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Permit PL11-001 - MIKEL HANSEN - COMPREHENSIVE PLAN / ZONING CODE AMENDMENTS
LII-001 LII-002 COMPREHENSIVE PLAN COMPREHENSIVE LAND USE PLAN & ZONING CODE AMENDMENTS This record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. PL11-001 COMMUNITY BANK UNIFIED GROCERS SITE 10200 East Marginal Way South THE ABOVE MENTIONED Page # DIGITAL Code RECORDS PERMIT FILE INCLUDES Exemption (DR) EXEMPTION LOG THE FOLLOWING REDACTED INFORMATION , Bnet Explanatory Description Statute/Rule Personal Information — The Privacy Act of 1974 evinces Congress' intent that social security numbers are a private concern. As such, individuals' social security numbers are redacted to protect those Social Security Numbers individuals' privacy pursuant to 5 U.S.C. sec. 5 U.S.C. sec. DR1 Generally — 5 U.S.C. sec. 552(a), and are also exempt from disclosure 552(a); RCW 552(a); RCW under section 42.56.070(1) of the Washington 42.56.070(1) 42.56.070(1) State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. Redactions contain Credit card numbers, debit card numbers, electronic check numbers, credit Personal Information — expiration dates, or bank or other financial RCW 28, 74, 231, 241 DR2 Financial Information — RCW 42.56.230(4 5) account numbers, which are exempt from disclosure pursuant to RCW 42.56.230(5), except when disclosure is expressly required by or governed by other law. 42.56.230(5) Personal Information — Driver's License. RCW Redactions contain information used to prove RCW DR3 — identity, age, residential address, social security 42.56.230 (7a 42.56.230 (7a & c) number or other personal information required to apply for a driver's license or identicard. & c) Redacted content contains a communication between client and attorney for the purpose of obtaining or providing legal advice exempt from RCW DR4 Attorney -Client Privilege — RCW 5.60.060(2)(a); RCW disclosure pursuant to RCW 5.60.060(2)(a), which protects attorney -client privileged 5.60.060(2)(a); RCW 42.56.070(1) communications, and RCW 42.56.070(1), which protects, under the PRA, information exempt or prohibited from disclosure under another statute. 42.56.070(1) COMMUNITY BANK UNIFIED GROCERS SITE 10200 E MARGINAL WAY S PL1 1-001 LII-001 LII-002 COMPREHENSIVE PLAN AMENDMENTS & ZONING CODE COMPREHENSIVE LAND USE PLAN AMENDMENTS COMMUNITY BANK UNIFIED GROCERS SITE 10200 E MARGINAL WAY S PLI 1-001 L11 -001 COMP PLAN AMENDMENTS STATE OF Y,+",SHill GTON DEPARTMENT OF COMMEROE a O t i Pk.m Suee SE • PO Box 42525 • Cfpnpla, 4ashencrion 96 5034.252ti • 5-4OO?? t.^ ,vr.cornrnerce.wa.go July 20, 2011 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Fox: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Adopted Ordinances 2339, 2340, 2341, and 2342, approved comprehensive plan and zoning map site changes Manuf. Industrial Center/Light (MIC/L) to Low Density Residential (LDR), and 2) Manuf. Industrial Center/Heavy (MIC/L) to Light Industrial (LI). These materials were received on July 19, 2011 and processed with the Material ID # 17180. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please call me at 360.725.3056. Sincerely, .Chula Wey.0 ; Ike Nwankwo Technical & Financial Assistance Manager Growth Management Services COUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by M, ' -view Coun, cf� revienv 07/11/11 RF OW 07/18/11 RF • FORM4TIOn ITEM NO. 3. 4. CAS NUMBER: 11-068 STAFF SPONSOR: REBECCA FOX ORIGINAL AGENDA DATE: 7/11/11 AGENDA ITEM TITLE Comprehensive Plan Amendments for 2011--Public Hearing 07/11/11 ❑ Motion Mtg Date ❑ Resolution Mtg Date ❑ Bid Award Mtg Date Public Hearing ❑ Other • Mtg Date CATEGORY // Discussion // Ordinance Mtg Date Mtg Date 07/18/11 Mtg Date 7/11/11 SPONSOR ❑ Council ❑ Mayor ❑ Adm Svcs ❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ PTV 1 DCD 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. REVIEWED D BY ❑ COW Mtg. ❑ CA&P Cmte ❑ Utilities Cmte ❑ Arts Comm. DATE: ❑ F&S ❑ Parks Cmte ❑ Transportation Cmte Comm. ❑ Planning Comm. CHAIR: COMMIT"1'lE RECOMMENDATIONS: SPONSOR/ADMIN. COMMIII-hE Department of Community Development N/A `COST<,IMPACT /` F_U:ND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: .. �U:NCIL=AC O , ... �,:..........r....._. , 07/11/11 MTG. DATE 1. �V" r - �� �HMEN. � - :. ,...., .:,".,.:. .. � .. ......... - 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, 3 - Draft Ordinances for Sabey/Community Bank 1 TO: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM 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. INFORMATIONAL MEW 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 Amendment—Sabey/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 W:12011 Info Memos\CompPlanAmendments7-11-11.doc 4 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. Planning 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) Planning 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. W:\2011 Info MemoslCompPlanAmendments7-11-11.doc 5 INFORMATIONAL MET 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) Planning 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 I) Planning Commission Recommendation —Zoning (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. 115th 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 W:12011 Info Memos1CompPlanAmendments7-11-11.doc 6 City of Tukwila Jim Haggerton, Mayor Department of Community Development MEETING DATE: NOTIFICATION: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: STAFF REPORT TO THE PLANNING COMMISSION June 23, 2011 Jack Pace, Director 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 L 11-001 Comprehensive Plan Amendment L11-002 Rezone Mikel Hansen/Sabey Corporation Change Comprehensive Plan and zoning designation from Manufacturing Industrial Center —Heavy (MIC-H) to Light Industrial (LI) 10200 E. Marginal Way. S, Tukwila, WA (Tax Parcel #0423049184) COMPREHENSIVE PLAN: Manufacturing/Industrial Center —Heavy (MIC-H) ZONING: Manufacturing/Industrial Center —Heavy (MIC-H) SEPA DETERMINATION: Determination of Non -Significance issued 4/28/11 STAFF: ATTACHMENTS: Rebecca Fox, Senior Planner A. Comprehensive Plan Amendment Application (#L 11-001) B. Rezone Application (#L 11-002) C. Site Map D. Site Map —aerial E. Proposed map change with 2007 MIC/H to LI RF nu1enn' i 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 Sabey--PCStaff 'LI1-001-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. Vicinity/Site Information The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center. The subject property currently contains the now -vacant 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. Rf 2 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL I I-001- CPA+Rezone.doc Sabey--PCStaffRr "L11-001-CPA+Rezone.doc Surrounding Uses within 1, 000 feet are: North —King County International Airport ("KCIA" aka Boeing Field) and other Boeing properties, restaurant South —Light industrial, commercial office uses East —Railroad tracks, Airport Way S. and 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 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 Rf 3 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Sabey--PCStaffl .'LI1-001-CPA+Rezone.doc 2) Impacts The requested map change would remove approximately .64 acres from Tukwila's Manufacturing/Industrial Center —Heavy (MIC/H) and transfer them to the Light Industrial (LI) designation/zone. This action would allow a broader range of non -manufacturing uses, and would still permit light industrial uses such as warehouse storage or wholesale distribution facilities. Land available for the heaviest industrial uses would be reduced. Prior to the applicant's acquisition of the property, it was the site of Community Bank, an office/service use. Recent updates to the MIC element of the Comprehensive Plan reaffirmed the importance of the MIC as a center for industrial land, and recommended that light rail and commuter rail stops locate in the vicinity of Boeing Access Road, approximately a block south of the subject site. When the adjacent 32 acre rezone from MIC/H to LI was approved in 2007, the City of Tukwila considered the potential impacts that redevelopment of the entire 32 acres could have on existing and future land use and development in the Manufacturing/Industrial Center (M/IC). It was found that traffic impacts could be addressed through improvements to signals, and could be funded through traffic mitigation and concurrency fees (Mirai, 2007). Impacts to industrial lands would be slight, since most of the adjacent uses are already either light industrial or warehouse (EcoNorthwest, 2007) Any pressure for conversion of adjacent lands from industrial to commercial is more likely a function of regional land prices and employment trends, than specific activity at the project site. 3) Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? Redevelopment of the subject property if zoned LI and included in a larger project could provide a range of additional employment and commercial opportunities, depending on the mixture of uses such as office, hotel, light industry and retail use that locate in the project. It is not known what specific development will occur in the Tukwila and Seattle portions of the development. Other options for meeting the public need for employment opportunities and tax revenue, include: • retaining the current MIC/H designation, and to allow the property to redevelop with uses that are more industrial in nature, or; • retaining the current MIC/H designation , and allowing a new office tenant 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. Rf 4 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank\Sabey--PCStaffRpt--PL11-001- CPA+Rezone. doc Sabey--PCStaffR L11-001-CPA+Rezone.doc Designating the property as LI expands its redevelopment options to become part of a future large project under a single owner, and away from the heaviest industrial use that is permitted exclusively in the MIC/H. LI allows supportive commercial and light industrial uses, and would provide a transition to commercial development that either already exists or is planned farther to the south. If the property were rezoned as LI and did not redevelop as part of a planned future project, a range of light industrial uses would be permitted, or an office use could be reestablished. Redesignating and rezoning the site to Light Industrial (LI) makes it easier for the property to be included with a future redevelopment project in a large site at the north-eastern boundary of Tukwila. Any new construction will meet current standards, including landscaping and frontage improvements. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1. Comprehensive Plan: • The proposed change is consistent with the Comprehensive Plan goal for continued enhancement of the community's economic well-being. • Although the map change would remove .64 acres from the MIC/H zone, the rezone has the potential to contribute to the revitalization of E. Marginal South industrial activity by providing desired amenities for area workers through future redevelopment. 2. Impacts: • The map change is not likely to impact the long -run viability of industrial uses in Tukwila, given market forces and the way that the MIC/H zone is defined and implemented. • Traffic impacts will be addressed by impact and concurrency fees. • Project -specific impacts will be addressed at the time of redevelopment. 3. Public Need: • LI zoning facilitates the site's redevelopment with adjacent properties to provide additional revenue and employment -generating activities. 4. Community Benefit: • Redesignating and rezoning the site to Light Industrial (LI) presents the opportunity for its inclusion with a redevelopment project in a large site at a visible location. • Any new construction will meet current standards, including landscaping and frontage improvements. RECOMMENDATION Staff recommends approving the applicant's request for a Comprehensive Plan map change from Manufacturing Industrial Center -Heavy (MIC/H) to Light Industrial (LI). Rf 5 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank\Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Sabey--PCStaffk, ?LI 1-001-CPA+Rezone.doc File # L06-096 -- ZONING MAP AMENDMENT/REZONE REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan Per the discussion of Comprehensive Plan Criteria (above), redeveloping and reinvigorating the industrial uses along E. Marginal Way is one of 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 Rf 6 06/14/2011 W:\Long Range Projects \M1C Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Sabey--PCStaffl 'LI1-001-CPA+Rezone.doc adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located The rezone should balance between industrial and commercial land use and zoning without jeopardizing current and future development in the Manufacturing/Industrial Center or the Tukwila Urban Center. The rezone to LI allows a somewhat broader range of uses than the existing MIC/H. Future redevelopment can contribute to the vitality of the community through increased opportunities for employment, recreation, and shopping, and increased revenue to the City of Tukwila. The rezone makes it easier for the property to be included in a future large scale redevelopment project. As part of a larger project, it would be likely to have additional review and public input. Future site development applications for SEPA and Design Review will address specific impacts such as traffic, airport (KCIA and FAA) requirements, and impacts on abutting property. CONCLUSIONS 1) Consistency with Comprehensive Plan: • The rezone is consistent with the Comprehensive Plan policies to support industrial redevelopment and ensure economic vitality. 2) Consistency with Zone: • The Light Industrial retains potential for light industrial use, allows a range of commercial and office activity. It is compatible with zoning for the remainder of the proposed redevelopment area, and is compatible with adjacent Seattle zoning. 3) Changed conditions: • Changed conditions including the 2007 rezone of 32 acres in Tukwila to Light Industrial (LI) and the 2009 rezone of 30 acres in Seattle to IG, and the purchase of the property by the Sabey Company for inclusion with the large-scale future redevelopment with the warrant a rezone from Manufacturing/Industrial Center - Heavy (MIC-H) to Light Industrial (LI). 4) Benefit to community: • The LI zoning has many features of the 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. RECOMMENDATION Staff recommends approval of a rezone from Manufacturing Industrial Center/Heavy (MIC/H) to Light Industrial (LI). Rf 7 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL1 1-001- CPA+Rezone.doc Attachment A CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us COMPREHENSIVE PLAN AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: -CPA Planner: i Re. b e cc��. t-�x File Number: (Ori-f n1 I I— �� 1 Application Complete (Date: I iII ) Project File Number: (JL it Application Incomplete (Date: I ) Other File Numbers: ' L , j - -0 0 2 (P a 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: mikelh@sabey.com Signature: '6� ��K�t� - Date: /,3/// C:\Documents and Settings \ AllisonS \ Local Settings\Temporary Internet Files \ContentOutlook\TBXBIIAB\Comprehendive Plan Amendment-Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Light 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 County Airport r•� Tlnrnmontc and SettingsAllisonS\ Local Settines\Temporary Internet Files \ContentOutlook\TBXBIIAB\Comprehendive Plan Amendment-yul2010.doc 01$2191;i�YCtiLr^Ev4. Dait of) 0003400042 0003400046 0003400041 .4. a 0423049101 Q1• 0423049099 032304906i • 0323049048 04230490 2304907.1 907 •c2304907 0323049028 DRAFT Ref: Tax Lot Comblned.cdr 0323049024 0323049128 u a • 0323049080 0323049061 0323049038 8 Boeing Rd. 10230 E Pr % u �u r 0 Seals in Fsst 328 (appraximats) 10230 E Marginal Way Seattle, Washington Tax Lot Parcel Numbers SAa-02to0 FIGURE 3 Febnauy 2007 Dalton. Olmsted & l hglovand. Inc. M 1pam CORMS 413 I SUBJECT PROPERTY CITY OF TUKWILA AREA = 27,907 SF ■ IOC S i/• Sena. • 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 250' LEGEND: 3 SUBJECT PROPERTY ZONING DESIGNATION TUKWILA/SEATTLE CITY LIMITS 10230 E MARGINAL - ZONINt JAI 5upJecT PROPtprf 8.8.2007 FULLER SEARS CONCEPTUAL SITE PLAN SOUTH SEATTLE SITE PRINIARiii.' CIRCULATION '"Armagge SECONDARY CIRCULATION akh,l,;1 PERIMETER CIRCULATION SABEY CORP. MIXED LJSE SCHEME* OFFICE RETAIL HOTEL THEATER LT. INDUSTRIA 700,000 SF 550,000 SF 80,000 SF 60,000 SF 100,000 SF THIS IS A CONCEPTUAL SITE PLAN FOR A NON - PROJECT ACTION. INTERNAL CIRCULATION, BUILDING SIZE AND LOCATIONS, AND TYPE AND SQUARE FOOTAGE OF PROPOSED USES MAY VARY FROM THOSE SHOWN WITH :DEVELOPMENT AND REVIEW OF PROJECT -LEVEL PLANS 3. AFFIDAVIT OF OWNERSHIP CITY OF TUKWILA Departrnent of Community Development 6300 Southeentcr Boulevard, f"ukwita, i,VA. 98188 ':Telephanre: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan ki.tukwila:wa..us AFFIDAVIT OF OWNERSHIP AND HO%,I) HARMLESS PF.RM1SSION TO ENTER PROPERTY STATE OF WASHING TON S5 COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. [ urn 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. Owner agrees to hold the City harmless for any loss or damage to persons or property occurringon 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. \on -responsiveness to a City information request for ninety (90) nr more days, shall he cause to cancel the application(s) without refund of fees. EXECUTED at 12201 Tukwila International Boulevard, Seattle, WA, on January 3, 2011. Print Nancy mi c� et,lionssp Address 122014ukwila tnterrititiotlttl rrul yard. Seattle WA 98168 Phone Number 206-27 -5249 On this day personally appeared before me .Mike) Hansen to me known to be the individual who executed the foregoing instrument and acknowledged that he signed the same as l ,voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN 3'O BEFORE ME ON THIS 3rd DAY OF Januarys 2011 . r M tr'1,, -Y j/ NOTARY Ptr131,IC in and fur the State of Washington Iy +0T4.R ti i' .•.. r►4O r ZA;, 4 x A 4 D 'tr ?A'. WASN8N ``. I, i f it I t \us.�,,,\N C;:,�)ot.uctentk dnd .:'N',t011. Iu120 i0. dUt Attisane, t:ixrat.. Sett residing at My Commission expires on ContettOutlook TB BRAS\CormprAvmdiw Pan 4. REDUCED SIZE PLANS R.340.71' L=131.98' 6 -22'I I'40" NORTH 0 50 100 200 300 R=3A0.71' 1=131.98' A =22 11'A0- 12.5' MIN. SECONO'.MRONT'LANOSCAPING 12.5 SECOND FRONT SETBA 5' REAR SETBACK A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM 10430 E MARGINAL WAY SOUTH BUILDING "C 569'AA'A2"W 35.00' CITY OF SEATTLE IG2 U/85 ZONE SUBJECT PROPERTY 12.5' MIN. FRONT LANDSCAPING • PARKING 6=rKVJHA "147 ZONE PARKIN 200. SH0 MANAC AREA .7 RIVER OHMW R1JER to �\gH N 1. THIS IS A NON -PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. 10430 E MARGINAL WAY SOUTH BUILDING "J I, R-522.96' 1-666.38' I21-73'00'327 M\CH\G PN SS SEATTLE TUKWILA SrrE S NORFOLK ST R-102.80' L-150.50' -83'52'45' j / 1 N.T.S. 1 \ \ \ \\ / LAKE • WASHINGTON • • BOEING ACCESS RD VICINITY MAP RENTON a w w <z 0 w�›- W J 1— zZWoo W woo z Q � Q z W Wco O co Q Cr) > CO z CD w a 2 0 U REVISIONS: APPD. X st R DATE: JULY. 2007 b DESIGN: JNM DRAWN: OAF CHECKED: t REVISION A NUMBER: G SCALE:1"=100' PROJECT NUMBER: 31 DASC00000030 R DRAWING FILE: 3 ECIM002DASC00000030 SHEET NO. C2 S�OF2 5. APPLICATION FEE ,w,,,,yinommAsIszEr-Kz=vwwWirear,,W0,1MIMMVAREAVa-r .44 ..5 . ,. 1-07-11 403-0033 403 133 Assoc Gr cHEC1( BZIR ptikttt)", 0.0acoOminwemiX*0.1X.1.00X1.4:00,040.0.1X1.0.1: THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER SitHEY PROPERTIES LLC Remittance is made by Sabey Properties 01ti fterl fsuisidiarjes ORDEROF 7850.00 ,itOri:thoUggrici. eight h Pinance Dept rabid 8-2599 94.12.4.11(14140.840+0,001,414 THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK —HOLD AT AN ANGLE TO VIEW 000LL9346e 6. ZONING CODE AMENDMENT + FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 8. NOTICE BOARD FEE PAID TO FASTSIGNS TUKWILA 9. MAILING LABEL FEE INCLUDED WITH APPLICATION FEE 10. NOT APPLICABLE 11. RESPONSE TO COMPREHENSIVE PLAN AMMENDMENT CRITERIA + REPORT BY ECONORTHWEST 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 (LI). 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 LI 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 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 LI 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 LI 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 LI 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. 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 LI 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 LI 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 growth. 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 LI 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 LI zone is appropriate. Economic development. GMA encourages economic development. RCE 36.70A.020(5). Redevelopment of the site with a range of LI 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 Goal 2.1, 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 under the LI zoning but which are not available under the existing MIC/H zoning, including office, retail, and entertainment uses. ECONorthwest (2007). City 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. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies. The proposal complies with applicable Countywide Planning Policies (CPPs). CPP LU-26 provides that lands within Urban Growth Areas (UGAs) shall be characterized by urban development in the UGA. As previously discussed, the 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 III.FAccordingly, the CPPs do not constrain the City's ability to remove the property from the MIC based on local circumstances. 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 LI zone would meet this demand. ECONorthwest (2007). ED-3 provides that "(jjurisdictions' 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 stormwater infrastructure. 'The property is not within the shoreline area. Project specific utility improvements may be required in connection with project -level review. 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 LI. Additional Comprehensive Plan Amendment Criteria (TMC 18.80.050.B) The Council will consider the following in deciding what action to take regarding any proposed amendment: 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 LI. 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 LI. While project -level plans have not been prepared, it is anticipated that a mix of uses allowed in the LI 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 LI zone. While the LI 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. 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. Phone • (541) 687-0051 FAX • (541) 344-0562 infoCteugene.econw.com August 9, 2007 ECONOMICS::• FINANCE: • PLANNING Suite 400 99 W. 10th Avenue Eugene, Oregon 97401-3001 Other Offices Portland • (503) 222-6060 Seattle • (206) 622-2403 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 Sabey Corporation Compre!, ,ive Plan Amendment August 9, 20L. 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. 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 (MIC/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 Iti.FIE`e �. 13 'L 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 Sabey Corporation Compreh . Ave Plan Amendment August 9, 200, 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 MIC/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 MIC/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 Possible Use Office Retail Light Industrial Hotel Theatre Total Est. Size (Square feet) Percent 700,000 47% 550,000 37% 100,000 7% 80,000 5% 60,000 4% 1,490,000 100% Source: Sabey Corporation model of possible uses Sabey Corporation Comprehensive Plan Amendment August 9, 200i Page 5 Previous studies documented regional economic trends in support of the proposed amendments.1 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 t Johnson Gardner memorandum "Draft Economic and Market Trends Shaping Industrial Land Need in the Duwamish Corridor," May 10, 2007 Sabey Corporation Comprehe,,_.ie 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."2 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. Sabey Corporation Comprehensive Plan Amendment August 9, 2007 Page 7 • Show that the proposed amendment to the zoning map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. • Demonstrate that there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning 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? Sabey Corporation Compreh .ve Plan Amendment August 9, 20C. Page 8 2. Will the proposed uses on the subject property be compatible with existing and expected industrial uses in the MIC? 3. Is granting the Comprehensive Plan Amendment likely to increase demand for conversion from industrial to commercial uses on areas adjacent to the subject property? 4. Does the proposed development negatively impact the City's policy to have adequate land for industrial growth? 5. How can the impacts of the Comprehensive 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 Sabey Corporation Comprehensive Plan Amendment August 9, 200/ Page 9 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% Right -of -Way 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 Sabey Corporation Compreh ve Plan Amendment August 9, 20C Page 10 existing use of the subject property is light industrial and commercial in nature, and has no heavy industrial component. Sabey Corporation is proposing to increase the share of office and retail jobs and decrease the share of light industrial employment. Assuming the subject site is developed as proposed by Sabey Corporation in Table 1, the subject property may have 2,500 or more employees, more than three-quarters of which would be office jobs 3 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 (3,000 new jobs), Nonmetallic Mineral Products (1,300 new jobs), and Food Manufacturing (1,200 new jobs). The industries that are projected to loose the most jobs are Printing and Related Support (-700 jobs) and Paper and Paper Products (-200 jobs). 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." Sabey Corporation Comprehensive Plan Amendment August 9, 200i Page 11 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. Sabey Corporation Compreht ie Plan Amendment August 9, 200. Page 12 Table 6. Employment forecast, Tukwila FAZs, 2000-2040 Total MFG WTCU Retail FIRES Gov/ED Emp. 2000 2040 Change Number Percent 11,369 6,302 11,226 13,113 2,278 44,288 7,761 8,147 12,460 41,267 2,199 71,834 -3,608 1,845 1,234 28,154 -79 27,546 -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 govemment 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 MIC: • The subject property is at the edge of the MIC, not in the center Sabey Corporation Comprehensive Plan Amendment August 9, 200'i 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 Sabey Corporation Compreh ve Plan Amendment August 9, 20G Page 14 campus -style development, including high-tech, scientific, research, and other "creative" industries. Aside from the subject property, the non -Boeing land that is most likely to be under pressure to convert from heavy industrial to commercial uses are the parcels south of the subject site, east of the Duwamish River between Tukwila International Boulevard, East Marginal Way South, and Interstate 5. The existing uses on these sites are largely commercial in nature, including office buildings and a hotel. It may be that allowing the subject property to convert from a designation of heavy industrial to light industrial will increase pressure on these parcels to convert to commercial uses. On the other hand, some of the existing uses are commercial. Allowing the conversion of the subject property may create an opportunity to develop a commercial and light industrial gateway into Tukwila, encouraging redevelopment of existing commercial and industrial uses. Mitigating the impacts of the Comprehensive Plan Amendment One of the City's concerns is the conversion of industrial land to commercial uses. We have noted that broader forces than local zoning are driving such conversions. The state projects that future employment growth in Manufacturing —especially heavy manufacturing —will be stagnant and that the majority of employment growth will be in Services —especially Professional and Business Services. The PSRC's forecast of employment in Tukwila shows that these trends are expected to impact Tukwila. Thus, two reinforcing economic factors are reinforcing changes in local land markets: • Manufacturing is growing slowly if at all. And the growth that is occurring is looking more and more like the kinds of activities that would be called Light Industrial: flex - space in business parks that mix office and manufacturing / assembly uses. • Professional services are growing rapidly. Those uses need office space. Office space can be stacked, so it can have more employment density. It does not conflict with surrounding amenity (like industrial uses can): it seeks surrounding amenity (especially professional and retail services). It can afford to pay two, three, or four times as much for land as manufacturing and warehousing, which are land intensive. The result is that in metropolitan areas around the country, former industrial land near rejuvenating downtowns is converting to commercial uses. It is not that manufacturing would not like to have that land —it would. Rather, it is that it cannot afford to pay the prices that commercial uses can pay and still be profitable. Manufacturing moves farther out, abetted by cheaper land that is still well served by highways. If future Comprehensive Plan Amendments are a concern to the City, the City can slow the conversion of land in the MIC to light industrial and commercial uses by identifying the key industrial sites and adopting more aggressive policies to preserve these sites. CONCLUSION: IMPACTS TO INDUSTRIAL LAND 1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial development on parcels near the subject property in the MIC? No. The Sabey Corporation Comprehensive Plan Amendment August 9, 200, Page 15 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 TUKWILA'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 Sabey Corporation Comprehe ie Plan Amendment August 9, 200. Page 16 • 550,000 square feet of retail development, plus an 80,000 square foot hotel and a 60,000 square foot theater • 100,000 square feet of light -industrial development These uses amount to approximately 1.49 million square feet of built space on the site. A key question is: To what extent will the conceptual mix of uses compete with other commercial centers in Tukwila? In other words, the City's concern is whether the proposed Comprehensive Plan Amendment would draw demand for development in other areas of Tukwila to the subject property. Such an outcome could be inconsistent with several of the City's ongoing planning efforts. Tukwila's Urban Center has more than 850 acres. Some of the development efforts going on in Tukwila's Urban Center include: • The Southcenter Mall, which has 1.3 million square feet of occupied retail space and is completing a 400,000 square foot addition, which is 95% leased. In addition, the former Mervyn's site is being redeveloped, adding 50,000 square feet to create a site with 100,000 square feet of retail space. Southcenter Mall is a regional retail center that attracts shoppers from around the region and as far away as Alaska. • The South Center Square, which is a new retail development south of the 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 2040.4 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. 4 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. Sabey Corporation Comprehensive Plan Amendment . August 9, 200: Page 17 Table 7. Estimated need for commercial and industrial built space to accommodate new employment, Tukwila area, 2000 to 2040 Type of employment FIRES Retail WTCU Gov/Ed Manufacturing Total Needed space (square feet) 9,150,050 2,149,628 1,610,685 (25,675) (2,117,896) 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: Sabey Corporation Compreh we Plan Amendment August 9, 20L Page 18 • The Landing (2 miles from Tukwila). The Landing is a mixed -use development under development in Renton, south of Lake Washington. When completed in 2008, The Landing will include about 600,000 square feet of retail space and 990 residential units. • Kent Station (6 miles from Tukwila). 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 Mall, approximately 510,000 square feet of retail space, is planning the Factoria Town Square addition to add 685 housing units and 151,000 square feet of retail space. • Downtown Seattle (10 miles from Tukwila). The downtown has extensive office and retail space including City Centre, Pacific Place, and Westlake Center. • Bellevue Square (14 miles from Tukwila). The Bellevue Square Mall is upgrading to include 2,500,000 square feet of hotel, office, and retail space; it currently is 1,300,000 square feet. The Bellevue is a 130,000 square foot high -end retail development currently being constructed next door. • Bellevue Place (14 miles from Tukwila). Bellevue Place has 500,000 square feet of office, retail, restaurant, and hotel space, and is currently constructing a 351-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 larger 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. Sabey Corporation Comprehensive Plan Amendment August 9, 200r 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.5 • 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. Sabey Corporation Compreh ie Plan Amendment August 9, 201 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 defmitively exactly what the market area will be. Attachment B CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us ZONING CODE AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-ZCA Planner: 'febecce,, Tx File Number: I, I l - 00 y C Ems..) Application Complete (Date: 11 /1' ) Project File Number: eL I jo01 Application Incomplete (Date: ) Other File Numbers: L'r —O U i (Copt) 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 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: mikelh@sabey.com C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc ,Signature: Date: A (Z-4 Aie,vLA___ 7 /3 /it/ C:\Documents and Settings\ AllisonS\ Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Light Industrial) C. LAND USE(S): Existing: MIC/H Proposed: CI (for proposed changes in land use designations or rezones) C:\Documents and Settings\ AllisonS\ Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc l (Pa0 of) 0003400042 0003400046 s BooIna Rd. DRAFT {daf; Tax Cot Corr bi ed cdr Associated Grocers Property Boundary 'L Pro %l e ound 0 Snow• in Fent 928 (approx►lnat.) 10230 E Marginal Way Seattle, Washington Tax Lot Parcel Numbers SAB-029-00 FIGURE 3 RebNsry 2007 Dalton. Olmsted & [Faelovand. iaa. VIM CMOS 13.. SUBJECT PROPERTY CITY OF TUKWILA AREA = 27,907 SF CITY Of SEATTLE AREA = 1,265,135 SF �I. x tocStI•Rena• /a•, r CITY OF TUKWILA AREA = 1,438,912 SF 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 250' LEGEND: SUBJECT PROPERTY ZONING DESIGNATION TUKWILA/SEATTLE CITY LIMITS 10230 E MARGINAL - ZONII 5UJG1 F OMa F tl . MA- /R.1,41... WAY 8.8.2007 FULLER SEARS CONCEPTUAL SITE PLAN SOUTH SEATTLE SITE PRIMARY CIRCULATION SECONDARY CIRCULATION PERIMETER CIRCULATION SABEY CORP. MIXED USE SCHEME* OFFICE 700,000 SF RETAIL 550,000 SF HOTEL 80,000 SF THEATER 60,000 SF LT. INDUSTRIAL 100,000 SF THIS IS A CONCEPTUAL SITE PLAN FOR A NON - PROJECT ACTION. INTERNAL CIRCULATION, BUILDING SIZE AND LOCATIONS, AND TYPE AND SQUARE FOOTAGE OF PROPOSED USES MAY VARY FROM THOSE SHOWN WITH DEVELOPMENT AND REVIEW OF PROJECT -LEVEL PLANS 3. AFFIDAVIT OF OWNERSHIP CPY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan®ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. 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. ss 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 <0, AIONV 18 a,� 7 eO t,1A ==0= v'cWASN`4„ NOTAR 0BLIC in and for the State of Washington residing at C �jk[ �!� c-A,S �4 My Commission expires on V V ( 11‘ C:\Documents and Settings\AliisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc 4. REDUCED SIZE PLANS R=340.71• L=131.98' =2211'40- 13 30 ADO R=340.71' L=131.98' A =221140' 12.5. MIN s c D_F.R0N1 LANDSCAPING EOD 300 $' REAR SMACK 12.5' SECOND FRONT SETBACK A JRTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 -E, WM POSED U,A. 