HomeMy WebLinkAboutCOW 2011-07-11 Item 4A - Amendments - Comprehensive Plan for Duwamish Hill Preserve and Sabey / Community Bank (Quasi-Judicial) CO UNCIL AGENDA SYNOPSIS
Initials ITEM NO.
Meetinq Date Prepared by M� view i Couticil review
07/11/11 I RF
07/18111 I RF
N I I I I
ITEM INFORMATION
I CAS NUMB I?11: 11-068 ISTArFSPONSOR: REBECCA Fox I ORIGINAL AGENDA DATE: 7/11/11
AGENDA ITI= M TITLE Comprehensive Plan Amendments for 2011 Public Hearing
CxI'I;GORY Dismssion Motion Resolution Ordinance Bid Award Public Heann E] Other
rtiltg Date 07/11/11 Mtg Date Mtg Date Mt Date 07/18/11 Mtg Date Mtg Date 7/11/11 Mt Date
SPONSOR Council E] Ma Adm Svcs DCD Finance Fire Legal P& Police PlY/
SPONSOR'S Tukwila considers amending its Comprehensive Plan /Zoning map once per year, with a
SUMMARY review process involving the City Council and Planning Commission. A public hearing will
be held on two map changes that have been reviewed and recommended by the Planning
Commission. Following the hearing, the City Council will be asked to discuss and take
action to approve, modify or reject the recommendations. This is a quasi judicial matter,
which is why it did not come before the Community Affairs and Parks Committee.
Rl_,VIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DATE: COMMITTEE EE CHAIR:
RECOMMENDATIONS:
SPONSOR /ADMIN. Department of Community Development
COMMITTEE N/A
COST ,IMPACT/ FUND SOURCE
EYPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE RECORD`.OF COUNCIL ACTION
07/11/11
MTG. DAT ATTACHMENTS
E
07/11/11 Informational Memorandum dated 7/5/11
Attachments A, B Maps
Attachments C, D Planning Commission Minutes
Attachment E Excerpt from MIC Issues and Opportunities Report
Attachments F, G Draft Ordinances for Duwamish Hill Preserve
Attachment H Planning Commission Staff Report
Attachments I, 7 Draft Ordinances for Sabey /Community Bank
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2
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO: Mayor Haggerton
Tukwila City Council
FROM: Jack Pace, Director, Department of Community Development
DATE: July 6, 2011
SUBJECT: Comprehensive Plan annual amendments
Planning Commission Recommendations
ISSUE
On July 11, 2011, the City Council will hold a public hearing on two Comprehensive Plan and
zoning map changes that have been considered and recommended for approval by the Tukwila
Planning Commission. Both site specific map changes are quasi judicial matters, and are
located in the Manufacturing /Industrial Center. After the hearing, the City Council will take
action to approve, amend or deny each map change.
BACKGROUND
Washington cities subject to the requirements of the state Growth Management Act are
permitted to amend the Comprehensive Plan once each year unless it is an emergency, or if a
sub -area plan is being revised. In addition, cities are periodically required to undertake an
overall review and update of their Comprehensive Plans, separate from the annual amendment
process.
Process to date:
As part of its annual Comprehensive Plan amendment process, the City of Tukwila is
considering two site specific map changes. These include:
1) A map change in the Manufacturing /Industrial Center (MIC) from Manufacturing
Industrial Center /Light (MIC /L) to Low Density Residential (LDR) at Duwamish Hill
Preserve. This was originally part of the recent Manufacturing Industrial Center (MIC)
update. (Attachment A)
2) A request from the Sabey Corporation at the former Community Bank site for a map
change from Manufacturing Industrial Center -Heavy (MIC /H) to Light Industrial (LI), has
been part of the annual amendment review. (Attachment B)
The City Attorney advised staff that each of these site specific map changes are quasi judicial
matters, and directed that the two map changes be reviewed together as part of the annual
Comprehensive Plan amendment process. The map changes have come directly from the
Planning Commission to the Committee of the Whole without going to the Community Affairs
and Parks Committee. This is intended to distinguish clearly between the quasi judicial, site
specific map changes /rezones and the legislative Comprehensive Plan amendments, and will
ensure the proper review process is followed.
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INFORMATIONAL MEMO
Page 2
Comprehensive Plan /MIC Update— Duwamish Hill Preserve —MIC /L to LDR
The Planning Commission held a hearing on the Manufacturing Industrial Center update on
April 28, 2011. It recommended approving all changes, including a map change at Duwamish
Hill Preserve from the MIC /H to LDR. At the direction of the City Attorney, the quasi-judicial
map change was not included with the rest of the legislative policy and code updates for the
MIC that the City Council on June 28, 2011. Rather it was to be considered along with the
annual amendments for hearing and final action. The City Council was informed of this at the
time that it considered changes to the MIC. (Attachment C)
Annual Amend ment Sabev /Community Bank MIC /H to LI
The City Council took comments from the public at a public meeting on March 21, 2011, and
forwarded the request for a map change to the Planning Commission for review. The Planning
Commission held a public meeting on June 23, 2011. Afterward, the Planning Commission
recommended approval of the request, and forwarded the recommendation to the City Council
for a hearing and final action. (Attachment D)
After taking comments from the public at its hearing, the Council may:
Adopt the recommended map change by ordinance;
Adopt a modified version of the map change by ordinance; or
Reject the recommended map change.
At each stage in the review process, staff has tried to encourage public involvement. Public
meetings and hearings were advertised in the newspaper, and put on the City's website. The
annual amendment site was posted with notices of applications and meetings. Staff met
statutory notification requirements in providing mailings to owners and occupants within 500' of
the proposed map and zoning changes.
Changes in review process for 2011:
Reviewing two map changes as part of the annual Comprehensive Plan amendment process
begins to implement the City Attorney's recommended changes to Tukwila's review process.
The changes include: 1) going straight to the City Council for the public meeting, rather first to a
Council Committee; 2) holding a public meeting, rather than a hearing, with the Planning
Commission; and 3) holding a single, open- record hearing with the City Council after the
Planning Commission's meeting and recommendation.
The eventual goal is have completely distinct quasi judicial rezone and legislative
Comprehensive Plan amendment processes. This will require separating the Comprehensive
Plan from the zoning map to establish broader, more general land use categories for the
Comprehensive Plan map. The broader Comprehensive Plan designations will be implemented
through more specific classifications on the zoning map. In this way, the Comprehensive Plan
policies will guide zoning, but it will not be necessary to revise the Comprehensive Plan each
time a site specific rezone needed. In addition, the hearing examiner, the City's land use judge,
will review rezones. We anticipate that these changes will be part of the required
Comprehensive Plan update, due by June, 2015.
DISCUSSION
1) Manufacturing /Industrial Center Boundary Change— Redesignate one lot
Duwamish Hill Preserve) from Manufacturing /Industrial Center —Light to Low
Density Residential (LDR)
File L10- 015 Manufacturing /Industrial Center Update
WA2011 Info Memos lCompPlanAmendments7- 11- 11.doc
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INFORMATIONAL MEMO
Page 3
The recommended map change will:
remove the Duwamish Hill Preserve from the MIC;
reclassify the area from Manufacturing Industrial Center /Light (MIC /L) to
Low Density Residential (LDR), which is the Comprehensive Plan and
zoning for other Tukwila parks; and
add a Public Recreation Overlay in recognition of its park use, which is
the case for other Tukwila parks.
Background:
This map change /boundary change originated as part of the Manufacturing /Industrial Center
update. The Duwamish Hill Preserve is an 8.6 acre parcel with historical, cultural and ecological
importance. Through the actions of partners including the Friends of the Hill, Cascade Land
Conservancy and the City of Tukwila, the property was purchased in 2004. The site will act as a
permanent buffer between the residential neighborhoods to the east and south, and commercial
and industrial uses to the north and west. (Attachment E)
Other Tukwila parks are zoned Low Density Residential (LDR) with a Public Recreation Overlay.
Since the site is now protected from commercial and industrial development, it should be
removed from the MIC zone, and receive Comprehensive Plan and zoning appropriate to its
status as a Tukwila park.
Planninq Commission Recommendation Comprehensive Plan (File L10 -015)
The Planning Commission voted to approve the request to redesignate the parcel from
Manufacturing /Industrial Center /Light (MIC /L) to Low Density Residential (LDR), and add
a Public Recreation Overlay. (Attachment F)
Planninq Commission Recommendation Comprehensive Plan (File L10 -015)
The Planning Commission voted to approve the request to rezone the parcel from
Manufacturing /Industrial Center /Light (MIC /L) to Low Density Residential (LDR), and add
a Public Recreation Overlay. (Attachment G)
2) Community Bank at Unified Grocer Site Redesignate one lot from Manufacturing
Industrial Center /Heavy (MIC /H) to Light Industrial (LI)
File #L11- 001 Comprehensive Plan Map Amendment
File# L11- 002 Zoning Map Amendment.
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). The property, located at 10200 E. Marginal Way South, was
formerly occupied by Community Bank. Now vacant, it has been acquired by the Sabey
Corporation.
Background:
In 2007, the City of Tukwila approved an application from the Sabey Corporation for a
Comprehensive Plan amendment and zoning code amendment from Manufacturing Industrial
Center -Heavy (MIC /H) to Light Industrial (LI) on 32 acres of the 62 acre Unified Grocer (then
Associated Grocer) site. 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 in 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.
WA2011 Info MemoslcompPlanAmendments7 -11- 11.doc
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INFORMATIONAL MEMO
Page 4
The applicant had wanted to include the subject property in the original 2007 rezone but did not
own the parcel at the time. The applicant now owns the property, and requested the map
change request in order to prepare for eventual large scale development that includes the
subject property. In approving the 32 acre rezone from MIC /H to LI in 2007, the City Council
demonstrated that it believed LI to be the appropriate zoning for the general area. The current
rezone is viewed as the completion of the 2007 rezone, rather than part of the MIC update.
Redevelopment at the site will provide desired amenities for workers in the
Manufacturing /Industrial Center. (Attachment H)
Planninq Commission Recommendation Comprehensive Plan (File #L11 -001)
The Planning Commission voted to approve the request to redesignate the parcel from
Manufacturing /Industrial Center /Heavy (MIC /H) to Light Industrial (LI) (Attachment 1)
Planninq Commission Recommendation Zonina (File #L11 -002)
The Planning Commission voted to approve the request to rezone the parcel from
Manufacturing /Industrial Center /Heavy (MIC /H) to Light Industrial (LI) (Attachment J)
RECOMMENDATION
The City Council is requested to forward this item to the July 18, 2011 Regular meeting to
approve the Planning Commission's recommendations as follows:
1) L10- 015 Approve Comprehensive Plan and zoning map changes from
Manufacturing /Industrial Center —Light (MIC /L) to Low Density Residential (LDR) and
add Public Recreation Overlay at 3800 S. 115 St., Tukwila, WA
2) L11 -001 Approve Comprehensive Plan map change from Manufacturing /Industrial
Center —Heavy (MIC /H) to Light Industrial (LI) at 10200 E. Marginal Way S.
3) L11- 002 Approve zoning map changes from Manufacturing /Industrial Center —Heavy
(MIC /H) to Light Industrial (LI) at 10200 E. Marginal Way S.
ATTACHMENTS
A. Map Duwamish Hill Preserve —MIC /L to LDR
B. Map —Sabey /Community Bank —MIC /H to LI
C. Planning Commission Minutes, April 28, 2011
D. Planning Commission Minutes, June 23, 2011 (Draft)
E. Excerpt from MIC "Issues and Opportunities" Report
F. Draft Ordinance Duwamish Hill Preserve Comprehensive Plan map change
G. Draft Ordinance Duwamish Hill Preserve Zoning map change
H. Planning Commission Staff Report
I. Draft Ordinance —Sabey /Community Bank Comprehensive Plan map change
J. Draft Ordinance —Sabey /Community Bank Zoning map change
WA2011 Info Memos lCompPlanAmendments7- 11- 11.doc
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Attachment A
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ATTACHMENT B
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City of Tukwila
Comp Plan Amendment
L11 -001
Rezone L11 -002
Project File PL11 -001
Subject Property
Zoning
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9
10
ATTACH C
City of 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 Fos, Senior Planner, and Wynetta Bivens.
