HomeMy WebLinkAboutPlanning 2021-01-28 COMPLETE AGENDA PACKET
Planning Commission
Virtual Meeting Agenda
January 28, 2021 - 6:30 .
To listen to the meeting, dial: 1-253-292-9750, Access Code 391448173#
To view the meeting, join at this link: Join Microsoft Teams Meeting
I. Elect 2021 Chair and Vice-Chair.
(new Chair shall preside over the meeting following election)
II. Adopt the December 10, 2020 minutes.
III. The City Council has recommended that at each Planning Commission meeting a
land acknowledgement statement shall be recited as follows:
“The City of Tukwila is located on the ancestral lands of the Coast Salish people. We
acknowledge their continuing connections to land, water, and culture. We pay our
respect to their elder’s past, present and emerging.”
IV. Tukwila South presentation by Mike Pruett representing Segale Properties.
V. PC Training facilitated by Karen Reed, from Karen Reed Consulting, LLC, and the
City Attorney.
CITY OF TUKWILA
PLANNING COMMISSION (PC) PUBLIC HEARING
MINUTES
Date: December 10, 2020
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Present: Chair Heidi Watters; Vice Chair Louise Strander; Commissioners Dennis Martinez,
Karen Simmons, Dixie Stark, and Andrea Reay
Excused
Absence: Commissioner Sharon Mann
Staff: Department of Community Development (DCD) Deputy Director Minnie Dhaliwal,
Associate Planner Meredith Sampson, Council Member Kathy Hougardy and Planning
Commission Secretary Wynetta Bivens
Agenda: Transit Oriented Housing Action Plan Briefing
Adopt: Commissioner Reay moved to adopt the 11/12/20 minutes
Minutes: Commissioner Martinez seconded the motion. Motion passed.
Chair Watters called the meeting to order.
Meredith Sampson, DCD Associate Planner, gave the presentation for staff. She provided background
information on what the Transit Oriented Development Housing Strategies Plan is, where it came from and
the process for the plan creation. She provided background information about HB 1923 and the grant
opportunities that it gave to local jurisdictions. Through the HB 1923 legislation Tukwila was awarded
$100,000 from the Department of Commerce to complete a Housing Action Plan. Following are the HB
1923 required guidelines that a Housing Action Plan must meet:
• Quantify existing and projected housing needs for all income levels.
• Develop strategies to increase the supply of housing and variety of housing types.
• Consider strategies to minimize displacement of low-income residents.
• Review and evaluate the current housing element.
The announcement of HB 1923 brought the following six South King County jurisdictions together:
Renton, Burien, Kent, Federal Way, Auburn and Tukwila. These jurisdictions will pursue collaborative
efforts on the first portions of each city’s Housing Action Plan to discover broad trends in the South King
County housing market. The second portion of the Housing Action Plan is Tukwila-specific and is
focused on the Transit Oriented Development area around the Tukwila International Boulevard Link
Light Rail Station.
Highlights from the South King County Collaboration:
- South King County needs over 63,000 new homes to be built before 2040, to compensate for the
existing and projected housing deficit.
- Current production rates fall short of the anticipated annual demand by approximately 1,000 homes
per year.
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Approximately 20% of all households, or over 54,000 families in the sub-region are cost-burdened by
rent or mortgage.
Tukwila-Specific Highlights from the South King County Collaboration:
- It is projected that Tukwila needs to build 4,224 new housing units by 2040. Approximately 1,100
should be affordable housing, for those earning between 0-50% of the Area Median Income (AMI)
which would serve households making up to $51,700 income annually.
- There was a 31% increase in the average 2-bedroom apartments between 2013 - 2020,
($1,047 - $1,374).
- There was a 126% increase in median home sales prices between 2013 - 2020,
($182,500 - $412,00).
- Of the six South King County Cities, Tukwila’s rent increased the least, but the median home sales
price increased the most.
- 60% of owner-occupied households and 84% of renter-occupied households making 0-50% of the
AMI are cost-burdened (they spend more than 30% of their income on housing).