'LI ZONE- / SUBJECT PROPERTY 12.5' MIN. IRGNT LANDSCAPING PAC o: vi SELL RIVER OHMW NOT6 1. THIS IS A NON -PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. TUKWILA \CN`GP3A SEATTLE R=522.96' L=666.38' I.0, =73130'327 R.102.80 L=150.50 C-8552'45' I 1 _a f I N.T.S. 1 1 • LAKE WASHINGTON STE S NORFOLK ST BOEING ACCESS RD VICINITY MAP RENTON g a w f- w Qz O i- ac J <Zw L.L I.L L gwm O Q M > co �n 0 z x w a 0 U zz O12 1-0 0 0 Q LA. QY REVISIONS: APPD. b 1 R DATE: JULY, 2007 DESIGN: JAW DRAWN: OAF CHECKED: REVISION NUMBER: SCALE:1"=100' PROJECT NUMBER: DASC00000030 DRAWING FILE: 3ry ECIM0020ASC00000030 SHEET NO. C2 OF 5. APPLICATION FEE H CK NUMBER PLEASE DETACH4 a7D.Lb City of Tukwila Finance Dept V;(5.tx .IX0(y tXN0• !HIm10yIXI .U(i.O. IXI*0.1X1. .M, THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER 4)([4 SABEYPROPERTIES LLC Remittance is made by Sabey Properties Qt s St TSidi[ r(eS e 'i Fir PAY TO THE • OROEMt;.: even thousandeight hundred fif Finance Dept` center Blvd 1 i 001'a8-2599 The Commerce. BankOf Washington 801 •Uniort Street "' °8° a°0 THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK —HOLD AT AN ANGLE TO VIEW 000 6. COMPREHENSIVE PLAN AMENDMENT + FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 8. NOT APPLICABLE 9. OTHER INFORMATION SEE REPORT BY ECONORTHWEST SUBMITTED WITH APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 10. RESPONSE TO 18.84.030 CRITERIA ZONING AMENDMENT CRITERIA (TMC 18.84.030) Zoning Amendment Criteria (TMC 18.84.030) The application shall specify, in a format established by the property: 1. Is the proposed amendment to the zoning map consistent with the goals, objectives, and policies of the comprehensive plan? The proposal is consistent with goals and policies of the Tukwila Comprehensive Plan calling for the development of identifiable City boundaries. Goal 1.3 provides, "Identifiable boundaries for Tukwila so that residents, workers, and visitors know they are entering the City." Redevelopment of the property with LI uses will be subject to design review. This process will ensure that the property's function as a significant entry point to the City, as 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. Attachment C ILA SEATTLE M I C/H to LI City of Tukwila Comp Plan Amendment L11-001 Rezone L11-002 Project File PL11-001 Subject Property Zoning il■I■i .ICI;Tukwila City Limits City of Tukwila Community Bank Rezone from MIC/H to LI 0003400042 0003400046 a s B1� Rd. Ref: Tax Lot Combined.cdr Attachment E Associated Grocers Property Boundary 10230 E Marginal Property Boundary foals in Feet (approximate) 10230 E Marginal Way Seattle, Washington Tax Lot Parcel Numbers SAS-02940 FIGURE 3 Folmar/ 2007 Dalton. Olmsted & Fnglevand. Inc. &V of J u(,uaiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Application Notice of Decision x Notice of Public Hearing x Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _10 day of June in the year 2011 Project Name: Sabey/United Grocers / Community Bank Project Number: PL11-001 Associated File Number (s): L11-001 , L11-002 Mailing requested by: Rebecca F Mailer's signature: r /�/�.7 /' ,e, /,, X____ W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTIUN.DOC C y of Tukwila Notice of eeting Location-10200 tE. Marginal Way South, Tukwila, and Hearing File #'s: PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox 206-431-3683 or Rebecca.fox@tukwilawa.gov Project Description: Amend the Comprehensive Plan designation and zoning on property located at 10200 E. Marginal Way South, Tukwila, WA 98168 (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Heavy (MIC/H) to Light Industrial (LI) for future development. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188: June 23, 2011—Public Meeting: You may comment on the request at a public meeting on June 23, 2011 at 6:30 p.m. before the Tukwila Planning Commission at Tukwila City Hall. After hearing public comments, the Planning Commission will forward its recommendation to the City Council. July 11, 2011—Public Hearing: You may comment on the PC's recommendation at a public hearing on June 11 at 7 p.m. before the City Council at Tukwila City Hall. Afterward, the City Council will take final action on the request. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written comments on the project. They may be delivered to Rebecca Fox , Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA 98188, or via email to Rebecca.Fox@tukwilawa.gov . Please provide your comments by 5 p.m., the day of the Planning Commission meeting (6/23/11) or City Council hearing (7/11/11). You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3683. You are receiving this notice because you are a property owner or tenant within 500ft of this project. OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT L ABC Towing, Inc. TUKWILA COMMUNITY MEMBER Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA COMMUNITY MEMBER MASSA,BOB ROACH,JOHN S Linda) Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY Mike Hansen - SABEY Corp OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S 10325 E MARGINAL WAY S 12201 TUKWILA INTL BLVD 12201 TUKWILA INTL BLVD 4TH-FL 3301 S NORFOLK ST 372 S REYNOLDS RD 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 12201 Tukwila Intl Blvd CITY ST ZIP TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98188 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 TUKWILA WA 98168 SEATTLE WA 98118 OTHELLO WA 99344 MERCER ISLAND WA 98040 TUKWILA WA 98178 TUKWILA WA 98178 TUKWILA WA 98178 TUKWILA WA 98178 TUKWILA WA 98178 TUKWILA WA 98178 TUKWILA WA 98188 TUKWILA WA 98188 SEATTLE WA 98108 SEATTLE WA 98103 SEATTLE WA 98124 TUKWILA WA 98188 CITY OF TUKWILA NOTICE OF MEETING & HEARING PROJECT INFORMATION Mikel Hansen/Sabey Corp oration has applied to amend the Comprehensive Plan (File #L11-001) and Zoning (File #L11-002) on one lot with a total area of approximately .64 acres at 10200 E. Marginal Way South, Tukwila, WA. The request is to amend zoning/Comprehensive Plan on a parcel containing a vacant office building, formerly the Community Bank, (Parcel #0423049184) from Manufacturing/Industrial Center -Heavy (MIC-H) to Light Industrial (LI) for future development. FILES AVAILABLE FOR PUBLIC REVIEW The applications (Files #PL11-001, #L11-001 & L11-002) are available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. OPPORTUNITIES FOR PUBLIC COMMENT —Meeting 6/23/11 &Hearing 7/11/11 MEETING-6/23/11 You may comment on the request at a public meeting scheduled for June 23, 2011 at 6:30 p.m. before the Tukwila Planning Commission in the City Council Chambers, Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA. After hearing public comments, the PC will forward a recommendation to the City Council HEARING-7/11/11 You may comment on the PC's recommendation at a public hearing scheduled for July 11, 2011 at 7:00 p.m. before the City Council in the City Council Chambers, Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA. After hearing public comments, City Council will take action. Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked or sent via email to rebecca.fox@tukwilawa.gov no later than 5 p.m., June 23, 2011 (PC Meeting), or 5 p.m. July 11, 2011 (CC Hearing). APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal, contact Rebecca Fox at (206) 431-3683, Rebecca.fox@tukwilawa.gov or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: January 3, 2011 Notice of Completeness Issued: January 28, 2011 Notice of Meeting Issued: June 9, 2011 H:\COMP PLAN 2010-2011\PL11-001--Comm.Bank-Sabey\POSTING-PC.meeting+CC hearing--Sabey.Community Bank.PL11-001.doc rf 6.15. eit* of J afiwita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Svedahl HEREBY DECLARE THAT: _Teri Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action X Other: Cancelation of 5/26 PC meeting Was mailed to each of the addresses listed/attached on this _ 18 day of May in the year 2011 Project Name: Community Bank/Unified Grocers Project Number: PL11-001 Associated File Number (s): L11-001, L11-002 Mailing requested by: Rebecca F Mailer's signature: /A Q71, W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC **NO PLANNING COMMISSION MEETING 5/26/11** Files: PL11-001, L11-001 and L11-002 Tax Parcel: 0423049184 Location: 10200 E. Marginal Way South, Tukwila, WA 98168 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox Project Description: Change the Comprehensive Plan designation and zoning from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial (LI) on .64 acres formerly occupied by the Community Bank. 5/26/11 MEETING CANCELED: The previously scheduled Tukwila Plan- ning Commission meeting for this application has been CANCELED until further notice. You will be notified when this matter is rescheduled. This item may be considered by the City Council, see agendas at www.tukwilawa.gov . For information about the rezone/comprehensive plan change application, or to request a copy of any decision, information on hearings, and your appeal rights contact Project Planner Rebecca Fox at 206-431-3683 or via email at rfox@ci.tukwila.wa.us. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT ABC Towing, Inc. TUKWILA OCCUPANT Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA OCCUPANT MASSA, BOB ROACH,JOHN S Lindal Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY Mike Hansen - SABEY Corp OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S L 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S 10325 E MARGINAL WAY S 12201 TUKWILA INTL BLVD 12201 TUKWILA INTL BLVD 4TH-FL 3301 S NORFOLK ST 372 S REYNOLDS RD 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 12201 Tukwila Intl Blvd CITY TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE ST ZIP WA WA WA WA WA WA WA WA WA WA WA WA WA OTHELLO WA MERCER ISLAND WA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE TUKWILA WA WA WA WA WA WA WA WA WA WA WA WA 98168 98168 98188 98168 98168 98168 98168 98168 98168 98168 98168 98168 98118 99344 98040 98178 98178 98178 98178 98178 98178 98188 98188 98108 98103 98124 98188 Cif* J uPuuiQgc Department Of Community Development AFFIDAVIT OF DISTRIBUTION 1, _Teri Svedahl Notice of Application HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance X Notice of Decision Notice of Public Meeting Determination of Significance & Scoping Notice Notice of Application for Shoreline Mgmt Permit Mitigated Determination of Non - Significance Short Subdivision Agenda Shoreline Mgmt Permit Board of Appeals Agenda Packet Official Notice Board of Adjustment Agenda Packet Notice of Action Other: Was mailed to each of the addresses listed/attached on this _.29 day of _April in the year 2011 Project Name: MIC Update and Annual Comp Plan Amendment Project Number: PL10-016 Associated File Number (s): E11-003, L10-015, and L11-001 Mailing requested by: Rebecca Fox Mailer's signature: W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife WASHINGTON STATE AGENCIES ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Division Dept of Ecology, SEPA ( ) office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation ( ) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle ( ) KC Dev & Enviro Services-SEPA Info Center KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library ( ) QWEST Communications ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities ( ) Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce Muckleshoot Indian Tribe * ) Cultural Resources ( ) Fisheries Program Ci'C,( ) Wildlife Program Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES ( ) Puget Sound Clean Air Agency ( ) Sound Transit/SEPA r).4 Duwamish River Clean Up Coalition * Washington Environmental Council People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Sabel Corp 11,201 •T✓ici3O it i l r, ,krH01-/iorv-e i Ivd Public Notice Mailings For Permits SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (3-part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21-day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3-part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline - Grading Plan Vicinity map SEPA determination (3-part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist City of Tukwila Department of Community Development NOTICE OF DECISION To: Mikel Hanson KC Metro Transit Div-SEPA Official Muckleshoot Indian Tribe Duwamish Indian Tribe Duwamish River Clean Up Coalition People for Puget Sound State Department of Ecology, SEPA Division King County Assessor (for changes to land use or value) Jim Haggerton, Mayor Jack Pace, Director PROJECT: Manufacturing Industrial Center update and Annual Comprehensive Plan Amendment review including rezone request at 10200 E. Marginal Way South from MIC/H to LI FILE NUMBERS: E11-003 ASSOCIATED FILES: L10-015 and L11-001 APPLICANT: City of Tukwila and Mikel Hanson LOCATION: Manufacturing Industrial Center This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Rebecca Fox, who may be contacted at (206) 431-3670 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 City oc A'ukwi1a Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://wwwci.tukwila.wa.us DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: El 1-003 Applied: 04/11/2011 Issue Date: 04/27/2011 Status: APPROVED Applicant: CITY OF TUKWILA Lead Agency: City of Tukwila Description of Proposal: SEPA for 1) MIC update and 2) annual comp plan amendment review, including rezone request at 10200 E. Marginal Way from MIC/H to LI Location of Proposal: Address: Parcel Number: 0001 Section/Township/Range: Ile City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental ::hecklist and other information on file with the lead agency. This information is available to the public on request. ack Pale, Responsible Official :ity of Tukwila ;300 Southcenter Blvd 'ukwila, WA 98188 206)431-3670 ik1 (90),-90 i) ►ny appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action nrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to ppeal the governmental action that is subject to environmental review. (RCW 43.21C.075) To: Jack Pace From: Rebecca Fox Date: April 27, 2011 Re: Staff Report SEPA/Environmental Review E11-003 MIC Update & MIC-H to LI—Comprehensive Plan amendment and rezone (Sabey Corporation/Community Bank) Summary of the Proposed Action: This is combined environmental review for the required Comprehensive Plan update for the Manufacturing/Industrial Center, and for a rezone request submitted as part of Tukwila's annual Comprehensive Plan amendment process. Both issues will be considered under the optional DNS process per WAC 197-11-355. 1) MIC--The proposed changes are intended to clarify the boundaries of the MIC, emphasize the role of high capacity transit in the MIC, and prevent the establishment of uses that may conflict with industrial businesses. See Attachment A for a listing of all of the proposed text changes and Attachment B for the map changes. This is a legislative matter. 2) Rezone: The applicant proposes to amend the Comprehensive Plan and Zoning map designations on approximately .64 acres at 10200 E. Marginal Way S. in the Tukwila Manufacturing/Industrial Center immediately south of Boeing Field from Manufacturing/Industrial Center —Heavy (M/IC-H) to Light Industrial (LI). The property will be removed from the Manufacturing -Industrial Center for future redevelopment with light industrial and commercial uses. If the Comprehensive Plan amendment/rezone is approved, future development will require project -specific environmental review, as the Planned Action would no longer apply. This is a quasi-judicial matter. General Information Project Name: MIC Update (File #PL10-016) and Annual Comprehensive Plan amendments (MIC/H to LI) (File #PL11-001) Applicant: City of Tukwila Location 1) Manufacturing/Industrial Center (MIC) Update: Manufacturing/Industrial Center including 966 acres Rf Page 1 of 5 W:'L.ong Range Projects\MIC Study\SEPA\SEPAstaffinemo.doc 04/27/2011 12:20:00 PM Current Zoning: Current Comprehensive Plan: Agencies with Jurisdiction City of Tukwila along the Duwamish River, 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. 2) Community Bank @ Unified Grocer: The site - specific rezone request is located within the MIC at 10200 E. Marginal Way S. (Parcel #0423049184). Manufacturing/Industrial Center —Heavy (MIC-H) and Manufacturing/Industrial Center -Light (MIC/L) Manufacturing/Industrial Center —Heavy (MIC-H) and Manufacturing/Industrial Center -Light (MIC/L) Required Permits/Approvals Planning Commission public hearing (MIC update) and recommendation (MIC update and MIC/H to LI) , and City Council ordinance adoption. SEPA Background These requests will be considered as an optional DNS WAC 1977-11-355. It includes environmental review for the following: • PL10-016 o File #L10-015-- Manufacturing Industrial Center Study & Comprehensive Plan Update • PL11-001 o Ll 1-001—Community Bank @ Unified Grocer —Change Comprehensive Plan Map from Manufacturing Industrial Center (MIC/H) to Light Industrial (LI) at 10200 E. Marginal Way S. o Ll 1-002—Community Bank @ Unified Grocer —Change Zoning Map from Manufacturing Industrial Center (MIC/H) to Light Industrial (LI) at 10200 E. Marginal Way S. 0 Background 1) As required by the State of Washington Growth Management Act, Tukwila is reviewing and updating its Comprehensive Plan, including the Manufacturing Industrial Center element, prior to the 2014 deadline. Review of the Manufacturing Industrial Center element includes the preparation of background materials, a policy consistency analysis of King County's Countywide Planning Policies and Tukwila's Comprehensive Plan policies, a review of pertinent development regulations, and consideration of boundaries. The recommendations considered in this SEPA checklist are based on this information. Rf Page 2 of 5 04/27/2011 12:20:00 PM W:\Long Range Projects\MIC Study\SEPA\SEPAstaffinemo.doc 2) The rezone request was received as part of the annual Comprehensive Plan amendment process. The property is the former Community Bank. It is approximately .64 acres at 10200 E. Marginal Way South, Tukwila. This area would be removed from Tukwila's Manufacturing/Industrial Center, and added to the Light Industrial (LI) zone. Additional Environmental Information 1) MIC: a. MIC Strategic Implementation Plan (1998) b. Planned Action Environmental Impact Statement (1998)—The Planned Actioin analyzed anticipated development alternatives in the MIC area and streamlined SEPA review for development in that corridor. 2) Community Bank@ Unified Grocers: a. SEPA Checklist (E07-016) (2007)--Environmental review was prepared for a 32 acre rezone from Manufacturing/Industrial Center -Heavy (MIC/H) to Light Industrial (LI) (File #E07-016). The current rezone request is immediately adjacent to a prior rezone area referenced in SEPA file E07-016. The current rezone was initially intended to be part of the larger rezone in 2007, and environmental information is pertinent. b. Traffic Study (Mirai, 2007)—Traffic study prepared for eventual development of 32 acre site adjacent to rezone area. Referenced in SEPA #E07-016. Summary of Major Impacts As this is a non -project action, no specific impacts are addressed under the 16 elements that are normally reviewed in the SEPA checklist. 1) MIC— • Policy recommendations are intended to ehance the MIC as a center of high capacity transit. to provide options for employee commuting, and to reduce green house gas emissions, and to reduce the impacts of adjacent industrial uses on single-family residential neighborhoods.. • The intent of code changes is to prevent the establishment of uses that are incompatible with industrial uses in order to further the MIC as an area for industrial development and major employment generation. • Boundary changes will separate current park from possible future industrial use. 2) Community Bank @ Unified Grocers: Rf Page 3 of 5 04/27/2011 12:20:00 PM W:\Long Range Projects WIC Study\SEPA\SEPAstaf memo.doc • The primary impact of changing designation from MIC/H to LI will be the potential to develop a greater range of non -industrial uses and activities on the site than is currently allowed. Since the property will be removed from the MIC, it will no longer be part of the Environmental Planned Action. • Future development of the site will require project -specific approvals including, for example, site plan approval and approval of building and other construction permits. Subsequent SEPA review will be required in connection with future project- specific proposals. Land Use: 1) MIC: Code changes are intended to prevent the establishment of uses that are incompatible with industrial uses. The deletion of dormitories, inpatient treatment centers and extended -stay hotels from the area and the conversion of hotels and motels from permitted to conditional uses is intended to avoid conflicts between noise generating industrial and manufacturing uses and sleeping customers. The limitation of beauty and barber shops, financial services, outpatient and emergency medical and dental services, and health clubs to a size and type clearly intended to serve other permitted uses is intended to prioritize industrial and manufacturing uses. The limitation of schools, colleges and universities to those with a primarily vocational curriculum is intended to allow only those with a legitimate need to be located in the MIC. New nightclubs and billiard/pool rooms would no longer be allowed to establish in the area because they are not directly or indirectly supportive of the MIC goals. 2) Community Bank @ Unified Grocers: The proposal will allow the future development of the property with LI uses. The LI zone permits a broader range of uses than currently permitted in the MIC/H zone. This means that the vacant bank use on site could be replaced with different uses than currently permitted in the MIC/H zone, including, retail, lodging, and entertainment, as well as 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 on the property as part of future development that is proposed on 64 adjoining acres, including approximately 32 acres in Tukwila. Since the property is directly south of King County International Airport (Boeing Field), future development will need not only to meet the requirements of Tukwila zoning for height, but also that of Boeing Field and the Federal Aviation Administration. Addressing Additional Impacts: MIC—Future development resulting from the recommendations may be subject to the Planned Action for the MIC area. Planned actions are developments that satisfy all of the criteria in TMC 21.04.152 (Planned Actions Identified). A proposal must initially qualify as a planned action, then pass a second screen to ensure consistency with the Comprehensive Plan and mitigation of all significant negative environmental impacts. The initial qualification criteria are summarized below. Rf Page 4 of 5 04/27/2011 12:20:00 PM W:\L.ong Range Projects\lvIIC Study\SEPA\SEPAstaffinemo.doc 1. The action is a "permitted use" located within the MIC/L (TMC 18.36.020) and MIC/H (TMC 18.38.020) zones and/or is an accessory use (TMC 18.36.030 and 18.38.030 respectively). 2. The action is: a. not an "essential public facility" as defined in RCW 36.70.200 and TMC 18.06.270, b. not a conditional or unclassified use, in the respective MIC/L or MIC/H zones, c. not a development, any portion of which includes shoreline modifications waterward of the ordinary high water mark, d. not a development associated with 16th Avenue Bridge construction activities. Projects that do not meet the Planned Action criteria will have individual environmental review. Community Bank@Unified Grocers —This is a non -project action. Any future development that comes about as a result of the rezone from MIC/H to LI will require project —level approvals and SEPA review since it will not be part of the MIC and subject to the Planned Action. Future impacts will be addressed once there is a development project for consideration. Recommendation: Determination of Non -Significance R f Page 5 of 5 04/27/2011 12:20:00 PM W:\Long Range Projects\IvIIC Study\SEPA\SEPAstaffinemo.doc STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: A. BACKGROUND Agency Comments 1. Name of proposed project, if applicable: Environmental review includes: 1) Tukwila Manufacturing Industrial Center (MIC) Comprehensive Plan and Zoning Code Update including map changes; and 2). Annual Comprehensive Plan amendment, including site -specific rezone request at 10200 E. Marginal Way S. ("Community Bank @Unified Grocers") (parcel #0423049184) 2. Name of Applicant: City of Tukwila Department of Community Development 3. Date checklist prepared: April 12, 2011 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): 4/28 Planning Commission Public Hearing 5/26 PC Recommendation for MIC and meeting for site -specific rezone 6/13 MIC legislative changes to Council CAP Committee 6/13 City Council Hearings for MIC legislative changes and the Comp Plan quasi-judicial change 6/20 Possible Council adoption of ordinances 6/27 Possible Council adoption of ordinances if additional discussion is needed 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Tukwila will continue to apply the existing and amended Comprehensive Plan policies and implementation strategies. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. • In 1998, the City Council adopted a Strategic Implementation Plan for the MIC and an accompanying Pk d Action Environmental Impact aliFment that that analyzed anticipated development. alternatives in the MIC area and siMmlined SEPA review for development in that corridor. • In 2007, environmental review was prepared for a 32 acre rezone from Manufacturing/Industrial Center -Heavy (MIC/H) to Light Industrial (LI) (File #E07- 016) . Located at 10200 E. Marginal Way South, the site specific request is immediately adjacent to a prior rezone area referenced in SEPA file E07-016. The current rezone was initially intended to be part of the larger rezone in 2007. 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are active building permits issued and under review for some properties within the MIC zones. Improvements are ongoing at the Duwamish Hill Preserve. A pre -application meeting was held for a proposed Starbucks north of the site -specific rezone site. 9. List any government approvals or permits that will be needed for your proposal. Any changes to the Comprehensive Plan Map, Comprehensive Plan Policies, Zoning Code Map or Zoning Code language will need to be adopted by the Tukwila City Council through ordinances. 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. MIC--The MIC is home to over 14,000 jobs, and provides a significant portion of Tukwila's economic activity. The proposed changes are intended to clarify the boundaries of the MIC, emphasize the role of high capacity transit in the MIC, and prevent the establishment of uses that may conflict with industrial businesses. See Attachment A for a listing of all of the proposed text changes and Attachment B for the map changes. Community Bank @ Unified Grocers: The rezone at 10200 E. Marginal Way S. is intended to allow the future development of the property with LI uses, and to be included in a future large-scale light that may include office, retail, lodging, entertainment and light industrial warehouse and manufacturing uses. No project plans have been prepared at this point. Attachment C shows the location of the site -specific rezone request 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 2 SEPA CHECKLIST NIIC: Tukwila's MIC is app. .mately 966 acres along the Duwamis_ .fiver, 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. Community Bank @ Unified Grocers: The site -specific rezone request is located at 10200 E. Marginal Way S. (Parcel #0423049184). 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? The Duwamish River flows lengthwise through the MIC and so significant areas are within the Shoreline jurisdiction. There are existing and planned environmental restoration sites associated with the River such as the Cecil Moses Park. In addition there are some streams and wetlands, generally modified due to prior development. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: There are areas of oversteepened river banks and rocky outcroppings such as the Duwamish Hill Preserve. b. What is the steepest slope on the site (approximate percent slope)? Some areas of the riverbank are at a 1:1 slopethough under the proposed SMP there would be incentives for resloping and revegetating these areas. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. This varies throughout the MIC but generally consists of fill, alluvial deposits, sand, silt, peat and some rocky outcroppings. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Many areas have soils susceptible to liquefaction. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. This is a non -project action so no specific grading or filling activities are planned. Any future development under the proposed changes would be subject to existing environmental and development codes. W:\Long Range Projects\MIC Study \ SEPA \SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 3 f. Could erosion occur as a fit of clearing, construction, or use? If silnerally describe. g. This is a non -project action so no specific clearing or construction activities are planned. Any future development under the proposed changes would be subject to existing environmental and development codes. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? This is a non -project action and would not affect the existing environmental and development codes related to setbacks, drainage and water quality. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: This is a non -project action so no specific impacts are expected. Any future development under the proposed changes would be subject to existing environmental and development codes. 2.Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. This is a non -project action so no specific impacts are expected. The use changes proposed would reinforce the industrial nature of the area. The new policy and implementation strategy related to high capacity transit would lead to greater use of public transportation and a possible reduction in auto emissions. Any future project associated with the Community B ank @ Unified Grocers request for MIC/H to LI site -specific rezone will comply with all applicable local, state and federal regulations relating to to congrol of air emissions. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. This is a non -project action so no specific impacts are expected. The existing standards limiting airborne pollutants in MIC would not be affected by these changes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: None required. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. W:\Long Range Projects\MIC Study \SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 4 SEPA CHECKLIST The Duwamish River Ns lengthwise through the MIC an. were are various tributary streams that flow into it in this vicinity. The Community Bank@ Unified Grocers rezone is outside the shoreline zone. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. This is a non -project action and this set of changes will not affect the existing or proposed Shoreline Master Programs. No future development is anticipated as part of future development associated with the site -specific rezone request. The Community Bank@ Unified Grocers rezone is outside the shoreline zone. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. This is a non -project action so no filling or dredging will be directly caused by these changes. They do not reduce or alter the existing shoreline and wetland protections. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No, this is a non -project action. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, this is a non -project action. b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. No, this is a non -project action. 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: This is a non -project action and septic systems will be not be affected by these changes. c. Water Runoff (including storm water): W:\Long Range Projects\MIC Study \SEPA \SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 5 1. Describe the source c 'noff (including storm water) and method collection and disposal, if any (i___.ude quantities, if known). Where will tlh ater flow? Will this water flow into other waters? If so, describe. Rainwater generally sheet flows into the River or is collected and discharged through existing outfalls. Current regulations require upgrades to water quality treatment if triggered by development activity. These regulations will not be affected by the proposed changes. Any future development resulting from these changes or the proposed Community Bank@ Unified Grocers site -specific rezone will comply with all applicable local, state, and federal regulations relating to stormwater. 2. Could waste materials enter ground or surface waters? If so, generally describe. The current situation will not be affected by the changes proposed. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: This is a non -project action and none are required. Detention is not required in this area. 4. Plants a. Check or circle types of vegetation found on the site: Deciduous tree: alder, maple, aspen, other Evergreen tree: fir, cedar, pine, other Shrubs Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation blackberries, willows b. What kind and amount of vegetation will be removed or altered? This is a non -project action so no direct or indirect effects are expected to vegetation. Landscaping, revegetation and mitigation standards will not be affected by these changes. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: This is a non -project action so no direct or indirect effects are expected to vegetation. Incentives for river bank reslping and revegetation are included in the proposed SMP and will not be affected by these changes. Any future development relating to the Community Bank @ Unified Grocers MIC/H to LI site -specific rezone will comply with applicable City requirements for landscaping. 5. Animals W:\Long Range Projects\MIC Study \SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 6 a. Circle any birds or anin which have been observed on or nea_ .e site or are known to be on or near the site: SEPA CHECKLIST Birds: Mammals Hawk, heron, eagle, songbirds, other: Deer, bear, elk, beaver, other: Fish Other Bass, salmon, trout, herring, shellfish, other: Rodents b. List any threatened or endangered species known to be on or near the site. The Duwamish contains endangered salmon runs. The entire area is part of the Pacific Flyway. c. Is the site part of a migration route? If so, explain. Salmon migrations to and from the Sound. d. Proposed measures to preserve or enhance wildlife, if any: This is a non -project action so no direct or indirect effects are expected to animals. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. This is a non -project action so there are no direct or indirect energy needs. Any future development that comes about as a result of the site -specific rezone from MIC/H to LI will not be included in the MIC Planned Action, and will require project -level approvals and SEPA review. It is anticipated to use electricity and natural gas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No, the height and setback standards in the two proposed rezone areas will either not be affected or will be reduced so no impact is expected. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: None, changes associated with the MIC update do not affect energy conservation. Any future development that comes about as a result of the Community Bank @ Unified Grocers site -specific rezone from MIC/H to LI will require project -level approvals and SEPA review. Future development will comply with all applicable local, state and federal requirements relating to energy conservation. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. While industrial and manufacturing uses may carry a risk of these types of accidents the proposed MIC changes will not expand the types permitted. The existing limitations on hazardous substances in the MIC zones will not be affected. W:\Long Range Projects \MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 7 04/12/2011 any: Any future developme' '-Iat comes about as a result of the ( =unity Bank @ Unified Grocers site -specific rezuile from MIC/H to LI will require proje.,,level approvals and SEPA review. Future development is not anticipated to include any environmental health hazards, and will comply with all applicable local, state and federal requirements relating to environmental health. 1. Describe special emergency services that might be required. No new services will be required as a result of changes in MIC policy or permitted uses. This is a non -project action. Future development associated with the site -specific MIC/H to LI rezone will require project level approvals and SEPA review. Future development is not anticipated to require any special emergency services. 