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HomeMy WebLinkAboutOrd 1757 - DOCUMENT - 1995 Comprehensive Land Use Planord #1757 12/4/1995- COMPREHENSIVE LAND USE Ordinance No. 1757 % Comprehensive Land Use Plan Attachment CITY CLERK'S 'S COPY TUKWILA COMPREHENSIVE PLAN ACKNOWLEDGMENTS Tukwila's draft Comprehensive Plan is the result of a collaboration among many over a long period of time. Grateful thanks are expressed to all those who have thus far participated, without whose dedication and enthusiasm it would not have been possible. Tukwila Tomorrow Committee• Bill Arthur Anna Bernhard Cheryl A. Brown Patricia Cagampang Timothy Dunn Betty J. Gully Connie Hoffman Bill Holstine Bruce MacVeigh Diane B. Myers Grant Neiss Ellen Ryan Paul Seely Richard Simpson John Welch Michael West Max Whisler Tukwila Planning Commission Grant Neiss, Chair Kathryn Stetson, Vice Chair Henry Marvin Jack Flesher Vern Meryhew George Malina Tukwila Mayor's Office John W. Rants, Mayor John McFarland, City Administrator Tukwila City Council Allan E. Ekberg, President Pam Carter Joe Duffle Jim Haggerton Joan Hernandez Steve Mullet Dennis L. Robertson Former Planning Commission Gerald Knudson, Former Member Scott Clark, Former Member Jim Haggerton, Former Chair Former Tukwila City Council Joyce Craft, Former Member Dorothy S. De Rodas, Former Member Steve Lawrence, Former Member Charlie Simpson, Former Member December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Community Development Department Steve Lancaster, Director Jack Pace, Senior Planner Rick Beeler, Former Director Moira Bradshaw, Associate Planner Rebecca Fox, Associate Planner Diana Painter, Associate Planner Gary Schulz, Urban Environmentalist Denni Shefrin, Associate Planner Ann Siegenthaler, Associate Planner Vernon Umetsu, Associate Planner Sylvia Schnug, Administrative Secretary Sylvia Osby, Administrative Clerk Nora Gierloff, Intern Kim Moloney, Intern Other City of Tukwila Staff Evelyn Boykan, Human Services Coordinator Pat Brodin, Senior Engineer Ron Cameron, City Engineer Jane Cantu, City Clerk Sharon Dibble, Graphics Specialist Alan Doerschel, Finance Director Ross Earnst, Public Works Director Phil Fraser, Senior Engineer Lucy. Lauterbach, Legislative Coordinator Stacia Norris, Desktop Publisher Celia Square, Deputy City Clerk Don Williams, Parks and Recreation Director Consultants Susan Busch CH2M Hill Kimberly Clements Ed Clinton Ben Frerichs Mark Hinshaw Kask Consulting, Inc. Kramer, Chin and Mayo Dave Thomas December 4, 1995 TUKWILA COMPREHENSIVE PLAN CONTENTS Page No. List of Figures Preface ni Introduction 1 Vision 7 Obstacles to Plan Achievement 11 Comprehensive Plan Elements: Community Image 13 Economic Development 31 Housing 37 Natural Environment 43 Shoreline 51 Annexation 67 Residential Neighborhoods 73 Transportation Corridors 87 Tukwila South 103 Tukwila Urban Center 107 Manufacturing/Industrial Center 123 Utilities 131 Transportation 147 Capital Facilities 159 Roles and Responsibilities 167 Maintenance of the Plan 173 Glossary 177 References 187 Comprehensive Land Use Map Legend 189 December 4, 1995 TUKWILA COMPREHENSIVE PLAN December 4, 1995 TUKWILA COMPREHENSIVE PLAN LIST OF FIGURES Figure No. Page No. 1 Riverfront public space 20 2 Residential neighborhood features 21 3 Accessory housing units 22 4 Transportation corridors streetscape 24 5 Natural environment topographic limitations 44 6 Shoreline Environment Designations — Section 55 7 Shoreline Environment Designations — Map 56 8 Visual access features in lieu of physical access 61 9 Annexation and Boundary Adjustment Areas 69 10 Residential Neighborhoods 73 11 Residential neighborhoods streetscape 77 12 Neighborhood Commercial Center architectural character 83 13 Neighborhood Commercial Center mixed use 83 14 Transportation Corridors 67 15 Pacific Highway Corridor 89 16 Interurban Avenue Corridor 90 17 Southcenter Boulevard Corridor 91 18 Highway 99 Height Exception 95 19 Interurban Avenue Corridor 97 20 Tukwila South 103 21 Countywide policies compared to Tukwila Urban Center 109 22 Tukwila Urban Center (TUC) boundaries 111 23 TUC high -density development 112 24 TUC medium -density development 112 25 TUC streetscape 115 26 TUC site development — pedestrian connections 116 27 TUC site development — building orientation 116 28 Landscaping in Parking Areas 116 29 TUC open space amenity 118 30 TUC transit facility 121 31 King County Manufacturing/Industrial Centers 123 December 4, 1995 i TUKWILA COMPREHENSIVE PLAN Figure No. Page No. 32 Tukwila MIC vicinity map 123 33 Tukwila MIC: Distribution of employment 124 34 Tukwila MIC: Distribution of land use 124 35 Water Districts 133 36 Sewer Districts 134 37 Power Providers 137 38 Level of service standards 147 39 Functional street system standards 148 40 Tukwila Street System 149 41 General government funds and expenditures 161 42 Enterprise capital funds and expenditures 161 — Comprehensive Land Use Map Inside back cover ii December 4, 1995 TUKWILA COMPREHENSIVE PLAN PREFACE The 16 elements of this Comprehensive Plan address every aspect of the community — social, economic, and environmental. Each element consists of goals, policies, and implementation policies. • Goals are broad statements of community aspiration related to an element • Policies are specific statements of the community's position on particular issues to guide land use review, development decisions, and operational programs that will be pursued in achieving goals • Implementation strategies are representative approaches to policy implementation aimed at achieving goals Readers and users of this Comprehensive Plan should bear in mind four important points: IN The policies articulated in the Plan are the foundation for decision making and represent the City's official position. • A better understanding of the intent of the goals and policies presented here may be gained by reviewing the preliminary information available in the background reports prepared during the course of Plan development. A list of these references is included in this document. • It should be borne in mind that policies are not applied in isolation but weighed in relation to other relevant policies and considered in the context of the goal they are intended to achieve. IN Implementation Strategies noted throughout the Plan are not exhaustive. In addition to those strategies listed, other strategies may be used in the future. December 4, 1995 n! TUKWILA COMPREHENSIVE PLAN iv December 4, 1995 TUKWILA COMPREHENSIVE PLAN Introduction INTRODUCTION The history of what is now the City of Tukwila is the story of those who stopped beside the river, traded, fished, built homes, farmed the land, and worked to create a supportive community. It is the story of how these early settlers envisioned the prosperous commercial center we enjoy today and began laying the groundwork for our place in the region. It is the chronology of Tukwila's willingness to grow and to change with the times, while stubbornly keeping those strong community values that make the City a real home town. WHY PLAN? Tukwila Tomorrow is built on yesterday and today. This Comprehensive Plan is for people. People need a safe and secure place to live, an economy that provides jobs, ways to get around, schools, and recreational opportunities. It is the local government's responsibility to provide public services and facilities, develop policies, and adopt regulations to guide the growth of a city that meets the needs of its people. WHAT IS A COMPREHENSIVE PLAN? A comprehensive plan is a broad statement of community goals and policies that direct the orderly and coordinated physical development of a city into the future. It reflects current community goals and needs, anticipates change and provides specific guidance for future legislative and administrative actions. It reflects the results of citizen involvement, technical analysis, and the judgment of decision makers. The goals, policies, and maps of this Comprehensive Plan provide the basis for implementing regulations, programs, and services. The Plan serves as a guideline for designating land uses and infrastructure development and for developing community services. December 4, 1995 1 TUKWILA COMPREHENSIVE PLAN Introduction GROWTH MANAGEMENT ACT Washington State's Growth Management Act (GMA) of 1990 and 1991 seeks to provide a managed framework for growth and development throughout the state. Among other things, it mandates that fast-growing counties and cities must develop a comprehensive plan for the next 20 years that incorporates a number of specific elements. In response, the King County Growth Management Planning Council (GMPC) has adopted a series of countywide planning policies that provide guidelines and lay down requirements for communities within the County in implementing the Growth Management Act mandate. These requirements include: ■ Providing a fair share of regional housing through residential neighborhood development and land use policies ■ Identifying Urban Growth Areas that can accommodate at least 20 years of new population and employment and, where appropriate, Urban Centers of concentrated population and employment within them ■ Determining potential annexation areas consistent with the Urban Growth Areas • Identifying, establishing, and protecting open space corridors of regional significance. The GMPC also adopted policies regarding the incorporation of Urban Center and Manufacturing/Industrial Center developments into the comprehensive plans to ensure future maintenance of the existing quality of life and the environment. Tukwila's Comprehensive Plan, however, is more than a response to the mandate expressed in the Growth Management Act and the King County policies implementing it regionally. It is an essential tool and guide to the preservation and enhancement of Tukwila's long-term economic growth and community viability and identity. It expresses the vision of the community and how that vision may be realized. 2 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Introduction WHAT'S IN THE PLAN? This Comprehensive Plan is designed to be a readable, functional document that will guide Tukwila's development for the next 20 years. This Comprehensive Plan has the dual responsibility to meet the goals and needs of Tukwila's citizens and the fulfilment of its regional responsibilities in growth management. Plan Objectives A glance at Tukwila's new Comprehensive Plan will reveal that it touches on every aspect of community life and development — from the character of neighborhoods and standards of urban design to the restoration of areas threatened with decline and the development of vibrant centers of economic life. The Plan's essential function is to serve the citizens by providing guidelines for a safe, livable, economically viable community with which they are proud to identify and which will respond dynamically to the changes that are inevitable over the immediate long term. The Plan is organized into several chapters, or elements, and goals and policies have been developed for each element. These are the planning guidelines and criteria that set the direction and substance of the community's development into the first decade of the next century. All of these elements, goals and policies contribute to the implementation of the Plan's four major objectives: 1. To improve and sustain residential neighborhood quality and livability 2. To redevelop and reinvigorate the Pacific Highway corridor 3. To redevelop and reinvigorate the industrial uses along East Marginal Way 4. To develop a thriving Urban Center as a true regional concentration of employment, housing, shopping, and recreational opportunities. The four major objectives stated above are listed in priority order. December 4, 1995 3 TUKWILA COMPREHENSIVE PLAN Introduction Comprehensive Plan Elements Comprehensive plans are required by the GMA to address at least five issues, or "elements:" housing, utilities, transportation, capital facilities, and land use. In addition, a city may include other elements as local needs and goals dictate. Tukwila's new Comprehensive Plan, which looks ahead over the next 20 years, is made up of 15 primary elements, five of which are land use components. These include the required GMA elements: • Housing ■ Utilities • Transportation IN Capital Facilities • Shoreline • Land Use (divided into 5 separate elements) Residential Neighborhoods Transportation Corridors Tukwila South Tukwila Urban Center and Manufacturing/Industrial Center. Tukwila's Comprehensive Plan also includes the following optional elements identified as important to this community: ■ Community Image • Economic Development IN Natural Environment • Annexation • Roles and Responsibilities. Comprehensive Plan Map The Growth Management Act also requires comprehensive plans to contain a future land use map. Tukwila's Comprehensive Land Use Map meets State requirements to identify locations of the following land uses: housing, commerce, industry, recreation, open space, public utilities, public facilities. Based on inventories, the Countywide Plan, and citizen input, it was deemed unnecessary for Tukwila to provide for agricultural lands or natural resource lands. The Comprehensive Land Use Map is contained at the back of this document; larger maps are available at the City of Tukwila Department of Community Development. 4 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Introduction HOW WAS THE PLAN DEVELOPED? In 1992, "Tukwila Tomorrow," a seventeen -member advisory committee composed of residents, business representatives and property owners, began to work with ideas gathered from the earlier "Vision Tukwila" community visioning process. The Committee's first action was to produce a report outlining a community vision and ideas for achieving it. These ideas were put into a Phase I background report for each element. Background reports were discussed with the Planning Commission and City Council. Based on these discussions, which suggested format and policy language, the Committee's ideas were refined into Phase II element reports. Phase II reports form the basis of the Comprehensive Plan. The background information that supports the Comprehensive Plan may be found in the Phase II reports for each Comprehensive Plan element. These reports are listed in the References section at the back of this document. In addition, several maps were developed from, or used to support the comprehensive planning process. These maps are referenced in the body of the Comprehensive Plan or in the References section. HOW WAS THE PUBLIC INVOLVED? All residents, employees and property owners in Tukwila were contacted about the Comprehensive Plan process, and encouraged to participate. A flyer with the proposed land use map and an explanation of the planning process was mailed to all residents and property owners in the City. Explanations of, and updates on the Comprehensive Plan development process received city-wide distribution via the Hazelnut newsletter. The City also held two "Open House" meetings for citizens to review maps of recommended land use changes and discuss goals and policies with City staff. During its public hearing process, the Planning Commission heard testimony from more than 140 citizens and businesses. These public comments were carefully considered by the Planning Commission in a series of workshops, prior to the Planning Commission's final recommendation to the City Council. The City Council also held two public hearings before finalizing the Comprehensive Plan. In conjunction with public participation in the Comprehensive Plan review, Tukwila prepared an Environmental Impact Statement (EIS). Through the EIS public participation process, the City solicited review and discussion of the Comprehensive Plan with neighboring jurisdictions. December 4, 1995 5 TUKWILA COMPREHENSIVE PLAN Introduction PLAN IMPLEMENTATION Adopting a Comprehensive Plan is the first step toward realizing the City's vision. Tukwila's implementation program comprises a combination of short-term and long-term actions to achieve that vision. The short-term actions include amendment of regulations such as the Zoning Code, Subdivision Code, and the Sign Code and approval of rezones that match the Plan's land use designations. Long-term actions include sub -area planning, facility development, and developing a Capital Improvement Plan (CIP) that allocates resources to projects that will spur the City's development in the direction envisioned in the Plan. In addition, drafters of the Comprehensive Plan recognize that a successful Plan is one that can respond to changed conditions. As long- term changes in land uses, regional trends or the economic climate occur, implementation of the community's vision may require re- assessment. The Comprehensive Plan contains the policy wording which provides for monitoring, evaluating, and amending the plan as community needs change. 6 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Vision VISION The goals you will find in this Comprehensive Plan are specific and definable accomplishments that express our vision of Tukwila and the community we contemplate for the future. This vision derives from our core values --respect for the past and present, compassion and support for individuals and families, pride of place, and quality opportunities for working, living, and community involvement. RESPECT FOR THE PAST AND PRESENT Tukwila was and will continue as a regional crossroads Tukwila has long been and remains a crossroads for the region. The Duwamish River, Interurban railroad, and major highways have provided transportation access first for native Americans who used the river's fish, then for 19th- and early 20th-century immigrants who used the timber and established farms, and now for people who conduct business, shop, or live in this urban area. New methods of transporting people will be developed and located here and will be an important component connecting local and regional travelers and the region. We honor the past as we move toward the future Our present institutions and housing, business, and public infrastructure facilities have resulted from the efforts of many people to pursue their individual and collective dreams. We honor this past and seek to preserve and enhance our community and environment by dreaming, planning, and investing in our future. December 4, 1995 7 TUKWILA COMPREHENSIVE PLAN Vision COMPASSION AND SUPPORT FOR INDIVIDUALS AND FAMILIES We Support Our Residents We seek to maintain each neighborhood fairly and equitably so that individuals and families can thrive and reach out to their neighbors. We value the diversity of our residents. We attempt to protect our residents from crime, accidents and illness. We encourage home ownership, and support both owners and renters in maintaining and improving their homes. We cooperate with residents to improve neighborhood infrastructure. We encourage neighborhood pride and interaction. We Support Our Families We support our families so they can thrive as caretakers for all family members. We encourage their efforts to be self-supporting, responsible members of our community. We Support Our Children Our children are our future. We honor them. We protect them from harmful influences and will provide educational and other opportunities that enable them to become responsible adults. 8 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Vision PRIDE OF PLACE We Value Our Environment We seek to protect our shoreline, sensitive areas, other natural amenities, and our historical landmarks. We seek to enable our citizens to appreciate and enjoy our environment. We Appreciate Our Surroundings Each distinctive residential neighborhood, commercial area, and manufacturing area contributes to our wholesome living and working experience. We seek to create a natural environment, a physical infrastructure, and a community image that prompts people to respect and care for each other and which attracts newcomers to live, do business, shop in, and enjoy the special features of the City. December 4, 1995 9 TUKWILA COMPREHENSIVE PLAN Vision QUALITY OPPORTUNITIES FOR WORKING, LIVING, AND COMMUNITY INVOLVEMENT Thriving And Responsible Businesses We support a stable, thriving economy that provides quality work experiences and income, and generates revenue for public services. We cooperate with our business community and seek new businesses by supporting their development and necessary infrastructure. In return, we expect them to maintain high standards and participate in attaining our community vision. Responsive Government That Respects Citizen Rights We value all our citizens. We respect the rights of our residents, workers, property owners and visitors to pursue their individual and collective visions, provided that their actions respect the same rights of others. We strive to limit government regulations to those necessary to protect the rights of present and future generations. We encourage all members of the community to become actively involved in commu- nity affairs, and we provide opportunities for participation in the decisions that affect them. We Seek To Provide Opportunities For Citizens We believe that individuals bear primary responsibility for themselves. We believe that many opportunities and services are best provided by private businesses and voluntary organizations. We encourage these efforts, and support volunteerism. We pay special attention to those whose opportunities are limited by circumstances they cannot control, and use our limited resources to enhance prospects for all citizens who are not otherwise provided for. 10 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Obstacles to Plan Achievement OBSTACLES TO PLAN ACHIEVEMENT These are obstacles that can prevent the community from achieving the vision expressed in this Plan: Inadequate Communication and Citizen Involvement Citizens are often not sufficiently informed about our community, may not identify with the community, and may not participate in community decisions and in caring for each other. Diffused Responsibilities Responsibility for decision making, capital improvement programs, and provision of services is diffused among many public agencies, private vendors, volunteer agencies, and individual citizens. While often producing creativity, effectiveness, and efficiency, this diffusion also makes accountability and coordination more difficult. Overwhelming and Unresponsive Government Citizens often find it difficult to understand the multitude of technical public issues and procedures. Government agencies have often not sufficiently clarified issues, responded to citizen concerns in layman's language, and encouraged them to be involved in decision making. Narrow Short -Term Interests That Harm the Community Government is often reactive rather than proactive. Citizens and businesses often give too little attention to preserving our environment. Some businesses focus upon their own success while using methods which may harm the public welfare. Of particular concern are unsavory businesses, which may harm young people and generate crime. Special -interest politics distort the political process. Insufficient Money to Provide Desired Services As populations and expectations increase beyond available revenues, many desirable projects and programs are delayed. Neighborhoods lack needed amenities. Economic development is inadequately organized and focused. December 4, 1995 11 TUKWILA COMPREHENSIVE PLAN Vision Increasing Transient Nature of Some Residential Neighborhoods Some of our residential neighborhoods have a high turnover rate. This contributes to problems in our schools, lack of community identity and involvement, high crime rate, and deteriorating housing. 12 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image COMMUNITY I MAG E PURPOSE This element is intended to enhance the Community Image to which every element of the Plan contributes in some degree. The citizens of Tukwila in numerous public meetings have expressed a strong interest in strengthening this image, and both Vision Tukwila and Tukwila Tomorrow have concerned themselves with community character and identity. These goals and policy recommendations reflect this concern. They are based on the image of the community as seen not only by the citizens of Tukwila but also by visitors and those who come here to work. The existing dominant and positive aspects of the community's overall image and of its residential areas should be preserved, but they are threatened by development. These goals and policies provide guide- lines for a balance between the need to retain these existing qualities and to further the improvement and development of the City. They provide clear directions for future developments and changes in the physical environment, preserve the positive and often intangible charac- teristics of the community, and serve as a basis of support for decisions regarding specific regulations and improvements associated with both public and private development. In addition, and most importantly, they provide direction for funding and budgetary actions such as the City's Capital Improvement Plan (CIP). A central feature of this element is an open space network of visual and/or physical links between recreation and other significant commu- nity facilities. The visual links are bands of preserved vegetation demarcating important physical features of the Tukwila environment such as the valley walls, river and important transportation corridors. The physical links are the physical connections available to the public for accessing and enjoying the amenities of the City. ISSUE Tukwila is a unique community. It has a large proportion and expanse of commercial and industrial development compared to residential development. It is divided into distinct areas by freeways and crisscrossing arterials, with the Duwamish/Green River winding throughout its length. The hillsides and valleys in the area further contribute to dividing the City into numerous, almost disconnected segments. Local streets and major arterials interweave in a fashion that December 4, 1995 13 TUKWILA COMPREHENSIVE PLAN Community Image does not follow a predictable grid pattern, contributing confusion as to where parts of the City actually are within the landscape. Relatively large structures containing industrial and commercial development, together with associated parking, tend to dominate the City's image as perceived from freeways and major arterials. This persists as the overall image of the City despite the fact that the community has many areas of quiet residential streets and abundant vegetation. The topography of the community is another unique characteristic. From many hillsides around the City, spectacular views of Mount Rainier, the Cascade Mountains, and even the Seattle skyline are available. In addition, numerous streets run along the hillsides and afford sweeping vistas of land and greenery. And finally, the Duwamish/Green River offers a unique natural amenity whose potential as a prominent and dramatic element of the community image has yet to be fully recognized. While Tukwila has a rich history that has involved farming, rail transportation, and the evolution of industry, especially aircraft, there are few visible indications of its earlier days. With the exception of the Museum of Flight and the interpretive markers along the Duwamish/Green River, there are no explanations or celebrations of the major features of the community's heritage, such as the Interurban rail line. Only a few places are given any degree of commemoration with respect to their role in the growth of Tukwila. 14 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image There is little sense of entering either the community as a whole or individual neighborhoods, largely because the City limits have expanded so dramatically in recent years. Now that major boundary changes have essentially come to an end, Tukwila's size and expanse will be more evident in people's minds. Providing identifiable boundaries becomes feasible. The State requires that all cities planning under the Growth Management Act identify "open space corridors" useful for recreation, wildlife habitat, trails, and connection of critical areas, (or as defined in Tukwila - sensitive areas.) The word "corridors" tends to imply a passageway, whereas Tukwila recognizes that movement through the entire open space corridor is not necessary; therefore, the City chooses to identify an "open space network" that consists of public and privately owned lands. A network of open space is a concept that comes from Tukwila's past land use planning, from the Tukwila Tomorrow process as well as from the State's Growth Management Act. The presence of a high quality natural system — interconnected and accessible for recreation, where appropriate — is part of the overall quality of life goal for the City of Tukwila and is a county -wide goal for all urban areas within Puget Sound. Identification of lands as part of the open space network does not restrict the use of the land to public recreation. Identification means that these lands have value to the network. Private use would preserve that value whether it's a sensitive area (critical area as defined by the State) has an identified public access function, or has a significant vegetative/topographic function. In addition, land identified within the network shall have first priority for future public purchase of lands for recreation/open space. The following goals and policies address the opportunities and challenges presented by this unusual urban setting. They focus on: ■ Overall community image ■ Residential areas ■ Transportation corridors such as Pacific Highway and Interurban Avenue ■ Tukwila Urban Center ■ Open space network ■ Commercial districts December 4, 1995 15 TUKWILA COMPREHENSIVE PLAN Community Image GOALS AND POLICIES Overall Community Image Goal 1.1 A community where residents stay because they feel a strong emotional attachment, including: Opportunities for interaction with neighbors and public servants A An image consistent with neighborhood identity, pride and long-term residency Policies 1.1.1 Ensure that the community's "small town" characteristics, physically evident throughout the City, are reinforced in new development and redevelopment. 1.1.2 Encourage the creation of locations and facilities that residents can appreciate collectively. 1.1.3 Find ways to strengthen the image and character of Tukwila's separate and distinct areas. IMPLEMENTATION STRATEGIES + Neighborhood focal points + Public spaces + Design guidelines 1.1.4 Regulate the location and operation of adult entertainment establishments. IMPLEMENTATION STRATEGIES + Design standards and guidelines + Regulate proximity to churches, schools, libraries, parks, playgrounds, daycare facilities, and community centers + Land use zoning + Permitting and operations regulations. 16 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image Goal 1.2 Historic Preservation A heritage conserved and interpreted so that Tukwila's citizens can be aware of connections with the past. Policies 1.2.1 Identify sites and structures of historic importance. IMPLEMENTATION STRATEGIES + Landmarks Board + Landmark designation procedure + Certified Local Government status (for historic preservation) 1.2.2 Install interpretive markers that describe the importance of buildings, sites, events, or persons. IMPLEMENTATION STRATEGY + Commemorative sign program 1.2.3 Establish a process for providing incentives and designating certain structures as landmarks. IMPLEMENTATION STRATEGIES + Landmarks Board + Landmark designation procedure 1.2.4 Include consideration of features that reflect characteristics of Tukwila's history in the design review of commercial, public, and multiple family buildings. IMPLEMENTATION STRATEGIES + Design guidelines 1.2.5 Develop and implement plans, projects, and programs to protect and promote the historical legacy of the Green River Valley and its natural and built environment. IMPLEMENTATION STRATEGIES + A local historic preservation program + Educational programs and interpretive facilities December 4, 1995 17 TUKWILA COMPREHENSIVE PLAN Community Image + Funding resources to develop programs and facilities + Public art that incorporates local historical references Goal 1.3 Identifiable boundaries for Tukwila so that residents, workers, and visitors know they are entering the City. Policies 1.3.1 Develop a set of distinctive physical features or gateways to be located at freeway off ramps and at City limit lines where they cross major arterial streets; use graphics, orientation maps, informational signage, lighting, specimen trees, plantings with seasonal color, artwork, monument forms, or combinations thereof. IMPLEMENTATION STRATEGIES + Gateway design plan + City graphics program 18 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image 1.3.2 Locate identification such as signage with landscaping at City limits where they cross minor arterial streets. 1.3.3 Provide residential neighborhoods within the City with a simple but attractive sign that highlights its name, after City-wide gateways have been identified. 1.3.4 Work with the Washington Department of Transportation to develop a planting plan distinctive to Tukwila for the freeways and limited -access state routes. Goal 1.4 Vegetated hillsides and freeway corridors. Policies 1.4.1 Require that new development along hillsides and bluffs retain substantial amounts of significant trees. IMPLEMENTATION STRATEGY + Tree preservation regulations 1.4.2 Coordinate a planting program with the Washington Department of Transportation to introduce major trees along the freeway corridors within Washington State Department of Transportation right-of-ways. IMPLEMENTATION STRATEGY + Highway corridor planting plan Goal 1.5 A riverfront that is accessible, developed, and appreciated as a major amenity of the community and region. Policies 1.5.1 Continue to develop the riverfront trail system and create "nodes" of public space for civic functions, art festivals, and seasonal events. Include, in some places, hard - surfaced areas with a more formal appearance, such as textured paving, lighting, seating, and pavilions. (Figure 1) 1.5.2 Install interpretive displays to inform the public of the river's environmental role in the community and the region. December 4, 1995 19 TUKWILA COMPREHENSIVE PLAN Community Image 1.5.3 Commission representative art reflecting local history, wildlife, vegetation, or climate for the pedestrian spaces along the river. 1.5.4 Provide more convenient public access and connections to the river so that it becomes more integral to City life. Figure 1 — Riverfront public space 1.5.5 Limit public access where there are issues of safety, security, or personal privacy or where there is a need to preserve wildlife habitat. IMPLEMENTATION STRATEGY ♦ River access guidelines, with locations for interpretive displays and artwork Residential Areas Goal 1.6 Residential neighborhood physical features that are "small town" in character (Figure 2): Residential -scale streets, with on -street parking allowed (in addition to required off-street parking) . Lawns, trees, and low -scale fences in front yards A Garages located toward the rear or side of the lot 20 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Front porches and sidewalks that allow interaction between passing neighbors A Shallower front yards consistent with the adjacent pattern of development Policies 1.6.1 Revise standards to encourage the installation of porches and low -scale fences in the front yard and garages in the side or rear yards. .._ '�IIIII III SIIII esistrq setback tsdetwaik remtement Mit of way 940 Community Image lillllllllli��iiiiii r ..;inuunn MIN 1111111111111 .uinuui ■nuum II d IIII I IIIi;;iii �i .r1mn1� ..nun1n um 111111 11IIIi W 1101 1 1 111 11 I retired setbacks *bra Listmridit wal to mann, 'towsstr4 Figure 2 — Residential neighborhood features 1.6.2 Maintain narrow -street -width standards and allowance for on -street parking. 