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HomeMy WebLinkAboutSEPA E01-010 - CITY OF SEATAC - SOUTH RIVERTON HEIGHTS SUBAREA PLANSOUTH RIVERTON HEIGHTS SUBAREA PLAN PROJECT LAND DEVELOPMENT CITY OF SEATAC E01 -010 (P01 -031) Mayor Kathy Gehring- Waters Deputy Mayor Joe Brennan Councilmembers Gene Fisher Kay M. Lasco Terry Anderson Frank Hansen Don DeHan REEIVED FEB 0 7 2002 COMMUNITY EVELOPMENT "The Hospitality City" Acting City Manager Jay Holman Assistant City Manager Craig R. Ward City Attorney Robert L. McAdams City Clerk Judith L. Cary DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT February 6, 2002 Re: South Riverton Heights Subarea Plan SEIS Project Dear Interested - Party: -- This letter is to update you on the status of the South Riverton Heights Subarea Plan. The City appreciates the participation and thoughtful comments of the many residents and property owners in the Subarea who have worked with staff throughout the past year. As you may know, the Port of Seattle's plans to expand and develop their "L- shape" property in the South Riverton Heights Subarea have been delayed indefinitely, due to recent changes to their capital budget. These financial changes are largely due to the downturn in the aviation industry following the tragic events of September 11, 2001. Since the need to address the impacts of the Port's expansion/development was one of the primary reasons the City decided to work on a new plan for the South Riverton Heights Subarea, it seems prudent to wait for the Port's plans to be resolved before putting more effort into the Subarea Plan at this time. Indeed, this is the message that the City received from most of the citizens who attended the October 24, 2001 public meeting at Tyee High School. The SeaTac City Council agrees. Therefore, the City has decided to put the South Riverton Heights Subarea Plan on hold until further notice. We expect that the earliest the City would resume work on this project is Autumn of this year. We will inform you via letter, and include notices on the City's website and in the Seattle Times when we decide to resume the project and begin holding public meetings again. If you have any questions or concerns regarding the postponement of this project, please feel free to call me at (206) 241 -1893. Sincerely, . Michael C. Scare Senior Planner c. Jay Holman, Acting City Manager Steve Butler, Planning Director 17900 International Blvd., Suite 401 • SeaTac, Washington 98188 -4236 City Hall: (206) 241 -9100 • Fax: (206) 241 -3999 • TDD: (206) 241 -0091 CY 5F TA� CITY OF SEATAC South Riverton Heights Subarea Plan COMMUNITY OPEN HOUSE Wednesday, October 24 Drop In Anytime Between 6:00 — 8:30 p.n0 EC[E[1 V, .0 OCT 15 2001 Tyee High School Cafeteria COMMUNITY 4424 S. 188th St. DEV LO����°� SeaTac, WA (Please note that this meeting will not be at the North SeaTac Park Cornrnunity ieiiter, due to scheduling conflicts) _ — The City of SeaTac is developing a land use plan for the area shaded on the map below - the South Riverton Heights Subarea. We have held three public meetings on this plan, and encourage your continued involvement. The primary purpose of the October 24th meeting is to discuss changing circumstances at the Port, and how this may affect how the City proceeds with plans for the South Riverton Heights Subarea. This is your neighborhood, and we need yo ur input! Clay of SeaTac' SOUTH RIVERTON HEIGHTS SUBAREA PIAN igcto"'s e City is studying four alternatives ranging from "no change" to a combination of Business Park and Commercial Medium Density, for the South Riverton Heights Subarea. Information about the alternatives will be available at the meeting, and City Staff will be available to answer your questions, and discuss your concerns. Additional public meetings will be scheduled as the process moves forward. For more information, call the SeaTac Department of Planning and Community Development at (206) 241 -1893. IA 46 Li0e, Co1,vrU(,\k�arival kt)11100-1- (1340 buf ()J11I e 3 -k.e �),c0c.ess ates-p4tit. eb/yvf-3h ivre South Riverton Heights Subarea Plan Public Meeting #2 June 20, 2001 AGENDA 1. Introductions /Meeting Overview /City Council Perspective 2. Background/Summary of Process /Review of Comments from May 16 Meeting 3. Review of Potential Land Acquisitions by Airport 4. Review of Land Use Change Approaches 5. Discussion/Questions and Answers 6. Wrap - up/Next Steps cswrY pFAmc South Riverton Heights Subarea Plan Public Meeting #2 June 20, 2001 Property Tax Information King County Tax Assessor's Office, Commercial Appraisers: (206) 296 -5144. Your property tax is determined from two things — assessed value, and levy rate: Assessed Value of Property (Determined by County Tax Assessor) X Levy Rate (Includes City, County, State, Port, School Dist., Library, and EMS rates) Amount of Tax $ Paid Example: Assessed Value of Property: $100,000 X Levy Rate (per 1,000): 11.98 Amount of Tax $ Paid: $1,198 If you call the Assessor's office and ask "will my taxes go up ? ", they will refer you to the City, since the City sets the levy rate. You want to get information about how the assessed value of your property might change, and use that information in the formula given above, to see what the effect would be on your property taxes. So ask if the assessed value of your property would change if: • the Comprehensive Plan designation was changed from residential to commercial, but the property was not rezoned? • your property was rezoned from residential to commercial? • if the use of the properties around you were changed from residential to commercial? South Riverton Heights Subarea Plan Public Meeting #2 June 20, 2001 ALTERNATIVE PREFERENCE/ISSUES IDENTIFICATION 1. Based on the presentations you heard tonight, what approach do you prefer the city to take? ❑ Existing Plans: no change to the Comprehensive Plan or Zoning ❑ Change the Comprehensive Plan only for the area that the Airport is likely to acquire ❑ Change the Comprehensive Plan for the area shown in Alternatives 3 and 4 2. Please provide any additional comments you may have (use back of page if more space is needed) Optional: Name: Address: Phone: Email: ot ge/WINL_ ICJ, 6g44.61- t(fdibir? oalim tio oi75aw eg,r Ate O11/6 f/6 AkLik's e441:s • ead.,/ 4/04-4 76 &ao,((--( /5'//L cAtiva 11-61-tt Rea' 7o 570 0.21 1:5?3 ,i/oze4 efeit 540 a.0-6e/ fykei 4,h dizo,w,(_° 14/9 dazi r 4f/ //fi DEPARTMENT OF COMMUNITY DEVELOPMENT EXECUTIVE SUMMARY Junel8 - June 22, 2001 DEVELOPMENT Grand Central Casino — 14040 Interurban Avenue S (formerly Las Vegas Casino) A development permit was determined complete and is being reviewed by the various departments. The proposal is for 1,353 sq ft addition to an existing 14,304 sq ft building. This proposal still needs to obtain the necessary land use permit approvals prior to issuance of any permits through the Permit Center. OTHER Light Rail - Daniel Brand of the Charles River Associates will be in Tukwila Monday, June 25. He will spend the morning reviewing light rail ridership issues and documentation with staff, and will meet with Don Billen at Sound Transit in the afternoon. Accurate ridership information will be critical to Sound Transit's reconsideration of light rail routing and termini in South King County. We have been concerned for some time that Sound Transit's ridership assumptions and methodology fails to recognize the likely future ridership potential in the Southcenter /Longacres area. New ridership figures also raise questions about the ridership potential of a South 154th Street Station, if the rail line does not extend to the airport. S. Riverton Heights Subarea Plan - The City of SeaTac held a meeting to discuss the S. Riverton Heights Subarea Plan on Wed. June 20. There were approximately 75 residents at the meeting who live in or just outside the area. Staff from the Port of Seattle were also there to discuss the development of their 25 acres of land, which is located within the area, for cargo and the potential acquisition of an additional 20 acres. Expansion of cargo use into this area and dedication of a cargo only bridge across SR 518 is their objective. This would be in addition to the state's improvement of a full interchange and improved access to SR 518. The City is refining alternatives to consider for the subarea plan and are proposing the preparation of a supplemental EIS. The City of Tukwila provided input during the comment period. Most of the residents were opposed to any change and were also negative about the Port proposal to acquire additional property when they already own significant acreage just to the west, west of 24 Av. S. and north, as well as significant land to the south of the runways. Steve Lancaster, Director, Department of Community Development :TRANSMISSION RESULT REPORT (MAY 23 '01 02:35PM TUKWILA DCD /PW THE FOLLOWING FILE(S) ERASED FILE FILE TYPE 015 MEMORY TX OPTION TEL NO. 9 *- 2413999 . ( AUTO ) .....: . PAGE RESULT 03/03 OK ERRORS 1) HANG UP OR LINE FAIL 2) BUSY Department of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila. WA 98188 Phone: (206) 431.3670 Fax (206) 431-3865 3) NO ANSWER 4) NO