2. Proposed measures to reduce or control environmental health hazards, if None, these changes do not carry the risk of any additional health hazards. No development is currently proposed. Future development will comply with all applicable local, state, and federal requirements relating to environmental health. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Airport, truck traffic and heavy machinery. Traffic noise from I-5 and adjacent surface streets. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. The MIC update is a non -project action so no direct or indirect effects are expected. No development is currently proposed at the Community Bank @ Unified Grocers site. Future development may produce noise, including construction and traffic noise. 3. Proposed measures to reduce or control noise impacts, if any: None are required as our existing noise ordinance will not be affected. Future development associated with the site -specific rezone will comply with all applicable local, state and federal requirements relating to noise. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The uses vary across the 966 acres but generally encompass a wide variety of commercial and industrial uses. Surrounding zones include commercial/light industrial as well as single family residential. W:\Long Range Projects\MIC Study \SEPA \SEPA_CHECKLIST--MIC+Sabey.doc 04/12/2011 8 SEPA CHECKLIST The Community Bank Unified Grocers rezone site at 1020t, Maraginal Way South is currently a vacant bank building and associated parking. Adjacent uses are warehouse and distribution, with King County International Airport to the north, warehouse/distribution to the east, and light industrial to the south. b. Has the site been used for agriculture? If so, describe. Limited small scale residential gardening in the MIC in general. The rezone site has not been used for agriculture. c. Describe any structures on the site. The MIC is developed with a variety of low density commercial and industrial buildings along with a few residential structures. The rezone site at 10200 E. Marginal Way South is currently a vacant bank building and associated parking. d. Will any structures be demolished? If so, what? None as a direct result of these changes. It is possible that redevelopment might be encouraged by these amendments. The MIC/H to LI rezone is a non -project action. No development is currently proposed. Future development may be anticipated to include demolition of the existing structure on the site. e. What is the current zoning classification of the site? Both Manufacturing Industrial Center Light and Manufacturing Industrial Center Heavy. The rezone site at 10200 E. Marginal Way South is currently Manufacturing/Industrial Center -Heavy (MIC/H). f. What is the current comprehensive plan designation of the site? Both Manufacturing Industrial Center Light and Manufacturing Industrial Center Heavy. The rezone site at 10200 E. Marginal Way South is currently Manufacturing/Industrial Center -Heavy (MIC/H). g. If applicable, what is the current shoreline master program designation of the site? Currently it is Urban. Under the new SMP it will become High Intensity and Urban Conservancy. The rezone site is not in the shoreline zone. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. W:\Long Range Projects\MIC Study \SEPA \SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 9 j• The Duwamish River : 's lengthwise through the MIC and Aignificant areas are within the Shoreline jurisdiction. There are existing and planned enTlIonmental restoration sites associated with the River such as the Cecil Moses Park. In addition there are some streams and wetlands, generally modified due to prior development. Approximately how many people would reside or work in the completed project? No new housing is allowed in the MIC. Approximately one third of our 2031 King County employment growth target of 17,550 is planned for this area. The rezone from MIC/H to LI is a non -project action. No development is currently proposed. Future development is not anticipated to include residential use. A study prepared by ECONorthwest for the 32 acre rezone immediately adjacent projected that approximately 2, 500 people could work in the future large-scale development. A portion of the jobs associated with this future development could be located on the subject rezone property at 10200 E. Marginal Way South. Approximately how many people would the completed project displace? No displacement is expected. k. Proposed measures to avoid or reduce displacement impacts, if any: None are required. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The intent of these code changes is to prevent the establishment of uses that are incompatible with industrial uses. The deletion of dormitories, inpatient treatment centers and extended - stay hotels from the area and the conversion of hotels and motels from permitted to conditional uses is intended to avoid conflicts between noise generating industrial and manufacturing uses and sleeping customers. The limitation of beauty and barber shops, financial services, outpatient and emergency medical and dental services, and health clubs to a size and type clearly intended to serve other permitted uses is intended to prioritize industrial and manufacturing uses. The limitation of schools, colleges and universities to those with a primarily vocational curriculum is intended to allow only those with a legitimate need to be located in the MIC. It is appropriate to include the current rezone request with the adjacent large area that is currently zoned Light Industrial (LI) so that it can be included in a future large scale project including light industrial and manufacturing, retail, entertainment and lodging. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? None, housing is incompatible with the goals of the MIC. No housing anticipated in the proposed Light industrial designation at 10200 E. Marginal Way S. W:\Long Range Projects\MIC Study \SEPA\SEPA_CHECKLIST--MIC+Sabey.doc 04/12/2011 10 SEPA CHECK(..: ," b. Approximately how ma_ anits, if any, would be eliminated? In. Ae whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None required. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The existing heights allowed in the zone would not be affected by these changes. The rezoning of the Duwamish Hill Preserve from MIC/L to LDR would reduce the allowable hight, but no structures over one story are anticipated on that site. This is a non -project action with no development proposed, Since the Community Bank@Unified Grocers site property is directly south of King County International Airport (Boeing Field), future development will need not only to meet the requirements of Tukwila zoning for height, but also that of Boeing Field and the Federal Aviation Administration. b. What views in the immediate vicinity would be altered or obstructed? No effect from these changes. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposal would require design review for new office buildings. Currently design review is only required for sites within 300 feet of residential districts or 200 feet from the River. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None. Community Bank rezone at 10200 E. Marginal Way is a non -project action. Any future development will require project level approvals and SEPA review. Future development will produce light commonly assoicated with light industrial, lodging, office and retail uses. b. Could light or glare from the finished project be a safety hazard or interfere with views? The existing MIC/L and MIC/H site lighting standards at TMC 18.50.100 would not be affected by these changes. Any future project development will comply with all applicable local, state and federal regulations relating to light and glare. W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 11 c. What existing off -site F -ces of light or glare may affect your r- ,00sal? None. This is a non -project action. No development is currently proposed. Future development will require project-levl approvals and SEPA review. d. Proposed measures to reduce or control light and glare impacts, if any: None required. 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? The Green River trail, Duwamish Hill Preserve, Cecil Moses Park, and the river itself provide recreational opportunities. The Museum of Flight provides a cultural opportunity. b. Would the proposed project displace any existing recreational uses? If so, describe. No, though the private commercial uses of nightclubs and billiard/pool rooms could no longer be established in the area. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. The Duwamish Hill Preserve, also known as Grandmother's Hill, is an important archaeological/paleontological site as well as figuring in local Native American traditions. c. Proposed measures to reduce or control impacts, if any: The proposed rezone of the Duwamish Hill Preserve will add to its protection from future development. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The MIC has excellent freeway and surface street accessibility and has excess capacity to handle additional trips. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 12 04/12/2011 SEPA CHECK..!ST 10200 E. Marginal Wz._ ,. is served directly by I-5, the Boei, _ Access Road, E. Marginal Way S., Airport Way S. and S. Norfolk St. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, the Metro bus lines 124, 154, 173 among others travel along East Marginal Way S. A new Comprehensive Plan policy is proposed to seek light and commuter rail stops in the MIC. c. How many parking spaces would the completed project have? How many would the project eliminate? This non -project action would not directly affect parking numbers or requirements. Future development will comply with the Tukwila zoning code requirements for parking. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No. This is a non -project action. Future development associated with the Community Bank @ Unified Grocers rezone is likely to be considered along with adjacent planned development at the site of the 2007 32 acre rezone to LI. Preliminary traffic impacts were assessed by Mirai in a traffic study prepared for the SEPA checklist of the original rezone (File #E07- 013). e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. King County Airport is at the northern end of the MIC. MIC/H zoning follows the BNSF railroad tracks to I-5. The Link Light Rail travels through the MIC, though there are no stations. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not directly though the intent is to grow the industrial and manufacturing job base to meet our growth targets which could lead to increased service needs. The Community Bank rezone is a non -project action . No development is currently proposed. Any future development project could be expected to have a demand for public services typical of light industrial, lodging, retail and office uses. g. Proposed measures to reduce or control transportation impacts, if any: None needed for the MIC update. The street network in this area has additional unused capacity. No development is proposed at this point in conjunction with the Community Bank @ Unified Grocers site. Any specific future project resulting from the MIC/H to LI rezone will W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 13 have SEPA review, ;- be required to pay transportation irr ;t fees in accordance with Tukwila's impact fee oiuinance. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Not directly though the intent is to grow the industrial and manufacturing job base to meet our growth targets which could lead to increased service needs. b. Proposed measures to reduce or control direct impacts on public services, if any. None required. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. All utilities have adequate capacity to handle the proposed growth. (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 14 SEPA CHECKLIST 1. How would the propos De likely to increase discharge to wat emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? The intent of King County's Manufacturing Industrial Centers is to preserve lands where industrial processes may occur without the presence of uses that would be disturbed by noise, traffic or odors. However current limitations on hazardous uses, airbourne emissions and noise would remain in effect. Though we hope to see new development in the MIC these projects would need to meet current standards for water and air quality. The Community Bank MIC/H to LI rezone is not likely to increase these impacts. The Comprehensive Plan map amendment and zoning map change will result in a less intensive zoning than is currently there on the site. Future development under the LI zone is not likely to increase emissions to the air, other than temporary construction dust. There may be temporary construction -related noise. Once constructed, future noise impacts would be typical of light industrial, lodging, office and retail uses that have been suggested for development on the surrounding site. Future development is also unlikely to produce hazardous or toxic substances. Proposed measures to avoid or reduce such increases are: Existing standards are sufficient. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Other than the River and to a lesser degree the watercourses and wetlands in the area there is little habitat in the MIC. The sensitive areas have existing protections which will not be affected by the changes proposed. Proposed measures to protect or conserve plants, animals, fish, or marine life are: We have recently rewritten our Environmentally Sensitive Areas Ordinance. We are nearing the end of DOE review of a new SMP for Tukwila that would increase protections for the shoreline. As part of our ongoing Comprehensive Plan update we intend to rewrite our Tree Ordinance and update the Natural Environment section of the Comprehensive Plan. No additional measures are required as part of these proposed changes. 3. How would the proposal be likely to deplete energy or natural resources? These changes are aimed at preserving close in industrial land that is already well served with infrastructure. Development in this area will require fewer resources than greenfield development in southern King or Pierce County where these uses might otherwise locate. Future development on the proposed LI parcel is not likely to deplete energy or natural resouces. Proposed measures to protect or conserve energy and natural resources are: W:\Long Range Projects\MIC Study \SEPA \SEPA_CHECKLIST—MIC+Sabey.doc 15 04/12/2011 Pursuing stations for tl .igh capacity transit lines that ahead. .n through the area would potentially reduce auto emissions. Future development at the Community Bank site will have project -specific environmental/SEPA review. It will comply with all applicable local, state and federal regulations. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? The only direct effect on parkland is the proposed rezoning of Duwamish Hill Preserve from MIC/L to Low Density Residential with a Public Recreation Overlay. Many of our parks are zoned LDR, as is the adjacent neighborhood and this will further protect the site. Proposed measures to protect such resources or to avoid or reduce impacts are: No additional changes are needed. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? The intent of these code changes is to prevent the establishment of uses that are incompatible with industrial uses. The deletion of dormitories, inpatient treatment centers and extended - stay hotels from the area and the conversion of hotels and motels from permitted to conditional uses is intended to avoid conflicts between noise generating industrial and manufacturing uses and sleeping customers. The limitation of beauty and barber shops, financial services, outpatient and emergency medical and dental services, and health clubs to a size and type clearly intended to serve other permitted uses is intended to prioritize industrial and manufacturing uses. The limitation of schools, colleges and universities to those with a primarily vocational curriculum is intended to allow only those with a legitimate need to be located in the MIC. New nightclubs and billiard/pool rooms would no longer be allowed to establish in the area because they are not directly or indirectly supportive of the MIC goals. The proposed Community Bank rezone from MIC/H to LI will allow the future development of the property with LI uses. The LI zone allows a greater range of uses than is permitted in the current MIC/H zone, including office, retail, lodging and entertainment, along with light industrial and warehouse. Proposed measures to avoid or reduce shoreline and land use impacts are: The separately proposed SMP addresses shoreline use in great depth. No further changes are proposed as part of this action. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 16 04/12/2011 SEPA CHECKLIST 6. How would the proposal be likely to increase demands on transportation or public service and utilities? It would only increase demands to the extent that it preserved the desirability of the location for existing and future industrial uses. Eventual development resulting from the rezone to LI at the Community Bank site could result in increased demands on utilities, transportation, public service. These would be assessed at the time a specific development proposal is received, and are not included in this non -project action. Proposed measures to reduce or respond to such demand(s) are: The transportation and utility networks have excess capacity. 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. Proposed changes for the MIC would fulfill rather than conflict with the requirements. D. SIGNATURE Under the penalty of perjury the above answers to the State Environmental Policy Act Checklist are trueand complete to the best of my knowledge. I understand that the lead agency is relying -on them to make its decision. Signature: Date Submitted: W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 17 I ACHMENT A MANUFACTURING/INDUSTRIAL CENTER UPDATE: SUMMARY OF RECOMMENDATIONS Listed below are the recommended actions for discussion. Tukwila Comprehensive Plan —Goals and Policies Add an implementation strategy to Tukwila Comprehensive Plan Policy 11.1.6 as follows, Actively seek alternative railroad -related freight routing away from residential streets in Allentown. Add a new Tukwila Comprehensive Plan Policy as follows, Pursue light rail and commuter rail stops in the vicinity of Boeing Access Road. Development Regulations Review Beauty and Barber Shops (TMC 18.36.020.3 and TMC 18.38.020.3) Delete "Beauty or barber shops" from Permitted Uses Add to Conditional uses Retail Sales (TMC 18.36.040.11 and TMC 18.38.040. 9.) Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, banks, outpatient medical services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Extended -Stay Hotel/Motel (TMC18.36.020.10 and TMC 18.38.020.10) Delete Extended -stay hotel/motel from Permitted Uses in MIC/L and MIC/H Hotel (TMC18.36.020.12 and TMC 18.38.020.14) and Motel (TMC 18.36.020.23 and TMC 18.38.020.27) Delete Hotels and Motels from Permitted Uses in the MIC/L and MIC/H Add to Conditional Uses in MIC/L and MIC/H W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 1 04/12/2011 MLflI ICII I r► Financial —Banking, mortgage and other services (TMC 18.38.020) Delete Financial - banking, mortgage and other services from Permitted Uses in MIC/H Add the underscored changes to Conditional Uses, Retail Sales TMC 18.38.040.9 Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial services, outpatient medical services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Manufacturing Reorganize manufacturing uses. Add a preface to the permitted manufacturing/processing uses that explicitly states the potential impacts as follows: TMC 18.36.020.17 -22, and 18.38.020 Manufacturing and industrial uses that have little potential for creating off -site noise, smoke, dust, vibration or other external environmental impacts or pollution, including but not limited to manufacturing, processing, assembling, packaging and/or repairing of: a. Electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment; b. Previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging c. Food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted); d. Pharmaceuticals and related products, such as cosmetics and drugs; e. Previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood; f. Electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. Reorganize and combine the listing of permitted manufacturing uses in MIC/H and add a preface to the permitted manufacturing/processing uses as follows: W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 2 04/12/2011 /'- , ACHMENT A TMC 18.38.020-13, 19-21 Manufacturing and industrial uses that have moderate to substantial potential for creating noise, smoke, dust, vibration or other external environmental impacts including, but not limited to: a. Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering; b. Manufacturing, processing, assembly, packaging and repair of: 1) Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) 2) Previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining and consumable electrode melting, and similar heavy industrial uses. Design Review for Office Uses (TMC 18.36.070 and TMC 18.38.070) Require design review for new office uses in MIC/L and MIC/H as follows: 18.36.070 Design Review Administrative design review is required for all new office development, and other developments within 300 feet of residential districts or within 200 feet of the Green/Duwamish River. 18.38.070 Design Review Administrative design review is required for all new office development, and other developments within 300 feet of residential districts or within 200 feet of the Green/Duwamish River Offices including Schools and Studios for Self-improvement Add the following underlined wording to the MIC/L chapter Permitted Uses 18.36.020.24 and strike language about studios for self improvement. Offices including, but not limited, to software development and similar uses, financial services, schools and studios for professional and vocational education or self-improvement if associated with an established aviation, manufacturing or industrial use, and less than 20,000 square feet. Add the following underlined wording to the MIC/L chapter Conditional uses 18.36.040.7 and strike language about studios for self improvement. Offices including, but not limited, to software development and similar uses, financial services, schools a diies for professional and vocational education or self-improvement if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. Outpatient, Inpatient, and Emergency Medical and Dental (TMC 18.36.020.25 and TMC 18.38.020.29) Delete "Outpatient, inpatient and emergency medical dental" from permitted uses. W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 3 04/12/2011 I /ALMI'ICIV I H Add "Outpatient and emergency medical dental" to Conditional Use Retail Services (18.36.040.xx and 18.38.040xx) Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, banks, outpatient and emergency medical and dental services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Recreation Facilities (Commercial -indoor) Athletic or Health Clubs (TMC 18.36.020.28 and TMC 18.36.020.28) Delete Recreation Facilities (Commercial -indoor) athletic or health clubs from Permitted Uses in MIC/L and MIC/H Add to Conditional Use Retail Services (18.36.040.xx and 18.38.040xx) Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, banks, outpatient and emergency medical and dental services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Schools and studios for education or self-improvement (TMC18.38.020.39) Recommendation: Add the following underlined wording to the MIC/H chapter Permitted Uses 18.38.020.39 and strike language about studios for self improvement. Schools for professional and vocational education or self-improvement if associated with an established aviation, manufacturing or industrial use Taverns, nightclubs (TMC18.36.020.37 and TMC18.38.020.43) Delete "nightclubs" from Permitted Uses in MIC/L and MIC/H Billiard or Pool Rooms (TMC 18.36.030.1 and TMC 18.38.030.1) Delete billiard or pool rooms from Accessory Uses in MIC/L and MIC/H Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as Universities, Colleges or Schools (TMC 18.36.030.2 and TMC 18.38.030.2) W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 4 04/12/2011 AT ACHMENTA Delete dormitory from Accessory Uses in MIC/L and MIC/H (TMC 18.36.030.2 and TMC 18.38.030.2). Colleges and Universities (TMC 18.36.040.1) Add the following wording to the Colleges and Universities Conditional Use category in MIC/L and MIC/H. 18.36.040.1 Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use 18.38.040.1 Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use Boundary Review Duwamish Hill Preserve 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. Planned Action Review Planned Action to determine if an update is required. W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 5 04/12/2011 ATTACHMENT B Manufacturing Industrial Center Update —Boundary Change Duwamish Hill Preserve Recommendation: Change the Zoning and Comprehensive Plan designation from Manufacturing Industrial Center/Heavy (MIC/H) to Low Density Residential (LDR) with a Public Recreation Overlay to reflect its status as public open space. Figure 1: Duwamish Hill Preserve Zoning RECEIVED APR 13 2011 TUKWILA PUBLIC WORKS W:\L.ong Range Projects\MIC Study\SEPA\SEPA--Attach.B--Duwamish Hill Preserve.doc STATE OF 1NASHINGTON W, >f.C)rsitz FiCew. 4;4)ii • April 12, 2011 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Fox: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Proposed rezone at 10200 E. Marginal Way South, Tukwila, Project # PI11-001 (Files L011-001 and L011-002). These materials were received on April 06, 2011 and processed with the Material ID # 16832. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please call me at 360.725.3056. Sincerely, Rinzia Wait f% Ike Nwankwo Technical & Financial Assistance Manager Growth Management Services eit* af J uftwit a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ — FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _13 day of _April in the year 2011 Project Name: Unified Grocers/Community Bank/Sabey Comp Plan & Zoning Amendment Project Number: PL11-001 (L11-001 & L11-002) Mailing requested by: Rebecca Fox Mailer's signature: 71 /V-Y2--)0,72/62 W:\USERS\TERI\TEMPLATES\AFFIDAVIT 0 1STRIBUTION City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 City of Tukwila Notice of Application Location-10200-E. Marginal Way South, Tukwila, WA 98168 File #'s: E11-003, PL1 I-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 50011 of this project. City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: El 1-003, PLl 1-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206- 1-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the roject and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox(c ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). File #'s: E11-003, PL11-001, LI1-001 and LI 1-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox@a ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200E. Marginal Way South, Tukwila, WA 98168 File #'s: El 1-003, PL11-001, LI 1-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environm tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox(cuci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. You are receiving this notice because you are a property owner or tenant within 500ft of this project. 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Tel Uawl101lAUa aS1aAPE algEgotd 103;aafold ayl pama!nal sey epMxnL—yd3S/Ma!nau Ieluawuo.!Au3 leulsnpul 1112!1 of ('lIDILCI);y2!'1-lalua3 leu1snpul/2uun;o1Jnuelnl wot3 (17816b0£Zb0# poled xmL) 2u!uoz pue uo!leu2!sap amid an!suaya1dwo3 ay; puawy :uo!lduosat laafoJd £89£-I -90Z ',cod Eooagall :MUFTI," laafoJd duedwo3 doges /uasueH lax!YQ :aauMp olaadoad/luea!IddV Z00-111 Poe 100-11'1 `I00-11'Id '£00-I 13 :s.# 3113 89186 VM VA0111 L'y1n0S SEM leul2JeL11 00Z01—uoueao-I uo!;eagddV Jo aapoN eI!A+�nL Jo ;tD 89186 VM e1J!A+)lu.L 'woos 'Cum IeU1lleIN OOZOl1—uo!leao3 not;ea!ddd jo aa!low ei!Atxn,L JO'3D3 OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT ABC Towing, Inc. TUKWILA OCCUPANT Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA OCCUPANT MASSA, BOB ROACH,JOHN S Lindal Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S L 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S 10325 E MARGINAL WAY S 12201 TUKWILA INTL BLVD 12201 TUKWILA INTL BLVD 4TH-FL 3301 S NORFOLK ST 372 S REYNOLDS RD 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 CITY TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE OTHELLO MERCER ISLAND TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE ST ZIP WA WA WA WA WA WA WA WA WA WA WA� WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA 98168 98168 98188 98168 98168 98168 98168 98168 98168 98168 98168 98168 98118 99344 98040 98178 98178 98178 98178 98178 98178 98188 98188 98108 98103 98124 COUNCIL AGENDA SvNoPsls Initials Meeting Date Prepared by Mayor's review Council review 03/14/11 RF 03/21/11 RF MINFORMATIO.N.I. ITEM No. CAS NUMBER: 1 1-033 [STAFF SPONSOR: REBECCA FOX 1 ORIG INAL AGENDA DATE: 3/14/11 AGNNIDA ITEM TITLE Annual Comprehensive Plan amendments 1 3/14/11 ❑ Resolution Mtg Date ❑ Ordinance Mtg Date ❑ Bid Award Mtg Date ►'1 Public Meeting ❑ Other Mtg Date C.\T1:GORY /l Briefing ►1 Motion Mtg Date 3/21/11 Mtg Date Mtg Date 3/21/11 SPONSOR ❑ Council ❑ Mayor ❑ Adm Svcs /1 DCD ❑ Finance ❑ Fire ❑ Legal ❑ PerR ❑ Police ❑ PW Si) O SOR'S Briefing on 3 requests for site -specific Comprehensive Plan amendments/rezones in 2011. SUMMARY No action is needed. On 3/21/11, there will be a public meeting to hear comments from citizens and the applicants. After hearing from public and discussion at the 3/21/11 meeting, the City Council shall be asked to take action on each request to either to deny, defer or refer the to the Planning Commission for review request RI'.VII WED BY ❑ COW Mtg. ❑ CA&P Cmte ❑ Utilities Cmte ❑ Arts Comm. DATE: N/A ❑ F&S Cmte ❑ Parks Comm. ❑ Transportation Cmte ❑ Planning Comm. N/A COMMIII'EE CHAIR: RECOMMENDATIONS: SPONSOR/ADMIN. COMMITTEE , Department of Community Development • COS;T';IMPAE:T %;F.UfD.SOURCE . EXPE.:NDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ $ • Fund Source: Comments: s.ir `CT ON ': ._.. ........ , .. • MTG. DATE. 03/14/11 .... DATE • .: � . ,� ..... ;° '�.. . ESNT5 ATT .. _MTG. 03/14/11 Informational memorandum dated 3/9/11 _ Attachments A through X (*No Community Affairs and Parks minutes. This item is a quasi-judicial matter, and at the direction of the City Attorney, came directly to the City Council.) 43 City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Community Development Director DATE: March 9, 2011 SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS ISSUE The City of Tukwila received three applications for Comprehensive Plan map and zoning map changes on specific sites in the Manufacturing/Industrial Center for review during 2011. On March 14, 2011, the City Council will be briefed on the applications. No action is required at this meeting. On March 21, 2011, the City Council will hold a public meeting to hear from interested citizens and the applicants regarding requests under consideration for Comprehensive Plan amendment and rezone. After the public meeting and discussion, the City Council will decide that evening whether to forward each proposed amendment to the Planning Commission for further consideration and recommendation, to defer review or to deny the request. BACKGROUND The City of Tukwila's Comprehensive Plan, adopted in 1995, establishes goals and policies that guide the community as it accommodates growth and change over time. The Comprehensive Plan's policies and land use map articulate the community's long range vision. The zoning code and map implement this vision through specific land use guidance, including what uses can locate and operate in a specific zone. The Washington State Growth Management Act (GMA) gives Tukwila the opportunity to amend the Comprehensive Plan once a year, unless it is an emergency. Proposed amendments may include changes to policies or the future land use map. Since the GMA requires Tukwila's Comprehensive Plan land use map and zoning map to be consistent, any change to the Comprehensive Plan land use map also requires a rezone/change in the zoning map. To be eligible for consideration, applications for proposed amendments must be submitted by December 31. Applications are reviewed during the following year, with the potential for two separate reviews by the City Council, and one by the Planning Commission. There are opportunities for public comment at each stage. The City Council acts as a legislative body when it makes changes to the Comprehensive Plan, including site -specific changes to the Comprehensive Plan map. When it considers making site - specific changes to the zoning map, the City Council acts as judges in a quasi-judicial manner. Different procedures and rules apply to the Comprehensive Plan amendment (i.e. legislative) process and the rezone (i.e. quasi-judicial) processes Review Process The procedure for amending the Comprehensive Plan is illustrated by Attachment A. Screening: In the first review, the Council holds a public meeting, reviews feedback, and identifies the amendments that will be analyzed and considered in the cycle. The City Council 45 INFORMATIONAL MEMu Page 2 uses adopted criteria in selecting Comp Plan amendments to consider, and possibly forward to the Planning Commission for further review. 1. Is the issue already adequately addressed in the Comprehensive Plan? 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? 3. Is the proposed change the best means for meeting the identified public need? 4. Will the proposed change result in a new benefit to the community? After considering the criteria, the Council shall make a motion either to: 1. Refer the proposal to the Planning Commission for review; 2. Modify the proposal and refer it to the Planning Commission; 3. Defer consideration for one year to get additional information; or, 4. Reject the proposal Planning Commission/Analysis: City staff and the Planning Commission then analyze the possible amendments that the Council identified and forwarded in the threshold screening. The Planning Commission holds public meeting, and makes a recommendation. City Council/Final Action: Staff submits an ordinance containing the Planning Commission's recommended amendments for the Council to consider. In the case of a map change, a rezone is also required. In this case, two ordinances are prepared, one to amend the Comprehensive Plan map, and one to change the zoning map. Council reviews the staff work, hears from the public in an open record hearing, and then considers adoption of the proposals. A final, amended ordinance, adopted by the Council before December 31, adds the selected amendments into the Comprehensive Plan. Changes in review process for 2011: This year the City Attorney has recommended changes to Tukwila's review process, in order to distinguish clearly between the quasi-judicial, site specific rezones and the legislative Comprehensive Plan amendments. This will ensure the proper review process is followed. These changes are incorporated in the process described above. They 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. DISCUSSION: Applications -- The requests are described briefly below. Each of the requested amendments is located in the Manufacturing Industrial Center, which is currently being reviewed as part of the required regular update of the Comprehensive Plan. (Attachment B) A moratorium in effect on most non- industrial permits will expire on July 1, 2011. Comprehensive Plan amendments and rezones are exempt from the moratorium in the MIC. Application #1-- Burlington Northern Santa Fe Railroad (BNSF)— Redesignate Three Lots from Low Density Residential (LDR) to Manufacturing/Industrial Center —Light (M/IC-L)(North Lot) • File #L 10-073—Comprehensive Plan Map Amendment • File# L10-074—Zoning Map Amendment. 