HomeMy WebLinkAbout2014 Southcenter Subarea Plan Supplemental Environmental Impact State (SEIS)
City of Tukwila Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
April 4, 2013
Dear Interested Parties,
The City of Tukwila has completed preparation of the Final Supplemental Environmental Impact
Statement (SEIS) on the non-project proposal by the City of Tukwila to adopt the Southcenter Subarea
Plan, revised Tukwila Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the
Southcenter Design Manual. The Final SEIS supplements the following document: Tukwila
Comprehensive Plan Final Environmental Impact Statement, prepared in October 1995. As part of the
SEIS, Tukwila prepared the SEIS documents pursuant to the provisions of RCW 43.21C.420.
The Final SEIS was prepared to inform the public, agencies and decision makers about the environmental
consequences associated with future development and redevelopment in the Southcenter area, the area
currently zoned “TUC”. Alternatives considered include the Proposed Action, a High Intensity
Alternative, and the No Action Alternative. Future development may include redevelopment of aging
structures or infill on underutilized parcels that could occur over approximately the next 20 years, as well
as potential increases in employment and population that are being planned for in this area.
To help achieve the City’s economic development objectives, a goal of the SEIS was to eliminate the
need for additional environmental analysis in conjunction with development and redevelopment that
occurs on individual sites within the Southcenter area. Future project-specific development proposals that
are consistent with the subarea plan, development regulations and SEIS do not require individual SEPA
review and cannot be challenged administratively or judicially pursuant to SEPA. Projects that do not
meet these criteria, including conditional and unclassified uses, will still be required to undergo SEPA
review. As such, this SEIS provides certainty and predictability for urban development proposals by
streamlining the environmental review process within the subarea and encouraging the goals of SEPA and
the State’s Growth Management Act (Chapter 36.70A RCW). Consequently, this SEIS is intended to
serve as a catalyst for redevelopment and as an incentive for property owners and developers to favorably
consider Tukwila’s Urban Center when locating a business or investing in the community.
The City Council will be initiating their review of the draft Southcenter Subarea Plan, revised Tukwila
Municipal Code (TMC) Chapter 18.28 Tukwila Urban Center (TUC), and the Southcenter Design Manual
in April 2014. If you would like to be added to our list of interested parties and receive email updates on
the adoption process, please send an email to Lynn.Miranda@tukwilawa.gov.
Sincerely,
Jack Pace
SEPA Responsible Official
Director, Department of Community Development
Tukwila Urban Center Subarea Plan Final SEIS i
April 2014
FACT SHEET
PROJECT TITLE
Draft Southcenter Subarea Plan and Implementing Regulations
DESCRIPTION OF PROPOSAL AND ALTERNATIVES
Proposed Action: Adoption by the City Council of a Subarea Plan for the Southcenter
area, revised development regulations in TMC Chapter 18.28 Tukwila Urban Center
(TUC), and the Southcenter Design Manual. This Action would maintain Southcenter’s
current share of the regional retail market and enhance the area’s long-term competitive
edge within the region by promoting the development of a more vibrant, high intensity
mixed-use center including housing and pedestrian-oriented areas in proximity to rail and
transit, enhancing the visual character of the built environment, prominently featuring
natural amenities, and encouraging redevelopment of underutilized properties. Change
would be driven by market forces, catalyst public projects, and the guidance of new
development regulations and design guidelines. The Proposed Action would meet the
objectives of the Subarea Plan and would accommodate projected 20-year demand for
housing and jobs.
Alternative 1: High Intensity Urban Center
Same as the Proposed Action, except this Alternative would allow higher maximum
building heights potentially resulting in an incrementally more compact land use pattern
in the Transit Oriented Development (TOD) District. This alternative would meet the
objectives of the Subarea Plan and would accommodate projected 20-year demand for
housing and jobs.
Alternative 2: No Action
No subarea plan, new development regulations or design guidelines would be adopted.
The City would continue to apply the regulations of the existing TMC Chapter 18.28 for
the Tukwila Urban Center. The area would continue to develop as a suburban retail and
warehouse/distribution center, with change driven by market forces, but the City’s
current share of the regional retail market would likely decline. This alternative would
not meet the objectives of the Subarea Plan and would not accommodate projected 20-
year demand for housing; it would accommodate the projected demand for jobs.
PROJECT LOCATION
The Tukwila Urban Center/Southcenter Subarea is bounded by I-5/Southcenter Parkway
(and the toe of the west valley wall) on the west, I-405 on the north, the City limits and
the Green River on the east, and S. 180th Street and the Green River on the south.
PROPONENT
City of Tukwila Department of Community Development
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188-2544
Tukwila Urban Center Subarea Plan Final SEIS ii
April 2014
LEAD AGENCY
City of Tukwila Department of Community Development
RESPONSIBLE OFFICIAL
Jack Pace, Director
City of Tukwila Department of Community Development
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188-2544
CONTACT PERSON
Lynn Miranda, Senior Planner
City of Tukwila Department of Community Development
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188-2544
Telephone: 206.433.7162
Email: Lynn.Miranda@tukwilawa.gov
LICENSES, PERMITS AND APPROVALS POTENTIALLY REQUIRED
The Tukwila City Council will adopt the Southcenter Subarea Plan as an optional
element of Tukwila’s Comprehensive Plan and will adopt the revised TMC Chapter
18.28 TUC and the Southcenter Design Manual as development regulations to implement
the Subarea Plan. Future developments consistent with the SEIS will be reviewed as
provided by the Tukwila Municipal Code and will not require additional SEPA review, as
permitted by RCW 43.21C.420.
EXISTING ENVIRONMENTAL DOCUMENTS BEING SUPPLEMENTED AND/OR
ADOPTED
This document supplements the Environmental Impact Statement (EIS) for the Tukwila
Comprehensive Plan, October 1995. The 1995 EIS is being adopted for purposes of
SEPA compliance, consistent with WAC 197-11-630, as well as other relevant
environmental documents. Notices of Adoption are contained in Appendix B of the Final
SEIS.
Copies of the EIS are available for review at:
City of Tukwila Department of Community Development
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188-2544
EIS AUTHORS AND PRINCIPAL CONTRIBUTORS
City of Tukwila Department of Community Development
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188-2544
City of Tukwila Public Works Department
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188-2544
Tukwila Urban Center Subarea Plan Final SEIS iii
April 2014
Weinman Consulting, LLC
9350 SE 68th St
Mercer Island, WA 98040
Fehr & Peers
1001 4th Ave, Suite 4120
Seattle, WA 98154
ENVIRON International Corporation
901 5th Ave, Suite 2820
Seattle, WA 98164
DATE OF ISSUE OF DRAFT SUPPLEMENTAL EIS
October 21, 2013
DATE OF ISSUE OF FINAL SEIS
April 4, 2014
EXPECTED DATE OF IMPLEMENTATION
June 2014
SEIS AVAILABILITY, COST AND BACKGROUND MATERIAL
The Draft and Final SEISs may be reviewed online at
http://www.tukwilawa.gov/dcd/urbancenterplan.html. Review copies of the Final SEIS
and background materials are available at the City of Tukwila Department of Community
Development, Suite 100, 6300 Southcenter Boulevard, Tukwila, WA 98188-2544.
Documents may be reviewed between the hours of 8:30 AM and 5:00 PM. CD copies of
the Final SEIS are available for purchase at the above address at a cost of $10.00.
Tukwila Urban Center Subarea Plan Final SEIS iv
April 2014
City of Tukwila
Final SEIS for Southcenter Subarea Plan and Implementing
Regulations
Table of Contents
Fact Sheet ........................................................................................................................................ i
Chapter 1 Summary of the Proposed Action .................................................................... 1-1
Section 1.1 Summary of the Proposed Action and Alternatives ............................................ 1-1
Chapter 2 Proposal and Alternatives ................................................................................. 2-1
Section 2.1 Proponent, Action, Location/Major Features....................................................... 2-1
Section 2.2 Background – Planning & Regulatory Framework ............................................. 2-3
Section 2.3 Southcenter Plan Background ............................................................................. 2-9
Section 2.4 Proposed Action & Alternatives ....................................................................... 2-12
Section 2.5 Environmental Review....................................................................................... 2-22
Chapter 3 Changes & Clarifications to the SEIS ............................................................. 3-1
Chapter 4 Comments and Responses to Comments on the Draft SEIS .......................... 4-1
Appendices
Appendix A Tukwila Environmental Documents, Adopted Regulations & Plans [Revised] . A-1
Appendix B. Adopted Environmental Documents ....................................................................B-1
Tukwila Urban Center Subarea Plan Final SEIS v
April 2014
List of Tables
Table 1.1 Future Land Use (Households & Employment) by Alternative .......................... 1-3
Table 1.2 Summaries of Significant Impacts in the Urban Center ..................................... 1-7
Table 2.1 City of Tukwila Forecasted Growth Year-2031 ................................................ 2-19
Table 2.2 Assumed Urban Center Pipeline Projects .......................................................... 2-19
List of Figures
Figure 1.1 Tukwila Urban Center Boundary ......................................................................... 1-2
Figure 2.1 Tukwila Urban Center Boundary ........................................................................ 2-2
Figure 2.2 Evolution of Envisioned District Structure ........................................................ 2-14
Figure 2.3 District Map ....................................................................................................... 2-15
Figure 3.11 No Action PM Peak Hour Level of Service (2031) [Revised] ............................ 3-3
Figure 3.12 Proposed Action/High Intensity Alternative PM Peak Hour
Level of Service (2031) [Revised] ....................................................................... 3-4
Tukwila Urban Center Subarea Plan: Final SEIS 1-1
March 2014
Chapter 1
Summary of the Proposed Action
This chapter provides a brief summary of information contained in the Southcenter Plan
Supplemental Environmental Impact Statement (SEIS). It provides an overview of the
alternatives, the analysis of significant impacts and mitigation measures, and significant
unavoidable impacts. This summary is intended to be brief and selective; the reader should
consult individual sections of the Draft SEIS for detailed information concerning environmental
impacts and mitigation measures. A matrix in this chapter contains a comparative overview of
the impacts identified for the Proposed Action and alternatives.