Planning Commission Secretary
Chair Bratcher opened the public hearing at 6:30 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 participating in the Issues and Opportunity report regarding
the 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 Sabev Corporation, said that The Sabey Corporation owns
property in the MIC and they are giving testimony on the manufacturing 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: PL10 -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
Burlington Northern railway right -of -way on the east, and the Duwamish River
on the west.
Rebecca Fog, Senior Planner, Department of Community Development, gave background on the review
process, and gave an overview of staffs 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 be completed 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 1 of 3
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PL 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 clariR the MIC uses by adding verbiage on their expected impacts.
3) Add a design review requirement for offices.
4) Educational uses in the MIC should have a vocational focus.
5) Delete nightclubs, billiards or pool rooms, extended stag hotels, and dormitories from permitted uses.
oundary Review:
1) Change the zoning and Comprehensive Plan designation on the Duwamish Hill Preserve area to Lowe
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 M1C changes before the expiration of the current
moratorium on non- industrial uses, which expires in July.
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 Kung Counts. 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
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PC Hearing Minutes
April 28, 2011
There were no further comments.
The public hearing Nvas closed.
The Planning Commission deliberated.
Staffprovided 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 WERE IN FAVOR.
DIRECTOR'S REPORT
The Community Bank parcel will be heard at a quasi-judicial public hearing 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
Adopted: 6/23/11
Page 3 of 3
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ATTACHMENT D
City of Tukwila
Planning Commission
Pruning Commission (PC) Minutes
Date: June 23, 2011
Time: 6:30 PM
Location: City Hall Council Chambers
Present: Brooke Alford, Vice Chair; Commissioners, Louise Strander, David Shumate, Mike Hansen,
and Aaron Hundtofte
Absent: Margaret Bratcher, Chair; Commissioner, Thomas McLeod;
Staff: Nora Gierloff, Deputy DCD Director, Rebecca Fox, Senior Planner, and Wynetta Bivens,
Planning Commission Secretary
Vice -Chair Alford opened the public meeting at 7:20 PM, and swor if. those wishing to provide testimony.
Commissioner Stander made a motion to amend the 4/28/11 minas..=
Minutes: Commissioner Hansen made a motion to adopt the April 28, 2011 minutes as amended and
Commissioner Shumate seconded the motion The motion was unanimously apprQyed.
FILE NUMBER: Ll l -001 s
APPLICANT: Mikel Hansen/Sabey Corporation
REQUEST: Amend Comprehensive Plan designation from Manufacturing Industrial
Center/Ileavy (MIC[M id lght „Industrial (LI) on .62 acres (Tax
#0423049184) for future development, =r
LOCATION: 10200E Marginal Way, S ,Tukwila, WA.
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FILE NUMBER: 'L1 f -002
APPLICANT: 1VIike1 HansciVSabey Corporation
REQUEST: Amend zoning from Manufacturing Industrial Center/Heavy (MIC/H) to
Light Industrial (LIB on 62 acres (Tax #0423049184) for future
z development
LOCATION 10200 13213 arginal Way, S., Tukwila, WA.
Commissioner Hansen stated that he had a personal interest in file number Ll l -001 and L11 -002,
and that he was recusmg himself and leaving the room.
L.
Rebecca Fox, Senior Planner, Department of Community Development asked the Commissioners
the Appearance of Fairness questions.
Commissioner Strander `slated that she does not have any interest in this property, and explained
that when she recused herself on 4/28/11 it was because of the Issues and Opportunity report
regarding the Tukwila Manufacturing Industrial Center.
Ms. Fox gave a brief review of the annual Comprehensive Plan update process. On March 21,
2011, the City Council held a public meeting. They recommended forwarding this matter to the
Planning Commission for their review and for them to provide a recommendation to the City
Council. There will only be one public hearing on this matter, which the City Council will hold on
Page 1 of 2
15
PC Hearing Minutes
June 23, 2011
July 11, 2011, and after testimony from the public, they will make a final decision. Ms. Fox
explained that the PC has the options to approve, modify, or deny the request. Ms. Fox explained
that the current request was not considered with the MIC request previously heard, but is considered
to be a continuation of the 32 -acre rezone from MIC/H to LI that occurred several years ago. Since
future development will be a mixed Light Industrial Commercial and variety of uses, it will
potentially provide amenities for workers in the area, including those in the MIC. Business owners
have communicated with staff that they are really interested in some amenities. The rezone will
make it easier to include this property in future large scale development projects.
RECOMMENDATIONS:
Staff recommends approval of the rezone from Manufacturing Industrial Certer/Heavy (MIC/H) to
Light Industrial (LI).
Staff addressed questions from the Commission.
TESTIMONY:
There was no public testimony.
Public testimony was closed.
Staff noted that a letter was received from the`app1* tin suppoit.of the request. Staff pointed out a
correction in the applicant's letter; (CI) should have _(LI).
S
The PC deliberated.
Y.: S
COMMISSIONER HUNDTQFTE MADE A MOTI01�'TO APPROVE L011 -001 AND L011 -002
WITH STAFF'S FINDINGS, CONCLUSTION, AND RECOMMENTDATION, AND TO
FORWARD THE RECOMMENDATION TO THE CITY, COUNCIL FOR A PUBLIC HEARING
AND THEIR DECISION. `COMMISSIONER SHUMATE SECONDED THE MOTION. ALL WERE
IN FAVOR �g
Submitted B� P Wynetf 7 tivens
Planning Commission Secretary
is iti�•, :a�c..a
16 Page 2 of 2
ATTACHMENT E
EXCERPT FROM °MANUFACTURING /INDUSTRIAL CENTER ISSUES AND,
OPPORTUNITIES REPORT" (APRIL, 2011)
PP. 27 AND 28
Duwamish Hill Preserve
Analysis: The Duwamish Hill Preserve is an 8.6 acre parcel of land with historical,
cultural and ecological importance. Through the actions of many partners including
the Friends of the Hill, Cascade Land Conservancy and City of Tukwila, the property
was purchased in 2004 and ongoing restoration has been taking place on the site ever
since. The site will act as a permanent buffer between the residential neighborhoods
to the east and south and commercial and industrial uses to the north and west.
Since the site is now protected from commercial or industrial development it should
be removed from the MIC and zoned appropriately. Tukwila's other parks are zoned
Low Density Residential (LDR) with a Public Recreation Overlay.
Recommendation:
Change the Zoning and Comprehensive Plan designation to Low Density Residential
(LDR) with a Public Recreation Overlay to reflect its status as public open space.
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Attachment F
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE
LAND USE MAP FOR CERTAIN REAL PROPERTY LOCATED AT
11215 EAST MARGINAL WAY SOUTH, TUKWILA, WASHINGTON,
FROM MANUFACTURING INDUSTRIAL CENTERILIGHT (MIC /L)
TO LOW DENSITY RESIDENTIAL (LDR); PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan
and Map based on consideration of existing conditions and long -term community goals, and
these policies may be reviewed and updated as appropriate pursuant to RCW 36.70; and
WHEREAS, on April 14, 2011, the Department of Community Development held a
public workshop and open house regarding proposed changes to the Comprehensive Land
Use Plan and Map and Zoning Map in the Manufacturing /Industrial Center; and
WHEREAS, the Department of Community Development prepared and circulated an
"Issues and Opportunities Report" including an evaluation of Manufacturing Industrial
Center (MIC) boundaries with analysis and recommendations; and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act; and
WHEREAS, on April 28, 2011, the Comprehensive Plan map change was determined
to have no significant environmental impact; and
WHEREAS, on April 28, 2011, the City of Tukwila Planning Commission held a public
hearing and, after receiving and studying staff analysis and comments from the public,
recommended approval of a change to the Comprehensive Land Use Map designation as
stated in the "Issues and Opportunities Report"; and
WHEREAS, notices of public meetings and public hearings were published in The
Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, the Tukwila community and City of Tukwila have invested considerable
time, effort and resources in establishing a park use at the site; and
W: Word Processing \Ordinances \Duwamish Hill Preserve -Land Use Map amended 6 -27 -11
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WHEREAS, the existing Duwamish Hill Preserve park use will benefit the community
with long -term opportunities for recreational and cultural activity, with fewer potential
negative impacts than industrial activity; and
WHEREAS, on July 11, 2011, the City Council received testimony at a public hearing;
and
WHEREAS, after due consideration, the City Council concurs with the Planning
Commission recommendation, and has determined the public interest will be best served by
approving the application to amend the Comprehensive Land Use Map designation;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Re- designation Approved. The property located at 11215 East Marginal
Way South, Tukwila, Washington (Tax Parcel #1023049057), and as described in Exhibit 1,
is hereby approved to be re- designated from Manufacturing Industrial Center /Light (MIC /L)
to Low Density Residential (LDR) with Public Recreation Overlay, as shown on Exhibit 2.
Section 2. Map Amendment Authorized. The Community Development Director, or
his designee, is hereby authorized to amend the City's official Comprehensive Land Use
Map to show this change in designation.
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity
or unconstitutionality shall not affect the validity or constitutionality of the remaining portions
of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published in
the official newspaper of the City, and shall take effect and be in full force five days after
passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 2011.
ATTEST /AUTH ENT[ CATED:
Christy O'Flaherty, CMC, City Clerk Jim Haggerton, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Shelley M. Kerslake, City Attorney Ordinance Number:
Attachments: Exhibit 1 Legal Description
Exhibit 2 Comprehensive Plan Map
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Exhibit 1- Legal Description
LOT 2 OF TUKWILA SHORT PLAT #L03 -065 REC #20040122900002 SD SP DAF
POR OF GUS 1 2 OF SD SEC LYING W OF C. D. HILLMAN'S MEADOW GARDENS
ADD DIV #3 LYING E OF SEATTLE CITY LIGHT R/W C/L OF WCH DAF BAAP ON
RGT BANK OF DUWAMISH RIVER WCH BEARS S 55 -05 -30 E 1324 FT FR NW COR
OF SD SEC TH N 4 -41 W 274 FT TAP TH TO LEFT WITH A 2 CRV 9 -38 OF CRV 482
FT TO NXN WITH N LN OF SD SEC SD PT BEING 986 FT FR NW COR OF SD SEC
TERM OF SD R/W C/L LESS POR CONDEMNED SUP COURT #469557 DAF
BAAP NXN OF N LN OF SD SEC W ELY MGN SEATTLE CITY LIGHT R/W TH ELY
ALG SD N LN 802.75 FT TH S 6.10 FT TH WLY ALG A STRAIGHT LN 788.36 FT TO
PT OF NXN WITH ELY MGN OF SD SEATTLE CITY LIGHT R/W TH NLY ALG ELY
MGN 78.08 FT TO POB LESS POR GL 2-DAF COMM AT SW COR OF LOT 1 BLK 20
OF CD HILLMAN'S MEADOW GARDENS ADD DIV #3 TH N ALG W LN OF SD LOT 1
100 FT TH N 86-15 W 100 FT TH S TO S LN OF GL 2 TH E TAP S OF POB TH N TO
POB LESS W 3 FT THOF ABUTTING ELY MGN OF SEATTLE CITY LIGHT R/W LESS
RD
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Attachment G
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE ZONING MAP FOR
CERTAIN REAL PROPERTY LOCATED AT 11215 E. MARGINAL
WAY SOUTH, TUKWILA, WASHINGTON, FROM MANUFACTURING
INDUSTRIAL CENTER/LIGHT (MIC /L) TO LOW DENSITY
RESIDENTIAL (LDR); PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on
consideration of existing conditions and long -term community goals, and these documents
may be reviewed and updated as appropriate; and
WHEREAS, on April 14, 2011, the Department of Community Development held a
public workshop and open house regarding proposed changes to the Comprehensive Land
Use Plan and Map and Zoning Map in the Manufacturing /Industrial Center; and
WHEREAS, the Department of Community Development prepared and circulated an
"Issues and Opportunities Report" including an evaluation of Manufacturing Industrial
Center (MIC) boundaries with analysis and recommendations; and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act; and
WHEREAS, on April 28, 2011, the Zoning Map change was determined to have no
significant environmental impact; and
WHEREAS, on April 28, 2011, the City of Tukwila Planning Commission held a public
hearing and, after receiving and studying staff analysis and comments from the public,
recommended approval of a change to the Zoning Map designation as stated in the "Issues
and Opportunities Report and
WHEREAS, notices of public meetings and public hearings were published in The
Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, the Tukwila community and City of Tukwila have invested considerable
time, effort and resources in establishing a park use at the site; and
W: Word Processing \Ordinances \Duwamish Hill Preserve Zoning Map amended 6 -27 -11
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23
WHEREAS, the existing Duwamish Hill Preserve park use will benefit the community
with long -term opportunities for recreational and cultural activity, with fewer potential
negative impacts than industrial activity; and
WHEREAS, on July 11, 2011, the City Council received testimony at a public hearing;
and
WHEREAS, after due consideration, the City Council concurs with the Planning
Commission recommendation, and has determined the public interest will be best served by
approving the application to amend the Zoning Map designation;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Re- designation Approved. The property located at 11215 East Marginal
Way South, Tukwila, Washington (Tax Parcel #1023049057) and as described in Exhibit 1,
is hereby approved to be re -zoned from Manufacturing Industrial Center /Light (MIC /L) to
Low Density Residential (LDR), with Public Recreation Overlay, as shown on Exhibit 2.