- 34% of owner-occupied households and 47% of renter-occupied households making 0-50% of the
AMI are severely cost-burdened (they spend more than 50% of their income on housing).
Tukwila’s Individual Portion of the Plan:
- A Public Engagement Plan has been developed as a joint effort between the consultant and City
staff. Public outreach is currently being conducted with stakeholders in one-on-one interviews
and focus groups.
- Approximately 25 to 30 people are being interviewed to understand what they are seeing on the
ground in terms of housing affordability and quality around Tukwila International Boulevard as
well as what they think are the greatest housing needs.
- A public engagement summary will be completed as well as a housing assessment and housing
policy framework, and an opportunity and barriers mitigation report.
- Additional outreach including a virtual open house will be conducted in late February or early
March.
Next Steps:
- Staff will provide the PC with an update, first quarter of 2021.
- In March, the PC will hold a public hearing.
- Staff will provide the PC with recommendations to consider.
- The PC will forward their recommendations to the City Council, by April 2021.
- The Plan must be adopted by June 2021, which is required based on the grant guidelines.
Staff also answered several questions for the PC and offered to meet one-on-one with the PC if interested.
Following are some questions and comments from the PC:
- Commissioner Strander asked if the 4,224 new housing units that need to be built is citywide?
- Commissioner Stark asked for clarification on how the structures should look.
- Commissioner Simmons asked for clarification on the housing strategy elements listed on pages
39-49 of the packet?
- Commissioner Reay inquired on the timeline regarding community engagement, and whether this
item will come back to PC in February? Staff noted they will hold a virtual open house,
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prior to the PC public hearing in March and offered to brief the PC in February or provide
updated packet documentation.
- Commissioner Watters asked about the history for defining the TOD when it was established and
whether there was community feedback?
- Commissioner Watters asked staff their thoughts on which strategies might be potentially
important for Tukwila and to provide budget expenses?
- Commissioner Watters also asked about specific efforts regarding anti-displacement?
Comments and suggestions:
- Commissioner Martinez said investing in rehabilitating facades along TIB needs to be part of the
conversation – to try and get a better imagine of some of the housing on the off streets along the
TIB, which encourages development.
- Commissioner Simmons thanked staff for a very thorough packet, which she said covered every
aspect of housing strategy possibilities for residents in Tukwila, as well as South King County.
She pointed out she particularly liked the strategy regarding the regional revolving loan plan.
- Commissioner Watters was in consensus with Commissioner Simmons comments regarding the
strategies listed in the packet.
Requests:
1. Commissioner Strander requested that staff coordinate with her as the incoming Chair to set
meeting agendas in 2021.
2. She asked for consensus from the Commissioners to distribute the workload better, so the
meetings are not so long, and the agenda is not overloaded.
3. She also asked for consensus from the Commissioners to request that the City Attorney attends
the PC public hearings, so the PC can ask questions during the meetings.
Minnie Dhaliwal, DCD Deputy Director thanked Commissioner Strander for her suggestions. Pertaining
to request (# 2) staff said a quarterly meeting agenda schedule can be provided ahead of time for projects
coming to the Commission. It was noted that staff does not have control over when projects are received
for private development, so flexibility will be necessary for those agenda items. However, staff can
provide the long-range planning agenda schedule for the whole 2021 year, which are Tukwila South
Design Standards and the Housing Action Plan. Pertaining to request (#3) staff said they will raise it with
the Administration and will need to determine what the contract stipulations are for the City Attorney to
attend evening PC meetings and follow up with the PC.
Commissioners Martinez and Watters were in consensus with Commissioner Stander’s request #2 and #3
Commissioner Martinez said the City Attorney should attend for major development projects.
Commissioner Watters said she likes the idea of the City Attorney attending for major development
projects – and asked to know the cost involved to have the City Attorney attend meetings, she said that it
should be a consideration when the budget is tight. Commissioner Simmons, Stark, and Reay did not
comment.
Staff answered Commissioner Martinez's previously raised questions regarding how many
projects were approved by the Planning Commission for projects that have 501(c)(3) status.