2 03/09/20112:40:48 PM Rf W:\2011 Info Memos\CompPlan.doc 46 INFORMATIONAL MEM Page 3 The applicant Burlington Northern Santa Fe (BNSF) seeks to redesignate three vacant parcels ("North Lot") totaling approximately 1.8 acres from Low Density Residential (LDR) to Manufacturing/Industrial Center —Light (MIC/L) ( Attachment C) Located at the western edge of the existing BNSF multi -modal yard east of 44th Place S., the site is shown in the upper portion of the aerial map. (Attachment D) The nearest intersection is South 122nd and 44th Place South. The purpose of the rezone request is to allow expansion of the adjacent intermodal yard, most likely for container storage. (Attachments E, F) Access to the lots would be through the existing gate. The adjacent intermodal yard is designated Manufacturing/Industrial Center -Heavy (MIC/H), with the proposed MIC/L zoning intended to provide a transition to the LDR residential area. In this case, there is little functional distinction between the intermodal yard's MIC-H and the proposed MIC-L zoning since both will be used for the intermodal yard's operations. The properties are located in the Allentown neighborhood, with single-family homes immediately to the south, and across 44th Place South to the west. The neighborhood has a combination of newer and older homes. Several non -conforming industrial uses, including Western Cascade - and Union Tanks Works operate in the immediate area. These are "grandfathered" as non- conforming uses, and are allowed to operate provided they do not expand or increase their non- conformity in any way. Allentown residents are very concerned over the proposals. A number of citizen comments opposed to the rezones have been received, including two petitions with a combined total of 56 signatures. (Attachments G, H) Additional letters and emails expressing negative opinions and/or requesting information are included. (Attachments I - P) Review Criteria: Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward the application to the Planning Commission for review: 1. Is the issue already adequately addressed in the Comprehensive Plan? Aspects of the requested change designation are addressed in several goals and policies as follows: Objective #1: The Comprehensive Plan's highest priority,.as expressed through Tukwila Comprehensive Plan Objective #1 is "To improve and sustain residential neighborhood quality and livability." Goal 7.2 Noise Abatement —Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. Goal 7.3 Overall Land Use Pattern —A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses The MIC is seen as the focus of significant industrial activity that must be balanced with the needs of nearby residential neighborhoods: Rf 3 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 47 INFORMATIONAL MEN,. Page 4 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 Policy 11.1.6—Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing zoning directly abuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? • Residences, in the LDR zone, are immediately adjacent to BNSF's intermodal yard, designated MIC/H. No buffer is present between the two zones. • By establishing the current LDR designation for the Allentown community immediately adjacent to the existing MIC/H designation for BNSF's intermodal.yard, the City of Tukwila indicated its intention to retain Allentown's residential community, even without a buffer between homes and industry. • Boundaries between LDR, the lowest intensity zone, and MIC/H, the highest impact zone, were designated as part of the 1995 Comprehensive Plan development. The fixed boundary between the residential community and the railroad's intermodal yard is intended to limit further impacts on the residential community, and to allow the intermodal yard to continue operating. • Rezones and Comprehensive Plan changes are exempt from the current moratorium on development in the MIC area. 3. Is the proposed change the best means for meeting the identified public need? • Sustaining and improving the residential neighborhood is identified as the City's key priority. • Changing LDR to MIC/L would allow industrial activity, uses and impacts to extend farther into the residential area which is already significantly impacted by noise, light and traffic from BNSF's existing operations. 4. Will the proposed change result in a net benefit to the community? • The proposed change from LDR to MIC-L will allow an existing industrial use to expand its operations further into a single-family residential area. Although expansion would benefit BNSF, and could result in additional economic activity, it is likely to have a negative impact on the existing Allentown neighborhood. • The proposed change to allow expansion of the intermodal yard would prevent future residential use on the sites, and would negatively affect existing residential uses in the vicinity. Rf 4 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 48 INFORMATIONAL MEMO Page 5 Conclusions: • The Comprehensive Plan's highest priority is to improve and sustain residential neighborhood quality and livability. • The Comprehensive Plan designates LDR and MIC-H adjacent to each other without buffer in Allentown. • Extending industrial zoning and uses into the residential area will negatively affect the residential quality of life. • Expanding the industrial zoning in this location is inconsistent with the Comprehensive Plan. Recommendation: • Staff recommends denial of the request. Application #2-- Burlington Northern Santa Fe Railroad —"South Lot"-- Redesignate Five Lots from Low Density Residential (LDR) to Manufacturing/lndustrial Center —Heavy (M/IC-H) • File #L10-075—Comprehensive Plan Map Amendment • Flle# L 10-076—Zoning Map Amendment. The applicant Burlington Northern Santa Fe (BNSF) seeks to amend the Comprehensive Plan and Zoning Map on approximately 3.2 acres on five parcels, from Low Density Residential (LDR) to Manufacturing/Industrial Center —Heavy (MIC/H). (Attachment P) The properties are located on the western edge of BNSF's existing intermodal yard on 51st Place South, and are indicated in the lower portion of the aerial map. (Attachment C). The nearest intersection is at South 124th Street and 51st. The purpose of the rezone request is to allow expansion of the adjacent intermodal yard operations for either trailer or container storage. (Attachments Q, R) There are no plans to limit or reroute traffic from S. 124th Street. BNSF plans to continue using its existing entrance, immediately to the north of the subject site in the MIC/H zone. The lots would be accessed from within the intermodal yard, rather than from 51st Place S. The properties are in the Allentown neighborhood, with single-family homes immediately to the west across 51st Place South, a dead-end street. Four lots are cleared, and one contains a house, which is currently under contract to BNSF. Mature trees currently screen the yard from the east side of the subject properties. The yard itself is at a higher elevation than the proposed rezone site. As mentioned in the earlier discussion of the North Lot (File L10-073 and L10-074), Allentown residents have expressed significant concern over and opposition to the proposals. Comments did not distinguish between the two proposals, and seem to apply to equally to the North and South Lot proposals. (See Attachments G through P) Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward an application to the Planning Commission for review: Rf 5 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 49 INFORMATIONAL MEW Page 6 1. Is the issue already adequately addressed in the Comprehensive Plan? Aspects of the requested change designation are addressed in several goals and policies. • Tukwila Comprehensive Plan Objective #1 is "To improve and sustain residential neighborhood quality and livability." • Goal 7.2 Noise Abatement —Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. • Goal 7.3 Overall Land Use Pattern —A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses The MIC seen as the focus of significant industrial activity. • 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 • Policy 11.1.6—Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing zoning directly abuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. 2. if the issue is not adequately addressed in the Comprehensive Plant is there a need for the proposed change? • Residences, designated LDR, are immediately adjacent to BNSF's intermodal yard, designated MIC/H. No buffer is present between the two zones. • In establishing the current LDR designation of the Allentown community immediately adjacent to the existing MIC/H designation for BNSF's intermodal yard, the City of Tukwila indicated its clear intention to retain Allentown's residential community, even without a buffer between homes and industry. • LDR, the lowest intensity zone, and MIC/H, the highest impact zone, were designated as part of the 1995 Comprehensive Plan development process. A distinct boundary exists between residential uses and the railroad's operations, in order to limit further impacts on Allentown's residential community, and to allow the intermodal yard to continue its operation. • Rezones and Comprehensive Plan changes are exempt from the current moratorium on development in the MIC area. 3. Is the proposed change the best means for meeting the identified public need? • Redesignating from LDR to MIC/L would extend industrial activity, uses and impacts further into the residential area which is already significantly affected by noise, light and traffic from BNSF's intermodal yard operations. This is inconsistent with the public need for high quality neighborhoods. Rf 6 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 50 INFORMATIONAL MENtu Page 7 4. Will the proposed chance result in a net benefit to the community? • The proposed change from LDR to MIC/L would allow an existing industrial use to expand its operations further into a single-family residential area. Although expansion would benefit BNSF and could result in modest economic benefit, it is likely to have a negative impact on the Allentown neighborhood. • The proposed change would prevent future residential use on the sites. Expanding the intermodal yard further into the neighborhood would have a negative effect on developing future residential uses. Conclusions: . • The Comprehensive Plan's highest priority is to improve and sustain residential neighborhood quality and livability. • The Comprehensive Plan designates LDR and MIC/H adjacent to each other without buffer in Allentown. • Extending industrial zoning and uses into the residential area will negatively affect the residential quality of life. • Expanding the industrial zoning in this location is inconsistent with the Comprehensive Plan. Recommendation: • Staff recommends denial of the request. Application #3-- Community Bank at Unified Grocer Site —Redesignate one lot from Manufacturing Industrial Center/Heavy (MIC/H) to Light Industrial (LI) • File #L 11-001—Comprehensive Plan Map Amendment • File# L 11-002—Zoning Map Amendment. Request: The applicant, Mike! 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 T & U) The property was formerly occupied by Community Bank. Now vacant, it has been acquired by the Sabey Corporation. (Attachments V, W) 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 X) 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. The applicant had wanted to include the subject property in the original 2007 rezone but did not own the parcel then. The applicant has now acquired the property, and is proceeding with the rezone request in order to prepare for eventual large scale development that includes the subject property. Rf 7 03/09/20112:40:48 PM W:\20I 1 Info Memos\CompPlan.doc 51 INFORMATIONAL MEND Page 8 Review Criteria: Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward an application to the Planning Commission for review: 1. Is the issue already adequately addressed in the Comprehensive Plan? 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. The MIC is seen as the focus of significant industrial activity. • 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: • 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 Tight industrial and commercial, that can be developed under the Light Industrial zoning generally supports a varied and healthy economy for Tukwila: • Goal 2.1 Continuing enhancement of the community's economic well-being 2. If the issue is not already adequately addressed in the Comprehensive Plan, is there a need for the proposed change? The site is part of the Manufacturing Industrial Center which is currently being reviewed as part of the required Comprehensive Plan Update. A moratorium on most non -industrial uses is in effect until its expiration on July 1, 2011. When the adjacent 32 acre rezone from MIC-H to LI was approved in 2007, the City of Tukwila considered the potential impacts that this action could have on existing and future land use and development in the Manufacturing/Industrial Center (M/IC). By approving the rezone, the City Council indicated that the LI designation was appropriate for the general location. If the City Council decides to forward the request to the Planning Commission for further review, the following may be discussed in more detail including the impacts of: • Less land for the heaviest industrial uses in MIC/H; • More retail and office due to the wider range of uses allowed in LI; • Jobs and tax revenue to increase, as well as improvement the overall appearance of the area; • Possible additional traffic impacts; • Possible increased pressure on MIC uses that wish to remain or more pressure on industrial lands to convert to commercial uses; Rf 8 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 52 INFORMATIONAL MEMO Page 9 3. is the proposed change the best means for meeting the identified public need? Redevelopment in the LI zone could provide a range of additional employment opportunities, depending on the mixture of uses that located in the project. The subject property is the last piece of property for a large scale project to include light industrial, office and service uses. By approving the 32 acre rezone from MIC/H to LI in 2007, the City Council indicated that it valued the potential large scale redevelopment with the anticipated jobs and economic activity that would follow. 4. Will the proposed change result in a net benefit to the community? Redesignating and rezoning the remaining United Grocers site presents opportunities for a development project in a large and important location at the northern boundary of Tukwila. New construction will meet current standards, including landscaping and frontage improvements, and will result in a more attractive site than what is currently there. Designating the property as LI shifts its redevelopment options from manufacturing and heavy industry that is permitted in the MIC/H. LI allows supportive commercial and light industrial uses, and would provide a transition to more commercial development that exists or is planned farther to the south. The site previously contained a bank, rather than industrial use. With redevelopment, former office jobs at the site could be replaced new jobs in the office and service sectors as part of an overall project. Light industrial uses would still be allowed. Conclusions: 1.The requested rezone is considered part of a 32 acre rezone from MIC-H to LI that was approved in 2007. • 2. Changing from Manufacturing/Industrial Center —Heavy (MIC-H) to Light Industrial (LI) would reduce the amount of land available for the heaviest industrial uses, but would allow a range of non -industrial uses to be developed at the site, including light industrial. 3. As LI, the property could be included as part of proposed large scale redevelopment with additional employment and revenue opportunities at a visible location. Recommendation: Staff recommends forwarding the request to the Planning Commission for further consideration. RECOMMENDATION The March 14, 2011 meeting is a briefing only. No action is required. After taking public comments on March 21, 2011 at the Committee of the Whole, the Council is being asked to consider each proposal, and decide by motion from among the following at this meeting: • Refer the proposal as is to the Planning Commission for further review; • Modify the proposal and refer to the Planning Commission for further review; • Defer consideration until a later time to get more information; • Reject the proposal. The decision is not whether to adopt the proposal, but rather whether it should be reviewed in greater detail, rejected or deferred. Rf 9 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 53 INFORMATIONAL MEMO Page 10 ATTACHMENTS A. Chart --Comprehensive Plan amendment process B. Location of Requested Zoning/Comprehensive Plan changes C. Requested Zoning—BNSF North Lot —LDR to MIC/L D. Aerial Map--BNSF E. Application —Comprehensive Plan amendment request — LDR to MIC/L(File #L10-073 F. Application Rezone request —LDR to MIC/L (File #L10-074) G. Citizen Petition H. Citizen Petition I. Comment letter—Ghita Breban J. Comment letter —Mr. and Mrs. Bendico K. Comment letter —Laurie Jenkins L. Comment letter —Laurie Jenkins M. Comment letter —Brooke Alford N. Comment letter —Brooke Alford O. Comment letter —Donna Anderson P. Comment letter —Marjorie Bates Q. Requested Zoning—BNSF South Lot —LDR to MIC/H R. Application —Comprehensive Plan—LDR to MIC/L (File #L10-075) S. Application—Rezone—LDR to MIC/L (File #L10-076) T. Aerial Map —Community Bank @ United Grocers U. Requested Zoning —Community Bank @ United Grocers MIC/H to LI V. Application —Comprehensive Plan—MIC/H to LI (File#L11-001) W. Application—Rezone—MIC/H to LI (File #L11-002) X. 2007 Associated Grocers Rezone—MIC/H to LI Rf 10 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 54 55 A�,ACUMENT B City of Tukwila Comprehensive Plan Amendment Vicinity Map Manufacturing Industrial Center/Heavy (MICIH) to Light Industrial (LI) Low Density Residential (LDR) to Manufacturing Industrial Center/Light (MICA.) fun LDR Low Density Residential (LDR) to Manufacturing Industrial Center/Heavy (MIC/H) 56 at* of J uP ui&a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application, CHANGED MEETING DATE Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ — FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _18 day of _February in the year 2011_ Project Name: PL11-001 Project Number: SABEY - Community Bank @ Unified Grocers Site Mailing requested by: Rebecca Fox Mailer's signature: ;A vip,h y( W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTIUPG.DOC City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 ***CHANGED MEETING DATE MARCH 21, 2011*** Cityof Tukwila Notice of Application Location-10200 . Marginal Way South, Tukwila, WA 98168 File #'s: PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning on property located at 10200 E. Marginal Way South, Tukwila, WA 98168 (Tax Parcel #0423049184) The request is to change the current Comprehensive Plan designation and zoning from Manufacturing/ Industrial Center -Light (MIC/L) to Light Industrial (LI) for future development. ***CHANGED MEETING DATE —MARCH 21, 2011***: You are invited to comment on the request at a public meeting RESECHEDULED TO MARCH 21, 2011 at 7 p.m. before the Tukwila City Council, located in the City Council Chambers at 6200 Southcenter Boulevard, Tukwila, WA, 98188. After hearing comments from the public, the City Council will decide whether to forward the request to the Planning Commission for additional review, to defer review or to deny the request. Phone 206-431-3683 to confirm the 3/21/11 meet- ing date. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to Rebecca Fox , Department of Community De- velopment at the address above, or via email at rfox@ci.tukwila.wa.us Provide comments by March 11, 2011. You are receiving this notice because you are a property owner or tenant within 500ft of this project. OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT L ABC Towing, Inc. TUKWILA OCCUPANT Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA OCCUPANT MASSA, BOB ROACH,JOHN S Lindal Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S 10325 E MARGINAL WAY S 12201 TUKWILA INTERNATIONAL BLVD 12201 TUKWILA INTERNATIONAL BLVD 3301 S NORFOLK ST 372 S REYNOLDS RD 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 CITY ST ZIP TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA OTHELLO WA MERCER ISLAND WA TUKWILA WA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE WA WA WA WA WA WA WA WA WA WA 98168 98168 98188 98168 98168 98168 98168 98168 98168 98168 98168 98168 98118 99344 98040 98178 98178 98178 98178 98178 98178 98188 98188 98108 98103 98124 City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox, 206-431-3683 rfox@ci.tukwila.wa.us Project Description: Amend the Comprehensive Plan designation and zoning on property located. at 10200 E. Marginal Way South, Tuikwila, WA 98168 (Tax Parcel #0423049184) The request' is to change the current Comprehensive Plan designation and zoning from Manufacturing/ Industrial Center -Heavy (MIC/H) to Light Industrial (LI) for future development. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project. They can be delivered to Rebecca Fox , Department of Community Devel- opment at the address above, or via email to rfox@ci.tukwila.wa.us Please provide your com- ments by March 2, 2011. Public Meeting: You are invited to comment on the request at a public meeting on March 14, 2011 at 7 p.m. before the Tukwila City Council, located in the City Council Chambers at 6200 Southcenter Boulevard, Tukwila, WA, 98188. After hearing comments from the public at its meeting, the City Council will decide whether to forward the request to the Planning Commission for additional review, to defer or to deny the request. Please phone 206-431-3683 to confirm the March 14 meeting date. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3683. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 Annex 10325 E MARGINAL WAY S TTIKWILA WA 98168-1803 C' hi of J u uuita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _10 day of February in the year 2011 Project Name: Community Bank / Unified Grocers site / Sabey Project Number: PL11-001 Mailing requested by: be ca Fox Mailer's signature: /19/Wig i____,--- W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC CO CO co CO CO 0) CT> O a N 0 0 co co 0 co CO CO CO CO V- CO (O CO (O CO CO O CO CO 0 .s- ,- c- r' ,- , M 0 0 0- 0 0 0 0 0 0 0 O) a) O) a) O) a) O) O a) O) a) O) CO00 CO CON- CO O o O N Oop O O O O CO CO CO O 0 CO 0 0) O CA CA 0) O 0) 0) 0) 0) C) (A Q J < < < < < W < < < < < < W O < < < < < < < < W W W J __J _J _J J J J _J J J J J _J -I J J J J J J J J J J J >" Y Y Y Y Y Q Y Y Y Y Y Y Q 2 Y Y Y Y Y Y Y Y Q Q Q UHF-H HH (W/)I-F- HH HHcnO2HHE--HHI-HDLULLJLIJ F" u)U)U) 00 J J CO m J QJ Q Z Z 0O U) Cn U) U) V) U) U) 0) (n U) H F— >- >- >- >- >- >- >- >- >- >- Z Z < Q < < < < < < < < ct cc wwI0 0) J J J J J J J J J J 1- I- Cn Cr L7 Q Q Q Q Q Q Q Q Q Q Z Z Y 0 J J J J J J J W Z Z Z Z Z Z Z Z Z Z << J 0 CL Cl. a. a.. a_ CL CL 0000000000 Ct fY fY EY CC CC J J O El) > F- I- F- F- F- F- I- I Q Q Q Q Q Q a Q Q» cK Z Q �t V' V' V- V- V* QI222 22 222 22 ?Oo000000 cWWwwwwwwwwE-H Will W oo CO (n 0 to 0 to to 0 c0 cn O cn cA cn cn cn L7 L7 Z O M O M N N O O C 0 0 V- CO N V- U) d) O O O N N N M M M M N N O N N O N V' V •: 0 0 0 0 0 0 0 0 0 0 N N C) I- ti M () M co (�) (`) I- O N- a- c- a- a- c- a- a- a- a- a- a- M ('') M V' Cr Cr Cr V' Cr V' TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT L U vi c 0 F- 0 CO TUKWILA OCCUPANT 4725 S 104TH PL 0 0 J J J J Q H U OZZ c) J c Li_Q 0) J ( 0 CC CC 4 as 0 c 0Q0 (/) o 0 a a 0 r Z2U Z= OJ•+•2 ) 2.U032 c c (0 p F- WOOO ai 5 @0 4 < —) aa) a.Q-ocQ0 x o J< U U E n O) o m a) (MYCn Q-0 a) cB.E t P 2 ) (.1 D Q O c 0 E (u a) a) a) c Q M .- F- 2 O J U) co 12 0 2 -)) 2ND AVE S MICHIGAN PROPERTIES 700 N 36TH ST EAST MARGINAL ASSOCIATES PO BOX 3707 BOEING COMPANY City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://www.ci.tukwila.wa.us RECEIPT Parcel No.: 0423049184 Permit Number: PL11-001 Address: 10200 EAST MARGINAL WY S TUKW Status: RECEIVED Suite No: Applied Date: Applicant: MIKE HANSEN Issue Date: Receipt No.: R11-00375 Payment Amount: $26.00 Initials: TLS Payment Date: 03/01/2011 08:31 AM User ID: 1670 Balance: $0.00 Payee: SABEY PROPERTIES LLC TRANSACTION LIST: Type Method Descriptio Amount Payment Check 119697 26.00 Authorization No. ACCOUNT ITEM LIST: Description Account Code Current Pmts MAPS/PUBLIC/MAILING 000.341.500 26.00 Total: $26.00 doc: Receiot-06 Printed: 03-01-2011 City of Tukwila Jim I-faggerton, Mayor Department of Community Development Jack Pace, Director February 11, 2011 Mikel Hansen SABEY Corp. 12201 Tukwila International Blvd. Tukwila, WA 98168 RE: Community Bank at Unified Grocers Site Notice of Application PL11-001 Dear Mr. Hansen: 1714 RECEIVED FEB o 2011 Sabey Corp: FEB 28 2011 CITY OF TUKWILA FINANCE DEPT. There is a fee due on your permit application in the amount of $26.00 to cover mailing the attached public notice. The number of required notices sent for your application was 26 which included property owners and tenants within 500 feet of your project site as well as interested parties and agencies with jurisdiction. The cost is based on the land use fee schedule adopted by Resolution Number 1718 covering Public Notice mailings required for your application. This fee covers the attached notice only. Additional fees may be assessed for future mailings or other review tasks per the fee schedule. This amount needs to be paid before the city can continue processing your permit application. The payment may be paid by cash, check or credit card. The city will accept credit card payments by phone. If paying by check please send the check made out to: City of Tukwila 6300 Southcenter Blvd, Ste 100 Tukwila, WA 98188 If you have any questions, please feel free to contact me at 206 431 3670. S. ce ely, eri F. vedahl Administrative Support Technician MD Invoicing Public Mailings.doc Page 1 of 1 02/10/2011 6300 Southcenter Boulevard, Suite 4100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 CITY OF TUKWILA COMPREHENSIVE Department of Community Developmen,� 6300 Southcenter Boulevard, Tukwila, W Telephone: (206) 431-3670 FAX (206) E-mail: tukplan@ci.tukwila.wa.us 665 3 (10'�1 PLAN \ AMENDMENTS r APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-CPA Planner: Et. be clg x File Number: Application Complete (Date: ) Application Incomplete (Date: ) LII—d7( Project File Number: TL r 1 aO 1 Other File Numbers: pL ((_ 0a 2- 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: mikelh@sabey.com Signature: '` ��� Date: //3//i C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\ContentOutlook\TBXBIIAB\Comprehendive Plan Amendment-Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Light 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 County Airport C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files \Content.Outlook\TBXBIIAB\Comprehendive Plan Amendment-Ju12010.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us 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/ll� 14 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 _ e4,, H• M Se +1 1// t1 $ .- - �, v .,' i / NOTARY PUBLIC in and for the State of Washington y • • • 4v N 4 F�n �0 1A' G� ,,,,,,,..�,,, l'i►l1�I\\\ WASHN��.� l residing at My Commission expires on 510-'111 C:\Documents and Settings\ AllisonS\ Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Comprehendive Plan Amendment- Jui2010.doc COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). * Please note that the application fee listed in the land use fee schedule covers specified number of review hours and is due at the time an application is received by the City. Review hours over the retainer fee will be charged at $92.00 per hour and the applicant will receive a monthly bill when those fees become due. Cheek items submitted th n application Information Required. May be waived iitdriisital cases, u on approval=of both Public orks_ and -Planning � � g K tm �a APPLICATION MATERIALS: X 1. Application Checklist (1 copy) indicating items submitted with application. X 2. Completed Application Form and drawings (4 copies, if applying for a Zoning Code Amendment do not duplicate materials). X 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). X 4. One set of all plans reduced to either 8 1/2" by 11" or 11" by 17". X 5. Application Fee : See Land Use Fee Schedule for standard app fee. * Add'l fees may incur X 6. Zoning Code Amendment with fee if requesting a map change, do not duplicate materials. ** 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. ** Will be submitted on referral to Planning Commission. G:\Legal\Real Estate Transactions\Pending Transactions\Sound Community Bank\Comp Plan -Zone Amendment App\Comprehendive Plan checklistdocx T Check items" submitted with applatiow4 Information Required May be waived in unusual cases; ilkori approvalYuf both*Publie' Works` andPlanning PUBLIC NOTICE MATERIALS: X 8. Payment of a $365 notice board fee to FastSigns Tukwila or Provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). N/A 9. Provide one hard copy of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. (continued) Once you're project is assigned to a planner, you will be required to provide an excel spreadsheet of the mailing labels in a useable format according to the Public Notice Mailing Label Handout. See Public Notice Mailing Label Handout for sample of the required format. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. X 10. Or you may pay the City to generate the mailing labels. Mailing Fee: Prior to issuing permit, the mailing fee shall be paid according to the Land Use Fee Schedule for Public Notice Mailing Fee. PROJECT DESCRIPTION AND ANALYSIS: X 11. Provide a written response to the criteria listed at TMC 18.80.050 and 18.80.010 (included in packet). N/A 12. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines (online at www.ci.tukwila.wa.us/dcd/dcdplan.htm) for additional information. SITE PLAN: X 13. (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". X (b) Existing and proposed building footprints. X (c) Vicinity Map with site location, does not have to be to scale. X (d) Landscape areas sufficient to meet Zoning Code requirements, planting plan is not required. X (e) Parking lots, driveways and access roads. X (f) Loading and service areas. X (g) Fences, rockeries and retaining walls X (h) Proposed lot and tract lines if applicable. G:\Legal\Real Estate Transactions\Pending Transactions\Sound Community Bank\Comp Plan -Zone Amendment App\Comprehendive Plan checklistdocx y5 Check items q 'submitted Witf application 1A .y '4. .. +�Mv' +s5k*- +tests' y*..g .:> q: 'rr 4 bT Information Required Maybe waived in unusual cases, upon'approvallof both Public";Works ¢and Planning fi :$ r 1Bs�°,y LM_.y Y . 4 k- ��'' «S` ,o-j ,�n�.. n. �,. .. ».ax ,4N ._ _ �,t,m.. X (i) Location of all tracts to be dedicated to any public or private purpose with notes stating their purpose X (j) Plan showing the location of all sensitive areas (e.g. streams, wetlands, slopes over 15%, coal mine areas and important geological and archaeological sites) and their buffers and setbacks. X (k) Dash in setback distances required under proposed zoning from all parcel lot lines. OTHER: N/A 14. Scalable building elevations of proposed structures with keyed colors and materials Show mechanical equipment and/or any proposed screening. N/A 15. A color and materials board representing the proposed project is optional. N/A 16. A rendering is optional. If submitted, it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). G:\Legal\Real Estate Transactions\Pending Transactions\Sound Community Bank\Comp Plan -Zone Amendment App\Comprehendive Plan checklistdocx City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://www.ci.tukwila.wa.us RECEIPT Parcel No.: 0423049184 Permit Number: L11-001 Address: 10200 EAST MARGINAL WY S TUKW Status: PENDING Suite No: Applied Date: 01/03/2011 Applicant: MIKEL HANSEN Issue Date: Receipt No.: R11-00033 Initials: BM User ID: 1684 Payment Amount: $4,355.00 Payment Date: 01/07/2011 04:27 PM Balance: $0.00 Payee: SABEY PROPERTIES TRANSACTION LIST: Type Method Descriptio Amount Payment Check 4355.00 4,355.00 Authorization No. ACCOUNT ITEM LIST: Description Account Code Current Pmts ZONING/SUBDIVISION 000.345.810 4,355.00 Total: $4,355.00 doc: Receiot-06 Printed: 01-07-2011 COMMUNITY BANK UNIFIED GROCERS SITE 10200 E MARGINAL WAY S PLI 1-001 LII-002 ZONING CODE AMENDMENTS City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION To: Mikel Hanson KC Metro Transit Div-SEPA Official Muckleshoot Indian Tribe Duwamish Indian Tribe Duwamish River Clean Up Coalition People for Puget Sound State Department of Ecology, SEPA Division King County Assessor (for changes to land use or value) PROJECT: Manufacturing Industrial Center update and Annual Comprehensive Plan Amendment review including rezone request at 10200 E. Marginal Way South from MIC/H to LI FILE NUMBERS: E11-003 ASSOCIATED FILES: L10-015 and L11-001 APPLICANT: City of Tukwila and Mikel Hanson LOCATION: Manufacturing Industrial Center This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist and the underlying permit application. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Monday through Friday 8:30 a.m. - 5:00 p.m. The project planner is Rebecca Fox, who may be contacted at (206) 431-3670 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 City of 'ukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Fax: 206-431-3665 Web site: http://wwwci.tukwila.wa.us DETERMINATION OF NON -SIGNIFICANCE (DNS) File Number: El 1-003 Applied: 04/11/2011 Issue Date: 04/22/2011 Status: APPROVED Applicant: CITY OF TUKWILA Lead Agency: City of Tukwila Description of Proposal: SEPA for 1) MIC update and 2) annual comp plan amendment review, including rezone request at 10200 E. Marginal Way from MIC/H to LI Location of Proposal: Address: Parcel Number: Section/Township/Range: 0001 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Jack Pa6e, Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431-3670 Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) at* a1Juit/42 Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Svedahl HEREBY DECLARE THAT: _Teri Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _29 day of _April in the year 2011 Project Name: MIC Update and Annual Comp Plan Amendment Project Number: PL10-016 Associated File Number (s): E11-003, L10-015, and L11-001 Mailing requested by: Rebecca Fox if Mailer's signature: /7)1'ci W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( ) US Dept of HUD ( ) National Marine Fisheries Service Section 2 ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife WASHINGTON STATE AGENCIES ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Division Dept of Ecology, SEPA ( ) office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation ( ) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle ( ) KC Dev & Enviro Services-SEPA Info Center KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library ( ) QWEST Communications ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities ( ) Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Police ( ) Planning ( ) Parks & Rec ( ) City Clerk ( ) Fire ( ) Finance ( ) Building ( ) Mayor Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce Muckleshoot Indian Tribe * ) Cultural Resources ( ) Fisheries Program ) Wildlife Program Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES ( ) Puget Sound Clean Air Agency ( ) Sound Transit/SEPA Duwamish River Clean Up Coalition * ),Washington Environmental Council People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Nl I ke, I 1-1-ttoccrl Set e I co rr 22�1 •roicw 114 I n krhdlo-rv-f' Pita ,..1A ,.e. .,,mot, Public Notice Mailings For Permits SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (3-part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21-day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3-part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline — Grading Plan — Vicinity map SEPA determination (3-part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist To: Jack Pace From: Rebecca Fox Date: April 27, 2011 Re: Staff Report SEPA/Environmental Review E11-003 MIC Update & MIC-H to LI—Comprehensive Plan amendment and rezone (Sabey Corporation/Community Bank) Summary of the Proposed Action: This is combined environmental review for the required Comprehensive Plan update for the Manufacturing/Industrial Center, and for a rezone request submitted as part of Tukwila's annual Comprehensive Plan amendment process. Both issues will be considered under the optional DNS process per WAC 197-11-355. 