Section 2. Map Amendment Authorized. The Community Development Director, or
his designee, is hereby authorized to amend the City's official Zoning Map to show this
change in designation.
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity
or unconstitutionality shall not affect the validity or constitutionality of the remaining portions
of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published in
the official newspaper of the City, and shall take effect and be in full force five days after
passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 1 2011.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk Jim Haggerton, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Shelley M. Kerslake, City Attorney Ordinance Number:
Attachments: Exhibit 1 Legal Description
Exhibit 2 —Zoning Map
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Exhibit 1 Legal Description
LOT 2 OF TUKWILA SHORT PLAT #L03 -065 REC #20040122900002 SD SP DAF
POR OF GUS 1 2 OF SD SEC LYING W OF C. D. HILLMAN'S MEADOW GARDENS
ADD DIV #3 LYING E OF SEATTLE CITY LIGHT R/W C/L OF WCH DAF BAAP ON
RGT BANK OF DUWAMISH RIVER WCH BEARS S 55 -05 -30 E 1324 FT FR NW COR
OF SD SEC TH N 4 -41 W 274 FT TAP TH TO LEFT WITH A 2 CRV 9 -38 OF CRV 482
FT TO NXN WITH N LN OF SD SEC SD PT BEING 986 FT FR NW COR OF SD SEC
TERM OF SD R/W C/L LESS POR CONDEMNED SUP COURT #469557 DAF
BAAP NXN OF N LN OF SD SEC W ELY MGN SEATTLE CITY LIGHT R/W TH ELY
ALG SD N LN 802.75 FT TH S 6.10 FT TH WLY ALG A STRAIGHT LN 788.36 FT TO
PT OF NXN WITH ELY MGN OF SD SEATTLE CITY LIGHT R/W TH NLY ALG ELY
MGN 78.08 FT TO POB LESS POR GL 2 DAF COMM AT SW COR OF LOT 1 BLK 20
OF CD HILLMAN'S MEADOW GARDENS ADD DIV #3 TH N ALG W LN OF SD LOT 1
100 FT TH N 86-15 W 100 FT TH S TO S LN OF GL 2 TH E TAP S OF POB TH N TO
POB LESS W 3 FT THOF ABUTTING ELY MGN OF SEATTLE CITY LIGHT R/W LESS
RD
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ATTACMENT H
City of Tukwila Jiro Haggerton, Mayoi
Department f Community Development Jack Pace, Directo)
STAFF REPORT
TO THE
PLANNING COMMISSION
MEETING DATE: June 23, 2011
NOTIFICATION: 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
FILE NUMBERS: L 11 -001 Comprehensive Plan Amendment
L11 -002 Rezone
APPLICANT: Mikel Hansen/Sabey Corporation
REQUEST: Change Comprehensive Plan and zoning designation from
Manufacturing Industrial Center —Heavy (MIC -H) to Light
Industrial (LI)
LOCATION: 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 Significance issued 4/28/11
STAFF: Rebecca Fox, Senior Planner
ATTACHMENTS: A. Comprehensive Plan Amendment Application #L11 -001)
B. Rezone Application #L 11 -002)
C. Site Map
D. Site Map —aerial
E. Proposed map change with 2007 MIC/H to LI
6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Y Phone: 206 -431 -3670 Fax 206 -431 -3665
27
Sabey-- PCStaffRpt -PL I 1 -001- CPA +Rezone. doc
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.
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 I -5, the railroad tracks and the airport.
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Surrounding Uses within 1, 000 feet are:
North —King County International Airport "KCIA" aka Boeing Field) and other Boeing
properties, restaurant
South —Light industrial, commercial office uses
East Railroad tracks, Airport Way S. and I -5
West —E. Marginal Way, Duwamish River, restaurant and commercial
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 113 (Man ufacturing/Industrial Center);
Support for existing industrial activities in the Manufacturing /Industrial Center and
development of industrial activity in order to maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing impacts on residential
neighborhoods.
The MIC zones are intended primarily for industrial uses or activities that support these uses.
Policies protect the land resource, allowing it to be used effectively to generate its potential of
high -wage jobs and public revenue as follows:
Policy 11.1.5:
Allow uses that are commonly associated with manufacturing and industry, including those
directly supporting such activity, such as offices and laboratories, while prohibiting
unrelated uses.
Allowing a broader range of uses, including light industrial and commercial, that can be
developed under the Light Industrial zoning generally supports a varied and healthy economy for
Tukwila as follows:
Goal Z.1
Continuing enhancement of the community's economic well -being
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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 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 2011 MIC update. By
approving the earlier rezone, the City Council indicated that the LI designation was appropriate
for the general location.
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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. 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. Communitv 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).
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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 "...intended to provide areas
characterized by distributive and light manufacturing uses, with supportive commercial and
office uses.
The proposed rezone from Manufacturing Industrial Center -Light (MIC /L) to Light Industrial
(LI) would fulfill this purpose by retaining the potential for distributive and light manufacturing
uses, while allowing a range of commercial and office uses to be built. The LI zone designation
is also most consistent with 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
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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 Comprehensive Plan:
The rezone is consistent with the Comprehensive Plan policies to support industrial
redevelopment and ensure economic vitality.
2) Consistencv 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) 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) Benefit to communitv:
a The LI zoning has many features of the MICIH 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 (MIC /H) to
Light Industrial (LI).
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34
N�racnmenr w
vLA, ��g CITY OF TUKWILA
0
Department of Community Development COMPREHENSIVE
0 6300 Southcenter Boulevard, Tukwila, WA 98188 PLAN
a Telephone: (206) 431 -3670 FAX (206) 431 -3665
E- mail: tukplan @ci.tukivila.wa.us AMENDMENTS
1908
AP PLICATION
FOR STAFF USE ONLY Permits Plus Type. -r- -CPA
Planner: Acbe i:�x File Number: OLO I (�ry.p r,
Application Complete (Date:1 1 1'/ I Project File Number: PL f i r
Application Incomplete (Date: I Other File Numbers: L
I
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 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 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: mikelhna.sabev.co
Signature: Date:
C-.\Documents and Settings\AWsonS \Local Settings \Temporary Internet Files \ContentOut look \TBXBIIAB \Comprehendive Plan Amendment-Jul2olo.doc
35
A. COMPREHENSIVE PLAN DESIGNATION:
Existing: MIC /H
Proposed: CI
B. ZONING DESIGNATION:
Existing: MIC /H
Proposed: CI (Licht Industrial)
C. LAND USE(S):
Existing: MIC /H
Proposed: CI
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or area for
which a change is proposed.
Unified Grocer administrative office and warehouse. restaurant. tavern. Boeing. King
Countv
r A nn,,—fo and Settinvs\ AllisonS\ Local Settings \Temporary Internet Files\ ContentOutlook \TBXBIIAB \Comprehendive Plan Amendment Ju12010.doc
36
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Th- undersi July svvin arid upon ozath sta(es as f6lic'-ws
1: 1 am be Current own�erof'dit property ",flli.,Ji is the Subject of unis ap)lication,
G. All contained in the applications ltav been prcpiared by rn� or inv agents an-d al truc and conect
t o idle best of'my k.
I The qo&mion is being submitted with my knoudedge and consent.
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5. APPLICATION FEE
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6. ZONING CODE AMENDMENT FEE
SUBMITTED CONCURRENTLY WITH
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46
7. SEPA CHECKLIST WILL
BE SUBMITTED ON REFFERRAL
TO PLANNING COMMISSION
47
8. NOTICE BOARD FEE
PAID TO FASTSIGNS TUKWILA
48
9. MAILING LABEL FEE
INCLUDED WITH APPLICATION FEE
49
10. NOT APPLICABLE
50
11. RESPONSE TO COMPREHENSIVE PLAN
AMMEN®MENT CRITERIA REPORT
BY ECONORTHWEST
51
52
COMPREHENSIVE PLAN AMENDMENT CRITERIA
(TMC 18.80.050)
Comprehensive Plan Amendment Criteria (TMC 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 (MIC /H) and redesignate the site as Light Industrial (U). 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 same zoning classification. The. attached maps
will clearly show the Tukwila /Seattle boundary as well as this 0.64 acre parcel.
Potential Future Development The proposal will allow for the future development of the
entire property with LI uses. The Ll zone permits a broader range of uses than currently
permitted in the MIC /H zone. These uses include office, retail, lodging, entertainment, and
light industrial warehouse and manufacturing uses. While project -level plans have not been
prepared, it is anticipated that a mix of these uses will be developed 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 an existing demand for the range
of uses proposed under the LI zoning. Redevelopment of the site with a range of LI uses will
provide additional employment opportunities in the City of Tukwila as well as significant tax
53
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 an 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 MIC /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.
Transportation. 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 LI zone will further these goals by improving the aesthetic quality of
development on the property adjacent to these roadways and by providing frontage
improvements as required by 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.
54
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 Impacts. Future development of the site would undergo project specific
review and mitigation to ensure that the proposal does not result in significant adverse
environmental impacts. In addition, development made under the Ll zone would generally
be anticipated to have less impact to the environment than development under the MIC /H
zone, since heavy industrial uses typically generate more noise, dust and pollutants than
light industrial, office, and retail uses.
3. An explanation of why the current comprehensive plan or development regulations are
deficient or should not continue in effect.
The current MIC /H designation and zoning for the property should not continue in effect.
This designation and zoning was placed on the property under very different circumstances
than exist today. 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(1), (2). The proposal will further these
goals by allowing development of the property, which is located in an urban area and well
served by existing infrastructure, under the Ll zone. The MIC /H 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. GMA encourages economic development. RCE 36.70A.020(5).
Redevelopment of the site with a range of Ll uses will meet an existing demand for these
uses in the City. This development will provide additional employment opportunities in the
City of Tukwila as well as significant tax revenue to the City. ECONorthwest (2007).
