FOLLOWING
AN ARC OF A CURVE HAVING SAID RADIUS OF 860.00 FEET. AN ARC DISTANCE OF
509.06 FEET TO A POINT OF WIDENING IN SAID AIRPORT WAY SOUTH; THENCE
NORTH 7813'59" WEST ALONG SAID MARGIN 5.00 FEET; THENCE
SOUTH 11'46'01" WEST ALONG SAID MARGIN 221.60 FEET TO A POINT OF WIDENING
IN SAID AIRPORT WAY SOUTH; THENCE NORTH 781339" WEST 3.00 FEET TO A
POINT OF CURVE IN SAID MARGIN. THE CENTERUNE OF WHICH BEARS NORTH
7813'59" WEST. 522.96 FEET; THENCE SOUTHERLY AND WESTERLY ALONG SAID
CURVE AND MARGIN AN ARC DISTANCE OF 666.38 FEET TO A POINT ON THE NORTH
MARGIN OF THE BOEING ACCESS ROAD; THENCE SOUTH 0513'28" EAST ALONG SAID
MARGIN 7.00 FEET; THENCE SOUTH 84'46'32" WEST ALONG SAID MARGIN
447.92 FEET TO A PONT OF CURVATURE OF A 102.80 FOOT RADIUS CURVE TO THE
RICHT IN SAID MARGIN; THENCE WESTERLY AND NORTHERLY ALONG SAID CURVE AND
MARGIN 150.50 FEET TO A POINT OF TANGENCY ON THE NORTHEASTERLY MARGIN OF
EAST MARGINAL WAY; THENCE NORTH 11'20'42" WEST ALONG SAID
NORTHEASTERLY MARGIN 272.50 FEET TO A PONT OF CURVATURE OF A
1,184.34 FOOT RADIUS CURVE TO THE LEFT; THENCE NORTHERLY ALONG SAID CURVE
AND MARGIN AN ARC DISTANCE OF 254.44 FEET; THENCE CONTINUING ALONG THE
NORTHEASTERLY MARGIN OF EAST MARGINAL WAY, NORTH 231916" WEST
429.64 FEET, MORE OR LESS, TO THE SOUTH UNE OF SAID GOVERNMENT LOT 8;
THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY
TO AN INTERSECTION WITH THE NORTH LINE OF THE SOUTH 200 FEET OF SAID
GOVERNMENT LOT 8, AS MEASURED ALONG THE EAST UNE OF SAID GOVERNMENT
LOT B; THENCE EAST PARALLEL TO THE SOUTH UNE OF SAID GOVERNMENT LOT 8 TO
THE EAST UNE OF SAID GOVERNMENT LOT 8; THENCE SOUTH ALONG THE EAST UNE
OF SAID GOVERNMENT LOT 8 TO THE SOUTHEAST CORNER Of SAID GOVERNMENT
LOT 8; THENCE ALONG THE SOUTH UNE OF THE NORTHWEST OUARTER OF SAID
SECTION 3. SOUTH B897'58" EAST 267.86 FEET TO THE WESTERLY BOUNDARY UNE
OF THE SEATTLE- TACOMA INTERURBAN RAILWAY RIGHT OF WAY; THENCE ALONG
SAID WESTERLY BOUNDARY UNE. NORTH 0811'15" WEST 738.75 FEET TO THE
SOUTH LINE OF SAID T. GROWS DONATION LAND CLAIM; THENCE SOUTH
8959'25" WEST ALONG SAID SOUTH UNE 157.64 FEET TO THE WEST UNE OF SAID
SECTION 3; THENCE SOUTH 00'23'12" WEST ALONG SAID WEST LINE 137.23 FEET;
THENCE NORTH 8958'12" WEST TO A POINT WHICH BEARS SOUTH 89'5812" EAST
168.00 FEET FROM THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH; THENCE
NORTH 233916" WEST 181.29 FEET; THENCE NORTH 8930'45" WEST 168.16 FEET
TO THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH; THENCE NORTH
2339'16" WEST ALONG SAID MARGIN 147.95 FEET TD THE INTERSECTION OF SAID
EASTERLY MARGIN WITH THE SOUTHERLY MARGIN OF SOUTH NORFOLK STREET AS
CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER
5388220; THENCE NORTH 6690'17" EAST ALONG SAID SOUTHERLY MARGIN
862.07 FEET TO A POINT OF CURVE; THENCE EASTERLY ALONG SAID MORON,
FOLLOWING AN ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 340.71 FEET,
AN ARC DISTANCE OF 131.98 FEET TO A POINT OF TANGENCY; THENCE NORTH
881137" EAST ALONG SAID MARGIN 409.23 FEET TO THE TRUE POINT OF
BEGINNING;
EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWILA BY
STATUTORY WARRANTY GEED 9703050486;
TOGETHER WITH THAT PORTION LONG NORTH OF SOUTH NORFOLK STREET
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION 3; THENCE SOUTH 0023'12' WEST ALONG
THE WEST LINE OF SAID SUBDIVISION 30.00 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH 30 FEET IN WIDTH OF SAID SUBDIVISION AND THE TRUE POINT OF
BEGINNING; THENCE SOUTH 88'4032" EAST. ALONG SAID SOUTH UNE 57.90 FEET TO
AN INTERSECTION WITH THE NORTHERLY AARON OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 6690'17" WEST, ALONG SAID NORTHERLY MARGIN. 203.61 FEET TO
AN INTERSECTION WITH A LINE WHICH IS 213 FEET WESTERLY. MEASURED AT RIGHT
ANGLES TO AND PARALLEL WITH THE WESTERLY MARGIN OF SAID PUGET SOUND
ELECTRIC COMPANY RIGHT OF WAY; THENCE NORTH 0811'15" WEST. ALONG SAID
PARALLEL UNE. 86.01 FEET TO A POINT WHICH BEARS NORTH 88'40'52" WEST
140.07 FEET FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 88'40'5'4 EAST
140.07 FEET TO THE TRUE POINT OF BEGINNING.
CITY OF TUKWILLA MIC/H ZONE AND CITY OF SEATTLE 162 U/85
"LI" BASIC DEVELOPEMENT STANDARDS
SETBACKS TO YARDS (MINIMUM)
FRONT 25 FEET
SECOND FRONT 12.5 FEET
REAR 5 FEET
LANDSCAPE REQUIREMENTS (MINIMUM)
FRONT 21.5 FEET
SECOND FRONT 12.5 FEET
REAR 5 FEET
OFF STREET PARKING (SPACES /USABLE FLOOR AREA)
WAREHOUSE 1 PER 2,000 SF
OFFICE 3 PER 1.000 SF
RETAIL 2.5 PER 1,000 SF
MANUFACTURING I PER 1,000 SF
OTHER USES SEE PAC CHAP. 18.56
TOGETHER WITH THE FOLLOWING DESCRIBED PROPOERTY:
PARCEL 1:
PARCEL 2:
THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH.
RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING SOUTH
OF THE SOUTH LINE OF THE TIMOTHY GROW DONATION LAND CLAIM AND WEST OF
THE RIGHT OF WAY OF PUGET SOUND ELECTRIC RAILWAY.
THAT PORTION OF GOVERNMENT LOT 6, SECTION 4. TOWNSHIP 23 NORTH, RANGE 4
EAST. WILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON. DESCRIBED AS
FOLLOWS:
BEGINNING ON THE EAST UNE Of SAID GOVERNMENT LOT 6 AT A POINT WHICH IS
NORTH 0'21'24" EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORTH 0'21'24" EAST 189.77 FEET;
THENCE WEST 375 FEET. MORE OR LESS TO THE NORTHEASTERLY UNE OF STATE
ROAD NO 1 AS NOW ESTABLISHED;
THENCE SOUTHEASTERLY ALONG SAID ROAD UNE 205 FEET, MORE CR LESS TO A
PONT WHICH BEARS NORTH 89'2034" WEST FROM THE PONT OF BEGINNING;
THENCE SOUTH 89 EAST PARALLEL WITH THE SOUTH LINE OF SAID
GOVERNMENT LOT B, 285 FEET, MORE DR LESS. TO THE POINT OF BEGINNING.
PARCEL 3:
THAT PORTION OF GOVERNMENT LOT 8, SECTION 4, TOWNSHIP 23 NORTH, RANGE 4
EAST, WILLAMETTE MERIDIAN, IN KING COUNTY. WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING ON THE EAST UNE OF SAID GOVERNMENT LOT AT A POINT WHICH IS
NORTH 0'21'24" EAST 389.77 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORTH 011'24" EAST ALONG SAID EAST UNE 174.65 FEET;
THENCE DUE NEST TO THE NORTHEASTERLY LINE OF PRIMARY STATE HIGHWAY NO. 1
AS ESTABUSHED BY DEED TO THE STATE OF WASHINGTON, RECORDED UNDER
RECORDING NUMBER 3440535, IN KING COUNTY, WASHINGTON:
THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE 195 FEET, MORE OR
LESS. TO A POINT DUE WEST OF THE POINT OF BEGINNING:
THENCE EAST 395 FEET. MORE OR LESS, TO THE POINT OF BEGINNING.
PARCEL 4:
THAT PORTION OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILLAMETTE
MERIDIAN. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE T. GROWS DONATION
LAND CLAIM WITH THE EAST UNE OF SAID SECTION 4;
THENCE SOUTH •23'12' WEST ALONG SAID EAST LINE 13723 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE SOUTH 0 WEST 20.00 FEET;
THENCE NORTH 6918'12" WEST 448.01 FEET TO THE EASTERLY MARGIN OF EAST
MARGINAL WAY SOUTH;
THENCE NORTH 233916" WEST ALONG SAID MARGIN TO A POINT WHICH BEARS
NORTH 89'58'12" WEST FROM THE TRUE PONT OF BEGINNING:
THENCE SOUTH 89 EAST TO THE TRUE POINT OF BEGINNING.
GENERAL NOTES
1. CALL 1 -800 -424 -5555 NOT LESS THAN 48 HOURS BEFORE BEGINNING
EXCAVATIONS WHERE ANY UNDERGROUND UTILITIES MAY BE LOCATED.
FAILURE TO DO SO COULD MEAN BEARING SUBSTANTIAL REPAIR COST. UP
TO THREE TIMES THE COST OF REPAIRS TO THE SEVICE.
2. BY GRAPHIC PLOTTING ONLY. THIS A.L.T.A. SITE SITUATES IN ZONE 'X' OF
THE FLOOD INSURANCE RATE MAP NO 53033C0645 F. COMMUNITY PANEL
NUMBER 645 OF 1725. WHICH BEARS AN EFFECTIVE DATE OF MAY 16, 1995
NO FIELD SURVEYING WAS PERFORMED TO DETERMINED THESE ZONES AND
AN ELEVATION CERTIFICATION MAY BE NEEDED TO VERIFY THIS
DETERMINATION OR APPLY FOR A VARIANCE FROM THE FEDERAL
MANAGEMENT AGENCY. ZONE 'X' IS DEFINED AS AREAS DETERMINED TO BE
OUTSIDE THE 500 YEAR FLOODPLAIN.
3. THIS SITE CONTAINS 2.407,469 SQUARE FEET OR 55.27 ACRES, MORE OR
LESS.
NOTES
1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY
PROPOSED.
\
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DATE: JULY. 2007
DESIGN: JNM
DRAWN: DAL
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REVISION
NUMBER:
SCALE:1' =200'
PROJECT NUMBER:
DASC00000030
DRAWING FILE:
ECTMOOIDASC00000030
SHEET NO.
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A. 22,1'40'
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20' ' SPI: mAC• EASCME4F i
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125' SECOND FRONT SETBACK
5' REAR SETBACK
A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM
12.5' MIN FRONT LANDSCAPING
RIVER OHMW
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. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY
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DESIGN: AM
DRAWN: DAF
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REVISION
NUMBER:
a SCALE: 1 =100'
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PROJECT NUMBER:
DASC00000030
DRAWING FILE:
ECIMOD2DASC00000030
4.
• SHEET NO.
C2
OF 2
•
COMPREHENSIVE PLAN AMENDMENT CRITERIA
(TMC 18.80.010 and 18.80.050)
Comprehensive Plan Amendment Criteria (TMC 18.80.010)
The application shall specify, in a format established by the Department:
1. A detailed statement of what is proposed and why.
Comprehensive Plan Amendment and Rezone. The proposal is to remove an
approximately 65 -acre parcel south of Boeing Field in the City of Tukwila (see
aerial photograph submitted concurrently with this application)) from the Greater
Duwamish Manufacturing - Industrial Center (MIC /H) and redesignate the site as
Light Industrial ( "LI'). The proposal requires an amendment to the
comprehensive plan land use map and a rezone.
Potential Future Development. The proposal will allow the future development of
the property with LI uses. The LI zone permits a broader range of uses than
currently permitted in the MIC /H zone. These uses include office, retail, lodging,
entertainment and light industrial warehouse and manufacturing uses. While
project -level plans have not been prepared, it is anticipated that a mix of these
uses will be developed on the property. A likely development scenario includes
approximately 700,000 square feet of office development, 550,000 square feet or
retail development; 80,000 square feet of lodging (hotel), 60,000 square feet of
entertainment (theater) use, and 100,000 square feet of light industrial uses such
as warehousing and manufacturing, although these figures may vary once
project -level plans are developed. See conceptual site plan submitted
concurrently with this application..
2. A statement of the anticipated impacts of the change, including the
geographic area affected and the issues presented by the proposed change.
The proposal will result in the following positive impacts to the City.
Economic redevelopment. The property has been used as the Associated Grocers'
warehouse and distribution center for the past 50 years. Associated Grocers is
relocating from the site, however, providing the opportunity for a new use of the
property. An economic study prepared for the proposal (ECONorthwest 2007)
shows that there is an existing demand for the range of uses proposed under the
LI zoning. Redevelopment of the site with a range of LI uses would provide
additional employment opportunities in the City of Tukwila as well as significant
tax revenue to the City.
In addition, under Comprehensive Plan Policy 2.1.10, the City should consider
land use changes for warehouses if there is a change in sales tax sourcing CENED
QF T'UKWIL,q
AUG 13 2007
PERMil c,
1
•
Changes in State sales tax sourcing rules have recently occurred. Specifically, in
March 2007, the Legislature passed legislation allowing the State to join the
Streamlined Sales Tax Project, which it did in July 2007. Under prior law, the
jurisdiction where a product originates receives the sales tax. With the recent
change, the jurisdiction where the product is delivered receives the tax.
Accordingly, land use changes from the existing MIC /H uses (warehouse and
distribution) are appropriate under Policy 2.1.10.
Aesthetics. The property is located at the northern boundary of the City of
Tukwila, at the City limits between the major transportation corridors of Airport
Way S. and E. Marginal Way. See aerial photograph. Due to its historic and
current use as a warehouse and distribution center, the property is developed
with older warehouse buildings and surface parking. See aerial photograph.
Development of the property with new buildings designed to house office, retail,
lodging, entertainment and light industrial (warehouse and manufacturing) uses
will greatly enhance the aesthetic qualities as well as the prominence of the
property. New buildings developed on the property will be required to meet the
requirements of the current code for the LI zone, including landscaping and
setback requirements that will enhance the property's aesthetic qualities. In
addition, while development under the MIC /H zone is exempt from design review,
future development of the property under the LI zone will be subject to design
review. This will ensure the property's function as a significant entry point to the
City, as well as general quality of design, will be considered.
Transportation. The Cities of Seattle and Tukwila have long had plans to improve
the operational and aesthetic characteristics of both Airport Way S. and E.
Marginal Way. The redevelopment of the property under the LI zone will further
these goals by improving the aesthetic quality of development on the property
adjacent to these roadways and by providing frontage improvements as required
by the City code. In addition, the transportation analysis for project -level
proposals will ensure that access is appropriately located and that all
transportation improvements required as a result of the development of the
property will be accomplished.
In addition, the property served by Metro transit. The property is also near a
potential future light rail location. The uses proposed for the property under the
LI zone will bring employees and customers to the property who would be likely
to utilize Metro transit and a potential future light rail station.. In contrast, heavy
manufacturing uses under the current zoning are more likely to require
automobile and truck use.
Industrial lands. The ECONorthwest report demonstrates that the proposal will
not significantly impact future industrial development on parcels near the
property in the MIC. The property is physically separated from industrial land to
the north (in the City of Seattle) by Boeing and Boeing Field. Marginal Way, and
2
the Duwamish River, lie to the west and 1 -5 lies to the east. Properties to the
south in Tukwila are predominantly in light industrial and commercial uses. Due
to the property's physical isolation (by Boeing -owned land. roadways and the
River) from areas of heavy industrial use, the proposal will not significantly
impact future industrial development on parcels near the property in the MICs.
Tukwila Urban Center. The ECONorthwest report also shows that the proposal
will not adversely affect commercial development in the urban center. As
indicated in the report, the scale of development anticipated for the property
under the LI zone will serve the local market area, rather than the regional
market served by the uses in Tukwila Urban Center. Accordingly, the project will
not result in adverse impacts to the urban center.
Environmental impacts. Future development of the site would undergo project -
specific review and mitigation to ensure that the proposal does not result in
significant adverse environmental impacts. In addition, development under the LI
zone would generally be anticipated to have less impact to the environment than
development under the MIC /H zone, since heavy industrial uses typically generate
more noise, dust and pollutants than light industrial, office and retail uses.
3. An explanation of why the current comprehensive plan or development
regulations are deficient or should not continue in effect.
The current MIC /H designation and zoning for the property should not continue
in effect. This designation and zoning was placed on the property under very
different circumstances than exist today. At that time, the Associated Grocers use
was active and showed no indication of relocating. The MIC /H designation and
zoning reflect that historic use. Now, circumstances have changed dramatically.
The City has a historic opportunity to allow redevelopment of the property, due to
the imminent relocation of Associated Grocers and favorable market conditions
for development. In addition, development to the south of the property in Tukwila
is trending toward light industrial and commercial uses. See ECONorthwest
(2007). The City should not lose this opportunity by adhering to a designation
and zone that was placed on the property in response to conditions that no longer
exist.
4. A statement of how the proposed amendment complies with and promotes
the goals and specific requirements of the Growth Management Act.
Urban growth. The Growth Management Act ( "GMA') encourages compact
urban growth in areas served by urban infrastructure. RCW 36.70A.020(1), (2).
The proposal will further these goals by allowing development of the property,
which is located in an urban area and well served by existing infrastructure,
under the LI zone. The MIC /H use that currently occupies the property is
relocating. Development in the vicinity of the property is trending towards light
3
t •
industrial and commercial development. Accordingly, redevelopment of the
property under the LI zone is appropriate.
Economic development. GMA encourages economic development. RCE
36.70A.020(5). Redevelopment of the site with a range of LI uses will meet an
existing demand for these uses in the City. This development will provide
additional employment opportunities in the City of Tukwila as well as significant
tax revenue to the City. ECONorthwest (2007).
The Growth Management Act also requires that the future land use map be
consistent with the rest of the comprehensive plan. RCW 36.70A.070. Here,
under Comprehensive Plan Economic Development Policy 2.1.10, the City should
consider land use changes for warehouses if there is a change in sales tax
sourcing rules. Such a change has occurred. Under prior law, the jurisdiction
where a product originates receives the sales tax. With the recent change, the
jurisdiction where the product is delivered receives the tax. Accordingly, land use
changes from the existing uses (warehouse and distribution) are appropriate
under Policy 2.1.10. The proposal renders the future land use map consistent
with this policy.
The proposal is also consistent with Comprehensive Plan Economic Goal 2.1,
which calls for continuing enhancement of the community's economic well being.
The proposal meets this goal by meeting an existing demand in the City for the
range of uses that can be developed under the LI zoning but which are not
available under the existing MIC /H zoning, including office, retail, and
entertainment uses. ECONorthwest (2007).
City boundaries. The proposal is also consistent goals and policies of the
Tukwila Comprehensive Plan calling for the development of identifiable City
boundaries. Goal 1.3 provides, "Identifiable boundaries for Tukwila so that
residents, workers, and visitors know they are entering the City." Redevelopment
of the property with LI uses will be subject to design review. This process will
ensure that the property's function as a significant entry point to the City, as well
as general quality of design, will be considered
Transportation corridors. In addition, Comprehensive Plan Goal 8.1 encourages
"transportation corridors that are functional, attractive and diverse along their
lengths both for the people who live along them, raveling through them and those
traveling to visit these areas." Development under the LI zone will further this
goal by improving the aesthetic quality of development on the property adjacent
to these roadways and by providing frontage improvements as required by the
City code.
5. A statement of how the proposed amendment complies with applicable
Countywide Planning Policies.
4
t •
The proposal complies with applicable Countywide Planning Policies ( "CPPs').
CPP LU -26 provides that lands within Urban Growth Areas ( "UGAs') shall be
characterized by urban development. The proposal provides for urban
development in the UGA. As previously discussed, the MIC /H use that currently
occupies the property is relocating. Development in the vicinity of the property is
trending towards light industrial and commercial development. Accordingly,
redevelopment of the property under the LI zone is appropriate.
LU -28 provides that growth should be directed fist to centers and urbanized areas
with existing infrastructure capacity. The property is an urbanized area with
existing infrastructure capacity. In addition, an economic study prepared for the
proposal shows that the proposal will not adversely affect the Tukwila Urban
Center. ECONorthwest (2007).
The CPPs address initial designation of Manufacturing Industrial Centers
("MIC') and activities within them (LU 51 -62) but do not address removal of
properties from the MIC. With regard to development outside of centers, the
CPPs provide:
A variety of land uses and concentrations of growth occur within the
Urban Growth Area and outside of Urban Centers and
Manufacturing /Industrial Centers. Local land use plans will be
responsible for the designation, character, and utilization of Urban Areas
outside of Centers."
CCPs §III.F. Accordingly, the CCPs do not constrain the City's ability to remove
the property from the MIC based on local circumstances.
FW -34 provides that "All jurisdictions shall act to increase work training and job
opportunities for all residents and communities." The proposal would allow the
development of the property under the LI zone, providing job opportunities to
Tukwila residents and residents of other jurisdictions in the region. There is an
existing demand for the types of uses that could be developed under the LI zone,
but which are precluded by the MIC /H zone. Redevelopment of the property
under the LI zone would meet this demand. ECONorthwest (2007).
ED -3 provides that " [JJurisdictions' comprehensive plans shall include economic
development policies. These policies shall address the local economic concerns
of each jurisdiction within the context of a regional economic development
strategy." The Tukwila Comprehensive Plan includes an Economic Element. As
previously discussed, the proposal is consistent with the goals and policies of this
Element, particularly with Goal 2.1 (enhancement of community's economic well
being) and Policy 2.1.10 (consider land use changes for warehouses if there is a
change in sales tax sourcing rules).
5
•
6. A statement of what changes, if any, would be required in functional plans
(i.e., the City's water, sewer, storm water or shoreline plans) if the proposed
amendment is adopted.
The proposal is not anticipated to affect the City's functional plans. The property
is adequately served by existing water, sewer and stormwater infrastructure.
Only a small portion of the property (approximately one acre) is within the
shoreline area and no changes to shoreline plans are required for the proposal.
Project specific utility improvements may be required in connection with project -
level review.
7. A statement of what capital improvements, if any, would be needed to
support the proposed change, and how the proposed change will affect the
capital facilities plans of the City.
No capital improvements are anticipated in connection with this plan -level action.
The proposal is not anticipated to affect the City's capital facilities plans. Project
specific utility and transportation improvements may be required in connection
with project -level review.
8. A statement of what other changes, if any, are required in other City codes,
plans or regulations to implement the proposed change.
The proposal requires a rezone of the property to LI.
Additional Comprehensive Plan Amendment Criteria (TMC 18.80.050.B)
The Council will consider the following in deciding what action to take regarding any
proposed amendment:
1. Is the issue already adequately addressed in the Comprehensive Plan?
The proposal to redesignate and re zone the property LI is not currently
addressed in the Comprehensive Plan. The existing Comprehensive Plan
designation for the property is MIC /H. The applicant is seeking a Comprehensive
Plan amendment to change the land use designation to LI concurrent with an
application to rezone the property to LI. The proposal is supported by numerous
goals and policies of the Comprehensive Plan, as discussed previously.
2. If the issue is not addressed in the Comprehensive Plan, is there a public
need for the proposed change?
There is a public need for the proposed change. As previously discussed, the
business that has occupied the property (Associated Grocers' warehouse and
distribution center) for the past 50 years is relocating. This presents an
opportunity for redevelopment of the property consistent with market demand and
6
•
development trends in the area. The proponent is proposing a rezone of the site
to LI. While project -level plans have not been prepared, it is anticipated that a
mix of uses allowed in the LI zone will be developed on the property, including
office, retail, lodging, entertainment and light industrial warehouse and
manufacturing uses. This development will meet an identified market demand for
these types of uses in the City. ECONorthwest (2007). In addition, the
redevelopment of the site will meet the need identified in the City Comprehensive
Plan for development of identifiable City boundaries, improvements to the
aesthetic qualities of the site, and improvement to the adjacent major
transportation corridors of Airport Way S. and E. Marginal Way. These factors
are discussed in more detail above.
3. Is the proposed change the best means for meeting the identified public
need?
Yes. Redevelopment of the property under the current land use designation and
zoning would not meet the need for office, retail, entertainment and light
industrial uses that has been identified, since these uses are not allowed in the
MIC /H zone. ECONorthwest (2007). Further, due to the nature of heavy
industrial uses, the fact that uses in the MIC /H zone are not required to undergo
design review, and the reduced code requirements for items such as landscaping
as compared to the LI zone„ redevelopment of the property with heavy industrial
uses would not meet the City's goals relating to development of identifiable City
boundaries, aesthetic improvements and improvements to major transportation
corridors. Further, other zoning designations would not be as appropriate as the
LI zone. While the LI zone accommodates a wide range of uses, it is an industrial
zone. Accordingly, the LI zone provides a transition between heavy industrial
uses and the light industrial and commercial uses developing to the south. Other
available zones (such as commercial zones) would not be as well suited to this
location as they do not provide this transition.
4. Will the proposed change result in a net benefit to the community?
Yes. As discussed in detail previously, the proposal will provide economic
development, assist in creating an identifiable northern City boundary, aesthetic
improvements and transportation corridor improvements. These are all
significant benefits to the community.
7
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan @ci.tukwila.wa.us
ATTACHMENT B
ZOON;CODE
AMENDMENTS
APPLICATION
NAME OF PROJECT/DEVELOPMENT: Sabev Comprehensive Plan Amendment and Rezone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
3301 S. Norfolk St., Seattle, WA 98118 and 10230 E. Marginal Way S., Seattle, WA 98118.
The property is bounded by E.Marginal Way, S. Norfolk St., Airport Way S. and Boeing Access Road.
The property is located in Seattle and Tukwila, with the majority of the property located in Tukwila.
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
See attached
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Mikel Hansen
Address: 12201 Tukwila International Blvd., 4th Floor, Tukwila, WA 98168
Phone: 206 - 277 -5249 FAX: 206 - 282 -9951
E -mail: mikelh@sabey.com
Signature: � t�' 7 !� Date: August , 2007
I: \my flocs \AC Site \ZoneChng- 12- 06.doc August 13, 2007
FOR STAFF USE ONLY Permits Plus Type: P-ZCA
Planner: bECC A
fir) .
File Number: (–V ' I — 0 (0
1
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan @ci.tukwila.wa.us
ATTACHMENT B
ZOON;CODE
AMENDMENTS
APPLICATION
NAME OF PROJECT/DEVELOPMENT: Sabev Comprehensive Plan Amendment and Rezone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
3301 S. Norfolk St., Seattle, WA 98118 and 10230 E. Marginal Way S., Seattle, WA 98118.
The property is bounded by E.Marginal Way, S. Norfolk St., Airport Way S. and Boeing Access Road.
The property is located in Seattle and Tukwila, with the majority of the property located in Tukwila.
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
See attached
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Mikel Hansen
Address: 12201 Tukwila International Blvd., 4th Floor, Tukwila, WA 98168
Phone: 206 - 277 -5249 FAX: 206 - 282 -9951
E -mail: mikelh@sabey.com
Signature: � t�' 7 !� Date: August , 2007
I: \my flocs \AC Site \ZoneChng- 12- 06.doc August 13, 2007
A. COMPREHENSIVE PLAN DESIGNATION:
Existing: MIC/H
Proposed: LI
B. ZONING DESIGNATION:
Existing: MIC/H
Proposed: LI
C. LAND USE(S):
Existing: 1i : t industrial warehouse & distribution office
Proposed: li _ t industrial office retail 1od ! 'n entertainment
(for proposed changes in land use designations or rezones)
L \mv docs \AG Site \ZoneChng- 12- 06.doc August I3, 2007
SABEY
CORPORATION
LEGEND
SUBJECT PROPERTY
ZONING DESIGNATION
TUKWILA/SEATTLE
CITY LIMITS
0423049101
0423049099
0323049062
0323049024
0323049048
042304906
0323049045
0323049128 u a
0323049080
0323049061
2304907
230490
2304907
0323049024
(Pod of
0003400042
0003400046
7
DRAFT
Ref: Tax Lot Combtned.cdr
et-e-et
0 1:50 io
S Boeing Rd.
Associated
Grocers Property
Boundary
0 325
Scale bt Feet
(approximate)
AG Grocers Site
Seattle, Washington
Tax Lot Parcel
Numbers
sAB- 029.00 FIGURE 3 February 2007
Dalton. Olrnatod & Fuglevand. Inc.
II YE It 11/
)F LA
= 1 438„912 SF
3301 NORFOLK ST.
SABEY PROPERTY
CITY OF TUKWILA AND
"MTV A[ eC ATT1 [' 7AUlu/! ADCAC
. MARb!M4L WAY O.
8.8.2007
FULLER SEARS
CONCEPTUAL SITE PLAN
SOUTH SEATTLE SITE
SABEY CORP.
PRIMARY CIRCULATION
SECONDARY CIRCULATION
PERIMETER ROADWAYS
MIXED USE SCHEME*
OFFICE 700,000 S.F.
RETAIL 550,000 S.F.
HOTEL 80,000 S.F.
THEATER 60,000 S.F.
LT. INDUSTRIAL 100,000 S.F.
THIS IS A CONCEPTUAL SITE
PLAN FOR A NON - PROJECT
ACTION. INTERNAL
CIRCULATION, BUILDING SIZE
AND LOCATIONS, AND TYPE
AND SQUARE FOOTAGE OF
PROPOSED USES MAY VARY
FROM THOSE SHOWN WITH
DEVELOPMENT AND REVIEW
OF PROJECT-LEVEL PLANS.
ZONING CODE AMENDMENT CRITERIA
(TMC 18.34.020)
Each determination granting a rezone shall be supported by written findings and
conclusions, showing specifically that all of the following conditions exist:
1. The proposed amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan.
An amendment to the Comprehensive Plan to redesignate the property from
MIC/H to LI is proposed concurrent with this rezone request. With this
amendment, the Comprehensive Plan land use map and the zoning will be
consistent.
In addition, the proposal is consistent with numerous goals and policies of the
Comprehensive Plan. This is discussed in detail in connection with the discussion
of compliance with the Comprehensive Plan amendment criteria (page four).
This discussion is incorporated here by reference.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of TMC Title 18, "Zoning Code," and the description and purpose
of the zoning classification applied for.
The purpose of the LI zone is to 'provide areas characterized by distributive and
light manufacturing uses, with supportive commercial or office uses." TMC
18.32.010. The permitted uses in the LI zone are identified in TMC 18.21.020.
These uses include various uses traditionally considered "light industrial,"
including but not limited to warehouse and manufacturing. The uses permitted
outright in the LI zone also include office, retail, lodging, and entertainment uses,
among others. Since these uses are allowed outright in the LI zone, they are by
definition "light industrial" uses under the Tukwila Municipal Code. While
project -level plans have not been prepared, it is anticipated that a mix of these
uses will be developed on the property. Accordingly, the proposal to rezone the
property to LI for future development consistent with the purpose of the LI zone.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map.
The changed circumstances are discussed in detail in connection with the
Comprehensive Plan amendment criteria. This discussion is incorporated by
reference. The most immediate change is the relocation of the Associated
Grocers' warehouse and distribution center, which has occupied the property for
50 years. The relocation of this use presents the City with the opportunity to
consider the most appropriate use of the property in light of its location, existing
nearby development, and market demand.
1
As discussed in connection with the Comprehensive Plan amendment, the
property is located at the northern boundary of the City between two major
transportation corridors that are targeted for improvement. Redevelopment of
the site under the LI zone will enhance the role of the property as the northern
entry point to the City and will provide for improvements to the adjacent
transportation corridors in the form of aesthetic improvements and any project -
specific transportation mitigation that may be required.
In addition, also as discussed in connection with the Comprehensive Plan
amendment, development in the vicinity of the property in Tukwila is tending
towards light industrial and commercial uses. See ECONorthwest (2007). This is
a change in circumstances that the City should consider in evaluating the
appropriate zoning for the property.
Finally, also as discussed in connection with the Comprehensive Plan
amendment, there is presently a market demand for LI uses. ECONorthwest
(2007). The City should consider this factor in rendering a decision regarding
the appropriate zoning of the property.
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general
welfare, and will not adversely affect the surrounding neighborhood, nor be
injurious to other properties in the vicinity in which the subject property is
located.
The benefits to the public associated with the proposal have been discussed in
connection with the Comprehensive Plan amendment. In addition, analysis shows
that the proposal will have no significant adverse impacts on either future
industrial development on parcels near the property in the MIC or on the Tukwila
Urban Center. ECONorthwest (2007). Accordingly, the proposed amendment is
in the public interest and will not adversely affect the surrounding neighborhood
or be injurious to other properties in the vicinity.
2
L .
V
D
NORT
0 100 200 400
.c� -. ri � � ` S \ � 5.r. -� t / C '
∎, l .. __ � -✓ (,. i .
C T ; a . ;�'`.,--‘ L, .; -
-
r , ^ P
b
A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM
LAND DESCRIPTION
LAND DESCRIPTIONS PER TRANSNANON TITLE INSURANCE COMPANY ORDER NO
670797. DAZED NULY 25, 200L.
THAT PORTION OF T. GROWS 00NA11ON LAND CAM IN SECTIONS 3 AND 4.
TOWNSHIP 23 NORTH, RANGE 4 EAST. W4LAYETTE MERIDIAN, IN KING COUNTY.