FACSIMILE CONNECTION City Of Tukwila To: ST//EVE Drort -E From: L.11 .SL - /g- Faac Phone: z). -zqI- 3941 Date: Pages: 2 lcJ Re: L� Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle oCemmnts! May 22, 2001 city of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director Steve Butler SEPA Responsible Official City of SeaTac 17900 International BL,.Suite 401 SeaTac, Washington 98188 -4236 Subject: South Riverton Heights Subarea Plan Dear Steve: Thank you for the opportunity to comment on the scope of the EIS and the alternatives to be considered in your subarea plan. The City of Tukwila has a great interest in the planning for this area. We are expending considerable effort in revitalizing and redeveloping the commercial as well as residential neighborhoods along Tukwila International BL. A comprehensive review of the environmental impacts should be included in the EIS; in addition, we feel the following elements merit special attention. Land Use Recent economic analyses have identified a limited local consumer market as a significant barrier to short and medium term redevelopment of the Tukwila International Boulevard Corridor. Previous residential buy -outs by the Port of Seattle have contributed to this situation. What will be the impact of eliminating additional housing through redevelopment under the plan's alternatives? A second factor limiting redevelopment of the commercial corridor has to do with the readily available commercial properties in close proximity. How will the plan's alternatives affect the local market for commercial property? How will these market impacts affect land use along Tukwila International Boulevard? Housing How will the loss of housing units affect SeaTac's ability to achieve its housing unit and affordable housing targets under the County-wide Planning Policies for King County? Surface Water There will be significant change in impervious coverage; therefore, the potential significant impact to the storm water system and overall basin water quality should be assessed. Transportation Traffic patterns and volumes in the area are changing as traffic volumes grow and as the Port of Seattle residential buyout areas convert to nonresidential uses. These changes as well as the proposed subarea alternatives will have a cumulative impact on the transportation system. Transition scenarios should be mapped and evaluated so that the success of redeveloping this neighborhood is understood and the impacts of the change analyzed. For example, the ownership pattern 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 should be discovered in order to understand the possible success or sequence of conversion of the low density residential area to business park or commercial area. How will the remnant residential portions of this neighborhood be impacted by noise, traffic and other commercial activity impacts during this transition? How will the infrastructure systems be improved — initially, gradually or ultimately and how will the costs and timing be integrated into SeaTac's CIP? Finally, how are the proposed land use alternatives being integrated with the planning for the high capacity transit station at S. 154 St. and the planning for the Aviation Commercial (AVC) area, which we understand might expand? We look forward to working with you on this subarea plan. If you have any questions, please call me at 431 -3670. Best Regards, Steve Lancaster, Director C:\mcb \99 \riverton heights sub plan.doc South Riverton Heights Subarea Plan Public Meeting May 16, 2001 Questionnaire Results 22 questionnaires were completed and returned to City Staff at the meeting. Following is a summary of the responses contained in those questionnaires. 1. What are the three issues that are most important to you? The majority listed the following: • traffic patterns /congestion • property values • quality of life Many do not want the rezone to take place, as they fear displacement of residents and loss of the area's residential character. 