Section 1.1 Summary of the Proposed Action and Alternatives
1.1.1 Location of Proposal
Tukwila’s Urban Center, Southcenter, is an approximate 1,000-acre area that is generally
bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on
the north, the City limits and the Green River on the east, and S. 180th Street and the Green River
on the south (See Figure 1.1). The area is intensively developed with a range of retail,
commercial, warehousing, distribution and light industrial uses. Current land uses and site
design may be characterized as suburban and auto-oriented in nature, with many low scale,
single-use buildings located behind extensive surface parking lots. Large-scale retail and
industrial buildings are also present in some portions of the area. The existing street system is
built around mega-blocks, which makes walking challenging. There is little vacant land
remaining that is not environmentally constrained or preserved for open space. Major open
space, recreational areas, and natural features of the urban center include the Green River and
Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond.
1.1.2 Proposed Action
The Proposed Action consists of two major elements:
Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila’s
designated Urban Center – which will become an optional element of the City’s
Comprehensive Plan; and
Adoption of revised development regulations for the Tukwila Urban Center (TMC
Chapter 18.28), and the Southcenter Design Manual.
Tukwila Urban Center Subarea Plan: Final SEIS 1-2
March 2014
Figure 1.1 Tukwila Urban Center Boundary
The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive
Plan and would guide future growth and redevelopment of the subarea. The development
regulations and design guidelines would amend the text of the City’s zoning code (Tukwila
Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and
new design guidelines would both implement the Subarea Plan and act as mitigation measures
for future development; the regulations and design guidelines would not cause significant
impacts on their own. The regulations and provisions of the entire Tukwila Municipal Code
(TMC), such as those related to noise, building and fire life safety, and sensitive areas, would
continue to apply to development within the Urban Center.
The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and
redeveloping the Urban Center over time. It builds on the policies contained in the City’s
Comprehensive Plan. It would be implemented through a variety of public and private actions,
with the guidance of new development regulations. The Southcenter Plan provides guidance for
Tukwila Urban Center Subarea Plan: Final SEIS 1-3
March 2014
restructuring and transforming the Urban Center from an area with a dispersed, unconnected, and
auto-dominated land use pattern, with generally undistinguished design, hidden amenities and no
real center, to a vibrant mixed-use center that is organized, connected, and pedestrian-oriented,
and which is well-designed around its amenities. Change is expected to be evolutionary, driven
by market forces, catalyst public projects, and the guidance of new development regulations and
design guidelines.
A key element of the subarea plan is to generally organize the Southcenter area into a pattern of
five “districts,” each with a distinct identity and mix of uses: Regional Center, Transit Oriented
Development (TOD), Pond, Commercial Corridor and Workplace (See Figure 2.3 District Map).
Each district is based on an existing development element (such as Westfield Mall), an amenity
(e.g., Tukwila Pond), a public facility (the Sounder Commuter rail/Amtrak station), or the
dominant land use (warehouse & industrial in the Workplace District). District size and layout
are influenced by identified market opportunities, circulation connections, walking distance and
nearby amenities.
Other major themes and elements of the subarea plan and the transformation that it envisions
include:
Creation of a street network – from superblocks to a fine-grained pattern of streets and
blocks
Transit integrated with urban center development
Integration of the natural and recreational amenities with the emerging built environment
Building, Site and Infrastructure Design – create a “great place”1
In general, growth and development would occur in a more urban/intensive, pedestrian-oriented,
walkable form, primarily in the northern portion of the Southcenter area between the Mall and
the Sounder/Amtrak Station, and around Tukwila Pond. Table 1.1 presents a summary of growth
(households and employment) associated with the Proposed Action.
Table 1.1 Future Land Use (Households & Employment) by Alternative
Land Use Scenario Total Citywide Total Southcenter Subarea
Households Employment Households Employment
2013
7,435 47,540 4 19,725
2031 No Action
10,574 71,686 654 21,393
2031 Proposed
Action/
High Intensity
12,285 75,205 2,714 25,084
1 A great place is memorable and helps promote social interaction and sense of community, is visually interesting,
reflects local culture or history, and has a unique or special character.
Tukwila Urban Center Subarea Plan: Final SEIS 1-4
March 2014
1.1.3 Land Use Alternatives
Two alternatives to the Proposed Action are addressed in the SEIS: the No Action Alternative
and the High Intensity Alternative. Both alternatives address the same geographic area and use
the same 2031 forecast year as the Proposed Action. Both are evaluated using the King County
Countywide Planning Policy’s updated household and employment forecasts for Tukwila. Table
1.1 also shows the future land use (household and employment) associated with the alternatives.
1.1.3.1 High Intensity Alternative
The High Intensity Alternative would be very similar to the Proposed Action in that it would
implement the vision for the Southcenter area and accommodate the same forecasted housing
and employment targets, but would allow the construction of taller buildings in the area
designated for transit oriented development when multiple height incentives are employed. It is
assumed that the Southcenter Subarea Plan and other aspects of the implementing regulations
would remain the same as under the Proposed Action. The regulations and provisions of the
entire Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and
sensitive areas, would also continue to apply to development within the Urban Center.
The most significant differences between the Proposed Action/High Intensity alternatives and No
Action would be evident in growth and development occurring in a more urban/intensive,
pedestrian-oriented, walkable form, primarily in the northern portion of the Southcenter area
between the Mall and the Sounder/Amtrak Station, and around Tukwila Pond in the Proposed
Action and High Intensity Alternative when compared to the No Action Alternative. The
regulations and provisions of the entire Tukwila Municipal Code (TMC), such as those related to
noise, building and fire life safety, and sensitive areas, would continue to apply to development
within the Urban Center under both alternatives.
1.1.3.2 No Action Alternative
No Action provides a “baseline” for comparing the impacts of the proposal. Relative to the
Urban Center, No Action assumes that the Southcenter Subarea Plan, revised development
regulations and new design guidelines would not be adopted. The existing regulations, design
guidelines and design review thresholds in TMC Chapter 18 would continue to apply to future
development. The existing suburban development pattern would continue and the City would not
achieve regional goals for an urban center or have sufficient development capacity to
accommodate the household target allocated to the City.
SEPA review would occur on a project-by-project basis, without the benefit of a comprehensive
and cumulative analysis of subarea impacts as a whole.
1.1.4 Prior Planning and Environmental Review
The City of Tukwila adopted a Comprehensive Plan in 1995 complying with the requirements of
the Growth Management Act and in coordination with the overall planning framework of the
King County Countywide Planning Policies. The goals, policies, and implemen tation strategies
contained in the Plan were intended to be the basis for managing anticipated growth and
Tukwila Urban Center Subarea Plan: Final SEIS 1-5
March 2014
development in Tukwila over the following twenty years. The Comprehensive Plan Draft and
Final EIS2 identified and documented potential significant adverse environmental impacts and
mitigation measures associated with Plan alternatives. An Addendum3 to the Tukwila
Comprehensive Plan EIS evaluated the environmental impacts of the zoning code changes
proposed to implement the Comprehensive Plan. In 2004 the City of Tukwila issued another
Addendum to the Comprehensive Plan EIS addressing proposed revisions to the Comprehensive
Plan and development regulations.