1) MIC--The proposed changes are intended to clarify the boundaries of the MIC, emphasize the role of high capacity transit in the MIC, and prevent the establishment of uses that may conflict with industrial businesses. See Attachment A for a listing of all of the proposed text changes and Attachment B for the map changes. This is a legislative matter. 2) Rezone: The applicant proposes to amend the Comprehensive Plan and Zoning map designations on approximately .64 acres at 10200 E. Marginal Way S. in the Tukwila Manufacturing/Industrial Center immediately south of Boeing Field from Manufacturing/Industrial Center —Heavy (M/IC-H) to Light Industrial (LI). The property will be removed from the Manufacturing -Industrial Center for future redevelopment with light industrial and commercial uses. If the Comprehensive Plan amendment/rezone is approved, future development will require project -specific environmental review, as the Planned Action would no longer apply. This is a quasi-judicial matter. General Information Project Name: MIC Update (File #PL10-016) and Annual Comprehensive Plan amendments (MIC/H to LI) (File #PL11-001) Applicant: City of Tukwila Location 1) Manufacturing/Industrial Center (MIC) Update: Manufacturing/Industrial Center including 966 acres Rf Page 1 of 5 04/27/2011 12:20:00 PM W:U.ong Range Projects\MIC Study\SEPA\SEPAstaffinemo.doc Current Zoning: Current Comprehensive Plan: Agencies with Jurisdiction City of Tukwila along the Duwamish River, 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. 2) Community Bank @ Unified Grocer: The site - specific rezone request is located within the MIC at 10200 E. Marginal Way S. (Parcel #0423049184). Manufacturing/Industrial Center —Heavy (MIC-H) and Manufacturing/Industrial Center -Light (MIC/L) Manufacturing/Industrial Center —Heavy (MIC-H) and Manufacturing/Industrial Center -Light (MIC/L) Required Permits/Approvals Planning Commission public hearing (MIC update) and recommendation (MIC update and MIC/H to LI) , and City Council ordinance adoption. SEPA Background These requests will be considered as an optional DNS WAC 1977-11-355. It includes environmental review for the following: • PL10-016 o File #L10-015-- Manufacturing Industrial Center Study & Comprehensive Plan Update • PL11-001 o L11-001—Community Bank @ Unified Grocer —Change Comprehensive Plan Map from Manufacturing Industrial Center (MIC/H) to Light Industrial (LI) at 10200 E. Marginal Way S. o L11-002—Community Bank @ Unified Grocer —Change Zoning Map from Manufacturing Industrial Center (MIC/H) to Light Industrial (LI) at 10200 E. Marginal Way S. 0 Background 1) As required by the State of Washington Growth Management Act, Tukwila is reviewing and updating its Comprehensive Plan, including the Manufacturing Industrial Center element, prior to the 2014 deadline. Review of the Manufacturing Industrial Center element includes the preparation of background materials, a policy consistency analysis of King County's Countywide Planning Policies and Tukwila's Comprehensive Plan policies, a review of pertinent development regulations, and consideration of boundaries. The recommendations considered in this SEPA checklist are based on this information. Rf Page 2 of 5 04/27/2011 12:20:00 PM W:\L.ong Range Projects\MIC Study\SEPA\SEPAstaffmemo.doc 2) The rezone request was received as part of the annual Comprehensive Plan amendment process. The property is the former Community Bank. It is approximately .64 acres at 10200 E. Marginal Way South, Tukwila. This area would be removed from Tukwila's Manufacturing/Industrial Center, and added to the Light Industrial (LI) zone. Additional Environmental Information 1) MIC: a. MIC Strategic Implementation Plan (1998) b. Planned Action Environmental Impact Statement (1998)—The Planned Actioin analyzed anticipated development alternatives in the MIC area and streamlined SEPA review for development in that corridor. 2) Community Bank@ Unified Grocers: a. SEPA Checklist (E07-016) (2007)--Environmental review was prepared for a 32 acre rezone from Manufacturing/Industrial Center -Heavy (MIC/H) to Light Industrial (LI) (File #E07-016). The current rezone request is immediately adjacent to a prior rezone area referenced in SEPA file E07-016. The current rezone was initially intended to be part of the larger rezone in 2007, and environmental information is pertinent. b. Traffic Study (Mirai, 2007)—Traffic study prepared for eventual development of 32 acre site adjacent to rezone area. Referenced in SEPA #E07-016. Summary of Major Impacts As this is a non -project action, no specific impacts are addressed under the 16 elements that are normally reviewed in the SEPA checklist. 1) MIC— • Policy recommendations are intended to ehance the MIC as a center of high capacity transit. to provide options for employee commuting, and to reduce green house gas emissions, and to reduce the impacts of adjacent industrial uses on single-family residential neighborhoods.. • The intent of code changes is to prevent the establishment of uses that are incompatible with industrial uses in order to further the MIC as an area for industrial development and major employment generation. • Boundary changes will separate current park from possible future industrial use. 2) Community Bank @ Unified Grocers: Rf Page 3 of 5 04/27/2011 12:20:00 PM W:\Long Range Projects\MIC Study\SEPA\SEPAstaffinemo.doc • The primary impact of changing designation from MIC/H to LI will be the potential to develop a greater range of non -industrial uses and activities on the site than is currently allowed. Since the property will be removed from the MIC, it will no longer be part of the Environmental Planned Action. • Future development of the site will require project -specific approvals including, for example, site plan approval and approval of building and other construction permits. Subsequent SEPA review will be required in connection with future project- specific proposals. Land Use: 1) MIC: Code changes are intended to prevent the establishment of uses that are incompatible with industrial uses. The deletion of dormitories, inpatient treatment centers and extended -stay hotels from the area and the conversion of hotels and motels from permitted to conditional uses is intended to avoid conflicts between noise generating industrial and manufacturing uses and sleeping customers. The limitation of beauty and barber shops, financial services, outpatient and emergency medical and dental services, and health clubs to a size and type clearly intended to serve other permitted uses is intended to prioritize industrial and manufacturing uses. The limitation of schools, colleges and universities to those with a primarily vocational curriculum is intended to allow only those with a legitimate need to be located in the MIC. New nightclubs and billiard/pool rooms would no longer be allowed to establish in the area because they are not directly or indirectly supportive of the MIC goals. 2) Community Bank @ Unified Grocers: The proposal will allow the future development of the property with LI uses. The LI zone permits a broader range of uses than currently permitted in the MIC/H zone. This means that the vacant bank use on site could be replaced with different uses than currently permitted in the MIC/H zone, including, retail, lodging, and entertainment, as well as 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 on the property as part of future development that is proposed on 64 adjoining acres, including approximately 32 acres in Tukwila. Since the property is directly south of King County International Airport (Boeing Field), future development will need not only to meet the requirements of Tukwila zoning for height, but also that of Boeing Field and the Federal Aviation Administration. Addressing Additional Impacts: MIC—Future development resulting from the recommendations may be subject to the Planned Action for the MIC area. Planned actions are developments that satisfy all of the criteria in TMC 21.04.152 (Planned Actions Identified). A proposal must initially qualify as a planned action, then pass a second screen to ensure consistency with the Comprehensive Plan and mitigation of all significant negative environmental impacts. The initial qualification criteria are summarized below. RI Page 4 of 5 04/27/2011 12:20:00 PM W:\I.ong Range Projects\MIC Study\SEPA\SEPAstaffinemo.doc 1. The action is a "permitted use" located within the MIC/L (TMC 18.36.020) and MIC/H (TMC 18.38.020) zones and/or is an accessory use (TMC 18.36.030 and 18.38.030 respectively). 2. The action is: a. not an "essential public facility" as defined in RCW 36.70.200 and TMC 18.06.270, b. not a conditional or unclassified use, in the respective MIC/L or MIC/H zones, c. not a development, any portion of which includes shoreline modifications waterward of the ordinary high water mark, d. not a development associated with 16th Avenue Bridge construction activities. Projects that do not meet the Planned Action criteria will have individual environmental review. Community Bank@Unified Grocers —This is a non -project action. Any future development that comes about as a result of the rezone from MIC/H to LI will require project —level approvals and SEPA review since it will not be part of the MIC and subject to the Planned Action. Future impacts will be addressed once there is a development project for consideration. Recommendation: Determination of Non -Significance Rf Page 5 of 5 04/27/2011 12:20:00 PM W:\Long Range Projects\MIC Study\SEPA\SEPAstaffinemo.doc SEPA CHECKLIST STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: Environmental review includes: 1) Tukwila Manufacturing Industrial Center (MIC) Comprehensive Plan and Zoning Code Update including map changes; and 2). Annual Comprehensive Plan amendment, including site -specific rezone request at 10200 E. Marginal Way S. ("Community Bank @Unified Grocers") (parcel #0423049184) 2. Name of Applicant: City of Tukwila Department of Community Development 3. Date checklist prepared: April 12, 2011 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): Agency Comments 4/28 Planning Commission Public Hearing 5/26 PC Recommendation for MIC and meeting for site -specific rezone 6/13 MIC legislative changes to Council CAP Committee 6/13 City Council Hearings for MIC legislative changes and the Comp Plan quasi-judicial change 6/20 Possible Council adoption of ordinances 6/27 Possible Council adoption of ordinances if additional discussion is needed 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Tukwila will continue to apply the existing and amended Comprehensive Plan policies and implementation strategies. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. • In 1998, the City Council adopted a Strategic Implementation Plan for the MIC and SEPA CHECKLIST an accompanying Planned Action Environmental Impact Jtatement that that analyzed anticipated development alternatives in the MIC area and streamlined SEPA review for development in that corridor. • In 2007, environmental review was prepared for a 32 acre rezone from Manufacturing/Industrial Center -Heavy (MIC/H) to Light Industrial (LI) (File #E07- 016) . Located at 10200 E. Marginal Way South, the site specific request is immediately adjacent to a prior rezone area referenced in SEPA file E07-016. The current rezone was initially intended to be part of the larger rezone in 2007. 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are active building permits issued and under review for some properties within the MIC zones. Improvements are ongoing at the Duwamish Hill Preserve. A pre -application meeting was held for a proposed Starbucks north of the site -specific rezone site. 9. List any government approvals or permits that will be needed for your proposal. Any changes to the Comprehensive Plan Map, Comprehensive Plan Policies, Zoning Code Map or Zoning Code language will need to be adopted by the Tukwila City Council through ordinances. 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. MIC--The MIC is home to over 14,000 jobs, and provides a significant portion of Tukwila's economic activity. The proposed changes are intended to clarify the boundaries of the MIC, emphasize the role of high capacity transit in the MIC, and prevent the establishment of uses that may conflict with industrial businesses. See Attachment A for a listing of all of the proposed text changes and Attachment B for the map changes. Community Bank @ Unified Grocers: The rezone at 10200 E. Marginal Way S. is intended to allow the future development of the property with LI uses, and to be included in a future large-scale light that may include office, retail, lodging, entertainment and light industrial warehouse and manufacturing uses. No project plans have been prepared at this point. Attachment C shows the location of the site -specific rezone request 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. W:\Long Range Projects\MIC Study \SEPA \SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 2 SEPA CHECKLIST MIC: Tukwila's MIC is approximately 966 acres along the Duwamish River, 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. Community Bank @ Unified Grocers: The site -specific rezone request is located at 10200 E. Marginal Way S. (Parcel #0423049184). 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? The Duwamish River flows lengthwise through the MIC and so significant areas are within the Shoreline jurisdiction. There are existing and planned environmental restoration sites associated with the River such as the Cecil Moses Park. In addition there are some streams and wetlands, generally modified due to prior development. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: There are areas of oversteepened river banks and rocky outcroppings such as the Duwamish Hill Preserve. b. What is the steepest slope on the site (approximate percent slope)? Some areas of the riverbank are at a 1:1 slopethough under the proposed SMP there would be incentives for resloping and revegetating these areas. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. This varies throughout the MIC but generally consists of fill, alluvial deposits, sand, silt, peat and some rocky outcroppings. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Many areas have soils susceptible to liquefaction. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. This is a non -project action so no specific grading or filling activities are planned. Any future development under the proposed changes would be subject to existing environmental and development codes. W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 3 SEPA CHECKLIST f. Could erosion occur as a result of clearing, construction, or use? If s.,, generally describe. g. This is a non -project action so no specific clearing or construction activities are planned. Any future development under the proposed changes would be subject to existing environmental and development codes. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? This is a non -project action and would not affect the existing environmental and development codes related to setbacks, drainage and water quality. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: This is a non -project action so no specific impacts are expected. Any future development under the proposed changes would be subject to existing environmental and development codes. 2.Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. This is a non -project action so no specific impacts are expected. The use changes proposed would reinforce the industrial nature of the area. The new policy and implementation strategy related to high capacity transit would lead to greater use of public transportation and a possible reduction in auto emissions. Any future project associated with the Community Bank @ Unified Grocers request for MIC/H to LI site -specific rezone will comply with all applicable local, state and federal regulations relating to to congrol of air emissions. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. This is a non -project action so no specific impacts are expected. The existing standards limiting airborne pollutants in MIC would not be affected by these changes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: None required. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. W:\Long Range Projects\MIC Study \SEPA \SEPA_CHECKLIST--MIC+Sabey.doc 04/12/2011 4 SEPA CHECKLIST The Duwamish River flows lengthwise through the MIC and there are various tributary streams that flow into it in this vicinity. The Community Bank@ Unified Grocers rezone is outside the shoreline zone. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. This is a non -project action and this set of changes will not affect the existing or proposed Shoreline Master Programs. No future development is anticipated as part of future development associated with the site -specific rezone request. The Community Bank@ Unified Grocers rezone is outside the shoreline zone. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. This is a non -project action so no filling or dredging will be directly caused by these changes. They do not reduce or alter the existing shoreline and wetland protections. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No, this is a non -project action. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, this is a non -project action. b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. No, this is a non -project action. 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: This is a non -project action and septic systems will be not be affected by these changes. c. Water Runoff (including storm water): W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 5 SEPA CHECKLIST 1. Describe the source vi runoff (including storm water) and methou of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Rainwater generally sheet flows into the River or is collected and discharged through existing outfalls. Current regulations require upgrades to water quality treatment if triggered by development activity. These regulations will not be affected by the proposed changes. Any future development resulting from these changes or the proposed Community Bank@ Unified Grocers site -specific rezone will comply with all applicable local, state, and federal regulations relating to stormwater. 2. Could waste materials enter ground or surface waters? If so, generally describe. The current situation will not be affected by the changes proposed. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: This is a non -project action and none are required. Detention is not required in this area. 4. Plants a. Check or circle types of vegetation found on the site: Deciduous tree: alder, maple, aspen, other Evergreen tree: fir, cedar, pine, other Shrubs Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation blackberries, willows b. What kind and amount of vegetation will be removed or altered? This is a non -project action so no direct or indirect effects are expected to vegetation. Landscaping, revegetation and mitigation standards will not be affected by these changes. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: This is a non -project action so no direct or indirect effects are expected to vegetation. Incentives for river bank resioping and revegetation are included in the proposed SMP and will not be affected by these changes. Any future development relating to the Community Bank @ Unified Grocers MIC/H to LI site -specific rezone will comply with applicable City requirements for landscaping. 5. Animals W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 6 SEPA CHECKLIST a. Circle any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other: Mammals Deer, bear, elk, beaver, other: Fish Bass, salmon, trout, herring, shellfish, other: Other Rodents b. List any threatened or endangered species known to be on or near the site. The Duwamish contains endangered salmon runs. The entire area is part of the Pacific Flyway. c. Is the site part of a migration route? If so, explain. Salmon migrations to and from the Sound. d. Proposed measures to preserve or enhance wildlife, if any: This is a non -project action so no direct or indirect effects are expected to animals. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. This is a non -project action so there are no direct or indirect energy needs. Any future development that comes about as a result of the site -specific rezone from MIC/H to LI will not be included in the MIC Planned Action, and will require project -level approvals and SEPA review. It is anticipated to use electricity and natural gas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No, the height and setback standards in the two proposed rezone areas will either not be affected or will be reduced so no impact is expected. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: None, changes associated with the MIC update do not affect energy conservation. Any future development that comes about as a result of the Community Bank @ Unified Grocers site -specific rezone from MIC/H to LI will require project -level approvals and SEPA review. Future development will comply with all applicable local, state and federal requirements relating to energy conservation. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could. occur as a result of this proposal? If so, describe. While industrial and manufacturing uses may carry a risk of these types of accidents the proposed MIC changes will not expand the types permitted. The existing limitations on hazardous substances in the MIC zones will not be affected. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 7 04/12/2011 SEPA CHECKLIST any: Any future development that comes about as a result of the Lommunity Bank @ Unified Grocers site -specific rezone from MIC/H to LI will require project -level approvals and SEPA review. Future development is not anticipated to include any environmental health hazards, and will comply with all applicable local, state and federal requirements relating to environmental health. 1. Describe special emergency services that might be required. No new services will be required as a result of changes in MIC policy or permitted uses. This is a non -project action. Future development associated with the site -specific MIC/H to LI rezone will require project level approvals and SEPA review. Future development is not anticipated to require any special emergency services. 2. Proposed measures to reduce or control environmental health hazards, if None, these changes do not carry the risk of any additional health hazards. No development is currently proposed. Future development will comply with all applicable local, state, and federal requirements relating to environmental health. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Airport, truck traffic and heavy machinery. Traffic noise from I-5 and adjacent surface streets. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. The MIC update is a non -project action so no direct or indirect effects are expected. No development is currently proposed at the Community Bank @ Unified Grocers site. Future development may produce noise, including construction and traffic noise. 3. Proposed measures to reduce or control noise impacts, if any: None are required as our existing noise ordinance will not be affected. Future development associated with the site -specific rezone will comply with all applicable local, state and federal requirements relating to noise. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The uses vary across the 966 acres but generally encompass a wide variety of commercial and industrial uses. Surrounding zones include commercial/light industrial as well as single family residential. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 8 SEPA CHECKLIST The Community Bank @ Unified Grocers rezone site at 10200 E. Maraginal Way South is currently a vacant bank building and associated parking. Adjacent uses are warehouse and distribution, with King County International Airport to the north, warehouse/distribution to the east, and light industrial to the south. b. Has the site been used for agriculture? If so, describe. Limited small scale residential gardening in the MIC in general. The rezone site has not been used for agriculture. c. Describe any structures on the site. The MIC is developed with a variety of low density commercial and industrial buildings along with a few residential structures. The rezone site at 10200 E. Marginal Way South is currently a vacant bank building and associated parking. d. Will any structures be demolished? If so, what? None as a direct result of these changes. It is possible that redevelopment might be encouraged by these amendments. The MIC/H to LI rezone is a non -project action. No development is currently proposed. Future development may be anticipated to include demolition of the existing structure on the site. e. What is the current zoning classification of the site? Both Manufacturing Industrial Center Light and Manufacturing Industrial Center Heavy. The rezone site at 10200 E. Marginal Way South is currently Manufacturing/Industrial Center -Heavy (MIC/H). f. What is the current comprehensive plan designation of the site? Both Manufacturing Industrial Center Light and Manufacturing Industrial Center Heavy. g. The rezone site at 10200 E. Marginal Way South is currently Manufacturing/Industrial Center -Heavy (MIC/H). If applicable, what is the current shoreline master program designation of the site? Currently it is Urban. Under the new SMP it will become High Intensity and Urban Conservancy. The rezone site is not in the shoreline zone. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 9 SEPA CHECKLIST The Duwamish River nows lengthwise through the MIC and so significant areas are within the Shoreline jurisdiction. There are existing and planned environmental restoration sites associated with the River such as the Cecil Moses Park. In addition there are some streams and wetlands, generally modified due to prior development. Approximately how many people would reside or work in the completed project? No new housing is allowed in the MIC. Approximately one third of our 2031 King County employment growth target of 17,550 is planned for this area. The rezone from MIC/H to LI is a non -project action. No development is currently proposed. Future development is not anticipated to include residential use. A study prepared by ECONorthwest for the 32 acre rezone immediately adjacent projected that approximately 2, 500 people could work in the future large-scale development. A portion of the jobs associated with this future development could be located on the subject rezone property at 10200 E. Marginal Way South. Approximately how many people would the completed project displace? No displacement is expected. k. Proposed measures to avoid or reduce displacement impacts, if any: None are required. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The intent of these code changes is to prevent the establishment of uses that are incompatible with industrial uses. The deletion of dormitories, inpatient treatment centers and extended - stay hotels from the area and the conversion of hotels and motels from permitted to conditional uses is intended to avoid conflicts between noise generating industrial and manufacturing uses and sleeping customers. The limitation of beauty and barber shops, financial services, outpatient and emergency medical and dental services, and health clubs to a size and type clearly intended to serve other permitted uses is intended to prioritize industrial and manufacturing uses. The limitation of schools, colleges and universities to those with a primarily vocational curriculum is intended to allow only those with a legitimate need to be located in the MIC. It is appropriate to include the current rezone request with the adjacent large area that is currently zoned Light Industrial (LI) so that it can be included in a future large scale project including light industrial and manufacturing, retail, entertainment and lodging. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? None, housing is incompatible with the goals of the MIC. No housing anticipated in the proposed Light Industrial designation at 10200 E. Marginal Way S. W:\Long Range Projects \MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 10 SEPA CHECKLIST b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None required. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The existing heights allowed in the zone would not be affected by these changes. The rezoning of the Duwamish Hill Preserve from MIC/L to LDR would reduce the allowable hight, but no structures over one story are anticipated on that site. This is a non -project action with no development proposed, Since the Community Bank@Unified Grocers site property is directly south of King County International Airport (Boeing Field), future development will need not only to meet the requirements of Tukwila zoning for height, but also that of Boeing Field and the Federal Aviation Administration. b. What views in the immediate vicinity would be altered or obstructed? No effect from these changes. c. Proposed measures to reduce or control aesthetic impacts, if any: The proposal would require design review for new office buildings. Currently design review is only required for sites within 300 feet of residential districts or 200 feet from the River. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None. Community Bank rezone at 10200 E. Marginal Way is a non -project action. Any future development will require project level approvals and SEPA review. Future development will produce light commonly assoicated with light industrial, lodging, office and retail uses. b. Could light or glare from the finished project be a safety hazard or interfere with views? The existing MIC/L and MIC/H site lighting standards at TMC 18.50.100 would not be affected by these changes. Any future project development will comply with all applicable local, state and federal regulations relating to light and glare. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 11 SEPA CHECKLIST c. What existing off -site sources of light or glare may affect your proposal? None. This is a non -project action. No development is currently proposed. Future development will require project-levl approvals and SEPA review. d. Proposed measures to reduce or control light and glare impacts, if any: None required. 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? The Green River trail, Duwamish Hill Preserve, Cecil Moses Park, and the river itself provide recreational opportunities. The Museum of Flight provides a cultural opportunity. b. Would the proposed project displace any existing recreational uses? If so, describe. No, though the private commercial uses of nightclubs and billiard/pool rooms could no longer be established in the area. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, National, State, or Local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. The Duwamish Hill Preserve, also known as Grandmother's Hill, is an important archaeological/paleontological site as well as figuring in local Native American traditions. c. Proposed measures to reduce or control impacts, if any: The proposed rezone of the Duwamish Hill Preserve will add to its protection from future development. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The MIC has excellent freeway and surface street accessibility and has excess capacity to handle additional trips. W:\Long Range Projects\MIC Study \ SEPA \ SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 12 SEPA CHECKLIST 10200 E. Marginal Way S. is served directly by I-5, the Boeing Access Road, E. Marginal Way S., Airport Way S. and S. Norfolk St. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, the Metro bus lines 124, 154, 173 among others travel along East Marginal Way S. A new Comprehensive Plan policy is proposed to seek light and commuter rail stops in the MIC. c. How many parking spaces would the completed project have? How many would the project eliminate? This non -project action would not directly affect parking numbers or requirements. Future development will comply with the Tukwila zoning code requirements for parking. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No. This is a non -project action. Future development associated with the Community Bank @ Unified Grocers rezone is likely to be considered along with adjacent planned development at the site of the 2007 32 acre rezone to LI. Preliminary traffic impacts were assessed by Mirai in a traffic study prepared for the SEPA checklist of the original rezone (File #E07- 013). e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. King County Airport is at the northern end of the MIC. MIC/H zoning follows the BNSF railroad tracks to I-5. The Link Light Rail travels through the MIC, though there are no stations. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not directly though the intent is to grow the industrial and manufacturing job base to meet our growth targets which could lead to increased service needs. The Community Bank rezone is a non -project action . No development is currently proposed. Any future development project could be expected to have a demand for public services typical of light industrial, lodging, retail and office uses. g. Proposed measures to reduce or control transportation impacts, if any: None needed for the MIC update. The street network in this area has additional unused capacity. No development is proposed at this point in conjunction with the Community Bank @ Unified Grocers site. Any specific future project resulting from the MIC/H to LI rezone will W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 13 SEPA CHECKLIST have SEPA review, and be required to pay transportation impact fees in accordance with Tukwila's impact fee ordinance. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Not directly though the intent is to grow the industrial and manufacturing job base to meet our growth targets which could lead to increased service needs. b. Proposed measures to reduce or control direct impacts on public services, if any. None required. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. All utilities have adequate capacity to handle the proposed growth. (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 14 SEPA CHECKLIST 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? The intent of King County's Manufacturing Industrial Centers is to preserve lands where industrial processes may occur without the presence of uses that would be disturbed by noise, traffic or odors. However current limitations on hazardous uses, airbourne emissions and noise would remain in effect. Though we hope to see new development in the MIC these projects would need to meet current standards for water and air quality. The Community Bank MIC/H to LI rezone is not likely to increase these impacts. The Comprehensive Plan map amendment and zoning map change will result in a less intensive zoning than is currently there on the site. Future development under the LI zone is not likely to increase emissions to the air, other than temporary construction dust. There may be temporary construction -related noise. Once constructed, future noise impacts would be typical of light industrial, lodging, office and retail uses that have been suggested for development on the surrounding site. Future development is also unlikely to produce hazardous or toxic substances. Proposed measures to avoid or reduce such increases are: Existing standards are sufficient. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Other than the River and to a lesser degree the watercourses and wetlands in the area there is little habitat in the MIC. The sensitive areas have existing protections which will not be affected by the changes proposed. Proposed measures to protect or conserve plants, animals, fish, or marine life are: We have recently rewritten our Environmentally Sensitive Areas Ordinance. We are nearing the end of DOE review of a new SMP for Tukwila that would increase protections for the shoreline. As part of our ongoing Comprehensive Plan update we intend to rewrite our Tree Ordinance and update the Natural Environment section of the Comprehensive Plan. No additional measures are required as part of these proposed changes. 3. How would the proposal be likely to deplete energy or natural resources? These changes are aimed at preserving close in industrial land that is already well served with infrastructure. Development in this area will require fewer resources than greenfield development in southern King or Pierce County where these uses might otherwise locate. Future development on the proposed LI parcel is not likely to deplete energy or natural resouces. Proposed measures to protect or conserve energy and natural resources are: W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST--MIC+Sabey.doc 04/12/2011 15 SEPA CHECKLIST Pursuing stations for the high capacity transit lines that already run through the area would potentially reduce auto emissions. Future development at the Community Bank site will have project -specific environmental/SEPA review. It will comply with all applicable local, state and federal regulations. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? The only direct effect on parkland is the proposed rezoning of Duwamish Hill Preserve from MIC/L to Low Density Residential with a Public Recreation Overlay. Many of our parks are zoned LDR, as is the adjacent neighborhood and this will further protect the site. Proposed measures to protect such resources or to avoid or reduce impacts are: No additional changes are needed. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? The intent of these code changes is to prevent the establishment of uses that are incompatible with industrial uses. The deletion of dormitories, inpatient treatment centers and extended - stay hotels from the area and the conversion of hotels and motels from permitted to conditional uses is intended to avoid conflicts between noise generating industrial and manufacturing uses and sleeping customers. The limitation of beauty and barber shops, financial services, outpatient and emergency medical and dental services, and health clubs to a size and type clearly intended to serve other permitted uses is intended to prioritize industrial and manufacturing uses. The limitation of schools, colleges and universities to those with a primarily vocational curriculum is intended to allow only those with a legitimate need to be located in the MIC. New nightclubs and billiard/pool rooms would no longer be allowed to establish in the area because they are not directly or indirectly supportive of the MIC goals. The proposed Community Bank rezone from MIC/H to LI will allow the future development of the property with LI uses. The LI zone allows a greater range of uses than is permitted in the current MIC/H zone, including office, retail, lodging and entertainment, along with light industrial and warehouse. Proposed measures to avoid or reduce shoreline and land use impacts are: The separately proposed SMP addresses shoreline use in great depth. No further changes are proposed as part of this action. W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 16 04/12/2011 SEPA CHECKLIST 6. How would the proposal be likely to increase demands on transportation or public service and utilities? It would only increase demands to the extent that it preserved the desirability of the location for existing and future industrial uses. Eventual development resulting from the rezone to LI at the Community Bank site could result in increased demands on utilities, transportation, public service. These would be assessed at the time a specific development proposal is received, and are not included in this non -project action. Proposed measures to reduce or respond to such demand(s) are: The transportation and utility networks have excess capacity. 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. Proposed changes for the MIC would fulfill rather than conflict with the requirements. D. SIGNATURE Under the penalty of perjury the above answers to the State Environmental Policy Act Checklist are true.and complete to the best of my knowledge. I understand that the lead agency is relying -on them to make its decision. Signature: Date Submitted: W:\Long Range Projects\MIC Study\SEPA\SEPA_CHECKLIST—MIC+Sabey.doc 04/12/2011 17 Ai IACHMENTA MANUFACTURING/INDUSTRIAL CENTER UPDATE: SUMMARY OF RECOMMENDATIONS Listed below are the recommended actions for discussion. Tukwila Comprehensive Plan —Goals and Policies Add an implementation strategy to Tukwila Comprehensive Plan Policy 11.1.6 as follows, Actively seek alternative railroad -related freight routing away from residential streets in Allentown. Add a new Tukwila Comprehensive Plan Policy as follows, Pursue light rail and commuter rail stops in the vicinity of Boeing Access Road. Development Regulations Review Beauty and Barber Shops (TMC 18.36.020.3 and TMC 18.38.020.3) Delete "Beauty or barber shops" from Permitted Uses Add to Conditional uses Retail Sales (TMC 18.36.040.11 and TMC 18.38.040. 9.) Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, banks, outpatient medical services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Extended -Stay Hotel/Motel (TMC18.36.020.10 and TMC 18.38.020.10) Delete Extended -stay hotel/motel from Permitted Uses in MIC/L and MIC/H Hotel (TMC18.36.020.12 and TMC 18.38.020.14) and Motel (TMC 18.36.020.23 and TMC 18.38.020.27) Delete Hotels and Motels from Permitted Uses in the MIC/L and MIC/H Add to Conditional Uses in MIC/L and MIC/H W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 1 04/12/2011 , rACHMENT A Financial —Banking, mortgage and other services (TMC 18.38.020) Delete Financial - banking, mortgage and other services from Permitted Uses in MIC/H Add the underscored changes to Conditional Uses, Retail Sales TMC 18.38.040.9 Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial services, outpatient medical services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Manufacturing Reorganize manufacturing uses. Add a preface to the permitted manufacturing/processing uses that explicitly states the potential impacts as follows: TMC 18.36.020.17 -22, and 18.38.020 Manufacturing and industrial uses that have little potential for creating off -site noise, smoke, dust, vibration or other external environmental impacts or pollution, including but not limited to manufacturing, processing, assembling, packaging and/or repairing of: a. Electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment; b. Previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging c. Food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted); d. Pharmaceuticals and related products, such as cosmetics and drugs; e. Previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood; f. Electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. Reorganize and combine the listing of permitted manufacturing uses in MIC/H and add a preface to the permitted manufacturing/processing uses as follows: W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 2 04/12/2011 Al I ACHMENT A TMC 18.38.020-13, 19-21 Manufacturing and industrial uses that have moderate to substantial potential for creating noise, smoke, dust, vibration or other external environmental impacts including, but not limited to: a. Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering; b. Manufacturing, processing, assembly, packaging and repair of: 1) Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) 2) Previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining and consumable electrode melting, and similar heavy industrial uses. Design Review for Office Uses (TMC 18.36.070 and TMC 18.38.070) Require design review for new office uses in MIC/L and MIC/H as follows: 18.36.070 Design Review Administrative design review is required for all new office development, and other developments within 300 feet of residential districts or within 200 feet of the Green/Duwamish River. 18.38.0,70 Design Review Administrative design review is required for all new office development, and other developments within 300 feet of residential districts or within 200 feet of the Green/Duwamish River Offices including Schools and Studios for Self-improvement Add the following underlined wording to the MIC/L chapter Permitted Uses 18.36.020.24 and strike language about studios for self improvement. Offices including, but not limited, to software development and similar uses, financial services, schools and studio& for professional and vocational education or self-improvement if associated with an established aviation, manufacturing or industrial use, and less than 20,000 square feet. Add the following underlined wording to the MIC/L chapter Conditional uses 18.36.040.7 and strike language about studios for self improvement. Offices including, but not limited, to software development and similar uses, financial services, schools dids for professional and vocational education or self-improvement if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. Outpatient, Inpatient, and Emergency Medical and Dental (TMC 18.36.020.25 and TMC 18.38.020.29) Delete "Outpatient, inpatient and emergency medical dental" from permitted uses. W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 3 04/12/2011 TACHMENT A Add "Outpatient and emergency medical dental" to Conditional Use Retail Services (18.36.040.xx and 18.38.040xx) Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, banks, outpatient and emergency medical and dental services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Recreation Facilities (Commercial -indoor) Athletic or Health Clubs (TMC 18.36.020.28 and TMC 18.36.020.28) Delete Recreation Facilities (Commercial -indoor) athletic or health clubs from Permitted Uses in MIC/L and MIC/H Add to Conditional Use Retail Services (18.36.040.xx and 18.38.040xx) Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, banks, outpatient and emergency medical and dental services, and health clubs; retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. Schools and studios for education or self-improvement (TMC18.38.020.39) Recommendation: Add the following underlined wording to the MIC/H chapter Permitted Uses 18.38.020.39 and strike language about studios for self improvement. Schools for professional and vocational education or self-improvement if associated with an established aviation, manufacturing or industrial use Taverns, nightclubs (TMC18.36.020.37 and TMC18.38.020.43) Delete "nightclubs" from Permitted Uses in MIC/L and MIC/H Billiard or Pool Rooms (TMC 18.36.030.1 and TMC 18.38.030.1) Delete billiard or pool rooms from Accessory Uses in MIC/L and MIC/H Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as Universities, Colleges or Schools (TMC 18.36.030.2 and TMC 18.38.030.2) W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 4 04/12/2011 Al 1 MCHMENT A Delete dormitory from Accessory Uses in MIC/L and MIC/H (TMC 18.36.030.2 and TMC 18.38.030.2). Colleges and Universities (TMC 18.36.040.1) Add the following wording to the Colleges and Universities Conditional Use category in MIC/L and MIC/H. 18.36.040.1 Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use 18.38.040.1 Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use Boundary Review Duwamish Hill Preserve 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. Planned Action Review Planned Action to determine if an update is required. W:\Long Range Projects\MIC Study\SEPA\SEPA--Attach.A--Summary of Recommendations.doc 5 04/12/2011 ATTACHMENT B Manufac urinq Industrial Center Update —Boundary Change Duwamish Hill Preserve Recommendation: Change the Zoning and Comprehensive Plan designation from Manufacturing Industrial Center/Heavy (MIC/H) to Low Density Residential (LDR) with a Public Recreation Overlay to reflect its status as public open space. 4alar:altW4 Figure 1: Duwarnish Hill Preserve Zoning RECEIVED APR 1 3 2011 TUKWII,A PUBUC WORKS WALong Range Projects WIC Study\SEPA\SEPA—Anach,B—Duwamish Preserve.doc ATT CHMENT C City of Tukwila Community Bank Rezone from M I C/H to LI eitti alJu uu a Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this 15 day of April in the year 2011 Project Name: MIC - Notice of Public Hearing dates for April & June Project Number: Mailing requested by: Rebe ca Fox Mailer's signature: A b - P .1/a W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION.DOC ■ City of Tukwila - Manufacturing/Industrial Center (MIC) MANUFACTURING/INDUSTRIAL CENTER REVIEW The City of Tukwila is updating the Manufacturing Industrial Center (MIC) section of its Comprehensive Plan and Zoning Code. Certain policy and zoning code changes meant to fur- ther the MIC's goal of protecting industrial uses and preserv- ing industrial jobs are being recommended. You may review an Issues and Opportunities paper discussing the recommen- dations, as well as background material, at: www.ci.tukwila.wa.us/dcd/micstudy.html ENVIRONMENTAL REVIEW/SEPA Tukwila is reviewing its recommendations for probable ad- verse environmental impacts, and expects to issue a Deter- mination of Non -Significance (DNS) via the optional DNS process in WAC 197-11-355. Code/policy changes and envi- ronmental impacts will have a single combined review, so this may be your only opportunity to comment on the environ- mental impacts of the proposal. Please provide comments by 5:OOpM on April 28, 2011. If timely comments do not identify probable significant ad- verse impacts that were not considered by the anticipated determination, the DNS will be issued without a second com- ment period. The proposal may include mitigation measures under applicable codes. COMMENT AT PUBLIC HEARINGS — April 28 and June 13 You may comment on the recommendations at the Planning Commission Public Hearing: Thursday, April 28, 2011 at 6:30PM Comments on the Planning Commission's recommendations will be heard at the Tukwila City Council Public Hearing: Monday, June 13, 2011 at 7::OOPM After the hearing, the City Council will take final legislative action on proposed changes. Location for both Public Hearings: Tukwila City Hall, 6200 Southcenter Blvd, Tukwila WRITTEN COMMENTS Written comments on the project may be submitted: Email: rfox@ci.tukwila.wa.us Mail: Department of Community Development 6300 Southcenter Blvd #100, Tukwila, WA 98188 For more information about this issue, to request a copy of any decision, information on hearings, or your appeal rights, please contact Rebecca Fox at 206-431-3683. City of Tukwila - Manufacturing/Industrial Center (MIC) MANUFACTURING/INDUSTRIAL CENTER REVIEW The City of Tukwila is updating the Manufacturing Industrial Center (MIC) section of its Comprehensive Plan and Zoning Code. Certain policy and zoning code changes meant to fur- ther the MIC's goal of protecting industrial uses and preserv- ing industrial jobs are being recommended. You may review an Issues and Opportunities paper discussing the recommen- dations, as well as background material, at: www.ci.tukwila.wa.us/dcd/micstudy.html ENVIRONMENTAL REVIEW/SEPA Tukwila is reviewing its recommendations for probable ad- verse environmental impacts, and expects to issue a Deter- mination of Non -Significance (DNS) via the optional DNS process in WAC 197-11-355. Code/policy changes and envi- ronmental impacts will have a single combined review, so this may be your only opportunity to comment on the environ- mental impacts of the proposal. Please provide comments by 5:OOPM on April 28, 2011. If timely comments do not identify probable significant ad- verse impacts that were not considered by the anticipated determination, the DNS will be issued without a second com- ment period. The proposal may include mitigation measures under applicable codes. COMMENT AT PUBLIC HEARINGS — April 28 and June 13 You may comment on the recommendations at the Planning Commission Public Hearing: Thursday, April 28, 2011 at 6:30PM Comments on the Planning Commission's recommendations will be heard at the Tukwila City Council Public Hearing: Monday, June 13, 2011 at 7::OOPM After the hearing, the City Council will take final legislative action on proposed changes. Location for both Public Hearings: Tukwila City Hall, 6200 Southcenter Blvd, Tukwila WRITTEN COMMENTS Written comments on the project may be submitted: Email: rfox@ci.tukwila.wa.us Mail: Department of Community Development 6300 Southcenter Blvd #100, Tukwila, WA 98188 For more information about this issue, to request a copy of any decision, information on hearings, or your appeal rights, please contact Rebecca Fox at 206-431-3683. City of Tukwila Community Development Dept. 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 v,�a�o4 c • City of Tukwila Community Development Dept. 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 40- �a`Le ate)%2'4 ea,��� • City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 City E of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: E11-003, PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 2061-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated detemrination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: E11-003, PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206- 1-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). File #'s: EI1-003, PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing r'n June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action or request. Request a copy of any decision, information on hearings, and your appeal rights by cal. Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200E. Marginal Way South, Tukwila, WA 98168 File #'s: EI1-003, PLI1-001 L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environm,- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental r... pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. You are receiving this notice because you are a property owner or tenant within 500ft of this project. 88186 'VM `el!Mxn.L 001 a1S `'Pnlg ialuaaglnoS 00E9 luawdolanaQ ,Cl!unwwo3 30 watutmdaa 88186 'VM twin", 00I 31S 'PAM muaoglnoS 00E9 luawdolanaQ iillunwwoD Jo luatupedaQ El!Miln 3o'l!D 88186 -VM `El!Mxn.L 001 a1S "mg 1aluaoglnoS 00E9 luawdolanaQ SpunwwoJ jo luawpedaQ ullmini J0 (!j 88186 'WA `EI!M)1ns 001 a1S "PATS laluaog7noS 00E9 luawdolanaQ dl!unwwoJ3o luatupudaU unm3pu Jo'!J AGENCY LABELS ( ) US Corps of Engineers ( ) Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( )US Dept of HUD ( ) National Marine Fisheries Service Section 2 ( ) Office of Archaeology ( ) Transportation Department (WSDOT NW) ( ) Dept of Natural Resources ( ) Office of the Governor ( ) WA State Community Development ( ) WA Fisheries & Wildlife WASHINGTON STATE AGENCIES ( ) Dept of Social & Health Services ( ) Dept of Ecology NW Regional Office, Shoreland Division Dept of Ecology, SEPA -o Office of Attorney General ( ) Office of Hearing Examiner ( ) KC Boundary Review Board ( ) Fire District # 11 ( ) Fire District # 2 ( ) KC Wastewater Treatment Div ( ) KC Dept of Parks & Recreation ( ) KC Assessor's Office Section 3 KING COUNTY AGENCIES ( ) Health Department ( ) Port of Seattle ( ) KC Dev & Enviro Services-SEPA Info Center ( ) KC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Natural Resources ( ) KC Dept of Natural Resources, Andy Levesque ( ) Tukwila School District ( ) Tukwila Library ( ) Renton Library ( ) Kent Library ( ) Seattle Library Section 4 SCHOOLS/LIBRARIES ( ) Foster Library ( ) KC Public Library System ( ) Highline School District ( ) Seattle School District ( ) Renton School District ( ) Westfield Mall Library ( ) QWEST Communications ( ) Seattle City Light ( ) Puget Sound Energy ( ) Highline Water District ( ) Seattle Planning &Dev/Water Dept ( ) Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Vai-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Seattle Public Utilities ( ) Allied Waste Services ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects ( ) Puget Sound Regional Council ( ) SW KC Chamber of Commerce ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * Section 7 OTHER LOCAL AGENCIES ( ) Puget Sound Clean Air Agency ( ) Sound Transit/SEPA ( ) Duwamish River Clean Up Coalition * ( ) Washington Environmental Council ( ) People for Puget Sound * ( ) Futurewise * send notice of all applications on Green/Duwamish River ( ) Seattle Times ( ) South County Journal Section 8 MEDIA ( ) Highline Times ( ) City of Tukwila Website P:Admin\Admin Forms\Agency Checklist Public Notice Mailings For Permits SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice Of Application Send These Documents to DOE: SEPA Determination (3-part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 clays of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mai/ to: (within 8 days of decision; 21-day appeal period begins date received by DOE) Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3-part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline — Grading Plan - Vicinity map SEPA determination (3-part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P:Admin\Admin Forms\Agency Checklist STATE OF WASHINGTON SPAR T MEN i OF COMMERCE eer SE Pt..fBox 42525 • Olympia, Washingion 98504-2525 • i3t30}725-400` ww .cornmerce.wa.gov July 20, 2011 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Fox: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Adopted Ordinances 2339, 2340, 2341, and 2342, approved comprehensive plan and zoning map site changes Manuf. Industrial Center/Light (MIC/L) to Low Density Residential (LDR), and 2) Manuf. Industrial Center/Heavy (MIC/L) to Light Industrial (LI). These materials were received on July 19, 2011 and processed with the Material ID # 17180. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please call me at 360.725.3056. Sincerely, £indac Weye fait Ike Nwankwo Technical & Financial Assistance Manager Growth Management Services City of," Tukwila Jim Haggerton, Mayor Department of Community Development MEETING DATE: NOTIFICATION: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: STAFF REPORT TO THE PLANNING COMMISSION June 23, 2011 Jack Pace, Director 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 L 11-001 Comprehensive Plan Amendment L11-002 Rezone Mikel Hansen/Sabey Corporation Change Comprehensive Plan and zoning designation from Manufacturing Industrial Center —Heavy (MIC-H) to Light Industrial (LI) 10200 E. Marginal Way. S, Tukwila, WA (Tax Parcel #0423049184) COMPREHENSIVE PLAN: Manufacturing/Industrial Center —Heavy (MIC-H) ZONING: Manufacturing/Industrial Center —Heavy (MIC-H) SEPA DETERMINATION: Determination of Non -Significance issued 4/28/11 STAFF: ATTACHMENTS: Rebecca Fox, Senior Planner A. Comprehensive Plan Amendment Application (#L 11-001) B. Rezone Application (#L11-002) C. Site Map D. Site Map —aerial E. Proposed map change with 2007 MIC/H to LI RF 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 Sabey--PCStaffl 'L11-001-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. Vicinity/Site Information The property is situated at the eastern edge of Tukwila's Manufacturing/Industrial Center. The subject property currently contains the now -vacant 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. Rf 2 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank\Sabey--PCStaffRpt--PLI 1-001- CPA+Rezone.doc Sabey--PCStaffR• `.11-001-CPA+Rezone.doc Surrounding Uses within 1, 000 feet are: North —King County International Airport ("KCIA" aka Boeing Field) and other Boeing properties, restaurant South —Light industrial, commercial office uses East —Railroad tracks, Airport Way S. and 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 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 Rf 3 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Sabey--PCStaffl 'L11-001-CPA+Rezone.doc 2) Impacts The requested map change would remove approximately .64 acres from Tukwila's Manufacturing/Industrial Center —Heavy (MIC/H) and transfer them to the Light Industrial (LI) designation/zone. This action would allow a broader range of non -manufacturing uses, and would still permit light industrial uses such as warehouse storage or wholesale distribution facilities. Land available for the heaviest industrial uses would be reduced. Prior to the applicant's acquisition of the property, it was the site of Community Bank, an office/service use. Recent updates to the MIC element of the Comprehensive Plan reaffirmed the importance of the MIC as a center for industrial land, and recommended that light rail and commuter rail stops locate in the vicinity of Boeing Access Road, approximately a block south of the subject site. When the adjacent 32 acre rezone from MIC/H to LI was approved in 2007, the City of Tukwila considered the potential impacts that redevelopment of the entire 32 acres could have on existing and future land use and development in the Manufacturing/Industrial Center (M/IC). It was found that traffic impacts could be addressed through improvements to signals, and could be funded through traffic mitigation and concurrency fees (Mirai, 2007). Impacts to industrial lands would be slight, since most of the adjacent uses are already either light industrial or warehouse (EcoNorthwest, 2007) Any pressure for conversion of adjacent lands from industrial to commercial is more likely a function of regional land prices and employment trends, than specific activity at the project site. 3) Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? Redevelopment of the subject property if zoned LI and included in a larger project could provide a range of additional employment and commercial opportunities, depending on the mixture of uses such as office, hotel, light industry and retail use that locate in the project. It is not known what specific development will occur in the Tukwila and Seattle portions of the development. Other options for meeting the public need for employment opportunities and tax revenue, include: • retaining the current MIC/H designation, and to allow the property to redevelop with uses that are more industrial in nature, or; • retaining the current MIC/H designation , and allowing a new office tenant 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. Rf 4 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL I 1-001- CPA+Rezone.doc Sabey--PCStaffRr `'L11-001-CPA+Rezone.doc Designating the property as LI expands its redevelopment options to become part of a future large project under a single owner, and away from the heaviest industrial use that is permitted exclusively in the MIC/H. LI allows supportive commercial and light industrial uses, and would provide a transition to commercial development that either already exists or is planned farther to the south. If the property were rezoned as LI and did not redevelop as part of a planned future project, a range of light industrial uses would be permitted, or an office use could be reestablished. Redesignating and rezoning the site to Light Industrial (LI) makes it easier for the property to be included with a future redevelopment project in a large site at the north-eastern boundary of Tukwila. Any new construction will meet current standards, including landscaping and frontage improvements. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1. Comprehensive Plan: • The proposed change is consistent with the Comprehensive Plan goal for continued enhancement of the community's economic well-being. • Although the map change would remove .64 acres from the MIC/H zone, the rezone has the potential to contribute to the revitalization of E. Marginal South industrial activity by providing desired amenities for area workers through future redevelopment. 2. Impacts: • The map change is not likely to impact the long -run viability of industrial uses in Tukwila, given market forces and the way that the MIC/H zone is defined and implemented. • Traffic impacts will be addressed by impact and concurrency fees. • Project -specific impacts will be addressed at the time of redevelopment. 3. Public Need: • LI zoning facilitates the site's redevelopment with adjacent properties to provide additional revenue and employment -generating activities. 4. Community Benefit: • Redesignating and rezoning the site to Light Industrial (LI) presents the opportunity for its inclusion with a redevelopment project in a large site at a visible location. • Any new construction will meet current standards, including landscaping and frontage improvements. RECOMMENDATION Staff recommends approving the applicant's request for a Comprehensive Plan map change from Manufacturing Industrial Center -Heavy (MIC/H) to Light Industrial (LI). Rf 5 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank\Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Sabey--PCStaff 'L 11-001-CPA+Rezone.doc File # L06-096 -- ZONING MAP AMENDMENT/REZONE REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan Per the discussion of Comprehensive Plan Criteria (above), redeveloping and reinvigorating the industrial uses along E. Marginal Way is one of 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 Rf 6 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank \Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Sabey--PCStaffP °L11-001-CPA+Rezone.doc adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located The rezone should balance between industrial and commercial land use and zoning without jeopardizing current and future development in the Manufacturing/Industrial Center or the Tukwila Urban Center. The rezone to LI allows a somewhat broader range of uses than the existing MIC/H. Future redevelopment can contribute to the vitality of the community through increased opportunities for employment, recreation, and shopping, and increased revenue to the City of Tukwila. The rezone makes it easier for the property to be included in a future large scale redevelopment project. As part of a larger project, it would be likely to have additional review and public input. Future site development applications for SEPA and Design Review will address specific impacts such as traffic, airport (KCIA and FAA) requirements, and impacts on abutting property. CONCLUSIONS 1) Consistency with Comprehensive Plan: • The rezone is consistent with the Comprehensive Plan policies to support industrial redevelopment and ensure economic vitality. 2) Consistency with Zone: • The Light Industrial retains potential for light industrial use, allows a range of commercial and office activity. It is compatible with zoning for the remainder of the proposed redevelopment area, and is compatible with adjacent Seattle zoning. 3) Changed conditions: • Changed conditions including the 2007 rezone of 32 acres in Tukwila to Light Industrial (LI) and the 2009 rezone of 30 acres in Seattle to IG, and the purchase of the property by the Sabey Company for inclusion with the large-scale future redevelopment with the warrant a rezone from Manufacturing/Industrial Center - Heavy (MIC-H) to Light Industrial (LI). 4) Benefit to community: • The LI zoning has many features of the 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. RECOMMENDATION Staff recommends approval of a rezone from Manufacturing Industrial Center/Heavy (MIC/H) to Light Industrial (LI). Rf 7 06/14/2011 W:\Long Range Projects\MIC Study\Planning Commission\Sabey Map Change --Community Bank\Sabey--PCStaffRpt--PL11-001- CPA+Rezone.doc Attachment A CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us COMPREHENSIVE PLAN AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: CPA Planner: ReSecc& li PcFile Number: I I — 0U f Application Complete (Date: 124 (if ) Project File Number: PL it - Oo ( Application Incomplete (Date:' ) Other File Numbers: / ' L 1 t co d "L C P a 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: mikelh@sabey.com Signature: '`� /��K�i` - Date: /,3/// C:\Documents and Settings \ AllisonS \ Local Settings \ Temporary Internet Files \ContentOutlook\TBXBIIAB\Comprehendive Plan Amendment-Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Light 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 County Airport r•\ nnr”...”ft and Settings\ AllisonS\ Local Settings \ Temporary Internet Files \ContentOutlook\TBXBIIAB\Comprehendive Plan Amendment-Ju12010.doc ( Of) 0003400042 0003400046 0003400041 a 0423049101 S. 0423049099 032304906i • 0323049048 04230490 2304907 1 907� 2304907 0323049028 DRAFT Ref: Tax Lot Combined.cdr 0323049024 0323049128 u f� 0323049080 0323049061 0323049058 Bo&no Rd. 0 • Seale in Feet 325 (approximate) 10230 E Marginal Way Seattle, Washington Tax Lot Parcel Numbers SAS-029-00 FIGURE 3 February 2007 Dalton. Olmsted & Fuglcvand. Inc. N 1/ICOMMCOM •I]-' SUBJECT PROPERTY CITY OF TUKWILA AREA = 27,907 SF 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 250' LEGEND: SUBJECT PROPER( ZONING DESIGNATION TUKWILA/SEATTLE CITY LIMITS 10230 E MARGINAL - ZONIN MA- Ai 5L1,2Cf 11011-rf .8.2007 FULLER SEARS CONCEPTUAL SITE PLAN SOUTH SEATTLE SITE PRIMARY CIRCULATION SECONDARY CIRCULATION PERIMETER CIRCULATION SABEY CORP. .MIXED USE SCEEME* OFFICE 700,000 SF RETAIL 550,000 SF HOTEL 80,000 SF THEATER 60,000 SF LT. INDUSTRIAL 100,000 SF THIS IS A CONCEPTUAL SITE PLAN FOR A NON- PR.OJECT ACTION. INTERNAL CIRCULATION, BUILDING SIZE AND LOCATIONS, AND TYPE AND SQUARE FOOTAGE OF • .PROPOSED USES MAY VARY FROM THOSE SHOWN WITH DEVELOPMENT AND REVIEW OF PROJECT -LEVEL PLANS 3. AFFIDAVIT OF OWNERSHIP CITY OF TUKWILA Deparhneut of Community Development 6300 Sputhc'enter Boulevard, Tukwila, WA 98188 'Telephone: (206) 431-3670 FAX (2.06) 431-3665 r mail: tukpla.nk ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARN% 'SS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: t, t un the current owner of the property which is the subject of this application. 2. An 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 981.68 for the purpose of application review, for the limited time necessary to complete that purpose. 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. 'on -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. 15.1ED at 12201 Tukwila International Boulevard, Seattle, WA, on January 3, 201 I Print Name..Liiksithiacn. Address 12201 "i kwila ltjc 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 lig signed the saute as his voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON TIIIS 3rd DAY OF January, 2011 ��N�NNU\111111 I' ,2• at1 H• Sy v0�y` ;Wk a re .e • . _ a¢0 r1 Jxr Vtilf0 9.�' J, ,JB:O9_�A ._ /,9 G t `rr t ,fi yWA y C:\Documents and Settings% AUEisonS'',1,1( )u12014.dot Ss NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on 5ettings;ermpor tntrrnet p,Its\Conte nt.C)uteook\T$tt}ttnlx c mprehc;tsdise n Amendment. 4. REDUCED SIZE PLANS R=340.71' L=131.98' 6 =22'11'40- tum16.•'mNimm6ammmul 0 50 100 200 300 5' REAR SETBACK R=340.71' L=131.98' 6 =2211.40" 1 ••P.. tiCrFT53 .- 55.(31 1 I 12.5INN. SECOND:00NT AANOSCAPING 12.5' SECOND FRONT SETBACK A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4, T 23 N, R 4 E, WM I ' • , J .: SECTION 3 ' .,_ .i ! _ks-ati-.QN.-.:-..4-:-.:: 1 PrPOSEllii.e4 , . • • . , SUBJECT PROPERTY 12.5' INN. FRONT LANDSCAPING • PARKING RIVER OHMW 1. THIS IS A NON -PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. 5' ,S1DE. 3,E15 V .. R=522.96' l L-666.38' \ % 6 =730032' I ) ( R=102.80' L=150.50' .83'52'45" SEATTLE 1 N. T.S I • / LAKE I WASHINGTON SITE S NORFOLK ST BOEING ACCESS RD TUKWILA RENTON VICINITY MAP z 5 aw F— w z < 0 w ce —J }-- < z z < z w 012 6 (9 Q CCCL (13‹ Z < • >_ )- w z • w W <ccl 5 c) co c°12 • C\I Cr) Fri CD Lu 0- 2 0 REVISIONS: APPD. DATE: JULY, 2007 DESIGN: JNM DRAWN: DAF CHECKED: REVISION NUMBER: SCALE: l''=100. PROJECT NUMBER: DASC00000030 DRAWING FILE: ECIM00.20ASC00000030 SHEET NO. C2 OF 2 5. APPLICATION FEE Attachment B CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@citukwila.wa.us ZONING CODE AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-ZCA Planner: Reber cell roc File Number: L- I I — Oo 2- C R-e- 0 Application Complete (Date: 111,0111 ) Project File Number: PL_ 1 i, --0o t Application Incomplete (Date: ) Other File Numbers: L. 1 I ---0 0 i ( 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 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: mikelh(a,sabey.com C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc Signature: vale: AleAA4—t /3 /// C:\Documents and Settings\ AllisonS\ Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc - A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Light Industrial) C. LAND USE(S): Existing: MIC/H Proposed: CI (for proposed changes in land use designations or rezones) C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc (Port of) 0003400042 0003400046 0003400041 ( 00034 0423049101 0423049015 Q 0423049099 032304906i 0323049048 042304906 2304907 907� •t2304907 0323049028 DRAFT Ref: Tax Lot Combined cdr 0323049024 0323049128 u a • 0323049080 0323049061 $ BooIna Rd. 1023 , . Pra, kau "4 0 Some in Feet 326 (approxlmab) 10230 E Marginal Way Seattle, Washington Tax Lot Parcel Numbers SAB-029-00 FIGURE 3 February 2007 Dalton. Olmsted & Foglovand. Ina. r 1/11e1 cram .I3—' SUBJECT PROPERTY CITY OF TUKWILA AREA = 27,907 SF Y U[ R I/. RC04 . 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 250' ,. • 1,31,-.11.514? • 1,11474, LEGEND: SUBJECT PROPERTY L zav ZONING DESIGNATION TUKWILA/SEATTLE CITY LIMITS 10230 E MARGINAL - ZONIt G Cj• 5ii i cr rf oP %1Y MA-1 //1,41 WAY l 1 (T. sad 8.8.2007 FULLER SEARS A"f �cc t&NA-1-tgt, 5Vigi T CONCEPTUAL SITE PLAN SOUTH SEATTLE SITE PRIMARY CIRCULATION SECONDARY CIRCULATION PERIMETER CIRCULATION A4E i1`fr SABEY CORP. MIXED USE SCHEME* OFFICE 700,000 SF RETAIL 550,000 SF HOTEL 80,000 SF THEATER 60,000 SF LT. INDUSTRIAL 100,000 SF THIS IS A CONCEPTUAL SITE PLAN FOR A NON - PROJECT ACTION. INTERNAL CIRCULATION, BUILDING SIZE AND LOCATIONS, AND TYPE AND SQUARE FOOTAGE OF PROPOSED USES MAY VARY FROM THOSE SHOWN WITH DEVELOPMENT AND REVIEW OF PROJECT -LEVEL PLANS 3. AFFIDAVIT OF OWNERSHIP Cl . 