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HomeMy WebLinkAboutPlanning 2011-06-23 COMPLETE AGENDA PACKET City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, MARGARET B R ATCHER; VICE-CH A 1 BROOKE ALFORD; CO-?vIMISSIONE R S THOMAS MCLEOD, LOUISE STRANDER, DAVID SH MIKE HANSEN, ANTI) AARON HUNDTOFTE PLANNING COMMISSION PUBLIC HEARING jUNE 23, 2011 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL TO ORDER II. ATTENDANCE Ill, ADOPTION OF 4-28-11 MINUTES BOARD OF ARCHITECTURAL REVIEW IV. CASE NUMBER: S11 -034 APPLICANT: Mon Wig, Wig Properties REQUEST: Approval of Master Sign Program to allow for flexibility under the City's Sign Code LOCATION: 17100-17250 Southcenter Parkway PLANNING COMINUSSION V. CASE NUMBER: L11-001 APPLICANT: Mikel Hansen/Sabey Corporation REQUEST: Amend Comprehensive Plan designation from Manufacturing Industrial Center/Heavy (MIC/H) to Light Industrial (LI) on .62 acres (Tax #0423049184) for future development LOCATION: 10200 E. Marginal Way, S., Tukwila, WA. V1. CASE NUMBER: L11 -002 APPLICANT: Mikel Hansen/Sabey Corporation REQUEST: Amend zoning from Manufacturing Industrial Center/Heavy (MICA) to Light Industrial (LI) ran .62 acres (Tax #0423049184) for future development LOCATION: 10200 E. Marginal Way, S., Tukwila, WA. VII. Director's report VIII. Adjourn 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 o Phone: 206-431-3670 Fax. 206431-3665 x City ®f Tukwila Planning Commission Planning Commission (PC) Minutes Date: April 28, 2011 Time: 6:30 PM Location: City Hall Council Chambers Present: Margaret Bratcher, Chair; Brooke Alford, Vice Chair; Commissioners, Thomas McLeod, Louise Strander, David Shumate, Mike Hansen, and Aaron Hundtofte Staff: Nora Gierloff, Deputy DCD Director, Rebecca Fox, Senior Planner, and Wynetta Bivens, Planning Commission Secretary Chair Bratcher opened the public hearing at 6: PM, and swore in those wishing to provide testimony. Minutes: Commissioner McLeod made a motion to adopt the January 27, 2011 minutes and Commissioner Alford seconded the motion. The motion was unanimously approved. Staff received two public comment emails that were handed out to the Commission. Commissioner Strander recused herself from the hearing and all future review of the Tukwila Manufacturing Industrial Center (MIC). She said that her family owns property in the area where the projects are being considered and is concerned that she may not be impartial. Commissioner Hansen, employed by The Sabey Corporation, said that The Sabey Corporation owns property in the MIC and they are giving testimony on the malulfacturing boundaries study. He said that he would like to hear the testimony unless there are objections. However, he intends to recuse himself if this item is heard at a quasi judicial hearing. CASE NUMBER: PLIO -016 APPLICANT: City of Tukwila REQUEST: Recommendations for update to Comprehensive Plan, zoning code and boundaries for Manufacturing Industrial Center (MIC) LOCATION: Manufacturing Industrial Center, including approximately 966 acres bounded generally by the City of Seattle on the north, South 125th Street on the south, the BNSF Burlington Northern railway right -of -way on the east, and the Duwamish River on the west. Rebecca Fox, Senior Planner, Departinent Of Community Development, gave background on the review process, and gave an overview of staff's recommendations. The Washington State Growth Management Act requires jurisdictions that are planning under the act to periodically review and update their Comprehensive Plan. The entire update is due to beeompleted by December 2014. RECOMMENDATIONS: Comprehensive Plan Review: 1) Add an implementation strategy as follows: Actively seek alternative railroad related freight routing away from residential streets in Allentown. 2) Add a new Comprehensive Plan Policy as follows, Pursue light rail and commuter rail stops in the vicinity of the Boeing Access Road. Page I of 3 1 PC Hearing Minutes April 28, 2011 Development Regulations Review: 1) Delete several permitted uses and add them to conditional uses as follows: Beauty and barbershops, banks, outpatient medical, indoor recreational facilities, hotels and motels. 2) Reorganize and clarify the MIC uses by adding verbiage on their expected impacts. 1) Add a design review requirement for offices. 4) Educational uses in the MIC should have a vocational focus. 5) Delete ni11htclubs, billiards or pool rooms, extended stay hotels, and dormitories from permitted uses. Boundary Review: 1) Change the zoning and Comprehensive Plan designation on the Duwamish Hill Preserve area to Low Density Residential and add a Public Recreation Overlay to reflect its current use. Environmental Review: 1) Review the Planned Action document to see if it needs to be updated. This is an environmental document that anticipates the impacts of development in advance to streamline project review. Nora Gierloff, Deputy Director, Department of Community Development, explained that the schedule for the MIC review is driven by the Council's desire to adopt the MIC changes before the expiration of the current moratorium on non industrial uses, which expires in Judy. TESTIMONY: Joe Sabey, representative for The Sabey Corporation, asked the PC' to consider an addition to the MIC Boundary review. Mr. Sabey showed slides of a parcel inside the 62 acre unified grocer parcel, which he said IS currently zoned differently from the rest. He requested the parcel be rezoned from MIC Heavy to Commercial Light Industrial, to make the entire site consistent. He said that 32 acres of the parcel are in Tukwila and 30 acres are in Seattle. He said that in 2007 the Tukwila portion was rezoned from MIC Heavy to Commercial Light Industrial. In 2009, the City of Seattle rezoned the acres in Seattle from Industrial Commercial to General Industrial. This item is scheduled to go before the PC at a quasi judicial public hearing at a later date. Bill Summers owner of the old Red Lion Hotel, requested that the PC take a look at the entire MIC zone, adjacent to Tukwila International Blvd and East Marginal Way. He stated that the zoning taking place in the area and the zoning decisions are based on an image of a zone that does not exist. He said that the statistics are very misleading as to what is really happening there. He suggested looking at the 15 of businesses that are impacted by the changes made in the MIC zone. He also said that special zoning or flexibility for businesses that really need it should be allowed, or they are going to go out of business because it is not an economically feasible area. Commissioner Alford said that it would be interesting to hear what the manufacturing uses are exclusively in the area because it is unlike the other uses. Ms. Fox listed various manufacturing uses in the area. She explained that the name "Manufacturing Industrial Center" was determined by King County. She said a traditional manufacturing use may be different from what's in the area, but the uses are manufacturing. She also said the zone is not specifically manufacturing but is also industrial and there is a range of industrial activity that takes place in the area. Staff addressed questions from the PC. Page 2 of 3 2 PC Hearing Minutes April 28, 2011 There were no further comments. The public hearing was closed. The Planning Commission deliberated. Staff provided some clarification and answered some additional questions for the PC. COMMISSIONER ALFORD MADE A MOTION TO ACCEPT STAFFS RECOMMENDATIONS AS LISTED IN THE ISSUES AND OPPORTUNITIES REPORT, INCLUDING TEXT AND MAPS ON CASE NUMBER PL10 -016 AND TO FORWARD THEM TO THE CITY COUNCIL FOR THEIR REVIEW. COMMISSIONER HANSEN SECONDED THE MOTION. ALL NN ERE IN FAVOR. DIREC'TOR'S REPORT The Conunuliity Bank parcel will be heard at a quasi judicial public hearmcf next month. There was discussion on conflict of interest documentation that was handed out to the PC. Chair Bratcher asked the new Commissioners to state their name for the record when they speak. AdjOUrned: 7:45 PM Submitted By: Wynetta Bivens Planning Commission Secretary Page 3 of 3 3 4 City of Tukwila J rn Haggert n, Mayor Department of Community evelo e t Jack Pate, Director STAFF REPORT BOAR D OF ARCHITECTURAL REVIEW Prepared June 8, 2011 FEARING DATE: June 23, 2011 NOTIFICATION: A combined Notice of Application and Notice of Hearing were distributed to adjacent property owners and tenants on June 10, 2011. Notice was also published in the Seattle Times on June g, 2011. FILE NUMBER: S11 -04 ASSOCIATED FILES: None APPLICANT: Wig Properties REQUEST: Approval of Master Sign Program for the Southcenter Square Complex LOCATION: King County Parcels 788892 -0010 and 788892 -0020 COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center (TUC) ZONING DISTRICT: TukYA1a Urban Center (TUC) SEPA DETERMINATION: Exempt RECOMMENDATION: Approval with Conditions STAFF CONTACT: Brandon Miles, Senior Planner (208) 431 -3884 Brandon. Miles(&Tukwilawa,qov BM Page 1 of 14 06/14121111 10:58:110 AM hAdevelopments\master sign prvgrarnslwig propertieslstaffrepbrt.doc 64bi southcenter Boulevard, sate ##100 Tukwila, Washington 98188 Phone: 206- 431.3670 f Fax. 206-431-3665 EXHIBITS: 1. Site Plan of Southcenter Square 2. Details of North Grand Monument Sign 3. Details of South Grand Monument Sign 4. Details of Monument Sign #1 5. Details of Monument Sign #2 6. Details of Monument Sign #3 7. Details of Monument Sign #4 8. Details of Monument Sign #5 9. Details of Monument Sign #6 10. Details of Monument Sign #7 11. North Building Wall Elevations A. South elevation B. North elevation C. West and East elevations 12. South Building Wall Elevations A. North Elevation B. South elevation C. West and East elevations 13. East Building Elevations A. South Elevation B. North Elevation C. West Elevation D. East Elevation 14. North Building Floor Plan, Showing Potential Locations for Projecting Signs 15. South Building Floor Plan, Showing Potential Locations for Projecting Signs 16. East Building Floor Plan, Showing Potential Locations for Projecting Signs 17. NOT USED 18. Examples of Under Awning /Canopy Signs 19. Applicant's Narrative, Southcenter Square Master Sign Program 20. Applicant's Response to Design Review Criteria, Southcenter Square Master Sign Program 21. Table of proposed Monument Signage BM Pawc 2 ol' I4 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 6 Backaround In August of 2010, the City adopted a new sign code to replace a sign code that had been in place for over 25 years. In adopting the new sign code, the City Council found that large commercial complexes in the Tukwila Urban Center and the Tukwila South districts have "...unique sign needs which requires a code that provides flexibility To provide this flexibility, the City Council created a process called a Master Sign Program. Tukwila Municipal Code (TMC) 19.32.010 states that the intent of the Master Sign Program is to "...provide a voluntary process to allow for adaptation of the standard provisions of the Sign Code to the specific needs of larger sites. The signs approved through this process must be integrated into a cohesive design and communication approach for the site, while continuing to meet the overall intent of the Sign Code... Two categories of properties are eligible for the Master Sign Program: 1. Sites of 15 acres or more, developed with one or more buildings, totaling at least 200,000 square feet or 2. Essential Public Facilities within commercial or industrial zones. The master sign program is voluntary. The owner of a premise eligible for the master sign program can choose to be governed under the prescribed sign code regulations found in TMC 19.20 or make application for the greater flexibility available under TMC 19.32. Wig Properties, owner of Southcenter Square, has submitted a Master Sign Permit