The proposal is also consistent with Comprehensive Plan Economic Goa12.1, which calls for
continuing enhancement of the community's economic well being. The proposal meets this
goal by meeting an existing demand in the City for the range of uses that can be developed
55
under the LI 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 LI uses will be subject to
design review. This process will ensure that the property's function as a significant entry
point to the City, as well as general quality 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 LI zone will further this goal by improving the aesthetic
quality of development on the property adjacent to these roadways and by providing
frontage improvements as required by the City code.
S. 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 MIC /H 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 LI 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 Manufacturing /Industrial
Centers. Local land use plans will be responsible for the designation, character,
and utilization of Urban Areas outside of Centers."
CPPs Section Ill. F Accordingly, the CPPs do not constrain the City's ability to remove the
property from the MIC based on local circumstances.
56
FW -34 provides that "All jurisdictions shall act to increase work training and job
opportunities for all residents and communities." The proposal would allow the
development of the property under the LI zone, providing job opportunities to Tukwila
residents and residents of other jurisdictions in the region. There is an existing demand for
the types of uses that could be developed under the LI zone, but which are precluded from
the MIC /H zone. Redevelopment of the property under the Ll zone would meet this demand.
ECONorthwest (2007).
ED -3 provides that "Olurisdictions' comprehensive plans shall include economic development
policies. These policies shall address the local economic concerns of each jurisdiction within
the context of a regional economic development strategy." The Tukwila Comprehensive Plan
includes an Economic Element. As previously discussed, the proposal is consistent with the
goals and policies of this Element, particularly with Goal 2.1 (enhancement of community's
economic well being) and Policy 2.1.10 (consider land use changes for warehouses if there is
a change in sales tax sourcing rules).
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 stormwoter 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 Comprehensive Plan Amendment Criteria 1TiilIC 18.80.050.81
The Council will consider the following in deciding what action to take regarding any proposed
amendment:
57
1. Is the issue adequately addressed in the Comprehensive Plan?
The proposal to redesignate and rezone the property LI is not currently addressed in the
Comprehensive Plan. The existing Comprehensive Plan designation for the property is MIC /H.
The applicant is seeking a Comprehensive Plan amendment to change the land use
designation to LI concurrent with an application to rezone the property to 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 need 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 same 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 Ll. 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 MIC /H zone. ECONorthwest (2007).
Further, due to the nature of heavy industrial uses, the fact that uses in the MIC /H zone are
not required to undergo design review, and the reduced code requirements for items such as
landscaping as compared to LI zone, redevelopment of the property with heavy industrial
uses would not meet the City's goals relating to development of identifiable City boundaries,
aesthetic improvements, and improvements to major transportation corridors. Further,
other zoning designations would not be as appropriate as the Ll zone. While the Ll zone
accommodates a wide range of uses, it is an industrial zone. Accordingly, LI 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.
58
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.
59
60
.4 t: F1[�ANCE:.:`• PLANNIIY
Phone (541) 687 -0051 Suite 400 Other Offices
FAX (541) 3440562 99 W. 10th Avenue Portland (503) 222 -6060
info@eugene.econw.com Eugene, Oregon 97401 -3001 Seattle (206) 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 THE ASSOCIATED GROCERS
SITE
SUMMARY
Sabey Corporation is submitting an application for a Comprehensive Plan Amendment and
zoning change on the 64 -acre Associated Grocers site. The analysis in this memorandum
supports that application by addressing specific questions that the City has raised about the
proposed changes. This section (two pages) summarizes our answer to those questions; the
memorandum that follows this summary provides supporting data and analysis.
CONTEXT
The subject property is in Tukwila's Manufacturing Industrial Center (MIC). Its plan designation
and zoning is MIC/H (Heavy Industrial). Sabey Corporation is requesting a change to Light
Industrial (LI), which would allow for the development of office, commercial, and retail space as
well as other light industrial uses. Sabey Corporation is planning to develop the property for
office, retail, and light industrial.
The City of Tukwila is concerned that the type of development proposed for the subject property
could (1) discourage or be incompatible with existing uses in the MIC, (2) increase pressure for
conversions from heavy industrial to commercial land, (3) decrease the amount of land available
for industrial growth, and (4) compete or take market share for retail and commercial
developments in Tukwila's Urban Center.
IMPACTS TO INDUSTRIAL LAND
1. Will the proposed Comprehensive Plan Amendment significantly impact future
industrial development on parcels near the subject property in the MIC? No. The
majority of land near the subject property is already being used for commercial or light
industrial uses.
2. Will the proposed uses on the subject property be compatible with existing and
expected industrial uses in the MIC? Yes. Regional trends and local forecasts indicate
that manufacturing employment is growing slowly or decreasing. Official regional, long-
term employment forecasts suggest the majority of employment that Tukwila can expect
61
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 2
in the future is Professional and Business Services and other types of employment that
use office space. Boeing Field and Boeing properties separate the subject property from
the heaviest industrial uses in the MIC.
3. Is granting the Comprehensive Plan Amendment likely to increase demand for
conversion from industrial to commercial uses on areas adjacent to the subject
property? Maybe, especially south of the subject site. That land is currently being used,
however, for commercial and light industrial purposes. The pressure for conversion of
this land to commercial uses is more likely to be affected by regional land prices for
industrial land and employment trends than changes to the subject property.
4. Does the proposed development negatively impact the City's policy to have adequate
land for industrial growth? Yes and no. Changing the zoning on the proposed
development clearly reduces the amount of land for some industrial uses (the property is
roughly 4% of the industrial land in Tukwila), and allows the option to develop more of
the land for office and retail uses. But the market trends have been clear for a while: land
on and around the subject property is not being used much by heavy industry, and the
subject property is now used for light industrial and commercial purposes. There is a
reasonable, but not definitive, argument that the change in designation will have little
impact on the long -run viability of industrial uses in Tukwila given market forces and the
way the MIC/H zone is defined and implemented.
IMPACTS TO THE URBAN CENTER
1. How will the uses on the subject site be similar and different from the uses in the
Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall,
high density residential development, and a large mixed -use development. The uses on
the subject site will be a smaller -scale mixture of retail, commercial, and light industrial
uses. Most of the uses will primarily serve people working on or near the site, visitors
wanting to stay near Sea -Tac International Airport, and people living relatively near the
subject site.
2. To what extent will the commercial and retail uses in the proposed development
.compete with commercial and retail uses in the Tukwila Urban Center and other
developments within the City? There is no question that the proposed uses will compete
with development in other areas of Tukwila: that is the nature of all types of
development, and especially retail. The broader question is whether enough demand
exists to support all of the existing and proposed developments in Tukwila, including
development on the subject property. PSRC forecasts strong employment growth in
Tukwila for sectors that use office space. Population growth, coupled with increases in
disposable income, will create demand for additional retail space.
3. What is the market area for the proposed development compared to the Tukwila
Urban Center? The development concept includes two primary uses: employment
(office and some industrial) and retail. The employment uses will draw workers from
throughout the region. The retail uses will draw from a smaller market area. Since the
mix of retailers is not yet specified, we cannot say definitively exactly what the market
area will be.
62
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 (NIIC/H) and Manufacturing Industrial
Center/Light Industrial (MIC/L). The subject property is zoned MIC/H.
Figure 1 shows that the subject property is located between Airport Way, Norfolk Road, East
Marginal Way, the Duwamish River and the Boeing Access Road. The property is separated
from other properties in the MIC by these roads, except along the northwestern edge of the
property, which is adjacent to a credit union.
Figure 1. Subject property and immediate transportation access
Source: Johnson Gardner memorandum 'Draft Economic and Market Trends Shaping Industrial Land
Need in the Duwamish Corridor, May 10, 2007
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
63
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 NIIC/H on the portion of the site in Tukwila and IG2 on
the portion of the site in Seattle). Sabey Corporation is requesting a change in plan designation
and zoning to Light Industrial, LI. The purposes and uses permitted in these zones are described
in Tukwila's zoning ordinance:
Manufacturing/Industrial Center Heavy (MIC/H) District "...is intended to provide a
major employment area containing heavy or bulk manufacturing and industrial uses,
distributive and light manufacturing and industrial uses, and other uses that support those
industries. This district's uses and standards are intended to enhance the redevelopment
of the Duwamish Corridor." The district allows a wide range of uses and building types:
manufacturing, heavy -metal processing, rock crushing and asphalt or concrete
manufacturing, offices associated with permitted uses, warehouse and distribution
facilities, storage facilities, hotels and motels and restaurants.
Light Industrial (LI) District "....is intended to provide areas characterized by
distributive and light manufacturing uses, with supportive commercial and office uses."
The district allows a wide range of uses and building types: manufacturing (similar to
manufacturing permitted in NIIC/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%
Total 1,490,000 100%
Source: Sabey Corporation model of possible uses
64
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 5
Previous studies documented regional economic trends in support of the proposed amendments.'
A Johnson Gardner study made the following findings about regional economic trends:
The subject property has unique qualities that support the change in uses, including the
site's size, visibility, multiple modes of access, nearby industries, and the potential for
growth in King County.
Growth in manufacturing, particularly heavy industrial activity, will be stagnant over the
medium- and long -term periods in King County and the Puget Sound region.
The combination of increasing costs of industrial land and outflow of traditional heavy
industry create disadvantages for future use of the subject property by a new
manufacturer or other firm that needs traditional industrial space.
Forecasts and plans by the State of Washington, the Puget Sound Regional Council, and
the Prosperity Partnership expect heavy industry to continue to be important to the
regional economy but expect a long -term decline in heavy manufacturing and are
planning to encourage growth in technical and scientific industries.
The current zoning of the property (MIC/H) creates barriers to redeveloping the subject
property for uses compatible with the expected regional growth in high -tech, scientific,
research, and commercial services industries.
PURPOSE OF THE MEMORANDUM
This memorandum provides supporting documentation to Sabey Corporation's application for a
Comprehensive Plan Amendment and zoning change on the subject property. It addresses
specific questions pertaining to the potential impacts of a Comprehensive Plan Amendment and
zoning change on the subject site. In short, the purpose of this memorandum is to describe local
industrial, commercial, and retail land -use trends that affect future uses of the site, and how (and
whether) the Comprehensive Plan Amendment would impact the city's planning efforts.
The City of Tukwila is concerned about the impact of the proposed Comprehensive Plan
Amendment on existing industrial land and existing and planned commercial uses within its city
limits. The City is especially interested in the potential impacts of the proposed Comprehensive
Plan Amendments on the Tukwila Manufacturing/Industrial Center (MIC) and the Tukwila
Urban Center (TUC), as well as strategies to mitigate any potential impacts. Specifically, the
City is concerned about:
How the proposed Comprehensive Plan Amendment may impact industrial land near the
subject property in the MIC
Whether the proposed Comprehensive Plan Amendment may encourage other property
owners to apply for conversion of industrial land to commercial land
Compatibility between the proposed uses on the subject property and uses on surrounding
industrial lands
Johnson Gardner memorandum "Draft Economic and Market Trends Shaping Industrial Land Need in the Duwamish Corridor,"
May 10, 2007
65
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 6
How the potential commercial development on the subject site will effect other
commercial uses in Tukwila
ORGANIZATION OF THE MEMORANDUM
The remainder of the memorandum is organized as follows:
Framework for evaluation summarizes the procedures and criteria for amending
Tukwila's Comprehensive Plan and Zoning Code that are addressed in this memorandum.
Analysis provides answers for each of the questions presented in the Framework section.
SCOPE OF THE EVALUATION
Sabey Corporation has applied for a Comprehensive Plan Amendment on the subject property.
Tukwila has procedures and criteria for amending its comprehensive plan and Zoning Code,
which note that "The burden of proof to demonstrate that a change to the Comprehensive Plan or
Zoning Code is warranted lies solely upon the proponent. An application to amend Tukwila's
Comprehensive Plan must address the criteria specified by the City in its "Application for a
Comprehensive Plan Amendment."
