HomeMy WebLinkAboutPlanning 2011-04-28 Item 4 - MIC UPDATE - STAFF REPORT AND RECOMMENDATIONS
D City of Tukwila Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
MEMORANDUM
To: Tukwila Planning Commission
FROM: Rebecca Fox, Senior Planner
DATE: April 20, 2011
FILE: L10 -015 Manufacturing Industrial Center Update
SUBJECT: Manufacturing Industrial Center Comprehensive Plan Update Issues and
Opportunities Report and Staff Recommendations
BACKGROUND
In October 2010, the Planning Commission began its review of Tukwila's
Manufacturing, Industrial Center (MIC) policies and regulations.
Washington cities subject to the requirements of the Growth Management Act
are periodically required to undertake an overall review and update of their
Comprehensive Plans in addition to the annual amendment process. Tukwila is
required to complete this process by 2014. Staff is currently updating the
Manufacturing and Industrial Center (MIC) element.
Tukwila's Manufacturing Industrial Center, the area covered by the MIC /H and
MIC /L zoning districts, is an important regional center of industrial activity. It
is one of the four regional centers of industrial activity designated in the King
County's County Wide Planning Policies. This designation reflects the corridor's
history of industrial use and its current importance in the regional economy.
Approximately 14, 000 jobs are located in the MIC, which provides a significant
portion of Tukwila's economic activity. (Map, Attachment A)
City of Tukwila Comprehensive Plan policies establish that the Manufacturing
Industrial Center is intended for industrial activity in order to "maximize the
employment and economic benefits to the people of Tukwila and the region, while
minimizing the impacts on residential neighborhoods." The Zoning Code, which
implements the Comprehensive Plan's policies, limits non industrial uses, especially
office and retail, which may occur in the MIC, and reserves the land for industrial
activities and some limited support for these uses.
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6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone 206 431 -3670 Fax: 206- 431 -3665
ACTIVITIES TO DATE
1. Background Report
Staff prepared the Manufacturing/ Industrial Center Background
Report, including a review of applicable policies and regulations and an
overview of economic and physical conditions. The Planning Commission was
briefed on the document in October, 2010. (Attachment B)
2. Public Involvement/ Input on MIC
After preparing the Background Report, staff sought public comments from
stakeholders and interested individuals in order to: 1) identify issues that
affect manufacturing and industrial opportunities in the MIC; and 2)
opportunities for promoting further development/ protection of MIC land.
Methods used to solicit public involvement include:
Information on Manufacturing Industrial Center update, including all
materials and meetings, posted on City website
httD://www.ci.tukwita.wa.us/dcd/micstudv.html
Mailings to property owners, tenants in the MIC, as well as Low Density
Residential within 500' of the MIC boundary
Targeted mailing to selected MIC businesses
Notices in "The Hazelnut" and "Tukwila Reporter"
Phone and in- person interviews with stakeholders
On -line surveys and comment form
Public workshop on Issues and Opportunities recommendations
Planning Commission meeting and public hearing
3. Preparation of Issues and Opportunities Report
Staff assessed MIC issues and opportunities in light of current and anticipated
conditions, the Comprehensive Plan vision, and stakeholder comments, and has
prepared the attached Issues and Opportunities Report, including
recommendations. (Attachment C)
4. Public Input and Open House on the Issues and Opportunities Report
A public workshop and open house on the Issues and Opportunities report was
held on April 14, 2011. Attendees commented on the importance of
maintaining the health of the industrial MIC, railroad operations near
Allentown, interest in finding an alternate route for truck traffic to the BNSF
yard, and increasing the amenities for MIC employees such as
restaurants/ coffee shops etc. Several written comments were received after
the workshop. Summary of the comments and staff responses is included as
Attachment D. All the written comments received by the City prior to April 21,
2011 are attached as Attachment E.
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STAFF RECOMMENDATIONS
The Issues and Opportunities Report includes a review of current regional and
Tukwila policies, Tukwila regulations and consideration of the MIC's
boundaries. Staff determined that the regional and Tukwila goals for the MIC
are still valid. Rather than suggesting major revisions, staff has recommended
specific changes that are within the parameters of the regional policy guidance
and that focus on recognizing and improving what is already in place. A
summary of staff recommendations, reformatted for discussion, and prepared
for the April 14 public workshop /open house, is attached. (Attachment F).