This Supplemental EIS (SEIS) focuses on potential impacts associated with increased intensity
of development proposed for the Urban Center. It supplements the analysis of adverse impacts
contained in the documents described above, along with other plans and EISs that contain
environmental information relevant to the Urban Center that are being relied upon for purposes
of SEPA compliance. Please refer to the Fact Sheet and Appendix A for a list and summary of
documents that are being adopted and/or incorporated by reference, and which may be reviewed
at the City of Tukwila Department of Community Development. Many of the impacts associated
with future development in the subarea are already addressed by adopted development
regulations, by other applicable requirements of the City’s Comprehensive Plan, and/or by other
local, state or federal rules or laws. The City intends to rely on these to mitigate significant
adverse impacts.
The City of Tukwila is using the SEPA review provisions for subareas set forth in RCW
43.21C.420. These provisions allow the City to comprehensively consider area-wide, cumulative
environmental impacts of the Southcenter Plan over the long term, rather than evaluating impacts
on a project-by-project basis. Mitigation measures can similarly be identified for cumulative
development within the subarea, which enhances the City’s planning and programming of
needed improvements. Tukwila residents also have the ability to see how the impacts of growth
within the subarea will be addressed over the long term, and how the vision for the Urban Center
will be implemented. Future project-specific development proposals that are consistent with the
subarea plan, development regulations and SEIS do not require individual SEPA review and
cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject
SEIS provides certainty and predictability for urban development proposals, by streamlining the
environmental review process within the subarea and encouraging the goals of SEPA and the
State’s Growth Management Act (Chapter 36.70A RCW). Most capital improvements planned
for the subarea, such as the pedestrian bridge over the Green River, are independent projects that
have been undergoing separate environmental review. As such, these projects are not within the
environmental review provisions of RCW 43.21C.420.
To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d), the City held the
required community meetings, provided information about the plan, issued a Determination of
Significance and Scoping Notice, and held a scoping meeting. The City is also evaluating the
feasibility of a Transfer of Development Rights (TDR) program, as required by RCW
43.21C.420. The Landscape and Infrastructure Program (LCIP), in conjunction with TDR, could
provide a supplemental source of funding to invest in infrastructure in the Urban Center.
2 Dated June 1995 and October 1995, respectively.
3 Dated November 1995
Tukwila Urban Center Subarea Plan: Final SEIS 1-6
March 2014
Six comments were received during the 30-day scoping period, and all comments were
considered in determining the scope of this SEIS. More detail on this process and comments
received can be found in Chapter II.
A Draft SEIS was published on October 18, 2013 and the public comment period extended to
November 20, 2013. Procedures for publication and distribution followed the requirements of
state and local regulations. A total of four comment letters were received from agencies, tribes
and individuals. The Final SEIS reproduces these comment letters and provides responses to
substantive comments.
1.1.5 Summary of Significant Impacts
Table 1.2 provides a summary of environmental impacts for each element of the environment
evaluated in the Draft SEIS. Table 1.2 also includes mitigation measures for impacts that could
result from the Proposed Action. Significant unavoidable adverse impacts are also identified, as
applicable.
Tukwila Urban Center Subarea Plan: Final SEIS 1-7
March 2014
Table 1.2 Summaries of Significant Impacts in the Urban Center
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
PLANS & POLICIES This Alternative is consistent with the urban
center-related VISION 2040, the King County
Countywide Planning Policies, and the Tukwila
Urban Center (TUC) Element of Tukwila’s
Comprehensive Plan.
Same as the Proposed Action. The No Action Alternative would be
inconsistent to varying degrees with urban
center-related policies of VISION 2040, the
King County Countywide Planning Policies,
and the Tukwila Urban Center (TUC) Element
of Tukwila’s Comprehensive Plan.
BUILT ENVIRONMENT
LAND USE &
AESTHETICS
The Urban Center would be organized into five
districts. Guiding certain types of land uses to
specific districts with compatible uses would
provide each with a distinct identity and reduce
future land use conflicts.
The most significant land use changes would
be evident in growth and development
occurring in a more urban/intensive,
pedestrian-oriented, walkable form, primarily
in the northern districts of the Urban Center
between the Mall and the Sounder/Amtrak
Station, and around Tukwila Pond. A mix of
uses would occur in these areas – office, retail
and multifamily within the same building.
Areas south of Tukwila Pond and along
Southcenter Pkwy would not change
significantly from the current pattern of
development. Overall, more commercial
growth (5,359 employees) would occur under
the Proposed/High Intensity Alternative by
2031, resulting in 3,691 more employees than
the No Action.
Opportunities for residential development
would expand to areas in proximity to high
capacity transit and water amenities, resulting
in 2,710 dwelling units by 2031, or 2,060 more
than No Action. Multifamily height incentives
would be offered.
Land use impacts under the High Intensity
Alternative will be similar to those identified
under the Proposed Action, except for building
heights in the TOD District. Under this
alternative, maximum building heights within
the TOD District would be greater with height
incentives (115’) when compared to the
Proposed Action (70’). Consequently, height
related impacts in the TOD District would be
greater than under the Proposed Action, and
similar to those under the No Action.
Since the growth assumptions are the same for
this alternative as under the Proposed Action
(see Table 3.4), the most significant land use
impact of allowing taller buildings in the TOD
District is that fewer buildings may be
constructed within the Urban Center and the
land use pattern could be marginally more
compact.
The current pattern of single use structures and
lower-scale suburban commercial development
would continue; development would most
likely not achieve a higher density mixed-use
land pattern. Retail uses would continue to
dominate; very little housing would be
constructed in the Urban Center (650 units by
2031). Land use conflicts between adjacent
uses could increase, since differentiation of the
urban center into districts with
similar/compatible uses would not occur.
The rate of commercial growth may slow over
time due to increased competition from mixed
use centers locating in surrounding areas, such
as Renton Landing, Kent Station, and Burien
Town Center, and lack of investment in the
Subarea. This could result in 3,691 fewer
employees than the other Alternatives in 2031.
Public investment in the types of amenities
needed to attract housing and meet regional
goals for increasing pedestrian and transit-
supportive environments would not be
generated. Reduced opportunities for housing
in the Urban Center could make it difficult for
the City to accommodate its citywide housing
targets. Consequently, there could be greater
pressure for infill and intensification of housing
in the City’s existing single family residential
Tukwila Urban Center Subarea Plan: Final SEIS 1-8
March 2014
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
Building heights would be lower than the No
Action, except for around the Mall where
heights could reach 214’ with height incentives
for public frontage improvements or
multifamily development. Building heights
along the Green River within 200’ of the
OHWM would be the same in all alternatives.
Shadowing impacts would be less than the No
Action, except around the Mall.
Many potential impacts would be mitigated by
adopted comprehensive plan policies and
development regulations, and/or by proposed
subarea plan strategies, development
regulations and design guidelines. The
elements of the proposal are themselves
mitigation measures that would address the
potential impacts of future growth. The
Shoreline Master Program would have a
positive effect on shoreline resources. No
additional mitigation measures are required.
No significant unavoidable adverse impacts
have been identified. While some existing uses
in some portions of the urban center could be
displaced in the process of redevelopment, such
uses could potentially relocate to other areas of
Southcenter or elsewhere in the City. Such
displacement may be significant to individual
displaced businesses, but is not an adverse
impact to land use in the Urban Center. While
identified land use changes will be significant
and are unavoidable, they are generally
considered to be positive rather than adverse,
and do not require mitigation.
neighborhoods. In addition, there could be
increased demand in housing markets in
adjacent cities – Renton, Seattle, and Sea-Tac,
in South King County generally, and in Pierce
County.
Publicly accessible open space would not be
required under No Action. Consequently, the
area may continue to redevelop without the
additional requirements for parks and open
spaces that contribute to “great spaces” and
function as amenities that attract housing.
Covered or uncovered recreation space would
be required for residential developments.
This alternative would not advance or be
consistent with the desired direction for the
Urban Center identified in the Comprehensive
Plan.
Aesthetics, building heights, views and visual
character:
The Proposed Action would likely result in
improved visual quality overall and would not
Aesthetics, building heights, views and visual
character:
The High Intensity Alternative is likely to
result in impacts similar to those described for
Aesthetics, building heights, views and visual
character:
No additional design guidance would be
provided for buildings, sites, landscaping,
Tukwila Urban Center Subarea Plan: Final SEIS 1-9
March 2014
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
result in significant adverse impacts.
New design guidelines for buildings, sites,
landscaping, parks, streets and utilities in the
northern part of the Urban Center would
contribute to the Center’s identity and sense of
place, create a lively street-level environment,
and support the community’s vision for a high-
quality environment. Buildings would be
composed of a mix of contemporary and
Northwest-inspired elements, such as exposed
natural materials and building elements that
respond to the area’s climate. The scale,
modulation and transparency of buildings in
pedestrian oriented areas would be significantly
improved.