This memorandum is not the Sabey Corporation's application, which is being submitted
separately and addresses all of the criteria. Rather, this memorandum supports that application by
addressing in more detail the following criteria for the Comprehensive Plan Amendment:
Explain why the proposed change is the best means for meeting identified public need
and describe other options for meeting the public need.
Explain why the proposed change will result in a net benefit to the community or the type
of benefit that can be expected.
Describe the anticipated impacts of the change, including the geographic area affected
and the issues presented by the proposed change.
Explain why the current comprehensive plan or development regulations are defective or
should not continue in effect.
Describe how the proposed amendment complies with applicable Countywide Planning
Policies.
Describe what changes would be required in the Zoning Code.
In addition to requesting a change in the Comprehensive Plan, Sabey Corporation will also need
to request a change to Tukwila's Zoning Code. An application to amend Tukwila's Zoning Code
must address criteria presented in the application for a Zoning Code Amendment. This
memorandum addresses the following criteria for the Zoning Code Amendment:
Show that the proposed amendment to the zoning map is consistent with the goals,
objectives, and policies of the comprehensive plan.
2 From the City of Tukwila "Comprehensive Plan Amendments" application.
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Show that the proposed amendment to the zoning map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification applied for.
Demonstrate that there are changed conditions since the previous zoning became
effective to warrant the proposed amendment to the zoning map.
Describe how the proposed amendment to the zoning map will be in the interest of
furthering public health, safety, comfort, convenience and general welfare, and will not
adversely affect the surrounding neighborhood, nor be injurious to other properties in the
vicinity in which the subject property is located.
In meetings between staff at the Sabey Corporation and the City prior to the submission of the
Sabey Corporation's application, City staff identified several concerns regarding the impacts of
the proposed Comprehensive Plan Amendment. This memorandum addresses concerns the City
raised about the proposed Comprehensive Plan Amendment.
What are the potential impacts of the proposed Comprehensive Plan Amendment
on industrial land in the Manufacturing/Industrial Center? This section will address
the affect that the proposed Comprehensive Plan Amendment may have on industrial land
in the MIC, including compatibility issues and increases in pressure to convert land from
industrial to commercial uses. It will discuss possible strategies for mitigating these
impacts.
What are the potential impacts of the proposed Comprehensive Plan Amendment
on uses in Tukwila's Urban Center? This section will address the impact of the
proposed amendment and development on existing commercial and retail uses in
Tukwila's Urban Center. It will discuss possible strategies for mitigating these impacts.
The analysis section of this memorandum addresses these broad questions, and several related
ones.
ANALYSIS
ECO staff worked with City staff to understand the key issues and analysis required to support
the Comprehensive Plan Amendment. This section provides analysis of the two broad questions
posed above. The analysis is separated into two parts: impacts of the proposed Comprehensive
Plan Amendment on industrial; and impacts of the proposed Comprehensive Plan Amendment
on other commercial uses in Tukwila.
POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN
AMENDMENT ON INDUSTRIAL LAND IN THE MANUFACTURING /INDUSTRIAL
CENTER
The City of Tukwila is concerned about the potential impacts of the proposed Comprehensive
Plan Amendment on industrial land in the City's Manufacturing/Industrial Center (MIC). The
City's questions are:
1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial
development on parcels near the subject property in the MIC?
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2. Will the proposed uses on the subject property be compatible with existing and expected
industrial uses in the MIC?
3. Is granting the Comprehensive Plan Amendment likely to increase demand for
conversion from industrial to commercial uses on areas adjacent to the subject property?
4. Does the proposed development negatively impact the City's policy to have adequate
land for industrial growth?
5. How can the impacts of the Comprehensive Plan Amendment be mitigated?
The following analysis addresses these questions. The conclusions at the end of this section
provides answers to the questions.
Industrial land availability in Tukwila
Table 2 shows land uses in Tukwila by plan designation and zoning. The City has designated
1,436 acres —more than one quarter of the City's land —for industrial uses; 1,168 -acres are in the
MIC/H zone. An additional 753 acres (14% of the City's land) is in zones that allow a mixture of
commercial and industrial uses, and 1,144 -acres (21% of the City's land) are in commercial
zones.
The proposed Comprehensive Plan Amendment would change 64 acres of MIC/H land to LI.
The City only has 20 acres currently in the LI zone.
Table 2. Land by zoning district, gross acres, Tukwila, 2007
Zone Acres Percent
Industrial 1,436 27%
Manufacturing Industrial Center /Heavy Industrial (MIC /H) 1,168 22%
Heavy Industrial (HI) 144 3%
Manufacturing Industrial Center /Light Industrial (MIC/L) 105 2%
Light Industrial (LI) 20 0%
Mixed Commercial and Industrial 753 14%
Commercial Light Industrial (C /LI) 472 9%
Tukwila Valley South (TVS) 281 5%
Commercial 1,144 21%
Tukwila Urban Center (TUC) 853 16%
Regional Commercial (RC) 80 1%
Regional Commercial Mixed Use (RCM) 77 1
Office (0) 53 1
Neighborhood Commercial Center (NCC) 52 1
Mixed Use Office (MOU) 21 0%
Residential Commercial Center (RCC) 8 0%
Residential 2,049 38%
Low Density Residential (LDR) 1,797 33%
High Density Residential (HDR) 161 3%
Medium Density Residential (MDR) 91 2%
Total 5,383 100%
Source: City of Tukwila, 2007
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Table 3 shows the distribution of land uses within the Manufacturing/Industrial Center in
Tukwila in 2005, the City's key industrial zone. The majority of the land (913 acres) is
developed. Other uses include the King County International. Airport (175 acres) and vacant land
(134 acres). The subject property is 64 acres and represents about 5% of the land within the MIC.
Table 3. Land uses in the Manufacturing
and Industrial Center, Tukwila, 2005
Acres Percent
Developed Land 913 72%
Airport 175 14%
Vacant Land 134 11%
Water 34 3%
i ht- of -Wav 16 1%
Total 1,272 100%
Source: Tukwila Comprehensive Plan, 2005 and
Tukwila City staff, 2007
According to Tukwila City staff, vacant land is defined a
s land having an improvement value of less than $5,000.
Table 4 shows the distribution of employment for firms located in the Manufacturing/Industrial
Center in 2005. About 85% of the more than 18,000 employees in the Center were employed by
firms needing industrial land, including processing firms (including manufacturing) and
wholesale firms.
Table 4. Employment in the Manufacturing
and Industrial Center, Tukwila, 2005
Employees Percent
Processing 13,845 76%
Professional Office 1,887 10%
Wholesale 1,644 9%
Other 453 2%
Retail 362 2%
Total 18,191 100%
Source: Tukwila Comprehensive Plan, 2005
In 2007, Associated Grocers employed about 750 people at the subject property, approximately
4% of the employment in the Center. About 400 of the jobs (53 of the jobs were in
distribution and 350 of the jobs (47 were office related. These categories of employment do
not precisely match the categories presented in Table 4. The distribution employees are probably
covered under "Wholesale" in Table 4 and the office- related employees are probably accounted
for in "Professional Office in Table 4.
The data presented in this section suggest that the proposed change in plan designation on the
subject property would affect about 6% of the land area and about 4% of the employment in the
MIC. The amount of land zoned in the City Light Industrial (LI) would increase from 20 -acres to
84- acres.
Granting the Comprehensive Plan Amendment would result in a change in the composition of
economic activity on the site, possibly increasing economic activity on the subject property. The
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existing use of the subject property is light industrial and commercial in nature, and has no heavy
industrial component. Sabey Corporation is proposing to increase the share of office and retail
jobs and decrease the share of light industrial employment. Assuming the subject site is
developed as proposed by Sabey Corporation in Table 1, the subject property may have 2,500 or
more employees, more than three quarters of which would be office jobs.
Changes in employment and demand for industrial land
A key question is how the Comprehensive Plan Amendment will affect employment and demand
for industrial land. External but important to this question are regional employment trends that
will shape demand for land and built space in the MIC/H zone. The Johnson Gardner
memorandum documents the projected change in payroll employment in King County. It states
that the Washington Employment Security Department projected that the sectors that will add the
most employment in King County over the next ten -years are industries that traditionally use
office space. These industries are expected to account for nearly 69% of new job growth in the
County. Professional and Business Services are expected to lead job growth and Manufacturing
firms are expected to account for only 2% of new jobs.
Table 5 shows the Washington Employment Security Department projection of job growth in
Manufacturing industries for the 2004 to 2014 period. The industries that are projected to add the
most jobs are Aerospace (3 new jobs), Nonmetallic Mineral Products (1,300 new jobs), and
Food Manufacturing (1,200 new jobs). The industries that are projected to loose the most jobs
are Printing and Related Support -700 jobs) and Paper and Paper Products -200 jobs).
3 The estimate of 2,500 employees is based on the amount of space by type that the Sabey Corporation is considering building on
the subject property (shown Table 1) and the employment densities presented on page 45 of the Puget Sound Regional Council's
document "Industrial Land Supply and Demand in the Central Puget Sound Region."
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Table 5. Manufacturing employment forecast, King County, 2004 -2014
Estimated Employment Change 2004 to 2014
Industry 2004 2009 2014 Number Percent AAGR
Manufacturing 103,500 115,000 110,400 6,900 7% 0.6%
Durable Goods 76,700 87,600 83,200 6,500 8% 0.8%
Aerospace 37,300 45,000 40,300 3,000 8% 0.8%
Nonmetallic Mineral Products 3,100 4,000 4,400 1,300 42% 3.6%
Wood Products 1,300 1,800 1,800 500 38% 3.3%
Machinery 5,200 5,700 5,700 500 10% 0.9%
Fabricated Metal Products 6,100 6,700 6,500 400 7% 0.6%
Electrical Equipment and Appliances 1,700 1,900 2,000 300 18% 1.6%
Misc. Manufacturing 5,500 5,500 5,800 300 5% 0.5%
Computer and Electronic Products 9,100 9,400 9,300 200 2% 0.2%
Furniture Related Prod. 2,600 2,700 2,800 200 8% 0.7%
Primary Metals 900 900 800 -100 -11% -1.2%
Other Transportation Equipment 3,900 4,000 3,800 -100 -3% -0.3%
Non Durable Goods 26,800 27,400 27,200 400 1% 0.1%
Food Manufacturing 12,200 13,000 13,400 1,200 10% 0.9%
Chemicals 1,800 2,000 2,000 200 11% 1.1%
Petroleum Coal Prod. 200 200 200 0 0% 0.0%
Plastics Rubber Prod. 3,100 3,100 3,100 0 0% 0.0%
Textile Apparel 2,200 2,400 2,100 -100 -5% -0.5%
Paper Paper Prod. 2,000 1,800 1,800 -200 -10% -1.0%
Printing Related Support 5,300 4,900 4,600 -700 -13% -1.4%
Source: Washington Employment Security Department
The Puget Sound Regional Council (PSRC) projects employment for small areas in the Puget
Sound Region. Table 6 shows the PSRC's long -term forecast for employment in the Tukwila
Forecast Analysis Zones (FAZ) for the 2000 to 2040 period.. The PSRC projects that the Tukwila
FAZs will add about 27,500 jobs over the 40 -year period. The forecast shows that the majority of
new jobs will be in Services, including Finance and Insurance and Real Estate. Employment in
Manufacturing is forecast to decline .by more than 3,600 jobs. Employment in Wholesale Trade,
Transportation Services, Communications, and Utilities (WTCU) is forecast to grow by more
than 1,800 jobs. Some or most of the employment growth in WTCU sectors will choose to locate
on industrial land.
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Table 6. Employment forecast, Tukwila FAZs, 2000 -2040
i otal
MFG WTCU Retail FIRES Gov /ED Emp.
