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Home My WebLink AboutPermit L07-067 - SABEY CORPORATION / HANSEN MIKEL - REZONESABEY REZONE AG Site L07 -067 1) C. McCullough YCL MCCULLOUGH HILL, Ps 701 Fifth Avenue, Suite 7220 Seattle, Washington 98104 206.812. Fax 206.812. email: jack @mhseattle.com www.mhseattle.co MCCULLOUGH HILL, Ps Courtney A. Kaylor S. OBEY CORPORATION 701 Fifth Avenue, Suite 7220 Seattle, Washington 98104 206.812.3388 Fax 2 06.812.3389 email: Courtney @mhseattle.com www.mhseattle.com Mikel Hansen Sr. V.P., Property Operations 206/277 -5249 direct 206/660 -5426 cell mikelh @sabey.com 12201 Tukwila International Blvd. Fourth Floor Seattle, Washington 98168 -5121 206/281 -8700 main line 206/282 -9951 fax line www.sabey.com TO: FILE FROM: REBECCA FOX SEE FILE # L07 -066 FOR COMPLETE APPLICATION MATERIALS City of Tukwila Washington Ordinance No. 02/S5 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ZONING CODE AMENDMENT 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; C: \Documents and Settings \All Users\ Desktop \Kelly \MSDATA \Ordinances \L07 -065 and L07 -066 Sabey, Norfolk.doc ..[ 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 COUNC�I OF THE CITY,..QF TUKWIl WASHINGTON, at a Regular Meeting thereof this day of . .).p co, t} Q/' , 2007. ATTEST/ AUTHENTICATED: J e E. Cantu, CMC, City Clerk Attachment: Exhibit 1- Exhibit 2- Exhibit 3- Steven M. Mullet, Mayor Filed with the City Clerk: 1 - Passed by the City Council: 1 - 19 Published: - 0 7 Effective Date: /,Z - // - 4 7 Ordinance Number: oZ / 15 Description of Property Map: Comp Plan Amendment L07 -066, Rezone L07 -067 Planning Commission Staff Report, October 27, 2007, Findings and Conclusions C: \Documents and Settings \All Users\ Desktop \Kelly \MSDATA \Ordinances \L07 -065 and L07 -066 Sabey, Norfolk.doc nT •Ire., 11 /77 /7(1117 Paee 2 EXHIBIT 1 File No.: 10948399 THAT PORTION OF TIMOTHY GROW'S 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 8B °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 B EARS 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 °46'32" 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 1,184:34 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 19'16" WEST 429.64 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID GOVERNMENT LOT 8; EXHIBIT 1 Page 2 of 6 File No.: 10948399 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 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 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 °5925' 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 89'5045" 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 0013'12" WEST, ALONG THE WEST UNE 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 8840'52" EAST, ALONG SAID SOUTH LINE, 57.98 FEET TO AN INTERSECTION WITH THE NORTHERLY MARGIN OF SAID SOUTH NORFOLK STREET; THENCE SOUTH 66110'17" WEST, ALONG SAID 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 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; EXHIBIT 1 He 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 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 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 011'24' EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF; THENCE NORTH 01124° 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 8910'54" WEST FROM THE POINT OF BEGINNING; THENCE SOUTH 8910'54" EAST PARALLEL WITH THE SOUTH UNE 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 0'2124" EAST 989.77 FEET FROM THE SOUTHEAST CORNER THEREOF: THENCE NORTH 011'24" EAST ALONG SAID EAST LINE 174.85 FEET; THENCE DUE WEST TO NE 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 07312' 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 23'39'16" WEST ALONG SAID MARGIN TO A POINT WHICH BEARS NORTH 89'58'12 WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 89'5812" 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 end 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, 1985, under Recording Number 5858835. 4. Matters disclosed on survey done by the Berghausen Consulting Engineers. Inc., dated January 28.2Q07, 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 lines. b) Chain link fences of unknown appurtenance along perimeter boundaries do not conform to the actual property fines. Page 6 of 6 EXHIBIT 2 City of Tukwila Comp Plan Amendment L07.066 Rezone L07-067 Proposed Rezone & Comp Plan Amendment from MIC/H to LI MIC/H to LI 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 C:\Documents and Scttings\All Users\ Desktop\ KeIty'MSDATAAOrdinances\Exhibit 3 to L07 -065 and L07 -066 Sabey.doc RF:knn 11/28/2007 Page 1 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. C:IDocuments and SettingsAJI Users Desktop Kelly\MSDATAIOrdinances\Exhibit 3 to L07 -065 and L07 -066 Sabey.doc RF:ksn 11/28/2007 Page 2 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 Comprehensive Plan, C: Documents and SettingsA1l Uxrs\ DesAt op UCelly\MSDATA \Ordinances\Exhibit 3 to L07 -065 and L07 -066 Sabel•.doc RF:ksn 11/28/2007 Page 3 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 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. C:1Documents and Settings A l UsersMesktop Telly 4MSDATA\OrdinancestExliibit 3 to L07 -065 and L07 -066 Sabey.doc RF:ksn 11/28/2007 Page 4 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. C:\Documents and Settings\All UserslDesktop\ Kelly\MSDATA \Ordinances\Exhibit 3 to L07 -065 and L07 -066 Sabey.doc RF:ksn 11/28/2007 Page 5 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. Published Seattle Times: December 6, 2007 J/ e E. Cantu, CMC, City Clerk 4 City of Tukwila Washington Ordinance No. o? (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; C: \Documents and Settings \All Users \ Desktop \ Kelly \MSDATA \ Ordinances \MIC -H to LI #L07 -067 Sabey.doc GL:ksn 11/28/2007 Page 1 of 1 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 OF THE CITY p,F TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of Q.ca „n h Q / ' , 2007. ATTEST/ AUTHENTICATED: J e E. Cantu, CMC, City Clerk Steven M. Mullet, Mayor Filed with the City Clerk: ) - Passed by the City Council: 1 '--3- O Published: /2- 6 - D 7 Effective Date: i, - // • 0 7 Ordinance Number: 02 / 8 Attachment: Exhibit 1- TMC Figure 18.3, "Special Height Exception Areas" C: \Documents and Settings \All Users\ Desktop \Kelly \MSDATA \Ordinances \MIC -H to LI #L07 -067 Sabey.doc GL:ksn 11/28/2007 Page 2 s ttttt 3180th St Special Height Exception Area Up to ten (10) stades allowed Special Height Exception Area: Up to ten (10) stories allowed Special Height Exception Area: Up to six (8) stories allowed Special Height Exception Area: Up to four (4) stories allowed Special Height Limition Area: Limited to no more than six (6) stories Exhibit 1 <>, N FIGURE 18 -3 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 /�...� I Jane E. Can r,..CMC, ity Clerk HEARING DATE: NOTIFICATION: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: ZONING: STAFF: ATTACHMENTS: Rf Ciiy of Tukwila Department of Community Development 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. COMPREHENSIVE PLAN: Manufacturing/Industrial Center —Heavy (M/IC -H) Manufacturing /Industrial Center —Heavy (M /IC -H) SEPA DETERMINATION: Determination of Non - Significance issued, 10/17/07 Rebecca Fox A. Comprehensive Plan Amendment Application ( #L06 -095) B. Rezone Application ( #L06 -096) 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 Steve Lancaster, Director 10/19/2007 6300 SouthcAl"enouYevar' `niO Yrk' dr''relki4 tYa,``Wa ngfoni•V$T 8 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 FINDINGS Sabey -- PCStaffRpt - -L07 - 066 -- 10.17.07. doc 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. 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 Rf 2 10/19/2007 Q:\COMP PLAN AMEND 2006- 20071Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc 0 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 Rf 3 10/19/2007 Q: \COMP PLAN AMEND 2006 - 2007 \Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc File # L07- 066 — COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE PLAN CRITERIA: Sabey-- PCStaffRpt - -L07- 066 -- 10.17.07. doc South —Light industrial, commercial office uses East — Railroad tracks, Airport Way S. and I -5 West —E. Marginal Way, Duwamish River, restaurant and commercial 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: • Goal2.1 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: Rf 4 10/19/2007 Q:\COMP PLAN AMEND 2006- 20071Sabey-- PCStaffRpt - -L07- 066-- 10.17.07.doc 0 • 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 Sabey-- PCStaffRpt - -L07- 066-- 10.17.07.doc 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." Rf 5 10/19/2007 Q: \COMP PLAN AMEND 2006 - 2007 \Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc 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 Rf 6 10/19/2007 Q:1COMP PLAN AMEND 2006 - 2007 \Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc 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. Rf 7 10/19/2007 Q: \COMP PLAN AMEND 2006 - 2007 \Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc 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). 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), 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. Rf 8 10/19/2007 Q: \COMP PLAN AMEND 2006- 20071Sabey-- PCStafTRpt - -L07- 066-- 10.17.07.doc Sabey--PCStaffRpt--L07- 066-- 10.17.07.doc 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 Rf 9 10/19/2007. Q: \COMP PLAN AMEND 2006 - 2007 \Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc Sabey-- PCStaffRpt - -L07- 066 -- 10.17.07. doc 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. Rf 10 10/19/2007 Q: \COMP PLAN AMEND 2006- 20071Sabey -- 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. RECOMMENDATION 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: Sabey-- PCStaffRpt - -L07- 066-- 10.17.07.doc 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 Rf 11 10/19/2007 Q: \COMP PLAN AMEND 2006 - 2007 \ Sabey-- PCStaffRpt - -L07- 066-- 10.17.07.doc Sabey-- PCStaffRpt - -L07 -066-- 10.17.07.doc 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. Rf 12 10/19/2007 Q:ICOMP PLAN AMEND 2006- 20071Sabey -- PCStaffRpt - -L07- 066-- 10.17.07.doc 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 ten (10) stories allowed Building Height Exception Areas ATTACHMENT A CITY OF TUKWILA Department of Community Develo 6300 Southcenter Boulevard, Tukwila, WA 98 8 . t r} Telephone: (206) 431 -3670 FAX (206) 434 d(re? E -mail: tukplan ®ci.tukwila.wa.us COMPREHENSIVE PLAN AMENDMENTS 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 I: \mv docs \AC Site \CompPlanChg- 06- 07.doc August 13, 2007 FOR STAFF USE ONLY Permits Plus Type: P-CPA Planner: Re b ea Fox File Number: - L...01—/06 (, Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: ATTACHMENT A CITY OF TUKWILA Department of Community Develo 6300 Southcenter Boulevard, Tukwila, WA 98 8 . t r} Telephone: (206) 431 -3670 FAX (206) 434 d(re? E -mail: tukplan ®ci.tukwila.wa.us COMPREHENSIVE PLAN AMENDMENTS 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 I: \mv docs \AC Site \CompPlanChg- 06- 07.doc August 13, 2007 0323049024 (port of) DRAFT Ref: Tax Lot Combined.cdr Associated Grocers Property Boundary Scale in Feet 925 (approximate) AG Grocers Site Seattle, Washington Tax Lot Parcel Numbers SAB-029-00 FIGURE 3 February 2007 Dalton. Olmsted & Fuglevand. Inc. 2 ii�rsri =� «TIrrtay;41 AREA = 1 265 135 SF MIR: u. MOIM • • I/nm COMM 7 4 r e A r--�r► --v a A F!ST. SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS L A. MANdIJAL. WAY 4. 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. C 4 \, \vte STATE OF WASHINGTON WRY A. HALL SATE OF WASHINGTON NOTARY —• — PUBLIC COMMON WOW 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, St., Seattle, WA 98118 for the purpose of application review, for the limited time necessary to complete that purpose. S. 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. EMITTED at Seattle ( WA (stitt),on August 9 ,2007 Print Name Address Phone Number Signature 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 A7--- 01 14, On this day personally appeared before me James N . (.Y larmon to me known to be the individual who executed the foregoing instrument and acknowledged that fictibs signed the same as hi& voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 9th DAY OF August 20 07 NOT Y PUBLI a . r the State of Washington Seattle on 12/1/9/09 residing at My Commission expires P. \Planning Forms \ Applications \Zonechng- 6.06.doc December 4, 2006 EXECUTED at Seattle WRY A. HALL STATE OF WASHINGTON NOTARY —• —MANX MP 0014181110N EXPIRES 13.104N P: \Planning Forms \ Applications \CompPlanChg -6- CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 43I -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON 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 10230 East Marginal Way South. Seattle. WA 98118 for the purpose of application review, for the limited time necessary to complete that purpose. S. 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. ss Print Name Address Phone Number (city), WA (state), on August 9 , 2007 Signature James N. Harmon, Treasurer of Sabey Corp.. Manager of 10230 East Marginal Way LLC 12201 Tukwila International Blvd..4th Fl. Seattle, WA 98168 206 - 281 -8700 'r On this day personally appeared before me James N . armor' to me known to be the individual who executed the foregoing instrument and acknowledged that fie it signed the same as hit= voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 9th DAY OF August 1 2007 NOTAR PUBLIC ' and . the State of Washington residing at Seattle My Commission expires on 12/19/09 December 4, 2006 D WORT 0 100 200 400 600 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 TRANSNATIOU TITLE INSURANCE COMPANY ORDER ND 870797. DATED JULY 26. 