Public and private investments in a new street
network, urban amenities (e.g. parks and
plazas), and streetscape improvements would
enhance the look of the area and balance open
spaces with an increase in the built
environment. New development would orient
towards Tukwila Pond, Minkler Pond and the
Green River. These natural features would be
better connected to the Interurban and Green
River Trails and other city parks.
A finer street grid system would be developed,
resulting in more appropriately sized blocks
that foster walking and biking. Streetscapes
would be designed to support the uses they
serve – wider sidewalks with pedestrian
amenities in the shopping, mixed-use
residential neighborhoods and around the bus
and rail centers. Parking in these areas would
be located to the side or rear of buildings, or in
limited amounts between the buildings and
sidewalks.
While identified aesthetic changes will be
significant and are unavoidable, they are
the Proposed Action. In general, this alternati ve
would likely result in improved visual quality
of the built environment and is not expected to
result in significant adverse impacts. Views
from development on hills surrounding the
urban center may be more impacted under this
alternative than under the Proposed Action, but
similar to those under the No Action.
The primary difference between the
Alternatives is the location, height and scale of
some developments; as well as the amount and
location of surface parking provided.
parks, streets or utilities. Architectural design
and visual character would be more influenced
by the subjective vision of individual property
owners and could potentially result in
substantial contrasts in design.
The area would retain its existing suburban
character and undistinguished visual qualities,
with uses of significantly different scale and
character such as warehouse and multifamily
projects located adjacent to one another. No
differentiation of districts with similar and
complementary uses would occur within the
Urban Center. Individual buildings would
continue to be set back far from the street edge,
surrounded by large amounts of parking, and
would provide minimal pedestrian amenities.
Buildings would likely be larger in bulk and
scale.
Maximum building heights would remain at
115’ anywhere within the Urban Center, except
within 200’ of the OHWM of the Green River
where shoreline development regulations
apply. Generally, shadowing impacts
throughout the Urban Center would be greater
than under the Proposed Action and, to a lesser
extent the High Intensity Alternative, except
around the Mall. No height incentives are
provided.
Improvements to the water quality, park
features, and access to Tukwila Pond Park may
occur pursuant to the master plan, but adjacent
new development would most likely continue
to turn its back to the Pond.
Tukwila Urban Center Subarea Plan: Final SEIS 1-10
March 2014
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
generally considered to be positive rather than
adverse, and do not require mitigation. The
most significant potential impact is from the
differences in scale between the area where
214’ buildings are permitted in the Regional
Center District along Tukwila Parkway, and the
rest of the Urban Center where maximum
building heights are significantly lower. Tall
buildings could also potentially interrupt views
from residential areas on the surrounding
hillsides. Shadowing on the street level and
adjacent development from these taller
structures would be greater than under the No
Action. These impacts would be mitigated
through design guidelines and careful site
planning.
OPEN SPACE Retail, office and lodging development would
be required to contribute to public open spaces.
Open spaces would increase in amount and
improve in terms of access and function
compared with the No Action. Enhanced open
spaces would then draw amenity-based housing
development. Residential development would
be required to contribute to common and
private open spaces. Design guidelines for
public and private open spaces are provided.
There are no significant adverse impacts
identified.
Same as the Proposed Action Residential development would be required to
contribute to shared recreation space. There
would not be a required contribution to
publicly accessible open space by new
development. The Subarea would continue to
redevelop and potentially intensify without any
parks and open spaces to balance out the
increase in the built environment. No additional
guidance on parks or open space is provided.
SHORELINES Building height and setbacks will be restricted
by Shoreline regulations. However, maximum
building heights adjacent to the River would be
less, at 70 feet with incentives; 45 feet without
incentives. Design guidelines address building
façades facing the Green River Trail.
Development is encouraged to orient towards
the River. The Shoreline Master Program
would have a positive effect on shoreline
resources. No significant adverse impacts are
identified.
The High Intensity Alternative is likely to
result in impacts similar to those described for
the Proposed Action. Building height and
setbacks will be restricted by Shoreline
regulations. However, maximum building
heights adjacent to the River could be taller:
115 feet with incentives. Consequently, when
proposing a structure over 70 feet in the TOD
District, a condition for approval could include
that an applicant must show how shadowing on
adjacent open spaces, amenities, and parks is
mitigated. The Shoreline Master Program
would have a positive effect on shoreline
resources.
The Shoreline Master Program would have a
positive effect on shoreline resources. Building
height and setbacks will be restricted by
Shoreline regulations. Outside the shoreline
environment on parcels adjacent to the Green
River, maximum building heights would be
115 feet. The visual character of the built
environment, as viewed from the Green River
Trail, would not be addressed. Land uses
adjacent to the River north of Strander Blvd
would remain similar to those currently
permitted, including warehouse and industrial
uses. Development would not be oriented
towards the river to take advantage of its
Tukwila Urban Center Subarea Plan: Final SEIS 1-11
March 2014
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
amenities.
HISTORIC AND
ARCHAEOLOGICAL
RESOURCES
There is one residence in the Subarea listed on
the Washington State Register of Historic
Places. The City of Tukwila does not have
adopted policies or regulations for historic
properties. Federal law and the Washington
State Department of Archeology and Historic
Preservation’s law regulating historic sites
would apply if the property is proposed for
redevelopment.
The majority of the Urban Center has already
been developed. There is a possibility that
archaeological materials may be inadvertently
encountered during future construction. If such
materials area discovered, work at the specific
location would be suspended until the materials
can be inspected by a professional
archaeologist and the appropriate agencies
notified.
Same as the Proposed Action. Same as the Proposed Action.
FIRE PROTECTION Increases in residential and commercial
development could occur, but at building
heights less than currently allowed under the
No Action Alternative. The exception to this is
in the Regional Center District, where building
heights could reach a maximum of 214’ in
proximity to Tukwila Parkway.
Any significant increase in density and/or
height from the current conditions could affect
fire and emergency service capabilities,
potentially requiring additional personnel and
equipment in order to provide appropriate
levels of service.
To address future deficiencies and service
capacity needs, the Fire Department would
review its needs on an on-going basis as the
Urban Center continues to grow and
redevelopment occurs, and include these needs
in the capital facilities planning process.
Same as the Proposed Action, except maximum
building heights in the TOD District would be
greater than under the Proposed Action and
similar to the No Action Alternative.
Increases in residential and commercial
development could occur, but at building
heights greater than that allowed under the
Proposed Action. The exception to this is in the
Regional Center District, where building
heights could reach a maximum of 214’ in
proximity to Tukwila Parkway in the Proposed
Action.
Any significant increase in density and/or
height from the current conditions could affect
fire and emergency service capabilities,
potentially requiring additional personnel and
equipment in order to provide appropriate
levels of service.
To address future deficiencies and service
capacity needs, the Fire Department would
review its needs on an on-going basis as the
Urban Center continues to grow and
redevelopment occurs, and include these needs
Tukwila Urban Center Subarea Plan: Final SEIS 1-12
March 2014
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
in the capital facilities planning process.
SCHOOLS Significant residential development could
occur, but the actual number of school-age
children generated by future development over
the next 20 years is projected to be minimal (a
total of 79 students). Based on the distance of
existing schools in the Tukwila and Renton
School Districts from the Urban Center,
students would need to be bused to all school
facilities. Over the long term, adjustments in
specific school service boundaries may be
warranted, as well as future bond issues and
levies, to serve general growth in both districts.
New development and associated funds from
property taxes would help offset increases in
demand for school services.
The High Intensity Alternative is likely to
result in impacts similar to those described for
the Proposed Action.
Very few school age children would be
generated by the minimal residential
development that could occur by 2031 (a total
of 20 students). Based on the distance of
existing schools in the Tukwila and Renton
School Districts from the Urban Center,
students would need to be bused to all school
facilities. No significant impacts are identified.
TRANSPORTATION
& AIR QUALITY
A total of 17,000 PM peak hour trips would be
generated by the anticipated future land uses in
the Southcenter subarea.
The proposed land use mix is more balanced
(i.e., jobs and housing) and would better
support transit, walking, and cycling.
No adverse impacts are anticipated to parking,
safety, walking or bicycling. Conversely, the
combination of smaller block sizes and
compact mixed use development with planned
City roadway projects would be more
conducive to pedestrian and bicycle mobility,
and would likely support the City’s non-
motorized policies to a greater degree than the
No Action Alternative.
Planned transit facility improvements
combined with increased densities and a more
urban mix of uses would be more conducive to
transit service and would support the City’s
transit policies to a greater degree than the No
Action Alternative. Transit service may
experience some delays at the Southcenter
Same as the Proposed Action. A total of 15,500 PM peak hour trips would be
generated by anticipated future land uses in the
Southcenter subarea.
Superblocks, lack of pedestrian and bicycle
connections and amenities, and absence of
streetscape improvements would continue to
deter walking, bicycling, and transit use and,
instead, encourage auto travel. The lack of
housing in the Urban Center would likely result
in more people commuting to the area for
work.