2000 11,369 6,302 11,226 13,113 2,278 44,288
2040 7,761 8,147 12,460 41,267 2,199 71,834
Change
Number -3,608 1,845 1,234 28,154 -79 27,546
Percent -32% 29% 11% 215% -3% 62%
Source: Puget Sound Regional Council
Notes: The PSRC uses Census tracts as the geographic basis of the Forecast Analysis Zones (FAZ).
The Census tracts do not generally follow political boundaries. As a result, the forecast in Table 6 may
include areas outside of Tukwila and /or may exclude areas inside the city limits. Table 6 includes the
South Tukwila and North Tukwila/Riverton FAZs
MFG is manufacturing
WTCU includes wholesale trade, transportation services, communications, and utilities
FIRES includes finance and insurance, real estate, and services
Gov /ED includes government and education
The predicted employment shifts are already beginning to take place. According to Tukwila's
Comprehensive Plan, Boeing controls 750 acres within the Manufacturing/Industrial Center.
With the move of their corporate headquarters out the region, Boeing is in the process of
converting its facilities into an aerospace research and development engineering campus,
including office, laboratory, and manufacturing space. According to staff with the City of
Tukwila, Boeing's current activities within the MIC are predominantly light industrial in nature,
including manufacturing airplane components from carbon fiber, assembling .plane parts that
were manufactured elsewhere, and software development for research and development. Boeing
is likely to have low to moderate growth on its land within the MIC.
The PSRC employment forecasts suggest that employment in manufacturing in Tukwila will
decrease throughout the 2000 -2040 planning horizon. The MIC/H zone primarily targets
manufacturing. Declining manufacturing employment strongly suggests declining demand for
land and built space. The proposed Comprehensive Plan Amendment recognizes these trends and
would provide land for the office and retail sectors where PSRC projects most of the
employment growth will occur.
Potential impacts of the Comprehensive Plan Amendment on land near the
subject property in the MIC
The subject property is located on the eastern edge of the MIC. It is bounded by East Marginal
Way S and the Duwamish River on the west, Norfolk Road and Boeing Field on the north,
Airport Way on the east, and the Boeing Access Road to the south. The property is located near
the southern edge of properties zoned MIC/H, and the freeway borders the property to the east.
The only parcel that the subject site is directly adjacent to is a credit union, to the north. Other
surrounding uses include Boeing facilities, a restaurant, and the Museum of Flight. Existing uses
near the subject property are light industrial and commercial in nature, rather than heavy
industrial.
Thus, several conditions suggest that the change in use at the subject property would not
necessarily cause other properties in the MIC area to become less desirable for the kinds of uses
allowed in the NEC:
The subject property is at the edge of the MIC, not in the center
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Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 13
The subject property is bounded mainly by roads, which reduce direct impacts on
surrounding property. Where it touches other parcels, the uses are already commercial (a
credit union, a restaurant, and the Museum of Flight), not industrial.
Independent of the MIC/H designation, the de facto land uses in the MIC/H area would
be better characterized as Light Industrial, and would not conflict with LI uses. The
majority of the current uses on land within the MIC can be described as light industrial,
as defined in the Tukwila Comprehensive Plan. There is comparatively little heavy
industrial activity on land in the MIC in Tukwila. The closest large -scale heavy industrial
activity is Delta Marine, a ship building firm located along the west side of Duwamish
River outside of Tukwila.
Boeing controls most of the land in the MIC/H (approximately 750 acres) and, thus,
largely has control of its own destiny. Boeing's use of its facilities within the MIC have
changed substantially over the past fifteen years. It has already shifted most of its
properties to the Light Industrial end of allowable uses in the MIC/H. It may choose to
continue that trend, but it is unlikely to be forced in that direction by a rezoning of the
subject property to LI. Its current uses are not only compatible with but may be possibly
enhanced by the type of development proposed on the subject site.
The proposed Comprehensive Plan Amendment for the subject property is a symptom of the
increasing importance of services that require office space, such as Professional and Technical
Services, in the regional and local economy. Granting the proposed Comprehensive Plan
Amendment on the subject property will not change long -term decline in the demand for heavy
industrial uses, employment, and land. Denying the proposed Comprehensive Plan Amendment,
however, could result in the long -term underutilization or even disuse (if Associated Grocers
relocates) of the subject property.
A key concern of the City is whether this Comprehensive Plan Amendment will lead to other
proposed Comprehensive Plan Amendments in the MIC/H resulting in a "domino" effect in the
area. Our evaluation is that the Comprehensive Plan Amendment on the subject site will not
itself, result in such an effect. First, the site is relatively isolated from other sites in the area.
Second, the development concept would support many existing uses in the area. Third, while
manufacturing employment is projected to decline, there will still be a projected 7,800
manufacturing jobs in the Tukwila area in 2040.
However, if the PSRC's employment forecast for the Tukwila FAZs is correct, the trends
towards decreasing manufacturing employment may result in lower demand for industrial land
and an increase in the pressure to convert heavy industrial land to light industrial or commercial
uses. According to the PRCS's forecast Tukwila will experience changes in the composition of
its workforce, most notably a decrease in manufacturing employment. The result of this change
may be a decrease in the demand for industrial land, especially heavy industrial land.
Change of employment and land uses in the MIC
The shift from heavy industrial uses to light industrial and commercial uses in the portion of the
MIC near the subject site, including Boeing's land, has already occurred without Comprehensive
Plan Amendments. The regional employment trends discussed above and in the Johnson Gardner
study describe trends away from heavy industrial employment in the region and in Tukwila. The
types of firms that are most likely to be attracted to the region require commercial office or
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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 S. The existing uses on these sites are largely commercial in nature, including office
buildings and a hotel.
It may be that allowing the subject property to convert from a designation of heavy industrial to
light industrial will increase pressure on these parcels to convert to commercial uses. On the
other hand, some of the existing uses are commercial. Allowing the conversion of the subject
property may create an opportunity to develop a commercial and light industrial gateway into
Tukwila, encouraging redevelopment of existing commercial and industrial uses.
Mitigating the impacts of the Comprehensive Plan Amendment
One of the City's concerns is the conversion of industrial land to commercial uses. We have
noted that broader forces than local zoning are driving such conversions. The state projects that
future employment growth in Manufacturing especially heavy manufacturing —will be stagnant
and that the majority of employment growth will be in Services especially Professional and
Business Services. The PSRC's forecast of employment in Tukwila shows that these trends are
expected to impact Tukwila. Thus, two reinforcing economic factors are reinforcing changes in
local land markets:
Manufacturing is growing slowly if at all. And the growth that is occurring is looking
more and more like the kinds of activities that would be called Light Industrial: flex
space in business parks that mix office and manufacturing assembly uses.
Professional services are growing rapidly. Those uses need office space. Office space can
be stacked, so it can have more employment density. It does not conflict with surrounding
amenity (like industrial uses can): it seeks surrounding amenity (especially professional
and retail services). It can afford to pay two, three, or four times as much for land as
manufacturing and warehousing, which are land intensive.
The result is that in metropolitan areas around the country, former industrial land near
rejuvenating downtowns is converting to commercial uses. It is not that manufacturing would not
like to have that land —it would. Rather, it is that it cannot afford to pay the prices that
commercial uses can pay and still be profitable. Manufacturing moves farther out, abetted by
cheaper land that is still well served by highways.
If future Comprehensive Plan Amendments are a concern to the City, the City can slow the
conversion of land in the MIC to light industrial and commercial uses by identifying the key
industrial sites and adopting more aggressive policies to preserve these sites.
CONCLUSION: IMPACTS TO INDUSTRIAL LAND
1. Will the proposed Comprehensive Plan Amendment significantly impact future
industrial development on parcels near the subject property in the MIC? No. The
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majority of land near the subject property is already being used for commercial or light
industrial uses.
2. Will the proposed uses on the subject property be compatible with existing and
expected industrial uses in the MIC? Yes. Regional trends and local forecasts indicate
that manufacturing employment is growing slowly or decreasing. Official regional, long-
term employment forecasts suggest the majority of employment that Tukwila can expect
in the future is Professional and Business Services and other types of employment that
use office space. Boeing Field and Boeing properties separate the subject property from
the heaviest industrial uses in the MIC.
3. Is granting the Comprehensive Plan Amendment likely to increase demand for
conversion from industrial to commercial uses on areas adjacent to the subject
property? Maybe, especially south of the subject site. That land is currently being used,
however, for commercial and light industrial purposes. The pressure for conversion of
this land to commercial uses is more likely to be affected by regional land prices for
industrial and employment trends than changes to the subject property.
4. Does the proposed development negatively impact the City's policy to have adequate
land for industrial growth? Yes and no. Changing the zoning on the proposed
development clearly reduces the amount of land for some industrial uses (the property is
roughly 4% of the industrial land in Tukwila), and allows the option to develop more of
the land for office and retail uses. But the market trends have been clear for a while: land
on and around the subject property is not being used much by heavy industry, and the
subject property is now used for light industrial and commercial purposes. There is a
reasonable, but not definitive, argument that the change in designation will have little
impact on the long -run viability of industrial uses in Tukwila given market forces and the
way the MIC/H zone is defined and implemented.
POTENTIAL IMPACTS OF THE PROPOSED COMPREHENSIVE PLAN
AMENDMENT ON USES IN 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:
1. How will the uses on the subject site be similar and different from the uses in the Tukwila
Urban Center?
2. To what extent will the commercial and retail uses in the proposed development compete
with commercial and retail uses in the Tukwila Urban Center and other developments
within the City?
3. What is the market area for the proposed development compared to the Tukwila Urban
Center.
Proposed uses compared to other commercial uses in Tukwila
The Comprehensive Plan Amendment proposes a mix of uses for the subject property:
700,000 square feet of office development
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550,000 square feet of retail development, plus an 80,000 square foot hotel and a 60,000
square foot theater
100,000 square feet of light industrial development
These uses amount to approximately 1.49 million square feet of built space on the site. A key
question is: To what extent will the conceptual mix of uses compete with other commercial
centers in Tukwila? In other words, the City's concern is whether the proposed Comprehensive
Plan Amendment would draw demand for development in other areas of Tukwila to the subject
property. Such an outcome could be inconsistent with several of the City's ongoing planning
efforts.
Tukwila's Urban Center has more than 850 acres. Some of the development efforts going on in
Tukwila's Urban Center include:
The Southcenter Mall, which has 1.3 million square feet of occupied retail space and is
completing 400,000 square foot addition, which is 95% leased. In addition, the former
Mervyn's site is being redeveloped, adding 50,000 square feet to create a site with
100,000 square feet of retail space. Southcenter Mall is a regional retail center that
attracts shoppers from around the region and as far away as Alaska.
The South Center Square, which is a new retail development south of the Southcenter
Mall with big box development and smaller stores. Its 200,000 square feet of retail space
is 90% leased. South Center Square will provide additional regional draw that
complements the existing retail development at Southcenter Mall.
Residential development in Tukwila Urban Center, which will include high density,
multi- family residential developments of up to five stories over ground floor retail on the
eastern edge of the Urban Center. Three- hundred condominiums are already being
developed. The residential development will change the uses in Tukwila's Urban Center
from an entirely retail and commercial area to more of a mixed -use area.
Table 7 presents an estimate of need for commercial and industrial built space based on the
PRCS's forecast for employment in the Tukwila area for 2000 to 2040 a
Table 7 shows that the Tukwila area will need the most built space (9 million square feet) for
Finance and Insurance, Real Estate, and other Services. Employment in these sectors requires
office space. Tukwila will have a need for about 2.2 million square feet of additional retail space.
As a regional center for retail, Tukwila is likely to have additional demand for retail space
because people from the Seattle region (and further) come to Tukwila to shop. Tukwila is likely
to have demand for about 1.6 million square feet of built space for the Warehousing,
Transportation, Communications, and Utilities sectors. These sectors typically require industrial
land.
Table 7 shows the demand for built space for Manufacturing decreasing by about 2.1 million
square feet and Government and Education decreasing slightly.