Comprehensive Plan (Issues and Opportunities Report, DD. 12 to 16)
Recommended actions include:
Add a new implementation strategy to reroute BNSF traffic from S. 124
to lessen impacts on the Allentown neighborhood (p. 15)
Add a new policy to seek light rail and commuter rail stops in the vicinity
of Boeing Access Road (p. 16)
Development Regulations (Issues and Opportunities Report. DD. 17 to 27)
Recommendations for development regulations are intended to focus the uses
in the MIC zone on industrial activity and uses that support it, while allowing
limited retail and service primarily for the area employees. These include:
require that schools and colleges, currently conditional uses, be
oriented toward vocational curricula and associated with an existing
industrial or aviation use in light of the need for trained employees;
reorganize and clarify manufacturing uses according to their likely
impact;
make certain uses, such as barber shop, medical services, health clubs,
financial services, conditional rather than permitted uses and
emphasizing that they are small in scale and intended to serve area
employees:
make hotel and motel conditional, rather than permitted, uses since
they may be incompatible with the noise in the industrial area;
delete certain uses that do not support industrial activity, such as
dormitories, extended stay hotel /motel, billiard halls and nightclubs;
and;
require administrative design review for new offices given their
characteristics and potential for impacts.
A zoning matrix, highlighting current uses in the MIC zones and staff
recommendations is Attachment G.
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Boundaries (Issues and Options Report, Pp. 27 to 31)
One boundary change pertaining to Duwamish Hill Preserve is recommended:
remove the Duwamish Hill Preserve from the MIC;
rezone the area from Manufacturing Industrial Center /Light (MIC /L) to
Low Density Residential (LDR), as is the case for other parks; and
add a Public Recreation Overlay in recognition of its park use.
(Map, Attachment H)
Planned Action Document (Issues and Options Report, pp. 32 to 33):
Staff recommends review of the Planned Action document
NEXT STEPS
The Planning Commission will hold a public hearing on April 28, 2011 to take
comments. Following the hearing and discussion on April 28, the Planning Commission
will be asked to provide direction to staff: 1) if it would like to hold a work session on
May 13, 2011 for additional discussion; and 2) what, if any, additional information will
be needed to assist in making a decision/ recommendation.
On May 26, 2011, the Planning Commission will finalize its recommendation on
possible changes to policies, code and boundaries. The recommendation will be
forwarded to the City Council.
The City Council will hold a public hearing on June 13, 2011, with final action taken
either June 20 or June 27, 2011.
ATTACHMENTS
A.MIC map
B. Background Report
C. Issues and Opportunities Report
D. Summary of Comments and Staff Responses —April 14 workshop
E.Written comments received prior to 4/20/11
F. Sum mary— Recommended changes
G.Zoning Matrix with MIC uses and recommended changes
H.Recommended Zoning Change Duwamish Hill Preserve
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Attachment B
Tukwila Manufacturing ndustrial Center
Comprehensive Plan Update
Background Report
October 2010
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Sections:
1. Background
2. Purpose of the Report
3. Regulatory Context
4. City of Tukwila Code and Policy Review
5. Land Use
6. Transportation/ Utilities
7. Employment
8. Permitting and Development
9. Preliminary Issues and Opportunities
Attachments:
A. MIC Map (City of Tukwila
B. Land Area by Zone (City of Tukwila)
C. Covered Employment Estimates 1995 -2010 (Puget Sound Regional
Council)
D. Largest Employers 1990 -2010 (City of Tukwila Business Licenses)
E. Average Wage Estimates -2008 (Puget Sound Regional Council)
F. Summary of Development and Land Use Permit Activity- 1990 -2010 (City
of Tukwila)
G. Value of Permits 1990 -2010 (City of Tukwila)
H. MIC Parcel Size
I. MIC Ratio of Building to Land Value
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Section 1: BACKGROUND
Tukwila's Manufacturing/ Industrial Center is an important regional center of industrial
activity. It one of four such centers designated in King County. The Manufacturing/ Industrial
Center (MIC) is an area that is meant to preserve and enhance manufacturing and industrial
activity, and the land that allows these activities to operate. Tukwila's MIC is one of the few
remaining concentrations of industrial land in the urban Puget Sound region.