2. What do you see as the top three transportation issues? • traffic flow (congestion) • increased traffic • inadequate alternatives to automobile transportation 3. What do you see as the top three land use issues? • preservation of the area's residential character • impacts on property values and tax rates • inadequate impact analysis (environmental and social) 4. Other comments /concerns: • the lack of frequent public transportation makes the area unprepared for commercial and high - density residential development. • unsure why the rezone is being proposed at all. CITY OF SEATAC ji,kc■c_/,tok YIN South Riverton Heights Subarea Plan EIS City of SeaTac is developing a land use plan for the area shaded on the map below, the South Riverton Heights Subarea Plan. We would like to invite you to participate in the process. The first public meeting to discuss this plan was held on May 16, and a summary of the comments received at that meeting is attached. We have revised the land use alternatives based on the comments received, and will hold a Second meeting to discuss those revised alternatives, and continue discussion of other related issues. The second meeting is scheduled for: Wednesday, June 20 6:30 p.m. — Open House 7:00 p.m. — Public Meeting in the Gym at: North SeaTac Park Community Center 13735 24th Avenue South SeaTac WA, 98168. The City will be studying 4 alternatives ranging from "no change" to a combination of Business Park and Commercial Medium Density, and will be preparing a Supplemental Environmental Impact Statement (SEIS) as part of the project. The City has identified the following areas for discussion in the SEIS: • Transportation • Land use • Air quality • Water • Housing • Public Services An additional public meeting is planned for August 8, 2001 and a Public Hearing is tentatively scheduled for September 10. Please note that these dates may change. The SeaTac Planning Advisory Committee (PAC) will be reviewing the plan and Draft SEIS at its regular meetings, which are the first and third Mondays of each month. PAC meetings are held at 5:30 in the Council Chamber at City Hall. For more information, or to confirm meeting dates and times, call the SeaTac Department of Planning and Community Development at (206) 241 -1893. (See other side) Listing of Public Comments Noted During Open Discussion South Riverton Heights Subarea Plan Public Meeting May 16, 2001 1. QUALITY OF LIFE/NEIGHBORHOOD VIABILITY • Impacts to long -term residents — quality of life • Viability of single - family areas depends on size. Why not downzone residential high/residential medium/commercial high areas? • Property owner doesn't want to live adjacent to commercial use. All remaining homes will be rentals. • Proposals encourage commuting — strengthen residential component • Does not want to lose home — "best street in SeaTac" • Concern with reduction of residential areas 2. TRAFFIC FLOW IMPACTS • Pass - through traffic on neighborhood streets • Concern for cut - through traffic from all main regional roads: I -5, 99, 509, 518, etc. • Timing of circulation changes • Where is info on transit area plan? • Timing of new road construction & development of properties re $ • Proposals encourage commuting — strengthen residential component • East/west traffic flow — why close streets? • Make 24th the major arterial • Additional traffic on 24th 3. PLANNING/DEVELOPMENT CONCERNS • Plan impacts to properties N of 148`h • Concern with agency purchase of private residential property — wrong direction • Projections — business park versus commercial medium • Ask what people want instead of listen to City Council, Port, etc. • Council members should have attended meeting • Should have included alternatives in packet • Put altematives on website • There is no transition from alternative #1 to others • Can Port of Seattle plans be incorporated? • How do these plans tie into Port of Seattle plans? • When will Port of Seattle develop "L- shape "? • Leapfrog development, financial impacts to adjacent properties • Leapfrog development into neighborhood? • Where is written plan? • Should encourage people to live near work • Incorporate existing residents in with new development (See other side) 4. PROPERTY VALUES /CITY TAXES • Tax impact with rezone to commercial? • Erosion of property value • Wants to get $ for vacant property • Fairness to affected property owners forced to move • Concern with residents' need to buy new homes — and difference between price paid and price to purchase 5. MISCELLANEOUS • Is there minimum population requirement for City? • Timing of L.U. transition? Mayor Shirley Thompson Deputy Mayor Kathy Gehring Councilmembers Gene Fisher Terry Anderson Frank Hansen Joe Brennan Don DeHan "The Hospitality City" City Manager Calvin P. Hoggard Assistant City Manager Jay Holman City Attorney Robert L. McAdams City Clerk Judith L. Cary DATE: TO: DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT May 7, 2001 Ms. Moira Bradshaw City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 SUBJECT: South Riverton Heights Subarea Plan alternatives RECEIVED MAY 082001 COMUN TY DEVELOPMENT Enclosed are