Loading...
HomeMy WebLinkAboutPlanning 2011-06-23 ITEM 6 - SABEY CORPORATION - Zoning for 10200 East Marginal Way SouthCity of Tu a Department of Community Development MEETING DATE: NOTIFICATION: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: STAFF REPORT TO THE PLANNING COMMISSION June 23, 2011 Jim Haggerton, Mayor Mailing to properties within 500' radius, 4/14/11 & 6/10/11 Site Posted, 4/14/11, 6/14/11 Notice published in the Seattle Times, 6/9/11 L11-001 Comprehensive Plan Amendment L 1 1-002 Rezone Mikel Hansen/Sabey Corporation Change Comprehensive Plan and zoning designation from Manufacturing Industrial Center—Heavy (MIC-H) to Light Industrial (LI) 10200 E. Marginal Way. S, Tukwila, WA (Tax Parcel #0423049184) COMPREHENSIVE PLAN: Manufacturing/Industrial Center—Heavy (MIC-H) ZONING: Manufacturing/Industrial Center—Heavy (MIC-H) SEPA DETERMINATION: Determination of Non-Signific ce issued 4/28/11 STAFF: ATTACHMENTS: 6300 Southcenter Boulevard, Suite Rebecca Fox, Senior Planner A. Comprehensive Plan Amendment Application ( B. Rezone Application (#L11-002) C. Site Map D. Site Map—aerial E. Proposed map change with 2007 IC/H to LI Jack Pace, Director 11-001) 00 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-43 -3665 73 74 Sabey--PCStat1Rpt—PL11-001-CPA+Rezone.doe FINDINGS BACKGROUND Request: 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/H) 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 LI 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. Vicinity/Site Information The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center. The subject property currently contains the now-vacant foffnier 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 W.1Long Range ProjectsIMIC StudylPlanning Commission Sabey Map Change--Community Bank I Sabey PCStaflRpt --PL11-001- CPA+Rezone.doe 75 Sabey--PCStaffRpt--PL 1-001-CPA+Rezone.c oc Surrounding Uses within I, 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, Duwamish River, restaurant and commercial File # L07-066—COMPREHENSIVE 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 Tukwila's overall goals for continued economic development and well-being as follows: • Goal 11.1 (Manufacturing/Industrial Center); Support for existing industrial activities in the Manufacturing/Industrial Center and development of industrial activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods. The MIC zones are intended primarily for industrial uses or activities that support these uses. Policies protect the land resource, allowing it to be used effectively to generate its potential of high-wage jobs and public revenue as follows: • Policy 11.1.5: Allow uses that are commonly associated with manufacturing and indusity, including those directly supporting such activity, such as offices and laboratories, while prohibiting unrelated uses, Allowing a broader range of uses, including light industrial and commercial, that can be developed under the Light Industrial zoning generally supports a varied and healthy economy for Tukwila as follows: • Goal 2.1 Continuing enhancement of the community economic well-being Rf 3 06/14/2011 Wnong Range Projects WIC Study\ Planning Comm ission1Sabey Map Change—Community Bank 1.Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc 76 Sabey--PCStaffRpt--PL 1 1-001-CPA-1-Rezone doe 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 concurrency 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 a new office tenant o 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 2W 1 MIC update. By approving the earlier rezone, the City Council indicated that the LI designation was appropriate for the general location. Rf 4 06/14/2011 W:ILong Range Projects IC StudylPlanning Commission I Sabey Map Change—Community BanklSabey—PCStaf1Rpt—PL11-001- CPA+Rezonedoe 77 Sabey—PeStaffRpt—PL1 -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 wellbeing. 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, Impacts: • 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 MIC/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 06/14/2011 W \ Long Range Projects I M IC Study\ 'finning Com ission1Sabey Map Change—Community Bank I Sabey—PCStaffRpt—PL11-001- CPA+Rezone.doc 78 Sabey—PCStaffRpt—PL 11-001-CPA+Rezone.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 Tukvvila'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 "...intended to provide areas characterized by distributive and light manufacturing uses, with supportive commercial and office uses." The proposed rezone from Manufacturing Industrial Center-Light (MIC/L) to Light Industrial (IA) 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. 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 W:\Long Range Projects1MIC Study\ Planning Commission I Sabey Map Change—Community Bank \Sabey—PCStaffRpt—PL11-001- CPA+Rezone.doc 79 Sabey--PCStaffRpt—PL 1-0 -CP +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 I) Consistency with Comprehensive Plan: • The rezone is consistent with the Comprehensive Plan policies to support industrial redevelopment and ensure economic vitality. 