2001. THAT PORTION OF T. GROWS DONATION LAND CLAN IN SECTIONS 3 AND 4. TOWNSHIP 23 NORTH, RANGE a EAST. WILLAMETTE MERIDIAN, IN ICING COUNTY. WASHINGTON, AND OF GOVERNMENT LOT 1 IN SAID SECTION 3. AND OF THE A8ANOONED 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 MARKING THE INTERSECTION OF THE CENTERLINES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH. WHICH POINT BEARS NORTH BBIt'ST EAST 521.23 FEET FROM THE CONCRETE MONUMENT MARKING THE ANGLE POINT IN THE CENTERUNE OF SAID SOUTH NORFOLK STREET; THENCE SOUTH 8811'57' WEST ALONG 111E CENTERLINE OF SAID SOUTH NORFOLK STREET 37.33 FEET; THENCE SOUTH D14803 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 TOUCH CURVE BEARS SOUTH 3551'08" WEST 48.00 FEET. AND THE TRUE POINT OF BEGINNING: THENCE SOUTHERLY ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH. FOLLOVNG SAID ARC OF A CURVE HAVING A RADIUS OF 48.00 FEET, AN ARC DISTANCE OF 29.13 FEET TO A POINT OF TANGENCY; THENCE SOUTH 2122'39" EAST ALONG SAID WESTERLY MARGIN 1,129.01 FEET TO A POINT OF NIOENNG IN SAID AIRPORT WAY SOUTH: THENCE SOUTH 687721" WEST ALONG SAID MARGIN 35.00 FEET TO A POINT OF CURVE IN SAID MARGIN THE CENTER OF WHICH WEARS SOUTH 687721" WEST 880.00 FEET; THENCE SOUTHERLY ALONG SAID MARGIN FOLLOWING AN ARC OF A CURVE HAVING SAID RADIUS OF 88000 FEET. AN ARC DISTANCE OF 509.08 FEET TO A POINT OF WIDENING IN SAID AIRPORT WAY SOUTH; THENCE NORTH 781$'59" WEST ALONG SAID MARGIN 5,00 FEET; THENCE SOUTH 11'4601" WEST ALONG SAID MARGIN 221.60 FEET TO A POINT OF WIDENING IN SAID AIRPORT WAY SOUTH: THENCE NORTH 7813'59' WEST 3.00 FEET TO A POINT OF CURVE IN SAID MARGIN. THE CENTERLINE 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 PONT ON THE NORTH MARGIN OF THE BOEING ACCESS ROAD; THENCE SOUTH 0513'28' EAST ALONG SAID MARGIN 7.00 FEET; THENCE SOUTH 94'45•32" WEST ALONG SAID MARGIN 447.92 FEET TO A POINT OF CURVATURE OF A 10280 FOOT RADIUS CURVE TO THE RIGHT IN SAD 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' NEST ALONG SAID NORTHEASTERLY MARGIN 272.50 FEET TO A POINT OF CURVATURE OF A 1,194,34 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 233916" WEST 429.64 FEET. MORE OR LESS. TO THE SOUTH UNE OF SAID GOVERNMENT LOT R THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY TO AN INTERSECTION WITH THE NORTH LINE OF TIE SOUTH 200 FEET OF SAID GOVERNMENT LOT B. AS MEASURED ALONG TIE EAST UNE OF SAID GOVERNMENT LOT 8; 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 LINE OF SAID GOVERNMENT LOT 8 TO THE SOUTHEAST CORNER OF SAID GOVERNMENT LOT IN THENCE ALONG THE SOUTH UNE OF THE NORTHWEST QUARTER OF SAID SECTION 3, SOUTH 8897 EAST 267.88 FEET TO THE WESTERLY BOUNDARY LINE OF THE SEATTLE - TACOMA INTERURBAN RAILWAY RIGHT OF WAY; THENCE ALONG SAID WESTERLY BOUNDARY LINE NORTH 0811'15" WEST 738.75 FEET TO THE SOUTH LINE OF SAID T. GROWS DONATION LAND CLAN; THENCE SOUTH 8959'25" WEST ALONG SAID SOUTH LINE 157.64 FEET TO THE WEST UNE OF SAID SECTION 3; THENCE SOUTH 002512' WEST ALONG SAID WEST LINE 137.23 FEET; THENCE NORTH 8958'12" WEST TO A POINT PARCH BEARS SOUTH 8938'12' EAST 160.00 FEET FROM THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH; THENCE NORTH 23'39'16" WEST 181.29 FEET: THENCE NORTH 8930'45' WEST 168.16 FEET TO THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH; THENCE NORTH 2539'16" 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 RECORDING NUMBER 5388220•, THENCE NORTH B6O0'17' EAST ALONG SAID SOUTHERLY MARGIN 86207 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 8811'57" EAST ALONG SAID MARGIN 409.23 FEET TO THE TRUE POINT OF BEGINNING: EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWLA BY STATUTORY WARRANTY DEED 9703050465; TOGETHER WITH THAT PORTION LYING 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 002312" WEST ALONG THE WEST LINE OF SAID SUBDIVISION 30.00 FEET TO A POINT ON THE SOUTH I.NE Of THE NORTH 30 FEET IN WIDTH OF SAO SUBDIVISION AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 6640 EAST. ALONG SAID SOUTH LINE 57,98 FEET TO AN INTERSECTION WITH THE NORTHERLY MARGIN OF SAID SOUTH NORFOLK STREET. AN 6 WEST. WTERSECTONWIITH A UNE WHICH HIS 213 FEET WESTERLY. MEASURED MEASURED AT RIGHT ANGLES TO AND PARALLEL WITH THE WESTERLY MARGIN OF SAID PUGET SOUND ELECTRIC COMPANY RIGHT OF WAY; THENCE NORTH 081115' WEST. ALONG SAID PARALLEL UNE. 88.01 FEET TO A POINT WHICH BEARS NORTH 8640'52` WEST 140.07 FEET FROM THE TRUE PONT OF BEGINNING; THENCE SOUTH 88'4002" EAST 140.07 FEET TO THE TRUE POINT OF BEGINNING. CITY OF TURWRLN MIC/H ZONE AND CITY OF SEATTLE 102 U/85 -LIP 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 I 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 TLC CHAP 18.56 TOGETHER NTH THE FOLLOWING DESCRIBED PROPOERTY. PARCEL 1; THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 3. TOWNSHIP 23 NORTH. RANGE 4 EAST. WILLAMETTE MERIDIAN. IN RING COUNTY. WASHING TON LYING SOUTH OF THE SOUTH LINE OF THE TIMOTHY GROW DONATION LAND CLAIM AND WEST OF THE RIOT OF RAY OF PUGET SOUND ELECTRIC RAILWAY. PARCEL L 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 8 AT A POINT WHICH IS NORTH 0'21'24' EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF: THENCE NORTH 021'24" EAST 189.77 FEET; THENCE WEST 375 FEET. MORE OR LESS. TO THE NORTHEASTERLY LINE OF STATE ROAD ND. 1 AS NOW ESTABLISHED; THENCE SOUTHEASTERLY ALONG SAID ROAD LINE 205 FEET. MORE OR LESS TO A PONT WHICH BEARS NORTH 89.20'54' VEST FROM THE POINT OF BEGINNING; THENCE SOUTH 89 EAST PARALLEL 51714 THE SOUTH LINE OF SAID GOVERNMENT LOT IL 285 FEET. MORE OR LESS, TO THE PONT OF BEGINNING PARCEL 1 THAI PORTION OF GOVERNMENT LOT 0. 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 AT A POINT WHICH IS NORM 0'21'24" EAST 389.77 FEET FROM THE SOUTHEAST CORNER THEREOF; THENCE THENCE DUE 2 WEST TO THE NORTHEASTERLY N 174.65 FEET; NORTHEASTERY EAST E OF PRIMARY STATE 16GHWAY NO. I AS ESTABUSNED BY DEED TO THE STATE OF WASHINGTON. RECORDED UNDER RECORDING NUMBER 3440535. N KING COUNTY. WASHINGTON; THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY UNE 195 FEET. MORE OR LESS, TO A PONT DUE WEST OF THE POINT OF BEGINNING: THENCE EAST 395 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. PARCEL 4: THAI PORTON OF SECTION 4, TOYNSIRP 23 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN N KING COUNTY. WASHINGTON, OESCRWE9 AS FOLLOWS BEGINNING AT THE INTERSECTION OF THE SOUTH LINE Of THE I. GROWS DONATION LINO CLAW OATH THE EAST UNE OF SAID SECTION 4; THENCE SOUTH 0`23'12' WEST ALONG SAO EAST UNE 137.23 FEET TO THE TRUE POINT OF BEGINNING: THENCE SOUTH 0 WEST 20.00 FEET; THENCE NORTH 89 WEST 44801 FEET TO THE EASTERLY MARGIN OF EAST MARGNAL WAY SOUTH; THENCE NORTH 53'38'18" WEST ALONG SAID MARGIN TO A PONT WHICH BEARS NORTH 89'58'12' WEST FROM THE TRUE POINT OF BEGINNING: THENCE SOUTH 89'58'12" EAST TO THE TRUE POINT OF BEGNNING. 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 00 50 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 CER761CATION MAY BE NEEDED TO VERIFY THIS OE TERMINATION OR APPLY FOR A VARIANCE FROM THE FEDERAL MANAGEMENT AGENCY. ZONE 'IC IS DEFINED AS AREAS DETERMINED TO BE OUTSIDE THE 500 YEAR FLOW /PLAN. 3. THIS SITE CONTAINS 2407.469 SOUARE FEET OR 5527 ACRES. MORE OR LESS NOTES V l TUK WI LA 1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. 1Gµ \ GPM ST SEA TTLE S NORFOLK ST SITE VICINITY MAP ) N.T.S. 1 \ / LAKE WASHINGTON BOEING ACCESS RD RENTON A g a I- w r- z u O II N Ida w O {) a Y z w 0 g u Z 1� a O z Z a U) ` e� z c Y) M w IY O. O U SCALE: l'.200 SEE SHEET C2 FOR LARGER SCALE SITE PLAN Cl SHEET NO. L TH co z w YJ > < of o C er Q � REVISIONS: APPD. DATE: JULY, 2007 DESIGN: JNM DRAWN: DAF CHECKED: REVISION NUMBER: PROJECT NUMBER: DASC00000030 DRAWING FILE: ECIM0010ASC000000J0 R- 310.71' 1-131.98' A - 2211Y0 LA5:T LIT 1. GT )L4 :� 7.05. LEASE AR:5 -. I . ;': '[ASEirEA' afe; SS1 Si.AE 20' :05,1 ¶01 (MAC, £atMEN7 — 14ER -p 5 7.0 :RACKS Ar :. .1.:V..3.30 A .23.50 N- 340.71' 1-131.96' A -2211 i0 0 50 100 200 300 e 125 ION. SECCIOVO4:NANDSCAPING 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 125' MIN. FRONT LANDSCAPING NOT6 RIVER OHMW R- 1164.4' 6.121113Y Z 1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. : I" - , R■52195' L- 656.36' 1 A . 7390'121 t R- 102.50' 1- 150.50' 4.6312'45 m I A I c REVISIONS: APPD. DATE: JULY, 2007 DESIGN: JAM DRAWN: DAF CHECKED: REVISION NUMBER: SCALE: 1 PROJECT NUMBER: DASC00000030 DRAWING FILE: ECDADO2DASC00000030 SHEET NO. C2 nv 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 ' ' ` ' 1 !AUG 13 2007 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 0-1 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 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 /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 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 ATTACHMENT B ZO IN CODE AMENDMENTS 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: Date: August , 2007 L \mv ctocs \AG Site \ZoneChng- 12- 06.doc August 13, 2007 FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: TJE (-G A CO File Number: Li) ' 1 — 0 6 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 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 ATTACHMENT B ZO IN CODE AMENDMENTS 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: Date: August , 2007 L \mv ctocs \AG 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: _ light industrial (warehouse & distribution), office Proposed: _ light industrial, office, retail, lodging entertainment (for proposed changes in land use designations or rezones) L \mv docs \AG Site \ZoneChng- 12- 06.doc August 13, 2007 0 z la 0 W J I 0323049024 (pot of 0003400042 DRAFT Ref: Tax Lot Combined.cdr Associated Grocers Property Boundary 0 Sca le in Feet 328 (approximate) AG Grocers Site Seattle, Washington Tax Lot Parcel Numbers SAh3 -029.00 FIGURE 3 February 2007 Dalton, Olmsted & Euglevana. tnc. 11111 111t1/4111211214 3301 NORFOLK ST. SABEY PROPERTY CITY OF TUKWILA AND /MTV AC' CCATTI r 7AWIkI( ADCAC A. MARb/NML WArY 0. 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 Ht\ • Tar G E M ENT E AINCYEU7 RIMER OHNM PV•P"'"••°61.E.M 0 100 200 400 600 AJ a D BOWS ACCESS (i 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 DESOtlPROMS PER TRANSAADON TITLE 0191RAMCE CONPANY ORDER NO 870797, DATED JULY 211. ION. THAT PORTION OF 7. GROWS DONATION LAND CLAN IN SECTIONS 3 AND 4. TOWNSHIP 23 NORTH. RANGE 4 EAST. WILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON. AND OF GOVERNMENT LOT I 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 5 AND 9 IN SAD SECTION 4. DESCRIBED AS FOUATS: REGAINING AT THE CONCRETE MONUMENT MARKING THE INTERSECTION OF THE CENTERLINES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH. WHICH PONT BEARS NORTH 114111 EAST 521.23 FEET FROM THE CONCRETE MONUMENT MARRING THE ANGLE POINT N THE COMMUNE OF SAD SOUTH NORFOLK STREET; THENCE SOUTH NR'IT'Sr TEST ALONG THE CENTERLINE OF SAID SOUTH NORFOLK STREET 37.33 FEET; THENCE SOUTH 01'48'03' EAST 4LOD FEET TO THE INTERSECTION OF THE SOUTHERLY 'AARON 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 3351'06" WEST 46.00 FEET. AND THE TRUE POINT CIF BEGNNNO THENCE SOUTHERLY ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH. FOLLOWING SAD ARC OF A CURVE HAVING A RADIUS OF 46,00 FEET. AN ARC DISTANCE OF 29.13 FEET TO A POINT OF TANGENCY; THENCE SOUTH 212739 EAST ALONG SAID WESTERLY MARGIN 1.12801 FEET TO A POINT OF WDDONG IN SAID AIRPORT WAY SOUTH: THENCE SOUTH 6r3r21• WEST ALONG SAD MARGIN 35.00 FEET TO A PONT OF CURVE IN SAID MARGIN THE CENTER OF 134 OT BEARS SOUTH 653r21' WEST 66000 FEET; THENCE SOUTHERLY ALONG SAID MARGIN FOLLOWING AN ARC OF A CURVE HAVING SAID RADIUS OF moo FEET. AN ARC DISTANCE OF 509.05 FEET TO A POINT OF MONO IN SAID AIRPORT WAY SOUTI2 THENCE NORTH 761359 WEST ALONG SAID MARGIN SOO FEET: THENCE SOUTH 11450r TEST ALONG SAID MARGIN 221.60 FEET TD A POINT OF WOOING IN SAID AIRPORT WAY SOUT: THENCE NORTH 781359 WEST 100 FEET TO A POINT OF CURVE IN SAD MARGIN. THE CENTERUNE OF WHICH BEARS NORTH 7813'59' WEST. 522.95 FEET; THENCE SOUTHERLY AND WESTERLY ALONG SAID CURVE AND MARGIN AN ARC DISTANCE CF .665.35 FEET TO A POINT ON THE NORTH MARGIN OF THE BOEING ACCESS ROAD; THENCE SOUTH 0513'26' EST ALONG SAID MARGIN 7.00 FEET: THENCE SOUTH 6445'32' WEST ALONG SAID MARGIN 447.92 FEET TD A POINT OF CURVATURE Of A IDLED FOOT RADIUS CURVE TO THE RIGHT IN SAID MARGIN: THENCE WESTERLY AND NORTHERLY ALONG SAO CURVE AND MARGIN 15050 FEET TO A PONT CF TANGENCY ON THE NORTHEASTERLY MARGIN OF EAST MARGIN/U. WAY; THENCE NORTH 11'2042' EST ALONG SAID NORTHEASTERLY MARGIN 272.50 FEET TO A PONT OF CURVATURE OF A 1.164.34 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 237015' EST • 42964 FEET. MORE OR LESS, TO THE SOUTH UNE OF SAID GOVERNMENT LOT 6: THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN Of EAST MARGINAL WAY TO AN GOVERNMENT LOT 8, AS WTH THE NORTH LINE OF THE SMITH 200 MEASURED ALONG THE EAST UNE OF SAID OF T GOVERNMENT LOT 6; THENCE EAST PARALLEL TO THE SOUTH LINE OF SAID GOVERNMENT LOT B TO DE EAST LINE OF SAID GOVERNMENT LOT R THENCE SCION ALONG THE EAST UNE Of SAID GOVERNMENT LOT 8 TO THE SOUTHEAST CODER OF SAID GOVERNMENT LOT 6; THENCE ALONG THE SOUTH UNE OF THE NORTHWEST QUARTER OF SAID SECTION 3. SOUTH 66TTr56 E AST 267.85 FEET TO THE WESTERLY BOUNDARY UNE Of THE SEATTLE- TACOMA INTERURBAN RAILWAY RIGHT OF WAY. THENCE ALONG SAID WESTERLY BOUNDARY UNE. NORTH 0611'15 EST 73675 FEET TO THE SOUTH UNE OF SAID T. GROWS DONATION LAND C.AIR THENCE SOUTH 6959'25" WEST ALONG' SAID SOUTH LINE 157.64 FEET TO THE EST UNE OF SAID SECTION A THENCE SOUTH 001312' WEST ALONG SAID EST ME 137.23 FEET; 16� FEET FROM THE EASTERLY TO A POINT EASTEtLYMARGIN OF EAST MARGINAL WAY SOUTH; THENCE NORTH 23'3916 WEST 181.29 FEET; THENCE NORTH I0'S0'45' EST 160.18 FEET TO THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH: THENCE NORTH 2379'16' BEST 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 5306220; THENCE NORTH 88•0'17' EAST ALONG SAID SOUTHERLY MARGIN 55207 FEET TO A POINT CF CURVE: THENCE EASTERLY ALONG SAID MARGIN. FOLLOWING AN ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 34071 FEET. AN ARC DISTANCE OF 131.96 FEET TO A POINT OF TANGENCY: THENCE NORTH 6W11'sr EAST ALONG SAID MARGIN 409.23 FEET TO THE TRUE POINT OF REG/NINO