the materials you requested. If you need further assistance, please contact our office at (206)241 -1893. — 2/39 V7d/ Thank you for your interest in the planning and community development of the City_of SeaTac. Sincerely, \. -� Linda Lucas C¢ j • Administrative Assistant Enclosure )1■06-- 40D-J1 17900 International Blvd., Suite 401 • SeaTac, Washington 98188 -4236 City Hall: (206) 241 -9100 • Fax: (206) 241 -3999 • TDD: (206) 241 -0091 City of SeaTac Comprehensive Plan FUTURE LAND USE DESIGNATIONS The preferred land use alternative is depicted on the City of SeaTac's Preferred Land Use Alternative Map (see page 1 -17 in the Land Use Element). There are several different land use designations on the Future Land Use Map, which fall into one of the following broad categories: • Residential • Commercial • . Business Park/Industrial/Airport Industrial • Park/Other RESIDENTIAL LAND USE DESIGNATIONS. Residential - Low Density (Single - Family) Land within the Residential - Low Density areas are, and will continue to be, primarily single - family in nature. The intent of this designation is to stabilize and protect existing single - family residential neighborhoods. Accessory units (sometimes called "mother -in -law units ") will be allowed in single - family designations in order to provide additional- housing opportunities and income sources for homeowners. Single- family areas will be served by bus and a growing network of sidewalks and bicycle paths. Open space will be provided at schools and neighborhood parks, with larger facilities located within North SeaTac and Angle Lake Parks. The single - family designations will be buffered from higher intensity: uses by landscaping/buffering and "transitional" residential: uses, including townhouses and small scale, residentially oriented, mixed - use development. This will promote the stabilization and enhancement of single - family neighborhoods. Residential - Medium Density Residential - Medium Density areas are residential areas to be located between higher density uses and single - family residences. These areas will be primarily residential in character, with some supporting residentially oriented commercial uses. Building heights will be limited to four stories, with possible height bonuses through a conditional use process or special administrative /staff review. Examples of the»types of uses that would be found in this designation are two to four story and townhouses. Some mixed -use Al 20 Land Use Background Report residential - commercial buildings containing services like dry cleaning, doctor's offices, hair salons, coffee shops and video stores will also be allowed at specific sites. Careful attention will be given to the amount and type of commercial uses to ensure project feasibility and maximize the positive impacts of these business uses in residential areas. In Residential- Medium Density areas, a range of different types of open space will be provided, from decks and balconies, to small yards and pocket parks. Parking will be integrated into the site plan to reduce its'visual impact. Where possible, alleys should be used to separate service access and parking from the street frontage. Residential - High Density The intent of the Residential - High Density designation is to promote the development of a high density .residential area that complements the bordering high density commercial area. Together, these areas will form the core of SeaTac's urban center. • Heights will be limited only by FAA requirements, and building setbacks on the ground floors will be minimal. Public open space will be provided in neighborhood pocket parks and plazas. Private open space will be provided through terraces, courtyards, and private balconies. In this designation, commercial uses will be allowed on the first floors of buildings. Such commercial activities will be primarily oriented toward serving the needs of the residents. COMMERCIAL LAND. USE DESIGNATIONS Commercial Mixed Use - Low Intensity Some areas along International Boulevard will be outside the 1/4 to 1/2 mile radius from a proposed transit station location and will not be within easy walking distance to a high capacity transit station. Consequently, these areas would not benefit from high intensity, transit- supportive land uses. These areas could, however, potentially be served by the personal rapid transit (PRT) system. The areas designated as Commercial Mixed Use - Low Intensity will provide opportunities to retain many of the necessarily auto - oriented, small scale uses that make up the present character