WASHINGTON, AND OF GOVERNMENT LOT 1 IN SAID SECTION 3. AND OF THE
ABANDONED SEATTLE- TACOMA INTERURBAN AND POET SOUND ELECTRIC COMPANY
RIGHT OF WAY. AND OF THE NORTHWEST DUARTER OF THE SOUTHWEST QUARTER OF
SAID SECTION 3. AND OF GOVERNMENT LOTS 6 AND 9 W SAID SECTION 4. DESCRIBED
AS FOLLOWS:
BEGINNING AT THE CONCRETE MONUMENT MARKING THE INTERSECTION OF ME
CENTERLINES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH. WINCH POINT
BEARS NORTH salvor EAST 521.23 FEET FROM THE COMMIE MONUMENT
MARKING THE ANGLE PONT IN THE CENTERUNE OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 8811'sr WEST ALONG THE CENIERLDIE OF SAID SOUTH NORFOLK
STREET 37.33 FEET; THENCE SOUTH orator EAST 40.00 FEET TO THE
INTERSECTION OF THE SOUTHERLY MARGIN OF SAID SOUTH NORFOLK STREET WITH
AN ARC OF A CURVE CONNECTING SAID SOUTHERLY MARGIN NTH THE WESTERLY
MARGIN OF AIRPORT WAY SOUTH. THE CENTER OF MIOCH CURVE BEARS SOUTH
SOUTHERLY A K ONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH. . FOLLOWING
SAID ARC OF A CURVE HAVING A RADIUS OF 4800 FEET, AN ARC DISTANCE OF
29.13 FEET TO A PONT OF TANGENCY; THENCE SOUTH 2122'39" EAST ALONG SAD
WESTERLY MARGIN 1.120.0 FEET TO A POINT OF WIDENING IN SAID AIRPORT WAY
SOUTH; THENCE SOUTH 693r2r WEST ALONG SAID MARGIN 35.00 FEET TO A
PONT OF CURVE IN SAID MARGIN THE CENTER OF INCH BEARS SOUTH
6E3721" WEST 88000 FEET; THENCE SOUTHERLY ALONG SAID MARGIN FOLLOWING
AN ARC OF A CURVE HAVING SAID RADIUS OF 680.00 FEET. AN ARC DISTANCE OF
50809 FEET TO A POINT OF WIDENING IN SAD AIRPORT WAY SOUTH, THENCE
NORTH 7813'59" WEST ALONG SAID MARGIN S00 FEET: THENCE
SOUTH 11'46 WEST ALONG SAND MARGIN 22150 FEET TO A POINT OF WIDENING
IN SAID AIRPORT WAY SOON THENCE NORTH 7913,59' WEST 100 FEET TO A
POINT OF CURVE IN SAID MARGIN. THE CENTERUNE OF W4104 BEARS NORM
7813'59' WEST, 52298 FEET THENCE SOUTHERLY NCI WESTERLY ALONG SAID
CURVE AND MARGIN AN ARC DISTANCE OF .666.30 FEET TO A PONT ON THE NORM
MARGIN OF THE BOEING ACCESS ROAD; THENCE SOUTH 0313'26' EAST ALONG SAD
MARGIN 7.00 FEET; THENCE SOUTH 84'46'32" WEST ALONG SAID MARGIN
447.92 FEET TO A POINT OF CURVATURE OF A 102.90 FOOT RADIUS CURVE TO THE
RIGHT IN SAID MARGIN; THENCE WESTERLY AND NORTHERLY ALONG SAD CURVE AND
MARGIN 150.50 FEET TO A POINT OF TANGENCY OM THE NORTHEASTERLY MARGIN OF
EAST MARGINAL WAY; THENCE NORTH 112 WEST ALONG SAID
NORTHEASTERLY MARGIN 272.50 FEET TO A PONT OF CURVATURE OF A
1,161.34 FOOT RADIOS CURVE TO THE LEFT; THENCE NORTHERLY ALONG SAID CURVE
AND MARGIN AN ARC DISTANCE OF 25(44 FEET; THENCE CONTINUING ALONG THE
NORTHEASTERLY MARGIN OF EAST MARGINAL WAY. NORTH 23'3916' WEST
429.54 FEET. MORE OR LESS, TO THE SOUTH UNE OF SAID GOVERNMENT LOT 8;
THENCE CON•MNUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY
TO AN NTERSECION WITH THE NORTH LINE OF THE SOUTH 200 FEET OF SAID
GOVERNMENT LOT B. AS MEASURED ALONG THE EAST UNE OF SAID GOVERNM ENT
LOT R THENCE EAST PARALLEL TO THE SOUTH UNE OF SAID GOVERNMENT LOT 8 TO
THE EAST LINE OF SAID GOVERNMENT LOT R THENCE SOUTH ALONG THE EAST UNE
OF SAID GOVERNMENT LOT 6 TO THE SOUTHEAST CORNER OF SAID GOVERNMENT
LOT 9: THENCE ALONG THE SOUTH LIE OF THE NORTHWEST QUARTER OF SAID
SECTION 3, SOUTH B69x59' EAST 267.86 FEET TO THE WESTERLY BOUNDARY LINE
OF THE SEATTLE - TACOMA INTERURBAN RAILWAY RIGHT OF WAY, THENCE ALONG
SAID WESTERLY BOUNDARY LINE. NORTH 0811'13 WEST 730.73 FEET TO THE
SOUTH LINE OF SAID T. CROWS DONATION LAND CAM; THENCE SOUTH
6919'25' WEST ALONG' SAD SOUTH UNE 157.64 FEET TO THE WEST UNE OF SAID
SECTION k THENCE SOUTH 002312' WEST ALONG SAID WEST LINE 137.23 FEET;
THENCE
1S FEET FROM TM EASTER OF EAST MARGINAL WAY
50U1)5 THENCE
NORM 233918" WEST 181.29 FEET THENCE NORTH 951 WEST 168.18 FEET
TO THE EASTERLY MARGIN OF EAST MARGINAL WAY MUM THENCE NORTH
233916' WEST ALONG SAID MARGIN 147.95 FEET TO THE INTERSECTION OF SAID
EASTERLY MARGIN WITH THE SOUTHERLY MARGIN OF SOUTH NORFOLK STREET AS
CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER
5388220; THENCE NORTH 6WOWIT EAST ALONG SAM SOUTHERLY MARGIN
88207 FEET TO A PONT OF CURVE; THENCE EASTERLY ALONG SAID MARGIN,
FOLLOWING AN ARC OF A CURVE TO ME RIGHT HAVING A RADIUS OF 340.71 FEET.
AN ARC DISTANCE OF 131.98 FEET TO A FONT OF TANGENCY; THENCE NORTH
801117' EAST ALONG SAID MARGIN 409.23 FEET TO ME TRUE POINT CF
BEGINNING:
EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWI A BY
STATUTORY WARRANTY DEED 9703050488;
TOGETHER WITH THAT PORTION LYNG NORTH OF SOUTH NORFOLK STREET
DESCRIBED AS FOLLOWS;
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION k THENCE SOUTH 0023'12' WEST ALONG
THE WEST LINE OF SAID SUN:MVISION 30.00 FEET TO A PONT ON THE SOUTH LINE OF
THE NORTH 30 FEET IN WIDTH OF SAW S3OIV19ON AND THE TRUE POINT OF
BEGINNING; THENCE SOUTH (1•40'52' EAST. ALONG SAD SOON LINE 57.98 FEET TO
AN INTERSECTION WITH THE NORTHERLY MARGIN OF SAD SOUTH NORFOLK STREET;
THENCE SOUTH 6600'1r WEST. ALONG SAM NORTHERLY MARGIN. 203.61 FEET TO
AN INTERSECTION WITH A UNE WHICH IS 213 FEET WESTERLY. MEASURED AT RIGHT
ANGLES TO AND PARALLEL WITH THE WESTERLY MARCH OF SAID PUCET SOUND
ELECTRIC COMPANY RIGHT OF WAY; THENCE NORTH 0611 WEST. ALONG SAID
PARALLEL LNE. 98.01 FEET TO A POINT N104 BEARS NORTH 604012' WEST
140.07 FEET FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 8940'52' EAST
140.07 FEET TO THE TRUE POINT OF BEGINNING.
CITY OF TUKWILLA LOCM ZONE ARO CITY OF SEATTLE 102 U/05
4 Lr BASIC DEVELOPEMENT STANDARDS
SETBACKS TO YARDS (MINIMUM)
FRONT 25 FEET
SECOND FRONT 125 FEET
REAR 5 FEET
LANDSCAPE REOUIREMENTS (MINRUM)
FRONT 21.5 FEET
SECOND FRONT 125 FEET
REAR 5 FEET
OFF STREET PARKING (SPACES/USABLE FLOOR AREA)
WAREHOUSE 1 PER 2.000 SF
OFFICE 3 PER 1.000 SF
RETAIL 2.5 PER 1.000 SF
MANUFACTURING 1 PER 1.000 SF
OTHER USES SEE INC CHAP. 1656
TOGETHER WIN THE FOLLOWING DESCRIBED PROPOERTY
PARCEL I:
THAT PORTION OF INC NORTHWEST QUARTER OF SECTION 3. TOWNSHIP 23 NORM
RANGE • EAST, WILLAMETTE MERIDIAN. W KING COUNTY. WASHINGTON. LYING SOUTH
OF THE SOUTH LINE OF ME TIMOTHY GROW OONATION LARD GNM AND NEST OF
THE RIGHT OF AY OF PUGET SONS ELECTRIC RAILWAY.
PARCEL 2:
THAT PORTION OF GOVERNMENT LOT B. SECTION 4, TOWNSDP 23 NORTH, RANCH 4
EAST. WILLAMETTE MERIDIAN. W KING COUNTY. AIINGTON, DESCRIBED AS
FOLLOWS:
SEMANTIC ON THE EAST UNE OF SAID GOVERMENT LOT I AT A POINT WWI
NORTH 0 EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORM 721 ,54' EAST 188.77 FEET;
THENCE REST 375 FEET: MORE OR LESS, TO THE NORTHEASTERLY LONE OF STATE
ROAD 611 1 AS NOW ESTABUS4EG;
THENCE SCUTHEASTERLY ALONG SAID ROAD LINE 205 FEET, MORE OR LESS, TO A
POINT WHICH BEARS NORTH 89•2954' WEST FROM THE PONT OF BEGINNING
THENCE SCUM 89'2D'A' EAST PARALLEL WITH THE SOUTH USE OF SAID
GOVERNMENT LOT 8, Z35 FEET, MORE OR LESS. TO THE PUNT OF BECORRNG.
PARCEL I
THAT PORTION OF GOVERNMENT LOT 5 SECTION 4. TOWNOIIP 23 NORTH. RANGE 4
EAST. VWLAMETTE MERDIAN, IN KWIC COUNTY. WASONGTON OESCRIBEO AS
FOLLOWS:
BECAINLG ON THE EAST LDS OF SAD GOVERMENT LOT AT A PONT INCH 5
NORM 021,54' EAST 389.77 FEET FROM TIE SOUTHEAST CORNER THEREOF;
MINCE NORTH 721'24' EAST ALONG SAID EAST UM 174.65 FEET;
THENCE ORE REST TO THE NORTHEASTERLY (NE OF PRIMARY STATE NGHWAY NO. 1
AS ESTAWSNED BY DEED TO ME STATE OF WASHINGTON, RECORDED UNDER
RECORDING NUMBER 3440535. IN KING COUNTY, WASHINGTON
THENCE SOUTHEASTERLY ALONG SAID NORTHOSTERLY UNE IBS FEET. MORE OR
LESS. TO A POINT DUE WEST OF THE POINT OF BEODMN0
THENCE EAST 395 FEET, MORE OR LESS. TO THE PONT OF BEGINNING
PARCEL 41
•
THAT PORTION OF SECTION 4 TOMIHP 23 NORTH. RANGE 4 EAST, WLLAMETTE
MERIDIAN IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLD95c
BEGINNING AT THE INTERSECTION OF NE SOUTH LINE OF THE t. GROWS DONATION
LAND 0AIN WITH THE EAST LIE OF SAID SECTION 4;
�
S U 12' WEST ALONG SAID EAST LINE 137.23 FEET TO ME TRUE
THENCE SOUTH 02312' VEST 20.00 FEET;
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THENCE NORTH 233916' WEST ALONG SAD MARGIN TO A PONT 114101 BEARS
ERIN 695E12 TEST FROM THE TRUE POINT OF BEGINNING;
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GENERAL NOTES
1. CALL 1 -900 -424 -5555 NOT LESS THAN 48 HOURS BEFORE BEGINNING
FAILURE 0 SO COULD MEAN BEARNG REPAIR COST. UP
TO THREE TINES THE COST OF REPAIRS TO THE SEMCE
2. BY GRAPHIC PLOTTING ONLY. TMMS ALFA SITE SITUATES IN ZONE 'M OF
THE FLOOD INSURANCE RATE MAP NO. 5303300645 F. COMMUNITY PANEL
NUMBER 645 OF 1725, WHICH BEARS AN EFFECTIVE DATE OF MAY It 1995.
ND FIELD SURVEYING WAS PERFORMED TO DETERMINED THESE ZONES AND
AN ELEVATION CERTIFICATION MAY DE NEEDED TO VERIFY THIS
DETERMINATION OR APPLY FOR A VARIANCE FROM THE FEDERAL
MANAGEMENT AGENCY. ZONE */f IS DEFINED AS AREAS DETERMINED TO BE
OUTSIDE THE 500 YEAR FLOODPWN.
1 THIS SITE GROANS 2.407.469 SQUARE FEET OR 5527 ACRES. MORE OR
LESS
NOTES
1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY
PROPOSED.
VICINITY MAP
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City of Tukwila rage . ur a
City Council Regular Meeting Minutes September 17. 2007
CONSENT AGENDA
a. Approval of Minutes: 9/4/07 (Regular).
b. Approval of Vouchers #333903 - 334173 in the amount of $1,996,848.60
c. Accept as complete the 2007 Overlay & Repair Program with Lakeridge Paving Company of Maple
Valley; authorize release of retainage subject to the standard claim and lien release procedures (final cost
of project, including retainage: $401,650.15).
MOVED BY DUFFIE, SECONDED BY HERNANDEZ TO APPROVE THE CONSENT AGENDA AS
SUBMITTED. MOTION CARRIED 7 -0.
U NFINISHED BUSINESS
a. Comprehensive Plan Amendment (Public Meeting format). Forward the emergency
Comprehensive Plan Amendment and rezone request submitted by the Sabey Corporation for 36.5
acres south of Boeing Field at the Associated Grocers site to the Planning Commission.
Rebecca Fox, Senior Planner, provided an overview of this issue. The Sabey Corporation has submitted
an application for a Comprehensive Plan map change and rezone from Manufacturing /Industrial Center --
Heavy (MIC -H) to Light Industrial (LI) for 36.5 acres, located south of Boeing Field at the Associated
Grocers site. The applicant wants this to be considered an emergency (due to its impact on the economic
well -being of the City) and be reviewed in 2007 with the two other current applications, rather than waiting
until 2008. At this time, the Council is being asked to: (1) Consider the matter an emergency;
(2) Forward the issue to the Planning Commission for review.
MOVED BY ROBERTSON, SECONDED BY DUFFIE TO CONSIDER THE APPLICATION SUBMITTED
BY THE SABEY CORPORATION FOR A COMPREHENSIVE PLAN MAP CHANGE AND REZONE
FROM MANUFACTURING /INDUSTRIAL CENTER -- HEAVY (MIC -H) TO LIGHT INDUSTRIAL (LI)
FOR 36.5 ACRES, LOCATED SOUTH OF BOEING FIELD AT THE ASSOCIATED GROCERS SITE,
AN EMERGENCY (DUE TO THE ECONOMIC WELL -BEING OF THE CITY).*
Mayor Mullet asked for comments from the public regarding this issue.
Brian Kennedy, 12802 37th Avenue South, conveyed he lives near this site and works at Associated
Grocers and considers this project an enhancement that will encourage business growth.
Anna Bernhard, 14241 59th Avenue South, commented that her observation of Sabey Corporation
buildings is that they are "beautiful."
There being no further comments, Mayor Mullet closed the public comment period on this issue.
*MOTION CARRIED 7 -0.
MOVED BY HERNANDEZ, SECONDED BY GRIFFIN TO FORWARD THE APPLICATION SUBMITTED
BY THE SABEY CORPORATION TO THE PLANNING COMMISSION "AS -IS WITH NO CHANGES"
FOR THEIR REVIEW, AND TO BE BROUGHT BACK TO THE CITY COUNCIL AT A FUTURE
MEETING. MOTION CARRIED 7 -0.
. uthorize the Mayor to sign a contract with ESA Adolfson for an update to the Shoreline
Master Program in the amount of $35,000.00 (funds expended are to be taken from Washington
State Department of Ecology Grant).
MOVED BY DUFFIE, SECONDED BY LINDER TO AUTHORIZE THE MAYOR TO SIGN A CONTRACT
WITH ESA ADOLFSON FOR AN UPDATE TO THE SHORELINE MASTER PROGRAM IN THE
AMOUNT OF $35,000.00 (FUNDS EXPENDED ARE TO BE TAKEN FROM WASHINGTON STATE
DEPARTMENT OF ECOLOGY GRANT). MOTION CARRIED 7 -0.
10.1.2007
FULLER SEARS
CONCEPTUAL SITE PLAN
SOUTH SEATTLE SITE
SABEY CORP.
ATTACHMENT D
PRIMARY CIRCULATION
SECONDARY CIRCULATION
PERIMETER ROADWAYS
MIXED USE SCHEME*
OFFICE 700,000 S.F.
RETAIL 550,000 S.F.
RESTAURANT 30,000 S.F.
HOTEL 80,000 S.F.
THEATER 60,000 S.F.
LT. INDUSTRIAL 100,000 S.F.
THIS IS A CONCEPTUAL SITE
PLAN FOR A NON - PROJECT
ACTION. INTERNAL
CIRCULATION, BUILDING SIZE
AND LOCATIONS, AND TYPE
AND SQUARE FOOTAGE OF
PROPOSED USES MAY VARY
FROM THOSE SHOWN WITH
DEVELOPMENT AND REVIEW
OF PROJECT -LEVEL PLANS.
I • • • I •v■ ••V••I NI •
Wow
City of Tukwila
Comp Plan Amendment
L07 -066
Rezone L07 -067
Proposed Rezone &
Comp Plan Amendment
from MIC /H to LI
Phone • (541) 687 -0051
FAX • (541) 344 -0562
info @ eugene.econw.com
August 9, 2007
• •
ECONorthwest
ECONOMICS • FINANCE • PLANNING
Suite 400
99 W. 10th Avenue
Eugene, Oregon 97401 -3001
Other Offices
Portland • (503) 222 -6060
Seattle • (206) 622 -2403
TO: Mikel Hansen
FROM: Terry Moore, Bob Parker, and Beth Goodman
SUBJECT: ANALYSIS OF IMPACTS OF A COMPREHENSIVE PLAN
AMENDMENT AND ZONE CHANGE AT THE ASSOCIATED GROCERS
SITE
SUMMARY
Sabey Corporation is submitting an application for a Comprehensive Plan Amendment and
zoning change on the 64 -acre Associated Grocers site. The analysis in this memorandum
supports that application by addressing specific questions that the City has raised about the
proposed changes. This section (two pages) summarizes our answer to those questions; the
memorandum that follows this summary provides supporting data and analysis.
CONTEXT
The subject property is in Tukwila's Manufacturing Industrial Center (MIC). Its plan designation
and zoning is MIC/H (Heavy Industrial). Sabey Corporation is requesting a change to Light
Industrial (LI), which would allow for the development of office, commercial, and retail space as
well as other light industrial uses. Sabey Corporation is planning to develop the property for
office, retail, and light industrial.
The City of Tukwila is concerned that the type of development proposed for the subject property
could (1) discourage or be incompatible with existing uses in the MIC, (2) increase pressure for
conversions from heavy industrial to commercial land, (3) decrease the amount of land available
for industrial growth, and (4) compete or take market share for retail and commercial
developments in Tukwila's Urban Center.
IMPACTS TO INDUSTRIAL LAND
1. Will the proposed Comprehensive Plan Amendment significantly impact future
industrial development on parcels near the subject property in the MIC? No. The
majority of land near the subject property is already being used for commercial or light
industrial uses.
2. Will the proposed uses on the subject property be compatible with existing and
expected industrial uses in the MIC? Yes. Regional trends and local forecasts indicate
that manufacturing employment is growing slowly or decreasing. Official regional, long-
term employment forecasts suggest the majority of employment that Tukwila can expect RErEl ' ,
cry' °,G ;, MLA
GAUG 13 2007
• •
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 2
in the future is Professional and Business Services and other types of employment that
use office space. Boeing Field and Boeing properties separate the subject property from
the heaviest industrial uses in the MIC.
3. Is granting the Comprehensive Plan Amendment likely to increase demand for
conversion from industrial to commercial uses on areas adjacent to the subject
property? Maybe, especially south of the subject site. That land is currently being used,
however, for commercial and light industrial purposes. The pressure for conversion of
this land to commercial uses is more likely to be affected by regional land prices for
industrial land and employment trends than changes to the subject property.
4. Does the proposed development negatively impact the City's policy to have adequate
land for industrial growth? Yes and no. Changing the zoning on the proposed
development clearly reduces the amount of land for some industrial uses (the property is
roughly 4% of the industrial land in Tukwila), and allows the option to develop more of
the land for office and retail uses. But the market trends have been clear for a while: land
on and around the subject property is not being used much by heavy industry, and the
subject property is now used for light industrial and commercial purposes. There is a
reasonable, but not definitive, argument that the change in designation will have little
impact on the long -run viability of industrial uses in Tukwila given market forces and the
way the MIC/H zone is defined and implemented.
IMPACTS TO THE URBAN CENTER
1. How will the uses on the subject site be similar and different from the uses in the
Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall,
high- density residential development, and a large mixed -use development. The uses on
the subject site will be a smaller -scale mixture of retail, commercial, and light industrial
uses. Most of the uses will primarily serve people working on or near the site, visitors
wanting to stay near Sea -Tac International Airport, and people living relatively near the
subject site.
2. To what extent will the commercial and retail uses in the proposed development
compete with commercial and retail uses in the Tukwila Urban Center and other
developments within the City? There is no question that the proposed uses will compete
with development in other areas of Tukwila: that is the nature of all types of
development, and especially retail. The broader question is whether enough demand
exists to support all of the existing and proposed developments in Tukwila, including
development on the subject property. PSRC forecasts strong employment growth in
Tukwila for sectors that use office space. Population growth, coupled with increases in
disposable income, will create demand for additional retail space.
3. What is the market area for the proposed development compared to the Tukwila
Urban Center? The development concept includes two primary uses: employment
(office and some industrial) and retail. The employment uses will draw workers from
throughout the region. The retail uses will draw from a smaller market area. Since the
mix of retailers is not yet specified, we cannot say definitively exactly what the market
area will be.
Sabey Corporation Comprehensive Plan Amendment
INTRODUCTION
•
Figure 1. Subject property and immediate transportation access
Source: Johnson Gardner memorandum "Draft Economic and Market Trends Shaping Industrial Land
Need in the Duwamish Corridor," May 10, 2007
August 9, 2007 Page 3
BACKGROUND
Sabey Corporation contracted with ECONorthwest to analyze the impacts of a Comprehensive
Plan Amendment and zoning change on the 64 -acre Associated Grocers distribution site, located
in north Tukwila and south Seattle. The subject property is located in Tukwila's
Manufacturing/Industrial Center (MIC) The Manufacturing/Industrial Center (MIC) is an area
designated in Tukwila's comprehensive plan as a manufacturing center. It includes land zoned
for Manufacturing Industrial Center/Heavy Industrial (MIC/H) and Manufacturing Industrial
Center/Light Industrial (MIC/L). The subject property is zoned MIC/H.
Figure 1 shows that the subject property is located between Airport Way, Norfolk Road, East
Marginal Way, the Duwamish River and the Boeing Access Road. The property is separated
from other properties in the MIC by these roads, except along the northwestern edge of the
property, which is adjacent to a credit union.
Fifty -five acres of the 64 -acre site are occupied by the Associated Grocers headquarters and
distribution facility, a light - industrial use that has existed in the heavy- industry zone for the past
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 4
50 years. Associated Grocers is considering changing the location of its facility; it is unclear
whether they will continue using the site for more than two to four years.
Sabey Corporation is seeking a Comprehensive Plan Amendment and zoning change on the
property to bring the zoning in line with historical and likely future uses. The current plan
designation is for heavy industrial uses MIC/H on the portion of the site in Tukwila and IG2 on
the portion of the site in Seattle). Sabey Corporation is requesting a change in plan designation
and zoning to Light Industrial, LI. The purposes and uses permitted in these zones are described
in Tukwila's zoning ordinance:
• Manufacturing/Industrial Center Heavy (MIC/H) District "...is intended to provide a
major employment area containing heavy or bulk manufacturing and industrial uses,
distributive and light manufacturing and industrial uses, and other uses that support those
industries. This district's uses and standards are intended to enhance the redevelopment
of the Duwamish Corridor." The district allows a wide range of uses and building types:
manufacturing, heavy -metal processing, rock crushing and asphalt or concrete
manufacturing, offices associated with permitted uses, warehouse and distribution
facilities, storage facilities, hotels and motels, and restaurants.
• Light Industrial (LI) District "...is intended to provide areas characterized by
distributive and light manufacturing uses, with supportive commercial and office uses."
The district allows a wide range of uses and building types: manufacturing (similar to
manufacturing permitted in MIC/H), many types of office, medical and dental
laboratories and offices, retail sales, warehouse and distribution facilities, storage
facilities, hotels and motels, and restaurants.
Sabey Corporation is considering redeveloping the site for commercial and light - industrial uses.
Table 1 shows Sabey Corporation's concept of the possible uses on the site. The majority of the
uses would be office and retail, with a small amount of other commercial and light - industrial
uses. Although the Sabey Corporation does not have definite plans for the components of the
development, it hopes to develop a mixed -use center that provides opportunities for working,
recreation and socialization, and shopping in the same area. The development is likely to be
pedestrian- oriented and incorporate open space. The site is currently served by bus and
SoundTransit may develop the proposed light rail and commuter train station at the Boeing
Access Road. Plans to develop this station have been deferred by Sound Transit until financing is
available for the station.
Table 1. Conceptual development types
on the Associated Grocers site
Possible Use
Office
Retail
Light Industrial
Hotel
Theatre
Total
Est. Size
(Square feet) Percent
700,000 47%
550,000 37%
100,000 7%
80,000 5%
60,000 4%
1,490,000 100%
Source: Sabey Corporation model of possible uses
• •
• •
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 5
Previous studies documented regional economic trends in support of the proposed amendments.'
A Johnson Gardner study made the following findings about regional economic trends:
• The subject property has unique qualities that support the change in uses, including the
site's size, visibility, multiple modes of access, nearby industries, and the potential for
growth in King County.
• Growth in manufacturing, particularly heavy - industrial activity, will be stagnant over the
medium- and long -term periods in King County and the Puget Sound region.
• The combination of increasing costs of industrial land and outflow of traditional heavy
industry create disadvantages for future use of the subject property by a new
manufacturer or other firm that needs traditional industrial space.
• Forecasts and plans by the State of Washington, the Puget Sound Regional Council, and
the Prosperity Partnership expect heavy industry to continue to be important to the
regional economy but expect a long -term decline in heavy manufacturing and are
planning to encourage growth in technical and scientific industries.
• The current zoning of the property (MIC/H) creates barriers to redeveloping the subject
property for uses compatible with the expected regional growth in high -tech, scientific,
research, and commercial services industries.
PURPOSE OF THE MEMORANDUM
This memorandum provides supporting documentation to Sabey Corporation's application for a
Comprehensive Plan Amendment and zoning change on the subject property. It addresses
specific questions pertaining to the potential impacts of a Comprehensive Plan Amendment and
zoning change on the subject site. In short, the purpose of this memorandum is to describe local
industrial, commercial, and retail land -use trends that affect future uses of the site, and how (and
whether) the Comprehensive Plan Amendment would impact the city's planning efforts.
The City of Tukwila is concerned about the impact of the proposed Comprehensive Plan
Amendment on existing industrial land and existing and planned commercial uses within its city
limits. The City is especially interested in the potential impacts of the proposed Comprehensive
Plan Amendments on the Tukwila Manufacturing/Industrial Center (MIC) and the Tukwila
Urban Center (TUC), as well as strategies to mitigate any potential impacts. Specifically, the
City is concerned about:
• How the proposed Comprehensive Plan Amendment may impact industrial land near the
subject property in the MIC
• Whether the proposed Comprehensive Plan Amendment may encourage other property
owners to apply for conversion of industrial land to commercial land
• Compatibility between the proposed uses on the subject property and uses on surrounding
industrial lands
Johnson Gardner memorandum "Draft Economic and Market Trends Shaping Industrial Land Need in the Duwamish Corridor,"
May 10, 2007
Sabey Corporation Comprehensive Plan Amendment
• •
August 9, 2007 Page 6
• How the potential commercial development on the subject site will effect other
commercial uses in Tukwila
ORGANIZATION OF THE MEMORANDUM
The remainder of the memorandum is organized as follows:
• Framework for evaluation summarizes the procedures and criteria for amending
Tukwila's Comprehensive Plan and Zoning Code that are addressed in this memorandum.
• Analysis provides answers for each of the questions presented in the Framework section.
SCOPE OF THE EVALUATION
Sabey Corporation has applied for a Comprehensive Plan Amendment on the subject property.
Tukwila has procedures and criteria for amending its comprehensive plan and Zoning Code,
which note that "The burden of proof to demonstrate that a change to the Comprehensive Plan or
Zoning Code is warranted lies solely upon the proponent. " An application to amend Tukwila's
Comprehensive Plan must address the criteria specified by the City in its "Application for a
Comprehensive Plan Amendment."
This memorandum is not the Sabey Corporation's application, which is being submitted
separately and addresses all of the criteria. Rather, this memorandum supports that application by
addressing in more detail the following criteria for the Comprehensive Plan Amendment:
• Explain why the proposed change is the best means for meeting identified public need
and describe other options for meeting the public need.
• Explain why the proposed change will result in a net benefit to the community or the type
of benefit that can be expected.
• Describe the anticipated impacts of the change, including the geographic area affected
and the issues presented by the proposed change.
• Explain why the current comprehensive plan or development regulations are defective or
should not continue in effect.
• Describe how the proposed amendment complies with applicable Countywide Planning
Policies.
• Describe what changes would be required in the Zoning Code.
In addition to requesting a change in the Comprehensive Plan, Sabey Corporation will also need
to request a change to Tukwila's Zoning Code. An application to amend Tukwila's Zoning Code
must address criteria presented in the application for a Zoning Code Amendment. This
memorandum addresses the following criteria for the Zoning Code Amendment:
• Show that the proposed amendment to the zoning map is consistent with the goals,
objectives, and policies of the comprehensive plan.
2 From the City of Tukwila "Comprehensive Plan Amendments" application.
•
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 7
• Show that the proposed amendment to the zoning map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification applied for.
• Demonstrate that there are changed conditions since the previous zoning became
effective to warrant the proposed amendment to the zoning map.
• Describe how the proposed amendment to the zoning map will be in the interest of
furthering public health, safety, comfort, convenience and general welfare, and will not
adversely affect the surrounding neighborhood, nor be injurious to other properties in the
vicinity in which the subject property is located.
In meetings between staff at the Sabey Corporation and the City prior to the submission of the
Sabey Corporation's application, City staff identified several concerns regarding the impacts of
the proposed Comprehensive Plan Amendment. This memorandum addresses concerns the City
raised about the proposed Comprehensive Plan Amendment.
• What are the potential impacts of the proposed Comprehensive Plan Amendment
on industrial land in the Manufacturing/Industrial Center? This section will address
the affect that the proposed Comprehensive Plan Amendment may have on industrial land
in the MIC, including compatibility issues and increases in pressure to convert land from
industrial to commercial uses. It will discuss possible strategies for mitigating these
impacts.
• What are the potential impacts of the proposed Comprehensive Plan Amendment
on uses in Tukwila's Urban Center? This section will address the impact of the
proposed amendment and development on existing commercial and retail uses in
Tukwila's Urban Center. It will discuss possible strategies for mitigating these impacts.
The analysis section of this memorandum addresses these broad questions, and several related
ones.
ANALYSIS
ECO staff worked with City staff to understand the key issues and analysis required to support
the Comprehensive Plan Amendment. This section provides analysis of the two broad questions
posed above. The analysis is separated into two parts: impacts of the proposed Comprehensive
Plan Amendment on industrial; and impacts of the proposed Comprehensive Plan Amendment
on other commercial uses in Tukwila.
POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN
AMENDMENT ON INDUSTRIAL LAND IN THE MANUFACTURING/INDUSTRIAL
CENTER
The City of Tukwila is concerned about the potential impacts of the proposed Comprehensive
Plan Amendment on industrial land in the City's Manufacturing/Industrial Center (MIC). The
City's questions are:
1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial
development on parcels near the subject property in the MIC?
Sabey Corporation Comprehensive Plan Amendment
• •
August 9, 2007 Page 8
2. Will the proposed uses on the subject property be compatible with existing and expected
industrial uses in the MIC?
3. Is granting the Comprehensive Plan Amendment likely to increase demand for
conversion from industrial to commercial uses on areas adjacent to the subject property?
4. Does the proposed development negatively impact the City's policy to have adequate
land for industrial growth?
5. How can the impacts of the Comprehensive Plan Amendment be mitigated?
The following analysis addresses these questions. The conclusions at the end of this section
provides answers to the questions.
Industrial land availability in Tukwila
Table 2 shows land uses in Tukwila by plan designation and zoning. The City has designated
1,436 acres —more than one - quarter of the City's land —for industrial uses; 1,168 -acres are in the
MIC/H zone. An additional 753 acres (14% of the City's land) is in zones that allow a mixture of
commercial and industrial uses, and 1,144 -acres (21% of the City's land) are in commercial
zones.
The proposed Comprehensive Plan Amendment would change 64 acres of MIC/H land to LI.
The City only has 20 acres currently in the LI zone.
Table 2. Land by zoning district, gross acres, Tukwila, 2007
Zone Acres Percent
Industrial 1,436 27%
Manufacturing Industrial Center /Heavy Industrial (MIC /H) 1,168 22%
Heavy Industrial (HI) 144 3%
Manufacturing Industrial Center /Light Industrial (MIC /L) 105 2%
Light Industrial (LI) 20 0%
Mixed Commercial and Industrial 753 14%
Commercial Light Industrial (C /LI) 472 9%
Tukwila Valley South (TVS) 281 5%
Commercial 1,144 21%
Tukwila Urban Center (TUC) 853 16%
Regional Commercial (RC) 80 1%
Regional Commercial Mixed Use (RCM) 77 1%
Office (0) 53 1%
Neighborhood Commercial Center (NCC) 52 1%
Mixed Use Office (MOU) 21 0%
Residential Commercial Center (RCC) 8 0%
Residential 2,049 38%
Low Density Residential (LDR) 1,797 33%
High Density Residential (HDR) 161 3%
Medium Density Residential (MDR) 91 2%
Total 5,383 100%
Source: City of Tukwila, 2007
Sabey Corporation Comprehensive Plan Amendment
Table 3 shows the distribution of land uses within the Manufacturing/Industrial Center in
Tukwila in 2005, the City's key industrial zone. The majority of the land (913 acres) is
developed. Other uses include the King County International Airport (175 acres) and vacant land
(134 acres). The subject property is 64 acres and represents about 5% of the land within the MIC.
Table 3. Land uses in the Manufacturing
and Industrial Center, Tukwila, 2005
Acres Percent
Developed Land 913 72%
Airport 175 14%
Vacant Land 134 11%
Water 34 3%
Right -of -Way 16 .1%
Total 1,272 100%
Source: Tukwila Comprehensive Plan, 2005 and
Tukwila City staff, 2007
According to Tukwila City staff, vacant land is defined a
s land having an improvement value of less than $5,000.
Table 4 shows the distribution of employment for firms located in the Manufacturing/Industrial
Center in 2005. About 85% of the more than 18,000 employees in the Center were employed by
firms needing industrial land, including processing firms (including manufacturing) and
wholesale firms.
Table 4. Employment in the Manufacturing
and Industrial Center, Tukwila, 2005
Employees Percent
Processing 13,845 76%
Professional Office 1,887 10%
Wholesale 1,644 9%
Other 453 2%
Retail 362 2%
Total 18,191 100%
Source: Tukwila Comprehensive Plan, 2005
•
August 9, 2007 Page 9
In 2007, Associated Grocers employed about 750 people at the subject property, approximately
4% of the employment in the Center. About 400 of the jobs (53 %) of the jobs were in
distribution and 350 of the jobs (47 %) were office- related. These categories of employment do
not precisely match the categories presented in Table 4. The distribution employees are probably
covered under "Wholesale" in Table 4 and the office- related employees are probably accounted
for in "Professional Office in Table 4.
The data presented in this section suggest that the proposed change in plan designation on the
subject property would affect about 6% of the land area and about 4% of the employment in the
MIC. The amount of land zoned in the City Light Industrial (LI) would increase from 20 -acres to
84- acres.
Granting the Comprehensive Plan Amendment would result in a change in the composition of
economic activity on the site, possibly increasing economic activity on the subject property. The
Sabey Corporation Comprehensive Plan Amendment
August 9, 2007 Page 10
existing use of the subject property is light industrial and commercial in nature, and has no heavy
industrial component. Sabey Corporation is proposing to increase the share of office and retail
jobs and decrease the share of light industrial employment. Assuming the subject site is
developed as proposed by Sabey Corporation in Table 1, the subject property may have 2,500 or
more employees, more than three - quarters of which would be office jobs.
Changes in employment and demand for industrial land
A key question is how the Comprehensive Plan Amendment will affect employment and demand
for industrial land. External but important to this question are regional employment trends that
will shape demand for land and built space in the MIC/H zone. The Johnson Gardner
memorandum documents the projected change in payroll employment in King County. It states
that the Washington Employment Security Department projected that the sectors that will add the
most employment in King County over the next ten -years are industries that traditionally use
office space. These industries are expected to account for nearly 69% of new job growth in the
County. Professional and Business Services are expected to lead job growth and Manufacturing
firms are expected to account for only 2% of new jobs.
Table 5 shows the Washington Employment Security Department projection of job growth in
Manufacturing industries for the 2004 to 2014 period. The industries that are projected to add the
most jobs are Aerospace (3,000 new jobs), Nonmetallic Mineral Products (1,300 new jobs), and
Food Manufacturing (1,200 new jobs). The industries that are projected to loose the most jobs
are Printing and Related Support ( -700 jobs) and Paper and Paper Products ( -200 jobs).