Ms. Dhaliwal thanked everyone and said it has been interesting transitioning from in-person to virtual
meetings, saying they came a long way. She said a few months were lost when virtual meetings were
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started and stopped (due to COVID), and as a result it affected the schedule. She said she appreciated
everyone’s time and commitment. In terms of efficiencies, she said there is always room for
improvements, and staff is open for suggestions. She said some of the key takeaways from staff’s
standpoint are, time is critical and if the meetings are running long and some of the comments are being
repeated that it may be because of the virtual format. The PC are given the opportunity to ask questions
after every step, and maybe they should reconsider how that is done. Staff is open regarding how to
streamline the process and be more efficient.
She said last year the year was kicked off with training with the City Attorney, and staff provided
everyone a binder of the training materials. There was discussion regarding open meeting act, difference
between quasi-judicial and legislative items etc. The PC were informed that for quasi-judicial matters
Commissioners are not supposed to talk to each other outside the public hearing, or to the applicant.
Those limitations do not exist for legislative matters for which the PC are making a recommendation to
the City Council. She also asked the PC to please let staff know if they feel the sample motions that staff
provides should be revised, or other ways staff can assist them make the meetings more efficient. She also
asked if staff needs to include more training.
Commissioner Watters made some final remarks as the outgoing Chair for the year. She said there was
so much that went on this year. She said hopefully this will be their one and only crash course in virtual
Planning Commission business, and pandemic conduct. She thanked everyone for the grace, patience,
creativity, and fortitude through all of it, and said they got a lot done despite everything. They heard a lot
of public comments, tackled a lot of tricky issues, and looked at packet material on the computer. She
said she really appreciated everyone’s willingness to be flexible, the consideration, and how much they
got done was a big accomplishment this year. She said she was glad that even though things were tough
that they were able to make a lot of important decisions for the City, and think critically about strategies,
and everyone brought their perspective, she always appreciated learning from all of them. She said with
the virtual setup and with all the help that staff gave them she hopes everyone was able to feel heard, and
the process worked for them. And that they are getting better at it. She wished everyone a happy holiday,
and to be safe. She closed by welcoming Commissioner Strander as the 2021 Chair.
Adjourned 7:45 p.m.
Submitted by: Wynetta Bivens
Planning Commission Secretary
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning Commission
FROM: Brandon Miles, Business Relations Manager
CC: Mayor Ekberg
DATE: January 15, 2021
SUBJECT: Tukwila South Presentation
ISSUE
Presentation by Segale Properties (“Segale”) on Tukwila South.
BACKGROUND
In February the Planning Commission is scheduled to begin review of residential design
guidelines for Tukwila South. Prior to the February meeting, the City wants to provide a briefing
to the Planning on the extensive entitlement history and construction history of Tukwila South.
Attached to the to this memorandum is a document and presentation prepared by Segale
regarding Tukwila South. These documents provide a high-level understanding of the history of
Tukwila South. No action is required by the Planning Commission at the January
meeting.
ATTACHMENTS
1. Memo from Segale Properties, dated January 15, 2021.
2. PowerPoint Slides, prepared by Segale Properties.
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JANUARY 15, 2021
TO: CITY OF TUKWILA PLANNING COMMISSION
FROM: MIKE PRUETT
SUBJECT: SUMMARY OF TUKWILA SOUTH PROJECT APPROVALS AND PERMITS
In February the Planning Commission will begin review of proposed residential design standards and
guidelines for Tukwila South. Tukwila South has an extensive project history and the information below
provides a general overview.
Tukwila South was planned and approved to be one of the largest mixed-use projects in the Puget Sound
region. At over 500 acres, and with up to 10,000,000 million square feet of allowable development, it is
similar in size to South Lake Union and is perhaps third in size behind Issaquah Highlands and
Snoqualmie Ridge in terms of overall size for recent master planned developments.