'Y OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us 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 NOTAR 0BLIC in and for the State of Washington residing at My Commission expires on cs o, (r C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc 4. REDUCED SIZE PLANS R.340.7t' 1 13198' A.22'11'40- F2-1-1-1 0 513 100 200 300 5'31596 SETBACK R=340.71' L=131.98' =2211'40' E':CSING 42!.,45CC 4 12.5' MIN. SECE109.7/1037T.)ANDSCAPING 12.5 SECOND FRONT SETBACK EAST LINE T r.3R*W 0 dORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 L., WM CITY OF SEATTLE (G2 U/85 ZONE SUBJECT PROPERTY 12.5' .1.11N. FRONT LANDSCARNG PARKING RIVER OHMW NOT6 1. THIS IS A NON -PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. TUKVVILA '...--- \ '.-----------( .., % , R=522.95' 1 1,666 38' t) .73'00327 R.102.80' 1.150.50. .5.8352.45" SEATTLE N. T.S. • • • • • LAKE `._, WASHINGTON SITE S NORFOLK ST BOEING ACCESS RD VICINITY MAP RENTON 18 :4. z 5 a. (r) LU ›- Z < 0 —J < < LLI ,„6-- z 2 ° w < a. z • w 11.1 5 CO o_ < w or) > CNI U) ri5 0 uJ z a_ zz i— Cu5 a0 cc < 0 0 ce >- w co g 8 OM ZW gcn 4 I- > 4 — 0 1§gi 00 > 0 E < 0 g 2 a 4 a o `P. REVISIONS: APPD. DATE: JULY, 2007 DESIGN: JNM DRAWN: DAF CHECKED: REVISION NUMBER: SCALE: 1".100. PROJECT NUMBER: DASC00000030 DRAWING FILE: ECIMOO2DASC00000030 SHEET NO. C2 OF 2 5. APPLICATION FEE O7J10 city of Tukwila Finance Dept 1-07-11 403-0033 4C. 0033 Assoc Gr Fd.aXI ).1Xb0m)(00.14.0.1X1.0.4 1.0.IXN .IXW.0 1 THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER + wX SABEYPROPERTIES LLC Remittance ismade by Sabey Properties n.beh elfq subsidiaries Fir F71 V' even thousand eight hundred fift r,' dol ile Firiatide Dept ter Blvd 501V-2599 The Co►emerce. Bank, Of Washington 801'Union Street e , r Fa 1° t THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK —HOLD AT AN ANGLE TO VIEW 11000 6. COMPREHENSIVE PLAN AMENDMENT + FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 8. NOT APPLICABLE 9. OTHER INFORMATION SEE REPORT BY ECONORTHWEST SUBMITTED WITH APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 10. RESPONSE TO 18.84.030 CRITERIA ZONING AMENDMENT CRITERIA (TMC 18.84.030) Zoning Amendment Criteria (TMC 18.84.030) The application shall specify, in a format established by the property: 1. Is the proposed amendment to the zoning map consistent with the goals, objectives, and policies of the comprehensive plan? The proposal is consistent with goals and policies of the Tukwila Comprehensive Plan calling for the development of identifiable City boundaries. Goal 1.3 provides, "Identifiable boundaries for Tukwila so that residents, workers, and visitors know they are entering the City." Redevelopment of the property with LI uses will be subject to design review. This process will ensure that the property's function as a significant entry point to the City, as 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. Attachment C M I C/H to LI City of Tukwila Comp Plan Amendment L11-001 Rezone L11-002 Project File PL11-001 Subject Property Zoning 1■I■i �1■l16Tukwila City Limits 1 "=200' Attachtent D City of Tukwila Community Bank Rezone from MIC/H to LI s Bering Rd. Ref: Tax Lot Combtned.cdr Attachment E Associated Grocers Property Boundary 1.0230 E Marginal Property Boundary Seale in Fast (approximate) 10230 E Marginal Way Seattle, W9shUston Tax Lot Parcel Numbers SAs-029a0 FIGURE 3 Folmar/ 2007 Dalton. Olmsted & Pnglavand. rao. 1-07-11 403-0033 403-0033 Assoc Gr OagoOnIX1.yD .14, .0.1X ml> DK: THE FACE OF THIS DOCUMENT HAS A COLORED BACKGROUND ON WHITE PAPER SABEY PROPERTIES LLC Remittance is made by Sabey Properties q> T.ur To ORDER: Fir; i attoe`Dept '. itOlvd � C 2599 The G9[nmerce Ban Of 1Neshingtch_ .BII12THE BACK OF THIS DOCUMENT CONTAINS AN ARTIFICIAL WATERMARK —HOLD AT AN ANGLE TO VIEW ii'00 6. ZONING CODE AMENDMENT + FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 8. NOTICE BOARD FEE PAID TO FASTSIGNS TUKWILA 9. MAILING LABEL FEE INCLUDED WITH APPLICATION FEE 10. NOT APPLICABLE 11. RESPONSE TO COMPREHENSIVE PLAN AMMENDMENT CRITERIA + REPORT BY ECONORTHWEST COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Comprehensive Plan Amendment Criteria (TMC 18.80.0101 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 (LI). 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 LI 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 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 LI zone, including landscaping and setback requirements that will enhance the property's aesthetic qualities. !n addition, while development under the MIC/H zone is exempt from the design review, future development of the property under the LI 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 LI 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. 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 LI 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 LI 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 growth. 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 LI 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 LI zone is appropriate. Economic development. GMA encourages economic development. RCE 36.70A.020(5). Redevelopment of the site with a range of LI 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 Goal 2.1, 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 under the LI zoning but which are not available under the existing MIC/H zoning, including office, retail, and entertainment uses. ECONorthwest (2007). City 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. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies. The proposal complies with applicable Countywide Planning Policies (CPPs). CPP LU-26 provides that lands within Urban Growth Areas (UGAs) shall be characterized by urban development in the UGA. As previously discussed, the 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 III.FAccordingly, the CPPs do not constrain the City's ability to remove the property from the MIC based on local circumstances. 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 M!C/H zone. Redevelopment of the property under the Li zone would meet this demand. ECONorthwest (2007). ED-3 provides that "(jjurisdictions' 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 stormwater infrastructure. -The property is not within the shoreline area. Project specific utility improvements may be required in connection with project -level review. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City. No capital improvements are anticipated in connection with this plan -level action. The proposal is not anticipated to affect the City's capital facilities plans. Project specific utility and transportation improvements may be required in connection with project -level review. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. The proposal requires a rezone of the property to LI. Additional Comprehensive Plan Amendment Criteria (TMC 18.80.050.B) The Council will consider the following in deciding what action to take regarding any proposed amendment: 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 M!C/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 LI. 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 LI. While project -level plans have not been prepared, it is anticipated that a mix of uses allowed in the LI 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 LI zone. While the LI 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. 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. Phone • (541) 687-0051 FAX • (541) 344-0562 info©eugene.econw.com August 9, 2007 1=CO3NO,MtO* fINANCE • PGANNIN:G: Suite 400 99 W. 10th Avenue Eugene, Oregon 97401-3001 Other Offices Portland • (503) 222-6060 Seattle • (206) 622-2403 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 Sabey Corporation Comprel' ve Plan Amendment August 9, 20l 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. Sabey Corporation Comprehe,16ive Plan Amendment August 9, 2001 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 (MIC/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 Sabey Corporation Compreh, ie Plan Amendment August 9, 20C 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 MIC/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 (M1C/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 MIC/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 Possible Use Office Retail Light Industrial Hotel Theatre Total Est. Size (Square feet) Percent 700,000 47% 550,000 37% 100,000 7% 80,000 5% 60,000 4% 1,490,000 100% Source: Sabey Corporation model of possible uses Sabey Corporation Compreh..,..,ive Plan Amendment August 9, 200. 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 Sabey Corporation Comprehei 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."2 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. Sabey Corporation Comprehe..4ive Plan Amendment August 9, 200/ Page 7 • Show that the proposed amendment to the zoning map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. • Demonstrate that there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning 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? Sabey Corporation Comprehl ie Plan Amendment August 9, 200 Page 8 2. Will the proposed uses on the subject property be compatible with existing and expected industrial uses in the M:[C? 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 Sabey Corporation Compreh„live Plan Amendment August 9, 200, Page 9 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% Right -of -Way 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 Sabey Corporation Comprehi ie Plan Amendment August 9, 20C Page 10 existing use of the subject property is light industrial and commercial in nature, and has no heavy industrial component. Sabey Corporation is proposing to increase the share of office and retail jobs and decrease the share of light industrial employment. Assuming the subject site is developed as proposed by Sabey Corporation in Table 1, the subject property may have 2,500 or more employees, more than three-quarters of which would be office jobs.3 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 (3,000 new jobs), Nonmetallic Mineral Products (1,300 new jobs), and Food Manufacturing (1,200 new jobs). The industries that are projected to loose the most jobs are Printing and Related Support (-700 jobs) and Paper and Paper Products (-200 jobs). 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." Sabey Corporation Comprehb,.., ve Plan Amendment August 9, 200, Page 11 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% Fumiture & 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. Sabey Corporation ComprehE re Plan Amendment August 9, 200 Page 12 Table 6. Employment forecast, Tukwila FAZs, 2000-2040 Total MFG WTCU Retail FIRES Gov/ED Emp. 2000 2040 Change Number Percent 11,369 6,302 11,226 13,113 2,278 44,288 7,761 8,147 12,460 41,267 2,199 71,834 -3,608 1,845 1,234 28,154 -79 27,546 -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 indude 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 govemment 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 a MIC area to become less desirable for the kinds of uses allowed in the MIC: • The subject property is at the edge of the MIC, not in the center Sabey Corporation Comprehe....ive Plan Amendment August 9, 200, 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 Sabey Corporation Compreh.. re Plan Amendment August 9, 20C Page 14 campus -style development, including high-tech, scientific, research, and other "creative" industries. Aside from the subject property, the non -Boeing land that is most likely to be under pressure to convert from heavy industrial to commercial uses are the parcels south of the subject site, east of the Duwamish River between Tukwila International Boulevard, East Marginal Way South, and Interstate 5. The existing uses on these sites are largely commercial in nature, including office buildings and a hotel. It may be that allowing the subject property to convert from a designation of heavy industrial to light industrial will increase pressure on these parcels to convert to commercial uses. On the other hand, some of the existing uses are commercial. Allowing the conversion of the subject property may create an opportunity to develop a commercial and light industrial gateway into Tukwila, encouraging redevelopment of existing commercial and industrial uses. Mitigating the impacts of the Comprehensive Plan Amendment One of the City's concerns is the conversion of industrial land to commercial uses. We have noted that broader forces than local zoning are driving such conversions. The state projects that future employment growth in Manufacturing —especially heavy manufacturing —will be stagnant and that the majority of employment growth will be in Services —especially Professional and Business Services. The PSRC's forecast of employment in Tukwila shows that these trends are expected to impact Tukwila. Thus, two reinforcing economic factors are reinforcing changes in local land markets: • Manufacturing is growing slowly if at all. And the growth that is occurring is looking more and more like the kinds of activities that would be called Light Industrial: flex - space in business parks that mix office and manufacturing / assembly uses. • Professional services are growing rapidly. Those uses need office space. Office space can be stacked, so it can have more employment density. It does not conflict with surrounding amenity (like industrial uses can): it seeks surrounding amenity (especially professional and retail services). It can afford to pay two, three, or four times as much for land as manufacturing and warehousing, which are land intensive. The result is that in metropolitan areas around the country, former industrial land near rejuvenating downtowns is converting to commercial uses. It is not that manufacturing would not like to have that land —it would. Rather, it is that it cannot afford to pay the prices that commercial uses can pay and still be profitable. Manufacturing moves farther out, abetted by cheaper land that is still well served by highways. If future Comprehensive Plan Amendments are a concern to the City, the City can slow the conversion of land in the MIC to light industrial and commercial uses by identifying the key industrial sites and adopting more aggressive policies to preserve these sites. CONCLUSION: IMPACTS TO INDUSTRIAL LAND 1. Will the proposed Comprehensive Plan Amendment significantly impact future industrial development on parcels near the subject property in the MEC? No. The Sabey Corporation Comprehb..oive Plan Amendment August 9, 20U. Page 15 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 TUKWILA'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 Sabey Corporation Comprehe e Plan Amendment August 9, 200 Page 16 • 550,000 square feet of retail development, plus an 80,000 square foot hotel and a 60,000 square foot theater • 100,000 square feet of light -industrial development These uses amount to approximately 1.49 million square feet of built space on the site. A key question is: To what extent will the conceptual mix of uses compete with other commercial centers in Tukwila? In other words, the City's concern is whether the proposed Comprehensive Plan Amendment would draw demand for development in other areas of Tukwila to the subject property. Such an outcome could be inconsistent with several of the City's ongoing planning efforts. Tukwila's Urban Center has more than 850 acres. Some of the development efforts going on in Tukwila's Urban Center include: • The Southcenter Mall, which has 1.3 million square feet of occupied retail space and is completing a 400,000 square foot addition, which is 95% leased. In addition, the former Mervyn's site is being redeveloped, adding 50,000 square feet to create a site with 100,000 square feet of retail space. Southcenter Mall is a regional retail center that attracts shoppers from around the region and as far away as Alaska. • The South Center Square, which is a new retail development south of the 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 2040.4 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. 4 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. Sabey Corporation Comprehe.._. ie Plan Amendment . August 9, 200, Page 17 Table 7. Estimated need for commercial and industrial built space to accommodate new employment, Tukwila area, 2000 to 2040 Type of employment FIRES Retail WTCU Gov/Ed Manufacturing Total Needed space (square feet) 9,150,050 2,149,628 1,610,685 (25,675) (2,117,896) 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: Sabey Corporation Compreh ie Plan Amendment August 9, 20( Page 18 • The Landing (2 miles from Tukwila). The Landing is a mixed -use development under development in Renton, south of Lake Washington. When completed in 2008, The Landing will include about 600,000 square feet of retail space and 990 residential units. • Kent Station (6 miles from Tukwila). 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 Mall, approximately 510,000 square feet of retail space, is planning the Factoria Town Square addition to add 685 housing units and 151,000 square feet of retail space. • Downtown Seattle (10 miles from Tukwila). The downtown has extensive office and retail space including City Centre, Pacific Place, and Westlake Center. • Bellevue Square (14 miles from Tukwila). The Bellevue Square Mall is upgrading to include 2,500,000 square feet of hotel, office, and retail space; it currently is 1,300,000 square feet. The Bellevue is a 130,000 square foot high -end retail development currently being constructed next door. • Bellevue Place (14 miles from Tukwila). Bellevue Place has 500,000 square feet of office, retail, restaurant, and hotel space, and is currently constructing a 351-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 larger 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. Sabey Corporation Comprehs....1ve Plan Amendment August 9, 200i 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. Sabey Corporation Compreh ie Plan Amendment August 9, 20( 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 defmitively exactly what the market area will be. et* of J u tuita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Application Notice of Decision x Notice of Public Hearing x Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _10 day of June in the year 2011 Project Name: Sabey/United Grocers / Community Bank Project Number: PL11-001 Associated File Number (s): L11-001 , L11-002 Mailing requested by: ec Fox Mailer's signature: /� )((iLs,// W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DIS'RRNIUTION.DOC C y of Tukwila Notice of Meeting Location �t102 0 E. Marginal Way South, Tukwila, WA�98168ng File #'s: PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox 206-431-3683 or Rebecca.fox@tukwilawa.gov Project Description: Amend the Comprehensive Plan designation and zoning on property located at 10200 E. Marginal Way South, Tukwila, WA 98168 (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Heavy (MIC/H) to Light Industrial (LI) for future development. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188: June 23, 2011—Public Meeting: You may comment on the request at a public meeting on June 23, 2011 at 6:30 p.m. before the Tukwila Planning Commission at Tukwila City Hall. After hearing public comments, the Planning Commission will forward its recommendation to the City Council. July 11, 2011—Public Hearing: You may comment on the PC's recommendation at a public hearing on June 11 at 7 p.m. before the City Council at Tukwila City Hall. Afterward, the City Council will take final action on the request. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written comments on the project. They may be delivered to Rebecca Fox , Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA 98188, or via email to Rebecca.Fox@tukwilawa.gov . Please provide your comments by 5 p.m., the day of the Planning Commission meeting (6/23/11) or City Council hearing (7/11/11). You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3683. You are receiving this notice because you are a property owner or tenant within 500ft of this project. LL N CO CO CO 00 00 00 00 00 00 CO W 00 00 V 0 CO 00 00 00 c0 c0 00 CO W CO V• 00 CO CO W (0 CO CO CO CO (D CO CD CD .- V V t` I,- I,- t` r r 00 00 O O N 00 M 0 co co c 00 00 00 co c c co 00 00 00 0) 00 00 co 00 00 co 00 00 00 00 00 00 co O) CO 0) O) 0) 0) O) O) (3) 0) O O) 0) 0) o 0) 0) 0) O 0) 0) o 0) CD O O) O) 0 Z 5 co Y Y Y Q Y Y Q 2 Y Y Q Q Q Y H 1 12 12 D D W D P J D D W H W J D D J D D D W W w 12 U H H H H H (I) H H H H H H U) O • H H H H H H H H U) (n U) H > > > > > > > > > > (n Q < < - ▪ < < < < < < < w z z z ZZ ZZZ ZZ 0 0 0 0 0 0 0 0 0 0 0 O CC CC CC CC CC CC 0C CC CC CC Q QQ < < < < < < < < Cew w w w w LLJWW w w W 0o coin in o to 10 o to Z O coO. coN N 5 0 0 0 N N N C') ()() CO) O O 0 0 0 0 O O O O O TUKWILA OCCUPANT cC a) c 0 N 0. E (a 0 o5 N U) z TUKWILA OCCUPANT J H Z W w 0 >- ee Z H U W O c c a .3 w o cn I- U < TUKWILA COMMUNITY MEMBER 2201 TUKWILA INTL BLVD J w H 0 J CO J H H co Z Y 5— Yo DO - Z o0 — N 372 S REYNOLDS RD J J J J J J _J J w a a a a a a a a > _ _ _ _ _ _ _ _ Q H H H H H H H H S 0 0 0 0 0 0 0 0 0 0 V• CO N V (n O) (D M (M M - M M t� r co CO V V V V V V V V (() 2ND AVE S MICHIGAN PROPERTIES 700 N 36TH ST EAST MARGINAL ASSOCIATES PO BOX 3707 BOEING COMPANY 12201 Tukwila Intl Blvd Mike Hansen - SABEY Corp SABEY Tukwila Planning Commission, I spoke directly to the Planning Commission on April 28, 2011 during your review of the MIC Boundary Study. Specifically, I asked that you consider including our 27,000 sq. ft. Community Bank Parcel in the MIC boundary adjustment. It is my understanding that since there was already a Comprehensive Plan Amendment application that the decision was tabled until the Amendment application was presented. Now as you work through the Comprehensive Plan Amendment tonight I would like to reiterate the facts surrounding this Sound Bank Comprehensive Plan Amendment request. Brief History 1) This is a 62 acre site —with 32 acres in Tukwila and 30 acres in Seattle 2) In 2007 — The 32 acres in the Tukwila portion was rezoned from M1C/H to CAI ) In 2009 the City of Seattle rezoned the 30 acres in Seattle to Industrial Commercial from General Industrial 4) At the time of these zoning changes the 27,000 sq. ft. bank parcel was under different ownership which we now own It is my intent to bring this information to your attention again while you consider our request to the Comprehensive Plan and ask that you include this change form MIC/H to C/LI. Attached for your reference is an aerial photograph depicting the Tukwila and Seattle parcels along with the Community Bank parcel. Sincerely, Joseph D Sabey Vice President of Leasing Sabey Corporation SABEY CORPORATION 112201 Tukwila International Blvd, 4th Floor I Seattle, Washington 98168-5121 206.281.8700 main 1206.282.9951 fax 1 sabey.com eitti of J u:F'twita Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _13 day of _April in the year 2011 Project Name: Unified Grocers/Community Bank/Sabey Comp Plan & Zoning Amendment Project Number: PL11-001 (L11-001 & L11-002) Mailing requested by: Rebecca Fox Mailer's signature: 71 / )*-- /J& ziC____ W:\USERS\TERI\TEMPLATES\AFFIDAVIT 0 ISTRIBUTIONAAC City of Tukwila Notice of Application Location-10200E. Marginal Way South, Tukwila, WA 98168 City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: El 1-003, PL11-001, LI 1-001 and LI1-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ,ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200E. Marginal Way South, Tukwila, WA 98168 File #'s: E 11-003, PL11-001, LI 1-001 and L1 1-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox(c ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). File #'s: El 1-003, PL11-001, LI 1-001 and LI 1-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearin June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action o• request. Request a copy of any decision, information on hearings, and your appeal rights by ca,. Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox@ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: E11-003, PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse envirom tal impacts and expects to issue a determination of non -significance (DNS) via the optional DM cess in WAC 197-11-35 . This may be your only opportunity to comment on the environments_ _ pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written corn; ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via_ email to rfoxci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. You are receiving this notice because you are a property owner or tenant within 500ft of this project. .r City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: E11-003, PLI 1-001, LI 1-001 and LI1-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments,: The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox@ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: El1-003, PL11-001, LI I-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwira, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox Jci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). File #'s: E11-003, PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel 40423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: El 1-003, PL11-001, L11-001 and Ll 1-002 Applicant/Property Owner: Mikel Hansen/ Sabey Company Project Planner: Rebecca Fox, 206- 1-3683 Project Description: Amend the Comprehensive Plan designation and zoning (Tax Parcel #0423049184) from Manufacturing/Industrial Center -Light (MIC/L) to Light Industrial Environmental Review/SEPA-Tukwila has reviewed the project for probable adverse environmen- tal impacts and expects to issue a determination of non -significance (DNS) via the optional DNS pro- cess in WAC 197-11-35 . This may be your only opportunity to comment on the environmental im- pacts of the project. If timely comments do not identify probable significant adverse impacts that were not considered by the anticipated determination the DNS will be issued without a second comment period. The proposal may include mitigation measures under applicable codes. Provide comments by 5 p.m. on April 28, 2011.. PUBLIC MEETING & HEARING at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila:: MAY 26, 2011-PUBLIC MEETING:You may comment on the request on May 26, 2011 at 6:30 p.m. before the Tukwila Planning Commission (City Council Chambers at 6200 Southcenter Boulevard, Tukwila,) After hearing comments from the public, the Planning Commission will forward a recommendation to the City Council. JUNE 13, 2011-PUBLIC HEARING: You may comment on the request at a public hearing on June 13, 2011 at 7 p.m. before the City Council. Afterward, the City Council take action on the request. Request a copy of any decision, information on hearings, and your appeal rights by calling Project Planner Rebecca Fox at 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written corn- ments on the project and they can be delivered to DCD, 6300 Southcenter Blvd, Tukwila, or via email to rfox ci.tukwila.wa.us by 5 p.m. the day of the meeting (4/28)or hearing (6/13). You are receiving this notice because you are a property owner or tenant within 50011 of this project. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 ..... Tukwila, WA. 98188 MOS City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City ofTukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT L ABC Towing, Inc. TUKWILA OCCUPANT Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA OCCUPANT MASSA, BOB ROACH,JOHN S Lindal Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S 10325 E MARGINAL WAY S 12201 TUKWILA INTL BLVD 12201 TUKWILA INTL BLVD 4TH-FL 3301 S NORFOLK ST 372 S REYNOLDS RD 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 CITY TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE OTHELLO MERCER ISLAND TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE ST ZIP WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA 98168 98168 98188 98168 98168 98168 98168 98168 98168 98168 98168 98168 98118 99344 98040 98178 98178 98178 98178 98178 98178 98188 98188 98108 98103 98124 STATE- OF WASHRIGTON DEPARTMENT OF COMMER E Ion Plum Srreer SE • FO Box 42525 • Olympia, Washingiion 9850-1.252 • (3 0) 725-400 , iTU.ccsrmerce.wa.dov April 12, 2011 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Fox: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Proposed rezone at 10200 E. Marginal Way South, Tukwila, Project # PI11-001 (Files L011-001 and L011-002). These materials were received on April 06, 2011 and processed with the Material ID # 16832. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please call me at 360.725.3056. Sincerely, £n" daWeye Ike Nwankwo Technical & Financial Assistance Manager Growth Management Services COUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 03/14/11 RF 03/21/11 RF TEM'INFORMATION.,: ITEM NO. CAS NUMBER: 1 1 -033 STAFF SPONSOR: REBECCA FOX ORIGINAL AGENDA DATE: 3/14/11 Ac1,.NDA ITEM TITLE Annual Comprehensive Plan amendments 1 C.\'I'1;.GORY /1 Briefing Mtg Date 3/14/11 Motion Date 3/21/11 ❑ Resolution Mtg Date ❑ Ordinance Mtg Date ❑ Bid Award Mtg Date iI Public Meeting ❑ Other Mtg Date Mtg Mtg Date 3/21/11 SPONSOR ❑ Council ❑ Mayor ❑ Ads?' Svcs ►� DCD ❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ PW SPc)NSOR'S Briefing on 3 requests for site -specific Comprehensive Plan, amendments/rezones in 2011. SUMMARY No action is needed. On 3/21/11, there will be a public meeting to hear comments from citizens and the applicants. After hearing from public and discussion at the 3/21/11 meeting, the City Council shall be asked to take action on each request to either to deny, defer or refer the reauest to the Planning Co 1 uu fission for review RI;VIEWED BY ❑ COW Mtg. ❑ CA&P Cmte ❑ Utilities Cmte ❑ Arts Comm. DATE: N/A ❑ F&S Cmte ❑ Parks ❑ Transportation Cmte Comm. ❑ Planning Comm. CHAIR: N/A COMMII'1'EE RECOMMENDATIONS: SPONSOR/ADMIN. COMMITTEE Department of Community Development C.OST1I,MPACT / FUKD' SOURCE. ' EXPINDITURI: REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE :' RECORD°OF, COUN-CIL`ACTION`..':.: r.'.: 03/14/11 MTG. DATE .. ..:�:- ;`�. - ... .. _... ATTACHMENTS;:` .. 03/14/11 Informational memorandum dated 3/9/11 Attachments A through X (*No Community Affairs and Parks minutes. This item is a quasi-judicial matter, and at the direction of the City Attorney, came directly to the City Council.) 43 TO: FROM: DATE: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Committee of the Whole Jack Pace, Community Development Director March 9, 2011 SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS ISSUE The City of Tukwila received three applications for Comprehensive Plan map and zoning map changes on specific sites in the Manufacturing/Industrial Center for review during 2011. On March 14, 2011, the City Council will be briefed on the applications. No action is required at this meeting. On March 21, 2011, the City Council will hold a public meeting to hear from interested citizens and the applicants regarding requests under consideration for Comprehensive Plan amendment and rezone. After the public meeting and discussion, the City Council will decide that evening whether to forward each proposed amendment to the Planning Commission for further consideration and recommendation, to defer review or to deny the request. BACKGROUND The City of Tukwila's Comprehensive Plan, adopted in 1995, establishes goals and policies that guide the community as it accommodates growth and change over time. The Comprehensive Plan's policies and land use map articulate the community's long range vision. The zoning code and map implement this vision through specific land use guidance, including what uses can locate and operate in a specific zone. The Washington State Growth Management Act (GMA) gives Tukwila the opportunity to amend the Comprehensive Plan once a year, unless it is an emergency. Proposed amendments may include changes to policies or the future land use map. Since the GMA requires Tukwila's Comprehensive Plan land use map and zoning map to be consistent, any change to the Comprehensive Plan land use map also requires a rezone/change in the zoning map. To be eligible for consideration, applications for proposed amendments must be submitted by December 31. Applications are reviewed during the following year, with the potential for two separate reviews by the City Council, and one by the Planning Commission. There are opportunities for public comment at each stage. The City Council acts as a legislative body when it makes changes to the Comprehensive Plan, including site -specific changes to the Comprehensive Plan map. When it considers making site - specific changes to the zoning map, the City Council acts as judges in a quasi-judicial manner. Different procedures and rules apply to the Comprehensive Plan amendment (i.e. legislative) process and the rezone (i.e. quasi-judicial) processes Review Process The procedure for amending the Comprehensive Plan is illustrated by Attachment A. Screening: In the first review, the Council holds a public meeting, reviews feedback, and identifies the amendments that will be analyzed and considered in the cycle. The City Council 45 INFORMATIONAL MEMV Page 2 uses adopted criteria in selecting Comp Plan amendments to consider, and possibly forward to the Planning Commission for further review. 1. Is the issue already adequately addressed in the Comprehensive Plan? 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? 3. Is the proposed change the best means for meeting the identified public need? 4. Will the proposed change result in a new benefit to the community? After considering the criteria, the Council shall make a motion either to: 1. Refer the proposal to the Planning Commission for review; 2. Modify the proposal and refer it to the Planning Commission; 3. Defer consideration for one year to get additional information; or, 4. Reject the proposal Planning Commission/Analysis: City staff and the Planning Commission then analyze the possible amendments that the Council identified and forwarded in the threshold screening. The Planning Commission holds public meeting, and makes a recommendation. City Council/Final Action: Staff submits an ordinance containing the Planning Commission's recommended amendments for the Council to consider. In the case of a map change, a rezone is also required. In this case, two ordinances are prepared, one to amend the Comprehensive Plan map, and one to change the zoning map. Council reviews the staff work, hears from the public in an open record hearing, and then considers adoption of the proposals. A final, amended ordinance, adopted by the Council before December 31, adds the selected amendments into the Comprehensive Plan. Changes in review process for 2011: This year the City Attorney has recommended changes to Tukwila's review process, in order to distinguish clearly between the quasi-judicial, site specific rezones and the legislative Comprehensive Plan amendments. This will ensure the proper review process is followed. These changes are incorporated in the process described above. They 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. DISCUSSION: Applications -- The requests are described briefly below. Each of the requested amendments is located in the Manufacturing Industrial Center, which is currently being reviewed as part of the required regular update of the Comprehensive Plan. (Attachment B) A moratorium in effect on most non- industrial permits will expire on July 1, 2011. Comprehensive Plan amendments and rezones are exempt from the moratorium in the MIC. Application #1-- Burlington Northern Santa Fe Railroad (BNSF)— Redesignate Three Lots from Low Density Residential (LDR) to Manufacturing/Industrial Center —Light (M/IC-L)(North Lot) • File #L 10-073—Comprehensive Plan Map Amendment • File# L10-074—Zoning Map Amendment. 