3 The estimate of 2,500 employees is based on the amount of space by type that the Sabey Corporation is considering building on
the subject property (shown Table 1) and the employment densities presented on page 45 of the Puget Sound Regional Council's
document "Industrial Land Supply and Demand in the Central Puget Sound Region."
Sabey Corporation Comprehensive Plan Amendment
Estimated Employment
Industry 2004 2009 2014
• •
Table 5. Manufacturing employment forecast, King County, 2004 -2014
Manufacturing
Durable Goods
Aerospace
Nonmetallic Mineral Products
Wood Products
Machinery
Fabricated Metal Products
Electrical Equipment and Appliances
Misc. Manufacturing
Computer and Electronic Products
Furniture & Related Prod.
Primary Metals
Other Transportation Equipment
Non Durable Goods
Food Manufacturing
Chemicals
Petroleum & Coal Prod.
Plastics & Rubber Prod.
Textile & Apparel
Paper & Paper Prod.
Printing & Related Support
Source: Washington Employment Security Department
103,500 115,000 110,400
76,700 87,600 83,200
37,300 45,000 40,300
3,100 4,000 4,400
1,300 1,800 1,800
5,200 5,700 5,700
6,100 6,700 6,500
1,700 1,900 2,000
5,500 5,500 5,800
9,100 9,400 9,300
2,600 2,700 2,800
900 900 800
3,900 4,000 3,800
26,800 27,400 27,200
12,200 13,000 13,400
1,800 2,000 2,000
200 200 200
3,100 3,100 3,100
2,200 2,400 2,100
2,000 1,800 1,800
5,300 4,900 4,600
August 9, 2007 Page 11
Change 2004 to 2014
Number Percent AAGR
6,900 7% 0.6%
6,500 8% 0.8%
3,000 8% 0.8%
1,300 42% 3.6%
500 38% 3.3%
500 10% 0.9%
400 7% 0.6%
300 18% 1.6%
300 5% 0.5%
200 2% 0.2%
200 8% 0.7%
-100 -11% -1.2%
-100 -3% -0.3%
400 1% 0.1%
1,200 10% 0.9%
200 11% 1.1%
0 0% 0.0%
0 0% 0.0%
-100 -5% -0.5%
-200 -10% -1.0%
-700 -13% -1.4%
The Puget Sound Regional Council (PSRC) projects employment for small areas in the Puget
Sound Region. Table 6 shows the PSRC's long -term forecast for employment in the Tukwila
Forecast Analysis Zones (FAZ) for the 2000 to 2040 period. The PSRC projects that the Tukwila
FAZs will add about 27,500 jobs over the 40 -year period. The forecast shows that the majority of
new jobs will be in Services, including Finance and Insurance and Real Estate. Employment in
Manufacturing is forecast to decline by more than 3,600 jobs. Employment in Wholesale Trade,
Transportation Services, Communications, and Utilities (WTCU) is forecast to grow by more
than 1,800 jobs. Some or most of the employment growth in WTCU sectors will choose to locate
on industrial land.
Sabey Corporation Comprehensive Plan Amendment
Table 6. Employment forecast, Tukwila FAZs, 2000 -2040
Total
MFG WTCU Retail FIRES Gov /ED Emp.
2000 11,369 6,302 11,226 13,113 2,278 44,288
2040 7,761 8,147 12,460 41,267 2,199 71,834
Change
Number -3,608 1,845 1,234 28,154 -79 27,546
Percent -32% 29% 11% 215% -3% 62%
Source: Puget Sound Regional Council
Notes: The PSRC uses Census tracts as the geographic basis of the Forecast Analysis Zones (FAZ).
The Census tracts do not generally follow political boundaries. As a result, the forecast in Table 6 may
include areas outside of Tukwila and/or may exclude areas inside the city limits. Table 6 includes the
South Tukwila and North Tukwila/Riverton FAZs
MFG is manufacturing
WTCU includes wholesale trade, transportation services, communications, and utilities
FIRES includes finance and insurance, real estate, and services
Gov /ED includes government and education
• The subject property is at the edge of the MIC, not in the center
•
August 9, 2007 Page 12
The predicted employment shifts are already beginning to take place. According to Tukwila's
Comprehensive Plan, Boeing controls 750 acres within the Manufacturing/Industrial Center.
With the move of their corporate headquarters out the region, Boeing is in the process of
converting its facilities into an aerospace research and development engineering campus,
including office, laboratory, and manufacturing space. According to staff with the City of
Tukwila, Boeing's current activities within the MIC are predominantly light industrial in nature,
including manufacturing airplane components from carbon fiber, assembling plane parts that
were manufactured elsewhere, and software development for research and development. Boeing
is likely to have low to moderate growth on its land within the MIC.
The PSRC employment forecasts suggest that employment in manufacturing in Tukwila will
decrease throughout the 2000 -2040 planning horizon. The MIC/H zone primarily targets
manufacturing. Declining manufacturing employment strongly suggests declining demand for
land and built space. The proposed Comprehensive Plan Amendment recognizes these trends and
would provide land for the office and retail sectors where PSRC projects most of the
employment growth will occur.
Potential impacts of the Comprehensive Plan Amendment on land near the
subject property in the MIC
The subject property is located on the eastern edge of the MIC. It is bounded by East Marginal
Way S and the Duwamish River on the west, Norfolk Road and Boeing Field on the north,
Airport Way on the east, and the Boeing Access Road to the south. The property is located near
the southern edge of properties zoned MIC/H, and the freeway borders the property to the east.
The only parcel that the subject site is directly adjacent to is a credit union, to the north. Other
surrounding uses include Boeing facilities, a restaurant, and the Museum of Flight. Existing uses
near the subject property are light industrial and commercial in nature, rather than heavy
industrial.
Thus, several conditions suggest that the change in use at the subject property would not
necessarily cause other properties in the MIC area to become less desirable for the kinds of uses
allowed in the MIC:
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0
August 9, 2007 Page 13
• The subject property is bounded mainly by roads, which reduce direct impacts on
surrounding property. Where it touches other parcels, the uses are already commercial (a
credit union, a restaurant , and the Museum of Flight), not industrial.
• Independent of the MIC/H designation, the de facto land uses in the MIC/H area would
be better characterized as Light Industrial, and would not conflict with LI uses. The
majority of the current uses on land within the MIC can be described as light industrial,
as defined in the Tukwila Comprehensive Plan. There is comparatively little heavy
industrial activity on land in the MIC in Tukwila. The closest large -scale heavy industrial
activity is Delta Marine, a ship building firm located along the west side of Duwamish
River outside of Tukwila.
• Boeing controls most of the land in the MIC/H (approximately 750 acres) and, thus,
largely has control of its own destiny. Boeing's use of its facilities within the MIC have
changed substantially over the past fifteen years. It has already shifted most of its
properties to the Light Industrial end of allowable uses in the MIC/H. It may choose to
continue that trend, but it is unlikely to be forced in that direction by a rezoning of the
subject property to LI. Its current uses are not only compatible with but may be possibly
enhanced by the type of development proposed on the subject site.
The proposed Comprehensive Plan Amendment for the subject property is a symptom of the
increasing importance of services that require office space, such as Professional and Technical
Services, in the regional and local economy. Granting the proposed Comprehensive Plan
Amendment on the subject property will not change long -term decline in the demand for heavy -
industrial uses, employment, and land. Denying the proposed Comprehensive Plan Amendment,
however, could result in the long -term underutilization or even disuse (if Associated Grocers
relocates) of the subject property.
A key concern of the City is whether this Comprehensive Plan Amendment will lead to other
proposed Comprehensive Plan Amendments in the MIC/H resulting in a "domino" effect in the
area. Our evaluation is that the Comprehensive Plan Amendment on the subject site will not
itself, result in such an effect. First, the site is relatively isolated from other sites in the area.
Second, the development concept would support many existing uses in the area. Third, while
manufacturing employment is projected to decline, there will still be a projected 7,800
manufacturing jobs in the Tukwila area in 2040.
However, if the PSRC's employment forecast for the Tukwila FAZs is correct, the trends
towards decreasing manufacturing employment may result in lower demand for industrial land
and an increase in the pressure to convert heavy industrial land to light industrial or commercial
uses. According to the PRCS's forecast Tukwila will experience changes in the composition of
its workforce, most notably a decrease in manufacturing employment. The result of this change
may be a decrease in the demand for industrial land, especially heavy industrial land.
Change of employment and land uses in the MIC
The shift from heavy industrial uses to light industrial and commercial uses in the portion of the
MIC near the subject site, including Boeing's land, has already occurred without Comprehensive
Plan Amendments. The regional employment trends discussed above and in the Johnson Gardner
study describe trends away from heavy industrial employment in the region and in Tukwila. The
types of firms that are most likely to be attracted to the region require commercial office or
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August 9, 2007 Page 14
campus -style development, including high -tech, scientific, research, and other "creative"
industries.
Aside from the subject property, the non - Boeing land that is most likely to be under pressure to
convert from heavy industrial to commercial uses are the parcels south of the subject site, east of
the Duwamish River between Tukwila International Boulevard, East Marginal Way South, and
Interstate 5. The existing uses on these sites are largely commercial in nature, including office
buildings and a hotel.
It may be that allowing the subject property to convert from a designation of heavy industrial to
light industrial will increase pressure on these parcels to convert to commercial uses. On the
other hand, some of the existing uses are commercial. Allowing the conversion of the subject
property may create an opportunity to develop a commercial and light industrial gateway into
Tukwila, encouraging redevelopment of existing commercial and industrial uses.
Mitigating the impacts of the Comprehensive Plan Amendment
One of the City's concerns is the conversion of industrial land to commercial uses. We have
noted that broader forces than local zoning are driving such conversions. The state projects that
future employment growth in Manufacturing — especially heavy manufacturing —will be stagnant
and that the majority of employment growth will be in Services — especially Professional and
Business Services. The PSRC's forecast of employment in Tukwila shows that these trends are
expected to impact Tukwila. Thus, two reinforcing economic factors are reinforcing changes in
local land markets:
• Manufacturing is growing slowly if at all. And the growth that is occurring is looking
more and more like the kinds of activities that would be called Light Industrial: flex -
space in business parks that mix office and manufacturing / assembly uses.
• Professional services are growing rapidly. Those uses need office space. Office space can
be stacked, so it can have more employment density. It does not conflict with surrounding
amenity (like industrial uses can): it seeks surrounding amenity (especially professional
and retail services). It can afford to pay two, three, or four times as much for land as
manufacturing and warehousing, which are land intensive.
The result is that in metropolitan areas around the country, former industrial land near
rejuvenating downtowns is converting to commercial uses. It is not that manufacturing would not
like to have that land —it would. Rather, it is that it cannot afford to pay the prices that
commercial uses can pay and still be profitable. Manufacturing moves farther out, abetted by
cheaper land that is still well served by highways.
If future Comprehensive Plan Amendments are a concern to the City, the City can slow the
conversion of land in the MIC to light industrial and commercial uses by identifying the key
industrial sites and adopting more aggressive policies to preserve these sites.
CONCLUSION: IMPACTS TO INDUSTRIAL LAND
1. Will the proposed Comprehensive Plan Amendment significantly impact future
industrial development on parcels near the subject property in the MIC? No. The
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August 9, 2007 Page 15
majority of land near the subject property is already being used for commercial or light
industrial uses.
2. Will the proposed uses on the subject property be compatible with existing and
expected industrial uses in the MIC? Yes. Regional trends and local forecasts indicate
that manufacturing employment is growing slowly or decreasing. Official regional, long-
term employment forecasts suggest the majority of employment that Tukwila can expect
in the future is Professional and Business Services and other types of employment that
use office space. Boeing Field and Boeing properties separate the subject property from
the heaviest industrial uses in the MIC.
3. Is granting the Comprehensive Plan Amendment likely to increase demand for
conversion from industrial to commercial uses on areas adjacent to the subject
property? Maybe, especially south of the subject site. That land is currently being used,
however, for commercial and light industrial purposes. The pressure for conversion of
this land to commercial uses is more likely to be affected by regional land prices for
industrial and employment trends than changes to the subject property.
4. Does the proposed development negatively impact the City's policy to have adequate
land for industrial growth? Yes and no. Changing the zoning on the proposed
development clearly reduces the amount of land for some industrial uses (the property is
roughly 4% of the industrial land in Tukwila), and allows the option to develop more of
the land for office and retail uses. But the market trends have been clear for a while: land
on and around the subject property is not being used much by heavy industry, and the
subject property is now used for light industrial and commercial purposes. There is a
reasonable, but not definitive, argument that the change in designation will have little
impact on the long -run viability of industrial uses in Tukwila given market forces and the
way the MIC /H zone is defined and implemented.
POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN
AMENDMENT ON USES IN TUKWILA'S URBAN CENTER
The City of Tukwila is concerned about the potential impacts of the proposed Comprehensive
Plan Amendment on existing commercial uses in the City's Urban Center. The City staff asked
ECO to address the following questions:
1. How will the uses on the subject site be similar and different from the uses in the Tukwila
Urban Center?
2. To what extent will the commercial and retail uses in the proposed development compete
with commercial and retail uses in the Tukwila Urban Center and other developments
within the City?
3. What is the market area for the proposed development compared to the Tukwila Urban
Center.
Proposed uses compared to other commercial uses in Tukwila
The Comprehensive Plan Amendment proposes a mix of uses for the subject property:
• 700,000 square feet of office development
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August 9, 2007 Page 16
• 550,000 square feet of retail development, plus an 80,000 square foot hotel and a 60,000
square foot theater
• 100,000 square feet of light - industrial development
These uses amount to approximately 1.49 million square feet of built space on the site. A key
question is: To what extent will the conceptual mix of uses compete with other commercial
centers in Tukwila? In other words, the City's concern is whether the proposed Comprehensive
Plan Amendment would draw demand for development in other areas of Tukwila to the subject
property. Such an outcome could be inconsistent with several of the City's ongoing planning
efforts.
Tukwila's Urban Center has more than 850 acres. Some of the development efforts going on in
Tukwila's Urban Center include:
• The Southcenter Mall, which has 1.3 million square feet of occupied retail space and is
completing a 400,000 square foot addition, which is 95% leased. In addition, the former
Mervyn's site is being redeveloped, adding 50,000 square feet to create a site with
100,000 square feet of retail space. Southcenter Mall is a regional retail center that
attracts shoppers from around the region and as far away as Alaska.
• The South Center Square, which is a new retail development south of the Southcenter
Mall with big box development and smaller stores. Its 200,000 square feet of retail space
is 90% leased. South Center Square will provide additional regional draw that
complements the existing retail development at Southcenter Mall.
• Residential development in Tukwila Urban Center, which will include high density,
multi - family residential developments of up to five stories over ground floor retail on the
eastern edge of the Urban Center. Three- hundred condominiums are already being
developed. The residential development will change the uses in Tukwila's Urban Center
from an entirely retail and commercial area to more of a mixed -use area.
Table 7 presents an estimate of need for commercial and industrial built space based on the
PRCS's forecast for employment in the Tukwila area for 2000 to 2040.
Table 7 shows that the Tukwila area will need the most built space (9 million square feet) for
Finance and Insurance, Real Estate, and other Services. Employment in these sectors requires
office space. Tukwila will have a need for about 2.2 million square feet of additional retail space.
As a regional center for retail, Tukwila is likely to have additional demand for retail space
because people from the Seattle region (and further) come to Tukwila to shop. Tukwila is likely
to have demand for about 1.6 million square feet of built space for the Warehousing,
Transportation, Communications, and Utilities sectors. These sectors typically require industrial
land.
Table 7 shows the demand for built space for Manufacturing decreasing by about 2.1 million
square feet and Government and Education decreasing slightly.
4 The estimate is based the employment densities presented on page 45 of the Puget Sound Regional Council's document
"Industrial Land Supply and Demand in the Central Puget Sound Region." The estimates for need for built space were developed
by multiplying the change in employment by the number of square feet needed per employee by each type of employment.
Table 7. Estimated need for
commercial and industrial
built space to accommodate
new employment, Tukwila
area, 2000 to 2040
Type of
employment
FIRES
Retail
WTCU
Gov /Ed
Manufacturing
Total
Needed space
(square feet)
9,150,050
2,149,628
1,610,685
(25,675)
(2,117, 896)
14,441,512
Sabey Corporation Comprehensive Plan Amendment
Source: PSRC Employment Forecast, 2000
to 2040; Metro "Puget Sound Regional Council's
document "Industrial Land Supply and Demand
in the Central Puget Sound Region "; ECONorthwest
August 9, 2007 Page 17
Comparison of the market area of the proposed use and other commercial
development
A "primary market area" is generally considered the area in which most of the demand (typically
around 70 %) for a product will originate. The extent of a market area for retail businesses
depends on the products or services they offer and the location of competing businesses. People
will not typically drive past one convenience store to get to a similar store in a different area, but
they will travel farther for a special service or niche product that cannot be easily obtained
elsewhere. Thus, the primary market area for a convenience store is the surrounding
neighborhood, while the primary market area for a specialty retailer can extend for miles and
could include the entire metropolitan Seattle region. In a downtown area it is common to see
retail businesses that sell a wide variety of products and services that have local or regional
market areas, depending on the type of product sold and the location and quality of competitive
businesses offering the same product.
Tukwila already understands the regional nature of its retail market area: Tukwila is a retail
destination for much of the Seattle metropolitan area, due to the concentration of retail in
Southern Tukwila, especially Westfield's Southcenter Mall, which is the largest indoor mall in
Washington State and attracts over 11 million visitors each year. The market area includes not
only the residents of Tukwila, therefore, but also residents of the Seattle metropolitan area and
beyond.
The question for the City of Tukwila is how having a secondary retail location north of the
Southcenter area would compete with other developments within the City. This section addresses
that question.
In Tukwila, the subject property would compete primarily with the Southcenter Mall and South
Center Square. Regionally, the site would also compete with other commercial areas in the
Seattle area that are either in the planning stages or have already developed. Because Tukwila
has much faster north -south traffic flows than east -west traffic flows, the area of competition
extends farther to the north and south than it does to the east and west. Areas of potential
competition include:
Sabey Corporation Comprehensive Plan Amendment
•
August 9, 2007 Page 18
• The Landing (2 miles from Tukwila). The Landing is a mixed -use development under
development in Renton, south of Lake Washington. When completed in 2008, The
Landing will include about 600,000 square feet of retail space and 990 residential units.
• Kent Station (6 miles from Tukwila). Kent Station, developed in 2005 -2006, includes
470,000 square feet of office, retail, entertainment, and education space and a 30,000
square foot civic plaza.
• Factoria Mall (8 miles from Tukwila). Factoria Mall, approximately 510,000 square feet
of retail space, is planning the Factoria Town Square addition to add 685 housing units
and 151,000 square feet of retail space.
• Downtown Seattle (10 miles from Tukwila). The downtown has extensive office and
retail space including City Centre, Pacific Place, and Westlake Center.
• Bellevue Square (14 miles from Tukwila). The Bellevue Square Mall is upgrading to
include 2,500,000 square feet of hotel, office, and retail space; it currently is 1,300,000
square feet. The Bellevue is a 130,000 square foot high -end retail development currently
being constructed next door.
• Bellevue Place (14 miles from Tukwila). Bellevue Place has 500,000 square feet of
office, retail, restaurant, and hotel space, and is currently constructing a 351 -room
addition to the hotel.
• Lincoln Square (14 miles from Tukwila). Lincoln Square is a 1.4 million square foot
office, retail (310,000 square feet), hotel, and 148 -room residential tower development
currently expanding to include a 525,000 square foot office tower to house the corporate
headquarters of Eddie Bower.
• The Bravern (14 miles from Tukwila). The Bravern is a 1,600,000 square foot
development in Bellevue that will include retail, office, and condominiums, scheduled to
open in 2009.
• Bellevue Crossroads (15 miles from Tukwila). Bellevue Crossroads is a 550,000 square
foot retail development in East Bellevue.
It is likely that the subject property will attract a market primarily made up of light industrial and
office employees, rather than the larger metropolitan market captured by the Southcenter retail
cluster.
ECONorthwest's report "Tukwila Urban Center Market Analysis" (2002) forecast demand for
built space in Tukwila's Urban Center to 2020. The report focused on demand for built space in
Tukwila's Urban Center, not the entire City of Tukwila. The report forecast the following
demand for the types of space:
• Retail. The report forecast demand for between 1.5 million square feet to 3.8 million
square feet of additional retail in Tukwila by 2020. The report said that demand for retail
space in Tukwila would depend on three future conditions: (1) population in the retail
market area, (2) consumer spending trends, and (3) the degree to which the Tukwila
Urban Center maintains its market share of regional retail demand. The report said that
regional competition could result in a decrease in demand for retail space in the Tukwila
Urban Center.
Sabey Corporation Comprehensive Plan Amendment
•
August 9, 2007 Page 19
• Office. The report forecast demand for about 1 million square feet of office space in
Tukwila's Urban Center by 2020. At the time the report was written, the central Puget
Sound market area had suffered setbacks in demand for office space.
• Light Industrial and Warehouse. The report forecast need for approximately 600,000
square feet of new light industrial and warehouse space in Tukwila to 2020. This estimate
is dependent on the availability of light industrial land and the extent to which higher -
value retail uses compete for available land in the Urban Center.
Since the completion of this report in 2002, Tukwila and surrounding cities have experienced
retail and commercial development, as well as substantial residential development. Tukwila's
Urban Center has continued to be a regional retail draw because (1) the economy has been
relatively good, and (2) property owners and developers, such as Westfield, have invested in new
development in the Urban Center. Tukwila's Urban Center is still among the strongest regional
retail centers but that other retail developments (Renton, Seattle, Bellevue, and elsewhere) keep
adding competing retail.
Overall, retail development on the subject property and other retail development in progress in
Tukwila will almost certainly increase retail sales in Tukwila as a whole. How that increase gets
distributed within Tukwila's subareas is complex. In theory, changes in retail activity in Tukwila
could be explained through competition and market capacity, which might show economic
activity in Tukwila's Urban Center decreasing, or through market synergies and complements,
which might show economic activity in Tukwila's Urban Center increasing. Whether retail sales
in Tukwila's Urban Center will be the same, greater, or less than they would have been in the
absence of Tukwila South or the development of the subject property is a question beyond the
scope of this analysis. Notwithstanding these caveats, the type and scope of retail development at
the subject property will certainly not be the cause of a collapse at Tukwila Urban Center, but it
will probably compete with Tukwila's Urban Center for some business.
Role of the proposed development in the community
The Associated Grocers site will play a very different role in the community than does the
Southcenter/ Tukwila Urban Center area. The Southcenter area has been nationally marketed as a
retail destination; it receives over 11 million visitors every year. It is located at a highly -
trafficked interstate intersection, and is near to the Sea -Tac International Airport. Southcenter is
known for its shopping, restaurants, and is beginning to develop nearby high- density multi-
family residential development as well.
The proposed zone change would result in intensification of employment on the subject site and
creation of an employment center, and to a lesser extent, a retail center. The majority of the
Associated Grocers site is proposed office and light industrial space, and the retail and hotel
space will complement that development, but not create a new retail destination for the larger
metropolitan market that comes to Southcenter. Because of the scale of the proposed retail uses,
s Since the completion of this report, demand for office space in the Puget Sound Region has increased. According to C.B.
Richard Ellis, the Regional office vacancy rate in second quarter 2007 was 10.5 %, down from approximately 17% in second
quarter 2003. The second quarter 2007 vacancy rate in downtown Seattle was 8.6% and 5.1% in Bellevue's central business
district.
Sabey- Corporation Comprehensive Plan Amendment
•
August 9, 2007 Page 20
the primary market area would be much smaller than those of Southcenter and the Tukwila
Urban Center. Given the amount of employment in the area, demand would primarily come from
workers in the district.
The Associated Grocers site is likely to form a type of transition or buffer zone between the
heavy industrial land uses in northern Tukwila and the residential and retail areas in central and
southern Tukwila. The light industrial and office uses can buffer the existing residential area
from industrial uses, and the commercial and entertainment uses can attract residents on evenings
and weekends to an area of the city that is primarily occupied during daytime hours. The
commercial and entertainment uses will act as a gateway to the residential part of Tukwila, but
the development includes no residential units.
CONCLUSION: IMPACTS TO THE URBAN CENTER
1. How will the uses on the subject site be similar and different from the uses in the
Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall,
high- density residential development, and a large mixed -use development. The uses on
the subject site will be a smaller -scale mixture of retail, commercial, and light industrial
uses. Most of the uses will primarily serve people working on or near the site, visitors
wanting to stay near Sea -Tac International Airport, and people living relatively near the
subject site.
2. To what extent will the commercial and retail uses in the proposed development
compete with commercial and retail uses in the Tukwila Urban Center and other
developments within the City? There is no question that the proposed uses will compete
with development in other areas of Tukwila: that is the nature of all types of
development, and especially retail. The broader question is whether enough demand
exists to support all of the existing and proposed developments in Tukwila, including
development on the subject property. PSRC forecasts strong employment growth in
Tukwila for sectors that use office space. Population growth, coupled with increases in
disposable income, will create demand for additional retail space. The retail development
at the subject property is one - quarter of the size of the development proposed in Tukwila
South, which means that it will compete less both in scale, type, and proximity with the
Tukwila Urban Center.
3. What is the market area for the proposed development compared to the Tukwila
Urban Center? The development concept includes two primary uses: employment
(office and some industrial) and retail. The employment uses will draw workers from
throughout the region. The retail uses will draw from a smaller market area. Since the
mix of retailers is not yet specified, we cannot say definitively exactly what the market
area will be.
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008 -5452 • (425) 649 -7000
July 26, 2007
Rebecca Fox
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Dear Rebecca,
As per your request, I have enclosed a copy of Ecology's Administrative Requirements
for Recipients of Grants and Loans, 2005, also known as the "Yellow Book ". I hope that
you are able to utilize this to answer any eligibility questions you may have as you
continue through the application process. Also, remember that I am always available to
assist you with any questions or concerns you may have while filling out your
application. You may contact me by phone at (425) 649 -7056 or by email at
chrp461@ecy.wa.gov.
Sincerel
Enclosure
Christopher M. Pier
Environmental Planner & Grant Officer
Solid Waste and Financial Assistance Program
RECEIVED
JUL 2 7 2007
COMMUNITY
DEVELOPIIaENJ-
Boeing Field
Associated Grocers
Complex
(see next page)
At the currently
published climb
gradient of 476 feet
per nautical mile,
the annotated
obstacle locations
must not exceed the
following heights
(with 1A accuracy):
OBS 1: 91' MSL
OBS 2: 101' MSL
OBS 3: 115' MSL
OBS 4: 139' MSL
OBS 5: 130' MSL*
OBS 6: 182' MSL
*Based on
ILS Rwy 31L (W Sfc
Penetration)
S 160th St
Special Height Exception Area:
Up to ten (10) stories allowed
Special Height Exception Area:
Up to six (6) stories allowed
Special Height Exception Area:
Up to four (4) stories allowed
Special Height Limition Area:
Limited to no more than six (6) stories
ATTACHMENT H
)
Building
Height Exception
Areas
Figure 18 -3
•
DEPARTMENT OF CIC.4 ML-li JITY.. TRADE 4 I ,1C E :' ,Iv;-,I.�:I�: .'ELC1PE.iEI ;T
2,4 'tY Averr;/. sly° • Iii t,... ' ,: ■ • r r . i l' •�: • .r ;r ••;� • r;f;rrr •
December 19, 2007
Rebecca Fox
Senior Planner
City of Tukwila
6200 Southcenter Boulevard Suite #100
Tukwila, Washington 98188
Dear Ms. Fox:
Thank you for sending the Washington State Department of Community, Trade and Economic Development
(CTED) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation
that you have met this procedural requirement.
City of Tukwila - Adopted the 2007 comprehensive land use plan and map ordinance No. 2183, 2184,
2185, 2186. These materials were received on 12/19/2007 and processed with the Material ID # 12477.
We have forwarded a copy of this notice to other state agencies. If this is a draft amendment, adopted
amendments should be sent to CTED within ten days of adoption and to any other state agencies who
commented on the draft.
If you have any questions, please call me at (360) 725 -3063.
Sincerely,
.einda
(0 .
Sam Wentz
GIS Coordinator
Growth Management Services
Enclosure
Mikel Hansen
Sr. V.P. Property Operations
Sabey Corporation
12201 Tukwila International Boulevard
Tukwila, WA 98168
December 10, 2007
RE: Comprehensive Plan amendment and Rezone MIC -H to LI
Dear Mike:
On December 3, 2007, the Tukwila City Council approved your request to change a portion
of your property from MIC -H to LI, with several conditions. The new zoning becomes
effective on December 11, 2007.
I am enclosing a copy of Ordinances #2185 and #2816 for your records. Please contact me
at 206 - 431 -3683 or rfox@ci.tukwila.wa.us if you have questions.
Sincerely,
Rebecca Fox
Senior Planner
City of Tukwila
R e-aef-e-/L- hil3<
Rf I
Q"CO➢ W Di 1 "T " " 6C "TD 2 299' °6°7 "r iG d 12 1G!" Jos
Steven M Mullet, Mayor
Department of Community Development Steve Lancaster, Director
12/10/2007
City of Tukwila
Washington
Ordinance No. 02! S 5
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, REZONING CERTAIN REAL PROPERTY GENERALLY
BOUNDED BY EAST MARGINAL WAY SOUTH, SOUTH NORFOLK
STREET, AIRPORT WAY SOUTH AND BOEING ACCESS ROAD, FROM
MANUFACTURING INDUSTRIAL CENTER -HEAVY (MIC -H) TO LIGHT
INDUSTRIAL (LI); SETTING CONDITIONS FOR THE PROPERTY
OWNER REGARDING THE REZONE; AMENDING THE CITY'S OFFICIAL
ZONING MAP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on
consideration of existing conditions and long -term community goals, which may be
reviewed and updated as appropriate; and
WHEREAS, the property owner, Sabey Corporation, has applied to rezone certain
real property generally bounded by East Marginal Way South, South Norfolk Street,
Airport Way South and Boeing Access Road, more specifically described in Exhibit 1 and
shown in the map on Exhibit 2; and
WHEREAS, notices of Public Hearings were published in The Seattle Times, posted on
site, and mailed to surrounding properties; and
WHEREAS, the City of Tukwila Planning Commission held a Public Hearing on
October 25, 2007 and, after having received and studied staff analysis and comments from
the public, recommended approval of the rezone application with conditions, and made
and entered Findings and Conclusions thereon in support of that recommendation; and
WHEREAS, Tukwila City staff held a supplemental informational meeting on
November 29, 2007; and
WHEREAS, the City Council held a Public Hearing on December 3, 2007; and
WHEREAS, the City Council concurs with the decision of the Planning Commission
and has determined that the public interest will be served by approving the rezone
application with conditions; and
WHEREAS, light industrial and commercial land uses provide benefits to the City of
Tukwila, and are considered appropriate activities in lieu of warehousing and
distribution uses immediately adjacent to King County International Airport; and
WHEREAS, this rezone request meets the criteria for granting zoning map
reclassifications set forth in Tukwila Municipal Code 18.84.020 and 18.84.030; and
WHEREAS, the City has complied with the requirements of the State Environmental
Policy Act;
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The City Council hereby adopts the Findings and Conclusions of the
Tukwila Planning Commission regarding this rezone, attached hereto as Exhibit 3, and
incorporated by this reference as if fully set forth herein.
Section 2. The property generally bounded by East Marginal Way South, South
Norfolk Street, Airport Way South and Boeing Access Road, more specifically described
in Exhibit 1 and shown in the map on Exhibit 2, both attached hereto, is hereby approved
to be rezoned from "Manufacturing Industrial Center - Heavy" (MIC -H) to "Light
Industrial" (LI).
Section 3. This rezone is conditioned upon:
A. Development exceeding 640,000 square feet for retail /restaurant/
entertainment uses and 700,000 square feet for office uses shall be reviewed
administratively by the Community Development Director, according to the procedure
established for a Type 2 decision under TMC 18.100.010, to determine whether
additional conditions may be necessary to mitigate new significant impacts of the
increased square footage.
B. Design review shall apply according to the standards for the
Commercial /Light Industrial zone (TMC 18.30.070). Design review procedure shall be
followed according to the requirements of the Board of Architectural Review as
described in TMC Chapter 18.60.
Section 4. The Department of Community Development Director or his designee is
hereby directed to amend the City's Official Comprehensive Plan zoning map to show
this change in zoning.
Section 5. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 6. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY
a Regular Meeting thereof this day of
ATTEST/ AUTHENTICATED:
Ja(e E. Cantu, CMC, City Clerk
TY F TUKWILA, WASHINGTON,
D (' P rn 1V" , 2007.