Application for review by the City. Existina Development The Southcenter Square development is located along Southcenter Parkway within the City's Urban Center, just north of Minkler Blvd. The premise includes two parcels (King County Parcels 788892 -0010 and 788892 -0020) that have a total land area of 17.79 acres. The premise contains three buildings with a total building area of over 230,000 square feet. Thus, the project is eligible for the master sign program under TMC 19.32.020 (1). The site contains a mix of uses, including restaurants (both fast food and sitdown) and retail. The largest tenants on the site are Nordstrom Rack, Kohls, and Petco. Other tenants on the site include Panera Bread, In Spa, DSW and Jamba Juice. As seen in the aerial photo below, the project is bordered by four streets, Southcenter Parkway, Minkler Blvd, Wig Blvd, and Bauch Drive. All four streets provide access to the premise. While the site is bordered by four streets, most customers access the site travel from Southcenter Parkway with a smaller number using Minkler Blvd. BM Pawc 3 ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 7 p ������llii�lllllllllli�ii� »ll>u�» t t !k. a A 10 OWSOMIM I OEM I I Aerial Photo of Southcenter Square Property Surroundina Land Uses The property is located in the heart of the Tukwila Urban Center. Surrounding land uses are generally retail in nature. The Macy's warehouse, a light industrial use, is located directly to the north of Wig Blvd. Parkway Supercenter is located to the south and various smaller retail complexes are located on the east side of Southcenter Parkway. Sian Code Reaulations Title 19 of the TMC allows for two types of permanent signs', building mounted and freestanding. A building mounted sign is "...a sign permanently attached to a building and includes flush mounted signs, awning signs, projecting signs, etc (TMC 19.080.065) As seen in the definition of building mounted signs, the City allows a wide range of building mounted sign types. This is stark contrast to our old sign code that only permitted flush mounted wall signs. A freestanding sign is "...a sign supported by one or more uprights, poles or braces installed on a permanent foundation, not attached to a building or other structure (TMC 19.02.130) The City's standard sign code provisions only allow monument type freestanding signs. The maximum height for a monument sign is eight feet. Prescribed Code Reaulations Before evaluating the applicant's master sign program it would be helpful to understand the type and number of signs that the site is eligible for without going through a master sign program. "Permanent Sign" means any sign erected without a restriction on the time period allowed for its display..." BM Pawc 4 of 1-1 06 14 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES:CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 8 Unlike the City's previous sign code, there is no cap on the number of signs an individual business can have. If the building or site characteristics allow for a sign, it can say or list anything that the landlord desires. The previous sign code only permitted a business to be listed on two signs, either two wall signs or on one freestanding sign and one wall sign. Even if the site was permitted to have two freestanding signs, a business could only be listed on one of them. The following outlines the standard signage allowed on sites in commercial and industrial zones without going through the Master Sign Program: Buildina Mounted Sianaae Wall and Awning Face Signs: Each business may have one flush mounted wall sign or an awning face sign per public entrance. Thus, if a business has two public entrances it would be eligible for two wall or awning face signs. The size of the wall or awning face sign is based on the total area of the wall on which it is displayed. If a wall does not have a public entrance it could still qualify for a flush mounted wall sign if the building incorporates certain design elements. This wall sign is based on the total wall area, but is reduced 50 percent compared to what would be permitted if the wall had a public entrance. Projecting Sign: One projecting sign is permitted for each business. The maximum size of the sign is 20 square feet for one side and 40 square feet for all sides. Corner Projecting Sign: Southcenter Square is not eligible for a corner projecting sign. Canopy -Edge Sign. If a canopy is installed, each business could substitute a canopy edge sign for the allowed projecting sign. A canopy edge sign can be 12 inches tall and the total length is limited to two thirds of the canopy length. Under Awning /Canopy Sign: Each business may also install an under canopy sign over an adjacent public or private sidewalk. No sign shall exceed three square feet in size. Awning /Canopy Side Sign: Each awning or canopy side may have one sign located on it. The sign shall not exceed 40 percent of the awning /canopy side area. Permanent Window Signs: Each window that provides direct line of sight into the building may have window signs that do not exceed ten percent of the total window area. Pole Banners: Pole banners on the light poles are permitted. The following outlines the standard freestanding signage allowed on sites in commercial and industrial zones without going through the Master Sign Program: Freestandina Sianaae The number of freestanding signs permitted on the site is based on the total amount of frontage along public streets. The site has over 3600 linear feet of frontage along four public streets. Based on this frontage, the site is allowed to have nine total freestanding signs. BM Pawc 5 ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK I YFKCAFD STAFF REPORT.DOC 9 Design Standards for Freestanding Signs Allowable Sign Total Allowable Maximum Height Setback Area Siqn Size 72 square feet 96 square per 8 feet Five Feet per side /144 side /192 square square feet total. feet total Existina Sianaae on Premise Given that that the project application is for an existing built out site, there is already signage on the property. Buildina Mounted Sianaae Flush Mounted Wall Sians Each tenant on the site has a least one flush mounted wall sign. The sizes of the signs are based on the total exposed building face where the sign is located. ,sm sfl «n I I b' Existing Flush Mounted Wall Sign on the Property The "What the Pho" flush mounted wall sign located along Minkler Blvd has become non- conforming after adoption of the new sign code. This sign is currently 38.7 square feet in area. Given that there is no door on this wall, the maximum size of the flush mounted wall sign is 21.68 square feet. All other wall signs on the site conform to the new code. BM Pawc 6 ol' 14 06 14 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 10 Many of the business on the site also utilize "blade" signs or under awning /canopy signs. These signs are two square feet in area. Under Awning /Canopy Sign also known as a "Blade Sign Freestandina Sianaae rv There are two grand monument signs on the property. These signs are visible from Southcenter Parkway and are 30' -7" tall with a total area of 200 square feet (100 square feet per side). These signs are not permitted under the current code, unless F 1 approved as part of a master sign program. DO Nos ,w 9, ame�astud PaYIES1 Shan Existing Freestanding Sign on Property xp«ss D Ban a §tip M There is a smaller monument sign located along Minkler ]HOP Blvd. htphq ��;�e� Existing Monument Sign on Minkler Blvd. This sign will be replaced.''` Master Sian Proaram The applicant has proposed a comprehensive sign package for their premise. The applicant's narrative on the proposed Master Sign Program is found in Exhibit 19. TMC 19.32.060 allows a wide range of deviation from the prescribed sign requirements found in TMC 19.20; however the applicant has only requested three modifications: BM Pawc 7 of 14 06 14 1 1 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK I YFKCAFD STAFF REPORT.DOC 11 1. That two of their permitted monument signs be permitted to be grand monument signs. This would permit the two existing grand monument signs to be considered conforming signs. 2. Installation of three monument signs that do not comply with the standard "width" requirement of TMC 19.20.040 (4)). 3. Landmark Business Signs up to six percent of the exposed building face up to a maximum of 500 square feet. 1. That two of their permitted monument sians be permitted to be arand monument sians. This would permit the two existina arand monument sians to be considered conformina sians. N One of the existing grand monument signs on the premise. The two grand monument signs located on the property were conforming when they were originally installed. Due to the adoption of the new sign code they become non conforming and are permitted to remain indefinitely. Copy changes can occur until August 25, 2020 without having to bring the sign into conformance. Sites within the TUC and TVS are permitted to have up two grand monument signs provided they are approved as part of the Master Sign Program. BM Pawc 8 ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R.LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAF) STAFF REPORT.DOC 12 The table below summarizes the proposed development standards for the grand monument sign and compares them to the applicable code requirements. The proposed grand monument signs comply with all code requirements (See Exhibits 1, 2 and 3). Table 1: Development Standards for Proposed Grand Monument Signs Grand Monument Grand Monument Siqn 1 Siqn 2 Proposed Area 100 square feet (200 100 square feet (200 square feet for all square feet for all sides). sides). Maximum Permitted 100 square feet (200 100 square feet (200 Area (TMC 19.32.060 square feet for all square feet for all (d)). sides). sides). Proposed Height 30' -7" 30' -7" Maximum Height 35'- 4.625" (No taller 35'- 4.625" (No taller (TMC 19.32.060 (f)). than tallest building than tallest building on site). on site). Proposed Setback 30' -6" 30'6" from nearest property line. Required Setback 15' 15' from nearest property line (TMC19.32.060 (e)). Materials Proposed Brick to match Brick to match buildings on site. buildings on site. Materials Required Any poles or columns Any poles or columns (TMC 19.32.060 (c)) supporting the sign supporting the sign must have an must have an architectural architectural treatment such as treatment such as brick, stone or wood brick, stone or wood cladding that is cladding that is consistent with the consistent with the design of the building design of the building on site. on site. BM Pawc 9 ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 13 2. Modification 2 -Width of Monument Signs Exhibit 1 shows proposed freestanding signs on the premises. Exhibit 21 compares the proposed monument signs to the prescriptive code requirements for monument signs found in TMC 19.20. In most circumstances, the signs meet the prescriptive code requirements. The applicant has not chosen to take advantage of some of the special variations allowed under the master sign program. The only variation being requested is to allow three signs to be wider than the 15 foot limit required for all monument signs (See Exhibit 1, 4, 5, 6, 7, 8, 9, and 10). All the signs will have materials that are consistent with the design of the grand monument signs currently located on the premises. 