of International Boulevard. Examples of this type of development include nurseries, . hardware and home supply stores, car sales, automotive repair garages, and department stores. Guidelines for businesses in these areas will be directed at improving their function and visual appearance. It is expected that there will be minimal housing in these designated areas. Transit service would consist of bus service and possible PRT. Al - 21. City of SeaTac Comprehensive Plan Commercial Mixed Use - Medium Intensity The Commercial Mixed Use - Medium Intensity designation anticipates a lower intensity of development than the High Intensity designation. Building heights will be around 5 -7 stories with additional stories (up to 12) allowed through a bonus system.. Typical activities will include dense corporate parks, individual office buildings, smaller hotels and restaurants, and relatively dense,retail developments. Developers will be encouraged to mix uses, either within an individual building or, within different buildings on a - multiple building development site. Mid -rise apartments or mixed, residential/commercial developments could be built within this area. Structured parking will also be encouraged in this area, but may not be as feasible due to the lower intensity of development. As with the High Intensity designation, developers will be encouraged to locate surface parking in a way that allows for redevelopment as structured parking becomes feasible. Commercial Mixed Use - High Intensity The Commercial Mixed Use - High Intensity designation allows the highest concentration of development. The building heights in this area will be limited only by FAA height limits. Activities within this designation will include hotels, office towers and high density housing. Retail and service- oriented businesses will be encouraged to locate within the first floors of large scale, multi -story developments. Some of these commercial activities would be oriented toward employees, . providing them with convenience shopping, eating establishments and places to complete daily errands without having to drive. Other commercial activities such as specialty shops, restaurants, and movie theaters could be oriented to serve City residents and travellers staying at hotels. Some opportunities may also exist for convention center activities. The SeaTac Office Center and the Red Lion Hotel are some examples of the types of development that are envisioned for , the Commercial Mixed Use - High Intensity designation: Structured parking will be encouraged as land values make this feasible. In the interim, while surface parking is still necessary, developers will be encouraged to orient their site plans to allow for redeveloping the surface parking at a later date. Developers will be encouraged to provide open spaces, eating and sitting areas within their projects. - The City will also . work to encourage the provision of small pocket parks.: A transit center will be developed through public /private development to provide a high Al -22 . Land Use Background .Repor , t . level of convenient multi -modal transit service. The Personal Rapid Transit (PRT) system could eventually link development within these areas to the Airport and other large developments. Some form of high capacity transit (HCT) could provide an efficient transit link to the rest of the region. Aviation Business Center The Aviation Business Center (ABC) land use designation reflects the existing/potential ABC zoning and related development standards. One purpose of the designation is to promote a major center supporting high concentrations of customers, visitors, employees, and pedestrian activity to create a quality development area in which people can work, shop and access child care. A second, related purpose is to create a development: area with a business orientation to the airport and compatible with airport operations. This designation will encourage flexible development programs to improve the design, character, and quality of new development, facilitate the provision of streets and utilities, and preserve natural and scenic features. The ABC area also establishes minimum lot.sizes to . encourage projects of sufficient scale to increase the viability of high capacity transit and PRT in this area. BUSINESS PARK /INDUSTRIAL LAND USE DESIGNATIONS Business Park Low The purpose of this designation is to allow for low density business land uses related to airport and high technology activities. Most of this area is currently zoned and will continue to be zoned as "Airport Use (AU)." It could be served by private automobiles and possible the PRT system. Business Park Medium The Business Park Medium designation would allow non - polluting business, such as biotechnology, non - polluting light manufacturing, electronics, computer technology or, communications equipment establishments. Land uses with significant impacts, such as truck terminals; would be expressly prohibited. Land uses with the following impacts or effects will be prohibited from Business Park Medium areas: • Emit significant quantities of dust, dirt, cinders, smoke, gases, fumes, odors or vapors into the atmosphere; Al -22. City of SeaTac Comprehensive Plan • Emit any liquid or solid wastes or o ther matter into any stream, river, or other waterway; • Emit radiation or discharges glare or heat, or emits electromagnetic, microwave, ultrasonic, laser or other radiation levels over what is considered safe by the FCC; • Emit radiation or discharges glare or heat, or emits electromagnetic, microwave, ultrasonic, laser or other radiation levels that would adversely impact electronic equipment of residences or businesses outside of the boundaries of the property the business is located; • Heavy trucking as a principal use such as truck terminals; • Produce excessive noise or ground vibration perceptible without instruments at any point exterior to any lot; and • Utilize open storage. Design and lot coverage standards for Business Park Medium areas will be implemented to foster high quality development and to minimize the impacts of such development. Airport Industrial This designated area provides for the Seattle- Tacoma International Airport and high intensity airport- related facilities and activities. Industrial The purpose of this designation is to provide . for the location and grouping of industrial enterprises and activities involving manufacturing, assembly, fabrication, processing, bulk handling, storage, warehousing and heavy. trucking. These areas could be served by both automobiles. PARK /OTHER LAND USE DESIGNATIONS Park This designation identifies park and open space areas to be used for outdoor passive and active recreation uses, conservation and protection of municipal watersheds, wildlife corridors and habitats. Al -24 _ Land Use Background Report development patterns. Public infrastructure financing and regulatory incentives will be directed to the HCT Districts. RELATIONSHIP BETWEEN THE LAND USE PLAN MAP AND THE ZONING MAP The designations on the Land Use Plan Map depict both existing and future land uses within the City of SeaTac. In some cases, such as with "Residential - Low Density" and "Residential - Medium Density ", the Comprehensive Plan's land use designations are general categories that encompass more than one zoning classification on the City's Zoning Map. For example, the Residential - Medium Density" designation includes several Urban Medium and Urban High zoning classifications, as well as the Mobile Home Park zone. In such cases, it is the Zoning Map that will determine the actual "potential zone" classification that emanates from a parcel's Land Use Plan Map designation. ESSENTIAL PUBLIC FACILITIES The Washington Growth Management Act (GMA) requires that city local comprehensive plans include a process for identifying and siting "essential public facilities." An initial list of essential public facilities for SeaTac includes airports; state and local correction facilities; educational facilities; state and local transportation facilities; landfills; solid waste handling facilities; sewage treatment facilities; broadcasting facilities; communication towers and antennas; and in- patient 'facilities, such as group homes (excluding those facilities covered by the Washington Housing Policy Act), mental health facilities and substance abuse facilities. Specific essential public facilities that ' already exist or are under development in SeaTac include, Seattle- Tacoma International Airport, Interstate 5, State Route 509, State Route 518, the King County solid waste transfer station (off S. 188th Street) and the Federal Detention Center. With respect to the review process, an ad -hoc review committee shall be established by the City Council, as needed, in response to a request to site an essential public facility in SeaTac. This' review committee shall examine the proposed facility under the following criteria: Revised 1 2 /9B Al - 25 010 rrltl. i..r. rs rwi TT' .774. . • I > -s , u - , , lj "114 I t }— "1 it-11-11 'I i lj 3-" �t li;t' .liir';i't;) r,.