Tukwila's MIC is approximately 966 acres along the Duwamish River, bounded generally by the
City of Seattle on the north, South 125 Street on the south, the BNSF Burlington Northern railway
right -of -way on the east, and the Duwamish River on the west. The MIC is home to over 14,
000 jobs, and provides a significant portion of Tukwila's economic activity, see Attachment A.
City of Tukwila Comprehensive Plan policies establish that the Manufacturing Industrial Center
is intended for industrial activity in order to "maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing the impacts on residential
neighborhoods." The Zoning Code, which implements the Comprehensive Plan's policies,
limits non industrial uses, especially office and retail, which may occur in the MIC, and
reserves the land for industrial activities and some limited support for these uses. New
housing is not permitted.
Section 2: PURPOSE OF THE REPORT
This background report is being undertaken as part of the City's required update of the
Comprehensive Plan. It is a review of the applicable policies and regulations in effect and an
overview of past and present economic and physical conditions. Staff is identifying key issues
that affect industrial businesses and lands in the Manufacturing/ Industrial Center. Issues will
be considered in light of:
1) The Comprehensive Plan's ongoing vision for the MIC that supports "existing and
future industrial activity to maximize employment and economic benefits to the
people of Tukwila and the region," and
2) Periodic requests to allow non industrial uses to locate or expand there.
This information will form a basis for staff's discussions with stakeholders in order to evaluate
whether City of Tukwila actions, such as modifications to existing plans, for example the 1998
MIC Strategic Plan or development codes, are needed to help maintain most effectively the
Manufacturing/ Industrial Center's important industrial land and business resource.
Section 3: REGULATORY CONTEXT
As a significant source of employment and economic activity, Tukwila's Manufacturing
Industrial Center is important not only to the City of Tukwila, but also within the region.
Future land use in the MIC is guided by its designation for continued manufacturing and
industrial activities through the Puget Sound Regional Council's VISION 2040 Plan, King
County's Countywide Planning Policies and Tukwila's Comprehensive Plan, Shoreline
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Management Plan and development regulations acting in coordination. These policies and
regulations are summarized below.
A. VISION 2040 —PuiRet Sound Regional Council
The Puget Sound Regional Council (PSRC) is the regional transportation and growth planning
agency for King, Pierce, Snohomish and Kitsap counties. Per Washington's Growth
Management Act, the PSRC is charged with developing planning policies for the four county
region. The Puget Sound Regional Council recently adopted VISION 2040, a long -range growth
management, transportation and economic development strategy to accommodate the
additional 1.7 million people and 1.2 million new jobs expected to be in the region by the
year 2040.
The goals of VISION 2040 promote the well -being of people and communities, economic
vitality, and a healthy environment. A central concept of VISION 2040 and its Regional Growth
Strategy is to concentrate housing and job growth into defined areas, called centers. This
includes identifying regional manufacturing /industrial centers as locations for industrial land
and employment. The Puget Sound Regional Council sets criteria and standards that
determine if a geographic area qualifies as a Manufacturing/ Industrial Center. In exchange
for accepting growth, a Manufacturing/ Industrial Center is meant to receive transportation
benefits and additional funding.
As it developed its Comprehensive Plan in the 1990s, the City of Tukwila sought and received
designation as a Manufacturing/ Industrial Center for its primary industrial area located along
the Duwamish /East Marginal Way corridor. The location and number of regional
Manufacturing/ Industrial Centers in King County were determined through a joint local and
countywide adoption process. Tukwila's MIC is one of four centers designated in King County.
The Puget Sound Regional Council offers the following definition of a Manufacturing/ Industrial
Center, which applies to Tukwila's MIC:
Manufacturing /industrial centers are major, existing regional employment areas of
intense, concentrated manufacturing and industrial land uses which cannot be easily
mixed at higher densities with other uses. To preserve land at these centers for
manufacturing, industry and related uses, large retail uses or nonrelated offices are
discouraged. Provision of adequate public facilities and services, including good access
to the region's transportation system, is very important to the success of
manufacturing /industrial centers.