1.6.3 Require sidewalks for streets in new residential developments. Provide sidewalks for streets in existing residential developments. 1.6.4 Install trees along the right-of-way of major residential streets in accordance with guidelines regarding appropriate species, spacing, and planting methods. December 4, 1995 21 TUKWILA COMPREHENSIVE PLAN Community Image Figure 3 — Accessory housing units IMPLEMENTATION STRATEGIES + Zoning standards + Street design standards + Street tree program 1.6.5 Examine each neighborhood for the possibility of developing one or more public meeting places for celebrations, civic events, or passive recreation. Such spaces need not be large and could be associated with a public building, neighborhood store, or prominent intersection. 1.6.6 In new developments and redevelopments involving higher density multiple family use, incorporate architectural and site design features reflecting desirable characteristics of nearby single-family areas. IMPLEMENTATION STRATEGY + Design standards and guidelines 1.6.7 Allow accessory housing units, subject to design guidelines appropriate to the character of the principal house and the surrounding neighborhood to allow for a broader choice of housing for small households with modest incomes. (Figure 3) IMPLEMENTATION STRATEGIES + Design standards and guidelines + Licensing requirements, requiring owner occupancy for one unit 1.6.8 Encourage location of small stores within neighborhoods to provide daily access to goods and services. IMPLEMENTATION STRATEGY + Mixed -use zoning 22 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image Goal 1.7 Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth -flowing traffic patterns, are well -maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses. Policies 1.7.1 Require design review for significant commercial development. 1.7.2 Require sidewalks for all new construction and redevelopment. 1.7.3 Require adequate parking and lighting. 1.7.4 Require fencing and landscape buffers between commercial and residential uses. IMPLEMENTATION STRATEGIES + Encourage "welcome signs" and information kiosks + Design review guidelines + Development standards Transportation Corridors Goal 1.8 A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles. Policies 1.8.1 Restructure zoning ordinances to allow mixed uses along designated transportation corridors. IMPLEMENTATION STRATEGY + Mixed -use zoning December 4, 1995 23 TUKWILA COMPREHENSIVE PLAN Community Image 1.8.2 Adopt design guidelines to encourage compatible location and configuration of buildings and parking and pedestrian facilities. (Figure 4) 1.8.3 Upgrade the streets that serve principal transport corridors with curbs, gutters, sidewalks, and tree plantings. Plant trees in accordance with a street tree plan and street improvements. buildings pulled parking in back or of ;ides of b'jIldin 1 r to street suggested improvements Figure 4 — Transportation corridors streetscape 1.8.4 Promote a gradual reduction in the number and size of commercial signs through the adoption of an amortization period for nonconforming signs. 1.8.5 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. IMPLEMENTATION STRATEGY + Through -block pedestrian guidelines 1.8.6 In new development and redevelopment, incorporate substantial landscaping both along street frontages and within parking lots. 1.8.7 In new and redeveloped building facades, provide pedestrian weather protection, see -through glass, and distinctive rooflines. On minor facades adjacent to secondary streets or pedestrian paths, incorporate interesting and pedestrian friendly features. 24 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image 1.8.8 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. Tukwila Urban Center Goal 1.9 An economically strong Tukwila Urban Center, with a distinct image and character, of bold architectural form that provides for an intensive mixture of uses along with access to transit, public amenities, and civic facilities. Policy 1.9.1 The Tukwila Urban Center shall be developed as a high - intensity retail, commercial or light industrial area of regional significance, with mixed use residential uses limited to areas adjacent to water amenities, i.e., Tukwila Pond, Green River and Minkler Pond. Open Space Network Goal 1.10 A network of lands, connected where possible with other such regional networks, that includes and connects Tukwila's recreational amenities, historical sites, water resources, and other natural resources and provides visually significant bands of vegetation that contrast with the built environment. Policies 1.10.1 Map an open space network using lands that have the potential to provide the following functions: — Active recreation facilities — Passive recreation areas — Nonmotorized transportation links between network lands — Flood control functions and stormwater detention — Water quality enhancement, such as biofiltration December 4, 1995 25 TUKWILA COMPREHENSIVE PLAN Community Image — Community landmarks including public focus areas, such as the river, historic, archeological, and paleontological sites, and public access to these areas — A vegetation network that contrasts visually with the built environment and connects the community's natural systems — Wildlife habitat. IMPLEMENTATION STRATEGY + Parks and Open Space Plan + Sensitive areas regulations + Tree regulations 1.10.2 Maintain and expand the open space network through acquisition, donation, and regulation. IMPLEMENTATION STRATEGY + Department of Ecology and Department of Natural Resources acquisition and development grants + Sensitive areas regulations + Tree regulations 1.10.3 Maximize revenue opportunities and seek matching funds from other sources for the purchase of open space lands identified for acquisition. 1.10.4 Include both an acquisition and development component in the Capital Improvement Plan. 1.10.5 Use the following criteria in selecting lands for public purchase or donation: — Provides public access to or along the river, or a trail corridor or network connection elsewhere — When developed, can provide recreation for under - served neighborhoods — Identified on the open space network map — Private use is physically or economically infeasible owing to the application of sensitive area regulations. 26 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image 1.10.6 Work with property owners and encourage non -purchase options, including conservation easements, current use assessment, and development covenants. Accept donations of properties where public benefit is anticipated or planned. 1.10.7 Work with public agencies to incorporate public spaces as an important element of major public transportation, utilities, and facilities projects. 1.10.8 Design site planning and subdivision standards that offer flexibility and reflect the purpose of open space network areas. IMPLEMENTATION STRATEGIES + Subdivision Code 1.10.9 Prevent the disposition of public lands when they contri- bute to the open space network Develop vacation and review procedures with local public and private agencies. IMPLEMENTATION STRATEGY + Vacation procedures 1.10.10 Maintain and protect undeveloped rights -of -way within or adjacent to parks and the open space network 1.10.11 Ensure that public use of open space network lands does not interfere with the private use of surrounding private property. IMPLEMENTATION STRATEGY + Appropriate use of materials and site design 1.10.12 Develop and implement programs which identify Tukwila's tree resources, establish priorities for protection and planting, and provide guidelines for perpetual maintenance, replacement and planting of trees. IMPLEMENTATION STRATEGIES + Tree protection and clearing regulations + Landscaping standards for trees + Urban Forestry program + CBD Street Tree Program December 4, 1995 27 TUKWILA COMPREHENSIVE PLAN Community Image + Pacific Highway South Street Tree Program + Technical staff available + Tree planting programs and grants Park System Goal 1.11 A high quality and safe park system that meets the needs of all its community members Policies 1.11.1 Distribute public recreational facilities throughout the City so that they are easily accessible to residents, visitors, and those who come to Tukwila to work. IMPLEMENTATION STRATEGIES + Parks and Open Space Plan + Prioritized site acquisition 1.11.2 Create a trail system that links significant community focal points and links the lowland and upland trails at strategic points. 1.11.3 Gain trail easements in areas with high natural amenities and incorporate them into a City-wide trail system. 1.11.4 Connect concentrations of commercial and retail activity with the trail network. IMPLEMENTATION STRATEGY + Rails -to -trails program 1.11.5 When necessary, consider the street sidewalk system as a link in the connecting network. 1.11.6 Where no public right-of-way is available for a link in the network, seek trail easements through private property, consistent with private property rights. 1.11.7 Design the trail system to be safe for all users and adjacent property owners. 28 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Community Image 1.11.8 Coordinate with other regional and local plans to complement and enhance the Tukwila open space network. IMPLEMENTATION STRATEGY + Parks and Open Space Plan December 4, 1995 29 TUKWILA COMPREHENSIVE PLAN Community Image 30 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Economic Development ECONOMIC DEVELOPMENT PURPOSE The overriding goal of this element is the enhancement of the community's economic well-being. In a series of policy recommendations, it identifies means of stimulating economic improvement for business and the community as a whole. It lays out a direction and strategies for dealing with economic variables and adjusting to economic forces that cannot be predicted or controlled. It is a key to the integration of all elements of the Comprehensive Plan, suggesting ways in which the City, as well as others, can use economic strategies in order to achieve the goals of the Plan. There are two primary ways in which local economic activity can be affected: • Land use and utility planning that determine, within the local infrastructure, the space available for residential and nonresidential development ■ Directly or indirectly influencing private -sector decisions as to location, operation, and development of business real estate The Economic Development Element presents a focused approach to enhancing our city's economic well-being. This approach can be summarized as follows: General Philosophy • Sustain moderate growth • Target high salary industries • Ensure quality growth and land use by effective code enforcement and regulations. • Encourage growth into certain areas through the use of zoning and developmental regulations. • . Encourage the retention and growth of existing local firms. • Provide efficient and timely administration of City services. December 4, 1995 31 TUKWILA COMPREHENSIVE PLAN Economic Development Activity Emphasis ■ Respond to specific requests for assistance from local firms • Emphasize business development for existing businesses to expand ■ Maintain public works and utilities so that existing systems are not over -utilized • Utilize prompt and firm code enforcement to negate impact of code violations on surrounding areas. Potential Tools ■ Industrial revenue bonds for certain areas • Tax -increment financing for specific areas • Targeted government and private resources • Targeted local, state, and federal funds • Use of infrastructure investment to attract new firms and development to designated areas • Funded, staffed and administered code enforcement. In this way, local government can play an important role in the economic development of the community. The policies developed in this element are aimed at implementing that role. The Economic Setting A handful of numbers may be useful in setting the background for the economic development policies. A key factor is the explosive growth of the City since 1982, owing largely to annexations. In 1982, the population of Tukwila was 3,600; estimated 1993 population was 14,667. During the same period, taxes collected rose from $3.9 million to $18.4 million, and the assessed valuation of the City grew from $935.7 million to $2.249 billion. In 1982, there were a total of 2,161 single- and multiple -family dwellings in the City; in 1993 there were 7,320. In 1991, the median age of Tukwila residents was 32.4 years; one out of every twelve citizen was older than 65 and one in every five was under 18. Minority residents made up a little less than one -fifth of the population. Median household income was $30,141, which is less than the King County median of $36,197. 32 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Economic Development In 1995 Tukwila had nearly three times as many jobs as it had residents. There were approximately 1,620 licensed businesses of all types in Tukwila, employing approximately 40,371 people. Manufacturing accounted for 56 percent of these jobs, largely owing to the presence of Boeing and other manufacturing firms in the City's light and heavy industrial areas. Retail sales provided 25 percent of jobs, with services and government employment representing about 20 percent of the work force. The City is a strong attractor of consumer spending, with almost 11 times the retail business typical for a community of its size and economic strength. In fact, Tukwila accounts for 7.5 percent of all of King County's retail sales. ISSUES The current and existing economic trends provide a variety of complex issues for economic development in the City of Tukwila: ■ To access the regional highway, transit and air transportation system in a way that does not handicap local property development and redevelopment efforts ■ To establish a coordinated transit hub in the Tukwila Urban Center that efficiently mixes modes of travel and stimulates development of real estate associated with transportation facilities ■ To continue the strength and growth of the tax base • To determine ways to redevelop commercial and residential areas in the SR-99 corridor ■ To foster environmental remediation, land conversion and redevelopment in the MIC and Interurban Avenue areas ■ To increase development, intensity, and diversity of uses in the Tukwila Urban Center • To form policies, programs, projects and plans that benefit from the diverse groups within the residential and business community ■ To form an organizational entity or linkage to accomplish an effective public -private partnership • To present an image of cohesion and progress rather than congestion and status quo December 4, 1995 33 TUKWILA COMPREHENSIVE PLAN Economic Development ■ To gain regional recognition commensurate with Tukwila's economic importance, not population size • To maintain favorable tax base to support daytime and nighttime population • To meet the needs of our residential neighborhoods while maintaining the economic health of our business community GOAL AND POLICIES Goal 2.1 Continuing enhancement of the community's economic well- being. Policies 2.1.1 Utilize an Economic Development Advisory Board to advise the Mayor, City Council, and City staff on policies and programs to improve the economic development climate. 2.1.2 Provide staff assistance to the Economic Development Advisory Board to help monitor City actions and impacts on the local economy and review economic development incentives. 2.1.3 Identify a single contact point and information source for the business community. 2.1.4 Budget for public infrastructure (for example, roads, sewers, curbs, lighting, parks, open space). Use some capital improvement funds to encourage in -fill, land assembly, redevelopment, and land conversion for family - wage jobs, but only if concurrent with substantial private actions. 2.1.5 Act in partnership with the private sector to fund infrastructure as part of a sub -area plan to encourage redevelopment and as an inducement to convert outdated and underutilized land and buildings to high -valued and/or appropriate land uses. 2.1.6 Consider nonfinancial ways (such as brokering and interlocal agreements) to assist industrial land owners with state and federal government environmental remediation actions. 34 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Economic Development 2.1.7 Maintain a high degree of efficiency and certainty in permit and regulatory processes to enhance our businesses' competitive position. 2.1.8 Improve Tukwila's image, participation, and influence in regional forums, especially those that influence Tukwila's future. 2.1.9 Seek funds from non -City sources and authority for the City to directly encourage economic development. IMPLEMENTATION STRATEGIES + Overall area environmental impact statement + Capital Improvement Plan + In -fill development consistent with overall Plan + Joint owner -City -regulatory agency environmental remediation actions to facilitate redevelopment and in -fill + Focused public infrastructure investment + Local improvement districts to finance specific in -fill improvements + Identification and elimination of counterproductive or inappropriate regulations + Redevelopment encouragement through an informed business and real estate community December 4, 1995 35 TUKWILA COMPREHENSIVE PLAN Economic Development 2.1.10 Design and support human service programs, such as partnerships for interns and job training, that will enhance the economic well-being of the City. 2.1.11 Promote Tukwila as a regional crossroads for commerce. 2.1.12 Promote economic use of industrial lands outside the MIC by encouraging redevelopment of under-utilized sites and by promoting the retention of large parcels or consolidation of smaller parcels of industrial land to facilitate their use in an efficient manner. Such lands should be preserved for industrial uses, achieved through appropriate buffering requirements and use restrictions. 2.1.13 Include standards in the development regulations for industrial uses which adequately mitigate potential adverse impacts on surrounding properties and public facilities and services. 36 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Housing HOUSING PURPOSE The Housing Element describes how Tukwila's housing needs will be satisfied through 2015. Projected housing needs were determined by a joint committee of cities and the County, as required by state law. These needs were refined through the Vision Tukwila, Tukwila Tomorrow processes and the City Council Residential Revitalization program. Tukwila's overall objective: identify ways to distribute regional housing demand within the Urban Growth Area. To achieve this, two assumptions and three goals were established: ASSUMPTIONS: • Assumption that the City has already achieved its fair share of regional housing • Assumption that the City has already achieved its fair share of affordable housing GOALS: • An improved housing stock in support of enhanced neighborhood quality • A full range of opportunities for housing for persons in all stages of life • Improved neighborhood quality by reducing the transient nature of neighborhoods This element focuses on a detailed analysis of housing needs outside of the Tukwila Urban Center. Tukwila Urban Center housing needs are identified in the Tukwila Urban Center Element of the Plan. ISSUES In developing the policies to meet these goals, the following overall 20- year housing and household growth was forecast for Tukwila outside the Tukwila Urban Center: IN There will be a moderate growth in the number of households. December 4, 1995 37 TUKWILA COMPREHENSIVE PLAN Housing • The largest percentage of this future housing growth will be detached single-family units. ■ Low- and moderate -income households will account for a small percentage of the growth. Overall Supply and Demand Tukwila's existing housing stock consists of about 7,000 units, primarily single-family dwellings and multi -unit apartment buildings; there are few duplex, triplex, or fourplex units. This Plan provides for approximately 6,000 new units, compared with the 5,388 new units allocated to Tukwila in the King County County -wide Planning Policies (KCC Ord. 11446). The difference constitutes a reasonable market supply factor. Additional information is provided in the housing analysis which was prepared as part of Plan development. A little more than one -quarter of Tukwila's housing is over 40 years old, and another one -quarter is less than 10 years old. Visual surveys of the neighborhoods reveal no obvious signs of structural deterioration; however, there is an indication of a need for some cosmetic improvements. Housing Affordability Tukwila is among the most affordable housing areas in the region, offering possibly the best housing value in King County. It is one of very few cities where the supply of low- and moderate -income housing units is greater than the number of low- and moderate -income households. GOALS AND POLICIES These housing goals are Tukwila's approach to meeting the challenge of revitalizing residential neighborhoods while maintaining affordable housing and meeting the needs of low-income and special households. Goal 3.1 Continue to provide the City's fair share of regional housing. Policies 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi family households. 38 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Housing 3.1.2 Establish 6.7 dwelling units per acre (6,500-square foot lots) as a maximum for single-family neighborhoods. 3.1.3 Provide limited zoning capacity within the Tukwila Urban Center for housing units. (Figure 22 at page 111) Goal 3.2 Continue to provide the City's fair share of affordable housing. Policies 3.2.1 Support the regional fair -share funding of needed affordable housing and the equitable distribution of these units. 3.2.2 Reinforce Tukwila's block grant assistance program through coordination either of assistance with continued affordable unit pricing, or of repayment upon sale with proceeds applied to an affordable housing assistance fund. 3.2.3 Periodically review low-income housing requirements to evaluate City compliance with regional standards and to ensure that the City's affordable housing responsibilities are being satisfied. December 4, 1995 39 TUKWILA COMPREHENSIVE PLAN Housing 3.2.4 Continue providing Tukwila's fair share of future regional low- and moderate -income housing. 3.2.5 Avoid concentrating publicly subsidized low-income housing in any one large complex or neighborhood by designing programs that locate and blend the households into the community. 3.2.6 Develop public and private partnerships in providing low - and moderate -income housing. 3.2.7 Encourage a full range of housing opportunities for all population segments by actions including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types. IMPLEMENTATION STRATEGIES + Allow an accessory dwelling unit in single family zones on lots with a minimum 7,200 square feet, integratedinto the primary structure size, not exceeding 33 percent of the square footage in the primary residence, or 1,000 square feet, whichever is less, with an owner occupant on site, and satisfying various appearance and perform- ance criteria related to impacts on adjacent properties. + Mobile home parks are permitted uses in medium- and high -density residential zones + Mixed -use developments with residences above the street level in specified areas 3.2.8 Provide sufficient land for housing of all types, including government -assisted housing, housing for low-income families, manufactured housing, multi family housing, and group homes and foster care facilities, subject to conditions which appropriately mitigate the various impacts which such housing potentially creates. 3.2.9 Work with the owners and managers of Tukwila's existing permanent or long-term low-income housing to maximize its desirability. + Crime -free multi -family housing program. 3.2.10 Review housing regulations and programs regularly to ensure that housing opportunities for all income levels are available. Include in regulatory evaluation the range of housing choices, the densities, and include in the program review the need for public and private financing to produce housing for various households by income. 40 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Housing Goal 3.3 An improved housing stock in support of enhanced neighborhood quality. Policies 3.3.1 Support residential weatherization and rehabilitation programs with advice from City staff. 3.3.2 Support the maintenance, weatherization, rehabilitation, and long-term preservation of existing housing for citizens of low and moderate income. IMPLEMENTATION STRATEGIES + Publicly assisted housing repair program + Streamline codes to allow maintenance and upgrades with a minimum of permits and regulations. 3.3.3 Ensure that residential neighborhood infill and redevelopment is not hampered because of inadequate water, sewer, storm water management, and streets. IMPLEMENTATION STRATEGIES + Sewer policy and plan that prioritizes replacing septic tanks with sewers without creating undue financial hardship. December 4, 1995 41 TUKWILA COMPREHENSIVE PLAN Housing + Water policy and plan that ensures adequate water quality, pressure and quantity is provided without forcing residents out of their housing. + Stormwater water policy that places high priority on solving existing residential areas problems. + Residential street program. Goal 3.4 A full range of housing for persons in all stages of life. Policies 3.4.1 Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside - recreation needs. 3.4.2 Assist in providing residents of the community with the human services and transportation they need in order to avail themselves of housing opportunities. Goal 3.5 Improved neighborhood quality by reducing the transient nature of neighborhoods. Policy 3.5.1 Increase long-term residency in the City. IMPLEMENTATION STRATEGIES + Neighborhood focal points + Public spaces + Design guidelines + Crime -free multi -family housing program 42 December 4, 1995 TUKWILA COMPREHENSIVE PLAN The Natural Environment THE NATURAL ENVIRONMENT PURPOSE This element of the Comprehensive Plan identifies environmentally sensitive areas within the City and sets forth goals and policies aimed at their management and protection. It builds upon Tukwila's June 1991 Sensitive Areas Ordinance, which formalized the City's long-standing concern with environmental quality. Washington State's Growth Management Act and the King County Countywide Planning Policies define critical and priority areas as wet- lands, fish and wildlife habitats, conservation areas, areas with a critical recharging effect on aquifers used for potable water, frequently flooded areas, and geologically hazardous areas. It requires cities and counties to identify such areas within their jurisdiction and to adopt development regulations protecting them such as are expressed in Tukwila's Sensi- tive Areas Ordinance and in the goals of this element of the Compre- hensive Plan. In addition, the Growth Management Act requires jurisdictions to desig- nate natural resource lands of "long-term commercial significance" and to adopt "development regulations to assure their conservation" (WAC 365-195-400(1)). Natural resource lands are those lands that have "long- term commercial significance" for agriculture, growing trees commer- cially ("forest lands"), and mineral resource lands. The GMA also states that generally natural resource lands should be located beyond the boundaries of urban growth areas" (WAC 365-195-400(2)(b)). Through the comprehensive planning process, Tukwila has recognized that, as a highly urbanized area, the City's boundaries contain no significant nat- ural resource lands. Therefore, policies in the Natural Environment Element are limited to critical areas and paleontological/archaeological areas. Past development in the City has been relatively intense, and envi- ronmental restoration is a significant aspect of Tukwila's land use poli- cies. There is a clear recognition that if the City's urban environment is to function for its citizens, its natural environment needs to be sensibly preserved and enhanced to promote recreational opportunities, to pro- vide visual relief from the hard, constructed surfaces of urban life and to control and accommodate rainwater and manmade byproducts such as effluent. This element of the Comprehensive Plan focuses on balancing land use and economic development practices with environmental protection. The aim is to provide sensible management of designated critical areas while maintaining and enhancing the important functions of these areas. WETLANDS ROLE Flood and Stormwater Control Water Quality Improvement Erosion Prevention Sediment Trapping Groundwater Recharge and Discharge Wildlife Habitat December 4, 1995 43 TUKWILA COMPREHENSIVE PLAN The Natural Environment ISSUES Geographically, Tukwila is a relatively small area within an extensive valley centered on the Green/Duwamish River drainage system. While the valley is virtually flat, the upland plateau has rolling and undulating topography. Development in the lowlands has required large amounts of fill, owing to the presence of wetlands and unstable soil conditions. The uplands, while altered by clearing and residential development, still retain developable native soils. Owing to their different physical characteristics, the uplands and lowlands present different opportunities for and limitations on land use. (Figure S) 1111111111iiiiimmzii�iiiiiiiiii Figure 5 — Natural environment topographic limitations When Tukwila was still a rural area, there were likely many more natural drainage corridors to carry runoff from showers and seasonal storms. Today, the few remaining natural stream corridors are no longer continuous open channel systems and must convey increased flows from surrounding developed areas. Tukwila experiences flooding and erosion problems, in various degrees of seriousness, every year. Development within the City and in areas to the west has led to increased runoff owing to the conversion of pervious soils to impervious surfaces, further deteriorating wetlands and stream corridors. Construction of Howard Hanson Dam and river channel modifications reduced floodplain areas and made more land available for development. Even though the loss of natural wetlands has caused increased drainage problems in the valley, the area continues to be developed for commercial and industrial uses. 44 December 4, 1995 TUKWILA COMPREHENSIVE PLAN The Natural Environment The upland plateau presents natural hazards associated with steep slopes that are unstable, and includes active landslides and wetland springs that will likely remain undeveloped. There are natural coal areas within the City's upland plateau. Some of these formations have been mined and are defined as sensitive areas (based on City of Tukwila Abandoned Underground Coal Mine Hazard Assessment, May 1990). GOALS AND POLICIES Goal 4.1 Retention and improvement of hillsides, wetlands and watercourses for wildlife habitat, recreational uses, water quality enhancement, and flood control functions. Policies 4.1.1 Regulate land use and development to protect natural topography, geology, vegetation, and hydrology and prevent significant erosion, sedimentation, or degradation of hillsides, wetlands, watercourses, and their associated buffers. IMPLEMENTATION STRATEGIES + Sensitive areas regulations + Land altering regulations + Tree regulations 4.1.2 For new development, control peak runoff rates to predevelopment levels and minimize the effects of the small, frequent storm events. Maintain water quality to predevelopment levels; and prohibit direct discharge to downstream drainage systems unless allowed by specific regulations. IMPLEMENTATION STRATEGIES + Sensitive area regulations + Stormwater regulations December 4, 1995 45 TUKWILA COMPREHENSIVE PLAN The Natural Environment 4.1.3 For existing development, discourage direct discharge to downstream drainage systems. IMPLEMENTATION STRATEGIES + Clean water educational programs for business community + Incentives for maintenance and replacement of existing stormwater systems + Storm water regulations 4.1.4 Evaluate wetland mitigation strategies in order to better preserve wetland functions, but also to provide development flexibility, as long as wetland functions are not harmed. 4.1.5 Provide appropriate mitigation timing that ensures no net loss of water resource area functions. IMPLEMENTATION STRATEGY + Mitigation completed or bonded prior to development 4.1.6 In order to preserve the public benefit and values of wetlands and watercourses, protect existing vegetation and use supplemental native plantings in wetland and watercourse areas. IMPLEMENTATION STRATEGIES + Examination of drainage basins to identify detention areas + Stormwater regulation 4.1.7 Allow off site wetland and flood control mitigation where there is an equivalent benefit to the affected basin, no significant adverse impact to the adjacent property, and where it may be combined with City -sponsored programs. IMPLEMENTATION STRATEGY + Require early submission of mitigation proposals and approval by the City Council 46 December 4, 1995 TUKWILA COMPREHENSIVE PLAN The Natural Environment 4.1.8 Retain, enhance, or replace wetlands and watercourses through appropriate programs and projects for multiple purposes such as fish and wildlife habitat, flood control, stormwater detention, water quality improvement, and recreation. IMPLEMENTATION STRATEGIES ♦ Regional wetland detention areas for public and private off -site mitigation + Sensitive areas regulations + Land altering regulations Goal 4.2 Protected fish and wildlife habitat. Policies 4.2.1 Inventory, classify, and designate fish and wildlife priority habitats. 4.2.2 Preserve and restore appropriate vegetation plantings in identified ftsh and wildlife habitat areas. 4.2.3 Enhance fish and wildlife habitat through water quality control measures, such as runoff control and best management practices to maintain aquatic systems. 4.2.4 Protect and manage Tukwila's priority habitat areas, and habitat corridors within and between jurisdictions. IMPLEMENTATION STRATEGY + Sensitive areas regulations December 4, 1995 47 TUKWILA COMPREHENSIVE PLAN The Natural Environment Goal 4.3 Reduced potential impacts and liabilities associated with development in geologic hazard areas. Policies 4.3.1 Require a professional review that reflects the potential degree of impact when development is proposed in a hazardous area. 4.3.2 Require a special site plan review for developments within geologic hazard areas to allow flexibility in development options. 4.3.3 Minimize potential hazards and public or private costs through site design and access alternatives. Before approving development in areas of potential geologic instability, require that conventional measures to maintain slope stability be proposed or in place, with the costs borne by the property owners. 4.3.4 Require areas where vegetation remains undisturbed and require significant replanting upon development. Goal 4.4 Citizens who understand Tukwila's ecosystems and act responsibly regarding their functions. Policy 4.4.1 Create an educational program for all segments of the community on the multiple purposes of the City's sensi- tive areas and on individual responsibilities regarding it, and sponsor joint City and citizen cleanup and rehabilita- tion programs. IMPLEMENTATION STRATEGIES + Neighborhood- and City -sponsored clean ups and tree - planting programs + Recycling programs + "Adopt -a -Stream" program + Backyard Wildlife Sanctuary Program + Access features, such as trails and interpretation of sensitive areas 48 December 4, 1995 TUKWILA COMPREHENSIVE PLAN The Natural Environment Goal 4.5 A system of water resources that functions as a healthy, integrated whole, and provides a long-term public benefit from enhanced environmentally quality. 4.5.1 Manage flood plains, rivers, groundwater, and other water resources for multiple uses, including flood and erosion hazard reduction, fish and wildlife habitat, open space, recreation and, where appropriate, water supply. 