3. Modification 3- 1-andmark Business Sians A "landmark business" is an entity that occupies at least 60,000 square feet of building space on a premise that contains at least five separate businesses or uses (TMC 19.08.160). The term landmark business replaced the term "anchor tenant" found in the previous sign code. The only landmark tenant on the applicant's premise is Kohl's Department store that has a total building square footage of 97,103 square feet (See Exhibit 1). The applicant has requested that Kohl's, or any future tenant on the site that meets the definition of "landmark business" be permitted to have "landmark business signs as found in TMC 19.32.060 (3) (See Exhibit 13 and 19). Specifically, the "landmark businesses" would be permitted: Four flush mounted wall signs, one for each cardinal direction; and Maximum size for flush mounted wall signs be 6% of the exposed building face or 500 square feet, whichever is less. Other Sianaae The applicant has also proposed other building signage for the tenants on the property. All of this additional building mounted signage complies with all prescriptive code requirements. 1. Flush Mounted Building Signage Tenants can utilize flush mounted wall signs. Exhibits 11, 12, and 13 show the proposed location for flush mounted wall signs. The total number of signs is one per public entrance, with incentive walls signs being allowed for building design on walls that do not contain public entrances. The applicant proposes that all signs be individual letters with internal lighting. The maximum size will be based on the prescriptive code requirements. The applicant is not requesting a size deviation. 2. Projecting Signs BM Pawc 10 ol' I4 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 14 One projecting sign is permitted for each business. The maximum size of the project sign is 20 square feet for one side and 40 square feet for all sides. Projecting signs may not be more than four feet from the fagade and must be at least eight feet above the adjacent sidewalk. Exhibits14, 15 and 16 show possible location of future projecting signs. Note: The exhibits show more projecting signs than is permitted. The applicant has shown possible locations, but the actual locations would be determined by current or future tenants. Also, some of the locations may not comply with code. Projecting signs must be located over a sidewalk, some of the locations shown are not over sidewalks. 3. Under Awning /Canopy Signs The premise already utilizes under /awning canopy signs. These signs are better known as blade signs (See Exhibit 18). The intent of these signs is to assist pedestrians who are on sidewalks in identifying businesses as they walk. TMC 19.20.050 (F) (1) allows under /awning canopy signs above public or private sidewalks. The maximum size is three square feet. The applicant is proposing to utilize the existing sign design, which is two square feet. 4. Pole Banners Properties within the TUC may utilize pole banners on light standards within parking lots. These are permitted outright for any property, regardless if they go through a master sign program. The purpose of this code provision is to allow color and advertising within often barren parking lots. The applicant notes that they may wish to use pole banners in the future, but that they have no specific design at this time. 5. Directional Signs The property contains several internal directional signs. Given that these signs are not visible from the public right of way, they are not subject to the City's sign regulations. 6. Flag Poles A premise is permitted to have up to three flag poles. No sign permit is required for the installation of a flag pole. Master Sian Permit Criteria The criteria for reviewing a Master Sign Permit Application is found in TMC 19.32.040. Staff response is below, the applicant's response to this criteria is found in Exhibit 20. 1. The Master Sign Program meets the intent of the Sign Code as well or better than the signage allowed under the standard code provisions. With very few exceptions, the applicant is complying with the standard code provisions of the sign code. The applicant is only requesting three modifications under the master program, specifically to use two grand monument signs, to increase the width of three monument signs, and to be eligible to use landmark wall signs for the Kohl's store on the site. BM Pawc I I ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 15 It is interesting to note, that the applicant has chosen not to take advantage of some sign standards to which he is entitled to. Specifically, all regular monument signs are less than eight feet in height and the area of each monument sign is below what is permitted by code. The two grand monument signs area also not as tall as they are permitted. 2. The requested deviations from the code respond to the specific characteristics or use on the premises. The site contains over two dozen businesses, all of which desire signage. The use of the grand monument signs allows for smaller tenants to utilize freestanding signage. The site also has multiple entrances. Each monument sign has been placed at an entrance which will permit drivers to see the signs and make decisions about where to turn. Overall, the applicant is not requesting for many of the deviations permitted. Approving the grand monument signs will allow the two existing signs on the property to be considered conforming signs. The requested widening of three monument signs is to create a better sign design and not to get a larger sign area. Unlike other large properties in the area, the Southcenter Square property is very deep. Kohl's is set back a significant distance from Southcenter Parkway. Allowing for this tenant space to use the "Landmark Business" designation allows for their walls signs to be seen from a greater distance. 3. The program complies with the applicable standards of this Chapter. In all but one case (What the Phot Sign), signs on the property and proposed comply with the standard code provisions. Where deviations are requested, they comply with the modifications permitted under the Master Sign Program. The only sign that does not meet code is proposed monument sign #5. While City staff supports the goal of screening the signal cabinets, the master sign program does not allow for intrusions into setbacks. In order to install this sign, the applicant will have to get a variance. 4. The existing and proposed signage is integrated with an overall lighting scheme for the project site to create a safe, lively and inviting night -time environment if the site is in a commercial zone. The existing lighting for the shopping complex has been layered to create an interesting experience while also providing a safe and convenient shopping environment. All freestanding signs are lit and lights are located above and around all walkways. Store fronts are illuminated and parking lot lights have been installed. 5. No sign related code enforcement violations on the premises for at least one year prior to submitting the Master Sign Program application. There have been no sign related code enforcement violations on this property for the last year. BM Pawc 12 ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 16 6. The program must contain a schedule for the removal of all non conforming signs on the premise within three years from the date of Master Sign Program approval. The only non conforming signs on the premises are the two grand monument signs and the "What the Pho" flush mounted wall sign facing Minkler Blvd. The grand monuments signs will become conforming if the master sign program is approved. The "What the Pho" sign will need to be removed within three years from the approval of this master sign program. Conclusions 1. The site is eligible for the Master Sign Program because it is over 15 acres in area and has building space in excess of 200,000 square feet. 2. With over 3600 feet of frontage on four public streets, the site is eligible for nine monument signs. 3. The premise is located in the Tukwila Urban Center and thus is eligible to have two monument signs converted into two grand monument signs. 4. The design of the two grand monument signs complies with applicable code standards. 5. The site contains one tenant space that meets the definition of "Landmark business" under TMC 19.08.160. 6. All monument signs, with the exception of monument sign #5 comply with the standard code provisions or meet the modifications permitted under the Master Sign Program. 7. Monument Sign #5 encroaches into the setback area and cannot be approved unless and until a setback variance is granted by the Hearing Examiner. 8. Monument signs 6 and 7 may impact the sight distance triangles in their respective locations. 9. It appears that all flush mounted wall signs on the property, with the exception of the "What the Pho" wall sign located on the south elevation along Minkler Blvd, complies with the City's current sign regulations. 10. TMC 19.32.070 requires that all non conforming signs be removed or brought into compliance with three years from the approval of the Master Sign Program. 11. The location of the projecting signs may not comply with the code requirements that they be placed over public or private sidewalks. 12. The proposed Master Sign Program presents a uniform, clear, and comprehensive approach to signage on the property. The freestanding signs all have a similar design to one another. This design is consistent with the finishes of the buildings on the site. The building mounted signage has been integrated into the overall design of the building architectural. Recommendation Staff recommends approval of the Master Sign Program with the following conditions: 1. Monument Sign #5 cannot be installed unless the applicant obtains a variance from the Hearing Examiner. 2. Prior to the issuance of sign permit for monument signs #6 and #7, the applicant shall demonstrate that the signs are not located in the sight distance triangle or BM Pawc 13 ol' 14 06 14 1 011 3:19:00 PM C DOCUMENTS AND SETTINGS JAIMIE- R,LOCAL SETTINGS TEMPORARY INTERNET FILES CONTENT.OUTLOOK IYFKCAFDSTAFF REPORT.DOC 17 provide a report, stamped by a civil engineer addressing traffic safety and the proposed signs. 3. All future projecting signs shall be located over public or private sidewalks. 4. The "What the Pho" flush mounted sign shall be brought into compliance with the area limitations found in Table 2 of TMC 19.20.050 within three years from the issuance of the City's Notice of Decision for this permit. Informational Items Sign and electrical permits may be required for each individual sign approved under this Master Sign Program. 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Proposal Description: Under the City of Tukwila Sign Code as adopted in August 2010, there are a number of signs which are allowed outright and others which are allowed with the approval of the Director of Community Development or the Board of Architectural Review (BAR). The signs proposed for this project including descriptions and discussions of each are summarized as follows: A. Monument Signs L Summary of Code Requirements Monument Signs a. Number of Signs Allowed: One per 400 feet of linear street frontage (With over 3,600 linear feet of street frontage, 9 Monument Signs are allowed) b. Allowable Sign Message Area 72 square feet per side/144 square feet total (Increases up to 90 square feet per side/180 square feet total may be permitted with Director Approval) C Total Allowable Sign Size: 96 square feet per side/192 square feet total (Increases up to 120 square feet per side/240 square feet total may be permitted with Director Approval) d, Maximum Height: 8 feet e. Maximum Width: 15 feet 2 Summary of Code Requirements Grand Monument Signs (Requires BAR Approval) a. Number of Signs Allowed: Two (each substituted for one or more Monument Signs) b. Allowable Sign Message Area: 172 square feet per side/344 square feet total C. Maximum Height: Height of the Tallest Building on the Premises 60 Feet EXHIBIT 19 59 3. Proposed Grand Monument Signs See Exhibits 2 and 3. The two existing "Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway would be retained. Each of these signs is 27'-6" feet high and 14'-8" feet wide with an internally illuminated Sign Message Area of 100 square feet on each side (200 square feet total). 