EXCEPT THAT PORTION THEREOF CONVEYED TO THE OTT OF TUKWILA BY STATUTORY WARRANTY SEED 9703050486; TOGETHER WITH THAT PORTION LYING NORTH OF SGUT71 NORFOLK STREET DESCRIBED AS FOLLOWS: COMMENCING AT DIE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE NOR ST LITE OF SE TM SATO SUBONSIONON 30.00 FEET THENCE ALONG TO A PONT ON THE SOUTH LINE OF THE NORTH 30 FEET IN WIDTH OF SAD SUBDIVISION AND THE TRUE POINT OF BEGINNING; THENCE SOUTH 654052 EAST, ALONG SAID SOUTH UNE 57.95 FEET TO AN NTERSECTON WIN THE NORTHERLY MARGIN OF SAID SOUTH NORFOLK STREET; THENCE SOUTH 6RD01r ESL ALONG SAID NORTHERLY MARGIN, 20161 FEET TO AN INTERSECTION WITH A LINE WHICH IS 213 FEET WESTERLY. MEASURED AT RIGHT ANGLES TO AND PARALLEL WITH THE WESTERLY MARDI OF SAID PUCET SOUND ELECTRIC COMPANY RIGHT OF WAY. THENCE NORTH arms WEST. ALONG SAID PARALLEL UNE. 88.01 FEET TO A PONT MOM REARS NORTH 664052 WEST 140.07 FEET FROM THE TRUE POINT OF EGNWING; THENCE SOUTH 8540'52 EAST 140.07 FEET TO THE TRUE POINT OF BEGINNING. ON OF TUKWILLA MIC/H ZONE AND CITY OF SEATTLE IC2 U/B5 °LI" BASIC DEVELOPEMENT STANDARDS SETBACKS TO YARDS (YNNUM) FRONT 25 FEET SECOND FRONT 12.5 FEET REAR 5 FEET LANDSCAPE REQUIREMENTS (MINNUY) FRONT 21.5 FEET SECOND FRONT 125 FEET REAR 5 FEET OFF STREET PARKING (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 I PER 1,000 SF SEE NC CHAP. 18.56 TOGETHER WIN THE FO DWRG DESCRIBED PROPOERTM. PARCEL I: THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 3, 109NSHIP 23 NORTH. RANGE 4 EAST, WILLAMETTE MER041N, 04 KING COUNTY, WASIINGTOL LYRIG SOUTH 0f T[ SOON LINE OF THE TNDTNT GROW DONATION LAND CLAIM AND WEST OF THE RIGHT Of WAY OF PUGET SOUND ELECTRIC RAILWAY. PARCEL 2: THAT PORTION CF GOVERN NT LOT 4 SECTION 4. TOWNSHIP 23 NORTH, RANGE 4 EAST. WILLAMETTE MERIDIAN. N KING COUNTY. WABWIGTO. DESCRIED AS FOLLOWS BEGINNING ON TIE EAST LIME OF SAID COMMENT LO7 I AT A POINT WW1 6 NORTH 72124' EAST 200 FEET FROM TOE SOUTHEAST CORKER THEREOF THERE NORTH •2114' EAST 18177 FEET; THENCE WEST 375 FEET. MORE OR LESS. TO OE NORTHEASTERLY LIE Of STATE ROAD NO 1 AS NOW ESTABUSIHEO: THENCE SOUTHEASTERLY ALCM STUD ROAD LINE 205 FEET, MORE OR LESS TO A PONT WHICH BEARS NORTH 59'20'54' TEST FROM TOE PENT OF 9EGIOOG; THENCE SOUTH I•2064 EAST PARALLEL WTI' THE SOUTH LINE OF SAID FAVEORMDIT LOT B. 265 FEET. MORE OR LESS. ro THE PINT OF BEFD1010 PARCEL Y THAT PORTON OF GOVERNMENT LOT N. SECTION 4. TOWNSHIP 23 NORTH. RANCE 4 EST. WgLANETTE MERDMNL IN KING comm. WA9INGTON, DESCRIBED AS RUMS: BEGlIWMG ON THE EAST UNE OF SAID GOVERNMENT LOT AT A PONT TWCI 6 moons o•DYP EAST 3E77 FEET FROM THE SOUTHEAST CORNER THEREOF; THENCE NORTH 721'24' EAST NANO SAID EAST LINE 174.55 FEET: THENCE DUE WEST TO THE NORTHEASTERLY UNE OF PRIMARY STATE IaONWAY NO I AS ESTABLISHED BY DEED TO THE STATE OF WASHINGTON. RECORDED UNDER KOMODIO NOW 3440536 IN SING CONTE WSIDISTON: THENCE SOUTHEASTERLY ALONG SAID NOROESSTERLY LINE ILLS FEET, MORE OR MESS. TO A PANT SUE WEST OF THE PONT OF WEO1NNG THENCE EAST 395 FEET. YORE OR LESS. TO THE PONT OF BECDONIO PARCEL 4: • THAT PORTION OF SECTION 4, MEOW 23 NORTH. RANGE 4 EAST. ELA/ ETTE MERIDIAN. N WG CCNTY. WASHINGTON. DESCRIBED AS FOLLOW& SEWING IT THE INTERSECTION OF THE SOUTH LINE OF THE T. CROWS DONATOR LAND CUM WIN THE EAST LARNE OF SAID SECTION 4: THENCE SOUTH 0 EST ALONG SID EAST UNE 137.23 FEET TO THE TRUE PENT OF BECLDDMG THENCE SOUTH •23'12 EST 2000 FEET; THENCE NORTH 875072 EST 44WA1 FEET TO DARE EASTERLY MARGIN OF EAST MARGINAL WAY SEIM THENCE NORTH 2•3915 EST ALONG SAID MARGIN TO A PONT WHICH BEARS NORTH 69 WEST FROM THE TRUE PONT OF 010N80ID: THENCE SOUTH 69•5512 EAST TO THE TRUE POINT OF REAINNO GENERAL NOTES 1. CALL 1 -800- 424 -5555 NOT LESS THAN 48 HOURS BEFORE REWIRING EXCAVAONS WHERE ANY UNDERGROUND FAILURE 00 AR COULD MEAN BENG REPAIR LOCATED. T. UP TO THREE TINES THE COST OF REPNRS TO THE SEVTCE. 2. BY GRAPHIC PLOTTING OILY, THIS A,L.T.A. SITE SITUATES IN ZONE '0' OF THE FLOOD INSURANCE RATE MAP NO 5303300645 F, COMMUNITY PANEL NUMBER 645 OF 1725 WH101 BEARS AN EFFECTVE DATE OF MAY 16, 1995. NO FELD SURVEYING WAS PERFORMED TO DETERMINED THESE ZONES AND AN ELEVATION CERTmCATiON MAY BE NEEDED TO VERIFY THIS OEIERYNATON OR APPLY FOR A VARIANCE FROM THE FEDERAL MANAGEMENT AGENCY. ZONE 7f IS DEFINED AS AREAS DETERMINED TO BE OUNCE THE 500 YEAR FLOODPLAIN. 1 THIS SITE CONTAINS 2,407,469 SQUARE FEET OR 5527 ACRES. MORE OR LESS NOTES TUKWILA CMLGPN 51 SEATTLE 1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. S NORFOLK ST VICINITY MAP ( N.T.S / LAKE ■ WASHINGTON \ \ BOEING ACCESS RD RENTON 'AUG 13 2007 SEE SHEET C2 FOR LARGER SCALE SITE PLAN D i a. Z • W O w y W cc O • ( CC Z O W 2 I-- Apo= z � o � • LL a U ZW� c� < A REVISIONS: APPD. DATE: JULY. 2007 DESIGN: AN DRAWN: DAP CHECKED: REVISION NUMBER: SCALE: l'.200' PROJECT NUMBER: DASC00000030 DRAWING PILE: ECW0O1OASC00000030 SHEET NO. Cl OP 2 R.340.71' 1.131.98' A . 2211'4 RA340.71' L.131.9V A .2211'40 : CY ADC LEASE AR�A RCC 40 8451 .'90]1. NORTH r 0 50 100 200 300 20 ESL# i?AC!' EASERENT 1 C'.00 :0:00222 10A4M A R cr.= 12S 16N. 5E 5314510 (t ,Nl05CAPING y 71 12S' SECOAD 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 12 104. FRONT 1ANDSCAPOIC RIVER 0141.1W oto RA1154.34' L.254.44' A - 121613' R- 522.88' f L- 656.75' A. »V0 • • R.102.00' 1.150.50' A 352'R5 N s pa REV �L,R A CURRENTLY OF T IJY•, !''f 1 . 1 HIs Is A NON-PROJECT ACTION AND BUILDINGS . RE NOT PROPOSED. 'AUG 13 2001 PiEfiWtis C.; o. w z W • w re • 6l. J a w O • O z • Z W Z a (0 < • r LLL1 • CY) LU a U REVISIONS: APPD. DATE: JULY. 2007 DESIGN: JAN DRAWN: DAF CHECKED: REVISION NUMBER: SCALE:1'e1O0' PROJECT NUMBER: DASC00000030 DRAWING FILE: ECW0020AS000000030 SHEET NO. C2 OF 2 z o � 1- 0 I 0 0 m (IS F- City of Tukwila City Council Regular Meeting Minutes CONSENT AGENDA UNFINISHED BUSINESS Mayor Mullet asked for comments from the public regarding this issue. rage ,1 or September 17 2007 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. 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).* 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. • 13. NAP4/NRL WRY 4. 1 4IbNAI4$2 EI'J y 10.1.2007 FULLER SEARS CONCEPTUAL SITE PLAN SOUTH SEATTLE SITE PRIMARY CIRCULATION SECONDARY CIRCULATION PERIMETER ROADWAYS SABEY CORP. ATTACHMENT D 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. 1 us I I usv5 awn ...g so I 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 RECEIVED AUG 13 2007 °trier 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 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 defmitive, 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 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. Figure 1. Subject property and immediate transportation access ikrling ItTL . 14ACI 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 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 • How the potential commercial development on the subject site will effect other commercial uses in Tukwila 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 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. • 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. 2 From the City of Tukwila "Comprehensive Plan Amendments" application. Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 7 • 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? 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? Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 8 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 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. Sabey Corporation Comprehensive Plan Amendment 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 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 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 10 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 Table 5. Manufacturing employment forecast, King County, 2004 -2014 Industry 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 Estimated Employment 2004 2009 2014 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 5,700 6,500 2,000 5,800 9,300 2,800 800 3,800 27,200 13,400 2,000 200 3,100 2,100 1,800 4,600 5,200 6,100 1,700 5,500 9,100 2,600 900 3,900 26,800 12,200 1,800 200 3,100 2,200 2,000 5,300 5,700 6,700 1,900 5,500 9,400 2,700 900 4,000 27,400 13,000 2,000 200 3,100 2,400 1,800 4,900 August 9, 2007 Page 11 Change 2004 to 2014 Number Percent AAGR 6,900 6,500 3,000 1,300 500 500 400 300 300 200 200 -100 -100 400 1,200 200 0 0 -100 -200 -700 7% 0.6% 8% 0.8% 8% 0.8% 42% 3.6% 38% 3.3% 10% 0.9% 7% 0.6% 18% 1.6% 5% 0.5% 2% 0.2% 8% 0.7% -11% -1.2% -3% -0.3% 1% 0.1% 10% 0.9% 11% 1.1% 0% 0.0% 0% 0.0% -5% -0.5% -10% -1.0% -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 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 Total 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: Sabey Corporation Comprehensive Plan Amendment 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 Sabey Corporation Comprehensive Plan Amendment 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 Sabey Corporation Comprehensive Plan Amendment 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 Sabey Corporation Comprehensive Plan Amendment 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. 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. Sabey Corporation Comprehensive Plan Amendment 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 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 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 18 include: • 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, 5 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. I • . - • i O. • 1 4: 7 7- b .„ ^ '' ir4k 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) O 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 MEETING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: ATTACHMENTS: City of Tukwlla Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE CITY COUNCIL September 17, 2007 Notice published in the Seattle Times, 9/6/07 Notice of application (mailing & site posting), 8/30/07 L07 -066 (Comprehensive Plan Amendment) L07 -067 (Rezone) Mikel Hansen/Sabey Corporation 1) Emergency Amendment Consideration 2) Change Comprehensive Plan/Zoning Map from Manufacturing Industrial Center/Heavy (MIC -H) to Light Industrial (LI) 3301 S. Norfolk St., and 10230 E. Marginal Way S.6550 and 6542 Southcenter Boulevard Manufacturing /Industrial Center —Heavy (M/IC -H) Manufacturing/Industrial Center —Heavy (M/IC -H) Rebecca Fox A. Project Map B. Aerial Map C. CAP minutes (8/28/07) D. TMC 18. 80.020 — Docketing Procedure E. Findings of Emergency (8/13/07) F. ECONorthwest Study (8/9/07) G. Comprehensive Plan Amendment application H. Rezone application Rf 1 8/27/2007 Q: \COMP PLAN AMEND 2006 - 2007 \SABEY -- CCstaffreport-- 9.10.07-- #3.doc Steven M Mullet, Mayor DISCUSSION 2007 Process to Date FINDINGS 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. Project History 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 36.5 acres immediately south of Boeing Field. (Attachments A and B) The CAP was briefed on August 28, 2007, and the issue was forwarded to the City Council. (Attachment C) 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. After holding a public meeting and taking comments, 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. The City Council will not decide on the merits of the request at this point. Rather, it is asked to decide whether or not to refer the request to the Planning Commission for further review and a recommendation. If the Council decides to forward the application to the Planning Commission, staff will prepare a report, and 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. Rf 2 08/27/2007 Cl• \CYIMP PT AN AMFNTl7fNl(- 7(N17 \CARFV....CC taffrennrt__9 1f (17_ - #1 dnc After Planning Commission review, the City Council would hold a public hearing and take action prior to December 31, 2007. 1) BACKGROUND:Request for "Emergency" Amendment 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. "EMERGENCY" AMENDMENT CRITERIA 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 D) describes the docketing procedure, including the criteria for the emergency amendment. Per TMC 18.80.020, 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. Attachment E and F are the applicant's "Findings of Emergency" and an economic study by ECONorthwest. The "Findings" support considering the proposed amendment as an emergency based on Criterion #2 above to "Support the social, economic or environmental well -being of the City." The primary justification includes: • recent changes in sales tax sourcing rules that allow sales tax to accrue to the jurisdiction where a product is delivered, rather than the jurisdiction where it is purchased; • economic benefits of prompt action including employment opportunities and new development; • importance of coordinating land .use approvals with Seattle, and the benefits to Tukwila in taking a timely lead in this endeavor. 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, rather than being reviewed in an entirely new process. 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. Rf 3 08/27/2007 rt.