4.5.2 Evaluate the downstream impacts due to increased runoff volume. Protect downstream properties and modify the impacts through effective measures such as modification of upstream land uses. IMPLEMENTATION STRATEGY + Stormwater mapping based on 100-year future buildout conditions. Goal 4.6 Protected paleontological and archeological artifacts and sites. Policy 4.6.1 Inventory sites and adopt measures to ensure that paleontological and archaeological materials and site details are preserved for posterity. IMPLEMENTATION STRATEGIES + Historic sites map + Procedures for protection and mitigation December 4, 1995 49 TUKWILA COMPREHENSIVE PLAN The Natural Environment 50 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Shoreline SHORELINE PURPOSE In 1971, the Washington State Legislature passed the Washington State Shoreline Management Act, which requires that each local govern- ment develop and implement a Shoreline Master Program to guide the appropriate design, location, and management of shoreline uses. Tukwila's first Shoreline Master Program was adopted in 1974. More recently annexed areas of Tukwila will remain subject to the standards and policies contained in the King County Shoreline Master Program (areas downstream of 42nd Avenue S.), until the Tukwila Shoreline Master Program is updated. In response to the Growth Management Act, Tukwila has developed a new Shoreline Master Program, which reflects an expanded shore- line and new community goals. This new Master Program will provide the 20-year framework for shoreline development and restoration. The Shoreline Element of the Comprehensive Plan represents the Master Program's role in the community -wide planning process. It reflects the relationship between shoreline development and other Comprehensive Plan goals and policies, and the importance of a shoreline vision to a community vision. The Shoreline Element identifies existing local and regional policies, land use conditions, and shoreline conditions, and sets forth shoreline goals and the policies for achieving them. These goals and policies reflect Tukwila's priorities in directing change in three areas: • Facilitating the redevelopment of the Manufacturing/Industrial Center (MIC) and the Tukwila Urban Center ■ Increasing public access to the river ■ Increasing the amount of trees and landscaping in the river environment Shoreline policy recommendations encourage high -quality development and redevelopment along the river. At the same time they recognize the value of the Green/Duwamish River as a natural resource by encouraging protection of remaining wildlife habitat, tree planting, and restoration of riverbank vegetation. December 4, 1995 51 TUKWILA COMPREHENSIVE PLAN Shoreline As a whole, the Tukwila Shoreline Master Program acts as the imple- mentation mechanism for achieving these goals and policies. Existing shoreline regulations will be updated to include provisions for how shoreline uses will be designed and located. ISSUES The Green/Duwamish River valley has evolved from an agricultural area to a regional industrial and retail area. Land use along the river is mostly commercial and industrial, although there are a few residential areas. With the designation of the Tukwila Urban Center and the MIC in the Duwamish Corridor, development along the shoreline is likely to evolve into more intensive commercial and industrial uses. Already intense urban development has greatly altered the natural environment along the river, although a variety of birds and small mammals continue to live there. SHORELINE MANAGEMENT ACT PRIORITIES The Washington State Shoreline Management Act designates the Green/Duwamish River as a shoreline of statewide significance. "Because these shorelines are major resources from which all people in the state derive benefit, the [development] guidelines and master programs must give preference to uses which favor public and long- range goals." [WAC 173-16-040(5)] The State Act states that master programs for shorelines of statewide significance should give preference to uses that (in order of preference): 1. Recognize and protect the statewide interest over local interest 2. Preserve the natural character of the shoreline 52 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Shoreline 3. Result in long-term over short-term benefit 4. Protect the resources and ecology of the shoreline 5. Increase public access to publicly owned areas of the shoreline 6. Increase recreational opportunities for the public in the shoreline 7. Provide for any other element as defined in RCW 90.58.100 deemed appropriate or necessary (that is, which further the state's shoreline policies). The Washington State Shoreline Management Act requires that, where alterations in the natural condition of a shoreline are authorized, priority should be given to: ■ Single-family residences • Ports IN Shoreline recreational uses • Industrial and commercial developments dependent upon a shoreline location ■ Other developments that will provide an opportunity for a substantial number of people to enjoy the shoreline. Because the Washington State Shoreline Management Act applies to all "shorelines of the state," local shoreline master programs must reflect these priorities and preferences. At the same time, however, policies must respond to local conditions. The policies set forth in the Tukwila Shoreline Master Program attempt to balance the river's value as a long- term natural resource for the region with the demands of intense urban development. GOALS AND POLICIES Tukwila's shoreline policies reflect the statutory requirements of the Washington State Shoreline Management Act, which requires designation of Shoreline Environments and the inclusion of specific elements (e.g. recreation) in master programs. At the same time, these policies reflect Tukwila's unique conditions and goals. Tukwila shoreline policies give priority to the economic vitality of the MIC, and focus intense multi -purpose urban uses, such as water -enjoyment commercial activity and public access, in the Tukwila Urban Center. These policies also emphasize the importance of a variety of shoreline access, linked to other areas of the region. They recognize the value of the river as a natural resource by encouraging protection of remaining wildlife habitat, tree planting, and restoration of riverbank vegetation. December 4, 1995 53 TUKWILA COMPREHENSIVE PLAN Shoreline Tukwila's adopted Shoreline Master Program, which is adopted by reference as part of this Plan, is generally consistent with the goals and policies contained in this Plan. There are certain portions of Tukwila's shoreline which were recently annexed to the City. The City intends to update its Shoreline Program in 1996 to include these areas. Tukwila will, as part of its 1996 update of its Shoreline Master Program, conduct additional review of the Shoreline Master Program to assure its consistency with this Plan and the development regulations adopted by the City from time to time. Goal 5.1 Shoreline Environment Designations Shoreline Environment designations that meet Washington State Shoreline Management Act requirements, and reflect local conditions and Tukwila's long-term vision for its shore- line. The shoreline zone generally extends for 200 feet on either side of the Ordinary High Water mark, consistent with the Washington State Shoreline Management Act. (Figure 6) Policies 5.1.1 Urban -Open Space Environment In the Urban -Open Space Environment, priority shall be given to the following: — Maintenance of existing single-family residential development patterns; and — Redevelopment of existing commercial and industrial areas, with enhanced access to the river; and — Protection and restoration of natural environment features and riverbank characteristics. The following areas shall be designated as the Urban -Open Space Environment: The entire shoreline zone from the Highway 99 bridge upstream extending to South 204th Street. (Figure 7) 5.1.2 Manufacturing/Industrial Center Environment In the Manufacturing/Industrial Center Environment, priority shall be given to the following: — Redevelopment of under-utilized areas and develop- ment of intensive commercial and industrial activities; and 54 December 4, 1995 TUKWILA COMPREHENSIVE PLAN — Enhancement and restoration of access to the river; and — Protection and restoration of natural environment features and riverbank characteristics, where compatible with development. The following area shall be designated as the Manufacturing/Industrial Center Environment: — the entire shoreline zone from the northern City limits upstream to the Highway 99 bridge (Figure 7). Urban Open Space nviraiment or M.I.C. environment 200' 5ha-elne Zone Ordinary 17-- High Water Mark lover Urban Open 5pace rMronm 11 u 1111 MI 111 11 a- M,I,C, nvirairnent 200' 11 11 m Not To Scale Figure 6 - Shoreline environment designations (section) Shoreline December 4, 1995 55 TUKWILA COMPREHENSIVE PLAN Shoreline MANITAGTUZING/ INRISTI2IAL aNTRr2 NVIt2ONMENT upstream from natii limb to 509 bridge I/ZBAN-OP N SPNG� ENVIRONMENT upstream from 5t299 bridge to 5 2O4415t Figure 7 - Shoreline environment designations (map) 56 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Shoreline Goal 5.2 Shoreline Planning and Management Expanded value of the river as a community and regional resource through regional coordination of shoreline management programs and through programs that foster river awareness, involving partnerships among businesses, schools, residents and government and community organizations. Policies 5.2.1 Coordinate shoreline planning and management activities with other local jurisdictions to establish region -wide consistency in addressing river issues with regional impli- cations, such as economic development, public access, wildlife habitat, water quality control, and flood control. 5.2.2 Promote river stewardship and increase river awareness through actions which further shoreline goals, such as educational programs, community activities, and partnerships with Tukwila residents, businesses, schools, government, and community organizations. Goal 5.3 Land Development Use and Economic Vitality Development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. General Policies 5.3.1 Develop and implement river design guidelines to: — Guide the design of shoreline multiple uses; and — Establish techniques for increasing shoreline multiple use; and — Prioritize locations for uses. 5.3.2 Design and locate all shoreline development to minimize impacts on areas identified as important for other river uses, such as wildlife and aquatic habitat, river vegetation, public access and recreation, historical resources, and flood control. 5.3.3 Allow structures to be placed in the water, or structural reinforcement of the riverbank, only when this provides a significant, long-term public benefit or is essential to a water -dependent use. December 4, 1995 57 TUKWILA COMPREHENSIVE PLAN Shoreline 5.3.4 Allow flood control (e.g. levees) to be installed and maintained as necessary to protect the life, safety, and welfare of the public and to protect existing development patterns of the valley floor. 5.3.5 Recognize and promote the river's contribution to the economic vitality of Tukwila, as a valuable amenity for existing and future businesses which depend on or benefit from a shoreline location. 5.3.6 Ensure that shoreline development does not diminish the commercial navigability of the river. Tukwila Urban Center Development Policy 5.3.7 Design and locate shoreline development in the Tukwila Urban Center to encourage water enjoyment uses that: — Provide for shoreline multiple uses; and — Provide additional benefits, such as riverbank restoration, fishing piers, non -motorized boat launches, river views, or interpretive signs; and — Encourage efficient use of land through such techniques as clustering, mixed -use projects, cooperative parking or parking located under principal structures, and shared utility and access corridors. IMPLEMENTATION STRATEGY + Board of Architectural Review guidelines + Amendments to use standards + River design guidelines Policy for Development Outside the Tukwila Urban Center or MIC 5.3.8 Design and locate shoreline development outside of the Tukwila Urban Center and the MIC to: — Provide for shoreline multiple uses; and — Provide water -enjoyment uses as transitions between the river and non -water -dependent uses; and — Encourage efficient use of land through such techniques as clustering, mixed -use projects, cooperative parking or parking located under principal structures, and shared utility and access corridors. 58 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Shoreline MIC Development Policies 5.3.9 Ensure that shoreline development in the MIC that is not water -dependent either provides for shoreline multiple uses to the extent that site security and the success of industrial operations are not jeopardized, or provides adequate mitigation for loss of shoreline multiple use opportunities. 5.3.10 Allow opportunities for commercial and recreational marinas to locate in Tukwila downstream of the turning basin, where compatible with existing and future navigability. Goal 5.4 Private Property Rights Protect rights of property owners to reasonable use and enjoyment of private property through appropriate location, access to, and design of shoreline uses. Policies 5.4.1 Design, locate and manage shoreline uses in a manner which maintains reasonable use and enjoyment of private property. 5.4.2 Design and locate public access in a way that is appropriate for the site, depending on site conditions and private property concerns. IMPLEMENTATION STRATEGIES + River desigri guidelines + River access guidelines + Shoreline development standards 5.4.3 Special sensitivity is required for residential property; therefore, all single-family residential development of four or fewer single-family residential lots is excluded from requirements to provide private or public access. 5.4.4 Maintain flexibility in methods of obtaining access, to allow for different site conditions and private property concerns that might conflict with access, such as privacy, safety, and security. IMPLEMENTATION STRATEGY + River design guidelines December 4, 1995 59 TUKWILA COMPREHENSIVE PLAN Shoreline Goal 5.5 River Design Quality Enhanced identity of the river as a unique community asset through high -quality development and public activities that reflect Tukwila's history and sense of community pride. Policies 5.5.1 Require that shoreline development outside of the MIC: — Is designed to be consistent with Tukwila river design guidelines; and — Reflects principles of high -quality design in such areas as site planning, architecture, and landscaping; and — Includes setbacks, bulk, height, density, landscape buffers, and provisions for open space that enhance the shoreline environment. IMPLEMENTATION STRATEGIES + River design guidelines + Shoreline development standards 5.5.2 Require that shoreline development in the MIC: — Is designed to be consistent with Tukwila river design guidelines; and — Maintains or enhances the existing visual quality along the river; and — Provides trees and other landscaping to buffer industrial uses that are incompatible with other river uses; and — Provides amenities that enhance enjoyment of the river by employees. IMPLEMENTATION STRATEGY + River design guidelines 60 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Goal 5.6 Access and Recreational Use Varied opportunities for public access to and along the river, including visual and cultural access, access to the water's edge, opportunities for small boat navigation and access, and connections to other neighborhoods. (Figure 8) General Policies 5.6.1 Retain and improve areas identified as important in the network of public access to the river, including cross-town connections, former railroad rights -of -way and unim- proved street rights -of -way, historic sites, unique natural features, or other areas valuable for their interpretive potential. 5.6.2 Develop and implement comprehensive river access guidelines to guide the design, location, and management of shoreline public access; to identify types of access appropriate for various site conditions and locations; and to establish strategies, funding sources, and priorities for acquisition and enhancement of shoreline public access. IMPLEMENTATION STRATEGIES + River design guidelines + River access guidelines + Shoreline development standards Trail .a" •. S x Restored Bank Vegetation River Banners or Public Art —41 Figure 8 — Visual access features in lieu of physical access ri Landscap- e Buffer Security Fence Screened From Trail 1 Shoreline December 4, 1995 61 TUKWILA COMPREHENSIVE PLAN Shoreline 5.6.3 Design, locate and manage public access for diverse types and variable levels of intensity, in order to minimize impacts on vulnerable features of the natural environment and to minimize conflicts with private property uses. (Figure 8) 5.6.4 Where shoreline development provides public access areas, reserve such areas through the means most appropriate for the type, scale, and impacts of the development, such as donation or sale of an easement or right-of-way to the City. 5.6.5 Support the implementation of the King County Green River Trail, per the existing King County Green River Trail Master Plan. Policies for Development Outside MIC 5.6.6 Require subdivisions, multi family residential uses and commercial and industrial uses along the shoreline to provide a trail for public access along the river in areas identified for trail connections, consistent with the King County Green River Trail Master Plan. Require any property not included in the King County Green River Trail Plan to provide public access or a private natural area in lieu of physical public access. IMPLEMENTATION STRATEGIES + King County Green River Trail Master Plan amendment + River access guidelines 5.6.7 Where shoreline public access is provided, ensure that it is designed to be safe and convenient and includes access amenities such as benches, drinking fountains, public parking areas, handicapped access, and appropriate lighting, consistent with the river access guidelines. IMPLEMENTATION STRATEGY + River access guidelines 5.6.8 Except for single-family residential development of four or fewer single-family residential lots, shoreline developments shall maintain views of the water from the shoreline and from upland areas, through appropriate design of building height, bulk and modulation, windows, breezeways, and outdoor spaces. 62 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Shoreline IMPLEMENTATION STRATEGY + River design guidelines Policy for Development in MIC 5.6.9 For MIC properties included in the King County Green River Trail Master Plan, require shoreline development to provide a trail for public access along the river. 5.6.10 Where shoreline public access is provided, ensure that it is designed to be safe and convenient and includes access amenities such as benches, drinking fountains, public parking areas, handicapped access and appropriate lighting, consistent with the river access guidelines. 5.6.11 For MIC properties not included in the King County Green River Trail Plan, require shoreline development to provide public access or a private natural area in lieu of public access, or otherwise mitigate the loss of public access. IMPLEMENTATION STRATEGIES + River design guidelines + River access guidelines Goal 5.7 Transportation Within the Shoreline Zone Safe corridors and amenities for pedestrians, cyclists, and users of public transportation, allowing more citizens to access and enjoy the river. Policies 5.7.1 Design and locate transportation uses within the Shoreline Zone to provide for shoreline multiple uses, such as trees or other habitat features, turn -outs or parking areas for public access, boat ramps, biofiltration swales to protect water quality, public art, or interpretive signs. 5.7.2 Ensure that transportation uses within the Shoreline Zone and within those corridors identified as river cross connections provide safe, convenient, and attractive pedestrian, bicycle and boater access and facilities for public transportation. 5.7.3 Minimize impacts on the natural environment (such as noises, odors, and air or water pollution). December 4, 1995 63 TUKWILA COMPREHENSIVE PLAN Shoreline 5.7.4 Encourage maintenance of the river's navigability up to the turning basin, where this achieves a greater public interest and a balance between costs and benefits to the broader community, in recognition of the historical significance of navigation and its importance to the economic vitality of water -dependent uses and the MIC. Goal 5.8 Historical Resource Use Recognition of the river's contribution to Tukwila history and community identity through identification, enhancement, restoration, and protection of sites with historic and cultural value and through development of interpretive and educational programs. Policies 5.8.1 Ensure that shoreline development reflects the river's important role in Tukwila history and that long-term public use of the river as a historical resource is protected by providing for the identification, protection, and interpretation of unique historic and archaeological features. 5.8.2 Ensure that public shoreline development reflects the river's natural features and community traditions. Goal 5.9 Natural Environment and Habitat Use Restored, enhanced, and protected natural environmental resources along the river, including trees, wildlife habitat, and features with value for long-term public, scientific, and educational uses. Policies 5.9.1 Ensure that shoreline development minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. 5.9.2 Ensure that shoreline development and activities protect riverbank vegetation and, where feasible, restore degraded riverbanks, in order to minimize and compensate for impacts on fish and wildlife habitat. 64 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Shoreline 5.9.3 Mitigate unavoidable disturbances of significant vegetation or habitat through replacement of habitat and provision of inter- pretive features consistent with the River access guidelines. Goal 5.10 Water Quality, Surface Water, and Flood Control Use Improved water quality and quantity control programs affect- ing the Green/Duwamish River that improve the river's water quality, provide habitat for fish and wildlife, protect public health and safety, and enhance public enjoyment of the river. Policies 5.10.1 Design, locate, and manage shoreline development including streets, flood control projects, surface water drainage and sewer systems, clearing and grading activities, and landscaping in a manner that minimizes opportunities for pollutants to enter the river, provides erosion control, and otherwise protects water quality. 5.10.2 Design, manage, and mitigate flood control uses to mini- mize impacts on other shoreline uses such as trees and riverbank vegetation, public access and recreation, and fish habitat; and set them back from the river, where feasible for the project, with land areas between the water and the levee set aside as open space for public recreation or wildlife habitat. December 4, 1995 65 TUKWILA COMPREHENSIVE PLAN Shoreline IMPLEMENTATION STRATEGIES + Where possible, increase levee setback + River access guidelines + Adoption and enforcement of the City Surface Water Management Plan 5.10.3 Consistent with project feasibility, mitigate unavoidable negative impacts on other shoreline uses owing to flood control uses through such measures as restoration of trees and native riverbank vegetation, provision of public access to the water's edge, interpretive features, or other mitiga- tion of loss of opportunities for shoreline multiple uses. Goal 5.11 Public Health, Safety, and Welfare Shoreline uses that do not endanger public health, safety, and welfare or the capacity of the river to provide long-term benefits and resources to the community. 5.11.1 Design, locate, and manage shoreline uses, such as capital improvement projects and private development, in a manner which does not endanger public health, safety and welfare, or the capacity of the river to provide long- term benefits and resources to the community. 66 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Annexation ANNEXATION PURPOSE The purpose of the Annexation Element is to ensure a smooth transition from county to city jurisdiction when unincorporated land is annexed to the City. The goal and policies in this element establish a framework for addressing public services, infrastructure, and utility extension and interjurisdictional issues. Annexation of unincorporated land adjacent to the City benefits the City, residents, and property owners. Property owners and residents gain access to urban services provided by Tukwila, such as enhanced police and fire protection and building and land use controls. For the City, annexation yields benefits that include the ability to control new development, thereby ensuring ease of future maintenance; control of impacts at their source; and the ability to extend its boundaries in a logical, service -oriented manner. ISSUES The Town of Tukwila, occupying less than a square mile, was incorporated in 1908. Until 1987, the community grew slowly but steadily through a series of annexations that, save for the Southcenter shopping and industrial area, were small, already urbanized areas. Then, between 1987 and 1993, major annexations of larger urbanized areas nearly doubled the City's size and more than tripled its population. The City now encompasses over 5,510 acres. Annexation Boundary In accordance with the Growth Management Act and King County planning policies, Tukwila has established potential annexation areas. The following criteria were applied in an examination of adjacent unincorporated areas to identify potential annexation areas: ■ Logical and historical community identification and affiliation with Tukwila • Financial and technical ability of the City to provide municipal services • Logical service areas through vehicular accessibility, public safety response, and utility construction December 4, 1995 67 TUKWILA COMPREHENSIVE PLAN Annexation • Physical boundaries such as waterways, topography, watersheds, and freeways ■ Protection of critical and resource areas significant to a particular jurisdiction, including opportunities for open space corridors between urban areas • Logical boundaries, eliminating unincorporated islands ■ Presence of special-purpose districts and the condition of the annexation area's urban services infrastructure This process identified the potential annexation area south of the City shown on the following map. (Figure 9) Boundary Adjustments Tukwila's growth through petitioned annexations has created certain boundary anomalies: ■ City of Seattle: The border configuration between Tukwila and Seattle in the King County Airport area, in which the boundary crosses Interstate 5 more than once and splits certain industrial properties, creates a number of jurisdictional issues, including police response. ■ City of Renton: A portion of the northeast boundary between Tukwila and Renton crosses and recrosses the Burlington Northern Railway right-of-way. ■ City of SeaTac: On the southwest, the boundary between Tukwila and SeaTac crosses Interstate 5 and other streets in several places, creating difficulties for the reasonable provision of services. Tukwila, Seattle, Kent, Renton, SeaTac and their citizens will need to negotiate the issues and challenges of these border anomalies. (Figure 9) 68 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Benton Kent Figure 9 - Annexation and Boundary Adjustment Areas Annexation December 4, 1995 69 TUKWILA COMPREHENSIVE PLAN Annexation GOAL AND POLICIES Goal 6.1 A logical and serviceable municipal boundary. Annexation Area Policies 6.1.1 Freely make available to persons and areas within the City's annexation and minor boundary adjustment areas, information related to Tukwila's taxes or services, with each annexation process emphasizing public information and clear communication among the Tukwila community, City government, and the area under consideration. 6.1.2 Work with King County and other local jurisdictions to coordinate services to identified areas. 6.1.3 Consider the annexation boundary as the extent of Tukwila's annexation area. 6.1.4 In accordance with the Countywide Planning Policies for King County and in the interest of providing effective public services, work with affected citizens and property owners and the neighboring cities of SeaTac, Kent, Renton, and Seattle to develop interlocal agreements providing for mutually agreeable processes to adjust border anomalies. Public Services Policy 6.1.5 Ensure annexations do not detract from adopted level of service standards. Planning and Zoning Policy 6.1.6 Ensure that zoning proposed for an annexation area is consistent with Tukwila's adopted Comprehensive Plan and other land use requirements. IMPLEMENTATION STRATEGIES + Establish mutually agreed upon development standards with King County for proposed development within potential annexation areas. + Review neighboring jurisdictions' Comprehensive Plans 70 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Annexation Interjurisdictional Policies 6.1.7 Establish appropriate interlocal agreements that provide solutions to regional concerns, including but not limited to water, wastewater, storm and surface water drainage, transportation, parks and open space, development review, and public safety. IMPLEMENTATION STRATEGIES + Interlocal agreements with neighboring jurisdictions and negotiation with property owners to eliminate boundary anomalies + Coordination with city's annexation area 6.1.8 Allow existing public services for utilities outside City limits when there is a need created by boundary adjustments between Tukwila and adjacent jurisdictions or when such temporary service is necessary because of an emergency. IMPLEMENTATION STRATEGY + Initiate discussions and negotiations with adjacent and regional jurisdictions to establish mechanisms and procedures to resolve interjurisdictional concerns December 4, 1995 71 TUKWILA COMPREHENSIVE PLAN Annexation 72 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods RESIDENTIAL NEIGHBORHOODS PURPOSE This component of the Comprehensive Plan establishes land use and development policies for Tukwila's residential neighborhoods. (Figure 10) It will serve as the basis for zoning, and will play a key role in the establishment of development standards, design guidelines, and display of public capital improvement projects. These goals and policies propose land use patterns and physical development policies that protect and enhance the sense of community in Tukwila's residential neighborhoods. They give the highest priority to achieving the image of neighborhood quality described in the Tukwila Tomorrow Committee goals and strategies, while satisfying regional commitments and providing emergency services. ISSUES Tukwila's residential neighborhoods are a mix of dense, small-town residential areas and newer suburban areas. 'Its citizens are relatively active in ad -hoc neighborhood groups concerned about neighborhood quality. These residential neighborhoods are distinct geographic areas within an urban setting that is becoming increasingly crowded, with all the challenges of urban living. A strong sense of community is the key to maintaining neighborhood quality as Tukwila grows. Without it, Tukwila's residential neighborhoods will lose many of their most valued characteristics and the public investment will not achieve its goals. Public and private development design can enhance or inhibit this sense of community. Standards to which public facilities such as schools, parks, and streets are designed should support neighborhood quality, in addition to filling their specific roles. Additional minor improvements are needed to weld the community's facilities into a contiguous, recognizable system, with anticipated system -wide benefits far exceeding the relatively small improvement costs. Amendments to private development regulations are needed to better support communication among neighbors, increase housing design options, and ensure that housing size is consistent with smaller lot sizes as infill continues throughout the City. Changes in zoning densities are needed in some neighborhoods to combat their increasing transient Figure 10 — Residential Neighborhoods December 4, 1995 73 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods nature that causes the loss of the sense of community so vital to maintaining the neighborhoods. GOALS AND POLICIES Goal 7.1 Neighborhood Quality Urbanization and development that fosters a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community. Policies 7.1.1 Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific "places." IMPLEMENTATION STRATEGIES + High quality public facility and private development design for neighborhood quality + Emphasis on public health and safety concerns + Provide infill assistance for short plats or smaller developments 7.1.2 Improve the public infrastructure in all neighborhoods to an equivalent level of quality. IMPLEMENTATION STRATEGY + Create or modify regulations that allow neighborhood infill to continue while infrastructure needs are being addressed by the City. 7.1.3 Include human services as one of several bases for evaluating capital and programmatic needs. 74 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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. Policies 7.2.1 Prevent community and environmental degradation by limiting noise levels. 7.2.2 Discourage noise levels which are incompatible with current or planned land uses, and discourage the introduction of new land uses into areas where existing noise levels are incompatible with such land uses. 7.2.3 Require building contractors to limit their construction activities to those hours of the day when nearby residents will not be unreasonably disturbed. IMPLEMENTATION STRATEGY + Noise regulations 7.2.4 Discourage noise levels incompatible with residential neighborhoods. IMPLEMENTATION STRATEGIES + Coordinate with the Washington Department of Transportation + Noise reduction and buffering regulations + Berming, landscaping, setbacks, tree planting + Building construction and siting methods + Home occupations standards 7.2.5 Encourage the reduction of noise from Seattle -Tacoma International Airport and King County Airport, by promoting the development of new or the retrofit and modification of existing aircraft engines which are quieter, and operational procedures that help reduce aircraft noise emission levels. 7.2.6 Work with the Port of Seattle, King County Airport and the Federal Aviation Administration to promote the development and implementation of airport operational December 4, 1995 75 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods procedures that will decrease the adverse noise effects of airport operations on Tukwila and its residents. IMPLEMENTATION STRATEGIES + Lobbying the Federal Aviation Administration to develop and implement airport operational procedures to reduce noise impacts. + Coordinate with other jurisdictions surrounding airports to ensure common purpose and implementation strategies. + Work with King County International Airport/Boeing Field to establish an appropriate noise monitoring system, including better identification of noisy flight events, counseling/education of pilots about quieter flying tech- niques, flight patterns that avoid noise -sensitive areas and other strategies. 7.2.7 Ensure that urbanization and development do not negatively impact current neighborhood noise levels or E.P.A. standards. IMPLEMENTATION STRATEGIES + WSDOT coordination in advance of roadway improvements + City-wide study on current noise levels + Establish City program and standards 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. Policies 7.3.