4. Proposed Monument Signs Seven Monument Signs are proposed, as follows: Monument Sign #1 See Exhibit #4. This sign is located on the north side of the main driveway entrance from Southcenter Parkway. It is proposed to be 4'-2 1/2" feet high and 22'-0" feet wide with a Sign Message of Area 2'-11" high and 19'-0" wide for a total of 55 square feet. Note that this sign is one sided with no message on the back side, The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is designed to integrate tastefully with the existing landscaping and landscape features. It is curved to match the curve of the masonry retaining wall in front and is set back approximately 1 -6" from the top of this retaining wall to permit the planting of some low plant materials between the top of this wall and the base of the sign. On each end of the sign a masonry pier has been used which matches those used on the masonry retaining walls and the sign itself has been designed with masonry, colors, and design features similar to the masonry retaining wall such that the sign integrates with the overall landscaping design. Monument Sign #2 See Exhibit #5. This sign is located on the south side of the main driveway entrance from Southcenter Parkway and the design is similar to Monument Sign #1. 60 Monument Sign #3 See Exhibits #6. This sign is located at the northeast corner of Wig Boulevard and Southcenter Parkway. It is proposed to be 7'-4 1/2" high and 10'-4" wide with a Sign Message of Area 6' -5" high and 8'-0" wide on each side (51 square feet) and a Total Sign Message Area of 102 square feet. This sign is designed with masonry and decorative steel features matching the overall shopping center; and is also designed to screen the existing utility vaults as much as is possible under the constraints of the locations of these faults and utilities. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. Monument Sign #4— See Exhibit #7, This sign is located at the southeast corner of Wig Boulevard and Southcenter Parkway. It is proposed to be 7' 4 high and 12'-0" feet wide with a Sign Message Area 6'-8" high and 7-0" wide, and a Total Sign Message Area of 47 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these, This sign is located adjacent to the retaining wall and below the sidewalk at the entrances to the businesses in this building. It is designed with masonry features and colors to integrate with the design of the adjacent stairs, retaining walls, handrails and the buildings. Monument Sign #5 See Exhibit #8. This sign is located at the northeast corner of Minkler Boulevard and Southcenter Parkway, It is proposed to be 5'-3" high and 20' -5" wide with a Sign Message Area 4'-4" high and 17' -5" wide for a Total Sign Message Area of 75 square feet. Note that this sign is one sided with no message on the back side. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. This sign is designed with masonry and decorative steel features matching the overall shopping center. It is also designed to screen the existing traffic sign control cabinets as much as is possible; however this effort is limited by the existing locations of these cabinets and the fact that the sign height is limited by the needs of the traffic signal service technicians to have visibility of the traffic signals while working at the control cabinets, 61 Monument Sign #6 See Exhibit #9. This sign is located at the east side of the western most entry driveway from Minkler Boulevard. It is proposed to be V-shaped in Plan View, 7'-4 1/2" high with each leg 10'-4" wide. It will have a Sign Message Area 6�- 5" high and W-O" wide on each face (51 square feet) and a Total Sign Message Area of 102 square feet. This sign is designed with masonry piers at the apex of the V and at the end of each leg matching the features used throughout the overall shopping center. The Sign Message Area will be either internally illuminated panels, backlit individual letters on a stucco or masonry background, or a combination of these. Monument Sign #7 See Exhibit #10. This sign is located at the west side of the eastern most entry driveway from Minkler Boulevard and the design is similar to Monument Sign #6. 4. Summary of Monument Sign Area Allowed vs. Proposed Sign Sign Message (S.F.) Code Allowed Proposed North Grand Monument Sign 344 200 South Grand Monument Sign 344 200 Monument Sign #1 144 55 Monument Sign #2 144 55 Monument Sign #3 144 102 Monument Sign #4 144 47 Monument Sign #5 144 75 Monument Sign #6 144 102 Monument Sign #7 144 102 Total 1,696 938 B. Flush Mounted Building Signs 1. Summary of Code Requirements a. Number of Signs Allowed: Each tenant is allowed one per exterior public entrance. b. Wall Area: Based on Formula Wall Area 0 500 S.F.: EBF x 0.05 or 20 S.F. Wall Area 501 1,500 S.F.: (EBF 500) x 0.04 25 S.F. Wall Area 1,501 3,000 S.F,: (EBF 1,500) x 0.03 65 S.F. 62 Wall Area 3,001 5,000 S.F.: (EBF 3,000) x 0.02 110 S.F. Wall Area Over 5,000 S.F- 150 S.F. Maximum C. Wall Sign Location: Must be placed within the section of Exposed Building Face that qualifies for placement of the Wall Sign d. Under certain conditions as outlined in Paragraph 19.20.050.F.4 tenants may be allowed Incentive Signs which are limited in size to 50% of the size of their Flush Mounted Building Sign. 2. Proposed Flush Mounted Building Signs Flush Mounted Building Signs shall be individual letters with internal lighting. Each tenant shall be allowed at least one Flush Mounted Building Sign and tenants with more than one exterior public entrance shall be allowed one Flush Mounted Building Sign per exterior public entrance. The maximum size of Flush Mounted Building Signs shall be as determined by the formula noted above as established by the Sign Code and signs shall be located within the wall areas noted in Exhibits 11, 12, and 13 the Exterior Building Elevations. Incentive Signs shall be allowed within the context of code requirements. They shall be individual letters with internal lighting and shall be located within the wall areas noted in Exhibits 11, 12, and 13 the Exterior Building Elevations. C. Wall Signs for Landmark Businesses (Requires BAR Approval) 1. Summary of Code Requirements a, A Landmark Business is an entity that occupies at least 60,000 square feet of building space on a premises that contains at least five separate businesses. lb. Number of Signs Allowed: One for Each Cardinal Direction C. Allowable Sign Area: 6% of Exterior Wall of Tenant Space or 500 S.F. Maximum 2. Proposed Wall Signs for Landmark Businesses The tenant space at the north end of Building E is the only space which would qualify as a Landmark Business. Thus, we are proposing four signs one for each building face at the locations as shown on Exhibit 13, the Building E Exterior Building Elevations. These signs will be a maximum of 488 square feet in area on the north and south building faces limited by the maximum allowable 6% of Exterior Wall space; and a maximum of 500 square feet each in area on the west and east building faces limited by the code mandated 500 S.F. Maximum. 63 D. Projecting Signs 1. Summary of Code Requirements a. Number of Signs Allowed: One per each Business which has a direct ground floor public entrance (in addition to Wall Signs) b. Allowable Sign Area: 20 square feet each side/40 square feet total C. Projection: No more than 4 Feet from Fagade d. Height: At least 8 feet above sidewalk level 2. Proposed Projecting Signs Tenants meeting the code criteria noted above, including the requirement for a direct ground floor public entrance, will be given the opportunity to install a Projecting Sign with a maximum area of 20 square feet on each side (40 square feet total) at the Masonry Pilaster locations as noted on Exhibits 11, 12 and 13 (the Exterior Building Elevations) and Exhibits 14, 15 and 16 (the Building Floor Plans), Projecting signs may be of any sign type allowed by code. E. Canopy Edge Sign 1. Summary of Code Requirements a. Number of Signs Allowed: May substitute for a Projecting Sign One per Business b. Location: Only permitted for Canopies located above a Public Entrance to a Business C. Message Size Lines: Single Line of Text d. Message Size Height: 12 Inches Maximum e. Message Size Length: 2/3 of the Canopy Length f. Illumination: Letters may be illuminated. 2. Proposed Canopy Edge Signs Canopy Edge Signs are not proposed at this time. 64 F. Under-Awning/Canopy Signs 1. Summary of Code Requirements a. Number of Signs Allowed: One Sign per Business per Facade b. Location: Only permitted for Canopies adjacent to Public Entrance from Public or Private Sidewalk into Business C. Allowable Sign Size: 3 square feet d. Height: At least 8 feet above sidewalk level 2, Proposed Under-Awning/Canopy Signs Tenants with a Tenant Entrance with an Awning or Steel Canopy above may elect to install an Under-Awning/Canopy Sign per the example shown in Exhibit 18. At the tenant's option, these signs may be externally illuminated. G Pole Banners 1. Summary of Code Requirements a. Number of Signs Allowed: Not Specified b� Location Attached to Parking Lot Light Poles. C. Allowable Sign Size: 10 square feet Each Banner d. Height: At least 12 feet above grade level 2. Proposed Pole Banners The use of Pole Banners on the Parking Lot Light Poles is not anticipated; however, the intention is to continue to use banners on the sidewalk light standards along the front of the retail stores as has been done in the past. While not advertising any particular business, these banners add color and interest to the center, and promote pedestrian circulation, H. Directional Signs 1. Summary of Code Requirements a. Number of Signs Allowed: Up to 4 Allowed Outright Up to 4 Additional with Director's Approval b. Allowable Sign Size 2 square feet per Face 4 square feet Total C. Height: 3 feet Maximum 65 2. Proposed Directional Signs No new Directional Signs are proposed, however, the existing on-site directional signs which are not discernable from the street will be retained. 1. Flag Poles 1. Summary of Code Requirements a. Number of Flag Poles Allowed: Up to 3 2. Proposed Flag Poles Sign permits are not required for Flag Poles and, while no Flag Poles are proposed at this time, we foresee that in the future they may be desired and wish to retain the rights under this Master Sign Program to install Flag Poles. 66 SOUTHCENTER SQUARE MASTER SIGN PROGRAM CRITERIA 1. The Master Sign Program meets the intent of the Sign Code as well or better than the signage allowed under the standard code provisions. As noted in the paragraph below, this Master Sign Program includes only a few sign code deviations and those requests are intended to provide signs which work better with the existing center and which provide benefits beyond just project signage than signs which would be allowed outright under the standard code provisions. Further not all of the signs requested under this Master Sign Program would be installed at this time. Rather this program is intended to establish a comprehensive plan to guide the development of signs for the project in the future. 