B. Countvwide Planning Policies and Designation of Manufacturing /Industrial Center
As required by the Washington Growth Management Act, King County's Countywide Planning
Policies (CPPs) address growth management issues in King County. They are more specific
than the Puget Sound Regional Council's VISION 2040. Adopted and ratified by the King
County cities in 1994 and updated periodically, the CPPs provide a countywide vision. They
serve as a framework for each jurisdiction, including Tukwila, to develop its own
comprehensive plan, consistent with the overall vision for the future of King County and the
region.
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King County's Countywide Planning Policies identify four manufacturing /industrial centers,
including Tukwila's Manufacturing Industrial Center (MIC). Within the boundaries of these
centers, policies promote the preservation and aggregation of land parcels for manufacturing
and industrial use and also discourage other uses that are not compatible with manufacturing
and industrial activities. The CPPs identify Manufacturing/ Industrial Employment Centers as
key components of the regional economy. CPPs define Manufacturing/ Industrial Centers as
areas with a significant amount of manufacturing, industrial, and advanced technology
employment.
Per the CPP's, jurisdictions with Manufacturing /Industrial Centers must have zoning and
detailed plans in place to achieve certain goals by 2010, that include:
a. Preserve and encourage the aggregation of vacant or non manufacturing /industrial
land parcels sized for manufacturing /industrial uses;
b. Discourage land uses which are not compatible with manufacturing, industrial and
advanced technology uses;
c. Accommodate a minimum of 10,000 jobs; and
d. Limit the size of offices and retail unless as an accessory use.
If they meet certain employment levels and employment density, MICs should receive
improved transit service, and help in indentifying and allocating funding for transportation
improvements, and other services.
C. Tukwila Comprehensive Plan —Goals and Policies
The Tukwila Comprehensive (Comp) Plan is a long -range policy plan designed to articulate a
vision of how Tukwila will grow in ways that sustain its citizens' values. The City first adopted
the Comp Plan in 1995 as required by the state Growth Management Act of 1990.
The Comprehensive Plan makes basic policy choices and provides a flexible framework for
adapting to real conditions over time. It sets forth the goals and policies the City uses to
guide future decisions about how much growth Tukwila should plan for and where it should be
located. The Comp Plan also describes in a general way how the City will address the effects
of growth on transportation and other City facilities. It is the basis for zoning and capital
improvements. As conditions change, amendments to the Comprehensive Plan may be
considered, subject to criteria that support the overall benefit of the community.
The City of Tukwila's Comprehensive Plan views the retention of industrial land and activity
as very important to Tukwila's continued well being. it establishes four fundamental
objectives for Tukwila, upon which all goals and policies are based, including to "redevelop
and reinvigorate the industrial uses along East Marginal Way."
Citywide policies that affect the MIC are found in the Economic Development, Natural
Environment and Transportation elements. Policies directly affecting the
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Manufacturing/ Industrial Center are concentrated in the Manufacturing/ Industrial Center
element. This element articulates the following overall goal for the Manufacturing/ Industrial
Center:
Goal 11.1
Support for existing industrial activities in the Manufacturing/ Industrial Center and
development of new 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.
Policies that support the primary goal include the following:
Support New Development
These policies are designed to take advantage of the development and improvement
opportunities offered by the Manufacturing/ Industrial Center, and to realize its full revenue
and employment potential.
11.1.1 Support the efforts of existing industries to expand and new industrial
businesses to develop in the Manufacturing /Industrial Center by providing them with
economic data, information on available development sites, help in understanding and
getting through the permit processes, and other appropriate assistance.
11. 1.2 Assist landowners in remediating site problems caused by contaminated soil.
Simplify Permit Processing
These policies aim at reducing unpredictable permit conditions and permit review time.
11.1.3 Develop appropriate permit processes that minimize lengthy public review and
simplify the development permit process, while providing meaningful opportunities
for citizen input and protecting the environment.