\rnAAD Di A XT A AAL 1nnA_1nn7\c a RFV__CCetaffi-ar rt - -O i 11 117- -ft'2 rinrn CONCLUSIONS — Emergency Amendment The recent changes in sales tax sourcing rules that allows sales tax to accrue to the jurisdiction where a product is delivered, rather than the jurisdiction where it is purchased. This change supports prompt the consideration of this request since it addresses the loss of warehousing/distribution income and employment. As noted in the application, the property is split between Tukwila and Seattle. Considering the proposed amendment in 2007 will ensure that Tukwila's review is coordinated with Seattle, and is not delayed by Seattle's process. Since no action has been taken on Comprehensive Plan amendments yet this year, the proposal could be added to the existing amendments and a coordinated decision could be made on all three before December 31, 2007. Recommendation--"Emergency" Amendment Staff recommends considering the proposed amendment as an "emergency" and including it in the review process for 2007. Alternatives for Action In making a threshold decision, the Council will not address the substance of the request at this point. Rather, the City Council will decide whether to forward the request to the Planning Commission for further consideration. The City Council's threshold alternatives include the following: • Refer the proposal as is to the Planning Commission for further review; • Modify the proposal and refer it to the Planning Commission for further review • Defer consideration until a late time; • Reject the proposal 2) BACKGROUND: Request for Amendment from MIC -H to LI The Sabey Corporation proposes to amend the Comprehensive Plan and Zoning map designations on approximately 36.5 acres in the Tukwila Manufacturing/Industrial Center immediately south of Boeing Field from Manufacturing/Industrial Center —Heavy (M/IC -H) to Light Industrial (LI). (Attachment G and Attachment H). Tukwila's Manufacturing/Industrial Center is one of four such centers confirmed by King County's County Wide Planning Policies. 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 light industrial and non - industrial uses. An LI Comprehensive Plan and zoning designation would permit a broader range of uses than currently permitted in the MIC/H zone. SEPA review and a traffic study were prepared based on a development scenario that could include approximately 700, 000 square feet of office development, 550, 000 square Rf 4 08/27/2007 nArnTiD Dr A XI e TitRXTfI ',nnA_1nm\c e RF V-- rrctaffrPni,t - -9 1 n dlnc feet of retail development; 80, 000 square feet of lodging (hotel), 60, 000 square feet of entertainment use (theatre), and 100, 000 square feet of warehousing and manufacturing. (p. 5, Attachment G) Vicinity /Site Information The entire property is approximately 64 acres in area, and is split between Tukwila and Seattle, with the majority (approximately 57% or 36.5 acres) in Tukwila, and the remainder (approximately 43% or 27.5 acres) in Seattle. If the proposal is approved, the property would remain divided between Tukwila and Seattle. The property is located on the eastern edge of Tukwila's Manufacturing/Industrial Center, and is immediately south of Boeing Field. The entire property is well - served by roads, and bounded by S. Norfolk Street on the north, Airport Way on the east, E. Marginal Way S. on the west. Direct access to I -5 is available via the Boeing Access Road at the south end. In general, the portion of the property that is located in Tukwila occupies the western part of the property. Surrounding Uses within 1, 000 feet are: North— 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 THRESHOLD REVIEW CRITERIA The following should be used in deciding whether to forward the request to the Planning Commission for further study, rather than on the substance of the request. 1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? 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. Recent changes in sales tax sourcing support transitioning from warehouse to other uses. The MIC seen as the focus of significant industrial activity. • 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. Rf 5 08/27/2007 n•\COMP PLAN AMEND 2006 - 2007\ SABEY -- CCstaffreport-- 9.10.07-- #3.doc 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: • 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: • Goal2.1 Continuing enhancement of the community's economic well -being The City should consider land use changes for warehouses if a there is a change in sales tax sourcing rules. This change has occurred. Under prior law, the jurisdiction where a product originates receives the sales tax. With the change that went into effect in July, 2007, the jurisdiction where the product is delivered receives the tax. • 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 The City of Tukwila is especially interested in the potential impacts that this action could have on existing and future land use and development in the Manufacturing/Industrial Center (M/IC) and in the Tukwila Urban Center (TUC). At Tukwila's request, the applicant hired ECONorthwest to prepare an analysis of possible impacts (Attachment F). If the City Council decides to forward the request to the Planning Commission for further review, the following may be discussed in more detail including the impacts of: • Less land for the heaviest industrial uses in MIC -H; • More retail and office due to the wider range of uses allowed in LI; • Jobs and tax revenue to increase, as well as improvement the overall appearance of the area; • Possible additional traffic impacts; • Possible increased pressure on MIC uses that wish to remain or more pressure on industrial lands to convert to commercial uses; • Depending on future development at the site, there could be possible competition for Tukwila Urban Center, or additional services to the project area itself. Rf 6 08/27/2007 O: \COMP PLAN AMEND 2006 - 2007\ SABEY-- CCstaffrenort-- 9.10.07-- #3.doc 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 acknowledges recent changes in sales tax revenue sourcing by seeking to redevelop a 64 -acre property (including 36.5 acres in Tukwila) that is transitioning away from warehouse to proposed office, hotel, entertainment and retail use. The mixture of non - warehouse uses would compensate for the loss of sales tax revenue from the warehouse and help recoup direct sales tax income for Tukwila. Redevelopment in the LI zone would provide a range of additional employment opportunities, depending on the mixture of uses that located in the project. Other options for providing additional light industrial and commercial activity and employment opportunities would be to locate these uses in existing the LI zones in different areas of the city, or in other zones where they are already allowed, such as the Commercial/Light Industrial zone or Tukwila Urban Center (TUC). 4) Will the proposed change result in a net benefit to the community? If not, what result can be expected and why? Redesignating and rezoning the Associated Grocers site presents opportunities for a development project in a large and important location at the northern boundary of Tukwila. New construction will meet current standards, including landscaping and frontage improvements, and will result in a more attractive site than what is currently there. Designating the property as LI shifts its redevelopment options away from both the land - intensive warehousing/distribution activities that are currently on the site, and the heavy manufacturing that is permitted in the MAC-H. LI allows supportive commercial and light industrial uses, and would provide a transition to more commercial development that exists or is planned farther to the south. Existing warehousing and office jobs will be replaced new jobs in the office and service sectors. CONCLUSIONS Considering the proposal in 2007 would allow the City of Tukwila to act in a timely way to coordinate development review with the City of Tukwila. Effective July 2007, changes to state law mean that warehouses produce less sales tax revenue for Tukwila than previously. Having the 64 -acre site under control by one owner, presents an opportunity for light industrial redevelopment at a visible location. This may include a combination of office, hotel, retail, entertainment, and warehouse /distribution. Jobs will be created. The site is somewhat separate from much of the MIC, and other heavy industrial uses. The proposal removes land that could be used by heavy industry, and could increase pressure on the remaining lands to convert to commercial use. Depending on the mix of uses, redevelopment in the project area might have some limited effects on redevelopment in the Tukwila Urban Center. Rf 7 08/27/2007 Q: \COMP PLAN AMEND 2006 - 2007\ SABEY -- CCstaffreport-- 9.10.07-- #3.doc RECOMMENDATIONS • Proposed Amendment Request Staff recommends forwarding the request to the Planning Commission for further consideration. ALTERNATIVES FOR ACTION In making its threshold decision, the Council will not address the substance of the request at this point. Rather, the City Council will decide whether to forward the request to the Planning Commission for further consideration. The City Council's threshold alternatives include the following: • Refer the proposal as is to the Planning Commission for further review; • Modify the proposal and refer it to the Planning Commission for further review • Defer consideration until a late time; • Reject the proposal If the proposal is referred to the Planning Commission, the Planning Commission will consider the proposal's merits, and could: • Recommend approval; • Modify the proposal • Recommend denial After Planning Commission review, the proposal will return to the City Council for a public hearing and decision prior to December 31, 2007 along with the two existing Comprehensive Plan amendment requests. Rf 8 08/27/2007 Q: \COMP PLAN AMEND 2006- 2007\ SABEY -- CCstaffreport-- 9.10.07-- #3.doc MIC /H MIC /H 11 1 1 1 1 1 1 1 1 1 l 1 1 1 I 1 I City of Tukwila Comp Plan Amendment L07 -066 Rezone L07 -067 Proposed Rezone & Comp Plan Amendment from MIC/H to U GIS ruk wnc, 3Es �.f° vfi}GJk MIC /H MIC /H to LI Project Area MIC /H MIC /H Attachment A City of Tukwila Comp Plan Amendment L07 -066 Rezone L07 -067 Proposed Rezone & Comp Plan Amendment from MIC /H to LI Attachment B COMMUNITY AFFAIRS AND PARKS COMMITTEE Meeting Minutes August 28, 2007- 5:00 p.m. CALL TO ORDER: Verna Griffin called the meeting to order at 4:57 p.m. I. PRESENTATIONS No presentations. ATTACHMENT C City of Tukwila Community Affairs & Parks Committee PRESENT Councilmembers: Verna Griffm (sitting in for Pam Linder, Chair), Pam Carter and Dennis Robertson Staff: Jack Pace, Carol Lumb, Brandon Miles, Derek Speck, Rhonda Berry and Kimberly Matej Guests: Chuck Parrish and Mikel Hansen, Sabey Corporation II. BUSINESS AGENDA A. Comprehensive Plan Amendments Staff provided a brief background and summary of the current Comprehensive Plan amendment process. According to the Washington State Growth Management Act, jurisdictions may not amend their Comprehensive Plans more than once a year. The City currently has two applications for Comprehensive Plan amendments that are under consideration. On August 13, 2007, the City received a request from the Sabey Corporation for a Comprehensive Plan amendment. The deadline for amendment applications was December 31, 2006; however, this application can be considered an "emergency" request and proceed through the normal process as the existing two Comprehensive Plan amendment applications. Staff further explained that the review process for the Plan amendments is not yet complete, and this application is not interrupting the process. This application would merely need to join the existing two in the review process. Staff supports consideration of this amendment request in the 2007 review process. Full Council will be asked to determine if the amendment should be considered in 2007 with the other existing amendments, and if the amendment should be forwarded to the Planning Commission for further review. The Committee was reminded that their recommendation is merely on process at this time and not on the merits of the actual amendment application. UNANIMOUS APPROVAL. FORWARD TO SEPTEMBER 10 COW FOR DISCUSSION. B. Consultant Contract for Shoreline Master Program Update In 2005 -07, the City was awarded $65,000 in grant funding from the Washington State Department of Ecology for work relative to the City's Shoreline Master Program Update. The Department of Ecology has identified that it is taking grant recipients longer to complete projects than originally anticipated and has decided to add a third year to grant funding. Staff reported that an additional $38,000 has been received from the Department of Ecology for project completion as part of the third year funding. Originally, staff expected that some City funds would be required to continue the use of ESA Adolfson to fmish the project, but with the third year grant monies, the project's consultant costs will be offset through the grant monies. Community Affairs & Parks Committee Minutes August 28, 2007 - Page 2 With these additional funds, staff is seeking Council approval to renew an agreement with ESA Adolfson for consulting services regarding the Shoreline Master Program. The contract amount will not exceed $35,000. The completed Shoreline Master Program is now due to the Department of Ecology by June 30, 2008. UNANIMOUS APPROVAL. FORWARD TO SEPTEMBER 10 COW FOR DISCUSSION. C. Sign Code Update Timeline Briefing Staff has begun preliminary work and is ready to proceed on a comprehensive update of the City's Sign Code which was originally written in 1982. Staff is proposing the creation of a Sign Code Committee that will be tasked with working through the specifics details of the new Code. This process, which will be open to the public, is expected to take almost one year for completion and adoption. Staff recommends this briefing move forward to full Council for further discussion. UNANIMOUS APPROVAL. FORWARD TO SEPTEMBER 4 REGULAR MEETING FOR DISCUSSION. III. ANNOUNCEMENTS No announcements. IV. MISCELLANEOUS Meeting adjourned at 5:22 p.m. Next meeting: Tuesday, September 11, 2007 - 5:00 p.m. - Conference Room 3 Committee Chair Approval Mi,' by KAM. B - Reviewed by CL. 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 (i.e., 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 552, 1996; Ord 1758 §1(part), 1995) ATTACHMENT D 18.80.015 Docunnents 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 se is 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 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) site. 