Steven M. Mullet, Mayor
Filed with the City Clerk: ) ) -_ ? -l� r )
Passed by the City Council: 1 - - 0
Published: la. - !o - 0 7
Effective Date: /g - // - 4 7
Ordinance Number: a / $5
Attachment: Exhibit 1- Description of Property
Exhibit 2- Map: Comp Plan Amendment L07 -066, Rezone L07 -067
Exhibit 3- Planning Commission Staff Report, October 27, 2007,
Findings and Conclusions
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Page 2
EXHIBIT 1
File No.: 10948399
THAT PORTION OF TIMOTHY GROWS DONATION LAND CLAIM IN SECTIONS 3 AND 4,
TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., AND OF GOVERNMENT LOT 1 IN SAID
SECTION 3, AND OF THE ABANDONED SEATTLE- TACOMA INTERURBAN AND PUGET
ELECTRIC COMPANY RIGHT -OF -WAY, AND OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 3, AND OF GOVERNMENT LOTS 8 AND 9 IN SAID
SECTION 4, DESCRIBED AS FOLLOWS:
BEGINNING AT THE CONCRETE MONUMENT MARKING THE INTERSECTION OF THE
CENTERLINES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH, WHICH POINT
BEARS NORTH 88 °11'57" EAST 521.23 FEET FROM THE CONCRETE MONUMENT MARKING
THE ANGLE POINT IN THE CENTERLINE OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 88 °11'57" WEST, ALONG THE CENTERLINE OF SAID SOUTH NORFOLK
STREET, 37.33 FEET;
THENCE SOUTH 01 °48'03" EAST 40.00 FEET TO THE INTERSECTION OF THE SOUTHERLY
MARGIN OF SAID SOUTH NORFOLK STREET WITH AN ARC OF A CURVE CONNECTING SAID
SOUTHERLY MARGIN WITH THE WESTERLY MARGIN OF AIRPORT WAY SOUTH, THE CENTER
OF WHICH CURVE BEARS SOUTH 33 °51'08' WEST, 48.00 FEET, AND THE TRUE POINT OF
BEGINNING;
THENCE SOUTHERLY, ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH,
FOLLOWING SAID ARC OF A CURVE HAVING A RADIUS OF 48.00 FEET, AN ARC DISTANCE
OF 29.1 FEET TO A POINT OF TANGENCY;
THENCE SOUTH 21 °2239" EAST, ALONG SAID WESTERLY MARGIN, 1,128.01 FEET TO A
POINT OF WIDENING IN SAID AIRPORT WAY SOUTH;
THENCE SOUTH 68 °37'21" WEST, ALONG SAID MARGIN, 35.00 FEET TO A POINT OF CURVE
IN SAID MARGIN THE CENTER OF WHICH BEARS SOUTH 6B °37'21° WEST 880.00 FEET;
THENCE SOUTHERLY, ALONG SAID MARGIN, FOLLOWING AN ARC OF A CURVE HAVING
SAID RADIUS OF 880.00 FEET, AN ARC DISTANCE OF 509.06 FEET TO A POINT OF
WIDENING IN SAID AIRPORT WAY SOUTH;
THENCE NORTH 78 °13'59 WEST, ALONG SAID MARGIN, 5.00 FEET;
THENCE SOUTH 11°46'01" WEST, ALONG SAID MARGIN, 221.60 FEET TO A POINT OF
WIDENING IN SAID AIRPORT WAY SOUTH;
THENCE NORTH 78 °13'59" WEST 3.00 FEET TO A POINT OF CURVE IN SAID MARGIN, THE
CENTERLINE OF WHICH BEARS NORTH 78 °13'59" WEST 522.96 FEET;
THENCE SOUTHERLY AND WESTERLY, ALONG SAID CURVE AND MARGIN, AN ARC
DISTANCE OF666.38 FEET TO A POINT ON THE NORTH MARGIN OF THE BOEING ACCESS
ROAD;
THENCE SOUTH 05 °13'28" EAST, ALONG SAID MARGIN, 7.00 FEET;
THENCE SOUTH 84 °46'32" WEST, ALONG SAID MARGIN, 447.92 FEET TO A POINT OF
CURVATURE OF A 102.80 FOOT RADIUS CURVE TO THE RIGHT IN SAID MARGIN;
THENCE WESTERLY AND NORTHERLY, ALONG SAID CURVE AND MARGIN, 150.50 FEET TO A
POINT OF TANGENCY ON THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY;
THENCE NORTH 11 °20'42" WEST, ALONG SAID NORTHEASTERLY MARGIN, 272.50 FEET TO
A POINT OF CURVATURE OF A 1,18434 FOOT RADIUS CURVE TO THE LEFT;
THENCE NORTHERLY, ALONG SAID CURVE AND MARGIN, AN ARC DISTANCE OF 254.44
FEET;
THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY,
NORTH 23 °39'16" WEST 429.64 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID
GOVERNMENT LOT 8;
EXHIBIT 1
THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY TO
AN INTERSECTION WITH THE NORTH LINE OF THE SOUTH 200 FEET OF SAID
GOVERNMENT LOT 8, AS MEASURED ALONG THE EAST LINE OF SAID GOVERNMENT LOT 8;
THENCE EAST, PARALLEL TO THE SOUTH LINE OF SAID GOVERNMENT LOT 6, TO THE EAST
LINE OF SAID GOVERNMENT LOT 8;
THENCE SOUTH, ALONG THE EAST LINE OF SAID GOVERNMENT LOT 8, TO THE SOUTHEAST
CORNER OF SAID GOVERNMENT LOT 8;
THENCE ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 3,
SOUTH 88 °07'58" EAST 267.86 FEET TO THE WESTERLY BOUNDARY LINE OF THE SEATTLE -
TACOMA INTERURBAN RAILWAY RIGHT -OF -WAY;
THENCE ALONG SAID WESTERLY BOUNDARY LINE, NORTH 08°11'15" WEST 738.75 FEET TO
THE SOUTH LINE OF SAID TIMOTHY GROW'S DONATION LAND CLAIM;
THENCE SOUTH 89 °59'25" WEST, ALONG SAID SOUTH LINE, 157.64 FEET TO THE WEST
LINE OF SAID SECTION 3;
THENCE SOUTH 00 °23'12" WEST, ALONG SAID WEST LINE, 137.23 FEET;
THENCE NORTH 89 °58'12" WEST TO A POINT WHICH BEARS SOUTH 89 °58'12" EAST 168.00
FEET FROM THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH;
THENCE NORTH 23 °39'16" WEST 181.29 FEET;
THENCE NORTH 89°50'45" WEST 168.16 FEET TO THE EASTERLY MARGIN OF EAST
MARGINAL WAY SOUTH;
THENCE NORTH 23 °39'16" WEST, ALONG SAID MARGIN, 147.95 FEET TO THE
INTERSECTION OF SAID EASTERLY MARGIN WITH THE SOUTHERLY MARGIN OF SOUTH
NORFOLK STREET AS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER KING
COUNTY RECORDING NO. 5388220;
THENCE NORTH 66°00'17" EAST, ALONG SAID SOUTHERLY MARGIN, 862.07 FEET TO A
POINT OF CURVE;
THENCE EASTERLY, ALONG SAID MARGIN, FOLLOWING AN ARC OF A CURVE TO THE RIGHT
HAVING A RADIUS OF 340.71 FEET, AN ARC DISTANCE OF 131.98 FEET TO A POINT OF
TANGENCY;
THENCE NORTH 88 °11'57" EAST, ALONG SAID MARGIN, 409.23 FEET TO THE TRUE POINT
OF BEGINNING;
EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWILA BY STATUTORY
WARRANTY DEED 9703050486;
TOGETHER WITH THAT PORTION LYING NORTH OF SOUTH NORFOLK STREET DESCRIBED
AS FOLLOWS:
•
BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION 3;
THENCE SOUTH 00 9 2312" WEST, ALONG THE WEST LINE OF SAID SUBDIVISION, 30.00
FEET TO A POINT ON THE SOUTH LINE OF THE NORTH 30 FEET IN WIDTH OF SAID
SUBDIVISION AND THE TRUE POINT OF BEGINNING;
THENCE SOUTH 88°40'52" EAST, ALONG SAID SOUTH LINE, 57.98 FEET TO AN
INTERSECTION WITH THE NORTHERLY MARGIN OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 66°00'17° WEST, ALONG SAID NORTHERLY MARGIN, 203.61 FEET TO AN
INTERSECTION WITH A LINE WHICH IS 213 FEET WESTERLY, MEASURED AT RIGHT
ANGLES TO AND PARALLEL WITH THE WESTERLY MARGIN OF SAID PUGET SOUND
ELECTRIC COMPANY RIGHT -OF -WAY;
THENCE NORTH corms' WEST, ALONG SAID PARALLEL LINE, 88.01 FEET TO A POINT
WHICH BEARS NORTH 88 °40'52" WEST 140.07 FEET FROM THE TRUE POINT OF
BEGINNING;
Page 2 of 6
File No.: 10948399
EXHIBIT 1
File No.: 10948399
THENCE SOUTH 88 °40'52" EAST 140.07 FEET TO THE TRUE POINT OF BEGINNING;
TOGETHER WITH NON - EXCLUSIVE EASEMENTS FOR DRAINAGE RECORDED UNDER
RECORDING NOS. 3885858 AND 3885859.
SITUATE IN THE CITY OF SEATTLE AND TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
Page 3 of 6
PARCEL 3:
EXHIBIT 1
PARCEL 1:
THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23
NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY,
WASHINGTON, LYING SOUTH OF THE SOUTH LINE OF THE TIMOTHY GROW
DONATION LAND CLAIM AND WEST OF THE RIGHT OF AY OF PUGET SOUND
ELECTRIC RAILWAY.
PARCEL 2:
THAT PORTION OF GOVERNMENT LOT B. SECTION 4, TOWNSHIP 23 NORTH,
RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING ON THE EAST LINE OF SAID GOVERNMENT LOT 8 AT A POINT WHICH
IS NORTH O•21'24" EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORTH 0'21'24" EAST 189.77 FEET; THENCE WEST 375 FEET, MORE OR
LESS, TO THE NORTHEASTERLY UNE OF STATE ROAD NO. 1 AS NOW
ESTABUSHED; THENCE SOUTHEASTERLY ALONG SAID ROAD LINE 205 FEET,
MORE OR LESS, TO A POINT WHICH BEARS NORTH 89'20'54° WEST FROM THE
POINT OF BEGINNING; THENCE SOUTH 89'20'54" EAST PARALLEL WITH THE
SOUTH LINE OF SAID GOVERNMENT LOT 8, 285 FEET, MORE OR LESS. TO THE
POINT OF BEGINNING.
THAT PORTION OF GOVERNMENT LOT 8, SECTION 4, TOWNSHIP 23 NORTH,
RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY. WASHINGTON;
DESCRIBED AS FOLLOWS:
BEGINNING ON THE EAST UNE OF. SAID GOVERNMENT LOT AT A POINT WHICH
IS NORTH 0'21'24" EAST 389.77 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORTH 0•21'24" EAST ALONG SAID EAST LINE 174.85 FEET: THENCE
DUE WEST TO THE NORTHEASTERLY UNE OF PRIMARY STATE HIGHWAY NO. 1
AS ESTABLISHED BY DEED TO THE STATE OF WASHINGTON, RECORDED UNDER
RECORDING NUMBER 3440535, IN KING COUNTY, WASHINGTON; THENCE
SOUTHEASTERLY ALONG SAID NORTHEASTERLY UNE 195 FEET, MORE OR
LESS, TO A POINT DUE WEST OF THE POINT OF BEGINNING; THENCE EAST 395
FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
Page 4 of 6
EXHIBIT 1
PARCEL 4:
THAT PORTION OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 4 EAST,
WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE T. GROWS
DONATION LAND CLAIM WITH THE EAST LINE OF SAID SECTION 4: THENCE
SOUTH 0'23'12' WEST ALONG SAID EAST LINE 137.23 FEET TO THE TRUE POINT
OF BEGINNING; THENCE SOUTH 0'23'12" WEST 20.00 FEET; THENCE NORTH
B9 WEST 448.01 FEET TO THE EASTERLY MARGIN OF EAST MARGINAL
WAY SOUTH; THENCE NORTH 23•3916" WEST ALONG SAID MARGIN TO A POINT
WHICH BEARS NORTH S9"58'12° WEST FROM THE TRUE POINT OF BEGINNING;
THENCE SOUTH 09'58'12" EAST TO THE TRUE POINT OF BEGINNING.
SUBJECT TO THE PERMITTED EXCEPTIONS CONTAINED ON EXHIBIT B
ATTACHED HERETO.
Page 5 of 6
EXHIBIT 1
Permitted Exceptions
1. Easement and the Terms and Conditions thereof recorded March 21, 1949, under
Recording Number 9885858.
2. Easement and the Terms and Conditions thereof recorded Match 21. 1949, under
Recording Number 9885859.
3. Easement and the Terms and Conditions thereof recorded Martin 19, 1965, under
Recording Number 5856638.
4. Matters disclosed on survey done by the Darghausen Consulting Engineers, Inc.,
dated January 26, 2007, under Job no. 12757, as follows:
a) Asphalt and ecology block walls apparently appurtenant to said premises
extend onto the southwesterly adjoining property up to a distance of 2.4
feet across the south and southwesterly property fines.
b) Chain link fences of unknown appurtenance along perimeter boundaries do
not conform to the actual property lines.
Page 6 of 6
EXHIBIT 2
1
MO
MIC/H
MIC/H
City of Tukwila
Comp Plan Amendment
L07.068
Rezone L07.067
Proposed Rezone &
Comp Plan Amendment
.. from MIC/H to U
GIS
9 /0
MICIH to LI
MIC/H
BACKGROUND:
Project History
Exhibit 3
Planning Commission Staff Report L07 -066
October 25, 2007
FINDINGS AND CONCLUSIONS
The Associated Grocers warehouse and distribution center occupies approximately 62 acres that
lie partly in Tukwila and partly in Seattle. During the Spring of 2007, the Sabey Corporation
contacted the City of Tukwila about the possibility of a Comprehensive Plan amendment and
rezone of the Tukwila portion of the Associated Grocers site, in order to redevelop it for office,
retail, hotel and light industrial.
Subsequently, Tukwila and Seattle staff, and the applicant discussed the possibility of a
boundary adjustment to place the entire property within one jurisdiction. Tukwila and Seattle
decided to retain the existing boundaries, and focused attention on selecting the most similar and
compatible Comprehensive Plan and zoning categories between the two jurisdictions, as well as
coordinating the process. If the Comprehensive Plan amendment and rezone request is
approved, specific development and service responsibilities will be defined and coordinated
through an interlocal agreement that will be negotiated with Tukwila and Seattle staff.
On August 13, 2007, the City of Tukwila received an application from the Sabey Corporation for
a Comprehensive Plan amendment (Attachment A) and Rezone (Attachment B) from
Manufacturing/Industrial Center —Heavy (MIC/H) to Light Industrial (LI), on approximately 33
acres immediately south of Boeing Field at the site currently occupied by Associated Grocers.
The applicant requested that the Comprehensive Plan amendment request be considered as an
"emergency" and reviewed in 2007 with the amendments that are currently under consideration,
rather than waiting until 2008 for a new amendment cycle in order to take advantage of
development opportunities, and to best coordinate with the timing of Tukwila's process with
Seattle's process.
The CAP was briefed on August 28, 2007, and the issue was forwarded to the City Council.
After comments from the public on September 17, 2007, the Council accepted the application as
an "emergency" to "support the social, economic or environmental well -being of the City" and
forwarded it to the Planning Commission. (Attachment C)
The site is located in Tukwila's 998 acre Manufacturing/Industrial Center (MIC), one of four
such centers confirmed by King County's County Wide Planning Policies. MICs are places
where industrial activities have reasonable access to regional transportation systems for moving
goods, and where large office and retail development is discouraged.
The applicant has recently acquired the property which has been the Associated Grocers
warehouse and distribution center for many years. Associated Grocers is relocating, and the
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applicant wishes to redevelop the property for office, retail, and light industrial. The Light
Industrial Comprehensive Plan and zoning designation would permit a broader range of uses
than is currently permitted in the MIC/H zone. Tukwila's LI designation most closely
coordinates with Seattle zoning, which is important since the site is split between the two
jurisdictions.
SEPA review and a traffic study were prepared based on what the applicant described as a
conceptual development scenario that could include development totaling approximately 1,520,
000 square feet for the entire 62 acre site including both Tukwila and Seattle together. This
proposal includes approximately:
• 700, 000 square feet of office development;
• 550, 000 square feet of retail development;
• 80, 000 square feet of lodging (hotel);
• 60, 000 square feet of entertainment use (theatre);
• 30, 000 square feet of restaurant; and,
• 100, 000 square feet of warehousing and manufacturing.
Future development would occur in both Tukwila and Seattle portions of the site. (Attachment
D) Traffic impacts to Tukwila streets would be mitigated through concurrency and impact fee
payments. Further review will occur at the project level when a specific plan is prepared, and the
applicant applies for permits. Through the interlocal agreement with Seattle, Tukwila anticipates
having responsibility for development permitting for the entire site, including the portion in
Seattle.
Vicinity /Site Information
The entire property is approximately 62 acres in area, with the majority (approximately 33 acres)
in Tukwila, and the remainder (approximately 29 acres) in Seattle. If the proposal is approved,
the property would remain divided between Tukwila and Seattle.
The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center.
(Attachment E) The initial application included a small wedge- shaped lot, just north of Norfolk
Street. This was amended to exclude the parcel, so that the entire project area is south of S.
Norfolk Street. The subject property also excludes property on western border. The parcel's
owner declined to be included in the Comprehensive Plan amendment and rezone. This
omission may be revisited when the City of Tukwila reviews policies for the
Manufacturing/Industrial Center in 2008.
The property is directly south of King County International Airport (KCIA), defined by the
state's Growth Management Act as an "essential public facility." It is in the approach path of the
main runway and is subject to specific requirements of KCIA operations that affect building
height, location, type and location of landscaping. The entire site is impacted by noise from I -5,
the railroad tracks and the airport.
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Surrounding Uses within 1, 000 feet are:
North —King County International Airport ( "KCIA" aka Boeing Field) and other Boeing
properties, restaurant
South —Light industrial, commercial office uses
East — Railroad tracks, Airport Way S. and I -5
West —E. Marginal Way, Duwamish River, restaurant and commercial
REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the goals, objectives
and policies of the Comprehensive Plan
Per the discussion of Comprehensive Plan Criteria (above), redeveloping and reinvigorating the
industrial uses along E. Marginal Way is one of Tukwila's key priorities, as is the continued
enhancement of the community's economic well - being. The proposed rezone request from MIC-
H to LI allows a broad range of uses, including light industrial and commercial, to support a
varied and healthy economy for Tukwila, and is consistent with this priority and accompanying
goals and policies.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification
applied for.
Per TMC 18.32.010 Purpose, the Light Industrial District is "...intended to provide areas
characterized by distributive and light manufacturing uses, Ivith supportive commercial and
office uses."
The proposed rezone from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial
(LI) would fulfill this purpose by retaining the potential for distributive and light manufacturing
uses, while allowing a range of commercial and office uses to be built. The LI zone designation
is also most consistent with the light industrial zone that we anticipate that Seattle will use for its
portion of the property. This consistency between Tukwila and Seattle zoning will facilitate
future development.
3. There are changed conditions since the previous zoning became effective to warrant
the proposed amendment to the Zoning Map
Since the site was zoned MIC -H in 1995, Associated Grocers, the site's primary tenant, has been
sold, and will close its large warehouse and distribution facility, and leaving the majority of the
property vacant.
In addition, in July 2007, the state legislature enacted legislation to change sales tax sourcing
rules. Under prior law, the jurisdiction where a product originates received the sales tax, but now
the jurisdiction where the product is delivered receives the tax. Per the Comprehensive Plan,
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Tukwila should consider land use changes for warehouses if a there is a change in sales tax
sourcing rules.
4. The proposed amendment to the Zoning Map will be in the interest of furtherance
of the public health, safety, comfort, convenience and general welfare, and will not
adversely affect the surrounding neighborhoods, nor be injurious to other
properties in the vicinity in which the subject property is located
The rezone should balance between industrial and commercial land use and zoning without
jeopardizing current and future development in the Manufacturing/Industrial Center or the
Tukwila Urban Center. The rezone and resulting development has significant potential to
contribute to the vitality of the community through increased opportunities for employment,
recreation, and shopping, and increased revenue to the City of Tukwila.
Both the existing MIC/H zoning, and the proposed LI zone require administrative design review
only for new developments within 300 feet of residential districts or within 200 feet of the
Green/Duwamish River. Having more complete design review is highly desirable given the
large size of the proposed rezone area, the likelihood of extensive new and varied development,
and the fact that the project area is split between Tukwila and Seattle. Design review with a
Board of Architectural Review hearing and public involvement would provide Tukwila a clear
mechanism to evaluate proposed development, and to mitigate potential negative impacts to the
adjacent properties and the community.
Building height limits need special consideration in future site design to ensure the safety of
aircraR in flight, and development on the ground, as well as for aesthetic considerations.
Attachment G shows allowable building heights at specific points on the property in accordance
with FAA and KCIA requirements for the flight approach. The current MIC/H zoning allows
structures up to 125 feet in height subject to the requirements of KCIA operations and FAA
(TMC 18.50.045). The LI zone allows a maximum height of four stories or 45 feet.
The applicant has requested a building height exception in order to gain additional flexibility in
site design, especially in light of the potential height restrictions in portions of the property
resulting from proximity to KCIA as discussed above. However, allowing taller buildings raises
concern over having excessively large -scale development on the site with impacts over those that
were considered in the economic analysis by ECONorthwest (8/07), and traffic analysis by
Mimi (9/07). Neither design review nor environmental review would address limits to the
intensity or scale of development if it is within the basic development standards of the LI zone.
Existing height exception areas per TMC 18.50.030 are shown in Attachment H.
To give a degree of predictability in development and in assessing how it will impact the
Manufacturing/Industrial Center and the Tukwila Urban Center, staff believes that future
development consideration should be based on a development scenario of approximately 1, 520,
000 s. f. as assessed by ECONorthwest and Mirai,( referenced above.) Subsequent site
development applications for SEPA and Design Review will address specific impacts such as
traffic, airport (KCIA and FAA) requirements, and impacts on abutting property.
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As discussed earlier, the property will remain split between Tukwila and Seattle after the rezone.
Staff of Tukwila and Seattle will prepare an interlocal agreement that enumerates responsibilities
between the jurisdictions parties including, but not limited to, development review, permitting,
etc, subject to Tukwila City Council review and approval. Through the interlocal agreement,
Tukwila expects to take the lead for permitting development on the entire site, including the
portion located in Seattle. Having permitting responsibility will provide Tukwila a further level
of oversight and control in guiding future development.
CONCLUSIONS:
1) Consistency with Comprehensive Plan:
• The rezone is consistent with the Comprehensive Plan policies to support industrial
redevelopment and ensure economic vitality.
2) Consistency with Zone:
• The Light Industrial retains potential for light industrial use, allows a range of
commercial and office activity, and is compatible with Seattle zoning.
3) Changed conditions:
• Changed conditions including changes in taxes, and the relocation of the Associated
Grocers warrant a rezone from Manufacturing/Industrial Center -Heavy (MIC -H) to
Light Industrial (LI).
4) Benefit to community:
• Additional design review regulations that are stricter than those in effect for the LI
zone will benefit the community.
• Retaining maximum building heights similar to those that are allowed in the current
MIC -H zone through building height exceptions could permit greater flexibility and
efficiency in site design, but may result in buildings that are too large scale for the
site, and with greater than anticipated impacts on the MIC and TUC.
• Preliminary impacts of development totaling approximately 1, 520, 000 s.f as
assessed by ECONorthwest and Mirai provide some predictability, and can form the
basis of site development.
• The rezone shall take into account the requirements of developing property adjacent
to King County International Airport, including building height, noise impacts and
landscaping.
• An interlocal agreement between Tukwila and Seattle shall specify service,
permitting and other responsibilities to ensure comprehensive development on the
site.
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SUMMARY OF ORDINANCE
No. 2185
City of Tukwila, Washington
On December 3, 2007, the City Council of the City of Tukwila, Washington, adopted
Ordinance No. 2185, the main points of which are summarized by its title as follows:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, REZONING CERTAIN REAL PROPERTY GENERALLY BOUNDED
BY EAST MARGINAL WAY SOUTH, SOUTH NORFOLK STREET, AIRPORT WAY
SOUTH AND BOEING ACCESS ROAD, FROM MANUFACTURING INDUSTRIAL
CENTER -HEAVY (MIC -H) TO LIGHT INDUSTRIAL (LI); SETTING CONDITIONS FOR
THE PROPERTY OWNER REGARDING THE REZONE; AMENDING THE CITY'S
OFFICIAL ZONING MAP; PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
The full text of this ordinance will be mailed upon request.
Approved by the City Council at a Regular Meeting on December 3, 2007.
Q _ (.!
J e E. Cantu, CMC, City Clerk
Published Seattle Times: December 6, 2007
City of Tukwila
Washington
Ordinance No. v? /34
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DESIGNATING CERTAIN PROPERTY AS A SPECIAL
HEIGHT EXCEPTION AREA, AND AMENDING ORDINANCE #1758, AS
CODIFIED AT FIGURE 18 -3 OF TUKWILA'S ZONING CODE, TO
REFLECT THE ADDITION OF THAT PROPERTY; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City Council has recently acted to approve with certain conditions a
rezone from "Manufacturing Industrial Center- Heavy" to "Light Industrial" for certain
real property generally bounded by East Marginal Way South, South Norfolk Street,
Airport Way South and Boeing Access Road, hereinafter referred to as the Sabey
Property; and
WHEREAS, the rezone contains certain conditions that limit development over a
certain size without additional review; and
WHEREAS, the maximum height limit in the Light Industrial zone is four stories or
45 feet; and
WHEREAS, extending the City's Special Height Exception Areas, as outlined in TMC
18.50.030, can provide additional flexibility in site design and result in improved quality
of development; and
WHEREAS, high -quality development benefits the entire community; and
WHEREAS, the City of Tukwila Planning Commission held a Public Hearing on
October 25, 2007 and, after having received and studied staff analysis and comments from
the public, recommended approval of the rezone application with conditions, including
the designation of this property as a Special Height Exception Area; and
WHEREAS, Tukwila City staff held a supplemental informational meeting on
November 29, 2007; and
WHEREAS, the City Council held a Public Hearing on December 3, 2007; and
WHEREAS, the City Council concurs with the decision of the Planning Commission,
and has determined that the public interest will be served by approving the rezone
application with conditions, including the designation of this property as a Special Height
Exception Area; and
WHEREAS, the City has complied with the requirements of the State Environmental
Policy Act;
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The above - described Sabey Property is hereby designated as a Special
Height Exception Area, and the "Special Height Exception Areas" map shown on the
Tukwila Zoning Code's Figure 18 -3, adopted by Ordinance #1758, is hereby amended to
include the Sabey Property. (Exhibit 1)
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 five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCI Q OF THE CITY AF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this rU day of 13 Q,CC rA Q " , 2007.
ATTEST/ AUTHENTICATED:
J e E. Cantu, CMC, City Clerk
Steven M. Mullet, Mayor
Filed with the City Clerk: ) - a -0
Passed by the City Council: \ - -3- n 17
Published: /.2 - 6 - D 7
Effective Date: i,2 - / / - O '7
Ordinance Number: .2 I 8
Attachment: Exhibit 1- TMC Figure 18.3, "Special Height Exception Areas"
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GL:ksn 11/28/2007 Page 2
S 160th St
Special Height Exception Area:
Up to ten (10) stories allowed
Special Height Exception Area:
Up to six (6) stories allowed
Special Height Exception Area:
Up to four (4) stories allowed
Special Height Limition Area:
Limited to no more than six (6) stories
Special Height Exception Area
Up to tea (10) stories allowed
Exhibit 1
•
FIGURE 18 -3 O
Building
Height Exception
Areas
SUMMARY OF ORDINANCE
No. 2186
City of Tukwila, Washington
On December 3, 2007, the City Council of the City of Tukwila, Washington, adopted
Ordinance No. 2186, the main points of which are summarized by its title as follows:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DESIGNATING CERTAIN PROPERTY AS A SPECIAL HEIGHT
EXCEPTION AREA, AND AMENDING ORDINANCE #1758, AS CODIFIED AT
FIGURE 18 -3 OF TUKWILA'S ZONING CODE, TO REFLECT THE ADDITION OF
THAT PROPERTY; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
The full text of this ordinance will be mailed upon request.
Approved by the City Council at a Regular Meeting on December 3, 2007.
Published Seattle Times: December 6, 2007
Jane E. Can , CMC, ity Clerk
,.
•
City of Tukwila
Page 4 of 11
City Council Regular Meeting Minutes December 3 2007
`b% valid until December 31, 2012. Ms. Miranda utilized Powerpoint presentation to provide information
regarding issiles with the temporary station to include safety, general maintenance, signage, artwork, and
parking for vehicles and bicycles. The staff is recommending approval of the UUP request by Sound
Transit, with conditions, and to be valid until December 31, 2012.
8:15:08 p.m. Mayor Mullet opened the public hearing and called for citizen comments.
Paul Cornish from Sound Transit used a Powerpoint presentation to convey the history behind decisions
made regarding the station, maintenance and management, and a projected schedule for completion of
the permanent station in 2011 -2012.
Barbara Bader, 13660 Military Road South, commented that it seems unreasonable for it to take 12 years
to build a permanent station. She also conveyed a sign that says "Tukwila" stuck in cement buckets is
embarrassing.
Betty Gully, 13017 Macadam Road South, indicated that she has been to the station and finds it
embarrassing and not depicting the correct image for Tukwila.
The Councilmembers discussed this issue at length and offered the following comments and concerns:
the possibility that necessary improvements to parking may not be finished prior to completion of the
permanent station; the criteria regarding signage and artwork is too vague; the temporary station should
be outfitted with LED lighting to alert riders of necessary announcements; the need to assure full
compliance with the Americans with Disabilities Act (ADA); the necessity for greater safety and security
measures such as handrails on both sides of the platform and a telephone at the station; assurance that
the temporary facility projects a quality image of the City; and further information regarding funding from
other areas of Sound Transit projects that could possibly be utilized for the Tukwila station.
8:47:45 p.m. Mayor Mullet closed the public hearing.
b. Comprehensive Plan and Zoning Map Amendments.
1. An ordinance amending the Comprehensive Land Use Plan, Transportation Element.
The City of Tukwila proposes to update the wording of the existing Transportation Element 13.4.8 in order
to better reflect transit system and Transit Center analysis and to expand options for siting a Transit
Center.
8:50:27 p.m. Mayor Mullet opened the public hearing and called for citizen comments.
There were no citizen comments.
8:50:42 p.m. Mayor Mullet closed the public hearing.
2. An ordinance rezoning certain real property at 14427 51st Avenue South in Tukwila from
Regional Commercial Center (RCC) to Low Density Residential (LDR); setting conditions for the
property owner regarding the rezone; and amending the City's Official Zoning Map.
The applicant, John Muth, proposes to amend the Comprehensive Plan and Zoning Map to redesignate a
part of his property at 14427 51st Avenue South, Tukwila, from Regional Commercial Center (RCC) to
Low Density Residential (LDR).
Shelley Kerslake, City Attorney, indicated this is a quasi - judicial hearing before the Council this evening.
The following 3 "appearance of fairness" questions were asked of each of the 7 Councilmembers:
1. Do you or any member of your family have any interest in the subject property?
2. Do you stand to gain or lose by your decision on this matter?
3. Have you had any ex -parte communications regarding this application?
Each of the 7 Councilmembers answered "NO" to all of the above questions.
City of Tukwila Page 5 of 11
City Council Regular Meeting Minutes December 3. 2007
Ms. Kerslake also asked if there was anyone who objected to the Councilmembers hearing this matter.
There was no response from the audience to this inquiry for each of the 7 Councilmembers.
Ms. Kerslake provided an overview of the 4 criteria for Rezones to provide context to the Council when
considering the testimony during the public hearing.
8:56:40 p.m. Mayor Mullet opened the public hearing and called for citizen comments.
John Muth, 5021 South 144th Street, applicant for this project, explained the property is currently not
accessible and would end up a vacant lot if not for this rezone.
8:57:39 p.m. Mayor Mullet closed the public hearing.
3. An ordinance rezoning certain property generally bounded by East Marginal Way South, South
Norfolk Street, Airport Way South and Boeing Access Road, from Manufacturing Industrial Center -
Heavy (MIC -H) to Light Industrial (LI); setting conditions for the property owner regarding the
rezone; and amending the City's Official Zoning Map.
The Associated Grocers warehouse and distribution center occupies approximately 62 acres that lie
partly in Tukwila and partly in Seattle. During the Spring of 2007, the Sabey Corporation contacted the
City about the possibility of a Comprehensive Plan amendment and rezone of the Tukwila portion of the
Associated Grocers site, in order to redevelop it for office, retail, hotel and light industrial.
Shelley Kerslake, City Attorney, indicated this is a quasi - judicial hearing before the Council this evening.
The following 3 "appearance of fairness" questions were asked of each of the 7 Councilmembers:
1. Do you or any member of your family have any interest in the subject property?
2. Do you stand to gain or lose by your decision on this matter?
3. Have you had any ex -parte communications regarding this application?
Each of the 7 Councilmembers answered "NO" to all of the above questions.
Ms. Kerslake also asked if there was anyone who objected to the Councilmembers hearing this matter.
There was no response from the audience to this inquiry for each of the 7 Councilmembers.
Ms. Kerslake provided an overview of the 4 criteria for Rezones to provide context to the Council when
considering the testimony during the public hearing.
9:06:57 p.m. Mayor Mullet opened the public hearing and called for citizen comments.
Dave Sabey, 12201 Tukwila International Boulevard, applicant for this project, utilized a Powerpoint
presentation to give historical information and highlights regarding the development. This is another
opportunity to further improve this area of Tukwila by developing this unique property. Mr. Sabey
conveyed this project will provide a more modern northern entrance to the City; allow a consistent
development pattern similar to the Flight Museum, Homeland Security Facility, and The Boeing Company;
maintain control of the property for Tukwila; and add millions of dollars in revenue to the Tukwila budget.
9:18:27 p.m. Mayor Mullet closed the public hearing.
4. An ordinance designating certain property as a special height exception area and amending
the TMC's Figure 18.3 to reflect the addition of that property.
Extending the City's height exception areas as outlined in TMC 18.50.030 can provide additional flexibility
in site design and result in an improved development.
City of Tukwila Page 6 of 11
City Council Regular Meeting Minutes December 3 2007
9:21:46 p.m. Mayor Mullet opened the public hearing and called for citizen comments.
There were no citizen comments.
9:22:23 p.m. Mayor Mullet closed the public hearing.
UNFINISHED BUSINESS
a. Adopt the Findings and Conclusions contained in the staff report and approve the Unclassified
Use Permit for the temporary Tukwila Commuter Rail Station located at 7301 South Longacres
Way for a total of five years, ending on December 31, 2012.
MOVED BY ROBERTSON, SECONDED BY LINDER TO CONTINUE DISCUSSION OF THIS ISSUE TO
THE DECEMBER 10, 2007 SPECIAL MEETING.*
Councilmember Robertson has 4 items or conditions that he would like to discuss with staff prior to
making a decision on this issue. Due to the concerns expressed by the City Council during this evening's
public hearing, there was consensus to continue this discussion to the December 10, 2007 Special
Meeting.
Shelley Kerslake, City Attorney, relayed the Council has the choice to approve, deny, or approve the UUP
with conditions. Due to this being a quasi-judicial matter, she explained that Council may talk with staff -
not each other - regarding this issue. No information should be gathered from other sources.
*MOTION CARRIED 7 -0.
b. Comprehensive Plan Amendment Ordinances.
1. An ordinance amending the Comprehensive Land Use Plan, Transportation Element.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
AMENDING THE CITY OF TUKWILA'S COMPREHENSIVE LAND USE PLAN
TRANSPORTATION ELEMENT; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
MOVED BY CARTER, SECONDED BY DUFFIE THAT THE PROPOSED ORDINANCE BE READ BY
TITLE ONLY. MOTION CARRIED 7 -0.
Shelley Kerslake, City Attorney, read the proposed ordinance by title only.
MOVED BY DUFFIE, SECONDED BY HERNANDEZ THAT THE PROPOSED ORDINANCE BE
ADOPTED AS READ.*
MOVED BY ROBERTSON, SECONDED BY DUFFIE TO AMEND THE ORDINANCE ON PAGE 2,
SECTION 2, PARAGRAPH 2, TO CHANGE THE WORD "MINKLER" TO "STRANDER. " **
The sentence would read "Support forming a partnership with Metropolitan King County, in the area north
of Minkler Strander Boulevard in the Tukwila Urban Center, in order to locate a pedestrian - friendly Transit
Center and related amenities."
Councilmember Robertson explained the foot transportation corridor is in the area of Westfield Shopping
Center and going all the way to Minkler to locate a Transit Center is too far south. He would like to limit
the area for the Transit Center to be closer to the pedestrian walking area.
Jack Pace, Community Development Director; indicated that when the Planning Commission made that
recommendation, it was with the intent of being broad and flexible.
C of Tukwila
•
Department of Community Development Steve Lancaster, Director
NOTICE OF INFORMATIONAL OPEN HOUSE & PUBLIC HEARING
The City of Tukwila wants your opinion on proposed amendments to the City's
Comprehensive Plan, Comprehensive Plan Map and Zoning Map. (See map on reverse)
Several amendments are under consideration, including:
1) Modify the wording of an existing policy to expand the area where a future transit
center could be located to include the entire Tukwila Urban Center north of Minider
Boulevard (File # L06 -093);
2) Change the zoning and Comprehensive Plan classifications from Regional
Commercial Center (RCC) to Low Density Residential (LDR) on .83 acres located
at 14427 51 Avenue South (File # L06 -095 and #L06 -096);
3) Change the zoning and Comprehensive Plan classifications from Manufacturing
Industrial Center —Heavy (MIC -H) to Light Industrial (LI) at on approximately 32
acres generally bounded by East Marginal Way South, South Norfolk Street, Airport
Way South and Boeing Access Road (File #L07 -066 and #L07 -067.)
Two public events are planned to provide information and hear your comments:
INFORMATIONAL OPEN HOUSE
Review the recommendations and discuss them informally with City Staff
Thursday, November 29, 2007
4 p.m. to 6:30 p.m. (Drop in during these hours)
City Council Chambers, Tukwila City Hall
6200 Southcenter Boulevard
Tukwila, Washington
PUBLIC HEARING
Comment on the recommended changes directly to the City Council
Monday, December 3, 2007
Starting at 7:00 p.m.
City Council Chambers, Tukwila City Hall
6200 Southcenter Boulevard
Tukwila, WA
Questions? Contact Rebecca Fox, Tukwila Department of Community Development at
rfox @ci.tukwila.wa.us or 206 - 431 -3683
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
mo
' ve
LDR
NC
S 144St
(2) RCC changed to LDR
(1) MIC /H changed to LI
(3) Expand future " Transit Center"
sites to include TUC north of
Minkler Blvd.