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single-family and stable multi family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. IMPLEMENTATION STRATEGY + Clear definition of Land Use Map zoning codes 76 December 4, 1995 TUKWILA COMPREHENSIVE PLAN 7.3.2 Utilize appropriate zoning to combat increasing short- term rentals that increase the transient nature of specific neighborhoods. IMPLEMENTATION STRATEGY + Zoning Map Goal 7.4 Streetscape Development Streetscapes that enhance neighborhood quality and a strong sense of community. Policies 7.4.1 Residential Neighborhoods Provide pedestrian and other nonmotorized travel facilities, giving priority to sidewalk improvements that connect public places, such as parks, the river, open spaces, and neighborhood gathering spots. 7.4.2 Emphasize a network of residential local access through - streets, minimizing cul-de-sacs. IMPLEMENTATION STRATEGIES + A street network that serves growth + Acquisition of needed right-of-way 7.4.3 Provide standards and guidelines for front yards, structures, and public areas that encourage conversation among neighbors (as illustrated in Figure 11). 7.4.4 Design residential local access streets to provide the min- imum capacity for emergency access and for slow traffic. rorwell L Note: Althruch trees w11h s4nbs qsham� option fir sidewalk separataaibe Is also reagitred Figure 11 — Residential neighborhoods streetscape December 4, 1995 77 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods IMPLEMENTATION STRATEGIES + Require sidewalk and landscape planter for both sides of residential streets + Street design criteria + Require sidewalk and landscape planter in front of all multi -family developments + Priority for neighborhood quality design features (e.g, removal of one lane or parking before removal of sidewalk) when reducing street facilities + Rights -of -way incorporating desired design features + Encourage sidewalks and planters where appropriate on 2-lane street improvements + Emergency vehicle purchasing criteria that accommodate street design standards + Alternatives to circular cul-de-sacs to minimize paved area + Sidewalks can be included within the required emergency vehicle turning radius + Sidewalks which include handicap cutouts for handicap access 7.4.5 Design collector arterials for slow but steady speeds. IMPLEMENTATION STRATEGIES + Use a two travel lane, local access road design as the basic collector arterial design to encourage safe speeds + New minor and principal arterials routed around residential neighborhoods 7.4.6 Incorporate proportionately greater neighborhood - enhancing elements in collector, minor, and principle arterial design. These elements include collector lanes, wider sidewalks, separated sidewalks, and curbline trees. 7.4.7 Underground utility distribution lines as each street is improved or constructed, in accordance with rates and tariffs applicable to the serving utility. 78 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Goal 7.5 Neighborhood Gathering Spots Neighborhood gathering spots that provide a social focal point for supporting and enhancing neighborhood communication and quality. Policies 7.5.1 Neighborhood gathering spots shall reflect neighborhood height, bulk, and scale and a small-town residential style of architecture. 7.5.2 Link neighborhood gathering spots with an enhanced nonmotorized trail and sidewalk system before providing linkages with the neighborhoods. IMPLEMENTATION STRATEGIES + "Parks and Open Space" site -specific recommendations + Trails visible from the roadway, as appropriate 7.5.3 Reflect the highest standard of design quality in public developments to enhance neighborhood quality and set a high design standard for other development. 7.5.4 Within one -quarter -mile of residential areas, provide a recreational facility or enhanced trail linkage to a neighborhood park. Provide a neighborhood park within one -half -mile of residential areas. 7.5.5 Maintain a minimum of 400 square feet of neighborhood recreational facilities per household. December 4, 1995 79 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods IMPLEMENTATION STRATEGIES + Require a minimum of 400-square-foot-per-household recreational area requirement + Provide recreational space through on -site locations in new multi -family developments. 7.5.6 Acquire and design parks and recreational facilities to maximize responsiveness to changing community needs. Goal 7.6 Private Sector Development Residential neighborhoods with a high -quality, small-town, pedestrian character. General Policies 7.6.1 Encourage resident identification with the neighborhood through physical improvements and programs including neighborhood gathering spots, landmark designation and improvement, and streetscape improvements. 7.6.2 Ensure that residential development reflects high design quality in harmony with identified, valued natural features and with a small-town orientation. 7.6.3 Allow Planned Residential Developments (PRD's) only for multi- and single-family developments on properties with wetlands or watercourses. IMPLEMENTATION STRATEGY + Design criteria, standards and guidelines for PRD's that assure adequate mitigation of the potential impacts of such projects 80 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Single -Family Residential Development Policies 7.6.4 Support single-family residential in fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. IMPLEMENTATION STRATEGIES + Standard minimum lot size of 6,500 square feet + Maximum 0.5 FAR (not to include basement in calculating FAR) + Accessory dwelling units with special standards + Allow expansion or replacement of existing manufactured and mobile homes 7.6.5 Encourage single family residence design to foster a sense of safety and security. IMPLEMENTATION STRATEGY + Site design providing transition between public and private places 7.6.6 Develop single-family regulations that encourage compat- ibility with the existing scale of residential structures in the neighborhood, provide an appropriate relationship of lot area, building scale, and building siting, and maintain a sense of community (e.g. mature trees, pedestrian scale, sensitive transition between public and private spaces). IMPLEMENTATION STRATEGIES + Minimum 20-foot lot width at street access point with an average lot width not less than 50 feet + Minimize building setbacks to facilitate neighborhood communication, and friendly transition areas between street, sidewalks, and dwellings + Encourage off-street parking and garage and carport standards that reduce auto dominance + Encourage pitched roofs 7 6.7 Support a residential rehabilitation program that provides assistance for residents to upgrade and maintain safe, attractive homes and yards. December 4, 1995 8 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods IMPLEMENTATION STRATEGIES + Survey of specific assistance needs + City assistance program to address maintenance needs, regulatory revisions and provide technical experience and financial assistance + Funding and technical assistance for neighborhood tree planting + Financial assistance generally limited to low-income households + Improvements and additions shall meet current codes; minimize the necessity to bring entire building up to code 7.6.8 Allow home occupations as accessory uses if they have a level of activity compatible with single-family structures and residential neighborhood goals. Multi -Family Residential Development Policy 7.6.9 Ensure that all multi -family residential developments contribute to a strong sense of community through site planning focused on neighborhood design integration; building design architecturally linked with the surrounding neighborhood and style; streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; with recreational spaces and facilities on site; creative project design that provides a diversity of housing types within adopted design criteria, standards, and guidelines; and operational and management policies that ensure safe, stable living environments. IMPLEMENTATION STRATEGIES + Multi -family design criteria, standards and guidelines + Tukwila crime -free multi -family housing program Commercial Area Development Policies 7.6.10 Link commercial areas to residential areas within approximately one -quarter -mile with high -quality nonmotorized access facilities. 82 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 7 6.11 In neighborhood commercial developments, harmoniously reflect the scale and architectural details of surrounding residential structures, and encourage nonmotorized access. (Figure 12) Figure 12 — Residential Commercial Center architectural character 7.6.12 Encourage neighborhood commercial structures to incorporate residential units at medium densities. (Figure 13) Figure 13 — Residential Commercial Center mixed use December 4, 1995 83 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Goal 7.7 Residential Commercial Center Residential Commercial Centers that bring small commercial concentrations into existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. Policies 7.7.1 Allow a diverse mix of uses, including above -street residential, retail, service, office and recreational and community facilities. IMPLEMENTATION STRATEGY + Zonina Code 7.7.2 Through public and private project design and regulation, create a recognizable, compact, pedestrian Residential Commercial Center. 7.7.3 Encourage new construction rather than the conversion of existing residential structures to commercial uses. 7.7.4 Combine parking placement and build -to standards to achieve compactness and pedestrian orientation, creating a focal point emphasis in the Residential Commercial Center. IMPLEMENTATION STRATEGY + Parking along the street front, behind or beside buildings 7.7.5 Achieve pedestrian transition between buildings, streets and adjacent properties. 7.7.6 Allow up to three-story buildings within the Residential Commercial Center to emphasize its importance and desired activity level, limiting commercial uses to the lower two stories. 7.7.7 Ensure appropriate structural transitions between commercial and residential zones. IMPLEMENTATION STRATEGIES + Multi -family and commercial design guidelines + Maximum 0.5 FAR (not to include basement in calculating FAR) 84 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 7.7.8 Require developments to incorporate small-scale pedestrian amenities such as benches and canopies in order to convey the impression of a residential center and community focal point. 7.7.9 Employ appropriate design elements to blend in with the character of the residential neighborhood. Goal 7.8 Neighborhood Vitality Continuing enhancement and revitalization of residential neighborhoods. Policy 7.8.1 Utilize both City and non -City funding to directly promote revitalization of residential neighborhoods. IMPLEMENTATION STRATEGIES + Emphasis on existing land use patterns + Investment in public works and infrastructure improvements + Infrastructure fund support for residential area buffering improvements + Subdivision and replatting of large residential lots + Infrastructure fund incentives for residential rehabilitation and new construction + Capital Improvement Plan + Development of new single-family homes + Redevelopment encouragement through an informed business and real estate community + Investment in public facilities and improvements to encourage neighborhood identity and private property improvements + Identification and elimination of counterproductive or inappropriate regulations December 4, 1995 85 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 86 December 4, 1995 TUKWILA COMPREHENSIVE PLAN TRANSPORTATION CORRI DORS PURPOSE Both local and state travel routes through the City provide strategic regional connections. Two routes — East Marginal Way South and the West Valley Highway — are discussed in the Manufacturing/ Industrial Center element and the Tukwila Urban Center element. Three routes — Pacific Highway (99), Interurban Avenue, and Southcenter Boulevard — will be discussed in this element. These corridors are important to the region and the City for a number of reasons. (Figure 14) ■ First, they serve the surrounding residential and employment community with products and services. Community members spend a significant amount of time in these corridors and it is here that they are most likely to meet other members of their community. ■ Second, these areas offer the best travel routes in the City for both residents and businesses because of transit service and arterial and freeway automobile access. • Third, they are regional throughways --that are also the front door to Tukwila's residential neighborhoods. They create an impression and are a reflection of the community to the rest of the region. ISSUES For the City's transportation corridors there are similar city-wide con- cerns: ■ how to maintain or create distinctions of character along linear corridors in order to have visual interest • how to have quality environments with the high travel demands placed upon them ■ the cost of upgrading the corridors with sidewalks, storm drains, trees, street lights and other amenities ■ conflicts between through traffic and destination traffic and between cars and pedestrians Transportation Corridors Seattle 5eata Figure 14 — Transportation Corridors errton Q December 4, 1995 87 TUKWILA COMPREHENSIVE PLAN Transportation Corridors ■ how to balance the intensification of mix of uses vertically, thereby maximizing the usefulness of the corridor for transit travel, while minimizing the auto congestion • how to expand east/west travel. Pacific Highway (Highway 99) was a precursor to Interstate 5 and still contains vestiges of the old highway with commercial activity mixed with a few residential buildings. There has been no consistent pattern of development due to past lax regulation of land use by the County. In the past, all frontage property that could provide reasonably flat land was designated for commercial retail and service uses accessed by automobile. There are often abrupt transitions between uses along the highway and the adjacent residential neighborhoods. Interurban Avenue is isolated from most of the community but has good access to the interstate system. It has a mix of office, industrial, commercial and significant recreational uses, with some older single residential units and newer apartment structures. It is the historic beginning and heart of old Tukwila. Except for the river, however, most of the physical reminders of that history are gone. Southcenter Boulevard (from Interurban Avenue to Pacific Highway South) is the newest of the corridors and, unlike the others, it is char- acterized primarily by office and residential uses, with only limited commercial use. Southcenter Boulevard because of its recent vintage is more conforming and most like a future vision in terms of standards of a corridor. As travel along streets and highways generally becomes more congested, these three corridors offer logistically good access to existing alternative travel such as bus routes and potential rail service. As travel continues to increase over the next 20 years, choices will have to be made that address the growing congestion, the threat of further air quality degradation, and the use of alternative travel modes. The Comprehensive Plan provides a baseline for the future studies that these choices will entail. The Transportation Corridors Element addresses four categories of interest: ■ Creating areas of focus ■ Improving private development • Enhancing and improving transportation choices and facilities • Developing partnerships and strategic plans. 88 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Pacific Highway Corridor The Pacific Highway corridor is defined as all properties extending from SR 599 south to South 160th Street that abut Pacific Highway, plus any adjacent commercial properties (Figure 15). The development along the corridor is old and lacks amenities typical of new development areas. There is a large amount of residential property along the corridor north of South 137th Street (if extended) that tends to be visually and physically isolated by the significant grade changes to either side of the right-of-way and the descent from the plateau to the valley. The majority of the commercial district is south of South 137th Street (if extended); commercial properties north of South 137th Street (if extended) exist as isolated level areas or pieces of land benched into the hillside. The natural features of the corridor are ravines and a valley wall that cuts across the northern section. The southern section is part of a large plateau between the Green River Valley and Puget Sound. The corridor is a jumble of land uses, building types, signs, parking lots, and a wide expanse of roadway. Despite the absence of sidewalks, there are a high number of pedestrians. The appearance of the road itself, coupled with its continuing use as a major arterial, attracts many lower -quality and marginal activities, and some structures show signs of poor maintenance and disinvestment. The corridor has the highest crime and pedestrian fatality rates in the City. It was identified as the highest priority for City action during the Vision Tukwila process, and design and improvement decisions are being made as this Plan develops. Transportation Corridors Figure 15 — Pacific Highway Corridor December 4, 1995 89 TUKWILA COMPREHENSIVE PLAN Transportation Corridors Figure 16 — Interurban Avenue Corridor With redevelopment, the 99 corridor could evolve into a true local center for the residents flanking it. This would necessitate a fundamen- tally different attitude toward public and private development than has been seen in the past. Deliberate steps will need to be taken to improve the public environment: streets, sidewalks and public areas. The loca- tion, intensity and quality of new buildings and renovated buildings will need to be guided. The corridor cannot be viewed as a single, continu- ous road containing the same kind of uses and buildings forms along its entire length. Rather, different parts should have different degrees of emphasis. For instance, in order to create a sense of a place over time, relatively intensive uses and activities will need to be concentrated into a relatively small area that is walkable and that can be served by public transit. Auto -dominated or oriented uses will need to shift away from the center. Part of the area's poor image stems from the criminal activity seen and perceived. Of the 24 Police Department reporting districts, 4 are along the 99 corridor, and Department statistics indicate that approximately 40% of the City's crimes occur along this corridor. Adjacent to the entire length of 99 is a mix of housing from low to high density. Most of the units are over 20 years old. Much of the high - density housing, although not all, lack amenities and are poor quality because of their age. They provide relatively inexpensive housing for the region. Many residents within and immediately adjacent to the 99-corridor are impacted by social and health problems such as low paying jobs, domestic violence, drug activity, etc. These issues and the transient nature of the community, to an unspecified extent, are increasing the insecurity and images of the criminal character of the area. Interurban Avenue South Corridor Interurban Avenue South consists of three distinguishable sections — a commercial and industrial northern section (between 42nd Avenue South and Interstate 5), a large middle residential, commercial and industrial section (south of Interstate 5 and north of South 152nd [if extended]) and a southern commercial and industrial section (between South 152nd [if extended] to the north and Interstate 405 to the south). (Figure 16) There are three major recreational uses along the corridor, separated by a light industrial district, they are: the King County Green River Trail, Foster Golf Course, and Fort Dent Park. The development pattern of the Interurban Avenue corridor was influenced heavily by the railroad and industrial uses it served. Consequently, a broad mixture of uses and building forms can be found here, often in proximity to one another. Small houses are set amidst 90 December 4, 1995 TUKWILA COMPREHENSIVE PLAN industrial activities. Narrow streets and short blocks are common. In contrast are the carefully groomed grounds of the public golf course. The area is in transition, and is principally a corridor for through traffic. Southcenter Boulevard Corridor The Southcenter Boulevard corridor extends from the eastern City limits of the railroad tracks and Grady Way west to Pacific Highway (Pacific Highway corridor). (Figure 17) It is a major east -west corridor for the south King County area, and is a frontage road and alternative to Interstate 405 and SR 518. Along the length of the road there are offices and low-, medium-, or high -density residential uses. There are several commercial sections, which are primarily for convenience uses and are confined to specific locations. GOAL AND POLICIES Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for the people who live along them, traveling through them and those traveling to visit these areas. Policies 8.1.1 Improve the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly spaced street trees. 8.1.2 Provide pedestrian pathways between sidewalks and building entrances and between adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within commercial areas. 8.1.3 Develop parking standards that are (1) sufficient to meet typical daily demand, (2) reflect any significant shifts in transit usage in the corridor, (3) encourage shared parking between mixed uses and sites, and (4) includes off site parking when impact to adjacent uses not affected. 8.1.4 Landscape interior areas as well as perimeter strips in parking lots. IMPLEMENTATION STRATEGY + Parking lot landscape standards Transportation Corridors Figure 17 — Southcenter Boulevard Corridor December 4, 1995 91 TUKWILA COMPREHENSIVE PLAN Transportation Corridors 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. IMPLEMENTATION STRATEGIES + Roof designs to include and conceal equipment + Prohibit dumpsters within front yards + Design standards 8.1.6 Set standards for bicycle parking. 8.1.7 Enforce the amortization of nonconforming adult entertainment uses along the commercial and residential sections of the corridors. 8.1.8 Encourage the development of corridor focal points, while ensuring higher -quality design. 8.1.9 Design processes and standards that achieve higher - quality designs and materials within the commercial and multi -family residential zoned areas than within the commercial/light industrial zoned areas. 8.1.10 Utilize the goals, policies, and illustrations in the Comprehensive Plan for use as Neighborhood Commercial Center design guidelines. IMPLEMENTATION STRATEGY + Design guidelines and illustrations 8.1.11 Provide design guidelines and illustrations that explain the harmonious building character desired and the design parameters for development. 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the areas. 8.1.13 Seek opportunities to integrate public art into public improvements. IMPLEMENTATION STRATEGIES + Design competition + Arts Commission 92 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation Corridors 8.1.14 Reduce the dominance and clutter of signs through amortization of existing signs and replacement in compliance with Tukwila's Sign Code. IMPLEMENTATION STRATEGY + Sign Code 8.1.15 Preserve signs that are exceptional and significant. IMPLEMENTATION STRATEGIES + Sign landmarks designation process + Significant sign amortization exception process + Sign Code Goal 8.2 Pacific Highway Corridor Goal A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. 8.2.1 Mitigate transportation impacts associated with regional travel by the use of extensive amenities, transit service, and appropriate siting and design of new uses, including the highway itself 8.2.2 Give priority to pedestrian safety over vehicle safety in street design. 8.2.3 Improve the street to encourage pedestrian and transit travel, and actively discourage additional lanes in order to protect and enhance the local commercial, residential and pedestrian character. IMPLEMENTATION STRATEGIES + Widersidewalk standards + Curb -lined streets + Planted medians with designated left -turn pockets at intersections 8.2.4 Locate transit facilities, potentially including a rail station, within the SR 518/Pacific Highway vicinity in order to develop a multimodal transfer area for buses, automobiles, pedestrians, and rail. December 4, 1995 93 TUKWILA COMPREHENSIVE PLAN Transportation .Corridors 8.2.5 Include on -street parking stalls for local customer use as a design option for street improvements to enhance redevelopment options. 8.2.6 Underground existing and future overhead distribution lines, including transit operation utilities, in accordance with rates and tariffs applicable to the serving utility. 8.2.7 Design the Pacific Highway street improvements for the section north of S. 137th Street (if extended) with minimal use of amenities and improvements, reflecting this section's different topography. 8.2.8 Improve an east -west transportation corridor north of South 144th Street intersecting with Pacific Highway 99. IMPLEMENTATION STRATEGY + Alternatives study 8.2.9 Improve South 144th Street (including right-of-way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. 8.2.10 Develop standards and design guidelines that recognize the physical difference between the valley wall and the plateau and that retain the hillside's character, including significant vegetation, change of grade, and a sloping trait. 94 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation Corridors IMPLEMENTATION STRATEGIES + Limited retaining wall height + Limited building size and paved areas 8.2.11 Develop a strategic and financial plan for implementing these Pacific Highway corridor policies that facilitates private and public investment.8.2.12 Assemble business and resident groups to coordinate the development of the strategic plan, to participate in community policing to monitor and decrease crime along the corridor, and to develop and coordinate an image concept for marketing and design guidance. IMPLEMENTATION STRATEGIES + Block watch + Apartment managers' and owners' forums + Tenant councils + Chamber of Commerce participation 8.2.13 Maintain the predominately residential use and character between South 128th Street and South 137th Street (if extended), with appropriate zoning and a significant component of vegetated hillside; allow a limited amount of neighborhood -oriented retail activity in residential projects that front on Highway 99. 8.2.14 Allow heights along the corridor as follows: — six -story heights south of South 154th Street; — ten -story heights south of SR 518 (excluding the area noted below) and on the west side of the corridor north of S. 128th Street; and — three stories north and south of S. 158th Street, as shown in Figure 18. Figure 18 — Highway 99 Height Exception December 4, 1995 95 TUKWILA COMPREHENSIVE PLAN Transportation Corridors 8.2.15 Appropriately fence outside storage and sales areas with high -quality materials; limit use, size, and location of metal security and other fencing and require concealment with appropriate landscaping. IMPLEMENTATION STRATEGY + Fencing standards 8.2.16 Allow a diversity of uses along the corridor, including residential, retail, service, light manufacturing, office, and recreational and community facilities. 8.2.17 Create a pedestrian -oriented Neighborhood Commercial Center as a focal area along Pacific Highway South; create a Regional Commercial area south of the Neighborhood Commercial Center and create opportunities for either commercial or industrial uses at the north end of the corridor. 8.2.18 Encourage building design on the east side of Pacific Highway between South 137th Street (if extended) and South 144th Street to reflect the importance of the area as a visual focal point for traffic through the corridor. 8.2.19 Where significant distant views occur along the corridor, encourage development to recognize and incorporate these into project design. Developments should minimize obstruction of views from nearby projects through appro- priate landscape design, building design and site planning. IMPLEMENTATION STRATEGY + Design guidelines that illustrate techniques Interurban Avenue South Corridor Interurban Avenue South has been described as having two distinct characters --a middle and two ends. The two ends are similar because they intersect with major freeways. The middle section is a mixed -use area and the historic heart of old Tukwila. The middle section also tends to be somewhat restricted because of the valley wall, the river, and Foster Golf Course and Fort Dent Park. The development pattern of Interurban Avenue was influenced heavily by the railroad and industrial uses it served. Consequently, a broad mixture of uses and building forms can be found. Small houses are set amidst industrial activities. Narrow streets and short blocks are common. Parts of Interurban are still in transition, and Interurban is primarily a corridor for through traffic. 96 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Goal 8.3 Interurban Corridor Goal A high -amenity multi -modal transportation corridor with a varied mix of office, commercial, recreational, high -density residential and light industrial uses. Policies 8.3.1 Develop the north section as an area of regional commercial or light industrial uses; the middle and south sections as a mix of residential, commercial or, in some areas, light industrial uses. IMPLEMENTATION STRATEGY + Zoning Code 8.3.2 Allow three story buildings within the middle section and allow four story buildings within the Fostoria, Fort Dent, Nielsen Farm, and freeway interchange areas, and allow six stories within the Gateway Drive area and light industrial areas south of 1-5 (Figure 19) 8.3.3 Allow residential uses as second -story and above uses in all Regional Commercial Mixed Use zoned areas. 8.3.4 Create a logical and harmonious division between commercial or industrial uses and residential uses by using changes in topography and through appropriate development standards, including street design. 8.3.5 Improve public rights -of -way that connect Interurban Avenue and the river with signage, street parking, paving, and other elements that signify the riverfront. Transportation Corridors Figure 19 — Interurban Avenue Corridor December 4, 1995 97 TUKWILA COMPREHENSIVE PLAN Transportation Corridors 8.3.6 Develop preferred station sites and rail alignment through the Interurban corridor that maximize service and access to regional services and minimize visual impacts along its entire route. 8.3.7 Work with the transit agency to install transit shelters designed to reflect the historic use of the corridor for public transit. 8.3.8 Provide prominent public art and interpretive markers at highly visible locations, explaining the history of the Interurban Trolley, the river, and other important aspects of the area. 8.3.9 Preserve or commemorate the structures remaining from the turn of the century, in either their present or a nearby location, as determined in a city-wide survey and designation process. IMPLEMENTATION STRATEGIES + Investigate the possibility of preserving community club building + Historic recognition/preservation incentive program 8.3.10 Locate major gateway features at the north and south freeway interchanges, incorporating such elements as landscaping, lighting, signage, or artwork. 98 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation Corridors Southcenter Boulevard Corridor Southcenter Boulevard effectively extends within the City of Tukwila from the eastern boundary of the railroad tracks to the western boundary at Highway 99. The street acts as a major east/west corridor for the south King County area and is a frontage road and alternative to I- 405/SR518. Office and multi -family buildings comprise most of the developments along the east half of Southcenter Boulevard, and these act as buffers between the commercial/industrial uses to the south and the residential uses to the north. Goal 8.4 Southcenter Boulevard Goal A corridor of low-rise offices, residences, with localized com- mercial uses at major intersections all of which act as a buffer to the low -density residential neighborhoods to the north. Southcenter Boulevard Policies 8.4.1 Allow residential uses as second story and above uses in all Regional Commercial Mixed Use zoned areas east of Sl st Avenue South. 8.4.2 Maintain the low scale, one to three-story, commercial char- acter of Southcenter Boulevard east of Slst Avenue South. 8.4.3 Balance the competing concerns of uphill residents for maximum views and the community -wide desire for contour -hugging design and angular lines of hillside structures. 8.4.4 Require sloped roof lines along Southcenter Boulevard to imitate the local topography and residential character. December 4, 1995 99 TUKWILA COMPREHENSIVE PLAN Transportation Corridors 8.4.5 Recommend and pursue with the transit agency an east - west transit service along the Boulevard. 8.4.6 Provide additional pedestrian connections between residential areas to the north and Southcenter Boulevard. 8.4.7 Work with the State Department of Transportation to landscape and maintain the appearance of its properties and provide noise attenuation where technically feasible. 8.4.8 In future improvements incorporate additional landscaping to transform the street into a true boulevard. 8.4.9 Improve landmarks and city identity by: — Locating major gateway features at the Interstate 5 interchange with Southcenter Boulevard — Redesignating South 154th Street as Southcenter Boulevard. 8.4.10 Emphasize the landscaping, residential character, and hillside traits and character along the Southcenter Boulevard corridor. IMPLEMENTATION STRATEGIES: + Sketched examples of form, features, and site layout of desired buildings + Board of Architectural Review Neighborhood Commercial Centers Pedestrian -oriented Neighborhood Commercial Centers, generally focused around key intersections in transportation corridors can help provide the sense of a "people place" that the neighborhoods bordering the corridors need. A Neighborhood Commercial Center not only helps mitigate the corridors' transportation impacts on residential areas, it can also provide a commercial focus for the businesses bordering the corridor. A key element in a successful pedestrian environment is the ability to walk continuously along the front of stores and see into the building interiors (e.g. shop display windows) instead of into parking lots. Thus, standards regarding a site's design --building setback, landscaping, fencing, signage, sidewalks and automobile access and parking are the important issues. 100 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation Corridors Goal 8.5 Neighborhood Commercial Centers Neighborhood Commercial Centers generally focused around key intersections in transportation corridors that serve multiple neighborhoods, and provide a "people place" as well as a commercial focus for businesses along the corridor. A key characteristic of a Neighborhood Commercial Center is its pedestrian orientation, with streetfront windows, attractive landscaping, screening, and sidewalks. 8.5.1 Allow a diverse mix of uses, including above -street residential, retail, service, office and recreational and community facilities. IMPLEMENTATION STRATEGY + Zoning Code 8.5.2 Encourage the consolidation of existing smaller properties into larger lots through property owner(s) development plans. 8.5.3 Through public and private project design and regulation, create recognizable, compact, pedestrian -oriented Neighborhood Commercial Centers. 