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) S BEY COR POP; AT`CN City Council City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Re: Sabey Corporation Comprehensive Plan Amendment Finding of Emergency Dear Councilmembers: August 13, 2007 ATTACHMENT E 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 REAL ESTATE DEVELOPMENT CONSTRUCTION / ARCHITECTURE Sabey Corporation • 12201 Tukwila International Blvd, 4th Floor 206/281 -8700 main line 206/282 -9951 fax line 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 4 4 }sir/ David A. Sabey �6/1 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 ( "LP') 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 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. GMA Requirements Are Met 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). L:1MH General \TemplatesiLetter.dot 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. 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 ATTACHMENT F 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 FdEC" i�'w!� � B'y; r l4C%hi t IAU613 ?OE 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 -'lac 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 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. 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 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 Developed Land Airport Vacant Land Water Right -of -Way Total Acres Percent 913 72% 175 14% 134 11 %- 34 3% 16 . 1% 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 Processing Professional Office Wholesale Other Retail Total Employees Percent 13,845 76% 1,887 10% 1,644 9% 453 2% 362 2% 18,191 100% August 9, 2007 Page 9 Source: Tukwila Comprehensive Plan, 2005 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 caned proposed and about 4% of the employment in the subject property would affect about 6% would increase from 20 -acres to MIC. The amount of land zoned in the City Light Industrial (LI) 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). 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 August 9, 2007 Page 11 Table 5. Manufacturing employment forecast, King County, 2004 -2014 Estimated Employment Change 2004 to 2014 Industry 2004 2009 2014 Number Percent AAGR Manufacturing 103,500 115,000 110,400 6,900 7% 0.6% Durable Goods 76,700 87,600 83,200 6,500 8% 0.8% Aerospace 37,300 45,000 40,300 3,000 8% 0.8% Nonmetallic Mineral Products 3,100 4,000 4,400 1,300 42% 3.6% Wood Products 1,300 1,800 1,800 500 38% 3.3% Machinery 5,200 5,700 5,700 500 10% 0.9% Fabricated Metal Products 6,100 6,700 6,500 400 7% 0.6% /0 Electrical Equipment and Appliances 1,700 1,900 2,000 300 18 Misc. Manufacturing 5,500 5,500 5,800 300 5% 0.5% Computer and Electronic Products 9,100 9,400 9,300 200 2% 0.2% Furniture & Related Prod. 2,600 2,700 2,800 200 8% 0.7% Primary Metals 900 900 800 -100 -11% -1.2% Other Transportation Equipment 3,900 4,000 3,800 -100 -3% -0.3% Non Durable Goods 26,800 27,400 27,200 400 1% 0.1% Food Manufacturing 12,200 13,000 13,400 1,200 10% 0.9% Chemicals 1,800 2,000 2,000 200 11% 1.1% Petroleum & Coal Prod. 200 200 200 0 0% 0.0% Plastics & Rubber Prod. 3,100 3,100 3,100 0 0% 0.0% Textile & Apparel 2,200 2,400 2,100 -100 -5% -0.5% Paper & Paper Prod. 2,000 1,800 1,800 -200 -10% -1.0% Printing & Related Support 5,300 4,900 4,600 -700 -13% -1.4% Source: Washington Employment Security Department 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 2000 2040 Change Number Percent Total MFG WTCU Retail FIRES Gov /ED Emp. 11,369 6,302 11,226 13,113 7,761 8,147 12,460 41,267 -3,608 1,845 1,234 28,154 -32% 29% 11% 215% August 9, 2007 2,278 44,288 2,199 71,834 -79 27,546 -3% 62% Page 12 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 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: • The subject property is at the edge of the MIC, not in the center Sabey Corporation Comprehensive Plan Amendment 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 lan underutilization or disuse (if Associated D proposed even di sGroc�ent, however, could result in the long-term 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 Sabey Corporation Comprehensive Plan Amendment 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 Sabey Corporation Comprehensive Plan Amendment 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 Sabey Corporation Comprehensive Plan Amendment 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. Sabey Corporation Comprehensive Plan Amendment 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 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 Bravem 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. CITY OF TUKWILA ATTACHMENT G COMPREHENSIVE Department of Community Develo 6300 Southcenter Boulevard, Tukwila, WA 98 /J � �, PLAN Telephone: (206) 431 -3670 FAX (206) 433665 " '� E -mail: tukplan@ci.tukwila.wa.us AMENDMENTS 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@sabev.com I: \mv docs \AG Site \CompPlanChg- 06- 07.doc August 13, 2007 FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: lc bet CA, Fpx File Number: j 1.(27 —VI, ( Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: CITY OF TUKWILA ATTACHMENT G COMPREHENSIVE Department of Community Develo 6300 Southcenter Boulevard, Tukwila, WA 98 /J � �, PLAN Telephone: (206) 431 -3670 FAX (206) 433665 " '� E -mail: tukplan@ci.tukwila.wa.us AMENDMENTS 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@sabev.com I: \mv docs \AG Site \CompPlanChg- 06- 07.doc August 13, 2007 0323049024 (Part 0 z m DRAFT Ref: Tait Lot Combined.cdr Associated Grocers Properly Boundary eaeill Scale bl Feet 325 (approximate) AG Grocers Site Seattle, Washington Tax Lot Parcel Numbers SAS.029.00 FIGURE 3 February 2007 Dalton, Olmsted Bt Fuglevand, Inc. 20 SABEY CORPORATION LEGEND 11111111•IMMININ SUBJECT PROPERTY ZONING DESIGNATION TUKWILA/SEATTLE CITY LIMITS N NM U IA azisu 4 / 3301 NORFOLK ST. SABEY PROPERTY CITY OF TUKWILA AND . MAP 1M4L. IFFY 4 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. EXECUTED at Seattle ( WA (), August 9 ,2007 PrintName James N. Harmon, Treasurer of Sabey Corp., Manager of 3301 South Norfolk LLC Address 12201 Tukwila International Blvd.. 4th Fl. Seattle, WA 98168 Phone Number 206- 281 -8700 WRY A. PALL sumarmoomitu NOTARY —•— PUBLIC NY COMMISMCNEXPIRINI W KS 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 STATE OF WASHINGTON 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. Atk 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 St., 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. Signature h On this day personally appeared before me James N . ll!larmon to me known to be the individual who executed the foregoing instrument and acknowledged that Webs signed the same as want voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 9th DAY OF August , 20 07 NOT Y PUBLI ' . • . the State of Washington Beattle *7/4,, on 12/1/9/09 residing at My Commission expires P. \Fbmning Forms \ Applications \ZomChmg-6-06.doc December 4.2006 STATE OF WASHINGTON COUNTY OF JUNG WRY A. HALL $TA1E OF WASHNjOTON NOTARY— •— PUBLIC Yk► COMMISSION EXAM is•■af 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 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 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 (city), WA (state), on August 9 , 2007 Print Name Address Phone Number Signature James N. Harmon, Treasurer of Sabey Corp., Manager of 10230 East Marginal Way LLC 12201 Tukwila International Blvd..4th Fl. Seattle, WA 98168 206 - 281 -8700 k 4 /IL__ On this day personally appeared before me James N. Harmon to me known to be the individual who executed the foregoing instrument and acknowledged that life signed the same as h it= voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 9th DAY OF August t(i-ci)da,11 NOTAR PUBLIC and the State of Washington residing at Seattle My Commission expires on 12/19/09 ,2007 P \Planning Forms \ Applications \CompPlanchg- 6-06.doe December 4, 2006 0 100 200 D NORTH 400 500 1 ' \ ` 1 •' f ) r r P 1 4" ~ � ( 1,1 -,,_f ` f � 1 -\ n . 1L1 • XV �l1 `' t. l \ c 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 TRAN4uT10N TITLE INSURANCE COMPANY ORDER NO. 570797. DATED JULY 25. 2001. THAT Poona, OF T. GROWS DONATION LAND 00040 10 23 NORTH. RANGE 4 EAST. IRLLAMET IN KING COUNTY. WASH/ACTON. AND OF GOVERNMENT LOT 1 IN SAID SECTION 3, AND OF THE ABANDONED SEATTLE - TACOMA INTERURBAN AND PUCET SOUND ELECTRIC COMPANY RIGHT Of WAY. AND.OF THE NORTHWEST QUARTER OF THE 5000004(50 QUARTER OF SAID SECTION 1 AND OF GOVERNMENT LOTS B AND 9 IN SAID SECTION 4. DESCRIBED As FOLLOWS: BEGINNING AT THE CONCRETE MONUMENT NARKING THE INTERSECTION OF THE CENTERLINES OF SOUTH NORWOLX STREET AND AIRPORT WAY SOATH. WHICH POINT BEARS NORTH 9891•r EAST 521.23 FEET FROM THE CONCRETE MONUMFAIT MARKING THE AM( PONT IN THE CENTERLINE OF SAID SOUTH NORFOLK STREET: THENCE SOUTH 58115"2 WEST ALONG THE CENTERLINE Of SAID SOUTH NORFOLK STREET 37.33 FEET; THENCE SOUTH 01'4303 EAST 4000 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 INCH CURVE BEARS SOUTH 3351'06' WEST 4600 FEET, AND THE TRUE PENT OF BEGINNING: THENCE SOUTHERLY ALONG SAID WESTERLY MARGIN OF AIRPORT WAY SOUTH. FOLLOWING SAD ARC OF A CURVE HAVING A RADIUS OF 46.00 FEET. AN ARC DISTANCE OF 2113 FEET TO A POINT OF TANGENCY: THENCE SOUTH 21'2135" EAST ALONG SAID WESTERLY MARGIN 1,126.01 FEET TO A PONT OF %TWANG N SAID AIRPORT WAY SOUTH: THENCE SOUTH 66'3721' WEST ALONG SAID MARGIN 35.00 FEET TO A POINT OF CURVE IN SAID MARGIN THE CENTER O NIGH BEARS SOUTH s51r21' WEST 680.00 FEET: THENCE SOUTHERLY ALONG SAID MARGIN FOLLOWING AN ARC OF A CURVE HAVING SAD RADIUS OF 660.00 FEET. AN ARC DISTANCE OF 509.05 FEET TO A POINT OF WIDENING IN SAID AIRPORT WAY SOUTH; THENCE NORTH 781359' WEST ALONG SAID MARGIN 5.00 FEET; THENCE SOUTH 1146 WEST ALONG SAID MARGIN 221.60 FEET TO A PONT OF 1110ENING IN SAID AIRPORT WAY SOUTH; THENCE NORTH 781359' WEST 100 FEET TO A PONT OF CURVE IN SAID MARGIN. THE CEAITERLNE OF 011101 BEARS NORTH 7613'59' WEST. 522115 FEET: THENCE SOUTHERLY AND WESTERLY ALONG SAID CURVE AND MARGIN AN ARC DISTANCE OF 666.36 FEET TO A PONT ON THE NORTH MARGIN OF THE B00NG ACCESS ROAD; THENCE SOUTH 051328' EAST ALONG SAD MARGIN 7.00 FEET: THENCE SOUTH 64'45'37 WEST ALONG SAID MARGIN 447,92 FEET TO A PONT OF CURVATURE OF A 102.50 FOOT RADIUS CURVE TO THE RIGHT IN SAID MARGIN: THENCE WESTERLY AND NORTHERLY ALONG SAD CURVE AND MARGIN 150.50 FEET TO A PONT OF TANGENCY ON THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY; THENCE NORTH 1120'42' WEST ALONG SLID NORTHEASTERLY MARGIN 272.50 FEET TO A POINT OF CURVATURE OF A 1. 164.34 FOOT RADIUS CURVE TO THE LEFT: THENCE NORTHERLY ALONG SAD CURVE AND MARGIN AN ARC DISTANCE OF 254.44 FEET; THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY. NORTH 23'3910" WEST 429.64 FEET. MORE OR LESS. TO THE SOUTH LINE or SAID GOVERNMDIT LOT 8: THENCE CONTINUING ALONG THE NORTHEASTERLY MARGIN OF EAST MARGINAL WAY TO AN INTERSECTION NTH THE NORTH LORE OF THE SOUTH 200 FEET OF SAID LOT GOVERNMENT OT B THENCE AS 10 THE SOUTH LIE EAST SAID GOVERNMENT GOVERNMENT RNMEN T LOT0 TO THE EAST UNE OF SAID GOVERNMENT LOT 5; THENCE SOUTH ALONG THE EAST TINE OF SAID GOVERMENT LOT B TO THE SOUTHEAST CORNER CV SAD GOVERNMENT LOT It THENCE ALONG TIE SOUTH UNE OF THE NORTHWEST QUARTER OF SAD SECTION 3. SOUTH 65OTSB' EAST 267.66 FEET TO THE WESTERLY BOUNDARY UNE OF 744E SEATTLE - TACOMA INTERURBAN RAILWAY RIGHT O WAY; THENCE ALONG SAID WESTERLY BOUNDARY UNE. NORTH 081115 WEST 73175 FEET 10 THE SOUTH UNE OF SAD T. GROWS DONATION LAND CLAM; THENCE SOUTH 695925 WEST ALONG SAID SOUTH LINE 157.64 FEET TO THE WEST UNE OF SAD SECTION k WHENCE SOUTH 04"2117 WEST ALONG SAID WEST LINE 137.23 FEET: THENCE NORTH 595817 WEST TO A POINT RICH BEARS SOUTH 695817 EAST 16100 FEET FROM THE EASTERLY MARGIN O EAST MARGINAL WAY SCUM THENCE NORTH 23'3915 WEST 161.29 FEET THENCE NORTH 1960'4V WEST 16616 FEET TO THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH: THENCE KORTN 2319 VEST 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 5366220: THENCE NORTH mow EAST ALONG SAID SOUTHERLY MARGIN 86207 FEET TO A PONT OF CURVE: THENCE EASTERLY ALONG SAID MARL N, FOLLOWING AN ARC OF A CURVE TO THE RUT HAVING A RADIUS OF 340.71 FEET. AN ARC DISTANCE OF 131.98 FEET TO A POINT OF TANGENCY: THENCE NORTH • BB1117" EAST ALONG SAD MARGIN 409.23 FEET TO THE TRUE PONT OF 8E0NNNG: INCEPT THAT PORTION THEREOF CONVENED TO THE CITY OF IMPALA BY STATUTORY WARRANTY DEED 9703050486; TOGETHER WITH THAT PORTION LYING 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 OD'2112• WEST ALONG THE WEST LINE OF SAID SUBOIVISION 3000 FEET 70 A PONT ON THE SOUTH UNE Of THE NORTH 30 FEET IN WIDTH OF SAD SIIBDIVSLDN AND THE TRUE POINT OF BEGINNING: THENCE SOUTH 6C105Y EAST. ALONG SAID SOUTH UNE 57.98 FEET TO AN INTERSECTION WITH THE NORTHERLY MARGIN OF SAID SOUTH NORFOLK .STREET; THENCE INTERSECTION WIN DIMWIT UE WHI S 213 NORTHERLY �MEASURE AT�RENT ANGLES TO AND PARALLEL WM THE WESTERLY MARGIN CF SAID PUGET SOUND ELECTRIC COMPANY RIGHT OF NAY, THENCE NORTH 5511 WEST. ALONG SAID PARALLEL LINE, 5601 FEET TO A POINT 16604 BEARS NORTH 6B405Y' 140.07 FEET FROM THE TRUE PONT OF BEONI450; THENCE SOUTH 8840'52' EAST 14107 FEET TO THE TRUE PONT OF BEMOANS. CITY OF TUKWILA MC/HH ZONE AN) OTT Of SEATTLE IG2 U/85 'LP BASIC DEVELOPEMENT STANDARDS SETBACKS TO YARDS (MINNUM) FRONT 25 FEET SECOND FRONT 12.5 FEET REAR 5 FEET LANDSCAPE REORREMENTS (MWINRN) FRONT 21.5 FEET =CND FRONT 12.5 FEET REAR 5 FEET OFF STREET PARKING (SPACES/USABLE FLOOR AREA) WAREHOUSE 1 PER 2.070 SF OFFICE 3 PER 1.000 SF ETAS 2.5 PER 1.000 SF MANUFACTURING 1 PER 1.00D SF OTHER USES SEE MC CHAP. 1656 TOGETHER WITH THE FOLL019RG DESCRIBED PRDPOERTY, PARCEL 1: THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 1 TORNSIA' 23 NORM RANGE 4 EAST. WOIAIETTE MERIDIAN, IN ICING COUNTY. WASNWGTDIL LYING SOUTH OF THE SOUTH UNE OF THE WONT GROW DONATION LAND CLAIM AND WEST OF THE RIGHT OF WAY OF PUGET SOUND ELECTRIC RAILWAY PARCEL 2: THAT PORTION OF GOVERNMENT LOT 6 SECTION 4, TOWNSHIP 23 NOM RANGE • EAST, NI.LA ETTE MERIDIAN. IN KING COUNTY. WASHINGTON DESCRIBED AS FOLLOWS BEONNNG ON THE EAST LINE OF SAID GOVERNMENT LOT B AT • PONT NCH IS NORTH 071'24' EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF: THEM NORTH 0 EAST 199.77 FEET: THENCE WEST 375 FEET. MORE OR LESS, TO THE NORTHEASTERLY UNE OF STATE ROAD NO 1 AS NOW EST/BUSHED: THENCE SOUTHEASTERLY ALONG SAID ROAD ME EDS FEET, MORE OR LESS TO A PONT RICH BEARS NORTH 58"20'54" WEST FROM THE POINT O BEGINNNO THENCE SOUTH 59 EAST PARALLEL ON THE SOUTH ME Cr SAID GOVERNMENT LOT 5. 