The Tukwila South lands were purchased by the Segale family over several decades. The idea to create
something different started back in the early 2000’s. Tukwila South was, and still is, the largest
contiguous bare land property in the Puget Sound region and deserved to be developed into something
special, something that contributed to the economic growth and prominence of the Tukwila area within
the region.
After close to a decade of substantial planning, engineering and entitlement work, Tukwila South was
approved. The Tukwila South approval is not just one approval or permit, it is a myriad of approvals and
permits from multiple jurisdictions and agencies that provided the Segale family the ability and flexibility
to implement the Tukwila South vision.
Obtaining the entitlements and constructing the primary infrastructure took a long period of time to
complete. Consequently, many of the City’s decision-makers and staff that were involved in permitting,
and familiar with what Tukwila South was approved to become, are no longer with the City. Segale
believes it is important for the new City decision-makers to become familiar with the project, all that has
been accomplished to date, the land use context of the various approvals and permits, and where the
project is going in the coming years. This memorandum briefly summarizes the various approvals and
permits that together provide the opportunity for Tukwila South to be built into one of the most unique
and beneficial developments in the Puget Sound area.
This summary of work completed to date was prepared to better inform Planning Commission, City
Council, and staff as to what has been completed to date and what efforts remain to help make the
project a reality.
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I. Tukwila South Approvals and Primary Permits
Segale is working diligently to bring the Tukwila South vision to life. Below is an abbreviated list of the
myriad of approvals and permits associated with each of these efforts. It is important for City of Tukwila
decision-makers to understand the amount of work that has been completed to date and what is still
needed to build the first projects in Tukwila South.
A. Annexation to improve Tukwila’s tax base was approved.
Tukwila South includes 260 acres of property that Segale and the City agreed to annex into the City
of Tukwila from unincorporated King County.
B. Environmental Impacts have been Evaluated and Mitigated.
An overlay zone was proposed over the Tukwila South property to create the land use flexibility and
density opportunities necessary to support a mixed-use development. A full Environmental Impact
Statement (EIS) was required by the City of Tukwila to assess the potential environmental impacts as
a result of the proposed overlay and resulting development. An EIS is the most comprehensive
analysis of potential environmental impacts. A preferred alternative, as well as alternative
development scenarios were prepared and reviewed. All project impacts associated with
development of the overlay area were identified and addressed in a published Final EIS, including
the requirements for wetland fill and mitigation work, mitigation of stream and wetland impacts
along the Green River, mitigation of past drainage impacts including the relocation of Johnson
Creek, mitigation for site grading work and associated levee/grading work in the shoreline area, and
mitigation that included a fish habitat creation project along the Green River. The analysis of
environmental impacts was extensive, and the identified impacts have been fully mitigated.
C. The Development Agreement assures that both Segale and the City have certainty over
development outcomes.
The buildout of Tukwila South is governed by a Development Agreement between the City of
Tukwila and Segale Properties LLC. The Development Agreement provides additional information
on what is allowed within Tukwila South, how Tukwila South will develop and under what
stipulations, and the responsibilities of each party (the City and Segale) as Tukwila South moves
forward. The Development Agreement expires in June 2024, but its expiration does not negate or
dissolve the related Tukwila South Overlay district (TSO), described below, or any of the land use
standards associated with the TSO. Upon the expiration of the Development Agreement, the TSO
development standards in the Code will govern the buildout of Tukwila South.
D. Tukwila South Zoning Overlay largely matches the Development Agreement, and provides
continuity for development into the future, including after the Development Agreement
expires.
Approval of the EIS and other associated documents created a new land use and zoning overlay
within the City of Tukwila. The Code and zoning map were amended to create the new TSO
designation and set of development standards for all of Tukwila South. Chapter 18.41 of the Tukwila
Municipal Code details the TSO, including the design review process required for all non-exempt
uses within the TSO, and basic development standards for developments within the TSO. The TSO is
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essentially new zoning and development standards for the overlay area. The only way to change the
land use rules set for the TSO is to complete a Comprehensive Plan Amendment and rezone, or to
adopt amendments to the TSO standards.