Legend
1.1•1 Tukwila City Limits
LDR Low Density Residential
MDR Medium Density Residential
HDR High Density Residential
0 Office
MUO Mixed Use Office
RCC Regional Commercial Center
NCC Neighborhood Commercial Center
RC Regional Commercial
RCM Regional Commercial Mixed Use
TUC Tukwila Urban Center
C/LI Commercial Light Industrial
TVS Tukwila Valley South
LI Light Industrial
HI Heavy Industrial
MIC/L Manufacturing Industrial CenterllJghl Industrial
MICM Manufacturing Industrial Center/Heavy Industrial
City of Tukwila
Comprehensive
Plan Map
e
T =.S MILE
Exhibit A
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION
T< . 14 4 JTT HEREBY DECLARE THAT:
\f (
Notice of Public Hearing
Determination of Non - Significance
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Project Number: UP r 1)6o 6144P cr L 0 7T 0(, 7
Board of Adjustment Agenda Pkt
'�
Determination of Significance & Scoping
Notice
Person requesting mailing: (/_,( l
Board of Appeals Agenda Pkt
`5),
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
Was mailed, to each of the addresses listed on this /La day of ,(/Z/1/' i n the
year 20
1
Project Name: p Q\ 'Nti1 Q1N2 (111D/ii /Z- 614 h S (-)1641 koMt-Lefi
Project Number: UP r 1)6o 6144P cr L 0 7T 0(, 7
r
Mailer's Signature(
'�
,
Person requesting mailing: (/_,( l
0
`5),
Was mailed, to each of the addresses listed on this /La day of ,(/Z/1/' i n the
year 20
9 -1I-N • 1 - °
OWNER BUTY LP
10230 EAST MARGINAL LLC 1150 ALKI AVE SW 4
TUKWILA, WA 98168 SEATTLE, WA 98116
HARRIS BANK
14900 INTERURBAN AVE S 210
TUKWILA, WA 98168
UNION PACIFIC RAILROAD TENANT TENANT
1416 DODGE ST 325 10650 27 AVE S 11030 E MARGINAL WAY S
OMAHA, NE 68179 TUKWILA, WA 98168 TUKWILA, WA 98168
TENANT BNSF RWY CO E MARGINAL WAY PROPS LLC
6505 PERIMETER RD S PO BOX 961089 3006 NORTHUP WAY 101
SEATTLE, WA 98108 FORTH WORTH, TX 76161 BELLEVUE, WA 98004
EAST MARGINAL WAY PROPS LLC
10802 E MARGINAL WAY S
TUKWILA, WA 98168
SEATTLE CITY OF
PO BOX 34023
SEATTLE, WA 98168
TENANT TENANT TENANT
10805 TUKWILA INTERNATIONAL BLVD 2601 S 102 ST 9905 E MARGINAL WAY
TUKWILA, WA 98168 TUKWILA, WA 98168 TUKWILA, WA 98168
BOEING COMPANY
100 N RIVERSIDE M/C 3 -4027
CHICAGO, IL 68179
TENANT
10836 E MARGINAL WAY S
TUKWILA, WA 98168
NORTHERN PACIFIC RR CO
777 MAIN ST
FORT WORTH, TX 76102
MASSA, BOB
372 S REYNOLDS RD
OTHELLO, WA 99344
SEATTLE CITY OF
PO BOX 34018
SEATTLE, WA 98168
FARRELL, JOHN & MOIRA
8913 SE 44 ST
MERCER ISLAND, WA 98040
TENANT
3301 S NORFOLK ST
SEATTLE, WA 98118
•
SHAUNTA R HYDE
THE BOEING CO
MANAGER LOCAL GOVERNMENT RELATIONS
PO BOX 3707
SEATTLE, WA 98124 - 2207
SEATTLE CITY LIGHT
PO BOX 34023
SEATTLE, WA 98168
ROACH, JOHN S
3720 80 AVE SE
MERCER ISLAND, WA 98040
GARY MOLYNEUX
AIPORT PLANNING OFFICE
KC INT'L. AIRPORT - BOEING FIELD
727 PERIMETER RD
SEATTLE, WA 98108
MICHIGAN PROPERTIES
5301 2 AVE S
SEATTLE, WA 98124
SANDHU, RAJBIR SEATTLE CITY OF - FFD TENANT
2224 !CAMBER RD 700 5 AVE S 5200 10325 E MARGINAL WAY S
BELLEVUE, WA 98007 SEATTLE, WA 98104 TUKWILA, WA 98168
MIK HANS..EN
SARAN CORPORATION
12201 TUKWILA INTERNATIONAL BLVD
SEATTLE, WA 98168 -5121
• •
1 Tukwila City Council Agenda .
.0 �' , ❖ COMMITTEE OF THE WHOLE ❖
402
A;
i f �� �, yl4 \ O s Steven M. Mullet, Mayor Councilmembers: • Joe Duffle • Joan Hernandez
00 ��� O ; Rhonda Berry, City Administrator • Pam Carter • Jim Haggerton
41 \ I .;01' ` Verna Griffin, Council President • Pamela Linder • Dennis Robertson
1908 :=
Monday, November 26, 2007, 7:00 PM Tukwila City Hall; Council Chambers
1. CALL TO ORDER / PLEDGE OF ALLEGIANCE
2. CITIZEN
COMMENT
At this time, you are invited to comment on items not included on this agenda
(please limit your comments to five minutes per citizen). To comment on an item listed
on this agenda, please save your comments until the issue is presented for discussion.
3. SPECIAL
ISSUES
Zti
q
Q .
10 1)i
.
a. 2008 Water, Sewer, and Surface Water Rates.
b. An ordinance regarding Domestic Partner benefits.
c. A resolution amending the Non - Represented Employees' Salary Schedule.
d. Comprehensive Plan Amendments briefing.
(please bring your Comprehensive Plan Amendments notebook)
e. Proposed resolution increasing land use fees.
f. Proposed ordinance increasing building permit fees.
g. Authorize the Mayor to sign a contract with M.J. Durkan for 2008 lobbying
services in the amount of $4,000.00 per month (plus expenses).
h. 2008 Council Budget Goals.
Pg:l
Pg.27
Pg.35
Pg.51
Pg.85
Pg.93
Pg.109
Pg.119
4. REPORTS
a. Mayor c. Staff e. Intergovernmental
b. City Council d. City Attorney •
5. MISCELLANEOUS
6. EXECUTIVE SESSION
7. ADJOURNMENT
Reasonable
to the City Clerk's
Tukwila City Hall is wheelchair accessible.
accommodations are available at public hearings with advance notice
Office 206 - 433- 1800/TDD 206 - 248 -2933. This notice is available at www.ci.tukwila.wa.us
and in alternate formats with advance notice for those with disabilities.
Tukwila Council meetings are audio taped.
Meeting Date
Preps
It is review
Council review
11/26/07
R
troAc
4
12/03/07
RF
Q
❑ Motion
Mtg Date
❑ Bid Award
Mtg Date
❑ Other
Mtg Date
/ 1 Discussion
II Resolution
0 Ordinance
N Public Hearing
CAS NUMBER: 01 -- 1 Li- ( 2_,
ORIGINAL AGENDA DATE: 11/26/07
AGENDA ITEM
TI1LE Comprehensive
Plan
and
Zoning
Map Amendments
RECORD OF COUNCIL ACTION
11/26/07
CATEGORY
❑ Motion
Mtg Date
❑ Bid Award
Mtg Date
❑ Other
Mtg Date
/ 1 Discussion
II Resolution
0 Ordinance
N Public Hearing
Mtg Date 11/26/07
Mtg Date
Mtg Date 12/03/07
Mtg Date 12 /03/07
SPONSOR
❑ Council ❑ Mayor ❑ Adm Svcs / / DCD ❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ PW/
SPONSOR'S
SUMMARY
Briefing on Comprehensive Plan and zoning map amendments for 2006 -2007. Item is
scheduled for public hearing on 12/3/07 and decision afterwards.
DATE: Information presented to Committee members 11/07
RECOMMENDATIONS:
SPONSOR /ADMIN.
COMMITTEE Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/26/07
MTG. DATE
ATTACHMENTS
11/26/07
Note book with Staff Reports , which include the attached memo and ordinances
(CAP meeting was canceled on 11/14/07 due to lack of a quorum and informational
memos were provided to Committee members with approval of Committee Chair)
51
REVIEWED BY
COUNCIL AGENDA SYNOPSIS
ITEM INFORMATION
❑ COW Mtg.
❑ Utilities Cmte
® CA &P Cmte
❑ Arts Comm.
❑ F&S Cmte
❑ Parks Comm.
ITEM NO.
3: c f,
❑ Transportation Cmte
❑ Planning Comm.
MEMORANDUM
November 19, 2007
City of Tukwila
Department of Community Development Steve Lancaster, Director
TO: Tukwila City Council
FROM: Mayor Mullet
SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS -- 2006 - 2007
Attached with this memo are the recommended annual amendments to the
Comprehensive Plan and zoning map for 2006 -2007. There will be a briefing on
November 26, 2007 to review the proposals and the Planning Commission's
recommendations. A public hearing is scheduled for December 3, 2007 to receive input.
After the public hearing, the City Council will make its fmal decision whether or not to
adopt individual proposed amendments.
Process to date:
The City of Tukwila received three applications for annual Comprehensive Plan
amendments for consideration in 2007. Two applications were received by the December
31, 2006 deadline. They were reviewed by the City Council at a public meeting in
March, 2007, and passed along to the Planning Commission. The Planning Commission
held a public hearing and made recommendations on March 22, 2007.
A third application was received in August, 2007 with the request that it be considered as
an "emergency" in 2007. The City Council forwarded this to the Planning Commission.
The Planning Commission hearing was held on October 25, 2007.
After its public hearing, the Planning Commission made recommendations regarding the
proposed amendments. Staff met individually with CAP members on November 7, 2007
and November 19, 2007 to provide a briefing in lieu of the November 13, 2007 CAP
meeting that was canceled.
At each stage in the process, staff has tried to encourage public involvement. All public
meetings and hearings were advertised in the paper. Staff exceeded statutory notification
requirements in providing mailings to owners and occupants within 500 feet of the
proposed map changes. An additional informational meeting was held for the public on
November 29, 2007. In addition, sites with potential changes which would impact
adjacent properties were posted.
Steven M Mullet, Mayor
Rf 1 11/20/2007
q -krnMP PT AM A NifFT■TII 7nnh.7nn7\rrivpm 1 1 76 117V5 ,1nr
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206-43152565
54
Council Consideration
After its public hearing on December 3, 2007, the City Council will make a final decision
on each of the proposed amendments. The City Council may:
• Adopt a proposed amendment;
• Adopt a modified version of a proposed amendment; or
• Reject the proposed amendment.
Consideration of these proposed amendments is a legislative action. Contested decisions
are appealed to Superior Court.
Organization of Report
Attachments 1, 2 and 3 include complete Planning Commission staff reports, minutes of
Planning Commission hearings and draft, unformatted ordinances that reflect the
Planning Commission recommendations for each of the three Comprehensive Plan
amendment/Rezone requests respectively.
Summary of proposed amendments and Planning Commission recommendations:
The following are the Planning Commission's recommendations on the proposed
Comprehensive Plan and Zoning Code amendments. As discussed above, refer to
Attachments 1, 2, and 3 for complete Planning Commission Staff Reports, hearing
minutes and draft ordinance.
The applications are as follows:
1) Modify Policy to Expand Area for Locating Transit Center -- Applicant: Tukwila
Department of Community Development (File #L06 -093)
The proposal seeks to modify existing policy 13.4.8 to incorporate current information
from the Tukwila Transit Plan and the Tukwila Transit Center Design Report. The
current policy states that a future Transit Center should be sited on Andover Park East
between Baker Boulevard and Strander Boulevard. The policy change was proposed in
order to provide greater flexibility in selecting a location for the transit center. The
change will enable the analysis contained in the Tukwila Transit Plan (4/05), and issues
raised by property owners, Metro Transit and the City of Tukwila to be more fully
addressed in a siting decision.
Staff Recommendation:
Policy 13.4.8 Support forming a partnership with Metropolitan King County, Wesfeld
Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit
center and related amenities on or near Andover Park West.
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Q:\COMP PLAN AMEND 2006- 20071CCMemo11.26.0745.doc
Planning Commission Recommendation: The Planning Commission expanded the area
in which the future transit center could be located by recommending that the future transit
center site be located in the Tukwila Urban Center, north of Minkler Boulevard, as
follows: 01 er-
olicy 13.4.8. "Support forming a partnership with Metropolitan King County, Wes
Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit
center on Andover Park West, between Baker Boulevard and Strander Boulevard."
2) Redesignate property from Regional Commercial Center (RCC) to Low Density
Residential (LDR) at S. 144` and 5.1 Avenue S.) Applicant: John Muth
(Comprehensive Plan File #L06 -095 and Rezone File #L06 -096) —
The applicant seeks to redesignate approximately .63 acres of a 1.35 acre site from
commercial (RCC) to sigleamily residential (LDR). The property is vacant nursery
property adjacent to and associated with the Bonsai Northwest nursery property.
Recommendation: The staff and Planning Commission recommended approval of the
Comprehensive Plan map change and rezone from RCC to LDR on the condition that the
applicant applies for a boundary line adjustment within 90 days after rezone becomes
effective.
3) Redesignate property from Manufacturing /Industrial Center -Heavy (MIC /H) to Light
Industrial (LI) south of Boeing Field Applicant: Mikel Hansen/Sabey Corporation
(Comprehensive Plan Amendment File #L07 -066 and Rezone File #L07 -067)
The applicant requests to redesignate approximately 34.5 acres of land in the Tukwila
Manufacturing/Industrial Center from MIC -H to LI. Located immediately south of
Boeing Field, the Associated Grocers warehouse and distribution center currently
occupies the site. The entire 64 acre Associated Grocers project area is split between
Tukwila and Seattle.
Once Associated Grocers' lease ends, the applicant intends to redevelop the site into a
mixed use development, most likely including hotel/lodging, office, retail and
entertainment uses. By changing the designation from Manufacturing/Industrial Center -
Heavy (M/IC -H) to Light Industrial (LI), property would be removed from the
Manufacturing Industrial Center, but could be developed in a wider range non-
industrial /manufacturing uses.
Recommendation: The recommendation was developed between the staff and applicant,
and approved by the Planning Commission. The recommendation was to approve a
Comprehensive Plan map change and rezone from Manufacturing/Industrial Center -
Heavy (MJC -H) to Light Industrial (LI).
Rf 3 11/20/2007
Q: \COMP PLAN AMEND 2006- 2007\CCMemo11.26.07 #5.doc
55
56
The rezone shall have the following specific combination of rezone conditions and City
Action:
1) Development exceeding 640, 000 s.f. for retail/restaurant/entertainment uses,
and 700, 000 s.f. for office uses shall be reviewed administratively by the
Community Development Director according to the procedure established for
a Type 2 decision.
2) Design review shall apply according to the standards for the
Commercial/Light Industrial zone (TMC 18.30.070) D esign review
procedure shall be followed according to the requirements of the Board of
Architectural Review as described in TMC , (7 0
Provided that the above conditions are app roved, th? Planning Commission recommends
the following action in support of the rezone:
3) The City of Tukwila shall amend Figure 18- attache ), as referred to in TMC
18.50.030, to allow a maximum building height tories at the site, subject
to development and height limitations required by TMC 18.50.045, King
County International Airport, and the Federal Aviation Administration.
Cumulative Effects of Recommended Amendments
The likely impacts of recommended amendments are varied. There is no discernable
pattern or nor clear cumulative effect. In general, the effects of the proposed changes are
the following:
1. Expanding the area that can be considered for locating a future transit center will
potentially allow greater flexibility in finding a site for the facility within the
Tukwila Urban Center. (L06 -093)
2. Changing the Comprehensive Plan map (L06 -095) and Zoning map (L06 -096)
from Regional Commercial Center (RCC) to Low Density Residential (LDR) is a
"downzone," and will enable additional housing to be built.
3. Changing Manufacturing/Industrial Center —Heavy (MIC-H) to Light Industrial
(LI) will permit a range of non - industrial uses to be developed at a large site that
is split between Tukwila and Seattle, and currently houses a warehouse and
distribution center. The Planning Commission has proposed amendments to
address the impacts of the change in uses.
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Q:\COMP PLAN AMEND 2006- 2007\CCMemol 1.26.0745.doc
Exhibit:
Attachments:
1. Map of amendment locations
1. #L06- 093 -- Transit Center Location
• Draft Ordinance
2. #L06 -095 and L06- 096 — Bonsai Northwest –RCC to LDR
• Draft Ordinance
3. #L07 -065 and #L07- 066 —Sabey Corp. —MIC -H to LI
• Draft Ordinance
Rf 5 11/20/2007
Q: \COMP PLAN AMEND 2006- 2007\CCMemo11.26.07 #5.doc
57
5 _
58
LG
NC
(3) L07- 066and L07 -067
MIC /H changed to LI
(1) L06 -093
Expand future " Transit Center"
sites to include TUC north of
Minkler Blvd.
Legend
mum s m Tukwila City Limits
LDR Low Density Residential
MDR Medhan Density Residential
HDR Hipp Density Restderdal
0 Office
MUO Mhred Use Office
RCC Regional Cornmendal Center
NCC Neighborhood Commercial Center
RC Regional Commercial
RCM Regional Commerdal Mired Use
TUC Tutovla Urban Center
CN Commerdal Light Industrial
TVS Tukwila Valley Soulh
U Light Industrial
HI Heavy industrial
MIC/L Manufacturing Industrial CentedUgM Industrial
MICJH Manufacturing Industrial Center/Heavy Industrial
(2) L06 -095 and L06 -097
RCC to LDR
City of Tukwila
Comprehensive
Plan Map
Exhibit 1
TRANSIT CENTER ORDINANCE #L06 -093
D- R -A -F -T
(UNFORMA "1"1'ED-TO BE FORMATTED FOR 12/3/07 HEARING)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE CITY OF TUKWILA'S COMPREHENSIVE
LAND USE PLAN TRANSPORTATION ELEMENT; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995, the City of Tukwila adopted the Comprehensive Land Use Plan
and Map based on consideration of existing conditions and long -term community goals,
and these policies may be reviewed and updated as appropriate; and
WHEREAS, Tukwila's Comprehensive Land Use Plan and Map are to be reviewed and
updated as appropriate; and
WHEREAS, pursuant to RCW 36.70.A, amendments to the Comprehensive Plan shall
not be considered more frequently than once every year, except in cases of emergency or
to amend the Shoreline Master Program, and
WHEREAS, the City Council held public meetings on March 8, 2007, and September
17, 2007 regarding the proposed changes, and
WHEREAS, on March 15, 2007, and October 17, 2007 amendments to the
Comprehensive Land Use Plan and Map were determined to have no significant
environmental effects, and
WHEREAS, the City of Tukwila Planning Commission, held a public hearing on March
22, 2007, and October 25, 2007, and after having received and studied staff analysis and
comments from the public, has recommended the adoption of an amendment to the
Transportation Element, and changes to the Comprehensive Plan Land Use Map, and
WHEREAS, notices of a public meeting and a public hearing for October 25, 2007, and
December 3, 2007 were published in the Seattle Times, posted on site, and mailed to
surrounding properties, and
WHEREAS, Tukwila staff held a supplemental informational meeting on November 29,
2007, and
WHEREAS, the vision for the Tukwila Urban center foresees a vibrant, high- density
area with regional employment, high quality housing, with excellent retail and
recreational opportunities , and
WHEREAS, high quality transit and pedestrian facilities are part of this vision, and
Rf 2 11/20/2007
Q: \COMP PLAN AMEND 2006 - 2007 \Ordinance1 1.16.07 - COMP PLAN
TRANSIT.doc
59
60
TRANSIT CENTER ORDINANCE #L06 -093
WHEREAS, a future Tukwila Transit Center would be a facility that can accommodate
current and future passenger demands, promote transit ridership, and improve passenger
and business safety and security, and
WHEREAS, expanding the area that can be considered for the future Transit Center will
provide greater flexibility in selecting a location that will meet the needs of the
community and implement the future that is envisioned for the Tukwila Urban Center.
WHEREAS, the City Council, after due consideration and after taking testimony at a
public hearing held on December 3, 2007, believes that certain amendments to the City's
Comprehensive Land Use Plan are necessary and desirable for the reasons set forth in
staff analysis and attached as Exhibit 1 and incorporated by this reference,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Policy 13.4.8 of the Transportation Element of the Tukwila Comprehensive
Plan is hereby amended to read as follows:
"Support forming a partnership with Metropolitan King County, in the area north of
Minkler Boulevard, in the Tukwila Urban Center, in order to locate a pedestrian- friendly
Transit Center and related amenity."
Section 2. Severability.
Section 3. Effective Date.
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Q:\COMP PLAN AMEND 2006- 20071Ordinance11.16.07 - COMP PLAN
TRANSIT.doc
RCC to LDR ORDINANCE— BONSAI NORTHWEST -- #L06 -095 and L06 -096
D- R -A -F -T
(UNFORMATTED —TO BE FORMA '11'ED FOR 12/3/07 PUBLIC HEARING)
AN ORDINANCE OF 'THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED AT
14427 51 AVE. S. FROM REGIONAL COMMERCIAL CENTER (RCC) TO
LOW DENSITY RESIDENTIAL (LDR); PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on
consideration of existing conditions and long -term community goals, and these policies
may be reviewed and updated as appropriate, and
WHEREAS, Tukwila's Zoning Code and Map are to be reviewed and updated as
appropriate; and
WHEREAS, the applicant, John Muth, has applied to rezone certain real property
located at 14427 51 Avenue South, and
WHEREAS, the City of Tukwila Planning Commission, held a public hearing on March
22, 2007, and after having received and studied staff analysis and comments from the
public, has recommended approval of the rezone application with conditions, and made
and entered findings of fact and conclusions thereon in support of that recommendation.;
and
WHEREAS, notices of public meetings and public hearings were published in the
Seattle Times, posted on site, and mailed to surrounding properties, and
WHEREAS, Tukwila staff held an informational meeting on November 29, 2007, and
WHEREAS, the Tukwila City Council held a public hearing on December 3, 2007, and
WHEREAS the City Council concurs in the findings of fact and conclusions of the
Planning Commission and has determined that the public interest will be served by
approving the rezone application; and
WHEREAS, the capability of building additional housing will provide opportunities for
Tukwila residents and will strengthen neighborhoods, and
WHEREAS, the City has complied with the requirements of the State Environmental
Policy Act ; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
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61
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RCC to LDR ORDINANCE — BONSAI NORTHWEST— #L06 -095 and L06 -096
Section 1. The City Council hereby adopts findings of fact and conclusions of law as
indicated in Exhibit 1.
Section 2. The Property located at 14427 51 Ave. S., including a portion of Tax Parcel
# 0040000520 and described in the attached Exhibit 2 is hereby approved to be rezoned
from Regional Commercial Center (RCC) to Low Density Residential (LDR).
Section 3. This rezone is conditioned upon the property owner submitting an application
for a Boundary Line Adjustment to the City of Tukwila within 90 days of the adoption
date of this ordinance.
Section 4. In the event that the property owner fails to submit an application for a
Boundary Line Adjustment within 90 days of the adoption of this ordinance, this rezone
ordinance shall be subject to repeal.
Section 5. The Department of Community Development Director or his designee is
hereby authorized to amend the City's official zoning map to show this change in zoning.
Section 6. Severability.
Section 7. Effective Date.
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Q: \COMP PLAN AMEND 2006 - 2007 \Odinance - -MUTH 11.16.07.doc
EXHIBIT 2
64
Exhibit 1
Staff Report to the City of Tukwila Planning Commission
Findings and Conclusions
March 22, 2007
FINDINGS
BACKGROUND
Project History
The applicant John Muth proposes to amend the Comprehensive Plan (Attachment A) and
Zoning map (Attachment B) to redesignate a part of his property at 14427 51 Avenue
South, Tukwila from Regional Commercial Center (RCC) to Low Density Residential
(LDR). (Attachment C)
On March 5, 2007, the City Council held a public meeting on this proposal and referred it to
the Planning Commission for a hearing and recommendation.
Vicinity /Site Information
The applicant proposes to redesignate approximately .63 acres of a 1.35 acre property
from Residential Commercial Center (RCC) to Low Density Residential (LDR) at 14427
51 Avenue South. The site is part of the Bonsai Northwest nursery operation, and is
immediately south of the Bonsai Northwest retail store. It contains a large plastic
greenhouse in the northeast portion of the property closest to the Bonsai Northwest
business. The rest of the property is vacant. The Citrus Longhorned Beetle quarantine
was recently lifted in the area.
The Sensitive Areas Overlay shows that approximately 40% of the entire site is located
within a Class 2 area of potential geologic instability. (Attachment D— Sensitive Areas
Map) Class 2 areas are those where "landslide potential is moderate, which include areas
sloping between 15 and 40 percent and which are underlain by relatively permeable
soils." Geotechnical review was not prepared for this application since the requested
designation is less intensive than the current designation (i.e. downzone). A geotechnical
study will show what portion of the area proposed for Comprehensive Plan/Zoning Map
change includes environmentally sensitive steep slopes. (Attachment E) Geotechnical
studies will be required for any future development, including a short plat.
The applicant proposes to connect future residential development directly to 51 Avenue
South and to the adjacent South 146 Street cul -de -sac via an existing easement with
adjacent property owners.
Surrounding Uses
Land uses immediately adjacent to the portion of the site are:
North— Bonsai Northwest retail nursery
South— Single family homes
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Q: \COMP PLAN AMEND 2006 - 2007\ Ordinance— BonsaiNW- EL1— Findings&Conclusions.doc
East Office /commercial, roadway,
West— Single - family homes
Land uses between 500 and 1,000 feet from the site include the following:
North —S. 144
South — Single- family residential
East—I-5 freeway, Sound Transit light rail
West Single - family residential
File # L06 -096 -- ZONING MAP AMENDMENT/REZONE
REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the goals, .
objectives and policies of the Comprehensive Plan
Per the discussion of Comprehensive Plan Criteria (above), providing housing and
strengthening neighborhoods is an important goal of the Comprehensive Plan. The
proposed rezone /Zoning Map change from Residential Commercial Center (RCC) to Low
Density Residential (LDR) is consistent with this goal and accompanying policies.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification
applied for.
Per TMC 18.10.010 Purpose, the Low Density Residential (LDR) district is "...intended
to provide low - density family residential areas together with a full range or urban
infrastructure services in order to maintain stable residential neighborhoods, and to
prevent intrusions by incompatible land uses."
The proposed rezone from Residential Commercial Center (RCC) to Low Density
Residential (LDR) would fulfill this purpose by allowing single family, detached housing
to be built.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map
Since the site was zoned RCC in 1995, the neighborhood near the property has become
more residential in nature. A cul -de -sac allowing residential access has been constructed
on S. 146 Utilities are now also available, and residences have been built adjacent to
the site.
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general
welfare, and will not adversely affect the surrounding neighborhoods, nor be
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65
66
injurious to other properties in the vicinity in which the subject property is
located
Downzoning from a more intensive, commercial zone (Residential Commercial
Center —RCC) to a less intensive residential zone (Low Density Residential —LDR),
would benefit the surrounding neighborhood. Removing vacant commercial property
from a residential neighborhood reduces potentially adverse impacts on the adjacent
properties, and constructing housing would enhance the overall residential feel of the
area.
CONCLUSIONS
1) The proposed change is consistent with the Comprehensive Plan goal of providing
housing and improving neighborhoods;
2) The rezone is consistent with the purpose of the Low Density Residential (LDR)
district.
3) Changed conditions, including recently - constructed residences and available
access and utilities, warrant the change.
4) Impacts of future housing development are potentially less than the impacts of
future commercial development that is presently allowed on the site, and would be
beneficial to the area.
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Q: \COMP PLAN AMEND 2006 - 2007\ Ordinance— BonsaiNW- Ex.1— Findings&Conclusions.doc
ORDINANCE MIC -H TO LI —SABEY CORP. #L07 -065 and L07 -066
D- R -A -F -T
(UNFORMATTED —TO BE FORMATTED FOR 12/3/07 PUBLIC HEARING)
AN ORDINANCE OF THE CITY COUNCIL OF '1't1E CITY OF TUKWILA,
WASHINGTON, REZONING CERTAIN REAL PROPERTY GENERALLY
BOUNDED BY EAST MARGINAL WAY SOUTH, SOUTH NORFOLK STREET,
AIRPORT WAY SOUTH AND BOEING ACCESS ROAD FROM
MANUFACTURING INDUSTRIAL CENTER —HEAVY (MTC -H) TO LIGHT
INDUSTRIAL (LI); PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on
consideration of existing conditions and long -term community goals, and these policies
may be reviewed and updated as appropriate, and
WHEREAS, Tukwila's Zoning Code and Map are to be reviewed and updated as
appropriate; and
WHEREAS, the applicant, Mikel Hansen for the Sabey Corporation, has applied to
rezone certain real property generally bounded by East Marginal Way South, South
Norfold Street, Airport Way South and Boeing Access Road, and more specifically
described in Exhibit 1.
WHEREAS, the City of Tukwila Planning Commission, held a public hearing on
October 25, 2007, and after having received and studied staff analysis and comments
from the public, has recommended approval of the rezone application with conditions,
and
WHEREAS, notices of public meetings and public hearings were published in the
Seattle Times, posted on site, and mailed to surrounding properties for hearings held on
October 25, 2007 and December 3, 2007, and
WHEREAS, Tukwila staff held a supplemental informational meeting on November 29,
2007, and
WHEREAS, the Tukwila City Council held a public hearing on December 3, 2007, and
WHEREAS, the City Council concurs in the decision of the Planning Commission and
has determined that the public interest will be served by approving the rezone
application; and
WHEREAS, light industrial and commercial land uses provide benefits to the City of
Tukwila, and are considered appropriate activities in lieu of warehousing and distribution
uses immediately adjacent to King County International Airport, and
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67
68
ORDINANCE MIC -H TO LI —SABEY CORP. #L07 -065 and L07 -066
WHEREAS, this rezone amends Ordinance #1853 to remove the rezone area from the
Planned Action Environmental Review process, and
WHEREAS, the rezone request meets the criteria for granting zoning map
reclassifications listed under Tukwila Municipal Code 18.84.030, and the public interest;
and
WHEREAS, the City has complied with the requirements of the State Environmental
Policy Act; and
NOW, THEREFORE, 111E CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The City Council hereby adopts the following findings of fact and
conclusions of law described in Exhibit 2.
Section 2. The property generally bounded by East Marginal Way South, South Norfolk
Street, Airport Way South and Boeing Access Road and more fully described in Exhibit 1
is hereby approved to be rezoned from Manufacturing Industrial Center —Heavy (MIC-
H) to Light Industrial (LI).
Section 3. This rezone is conditioned upon
1) Development exceeding 640, 000 s.f. for retail/restaurant /entertainment uses,
and 700, 000 s.f. for office uses shall be reviewed administratively by the
Community Development Director according to the procedure established for
a Type 2 decision under TMC 18.100.010, and whether additional conditions
may be necessary to mitigate new significant impacts of the increased square
footage.
2) Design review shall apply according to the standards for the
Commercial/Light Industrial zone (TMC 18.30.070). Design review
procedure shall be followed according to the requirements of the Board of
Architectural Review as described in TMC 18.60.
Section 4. The Department of Community Development Director or his designee is
hereby authorized to amend the City's official Comprehensive Plan zoning map to show
this change in zoning.
Section 5. Severability.
Section 6. Effective Date.
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EXHIBIT 1
City of Tukwila
Comp Plan Amendment
L07 -066
Rezone L07 -067
Proposed Rezone &
Comp Plan Amendment
from MIC /H to U
69
ALTA Owner's Policy (2006)
EXHIBIT 1
EXHIBIT "A"
Page 2
File No.: 10948399
THAT PORTION OF TIMOTHY GROWS DONATION LAND CLAIM IN SECTIONS 3 AND 4,
TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., AND OF GOVERNMENT LOT 1 IN SAID
SECTION 3, AND OF THE ABANDONED SEATTLE- TACOMA INTERURBAN AND PUGET
ELECTRIC COMPANY RIGHT -OF -WAY, AND OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 3, AND OF GOVERNMENT LOTS 8 AND 9 IN SAID
SECTION 4, DESCRIBED AS FOLLOWS:
BEGINNING AT THE CONCRETE MONUMENT MARKING THE INTERSECTION OF THE
CENTERLINES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH, WHICH POINT
BEARS NORTH 88 °11'57" EAST 521.23 FEET FROM THE CONCRETE MONUMENT MARKING
THE ANGLE POINT IN THE CENTERLINE OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 88 °11'57" WEST, ALONG THE CENTERLINE OF SAID SOUTH NORFOLK
STREET, 37.33 FEET;
THENCE SOUTH 01 °48'03" EAST 40.00 FEET TO THE INTERSECTION OF THE SOUTHERLY
MARGIN OF SAID SOUTH NORFOLK STREET WITH AN ARC OF A CURVE CONNECTING SAID
SOUTHERLY MARGIN WITH THE WESTERLY MARGIN OF AIRPORT WAY SOUTH, THE CENTER
OF WHICH CURVE BEARS SOUTH 33 °51'08" WEST, 48.00 FEET, AND THE TRUE POINT OF
BEGINNING;
THENCE SOUTHERLY, ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH,
FOLLOWING SAID ARC OF A CURVE HAVING A RADIUS OF 48.00 FEET, AN ARC DISTANCE
OF 29.1 FEET TO A POINT OF TANGENCY;
THENCE SOUTH 21 °22'39" EAST, ALONG SAID WESTERLY MARGIN, 1,128.01 FEET TO A
POINT OF WIDENING IN SAID AIRPORT WAY SOUTH;
THENCE SOUTH 68 °37'21" WEST, ALONG SAID MARGIN, 35.00 FEET TO A POINT OF CURVE
IN SAID MARGIN THE CENTER OF WHICH BEARS SOUTH 68 °37'21° WEST 880.00 FEET;
THENCE SOUTHERLY, ALONG SAID MARGIN, FOLLOWING AN ARC OF A CURVE HAVING
SAID RADIUS OF 880.00 FEET, AN ARC DISTANCE OF 509.06 FEET TO A POINT OF
WIDENING IN SAID AIRPORT WAY SOUTH;
THENCE NORTH 78 °13'59" WEST, ALONG SAID MARGIN, 5.00 FEET;
THENCE SOUTH 11 °46'01" WEST, ALONG SAID MARGIN, 221.60 FEET TO A POINT OF
WIDENING IN SAID AIRPORT WAY SOUTH;
THENCE NORTH 78 °13'59" WEST 3.00 FEET TO A POINT OF CURVE IN SAID MARGIN, THE
CENTERLINE OF WHICH BEARS NORTH 78 °13'59" WEST 522.96 FEET;
THENCE SOUTHERLY AND WESTERLY, ALONG SAID CURVE AND MARGIN, AN ARC
DISTANCE OF 666.38 FEET TO A POINT ON THE NORTH MARGIN OF THE BOEING ACCESS
ROAD;
THENCE SOUTH 05 °13'28" EAST, ALONG SAID MARGIN, 7.00 FEET;
THENCE SOUTH 84 °46 WEST, ALONG SAID MARGIN, 447.92 FEET TO A POINT OF
CURVATURE OF A 102.80 FOOT RADIUS CURVE TO THE RIGHT IN SAID MARGIN;
THENCE WESTERLY AND NORTHERLY, ALONG SAID CURVE AND MARGIN, 150.50 FEET TO A
POINT OF TANGENCY ON THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY;
THENCE NORTH 11 °20'42" WEST, ALONG SAID NORTHEASTERLY MARGIN, 272.50 FEET TO
A POINT OF CURVATURE OF A 1,184.34 FOOT RADIUS CURVE TO THE LEFT;
THENCE NORTHERLY, ALONG SAID CURVE AND MARGIN, AN ARC DISTANCE OF 254.44
FEET;
THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY,
NORTH 23 °39'16" WEST 429.64 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID
GOVERNMENT LOT 8;
Z
EXHIBIT "A" Continued
Page 3
File No.: 10948399
THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY TO
AN INTERSECTION WITH THE NORTH UNE OF THE SOUTH 200 FEET OF SAID
GOVERNMENT LOT 8, AS MEASURED ALONG THE EAST LINE OF SAID GOVERNMENT LOT 8;
THENCE EAST, PARALLEL TO THE SOUTH LINE OF SAID GOVERNMENT LOT 8, TO THE EAST
LINE OF SAID GOVERNMENT LOT 8;
THENCE SOUTH, ALONG THE EAST LINE OF SAID GOVERNMENT LOT 8, TO THE SOUTHEAST
CORNER OF SAID GOVERNMENT LOT 8;
THENCE ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 3,
SOUTH 88 °0758" EAST 267.86 FEET TO THE WESTERLY BOUNDARY UNE OF THE SEATTLE -
TACOMA INTERURBAN RAILWAY RIGHT -OF -WAY;
THENCE ALONG SAID WESTERLY BOUNDARY LINE, NORTH 08 °11'15" WEST 738.75 FEET TO
THE SOUTH LINE OF SAID TIMOTHY GROWS DONATION LAND CLAIM;
THENCE SOUTH 89 °59'25" WEST, ALONG SAID SOUTH LINE, 157.64 FEET TO THE WEST
LINE OF SAID SECTION 3;
THENCE SOUTH 00 °23'12" WEST, ALONG SAID WEST LINE, 137.23 FEET;
THENCE NORTH 89 °58'12" WEST TO A POINT WHICH BEARS SOUTH 89 °58'12" EAST 168.00
FEET FROM THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH;
THENCE NORTH 23 °39'16" WEST 181.29 FEET;
THENCE NORTH 89 °50'45" WEST 168.16 FEET TO THE EASTERLY MARGIN OF EAST
MARGINAL WAY SOUTH;
THENCE NORTH 23 °39'16" WEST, ALONG SAID MARGIN, 147.95 FEET TO THE
INTERSECTION OF SAID EASTERLY MARGIN WITH THE SOUTHERLY MARGIN OF SOUTH
NORFOLK STREET AS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER KING
COUNTY RECORDING NO. 5388220;
THENCE NORTH 66 °00'17" EAST, ALONG SAID SOUTHERLY MARGIN, 862.07 FEET TO A
POINT OF CURVE;
THENCE EASTERLY, ALONG SAID MARGIN, FOLLOWING AN ARC OF A CURVE TO THE RIGHT
HAVING A RADIUS OF 340.71 FEET, AN ARC DISTANCE OF 131.98 FEET TO A POINT OF
TANGENCY;
THENCE NORTH 88 °11'57" EAST, ALONG SAID MARGIN, 409.23 FEET TO THE TRUE POINT
OF BEGINNING;
EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWILA BY STATUTORY
WARRANTY DEED 9703050486;
TOGETHER WITH THAT PORTION LYING NORTH OF SOUTH NORFOLK STREET DESCRIBED
AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF SAID SECTION 3;
THENCE SOUTH 00 °23'12" WEST, ALONG THE WEST LINE OF SAID SUBDIVISION, 30.00
FEET TO A POINT ON THE SOUTH LINE OF THE NORTH 30 FEET IN WIDTH OF SAID
SUBDIVISION AND THE TRUE POINT OF BEGINNING;
THENCE SOUTH 88 °40'52" EAST, ALONG SAID SOUTH LINE, 57.98 FEET TO AN
INTERSECTION WITH THE NORTHERLY MARGIN OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 66 °00'17° WEST, ALONG SAID NORTHERLY MARGIN, 203.61 FEET TO AN
INTERSECTION WITH A LINE WHICH IS 213 FEET WESTERLY, MEASURED AT RIGHT
ANGLES TO AND PARALLEL WITH THE WESTERLY MARGIN OF SAID PUGET SOUND
ELECTRIC COMPANY RIGHT -OF -WAY;
THENCE NORTH 08 °11'15" WEST, ALONG SAID PARALLEL LINE, 88.01 FEET TO A POINT
WHICH BEARS NORTH 88 °40'52" WEST 140.07 FEET FROM THE TRUE POINT OF
BEGINNING;
ALTA Owner's Polity (2006)
71
File No.: 10948399
EXHIBIT "A" Continued
THENCE SOUTH 88%0'52" EAST 140.07 FEET TO THE TRUE POINT OF BEGINNING;
TOGETHER WITH NON - EXCLUSIVE EASEMENTS FOR DRAINAGE RECORDED UNDER
RECORDING NOS. 3885858 AND 3885859.