2. The requested deviations from the code respond to the specific characteristics or use of the premises. Monument Signs #1 #2, located on the north and south sides of the main driveway entrance from Southcenter Parkway, deviate from the code allowed 15 foot maximum width with a proposed width of 22 feet. This has been done to create horizontal elements that are in keeping with the horizontal character of the existing entry features which in turn were purposely designed this way to draw customers into the center. Note that these signs with 55 square feet Sign Message Area are substantially less than the 72 square feet of sign message area allowed and are much more attractive than a 9 foot wide, 8 foot high sign which would be allowed outright, Monument Sign #5, located at the northeast corner of Minkler Boulevard and Southcenter Parkway, deviates from the code allowed 15 foot maximum width with a proposed width of 20 feet 5 inches; and is partially located within the 5 foot required setback. This sign is purposely located to, as much as possible, screen the large utility cabinets, which are located directly behind the sign, This is the reason for the proposed encroachment into the setback, since one of the signal cabinets is already located within the 5 foot setback; and the extra width is necessary to screen the utility cabinets. The height of the sign is limited by the requirement for a signal technician to be able to view the traffic signal from the signal control box. Thus, the sign message area at 75 square feet for this proposed multi-sided sign only slightly exceeds the 72 square feet allowed outright for a single sided sign, Exhibit 20 67 The proposed Wall Signs for the Landmark Business at the east end of Building E are not allowed outright by the Sign Code, but are not truly a deviation as they are allowed with Board of Architectural Review approval as requested in this Master Sign Program Application, Upon receipt of this approval, these signs will comply with all code requirements for Landmark Business signs. The existing Grand Monument Signs also are not allowed outright by the Sign Code, but are not truly a deviation as they are allowed with Board of Architectural Review approval as requested in this Master Sign Program Application. Upon receipt of this approval, these signs will comply with all code requirements. The existing signs at 27 feet 6 inches in height are in keeping with the scale of the project and substantially lower than the potential maximum of 60 feet which is the height of the tallest building. Further, the existing Sign Message Area at 100 square feet per side and 200 square feet total for each sign, is significantly less than the 172 square feet per side and 344 square feet total for each sign which could be approved. 3. The program complies with the applicable standards of this Chapter. As noted in detail in the Southcenter Square Master Sign Program Narrative, the program is designed to comply with the applicable standards of the Sign code. 4. The existing and proposed signage is integrated with an overall lighting scheme for the project site to create a safe, lively and inviting night time environment if the site is in a commercial zone. The existing lighting for this Shopping Center has been layered to create an interesting experience while also providing a safe and convenient shopping environment. The lighting in the parking areas is designed to be adequate and safe; but not overwhelming. This allows the higher light levels at the walkways and adjacent to building entrances to be inviting and create a focus on these areas. Further, this creates an atmosphere whereby the existing illuminated wall, signs and monument signs can be interesting and attractive without being offensive. Signs such as the Grand Monument Signs, the Flush Mounted Building Signs, and the Under-Awning/Canopy Signs are existing; and Monument Sign #6 at the east side of the western most entry driveway from Minkler Boulevard replaces an existing sign. The other new monument signs will be similar in design to the existing signs and overall these signs are designed to complement the existing aesthetics and to create additional interest in the Shopping Center. 68 Beyond these, signs such as the Canopy Edge Signs, the Under-Awning/Canopy Signs, and the Pole Banners are again 'intended to provide interest to the center as well as to direct traffic to the affected businesses. 5. There have been no sign-related code enforcement violations on the premises for at least one year prior to submitting the Master Sign Program application. There have been no recent sign-related code enforcement violations on the premises. The property owner recently received notification that the two existing °Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway are non- conforming; however, in accordance with Paragraph 19.36. 020 these signs were erected in conformance with a valid permit and are thus Legally Non-Conforming. 6. The program must contain a schedule for the removal of all non-conforming signs on the premises within three years from the date of the Master Sign Program approval. The only existing non-conforming signs are the two existing ""Grand Monument Signs" adjacent to the main project entry on Southcenter Parkway, With approval of this Sign Program these signs will be conforming and no further action will be required. 69 O y O N N 1n S]. u N N Co R d mo 6 O Y m Uq L (6 O :a d1 16 u c6 "O y d '6 N G O 9 d 7 v y �O d= oA '6 0 0 o u L W 1 O 0 v a a k a n 7 p N d R L y N Z O O R W O 1a v c 0 O 9. 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Q a pp N u "6 .z t O N t 'd N v NO L W a1 N V L i, N-> N N u z L 'O N a) Y a) R a) y �M N N v� N O -O p+ R a) v Q u Y .N O CL 9- N 9' u L Q d 7 n a o o� r- N U v a n •o v o a a v c n Q� n a m v a 3 m u� a, n3 m° n E o c Q d u s t o CL a) c6 O 'in a 7 O C a) 4 Y aJ N y N N o n !mot z tlp Y u O Q, d y 0 y Y O V O o Q N u 3 n o c F Gi n= m aN n a v o A O O 4! L t� N m v s r a r cn N N V1 y a1 O z I N In �t d X O O n N N in F m_ S X W LL d m on o m o N v 0 B OA Ln '6 O •N 4 N C �F cr, N m N n cr m cr r N w d w v i r1 a) 7C O p 6'i O p p x n uj 72 SBA a M r i f 1771' er�"�1, May D ep artm ent o C ommunity Dev elopment .hack dace, Director 9 STAFF REPORT TO TIME PLANNING COMMISSION MEETING DATE: June 23, 2011 NOTIFICATION: Mailing to properties within 500' radius, 4114/11 6/10/11 Site Posted, 4/14/11, 6/14/11 Notice published in the Seattle Times, 6/9/11 FILE NUMBERS: L11 -001 Comprehensive Plan Amendment LI 1-002 Rezone APPLICANT: Mikel Hansen/Sabey Corporation QUEST: Change Comprehensive Plan and zoning designation from Manufacturing Industrial Center -Heavy (MIC -H) to Light Industrial (LI) LOCATION: 102011 E. Marginal Way, S, Tukwila, WA (Tax Parcel #0423049184) COMPREHENSIVE E PLAN: Manufacturing /Industrial Center —Heavy MIC-H) ZONING: Manufacturing/Industrial Center Heavy (MI -H) SERA DETERMINATION: Determination of Nora- Significance issued 4/28111 STAFF. Rebecca Fox, Senior Planner ATTACHMENTS: A. Comprehensive Plan Amendment Application #L 1.1 -001) B. Rezone Application #L1.1 -002) C. Site Map D. Site Map—aerial E. Proposed map change with 2007 MIC/H to LI 6300 S outhcenter Boulevard, ,quite #100 Tukwila, Washington 98188 Phone 206- 431 -3670 Pax: 206 431 3665 73 74 Sabey--PCStafT`Rpt--PL I 1 -001 -CPA+Rezone.doe FINDINGS BACKGROUND Reguest: The applicant, Mikel Hansen of the Sabey Corporation is requesting a change in Comprehensive Plan and zoning on .64 acres from Manufacturing industrial Center/Heavy (MIC/H) to Light Industry (LI) at 10200 E. Marginal Way South. (Attachments A and B) The property, located in the Manufacturing/Industrial Center (MIC) was formerly occupied by Community Bank. Now vacant, it has been acquired by the Sabey Corporation. (Attachments C and D) Background: In 2007, the City of Tukwila approved a rezone request from the Sabey Corporation from Manufacturing Industrial Center-Heavy (MIC/1-1) to Light Industrial (LI) on 32 acres of the 62 acre Unified Grocer (then Associated Grocer) site. (Attachment E) The 62 acre property is split between the City of Tukwila and the City of Tukwila, with the remaining 30 acres located immediately adjacent in the City of Seattle. The applicant's intent was to obtain compatible zoning changes from both Tukwila and Seattle to allow development of a large-scale project with light industrial and commercial uses. In 2009, the City of Seattle approved a rezone of the remaining 30 acres from General Industrial to Industrial Commercial (IC) which is most similar to Tukwila's Light Industrial (LI). The applicant had wanted to include the subject property in the original 2007 rezone, but did not own the parcel at that time. The applicant has now acquired the property, and is proceeding with the Comprehensive Plan and zoning map changes so that the entire project has the same zoning. This will enable the owner to prepare for eventual large scale development that includes the subject property. Through an interlocal agreement with Seattle, Tukwila will have responsibility for development permitting for the entire site, including the portion in Seattle. By approving the 2007 rezone, the City Council indicated that the Ll designation was appropriate for the general location. The current .64 acre map change from MIC/H to LI is being considered primarily as the completion of the 32 acre rezone, rather than as an entirely new issue or as part of the 2011 MIC update. Vicinitv/Site Information The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center. The subject property currently contains the now-vacant former Community Bank building. The site is flat, with landscaping and paved parking areas. The subject property occupies approximately .64 acres on the western border of a 62 acre site proposed for a future light industrial, office, lodging, entertainment and retail development. The subject property is south of King County international Airport (KCIA), defined by the state's Growth Management Act as an "essential public facility." The site is impacted by noise from 1-5, the railroad tracks and the airport. Rf 2 06/14/2011 WAL,ong Range Projects\M]C StudyTlanning Commission\Sabey Map Chan ge--Comm unity Bank\Sabey--PCStaffRpt--PL 11-001- CPA+Rezone.doc 75 Sabey--PCStaffRpt--PL I 1 -00 1 -CPA+Rezone,doc 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 1-5 West—E. Marginal Way, Duwaniish River, restaurant and commercial File L07-066—COMP REHENS PLAN AMENDMENT COMPREHENSIVE PLAN CRITERIA- 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'fukwila's overall goals for continued economic development and well-being as follows. 0 Goal]]J (ManufacturinglIndustrial Center); ,support for existing industrial activities in the Manufacturingl7ndustrial Center and development ref f 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: 0 Goal 2.1 Continuing enhancement of the communitys economic well-being Rf 3 06.114/2011 WALong Range Pro iects\MIC Study0anning Commimion\Sabey Map Change--Community Bank\Sabey--PCStaffRpt--PL1 1 -001 CPA+Rezone.doc 76 Sabey--PCStaffRpt--PL I 1 -00 1 -CPA+Re7,one. doc 2) Impacts The requested map change would remove approximately .64 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. Prior to the applicant's acquisition of the property, it was the site of Community Bank, an office/service use. Recent updates to the MIC element, of the Comprehensive Plan reaffirmed the importance of the MIC as a center for industrial land, and recommended that light rail and commuter rail stops locate in the vicinity of Boeing Access Road, approximately a block south of the subject site. When the adjacent 32 acre rezone from MIC/H to LI was approved in 2007, the City of Tukwila considered the potential impacts that redevelopment of the entire 32 acres could have on existing and future land use and development in the Manufacturing/Industrial Center (M/IC). It was found that traffic impacts could be addressed through improvements to signals, and could be funded through traffic mitigation and concurrent y fees (Mirai, 2007), Impacts to industrial lands would be slight, since most of the adjacent uses are already either light industrial or warehouse (EcoNorthwest, 2007) Any pressure for conversion of adjacent lands from industrial to commercial is more likely a function of regional land prices and employment trends, than specific activity at the project site. 