285 FEET, MORE OR LESS, TD THE PENT OF BEOONING PARCEL 1 THAT PORTION OF GOVERNMENT LOT 1 SECTION 4 TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN. IN KING COUNTY. WASHINGTON. DESCRIBED AS FOLLOWS BECOMING ON THE EAST LIE OF SAID GOVERNMENT LOT AT A PONT WHICH IS NORTH 0'21'24' EAST 399.77 FEET FROM TIC SOUTHEAST CORNER THEREOF; THENCE NORTH O•21 '24" EAST ALONG SAID EAST LINE 174.65 FEET; THENCE DUE VEST TO THE NORTHEASTERLY UNE OF PRIMARY STATE HIGHWAY N0. 1 AS ESTARURED 90 DEED TO NNE STATE OF WASHINGTON. RECORDED UNDER RECORDEG NUMBER 3440535 N ENG COUNTY. WASMNGTON; THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY UNE 195 FEET. MORE OR THENCE EAST PONT FEET. MORE OR LESS X11 OF BEGINNING PARCEL 4: THAT PORTION OF SECTION 4 TOWNSHIP 23 NORTH, RANGE • EAST. RLAMETTE 140501/01. N KING COUNTY. WASHWDTON, DESCRBED AS FOLLOWS EGNNNG AT THE INTERSECTION OF THE SOUTH UNE OF THE T. GROWS DONATION LAND CLAN NTH THE EAST UNE OF SAD SECTION 4; THENCE SOUN Ir WEST ALONG SAID EAST UNE 137.23 FEET TO THE TRUE THENCE SOUTH 0'23'17 WEST 20.00 FEET; THEM NORTH 83755'17 WEST 44601 FEET TD THE EASTERLY AARON GE EAST MATDOAL WAY SOUTH THENCE KORTH 23 WEST ALGID SAID MARGIN TO A PONT WOO BEARS NORTH 595617 WEST FRGY THE TRUE POOR OF BEGIRI*IG: THENCE SOUTH arson' EAST TO THE TRUE PONT OF BECOMING GENERAL NOTES 1. CALL 1- BID- 424 -5555 NOT LESS THAN 48 HOURS BEFORE BEGINNING EXCAVATIONS WHERE ANY UNDERGROUND UTILITIES MAY BE LOCATED. FAILURE TO DO 50 COULD MEAN BEARING SUBSTANTIAL REPAIR COST. UP TO THREE TIMES THE COST OF REPAIRS TO THE SEVICE. 2. BY GRAPHIC PLOTTING OCT, THIS A.LT.A. SITE SITUATES IN ZONE IC OF THE FLOOD 9SMRANCE RATE MAP NO 53033C0645 F, COMMUNITY PANEL NUMBER 645 OF 1725. WHICH BEARS AN EFFECTIVE DATE OF MAY 16, 1095 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 If IS DEFINED AS AREAS DETERMINED TO BE OUTSIDE THE 500 YEAR FLOODPLAN. I THIS RITE CONTAINS 2.407.469 SNARE FEET OR 5527 AGES. MORE OR LESS. NOTES TUKWILA M7C)A\GI.51 SS SEATTLE 1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. STE 5 NORFOLK ST VICINITY MAP BOEING ACCESS RD N.T.S. I \ / LAKE ■ WASHINGTON RENTON SEE SHEET C2 FOR LARGER SCALE SITE PLAN 0 3 a W re ta 2 5 a co a 2 U SHEET NO. I- LL Z r U r i O JOo u- a ° 3 Z co V/ < r C/) 0 (F tg Do IC 0 Q REVISIONS: APPD. DATE: JULY, 2007 DESIGN: JNA DRAWN: DAF CHECKED: REVISION NUMBER: SCATS :1 PROJECT NUMBED: DASC00000030 DRAWING PILE: ECIM001DAS000D00030 Cl RA340.71' L =13196' A.2211'43 ar a:: O 11 EA5L0E+: Gr'LR ELS ^ur, 1R,OCS 0.340.71' L.131.95 .221140' 0 50 100 200 tu+ Y s. • 123 MK SECOr f' lOSCAPR 0 Ki t 12.5 SECOND FRONT 5C16A(23f 5 REAR SETBACK 300 A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM N120 :EASE AREA ---- REC 53 80.7+2903 i 12.5 000 ROW LANDMAN O NOT6 ROVER (NNW R.116AJ1' L.254.44 A - ,21(3r 71 '. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. 0.522.99' L.666.39 I I p .73R0'32i R•102.83 .11352'45_ I z I— W o o W R- O N 0 N I.I. LL Ct a o Z Wa CO co V/ ''<^ 1- V/ M O�, A � l') M REVISIONS: APPD. DATE: XL Y. 2007 DESIGN: Jn1M DRAWN: DAF CHECKED: REVISION NUMBER: SCALE 1' -100 PROJECT NUMBER: DASC00000030 DRAWING PILE: ECWOOZDAS000000030 SHEET NO. C2 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 1 F 1 tr.A.A17t.1) !AUG 13 7007 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 I -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 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, `Identi; cable 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 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 "[/Jurisdictions' 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 H C �. ; :. P Z(INEODE AMENDMENTS 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 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., 4 Floor, Tukwila, WA 98168 Phone: 206 - 277 -5249 FAX: 206 - 282 -9951 E -mail: mikelh @sabey.com , Signature:T /% t '44 Date: August , 2007 FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: CaeCCA f 0 $. File Number: L O " ! — Q 41 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 H C �. ; :. P Z(INEODE AMENDMENTS 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 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., 4 Floor, Tukwila, WA 98168 Phone: 206 - 277 -5249 FAX: 206 - 282 -9951 E -mail: mikelh @sabey.com , Signature:T /% t '44 Date: August , 2007 A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: LI B. ZONING DESIGNATION: Existing: MIC/H Proposed: LI C. LAND USE(S): Existing: light industrial (warehouse & distribution), office Proposed: lit industrial, office, retail, lodging, entertainment (for proposed changes in land use designations or rezones) SABEY COR PORAT ION LEGEND =MM1111111111.11 SUBJECT PROPERTY ZONING DESIGNATION TUICWILA/SEATTLE CITY LIMITS 'v. 3301 NORFOLK ST. NA1abWAL. WAY 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. 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 R-340.71' 1.=131.115 .221141r :SV OK LEASE AREA REC. AD 110.7290.1V TACUP. 50 10D V. teR AO' EASLUEA SAFE Ex,snu.s Art: .!01035' A .254505 . R=340.71 L.131.91r A •arinut um. sdnAcceknosuPosc NJ 0 F21 125' SECOND FROST SETBACK 200 30D 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' 00. FRONT LVD/SCAPRIC RIVER OHMW R-1154.34" 1.254.0( .triesr I •. • 0-52245 L.565.35 I .2390 R.102.513 LA15050' A -0752•45 A NOTS ..• 1. This IS A NON-PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. !Ty oF Ttitb; REC WO AUG I. 3 2001 PERivirc 1— 2W 0 PC re tx z(./) W w O 2 Li ce L z >- Z z 11 5 co a. z LU Ili Cr) a. 0 REVISIONS: APPD. DATE: .AJI.V. 2007 DESIGN: sINM DRAWN: OAF CHECKED: REVISION NUMBER: MAIM: I . .100 . PROJECT NUMBER: DASC00000030 DRAWING PIIJk ECIMODIVASC000110030 SHEET NO. 01/0,/p7 UILm - PADV•SMOKO A0.6XWUC'lWl P t .,JMri • 11•••A•••••••2=11•1•1••• Z 0 a. Plimpli 11 191i0111i111:Ngihiliiii1411ilig;iiiiNifOigii'qii:;R; m alitli$ R I c; � �qag a " e ,1 6 << ' as ��{{ , sa i / ! 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Suite 200 Everett Waehbvtan 88201 Phone: 426268.4089 tunas mu/ COMPREHENSIVE PLAN AMENDMENT AND REZONE SITE PLAN 3301 S NORFOLK STREET SABEY PROPERTY SABEY CORPORATION TUKWILA, WASHINGTON DEPARTIv1ENT OF COMMUNITY. TRADE ANE E CONOMIC DE) ELOF'MENT December 19, 2007 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Suite #100 Tukwila, Washington 98188 Dear Ms. Fox: • • •iAIF ItF 6V,'�tilllft'�i + +f: i 113 . 11' i e ?: ; ;e ‘.6 • f.I1 I: . -,r 11rfl:J +!.l bV.)tjlir :+ �' , • I .:04i , ; 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, Duda 4Ucyf fat 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 1? Rf 1 Q•'CG ` ® DU *' A 4 rl&X'D.1G ^6 .1!'G71Co6°y T v ~G 11 ^ Cr deo Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director 12/10/2007 City of Tukwila City Council Regular Meeting Minutes Page 4 of 11 December 3 2007 be valid until December 31, 2012. Ms. Miranda utilized a Powerpoint presentation to provide information regarding issues 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. City 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 Minkler 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 LDR NC (1) MIC/H changed to LI (3) Expand future " Transit Center sites to Include TUC north of Minkler Blvd. Legend I. I. 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 WS Tukwila Valley South Ught HI Heavy Industrial MICA. Manufacturing Industrial Center/Ught industrial MIC/H Manufacturing Industrial Center/Heavy Industrial F -LDR'.. S 144 St . • T-11- ! L.S146.51.1 • • - L-DR- - -LDR- I RCC (2) RCC changed to LDR '- City of Tukwila Comprehensive Plan Map T=.5 Wins Exhibit A Was mai 1e to each of the addresses 1 isted on this l La day of 412// in the year 20 Dept. Of Community City of AFFIDAVIT OF Development Tukwila DISTRIBUTION I. / HEREBY DECLARE THAT: tiz I`it Person requesting mailing: (t U C . -- 0C Notice of Public Hearing Determination of Non- Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mai 1e to each of the addresses 1 isted on this l La day of 412// in the year 20 1,, Project Name: �1(\JAp`� `ci \ n19/1-i /z N; v1 art o) kidv -eir. Project Number: L — UP (. ' (- o 7 - of 7 Mailer's Signatur Person requesting mailing: (t U C . -- 0C Was mai 1e to each of the addresses 1 isted on this l La day of 412// in the year 20 ic HI -H 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 'AST MARGINAL WAY PROPS LLC 10802 E MARGINAL WAY S CUKWILA, WA 98168 ;EATTLE CITY OF 'O BOX 34023 SEATTLE, WA 98168 ENANT TENANT TENANT 0805 TUKWILA INTERNATIONAL BLVD 2601 S 102 ST 9905 E MARGINAL WAY ' UKWILA, WA 98168 TUKWILA, WA 98168 TUKWILA, WA 98168 1EING COMPANY 00 N RIVERSIDE M/C 3 -4027 'HICAGO, IL 68179 ENANT )836 E MARGINAL WAY S UKWILA, 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 ANDHU, RAJBIR SEATTLE CITY OF - FFD TENANT 224 KAMBER RD 700 5 TH AVE S 5200 10325 E MARGINAL WAY S ELLEVUE, WA 98007 SEATTLE, WA 98104 TUKWILA, WA 98168 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 ND AVE S SEATTLE, WA 98124 MIK., HANSEN ' SAB -:Y CORPORATION 12201 TUKWILA INTERNATIONAL BLVD SEATTLE, WA 98168 -5121 • Absent: Henry Marvin Representing City Staff: • • PLANNING COMMISSION PUBLIC HEARING MINUTES OCTOBER 25, 2007 The Public Hearing was called to order by Chair Malina at 7:30 PM Present: Chair George Malina, Vice Chair Chuck Parrish, Commissioners, Allan Ekberg, Margaret Bratcher, Bill Arthur and Lynn Peterson Rebecca Fox, Jack Pace and Wynetta Bivens COMMISSIONER PARRISH MADE A MOTION TO ADOPT THE PUBLIC HEARING MINUTES FROM AUGUST 23 2007. COMMISSIONER EKBERG SECONDED THE MOTION; THE MOTION WAS UNANIMOUSLY APPROVED. PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: L07 -066 and L07 -067 APPLICANT: Mikel Hansen/The Sabey Corporation REQUEST: Change the Comprehensive Plan and Zoning Map designation from Manufacturing/Industrial Center -Heavy (M/IC -H) to Light Industrial (LI) on approximately 33 acres immediately south of Boeing Field LOCATION: Bounded by S. Norfolk Street, Airport Way S., Boeing Access Road, and E. Marginal Way S. Chair Malina swore in those wishing to provide testimony. Rebecca Fox, Planner, gave the presentation for staff. She explained the process for considering the Comprehensive Plan Amendment and the Re -Zone change and provided an overview of the proposed Amendment. This is a legislative process and the proposed changes are reviewed and adopted once a year unless there is an emergency. In December 2006 there were two amendments that went to City Council to be considered for 2007. A public meeting was held in March to take comments. Council forwarded the applications to Planning Commission and requested that they provide a recommendation back to them. Before Council made a final decision, an additional emergency application from the Sabey Corporation went to Council for consideration. The City Council also forwarded the emergency application to the Planning Commission for a recommendation. After the Commission forwards their recommendation for this request to the Council it will be added to the two requests previously received. The Council will make a decision on all three requests in December. Ms. Fox pointed out that despite the fact that no one from the public was in attendance, the requirements for notifying the public were exceeded. She also provided background information. Planning Commission Minutes October 25, 2007 Page 2 of 3 Case Number L07 - 066 — Comprehensive Plan Amendment. The applicant's property is split between Tukwila and Seattle jurisdictions. After the applicant purchased the site, discussions took place among the applicant, Tukwila staff and Seattle regarding the possibility of a boundary line adjustment. It was decided that the boundary line going through the site will remain where it is. If the applicant's request is approved specific development responsibilities will be defined and coordinated through an interlocal agreement between Seattle and Tukwila. Tukwila expects to handle all permitting requirements, including the Seattle portion. Staff was concerned with future impacts to traffic, the MIC and TUC. Therefore, staff required an economic study and traffic analysis to be completed, which the applicant has done. Traffic impacts will be mitigated through concurrency and traffic impact payments. Ms. Fox also went over the criteria as listed on page eight of the staff report. 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). Dave Sabey, the applicant, gave testimony. He talked about changes that have occurred to Tukwila International Blvd. North area over the years and the vision of the highway 99 action committee and positive impacts. He commended those that have worked together to clean up Tukwila. Mr. Sabey asked the Commission to approve his proposal and talked about what it would mean to Tukwila. He also thanked staff and City Officials for their support. There were no further comments The Planning Commission deliberated. • COMMISSIONER EKBERG MADE A MOTION TO ACCEPT THE RECOMMENDATION PRESENTED BY STAFF FOR CASE NUMBER L07 -066 COMPREHENSIVE PLAN AMENDMENT TO BE FORWARDED TO CITY COUNCIL. COMMISSIONER PARRISH SECONDED THE MOTION. ALL WERE IN FAVOR. Case Number L07 - 067 — Zoning Map Amendment/Rezone, the background information was the same as the Comprehensive Plan Amendment. Ms. Fox went over the criteria, which were similar to the Comprehensive Plan Amendment but a little more specific, as listed on page 10 and 11 of the staff report. The following recommendation was developed by the combined efforts of staff and the applicant through several meetings. Staff recommends approval of the rezone from Manufacturing/Industrial Center -Heavy (MIC -H) to Light Industrial (LI) with the following specific combination of rezone conditions and City action. Planning Commission Minutes October 25, 2007 Page 3 of 3 • • Conditions: 1. Development exceeding 640,000 sq. ft. for retail /restaurant/entertainment uses, and 700,000 sq. ft. 