11. 1.4 Tailor Manufacturing Industrial Center shoreline requirements to achieve
consistency between Shoreline and MIC element goals and policies.
Protect the Land Resource
The land in the Manufacturing/ Industrial Center must be used effectively to allow it to
generate its potential of high -wage jobs and public revenue.
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 limiting unrelated uses.
11.1.6 Develop and designate appropriate zoning, buffers, mitigation and access
opportunities where manufacturing zoning directly abuts or impacts residential zoning
so that MIC uses may operate without significant degradation of the residential
environment.
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Improve Duwamish River Access
The Duwamish River as a natural amenity can be an asset to the industrial community.
11. 1.7 Support the Duwamish River becoming a natural feature amenity in the MIC.
11.1.8 Improve public access and use of the west side of the river, protecting owner's
rights to reasonable use and enjoyment, improve employee access to the east side of
the river, and emphasize restoration on both sides of the river.
Improve Transportation Flow
Work with other governmental agencies to address transportation problems.
11.1.9 Reduce reliance on the single- occupancy vehicle for transportation of
employees in and out of the MIC.
Continue Intergovernmental Coordination
Work with other jurisdictions as required to ensure that the economic purpose of the MIC is
fulfilled.
11.1.10 Make appropriate adjustments to the boundaries between Tukwila, King
County and Seattle.
11.1.11 Work with other jurisdictions to bring about necessary changes in laws and
regulations and to develop other approaches to solving common problems.
D. Zonino
Tukwila land use regulation is based on the Tukwila Comprehensive Plan, and implemented by
the Tukwila Zoning Code (Tukwila Municipal Code Title 18), and the Shoreline Master Plan.
The Manufacturing Industrial Center zoning boundaries are shown in Attachment A.
The Comprehensive Plan and Zoning Code designate all land in the MIC as either
Manufacturing Industrial Center /Light (TMC 18.36) or Tukwila Manufacturing Center /Heavy
(TMC 18.38), see Attachment B. The purposes of these zones are shown below:
Manufacturing Industrial Center /Light (MIC /L)
"This district is intended to provide a major employment area containing distributive
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.
Manufacturing Industrial Center /Heavy (MIC /H)
"This 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."
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Retail and Office Use in the MIC:
Both Manufacturing Industrial Center /Light (MIC /L) and Manufacturing Industrial
Center /Heavy (MIC /H) allow certain non industrial uses, including retail sales and office.
Each zone treats these uses somewhat differently. Retail activity that is intended to serve
other permitted uses and /or their employees in the immediate area is a conditional use in
both the MIC /L and MIC /H.
The MIC /L zone allows offices that are smaller than 20,000 square feet as a permitted use.
The MIC /H zone requires that offices be associated with another permitted use, such as an
administrative office for an existing manufacturing facility. The MIC /L zone considers offices
greater than 20,000 square feet as a conditional use. MIC /H allows offices not associated
with a permitted use under specific conditions, subject to set size and location restrictions.
Residential uses are not permitted in the MIC.
E. Environmental Review Planned Action
In 1998, the City Council adopted a Strategic Implementation Plan for the MIC and an
accompanying Planned Action Environmental Impact Statement that that analyzed anticipated
development alternatives in the MIC area and streamlined SEPA review for development in
that corridor.
The "Planned Action" option for State Environmental Policy Act (SEPA) review is allowed by
the Washington Growth Management Act in sub areas, such as the MIC, that have an adopted
plan for development. Planned action environmental review is a voluntary process meant to
eliminate unnecessary regulatory barriers, shorten the review process, and provide more
predictable review through development standards. Tukwila has received 44 planned action
requests to date, with 36 approved.
To be eligible for planned action environmental review, proposed projects must meet some
basic qualifications, including:
1) The action is a "permitted use" or "accessory use" located within the MIC /L or MIC /H
zones.
2) The action is:
a. Not an "essential public facility" per RCW 36.707A.200;
b. Not a conditional or unclassified use, in the MIC /L or MIC /H zones;
c. Not a development that extends waterward of the ordinary high water mark;
d. Not a development associated with the 16 Avenue Bridge construction
activities.