SITUATE IN THE CITY OF SEATTLE AND TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
ALTA Owner's Policy (2006)
Page 4
1.
PARCEL 1:
THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 23
NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY,
WASHINGTON, LYING SOUTH OF THE SOUTH LINE OF THE TIMOTHY GROW
DONATION LAND CLAIM AND WEST OF THE RIGHT OF AY OF PUGET SOUND
ELECTRIC RAILWAY.
PARCEL 2:
EXHIBIT A
Legal Description
THAT PORTION OF GOVERNMENT LOT 8, SECTION 4, TOWNSHIP 23 NORTH,
RANGE 4 EAST, WILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING ON THE EAST LINE OF SAID GOVERNMENT LOT 8 AT A POINT WHICH
IS NORTH 0 °21'24" EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORTH 0°2124" EAST 189.77 FEET; THENCE WEST 375 FEET, MORE OR
LESS, TO THE NORTHEASTERLY UNE OF STATE ROAD NO. 1 AS NOW
ESTABLISHED; THENCE SOUTHEASTERLY ALONG SAID ROAD LINE 205 FEET,
MORE OR LESS, TO A POINT WHICH BEARS NORTH 89 ° 20'54" WEST FROM THE
POINT OF BEGINNING; THENCE SOUTH 89 °20'54 EAST PARALLEL WITH THE
SOUTH LINE OF SAID GOVERNMENT LOT 8, 285 FEET, MORE OR LESS. TO THE
POINT OF BEGINNING.
PARCEL 3:
THAT PORTION OF GOVERNMENT LOT 8, SECTION 4, TOWNSHIP 23 NORTH.
RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON.
DESCRIBED AS FOLLOWS:
BEGINNING ON THE EAST UNE OF SAID GOVERNMENT LOT AT A POINT WHICH
IS NORTH 0 °21'24" EAST 389.77 FEET FROM THE SOUTHEAST CORNER THEREOF;
THENCE NORTH 0°21'24" EAST ALONG SAID EAST LINE 174.65 FEET; THENCE
DUE WEST TO THE NORTHEASTERLY UNE OF PRIMARY STATE HIGHWAY NO. 1
AS ESTABLISHED BY DEED TO THE STATE OF WASHINGTON, RECORDED UNDER
RECORDING NUMBER 3440535, IN KING COUNTY, WASHINGTON; THENCE
SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE 195 FEET, MORE OR
LESS, TO A POINT DUE WEST OF THE POINT OF BEGINNING; THENCE EAST 395
FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
PAGE 5 OF 7
DEED NWAUTO 071207.DOC
20070719001396.005
73
Z 74
PARCEL 4:
THAT PORTION OF SECTION 4, TOWNSHIP 23 NORTH, RANGE 4 EAST,
WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF THE T. GROWS
DONATION LAND CLAIM WMi THE EAST LINE OF SAID SECTION 4; THENCE
SOUTH 0 • 23'12" WEST ALONG SAID EAST LINE 137.23 FEET TO THE TRUE POINT
OF BEGINNING; 'THENCE SOUTH 0°23'12" WEST 20.00 FEET; THENCE NORTH
89'58'12" WEST 448.01 FEET TO THE EASTERLY MARGIN OF EAST MARGINAL
WAY SOUTH; THENCE NORTH 23 °3916" WEST ALONG SAID MARGIN TO A POINT
WHICH BEARS NORTH 89 °58'12" WEST FROM THE TRUE POINT OF BEGINNING;
THENCE SOUTH 89°58'12" EAST TO THE TRUE POINT OF BEGINNING.
SUBJECT TO THE PERMITTED EXCEPTIONS CONTAINED ON EXHIBIT B
ATTACHED HERETO.
PAGE 6 OF 7
DEED NWAUTO 071207.DOC
20070719001398.006
EXHIBIT B
Permitted Exceptions
1. Easement and the Terms and Conditions thereof recorded March 21, 1949, under
Recording Number 3885858.
2. Easement and the Terms and Conditions thereof recorded March 21, 1949, under
Recording Number 3885859.
3. Easement and the Terms and Conditions thereof recorded March 19, 1965, under
Recording Number 5856838.
4. Matters disclosed on survey done by the Barghausen Consulting Engineers, Inc.,
dated January 26, 2007, under job no. 12757, as follows:
a) Asphalt and ecology block wags apparently appurtenant to said premises
extend onto the southwesterly adjoining property up to a distance of 2.4
feet across the south and southwesterly property lines.
b) Chain link fences of unknown appurtenance along perimeter boundaries do
not conform to the actual property lines.
PAGE 7 OF 7
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20070719001396.007
75 ..
76
EXHIBIT 2
Staff Report to the City of Tukwila Planning Commission L07 -066
Findings and Conclusions
October 25, 2007
FINDINGS
BACKGROUND
Project History
The Associated Grocers warehouse and distribution center occupies approximately 62
acres that lie partly in Tukwila and partly in Seattle. During Spring, 2007, the Sabey
Corporation contacted the City of Tukwila about the possibility of a Comprehensive Plan
amendment and rezone of the Tukwila portion of the Associated Grocers site, in order to
redevelop it for office, retail, hotel and light industrial.
Subsequently, Tukwila and Seattle staff, and the applicant discussed the possibility of a
boundary adjustment to place the entire property within one jurisdiction. Tukwila and
Seattle decided to retain the existing boundaries, and focused attention on selecting the
most similar and compatible Comprehensive Plan and zoning categories between the two
jurisdictions, as well as coordinating the process. If the Comprehensive Plan amendment
and rezone request is approved, specific development and service responsibilities will be
defined and coordinated through an interlocal agreement that will be negotiated with
Tukwila and Seattle staff.
On August 13, 2007, the City of Tukwila received an application from the Sabey
Corporation for a Comprehensive Plan amendment (Attachment A) and Rezone
(Attachment B) from Manufacturing/Industrial Center —Heavy (MIC/H) to Light
Industrial (LI), on approximately 33 acres immediately south of Boeing Field at the site
currently occupied by Associated Grocers. The applicant requested that the
Comprehensive Plan amendment request be considered as an "emergency" and reviewed
in 2007 with the amendments that are currently under consideration, rather than waiting
until 2008 for a new amendment cycle in order to take advantage of development
opportunities, and to best coordinate with the timing of Tukwila's process with Seattle's
process.
The CAP was briefed on August 28, 2007, and the issue was forwarded to the City
Council. After comments from the public on September 17, 2007, the Council accepted
the application as an "emergency" to "support the social, economic or environmental
well -being of the City" and forwarded it to the Planning Commission. (Attachment C)
The site is located in Tukwila's 998 acre Manufacturing/Industrial Center (MIC), one of
four such centers confirmed by King County's County Wide Planning Policies. MICs are
places where industrial activities have reasonable access to regional transportation
systems for moving goods, and where large office and retail development is discouraged.
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The applicant has recently acquired the property which has been the Associated Grocers
warehouse and distribution center for many years. Associated Grocers is relocating, and
the applicant wishes to redevelop the property for office, retail, and light industrial. The
Light Industrial Comprehensive Plan and zoning designation would permit a broader
range of uses than is currently permitted in the MIC/H zone. Tukwila's LI designation
most closely coordinates with Seattle zoning, which is important since the site is split
between the two jurisdictions.
SEPA review and a traffic study were prepared based on what the applicant described as
a conceptual development scenario that could include development totaling
approximately 1,520, 000 square feet for the entire 62 acre site including both Tukwila
and Seattle together. This proposal includes approximately:
• 700, 000 square feet of office development;
• 550, 000 square feet of retail development;
• 80, 000 square feet of lodging (hotel);
• 60, 000 square feet of entertainment use (theatre);
• 30, 000 square feet of restaurant; and,
• 100, 000 square feet of warehousing and manufacturing.
Future development would occur in both Tukwila and Seattle portions of the site.
(Attachment D) Traffic impacts to Tukwila streets would be mitigated through
concurrency and impact fee payments. Further review will occur at the project level
when a specific plan is prepared, and the applicant applies for permits. Through the
interlocal agreement with Seattle, Tukwila anticipates having responsibility for
development permitting for the entire site, including the portion in Seattle.
Vicinity /Site Information
The entire property is approximately 62 acres in area, with the majority (approximately
33 acres) in Tukwila, and the remainder (approximately 29 acres) in Seattle. If the
proposal is approved, the property would remain divided between Tukwila and Seattle.
The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center.
(Attachment E) The initial application included a small wedge- shaped lot, just north of
Norfolk Street. This was amended to exclude the parcel, so that the entire project area is
south of S. Norfolk Street. The subject property also excludes property on western
border. The parcel's owner declined to be included in the Comprehensive Plan
amendment and rezone. This omission may be revisited when the City of Tukwila
reviews policies for the Manufacturing/Industrial Center in 2008.
The property is directly south of King County International Airport (KCIA), defined by
the state's Growth Management Act as an "essential public facility." It is in the approach
path of the main runway and is subject to specific requirements of KCIA operations that
affect building height, location, type and location of landscaping. The entire site is
impacted by noise from I -5, the railroad tracks and the airport.
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78
Surrounding Uses within 1, 000 feet are:
North —King County International Airport ( "KCIA" aka Boeing Field) and other
Boeing properties, restaurant
South—Light industrial, commercial office uses
East—Railroad tracks, Airport Way S. and I -5
West —E. Marginal Way, Duwamish River, restaurant and commercial
REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the goals,
objectives and policies of the Comprehensive Plan
Per the discussion of Comprehensive Plan Criteria (above), redeveloping and
reinvigorating the industrial uses along E. Marginal Way is one of Tukwila's key
priorities, as is the continued enhancement of the community's economic well- being.
The proposed rezone request from MIC -H to LI allows a broad range of uses, including
light industrial and commercial, to support a varied and healthy economy for Tukwila,
and is consistent with this priority and accompanying goals and policies.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification
applied for.
Per TMC 18.32.010 Purpose, the Light Industrial District is "...intended to provide areas
characterized by distributive and light manufacturing uses, with supportive commercial
and office uses."
The proposed rezone from Manufacturing/Industrial Center -Light (MIC/L) to Light
Industrial (LI) would fulfill this purpose by retaining the potential for distributive and
light manufacturing uses, while allowing a range of commercial and office uses to be
built. The LI zone designation is also most consistent with the light industrial zone that
we anticipate that Seattle will use for its portion of the property. This consistency
between Tukwila and Seattle zoning will facilitate future development.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map
Since the site was zoned MIC -H in 1995, Associated Grocers, the site's primary tenant,
has been sold, and will close its large warehouse and distribution facility, and leaving the
majority of the property vacant.
In addition, in July 2007, the state legislature enacted legislation to change sales tax
sourcing rules. Under prior law, the jurisdiction where a product originates received the
sales tax, but now the jurisdiction where the product is delivered receives the tax. Per the
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Comprehensive Plan, Tukwila should consider land use changes for warehouses if a there
is a change in sales tax sourcing rules.
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general
welfare, and will not adversely affect the surrounding neighborhoods, nor be
injurious to other properties in the vicinity in which the subject property is
located
The rezone should balance between industrial and commercial land use and zoning
without jeopardizing current and future development in the Manufacturing/Industrial
Center or the Tukwila Urban Center. The rezone and resulting development has
significant potential to contribute to the vitality of the community through increased
opportunities for employment, recreation, and shopping, and increased revenue to the
City of Tukwila.
Both the existing MIC/H zoning, and the proposed LI zone require administrative design
review only for new developments within 300 feet of residential districts or within 200
feet of the Green/Duwamish River. Having more complete design review is highly
desirable given the large size of the proposed rezone area, the likelihood of extensive new
and varied development, and the fact that the project area is split between Tukwila and
Seattle. Design review with a Board of Architectural Review hearing and public
involvement would provide Tukwila a clear mechanism to evaluate proposed
development, and to mitigate potential negative impacts to the adjacent properties and the
community.
Building height limits need special consideration in future site design to ensure the safety
of aircraft in flight, and development on the ground, as well as for aesthetic
considerations. Attachment G shows allowable building heights at specific points on the
property in accordance with FAA and KCIA requirements for the flight approach. The
current MIC/H zoning allows structures up to 125 feet in height subject to the
requirements of KCIA operations and FAA (TMC 18.50.045). The LI zone allows a
maximum height of four stories or 45 feet.
The applicant has requested a building height exception in order to gain additional
flexibility in site design, especially in light of the potential height restrictions in portions
of the property resulting from proximity to KCIA as discussed above. However,
allowing taller buildings raises concern over having excessively large -scale development
on the site with impacts over those that were considered in the economic analysis by
ECONorthwest (8/07), and traffic analysis by Mirai (9/07). Neither design review nor
environmental review would address limits to the intensity or scale of development if it is
within the basic development standards of the LI zone. Existing height exception areas
per TMC 18.50.030 are shown in Attachment H.
To give a degree of predictability in development and in assessing how it will impact the
Manufacturing/Industrial Center and the Tukwila Urban Center, staff believes that future
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80
development consideration should be based on a development scenario of approximately
1, 520, 000 s. f. as assessed by ECONorthwest and Mirai,( referenced above.)
Subsequent site development applications for SEPA and Design Review will address
specific impacts such as traffic, airport (KCIA and FAA) requirements, and impacts on
abutting property.
As discussed earlier, the property will remain split between Tukwila and Seattle after the
rezone. Staff of Tukwila and Seattle will prepare an interlocal agreement that enumerates
responsibilities between the jurisdictions parties including, but not limited to,
development review, permitting, etc, subject to Tukwila City Council review and
approval. Through the interlocal agreement, Tukwila expects to take the lead for
permitting development on the entire site, including the portion located in Seattle.
Having permitting responsibility will provide Tukwila a further level of oversight and
control in guiding future development.
CONCLUSIONS
1) Consistency with Comprehensive Plan:
• The rezone is consistent with the Comprehensive Plan policies to support
industrial redevelopment and ensure economic vitality.
2) Consistency with Zone:
• The Light Industrial retains potential for light industrial use, allows a range of
commercial and office activity, and is compatible with Seattle zoning.
3) Changed conditions:
• Changed conditions including changes in taxes, and the relocation of the
Associated Grocers warrant a rezone from Manufacturing/Industrial Center -
Heavy (MIC -H) to Light Industrial (LI).
4) Benefit to community:
• Additional design review regulations that are stricter than those in effect for
the LI zone will benefit the community.
• Retaining maximum building heights similar to those that are allowed in the
current MIC -H zone through building height exceptions could permit greater
flexibility and efficiency in site design, but may result in buildings that are too
large scale for the site, and with greater than anticipated impacts on the MIC
and TUC.
• Preliminary impacts of development totaling approximately 1, 520, 000 s.f. as
assessed by ECONorthwest and Mirai provide some predictability, and can
form the basis of site development.
• The rezone shall take into account the requirements of developing property
adjacent to King County International Airport, including building height,
noise impacts and landscaping.
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• An interlocal agreement between Tukwila and Seattle shall specify service,
permitting and other responsibilities to ensure comprehensive development on
the site.
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ORDINANCE- HEIGHT EXCEPTION -MIC -H TO LI #L07 -067
D- R -A -F -T
(UNFORMATTED —TO BE FORMATTED FOR 12/3/07 PUBLIC HEARING)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE 18.50.030,
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE
DATE.
WHEREAS, the City Council has recently acted to approve with certain conditions a
rezone from Manufacturing - Industrial Center -Heavy to Light Industrial for certain real
property generally bounded by East Marginal Way South, South Norfolk Street, Airport
Way South and Boeing Access Road , hereinafter referred to as the Sabey Property.
WHEREAS, the rezone contains certain conditions that limit development over a certain
size without additional review, and
WHEREAS, the maximum height in the Light Industrial zone is limited to four stories or
45 feet, and
WHEREAS, extending the height exception area can provide additional flexibility in site
design and result in improved quality in development, and
WHEREAS, high quality development benefits the entire community, and
WHEREAS, the City of Tukwila Planning Commission, held a public hearing on
October 25, 2007, and after having received and studied staff analysis and comments
from the public, has recommended approval of the rezone application with conditions
including amending the height exception area as described in TMCC 18.50.030, and
WHEREAS, notices of public meetings and public hearings were published in the
Seattle Times, posted on site, and mailed to surrounding properties for hearings held on
October 25, 2007 and December 3, 2007, and
WHEREAS, Tukwila staff held a supplemental informational meeting on November 29,
2007, and
WHEREAS, the Tukwila City Council held a public hearing on December 3, 2007, and
WHEREAS, the City Council concurs in the decision of the Planning Commission and
has determined that the public interest will be served by approving the rezone application
with conditions including amending TMC 18. 80. 050; and
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ORDINANCE- HEIGHT EXCEPTION -MIC -H TO LI #L07 -067
WHEREAS, the City has complied with the requirements of the State Environmental
Policy Act; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The City Council hereby amends TMC 18.50.030 to include the Sabey
Property in the Special Height Limitation Area, as depicted in Figure 18.3 (Exhibit 1)
Section 2. Severability.
Section 3. Effective Date.
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84
% A
S 160th St
Special Height Exception Area:
Up to ten (10) stories allowed
Special Height Exception Area:
Up to six (6) stories allowed
Special Height Exception Area:
Up to four (4) stories allowed
Special Height Umition Area:
Limited to no more than six (6) stories
Special Height Exception Area
Up to ten (10) stories allowed
z
I
Exhibit 1
Building
Height Exception
Areas
CAS NUMBER b ' 1 Li
ORIGINAL AGENDA DATE: 11/26/07
AGENDA ITEM TITLE A fee rnoI oovi for land use applications submitted to the City for 2008.
Cou l review
11/26/07
❑ Motion
Mtg Date
/3/07
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Mtg Date
CATEGORY 1 Discussion
/ 1 Resolution
Mtg Date
Mtg Date 12
SPONSOR ❑ Council ❑ Mayor ❑ Adm Svcs
❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police • PIV
►1 DCD
SPONSOR'S The proposed 2008 budget calls for a four percent increase for general operations
SUMMARY expenditures. Staff proposes that land use fees be raised four percent to reflect the
proposed budget increase.
REVIEWED BY ❑ COW Mtg.
❑ Utilities
DATE: 10/08/07
■
CA &P Cmte
❑ F&S Cmte
❑ Parks Comm.
❑ Transportation Cmte
❑ Planning Comm
Cmte ❑ Arts Comm.
RECOMMENDATIONS:
SPONSOR
COMMITTEE
/ADMIN. Review and Approval
Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$N /A $N /A $N /A
Fund Source: N/A
Comments: N/A
MTG. DATE
RECORD OF COUNCIL ACTION
11/26/07
MTG. DATE
ATTACHMENTS
11/26/07
Informational Memo dated 11/05/07
Resolution in Draft Form
Minutes from the Community Affairs & Parks Committee Meeting of 10/08/07
85
Meeting Date
Prepar
Mayo ew
Cou l review
11/26/07
BM
COUNCIL AGENDA SYNOPSIS
— Initials
ITEM INFORMATION
ITEM No.
3 e
DEPARTMENT OF COMMUNITY. TRADE AND ECONOMIC DEVELOPMENT
128 10 Avenue SW • P.18o;,. J1;2-': • Olympia. tsitir►djto'.! 9P504-2525 ° I O) 725-000
October 17, 2007
Rebecca Fox
Senior Planner
City of Tukwila
6200 Southcenter Boulevard Suite #100
Tukwila, Washington 98188
Dear Ms. Fox:
• •
ti!/ IF 6 I• W'ASHItl T.-FN
Thank you for sending the Washington State Department of Community, Trade and Economic Development
(CTED) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation
that you have met this procedural requirement.
City of Tukwila - Proposed amendment to revise existing Comprehensive Plan Policy File #L06 -093,
L06 -095, L06 -096, L07 -065, L07 -066. These materials were received on 10/16/2007 and processed with
the Material ID # 12238.
We have forwarded a copy of this notice to other state agencies. If this is a draft amendment, adopted
amendments should be sent to CTED within ten days of adoption and to any other state agencies who
commented on the draft.
If you have any questions, please call me at (360) 725 -3063.
Sincerely,
£iucda Weill
fr
Sam Wentz
GIS Coordinator
Growth Management Services
Enclosure
SABEY •
CORPORATION
Mr. Jack Pace
Acting Director
Department of Community Development
City of Tukwila
6300 Tukwila Boulevard
Tukwila, Washington 98188
Re: Associated Grocers Site
Dear Jack:
REAL ESTATE DEVELOPMENT
CONSTRUCTION /ARCHITECTURE
INVESTMENTS
October 15, 2007
Sabey Corporation
12201 Tukwila International Blvd, 4th Floor
Seattle, Washington 98168 -5121
Earlier this year, the Sabey Corporation acquired the Associated Grocers property and
other adjoining sites in the City of Tukwila. Since that time, we have been working
cooperatively with the City of Tukwila on a proposed Comprehensive Plan Amendment
and associated Zoning Code Amendment to prepare the site for future development under
an "LI" zone designation. In connection with this effort, we have worked together with
the City to prepare a programmatic -level review of possible impacts from the project.
For the purpose of the non - project review of this proposal, we identified some possible
square footages for future development of this site. These projections include
approximately 550,000 s.f. of retail use, 700,000 s.f. of office use, 100,000 s.f. of light
industrial use, 90,000 s.f. of restaurant and theatre use, and 80,000 s.f. of hotel use. Of
course, it is premature to give definition to the actual mix of uses at the site until this land
use action is completed and market studies can be undertaken. The market will dictate
the development intensity for each of these use categories on the property, since (as you
have properly noted) the City does not use its design review or SEPA review processes to
control or limit development intensity. In this sense, the zoning of the property is
tantamount to a development "entitlement" in the City of Tukwila.
In this light, you have asked a particular question about the likely build -out of retail uses
on the property, as the adoption of LI zoning for the site will permit full build out of the
development envelope for any of the allowable uses, including retail. While retail
development is obviously important to the City of Tukwila, you have indicated that you
would like to ensure that the development of the property includes uses other than simply
retail ones. This, of course, is our goal, since we envision a mix of different product
types on the site. But to address the issue you raise with respect to retail uses
particularly, we are prepared to agree that in the development of the site, retail uses will
not exceed 130% of the level projected in the non - project SEPA review (or a total of
715,000 s.f.) without further review by the City staff and /or the City Council. This
limitation would not apply to any of the other allowable uses on the site, since these other
/206/281-8700 main line
206/282 -9951 fax line
www. sabev.com
uses (such as office, hotel, restaurant and cinema) will contribute to the ultimate land use
mix for the AG site.
We appreciate the diligent work of the City of Tukwila in the review of this proposed
rezone and we look forward to a successful conclusion of this process in the next several
weeks.
�• rely, / 1
41. 41 PpW
David A. Sabey
President
SABEY CORPORATION
Rebecca Fox - RE: Tukwila - -MIC -H ty
From:
To:
Date:
Subject:
an
Hello Mike,
Rebecca Fox
Senior Planner
City of Tukwila
6300 Southcenter Boulevard
Tukwila, WA 98188
206 - 431 -3683 (tel)
206 - 431 -3665 (fax)
rfox @ci.tukwila.wa.us
Mikel Hansen <MikelH @sabey.com>
Rebecca Fox <rfox @ci.tukwila.wa.us>
09/27/2007 4:07 pm
RE: Tukwila - -MIC -H to LI
Rebecca here is the actual breakdown, it is a little smaller than we discussed. Please contact me with
es ions.
I had the areas checked electronically in the CA
The areas are as follows:
Seattle - 1,264,329 SF = 29.03 Acres
Tukwila - 1,431,097 SF = 32.85 Acres
Original Message
From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us]
Sent: Thursday, September 27, 2007 3:34 PM
To: Mikel Hansen
Subject: Tukwila - -MIC -H to LI
drawing.
Per our phone conversation, let me know the actual area (or as close as
you can get) of your project site for our meeting on 10/1/07.
Let's also discuss the small triangle lot on the north side of S.
Norfolk St.
Julie of Fast Signs will contact you about replacing the sign on E.
Marginal Way. The project planner for the Shoreline Permit didn't know
that it had been re- lettered for the Comp Plan /Rezone, and had it
removed after the shoreline comment period elapsed.
1
King County
International Airport
Boeing Field
Department of Transportation
P.O. Box 80245
7277 Perimeter Road South
Seattle, WA 98108 -0245
206 - 296 - 7380 206 - 296 -0190 Fax
TTY Relay: 711
September 10, 2007
Rebecca Fox
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188 -2544
Dear Ms. Fox:
40 •
RECE VEf
SEP 14 2001
DE V ELO PIWENT
Reference: Project File L06 -066 and L07 -067 — Mikel Hanson/Sabey Corporation
Application for Comprehensive Plan and Zoning change
Thank you for the opportunity to comment on the Mikel Hanson/Sabey Corporation
application for Comprehensive Plan and Zoning change for the Associated Grocers and
adjacent properties. The property is directly south and adjacent the King County International
Airport (KCIA). Airports are defined in the Growth Management Act as "essential public
facilities" and encroachment by non - compatible land uses are an issue of County and State
concern. The Washington State Aviation Division has additional information at:
http://www.vvsdot.wa.gov/aviation/Planning/LandUseCompProg.htm.
KCIA is a Class II Commercial Service non -hub airport which has nearly 300,000 annual
aircraft operations. KCIA is the test airport for The Boeing Company and the Military Flight
Center, as well as serving as the delivery center for the Boeing 737 aircraft.
The proposed Comprehensive Plan and Zoning change needs to be reflective of the
operational, safety, and risk issues associated with development of property adjacent to an
airport. The proposed development is in the approach path of the main runway and the
congregation of people and buildings should be located away from the approach. In addition,
building height limitations should be applied to ensure the safety of aircraft in flight. KCIA
has provided the City the Airport Layout Plan to assist with these issues. In addition, the City
and applicant may wish to review FAA Advisory Circular 150/5300 -13, Airport Design in
establishing any site limitations. We would also suggest that the plans be reviewed by the
FAA for any further potential limitations.
Development landscaping presents a significant concern. Landscaping should not be selected
that will grow to a height which could become an obstruction to navigation. In addition,
landscaping should not attract wildlife, especially bird populations which would also present a
Rebecca Fox
Page 2
September 10, 2007
• •
hazard to aircraft. FAA Advisory Circular150 /5200 -33A, Hazardous Wildlife Attractants on
or Near Airports should help in guiding the plan. Both advisory circulars can be accessed on
the interne at http : / /www.faa.gov /arp /150acs.cfm ?ARPnav =acs.
Finally, the site is located in the Airport's Part 150 Noise and Land Use Compatibility
mitigation area. The site is in the 65 and 70 DNL Noise Contour. The proposed development
does not meet any federal or local criteria for assistance with noise mitigation. The City will
need to apply its own standard for noise mitigation.
King County International Airport looks forward to working with the City and Mikel
Hanson/Sabey Corporation throughout the development of this project. If you have need
additional information, please call.
Sincerely,
Gary Molyneaux, Manager
Airport Planning & Program Development
cc: Robert I. Burke, AAE, Airport Director
Project Files include: L07 -066 and L07 -067
Application Filed: August 13, 2007
Notice of Application Issued: August 27, 2007
Notice of Application Re- Issued: September 5, 2007
Rf
Q: \ COMP PLAN AMEND 2006 -2007 \ SabeyMeetingNotice-- 9.17.07 #2.DOC
CITY OF TUKWILA
NOTICE OF APPLICATION
NOTICE OF PUBLIC MEETING
PROJECT INFORMATION
Mikel Hansen /Sabey Corportation has filed an application to change the Comprehensive
Plan and Zoning Code designations from Manufacturing/Industrial Center —Heavy (M/IC-
H) to Light Industrial (LI) 35 acres of property generally bounded by S. Norfolk Street,
Airport Way S., Boeing Access Road, and E. Marginal Way S.
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 counter at the Department of Community Development (DCD), located at 6300
Southcenter Boulevard #100.
OPPORTUNITY FOR PUBLIC COMMENT
You are invited to comment on the application at a public meeting before the Tukwila
City Council, scheduled for September 17, 2007 at 7 p.m. at the Tukwila City Council
Chambers, 6200 Southcenter Boulevard.
If you prefer, you may submit comments in writing to the Department of Community
Development by 5 p.m. on September 17, 2007.
For further information on this proposal, contact Rebecca Fox at (206) 431 -3670 or visit our
offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00
p.m.
09/05/2007
City of Tukwila
Comp Plan Amendment
L07 -066
Rezone L07 -067
Proposed Rezone 8
Comp Plan Amendment
from MIC /H to U
Attachment A
Was mailed to each of the addresses listed on this day of
year 2007
DA A TttT 2TC•Pf .
in the
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION
I •
S(A01024/1-1r-k-- DECLARE THAT:
I
Project Number: L.-o7. 0( E L....410 -1.:)C4 7
Notice of Public Hearing
Person requesting mailing: 1
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 Mgmt
Permit
_
_
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
Other
Was mailed to each of the addresses listed on this day of
year 2007
DA A TttT 2TC•Pf .
in the
Project Name:
I
Project Number: L.-o7. 0( E L....410 -1.:)C4 7
Mailer's Signature: S4.40,66-2".._ P, 4544)
Person requesting mailing: 1
Was mailed to each of the addresses listed on this day of
year 2007
DA A TttT 2TC•Pf .
in the
OWNER BNSF RWY CO
10230 EAST MARGINAL LLC PO BOX 961089
TUKWILA, WA 98168 FORT WORTH, TX 76161
BUTY LP E MARGINAL WAY PROPS LLC E MARGINAL WAY PROPS LLC
1150 ALKI AVE SW 4 3006 NORTHUP WAY 101 3006 NORTHUP WAY 1
SEATTLE, WA 76102 BELLEVUE, WA 98004 BELLEVU • :124
EAST MARGINAL ASSOCIATES
700 N 36TH ST
SEATTLE, WA 98103
SEATTLE CITY LIGHT
PO BOX 34023
SEATTLE, WA 98168
TENANT
10650 27TH AVE S
TUKWILA, WA 98168
• •
EAST MARGINAL WAY PROPS LLC
10802 E MARGINAL WAY S
TUKWILA, WA 98168
SEATTLE CITY OF
PO BOX 34018
SEATTLE, WA 98168
TENANT
10805 TUKWILA INTERNATIONAL
BLVD
TUKWILA, WA 98168
TENANT TENANT
6505 PERIMETER RD S 9905 E MARGINAL WAY
SEATTLE, WA TUKWILA, WA 98168
BOEING COMPANY
100 N RIVERSIDE M/C 3 -4027
CHICAGO, IL 68179
FARRELL,JOHN & MOIRA
8913 SE 44TH ST
MERCER ISLAND, WA 98040
HARRIS BANK NA MASSA,BOB MICHIGAN PROPERTIES
14900 INTERURBAN AVE S 210 372 S REYNOLDS RD 5301 2ND AVE S
TUKWILA, WA 98007 OTHELLO, WA 99344 SEATTLE, WA 98124
NORTHERN PACIFIC RR CO ROACH,JOHN S SANDHU,RAJBIR
777 MAIN ST 3720 80TH AVE SE 2224 KAMBER RD
FORT WORTH, TX 76102 MERCER ISLAND, WA 98040 BELLEVUE, WA 98007
SEATTLE CITY OF - FFD
700 5TH AVE 5200
SEATTLE, WA 98104
UNION PACIFIC RAILROAD UNION PACIFIC RAILROAD CO TENANT
1416 DODGE ST 325 1400 DOUGLAS ST 1640 10325 E MARGINAL WAY S
OMAHA, NE 68179 OMAHA, NE 68179 TUKWILA, WA 98104
TENANT
10836 E MARGINAL WAY S
TUKWILA, WA 98168
TENANT TENANT TENANT
11030 E MARGINAL WAY S 2601 S 102ND ST 3301 S NORFOLK ST
TUKWILA, WA 98168 TUKWILA, WA 98168 SEATTLE, WA 76161
Gary Molyneux
Airport Planning Office
RC Int'l. Airport- Boeing Fielc
7277 Perimeter RD.
Seattle, WA 98108
OWNER BNSF RWY CO
10230 EAST MARGINAL LLC PO BOX 961089
TUKWILA, WA 98168 FORT WORTH, TX 76161
BUTY LP E MARGINAL WAY PROPS LLC E MARGINAL WAY PROPS LLC
1150 ALKI AVE SW 4 3006 NORTHUP WAY 101 3006 NORTHUP WAY 1
SEATTLE, WA 76102 BELLEVUE, WA 98004 BELLEVU • :124
EAST MARGINAL ASSOCIATES
700 N 36TH ST
SEATTLE, WA 98103
SEATTLE CITY LIGHT
PO BOX 34023
SEATTLE, WA 98168
TENANT
10650 27TH AVE S
TUKWILA, WA 98168
• •
EAST MARGINAL WAY PROPS LLC
10802 E MARGINAL WAY S
TUKWILA, WA 98168
SEATTLE CITY OF
PO BOX 34018
SEATTLE, WA 98168
TENANT
10805 TUKWILA INTERNATIONAL
BLVD
TUKWILA, WA 98168
TENANT TENANT
6505 PERIMETER RD S 9905 E MARGINAL WAY
SEATTLE, WA TUKWILA, WA 98168
BOEING COMPANY
100 N RIVERSIDE M/C 3 -4027
CHICAGO, IL 68179
FARRELL,JOHN & MOIRA
8913 SE 44TH ST
MERCER ISLAND, WA 98040
HARRIS BANK NA MASSA,BOB MICHIGAN PROPERTIES
14900 INTERURBAN AVE S 210 372 S REYNOLDS RD 5301 2ND AVE S
TUKWILA, WA 98007 OTHELLO, WA 99344 SEATTLE, WA 98124
NORTHERN PACIFIC RR CO ROACH,JOHN S SANDHU,RAJBIR
777 MAIN ST 3720 80TH AVE SE 2224 KAMBER RD
FORT WORTH, TX 76102 MERCER ISLAND, WA 98040 BELLEVUE, WA 98007
SEATTLE CITY OF - FFD
700 5TH AVE 5200
SEATTLE, WA 98104
UNION PACIFIC RAILROAD UNION PACIFIC RAILROAD CO TENANT
1416 DODGE ST 325 1400 DOUGLAS ST 1640 10325 E MARGINAL WAY S
OMAHA, NE 68179 OMAHA, NE 68179 TUKWILA, WA 98104
TENANT
10836 E MARGINAL WAY S
TUKWILA, WA 98168
TENANT TENANT TENANT
11030E MARGINAL WAYS 2601 S 102ND ST 3301 S NORFOLK ST
TUKWILA, WA 98168 TUKWILA, WA 98168 SEATTLE, WA 76161
Gary Molyneux
Airport Planning Office
KC Intl. Airport- Boeing Fielc
7277 Perimeter RD.
Seattle, WA 98108
•
Cizy of Tuk
Mikel Hansen, Sr., VP Property Operations
Sabey Corporation
12201 Tukwila International Blvd.
Seattle, WA 98168 -5121
•
Department of Community Development Steve Lancaster, Director
September 6, 2007
Dear Mike:
Enclosed is an affidavit confirming that you've installed signs on your property announcing
the Comprehensive Plan/Zoning Map amendment applications.