2 03/09/20112:40:48 PM Rf W:\2011 Info Memos\CompPlan.doc 46 • INFORMATIONAL MEN Page 3 The applicant Burlington Northern Santa Fe (BNSF) seeks to redesignate three vacant parcels ("North Lot") totaling approximately 1.8 acres from Low Density Residential (LDR) to Manufacturing/Industrial Center ---Light (MIC/L) ( Attachment C) Located at the western edge of the existing BNSF multi -modal yard east of 44th Place S., the site is shown in the upper portion of the aerial map. (Attachment D) The nearest intersection is South 122nd and 44th Place South. The purpose of the rezone request is to allow expansion of the adjacent intermodal yard, most likely for container storage. (Attachments E, F) Access to the Tots would be through the existing gate. The adjacent intermodal yard is designated Manufacturing/Industrial Center -Heavy (MIC/H), with the proposed MIC/L zoning intended to provide a transition to the LDR residential area. In this case, there is little functional distinction between the intermodal yard's MIC-H and the proposed MIC-L zoning since both will be used for the intermodal yard's operations. The properties are located in the Allentown neighborhood, with single-family homes immediately to the south, and across 44th Place South to the west. The neighborhood has a combination of newer and older homes. Several non -conforming industrial uses, including Western Cascade - and Union Tanks Works operate in the immediate area. These are "grandfathered" as non- conforming uses, and are allowed to operate provided they do not expand or increase their non- conformity in any way. Allentown residents are very concerned over the proposals. A number of citizen comments opposed to the rezones have been received, including two petitions with a combined total of 56 signatures. (Attachments G, H) Additional letters and emails expressing negative opinions and/or requesting information are included. (Attachments I - P) Review Criteria: Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward the application to the Planning Commission for review: 1. Is the issue already adequately addressed in the Comprehensive Plan? Aspects of the requested change designation are addressed in several goals and policies as follows: Objective #1: The Comprehensive Plan's highest priority,.as expressed through Tukwila Comprehensive Plan Objective #1 is "To improve and sustain residential neighborhood quality and livability. " Goal 7.2 Noise Abatement —Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. Goal 7.3 Overall Land Use Pattern —A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses The MIC is seen as the focus of significant industrial activity that must be balanced with the needs of nearby residential neighborhoods: Rf 3 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 47 INFORMATIONAL MEN, Page 4 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 Policy 11.1.6—Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing zoning directly abuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? • Residences, in the LDR zone, are immediately adjacent to BNSF's intermodal yard, designated MIC/H. No buffer is present between the two zones. • By establishing the current LDR designation for the Allentown community immediately adjacent to the existing MIC/H designation for BNSF's intermodal.yard, the City of Tukwila indicated its intention to retain Allentown's residential community, even without a buffer between homes and industry. • Boundaries between LDR, the lowest intensity zone, and MIC/H, the highest impact zone, were designated as part of the 1995 Comprehensive Plan development. The fixed boundary between the residential community and the railroad's intermodal yard is intended to limit further impacts on the residential community, and to allow the intermodal yard to continue operating. • Rezones and Comprehensive Plan changes are exempt from the current moratorium on development in the MIC area. 3. Is the proposed change the best means for meeting_the identified public need? • Sustaining and improving the residential neighborhood is identified as the City's key priority. • Changing LDR to MIC/L would allow industrial activity, uses and impacts to extend farther into the residential area which is already significantly impacted by noise, Tight and traffic from BNSF's existing operations. 4. Will the proposed change result in a net benefit to the community? • The proposed change from LDR to MIC-L will allow an existing industrial use to expand its operations further into a single-family residential area. Although expansion would benefit BNSF, and could result in additional economic activity, it is likely to have a negative impact on the existing Allentown neighborhood. • The proposed change to allow expansion of the intermodal yard would prevent future residential use on the sites, and would negatively affect existing residential uses in the vicinity. Rf 4 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 48 INFORMATIONAL MEMu Page 5 Conclusions: • The Comprehensive Plan's highest priority is to improve and sustain residential neighborhood quality and Livability. • The Comprehensive Plan designates LDR and MIC-H adjacent to each other without buffer in Allentown. • Extending industrial zoning and uses into the residential area will negatively affect the residential quality of life. • Expanding the industrial zoning in this location is inconsistent with the Comprehensive Plan. Recommendation: • Staff recommends denial of the request. Application #2-- Burlington Northern Santa Fe Railroad —"South Lot"— Redesignate Five Lots from Low Density Residential (LDR) to Manufacturing/lndustrial Center —Heavy (M/1C-H) • File #L10-075—Comprehensive Plan Map Amendment • . File# L 10-076—Zoning Map Amendment. The applicant Burlington Northern Santa Fe (BNSF) seeks to amend the Comprehensive Plan and Zoning Map on approximately 3.2 acres on five parcels, from Low Density Residential (LDR) to Manufacturing/Industrial Center —Heavy (MIC/H). (Attachment P) The properties are located on the western edge of BNSF's existing intermodal yard on 515t Place South, and are indicated in the lower portion of the aerial map. (Attachment C). The nearest intersection is at South 124th Street and 51 st. The purpose of the rezone request is to allow expansion of the adjacent intermodal yard operations for either trailer or container storage. (Attachments Q, R) There are no plans to limit or reroute traffic from S. 124th Street. BNSF plans to continue using its existing entrance, immediately to the north of the subject site in the MIC/H zone. The lots would be accessed from within the intermodal yard, rather than from 5151 Place S. The properties are in the Allentown neighborhood, with single-family homes immediately to the west across 51' Place South, a dead-end street. Four lots are cleared, and one contains a house, which is currently under contract to BNSF. Mature trees currently screen the yard from the east side of the subject properties. The yard itself is at a higher elevation than the proposed rezone site. As mentioned in the earlier discussion of the North Lot (File L10-073 and L10-074), Allentown residents have expressed significant concern over and opposition to the proposals. Comments did not distinguish between the two proposals, and seem to apply to equally to the North and South Lot proposals. (See Attachments G through P) Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward an application to the Planning Commission for review: Rf 5 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 49 INFORMATIONAL MEMu Page 6 1. Is the issue already adequately addressed in the Comprehensive Plan? Aspects of the requested change designation are addressed in several goals and policies. • Tukwila Comprehensive Plan Objective #1 is "To improve and sustain residential neighborhood quality and livability." • Goal 7.2 Noise Abatement —Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. • Goal 7.3 Overall Land Use Pattern —A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses The MIC seen as the focus of significant industrial activity. • 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 • Policy 11.1.6—Develop and designate appropriate zoning, buffers, mitigation and access opportunities where manufacturing zoning directly abuts or impacts residential zoning so that MIC uses may operate without significant degradation of the residential environment. 2. If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the proposed change? • Residences, designated LDR, are immediately adjacent to BNSF's intermodal yard, designated MIC/H. No buffer is present between the two zones. • In establishing the current LDR designation of the Allentown community immediately adjacent to the existing MIC/H designation for BNSF's intermodal yard, the City of Tukwila indicated its clear intention to retain Allentown's residential community, even without a buffer between homes and industry. • LDR, the lowest intensity zone, and MIC/H, the highest impact zone, were designated as part of the 1995 Comprehensive Plan development process. A distinct boundary exists between residential uses and the railroad's operations, in order to limit further impacts on Allentown's residential community, and to allow the intermodal yard to continue its operation. • Rezones and Comprehensive Plan changes are exempt from the current moratorium on development in the MIC area. 3. Is the proposed change the best means for meeting the identified public need? • Redesignating from LDR to MIC/L would extend industrial activity, uses and impacts further into the residential area which is already significantly affected by noise, light and traffic from BNSF's intermodal yard operations. This is inconsistent with the public need for high quality neighborhoods. RI 6 • 03/09/201 12:40:48 PM W:\2011 Info Memos\CompPlan.doc 50 INFORMATIONAL MEM° Page 7 4. Will the proposed change result in a net benefit to the community? • The proposed change from LDR to MC/ would allow an existing industrial use to expand its operations further into a single-family residential area. Although expansion would benefit BNSF and could result in modest economic benefit, it is likely to have a negative impact on the Allentown neighborhood. • The proposed change would prevent future residential use on the sites. Expanding the intermodal yard further into the neighborhood would have a negative effect on developing future residential uses. Conclusions: . • The Comprehensive Plan's highest priority is to improve and sustain residential neighborhood quality and livability. • The Comprehensive Plan designates LDR and MIC/H adjacent to each other without buffer in Allentown. • Extending industrial zoning and uses into the residential area will negatively affect the residential quality of life. • Expanding the industrial zoning in this location is inconsistent with the Comprehensive Plan. Recommendation: • Staff recommends denial of the request. Application #3-- 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# L 11-002—Zoning Map Amendment. Request: The applicant, Mike! 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 T & U) The property was formerly occupied by Community Bank. Now vacant, it has been acquired by the Sabey Corporation. (Attachments V, W) 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 X) 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. The applicant had wanted to include the subject property in the original 2007 rezone but did not own the parcel then. The applicant has now acquired the property, and is proceeding with the rezone request in order to prepare for eventual large scale development that includes the subject property. Rf 7 03/09/20112:40:48 PM W:\20 11 Info Memos\CompPlan.doc 51 INFORMATIONAL MEMu Page 8 Review Criteria: Per TMC 18.80.060, the Council considers the following criteria in deciding whether to forward an application to the Planning Commission for review: 1. Is the issue already adequately addressed in the Comprehensive Plan? 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. The MIC is seen as the focus of significant industrial activity. • 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: • 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 Tight industrial and commercial, that can be developed under the Light Industrial zoning generally supports a varied and healthy economy for Tukwila: • Goal 2.1 Continuing enhancement of the community's economic well-being 2. If the issue is not already adequately addressed in the Comprehensive Plan, is there a need for the proposed change? The site is part of the Manufacturing Industrial Center which is currently being reviewed as part of the required Comprehensive Plan Update. A moratorium on most non -industrial uses is in effect until its expiration on July 1, 2011. When the adjacent 32 acre rezone from MIC-H to LI was approved in 2007, the City of Tukwila considered the potential impacts that this action could have on existing and future land use and development in the Manufacturing/Industrial Center (M/IC). By approving the rezone, the City Council indicated that the LI designation was appropriate for the general location. If the City Council decides to forward the request to the Planning Commission for further review, the following may be discussed in more detail including the impacts of: • Less land for the heaviest industrial uses in MIC/H; • More retail and office due to the wider range of uses allowed in LI; • Jobs and tax revenue to increase, as well as improvement the overall appearance of the area; • Possible additional traffic impacts; • Possible increased pressure on MIC uses that wish to remain or more pressure on industrial lands to convert to commercial uses; Rf 8 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 52 INFORMATIONAL MEMO Page 9 3. Is the proposed change the best means for meeting the identified public need? Redevelopment in the LI zone could provide a range of additional employment opportunities, depending on the mixture of uses that located in the project. The subject property is the last piece of property for a large scale project to include Tight industrial, office and service uses. By approving the 32 acre rezone from MIC/H to LI in 2007, the City Council indicated that it valued the potential large scale redevelopment with the anticipated jobs and economic activity that would follow. 4. Will the proposed change result in a net benefit to the community? Redesignating and rezoning the remaining United Grocers site presents opportunities for a development project in a large and important location at the northern boundary of Tukwila. New construction will meet current standards, including landscaping and frontage improvements, and will result in a more attractive site than what is currently there. Designating the property as LI shifts its redevelopment options from manufacturing and heavy industry that is permitted in the MIC/H. LI allows supportive commercial and light industrial uses, and would provide a transition to more commercial development that exists or is planned farther to the south. The site previously contained a bank, rather than industrial use. With redevelopment, former office jobs at the site could be replaced new jobs in the office and service sectors as part of an overall project. Light industrial uses would still be allowed. Conclusions: 1.The requested rezone is considered part of a 32 acre rezone from MIC-H to LI that was approved in 2007. 2. Changing from Manufacturing/Industrial Center —Heavy (MIC-H) to Light Industrial (LI) would reduce the amount of land available for the heaviest industrial uses, but would allow a range of non -industrial uses to be developed at the site, including light industrial. 3. As LI, the property could be included as part of proposed large scale redevelopment with additional employment and revenue opportunities at a visible location. Recommendation: Staff recommends forwarding the request to the Planning Commission for further consideration. RECOMMENDATION The March 14, 2011 meeting is a briefing only. No action is required. After taking public comments on March 21, 2011 at the Committee of the Whole, the Council is being asked to consider each proposal, and decide by motion from among the following at this meeting: • Refer the proposal as is to the Planning Commission for further review; • Modify the proposal and refer to the Planning Commission for further review; • Defer consideration until a later time to get more information; • Reject the proposal. The decision is not whether to adopt the proposal, but rather whether it should be reviewed in greater detail, rejected or deferred. Rf 9 03/0920112:40:48 PM W:'2011 Info Memos\CompPlan.doc 53 INFORMATIONAL MEMO Page 10 ATTACHMENTS A. Chart --Comprehensive Plan amendment process B. Location of Requested Zoning/Comprehensive Plan changes C. Requested Zoning—BNSF North Lot —LDR to MIC/L D. Aerial Map--BNSF E. Application —Comprehensive Plan amendment request -- LDR to MIC/L(File #L10-073 F. Application Rezone request —LDR to MIC/L (File #L10-074) G. Citizen Petition H. Citizen Petition I. Comment letter—Ghita Breban J. Comment letter —Mr. and Mrs. Bendico K. Comment letter —Laurie Jenkins L. Comment letter —Laurie Jenkins M. Comment letter —Brooke Alford N. Comment letter —Brooke Alford O. Comment letter —Donna Anderson P. Comment letter —Marjorie Bates Q. Requested Zoning—BNSF South Lot —LDR to MIC/H R. Application —Comprehensive Plan—LDR to MIC/L (File #L10-075) S. Application—Rezone—LDR to MIC/L (File #L10-076) T. Aerial Map —Community Bank @ United Grocers U. Requested Zoning —Community Bank @ United Grocers MIC/H to LI V. Application —Comprehensive Plan—MIC/H to LI (File#L11-001) W. Application—Rezone—MIC/H to LI (File #L11-002) X. 2007 Associated Grocers Rezone—MIC/H to LI Rf 10 03/09/20112:40:48 PM W:\2011 Info Memos\CompPlan.doc 54 55 i.AC MENT B City of Tukwila Comprehensive Plan Amendment Vicinity Map Manufacturing Industrial Center/Heavy (MICIH) to Light Industrial (LI) Low Density Residential (LDR) to Manufacturing Industrial Center/Light (MICA.) Low Density Residential (LDR) to Manufacturing Industrial Center/Heavy (MIC/H) 56 Cif* al J dicta Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda X Notice of Application, CHANGED MEETING DATE Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box TO - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _ 18 day of _February in the year 2011_ Project Name: PL11-001 Project Number: SABEY - Community Bank @ Unified Grocers Site Mailing requested by: Rebecca Fox Mailer's signature: /) /f�/'/ /.�.1., / W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DIS11I21BUTION.DOC City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 ***CHANGED MEETING DATE MARCH 21, 2011*** City of Tukwila Notice of Application Location-10200 E. Marginal Way South, Tukwila, WA 98168 File #'s: PL11-001, L11-001 and LI1-002 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox, 206-431-3683 Project Description: Amend the Comprehensive Plan designation and zoning on property located at 10200 E. Marginal Way South, Tukwila, WA 98168 (Tax Parcel #0423049184) The request is to change the current Comprehensive Plan designation and zoning from Manufacturing/ Industrial Center -Light (MIC/L) to Light Industrial (LI) for future development. ***CHANGED MEETING DATE —MARCH 21, 2011***: You are invited to comment on the request at a public meeting RESECHEDULED TO MARCH 21, 2011 at 7 p.m. before the Tukwila City Council, located in the City Council Chambers at 6200 Southcenter Boulevard, Tukwila, WA, 98188. After hearing comments from the public, the City Council will decide whether to forward the request to the Planning Commission for additional review, to defer review or to deny the request. Phone 206-431-3683 to confirm the 3/21/11 meet- ing date. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3683. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project and they can be delivered to Rebecca Fox , Department of Community De- velopment at the address above, or via email at rfox@ci.tukwila.wa.us Provide comments by March 11, 2011. You are receiving this notice because you are a property owner or tenant within 500ft of this project. OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT L ABC Towing, Inc. TUKWILA OCCUPANT Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA OCCUPANT MASSA, BOB ROACH,JOHN S Lindal Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S 10325 E MARGINAL WAY S 12201 TUKWILA INTERNATIONAL BLVD 12201 TUKWILA INTERNATIONAL BLVD 3301 S NORFOLK ST 372 S REYNOLDS RD 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 CITY TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE OTHELLO MERCER ISLAND TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE SEATTLE SEATTLE ST ZIP WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA 98168 98168 98188 98168 98168 98168 98168 98168 98168 98168 98168 98168 98118 99344 98040 98178 98178 98178 98178 98178 98178 98188 98188 98108 98103 98124 City of Tukwila Notice of Application Location-10200E. Marginal Way South, Tukwila, WA 98168 File #'s: PL11-001, L11-001 and L11-002 Applicant/Property Owner: Mikel Hansen/Sabey Company Project Planner: Rebecca Fox, 206-431-3683 rfox@ci.tukwila.wa.us Project Description: Amend the Comprehensive Plan designation and zoning on property locate. at 10200 E. Marginal Way South, Tuikwila, WA 98168 (Tax Parcel #0423049184) The request' is to change the current Comprehensive Plan designation and zoning from Manufacturing/ Industrial Center -Heavy (MIC/H) to Light Industrial (LI) for future development. Comments : The applications may be reviewed at the City of Tukwila, Department of Community Development (DCD), 6300 Southcenter Blvd #100, Tukwila, WA. We request your written com- ments on the project. They can be delivered to Rebecca Fox , Department of Community Devel- opment at the address above, or via email to rfox@ci,tukwila.wa.us Please provide your com- ments by March 2, 2011. Public Meeting: You are invited to comment on the request at a public meeting on March 14, 2011 at 7 p.m. before the Tukwila City Council, located in the City Council Chambers at 6200 Southcenter Boulevard, Tukwila, WA, 98188. After hearing comments from the public at its meeting, the City Council will decide whether to forward the request to the Planning Commission for additional review, to defer or to deny the request. Please phone 206-431-3683 to confirm the March 14 meeting date. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-431-3683. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 Annex 10325 E MARGINAL WAY S TTTKWILA WA 98168-1803 at of J u ni&i Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non -Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda x Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other: Was mailed to each of the addresses listed/attached on this _10 day of February in the year 2011 Project Name: Community Bank / Unified Grocers site / Sabey Project Number: PL11-001 Mailing requested by: Rebecca Fox Mailer's signature: 71 J /// W:\USERS\TERI\TEMPLATES\AFFIDAVIT OF DISTRIBUTION[DOC OWNER_NAME TUKWILA OCCUPANT Rilu, Inc./Randys Restaurant East Marginal Associates TUKWILA OCCUPANT Ness & Campbell Crane, Inc. TUKWILA OCCUPANT CHASE PROPERTY MANAGEMENT L ABC Towing, Inc. TUKWILA OCCUPANT Annex 3301 SOUTH NORFOLK LLC 10230 EAST MARGINAL LLC TUKWILA OCCUPANT MASSA,BOB ROACH,JOHN S Linda) Cedar Homes Screamer, Inc. Broadstripe, LLC Harrington Ind. Plastics Herzog Industries, LLC Reliable Auto Motors Heang Chao Jonelle M C Johnsons MICHIGAN PROPERTIES EAST MARGINAL ASSOCIATES BOEING COMPANY OWNER_ADDRESS 10008 E MARGINAL WAY S 10016 E MARGINAL WAY S 10035 E MARGINAL WAY S 10200 E MARGINAL WAY S 10215 E MARGINAL WAY S 10230 E MARGINAL WAY S 10315 E MARGINAL WAY S 10315 E MARGINAL WAY S 10320 E MARGINAL WAY S TUKWILA 10325 E MARGINAL WAY S TUKWILA 12201 TUKWILA INTERNATIONAL BLVD TUKWILA 12201 TUKWILA INTERNATIONAL BLVD TUKWILA 3301 S NORFOLK ST SEATTLE 372 S REYNOLDS RD OTHELLO 3720 80TH AVE SE 4300 S 104TH PL 4314 S 104TH PL 4316 S 104TH PL 4322 S 104TH PL 4344 S 104TH PL 4345 S 104TH PL 4719 S 104TH PL 4725 S 104TH PL 5301 2ND AVE S 700 N 36TH ST PO BOX 3707 CITY ST ZIP TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA TUKWILA . WA TUKWILA WA WA WA WA WA WA WA MERCER ISLAI WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA SEATTLE WA SEATTLE WA SEATTLE WA 98168 98168 98188 98168 98168 98168 98168 98168 98168 98168 98168 98168 98118 99344 98040 98178 98178 98178 98178 98178 98178 98188 98188 98108 98103 98124 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION January 28, 2011 Mikel Hansen Sabey Company 12201 Tukwila International Boulevard, Seattle, WA 98168 RE: Community Bank @ Unified Grocers Site/Sabey L11-001 (Comprehensive Plan Amendment)—MIC/L to LI L 11-002 (Rezone)—MIC/L to LI Dear Mr. Haim: ( Your applications for a Comprehensive Plan Amendment and Rezone for the lot located at 10200 E. Marginal Way S., Tukwila, WA from Manufacturing Industrial Center/Light (MIC/L) to Light Industrial (LI), are considered complete on January 28, 2011 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. You must now have the public notice board for this project manufactured and installed on site as soon as possible prior to February 11, 2011. Contact Julie at FastSigns directly at 206-575-2110 with your payment of $365 (2010 level). Notify us when the sign is in place. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board. You may contact me at (206)431-3683 or via email at rfox@ci.tukwila.wa.us. Since ely, Rebecca Fox Senior Planner Rf 1 01/26/2011 H•ICY)4iP PLAN 7010-20111PT 11-001--Comm Rank-,tahevIC'mmnletenecs-C'ommtunity Rank--Srrhev PT 11-001 (1nr• 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 CITYFF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (296)cogs) AMENDMENTS E-mail: tukplan@ci.tukwila.wa.us 110 cowo N1E T ZONING CODE APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-ZCA Planner: File Number: r - P) .. IL- L-1 1 - 72 Application Complete (Date: ) Project File Number: jt 7 ._ / ( (/ Application Incomplete (Date: ) Other File Numbers: v NAME OF PROJECT/DEVELOPMENT: /Q j?4— e atA4 sEO LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. la ?moo �titlrr ` e(i`^,-SL L4M 1 '7 Lt lc� lk , t t 96,1t $ LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). oyz3dy-9i8/-0V 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: Y/14i/4L-32. f /_ ''I�` Address: / Z?� 1 1 tile") (14 j t) 4i �?MKQ %�L tJ ? i I �l47/A- W r r Phone: (7226 j % - s-z `19 FAX: C2-49612. Z - 9Fs-/ 98 /6 8 E-mail: //11, /tef_ 0 (22 ��`✓� Signature:`s� qLc� Date: //,3//_/ W:\Forms\2010 Applications\Rezone or Zoning Code Text Amend-Ju12010.doc A. COMPREHENSIVE PLAN DESIGNATION: Existing: A/Lj/ C-/ /-( Proposed: �' 1 B. ZONING DESIGNATION: Existing: M / C_/ /.1 Proposed: �[_Q+2c.,Y�—C_ L�� ✓Jus,(Ytl1�-C_ C. LAND USE(S): Existing: ////I / CA - Proposed: t- (for proposed changes in land use designations or rezones) W:\Forms\2010 Applications\Rezone or Zoning Code Text Amend-Ju12010.doc CITY TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us ZONING CODE AMENDMENTS INFORMATION Tukwila's Zoning Code implements its Comprehensive Plan policies. Rezoning a specific area (map change) will require a corresponding change to the Comprehensive Plan designation and the submittal of a separate Comprehensive Plan Amendment application. A text change to the Zoning Code does not necessarily require a Comprehensive Plan change. The land use designations and zoning regulations are the result of extensive discussion by residents, business owners and community groups. The community developed these policies and regulations based on consideration of existing conditions and long-term, community -wide goals. When an amendment is considered, the burden is on the proponent to demonstrate that the change is justified. An amendment may be appropriate in light of new information that affects assumptions on which the Comprehensive Plan and Zoning Code were based, unanticipated changes in community conditions or goals, or in the interest of public safety and welfare. It is important for the City to review and revise the Code as conditions and community priorities change. The relevance of the Comprehensive Plan and Zoning Code is based, in large part, on being up-to-date. The requirements and procedures are listed below. PROCEDURES: The Growth Management Act (GMA) allows a city's Comprehensive Plan to be amended no more than once each year except in an emergency or to amend the Shoreline Master Program (RCW 36.70A.130). Chapter 18.84 of the Tukwila Municipal Code (TMC) outlines a process for submittal and review of the proposed Zoning Code Amendment. Text Changes Changes to the allowed uses or development standards in the Zoning Code may be submitted at any time. They will have an initial review by the City Council. The City Council may either: 1) reject the proposal; 2) defer consideration until a later date; or 3) refer the proposal for additional review. Rezones Comprehensive Plan and Zoning Code Amendment rezone applications are due by December 31. The City Council holds a public meeting the following spring for a threshold review of proposed Comprehensive Plan and Zoning Code Amendments received prior to the December 31 deadline. The City Council may either: 1) reject the proposal; 2) defer consideration until a later date; or 3) refer the proposal for additional review. Additional review for either type of change includes environmental analysis and a hearing and recommendation by the Planning Commission. After the Planning Commission reviews an application and makes its recommendation, the proposed Comprehensive Plan and/or Zoning Code Amendment returns before the City Council for Public Hearing and final decision. G:\Legal\Real Estate Transactions\Pending Transactions\Sound Community Bank\Comp Plan -Zone Amendment App\Rezone or Zoning Code Text Amend-Ju12010.docx COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). * Please note that the application fee listed in the land use fee schedule covers specified number of review hours and is due at the time an application is received by the City. Review hours over the retainer fee will be charged at $92.00 per hour and the applicant will receive a monthly bill when those fees become due. Check items submitfed with' , application 'Information Required; Maybe waived in unusual casesupon approval Hof both Public Works and Planning : w APPLICATION MATERIALS: X 1. Application Checklist (1 copy) indicating items submitted with application. X 2. Completed Application Form and drawings (4 copies, if applying for a Comprehensive Plan Amendment do not duplicate materials). X 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). X 4. One set of any plans reduced to either 8 1/2" by 11" or 11" by 17". X 5. Application Fee: See Land Use Fee Schedule for Standard App. Fee. *Add'1 fees may incur. X 6. Comprehensive Plan Amendment with fee if requesting a map change, do not duplicate materials. ** 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. **Will be submitted on referral to Planning Com. G:\Legal\Real Estate Transactions\Pending Transactions\Sound Community Bank\Comp Plan -Zone Amendment App\Rezone or Zoning Code checklist.docx Check items: ,,..„. 4a t+•'R submitted ' t with application Information Re uired May' be waived in;ert unusual cases, upon approval of both Public Works b''`,;h�'� tart Planning PROJECT DESCRIPTION AND ANALYSIS: N/A 8. Provide a strike out/underline version of the proposed code change, if applicable. X 9. Provide any other information such as drawings, economic analysis or other material that may be helpful to the Planning Commission and City Council in evaluating your request. X 10. Provide a written response to the criteria listed at 18.84.030 (included in packet). G:\Legal\Real Estate Transactions\Pending Transactions\Sound Community Bank \Comp Plan -Zone Amendment App\Rezone or Zoning Code checklist.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us ZONING CODE AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-ZCA Planner: f2ebecci . roc File Number: L I I — 00 2_ ( ) Application Complete (Date: ) Project File Number: pug 1, .-00 i Application Incomplete (Date: ) Other File Numbers: L 1 -o D 1 (C.,077) 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 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: mikelh@sabey.com C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\ Content.Outlook\ TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc Signature: Date: AleA,L).; 7 /3 /// C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc 2. APPLICATION FORM + DRAWINGS DRAWINGS: • TAX PARCEL LOT NUMBERS • SQUARE FOOTAGE IN TUKWILA AND SEATTLE • AERIAL PHOTOGRAPH AND ZONING • CONCEPTUAL SITE PLAN A. COMPREHENSIVE PLAN DESIGNATION: Existing: MIC/H Proposed: CI B. ZONING DESIGNATION: Existing: MIC/H Proposed: CI (Light Industrial) C. LAND USE(S): Existing: MIC/H Proposed: CI (for proposed changes in land use designations or rezones) C:\Documents and Settings\AllisonS\Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc 0303400046 C. (PaItof) 0003400042 0003400015 S. N 0003400049 0003400041 sip 4 00034 024 <0423049101 0423049102 �,. %04 Owl m 23049015 0423049099 0323049062 0323049048 042304906 2304907 2304907 �c2304907 DRAFT Ref: Tax Lot Combined.Cdr 0323049045 i 0323049028 0323049024 Sea tie 0323049128 u % a 0323049080 f 0 Ot, 0323049061 0323049058 s Boeing Rd. Associated Grocers Property Boundary 10230 E Marginal Property o Boundary qttia 0 • Seale in Feet 926 (approximate) 10230 E Marginal Way Seattle, Washington Tax Lot Parcel Numbers SA5-029.00 FIGURE 3 February 2007 Dalton, Olmsted 8c Faglcvand, Inc. ■ 1/IST11 COMP •I3 SUBJECT PROPERTY CITY OF TUKWILA AREA = 27,907 SF N UNE §( 1/. UCTINN CITY OF SEATTLE AREA = 1,265,135 SF CITY OF T AREA = 1 UK 1LA ,438,912 SF 3301 NORFOLK ST. AND 10230 E MARGINAL WAY SABEY PROPERTY CITY OF TUKWILA AND CITY OF SEATTLE ZONING AREAS SCALE 1" = 250' R.340.71' L•131.98' A =2211'40• E O 50 100 000 300 15' (REAR SETBACK 20' MMOE SPUR IRoa1 EASEMENT OVER EX;SP.NG TRACKS AFT. 4185050 & 5250500 R.340.71' L.131.98' A.22'i'40- A PORTION OF THE W 1/2 , SECTION 3 AND E 1/2, SECTION 4 , T 23 N, R 4 E, WM RIVER OHMW u ■ l Ewa/' z>;rRON:i '}]L1u y�� p.N11g\4 12.5' MIN SEOOD3�i0t0SCAP01c 19„7.1..� ` :-o ' O'S 1 a 4� 4' 125' SCOONO FRONT S 20800 SUBJECT PROPERTY 12:5' YIN. FRONT LANDSCAPING 1. THIS IS A NON -PROJECT ACTION AND BUILDINGS ARE NOT CURRENTLY PROPOSED. TUKWILA R.102.80' L.15050' =83'52'45- S NORFOLK ST BOEING ACCESS RD �\ VICINITY MAP RENTON eclu OS/07/07 9:- PAC/VAuoa000e30\a400Cno\ec\owG\glee\c.mv_Pl... k Ran. \ad COMPREHENSIVE PLAN AMENDMENT AND REZONE SITE PLAN Q F— < Q:: zWP� Ce a ao� Q U • } wg wWa03 ef. CI) CV O O MM L_M ZW 4 1— >Q WV 20 < 0< r' t REVISIONS: APPD. DATE: JULY. 2007 DESIGN: JNM DRAWN: OAF CHECKED: REVISION NUMBER: SCALE: 1"=100' PROJECT NUMBER: DASC00000030 DRAWING FILE: ECIMOO2DASC00000030 SHEET NO. C2 OF 2 5. APPLICATION FEE 6. COMPREHENSIVE PLAN AMENDMENT + FEE SUBMITTED CONCURRENTLY WITH THIS APPLICATION 7. SEPA CHECKLIST WILL BE SUBMITTED ON REFFERRAL TO PLANNING COMMISSION 8. NOT APPLICABLE 9. OTHER INFORMATION SEE REPORT BY ECONORTHWEST SUBMITTED WITH APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT 10. RESPONSE TO 18.84.030 CRITERIA ZONING AMENDMENT CRITERIA (TMC 18.84.030) Zoning Amendment Criteria (TMC 18.84.030) The application shall specify, in a format established by the property: 1. Is the proposed amendment to the zoning map consistent with the goals, objectives, and policies of the comprehensive plan? The proposal is consistent with goals and policies of the Tukwila Comprehensive Plan calling for the development of identifiable City boundaries. Goal 1.3 provides, "Identifiable boundaries for Tukwila so that residents, workers, and visitors know they are entering the City." Redevelopment of the property with LI uses will be subject to design review. This process will ensure that the property's function as a significant entry point to the City, as 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. SABEY CORPORATION LEGEND: SUBJECT PROPERTY ZONING DESIGNATION l�tl13E12 TUKWILA/SEATTLE CITY LIMITS 10230 E MARGINAL - ZONING .M1 1404 WAY 8.8.2007 FULLER SEARS CONCEPTUAL SITE PLAN SOUTH SEATTLE SITE PRIMARY CIRCULATION SECONDARY CIRCULATION PERIMETER CIRCULATION SABEY CORP. MIXED USE SCHEME* OFFICE 700,000 SF RETAIL 550,000 SF HOTEL 80,000 SF THEATER 60,000 SF LT. INDUSTRIAL 100,000 SF THIS IS A CONCEPTUAL SITE PLAN FOR A NON - PROJECT ACTION. INTERNAL CIRCULATION, BUILDING SIZE AND LOCATIONS, AND TYPE AND SQUARE FOOTAGE OF PROPOSED USES MAY VARY FROM THOSE SHOWN WITH DEVELOPMENT AND REVIEW OF PROJECT -LEVEL PLANS 3. AFFIDAVIT OF OWNERSHIP CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us 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 NOTAR UBLIC in and for the State of Washington residing at V-1 `��'\ My Commission expires on CS C:\Documents and Settings\ AllisonS\ Local Settings\Temporary Internet Files\Content.Outlook\TBXBIIAB\Rezone or Zoning Code Text Amend-Ju12010.doc 4. REDUCED SIZE PLANS