HomeMy WebLinkAboutReg 2011-07-18 Item 7E.3 - Ordinance - Amend Comprehensive Land Use Map for 10200 East Marginal Way South (Sabey/Community Bank) COUNCIL AGENDA SYNOPSIS
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ITEM INFORMATION
CAS NUMBER: 11 STAFF SPONSOR: REBECCA Fox IORIGINALAGFNDADATE: 7/11/11
AGI?NDA IT TITLE Comprehensive Plan Amendments for 2011 Public Hearing
CATFIGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing Other
[bltg Date 07111111 Mtg Date Mtg Date Mtg Date 07118111 Mtg Date Mt Date 7/11111 Mtg Date
SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police Pir/
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.
R1?vIEW11) BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DATE: COMMITTEE CHAIR:
RECOMMENDATIONS:
SPONSOR /ADMIN. Department of Community Development
COMMITTEE N/A
COSTIMPACT'/ FUND SOURCE
EYPI,;NDITURI3 R)QUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE RECORD.OF:;COUNCIL�ACTION
07/11/11 Forwa to next Rea_ular Meeting
MTG. DATE
-..'ATTACHMENTS,-;
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
07/18/11 4 Ordinances in final form, with attachments
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Ci of u 1
Washington
Ordinance No.
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 (Manufacturing/Industrial Center);
Support for existing industrial activities in the Manufacturing /Industrial Center and
development of industrial activity in order to maximize the employment and economic
benefits to the people of Tukwila and the region, while minimizing impacts on residential
neighborhoods.
The MIC zones are intended primarily for industrial uses or activities that support these uses.
Policies protect the land resource, allowing it to be used effectively to generate its potential of
high -wage jobs and public revenue as follows:
Policy 11.1.5:
Allow uses that are commonly associated with manufacturing and 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 fixture redevelopment project in a large site at the north- easten 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.
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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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Exhibit 3
TU ILA SEATTLE
MIC/H
i
Ll
i
City of Tukwila
Comp Plan Amendment
L11 -001
Rezone L11 -002
Project Pile PL11 -001
Subject Property Q
Zoning �'GL
=Tukwila City Limits
`S��
1" =200'
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