The estimate is based the employment densities presented on page 45 of the Puget Sound Regional Council's document
"Industrial Land Supply and Demand in the Central Puget Sound Region." The estimates for need for built space were developed
by multiplying the change in employment by the number of square feet needed per employee by each type of employment.
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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 2,149,628
WTCU 1,610,685
Gov /Ed (25,675)
Manufacturinq (2,117,896)
Total 14,441,512
Source: PSRC Employment Forecast, 2000
to 2040; Metro "Puget Sound Regional Council's
document "Industrial Land Supply and Demand
in the Central Puget Sound Region ECONorthwest
Comparison of the market area of the proposed use and other commercial
development
A "primary market area" is generally considered the area in which most of the demand (typically
around 70 for a product will originate. The extent of a market area for retail businesses
depends on the products or services they offer and the location of competing businesses. People
will not typically drive past one convenience store to get to a similar store in a different area, but
they will travel farther for a special service or niche product that cannot be easily obtained
elsewhere. Thus, the primary market area for a convenience store is the surrounding
neighborhood, while the primary market area for a specialty retailer can extend for miles and
could include the entire metropolitan Seattle region. In a downtown area it is common to see
retail businesses that sell a wide variety of products and services that have local or regional
market areas, depending on the type of product sold and the location and quality of competitive
businesses offering the same product.
Tukwila already understands the regional nature of its retail market area: Tukwila is a retail
destination for much of the Seattle metropolitan area, due to the concentration of retail in
Southern Tukwila, especially Westfield's Southcenter Mall, which is the largest indoor mall in
Washington State and attracts over 11 million visitors each year. The market area includes not
only the residents of Tukwila, therefore, but also residents of the Seattle metropolitan area and
beyond.
The question for the City of Tukwila is how having a secondary retail location north of the
Southcenter area would compete with other developments within the City. This section addresses
that question.
In Tukwila, the subject property would compete primarily with the Southcenter Mall and South
Center Square. Regionally, the site would also compete with other commercial areas in the
Seattle area that are either in the planning stages or have already developed. Because Tukwila
has much faster north -south traffic flows than east -west traffic flows, the area of competition
extends farther to the north and south than it does to the east and west. Areas of potential
competition include:
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The Landing (2 miles from Tukwila). The Landing is a mixed -use development under
development in Renton, south of Lake Washington. When completed in 2008, The
Landing will include about 600,000 square feet of retail space and 990 residential units.
Kent Station (6 miles from Tukwila). Kent Station, developed in 2005 -2006, includes
470,000 square feet of office, retail, entertainment, and education space and a 30,000
square foot civic plaza.
Factoria Mall (8 miles from Tukwila). Factoria Mail, approximately 510,000 square feet
of retail space, is planning the Factoria Town Square addition to add 685 housing units
and 151,000 square feet of retail space.
Downtown Seattle (10 miles from Tukwila). The downtown has extensive office and
retail space including City Centre, Pacific Place, and Westlake Center.
Bellevue Square (14 miles from Tukwila). The Bellevue Square Mall is upgrading to
include 2,500,000 square feet of hotel, office, and retail space; it currently is 1,300,000
square feet. The Bellevue is a 130,000 square foot high -end retail development currently
being constructed next door.
Bellevue Place (14 miles from Tukwila). Bellevue Place has 500,000 square feet of
office, retail, restaurant, and hotel space, and is currently constructing a 351 -room
addition to the hotel.
Lincoln Square (14 miles from Tukwila). Lincoln Square is a 1.4 million square foot
office, retail (310,000 square feet), hotel, and 148 -room residential tower development
currently expanding to include a 525,000 square foot office tower to house the corporate
headquarters of Eddie Bower.
The Bravern (14 miles from Tukwila). The Bravern is a 1,600,000 square foot
development in Bellevue that will include retail, office, and condominiums, scheduled to
open in 2009.
Bellevue Crossroads (15 miles from Tukwila). Bellevue Crossroads is a 550,000 square
foot retail development in East Bellevue.
It is likely that the subject property will attract a market primarily made up of light industrial and
office employees, rather than the Iarger metropolitan market captured by the Southcenter retail
cluster.
ECONorthwest's report "Tukwila Urban Center Market Analysis" (2002) forecast demand for
built space in Tukwila's Urban Center to 2020. The report focused on demand for built space in
Tukwila's Urban Center, not the entire City of Tukwila. The report forecast the following
demand for the types of space:
Retail. The report forecast demand for between 1.5 million square feet to 3.8 million
square feet of additional retail in Tukwila by 2020. The report said that demand for retail
space in Tukwila would depend on three future conditions: (1) population in the retail
market area, (2) consumer spending trends, and (3) the degree to which the Tukwila
Urban Center maintains its market share of regional retail demand. The report said that
regional competition could result in a decrease in demand for retail space in the Tukwila
Urban Center.
78
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 19
Office. The report forecast demand for about 1 million square feet of office space in
Tukwila's Urban Center by 2020. At the time the report was written, the central Puget
Sound market area had suffered setbacks in demand for office space.
Light Industrial and Warehouse. The report forecast need for approximately 600,000
square feet of new light industrial and warehouse space in Tukwila to 2020. This estimate
is dependent on the availability of light industrial land and the extent to which higher
value retail uses compete for available land in the Urban Center.
Since the completion of this report in 2002, Tukwila and surrounding cities have experienced
retail and commercial development, as well as substantial residential development. Tukwila's
Urban Center has continued to be a regional retail draw because (1) the economy has been
relatively good, and (2) property owners and developers, such as Westfield, have invested in new
development in the Urban Center. Tukwila's Urban Center is still among the strongest regional
retail centers but that other retail developments (Renton, Seattle, Bellevue, and elsewhere) keep
adding competing retail.
Overall, retail development on the subject property and other retail development in progress in
Tukwila will almost certainly increase retail sales in Tukwila as a whole. How that increase gets
distributed within Tukwila's subareas is complex. In theory, changes in retail activity in Tukwila
could be explained through competition and market capacity, which might show economic
activity in Tukwila's Urban Center decreasing, or through market synergies and complements,
which might show economic activity in Tukwila's Urban Center increasing. Whether retail sales
in Tukwila's Urban Center will be the same, greater, or less than they would have been in the
absence of Tukwila South or the development of the subject property is a question beyond the
scope of this analysis. Notwithstanding these caveats, the type and scope of retail development at
the subject property will certainly not be the cause of a collapse at Tukwila Urban Center, but it
will probably compete with Tukwila's Urban Center for some business.
Role of the proposed development in the community
The Associated Grocers site will play a very different role in the community than does the
Southcenter/ Tukwila Urban Center area. The Southcenter area has been nationally marketed as a
retail destination; it receives over 11 million visitors every year. It is located at a highly
trafficked interstate intersection, and is near to the Sea -Tac International Airport. Southcenter is
known for its shopping, restaurants, and is beginning to develop nearby high density multi-
family residential development as well.
The proposed zone change would result in intensification of employment on the subject site and
creation of an employment center, and to a lesser extent, a retail center. The majority of the
Associated Grocers site is proposed office and light industrial space, and the retail and hotel
space will complement that development, but not create a new retail destination for the larger
metropolitan market that comes to Southcenter. Because of the scale of the proposed retail uses,
5 Since the completion of this report, demand for office space in the Puget Sound Region has increased. According to C.B.
Richard Ellis, the Regional office vacancy rate in second quarter 2007 was 10.5 down from approximately 17% in second
quarter 2003. The second quarter 2007 vacancy rate in downtown Seattle was 8.6% and 5.1% in Bellevue's central business
district.
79
Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 20
the primary market area would be much smaller than those of Southcenter and the Tukwila
Urban Center. Given the amount of employment in the area, demand would primarily come from
workers in the district.
The Associated Grocers site is likely to form a type of transition or buffer zone between the
heavy industrial land uses in northern Tukwila and the residential and retail areas in central and
southern Tukwila. The light industrial and office uses can buffer the existing residential area
from industrial uses, and the commercial and entertainment uses can attract residents on evenings
and weekends to an area of the city that is primarily occupied during daytime hours. The
commercial and entertainment uses will act as a gateway to the residential part of Tukwila, but
the development includes no residential units.
CONCLUSION: IMPACTS TO THE URBAN CENTER
1. How will the uses on the subject site be similar and different from the uses in the
Tukwila Urban Center? The uses in the Tukwila Urban Center include a regional mall,
high density residential development, and a large mixed -use development. The uses on
the subject site will be a smaller -scale mixture of retail, commercial, and light industrial
uses. Most of the uses will primarily serve people working on or near the site, visitors
wanting to stay near Sea -Tac International Airport, and people living relatively near the
subject site.
2. To what extent will the commercial and retail uses in the proposed development
compete with commercial and retail uses in the Tukwila Urban Center and other
developments within the City? There is no question that the proposed uses will compete
with development in other areas of Tukwila: that is the nature of all types of
development, and especially retail. The broader question is whether enough demand
exists to support all of the existing and proposed developments in Tukwila, including
development on the subject property. PSRC forecasts strong employment growth in
Tukwila for sectors that use office space. Population growth, coupled with increases in
disposable income, will create demand for additional retail space. The retail development
.at the subject property is one quarter of the size of the development proposed in Tukwila
South; which means that it will compete less both in scale, type, and proximity with the
Tukwila Urban Center.
3. What• is the market area for the proposed development compared to the Tukwila
Urban Center? The development concept includes two primary uses: employment
(office and some industrial) and retail. The employment uses will draw workers from
throughout the region. The retail uses will draw from a smaller market area. Since the
mix of retailers is not yet specified, we cannot say definitively exactly what the market
area will be.
80
Attachment B
ILA, w qs CITY OF TUKWILA
l i Department of Community Development Z ONING CODE
G) 6300 Southcenter Boulevarc} Tukwila, WA 98188
Telephone: (206) 431-3670 FAX (206) 431 -3665 AMENDMENTS
2' E -mail: tukplan @ci. tkwila. wa. us
APPLICATION
19p8
FOR STAFF USE ONLY Permits Plus Type: P -ZCA
Planner: Re,6eccA- F�ox File Number: i p y
Application Complete (Date: I Project File Number: PL- —00
Application Incomplete (Date. I Other File Numbers: L' —0 U 1 J
NAME OF PROJECT/DEVELOPIVIENT: 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 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 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: mikelhna.sabev.com
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t
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A. COMPREHENSIVE PLAN DESIGNATION:
Existing: MIC /H
Proposed: CI
B. ZONING DESIGNATION:
Existing: MIC /H
Proposed: CI (Licht Industrial)
C. LAND USE(S):
Existing: MIC/H
Proposed: CI
(for proposed changes in land use designations or rezones)
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DRAFT nix Lot i w"I
Numbers
SAi W"C FIGURE 3 Feb,uay 2007
Ref: Tax Lot Combtre cdr Dditm Olmsted Fnglavand. Tm
84
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SUBJECT PROPERTY
CITY OF TUKWILA
AREA =27,907 SF
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AREA 1,438,912 SF
3301 NORFOLK ST. AND
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SABEY PROPERTY
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3. AFFIDAVIT OF OWNERSHIP
88
ILA,�y�
CITE' OF TUKWILA
k f '`yy Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
�2 Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukvlan @ci.tukwila.wa.us
1905
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
ss
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
1. I am the current owner of the property which is the subject of this application.
2. 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 application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property
during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City.
6. Non responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s)
without refund of fees.