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 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 actions 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. Staff answered questions, particularly pertaining to the building height issues. Dave Sabey the applicant, provided clarification on building height issues. There were no further comments The Planning Commission deliberated. COMMISSIONER EKBERG MADE A MOTION FOR AUTHORIZATION TO REZONE CASE NUMBER L07 -067 BASED ON STAFF'S RECOMMENDATIONS TO BE FORWARDED TO CITY COUNCIL. COMMISSIONER ARTHUR SECONDED THE MOTION. ALL WERE IN FAVOR. DIRECTOR'S REPORT • Reminder that there are agenda items for the November 8th and December 13th meetings. • Additional comments were made regarding the intent of the worksession on the Sign Code process. Adjourned: 8:40 PM Submitted By: Wynetta Bivens Secretary Adopted: 11/8/07 October 17, 2007 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Suite #100 Tukwila, Washington 98188 Dear Ms. Fox: Sam Wentz GIS Coordinator Growth Management Services Enclosure 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, 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: I OmpholY: T'y :.) EVELOPNEN 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://wvvw.wsdot.wa.gov/aviation/Plarming/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 internet at http:// www. faa .gov /aru /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 Sc a e- 22 "n 1 For the key to letters and numbers designating all zoning districts, see page iii of the Zoning Maps. 189 (Seattle 6-99) (Seattle 6-99) SF SF SF 5000 00 .00 IB II /65 SNOgCouc Sr 102 O /6S 0165 • r L-1 190 > m R)4 /0 SP 7200 sp 7200 For the key to letters and numbers designating all zoning districts, see page iii of the Zoning Maps. SF 7200 SF 7200 SF 7200 S CITY OF TUKWILA Department of Community Development Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 F. -mnil • tuknlnna ri tvkwiln wn ».c ZONING CODE USE MATRIX 08/09/07 Page I G: \PLANNING \Planning Forms \code histories \zoning code use matirx - modified.doc P = Permitted, A = Accessory, C = Conditional, U = Unclassified LI MIC/ H 1 Adult day care 2 Adult entertainment (subject to location restrictions) P P 3 Airports, landing fields and heliports (except emergency sites) U U 4 Amusement Parks C 5 Animal rendering U 6 Animal shelters and kennels, subject to all additional State and local regulations (less than 4 cats or dogs does not need a permit) C 7 Animal Veterinary, including associated temporary indoor boarding; access to an arterial required 8 Automobile, recreational vehicles or travel trailer or used car sales lots P 9 Automotive services, gas (outside pumps allowed), washing, body and engine repair shops (enclosed within a building) P P 10 Beauty or barber shops P P 11 Bed and breakfast lodging for not more than twelve guests 12 Bed and breakfast lodging (no size limit specified) 13 Bicycle repair shops P P 14 Billiard or pool rooms P A 15 Boarding Homes 16 Brew Pubs P P 17 Bus stations P P 18 Cabinet shops or carpenter shops employing less than five people P 19 Cement manufacturing U U 20 Cemeteries and crematories C 21 Child care Family Home 22 Child daycare centers P P 23 Churches and community center buildings C 24 Colleges and universities C C 25 Commercial laundries P 26 Commercial Parking (subject to restrictions) P 27 Computer software development and similar uses P P 28 Contractors storage yards P P 29 Convalescent & nursing homes for not more than twelve patients 30 Convalescent & nursing homes for more than twelve patients CITY OF TUKWILA Department of Community Development Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 F. -mnil • tuknlnna ri tvkwiln wn ».c ZONING CODE USE MATRIX 08/09/07 Page I G: \PLANNING \Planning Forms \code histories \zoning code use matirx - modified.doc 08/09/07 glapphaitllanduse.applzoning code use matrix Page 2 P = Permitted, A = Accessory, C = Conditional, U = Unclassified LI MIC/ H 31 Convention facilities P 32 Correctional institutes U U 33 Dormitory A A 34 Drive -in theatres C 35 Dwelling — Single family (Includes site built, modular home or new manufactured home ) 36A Dwelling- Duplex, triplex or four -plex 36B Dwelling — Apartment houses, townhouses, row houses and condos 36C Dwelling — Multi - family units above office and retail uses 37 Dwelling — Senior citizen housing 38 Dwelling unit - Accessory (Owner occupies one unit, parking, size limit, lot minimum requirements) 39 Electrical Substation — Distribution C C 40 Electrical Substation - Transmission/Switching U 41 Essential public facilities, except those specifically listed as a permitted or conditional in any of the other zones U U 42 Farming and farm- related activities 43 Financial, banlcing, mortgage, other services P P 44 Fire & Police Stations C C 45 Fix-it, radio or television repair shops /rental shops P 46 Fraternal organizations P 47 Frozen food lockers for individual or family use P 48 Garage or carport (private) not exceeding 1,500 sq. /ft on same lot as residence 49 Greenhouses (noncommercial) and storage sheds not exceeding 1,000 sq. /ft 50 Greenhouses or nurseries (commercial) P 51 Hazardous substance processing and handling and hazardous waste treatment and storage facilities (on -site) subject to compliance with state siting criteria RCW Chapter 70.105 (See also Environmental Regulations, Chapter 21.08, Tukwila Municipal Code, TMC) A7 A7 52 Hazardous waste treatment and storage facilities (off -site) subject to compliance with state siting criteria (RCW Chapter 70.105) (See also Environmental Regulations, Chapter 21.08, Tukwila Municipal Code, TMC) C 53 Heavy equipment repair and salvage P P 54 Heavy metal processes such as melting, blast furnaces, drop forging or drop hammering P 55 Home Occupation (Max. 1 non - resident worker, no exterior change, etc.) 56 Hospitals, sanitariums, or similar institutes C 57 Hotels P P 58 Hydroelectric and private utility power generating plants U U 59 Industries involved with etching, film processing, lithography, printing and publishing P P 08/09/07 glapphaitllanduse.applzoning code use matrix Page 2 08/09/07 glapphanllanduse.applzoning code use matrix Page 3 P = Permitted, A = Accessory, C = Conditional, U = Unclassified LI MIC/ H 60 Internet Data Centers P P 61 Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions U U 62 Laundries; self serve, dry cleaning, tailor, dyeing P P 63 Libraries, museums, or art galleries (public) P P 64 Manuf./Mobile home park (See Criteria) 65 Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) C P 66 Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses C P 67 Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging P P 68 Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs P P 69 Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood P P 70 Manufacturing, processing, assembling and/or packaging of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment P P 71 Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment P P 72 Manufacturing, processing, packaging of foods, such as baked goods, beverages (except fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering) P' P 73 Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials U 74 Mass transit facilities U U 75 Medical and dental laboratories P 76 Mortician and funeral homes P 77 Motels P P 78 Offices including: medical, dental, government (excluding fire & police stations), professional, administrative, business, e.g. travel, real estate & commercial P C2& 3 79 Office or sample room for wholesale or retail sales, with less 08/09/07 glapphanllanduse.applzoning code use matrix Page 3 08/09/07 glapphanllanduse.applzoning code use matrix Page 4 P = Permitted, A = Accessory, C = Conditional, U = Unclassified LI MIC/ H than 50% storage or warehousing 80 Outpatient, inpatient, and emergency medical and dental commercial services P P 81 Park & ride lots C C 82 Parking areas A A 83 Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation P P 84 Pawnbroker P 85 Plumbing shops (no tin work outside storage) P 86 Private stable with restrictions 87 Radio, television, microwave, or observation stations and towers C C 88 Railroad freight or classification yards U 89 Railroad tracks (including lead, spur, loading or storage) p P 90 Recreation facilities (commercial - indoor) — athletic or health clubs P P 91 Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges P 92 Recreation facilities (commercial - outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields C 93 Recreation facilities (public), including, but not limited to sports fields, community centers and golf courses C C 94 Recreational area and facilities for employees A A 95 Removal and processing of sand, gravel, rock, peat, black soil and other natural deposits together with associated structures U U 96 Rental of vehicles not requiring a commercial driver's license P P 97 Rental of commercial trucks and fleet rentals requiring a commercial driver's license p P 98 Residences for security or maintenance personnel A A 99A Restaurants including drive through, sit down, cocktail lounges in conjunction with a restaurant P P 99B Restaurants including cocktail lounges in conjunction with a restaurant 100 Retail sales of furniture appliances, automobile parts and accessories, liquor, lumber/bldg. materials, lawn &garden supplies, farm supplies P 101 Retail sales, e.g. health/ beauty aids/ prescription drugs/ food/hardware /notions /crafts /supplies/house wares/ electronics /photo- equip /film processing/ books /magazines/ stationery/ clothing/shoes /flowers /plants /pets /jewelry/ gifts /rec. equip/ sporting goods, and similar items. P C 102 Retail sales as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto - oriented retail sales (e.g., drive -ins, service stations). 103 Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble works, and the assembly c P 08/09/07 glapphanllanduse.applzoning code use matrix Page 4 *Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code The Director will consider whether the proposed use is: Similar in nature to and compatible with other uses permitted out right within a similar zone and 08/09/07 2. Consistent with the stated purpose of the zone and 3. Consistent with the policies of the Tukwila Comprehensive Plan Fermenting and distilling is allowed. 2 Must be associated with another permitted use (e.g. administrative offices for a manufacturing company). 3 New office developments up to 100,000 square feet, subject to location restrictions at Figure 18 -12. 4 Limited to uses of a type an d size that clearly intend to serve other permitted uses and/or employees of those uses. glapphanllanduse.applzoning code use matrix Page 5 P = Permitted, A = Accessory, C = Conditional, U = Unclassified LI MIC/ H of products from the above materials 104 Sales and rental of heavy machinery and equipment subject to landscaping requirements of Chapter 18.52 p P 105 Salvage and wrecking operations p 106 Salvage and wrecking operations which are entirely enclosed within a building p 107 Schools and studios for education or self improvement P P 108 Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools 109 Self storage facilities P P 110 Sewage lift station 111 Shelter 112 Shopping center, Planned (mall) P 113 Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to Chapter 18.52 P P 114 Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required p 115 Stormwater- neighborhood detention + treatment facilities 116 Stormwater pump station 117 Studios — Art, photography, music, voice and dance 118 Taverns, nightclubs P P 119 Telephone exchanges P P 120 Theaters, except those theaters which constitute "adult entertainment establishments" as defined by this Zoning Code P 121 Tow -truck operations, subject to all additional State and local regulations p P 122 Transfer stations (refuse and garbage) when operated by a public agency U 123 Truck terminals p p 124 Warehouse storage and wholesale distribution facilities P P 125 Water pump station 126 Water utility reservoir and related facilities 127 Wireless Telecommunications Facilities (TMC 18.58) P P *Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code The Director will consider whether the proposed use is: Similar in nature to and compatible with other uses permitted out right within a similar zone and 08/09/07 2. Consistent with the stated purpose of the zone and 3. Consistent with the policies of the Tukwila Comprehensive Plan Fermenting and distilling is allowed. 2 Must be associated with another permitted use (e.g. administrative offices for a manufacturing company). 3 New office developments up to 100,000 square feet, subject to location restrictions at Figure 18 -12. 4 Limited to uses of a type an d size that clearly intend to serve other permitted uses and/or employees of those uses. glapphanllanduse.applzoning code use matrix Page 5 Project: �, a k `-- �� y -: :, - � 4.1,--, D iv r M / c ft +0 L i. '��R' ]tY.YA Address: Pqree A SIC 0 d e (-4-e-41 qi' ai . 1 ' c " b c� s, N D-re -o oc, . (_ a DeA Ma -0 014...e. (,v im Date transmitted: 0` 1� °7 Respo a requested by: 'O 2 T LL i 7 Staff coordinator: C C f-- t-DX C• Date response received: TO: ;J; Building Plan check date: City of Tukwila Department of Community Development LAND USE PERMIT ROUTING FORM Planning 'U Public Works El Fire Dept. File Number LO rl 0616 TU! Police Dept. !' Parks /Rec 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., 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 (Attach additional comment sheets and/or support materials as needed.) Comments prepared by: Update date: MEMORANDUM • • Traneportecion Planning 6 Engineering 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 6 Enginsaring • 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 Planning; 6 Englnaaring 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 • Traneportetion Plannin 6. 