F. Shoreline Master Plan and Shoreline Overlav District
The Duwamish River, running through Tukwila and the Manufacturing/ Industrial Center, is
designated a Shoreline of Statewide Significance. Land within 200' of the Duwamish River lies
within the shoreline jurisdiction, and is subject to the Shoreline Master Program, in
conformance with the Washington State Shoreline Management Act (Chapter 90.58 RCW) and
its implementing regulations (WAC 173 -26). The Shoreline Master Program (SMP) is intended
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to guide new shoreline development, redevelopment and promote reestablishment of natural
shoreline functions, where possible.
Consistent with the Growth Management Act requirement to integrate the SMP and the
Comprehensive Plan, the City adopted its updated Comprehensive Plan in 1995 and
incorporated the required elements of a SMP into the Comprehensive Plan. Further direction
for implementing the required elements of the SMP is provided through Zoning Code Chapter
18.44 and the design review process.
Over a period of years, the City of Tukwila has been updating its existing SMP, originally
adopted in 1974, as required by state law. The Tukwila City Council adopted a revised SMP in
December, 2009. The SMP is currently under review by the Washington State Department of
Ecology, with final adoption anticipated at a later date. Until final approval is given,
Tukwila's current SMP and Comprehensive Plan policies and development regulations
pertaining to the shoreline area remain in effect. As part of the Master Program update, new
Shoreline Overlay District regulations will be implemented.
The new Master Plan establishes new shoreline environments within the MIC, including High
Intensity Environment north of the turning basin, and Urban Conservancy south of the turning
basin. The Plan addresses a number of issues including shoreline stabilization, protecting
existing and new development from high river flows, and restoring important habitat. Other
important aspects of the update recommend increasing buffers along the river, increasing
public access opportunities, preserving native vegetation, and removal of invasive plants.
The City's vision for future land use, based on its overall Comprehensive Plan, includes
maintenance and further development of its urban character, particularly its identity as a
regionally significant center for manufacturing, industrial, and commercial development. A
challenge lies ahead in determining how best to accommodate new and redevelopment near
the shoreline in a manner consistent with both the Comprehensive Plan and the Shoreline
Master Program.
Section 4: City of Tukwila Code and Policv Review
The underlying premise of the MIC update is the affirmation of the area's role as a focus for
manufacturing and industrial activities, and as an important resource for industrial property.
Through the Comprehensive Plan and development code update and amendment process, the
community considers modifications to Tukwila's Comprehensive Plan and regulations in order
to address changing conditions, new legal requirements and ongoing work. Some recent
Comprehensive Plan and zoning changes affecting the MIC include:
2010 Significant portions of Tukwila's MIC lie along the shoreline, and are subject to
the SMP. Recently adopted Shoreline policies for the new High Intensity and Urban
Conservancy environments in the MIC call for increased buffer widths for new
construction from 50' to 100.' Buffer reductions will be allowed in exchange for
enhancements to the shoreline environment and for establishing a gentler slope to the
shoreline edge.
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2007 -33 acres were removed from eastern edge of the MIC, in the Manufacturing
Industrial Center /Heavy (MIC /H) zone, and rezoned as Light Industry (LI). The single
owner site is in the vicinity of Boeing Field, generally bounded by East Marginal Way
South, South Norfolk Street, Airport Way South and Boeing Access Road. The
property also included an additional 29 acres in the City of Seattle. (Ordinances #2185
and #2186)
2003 —The Manufacturing Industrial Center /Heavy (MIC /H) Zoning category was revised
to allow new office developments not associated with other permitted uses, subject to
certain size and location restrictions (Ordinance #2028).
2001 —The Manufacturing Industrial Center /Light (MIC /L) Zoning category was revised
to allow office uses up to 20,000 square feet as a permitted use, and offices over
20,000 as a conditional use (Ordinance #1954).
Section 5: Land Use
The MIC's physical environment is shaped by the Duwamish River and its shoreline area, along
with the filled upland areas that have been developed for heavy industrial use. The
Duwamish River was channelized and dredged to enable navigation between Elliott Bay and
the turning basin. Beyond the river's steep banks, the land is generally flat.