The City is planning several projects (e.g. bus
transit center) to improve access to transit
facilities and accommodate the additional
transit activity in the Urban Center under all
alternatives. Transit service may experience
some delays at the Southcenter Boulevard/66th
Avenue South intersection because of increased
traffic congestion in all alternatives.
Traffic safety is expected to generally improve
between existing and future conditions with
planned City roadway improvements.
Tukwila Urban Center Subarea Plan: Final SEIS 1-13
March 2014
Elements of the
Environment
Proposed Action High Intensity Alternative No Action Alternative
Boulevard/66th Avenue South, and along W.
Valley Hwy at Strander and S.180th Street
because of increased traffic congestion.
Potential mitigation would include increasing
capacity, and implementing transit signal
priority and other technological enhancements.
Minimum parking requirements are generally
lower for retail, restaurants, and residential uses
in the more intensely developed, transit-
supportive parts of the Urban Center than under
the No Action. Minimum parking requirements
in the Workplace and Commercial Corridor
Districts is the same as the No Action.
No significant construction impacts are
anticipated in conjunction with the Proposed
Action.
Levels of Service (LOS):
Under this alternative, one intersection would
operate below an acceptable LOS during p.m.
peak hours:
Southcenter Blvd / 66th Ave S
Two corridors will operate unacceptably during
p.m. peak hours:
South 180th St (LOS F)
West Valley Highway (LOS F)
Mitigation measures are identified for all three
locations, and if implemented, no significant
adverse impacts would remain.
Air Quality
Calculated peak-hour CO concentrations
caused by transportation sources near the
worst-operating intersection would not exceed
ambient air quality standards. The Proposed
Action would not be expected to result in any
significant air quality impacts due to its effect
on the surface roadways in the area.
Parking requirements in the northern part of the
Urban Center are higher than those required for
the other alternatives.
No significant construction impacts are
anticipated in conjunction with the No Action.
Levels of Service (LOS):
Under this alternative, one intersection would
operate below an acceptable LOS during p.m.
peak hours:
Southcenter Blvd / 66th Ave S
Mitigation measures are identified, and if
implemented, no significant adverse impacts
would remain.
Air Quality
No unavoidable significant impacts were
identified.
Tukwila Urban Center Subarea Plan: Final SEIS 2-1
March 2014
Chapter 2
Proposal & Alternatives
Section 2.1 Proponent, Action, Location/Major Features
The proposal is sponsored by the City of Tukwila Department of Community Development. The
proposed action consists of the following elements:
1. Adoption by the City Council of a subarea plan for the Southcenter area, Tukwila’s
designated Urban Center – which will become an optional element of the City’s
Comprehensive Plan; and
2. Adoption of revised development regulations for the Tukwila Urban Center (TMC
Chapter 18.28), and the Southcenter Design Manual.
The Southcenter Subarea Plan would amend and become part of the Tukwila Comprehensive
Plan and would guide future growth and redevelopment of the subarea. The development
regulations and design guidelines would amend the text of the City’s zoning code (Tukwila
Municipal Code Chapter 18.28 Tukwila Urban Center District). The revised zoning code and
new design guidelines would both implement the Subarea Plan and act as mitigation measures
for future development. The City Council would take legislative action following review of the
Plan and regulations by the Planning Commission and the public, and compliance with SEPA.
Tukwila’s Urban Center, Southcenter, is an approximate 1,000-acre area that is generally
bounded by I-5/Southcenter Parkway (and the toe of the west valley wall) on the west, I-405 on
the north, the City limits and the Green River on the east, and S. 180th Street and the Green River
on the south (See Figure 2.1 Tukwila Urban Center Boundary). The area is intensively
developed with a range of retail, commercial, warehousing, distribution and light industrial uses.
Current land uses and site design may be characterized as suburban and auto-oriented in nature,
with many low-scale, single-use buildings located behind extensive surface parking lots. Large-
scale retail and industrial buildings are also present in some portions of the area. The existing
street system is built around mega-blocks, which makes walking challenging. There is little
vacant land remaining that is not environmentally constrained or preserved for open space.
Major open space, recreational areas, and natural features of the urban center include the Green
River and Interurban Trails, Bicentennial Park, Tukwila Pond Park, and Minkler Pond.
The City of Tukwila, located in South King County, is home to more than 17,000 people and
almost 47,000 workers4. Approximately forty percent of this employment is located in the Urban
Center. As of the 2010 census, the City had 7,755 housing units5 (46 percent single family and
54 percent multi-family); however, there is currently one single family home and no multi-family
housing in the Urban Center. The City’s population grew by 45 percent during the 1990’s,
primarily as a result of the annexation of new areas into the City, but has slowed si nce 2000.
4 2008 King County Annual Growth Report
5 U.S. Census 2010 and Washington State Office of Financial Management, 2012
Tukwila Urban Center Subarea Plan: Final SEIS 2-2
March 2014
The City’s 20-year growth targets6 (through 2031) are for 4,850 new households and 17,550 new
employees.
Figure 2.1 Tukwila Urban Center Boundary
6 King County Growth Targets and the Urban Growth Area, March 1, 2012. Update: Revised Table DP -1. Targets
include Planned Annexation Areas (PAA).
Tukwila Urban Center Subarea Plan: Final SEIS 2-3
March 2014
Section 2.2 Background -- Planning & Regulatory Framework
Over the past decade, the City of Tukwila has been engaged in a wide range of planning
activities for land use, infrastructure and environmental protection to help realize its goals for the
Urban Center. These actions have followed direction provided in the Growth Management Act,
King County’s Countywide Planning Policies, and Vision 2040. This policy direction is
summarized below to help provide the context for the Southcenter plan; the plan has been
developed in response to these policies, and to market opportunities.
2.2.1 State and Regional Policies
2.2.1.1 Growth Management Act
The Growth Management Act (GMA, RCW 36.70A), adopted in 1990, establishes general
policies, standards and procedures for local planning and development controls to manage
growth within the state’s largest and fastest-growing cities and counties. The City of Tukwila is
subject to the GMA’s provisions, which includes preparation of a comprehensive plan and
development regulations that are consistent with and implement the plan (RCW 36.70A.040).
Local plans are required to contain specified “elements” or chapters which address land use,
housing, capital facilities, utilities and transportation (RCW 36.70A.070). Plans may contain
other optional elements, including subarea plans which are consistent with the comprehensive
plan (RCW 36.70A.080(2)). The content of a subarea plan is determined by the local jurisdiction.
Amendments to Comprehensive Plans are generally limited to once per year; however, the
adoption of subarea plans that do not modify the comprehensive plan’s applicable policies and
designations may be adopted at any time ((RCW 36.70A.130(2)).
2.2.1.2 Vision 2040
Vision 2040 (Puget Sound Regional Council, amended 2009) is a regional land use and
transportation strategy for King, Snohomish, Pierce and Kitsap Counties. The designation of
regional growth centers, along with manufacturing/industrial centers and town centers, is a key
element of the regional strategy. Regional growth centers are intended to be compact areas of
high-intensity residential and employment development, with a mix of land uses including
housing, jobs, recreation and shopping. Within the region, regional growth centers are targeted
for high capacity transit service and investments promoting economic development (Policies
MPP-DP-5 & 7). Vision 2040 also calls for expanding the supply and range of housing in centers
(MPP-H-5). Vision 2040 designates the Southcenter area of Tukwila as one of twenty-seven
regional growth centers in the four-county region.
While not specifically addressing centers, Vision 2040 also contains goals and policies regarding
designing high quality physical environments to create more livable communities, better
integrate land use and transportation systems, and restore the environment (MPP -DP-33-42).
Communities should also be planned and designed to promote physical, social and mental well-
being to foster healthier and more active lives (MPP-DP-43 & 44, 46 & 47).
Tukwila Urban Center Subarea Plan: Final SEIS 2-4
March 2014
Vision 2040’s transportation policies in centers call for designing, constructing and operating
transportation facilities that serve all users safely and conveniently while accommodating the
movement of freight and goods (MPP-T-14); improving local street patterns for walking,
bicycling and transit use to enhance communities, connectivity and physical activity (MPP-T-
16); and applying urban design principles in transportation programs and projects in centers and
high-capacity transit station areas (MPP-T-21).
2.2.1.3 Countywide Planning Policies
The GMA requires that counties adopt county-wide planning policies to guide preparation of
local plans and regulations. The King County Countywide Planning Policies (CPPs), adopted by
the King County Growth Management Planning Council (amended December 2012), provides
this framework. The CPPs address a wide range of issues relevant to managing growth in the
region, including the designation of vibrant, diverse, and compact urban communities.