Please complete the form, have it notarized and return it to our office at your earliest
convenience. Thank you.
Best wishes,
7
Rebecca Fox
Senior Planner
Enc.
Rf 1 09/06/2007
Q: \COMP PLAN AMEND 2006- 2007\Sabeypostingaffi..doc
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
State of Washington
County of King
City of Tukwila
• •
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- mail: tukplan@ci.tuktvila.wa.us
AFFIDAVIT OF INSTALLATION AND POSTING
OF PUBLIC INFORMATION SIGN(S)
I (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 the Public Notice Board(s) in accordance with Section 18.104.110
and the other applicable guidelines were posted on the property located at
so as to be clearly seen from each right -of -way primary vehicular
access to the property for application file number
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.
Applicant or Project Manager's Signature
On this day personally appeared before me 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.
SUBSCRIBED AND SWORN to before me this day of 20
P: \Planning Forms \ Applications \ SignSpecHandout - June 2006.doc
June 19, 2006
NOTARY PUBLIC in and for the State of Washington
residing at
My commission expires on
CITY OF TUKWILA
NOTICE OF APPLICATION
NOTICE OF PUBLIC MEETING
PROJECT INFORMATION
Mikel Hansen /Sabey Corportation has filed an application to change the Comprehensive
Plan and Zoning Code designations from Manufacturing/Industrial Center —Heavy (M/IC-
H) to Light Industrial (LI) 35 acres of property generally bounded by S. Norfolk Street,
Airport Way S., Boeing Access Road, and E. Marginal Way S.
FILES AVAILABLE FOR PUBLIC REVIEW
i
The project files are available at the City of Tukwila. To view the files, you may request
them at the counter at the Department of Community Development (DCD), located at 6300
Southcenter Boulevard #100.
Project Files include: L07 - 066 and L07 - 067
OPPORTUNITY FOR PUBLIC COMMENT
i
You are invited to comment on the application at a public meeting before the Tukwila
City Council, scheduled for September 17, 2007 at 7 p.m. at the Tukwila City Council
Chambers, 6200 Southcenter Boulevard.
If you prefer, you may submit comments in writing to the Department of Community
Development by 5 p.m. on September 17, 2007.
For further information on this proposal, contact Rebecca Fox at (206) 431 -3670 or visit our
offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00
p.m.
Application Filed: August 13, 2007
Notice of Application Issued: August 27, 2007
Rf
Q: \COMP PLAN AMEND 2006 - 2007\ SabeyMeetingNotice-- 9.17.07.DOC
08/15/2007
City of Tukwila
Comp Plan Amendment
L07-066
Rezone L07 -067
Proposed Rezone &
Comp Plan Amendment
- from -MIC /H to LI
MICIH to LI
Dept. Of Community Development
City of Tukwila
• AFFIDAVIT OF DISTRIBUTION •
L J . CO c k . HEREB Y DECLARE THAT:
Notice of Public Hearing
Project Number: Lb 7 -0 (.Q (Q L®� -Q (Q7
Determination of Non- Significance
v-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
' v Ndtice
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
•
P: ADNIINISTRATIVEFORMSWORMS UFFIDAVITOFDISTRIBUTION
Was mailed to each of the addresses listed on this �, day of
year 20 e — ]
in the
Project Name: f�"w . ( S Cr
Ivy ` _
Project Number: Lb 7 -0 (.Q (Q L®� -Q (Q7
Mailer's Signature: '- LTD ci
Person requesting mailing: 4,z�,u i;:,,,c
•
P: ADNIINISTRATIVEFORMSWORMS UFFIDAVITOFDISTRIBUTION
Was mailed to each of the addresses listed on this �, day of
year 20 e — ]
in the
• •
To: Community Affairs and Parks Committee
From: Jack Pace, Acting Director, Department of Community Development
Subject: 1) Request "Emergency" status of proposed Comprehensive Plan amendment
(Sabey MIC/H to LI) and
2) Proposed Comprehensive Plan Amendment
Date: August 28, 2007
BACKGROUND
The City of Tukwila received two applications for Comprehensive Plan amendments prior
to the December 31, 2006 deadline. The Tukwila City Council held a public meeting on the
applications on March 5, 2007, and forwarded the applications to the Tukwila Planning
Commission for a hearing that was held on March 22, 2007. In late March, Open Frame
filed an appeal of the environmental determination of the amendment request pertaining to
the future Transit Center location in the Tukwila Urban Center. As the SEPA appeal
proceeds independently, the applications are ready to be scheduled for Council hearing and
action.
On August 13, 2007, the City of Tukwila received an application from the Sabey
Corporation for a Comprehensive Plan amendment and Rezone from
Manufacturing/Industrial Center —Heavy (MIC -H) to Light Industrial (LI), on immediately
south of Boeing Field. The location and project area are shown in Attachments A and B.
The applicant requests that the Comprehensive Plan amendment request be considered as an
"emergency" and reviewed in 2007 with the amendments that are currently under
consideration, rather than waiting until 2008 for a new amendment cycle. The Washington
Growth Management Act stipulates that jurisdictions may amend their Comprehensive
Plans no more frequently than once per year unless it is an emergency as defined by the
jurisdiction. TMC 18.80.020 ( Attachment C) describes the docketing procedure, including
the criteria for the emergency amendment.
The City Council will be requested to take two actions associated with the request from the
Sabey Corporation, including:
1) First, to determine whether or not to accept the proposed change as an
emergency and consider it in 2007, along with two applications currently in the
process, or to hold the application for consideration until 2008, and;
2) Second, if the City Council accepts the "emergency" amendment, to decide
whether or not to forward the application to the Planning Commission for further
consideration.
It should be noted that the City Council will not be deciding on the merits of the request at
this point. Rather, it would decide whether or not to refer the request to the Planning
Commission for further review and a recommendation.
Rf 1 08/15/2007
E: \COMP PLAN AMEND 2006- 2007\SabeyCAP- 8.28.07.doc
• •
If the Council decides to forward the application to the Planning Commission, the Planning
Commission would hold a hearing on the new amendment request on October 25, 2007.
The proposal would then join up with two existing amendment requests that have been on
hold at the Planning Commission level. After Planning Commission review, the City
Council would hold a public hearing and take action prior to December 31, 2007.
DISCUSSION: "Emergency" Amendment
The Washington Growth Management Act stipulates that jurisdictions may amend their
Comprehensive Plans no more frequently than once per year unless it is an emergency as
defined by the jurisdiction. TMC 18.80.020 ( Attachment C) describes the docketing
procedure, including the criteria for the emergency amendment.
An emergency amendment is a proposed change or revision that requires "expeditious"
action to address one of more of the following criteria:
1) Preserve the health, safety or welfare of the public;
2) Support the social, economic or environmental well -being of the City;
3) Address the absence of adequate and available public facilities or services;
4) Respond to decisions by the Central Puget Sound Growth Management Hearings
Board, the state or federal courts, or actions of a state agency or the legislature.
The applicant requests that the amendment be handled as an "emergency" and reviewed in
2007 with the existing amendment requests based on the need to act expeditiously to support
the economic well -being of the City. Attachment D discusses the applicant's Finding of
Emergency, including an economic study prepared by ECONorthwest.
Although the applicant has asked that this request be considered as an "emergency" in order
to have it reviewed in 2007, the proposed amendment only needs to "catch up" with the
other amendments that are on hold at the Planning Commission level. The Council could do
this by adding the application to the existing docket. Since the City Council has not yet
acted on the Comprehensive Plan and Rezone applications for 2007, the Council could
decide to have the new application go through review and then make a decision on all three
amendments by the December 31, 2007 deadline.
As noted in the application, the property is split between Tukwila and Seattle. Taking
action to review the amendment in 2007 will ensure that Tukwila's review is coordinated
with Seattle, and is not delayed by Seattle's process. Finally acting to review the proposed
"emergency" amendment in 2007 will allow the City Council to review all three existing
applications in a comprehensive manner.
RECOMMENDATION: "Emergency" Amendment
Staff recommends considering the proposed amendment as an "emergency" and including it
in the review process for 2007.
Rf 2 08/15/2007
E: \COMP PLAN AMEND 2006- 2007\SabeyCAP- 8.28.07.doc
• •
Staff requests that the CAP forward the issue of whether the proposed amendment is an
"emergency" to the COW for a briefing on September 10, 2006, and to the Regular Meeting
on September 17, 2007 for a decision on whether to include it in the 2007 review process.
DISCUSSION: Proposed Amendment Request
The applicant proposes a Comprehensive Plan amendment and rezone to redesignate
approximately 34.5 acres of land in the Tukwila Manufacturing/Industrial Center from
Manufacturing Industrial Center —Heavy (MIC/H) to Light Industrial (LI). Located
immediately south of Boeing Field, the site is currently occupied by the Associated Grocers
warehouse and distribution center. The 64 acre Associated Grocers project area is split
between Tukwila and Seattle, with approximately 57% (34.5 acres) in Tukwila, and 43%
(27.22 acres) in Seattle. If the Comprehensive Plan amendment and Rezone are approved,
the property would remain split between Seattle and Tukwila. The applicant has been
coordinating future development of the property between Tukwila staff and Seattle staff.
Once Associated Grocers' lease ends, the applicant intends to redevelop the site into a
mixed use development. Although at a conceptual stage, Attachment E shows that the
development would be likely to include approximately 700,000square feet of office use,
550,000 square feet of retail use, 80,000 square feet of hotel/lodging, 60,000 square feet of
entertainment (theatre) use, and 100, 000 square feet of light industrial use, such as
warehousing and manufacturing. By changing the designation from Manufacturing -
Industrial Center / -Heavy (M/IC -H) to Light Industrial (LI), property would be removed
from the Manufacturing Industrial Center, but could be developed in a wider range of uses.
Under the LI zoning, future development could include varied development, including more
retail and office, than under MIC -H. Future development on the property would generate
jobs and tax revenue, as well as improve the overall appearance of the area. It could also
produce additional traffic impacts, and possibly increase pressure on remaining industrial
lands to convert to commercial uses. Depending on what is developed on the site, it could
compete with future development opportunities in the Tukwila Urban Center.
RECOMMENDATION: Proposed Amendment Request
Staff requests that the CAP forward consideration of the proposed Comprehensive Plan
amendment and Rezone from MIC -H to LI to the COW for a briefing on September 10,
2006, and to the Regular Meeting on September 17, 2007 to take comments in a public
meeting.
Afterwards, the City Council will decide whether to forward the application to the Planning
Commission for further review in 2007.
Rf 3 08/15/2007
E: \COMP PLAN AMEND 2006 - 2007 \SabeyCAP- 8.28.07.doc
•
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Comp Plan Amendment
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Rezone L07 -067
Proposed Rezone &
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City of Tukwila
Comp Plan Amendment
L07 -036
Rezone L07 -067
Proposed Rezone &
Comps Tan Amendment
from. f UC /N -tto LO
MICIO4 to LI
Attachment IS
TUKWILA MUNICIPAL CODE •
Sections:
18.80.010
18.80.015
18.80.020
18.80.030
18.80.040
18.80.050
18.80.060
Chapter 18.80
AMENDMENTS TO THE
COMPREHENSIVE PLAN AND
DEVELOPMENT REGULATIONS
Application
Documents to be Submitted with
Application
Docket
Notice and Comment
Staff Report
Council Consideration
Council Decision
18.80.010 Application
Any interested person (including applicants, citi-
zens, Tukwila Planning Commission, City staff and
officials, and staff of other agencies) may submit an
application for an amendment to either the compre-
hensive plan or the development regulations to the
Department of Community Development. Such
applications are for legislative decisions and are not
subject to the requirements or procedures set forth in
TMC Chapters 18.104 to 18.116. In addition to the
requirements of TMC 18.80.015, the application shall
specify, in a format established by the Department:
1. A detailed statement of what is proposed
and why;
2. A statement of the anticipated impacts of
the change, including the geographic area affected and
the issues presented by the proposed change;
3. An explanation of why the current
comprehensive plan or development regulations are
deficient or should not continue in effect;
4. A statement of how the proposed
amendment complies with and promotes the goals and
specific requirements of the Growth Management Act;
5. A statement of how the proposed
amendment complies with applicable Countywide
Planning Policies;
6. A statement of what changes, if any,
would be required in functional plans (Le., the City's
water, sewer, storm water or shoreline plans) if the
proposed amendment is adopted;
7. A statement of what capital improvements,
if any, would be needed to support the proposed
change, and how the proposed change will affect the
capital facilities plans of the City; and
8. A statement of what other changes, if any,
are required in other City codes, plans or regulations to
implement the proposed change.
(Ord. 1770 §52, 1996; Ord. 1758 §1(part), 1995) .
eat C
18.80.015 Documents to be Submitted with
Application
A. Applications for amendments to the compre-
hensive plan or development regulations shall provide
the following documents in such quantities as are
specified by the Department:
1. An application form provided by the
Department.
2. King County Assessor's map(s) which
show the location of each property within 300 feet of
the property which is the subject of the proposed
amendment.
3. Two sets of mailing labels for all property
owners and occupants (businesses and residents) ,
including tenants in multiple occupancy structures,
within 300 feet of the subject property.
4. A vicinity map showing the location of the
site.
5. A surrounding area map showing compre-
hensive plan designations, zoning designations, shore-
line designations, if applicable, and existing land uses
within a 1000 foot radius from the site's property lines.
6. A site plan, including such details as may
be required by the Department.
7. A landscaping plan, including such details
as may be required by the Department.
8. Building elevations of proposed structures,
including such details as may be required by the
Department.
9. Such photomaterial transfer or photostat of
the maps, site plan and building elevation, including
such details as may be required by the Department.
10. Such other information as the applicant
determines may be helpful in evaluating the proposal,
including color renderings, economic analyses, photos,
or material sample boards.
B. The Department shall have the authority to
waive any of the requirements of this section for
proposed amendments which are not site specific or
when, in the Department's discretion, such informa-
tion is not relevant or would not be useful to considera-
tion of the proposed amendment.
(Ord. 1770 §53, 1996)
18.80.020 Docket
A. The Department shall maintain a docket of all
proposed changes to the Comprehensive Plan and
development regulations that are submitted. , If either
the Department or the Council determines that a pro-
posed change may be an emergency, the Department
shall prepare the staff report described below and
forward the proposed change to the Council for
immediate consideration, subject to the procedural
requirements for consideration of amendments. An
emergency amendment is a proposed change or
revision that necessitates expeditious action to address
one or more of the following criteria:
1. Preserve the health, safety or welfare of
the public.
2. Support the social, economic or environ-
mental well -being of the City.
3. Address the absence of adequate and avail-
able public facilities or services.
4. Respond to decisions by the Central Puget
Sound Growth Management Hearings Board, the state
or federal courts, or actions of a state agency or the legis-
lature.
B. Non - emergency changes shall be compiled and
submitted to the Council for review on an annual basis
in March so that cumulative effects of the proposals can
be determined. Proposed changes received by the
Department after January 1 of any year shall be held
over for the following year's review, unless the Coun-
cil or the Department determines the proposed change
may be an emergency.
(Ord. 2071 §1, 2004; Ord. 1770 §54, 1996;
Ord. 1758 §1(part), 1995)
18.80.030 Notice and Comment
The docket of proposed changes shall be posted in
the offices of the Department and made available to any
interested person. At least four weeks prior to the
Council's annual consideration of the changes proposed
on the docket, the City shall publish a notice in a
newspaper of general circulation in the City, generally
describing the proposed changes including areas
affected, soliciting written public input to the
Department of Community Development on the
proposed changes, and identifying the date on which
the Council will consider the proposed changes.
(Ord. 1758 §1(part), 1995)
18.80.040 Staff Report
A. At least two weeks prior to Council
consideration of any proposed amendment to either
the comprehensive plan or development regulations,
the Department shall prepare and submit to the
Council a staff report which addresses the following:
1. the issues set forth in this chapter;
2. impact upon the Tukwila Comprehensive
Plan and zoning code;
3. impact upon surrounding properties, if
applicable;
4. alternatives to the proposed amendment;
and
5. appropriate code citations and other
relevant documents.
B. The Department's report shall transmit a copy
of the application for each proposed amendment, any
written comments on the proposals received by the
Department, and shall contain the Department's
recommendation on adoption, rejection or deferral of
each proposed change.
(Ord. 1758 §1(part), 1995)
TITLE 18 — ZONING
18.80.050 Council Consideration
A. The City Council shall consider each request
for an amendment to either the comprehensive plan or
development regulations at a public meeting, at which
the applicant will be allowed to make a presentation.
Any person submitting a written comment on the
proposed change shall also be allowed an opportunity
to make a responsive oral presentation. Such oppor-
tunities for oral presentation shall be subject to reason-
able time limitations established by the Council.
B. The Council will consider the following in
deciding what action to take regarding any proposed
amendment:
1. Is the issue already adequately addressed
in the Comprehensive Plan?
2. If the issue is not addressed in the
Comprehensive Plan, is there a public need for the
proposed change?
3. Is the proposed change the best means for
meeting the identified public need?
4. Will the proposed change result in a net
benefit to the community?
C. Following Council consideration as provided
by TMC 18.80.050A and 18.80.050B, the City Council
shall take action as follows:
1. refer the proposed amendment to the
Planning Commission for further review and a
recommendation to the City Council;
2. defer further Council consideration for one
or more years to allow the City further time to evalu-
ate the application of the existing plan or regulations; or
3. reject the proposed amendment.
(Ord. 1856 §1, 1998; Ord 1770 §55, 1996;
Ord 1758 §1(part), 1995)
18.80.060 Council Decision
Following receipt of the Planning Commission's
recommendation on a proposed amendment referred
to the Commission, the City Council shall hold a
public hearing on the proposal, for which public notice
has been provided as required under the Public Notice
of Hearing chapter of this title. Following the public
hearing, the City Council may:
1. adopt the amendment as proposed;
2. modify and adopt the proposed amendment; or
3. reject the proposed amendment.
(Ord. 1856 §2, 1998; Ord. 1758 §1(part), 1995)
SA,BEY
CORPORATION
August 13, 2007
Mr. Jack Pace
Acting Director, Tukwila Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
Dear Mr. Pace,
•
Please find enclosed Sabey Corporation's Applications for a Comprehensive Plan
Amendment and Zoning Code Amendment. We have made every effort to supply the
level of detail that is outlined in the information sheets provided by the City of Tukwila
but if you need additional information please call me directly at (206) 277 -5249. In
addition to the applications also included in this package is a formal request for an
"Emergency Exception" to the filing period which is also outlined in the information
sheet. The "Emergency Request" letter is addressed to the Tukwila City Council with a
copy to Mayor Mullet (please distribute). The letter outlines the reasons based upon our
conversations with the City of Tukwila that this amendment should be included with the
other 2007 amendments that have yet to be reviewed. As part of the "Emergency
Request" we have had prepared an economic analysis by ECONorthwest an Economics,
Finance and Planning Consultant explaining the impacts of this project to the City of
Tukwila. The site that we are presenting is unique as it straddles the boundaries of both
Tukwila and Seattle and is at the Northern front door to Tukwila. Please let me know
how I can help
Thank you for your time.
Sincerely,
SABEY CORPORATION
7 74 4 :( 04,... e
Mikel Hansen
SR. VP Property Operations
REAL ESTATE DEVELOPMENT
CONSTRUCTION /ARCHITECTURE
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12201 Tukwila International Blvd, 4th Floor
Seattle. Washington 98168 -5121
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REVIEWERS: Please specify how the attached plans conflict with your ADOPTED
development regulations, including citations. Be specific in describing the types of changes you
want made to the plans. When referencing codes, please identify the actual requirement and
plan change needed.
The Planning Division review does not supplant each department's ability to administer its own
regulations and permits. However, project consistency at the Planning review stage is important
to minimize significant later design changes. More than minimal design changes require further
Planning Commission review, even if alteration is required to satisfy a City requirement. This
further review is typically a minimum 60-day process.
Requirements based on SEPA (e.g., nol required by an adopted development regulation) MUST
identify the impact being mitigated, the policy basis for requiring mitigation, and the method
used to calculate the mitigation required. Calculations of project impacts and the mitigation
required (e.g., water capacity, road level of service analyses, or tuming analyses) may be
required of the applicant.
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plan change needed.
The Planning Division review does not supplant each department's ability to administer its own
regulations and permits. However, project consistency at the Planning review stage is important
to minimize significant later design changes. More than minimal design changes require further
Planning Commission review, even if alteration is required to satisfy a City requirement. This
further review is typically a minimum 60-day process.
Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST
identify the impact being mitigated, the policy basis for requiring mitigation, and the method
used to calculate the mitigation required. Calculations of project impacts and the mitigation
required (e.g., water capacity, road level of service analyses, or turning analyses) may be
required of the applicant.
Plan check date:
COMMENTS
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plan change needed.
The Planning Division review does not supplant each department's ability to administer its own
regulations and permits. However, project consistency at the Planning review stage is important
to minimize significant later design changes. More than minimal design changes require further
Planning Commission review, even if alteration is required to satisfy a City requirement. This
further review is typically a minimum 60-day process.
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identify the impact being mitigated, the policy basis for requiring mitigation, and the method
used to calculate the mitigation required. Calculations of project impacts and the mitigation
required (e.g., water capacity, road level of service analyses, or turning analyses) may be
required of the applicant.
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want made to the plans. When referencing codes, please identify the actual requirement and
plan change needed.
The Planning Division review does not supplant each department's ability to administer its own
regulations and permits. However, project consistency at the Planning review stage is important
to minimize significant later design changes. More than minimal design changes require further
Planning Commission review, even if alteration is required to satisfy a City requirement. This
further review is typically a minimum 60-day process.
Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST
identify the impact being mitigated, the policy basis for requiring mitigation, and the method
used to calculate the mitigation required. Calculations of project impacts and the mitigation
required (e.g., water capacity, road level of service analyses, or turning analyses) may be
required of the applicant.
COMMENTS
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SIBEY
CORPORATION
•
City Council
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
August 13, 2007
Re: Sabey Corporation Comprehensive Plan Amendment
Finding of Emergency
Dear Councilmembers:
REAL ESTATE DEVELOPMENT
CONSTRUCTION / ARCHITECTURE
IAI \ /GCTIUMAITC
Sabey Corporation
12201 Tukwila International Blvd, 4th Floor
Seattle. Washinaton 98168 -5121
VIA HAND DELIVERY
In January of 2007, The Sabey Corporation ( "Sabey ") agreed to acquire the 65 -acre property that
comprises the Associated Grocers distribution facility in north Tukwila. Although bidders from
elsewhere in the United States and around the globe pursued this site, we prevailed in the
competition based on our history, understanding and confidence in the future of the City of
Tukwila. Perhaps uniquely among the group of bidders, we recognized the prominent position
this site plays as a gateway to Tukwila. And certainly we were alone among the bidders in
understanding the role of this site in the City's long- standing efforts to improve the Highway
99 /Tukwila International Blvd. corridor. These factors suggested a different future for the site
than for heavy industrial uses — its current zoning designation. We recognized that a change in
the designated land use for the property would bring it into conformity with the City's broader
planning efforts for North Tukwila, as outlined in the 1995 Comprehensive Plan.
Though we recognized that such changes are necessary, we could not put the property under
contract — and thereafter close on its purchase -- until after the close of the application process
for the 2007 docket of Comprehensive Plan amendments. For this reason, we were not able to
file such an application within the normal time period. But the City and State Codes provide for
"emergency" exceptions to this filing period, and we are writing today to request that the City
Council review and approve such an emergency endorsement of this application so it may
proceed forward this fall with the other 2007 Comprehensive Plan amendments on the docket.
The site uniquely straddles the boundary between Tukwila and Seattle. The location of this
boundary is a historical relic, and does not reflect good land use planning. The bifurcation of
this larger site between two jurisdictions will hinder the opportunity to develop this site for the
benefit of the City of Tukwila. The differing regulatory frameworks in Tukwila and Seattle pose
challenges to coordinated redevelopment. While this property is Tukwila's northern gateway,
occupying a landmark position at the head of the Highway 99 /Tukwila International Boulevard
corridor, it is effectively an island for the City of Seattle, separated by Boeing Field and
Interstate 5 from the rest of the City. The City of Seattle has more important sites and issues to
/ 2 06 / 281-8700 main line
206/282 -9951 fax line
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Tukwila City Council
August 13, 2007
Page 2 of 7
deal with than this island property at the southern extremity of its municipal boundary. Simply
stated, the redevelopment of this site may be a higher priority for Tukwila than for Seattle.
Hence, we request that the City of Tukwila take a leadership role in the land use planning for the
total development in order to insure this unique opportunity.
The City Council has not yet acted on the 2007 Comprehensive Plan Amendment docket. Thus,
there is an opportunity to fold this proposed amendment in with the current process, and still
allow the City Council to consider the entire group of amendments comprehensively. Webster's
defines an "emergency" as "an unforeseen combination of circumstances that calls for immediate
action." This is such a case. Failure to advance the planning process by Emergency Measures on
the Comprehensive Plan Amendment will relinquish key decisions to the City of Seattle, and
force the project to work through what may be a two -year timeline with the City of Seattle.
Therefore, we are asking that you please take action to place this Comprehensive Plan
amendment on the 2007 docket by using your right under law as outlined in the emergency
action provision of the Tukwila Code. Since the other amendments on the 2007 docket remain
pending before the Council, the inclusion of this one will still permit the City to view the
amendments together per state policy.
For your reference, I have attached a more comprehensive statement in support of this request.
Thank you for your consideration of this request.
Sincerely,
SABEY CORPORATION
5 /!mil
David A. Sabey �/
Enclosures
cc: Hon. Steven Mullet
Jack Pace
• •
Tukwila City Council
August 10, 2007
Page 3 of 7
• •
REQUEST
The Sabey Corporation ( "Applicant ") has filed an application for a Comprehensive Plan
amendment and rezone to remove an approximately 36acre parcel south of Boeing Field in the
City of Tukwila (shown on Exhibit A) from the Greater Duwamish Manufacturing - Industrial
Center (MIC). Sabey has also filed a companion application for a rezone of this property to a
Light Industrial ( "LI ") designation. Sabey requests that the City consider the Comprehensive
Plan amendment on its 2007 docket.
BACKGROUND
The property is a portion of a larger, 65 -acre site that serves as the principal distribution center
for Associated Grocers. Of this larger site, approximately 29 acres is located in the City of
Seattle. Hence, as a site split between two jurisdictions, it faces a unique set of regulatory
challenges in the redevelopment process.
The site also holds a unique geographic position at the northern gateway to Tukwila's Highway
99 corridor — the northern entrance to the City. Associated Grocers will be relocating from this
site at the end of its current lease term, which offers the City the first opportunity in decades to
reposition the land use for this gateway location. In many respects, the success of the significant
work the City has undertaken in the last 10 years to remake International Boulevard is ultimately
dependent upon the establishment of this northern gateway.
But the bifurcation of this larger site between two jurisdictions may hinder the realization of this
opportunity. The differing regulatory frameworks in Tukwila and Seattle pose challenges to
coordinated redevelopment. And while this property is Tukwila's northern Gateway, occupying
a landmark position at the head of the Highway 99 corridor, it is effectively an island for the City
of Seattle, separated by Boeing Field and Interstate 5 from the rest of the City. The impetus for
capturing the redevelopment opportunity at this site must be driven by the City of Tukwila.
A window of opportunity for such redevelopment exists in the market today. The existing
warehouse distribution center use on the property is in decline, development to the south, west
and east of the property in the City of Tukwila is tending toward light industrial and commercial
uses, the property is well -served by transportation infrastructure, and the property is adjacent to a
potential light rail station. Market conditions are favorable.
Redevelopment of the property would provide significant benefits to the City of Tukwila. The
redevelopment of the property will further the City's goals and policies as reflected in the
Comprehensive Plan. In addition, the redevelopment of the property would greatly enhance the
aesthetic qualities of the site, which is situated in a highly visible location at the northern
gateway to the City. Redevelopment would also provide employment opportunities to City
residents. Additionally, the City would receive substantial increased tax revenue from
redevelopment.
Tukwila City Council
August 10, 2007
Page 4 of 7
• •
The late filing of the Comprehensive Plan amendment application was unavoidable. The subject
property did not become available for purchase until after the December 2006 deadline for
Comprehensive Plan amendments had passed. However, if the Sabey waits until 2008 to begin
pursuing land use entitlements for the property, the window of opportunity for redevelopment
may have passed. Favorable market conditions may no longer exist.
Due to the complexities of the land use permitting for this site, the timing of the City of Tukwila
action's on the Comprehensive Plan amendment is crucial. Since, the property is located
partially within the City of Tukwila and partially within the City of Seattle, any development
must obtain land use approvals from both jurisdictions. The Comprehensive Plan amendment
and rezone by the City of Tukwila is the first step in the land use permitting process. Ultimate
redevelopment will depend, however, on the successful entitlement of the site in both Tukwila
and Seattle. Because of the importance of this site to the City of Tukwila — a keystone site at the
northern gateway of the City — we believe it is critical that the City of Tukwila take the first step
in the entitlement process. As an island property to the City of Seattle, and given the scope and
complexity of other land use issues faced by Seattle, this site will attract less focus and attention
in the Seattle process, which is not in the interest of the City of Tukwila. Thus the City of
Tukwila should take the lead this year on the redesignation of this site. However, if the City of
Tukwila does not act on the Comprehensive Plan amendment application as part of the 2007
docket, then in order for Tukwila to continue to take a leadership role in this redevelopment
effort, the City of Seattle process will be delayed by one to two years, due to the permitting time
frames of the City of Seattle. Hence, action on this Comprehensive Plan amendment by the City
of Tukwila should occur in 2007.
Even though the Comprehensive Plan application was filed after the December 2006 deadline,
the City Council has yet to act on the docket of amendments for this year. Thus, inclusion of this
amendment in this year's docket will allow the City to review all such Comprehensive Plan
amendment applications at the same time.
For these reasons, an emergency exists. The City Council should consider the Comprehensive
Plan amendment on its 2007 docket, concurrent with other pending applications.
DISCUSSION
City Code and State Law Requirements
TMC §18.80.010 provides:
A. The Department shall maintain a docket of all proposed changes to the
Comprehensive Plan and development regulations that are submitted. If either the
Department or the Council determines that a proposed change may be an emergency, the
Department shall prepare the staff report described below and forward the proposed
Tukwila City Council
August 10, 2007
Page 5 of 7
• •
change to the Council for immediate consideration, subject to the procedural
requirements for consideration of amendments. An emergency amendment is a proposed
change or revision that necessitates an expeditious action to address one or more of the
following criteria:
1. Preserve the health, safety or welfare of the public.
2. Support the social, economic or environmental well -being of the City.
3. Address the absence of adequate and available public facilities or services.
4. Respond to decisions of by the Central Puget Sound Growth Management Hearings
Board, the state or federal courts, or actions of a state agency or the legislature.
B. Non - emergency changes shall be compiled and submitted to the Council for review
on an annual basis in March so that cumulative effects of the proposals can be
determined. Proposed changes received by the Department after January 1 of any year
shall be held over for the following year's review, unless the Council or the Department
determines the proposed change may be an emergency.
Only one of these criteria must be met in order to establish an emergency. TMC §18.80.010.
This provision implements the Growth Management Act ( "GMA ") requirement that
comprehensive plans be amended no more than once a year, with some exceptions. RCW
36.70A.130(2)(a).
An Emergency Exists As Defined by Code
The proposed comprehensive plan amendment qualifies as an emergency under TMC 18.80.010.
Under that section, only one of the listed criteria must be met in order for an emergency to exist.
Here, the proposed Comprehensive Plan amendment will support the social, economic and
environmental well -being of the City.
Social and Economic Well -Being
Furtherance of Economic Development Goals
The proposed Comprehensive Plan amendment will allow the redevelopment of the subject
property under the LI zoning designation. Redevelopment of the subject property will further the
economic development goals of the City as reflected in its Comprehensive Plan. Under
Comprehensive Plan Policy 2.1.10, the City should consider land use changes for warehouses if
there is a change in sales tax sourcing rules. The property is currently occupied with a
warehouse and distribution use. Changes in State sales tax sourcing rules have recently
occurred. Specifically, in March 2007, the Legislature passed legislation allowing the State to
join the Streamlined Sales Tax Project, which it did in July 2007. Under prior law, the
jurisdiction where a product originates receives the sales tax. With the recent change, the
Tukwila City Council
August 10, 2007
Page 6 of 7
• •
jurisdiction where the product is delivered receives the tax. Accordingly, land use changes are
appropriate under Policy 2.1.10.
The proposal is also consistent with a number of other goals and policies of the Economic
Development element of the Tukwila Comprehensive Plan. Comprehensive Plan Goal 2.1
promotes "continuing enhancement of the community's economic well - being." Policy 2.1.12
calls for the City to "[p]romote Tukwila as a regional crossroads for commerce." The
redevelopment of the subject site will further these goals by bringing new businesses to the City.
Furtherance of Community Image Goals
The proposal will further Community Image goals and policies of the Comprehensive Plan,
including Comprehensive Plan Goal 1.3 (identifiable boundaries for Tukwila) and Policy 1.3.1
(develop a set of gateways). The property has a highly visible location at the northern boundary
to the City. The redevelopment of this site — for the first time in 50 years — will trigger the City's
design review process, and ensure that new structures at the site will be of a high quality and will
respond to and reinforce the gateway attributes of the property. As a result, the prominence and
aesthetic qualities of the site will be enhanced significantly. Such enhancement will be critical to
the long -term success of the City's determined efforts to reposition the Highway 99 corridor.
The property will serve as the northern gateway to the City and the entry to the redeveloped
International Boulevard corridor.
Furtherance of Transportation Corridors Goals
The proposal will further Transportation Corridor Goal 8.1 (transportation corridors that are
functional, attractive and diverse). The redevelopment of the property will enhance the aesthetic
qualities of the transportation corridors that form its boundaries, including Airport Way S., E.
Marginal Way, S. Norfolk St., and S. Boeing Access Road. The project will provide any traffic
improvements required by the City in connection with project development. Furthermore, the
site is located adjacent to a potential Link Light Rail station, providing possible connectivity to
all points on the light rail network.
City Revenue
Additionally, the redevelopment of the property will result in substantial additional tax revenue
to the City of Tukwila. Please see the attached report from ECONorthwest regarding these
potential fiscal impacts.
Environmental Well -Being
Any development on the site would comply with all applicable environmental regulations. In
addition, prior to development, specific development plans would be subject to environmental
review under the State Environmental Policy Act.
Tukwila City Council
August 10, 2007
Page 7 of 7
Conclusion
GMA Requirements Are Met
L: \MH General \Templates \Letter.dot
• •
For these reasons, the proposed Comprehensive Plan amendment constitutes an emergency as
that term is defined under TMC §18.80.010.A.2. We request that the City Council take action to
place this proposed Comprehensive Plan amendment on the 2007 docket.
If the Council agrees to consider the proposed Comprehensive Plan amendment on the 2007
docket, it will be considered along with other applications on the docket. The Council will take
action on all pending applications at the same time. Accordingly, the requirement of the Growth
Management Act that the comprehensive plan be amended once a year is satisfied. RCW
36.70A.130(2)(a).