8.5.4 Encourage new construction rather than the conversion of existing residential structures to commercial uses. 8.5.5 Combine parking placement and build -to stan-dards to achieve the compactness of a consistent building wall and pedestrian orientation, creating a focal point emphasis in Neighborhood Commercial Centers. December 4, 1995 101 TUKWILA COMPREHENSIVE PLAN Transportation Corridors IMPLEMENTATION STRATEGY ♦ Parking behind or beside buildings 8.5.6 Incorporate a significant landscape element into the street design within Neighborhood Centers. IMPLEMENTATION STRATEGY + Parking behind or beside buildings 8.5.7 Encourage two- to four-story buildings within Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower stories. 8.5.8 Ensure appropriate structural transitions between commercial and residential zones. IMPLEMENTATION STRATEGY + Multi -family and commercial design guidelines 8.5.9 Include substantial areas of glass in the design of ground - level retail and service structures and require building entrances to face the street. 8.5.10 Require developments to incorporate pedestrian amenities and open spaces such as plazas, art, and canopies in order to convey the impression of a town center and community focal point. 8.5.11 Employ appropriate design elements such as slopes, peaks, caps, steps, exaggerated parapets, colors, and lighting to make the rooflines prominent, creating a distinct Neighborhood Commercial Center character. 8.5.12 Work with Metropolitan King County to create distinctive transit stops within Neighborhood Commercial Centers that are integrated with adjacent development and pedestrian connections, with a design that is harmonious with the neighborhood. 102 December 4, 1995 TUKWILA COMPREHENSIVE PLAN TU KWI LA SOUTH PURPOSE Tukwila South is the area generally from South 180th Street south to the City's annexation boundary at South 204th Street (as established in the Annexation Element of this Comprehensive Plan). A portion of it is therefore still part of unincorporated King County. At the present time the area lacks strong identity and is a mix of vacant acreage and agricul- tural, residential, and light and heavy industrial uses. (Figure 20) ISSUES Topographically, Tukwila South is a combination of valley wall, with both steep and moderate slopes, and a valley floor along the Green River. Several wetlands and watercourses, some of which may be salmonid- bearing, have been identified in the valley floor south of South 196th Street, although their extent cannot be known without on site property evaluation. Adjacent to the subject area on the valley floor is one of King County's Farmland Preservation Districts, which extends from South 204th Street south through the City of Kent and is zoned agricultural. The levee protecting the west valley floor south of Interstate 405 and north of South 196th Street was recently raised to enhance flood protection of the area and to ensure reasonable flood insurance costs for property owners. While development south of South 196th Street is possible, the property owner will either be faced with higher flood insurance costs or must participate financially in further extension of the levee system. The valley wall represents a large portion of Tukwila South, and land use in this area is predominantly low -density residential in detached single -unit structures. Landslide potential is moderate to high in the portion of the valley wall within Tukwila city limits. King County and the City of Kent propose to improve and expand South 200th Street, now a two-lane road that stops at the west side of the Green River, connecting it with the East and West Valley Highways. Construction of this improvement, which would include a bridge over the Green River, could start as early as 1996. It could become a viable alternative to South 180th Street in providing access to Tukwila and its Urban Center via Southcenter Parkway. The improvement will likely Tukwila South Figure 20 — Tukwila South December 4, 1995 103 TUKWILA COMPREHENSIVE PLAN Tukwila South also cause a slight realignment of 57th Avenue South (the extension of Southcenter Parkway). An important consideration in these street improvements is that any wetland impacts will necessitate wetland replacement. This will be a factor in the street design, as well as private development potential. Highline Water District provides water to the area. Public sewer lines do not currently extend into the area south of South 180th Street on the west side of the Green River, although Tukwila's water and sewer systems have the capacity to serve the area. GOAL AND POLICIES Goal 9.1 Commercial/Industrial Valley Enhanced and enlarged commercial and industrial land supply within the Puget Sound urban areawith community resources such as the shoreline, wetlands, fish and wildlife habitats, hillsides, watercourses, and recreational trails maintained, enhanced, and utilized. Policies 9.1.1 Preserve the existing heavy industrial area south of 180th Street in order to support its business and employment opportunities and minimize the displacement of manufacturing and non -retail uses. 9.1.2 Allow commercial uses to compete and mix with industrial uses for sites throughout the remainder of the valley floor in this sub area. IMPLEMENTATION STRATEGY + Commercial and light industrial zoning district complementary and compatible with residential areas, the Tukwila Urban Center and sensitive areas. 9.1.3 Require a master plan prior to any significant land altering that details full development of the Tukwila South Master Plan Area infrastructure (see Comprehensive Land Use Map Legend) with its commercial or light industrial uses and open space network areas The master plan shall address: the multiple issues of hillside, wetland and watercourse preservation and impacts mitigation, in accordance with Tukwila policies; protection of fish and wildlife habitat; appropriate flood protection and shoreline treatment, in accordance with Tukwila shoreline 104 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila South policies and guidelines; and the realignment of 57th Avenue South to maximize parcel size and to coordinate with the overall development plan. IMPLEMENTATION STRATEGY + City Council approval after Planning Commission review and recommendation of a master plan for the Tukwila South Master Plan Area 9.1.4 Consideration may be given to a limited hillside topography modification for providing economically feasible fill material for industrial development in the valley portion of the Tukwila South Master Plan Area. Reconstruction of the hillside must result in a moderately sloped, natural -appearing environment. 9.1.5 Incorporate into the master plan for the Planned Area building material, design, land use, and other site organiza- tion review elements vital to issues of entry or gateway to the City and transition to the farmland district to the south and low -density residential districts to the west and north. Goal 9.2 Residential Areas Unique residential neighborhoods, of low density on hillsides and higher mixed -use densities along the river, that are physically buffered from the adjacent industrial uses, yet in close proximity to commercial services and amenities. 9.2.1 Emphasize noise attenuation, pedestrian access and high quality building and landscape treatment in development review for residential uses. 9.2.2 Allow residential as part of mixed use development adjacent to the Green River, subject to special design standards. IMPLEMENTATION STRATEGY + Green River area zoned to allow mixed use residential 9.2.3 Allow residential as part of mixed use office development along the east side of Orillia Road, north of 200th Street. Goal 9.3 Open Space Network Protection and enhancement of the natural environments and effective integration of them into the residential and commercial/light industrial environments. December 4, 1995 105 TUKWILA COMPREHENSIVE PLAN Tukwila South 9.3.1 Minimize disturbance of critical areas both on the hillside and in the valley where appropriate to preserve significant features. IMPLEMENTATION STRATEGIES + Sensitive areas regulations + Shorelines regulations + Land altering regulations + Tree regulations 9.3.2 During development or at the time of trail improvements, if earlier, negotiate for trail easements where appropriate while ensuring sufficient provision for privacy and security. Goal 9.4 Transportation An enhanced and enlarged street network that separates residential neighborhoods and commercial/industrial area circulation, provides greater accessibility for pedestrian and residents of the area and is safe and functional for the variety of demands placed upon it. 9.4.1 Improve and increase east/west linkages between commercial services, the residential neighborhoods and the area's community resources, such as the riverfront, river, hillside trails, and historic Mess Cemetery. 9.4.2 Design and improve access points to the residential areas so that the quality and image of the residential areas are high and the commercial/light industrial areas do not become the entries to residential neighborhoods. 9.4.3 Rename 57th Avenue South as Southcenter Parkway to eliminate designation confusion and enhance community identity for the area as a part of Tukwila. 9.4.4 Pursue additional access to the Tukwila Urban Center through additional entries and exits (ramps) from Interstate 5 at South 200th Street. IMPLEMENTATION STRATEGY + Lobbying for high priority of I-5 ramps at South 200th Street with South King County Area Transportation Board (SCATBd) and Washington State Department of Transportation. 106 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center TUKWILA URBAN CENTER PURPOSE Urban centers are described in King County's Countywide Planning Policies as areas of concentrated employment and housing, with direct service by high -capacity transit. They are to encompass a wide range of land uses, including retail, recreational, public facilities, parks, residential, and open space. Early in 1993, the Tukwila City Council elected to nominate the City for consideration as one of the region's urban centers. This was in keeping with Tukwila Tomorrow's desire for development of a high -density, regionally oriented, mixed -use center in Tukwila. Planning for an urban center as defined by the Countywide Planning Policies earns preferential treatment by the transit providers for fixed -rail transit service and other transit service and facility improvements. This will help ensure Tukwila's long-term economic viability and competitiveness in the region. However, the vision of Tukwila as an urban center is important to the community for other reasons as well. The policies set forth in this element support and extend the qualities of the existing center that have been responsible for its economic success in the past, and expand on these characteristics. Land use polices focus on flexibility in use, and diversity. Urban design policies provide a vision for the community, to be achieved through public and private sector initiative and cooperation. Transportation and circulation policies emphasize accessibility as a key factor, as well as choice in transportation modes and routes. These policies will reinforce future competitiveness and will create an urban center that gives identity to the City for the surrounding neighborhoods and for the region. ISSUES The Tukwila Urban Center currently provides regional comparison shopping, major discount shopping, major facilities for incubator businesses, entertainment, and a full range of professional services. It encompasses intensely developed areas such as the Southcenter Mall and Andover Industrial Park as well as natural features and amenities such as Tukwila Pond, Minkler Pond, and the Green River. December 4, 1995 107 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center Retail uses dominate the Tukwila Urban Center; Southcenter Mall, in the northwest corner of the center, is the largest regional shopping mall in the Seattle area. Warehouse uses are more prominent in the extended planning area to the south. The Tukwila Urban Center vision takes into account the King County Countywide Planning Policies criteria for urban centers and has been formulated by recognizing that "the intent of the Countywide Planning Policies is to encourage the growth of each urban center as a unique, vibrant community that is an attractive place to live and work, will support efficient public services including transit, and responds to local needs and markets for jobs and housing" (Ordinance No. 11446, Section D2, lines 25-28). The goals and policies for the Tukwila Urban Center respond to the area's existing economically vibrant motor -vehicle oriented development pattern and recognizes that its path for higher - density growth will take place beyond the 20-year horizon of the County -wide Policies. While these centers play an integral role in the regional vision, the Countywide Policies clearly delineate that the form and function of these centers will be determined at the local level. The characteristics of the Tukwila Urban Center are compared on the next page (Figure 21) with the King County Countywide Planning Policies and the Puget Sound Regional Council's Vision 2020 Plan. 108 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center Amended Countywide Planning Policies Urban Center Criteria Recommended Tukwila Urban Center Characteristics 1 Planned for 20 years Tukwila Urban Center planned for 30+ years 2 Total land area of up to 1.5 square miles (1,440 acres) Proposed Tukwila Urban Center area approximately 1.35 square miles 3 Requires 15,000 employees within one- half mile (walking distance) of a transit center The area is zoned to allow this density 4 Average of 50 employees per gross acre The Tukwila Urban Center is zoned to allow this density. Commercial/Industrial zones allow both existing low, and future high density uses. 5 Average of 15 households per gross acre Specific Tukwila Urban Center areas are zoned to allow mixed -use residential. Market forces will determine what is actually built. 6 Emphasis on mass transportation and non -motorized modes, while lessening dependency on single occupancy vehicles Transit facility locations will require further study. Streetscape improvements throughout the Tukwila Urban Center will enhance transit and pedestrian travel. Roadway improvements will enhance motor vehicle travel and provide pedestrian linkages. Actual facilities developed will recognize actual need and demand for motor vehicle, pedestrian, and transit facilities. 7 Promotion of high caliber urban design standards and support for capital public improvements Yes, public/private capital improvements. 8 Receives first priority for development of high -capacity transit center and regionally funded support infrastructure Anticipated. This will require active City involvement in regional planning bodies 9 Receives other funding and streamlined permit processing incentives Yes Figure 21 — Countywide policies compared to Tukwila Urban Center December 4, 1995 109 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center VISION STATEMENT The existing Tukwila Urban Center is an economically vibrant, motor - vehicle oriented area. It owes much of its success to a high level of regional accessibility and efficient local access roads, as well as the 30+ year vision and vigor of its development community. The vision for the Tukwila Urban Center's next 30-50 year future foresees a high -density area with regional employment, limited mixed use housing, shopping, and recreational opportunities for business people, residents, and visitors. Support for interlinked transit and pedestrian systems to supplement an improved road system is included in the future; as is the sensitive treatment of natural resources such as Tukwila Pond, Minkler Pond, and the Green River. Achieving this long-range future vision is anticipated to be a gradual process. It should not be achieved by artificially burdensome regulations which are not sensitive to market conditions, or by discouraging or impairing the operations of existing businesses. Rather, it should be achieved by reinforcing the Tukwila Urban Center's strengths to increase its overall attractiveness. This would support both existing businesses and the continuation of market -driven transitions. Notable future features include: ■ Improved connection between Southcenter Mall and Tukwila Pond Recreation Area. • Anchor areas linked by frequent transit service (5 to 10 minute busses or shuttles), enhanced with public and private pedestrian facilities, and development standards supporting this type of built environment. ■ High -quality transit and pedestrian facilities. ■ Overall improvements to the network of streets, trails, sidewalks, and other infrastructure. ■ Encouragement of pedestrian -oriented environment through building and streetscape design features. • Sensitivity to the needs of existing businesses while facilitating the area's market -driven transitions. 110 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center Tukwila Urban Center Boundaries (See Figure 22) Northern- Properties south of Interstate 405 Southern- Southern property lines of properties on south side of 180th Street Eastern- The center of the Green River between 180th Street and the southern boundary of properties which abut the south side of the Strander Boulevard alignment, thence eastward to the City limits. Western- Toe of west valley wall 54* 405 rife. „..1 A 46......,411root. jr, fii:7 t. ry r r '''''‘v.. V .it 7 Ai5 5 180th St lukwda 1H an Center Figure 22 — Tukwila Urban Center (TUC) boundaries GOALS AND POLICIES The following goals, policies, and strategies have been formulated to reflect the established vision of the Tukwila Urban Center. These policies will help achieve the desired form and function of the Tukwila Urban Center over the 30 to 50-year planning period. These goals and policies cover the issues of land use, urban development, and transportation and circulation. They aim to develop and protect the long-term economic vitality of the Tukwila Urban Center by creating an attractive and functional environment that retains its reputation as a good place to work, shop, live, do business, and enjoy recreation. December 4, 1995 - 111 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center Goal 10.1 Land Use The Tukwila Urban Center will contain an intense, diverse mix of uses, which will evolve over time. The character and pace of this evolution will have been set by market conditions, proactive private/public actions which reinforce existing strengths and open new opportunities, and the desire for a high quality environment for workers, visitors, and residents. Land Use Policies 10.1.1 Recognize the Tukwila Urban Center as a regional commercial/industrial and limited mixed use residential area, whose growth must be nurtured in a motor -vehicle oriented market environment with a balance of pedestrian and transit facilities. This future development area shall allow a market -driven transition in uses and intensities. (Figures 23 and 24) IMPLEMENTATION STRATEGY + Coordinate land use with City facility improvements, for transportation facilities such as transit facilities and structured parking easily accessed by service streets and from freeways. Figure 24 — Tukwila Urban Center medium -density development 112 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center 10.1.2 Public/private investment shall facilitate and encourage overall growth in the Tukwila Urban Center (e.g. Tukwila Pond park development, and transit, street, and roadside improvements). 10.1.3 Tukwila Urban Center Uses. Allow the Tukwila Urban Center to continue to serve the region as a major shopping, office, and light industrial area, while also ensuring that public investment and amenities provide opportunities for water -oriented mixed use housing, a variety of services, parks, public open spaces, and recreation and entertainment uses. Encourage market - driven changes in Tukwila Urban Center uses. IMPLEMENTATION STRATEGIES + Public Amenities Plan. + Development regulations that allow the following building height: 115 feet. + Design guidelines that promote a high -quality retail environment and facilitate development. + Public/private environment investment. + Transit improvements, as coordinated with transit providers. + Business leader/community member involvement in district development. + Utilize flexible zoning regulations to allow uses ranging from office to light industrial. + Development regulations to address setback and lot coverage restrictions that allow for future street expansions and other circulation improvements. + Board of Architectural Review standards to enforce quality landscape and design. + Standards for screening and mitigating truck loading, service area, and outdoor storage in front yard setback or within view of the primary public street. 10.1.4 Tukwila Urban Center Mixed Use. Allow residential as part of mixed use development adjacent to water amenities, subject to special design standards. December 4, 1995 113 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center IMPLEMENTATION STRATEGY + Tukwila Pond, Minkler Pond, and Green River areas zoned to allow mixed used residential. Market forces will determine what is actually built. Goal 10.2 Urban Development Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities. Urban Development Policies 10.2.1 Natural Environment. Recognize, protect, and enhance the open space network by augmenting existing parks, enhancing access to passive and active recreation areas such as Tukwila Pond, Minkler Pond and the Green River; and by improving air and water quality and preserving natural resources; thereby effectively integrating the natural and built environments in the Tukwila Urban Center. IMPLEMENTATION STRATEGIES + Guidelines and incentives for providing open space + Public/private partnerships + A landscape preservation program in conjunction with the historic preservation program + Use of indigenous plant materials + Use of water -saving plant materials + Use of plant materials with wildlife habitat value 10.2.2 Streets, Streetscape, and Pedestrian Environment. Create a street network that reflects the demand and need for motor vehicles, transit, pedestrians, and bicyclists; provides a safe, convenient, attractive, and comfortable pedestrian and bicycling environment that eliminates potential conflicts and promotes safety for all modes of travel; and reinforces the different functions of streets by creating distinct identities for major rights -of -way. (Figure 25) 114 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center IMPLEMENTATION STRATEGIES + A system of public and private service streets, coordinated with City Public Works Department + Driveway and access point consolidation, wherever possible + Development regulations to maximize visibility at intersections for safety Frail yard baidscaptiq may be roistered with pedestrian facilities aches wrier sidewdks ad arcades buidrgs are brwojit forward with pedestr4n oriented destab Pekstrten Ib,h,q redestrtrsn separated from traffic by otreee trees ad street 60'nghtdwat a< ltles V Landscape area recpred when parkrq b at street front Figure 25 — Tukwila Urban Center streetscape 10.2.3 Site Development. Create regulations and design guidelines to result in high -quality site design and contribute to the creation of hospitable pedestrian environments through the use of site design techniques that may include but not be limited to: — integration of architectural, site design, and landscape elements; — the co -existence of motor vehicle, transit service, and pedestrian traffic; — implementing physical and natural elements that enhance an area's overall aesthetic, including street orientation (Figures 26 and 27). 10.2.4 Require interior vehicular connection between adjacent parking areas wherever possible. Rrdesgi etmtlq sidewalk landscape areas to better mpport txdestrta+ arleatatto December 4, 1995 115 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center Figure 28 — Landscaping in parking areas 10.2.5 Development standards should consider the needs of land owners, developers, and businesses. 1- j j7771 � PEDESTRIAN AREA Vehicle and Pedestrian Connections between Parcels Figure 26 — Tukwila Urban Center site development — pedestrian connections Street -Building Orientation Between Parcels Figure 27 — Tukwila Urban Center site development — building orientation 10.2.6 Parking. Improve existing parking policies and regulations to ensure a supply of parking for visitors, employees, and businesses. On -going needs shall also be assessed to ensure adequate parking requirements, encourage efficient and effective use of land in parking design, and do not preclude a less auto -dependent development pattern in the future. Standards for the development of parking areas shall also examine screening, landscaping, and comer site parking relationships (Figure 28). 116 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center IMPLEMENTATION STRATEGIES + Commission on -going parking needs studies for parking standards and facilities + Allow the flexibility to exceed minimum parking standards + Minimum requirements for trees and planters within parking lots and at the perimeter + Pedestrian safety and convenience in parking lot design standards. + Parking lot design standards that comply with the Americans with Disabilities Act guidelines for pedestrian connections from parking areas to structures, to streets, and between sites + Continue Commute Trip Reduction Programs and other Transportation Demand Management Programs 10.2.7 Building Design. Promote high quality, market feasible architecture in the Tukwila Urban Center, with attention to guidelines which: a. Promote an appropriate display of scale and proportion; b. Give special attention to developing pedestrian - oriented features and streetfront activity areas such as ground floor windows, modulated building facades, rich details in material and signage; c. Provide quality landscape treatment; d. Provide an appropriate relationship to adjacent sites and features and; e. Encourage overall building quality, and sensitivity to, and respect for, the area's important features such as the Green River and Tukwila Pond. Include property owners in developing urban commercial design guidelines to ensure that the intent of this policy is met. December 4, 1995 117 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center 10.2.8 Signage. Revise sign regulations to promote clear identi- fication of businesses and directions, and signage that complements the design of the structure or facility; unobtrusive signage should contribute visual consistency at street level and for passing motorists, and promote high -quality retailing and business development appropriate to "concentrated" mixed -use areas within the Tukwila Urban Center. 10.2.9 Parks, Open Space, and Public Amenities. Support plans, policies, projects, and programs to expand and improve the parks, open space, and other amenities in the Tukwila Urban Center and seek opportunities to develop new facilities that enhance the overall experience of employees, residents, business owners, and visitors. IMPLEMENTATION STRATEGIES + Design guidelines that ensure that uses and structures adjacent to parks recognize and complement open spaces and public amenities + Parks and open spaces with access to sunlight, a sense of security, seating, landscaping, accessibility, and connections to surrounding uses and activities + Develop .strategies for public -private partnerships that will result in public open spaces to serve as focal points and settings for special events and activities + Encourage programs for open space and other public amenities (Figure 29) Y (21 i Figure 29 — Tukwila Urban Center open space amenity 118 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center 10.2.10 Economic Development. Actively promote development in the Tukwila Urban Center by supporting existing uses, expanding the range of allowable uses, developing design guidelines, increasing amenities, adopting workable regulations, investing in public improvements; and proactively developing programs and incentives to attract new businesses, investing in infrastructure and public amenities, and encouraging business owners and developers to invest in the quality of both the built and natural environment. IMPLEMENTATION STRATEGIES • Support public/private partnerships to enhance existing and future business activity in the Tukwila Urban Center + Improve infrastructure through the Capital Improvement Plan + Periodic review of development standards Goal 10.3 Transportation and Circulation A balanced transportation network that compliments the Tukwila Urban Center land use and design policies and provides access for all transportation modes to, from, and within the center. 10.3.1 Regional Access. Promote transportation and transit services and facilities, as well as traffic management systems that increase and improve access to and from the Tukwila Urban Center for all transportation modes; encourage a range of solutions, including but not limited to local circulator systems, regional -serving park-n-ride sites, connections to regional rail alignments, and regional and local high -occupancy vehicle systems. December 4, 1995 119 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center IMPLEMENTATION STRATEGIES + Implement alternative bus transit modes such as airport and hotel shuttles, and a local circulator service + Work with transit providers to develop and fund regional park 'n' ride and rail locations where traffic and visual impacts on the Tukwila Urban Center are minimized through site design and management + Work with transit providers to coordinate regional rail systems that facilitate access to alternative travel modes + Develop, in conjunction with appropriate transit providers, transit facilities in the Tukwila Urban Center 10.3.2 Local Access. Support the development of a continuous, comprehensive public street network that serves all transportation needs, allows a range of travel route choices, and facilitates access within the Tukwila Urban Center for both motorized and non -motorized transportation modes. IMPLEMENTATION STRATEGIES + A street and sidewalk system Master Plan + Coordinate with land use planning efforts to ensure that improvements in the transportation and circulation system are parallel with projected growth in the Tukwila Urban Center 4 A Capital Improvement Plan that reflects Tukwila Urban Center policies 4 Expansion of the street network 4 Acquisition of rights -of -way for future street use + Acquisition of railroad rights -of -way 4 Street and utility rights -of -way retention 4 Auxiliary pedestrian ways to link major activity areas + Streetscape Improvement Plan with distinct identities for major streets and strategies for pedestrian -oriented improvements and linkages such as new pathways, arcades, awnings, sidewalk eating areas, and special displays 120 December 4, 1995 TUKWILA COMPREHENSIVE PLAN + Conduct periodic traffic flow studies + Driveway and access point consolidation, whenever possible + Development of connector streets and service streets + Additional signalized pedestrian crossings 10.3.3 Transit Service and Facilities. In an effort to provide the greatest benefit to employees, business people, shoppers, visitors, and residents of the Tukwila Urban Center, promote the development and enhancement of transit service and facilities; coordinate with regional transit agencies to enhance existing and future bus and rail facilities; ensure consistency in planning between land use and transportation to create compatibility between motor vehicles, transit, and pedestrians. (Figure 30) lie ir i„...„,,,„„„,..3.:2„;:,,.....,,,,,,..7,4,.................. _.z....... ,,, .....„„a„.„17v: ...4...-.---:- IMPLEMENTATION STRATEGY + Work with regional transit providers to integrate the Tukwila Urban Center into the regional network Figure 30 — Tukwila Urban Center transit facility Tukwila Urban Center Plan View December 4, 1995 121 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center 10.3.4 Transportation Alternatives. Ensure that land use, urban design, and transportation and circulation actions for employees support and reinforce transportation alternatives, including the Commute Trip Reduction programs, Transportation Demand Management (TDM) programs, Rideshare programs, and related projects and programs (i.e. parking provisions for alternative transportation modes). IMPLEMENTATION STRATEGIES + Support for businesses in implementing the Commute Trip Reduction Program and related transportation demand management programs + Encourage alternative transportation modes 10.3.5 Pedestrian Network. Create a non -motorized transportation network by exploring the use of railroad rights -of -way as pedestrian paths; utilizing public/private funds to augment the existing network, and create connections between sites, within sites, and from building entrances to the street. IMPLEMENTATION STRATEGIES + Public/private funds to augmented pedestrian network + A comprehensive pedestrian master plan with implementation strategies for both public and private development + Development standards to augment the pedestrian network and sidewalk and trail system + Require safe, direct pedestrian connections from sidewalk to building entrances 122 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Manufacturing/Industrial Center MANUFACTURING/ INDUSTRIAL CENTER PURPOSE Tukwila's Manufacturing/Industrial Center (MIC) is one of four such centers proposed in King County, established through a designation process outlined by the Growth Management Planning Council (Figure 31). It comprises an area of 998 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 (Figure 32). City of Tukwila Maufachrhq/ InciztrIai Center AMC Poodart4 ..normun■ Proposed expatsbn of MIC ......:..:..:.... Ohl lAnI PChage in City Figure 31 — King County Manufacturing/ Industrial Centers Figure 32 — Tukwila MIC vicinity map December 4, 1995 123 TUKWILA COMPREHENSIVE PLAN Manufacturing/industrial Center The area is already economically healthy, but opportunities exist to improve its usefulness and competitive position. This element of the Comprehensive Plan addresses these opportunities and recommends policies for realizing them. ISSUES There are 114 businesses located in the Manufacturing/Industrial Center, and employment exceeds 18,000, more than three-quarters of this in manufacturing (Figure 33). The Center is an integral source of direct (property tax) and indirect (sales tax) revenues received by Tukwila. The Center is characterized by light to heavy manufacturing uses, storage facilities, office development, small areas of commercial development along arterials, and a few older residences. The southern third of King County International Airport occupies 175 acres of the Center, and there are County plans to redevelop this portion of the airfield as leases lapse (Figure 34). Retail (362) Processing (13,845) Wholesale (1,644) Professional Office (1,887) Figure 33 — Tukwila MIC: Distribution of employment R-O-W (16 acres) Water (34 acres) Developed Land (693 acres) Vacant Land (80 acres) Airport (175 acres) Figure 34 — Tukwila MIC: Distribution of land use 124 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Manufacturing/Industrial Center The Boeing Company, which controls approximately 750 acres within the Center, proposes to convert its facilities into an aerospace research and development engineering campus with office, laboratory, and manufacturing space. Should this occur, Boeing employment would remain stable, with a shift in emphasis to research and development jobs. Because the Center is an established industrial area, an adequate infra- structure has been in place and maintained for many years. The Center is a major distribution hub well -served by automobile, truck, air, rail, and water transportation facilities. Congestion represents a prob- lem, however, partly owing to the high number of single -occupancy vehicles. A number of street and intersection improvements will be necessary to maintain acceptable levels of service. Regional proposals for commuter rail and local rapid rail systems that include service to and through Tukwila could also provide travel alternaxtives for area employees and regional travelers. GOAL AND POLICIES Goal 11.1 Support for existing industrial activities in the Manufacturing/Industrial Center and development of new industrial activity in order to maximize the employment and economic benefits to the people of Tukwila and the region, while minimizing impacts on residential neighborhoods. Policies Policies are designed to take advantage of the development and improvement opportunities offered by the Center and to realize its full revenue and employment potential. Support New Development 11.1.1 Support the efforts of existing industries to expand and new industrial businesses to develop in the Manufacturing/Industrial Center by providing them with economic data, information on available development sites, help in understanding and getting through the permit processes, and other appropriate assistance. December 4, 1995 125 TUKWILA COMPREHENSIVE PLAN Manufacturing/Industrial Center IMPLEMENTATION STRATEGIES + An Economic Development Advisory Board empowered to provide economic data and other appropriate assistance + City providing permit process assistance and advice consistent with the MIC policies + Development regulations and zoning map + Allow building heights up to 125 feet where consistent with FAA regulations 11.1.2 Assist landowners in remediating site problems caused by contaminated soil. IMPLEMENTATION STRATEGIES + Technical assistance in bringing contaminated property into productive use in ways that minimize remediation costs while protecting the water quality of the Duwamish River + A regional approach to remediation issues that cross jurisdictional boundaries Simplify Permit Processing These policies aim at reducing unpredictable permit conditions and permit review time. 11.1.3 Develop appropriate permit processes that minimize lengthy public review and simplify the development permit process, while providing meaningful opportunities for citizen input and protecting the environment. IMPLEMENTATION STRATEGIES + Development regulations and zoning map + A programmatic environmental impact statement for MIC development, based on relevant information from existing EISs + Supplemental environmental reviews for proposed building projects focusing on site -specific impacts + A method for preparing and approving master plans for developing or redeveloping sites in the MIC, geared to the size and type of development 126 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Manufacturing/Industrial Center + Simultaneous action by the City on building permit application, State Environmental Policy Act (SEPA) review, and other required approvals on proposed projects + Meaningful opportunities for citizen input into the permit review process + Continuous improvement in the successful permit review process already in place in the City 11.1.4 Tailor Manufacturing/Industrial Center shoreline requirements to achieve consistency between Shoreline and MIC element goals and policies. IMPLEMENTATION STRATEGIES + Shoreline guidelines expanded into specific design regulations, with exceptions from these regulations requiring action by the Board of Architectural Review and City Council + Staff -level review of project compliance with adopted design standards Protect the Land Resource The land in the Manufacturing/Industrial Center must be used effectively to allow it to generate its potential of high -wage jobs and public revenue. 