According to the CPPs, much of the growth in employment and new housing will occur in urban
centers (DP-29). These centers are intended to provide a mix of living, working, cultural, and
recreational activities. Within each center there should be a balance between jobs and housing.
Each center develops its own successful urban character and should be noted for its livability,
vibrancy, healthy environment, design, and pedestrian focus.
Urban Centers are designated in local comprehensive plans, consistent with criteria in the CPPs
(DP-30, DP-31 & DP-32). These criteria include averages of 15,000 jobs within one-half mile of
a transit center, 50 employees per gross acre, and 15 households per gross acre. Urban Centers
should adopt policies to promote and maintain quality of life in the center through the following:
a broad mix of land uses fostering both daytime and nighttime activities and social
interaction;
a range of affordable and healthy housing choices;
historic preservation and adaptive reuse of historic buildings;
accessible parks and open spaces;
strategies to increase tree canopy and incorporate low-impact development measures;
facilities meeting human service needs;
superior urban design reflecting the local community vision for compact development;
pedestrian, bicycle and transit use, and linkages between them;
planning for complete streets; and
parking management and other strategies that minimize SOV trips.
CPPs DP-11, Dp-12 and DP-13 direct that each jurisdiction plan to accommodate CPP’s adopted
housing and employment growth targets for Year-2031. Tukwila’s must plan for 4,850 new
households and 17,550 new employees (includes Tukwila’s Planned Annexation Areas). CPPs
promote continuing to focus local investment into urban centers, as well as with planning and
financial policies, to encourage growth and achieve employment targets (EC-14 & EC-15).
Additional CPPs related to urban design, housing and transportation are discussed in the Land
Use section of the Draft SEIS.
Tukwila Urban Center Subarea Plan: Final SEIS 2-5
March 2014
2.2.2 Tukwila Comprehensive Land Use Plan7
The City adopted its initial Comprehensive Plan complying with the Growth Management Act in
1995. The plan has been amended regularly since that time, including adoption of several
subarea plans (e.g., the Manufacturing Industrial Center and the Pacific Highway/Tukwila
International Boulevard area). The Comprehensive Plan contains goals, policies and
implementation strategies and is organized into chapters or “elements” which address issues
required by the GMA and other subjects important to the City. While the Plan’s purposes are
many and varied, key objectives include (1) improving residential neighborhood quality and
livability, (2) redeveloping and reinvigorating the Pacific Highway corridor and industrial uses
along East Marginal Way, and (3) developing a thriving Urban Center as a true regional
concentration of employment, housing, shopping and recreational opportunities.
The Southcenter area is addressed in a specific element of the Comprehensive Plan (Tukwila
Urban Center), and its policies and implementation strategies are summarized below, along with
some additional draft Plan goals and concepts relevant to the Southcenter area. The proposed
Southcenter subarea plan embodies this direction.
2.2.2.1 Tukwila Urban Center Element
This element of the Comprehensive Plan provides goals, policy direction and strategies for
achieving the City’s vision for its urban center. That vision seeks to capitalize on Southcenter’s
regional accessibility, retain the urban center’s competitive edge and economic strength, and
make it a more attractive destination over the long term. Looking out 30 to 50 years, the urban
center should be a high density area with regional employment, high quality housing located in
proximity to amenities, a wide range of shopping and recreational opportunities, and excellent
access to and within the center for all modes of travel. Policies contemplate and encourage a
number of significant changes over time, and an evolution in response to development
regulations, incentives, guidelines, market forces and proactive private/public actions:
creating districts within the Southcenter area to guide development and to achieve areas
of compatible land uses, character, and form;
developing walkable areas in the northern part of the urban center, with an intensive mix
of retail, entertainment, housing, public spaces and employment;
improving streets, pedestrian facilities and other infrastructure, and creating a pedestrian-
oriented environment, where appropriate, through building and streetscape design;
developing residential areas in proximity to water amenities and within walking distance
of the rail station and new bus transit center;
expanding and improving parks, open space and other amenities, and integrating natural
features into the urban environment;
7 Tukwila’s Comprehensive Plan elements are currently being reviewed and updated, as required by the Washington
Growth Management Act, and are expected to be adopted before action on the Southcenter Plan is taken. No
changes in terms of consistency between the Subarea Plan and the updates to the Comprehensive Plan are
anticipated.
Tukwila Urban Center Subarea Plan: Final SEIS 2-6
March 2014
encouraging the design and construction of buildings that are a positive element in the
architectural character of the area;
reinforcing pedestrian and transit connections between activity areas, with a strong focus
on the linkage between the Mall and the Sounder commuter rail station, and the Mall and
Tukwila Pond;
creating a balanced transportation system with motorized and non-motorized facilities,
and excellent regional access and local circulation;
creating a fine-grained street network that serves all modes of travel, and creating a
distinct identity for major right of ways that reinforces each street’s function;
providing adequate parking, achieved through flexible regulation, strategies and
programs;
actively promoting and encouraging development and redevelopment in the Southcenter
through flexible regulations, incentives, and public and private investments; and
being sensitive to the needs of existing businesses while facilitating market-driven
transitions.
The Tukwila Urban Center element identifies a broad range of strategies to accomplish its vision
and policies, including:
flexible zoning regulations that allow a range of uses;
adequate building capacity through development regulations;
development standards and incentives for housing near water amenities and within
walking distance of the Sounder commuter rail/Amtrak station and the bus transit center;
design guidelines for sites, buildings, landscaping and streetscapes;
alternative parking strategies, such as shared parking, pay in-lieu of, and on-street
parking;
coordinated transit improvements; and
creating an environment attractive to investment by developers.
2.2.2.2 Community Image Element
The Plan establishes a general framework for future planning and development of the City as a
whole and for the Urban Center. The overall goal for the Urban Center, included in the Plan’s
Community Image element, calls for it to be characterized by economic strength, a distinct image
and character, bold architectural form, and an intensive mix of uses with access to transit, public
amenities and civic facilities (Goal 1.9). The mix of high intensity uses should include retail,
commercial, light industrial, and residential areas adjacent to water amenities (Policy 1.9.1).
2.2.2.3 Economic Development Element
The Comprehensive Plan’s Economic Development element identifies achieving this increased
intensity and diversity of land uses as an “issue” that should be addressed through a variety of
Tukwila Urban Center Subarea Plan: Final SEIS 2-7
March 2014
programs -- planning, regulatory, infrastructure investment and incentives. The City’s general
philosophy is to sustain moderate growth; to ensure quality growth and guide it to desired areas
through zoning and development regulations; and to provide capacity to meet employment
targets. It identifies a range of implementation strategies to encourage economic development
and consistent infill and redevelopment, which include preparation of area-wide environmental
impact statements, focused public infrastructure investment, cooperative environmental
remediation actions to facilitate redevelopment, and formation of local improvement districts to
finance facilities.
2.2.2.4 Transportation Element
The Transportation element establishes an overall goal of moving people and goods safely and
efficiently to, from, within and through Tukwila. The existing street network should be
augmented by breaking up super-blocks in non-residential areas, separates traffic by function,
and provides sidewalks. A level of service (LOS) standard of “E” is adopted for the urban
center, except for Strander Boulevard and a portion of the Andover Park East corridor. (LOS E
is defined as average delays of 55-80 seconds at signalized intersections). Strander and Andover
Park East (between Tukwila Parkway and Strander) corridors have an adopted LOS standards of
“F” with an average delay not to exceed 120 seconds. (LOS F is defined as average delays of
greater than 80 seconds at signalized intersections). Increasing transportation choices such as
transit use, rideshare, and pedestrian and bicycle facilities should be priority measures considered
to mitigate impacts of development to street capacity. After considering those priority measures,
consideration should be given to signal improvements, other street capacity improvements, and
street widening as a last resort.
The Plan encourages the expansion of public transit service as a means to reduce auto trips.
Other relevant recommendations include pursuing a multi-modal transit center in conjunction
with the Tukwila Commuter Rail/Amtrak station in the urban center with connections to the
Mall; pursuing a pedestrian/bicycle route linking the Mall to the Tukwila Commuter Rail/Amtrak
Station; supporting the implementation of a light rail route with service to the Urban Center via
the transit bus center and the Tukwila Commuter Rail/Amtrak Station; pursuing a pedestrian-
friendly bus transit center on Andover Park West; pursuing an Urban Center circul ator service
connecting the rail station, the bus transit center, businesses and attractions within the
Southcenter area; and establishing mode-split goals for significant employment centers. Sources
of funding for transportation improvements to maintain adopted LOS standards should include
grants, mitigation payments, and general city revenues.