E. The Tukwila South Master Plan describes the conceptual vision for Tukwila South.
The Tukwila South Master Plan is a conceptual master plan document that paints the vision for what
the Segale family hopes to achieve through the Development Agreement and TSO. Specifically, the
“Master Plan document defines the goals, objectives, and vision of Segale Properties to transition
almost 500 acres of mostly undeveloped property in Tukwila, Washington, to a memorable regional
destination that can compete nationally and internationally for employers and goods and services.”
The Master Plan further clarified that “[b]because of the sheer size of the site, the implementation
of this vision will span many development cycles over 25 to 30 years.” The Master plan provides
information on the types of land uses envisioned on the site, which include office,
commercial/retail, and housing, and the overall potential densities associated with these land uses.
It provides the land use framework for what Tukwila South can become. While the Master Plan
provides some conceptual locations for specific types of land uses within the project, it does not
define specific areas for such uses and limits on any one kind of use. The intent of the Master Plan is
to provide for land use flexibility and intense use of developable areas to create a “live, work, play”
mixed-use district within Tukwila South.
F. Army Corps of Engineers 404 Permit authorized now completed work and mitigation
affecting wetlands.
Segale received a US Army Corps of Engineers 404 permit for impacts to wetlands and required
mitigation to federally protected wetlands and to complete other in-water work.
G. Washington State Department of Ecology Section 401 Water Quality Permit /NPDES
permit authorized now completed work and mitigation affecting wetlands, and
stormwater controls.
In addition to the Federal 404 permit referenced above, Segale received a permit from the
Washington Department of Ecology for impacts and mitigation to wetlands as well as the already
developed storm water collection, treatment, and detention system for the Tukwila South site.
Building the storm water collection and treatment system provides significant benefits and
incentives to development interested in locating within the City of Tukwila. Individual projects
locating within the TSO do not need to do individual stormwater collection and treatment. The
stormwater collection and treatment system has been approved by the Washington State
Department of Ecology under their 401 Permit for Water Quality Certification. A National Pollution
Discharge Elimination System (NPDES) permit was also issued for Tukwila South related to the
projects stormwater collection, treatment, and discharge system.
H. City of Tukwila Sensitive Area Master Plan (SAMP) authorized now completed work and
mitigation affecting wetlands, steep slopes and other sensitive areas.
In addition to Federal and State reviews and permits, a Sensitive Area Master Plan (SAMP)
addressing how Segale would meet the City’s requirements for preserving sensitive areas, steep
slopes, and fully mitigating for impacts to wetlands and other sensitive areas was approved. Segale
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filled 8.26 acres of wetlands and provided 49.19 acres of wetland mitigation and buffers. Mitigation
projects under the SAMP are constructed and successfully operating.
I. Washington Department of Fish and Wildlife Hydraulic Project Approval (HPA) authorized
now completed work and mitigation affecting streams.
As part of the mitigation work associated with the Tukwila South development, Segale daylighted a
stream, creating a new fish friendly system, and connecting the stream to the Green River.
J. Tukwila Shoreline Substantial Development Permit, authorized grading work along the
Green River.
The City of Tukwila approved a shoreline substantial development permit authorizing grading and
mitigation work within certain shoreline areas of Tukwila South.
K. City of Tukwila Grading Permits, authorized grading work throughout the site, along the
Green River levee.
Grading permits were issued to Segale by the City of Tukwila to fill and grade the site into its current
configuration and improve river levees up to Army Corp of Engineers standards.
L. Southcenter Parkway Land Dedication was made so roadway could be expanded.
Segale dedicated the land to the City of Tukwila necessary to build the 5-lane Southcenter Parkway
Arterial.
M. Relocation of 178th / Dedication of Land to City of Tukwila for Fire Station, plus
contribution of $4.75 million for City fire facilities.
As part of Tukwila South’s development, the Segale family agreed to relocate and construct 178th
Street, creating a less steep/hazardous entry into Tukwila South from the adjacent jurisdiction of
SeaTac. Relocation of the roadway created a new parcel which was dedicated to the City of Tukwila
for a new fire station which recently opened. Segale also contributed $4.75 million to the City for
new fire facilities.