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 Transportation Pianninu 6. EnBinaerinp 99 ° S Hard' 0 % o - 1 ' I I - -I-i Legend Unsignalized Intersection • Level of Service (LOS) Delay in Seconds • Intersection Level of Service (LOS) 12) -.. Delay in Seconds C 44 a S � 48 i • II 22 29 t'\'-, 1\ \ \\ S Norfolk St 1 6 N -_ S Norfolk St. __ oeing pecess R • V 4 1 S Henderson St North 0 Traffic Analysis with Proposed AG Site Redevelopment Page 5 V Treneportet on Planning Engineering Figure 2. 2013 PM Peak Hour Levels of Service and Delay with Unused Trips from Potential Boeing Developments Unsignalized Intersection e , Level of Service (LOS) 12 Delay in Seconds Delay in Seconds Delay too high to be calculated by Synchro Henderson 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 J Legend Unsignalized Intersection e / Level of Service (LOS) 12 Delay in Seconds Intersection Level of Service (LOS) 12 Delay in Seconds * 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. Q Transportation P lanning 6 Enginaaring Boeing E\a ,ess R \\ \\ \\ Traffic Analysis with Proposed AG Site Redevelopment Page 7 Henderson St North 0 STATE OF WASHINGTON 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 grans 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 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 (city), WA (state), on August 9 , 20 07 James N. Harmon, Treasurer of Sabey Corp., Manager of 10230 East Marginal Way LLC 12201 Tukwila International Blvd.,4th Fl. Seattle, WA 98168 206 - 281 -8700 MARY a Hatt STATE OF WASM9 iTON NOTARY — • — PUBUC MY COMMISSION EXPIRES 12 - 1909 ■ P: \Planning Forms\ Applications\ CompPlanChg-6-06.doc 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 Print Name Address Phone Number Signature On this day personally appeared before me James N. Marmon 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 ON THIS 9th DAY OF NOTARY PUBLIC in and fo the State of Washington residing at Seat My Commission expires on 1 Z /19 /09 August ,2007 RECEIVED CITY OF TUKWILA !AUG 13 2001 December 4, 2006 STATE OF WASHINGTON COUNTY OF KING EXECUTED at Sea MARY A. HALL STATE OF WASHINGTON NOTARY — • — PUBLIC PAY COMMISSION EXPIRES 12 -1909 P: \Planning Forms \ Applications \CompPlanChg- 6 -06.doc 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 s s 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 St . , 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. Print Name Address Phone Number Signature (city), WA (state), on August 9 , 20 0 7 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 ti On this day personally appeared before me James N. "Harmon to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as hisiher voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 9th DAY OF August NOTAR PUBLIC in • d the State of Washington residing at Seattle My Commission expires on 12/19/09 RECEIVED CITY OF TUKWILA AUG 13 20071 PERMIT CENTE , 2007 December 4, 2006 Check items submitted with application Information: Required. May be waived in unusual cases, upon approval•of both Public Works and Planning APPLICATION MATERIALS: X 1. Application Checklist (1 copy) indicating items submitted with application. X 2. Completed Application Form and drawings (4 copies, if applying for a Comprehensive Plan Amendment do not duplicate materials). X 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). X 4. One set of any plans reduced to either 8 1/2" by 11" or 11" by 17 ". X 5. Application Fee —$590 X 6. Comprehensive Plan Amendment with fee if requesting a map change, do not duplicate materials. * 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. *Will be submitted on referral to Planning Commission PROJECT DESCRIPTION AND ANALYSIS: N/A 8. Provide a strikeout/underline version of the proposed code change, if applicable. X 9. Provide any other information such as drawings, economic analysis or other material that may be helpful to the Planning Commission and City Council in evaluating your request. X 10. Provide a written response to the criteria listed at 18.84.030 (included in packet). The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 -431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). P\ Planning Forms \ Applications \ ZoneChng- 6-06.doc RECEIVEp Cm, .•,.:CIA AU6 13 2001 PEHMi t 4tNTER December 4, 2006 • l CITY OF TUKWILA 4411 , 2/10/ Department of Community Development 14 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E- mail.: tukplan @ci.tukwila.wa.us P crr ZatiaNGEODE AMENDMENTS 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 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., 4 Floor, Tukwila, WA 98168 Phone: 206- 277 -5249 FAX: 206 -282 -9951 E -mail: mikelh @sabey.com Signature: Date: August , 2007 I: \my dots \AG Site \ZoneChng- 12- 06.doc August 13, 2007 FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: F-e(2 pc t o$ - �� ✓ (Date: File Number: 'l — O 6 7 Application Complete ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • l CITY OF TUKWILA 4411 , 2/10/ Department of Community Development 14 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E- mail.: tukplan @ci.tukwila.wa.us P crr ZatiaNGEODE AMENDMENTS 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 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., 4 Floor, Tukwila, WA 98168 Phone: 206- 277 -5249 FAX: 206 -282 -9951 E -mail: mikelh @sabey.com Signature: Date: August , 2007 I: \my dots \AG 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: light industrial (warehouse & distribution), office Proposed: light industrial, office, retail, lodging, entertainment (for proposed changes in land use designations or rezones) I: \ma doffs \AG Site \ZoneChng- 12- 06.doc .August 13, 2007 0323049062 0323049024 0323049048 042304906 0323049045 0323049028 0323049128 U I a 0323049080 0323049061 0323049058 0003400015 0003400041 0423049101 0423049015 Q 0423049099 2304907 2304907 S 2304907 0003400046 t!% to S Q ta 0323049024 (part of) 0003400042 DRAFT Ref: Tax Lot Combined.cdr S Boeing Rd. Associated Grocers Property Boundary z. 0 0 325 Scale in Feet (approximate) AG Grocers Site Seattle, Washington Tax Lot Parcel Numbers SAS - 029-00 FIGURE 3 February 2007 Dalton, Olmsted & Fuglevand, Inc. S BEY CORPORATION • LEGEND SUBJECT PROPERTY ZONING DESIGNATION TUKWILA/SEATTLE CITY LIMITS 7 N Mt S 1/4 SWIM 4 N 1/1301 0111O1 413 CITY OF SEATTLE AREA = 1,265,135 SF 7 CITY OF TUKWILA AREA = 1,438,912 SF 3 301 NORFOLK ST. SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 250' MA14.INAL WAY 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 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 2 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. R- 340.71' L =131.98' - 2211'10" R =340.71' 1- 131.98' 0, =221140' • --- PRE t of ,vp- ". EF_EI'.',.• 7 J . N 0 50 100 200 111' 00,0 51.0 107..• EA:EUT0'• — f,f7:>i ". 'R4. 4S . 12.5 MIN. SEG 0 1 NOSCAPING 12.5' 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' 019. FRONT LANDSCAPING RIVER OHMW • / • R- 1184.34 L =254.44' O - 1218'33" • R- 52296' 1.656.38' I A - 73'00'32? R =102 B0 L =150 50 - 8352'45" RECEN CITY OF TUKW! 1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. tAU6 13 20071 PERMIT CENT H W p o W Qi- O O °Q a EL 0 Ce v o >- < ▪ 4 12 r O M M REVISIONS, APPD. DATE: JULY, 2007 DESIGN: JIM ' DRAWN: OAF CHECKED: REVISION NUMBER: SCALE: 1' =100' PROJECT NUMBER: DASC00000030 DRAWING FILE: ECIMOO2DASC00000030 3 C2 8 SHEET NO. OF 2 200' SHOREUNE ANAGEUENT AREA 0 100 200 D NORT 400 600 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 TRANSNATION TITLE INSURANCE COMPANY ORDER N0. 870797. DATED JULY 26. 2001. THAT PORTION OF T. GROWS 00NAOON 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 MARKING THE INTERSECTION OF THE CENIERUNES OF SOUTH NORFOLK STREET AND AIRPORT WAY SOUTH, WHICH POINT BEARS NORTH 89'11•57 EAST 521.23 FEET FROM THE CONCRETE MONUMENT MARKING THE ANGLE POINT IN THE CENTERUNE OF SAID SOUTH NORFOLK STREET; THENCE SOUTH 8811'57 WEST ALONG THE CENTERLINE OF SAID SOUTH NORFOLK STREET 37.33 FEET; THENCE SOUTH 01'48'03" EAST 40.00 FEET TO NE 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 335108" 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 29.13 FEET TO A POINT OF TANGENCY; THENCE SOUTH 211239" EAST ALONG SAID WESTERLY MARGIN 1128.01 FEET TO A POINT OF WIDENING IN SAID AIRPORT WAY SOUTH; THENCE SOUTH 68'3721" WEST ALONG SAID MARGIN 35.00 FEET TO A POINT OF CURVE IN SAID MARGIN THE CENTER OF WHICH BEARS SOUTH 6817'21" 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 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 781559" WEST 3.00 FEET 70 A POINT OF CURVE IN SAID MARGIN, THE CENTERLINE OF WHICH BEARS NORTH 7813'59" WEST. 522.96 FEET; THENCE SOUTHERLY AND WESTERLY ALONG SAI0 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 B4'4612" 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 2319'16" WEST 429.64 FEET, MORE OR LESS. TO THE SOUTH UNE OF SAID GOVERNMENT LOT 8; THENCE CONTINUING ALONG NE 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 8; 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 88'07'58" 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 081115" WEST 738.75 FEET TO NE SOUTH LINE OF SAID T. GROW'S DONATION LAND CLAIM; THENCE SOUTH 8959'25" WEST ALONG SAID SOUTH UNE 157.64 FEET TO NE WEST LINE OF SAID SECTION 3; THENCE SOUTH 00'23'l2" WEST ALONG SAID WEST LINE 137.23 FEET; THENCE NORTH 8958•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 231916" WEST 181.29 FEET; THENCE NORTH 0950'45" WEST 168.16 FEET TO THE EASTERLY MARGIN OF EAST MARGINAL WAY SOUTH; THENCE NORTH 2319'16" 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 RECORDING NUMBER 5388220; THENCE NORTH 6600'17" 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 8811'57" EAST ALONG SAID MARGIN 409.23 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT NAT PORTION THEREOF CONVEYED TO THE CITY OF TUKWILA BY STATUTORY WARRANTY GEED 9703050486; TOGETHER WITH NAT PORTION LYING 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 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 680O'17 WEST. ALONG SAID NORTHERLY MARGIN. 203.81 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. 88.01 FEET 70 A POINT WHICH BEARS NORTH 88'40'52" WEST 140.07 FEET FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 89'40'52" EAST 140.07 FEET TO THE TRUE POINT OF BEGINNING. CITY OF TUKWILLA MIC/H ZONE AND CITY OF SEATTLE 102 U/85 "LI" BASIC DEVELOPEMENT STANDARDS SETBACKS TD YARDS (MINIMUM) FRONT SECOND FRONT REAR LANDSCAPE REOUIREMENTS (MINIMUM) FRONT SECOND FRONT REAR OFF STREET PARKING (SPACES /USABLE FLOOR WAREHOUSE OFFICE RETAIL MANUFACTURING OTHER USES 25 FEET 12.5 FEET 5 FEET 21.5 FEET 12.5 FEET 5 FEET AREA) 1 PER 2,000 5F 3 PER 1,000 SF 2 5 PER 1,000 SF 1 PER 1,000 SF SEE NC CHAP. 18.56 TOGETHER WITH THE FOLLOWING DESCRIBED PROPOERTY: PARCEL 1: THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 3, TOTINSIP 23 NORTH. RANGE 4 EAST, WILLAMETTE MERDIAN. W KING COUNTY, WASHINGTON. LYING SOUTH OF THE SOUTH UNE OF THE TIMOTHY GROW DONATION LAND CLAIM AND 1VE57 CL NE RIGHT OF WAY OF PUGET SOUND ELECTRIC RAILWAY. PARCEL 2: THAT PORTION OF GOVERNMENT L07 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 8 AT A POINT WHICH 15 NORTH 0'21'24" EAST 200 FEET FROM THE SOUTHEAST CORNER THEREOF; THENCE NORTH 0 EAST 189.77 FEET; THENCE WEST 375 FEET, MORE OR LESS. TO THE NORTHEASTERLY LINE OF STATE ROAD NO.. 1 AS NOW ESTABUSHED; THENCE SOUTHEASTERLY ALONG SAID ROAD LINE 205 FEET, MORE OR LESS, 70 A POINT WHICH BEARS NORTH 89 WEST FROM NE POINT OF BEGINNING: THENCE SOUTH 89.20'54" EAST PARALLEL WIN THE SOUTH LINE OF SAID GOVERNMENT LOT 8, 285 FEET, MORE OR LESS, 70 THE POINT OF BEGINNING. PARCEL 3: THAT PORTION OF GOVERNMENT L07 8, SECTION 4, TOWNSHIP 23 NORTH. RANGE 4 EAST, IWLLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING ON THE EAST UNE OF SAID GOVERNMENT LOT AT A POINT WHICH 15 NORTH 0'21'24" EAST 389.77 FEET FROM THE SOUTHEAST CORNER THEREOF; THENCE NORTH O'21'24' EAST ALONG SAID EAST UNE 174.65 FEET; THENCE DUE WEST 70 THE NORTHEASTERLY UNE OF PRIMARY STATE HIGHWAY ND. 1 AS ESTABUSHED BY DEED TO NE STATE OF WASHINGTON. RECORDED UNDER RECORDING NUMBER 3440535, N KING COUNTY, WASHINGTON; THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY UNE 195 FEET. MORE OR LESS, TO A PONT DUE WEST OF THE POINT OF BEGINNING; THENCE EAST 395 FEET. MORE OR LESS, TO THE POINT OF BEGINNING. PARCEL 4: GENERAL NOTES • THAT PO9TION OF ON , TOWNSHIP 3 R7N, E 4 EAST. WILLAME TIE MERIDIAN, IN RING SECTI COUNTY, 4 WASHINGTON, 2 DESCN0RIBED 85 RANG FOLLOWS: BEGINNING AT NE INTERSECTION OF THE SOUTH LINE OF THE T GROWS DONATION LAND CLAIM VAN THE EAST LINE OF SAIO SECTION 4; THENCE SOUTH 0 WEST ALONG SAID EAST UNE 137.23 FEET TO THE TRUE POINT OF BEGINNING: THENCE SOUTH O•23'12" WEST 20.00 FEET; THENCE NORTH 891812" WEST 448.01 FEET TO THE EASTERLY MARGIN OF EAST MARGNAL WAY SOUTH; THENCE NORTH 23'3916" WEST ALONG SAID MARGIN 70 A POINT WHICH BEARS NORTH 89 WEST FROM NE TRUE PONT OF BEGINNING; THENCE SOUTH 89'5812" EAST 70 NE TRUE POINT OF BEGINNING. 1. CALL 1 -800 -424 -5555 NOT LESS THAN 48 HOURS BEFORE BEGINNING EXCAVATIONS WHERE ANY UNDERGROUND UTIUTIES MAY BE LOCATED. FAILURE TO DO SO COULD MEAN BEARING SUBSTANTIAL REPAIR COST. UP TO THREE TIMES THE COST OF REPAIRS TD THE SENCE. 2. BY GRAPHIC PLOTTING ONLY. THIS 6.1.7.4. SITE SITUATES IN ZONE 'X' OF THE FLOOD INSURANCE RATE MAP NO 5303300645 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 NE 500 YEAR FLOODPLAIN. 3. THIS SITE CONTAINS 2,407,469 SQUARE FEET OR 55.27 ACRES. MORE OR LESS. NOTES 5\ TUKWILA 4507' SS SEATTLE 1. THIS IS A NON - PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. 5 NORFOLK ST SITE VICINITY MAP f _a N. T.S. / LAKE WASHINGTON BOEING ACCESS RD RECEIVED • F;W l}M1:f Ct SI -. RENTON CITY OF T MFILA 3 5 AUG 13 2007 SEE SHEET C2 FOR LARGER SCALE SITE PLAN W N W 1.� oz W i- CL 0 O 0 g Z LU col Y ram N~ CO C'S V' 0 M O = REVISIONS: APPD. DATE: JULY, 2007 DESIGN: „TIM DRAWN: DAF CHECKED: REVISION NUMBER: SCALE: 1'=200' PROJECT NUMBER: DASC00000030 DRAWING FILE: ECIMO010A SC00000030 SHEET NO.