+l..trl Irl� lit , i II •i i 1 i .M., r, + ! . � i 7:: .t '� r , i 1f4 �I It -1.1 id& City of SeaTac SOUTH RIVERTON HEIGHTS SUBAREA Subarea Boundary N Prepared by: The City of SeaTac Department of Planning & Community Development February 9, 2001. Source: Orthophoto data based upon aerial photography acquired June, 1999. City of SeaTac SOUTH RIVERTON HEIGHTS SUBAREA PLAN Residential Medium Density Commercial Low Density samipill NEN "am ,,Airport Pottatial Aviation Commercial (AVC) PotentiNiation Operations (AVO) A Ft� Industrial • • City Limits • • • Urban Center BoundaF 1Feit 800 Prepared by the City of SeaTac, Washington. All rights reser$ed. This digital product has been compiled from the best availa % data. No warranty is expressed or implied as to accuracy, comp{. eness, or fitness for any specific use. Not to be used for purposes of legal description or definition. Not a substitute for a professioi aI survey. Requestor is solely liable for the accuracy and lawful 149% of this data. Date of preparation: February 1, 2001. • • • 11.111110 11111111111110111111011111111iM1 City of SeaTac SOUTH RIVERTON HEIGHTS SUBAREA PLAN Business Park Alternative (Modified) LEGEND: Land Use Classifications: Residential Low Density Residential Medium Density 'Commercial Low Density Commercial Medium Density Commercial High Density 48uesiness Park Airport °. Potential A■Pdtion Commercial (AVC) Potential Aviatida Operations (AVO) ° Industrial City Limits eta Urban Center Boundar. ° Keet 0 200' 400 80f Prepared by the City of SeaTac, Washington. All rights heserved. This digital product has been compiled from the best available data. No warranty is expressed or implied as to accuracy, completeness, or fitness for any specific use. Not to be used for puhroses of legal description or definition. Not a substitute for a professional survey. Requestor is solely liable for the accuracy and lawful use of this data. Data of preparation:1 February 26, 2001. • • e in■IM 1111111111111 City of SeaTac SOUTH RIVERTON HEIGHTS SUBAREA PLAN Commercial High Alternative LEGEND: Land Use Classifications: , mom w a Nealk Residential Low Density Residential Medium Density Commercial Low Density Commercial Medium Density Commercial High Density ' [ aipess Park 'Airport 4. Potential Aviatton Commercial (AVC) ,Potential Aviation•9ferations (AVO) Industrial City Limits AzojEcla Urban Center Boundary •: ifiir/MA Fiet Boa' 200 400 Prepared by the City of SeaTac, Washington. All rights rerved. This digital product has been compiled from the best avaijable data. No warranty is expressed or implied as to accuracy. completeness, or fitness for any specific use. Not to be used for purpotes of legal description or definition. Not a substitute for a profesnal survey. Requestor is solely liable for the accuracy and lawfuiuse of this data. Date of preparation: February 1. 2001. • • City of SeaTac SOUTH RIVERTON HEIGHTS SUBAREA PLAN Business Park Alternative LEGEND: Land Use Classifications: Residential Low Density Residential Medium Density Commercial Low Density Commercial Medium Density Commercial High Density 'Ssiness Park Airport °° ° ° Potential Aviation Commercial (AVC) Industrial City Limits Urban Center Boundar;te Subarea Boundary HCT District Cityr of Tukwila 1 Feet O 0 200 400 80D Prepared by the City'of SeaTac, Washington. All rights (eserved. This digital product has been compiled from the best available data. No warranty is expressed or implied as to accuracy, pleteness. or fitness for any specific use. Not to be used for p ses of legal description or definition. Not a substitute for a profe6sional survey. Requestor is solely liable for the accuracy and la°w/ul use of this data. Date of preparation: February 1, 2001. • • ° • • • ElimilifilM1111111111111110 o ii ,. ' tIIiIIiL1iil. WWI 1 MIMI o�� g 01/1177A iiiAVJi: wig wimo_ .......... W1104- NMI 71 1t 1im�1/ �a: i moo o / viii MN City of SeaTac SOUTH RIVERTON HEIGHTS SUBAREA PLAN 1 r r r r r r r • EXISTING ZONING LEGEND: Zoning Classifications: L=!J City of Tukwila UL-7200 UM -2400 UH -1800 U H -900 NB CB -C AVC AVO City Limits Urban Center Boundary Subarea Boundary Feet 0 200 400 800 Prepared by the City of SeaTac, Washington. All rights reserved. This digital product has been compiled from the best available data. No warranty is expressed or implied as to accuracy, completeness, or fitness for any specific use. Not to be used for purposes of legal description or definition. Not a substitute for a professional survey. Requestor is solely liable for the accuracy and lawful use of this data. Date of preparation: February 1, 2001.