N. City of Tukwila Preliminary Plat was approved to enable the next step in development: the
creation of transferrable legal lots.
Tukwila South has an approved and valid Preliminary Plat for creation of 45 developable lots, 5
Sensitive Area Tracts (SAT’s), 2 Regional Detention (RD) Tracts, 2 Open Space (OS) Tracts, and 1 Non-
Buildable Tract (NBT). Unlike a typical Preliminary Plat, the Tukwila South Preliminary Plat was
approved after substantial review and approval of engineering work related to Tukwila South’s road
and utility improvements. That work was all completed, and road and utility improvements are in
place, with the exception of two future private streets shown on the Preliminary Plat. The
Preliminary Plat was approved in October 2017 and is valid until October 2022.
O. City of Tukwila Final Plat was approved creating three transferrable legal lots, and 14
Future Development Tracts.
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Tukwila South has an approved and recorded Phase 1 Final Plat that created 3 legal lots, 14 Future
Development Tracts (FDTs), and 5 Sensitive Area Tracts, 2 Open Space Tracts and a No-Build tract.
Future final plats for the FDTs will utilize the underlying Preliminary Plat lot pattern to create
additional legal lots, so long as the Preliminary Plat is still valid at the time of final platting.
II. Upcoming Approvals/Permits
A. Residential Design Guidelines and Standards.
In February the Planning Commission is scheduled to review draft Design Guidelines and Standards
for residential projects within Tukwila South (TSO Residential Guidelines). The TSO Residential
Guidelines are implementation tools, which will provide the City the guidance to complete design
review on upcoming residential projects in the TSO. Residential development in the TSO is required
to comply with the TSO Residential Guidelines, therefore, residential projects cannot obtain permit
approvals until the TSO Residential Guidelines are adopted by the City. Segale submitted the TSO
Residential Guidelines for review in December of 2019.
III. Conclusion
The Segale family appreciates the efforts of the Planning Commission and the work they do to ensure
that the City of Tukwila develops in thoughtful and prudent manner. We understand Tukwila South is a
complicated project. As you can see by review of this document, the Segale family has completed an
enormous amount of work to bring Tukwila South this far. Building construction is poised to begin, but
the Segale family needs the City’s help with the final implementing pieces that will allow such
development to move forward. The Tukwila South project is unique in its ability to create a first-class
“live, work, play” district that will bring a myriad of benefits to the City of Tukwila for decades to come.
To this end, we welcome all opportunities to engage in a dialogue and answer any questions the City
may have and to work with City officials towards the common goal of completing the vision that is
Tukwila South.
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January 15, 2021Tukwila South Background and History
CONCEPTUAL
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1.Tukwila South Development
Overview
CONTENT
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Tukwila South Overview
1/15/2021 3
•Tukwila City Council approved the Tukwila South
Project Development Agreement in 2009
•391 total acres (250 development acres) owned and
managed by Segale Properties
•Approval allows for 10.3 million square feet of mixed-
use development; intended to be regional economic
hub and live-work-play community
•Tukwila South approved uses include office/R&D,
manufacturing/flex space, residential, and retail
•Segale Properties is pursuing development partners to
help realize this long-term vision
•Seeking residential design standards approval to allow
first residential project to move forward
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Development Agreement –Key Provisions
1/15/2021 4
–Submitted in November 2019
–forthcoming with adjacent development
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Development Opportunities and Challenges
1/15/2021 5
Opportunities
Challenges
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Scarcity of Large Development Sites
1/15/2021 6
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Segale Properties Development Strategy
1/15/2021 7
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1/15/2021 8
Phased Density Strategy
Segale Properties Development Strategy
Conceptual Depiction: Not a Site Plan
Conceptual Depiction: Not a Site Plan
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Potential Catalyst Developments
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Recreation Space
Conceptual Open and Recreation Space
at Tukwila South
•FDT-10 and Cross Levy areas will be developed as
parks
•Recreation space will be provided along Green River
oxbow/trail area
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