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? Redevelopment of the subject property if zoned LI and included in a larger project could provide a range of additional employment and commercial opportunities, depending on the mixture of uses such as office, hotel, light industry and retail use that locate in the project. it is not known what specific development will occur in the Tukwila and Seattle portions of the development. Other options for meeting the public need for employment opportunities and tax revenue, include. retaining the current MIC/H designation, and to allow the property to redevelop with uses that are more industrial in nature, or; retaining the current MIC/H designation, and allowing anew office tenant to occupy the existing structure. 4) Will the proposed change result in a net benefit to the community? If not, what result can be expected and why? The map change from MIC/H to LI is being considered primarily as the completion of the 32 acre 2007 rezone, rather than as an entirely new issue or as part of the 201 MIC update. By approving the earlier rezone, the City Council indicated that the LI designation was appropriate for the general location. Rf 4 W14/2011 WALong Range Projeots%A41C StudylPlanniiig(.otninission\Sabey Map Change Community Bank�Sabey--PCSuaffRpt--PL 1 1-001- CPA+Rezone.doc 77 Sabey--PCStaffRpt--PL1 1-001-CPA+Rezone.doc Designating the property as LI expands its redevelopment options to become part of a future large project under a single owner, and away from the heaviest industrial use that is permitted exclusively 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. If the property were rezoned as LI and did not redevelop as part of a planned future project, a range of light industrial uses would be permitted, or an office use could be reestablished. Redesignating and rezoning the site to Light Industrial (LI) makes it easier for the property to be included with a future redevelopment project in a large site at the north-eastern boundary of Tukwila. Any new construction will meet current standards, including landscaping and frontage improvements. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1. Comprehensive Plan: The proposed change is consistent with the Comprehensive Plan goal for continued enhancement of the community's economic well-being. Although the map change would remove 64 acres from the MIC/H zone, the rezone has the potential to contribute to the revitalization of E. Marginal South industrial activity by providing desired amenities for area workers through future redevelopment. 2. ImDacts: The map change is not likely to impact the long-run viability of industrial uses in Tukwila, given market forces and the way that the MlC/H zone is defined and implemented, Traffic impacts will be addressed by impact and concurrency fees. Project-specific impacts will be addressed at the time of redevelopment. 3. Public Need: LI zoning facilitates the site's redevelopment with adjacent properties to provide additional revenue and employment-generating activities. 4. Community Benefit: Redesignating and rezoning the site to Light Industrial (LI) presents the opportunity for its inclusion with a redevelopment project in a large site at a visible location. Any new construction will meet current standards, including landscaping and frontage improvements. RECOMMENDATION Staff recommends approving the applicant's request for a Comprehensive Plan map change from Manufacturing Industrial Center-Heavy (MIC/H) to Light Industrial (LI). Rf 5 06/1V2011 W:\Long Range Projects\MIC StudyTianning Cornrnission Sabey Map Change--Community Bank Sabey--PCStaffRpt--PL1 1-001- CPA+Rezone.doc 78 Sabey--PCS1afffip1--PL I 1 -001 -CPA+Pezone,doc 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. It 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 "..Antended to provide areas characterized by distributive and light manufacturing uses, with supportive commercial and qf ,fice 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 Seattle's Industrial Commercial (IC) zoning on adjacent property. 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 2007, approximately 62 acres immediately adjacent to the subject property, including 32 acres in Tukwila, was rezoned from Manufacturing Industrial Center/Heavy (MIC/H) to Light Industrial (LI) to accommodate planned future mixed-use commercial redevelopment. As discussed, the applicant had wanted to include the subject property in the original 2007 rezone, but did not own the parcel at that time. Having purchased the property, the applicant is proceeding with the Comprehensive Plan and zoning map changes so that the entire project has the same zoning. This will enable the owner to prepare for eventual large scale development that includes the subject property. By approving the 2007 rezone, the City Council indicated that the LI designation was appropriate for the general location. 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 Rf 6 06/14/2011 WALong Range ProjectsWIC Study\PlaniiiiigCommission\Sabey Map Change--Community Bank\Sabey--PCStaffRpt--PL 11-001- C PA+ Rezone. doe 79 Sabey--PCStaffRpt--PL I 1 -00 1 -CPA+Rezone.doc 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 to LI allows a somewhat broader range of uses than the existing MIC/H. Future redevelopment can contribute to the vitality of the community through increased opportunities for employment, recreation, and shopping, and increased revenue to the City of Tukwila. The rezone makes it easier for the property to be included in a future large scale redevelopment project. As part of a larger project, it would be likely to have additional review and public input. Future 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. CONCLUSIONS 1) Consistencv with Coif Drehensive Plan: 46 The rezone is consistent with the Comprehensive Plan policies to support industrial redevelopment and ensure economic vitality. 2) Consistencv with Zone: 0 The Light Industrial retains potential for light industrial use, allows a range of commercial and office activity. It is compatible with zoning for the remainder of the proposed redevelopment area, and is compatible with adjacent Seattle zoning, 3) Chanced conditions:. Changed conditions including the 2007 rezone of 32 acres in Tukwila to Light Industrial (LI) and the 2009 rezone of 30 acres in Seattle to IG, and the purchase of the property by the Sabey Company for inclusion with the large-scale future redevelopment with the warrant a rezone from Manufacturing/Industrial Center Heavy (MIC-H) to Light Industrial (LI). 4) j3enefit to community: The LI zoning has many features of the 111CIH zone, but allows a broader range of uses, and increases the likelihood that the property will be part of larger redevelopment project anticipated for the adjoining Unified Grocers properties. rezone shall take into account the requirements of developing property adjacent to King County International Airport, including building height, noise impacts and landscaping. RECOMMENDATION Staff recommends approval of a rezone from Manufacturing Industrial Center/Heavy (MIC/H) to Light Industrial (LI). Rf 7 06/14/2011 WALong Range ProjectsWIC Study0anning Comrnission\Sabey Map Chan ge--Coinmun ity Bank\Sabey--PCStaffRpt--PL I 1 -00 1 CPA+Rezone,doc 80 Attachment A CITY OF TUKW ILA. COMPREHENSIVE Department of Community Development 6300 Southcenter= Boulevard, Tukwila, W.4 98188 PLAN Telephone: (206)431-3670FAX(206)431-3665 Email: tukplan@cLtukWila,wa.uS AMENDMENTS 1908 AMj FOR STA FF USE ONL Permits Plus hype: -CPA Planner: File Number itt- oo t Application Complete (Date: 11 Project File Number: PL It 420 Application Incomplete (Date Other File Numbers: L 0 NAAR OF PROJECT/DEVELOPMENT: COMMUNITY BANK AT UNIFIED GROCER SITE LOCATION OF PRO JECT/DEVE LOP M:ENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 10200 EAST MARGINAL WAY SOUTH, TUKWILA, WA 98168 LISTALL TAX LOT NUAMERS (this information may be four on your tax statement). 042304- 9184-04 DEVE LOP MMNT 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 Address: 12201 Tukwila International Boulevard., Seattle. WA 98168 Phone: 206-277-5249 FAX: 206-282-9951 E• mail: mikelhasabevcom i Signature:J%t4V AkL��' Date: CLNI)ocuments and Settings\ AUisonS\ Local Settings\Temporary Internet FilesNContLiit.(:)utlook\TBXBILA'B\Comprehendive Man Amendrnent-ju.12010.doc 81 A. COMPREHENSIVE PLAN DESIGNATION: Existing- MIC/H Proposed. Cl B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Licht Industrial) C. LAND USE(S): Existing: MIC/H Proposed: CI (for proposed changes in laid use designations or rezones) D. GENERAL DESCRIPTION OF SLIRROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions fro the property or area for which a change is proposed. Unified Grocer administrative office and warehouse. restaurant. tavern. Boeing, King Countv 82 r.r n---K and 5wtdni7s\AUUon5\ Local Seffinzs\Temporary Internet Files\ContentOutiook\TBXBIIAB\Compr Plan Amendment-ju12010.doc i Associated Cpw 00 AA G rocers r OD0 4 0003400016 r on 000&400 1 1 0C1034 4 Property Boundary 04 49132 0323049024, 134231344015 "...r 0423049099 032304 0323049048 0323049128 1C x 032304 0323049045 2304907 r, 2 907 032 0323049028 032 0 S Feet Rd 10230 E Marginal Way DRAFT Tax Lot Parcel Numbe SAMM FIGURE 3 Fab 200T CoMbined.odr rMhon 01nated Valo avand, 83 o[Ygrw a�a SUBJECT PROPERTY CITY OF TU WILA AREA 27,907 SF F C ITY I SEATTLE AREA 1,265,135 SF CI TY OF TUKVA1�A kREA 1,438,912 SF 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE I" 250' 84 A 0 C X, LU LiJ cr fj co ILLI Si Z I I' 4 1 5\R,'gaayi D�, a iEa� �'J l t t C 1,�t4� u�J .:il• w F i t i r c 5T 85 FV rx� CAI Cd C4 ce I-r le, LLJ LLJ rr Lr r7"\ 86 3. 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UJ 1 1" 4, 1 Nr Lu W 5 C Om L o Z8 ZR k w A CN f w Z w w X I' 6 cl 0 U— T i V A V, 91 S. APPLICATION FEE 92 93 ZONING CODE AMENDMENT FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 94 SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 95 S. NOTICE BOARD FEE PAID TO FASTSIG S TUK IL► 96 9. MAILING LABEL FEE INCLUDED WITH APPLICATION FEE 97 10. NOT APPLICABLE 98 11. RESPONSE TO COMPREHENSIVE PLAN AM MEN DMENT CRITERIA REPORT BY COI 99 100 COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Comorehensive Plan Amendment Criteria (TIVIC 18.80.010) The application shall specify, in a format established by the property'. 1. A detailed statement of what is proposed and why. Comprehensive Plan Amendment and Rezone. The proposal is to remove an approximately 0. 64 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 (MICIH) and redesignate the site as Light Industrial (0). The proposal requires an amendment to the comprehensive plan land use map and a rezone. This 0.64 acre property was recently acquired by Sabey Corporation and was not part of the City of Tukwila 2007 Unified Grocer site rezone. In 2007, the City of Tukwila approved a Comprehensive Plan Amendment and Zoning Code Amendment for approximately 32 of the 62 acre Unified Grocer site. The remaining approximately 30 acres is adjacent, and because of City boundaries, is located in the City of Seattle. In 2009, the City of Seattle approved a 30 acre rezone from General Industrial to Industrial Commercial to make it closely compatible to the amended Tukwila zone. We are now asking that the only remaining area within the 62 acre site made up of 0.64 acres be brought to the some zoning classification. The attached maps will clearly show the TukwilalSeattle boundary as well as this 0.64 acre parcel. Potential Future Develonment. The proposal will allow for the future development of the entire property with Ll uses. The Ll zone permits a broader range of uses than currently permitted in the MICIH 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 throughout this now 62 acre site. See conceptual site plan submitted concurrently with this application. 