11.1.5 Allow uses that are commonly associated with manufac- turing and industry, including those directly supporting such activity, such as offices and laboratories, while pro- hibiting unrelated uses. IMPLEMENTATION STRATEGY + Zoning in the MIC that permits manufacturing and industrial and related uses along with retail, eating, and personal service establishments of limited size and location permitted, but with uses such as residential and large retail prohibited + Development regulations and zoning map December 4, 1995 127 TUKWILA COMPREHENSIVE PLAN Manufacturing/Industrial Center 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. IMPLEMENTATION STRATEGIES + Develop management, operational procedures, and night- time noise regulations that reduce impacts to residential neighborhoods + Industrial park standards such as, setbacks, landscaping, visual screening, design review, and other provisions that provide adequate protection to residences along the boundaries of the MIC Improve Duwamish River Access The Duwamish River as a natural amenity can be an asset to the industrial community. 11.1.7 Support the Duwamish River becoming a natural feature amenity in the MIC IMPLEMENTATION STRATEGY + Updated shoreline code that encourages restoration of the riverbank 11.1.8 Improve public access and use of the west side of the river, protecting owner's rights to reasonable use and enjoyment, improve employee access to the east side of the river, and emphasize restoration on both sides of the river. IMPLEMENTATION STRATEGIES + Duwamish corridor river access guidelines consistent with the Tukwila Parks and Open Space Plan and city- wide river access guidelines + A park on the Duwamish River in the MIC + Updated Shoreline Master Program that encourages employee access to the shoreline 128 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Manufacturing/Industrial Center Improve Transportation Flow Work with other governmental agencies to address transportation problems. 11.1.9 Reduce reliance on the single -occupancy -vehicle for transportation of employees in and out of the MIC. IMPLEMENTATION STRATEGIES + Regional/rapid rail service to the MIC + Work to have a multimodal transportation center + Continued support of agencies developing other programs to reduce dependence on the single -occupancy vehicle + New east -west transit routes serving the MIC and other areas in Tukwila + Support alternative commercial routes in and out of the MIC Continue Intergovernmental Coordination Work with other jurisdictions as required to ensure that the economic purpose of the MIC is fulfilled. 11.1.10 Make appropriate adjustments to the boundaries between Tukwila, King County and Seattle. IMPLEMENTATION STRATEGIES + A trade of territory so that 16th Avenue South becomes the City boundary between East Marginal Way and the river + Elimination of other undesirable irregularities such as splitting of Associated Grocers and King County International Airport property 11.1.11 Work with other jurisdictions to bring about necessary changes in laws and regulations and to develop other approaches to solving common problems. IMPLEMENTATION STRATEGY + Working with appropriate governments on: — Investigation of tax increment financing December 4, 1995 129 TUKWILA COMPREHENSIVE PLAN Manufacturingfndustrial Center — Increased electrical energy capacity — Improved soil remediation regulations — The most equitable and cost-effective approach to surface water drainage in the Duwamish Basin — Continued improvement in water quality and wildlife habitat — Increased predictability of permit conditions and reduced permit processing time 130 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities UTILITIES PURPOSE The Utilities Element profiles both City and non -City owned utilities operating within Tukwila. Utility facilities and services are inextricably linked to the development of land, determining whether it can be developed and when and how it develops. Tukwila relies on other public and private agencies to provide many of these services. The importance of this reliance and the land use implications of utility actions cannot be overemphasized. The utility services addressed in this element are sewer and water, surface and surface water management, solid waste, electricity, natural gas, and telecommunications. Sewer and water service are provided by the City and adjacent municipalities and special districts; surface and storm water drainage is managed locally, but because water follows topographic boundaries rather than city boundaries, interjurisdictional cooperative planning and management are a significant component. The remaining utilities are provided to residents and businesses through franchise agreements between the City and vendors or certification agreements between the state and the vendor. ISSUES Five key issues must be addressed in meeting the utility planning needs of the City: IN Service Extensions. Planned extensions of utility services must be based on level -of -service standards. • Coordination of Service Providers. The City -managed utilities must be coordinated with adjacent purveyors who serve portions of the City. • Concurrency and Implications for Growth. Concurrency requires that utility plans, along with other capital facilities, be developed so that improvements, or the funds required for the improvements, are in place at the time they are needed. • Environmental Sensitivity. Utility improvements often arise from environmental concerns, but may also result in additional environmental impacts, for example, from pipeline siting and construction and from drainage and groundwater management. TUKWILA UTILITIES PROVIDERS Water City of Tukwila City of Seattle City of Renton Creston Water Assoc. King County Water District #20 King County Water District #125 Highline Water District Sewer City of Tukwila City of Seattle City of Renton Rainier Vista Sewer District Val Vue Sewer District Surface Water City of Tukwila Electricity Puget Power Seattle City Light Natural Gas Washington Natural Gas Other Solid Waste (franchise) Telecommunications December 4, 1995 131 TUKWILA COMPREHENSIVE PLAN Utilities • Residential Revitalization. City planned utility improvements and extensions must place priority on improving and sustaining residential neighborhood quality and livability. Planned utility system improvements include upgrading existing components and extensions of service into areas previously unserved. Level -of -service standards being adopted by the City for the utilities it manages will include response to federal and state mandates and will be in accord with the City's development vision and character. The six -year Capital Improvement Plan (CIP) addresses the important deficiencies that have been identified. Improvements to correct other deficiencies and those potentially developing over the 20-year planning period will be addressed as funding allows in the annual updating of this plan. Water and Sewer The City of Tukwila primarily purchases all of its water from the City of Seattle under a contract, through year 2012, in which Seattle guarantees Tukwila a reliable supply. Tukwila's Comprehensive Water System Plan identifies areas of water supply and distribution deficiency, and the six -year Capital Improvement Plan proposes corrective improvements. Additional deficiencies exist, as identified in the Utilities Element Phase II Report. The Tukwila sewer system is exclusively a collector system with no treatment component. The Comprehensive Sewer System Plan identifies deficiencies in the system, and corrective improvements are proposed in the six -year Capital Improvement Plan. Certain areas of the City are served by other water and sewer purveyors which develop their own plans in coordination with the City of Tukwila. (Figures 35 and 36) Tukwila's adopted Comprehensive Water System Plan and Sewer System Plan are adopted, by reference, as part of this Plan. Those system plans identify present and future improvements, establish certain required levels of service, and priorities for system improvements. Level of service standards are also established by applicable Board of health Regulations, the Uniform Plumbing Code, and the Uniform Fire Code. Consistent with State mandates, Tukwila will revise and update those system plans to assure consistency with this Plan, the Capital Improvement Plan, and other on -going City planning processes. 132 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Kenfon Figure 35 — Water Districts Utilities December 4, 1995 133 TUKWILA COMPREHENSIVE PLAN Utilities Figure 36- Sewer Districts Kenton 134 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities Surface Water Management Tukwila's existing surface and stormwater drainage system consists of both drainage improvements and the natural drainage of the area. Except for a small area in the Ryan Way neighborhood, drainage is ultimately to the Green/Duwamish River. The City has a current Comprehensive Surface Water Management Plan. That Plan is hereby adopted by reference as a portion of this Plan. The Surface Water Management Plan contains an inventory of existing facilities and identifies current system deficiencies and projected improvements. The Comprehensive Surface Water Management Plan evaluates the system under present and future development conditions and formulates remedies for segments of the system where problems exist or are likely in the future as a result of growth and development. Currently proposed improvements are included in the Six -Year Capital Improvement Plan. Consistent with State mandates, the City reviews and updates its Surface Water Management Plan to assure consistency with this Plan, the CIP, and other on -going City planning processes. December 4, 1995 135 TUKWILA COMPREHENSIVE PLAN Utilities Solid Waste Collection, transportation, and disposal of solid waste in Tukwila is provided under franchise agreements with vendors and licensing agreements between the state and the vendors in most of the City. Tukwila does not require residents or businesses to subscribe to solid waste service, although 60 percent of the City's residents do so, and virtually all businesses have waste collection. Many of those who do not subscribe to these services take their waste to the Bow Lake Transfer facility, which is operated by King County. Electric Power "Electric power" involves both transmission systems and distribution systems. Tukwila's electric power is provided by Puget Power and Seattle City Light (Figure 37). Puget Power's existing plans to increase service have conservation as a priority. Descriptions, maps, and inventories of existing and proposed electrical transmission facilities improvements to serve local and regional needs are presented more. fully in Puget Power's King County Draft GMA Electrical Facilities Plan. 1993. Distribution plans include line and station projects. Future distribution improvements will be required to meet the demands of Tukwila's projected growth. Seattle City Light's plans for future distribution capacity include additional feeder and substation capacity that is expected to meet demand through year 2020. Seattle City Light intends to meet electrical load growth through conservation acquisition. Washington Natural Gas Washington Natural Gas, an investor -owned utility, builds, operates, and maintains natural gas facilities serving Tukwila. Washington Natural Gas covers virtually all of Tukwila with their main distribution lines. The only planned Washington Natural Gas project of interest to Tukwila through 2000 is the rebuilding of the South Seattle Gate Station in Renton. This will improve service to Tukwila by allowing for higher outlet pressure. Telecommunications In Tukwila, telecommunications utilities include telephone service, cellular telephone service, fiber optic transmission services, and cable television. TCI Cablevision of Washington, Inc., is currently franchised to serve the City. At present, US West is the main supplier of local telephone service in Tukwila, although this may change in coming years. Present telecommunications regulations require US West to provide adequate services on demand. Tukwila is served by two cellular telephone companies. 136 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities Figure 37 — Power providers December 4, 1995 137 TUKWILA COMPREHENSIVE PLAN Utilities GOAL AND POLICIES Goal 12.1 Utility services and facilities that meet the community's current and future needs in a safe, reliable, efficient, economic and environmentally responsible manner. POLICIES FOR CITY -MANAGED UTILITIES Service Extensions and Level of Service 12.1.1 Use adopted level -of -service standards to meet public health and safety requirements, address deficiencies, and assure quality of service. 12.1.2 Ensure that the City of Tukwila utility functional plans and operations meet applicable federal, state, regional, and county requirements and regulations. 12.1.3 Require the use of Tukwila's adopted level -of -service standards in the design and construction of all utility service extensions. 12.1.4 Base the extension and sizing of utility system components on the Comprehensive Plan land use element for the area. 12.1.5 Continue to meet or exceed federal minimum standards for the National Flood Insurance Program to better protect public health and safety and to achieve flood insurance premium discounts. 12.1.6 Ensure that new development and other actions do not cause significant adverse impacts on flooding, erosion, and natural resources in floodplains within and outside of Tukwila's jurisdiction. 12.1.7 Assume 100 year future buildout conditions in any new drainage basin studies and amend land use plans and regulations according to results. 138 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities Coordination of Service Providers 12.1.8 Coordinate with other jurisdictions and agencies in planning and implementing utility operations, facility additions, and improvements located in or affecting multiple jurisdictions. 12.1.9 Participate in the regulation of all water, sewer, and surface water utility services within the City's eventual boundaries. 12.1.10 Consider annexing water and sewer providers when requests of or within the Districts occur, or to achieve efficiencies and minimum levels of service for customers of the Districts. 12.1.11 Coordinate and allow utility service outside City limits only when the need is caused by adjustments of City limits or when temporary service is necessary because of an emergency. 12.1.12 Establish and maintain franchises and working agreements with sewer and water utilities currently operating within the City limits to ensure that the level of service provided is consistent with the City's requirements and neighborhood revitalization plans. 12.1.13 Allow special-purpose sewer and water districts to continue to operate and serve Tukwila residents and businesses, when appropriate. Concurrency and Implications for Growth 12.1.14 Schedule and phase utility extensions to occur concurrently with expected growth and development. 12.1.15 Approve development only if adequate utilities are available when a need is created for those facilities, or within a reasonable period as approved by the City. Environmental Responsibility 12.1.16 Balance environmentally sound operations with cost- effective methods in water, sewer, and surface water management utilities operations. December 4, 1995 139 TUKWILA COMPREHENSIVE PLAN Utilities IMPLEMENTATION STRATEGIES + Public education programs on water quality, alternatives to toxics, and safe use and disposal of household toxics + Development of methods to eliminate point and nonpoint pollution sources associated with sewage disposal systems, including grease traps and oil and water separators and regular monitoring of infiltration and inflow through television inspection 12.1.17 Make conservation an integral part of Tukwila's utility operations and management. IMPLEMENTATION STRATEGIES + Conservation measures for each utility + Conservation as a means of deferring the development of new facilities or as a means of augmenting available resources + Water rates structured to encourage conservation + Conservation -conscious operation of all City facilities to provide a good model for the community + Conservation information for rate -payers 12.1.18 Allow development in lesser flood hazard areas if it can be built to withstand flooding without suffering significant damage and without increasing flood and/or erosion hazards on upstream and downstream properties. 140 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities 12.1.19 Restrict new development and substantial redevelopment in flood hazard areas. IMPLEMENTATION STRATEGIES + Restrict new development and substantial redevelopment outside the one -foot floodway to be delineated on the Flood Insurance Rate Maps + Require lowest finished floor elevations above the 100 year flood elevation + Restrict residential structures below 100 year flood elevation 12.1.20 Locate critical facilities and their access routes, such as hospitals, hazardous waste storage facilities, nursing homes, and fire and police stations outside the 100 year future condition floodplain. Design these facilities to withstand flooding impacts of 100 year future buildout. 12.1.21 Seek to reduce and do not increase the risk of severe flooding experienced by existing public and private developments. IMPLEMENTATION STRATEGIES + Prohibition on structures or fill in the floodplain that would cause an increase in the elevation of the "zero - rise" floodway. + Compensation for floodplain fill with equivalent excavation Facility Impacts 12.1.22 Design, construct, and maintain facilities so as to mini- mize their impact on adjacent neighborhoods and businesses. IMPLEMENTATION STRATEGIES + Opportunities, such as advisory committees, for public participation in development and review of utilities' functional plans + Public input on siting facilities that may generate considerable off -site impacts + Coordinated scheduling among utilities of improvements and additions, to limit disruption to the public December 4, 1995 141 TUKWILA COMPREHENSIVE PLAN Utilities Water Utility 12.1.23 Actively participate in determining a regional solution to Tukwila's water supply. 12.1.24 Provide reliable water service for domestic, commercial, industrial, fire flow, and water emergency uses. IMPLEMENTATION STRATEGIES + Response plan for water emergencies + An operations maintenance manual and program + A water quality monitoring program + Water reuse as a water supply source + Private wells where approved by the appropriate authority + A water line replacement/enhancement program for deficient single-family residential areas Sewer Utility 12.1.25 Serve all existing and potential residences and businesses with a sewer utility. IMPLEMENTATION STRATEGY + A schedule and strategy to prioritize bringing sewer service to homes and businesses currently on septic systems Surface Water Management Utility 12.1.26 Serve all Tukwila's residences and businesses with a storm and surface water utility. IMPLEMENTATION STRATEGY + A comprehensive surface water management plan consistent with other regulatory requirements to improve water quality 142 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities 12.1.27 Provide capital, maintenance, education, and enforcement programs as a function of the storm and surface water management utility. IMPLEMENTATION STRATEGIES + Require mitigation approval and funding for wetland and watercourse impacts prior to development + A signage program identifying important surface drainage connections and corridors 12.1.28 Require that new developments locate required storm water management facilities on site unless a regional facility benefitting a drainage basin is constructed, or storage is provided in the river, or it is a single-family short plat or smaller residential development. 12.1.29 Seek, design, and implement flood hazard reduction projects that are permanent, low maintenance flood protection solutions that meet multiple objectives such as flood control, water supply storage, water quality, recreation and fisheries protection. 12.1.30 Use the Department of Ecology stormwater management standards as a minimum for all projects, and where appropriate, consider utilization of other, more stringent standards, such as portions of King County's Stormwater Design Manual. IMPLEMENTATION STRATEGIES + Stormwater management plan + Levee and bank stabilization projects that include toe rock, setback areas, vegetated stream banks, and gentle riverward slopes. Utilize materials and placement methods that provide long term stability to the interior and face of the projects 12.1.31 Coordinate water quality improvement programs with adjoining jurisdictions whose surface waters flow into or through Tukwila. 12.1.32 Gain appropriate easements or title to allow public access on new flood hazards reduction projects built with public funds. Limit access to uses that do not require additional right-of-way or design modification to the project unless agreed to and funded appropriately, or increase risk of structural damage to the facility. December 4, 1995 143 TUKWILA COMPREHENSIVE PLAN Utilities 12.1.33 Cooperate with King County in its management and coordination of emergency public health, safety and welfare services before, during and after flood emergencies within the County and coordinate emergency preparedness and response with all agencies involved in flood emergency response. IMPLEMENTATION STRATEGY + Notification of current and prospective flood hazard property residents and land owners of: — known flood risks — safety measures for persons and property — pertinent regulations — available disaster assistance POLICIES FOR NON -CITY -OWNED UTILITIES Non -City -owned utilities develop strategic and operational plans with varying degrees of input and involvement from the City. They set capacity and service levels on an area -wide basis, and rely on the local government's involvement to ensure that capacity is sufficient. New development utilizing non -City owned water and sewer utilities is required to obtain, as a condition of permit application, a letter of service availability which establishes that utility service meeting City level of service standards is either available or will be available prior to occupancy. The electric power and natural gas utilities project adequate capacity during the 20-year planning period, assuming responsible use of these resources. Electric utility capacity is set regionally, with Tukwila's needs determined and provided for as part of an area -wide system. Similarly, natural gas is provided via a regional delivery system. With new technologies, telecommunications utilities project virtually limitless capacity within the planning horizon. Solid waste capacity is determined and provided by King County. Tukwila and other suburban cities participate in planning and contribute to reaching regional goals via their recycling and waste reduction strategies and practices. 144 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Utilities General Policies 12.1.34 Actively coordinate project implementation with individual utilities based upon Tukwila's Comprehensive Plan and development regulations. 12.1.35 Require utilities operating in the right-of-way to obtain a franchise that includes service levels and requirements meeting Comprehensive Plan forecasts and other applicable City regulations. 12.1.36 Encourage utilities to consolidate facilities and minimize visual impacts of facilities where technically feasible. IMPLEMENTATION STRATEGIES + Shared towers, poles, antennae, trenches, easements, and substation sites + Use of existing structures by cellular communications + Telephone switching facilities enclosed in buildings compatible with the surrounding area 12.1.37 Encourage communication among the City of Tukwila, the Washington Utilities and Transportation Commission, and the utilities regarding cost distribution and rate -setting for existing and proposed facilities and services. 12.1.38 Utility services within the City shall be undergrounded based upon the Tukwila Comprehensive Plan and development regulations. Solid Waste 12.1.39 Establish and maintain regulations and programs for residents and businesses, designed to meet state and county solid waste reduction goals. IMPLEMENTATION STRATEGIES + Educational materials providing technical assistance on recycling, composting, and other waste reduction methods + Evaluate the continuation of the transfer station pass program, and initiation of a centralized drop-off/collection of hard -to -recycle waste + Residential recycling program + Business recycling program December 4, 1995 145 TUKWILA COMPREHENSIVE PLAN Utilities 12.1.40 Assume greater control over the City's waste management system through contracts for services or other means, as current franchises expire. 12.1.41 Encourage and actively participate in a uniform regional approach to solid waste management. Electric Utility 12.1.42 Payment for undergrounding shall be in accordance with rates and tariffs applicable to the serving utility. 12.1.43 Ensure that the development regulations are consistent with and do not otherwise impair the fulfillment of public service obligations imposed by federal and state law. 146 December 4, 1995 TUKWILA COMPREHENSIVE PLAN TRANSPORTATION PURPOSE The Transportation Element establishes Tukwila's transportation goals and policies for the 20-year planning period. It provides direction for transportation decisions regarding annual plan updates (including the six -year Transportation Improvement Plan, the six -year Capital Improvement Plan, and the annual budget), development review and approval, land use and zoning decisions, and continuing transportation programs. It establishes a basis for decision making that is consistent with Washington's Growth Management Act requirements and assures concurrence with other agencies. Growth scenarios are used in this element to project traffic volumes and levels of service in order to develop the proposed level -of -service (LOS) standards and determine the improvements needed to maintain capacity. "Level -of -service" defines an established minimum capacity of public facilities or services; in transportation, a grading system from A (best) to F (worst) has typically been used (Figure 38). LEVEL OF SERVICE Intersection Average Delay Volume/ Capacity Ratio LOS A <7.5 seconds up to 0.6 LOS B 7.5 - 15 seconds 0.6 - 0.7 LOS C 15.1 - 25 seconds 0.7 - 0.8 LOS D 25.1 - 40 seconds 0.8 - 0.9 LOS E 40.1 - 60 seconds 0.9 - 1.0 LOS F >60 seconds Greater than 1.0 Figure 38 — Level of Service Standards ISSUES Tukwila's transportation system includes freeways, arterial streets, access streets, transit service, sidewalks, trails, and neighborhood footpaths. In addition, Boeing Field provides air transportation for a combination of primarily general and business aviation. The Duwamish River provides water access to Elliott Bay and beyond. Significant commercial freight transportation is provided by trucking and railroads throughout the City. Transportation C:710 ismL • - ui 1 December 4, 1995 147 TUKWILA COMPREHENSIVE PLAN Transportation Streets and Highways There are four classes of streets: principal arterials, minor arterials, collector arterials, and access streets. These four classes of street were developed in recognition of a transition in street use from strictly access to properties to pure mobility. The differences result in different street widths, access control, speed limit, traffic controls, and other similar design and operation features. (Figures 38 and 39) FUNCTIONAL STREET SYSTEM STANDARDS (Standards below are typical; see current City codes for actual standards) Right of Way Curb -to -Curb Speed Limit Access Streets 50 to 60 ft. 28 to 36 ft. 25 mph Connect to Collector Arterials 60 ft. 36 to 40 ft. 30 mph Connect to Minor Arterials 60 - 80 ft. 36 to 48 ft 30 to 35 mph Connect to Principal Arterials 80 to 100 ft. 60 to 84 ft. 35 to 50 mph Figure 39 — Functional Street System Standards Access streets in residential areas are not projected to experience LOS problems to the year 2010. However, the occasional problem of "too much traffic too fast" can occur and measures to address safety and access would be determined based on studies and measures to reduce the volumes and speed. The Tukwila Urban Center and principal arterial corridors are being monitored to assure that the desired average LOS is maintained. This approach is recommended by the King County Transportation LOS Committee. Tukwila's modeling work has identified a number of improvements that would maintain an average LOS E for the Tukwila Urban Center, East Marginal Way, Interurban Avenue South, West Valley Highway, and Pacific Highway. The City maintains a current Capital Improvement Plan (CIP) identifying current system deficiencies and plans for improvements to address those deficiencies. That CIP is adopted by reference as part of this Plan. Additional data on traffic forecasts and present and future levels of service is included in the Transportation Element and the Traffic Efficiencies Study. 148 December 4, 1995 TUKWILA COMPREHENSIVE PLAN i • •• • 520Cth �� 5 20411,5C Figure 40 — Tukwila Street System Functional Classlflcatla1 • A r MNIINI/1NM M.1..1..1.III I Transportation December 4, 1995 149 TUKWILA COMPREHENSIVE PLAN Transportation The City plans to provide the necessary funding capacity to provide all necessary improvements to service the development anticipated in this Plan. In the event of a funding shortfall, the City will re-evaluate planned land uses to assure continuing concurrency with transportation system improvements, and the funding alternatives. Transit Six Metro transit routes serve Tukwila, providing service that is predominantly north -south. Recommended transit improvements center around providing additional east -west service, a commuter rail connection, regional rapid rail service, a charter bus or rail alignment in the Interstate 405 corridor, expanded ridesharing, and expansion of Dial - a -Ride service into the Tukwila area. A Personal Rapid Transit system of separate, fixed -guideway vehicles carrying up to three persons has also been considered, and a multimodal center serving virtually all transportation and transit modes is being contemplated for the Interstate 405-West Valley interchange. An inventory of present transit routes is contained in the Transportation Element Background Report. Changes to routes are controlled by King County -Metro. Nonmotorized Transportation A nonmotorized transportation plan is included in this element, which has been coordinated with the King County Non -motorized Plan. It differentiates two categories of nonmotorized trips: Category I trips are "through" trips for bicycle commuters using trails, bikeways, and bicycle -friendly streets. Category II trips are "within neighborhood" trips, for example between homes and schools or between home and playfield, park, or market. 150 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Category I improvements include completing the Interurban and King County Green River trails, which will provide access to the Green/Duwamish high -employment corridor for bicycle, combined bicycle and bus, and combined bus and walking trips, as well as for recreation and exercise. Other Category I improvements include incorporating bicycle, pedestrian, and other nonmotorized transportation elements in other transportation improvement designs. Category II improvements include neighborhood footpaths, sidewalks, and the pedestrian path program of paving shoulders and paths for nonmotorized travel. Both Category I and II improvements involve the coordination of Metro, the Tukwila Parks Department, and other agencies including King County, neighboring jurisdictions, and the Washington State Department of Transportation. Other Transportation Considerations The Transportation Element envisions that industrial and commercial activity can be developed that takes advantage of the Duwamish River transportation capability for goods and people. GOALS AND POLICIES Goal 13.1 Overall Safe and efficient movement of people and goods to, from, within, and through Tukwila. Policies 13.1.1 13.1.2 Focus on safety as the first priority of an ongoing and continuous monitoring program. Focus on transportation efficiency as the second priority and the subject of an ongoing and continuous monitoring program to maintain adopted LOS standards and provide the highest possible efficiency. Transportation December 4, 1995 151 TUKWILA COMPREHENSIVE PLAN Transportation Goal 13.2 Transportation System Expansion of the existing public street network into a hier- archy of street designs that serve pedestrian and vehicle safety, traffic movement, and adjacent property. Policies 13.2.1 Develop a street network plan that augments the existing system of streets, breaks up super -blocks in non-residential areas, and provides functional separation of traffic through new streets on new alignments, conversion of pri- vate streets into public, and minimization of cul-de-sacs. 13.2.2 Require street improvement projects and development improvements to be in accordance with the Functional Street System Standards and require an engineering study of specific conditions. 