2.2.3 Tukwila Strategic Plan (2012)
The Strategic Plan is intended to guide City actions and investments for the next five to ten
years. The Plan is comprised of the Community Vision and five goals that describe the desired
future of Tukwila. Two of the goals directly relate to the City’s urban center, Southcenter:
Goal One: A Community of Inviting Neighborhoods and Vibrant Business Districts, recognizes
the City’s commitment to making its business districts more vibrant as key to advancing other of
the Plan’s aspirations. Making the community safe and visually attractive with inviting and
Tukwila Urban Center Subarea Plan: Final SEIS 2-8
March 2014
appealing spaces attracts more shoppers and employers, supporting the business districts and
strengthening the tax base. City planning and investments are directed towards supporting the
City’s role as a major regional shopping and employment center, making the City more
accessible to bikers and walkers, and advancing plans for the Southcenter area, among other
efforts.
Goal Three: A Diverse and Regionally Competitive Economy stresses that by maintaining a
strong economy, the City will be able to provide quality services to residents, infrastructure for
neighborhoods, jobs, and shopping options. The City must protect and strengthen its economic
assets and regional role in the face of changing tastes, regional and global economic forces, and
competitive moves by other communities. Tukwila and its businesses must be proactive and
innovative to maintain and increase market share, employment levels, and City services.
2.2.4 Existing Zoning
The entire Urban Center is located within the “Tukwila Urban Center” (TUC) district on the
City’s zoning map. This classification currently provides an area for high intensity regional uses,
including commercial services, offices, light industry, warehousing and retail (TMC Chapter
18.28). The existing zoning code lists more than 50 uses that are permitted outright, as well as a
number of accessory conditional and unclassified uses. Development standards include modest
setback and landscaping requirements, and a 115-foot height limit for structures. Housing is
conditionally permitted: 1) up to a density of 22 dwelling units per acre on property adjacent to
and within 500 feet of the Green River, Minkler Pond and Tukwila Pond (100 du/acre for mixed-
use senior housing); and 2) up to 65 dwelling units per acre (as a mixed-use development that is
non-industrial in nature) on property adjacent to and not greater than ¼ mile from the Sounder
Commuter Rail/Amtrak Station property. Recreation space is required for housing units.
Performance standards are established for air quality, noise, water quality, and hazardous
materials.
Design review is required for all commercial structures larger than 1,500 square feet, and all
buildings containing multi-family units. Depending on the size of the proposal, design review
may be administrative or by the Board of Architectural Review. Commercial structures between
1,500 and 2,500 square feet and multifamily structures up to 1,500 square feet are reviewed
administratively. Design review is also required for certain exterior repairs, reconstructions,
alterations, or improvements to buildings over 10,000 square feet in size. The code contains
design standards (TMC 18.60.050) which are based on the type of use; they are not specific or
tailored to the urban center.
Tukwila Urban Center Subarea Plan: Final SEIS 2-9
March 2014
Section 2.3 Southcenter Plan Background
The process and background analyses used to develop the Southcenter Plan are described below.
2.3.1 Southcenter Planning Process
Tukwila began preparing the Urban Center plan in 2002 and considered a range of alternatives
throughout the planning process. The process included numerous public workshops and
meetings with stakeholders. Between May 2002 and March 2003, public work sessions with the
City Council and Planning Commission focused on developing an understanding of the market
forces and forecasts, land use relationships, and transportation system in the Southcenter area.
Between May 2003 and February 2004, the City held eight public workshops to gather public
comment. Public comments were used to craft and then to evaluate preliminary land use
alternatives, and to develop a “preferred alternative” for the Southcenter area. The City Council
directed staff to prepare the draft plan after reviewing the recommended vision and
implementation strategy alternatives at a joint Council/Planning Commission work session in
May 2004. In 2005, the Urban Land Institute convened a Technical Advisory Panel to review the
implementation aspects of the draft TUC Plan, with the intent of providing an objective critique
from a variety of public and private perspectives, including real estate, marketing, financing, and
development. From 2005-2008, city staff “tested” the draft regulations on retail and office
developments projects proposed in the Southcenter area to help fine-tune the regulations.
In October 2008, the City held another public open house and a joint Council/Planning
Commission work session to affirm the vision for the area and to reintroduce the draft plan
concepts. In 2009, a draft Plan was published consisting of three “books”. Book 1 contained the
community’s intent of vision for the area, Book II the implementing development standards, and
Book III contained potential city actions8. The City initiated a broad public outreach program
prior to the Planning Commission’s review of the 2009 draft Plan. Comments were gathered
during public hearings between March and May 2009. The 2009 draft Plan was then remanded to
staff for revisions, primarily to address economic feasibility concerns related to the vision and
development regulations. In September 2009, consultant-led focus groups discussed the concerns
with local and regional developers, local property owners and managers, and Westfield Mall
representatives. As part of their study, the consultants evaluated the market for proposed
redevelopment and provided a financial analysis to identify potential adjustments to the 2009
draft plan and development regulations to assure that the vision in the draft plan could be
implemented.
8 The 2009 draft Plan was almost identical to the current draft Southcenter Subarea Plan in the community’s vision,
focusing on basic concepts such as the Mall to Station connections, and recognizing the role that the market plays in
redevelopment. However, the earlier version took a much more aggressive regulatory approach towards
implementing the vision while the most recent draft Southcenter Subarea Plan uses a phased approach with
regulations and developer incentives. The 2009 version was closer to a true “form -based code” (i.e., emphasizing
urban form and design rather than zoning districts to regulate land use and achieve a desired vision) than the more
recent draft Southcenter Subarea Plan, which is more of a hybrid approach blending conventional zoning with a
form-based structure.
Tukwila Urban Center Subarea Plan: Final SEIS 2-10
March 2014
Between 2010 and 2011, staff met internally with city departments to discuss changes to the draft
Plan, and with individual property and business owners to discuss their specific concerns. In
March 2011, the City Council directed staff to reduce the project scope and revise the 2009 draft
planning documents. Staff worked on revisions to the draft documents, reorganized the 2009
draft Plan into three stand-alone documents, and updated comprehensive plan goals and policies
in the TUC Chapter. From January to October 2012 the City held a public open house, a
planning commission public hearing, and four Planning Commission work sessions on the draft
documents. The Planning Commission preliminarily recommended adoption of the
Comprehensive Plan updates, the revised Southcenter Subarea Plan, the revised TMC Chapter
18.28, and the Southcenter Design Manual at their October 25, 2012 meeting.
Since that time, the City contracted with a consultant to edit and reformat all of the
Comprehensive Plan elements, which are being updated as required by the state’s Growth
Management Act. As a result of this review, staff revised the goals and policies cont ained in the
Planning Commission recommended draft of the Southcenter-Tukwila’s Urban Center
Comprehensive Plan Element. The revisions were minor, consisting of wordsmithing and
technical edits to increase clarity and readability, and streamlining the document by deletion of
goals, policies and implementation strategies that are redundant of those contained in other
elements of the comprehensive plan, such as those related to transportation. The Planning
Commission reviewed these changes at a May 21, 2013 worksession, and formally approved the
draft Southcenter – Tukwila’s Urban Center Element after a public hearing May 23, 2013. The
City Council held a public hearing on August 12, 2013 and will likely adopt the Planning
Commission recommended draft Element in the fourth quarter of 2013.
To ensure consistency between the Comprehensive Plan elements, the SEIS, and the Southcenter
Subarea Plan documents, the anticipated sequence of actions from this point forward are as
follows:
The Planning Commission’s recommended versions of the draft Southcenter Plan,
revised TMC Chapter 18.28, and the Southcenter Design Manual will likely be reviewed
and adopted by the City Council in 2014. The draft Subarea Plan documents will include
any additional improvements or mitigation measures identified during the SEIS review
process.
2.3.2 Background Studies
2.3.2.1 Market Analysis
A market analysis was prepared in 2002 to identify the urban center’s current market position
and its constraints and opportunities. Major findings were that market demand for retail uses,
light industrial, and warehousing would likely remain strong through 2020, due to the urban
center’s existing strength in these sectors and its strategic location. The office market was seen
as “competitive” due to the over-supply of space existing at that time (but since reduced
substantially). A viable potential for multifamily housing was identified, based on strong growth
in the region, and a trend to locating housing in mixed -use areas. Market issues relative to
housing in the Southcenter area included high land prices favoring retail versus housing projects,
Tukwila Urban Center Subarea Plan: Final SEIS 2-11
March 2014
traffic, and impacts associated with the surrounding suburban land use pattern. High land prices
would also generally push development towards higher densities and structured parking.
In general, the market analysis concluded that much of the northern portion of the subarea – from
Strander Boulevard to Tukwila Parkway – was vulnerable to change in the near term (next 6 to 8
years). The area between Tukwila Pond and Minkler Boulevard was also seen as susceptible to
change from market pressures. Since that time, there has been significant redevelopment of
warehouse/industrial properties and parking lot area to retail, services and restaurants south of
the Pond and north of Strander Boulevard.