2) Consistency with Zone: • The Light Industrial retains potential for light industrial use, allows a range of commercial and office activity. It is compatible with zoning for the remainder of the proposed redevelopment area, and is compatible with adjacent Seattle zoning. 3) Changed 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) Benefit to community: • The LI zoning has many features of the M1C/H zone, but allows a broader range of uses, and increases the likelihood that the property will be part of a 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 (MICIH) Light Industrial (LI). Rf 7 06/14/2011 WALong Range Projects\MIC Study Planning Commission \Sabey Map Change—Community Bank\ Sabey—PCStaffRpt--PLI1-001- CPA+Revane doc 80 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.waus Attachment ZONING CODE AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-ZCA Planner: Application Complete (Date: 1 Application Incomplete (Date: NA OF PROJECT/DEVELOP 1 NT: CO Project File Number: Pi., 1 1 Other File Numbers: L - TY BANK AT UNIFIED GROCER SITE LOCATION O1 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, A 98168 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 042304-9184-04 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying g 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 E-mail: mikelLh# sabe .com FAX: 206-282-9951 C:\Documents and Settings\ rtS o Settings\ Tempor Internet Files\ContentOutlook\TBXBITAB\ Rezone or Zoning Code Text Amendjul2010.doc 129 Signature: Date: C:\Docuxnertts and Setiings r1,5\ Local Settings\ Temporary Internet Files\ Contentflutlook TBXBIIAB\ Rezone or Zoning Code Text Arnend-ju12010.doc 130 A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/11 Proposed: CI (Light Industrial) C. LAND USE(S): Existing: MICH Proposed: CI (for proposed changes in land use designations or rezones) CADocurnents and Settings\ Local Settings\Teraporary Internet Files\Content.Outlook\TBX13IIAB\Rezone or Zoning Code Text Amens 131 2«? Da■ag «3402 Associated ^ Property Boundary !g 0322 «y? DRAFT cd 132 Soals In Fast (aPproxi ) mm\n «y Tax Lot Parcel Numbers smease FIGURE 3 a »y O d& SUBJECT PROPERTY CITY OF TUKWILA AREA = 27,907 SF CITY OF SEATTLE AREA = 1,265,135 SF 70. 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 133 134 4r, •4? 3NAL- - MIXED USE SCHEME* LL 7.1 1 ;" aidtioN 4'k z E.T.4 0 0 0 0 0 0 135 3. AFFIDAVIT OF OWNERSHIP 136 STATE OF WASHINGTON CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplainaci.tukwila.wa.us AFFLOAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I, 1 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 10200 East Marginal Way, Tukwila, WA 98168 for the purpose of a.pplication review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non-responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at 12201 Tukwila International Boulevard, Seattle, WA on January 3, 2011 Print Name: Mikel Hansen Address: 12201 Tukwila International Boulevard. Seattle. WA 98168 Phone Number: 206-277-5249 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 2011 \‘‘‘‘‘‘ H. Sfy NOTAR UBLIC in and for the State ofWashingto residing at My Commission expires on C:\Documents and Settings\ AllisonS \ Local Settings\ Temporal}, Internet Piles\ ContentOutlook \ TBXBIIAB\ Rezone or Zoning Code Text Amend-ju12010.doe 137 4. REDUCED SIZE PLANS 138 NOP'JNIHSVM °V1FM)Itlh1 NOI1V11041l00 Aaays AThBdodd A38VS AVM 1VNI hYW 3 OCZO I 3NOY7H OW 1N31^4CMINV NV7d 3NSN3N38dINOD CIAVO 139 APPLICATION FEE 140 141 _ . COMPREHENSIVE PLAN A E . E T + FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 142 7. SEPA CHECKLIST WILL BE SUBMI1TED ON REFFERRAL TO PLANNING COMMISSION 143 8. NOT APPLJ BLE 144 9. OTHER INFORMATION SEE REPORT BY ECONORTHWEST SUBMITTED WITH APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 145 10. RESPONSE TO 18.84.030 CRITERIA 146 ZONING AMENDMENT CRITERIA (TMC 18.84.030) Zoning Amendment Criteria (TMIC 18.84.030) 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 LI uses will be subject to design review. This process will ensure that the property's function as a significant entry point to the City, as wel+ as general quality design, will be considered. Is the proposed amendment to the zoning map consistent with the scope and purpose of the Zoning Amendment Criteria (TMC 18.84.030) 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. 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. 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 bounda . aesthetic improvements, and transportation corridor improvements. These are all significant benefits to the community. 147 1 ATTACHMENT C City of Tukwila Comp Plan Amendment L11 -001 Rezone L11 -002 Project File PL11 -001 Subject Property Zoning ■l■l■i %mug Tukwila City Limits 149 1 50 ATTACHMENT D —7,111e ,Irt I, , r� 7iY u 11 UKWiL 'SEATTLE H5t 1140-A_ S 1111 P�ilt 1 ? 4 9 ` MIC /H to LI 1,�1 ■1 ■1 ■� .y t M a e ��4 ■l�l ■1�1 ■11.1 ,•1 1 to -,f8\0\ 140.1\ City of Tukwila Community Bank Rezone from MIC /H to LI T =30(7 or 151 o52 Attachment _- Grocers Boundary Property Boundary .TG sar eiimmems Sean (a In F. t ___. 10230 E M inal Way Nu FIGURE Detan, Ohnorgi & c 0,9 w 2 153