13.2.3 Require all new streets, street improvements, property developments and property improvements to provide sidewalks. Property developments and improvements in commercial areas will provide direct pedestrian access from sidewalks to buildings. Residential short plats or smaller single family projects are exempt from this requirement. IMPLEMENTATION STRATEGIES + Sidewalk ordinance + Subdivision ordinance Goal 13.3 Level -of -Service Residential, commercial, Tukwila Urban Center, arterial, and access street levels -of -service that provide safe and efficient traffic movement and incorporate evolving traffic patterns. Policies 13.3.1 Use the following LOS standards to guide City improvement and development approval decisions: — The Tukwila Urban Center area LOS average is not to exceed E. — The East Marginal industrial and manufacturing corridor LOS average is not to exceed E. 152 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation — The Interurban Avenue corridor LOS average is not to exceed E. — The Pacific Highway corridor LOS average is not to exceed E. — The West Valley Highway corridor LOS average is not to exceed E. — Southcenter Boulevard between Grady Way and Interstate 5 is not to exceed average LOS E. — The Southcenter Parkway corridor south of South 180th Street is not to exceed average LOS E without agreement with developers, including contractually scheduled capacity improvements. — The LOS of minor and collector arterials in predominantly residential areas is not to exceed average LOS D for each specific arterial. — Residential access streets reaching a 1,000-vehicle-per- day volume will be studied to determine appropriate measures to reduce traffic volumes. 13.3.2 Maintain adopted LOS standards in planning, development, and improvement .decisions. 13.3.3 Provide capacity improvements or trip reduction measures so that the average LOS is not exceeded. 13.3.4 When reviewing private development proposals, use an expanded LOS to determine SEPA mitigations that will provide capacity or traffic generation control. 13.3.5 Include as a priority increased transit use and rideshare measures such as carpooling as capacity mitigation meas- ures and then consider signal improvements, other street capacity improvements, and street widenings as a last resort. 13.3.6 Continue to improve residential streets and coordinate with utility improvements. 13.3.7 Establish a program to monitor congestion and evaluate the effectiveness of the LOS standards. 13.3.8 Continue to encourage the use of rideshare, transit, bicycle, and evolving technological transportation improvements. 13.3.9 Regional or non -local traffic will be discouraged on residential access streets. December 4, 1995 153 TUKWILA COMPREHENSIVE PLAN Transportation Goal 13.4 Public Transportation, Transit, Rideshare, and Personal Rapid Transit Efficient transit capacity that will reduce single -occupancy - vehicle trips to, from, and through Tukwila and provide public transportation for Tukwila residents who depend on it. Policies 13.4.1 Recommend and pursue an east -west route from Renton (and east) that continues across Southcenter Boulevard and South 154th Street to SeaTac and Burien. 13.4.2 Recommend and pursue an additional east -west route through Tukwila to serve the Valley Medical Center, South 180th Street, and the Tukwila Urban Center transit facility. 13.4.3 Recommend and pursue an east -west route connecting Skyway (and east), the Tukwila community center, Gateway, and other employment areas to the west. 13.4.4 Recommend and pursue a bus route along Interstate 405 connecting a Tukwila multimodal center, located at Interstate 405 and Interurban, with Everett (Boeing) and serving the freeway stations, such as the Bellevue Transit Center. 13.4.5 Recommend and pursue a multimodal center for transit, carpooling, park `n' ride, bus, bicycle, commuter rail, and future regional/rapid rail. 13.4.6 Continue to provide Commute Trip Reduction Program service to Tukwila employers and to provide assistance to Metro, Washington State Department of Transportation, King County, and adjacent agencies in increasing people - carrying capacity of vehicles and reducing trips. 13.4.7 Continue to support, participate in, and encourage the development and implementation of regional/rapid rail with service to the Tukwila Urban Center, and other emerging efficient -capacity technologies that will serve people traveling to, from, and within Tukwila. 13.4.8 Support transportation system management programs and measures developed by Washington State Department of Transportation, Metropolitan King County, Tukwila, and others, including the private sector, to reduce congestion and serve travel needs. 154 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation 13.4.9 Support forming a partnership with Metropolitan King County, Southcenter Mall, and surrounding businesses to pursue a transit center for regional/rapid rail, pedestrians, and buses, located adjacent to the Mall, with safe and reasonable access, providing transfer connections, and serving as a destination for shopping. 13.4.10 Research and pursue a shopping circulator shuttle service that would connect Southcenter Mall and surrounding businesses with frequent service, to encourage reduction of single -occupant vehicle trips and bring more customers to all businesses. 13.4.11 Encourage and support public transportation services including expanded dial -a -ride and fixed -route van service, to areas that do not produce transit ridership warranting a bus route, transportation system management (TSM) program, the development of commuter and light rail particularly with service to the Tukwila Urban Center area, and continue to provide and support Commute Trip Reduction service. 13.4.12 Support, encourage, and implement transportation programs and improvements that promote water quality and regional air quality. 13.4.13 Establish mode -split goals for all significant employment centers which will vary according to development densities, access to transportation service and levels of congestion. IMPLEMENTATION STRATEGY + Commute Trip Reduction Program Goal 13.5 Nonmotorized Transportation Bicycle and walking capacity for regional Category I and local Category II trips. Policies 13.5.1 Implement specific improvements that provide safe bicycle and walking capacity for regional (Category I) and local (Category II) trips. 13.5.2 Adopt Tukwila nonmotorized transportation plans for both categories. December 4, 1995 155 TUKWILA COMPREHENSIVE PLAN Transportation 13.5.3 Continue the access street improvement program that provides sidewalks on access streets. 13.5.4 Continue the annual pedestrian path improvement program. 13.5.5 Include bicycle improvements in street improvement projects on designated bicycle friendly streets. 13.5.6 Continue to pursue grants and require mitigation payment for new developments affecting pedestrian safety. 13.5.7 Continue to coordinate with adjacent agencies on the development of regional nonmotorized transportation improvements. 13.5.8 Provide additional foot trails as opportunities and development occur. 13.5.9 Pursue converting railroad and other easements to pedestrian and bicycle trails. 13.5.10 Require secure bicycle racks in appropriate locations. Goal 13.6 Freight, Rail, Water, and Air Transportation Geometric capacity for commercial freight transportation located in and serving Tukwila. Policies 13.6.1 Include trucking design parameters in principal and minor arterial improvements as well as in commercial areas. 13.6.2 Include bus design considerations in street improvements on streets with existing or potential bus service. 13.6.3 Allow truck traffic on all principal and minor arterials as well as on commercial area local access streets. Use load limit restrictions on residential collector arterials and residential local access streets, following a traffic study and meetings with residents and businesses. 156 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Transportation 13.6.4 Participate with King County and the Port of Seattle in updating their airport master plan, to ensure that airport operations and development: — Enhances Tukwila goals and policies — Incorporates Tukwila land use plans and regulations — Minimizes adverse impacts to Tukwila residents. Goal 13.E Funding Sources and Mitigation Payment System Funding through grants, mitigations, and general funds for safety and capacity measures to maintain adopted LOS standards. Policies 13.7.1 Continue to pursue grants. 13.7.2 Use an environmental mitigation system that identifies: — Safety and capacity improvements based on 2010 LOS deficiencies — Costs of improvements needed to mitigate increased traffic reflected in the annual Capital Improvement Plan update — Fair -share costs, determined from the capacity improvement cost and the 20-year increase in traffic — Fair -share costs, with the 20-year projection being updated biennially for newly added projects and mitigation fair -share costs — Mitigation assessments, determined by the number of development trips and the capacity or safety improvement fair -share cost — Mitigation assessments that may be used for identified capacity or safety improvements — Additional mitigation when development affects locations operating in expanded LOS range. 13.7.3 Update the Capital Improvement Plan annually, adding new projects and deleting completed projects. December 4, 1995 157 TUKWILA COMPREHENSIVE PLAN Transportation 158 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Capital Facilities CAPITAL FACILITIES PURPOSE This element of the Comprehensive Plan presents the goals and policies for Tukwila's Capital Facilities. It is based upon a 6-year Capital Improvement Plan, subject to annual review and updating to address changing needs and the long-term goals of the Comprehensive Plan. Planning under the Growth Management Act differs from traditional capital improvement plans because it must identify specific facilities, include a realistic financing plan, and adjust the plan if funding is inadequate or if development requires previously unanticipated expansion. A key requirement is concurrency—public facilities must be available when the impacts of development occur. The City has prepared a comprehensive list of proposed capital facility improvements, estimated their cost and identified their potential benefits. The current information is contained in the Proposed Financial Planning Model and Capital Improvement Program, 1996-2001, and in the Phase Two Draft Capital Facilities Element, dated February 1994, both of which are adopted by reference as part of this Plan. The City annually reviews and updates this information and will continue to do so as the implementation of the Comprehensive Plan proceeds. The Capital Facilities Element is divided into two categories: • General Government Funds, which are the capital funds for all general needs, such as residential streets, arterials, buildings, parks and trails, and other improvements. (Figure 40) ■ Enterprise Funds, which are funds whose source and use are restricted to a respective enterprise and which cannot be used for another purpose (in Tukwila, water, sewer, surface water, and the Foster Golf Course). (Figure 41) December 4, 1995 159 TUKWILA COMPREHENSIVE PLAN Capital Facilities ISSUES General Government Facilities There appear to be sufficient revenues, combined with developer participation, grants, local improvement districts, and other miscellaneous sources, to enable the City to meet its capital goals. The General Government Funds are composed of the following funds: ■ The Residential Street Program which includes projects specifically identified for residential street improvement. • The arterial street program is the Transportation Improvement Program designed to correct deficiencies in arterial streets. The program uses City funds, grants, developer funds, local improvement districts, and mitigation payments. Many of the projects identified in the Capital Facilities Element will significantly reduce the current long term deficiency list. ■ The General Fund includes money for parks, trails, and fisheries projects. • Building projects include items such as additional parking for the City Hall, future office space requirements, a new community center, fire stations and other public facilities. General government funds and expenditures are illustrated below. 160 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Developer Contributions 6% Grants 13% SOURCES OF FUNDS Operating Revenues 58% Bonds 23% Golf Course 13% Figure 41 — General government funds and expenditures Water 24% EXPENDITURES Surface Water 34% Enterprise Capital Improvements Enterprise Funds are supported by revenues generated by fees and charges. Grants and developer contributions supplement the Water, Sewer, and Surface Water Funds, and the Foster Golf Course is self- supporting. In order to provide for the short-term and long-term operating and capital needs of the water, stormwater and sewer utilities, the City will evaluate and utilize a combination of revenue sources, such as utility rate increases, bonds, grants, developer contributions and local improvement districts (LIDs). The transfer of service from other water and sewer providers to Tukwila will provide a larger revenue base for both utilities. This expanded base plus a combination of developer contributions, local improvement districts, grants, Public Works Trust fund loans, and monies from other sources should help provide financial solutions for the long-term, requirements. An average example of enterprise capital funds and expenditures is illustrated below. SOURCES OF FUNDS Operating Revenues 45% LI.D. 3% Grants Bonds µ fm ,fiy{�rii%';u�a,�. 38% 5% Developer Contributions 9% Gr3n%eral_ Parks/Trails 12% Figure 42 — Enterprise capital funds and expenditures EXPENDITURES Residential Streets 12% Arterial Streets 44% Capital Facilities Facilities 13% Sewer 29% Bridges 16% December 4, 1995 161 TUKWILA COMPREHENSIVE PLAN Capital Facilities • Water and Sewer Funds — With the transfers from Seattle, slightly more than 50 percent of the City is served by Tukwila. The remainder is either not served or served by other districts. Although there will be new net revenues generated by the transfers, alternative sources will need to be found before all unserved areas of the City can be served. These alternatives would include: local improvement districts, grants, Trust Fund loans, rate increases, customer contributions and general fund loans or transfers. • Surface Water Fund — The Surface Water Capital Plan identifies projects needed to correct surface water deficiencies. Because the fund is so new (it was established in 1990), longer -term capital requirements are difficult to predict. Although much of the infrastructure required will be paid for by developers, local improvement districts, and possibly some grants, the exact amount of unfunded requirements is not yet known. ■ Foster Golf Course — This is a publicly owned facility funded by operating revenues, citizens' general obligation bonds and Councilmanic bonds. It will be able to meet its capital and operating needs over the 20-year planning period and maintain a competitive rate structure with nearby municipal courses. All capital improvements will be funded from operating revenues. 162 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Capital Facilities GOALS AND POLICIES Goal 14.1 Public facilities that reflect desired levels of quality, address past deficiencies, and anticipate the needs of growth through acceptable levels of service, prudent use of fiscal resources, and realistic timelines. Policies These policies are intended to ensure the availability of financing to accomplish the goals expressed in the various other elements of the Comprehensive Plan over the next 20 years. General Government Policies 14.1.1 Ensure that capital facilities are provided within six years of the occurrence of impacts that degrade standards. 14.1.2 Update the six year financial planning model annually to review and reassess growth, revenue, and cost totals and forecasts. 14.1.3 Review capital facilities needs every three years. 14.1.4 Continue to target a minimum of 33 percent of total sales tax proceeds to pay for capital projects. 14.1.5 Balance infrastructure investment between the residential and commercial sectors. 14.1.6 Support policies and practices that will maintain an A-1 bond rating or better for the City by sound governmental budgeting and accounting principals, revenue diversity, and promoting the economic well-being of the City. 14.1.7 Allow issuance of bonds for facilities if repayment can be made from revenue allocations. 14.1.8 Consider projects identified in the Capital Improvement Plan for general operating revenues if substantial funding from grants, developers, other jurisdictions, or other funding sources becomes available. 14.1.9 Include a dedicated facility fund and allocation for future building needs in the financial planning model. December 4, 1995 163 TUKWILA COMPREHENSIVE PLAN Capital Facilities 14.1.10 Consider City funding for preliminary engineering and design of commercial street projects if the City determines that the public's health, safety, and welfare will be benefited. 14.1.11 Use a mitigation -based fee system for each affected City function as determined in the State Environmental Policy Act evaluation of individual development applications. 14.1.12 Continue to pay for and improve residential area local access streets and collector arterials in accordance with the prioritized list of residential street projects, and provide interfund loans or transfers for neighborhood water and sewer deficiencies. 14.1.13 To provide a more timely option for residential street improvements, property owners may form local improvement districts and the City may pay for the design, preliminary engineering, construction engineering, and local improvement district formation costs. Residents will pay the other costs such as, undergrounding utilities in the street and undergrounding from the street to their house, for the actual construction, and for any improvements on private property such as rockeries, paved driveways, or roadside plantings. Enterprise Fund Policies 14.1.14 Structure utility rates and charges for services to ensure adequate infrastructure development in addition to operation and maintenance requirements. 14.1.15 Maintain adequate reserved working capital balances for each enterprise fund's annual expenditures. 14.1.16 Provide sewers to all residential and commercial areas in the City as a safety and health issue by using a combination of operating revenues, grants, loans, bonds, voluntary local improvement district formations, and interfund loans. 14.1.17 Use bonded indebtedness as a funding alternative when there is a general long-term benefit to the respective enterprise fund. 14.1.18 Continue to fund the correction of single-family residential neighborhood infrastructure deficiencies. 164 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Capital Facilities Goal 14.2 A Capital Improvement Plan and facility designs that meet the broad spectrum of the City's human needs rather than just traditional needs such as vehicular and pedestrian circulation, drinking water distribution, and sewage collection. Policies 14.2.1 Recognize and provide for multiple purposes and functions of all City facilities and where possible, incorporate within the design, the needs of the individual. 14.2.2 In the event that anticipated funding falls short of meeting existing and/or anticipated needs, the City will reassess planned land uses in this Plan and funding alternatives. December 4, 1995 165 TUKWILA COMPREHENSIVE PLAN Capital Facilities 166 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Roles and Responsibilities ROLES AND RESPONSIBILITIES PURPOSE The other elements of this Comprehensive Plan focus on the natural and built environments, where the City has a mandated and historic responsibility. These preceding goals and policies are concerned with how lands are used and protected and the extent to which the physical environment and design promotes positive human interaction, mobil- ity, and a sense of community. However, the City of Tukwila and its citizens recognize the role and importance of individuals, the family, businesses, government and public organizations in maintaining a safe, secure, and successful community. The Roles and Responsibilities Element deals with the social environ- ment, and aims to relate the goals and policies described elsewhere in the Plan to the City's role of compassion and support, responsibility and involvement, and education and organization that are essential to a viable community. It recognizes the importance of the individual and the need to provide for and support individuals, families, and organiza- tions; and, therefore, that planning is not just for the broad community well-being, but for individual well-being as well. The City's vision is for more than just well -planned and functional facili- ties; it extends to the people of the community and their relationships with each other and the environment, both natural and man-made. The goal and policies of this element lay out the components of an approach to defining the roles and responsibilities of the City of Tukwila and how to implement them to achieve the community envisioned in this Comprehensive Plan. December 4, 1995 167 TUKWILA COMPREHENSIVE PLAN Roles and Responsibilities GOAL AND POLICIES Goal 15.1 Provide a service oriented government that works with citizens and citizens groups to recognize and solve problems within the community. POLICIES 15.1.1 Ensure frequent and open communication as an operating principle in all affairs of the City. IMPLEMENTATION STRATEGIES + Early public notification of land use applications + Provide opportunities for all community members to be informed of local government issues, activities and events + Clear, well -documented administrative processes 15.1.2 Encourage community organizations (PTA, service clubs, community clubs, youth sports clubs, etc.) that highlight service and respond to issues and needs IMPLEMENTATION STRATEGIES + City dissemination of information on local and regional programs 168 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Roles and Responsibilities + Provide meeting and recreation space in civic facilities; give highest priority for use to local civic groups and community organizations 15.1.3 Create a human services strategic plan that utilizes community volunteers and outside resources for problem solving, fosters interagency cooperation and effectiveness, promotes awareness, and supports all of the following individual needs or services: — Survival (basic emergency needs for food and shelter) — Prevention (education and early intervention to reduce future needs and promote increasing independence) — Support services (individual and family maintenance or enhancement of their present level of independence) — Rehabilitation (treatment for individual and family problems). 15.1.4 Ensure that land use, urban design, transportation and circulation policies, plans and projects in Tukwila benefit existing and future populations in a equitable manner. Efforts should be made to promote health, safety, and the quality of life through responsive and responsible invest- ment of public funds toward social and human services. IMPLEMENTATION STRATEGY + Seek strategies and incentive plans for public/private partnerships that will promote the development of daycare and similar services, social service and medical offices, public recreational uses, and community facilities 15.1.5 Foster an environment of safety and security for those who live in, work in, and visit Tukwila, through long-term partnerships between residents, businesses, schools, Tukwila Police Department, and other City staff in crime intervention and safety enhancement programs. IMPLEMENTATION STRATEGIES + Design guidelines that implement defensible space principles for crime prevention + Community -oriented policing plan, (e.g. block watch program) December 4, 1995 169 TUKWILA COMPREHENSIVE PLAN Roles and Responsibilities + Citizens' task force + Police satellite centers + Education programs, such as D.A.R.E. and personal safety + Housing weatherization and rehabilitation programs + Tukwila crime -free multi -family program + Strict enforcement of health & safety codes + Tukwila crime -free hotel/motel program 15.1.6 Maintain and update as necessary, a city-wide Emergency Services Plan, that: — Serves to inform the community about emergency preparedness measures; and — Effectively utilizes all available equipment and manpower from Police, Fire and other City departments, other emergency aid providers and agencies, as well as private mutual aid resources, in an adequate and timely response to emergency situations. IMPLEMENTATION STRATEGIES + Emergency Services Plan + Emergency Operations center + Education programs, such as earthquake preparedness 15.1.7 The City will design processes and programs that are user- friendly for the public. IMPLEMENTATION STRATEGIES + Clear, well -documented administrative processes + Clear, well -documented permitting processes + Periodic and comprehensive review of the Tukwila Municipal Code to eliminate contradictions + Regulations and programs that are easy to understand for all citizens 170 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Roles and Responsibilities + Utilize existing City management staff in a rotating ombudsman -type position for individual single family projects + Re-examine and improve processes so that City staff are not put in a position of advocacy during quasi-judicial procedures 15.1.8 Recognize the diverse population within the community and use a variety of participation techniques to reach all segments of the population, where appropriate, at a suitable level of involvement and effort for the issue at hand. IMPLEMENTATION STRATEGIES + Expanded participation in and support of efforts such as Equity Task Force, Tukwila Days, Vision Tukwila, and Apartment Managers' Forums + Support programs that improve access to educational resources and economic opportunities for minorities, women and economically disadvantaged individuals, such as: — Human Services Strategic Plan — Communities in Schools program — Economic Development Advisory Board — Partnerships with Office of Employment Security, Job Training Partnership Act, etc. 15.1.9 Use the skills of community members in appropriate volunteer tasks and program. IMPLEMENTATION STRATEGIES + Registry of interested volunteers and their related skills and interests + Volunteer Coordinator 15.1.10 Encourage the participation of dedicated, community - oriented volunteers on City Boards and Commissions; aiming for a balance of men, women and minorities. December 4, 1995 171 TUKWILA COMPREHENSIVE PLAN Roles and Responsibilities Goal 15.2 Foster a strong sense of regional responsibility and accountability balanced by an awareness of regional impacts on the City and its citizens. POLICIES 15.2.1 In reviewing proposals to site new or expanded essential public facilities within the City, Tukwila shall consider accepting its regional share of facilities which provide essential services, provided other communities accept their share as well, provided the funding of regional facili- ties sited in Tukwila relies on an equitable regional source of funding, and provided the siting of all essential public facilities is based on sound land use planning principles and is developed through working relationships with affected neighborhoods, special purpose districts, ports and other agencies which serve the Tukwila community. 15.2.2 "Essential public services" are facilities which provide basic public services, provided in one of the following manners: directly by a government agency, by a private entity substantially funded or contracted for by a government agency, or provided by a private entity subject to public service obligations (Le., private utility companies which have a franchise or other legal obligation to provide service within a defined service area). 15.2.3 Applications for essential public facilities will be processed through the unclassified use permit process established in the City's development regulations. This process shall assure that such facilities are located where necessary and that they are conditioned as appropriate to mitigate their impacts on the community. 172 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Maintenance of the Plan MAINTENANCE OF THE PLAN PURPOSE Embodied in the Growth Management Act's new framework for land use planning and regulation are the concepts of consistency and concurrency. The Growth Management Act (GMA) requires local land use plans to be consistent with each other, and with those of adjacent jurisdictions. Development regulations must also be consistent with land use plans. Under the GMA's requirements for concurrency, supporting facilities and services must be available when development occurs, and local jurisdictions must ensure the "timely financing of needed infrastructure" (WAC 365-195-010). To achieve these mandates, Tukwila's land use and public facilities plans must be developed in an integrated planning effort. The Water System Plan, Sewer System Plan, Surface Water Management Plan, Transportation Improvement Plan, Capital Facilities Plan, Shoreline Master Program and Parks and Open Space Plan will need to be closely matched to the Comprehensive Plan and its implementing regulations. However, these plans cannot anticipate all of the changes in development, local needs and community values that will occur over the 20- to 30-year planning period. Growth in the region and adjacent jurisdictions will also have unanticipated, cumulative effects. In response, local land use and public facilities plans will evolve. Tukwila's public facilities plans are periodically updated as required by state statute. To ensure consistency and concurrency, this section of the Comprehensive Plan provides for the review, monitoring and updating of Tukwila's land use plans. ISSUES The policies and implementation strategies in this section respond to the requirements of the GMA. The GMA requires that the Comprehensive Plan provide for an "ongoing process of evaluation to ensure internal and interjurisdictional consistency of comprehensive plans and continuous consistency of development regulations with such plans" (WAC 365- 195-630 (1)). December 4, 1995 173 TUKWILA COMPREHENSIVE PLAN Maintenance of the Plan The GMA recognizes that, periodically, development regulations need to be updated. As regulations must be consistent with the Comprehensive Plan, some changes in the Plan may be needed. The GMA also states that amendments to the Plan shall not be considered more frequently than once every year, except in cases of emergency or to amend the shoreline master program (RCW 36.70A.130). Otherwise, the specific content and form of the annual review, including provisions for public involvement, should be established in the development regulations. GOALS AND POLICIES Goal 16.1 A Comprehensive Plan and development regulations that are reviewed and updated as appropriate, in order to respond to changes in community needs and to ensure progress toward accomplishing the goals and policies of the Comprehensive Plan. Policies 16.1.1 Create a detailed procedure for annually processing Comprehensive Plan amendments that shall provide for the following: — An application process where any proponent may formally request a Comprehensive Plan or development regulation change from the City. — A docketing system to track and list requested changes. — Public notice of requested changes, with opportunity for the submission of written comments. — Preparation of a staff report and recommendation on each requested change that contains the following sections: • Request • Background • Impact to Comprehensive Plan, development regulations, and surrounding properties • Alternatives • Appropriate code citations • Other relevant documents 174 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Maintenance of the Plan — Council receives the staff report prior to the meeting in which the request is to be considered. Council considers the request. Proponent is allowed to make a presentation. Appropriate City staff are present as subject matter experts. — Council review results in one of three decisions: • Request is rejected and is not considered further. • Request is considered to be within the spirit of the existing Comprehensive Plan and is referred to the Planning Commission for further review and a recommendation to the Council, where the request and Planning Commission recommendation are reviewed prior to a public hearing to be held by the City Council. The Council then deliberates and rejects, modifies, or approves the request. • Request is considered to have a significant impact on the policies or goals of the Comprehensive Plan and is deferred to a reoccurring three-year Comprehensive Plan amendment process. IMPLEMENTATION STRATEGIES + Periodic reevaluation of Comprehensive Plan designations and policies as required by RCW 36.70A. + Periodic reevaluation of implementing development regulations relative to City's long range plans Policies 16.1.2 Create a detailed procedure for a three-year Comprehensive Plan amendment process that shall provide for the following: — The three-year Comprehensive Plan amendment process is to involve a public hearing with expanded reports by the. staff, presentations by the proponents and opponents, and staff attendance as subject matter experts. Full EIS's (if appropriate) as well as comments from adjacent jurisdictions, etc., will be included. — A docketing system to track and list requested changes for consideration during the three-year Comprehensive Plan amendment process. No requested change can proceed to the three-year Comprehensive Plan amendment process unless it December 4, 1995 175 TUKWILA COMPREHENSIVE PLAN Maintenance of the Plan was deferred as a result of an annual Comprehensive Plan amendment process. — Public notice of requested changes, with opportunity for the submission of written comments. — Inclusion of the staff report and recommendations developed during the annual processing procedure and expanded as appropriate. — Council and Planning Commission receive the staff report prior to the meeting in which the request is to be considered. — The three-year Comprehensive Plan amendment process requires a recommendation from the Planning Commission and shall, if restricted to one hearing by state law, utilize a joint Council -Planning Commission public hearing, with questions conducted by Council and Planning Commission members, with the Planning Commission adjourning to consider a recommendation to the Council. — The Council will then reject, modify, or approve the recommendation from the Planning Commission without further public comment. 