CONCLUSION
An emergency exists justifying the consideration of the proposed Comprehensive Plan
amendment on the 2007 docket. Accordingly, the City Council should consider the proposed
amendment in 2007 rather than delaying consideration of this application until next year.
MEMORANDUM
Transportation
Planning .
Enpinaaring
To: Jim Morrow, Tukwila Public Works Director
Cyndy Knighton, Tukwila Senior Transportation Engineer
From: Tom Noguchi, Mirai Transportation Planning and Engineering
Subject: A Summary of Traffic Analysis Related to the AG Site Redevelopment
Proposal
Date: September 23, 2005
Introduction
The City of Tukwila requested Mirai Transportation Planning and Engineering
(Mirai) to analyze the traffic impacts of the proposed development at the site
currently occupied by Associated Grocers (AG). The study assumed that the
proposed redevelopment at the AG site would be completed by 2013. Mirai used the
City's 2013 travel demand model developed for the concurrency analysis and
calculated intersection levels of service with Synchro.
The City of Seattle/ City of Tukwila city limit dissects the proposed redevelopment
of the AG site. Mirai contacted the City of Seattle Department of Planning and
Development (DPD) staff when this study was initiated. The Seattle DPD staff
provided input throughout the study period on such issues as identifying study
intersections within Seattle, reviewing trip generation and level of service analysis.
This memorandum summarizes the 2013 traffic conditions for the streets and
intersections in the vicinity of the AG site with and without the AG site
redevelopment proposal. The 2013 traffic conditions include the traffic volumes
estimated from potential developments that have not yet been developed at the
Boeing sites along the E Marginal Way S corridor in the Manufacturing and
Industrial Center (MIC).
AG Site Redevelopment Scenario and Trip Estimation
This study assumed that the AG site would be redeveloped with the following land
uses and building floor areas:
• Light Industrial: 100,000 gross square feet
• Office: 700,000 gross square feet
• Restaurants: 30,000 gross square feet
Traffic Analysis with Proposed AG Site Redevelopment Page 1
• •
Transportation
Planning &
Engineering
• Movie Theater: 60,000 gross square feet
• Retail: 550,000 gross square feet
• Hotel: 80,000 gross square feet (149 rooms)
Mirai estimated the net trips generated by the proposed redevelopment based on
these land uses. The existing land use generates a total of 878 vehicles trips during
the PM peak hour and the proposed redevelopment would generate an estimated
total of 2,315 trips. Thus, the proposed redevelopment would generate an additional
1,437 vehicle trips during the PM peak hour.
Additional Trips by Potential Boeing Developments
The 1997 EIS for future Boeing developments in the MIC assessed the traffic impacts
of the developments on the transportation system. The EIS forecast traffic volumes
for 2010 based on these potential developments. Mirai estimated the unused travel
demand in 2007 that was forecast in the 1997 EIS based on the actual Boeing
employment and its employee travel data.
The unused trips by Boeing were estimated as follows:
• Boeing employees in Duwamish area in 1997: 17,000
• Employees to be added by 2007 (the 1997 EIS): 10,000
• Total forecast Boeing employees in 2007: 27,000 (17,000+10,000)
• Actual Boeing employees in Duwamish area in 2007: 11,924
• Percent employee commuting in vehicles: 73% of total employees
• Percent employee commuting during the PM peak hour (4:30 to 5:30 pm): 14% of
total employees
• Estimated trips to be made during the PM peak hour, if 27,000 employees were
present in 2007: 2,732 trips (27,000 * 0.73 * 0.14)
• Actual trips made during the PM peak hour in 2007 based on the existing
employees: 1,207 trips (11,924 * 0.73 * 0.14)
• The unused Boeing trips: 1,525 trips (2,732 - 1,207)
Mirai estimated that Boeing has not used a total of 1,525 PM peak hour trips. These
unused trips were added to the 2013 traffic forecast. These trips were distributed
from Site 1, Site 2 and Site 3 as shown in the 1997 EIS. Please note that the allocation
of trips to these sites have not been reviewed nor coordinated with Boeing. It is
possible that the development plan included in the 1997 EIS may have been changed.
Traffic Analysis with Proposed AG Site Redevelopment Page 2
Transportation
Piennino &
Engineering
2013 PM Peak Hour Levels of Service
The City provided the 2007 traffic counts for the study intersections. Figure 1 shows
the PM peak hour intersection levels of service and delay in the study intersections
in 2007.
Based on the City's 2013 travel demand model, the levels of service were calculated
for the intersections in the study area with the unused Boeing trips shown in Figure
2. The levels of service shown in Figure 2 assumed that the signals on East Marginal
Way S would be optimized. While the S 112th Street /E Marginal Way and S 112th
Street/Pacific Highway S intersections would operate at LOS F, all other study area
intersections would operate at LOS E or better.
2013 PM Peak Hour Levels of Service with AG Site
Redevelopment Scenario
The projected net traffic volumes described above were added to the 2013 conditions
with the traffic volumes adjusted for the unused travel demand from Boeing in the
MIC area. Mirai found that signal optimization would significantly improve levels of
service at the intersections in 2013 to accommodate the traffic growth in the future.
Figure 3 shows the 2013 PM peak hour levels service and delay at the intersections
within the study area with the redevelopment at the AG site. To calculate the levels
of service, the following assumptions were made:
• The primary access to the AG redevelopment site would have a new signalized
intersection on E Marginal Way S located south of the S 102nd Street/ E Marginal
Way intersection.
• Two additional secondary access intersections would be added on S Norfolk
Street and Airport Way S. At least one of these access intersections would be
required to have a signal.
• The three signals at S Norfolk Street, S 102nd Street and the new main AG site
entrance /exit on E Marginal Way S would be coordinated and the signal
operation would be optimized. This would improve the levels of service to LOS
D and LOS E at S Norfolk Street and S 102nd Street, respectively. The intersection
at the AG site main access location would operate at LOS D.
Conclusions
While mitigating actions will be required, the intersections impacted by the
proposed redevelopment at the AG site would operate at LOS E or better, except for
the intersections of S 112th Street/E Marginal Way and S 112th Street/Pacific
Highway S. These intersections are projected to operate at LOS F, if the currently
unused travel demand by the future Boeing developments along S 112th Street (as
described in the 1997 EIS) were realized in 2013, without redevelopment at the AG
Traffic Analysis with Proposed AG Site Redevelopment Page 3
• •
Tranaporta
Planning &
Engineering
site. Any additional traffic from the redevelopment at the AG site would increase
delay at these intersections.
Among the six intersections evaluated in this study within the City of Seattle, one
unsignalized intersection at S Ryan Way/ 51st Avenue S would operate at LOS F
when the unused Boeing trips are added in 2013. The delay at this intersection
would further increase with additional the trips for the AG site redevelopment. All
other intersections evaluated in Seattle would operate at LOS D or better in 2013
when the trips for the future Boeing and AG site redevelopments were added.
Traffic Analysis with Proposed AG Site Redevelopment Page 4
Figure 1. 2007 PM Peak Hour Levels of Service and Delay
oeing
A R
Henderson St
Legend
12
Unsignalized Intersection
• Level of Service (LOS)
Delay in Seconds
• Delay in Seconds
/ I
Intersection Level of Service (LOS)
Tee neportation
PIannino &
EnBinaerinp
Traffic Analysis with Proposed AG Site Redevelopment Page 5
Trenaportation
Planning A
Engineering
Figure 2. 2013 PM Peak Hour Levels of Service and Delay with Unused Trips from
Potential Boeing Developments
Henderson St
Legend
Unsignalized Intersection
Ey _ Le vel of Service (LOS)
Delay in Seconds
Intersection Level of Service (LOS)
Delay in Seconds
* Delay too high to be calculated by Synchro
S Norfolk St
Traffic Analysis with Proposed AG Site Redevelopment Page 6
•
Figure 3. 2013 PM Peak Hour Levels of Service and Delay with Unused Trips from
Potential Boeing Developments and Redevelopment at the AG Site
\\
S Norfolk St
Henderson St
1
Legend
,12
Delay in Seconds
Unsignalized Intersection
: ' Level of Service (LOS)
12 ' Delay in Seconds
Intersection Level of Service (LOS)
* Delay too high to be calculated by Synchro
Mitigation Option C.
Offset AG Site Access Intersection and Coordinate
Signal at Norfolk, 102nd and AG Access.
' l
Transportation
Planning &
Engineering
Boeing
p�cess R
\\
\\
\\
\\
Traffic Analysis with Proposed AG Site Redevelopment Page 7
North
0
O 100 200
D
NORT
400
000
A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM
LAND DESCRIPTION
LAND OESORPDONS PER TRANS/IADN um INSURANCE COPANY ODDER NO
670797. DAZED JAY 26, 2001.
MAT PORTION OF T. CROWS DONATION LAND CLAIM IN SECRONS 3 AND 4,
TOWNSHIP 23 NORTH, RANGE 4 EAST. WILLAMETTE MERIDIAN. IN KING COUNTY.
WASHINGTON. AND OF GOVERNMENT LOT 1 N SAID SECRON 3 AND OF THE
ABANDONED SEATTLE - TACOMA NIIRURBAN AND PUGET SOUND ELECTRIC CdIPANT
R704T OF WAY, AND OF 144E NORTHWEST QUARTER OF 11E SOUTHWEST OUMiER OF
SAD SECTION 3, MID OF GOVERNMENT LOTS 8 AND IT IN SAN SECTON 4, DESCRIED
AS FOLLOwS:
BEGINNING AT THE CONCRETE MONUMENT MARKING THE INTERSECTION OF THE
CENTERLINES CF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH, WHICH PONT
BEARS NORM 8811'ST EAST 521.23 FEET FROM THE CONCRETE MONUMENT
MARKING THE ANGLE PONT IN THE CENTERLNE OF SAN SOUTH NORFOLK 51I¢LT;
THENCE SOUTH 581I'57 NEST ALONG THE CENIERUNE 00 SAID SOUTH NORFOLK
STREET 37.33 FEET: THENCE Mai 01'48'03' EAST 40.00 FEET TO THE
84TERSECTION OF THE SOUTHERLY MARGIN OF SAID SOUTH NORFOLK STREET WITH
AN ARC OF A DPW CONNECTING SAID SOUTHERLY MARGIN NTH RTE WESTERLY
/AARON OF AIRPORT WAY SOUTH, THE CENTER OF INCH CURVE BEARS SOUTH
33'57'08' WEST 48.00 FEET, AND THE TRUE POINT OF BEGINNING; THENCE
SOUTHERLY ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH, FOLLOWING
SAN ARC OF A CURVE HAVING A RADIUS OF 48.00 FEET. AN ARC DISTANCE OF
29.13 FEET TO A PONT OF TANGENCY; THENCE SOUTH 2122'39' EAST ALONG SAID
WESTERLY MARGIN 1,128.01 FEET TO A POINT 05 1MDENING N 50,10 AIRPORT WAY
SOUTH; THENCE SOUTH 68Sr21' REST ALONG SAID MARGIN 35.00 FEET 10 A
PONT OF CURVE N SAID MARGIN THE CENTER OF *CH BEARS SOUTH
68'3721' WEST 880.00 FEET; THENCE SOUME%Y ALONG SAID MARGIN 0310MNG
AN ARC OF A CURVE HAVING SAID RADIUS OF 880.00 FEET. AN AEC DISTANCE OF
509.06 FEET TO A PONT OF WIDENING N SAID AIRPORT WAY SOUTH; THENCE
NORTH 7813'59' REST ALONG SAO MARGIN 5.00 FEET; THENCE
SOUTH 11'46'01' WEST ALONG SAID MARGIN 221.60 FEET TO A PONT O WIDENING
N SAO AIRPORT WAY SOUTH; THENCE NORTH 7813'59' REST 300 FEET 70 A
MOAT OF CURVE N SAID MARGIN, THE CENTERUM O .y904 BEARS NORTH
7813'59' WEST, 522.96 FEET; THENCE =TIERCE AND WESTERLY ALONG SAID
GUM AND MARGIN AN ARC DISTANCE ON 666.38 FEET TO A PONT ON THE NORM
MARGIN OF THE 80EING ACCESS ROAD; THENCE 50151 051323 EAST ALONG SAID
MARGIN 7.00 FEET; THENCE SOUTH 84'46'32" WEST ALONG SAID MARGIN
447.92 FEET TO A PONT O CURVATURE OF A 102.80 FOOT RADIUS CURVE TO THE
RIGHT N SAN MARGIN; 174HCE WESTERLY AND NORTHERLY ALONG SAID CURVE AID
MARGIN 150.50 FEET TO A PONT OF TANGENCY ON THE NORTHEASTERLY MARGIN OF
EAST MARGINAL WAY; THENCE NORTH 1120'42" WEST AL0/40 SAID
NORTHEASTERLY MARGIN 272.50 FEET TO A PONT O OJRVAIURE OF A
1,184.34 FOOT RADIUS CRVE TO ME LEFT; THENCE NORTHERLY ALONG SAID CURVE
AND MARGIN AN ARC DISTANCE OF 254.44 FEET; THENCE CONTINUING ALONG ME
NORTHEASTERLY MARGIN OF EAST MARGINAL WAY, NORTH 2379'16' 8551
429.84 FEET, MORE OR LESS. TO THE SOUTH UNE OF SA/ GOVERNMENT LOT 6;
THENCE CON11NIANG ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY
70 AN INTERSECTION MTH THE NORTH UNE OF THE SOUTH 200 FEET OF SAID
GOVERNMENT LOT 8, AS MEASURED ALONG THE EAST UNE OF SAID GOVERNMENT
LOT 6; THENCE EAST PARALLEL TO ME SOUTH UNE OF SAID GOVERNMENT LOT B TO
THE EAST LINE O' SAID GOVERNMENT LOT 8; THENCE SOUTH ALONG THE EAST LINE
O SAID GOVERMENT LOT B TO THE SOUTHEAST CORNER O SAID GOVERNMENT
LOT 8: THENCE ALONG THE SOUTH UNE OF THE NONMWE5T OUARIER OF SAD
SECTION 3 50,451 66'0r58' EAST 267.86 FEET TO THE WESTERLY BOUNDARY UNE •
05 114E SEATTLE- TACOMA INTERURBAN RAILWAY RUNT 05 WAY: THENCE ALONG
SAID WESTERLY BOUNDARY UNE NORTH 0811'15' WEST 738.75 FEET TO THE
SOUTH UNE OF SAID 1. GROWS DONATION LAND CLAN; THENCE SOUTH
89'59'25" WEST ALONG SAID SOUTH UNE •157.64 FEET TO THE WEST LIRE OF SAID
SECTION 3: THENCE SOUTH 002312' WEST ALONG SAID VEST UNE 137.23 FEET;
THENCE NORM 8958'12' WEST TO A PONT 89604 BEARS SOUTH 89'58'12' EAST
16800 FEET FROM TIE EASTERLY MARGIN CE EAST MARGINAL WAY SCUM; THENCE
NORM 23'39'16' WEST 181.29 FEET; THENCE NORM 8950'45' NEST 168.16 FEET
TO 144E EASTERLY MARION O EAST MARGINAL WAY SOUTH; THENCE NORTH
23'3915' REST ALONG SAID MARGIN 147.95 FEET TO THE INTERSECTION OF SAID
EASTERLY MARGIN MTH THE SOUTHERLY MARGIN O SOUTH NORFOLK STREET AS
CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER
5388226 THENCE NORTH 660017" EAST ALONG SAID SOUTHERLY MARGIN
862.07 FEET TO A POINT O CURVE; THENCE EASTERLY ALONG SAID MARGIN,
FOLLOWING M ARC OF A CURVE TO THE 81012 HAVING A RADIUS OF 340.71 FEET.
AN ARC DISTANCE OF 131.98 FEET TO A PONT OF TANGENCY; THENCE NORTH
8811'57' EAST ALONG SAID MARGIN 409.23 FEET TO THE TRUE PONT OF
8ECNNNG:
EXCEPT THAT PORTION THEREOF CONVEYED TO THE 011 OF TUKWILA BY
STATUTORY WARRANTY DEED 9703050486;
TOGETHER NTH MAT PORTION LYING NORM OF SOUTH NORFOLK STREET
DESCRIBED AS 90L1O1D6
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE
HORNIEST QUARTER O SAID SECTION 3: THENCE SOUTH 0553'12' WEST ALONG
THE WEST UNE OF SAID 5,480401904 3000 FEET TO A POINT ON THE SOUTH UNE OF
THE NORTH 30 FEET IN MOTH O SAID SUBDIVISION AN0 ME TRUE PONT OF
BEGINNING; THENCE SOUTH 834752' EAST, ALONG SAD SOUTH LINE 57.98 FEET TO
AN INTERSECTION MTH THE NORTHERN MARGIN OF SAID SOUTH NORFOLK STREET;
THENCE SOUTH 661012 %EST, ALONG SAID NORTHERLY MARGIN, 20161 FEET TO
AN INTERSECTION MTH A UNE IDIOT IS 213 FEET WESTERLY, MEASURED AT RIGHT
AMES 1D AND PARALLEL MTH THE 16.00.IKLY MARGIN OF SAID PUGET 504J■1
ELECTRIC COMPANY RIGHT 05 MAT; THENCE NORTH 081115' WEST. ALONG SAN
PARALLEL UNE 8&01 FEET TO A PONT MICH BEARS NORTH 88'4752' WEST
140.07 FEET FRON THE TRUE POINT OF BEGINNING; THENCE SOUTH 8840'52' EAST
140.07 FEET TO THE TRUE PONT OF BEGINNING.
OTT OF NKMLLA YC/11 ZONE AND OTT OF SEATTLE 102 0/135
"LI" BASIC DEVELOPEMENT STANDARDS
SETBACKS TO YARDS- (MIN9WM)
FRONT 25 FEET
SECOND FRONT 125 FEET
REM 5 FEET
LNN05GYPE REOUREMENTS (MINIMUM)
FRONT 21.5 FEET
SECOND FRONT 12.5 FEET
REM 5 FEET
OFF STREET PARING (SPACES/USABLE FLOOR AREA)
WAREHOUSE
OFFICE
RETAIL
MANUFACTURING
OTHER USES
1 PER 2.000 SF
3 PER 1,000 SF
2.5 PER 1.000 SF
1 PER 1,000 SF
SEE RAC CHAP. 18.56
TOGETHER WITH THE F0.10WO10 DESCRIBED PROPOERTI':
PARCEL 1:
THAT PORTION O THE NINNIES (*TARTER OF SECTION 3 10WSHP 23 NORM
RANGE 4 EAST, IILL/NENE MENDIM, N 10110 COUNTY, WASMNGTPL L1NG SOUTH
OF TIC SOUTH IDE OF THE TIMOTHY GROW DOIAIIN LAND 0AN AND NEST OF
THE RANT OF WAY OF PUGET SOUND ELECTRIC RAILWAY.
PARCEL 2
THAT KR= OF GOVERNMENT L01 R. SECTION 4. T0NN99P 23 NORM. RANGE 4
EAST, WILLAMETTE MERIDIAN, N KNG COUNTY, WA5145T0L DESCRIBED AS
FOLLOWS:
BEI2N*NG ON THE EAST (8E OF SAID OMERNNENT LOT 8 AT A PONT INCH 40
NORM 72124' EAST 200 FEET ERON 1IE SOUTHEAST EERIER 7144M0;
THENCE NORM •2124' EAST 18677 FEET;
1)4(85E MST 375 FEET, MORE CR LESS. 10 THE NOONEASIERLY L840 O STATE
RDA) NO 1 AS NOW MUMMER
THENCE SOU1NEAS1ERLY ALONG SAID ROAD ID E 205 FEET. MORE OR LESS. TO A
PONT NICE BEARS NORTH 89'2754' REST FROM RE PONT O 8EO80NG
THENCE 581144 89.20'54' EAST PARALLEL MTH THE SOUTH UNE O 5A10
GOVERNMENT LOT 8. 265 FEET. MORE 81 LESS. TO RE POINT O 80(884045.
PARCEL 3
THAT P0R110N OF C014NMENT LOT 0. SEC110N 4, TON89P 23 NORM, RANG 4
EAST, WILLAMETTE IERIOU8, N KING COUNTY. 849O/GTO& COMBED AS
FOLLOWS:
BEGINNING 011 THE EAST {NE O SAID GOYE0OIDIT LOT AT A PONT WHICH IS
NORTH 72114' EAST 389.77 FEET FROM NE SOUREST =ER THEREOF:
THENCE NORTH 72124' EAST ALONG SAID EAST UNE 174.65 FEEL
THENCE DUE WEST TO TIE NOR1NEASIERLY UNE O PRIMARY STATE MIDWAY N0. I
AS ESTABU9ED BY DEED TO THE STALE O WADING RECE I80•D DOER
RECORDING NUMBER 3440535, N KING COUNTY, WASHINGTON
THENCE SOUTHEASTERLY ALONG 5A0 NORNEASTERLY LINE 195 FEET. MOE CR
LESS. TO A P01141 DUE VEST O THE PONT O BEC846NG
THENCE EAST 395 FEET, MORE OR LESS, TO THE PONT O BEA18TNG
PARCEL 4:
MAT PORTION O SECTION 4. TOWNSW 23 NORTH, RANGE 4 EAST WILLAMETTE
440000NL IN KING COUNTY, WASHINGTON. DESCRIBED AS RIMS.
BEGNIO4G AT THE INTERSECT/ON O THE SOUTH LINE O RE T. GROWS COAT=
LAND CLAN MM 144E EAST UNE O SAID 5ECTUON 4;
THENCE SOUTH 72317' WEST ALONG SAO EAST UM 137.23 FEET TO THE TRUE
PONT O 0GIANNC.
THENCE 511UTH 723'12' WEST 20.00 FEET;
THENCE NINTH 89'54042' NEW 446.01 FEET TO THE EASTERLY MARGIN O EAST
/AARONAL WAY SOUR,
THENCE NORM 23'3910 WEST AMONG SAD MAROON TO A PONT INCH H 80AR5
NORM 8754012' WEST FROM THE TRUE PONT O 80O990NM
THENCE SCUM 87502' EAST TO THE RUE PONT O 8(08815.
GENERAL NOTES
1. CALL 1- 800 - 424 -5555 NOT LESS THAN 48 HOURS BEFORE BEGINNING
EXCAVATIONS WHERE ANY UNDERGROUND UTILITIES MAY BE LOCATED.
FAWRE TO 00 50 COULD MEAN BEARING SUBSTANTIAL REPAIR COST. U'
TO THREE TIMES THE COST OF REPAIRS TO THE SEWGE.
2. BY GRAPHIC PLOTTING ONLY, T195 ALT.A. RTE SITUATES IN ZONE '5' OF
ME FLOOD INSURANCE RATE MAP N0. 530336845 F. (04441NIIY PANEL
NUMBER 645 O 1725. 841101 BEARS AN EFFECTIVE DATE OF MAT 16, 1995.
NO FIELD SURVEYNC WAS PERFORMED TO DETERTMED THESE ZONES AN0
AN ELEVATION CERTIFICATION MAT BE NEEDED TO VEMFY TINS
OETERMNARON OR APPLY FOR A VARIANCE FROM 1180 FEDERAL
MANAGEMENT AGENCY. ZONE 'X' IS DEFINED AS AREAS DETERMINED TO BE
OUTSIDE THE 500 TEAR FLOODPLAN.
1 1105 SITE CONTAINS 2407,459 SDUARE FEET OR 55.27 ACRES, MORE OR
LESS.
NOTES
TUKWILA
V11 GPN 51
SEATTLE
1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY
PROPOSED.
TE
S NORFOLK ST
VICINITY MAP
I '
1
I � N . T . S .
I t
1 \
1 \
/ LAKE ` _
WASHINGTON
BOEING ACCESS RD
RENTON
SEE SHEET C2 FOR LARGER SCALE SITE PLAN
E
REVISIONS: APPD.
9 f g
1
1
5
f i ci
OF 2
DATE: JULY, 2007
DESIGN: JNM
DRAWN: DAF
CHECKED:
REVISION
NUMBER:
SCALE: 1' =200'
PROJECT NUMBER:
DASC00000030
DRAIFD(G FIE:
ECIMODTDASC00000030
SHEET NO.
RECEIVED
CITY OF TUNNY .:
TAUS 13 2007
.. < •
R. 340.7'
1.131.96
- 2711'4'
20' 140E SPUR TRACK EASEMENT
OVER EXISTING TRACKS
400 4103850 4 42158500
0- 340.,1
1- 131.96
A - 2211.40
0 50 100
12.5' SECOND FRONT SETBACK
200 300
5 REAR SETBACK
A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM
RIVER OHMW
R- 1104.34' �-
Z1
125' MIN. FREIT LANDSCAPING
. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY
PROPOSED.
.121633'
1-
W
W
co cc 00
W F C9
- Q qz
— J O
a
LL 03
c o -
o >- i-
z w Q .2
r
O
M
M
SHEET NO.
REVISIONS: APPD.
1
DATE: JULY, 2007
( DESIGN: ,MM
DRAWN: DAF
CHECKED:
F REVISION
j NUMBER:
y
I SCALE: 1
PROJECT NUMBER:
DASC00000030
DRAWING FILE:
A ECD0002DASC00000030
■ s
op C2
RECEIVED
nm orr
IA18 18 2001
%E: UP' ::r11-F,
PM Peak Hour Intersection LOS and Delay for 2007
Unsignalized Intersection
Level of Service (LOS)
Intersection Level of Service (LOS)
Tom-, c,
PM• Hour Intersection LOS and Delay for 2013 Base
Unsignalized Intersection
Level of Service (LOS)
Intersection Level of Service (LOS)
Henderson St
PM Peak Hour Intersection LOS and Delay for 2013 Base with Signal Optimization
Unsignalized Intersection
Level of Service (LOS)
Intersection Level of Service (LOS)
4
Henderson St
PM Peak Hour Intersection LOS and Delay for 2013 Boein • Adjusted with Base
Unsignalized Intersection
Level of Service (LOS)
Delay in Seconds
Intersection Level of Service (LOS)
Delay in Seconds
Delay to high to be calculated by Synchro
Unsignalized Intersection
Level of Service (LOS)
Delay in Seconds
Intersection Level of Service (LOS)
Delay in Seconds
Delay to high to be calculated by Synchro
PM Peak Hour Intersection LOS and Delay for 2013 Boeing Adjusted Base wit
ignal O . timizati 1
fc 5 I t - ' if l� T
Henderson St
North
Unsignalized Intersection
Level of Service (LOS)
Intersection Level of Service (LOS)
Delay in Seconds
Delay to high to be calculated by Synchro
PM Peak Hour Intersection LOS and Delay for 2013 Boeing Adjusted Base W i
Henderson St
North
PM Peak Hour Intersection LOS and Delay for 2013 Boein Adjusted Base with AG Develo ment — MatC4A - l'o V Opt'nv A
Unsignalized Intersection
Level of Service (LOS)
Delay in Seconds
Intersection Level of Service (LOS)
12, Delay in Seconds
* Delay to high to be calculated by Synchro
Mitigation Option A.
1. Signal Controoller for Signals at Norfolk
and 102nd St on E Marginal Wy
\ I4: .4.;_ „;1 ( / 1 / \'\
Optivvile ii piv4
Henderson St
PM Peak Hour Intersection LOS and Delay for 2013 Boeing Adjusted Base with AG Development — M Lt i
ter
• t 0PHov1
If vv- > t.i v< cK-
Legend
Unsignalized Intersection
Level of Service (LOS)
Delay in Seconds
Intersection Level of Service (LOS)
Delay in Seconds
Delay to high to be calculated by Synchro
Mitigation Option B.
1. Offset AG Site Access Intersection.
S Norfolk St
c0
c
/
Henderson St
North
0
Legend
12,
Delay in Seconds
Unsignalized Intersection
Level of Service (LOS)
Delay in Seconds
Intersection Level of Service (LOS)
Mitigation Option C.
1. Offset AG Site Access Intersection and
Cordinate Signal at Norfolk, 102nd and
AG Access.
��� { , u �si.3dnar
* Delay to high to be calculated by Synchro /
rfolk
S Norfolk St
Henderson St
PM Peak Hour Intersection LOS and Delay for 2013 Boein
Adjusted Base with AG Development
'Elb at JO in
t' bro+n C
Boeing
cess R
\
°r ``�'�`� '9
Land Use
Auto Repair: 8720 gsf
ITE
Fitted Curve/
Passby
PM Peak
Direction %
PM Peak
Vehicle
Hour
Trips
Code
942
Average Rate*
3.38
Rate
0%
Trips
30
Enter Exit
50% 50%
Enter
15
Exit
15
Auto Wrecking: 1500 gsf 814 2.71
0%
4
50% 50%
2
2
Credit Union: 9,120 gsf (a) 31.90
10%
258
50% 50%
129
129
Office: 83,670 gsf 710 formula
0%
173
1E0 83%
29
144
Warehousing: 924,625 gsf 150 formula
0%
379
25% 75%
95
284
TOTAL
844
_
270
574
(al Based on averaae trio aeneration data aathered at
three credit unions by
Mirai Associates.
Table 5. PM Peak Hour Trip Generation for Existing Uses
Net of Trip Generation
To estimate the trip generation for the proposed mixed -use development, we used
the ITE methodology to estimate the trips for the individual land uses, subtracted
internal trips within the development and accounted for pass -by trips. We then
estimated the trip generation for the existing land use. The difference between the
two represents the net increase in vehicle trips. Table 5 summarizes the PM peak
hour trips for the proposed development, existing land use and the net increase.
Table 6. Net PM Peak Hour Project Trip Generation
Proposed Project
Existing Uses
Net Trip Generation
Total PM Peak
Hour Trips
2,068
878
1,190
Enter
760
287
473
Exit
1,308
591
717
IMirail
Tranaoareaalon
Planning 6
Enolnaarino
Summary of Trip Generation
To estimate the trip generation for the proposed mixed -use development, we used
the ITE methodology to estimate single -use trips, subtracted internal capture trips
and accounted for pass -by trips. The result estimated a total of 2,068 trips associated
with the proposed development. To estimate the impact of the project, we calculated
and subtracted the trip generation for the existing uses. A total of 878 trips were
estimated from existing land uses. The net number of new trips during the PM peak
hour would be 1,190.
Memo on Trip Generation for Associated Grocers Page 5
Calculation of number of trips to be added to account for unused Boeing demand
Boeing employees in Duamish area in 1997 17,000
employees by 2010 (for the Proposed Action alternative in the EIS) 13,000 f
employees by 2007 (for the Proposed Action alternative in the EIS) 10,000
Estimated Boeing employees in Duamish area in 2007 27,000
Actual Boeing employees in Duamish area in 2007 11,924
Percentage of employees resulting in vehicle trips 73%
Percentage of Daily trips affecting the4:30 -5:30 pm peak traffic 14%
Estimated Trips affecting 4:30 -5:30 pm peak traffic in 2007 2,732
Actual trips affecting 4:30 -5:30 pm peak traffic in 2007 1,207
2007 Trips to be added to account for unused Boeing Demand 1,525
TABLE 5-6
Trip Generation
I' l a ✓� h � fah os►
Daily PM Peak In Out
Land Use Size Unit (veh/day) Total (veh/hr) (vehlhr)
Site 1
Office 35,000 SF 630 86 15 71
R&D 70,000 SF 540 :75 11 64
LAB 70,000 SF 540 75 11 64
Site 2
Office 73,000 SF 1,100 147 25 122
Warehouse 58,500 SF 290 43 15 28
Site 3
Manufacturing 750,000 SF 2,890 565 299 266
Lab 700,000 SF 2,700 750 112 638
Trip Distribution. Trip distribution for the proposed action would follow the same patterns as
in the No Action alternative. The trip generation figures were combined with the trip distri-
bution patterns -to produce the site trips in each of the p.m. peak hours. Total site trips are
presented in Figures 5 -6 for the 2:30 to 3:30 peak and Figure 5 -7, 5-8 and 5 -9 for the 5:00 to
6:00 peak.
Cumulative Traffic Assignment. Each p.m. peak hour site trip generation was combined with
the appropriate 'No Build" condition to summarize the cumulative 2010 Build condition, as
illustrated in Figure 5-10 and 5-11. Typical traffic volume increases over existing volumes
range from 2 to 3 percent annually.
Level of Service. Projected LOS along selected roadway segments are presented in Table 5-7.
Most roadway segments would remain unchanged as compared to the No Action alterna-
tive. East Marginal Way South would continue to operate at an acceptable LOS (LOS D or
better) north of South Boeing Access Road. The intersection of Pacific Highway South and
South 116th Ave /SR 599 on -ramp would deteriorate from LOS C or better to LOS D. The
intersection of Pacific Highway South and South 112th Street would continue to operate at
LOS F from 2:30 to 3:30 p.m. ,but would drop from LOS C to LOS F from 5:00 to 6:00 p.m.
The unsignalized intersection of East Marginal Way and South 112th Street would operate
at LOS F in both p.m. peaks. All conditions in Table 5-7 that are bold are defined as un-
acceptable; improvements at the following intersections will be necessary, unless the city
determines that the corridors "average LOS" is at LOS E or better:
• Pacific Highway South and South 112th Street
• East Marginal Way and 112th Street
SEA/1002E010.000
5115/97
CHAPTER TRANSPORTATION
5 -18
3
VIA
A
NORTH
5. NoRFoU( St
C)0 s'9q it �Ai Av.
LEGEND
roc Project Trips
® Project Distribution
Figure 5 -7
Site 1 Project Traffic
5:00 to 6:00 PM Peak Hour
5-25
1
1
1
1
1
1
LEGEND
roc Project Trips
® Project Distribution
( 0AA �M
Figure 5 -8
Site 2 Project Traffic
5:00 to 6:00 PM Peak Hour
5-26
LEGEND
roc Project Trips
® Project Distribution
Figure 5 -9
Site 3 Project Traffic
5:00 to 6:00 PM Peak Hour
5-27
2013 Tukwila B3
Scenario 210:205 with AG site trips as volad
�nnzne 17 on.�e IkI_... S
Distribution of 2013 PM Peak 1HR Trips from AG Development
‘
1k.
T:
tFrA
Two - thirds of the AG
Development trips assigned by
the model to 102nd St are
rerouted to E Marginal Way
500
1500 2000 2500
1000 msgsmassiA
2013 Tukwila B3
Scenario 210:205 with AG site trips as volad
2007 -09 -17 20:52 (Naveen)
Distribution of 2013 PM Peak 1HR Trips from AG Development
Two - thirds of the AG
Development trips assigned by
the model to 102nd St are
rerouted to E Marginal Way
500 1000 1500
2000 2500
,g. 0.124 .1m_ Wi4Y 5.
8.8.2007
FULLER SEARS
CONCEPTUAL SITE PLAN
SOUTH SEATTLE SITE
SABEY CORP.
PRIMARY CIRCULATION
SECONDARY CIRCULATION
PERIMETER ROADWAYS
MIXED USE SCHEME*
OFFICE 700,000 S.F.
RETAIL 550,000 S.F.
HOTEL 80,000 S.F.
THEATER 60,000 S.F.
LT. INDUSTRIAL 100,000 S.F.
THIS IS A CONCEPTUAL SITE
PLAN FORA NON - PROJECT'
ACTION. INTERNAL
CIRCULATION„ BUILDING SIZE
AND LOCATIONS', AND TYPE
AND SQUARE' FOOTAGE OF
PROPOSED USES MAY VARY
FROM THOSE SHOWN WITH
DEVELOPMENT AND REVIEW
OF PROJECT-LEVEL PLANS.
RECEIVED
Cfl ' P) F. Ti WvintA
2007
!AUG' 1
CITY OF SEATTLE
AREA = 1,265,135 SF
N lK ! 1/4 =ION
N 1/1311 0310a
a
3301 NORFOLK ST.
SABEY PROPERTY
CITY OF TUKWILA AND
CITY OF SEATTLE ZONING AREAS
SCALE 1" = 250'
LEGEND
SUBJECT PROPERTY
ZONING DESIGNATION
TUKWILA/SEATTLE
CITY LIMITS
I
rite, ttPCIP:i.: f I -
• A.
S BEY
CORPORATION
LEGEND
SUBJECT PROPERTY
ZONING DESIGNATION
TUKWILA/SEATTLE
CITY LIMITS
Alitt
� - 4 k ;.-.
T
S BEY
CORPORATION
LEGEND
SUBJECT PROPERTY
ZONING DESIGNATION
TUKWILA/SEATTLE
CITY LIMITS