Approximately 1,174 acres or 25% of all land in Tukwila is zoned for industrial use, see
Attachment B. The majority of industrially -zoned land is located in Tukwila's Manufacturing
Industrial Center.
In 2010, Tukwila's Manufacturing/ Industrial Center (MIC) is characterized by light to heavy
manufacturing uses, commercial development that supports industrial activity, storage
facilities, office and service development, and some commercial development along the
major arterials. The area has a pattern of large lot ownership and a mixture of industrial
activity with some vacant or under utilized facilities. This pattern indicates the continued
presence of the Boeing Company, the MIC's major property owner, and the decline of other
heavy industrial companies in the area.
A significant portion of MIC is in governmental use, including the southern third of King County
International Airport which is the second largest property owner in the MIC, the METRO transit
maintenance facility, the US Department of Homeland Security, and the US Postal Service
regional processing facility. Group Health is a large employer, providing warehouse, lab and
service jobs.
The Duwamish River runs through the MIC. The river supports the Muckleshoot Indian Tribe's
salmon fishery, and several water dependent uses. Parks and open space include the
Duwamish Hill Preserve, and several designated public wetland habitats. Several older single
family residences are located in the MIC.
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The highly industrialized and modified portion of the Duwamish, including some property in
the MIC, has also been the location of significant discharge of pollutants. This has resulted in
portions of the river being designated as Federal Superfund sites. Remediation, source control
and disposal activities are ongoing throughout the area.
Section 6: Transportation /Utilities
Since the MIC is an established industrial area, a complete infrastructure system has been in
place for many years.
1 -5 SR -599, Tukwila International Boulevard and East Marginal Way provide regional road
access. The Tukwila Comprehensive Plan sets "Level of Service E" as the standard on roads in
the Manufacturing/ Industrial Center. East Marginal Way contains sufficient capacity to meet
the MIC's anticipated transportation needs. Pedestrian and bicycle facilities are planned to
supplement transportation infrastructure along East Marginal Way.
The MIC is served by water, sewer and storm drainage area -wide systems that are considered
generally adequate to support buildout. Concurrency standards ensure adequate service and
fair -share participation by properties that had not supported the area -wide system when it
was developed.
Section 7: Employment
The MIC is an important source of direct (property tax) and indirect (sales tax) revenues
received by Tukwila. Tukwila business license records indicate that there are currently 131
businesses located in the Manufacturing/ Industrial Center. In 2009, "covered" employment
was approximately 14, 353, more than half of this in the manufacturing sector.
Data from City of Tukwila business licenses and the Puget Sound Regional Council (PSRC)
provide information on employment trends between 1995 and 2009/2010. PSRC data pertain
to positions that are covered by the Washington Unemployment Insurance Act (i.e. "covered
employment. see Attachment C.
Maior Emplovers
Although there have been variations over the years, total number of jobs in the
MIC, which was 14, 353 in 2009, is virtually the same as in 1995.
Manufacturing remains the largest employment sector, but it has declined by
40% between 1995 and 2009. Manufacturing shrank from 12,276 in 1995 to 7,337
in 2009, going from 86% of covered employment in the MIC to 51
Although a smaller factor in employment than manufacturing, the service sector
was responsible for the majority of job growth in the MIC between 1995 and
2009. Service employment, such as health care and software, grew from 339 in
1995 to 2,681 in 2009. Government jobs, such as the US Postal Service and
Homeland Security, also increased.
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Aerospace, including Boeing, represents the largest category of manufacturing.
The decline in aerospace employment from 2000 -04 was much smaller in the
Tukwila MIC than was the case regionally, and the rebound was notably stronger
(thus the concentration of aerospace into MICs). Although aerospace, including
the Boeing Company, had a larger presence in the MIC a couple decades ago,
levels over the past decade appear to be relatively steady or increasing, even in
light of two economic downturns.
Although its total employment has declined by 19% between 1995 and 2010,
Boeing remains by far the largest single employer and property owner in the MIC
(as reported by Tukwila business licenses.)
Three large employers, including Boeing, Group Health Cooperative and King
County Metro transit facility provided 90% of jobs in the MIC in 2010, see
Attachment D.