176 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Glossary GLOSSARY Not all of the terms and names used in the Comprehensive Plan may be familiar to all readers. Some of the more important ones are defined here. Affordable Housing: Housing that costs less than 30 percent of gross income for households that earn less than 80 percent of the county- wide median income. Block Grant: Federal funds received by the county, distributed yearly to entitlement cities such as Tukwila on the basis of percentage of low- and moderate -income population. Capital Facility: Includes structures, streets, land, parks, major equipment and other infrastructure necessary for both general government and enterprise funds and usually amortized over a long period of time. Capital Improvement Plan (CIP): A timetable or schedule of all future capital improvements proposed to be carried out during a specific period and listed in order of priority, together with cost estimates and the anticipated means of financing each project. Certified Local Government (for historic preservation): A local government that has been certified by the State Historic Preservation Officer as having established its own historic preservation commission and a program meeting federal and state standards for historic preservation. Communities -in -Schools Program: A non-profit organization dedi- cated to dropout prevention through a variety of programs, such as counseling services, special events and community projects, and men- toring and tutoring programs, that involve the participation of businesses, local governments, non-profit agencies, schools and members of the community in bringing community resources into local schools. Commute Trip Reduction Program: Passed by Washington State in 1991 and incorporated into the state's Clean Air Act, this law is intended to improve air quality, reduce traffic congestion, and decrease fuel consumption. Affected employers are required to implement programs encouraging employees to reduce their number of single -occupancy - vehicle (SOV) commutes as well as vehicle miles travelled (VMT) per employee. Concurrency: Concurrency requires that utility plans, along with other capital facilities, be developed so that improvements, or the funds required for the improvements, are in place at the time they are needed. December 4, 1995 177 TUKWILA COMPREHENSIVE PLAN Glossary Councilmanic Bond: Bonds issued by the City Council without a vote of the people. The state statutory capacity for this type of debt is 75 percent of the City's assessed valuation. Critical Areas: Critical areas include the following areas and ecosystems: (a) Wetlands; (b) areas with a critical recharging effect on aquifers used for potable water; (c) fish and wildlife habitat conservation areas; (d) frequently flooded areas; and (e) geologically hazardous areas. Cultural Access: Public involvement in shoreline history and ecology, including historical or environmental interpretation, educational programs, cultural events, stewardship programs, public art installations and other programs occurring in the vicinity of the river or in the community, that are provided for the purpose of expanding the community's awareness of the river's historical, cultural and environmental significance. Defensible Space: Physical space organized in a mariner that discourages criminal activity and promotes personal safety through a variety of design techniques, including appropriate lighting, visibility, and the clear definition of private and public spaces. Such spaces encourage users to take ownership and feel responsibility for activities occurring there. Enterprise Funds: Funds supported by revenues generated by fees and charges, and supplemented by contributions from grants and developers. These funds can be used only for the particular utility that is the source of the revenue —in Tukwila these are water, sewer, storm and surface water, and the Foster Golf Course. Environmental Impact Statement (EIS): A statement on the effect of development proposals and other major actions which may significantly affect the environment, usually consisting of an inventory of existing environmental conditions, a project description, an assessment of the probable impacts of the project, and proposed steps to minimize impacts, and alternatives. Essential Public Facility: A facility which provides basic public services provided in one of the following manners: directly by a government agency, by a private entity substantially funded or contracted for by a government agency, or provided by a private entity subject to public service obligations (e.g., a private utility company which has a franchise or other legal obligation to provide service within a defined service area). Expanded Level of Service (LOS): LOS grade A to F is expanded with additional gradations through I recognizing increased congestion levels. LOS F was any intersection delay exceeding 60 seconds; delays of two and three minutes are common now so the expanded LOS provides differentiation between an intersection with a minute and a half delay and two and a half minutes of delay. 178 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Glossary Fair -Share Costs: The breakdown of transportation improvement costs anticipated and planned over the next 20 years to maintain level -of - service standards and proportionately allocate costs by development - generated vehicle trips. FAR: Acronym for Floor Area Ratio. Federal Emergency Management Agency (FEMA): See National Flood Insurance Program. Financial Planning Model: A forecast of revenues and expenditures for a six -year planning period. It includes all general government expenditures and general capital funds. This model is the basis for the annual budget process and the Six -Year Capital Improvement Plan. Flood Elevation, 100 year: The elevation of the 100-year flood flow or 100-year storm event (5 inches of rain in a 24 hour period), which delineates the 100-year floodplain. Flood Hazard Areas: Areas of deep and fast flowing water, large debris or rapid bank erosion and channel migration. Flood Hazard Areas, Lesser: Areas of shallow, slow moving water. Flood Insurance Rate Maps: Maps produced by the Federal Emergency Management Agency (FEMA) that delineate the 100-year floodplain elevation for the purpose of assessing flood hazard and establishing flood insurance rates for shoreline development. These FEMA maps are on file at City of Tukwila Department of Public Works. Floodplain: The area subject to inundation by the 100-year flood flow, which is the flow that has a one percent chance of occurring in any given year, or on average, occurring once in one hundred years. The location and extent of the floodplain is affected by the assumptions the mapping agency uses. A 100-year floodplain based on future conditions (assuming land will develop per Tukwila's land use plan) will have a much greater extent than the floodplain based on existing storm and surface water conditions. The 100-year floodplain is mapped by the Federal Emergency Management Agency (FEMA) on Flood Insurance Rate Maps, in cooperation with the Army Corps of Engineers. Floodplain Maps: See Flood Insurance Rate Maps. Floodway: Mapped by FEMA, the "floodway" is the portion of the 100- year floodplain that includes the river channel and the portion of the floodplain immediately adjacent to it, and that comprises the deepest, fastest -flowing part of a flood. December 4, 1995 179 TUKWILA COMPREHENSIVE PLAN Glossary Floodway, Zero Rise: A term used in the King County Comprehen- sive Flood Hazard Reduction Plan to describe a requirement that new floodplain development maintain the existing floodway elevation, so as not to cause water to back up and increase flood depths upstream. Floor Area Ratio (FAR): The total floor area of a building(s) on a site, exclusive of any specific exceptions, divided by the total site area. Functional Street Classification System: The grouping of highways, streets and roads into distinct classes. It defines the primary role a route serves within the total existing or future highway network. Future Buildout, 100-year: The development scenario that can be expected to occur within 100 years from the present, assuming that land will develop according to adopted land use plans. Gateway: An important and definable point of entrance into Tukwila or one of its neighborhoods. General Government Funds: Funds for all general government needs, derived primarily from sales and property tax revenues, and supplemented by grants, bond proceeds, developer agreements, and local improvement districts. Geometric Capacity: Geometric capacity improvements to streets include increasing radiuses, widening lanes, adding lanes, reducing grades, and other similar physical measures. GMA: The commonly used acronym for the Growth Management Act. Gross Acre: The total horizontal acreage of a particular analysis area. At the area -wide planning level, gross acre refers to the total horizontal area of the City or a subdistrict including, but not limited to all individual parcels, road right-of-ways, and utility easements. At the site development level, this is the total horizontal parcel area. Growth Management Act: Passed by the State Legislature in 1990 and amended in 1991, this act guides county and city governments in the management of the state's growth, among other things mandating that each city prepare a 20-year comprehensive plan. Growth Management Planning Council: The Council (a King County entity) that establishes the Countywide planning policies that serve as the consistent framework from which city and county comprehensive plans are developed. Infrastructure: The basic installations and facilities on which the continuance and growth of a community depend, such as roads, public buildings, schools, parks, transportation, water, sewer, surface water and communication systems. 180 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Glossary King County Comprehensive Flood Hazard Reduction Plan: 1993 policies and standards adopted by King County and administered by King County Surface Water Management for the purpose of reducing flood hazards and flooding affects of shoreline uses and activities along six major rivers and their tributaries in the County. The Plan includes floodplain land use policies; recommendations for maintenance, capital improvement projects, and planning programs; and recommended priorities. Levee: An embankment built parallel to a river or stream in order to confine flood flows, usually located close to the low -flow stream channel, thereby reducing floodplain storage and flow conveyance, and often constructed with a steep, rock armored face. Level -of -Service (LOS): This defines an established minimum capacity of public facilities or services that must be provided per unit of demand or other appropriate measured need. In transportation capacity, a grading system from A to F is used, it is based on the average vehicle delay. LOS A is best (no more than 7.5 seconds delay) and LOS F is worst (greater than one minute delay). Local Improvement District (LID): Voted debt by property owners for a special benefit to their property, including streets, water, and sewer facilities, and other special benefits such as sidewalks. The City usually participates by providing preliminary engineering. The value of the benefit must be at least as much as the cost per owner. LOS: The commonly used acronym for level -of -service. Manufactured Home or Mobile Home: A detached residential dwelling unit fabricated in an off -site manufacturing facility for installation or assembly at the building site, bearing an insignia issued by the State of Washington certifying that it is built in compliance with the Federal Manufactured Housing Construction and Safety Standards for manufactured homes. Manufacturing/Industrial Center: A land use designation established in the King County countywide planning policies for areas characterized by a significant amount of manufacturing or other industrial employment, that differ from other employment areas in that a land base is an essential element of their operation. Market Driven Transition: The approach used in the Tukwila Urban Center which enables a wide range of office, retail and light industrial uses to be located as dictated by free-market forces. MIC: An acronym used in this Plan for the Manufacturing/Industrial Center. Mitigation Payment System: A system for determining impacts and measures to lessen the impacts. It includes calculation of mitigation December 4, 1995 181 TUKWILA COMPREHENSIVE PLAN Glossary measure costs and allocation of cost per unit of impact. Tukwila uses this type of system for congestion to determine impacts on streets and intersections. Mobile Home: See Manufactured Home. Mode (or modal) Split Goals: Transportation planning goals for the separation of particular modes of travel, usually expressed as a ratio to total trips, such as 85% private auto, 10% bus, and 5% pedestrian. Modular Home: A single-family dwelling which is factory -built, transportable in one or more sections, and meets the Uniform Building Code. Multimodal Center: A facility serving more than one transit service, accessible to motorized and nonmotorized transportation modes. National Flood Insurance Program (NFIP): A federal government program established in 1968 as a strategy to limit future development in the floodplain and thereby reduce flood damages. The NFIP is administered by the Federal Emergency Management Agency (FEMA) and provides federal flood insurance to residents of communities that adopt minimum floodplain regulations, and provides disaster assistance to public agencies. Neighborhood Gathering Spots. Neighborhood gathering spots are community facilities such as parks, schools, libraries, or neighborhood commercial areas; where residents meet and form social links. These links are the basis for a strong sense of community. Neighborhood gathering spots are also landmarks which help to give a neighborhood identity. Net Acre: A measure of horizontal area for calculating development potential. At the area -wide planning level, net acre refers to the gross acre less the estimated area to be transferred (e.g. sale, dedication or donation) to public ownership from individual parcels. Net acreage is typically 67-75 percent of gross acreage, and depends largely on the amount of road right-of-way. Net acre also excludes area for parks and schools. At the site development level, this is the total acreage of a parcel less the area transferred to public ownership. The remaining net acreage is the basis for determining development density and potential. Net acre typically includes easement areas. Node: A point where several branches or subsidiary parts originate or come together. Ordinary High Water Mark (OHWM): The mark that will be found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland in respect to vegetation. 182 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Glossary Open Space Network: A network of lands, connected, where possible, with other such regional networks, that includes and connects Tukwila's recreational amenities, historical sites, water resources and other natural resources and provides visually significant bands of vegetation that contrast with the built environment. Personal Rapid Transit System: A proposed system of separate guideway vehicles carrying up to three persons. Physical Access: Non -motorized public use of the shoreline area through such features as trails along the river, pocket parks, handcraft boat launch areas, natural areas accessible to the public for nature study, fishing piers, picnic areas, parking lots, and other facilities that provide access along the length of both riverbanks or at key points along the river, or direct contact with the water. Planned Residential Development (PRD): A form of residential development characterized by a unified site design for a number of dwelling units, clustered buildings, common open space, and a mix of building types. The PRD is an overlay zone which is superimposed over the underlying zone district as an exception to such district regulations. Priority Habitat: A habitat type with unique or significant value to many species is listed as a priority habitat. An area classified and mapped as priority habitat must have one or more of the following attributes: — comparatively high fish and wildlife density comparatively high fish and wildlife species diversity — important fish and wildlife breeding habitat important fish and wildlife seasonal ranges important fish and wildlife movement corridors limited availability — high vulnerability to habitat alteration unique or dependent species A priority habitat may be described by a unique vegetation type (e.g. oak woodlands) or by a dominant plant species that is of primary importance to fish and wildlife. A priority habitat may also be described by a successional stage (e.g. old growth and mature forests). Alternatively, a priority habitat may consist of a specific habitat element (e.g. talus, slopes, caves, snags) that is of key value to fish and wildlife. A priority habitat may contain priority and/or non -priority fish and wildlife species. December 4, 1995 183 TUKWILA COMPREHENSIVE PLAN Glossary Private Natural Area: An area adjacent to the ordinary high water mark that is not developed and has no structures for human use, but where vegetation is maintained for the primary purpose of wildlife habitat. Native vegetation predominates, but non-native plantings that enhance habitat are allowed. Public Access: Physical access by the public to the shoreline (see Physical Access). Public Amenities Plan: Coordination of various physical improvements in public streets and trails, into a mutually reinforcing non -motorized system in the Tukwila Urban Center. The key characteristic of this system is to enhance and link various Tukwila Urban Center activity nodes. Elements of this system could include enhanced sidewalks, street trees, and special pedestrian lighting to link the Southcenter/Tukwila Pond node with the Exhibition Center/Hotel nodes; special pavers for key intersections, and a system of markers denoting the area's history and development. Puget Sound Regional Council: An association of local governments in the central Puget Sound region that serves as the Metropolitan Planning Organization (MPO), responsible by state and federal law for conducting and supporting numerous state and federal planning, compliance, and certification programs, enabling entities in the region to obtain state and federal funding. It also acts as a forum for developing policies and making decisions about. important regional growth. Rails -to -Trails: A program for converting abandoned or about -to -be - abandoned railroad corridors to public trails, through the cooperative efforts of railroads, adjacent property owners, citizens groups, and public agencies. Residential Revitalization: A strategy to improve residential neighborhoods. Rideshare Program: A program that encourages alternatives to single - occupancy -vehicle trips, such as vanpools and carpools; it can include matching commuters and providing vehicles. River: The Green/Duwamish River. Sensitive Areas: Wetlands, watercourses, areas of potential geologic instability other than Class I areas, abandoned coal mine areas, and important geological or archaeological sites. Sensitive Areas Ordinance (SAO): TMC 18.45, or as amended hereafter, which establishes standards for land development on lots with sensitive areas (e.g., steep slopes, wetlands, watercourses, etc.) 184 December 4, 1995 TUKWILA COMPREHENSIVE PLAN Glossary SEPA: The commonly used acronym for the State Environmental Policy Act, adopted in 1971, which governs all activities with potential environmental impacts. Service Streets: A public or private road which provides secondary/alley access to abutting properties. Width would generally be 20 feet and its use would be oriented toward support vehicles and to allow circulation between developments. Shoreline Master Program: Tukwila's response to the Washington State Shoreline Management Act (adopted in 1974), containing goals, policies, and regulations to guide actions and development affecting the City's shoreline. Shoreline Multiple Uses: Uses that fall into the categories of uses and activities specified for shoreline master programs by the Washington State Shoreline Management Act (WAC 173.16.040); specifically, the categories of economic development, public access, circulation, recreational (e.g., boat launches), shoreline land use, conservation, and historical/cultural uses. Single-family Dwelling: A detached residential dwelling unit other than a mobile or manufactured home, designed for and occupied by one fam- ily only which includes modular homes which are factory -built, trans- portable in one or more sections, and meet the Uniform Building Code. Specimen Tree: A tree that exemplifies the shape, branch pattern, color, and growing behavior of a specific type of tree. State Environmental Protection Act: Paralleling and complementing the federal Environmental Protection Act, this act governs all activities in the state with potential environmental impacts. Transportation Demand Management Program: The art of modifying travel behavior through policies, programs, and actions, implemented to decrease use of single -occupancy vehicles and encourage public transit, carpool, or vanpool use; cycling and walking; and telecommuting and other technical alternatives to commuting. Tukwila Tomorrow Committee: A 17-member committee of citizens and business people from the five Vision Tukwila neighborhoods, who were tasked with recommending goals and policies for Tukwila's 1995 Comprehensive Plan update. Urban Center: A land use designation established in the King County countywide planning policies that applies to a maximum of 1.5 square miles of land and requires zoning for a minimum of 15,000 jobs within one -half -mile of a transit center; at minimum, an average of 50 employees per gross acre; and at minimum, an average of 15 households per gross acre. December 4, 1995 185 TUKWILA COMPREHENSIVE PLAN Glossary Utility District: Utility districts in this plan include water districts, and sewer districts which provide water and sewer services to portions of the City of Tukwila. Those districts operate in the City under a franchise agreement. Vision Tukwila: A 1992 citizen participation process developed to solicit public input in two key areas: the identification and resolution of immediate and short-range problems and issues, and the integration of the issues of five distinct neighborhoods into a City-wide strategic plan for the future. Visual Access: Non-physical public use of the shoreline, including views of the water and riverbanks from indoors or out of doors, and visual cues to the river's presence, such as significant groves of trees, bridges or fishing piers, that are provided for the benefit of pedestrians, bicyclists, motorists, and occupants of buildings near the river. Washington State Shoreline Management Act: The Washington law (passed in 1971) that requires local governments to plan for appropriate design, location, and management of shoreline uses. Water -Dependent Use: A use that requires direct contact with the water and cannot exist at a nonwater location, such as shipbuilding and repair, aquaculture, boating services or marinas, and storm or sewer outfalls. Water Enjoyment Use: A recreational or other use facilitating public access to the shoreline as a primary characteristic of the use; or a use that provides for recreational or aesthetic enjoyment of the shoreline for a substantial number of people as a general character of the use and which through location, design, and operation assures the public's ability to enjoy the physical and aesthetic qualities of the shoreline. To qualify as a water enjoyment use, the use must be open to the public or the shoreline -oriented space within the project must be devoted to the specific aspects of the use that foster shoreline enjoyment. Examples include meeting rooms, parks, boat ramps, piers, museums, restaurants, educational and scientific reserves, resorts, and mixed -use projects. Water -Related Use: A use in which operations or production of goods or services cannot occur economically without a riverfront location, such as fabrication of ship parts and equipment, transport of goods by barge, or seafood processing. Water Re -use: The recycling of previously -consumed water supplies for new uses, such as the use of treated water from sewage treatment plants for irrigation or industrial purposes. 186 December 4, 1995 TUKWILA COMPREHENSIVE PLAN References REFERENCES The Tukwila Comprehensive Plan is based upon the Background Reports and Phase 11 Reports prepared for each element. In them, you will find preliminary information on how the goals and policies set forth in the Plan were developed. Reports also contain background maps. Reports are listed in the order in which the elements are discussed in the Plan. Community Image: Community Image Element Phase II Draft (March 1993). City of Tukwila Department of Community Development. Economic Development: Economic Development Element Phase II Draft (Iuly 1993). City of Tukwila Department of Community Development. Housing: Housing Element Phase II Draft (March 1993). City of Tukwila Department of Community Development. Natural Environment: Natural Environment Element Phase II Draft (July 19931. City of Tukwila Department of Community Development. Shoreline: Shoreline Master Program Background Report (February 1993). City of Tukwila Department of Community Development. River access guidelines, Osborn Pacific (March 1993). (not adopted) Community Resources: Community Resource Phase II Draft 1February 1994). City of Tukwila Department of Community Development. Annexation: Annexation Element Phase II Draft (February 1994). City of Tukwila Department of Community Development. Residential Neighborhoods: Residential Neighborhoods Element Phase II Draft (March 1994). City of Tukwila Department of Community Development. Transportation Corridors: Pacific Highway South: Land Use Element - Pacific Highway Phase II Draft (January 19941 December 4, 1995 187 TUKWILA COMPREHENSIVE PLAN References Interurban Avenue South: Land Use Element - Interurban Avenue South, Southcenter Boulevard Phase II Draft (March 1994) Southcenter Boulevard: Land Use Element - Interurban Avenue South, Southcenter Boulevard Phase II Draft (March 1994). Tukwila South: South Tukwila Element Phase II Draft (February 1994). City of Tukwila Department of Community Development. Tukwila Urban Center: Land Use Element - Tukwila Urban Center Element Phase II Draft (March 1994) City of Tukwila Department of Community Development; City of Tukwila Centers Comparative Analysis (December 15, 1994), Tukwila Tomorrow Committee; City of Tukwila Centers Comparative Analysis Phase II: Development Goals and Policies for the Recommended Tukwila Urban Center (February 17, 1995), Tukwila Tomorrow Committee. Manufacturing/Industrial Center: Land Use Element - Manufacturing/Industrial Center Phase II Draft (March 1994). City of Tukwila Department of Community Development. Utilities: Utilities Element Phase II Draft. City of Tukwila Department of Community Development and Public Works Department (December 1993). City of Tukwila Department of Community Development. Transportation: Transportation Element Background Report (November 1993). City of Tukwila Department of Community Development and Public Works Department. Traffic Efficiencies Study in Transportation Element Background Report. Capital Facilities: Capital Facilities Element Phase II Draft (February 1994). City of Tukwila Department of Community Development and Finance Department. Roles and Responsibilities: Roles and Responsibilities Element Phase II Draft (March 1994), City of Tukwila Department of Community Development. Phase I Report: Phase I Report (January 28, 1993), Tukwila Tomorrow Committee. Phase I Report Annotated: Phase I Report Annotated (February 1993), Tukwila City Council, Tukwila Planning Commission. 188 December 4, 1995 TUKWILA COMPREHENSIVE PLAN COMPREHENSIVE LAND USE MAP LEGEND The Land Use map included in the Plan reflects the goals and policies within the Comprehensive Plan elements. It conveys the long-term plan for the primary -use character of the various city neighborhoods. All areas of the City have distinct characters, established many years ago. There are a few parcels of land that are remnants of the City's history as a farming community, but most land is now suburban residential, commercial, and industrial. Changes in existing land use patterns are proposed in some areas to reflect the community's goals. Such change is expected to occur gradually, as strategic plans for specific areas are developed, as the plans are implemented and promoted, and as public and private investment is made. The land use designations employed on the map are defined below. LAND USE DESIGNATIONS Low -density residential: Areas characterized by detached single- family residential structures; 0 to 6.7 units per net acre. (See Housing and Residential Neighborhoods elements in Plan text.) Medium -density residential: Areas characterized by residential duplexes, triplexes, and four-plexes; 6.8 to 14.5 units per net acre. (See Housing and Residential Neighborhoods elements in Plan text.) High -density residential: Areas characterized by multi -family buildings: 15 - 21.8 units per net acre. (See Housing and Residential Neighborhoods elements in Plan text.) Office: Areas characterized by professional and commercial office structures mixed with certain complementary retail. Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses. (See Transportation Corridors and Tukwila South elements in Plan text.) April 12, 1996 189 TUKWILA COMPREHENSIVE PLAN Residential Commercial Center: Pedestrian -friendly areas characterized and scaled to serve a local neighborhood, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre; retail; service; office; and recreational and community facilities. (See Residential Neighborhoods in Plan text.) Neighborhood Commercial Center: Pedestrian -friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre; retail; service; office; and recreational and community facilities, generally along a transportation corridor. (See Transportation Corridors element in Plan text.) Regional Commercial: Areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing and accessory light industrial uses, along a transportation corridor and intended for high -intensity regional uses. (See Transportation Corridors element in Plan text.) Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities with associated warehousing, and accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre. (See Interurban Avenue South and Southcenter Boulevard in Transportation Corridors element in Plan text.) Tukwila Urban Center: A specific area characterized by high -intensity regional uses that include commercial services, offices, light industry, warehousing and retail uses, with a portion covered by the TUC Urban Center Mixed Use Residential Overlay. (See Tukwila Urban Center element in Plan text.) Commercial/Light Industrial: Areas characterized by a mix of commercial, office or light industrial uses. (See the following elements in Plan text: Economic Development, Residential Neighborhoods, Transportation Corridors, Tukwila South.) Tukwila Valley South: A specific area characterized by high -intensity regional uses that include commercial services, offices, light industry, warehousing and retail, with heavy industrial subject to a Conditional Use Permit. Light Industrial: Areas characterized by distributive and light manufacturing uses, with supportive commercial and office uses. (See Manufacturing/Industrial Center and Economic Development elements in Plan text.) 190 April 12, 1996 TUKWILA COMPREHENSIVE PLAN Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and distributive and light manufacturing uses, with supportive commercial and office uses. (See the following elements in Plan text: Economic Development, Shoreline, Manufacturing/ Industrial Center, and Tukwila South Planned Area.) Manufacturing/Industrial Center — Light Industrial: A major employment area containing distributive and light manufacturing uses, with supportive commercial and office uses. (See Manufacturing/Industrial Center element in Plan text.) Manufacturing/Industrial Center — Heavy Industrial: A major employment area containing distributive, light manufacturing and heavy manufacturing uses, with supportive commercial and office uses. (See Manufacturing/Industrial Center element in Plan text.) SPECIAL OVERLAYS Public Recreation: Areas owned or controlled by a public or quasi - public agency, which are dedicated for either passive or active public recreation use, or public educational uses. (See Community Image and Residential Neighborhoods elements in Plan text.) Shoreline: An overlay area parallel to the banks of the Green/Duwamish River approximately 200' wide on either side of the river (as defined in the Tukwila Shoreline Master Program). (See Shoreline element in Plan text.) Tukwila South Master Plan Area: This special overlay is based on unique conditions including the presence of significant water features such as wetlands, watercourses and the river, and topographic changes that will influence the future development of the land. (See Tukwila South and Annexation elements in Plan text.) SUB -AREAS Tukwila Urban Center: A special area of retail and commercial services, residential, industrial development, entertainment, and recreational and cultural amenities connected by an expanded transit system to a regional system of centers, and by adequate motor vehicle and pedestrian facilities. (See Tukwila Urban Center element in Plan text.) Manufacturing/Industrial Center: A major employment area containing manufacturing and industrial usesand other uses that support those industries. (See the following elements in Plan text: Economic Development, Shorelines, and Manufacturing/Industrial Center.) April 12, 1996 191 TUKWILA COMPREHENSIVE PLAN Potential Annexation Areas: Areas currently located outside Tukwila city limits, which the City may consider for annexation in the future. Potential land use designations for these areas are shown on the Comprehensive Plan Map. (See Annexation element in Plan text.) Transportation Corridors: Three corridors that are similar in their planning needs due to their location, land uses, and significance as regional arterials. (See Transportation Corridors element in Plan text.) • Pacific Highway Corridor IN Interurban Corridor ■ Southcenter Boulevard Corridor Tukwila South: An area extending south of the Tukwila Urban Center to South 204th Street, that includes the City of Tukwila and unincorporated King County parcels, with a portion covered by the Tukwila South Master Plan Area Overlay. (See Tukwila South element in Plan text.) Residential Neighborhoods: Residential areas located throughout Tukwila characterized by a mix of single-family residences, multi- family residences and Residential or Neighborhood Commercial Centers. (See Residential Neighborhoods element in Plan text.) Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e., Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre. These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. (See Tukwila Urban Center element in Plan text.) Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre. The are the only areas where mixed use residential is allowed in the Tukwila Valley South area. (See Tukwila Valley South element in Plan text.) 192 April 12, 1996 Cofiprehen5ive Plan J-and U5e Pe5icanahion5 C LD1C' - Low Denify iCe ider id 1-1D1C' - Medium Den5ify i c idedial t10F' - High Dennif y Pciderniia1 I1UO - Mixed Uc Office O - Office 'GG - I'e'idential Commercial Center NCG - Neighborhood Commercial Center PG - regional Commercial 'GI1U-,''egional Commercial/Mixed Uwe TUC - Tukwila Urban Gender C/LI - Commercial/Light Indu trial LI - Light InduStriaJ Manufacturing/ Indudrial Center r; IM,,,iu AP 5 /64 51 0 as hn NMI'> luNli;IV '',.I0IIII 1111111111111h IiQi1",rill1:uO„1111IY^vP,""9 !il