EXECUTED at 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
NOTARMMILIC in and for the State of Washington u
N Sy 11/ 1, �z residing at �S Yrt
s'Q My Commission expires on
Co
09 -A
OF WASN\q0;
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4. REDUCED SIZE PLAINS
90
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S. APPLICATION FEE
92
6. COMPREHENSIVE PLAN AMENDMENT FEE
SUBMITTED CONCURRENTLY WITH
THIS APPLICATION
93
7. SEPA CHECKLIST WILL
RE SUBMITTED ON REFFERRAL
TO PLANNING COMMISSION
94
8. NOT APPLICABLE
95
9. OTHER INFORMATION
SEE REPORT BY ECONORTHWEST SUBMITTED
WITH APPLICATION FOR COMPREHENSIVE
PLAN AMENDMENT
96
10. RESPONSE T ®18.84.030 CRITERIA
97
98
ZONING AMENDMENT CRITERIA
(TMC 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.
2. 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.
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.
99
100
Attachment C
TU ILA SEATTLE
MC/
0
rr
M 1 C/H to L 1
1
0
G o
City of Tukwila
Comp Plan Amendment
L11 -001
Rezone L11 -002
Project File PL11 -001
Subject Property
Zoning
sl ■1 ■b
i61 ■ITr Tukwi1a City Limits
1"=200' Ov
101
102
Attachment D
Rf
M-15
l xw
�44, "M
MIC/H to LI
v t x:-a r� \\�lr '}3p.r3 ak'..,a�tX'3,zs >�Sw .:c
g4
7 -1
ZI
M
City of Tukwila
Community Bank
o Rezone from
MIC/H to Ll wY
NORTH
1"=300'
xrvt
103
104
Attachment E
:soclated
Grocers Property
0003400042 Boundary
0003400046
0003400049
0003400015
1023 Mar
0340004 Property
Boundary
�o4Z3049101
042.9049102 0323049024 N
Q
0423049015 0 a
0423049099 0323049062
N 0329049048 0929049128 a
04zaoa90r�
0329049080
0323049045
490490
N
0323049061
2.904907
0323049028 0323049068
0 8aata in Fact
(ePPrMft")
Boom Rd.
10230 E Marginal Way
Seaft waslrTnpl=
Taut Ld PWMI
Numbers
1ZAf: TIC LQfi COTb1n9d.Cdr BA8.02a•00 ROURE 3 Oammy 2007
DWU% Otmatad ftovvand. roe.
105
106
Attachment I
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE
LAND USE MAP FOR CERTAIN REAL PROPERTY LOCATED AT
10200 EAST MARGINAL WAY SOUTH, TUKWILA, WASHINGTON,
FROM MANUFACTURING INDUSTRIAL CENTER/HEAVY (MIC /H)
TO LIGHT INDUSTRIAL (LI); PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan
and Map based on consideration of existing conditions and long -term community goals, and
these policies may be reviewed and updated as appropriate pursuant to RCW 36.70; and
WHEREAS, on March 21, 2011, the Tukwila City Council held a public meeting
regarding proposed changes to the Comprehensive Land Use Plan and Map and Zoning
Map; and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act; and
WHEREAS, on April 28, 2011 the Comprehensive Plan map change was determined to
have no significant environmental impact; and
WHEREAS, on June 23, 2011, the City of Tukwila Planning Commission held a public
hearing and, after receiving and studying staff analysis and comments from the public,
recommended approval of a change to the Comprehensive Land Use Map designation; and
WHEREAS, notices of public meetings and public hearings were published in The
Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, light industrial and commercial land uses and development are appropriate
activities immediately adjacent to the Manufacturing Industrial Center and King County
International Airport; and
WHEREAS, light industrial and commercial development will benefit Tukwila's long-
term economy; and
WHEREAS, on July 11, 2011, the City Council received testimony at a public hearing;
and
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WHEREAS, after due consideration, the City Council concurs with the Planning
Commission recommendation and Findings and Conclusions as outlined in the staff report,
and has determined the public interest will be best served by approving the application to
amend the Comprehensive Land Use Map designation;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the
Findings and Conclusions of the staff report, attached hereto as Exhibit 1 and incorporated
by this reference as if fully set forth herein.
Section 2. Re- designation Approved. The property located at 10200 East Marginal
Way South, Tukwila, Washington (Tax Parcel 042304 9184), and as described in Exhibit
2, is hereby approved to be re- designated from Manufacturing Industrial Center /Heavy
(MIC /H) to Light Industrial (LI) as shown on Exhibit 3.
Section 3. Map Amendment Authorized. The Community Development Director, or
his designee, is hereby authorized to amend the City's official Comprehensive Land Use
Map to show this change in designation.
Section 4. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity
or unconstitutionality shall not affect the validity or constitutionality of the remaining portions
of this ordinance or its application to any other person or situation.
Section 5. Effective Date. This ordinance or a summary thereof shall be published in
the official newspaper of the City, and shall take effect and be in full force five days after
passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 2011.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk Jim Haggerton, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Shelley M. Kerslake, City Attorney Ordinance Number:
Attachments: Exhibit 1 Planning Commission Findings and Conclusions
Exhibit 2 Legal Description
Exhibit 3 Comprehensive Plan Map
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Exhibit 1
File L11- 001 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 (Man ufacturing/Industrial Center);
Support for existing industrial activities in the Manufacturing /Industrial Center and
development of industrial activity in order to maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing impacts on residential
neighborhoods.
The MIC zones are intended primarily for industrial uses or activities that support these uses.
Policies protect the land resource, allowing it to be used effectively to generate its potential of
high -wage jobs and public revenue as follows:
Policy 11.1.5:
Allow uses that are commonly associated with manufacturing and industry, including those
directly supporting such activity, such as offices and laboratories, while prohibiting
unrelated uses.
Allowing a broader range of uses, including light industrial and commercial, that can be
developed under the Light Industrial zoning generally supports a varied and healthy economy for
Tukwila as follows:
Goal 2.1
Continuing enhancement of the community's economic well -being
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.
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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 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 2011 MIC update. By
approving the earlier rezone, the City Council indicated that the LI designation was appropriate
for the general location.
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.
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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. 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:
e LI zoning facilitates the site's redevelopment with adjacent properties to provide
additional revenue and employment generating activities.
4. Communitv 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.
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Exhibit 2 Legal Description
PORTION OF GOV LOT 8 TGW PORTION OF TIMOTHY GROW D C NO 44 IN NE 1/4
OF SECTION 04 -23 -04 BEGIN INTERSECTION OF S LINE OF TIMOTHY GROW
DONATION CLAIM WITH E LINE OF GOV LOT 8 TH S 00 -23 -12 W 137.23 FT TH N
89 -58 -12 W TO A POINT BEARING S 89 -58 -12 E 168 FT FROM ELY MARGIN OF E
MARGINAL WAY SOUTH AND POB TH N 23 -39 -16 W 181.29 FT TH N 89 -50 -45 W
168 FT TO SAID ELY MARGIN TH S 23 -39 -16 E ALONG SAID ELY MARGIN TO A
POINT BEARING N 89 -58 -12 W FROM POB TH S 89 -58 -12 E 168 FT TO POINT OF
BEGINNING
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txnibit 3
TU ILA SEATTLE
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City of Tukwila
Comp Plan Amendment
L11 -001
Rezone 1-11 -002
Project File PL71 -001
Subject Property
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Zoning GL
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1 =200' LO
113
114
Attachment J
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE ZONING MAP FOR
CERTAIN REAL PROPERTY LOCATED AT 10200 E. MARGINAL
WAY SOUTH, TUKWILA, WASHINGTON, FROM MANUFACTURING
INDUSTRIAL CENTER/HEAVY (MIC /H) TO LIGHT INDUSTRIAL (LI);
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on
consideration of existing conditions and long -term community goals, and since these
documents may be reviewed and updated as appropriate; and
WHEREAS, on March 21, 2011, the Tukwila City Council held a public meeting
regarding proposed changes to the Comprehensive Land Use Plan and Map and Zoning
Map; and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act; and
WHEREAS, on April 28, 2011 the Zoning Map change was determined to have no
significant environmental impact; and
WHEREAS, on June 23, 2011, the City of Tukwila Planning Commission held a public
hearing and, after receiving and studying staff analysis and comments from the public,
recommended approval of a change to the Zoning Map designation; and
WHEREAS, notices of public meetings and public hearings were published in The
Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, light industrial and commercial land uses and development are appropriate
activities immediately adjacent to the Manufacturing Industrial Center and King County
International Airport; and
WHEREAS, light industrial and commercial development will benefit Tukwila's long-
term economy; and
WHEREAS, on July 11, 2011, the City Council received testimony at a public hearing;
and
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WHEREAS, after due consideration, the City Council concurs with the Planning
Commission recommendation and Findings and Conclusions as outlined in the staff report,
and has determined the public interest will be best served by approving the application to
amend the Zoning Map designation;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the
Findings and Conclusions of the staff report, attached hereto as Exhibit 1 and incorporated
by this reference as if fully set forth herein.
Section 2. Re- designation Approved. The property located at 10200 East Marginal
Way South, Tukwila, Washington (Tax Parcel 042304 9184), and as described in Exhibit
2, is hereby approved to be re- designated from Manufacturing Industrial Center /Heavy
(MIC /H) to Light Industrial (LI) as shown on Exhibit 3.
Section 3. Map Amendment Authorized. The Community Development Director, or
his designee, is hereby authorized to amend the City's official Zoning Map to show this
change in designation.
Section 4. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity
or unconstitutionality shall not affect the validity or constitutionality of the remaining portions
of this ordinance or its application to any other person or situation.
Section 5. Effective Date. This ordinance or a summary thereof shall be published in
the official newspaper of the City, and shall take effect and be in full force five days after
passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 2011.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk Jim Haggerton, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Shelley M. Kerslake, City Attorney Ordinance Number:
Attachments: Exhibit 1 Planning Commission Findings and Conclusions
Exhibit 2 Legal Description
Exhibit 3 Zoning Map
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Exhibit 1
FINDINGS AND CONCLUSIONS
File L11 -002 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 "...intended to provide areas
characterized by distributive and light manufacturing uses, with supportive commercial and
office uses.
The proposed rezone from Manufacturing Industrial Center -Light (MIC /L) to Light Industrial
(LI) would fulfill this purpose by retaining the potential for distributive and light manufacturing
uses, while allowing a range of commercial and office uses to be built. The LI zone designation
is also most consistent with 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.
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4. The proposed amendment to the Zoning Map will be in the interest of furtherance
of the public health, safety, comfort, convenience and general welfare, and will not
adversely affect the surrounding neighborhoods, nor be injurious to other
properties in the vicinity in which the subject property is located
The rezone should balance between industrial and commercial land use and zoning without
jeopardizing current and future development in the Manufacturing /Industrial Center or the
Tukwila Urban Center. The rezone 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 Commehensive Plan:
The rezone is consistent with the Comprehensive Plan policies to support industrial
redevelopment and ensure economic vitality.
2) Consistencv 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 communitv:
The LI zoning has many features of the MIC /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.
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Exhibit 2 Legal Description
PORTION OF GOV LOT 8 TGW PORTION OF TIMOTHY GROW D C NO 44 IN NE 1/4
OF SECTION 04 -23 -04 BEGIN INTERSECTION OF S LINE OF TIMOTHY GROW
DONATION CLAIM WITH E LINE OF GOV LOT 8 TH S 00 -23 -12 W 137.23 FT TH N
89 -58 -12 W TO A POINT BEARING S 89 -58 -12 E 168 FT FROM ELY MARGIN OF E
MARGINAL WAY SOUTH AND POB TH N 23 -39 -16 W 181.29 FT TH N 89 -50 -45 W
168 FT TO SAID ELY MARGIN TH S 23 -39 -16 E ALONG SAID ELY MARGIN TO A
POINT BEARING N 89 -58 -12 W FROM POB TH S 89 -58 -12 E 168 FT TO POINT OF
BEGINNING
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RF:bjs Page 1 of 1
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Exh 3
TU ILA SEATTLE
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City of Tukwila
Comp Plan Amendment
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Rezone L11 -002
Project File PL11 -001
Subject Property O
Zoning
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V=200'
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