The MIC has generally avoided incompatible retail expansion, but growth in the
services sector merits further monitoring.
WaRes
Manufacturing jobs are the best paid in the MIC. In 2008, the average
manufacturing wage ($95,087) was nearly twice that of a job in the service industry
($49,096), see Attachment E.
Section 8: Permitting and Development
Land Use Permits
A total of approximately 200 land use decisions were issued between 1990 and 2010 in the
MIC. Shoreline permits were approximately 15% of the total land use permits, see Attachment
F. Approximately 50% of them were environmental reviews for development that was covered
under SEPA Planned Action review document. Prepared in 1999, the SEPA Planned Action
document anticipated and allowed for environmental impacts of future development by
completing project level environmental review during the time that the MIC Plan was
originally prepared.
Building Permits
Approximately 3000 building, mechanical, electrical and public works permits were issued in
the MIC between 1990 and 2010. Changes in recording permit information over time make it
difficult to draw clear conclusions about trends from the data, but the majority of the
permits were for tenant improvements, mechanical upgrades, and similar improvements.
Approximately 1% of development permits were issued for new construction.
The highest -value permits were for projects involving improvements or new construction for
Boeing Company facilities, the development of internet data centers, new construction for
the Museum of Flight, and the future Raisbeck Aviation High School. The two former types of
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development are distinctly industrial in nature, while the latter represent cultural and
educational activities that are oriented toward aviation and technology industries, see
Attachment G.
Development Potential
The larger industrial parcels, such as are found in much of the Manufacturing
Industrial Center, are especially suited to traditional industrial use.
The majority of parcels in the MIC are over three acres in area. Approximately 80% of
parcels located north of the Duwamish turning basin are between eight and 116 acres
in size, see Attachment H.
A ratio of improvements to land less than 1 is typical of many industrial uses, such as
warehousing, storage or some manufacturing that require significant amounts of land,
but may have relatively low value buildings.
When the assessed value of improvements is less than the value of the land i.e. with an
improvement to land ratio less than 1, property may be sought for redevelopment,
including change of use from industrial to commercial. Over half of parcels in the MIC
have land values that are higher than the value of buildings or improvements on site,
see Attachment I.
Because industrial land value is typically lower in value than commercial land, there is
constant pressure by non industrial uses to locate in these zones, including the MIC.
There is also periodic interest in rezones.
Section 9: Preliminary Issues and Opportunities
In addition to the information derived from the background report Staff will review industrial
trends and seek information from survey results, public comments and conversations with
stakeholders to determine key issues. Based on the work to date the following issues and
opportunities will be carried forward into the public process for discussion and analysis.
Tukwila's Manufacturing Industrial Center is a dynamic place. Although some firms
have been in Tukwila for many years, approximately 13% of business licenses are new
each year. This implies that the MIC continues to attract industrial firms.
Boeing Plant #2 will be demolished. Once contaminated soil problems are resolved, a
large amount of industrial property owned by the Boeing Company will be available for
redevelopment.
The MIC contains several sites with contaminated soils or similar issues. Environmental
cleanup sites can represent both challenges and opportunities for redevelopment. The
Raisbeck Aviation High School will be constructed on the former Rhone Poulenc site.
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The recent closure of the South Park /116 Avenue Bridge has produced minimal
impacts due to long -term decreases in traffic along East Marginal Way. By contrast,
the private bridge at S. 102 across private property belonging to the Boeing Company
has experienced an increase in traffic. A replacement for the South Park /116 Avenue
Bridge has recently received full funding. Traffic impacts to the private bridge should
be monitored.
The Boeing Access Road bridge is deteriorating and needs replacement. If it were to
close suddenly due to a natural disaster or if its operations were restricted, impacts to
traffic would be significant. Grant funds are being sought, but at this point funding is
not available.
There are no current plans for a light rail stop at Boeing Access Road, but increased
development could prompt a long -term future change.
Eventual roadway improvements are planned along Tukwila International Boulevard
north to the Duwamish River.
BNSF is seeking and considering alternate means of access to its large -scale regional
center.
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