2. A statement of the anticipated impacts of the change, Including the geographic area affected by and the issues presented by the proposed change. The proposal will result in the following positive impacts to the City: Economic redevelopment The property currently has a vacant 8,000 sq. ft. office space and was used most recently as a site for Sound Community Bank. An economic study prepared for the proposal (ECONorthwest 2007) shows that there is on existing demand for the range of uses proposed under the LI zoning, Redevelopment of the site with a range of Ll uses will provide additional employment opportunities in the City of Tukwila as well as significant tax 101 revenue to the City. Incorporating this one remaining. 64 acre parcel will provide consistent zoning and the ability to develop the site as a single parcel. Aesthetics.. The property is located at the northern boundary of the City of Tukwila, fronting the major transportation corridor East Marginal Way near the corner of South Norfolk Street. The property is surrounded by the Unified Grocers LI-zoned site immediately to the north, east, and south. See aerial photograph The property is developed with on older office building and surface parking. See aerial photograph. Development of the property with new buildings 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 Ll zone, including landscaping and setback requirements that will enhance the property's aesthetic qualities. In addition, while development under the MI C/H zone is exempt from the design review, future development of the property under the Ll 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 Transvortation, The Cities of Seattle and Tukwila have long had plans to improve the operational and aesthetic characteristics of East Marginal Way. The redevelopment of the property under the Ll 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 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 is served by Metro transit and light rail. The uses proposed for the property under the Ll zone will bring employees and customers to the property who would be likely to utilize Metro transit and the 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. East Marginal Way and 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. 102 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 Ll 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 Imoacts. 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 made under the Ll zone would generally be anticipated to have less impact to the environment than development under the MICIH 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 MICIH 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. Today the site surrounding the property has been rezoned to a light industrial zone through two major parcel rezones in 2007 and 2009. This remaining small parcel was recently acquired and should as a matter of consistent zoning be added to the previous 2007 comprehensive plan amendment. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act Urban arowth. The Growth Management Act (GMA) encourages compact urban growth in areas served by urban infrastructure. RCW'36.70A.020(l), (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 Ll zone. The MICIH use that currently occupies the property will relocate in the relative near future. Development in the vicinity of the property is trending toward light industrial and commercial development. Accordingly, redevelopment of the property under the Ll zone is appropriate. Economic development encourages economic development. RCE 36.70A.020(5). Redevelopment of the site with a range of Ll uses will meet an existing demand, or 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 proposal is also consistent with Comprehensive Plan Economic Goal 2.1, which calf 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 103 under the Ll zoning but which are not available under the existing MIC/H zoning, including office, retail, and entertainment uses, ECONorthwest (2007). ON boundaries. The proposal is also consistent with 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 Ll 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 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, traveling through them, and those travelling to visit these areas. Development under the Ll 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. 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 in the UGA. As previously discussed, the IWICIH use that currently occupies the property will be relocating in the near future. Development in the vicinity of the property is trending towards light industrial and commercial development. Accordingly, redevelopment of the property under the Ll zone is appropriate, LU-28 provides that growth should be directed first 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 ManufacturinglIndustrial Centers. Local land use plans will be responsible for the designation, character, and utilization of Urban Areas outside of Centers." CPPs Section III. F Accordingly, the CPPs do not constrain the City's ability to remove the property from the MIC based on local circumstances. 104 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 Ll 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 V zone, but which are precluded from the MICIH zone. Redevelopment of the property under the Ll 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 wellbeing) and Policy 2.1.1 d (consider land use changes for warehouses if there is a change in sales tax sourcing rules). 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. The property is not within the shoreline area. 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 Lt. Additional ComDrehenslve Plan Amendment Criteria (TIVIC 18.80.050.M The Council will consider the following in deciding what action to take regarding any proposed amendment: 105 1. Is the issue adequately addressed in the Comprehensive Plan? The proposal to redesignate and rezone the property Ll is not currently addressed in the Comprehensive Plan. The existing Comprehensive Plan designation far the property is MICIH. The applicant is seeking a Comprehensive Plan amendment to change the land use designation to Ll concurrent with an application to rezone the property to LL 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 creed for the proposed change. As previously discussed, the property exists as a vacant building adjacent to the Unified Grocers site. The vacancy of the property and the adjacent land (both owned by the some company) presents an opportunity for redevelopment of the property consistent with market demand and development trends in the area. The proponent is proposing a rezone of the site to V. While project-level plans have not been prepared, it is anticipated that a mix of uses allowed in the Ll 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 corridor of East Marginal Way. These factors were 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 MICIH zone. ECONorthwest (2007). Further, due to the nature of heavy industrial uses, the fact that uses in the MICIH zone are not required to undergo design review, and the reduced code requirements for items such as landscaping as compared to Ll 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, Ll 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 well suited to this location as they do not provide this transition. 106 I! 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. 107 108 Phone 541) 687 -0051 SUM 400 Other Offices FAX (541) 344 -0562 99 W. 101h Avenue Poniard (503) 222.6060 info@eugene.econw.com Eugene, Oregon 97401 -3001 Seailfe (208) 622 -2403 August 9, 2007 TO: Mikel Hansen FROM: Terry Moore, Bob Parker, and Beth Goodman SUBJECT: ANALYSIS OF IMPACTS OF A COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE AT TIME 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 109 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 Flan 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 °/a of the industrial land in Tukwila), and allows the option to develop more of the land for ofTice 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 I 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 rases 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. 110 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 3 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 (MICIH) and Manufacturing Industrial Center/Light Industrial (MIC/Q. 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: .tohna m Gardner memomidum'Draft Economic and Market Trends Shaping Industrial land Need In the Duwamish Corridor,' May 10, 2W7 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 111 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 NUC/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, Lt. The purposes and uses permitted in these zones are described in Tukwila's zoning ordinance: Manufacturing/Industrial Center Heavy (MIC/R) 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 WC/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 Est. Size Possible Use (Square feet) Percent Office 700,000 47% Retail 550,000 37% Light industrial 100,000 7% Hotel 80,000 5% Theatre 60,000 4 0 /a Total 1,490,000 100% Source: Sabey Corporation model of possible uses 112 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 (NGCIH) 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 Manufacturing4ridustrial Center OUC) 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 WC Whether the proposed Comprehensive Plan Amendment may encourage other property owners to apply for conversion of industrial land to cone nercial land Compatibility between the proposed uses on the subject property and uses on surrounding industrial lands t Johnson Csardner memorandum "Draft Economic and Market Trends Shaping Industrial Land Need in the Duwamish Corridor," May 14 2007 113 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 Iies 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. 'From the City of Tukwila "Comprehewive Plan Amendments" application. 114 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 snap. 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 ECU 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 WC? 115 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 flan 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 1,435 acres —more than one quarter of the City's land --for industrial uses; 1,168 -acres are in the NRC/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 NUC/H land to LI. The City only has 20 acres currently in the L1 zone.. Table 2. Land by zoning district, gross acres, Tukwila, 2007 Zone Acres Percent Industrial 1,436 27% Manufacturing Industrial Center/Heavy industrial (MICIH) 1,188 22 %n 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 0 /6 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 116 Sabey Corporation Comprehensive Plan Amendment August 9. 2007 Pane 9 Table 3 shows the distribution of land uses within the Manufaeturing4ndustrial Center in Tukwila in 2045, the City's key industrial zone. The majority of the land (913 acres) is developed. Other uses include the Ding County International Airport (175 acres) and vacant land (134 acres). The subject property is 64 acres and represents about 5% of the land within the MIC. Table 3. Land uses in the Manufacturing and industrial Center, Tukwila, 2005 Acres Percent Developed Land 913 72% Airport 175 14% Vacant Land 134 11% Water 34 3 jB!.qht- of -Wav 18 1% Total 1,272 1 tt0% Scum: TukMa Comprehensive Plan, 2005 and Tukwila City staff, 2007 Ao=i1ing to Tukwila City stall, vacant land is defied a s land having an tmprovement value of less than s5mo. Table 4 shows the distribution of employment for fmns 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 Comprehenslve 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 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 (U) 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 117 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 industrlal 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 Ding County over the next ten -years are industries that traditionally use office space. These industries are expected to account for nearly 69% ofnewJob 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 Soured Region." 118 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Pagel l Table S. Manufacturing employment forecast, King County, 2404 -2014 Estimated Em to meet j Change 2004 to 2014 Industry 2M 2009 2i dumber 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% Electrical Equipment and Appliances 1,700 1,900 2,000 300 18% 1.6% Misc. Manufacturing 5,500 5,500 5,800 300 5% 015% Computer and Electronic Products 9,100 9,400 9,300 200 2% 0.2% Fumiture Related Prod. 2,600 2,700 2,800 200 8% 0.7% Primary Melds 900 900 800 -100 -11% -1.2% Other Transportation Equipment 3,900 4,000 3,800 -100 -3% -0.3% Mort Durable Goads 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 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 (PSRQ 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 1,804 Jobs. Some or most of the employment growth in WTCU sectors will choose to locate on industrial land. 119 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 12 Table S. employment forecast, Tukwila FAZs, 2000 -2040 i otat MFG WTCU Retail FIRES GovlED 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% 2159 -3% 62% Source: Puget Sound Regional Council Notes: The PSRC urea 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 andlor may exclude areas inside the city limits. Table 6 Includes the South Tukwila and North Tukwila/Riverton FAU MFG Is manufacturing VVTCU includes wholesale trade. transportation services, communications, and utilities FIRES Includes finance and Insurance, real estate, and services 6ovlE?D 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 5 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 its 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 NEC, not in the center 120 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 NflC/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 U. 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 Flan 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 121 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 Flan Amendment significantly impact future industrial development on parcels near the subject property in the NHC? No. The 122 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 ruses on the subject property be compatible with existing and expected industrial uses in the NUC? 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 NBC. 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 far 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 MfC/H zone is defined and implemented. POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN AMENDMENT AN USES IN TumiLA'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: I 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 123 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 Southeenter 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 Southeenter 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 4S of the Paget Sound Regional Council's document "Industrial Land Supply and Demand in the Central Puget Sound Region." 'Me 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. 124 Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 17 Table 7. Estimated need for commercial and industrial built space to accommodate new employment, Tukwila area, 2000 to 2040 Type of Needed space employment (square feet) FIRES 9,150,050 Retail 2,149,528 WTCU 1,61 0,685 Gov /Ed (25,675) IVlanufacturina (2 Total 14,441,512 Source PSRC Employment Forecast, 200 to 2040: Metro "Puget sound Regional Council's document "industrial Land Supply and [remand in the Central Puget Sound Region`, ECONorthwest 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 I I 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: 125 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). Dent 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 Smiles 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 -roam 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 Tukwiles 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: Mail, 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. 126 Sabey Corporation Comprehensive Plan Amendment August 9. 2007 Page 19 Office. The report forecast demand for about l 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 tight 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 (l) 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 alight 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 I l 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, '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 10.3 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. 127 Sabey Corporation Comprehensive Plan Amendment August 9, 2001 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 I. Flow 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 wham 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. PSR.0 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. 128 Attachment B ILA, CITY OF TUKWILA Department of Community Development ZONING CODE _J G) 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 AMENDMENTS E-mail. tuAplan@citukwila.wa.us 1908 FOR STAFF USE ONL Y Permits Plus Type, P­ZCA Planner: e6'eqA_ File Number: oc 2- Application Complete (Date: Project File Number: Application Incomplete (Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: COMMUNITY BANK AT UNIFIED GROCER SITE LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 10200 EAST MARGINAL WAY SOUTH, TUKWILA, WA 98168 LIST ALL TA "LOT NUMBERS (this information may be found on your tax statement), 042304-9184-04 DEVELOPMENT CEO IENATOR: 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 Boulevard. Seattle. WA 98168 Phone: 206-277-5249 TAX: 206-282-9951 E-mail: mikethr&.sabev.com C:\Documents and Set­hngs\A1fisonS\Loca1 Settings\Temporar Intemet 1 j1es\ContentDut1ook\TBXB11AB\ Rezone or Zonin Code Text Amend -JunOl O.doc 129 Signature: Date: z \Documents and Settirngs\Allison \Local 5et6rngs\Tem orary Internet Files' Conte t.Outlook\T "BX IIA \Rezone or ZoningCode Text Amend- Ju12010.doc 130 A. COMPREHENSIVE 'PLAN DESIGNATION: Existing: II /H Proposed: CI B. ZONING DESIGNATION: Existing: l"v IC /H Proposed: �I L ht Industrial) C. LAND USE( S): Existing: l' I+CII Proposed: CI (far proposed changes in lid use designations or rezones) C.\Dociments and ettings\AllisanS\Lranal Settings\Tez poTary Internet Files,Content.Outlook\TBXBIlA \Rezone or Zoning Code Text Amend- ju12010.doc 131 Grocers Property 4 Boundary W 0003400049 1 10230 E Marginal 034 propedy Boundary 04 1 1 042 032W49024 o„ 1423049099 906 0 J0323U9128 033 2304907 N 490 0323 a e In Fast 326 4ap 10230 E Marginal Way DRAFT Tax Lot Numbers P I T- M .Cdr c FIGURE g 132 w -/task .13 SUBJECT PR OPERTY el CITY OF TUKWILA AREA 27,907 SF CITY 0 SEATTLE AFIER 1,2 65,135 SF 7A CITY QI` TUB VALA AREA 1, 438,912 SF 3301 NORFOLK ST. AND �a 10230 E" MARGINAL WAY SABEY PROPERTY C ITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1 250" 133 A 0 X, LU LiJ cr fj co ILLI Si Z I I' 4 1 5\R,'gaayi Iv a iEa� �'J l t t C 1,�t4� u�J .:il• w F i t i r c 5T M"'fA H ,X 134 0 CD C> c C> C) C) C� Z C; w W) C) 0 C4" r-- kn Z Q u. cn u. Z4 ua too LU 'J p u u w z w S cyv P 0 C4 14 OF MA z 0 iM f ova 00 R 135 3. AFFIDAVIT OF OWNERSHIP 136 CITY OF TUKWIL ]department of Community Development G 63110 Southcenter Boulevard, Tukwila, WA 981 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukvlan@ci.tukwila.vva.us 190'8 AFI <IDAWF OF OWNERSH1 P AND HOLD HARMLESS PERMISSION TO ENTER PROPERT STATE OF WASHINGTON ss COUNTY OF DING The undersigned being duly sworn and upon oath states as follows: I. l 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 1 0200 East Marginal Way, Tukwila, WA 98168 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City hanulm 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 122201 Tukwila International Boulevard, Seattle, WA on January 3, 24111. Print Name: Mikel Hansen. Address: 12201 Tukwila International Boulevard ,Sc WA 98168 Phone Number: 2416 277.5249 Signature On this day personally appeared before me Mikel Hansen to me known to be the individual who executed the foregoing instrument and acknowledged that he signed the same as his voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 3rd DAY OF January 2611 1 I 1 111 NOTAR lI3'3L.IC in and for the State of Washington V H. r �t°t,1A residing at t C It qr fa P., My Commission expires on f Roo S C.\Docusnents and S'ettings\Allison \Local Settingsl,Ternporary Internet Files\ Content .Outlookw,TBXBIIAB\Rezone or Zoning Code Text Amend- lu12010.doc 137 4. REDUCED SIZE PLANS 138 NO1!DNlFf8VM 'k9PMYM NO1LVUO,;f8OO AgaVS S)WVA9 01"il AA�A3dMJdA3SVS 63XV10083W.- AVM IVN 108VVY 3 OCZO L NV_1d 3MS 3NOZ3M QNV IN33 VyaNaYWV NVId 9AJSN3H3ddWOD BRA asp a MI v pip it r` i v I u J__ C14 iu yn z C) 2 S2 V !fix w °z P: of o t. I,a (04 1'7 VA ro LL Of z 1-7T 139 S. APPLICATION FEE 140 141 COMPREHENSIVE PLAN AMENDMENT FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 142 7. SEPA CHECKLIST WILL E SUBMITTED ON REFFERRAL TO P' NNING COMMISSION 143 S. NOT APPLICABLE 144 9. OTHER INFORMATION SEE REPORT BY E ONORTHWEST SUBMITTED WITH APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 145 10. RESPONSE TO 18.8 4.030 CRITERIA 146 ZONING AMENDMENT CRITERIA (TIVIC 18.84.030) Zonine Amendment Criteria (TMC 18.84.0301 The application shall specify, in a format established by the property: 1. Is the proposed amendment to the zoning map consistent with the goals, objectives, and policies of the comprehensive plan? The proposal is consistent with 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 Ll 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 design, will be considered. Z. Is the proposed amendment to the zoning map consistent with the scope and purpose of the Zoning Amendment Criteria (TMC 18, .030) and the zone classification applied for? Yes. Please see zoning map changes that were made in 2007 in Tukwila and 2009: in Seattle to this site. This request will make the site a consistent zone. 3. Are there changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map? Yes the entire 62 acres site has been rezoned. The 32 acres in Tukwila were rezoned in 2007 and the 30 acres in Seattle were rezoned in 2009. 4. Will the proposed amendment to the zoning map be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare of the community and not adversely affect the surrounding neighborhood? Yes. As discussed in detail in the Comprehensive Plan Application, 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, 147 148 ATTACHMENT C TUKW SEATTLE _.I._._._._._._._._._._._.- MIC /H to LI LI City of Tukwila Comp Plan Amendment L11 -001 Rezone L11 -002 m�. Project File PL11 -001 Subject Property Q Zoning �1 �I ■IrTukwila City Limits LI 1" =200' g as 149 150 ATTACHMENT D E i� �v,� 7- �1�1'4 ���'�j;,;� ��,�!�a ft -�'r �_m ,�'a- wv� 1�11711 1`114� 9 q v" ''t� �r r 7W lk fl\ vP Al N. OW #W ly FIR 3 0 8 fr ii s r�V! }s t 1,(, �,tr +x i rrt A Wh i 14 1 h Ar �4�f 1 MIC/H to L I T IF 1�11 nv M�- 14, X A 4�kiu �III, `���r� w, 4 ��S� s �s r r#' ,k, i u i4,_._ .I X i 1, 0 City of Tukwila Community Bank Rezone from MIC/H to LI A NORTH VAN 152 Attachment E XL (part Cq N Grocers Property 42 Boundary 49 13 1,0230 E Margin 000&0=1 Property Boundary 1 1 04230491 0323 4 A 042 3049016 0423049099 03230 48 03 23049128 O 23 04907 N 44177 o32mgm 032 f 0 Ire 3 (R sboWing Rd 1 0230 E Maqinal way TM Lat p I Numbem FIG URE SWUM Oa eyy^ 3 153