In December 2009, after the initial round of Planning Commission public hearings, the market
analysis was updated to focus on the ability to implement the Plan’s vision. In general, the
analysis concluded that while the draft Plan’s vision of a more urban, mixed -use neighborhood
was a desired outcome for most stakeholders, the 2009 draft Plan and development code required
a type of development that was not financially viable at the time because of uncertainty in
financial markets. However, given the comparative advantages of the Urban Center, the vision
may be achievable once the market returns; but this would likely occur in phases over a period of
time, and only with significant, targeted public investments to catalyze and support the desired
type of development. The analysis recommended specific changes to the draft 2009 development
code related to organization, thresholds that trigger compliance, parking, height and frontage
requirements, and fire code, and also recommended employing more incentives.
Recommendations also identified actions and tools the City could use to form and implement a
redevelopment strategy for the Southcenter area. These recommendations were included in the
current Southcenter Subarea Plan.
2.3.2.2 Transportation Studies
In 2005, the City updated the traffic model and Transportation Element of the Comprehensive
Plan, developed a Transit Network Plan, and adopted Transportation Impact Fees and a
Concurrency Ordinance. In 2012, updates were again made to the City’s transportation model
and Transportation Plan based on the proposed land use scenario in the 2012 draft Southcenter
Plan and the allocation of King County household and employment targets to areas within the
City. This process resulted in identification of transportation improvements needed to support
planned growth; these are described in the Transportation section of the Draft SEIS.
Improvements would be financed through a combination of public funding, traffic impact fees,
developer agreements, and project-specific mitigation measures and conditions of approval.
Non-motorized transportation planning and improvements are discussed further below.
Tukwila Urban Center Subarea Plan: Final SEIS 2-12
March 2014
Section 2.4 Proposed Action & Alternatives
As part of the subarea planning process, two land use alternatives were considered that express
different choices the community can make for the future of its Urban Center. A third land use
alternative is the “No Action” alternative, which is required by SEPA (WAC 197-11-
440(5)(b)(ii)). For Tukwila’s Urban Center, the No Action alternative comprises continuation of
the current development regulations (amended October 2012); the subarea plan, revised zoning
code, and new design guidelines would not be adopted.
2.4.1 Proposed Action: Southcenter Plan & Development Regulations
The Southcenter Plan is primarily a strategy and roadmap for restructuring, reorganizing and
redeveloping the Urban Center over time. It builds on the policies contained in the City’s
Comprehensive Plan. It would be implemented through a variety of public and private actions,
with the guidance of new development regulations. A summary of the draft Plan’s major themes
and elements follows below.
2.4.1.1 Southcenter Plan - Vision, Major Themes & Elements
The vision of the Southcenter plan, which echoes the goals of the City’s Comprehensive Plan, is
based on the following objectives:
Bolster the Urban Center’s market share and position as the primary regional shopping
center for South King County by creating an attractive central destination offering
shopping, entertainment and recreation. Connect dispersed retail activities; provide a
convenient, walkable, enjoyable and varied shopping environment.
Establish a planning framework that insures that each new increment of new investment
adds to the long term sustainability of Southcenter as a part of the city and region.
Encourage the eventual redevelopment of underutilized properties and oversized parking
lots into a pattern that connects the project areas’ key anchors and overlooked amenities
to each other and to new infill commercial, residential and public spaces.
Substantially enhance the walkability of the northern portion of the Southcenter area,
augmenting the exclusively auto-oriented environment with pedestrian amenities, transit
and bicycle facilities.
Stimulate pioneering residential and office development in walking distance of the
Tukwila Sounder commuter rail/Amtrak station and the Southcenter bus transit center,
and ensure this development is configured to provide safe and comfortable pedestrian
routes to and from the stations and other Urban Center destinations.
Enhance the convenience, visibility, accessibility and visual character of the transit
infrastructure in the Southcenter area, and integrate it with the new pattern of
development in the Urban Center.
Realign policies conditioning development in the Urban Center with contemporary
consumer and investor preferences, resulting in buildings and spaces that contribute to an
Tukwila Urban Center Subarea Plan: Final SEIS 2-13
March 2014
identifiable sense of place and attract new types and forms of development envisioned by
the community.
“Unearth” Tukwila Pond, restoring, where necessary, its natural health and beauty, and
featuring it prominently as an amenity that enhances the identity and drawing power of
the Southcenter area.
Enhance the visual character of the Urban Center to reflect the special landscape and
architectural heritage of the Pacific Northwest region.
Manage expected growth in a sustainable way, ensuring that the regional benefits of
growth management do not come at the expense of livability, by focusing growth and
density in environmentally suitable areas and adequately servicing it with improved
infrastructure, including non-motorized facilities, transit and enhanced access to parks
and natural features.
The Southcenter Plan provides guidance for restructuring and transforming the Urban Center
from an area with a dispersed, unconnected, and auto-dominated land use pattern, with generally
undistinguished design, hidden amenities and no real center, to a vibrant mixed-use center that is
organized, connected, and pedestrian-oriented, and which is well-designed around its amenities.
Change is expected to be evolutionary, driven by market forces, catalyst public projects, and the
guidance of new development regulations and design guidelines.
The strategic components of the plan’s vision, and the use pattern that is envisioned, are
summarized in the following themes:
District Structure – From sprawling commercial area to urban center
The Southcenter area would be generally organized into a pattern of five “districts,” each with a
distinct identity and mix of uses (See Figure 2.2 Evolution of Envisioned District Structure and
Figure 2.3 District Map). Each district is based on an existing development element (such as
Westfield Mall), an amenity (e.g., Tukwila Pond), a public facility (the Sounder Commuter
rail/Amtrak station), or the dominant land use (warehouse & industrial in the Workplace
District). District size and layout are influenced by identified market opportunities, circulation
connections, walking distance and nearby amenities. The five districts and their anticipated
characteristics are as follows.
Regional Center District: The northwestern quadrant of the Urban Center would be
comprised primarily of retail uses centered on the Westfield Southcenter Mall. This is
the primary shopping and entertainment destination and the centerpiece of the Urban
Center. Redevelopment would occur in conjunction with proposed expansion of the Mall.
Over time, targeted public investments combined with market-driven infill may instigate
new development, which will be increasingly characterized by a pattern of walkable -
scaled city blocks with key street frontages lined with visible storefronts and active
sidewalks. Retail stores in mixed-use buildings may line landscaped streets within and
adjacent to the mall. Upper floors could contain offices, homes, or hotel rooms. To foster
a more enjoyable pedestrian walking experience, parking may be located to the side or
rear of a building, between the building and primary street in limited amounts, and could
Tukwila Urban Center Subarea Plan: Final SEIS 2-14
March 2014
eventually be located in parking structures. Building heights would range from 25 to 85
feet; building heights of 115 to 214 feet could occur in areas with height incentives.
Figure 2.2 Evolution of
Envisioned District Structure
Southcenter encompasses a
relatively large area containing a
wide variety of uses. To create a
more coherent urban form and
enhance the Center’s long-term
competitive edge within the
region, the City intends to guide
development and change to create
distinct areas where the character,
forms, types of uses and activities
benefit, complement, and support
each other. (City of Tukwila
Comprehensive Plan)
Transit Oriented Development (TOD) District: The TOD District is located
between the Regional Center and the Sounder commuter rail/Amtrak station, and
has the Green River running through the middle. The area is within convenient
walking distance of both the Sounder/Amtrak rail station and bus transit center.
Within the area, building heights would range from 25 to 45 feet, or 70 feet with
proposed height incentives. Greater development intensities and building heights
would occur closer to the station, and lower-rise buildings would locate along the
river, transitioning again to higher development intensities and heights where the
district overlaps with the edges of the Regional Center.
The TOD neighborhood is an urbanized area with a mix of high density
residential, office, lodging, and some retail uses. A growing network of streets,
public spaces and pedestrian connections will provide a fine-grained scale to the
district, resulting in small pedestrian scaled blocks. Parking will be located to the
Tukwila Urban Center Subarea Plan: Final SEIS 2-15
March 2014
side or rear of buildings, in limited amounts between the street and building, or in
structures. Along the riverfront, new uses may be oriented towards the river.
Figure 2.3 District Map
Tukwila Urban Center Subarea Plan: Final SEIS 2-16
March 2014
Uses would consist of a mix of housing (townhouse and low-rise multifamily), office,
lodging and supportive retail and service uses. A new pedestrian bridge across the Green
River will provide a more direct connection between the Sounder commuter rail/Amt rak
station, and the TOD and Regional Center Districts, and a new east-west pedestrian-
oriented corridor along the Baker Boulevard alignment will complete the walkable
connection between the Mall/bus transit center and the Sounder/Amtrak rail station. The
location of a pedestrian bridge crossing the Green River shown in Figure 2.2 is
generalized and is not site-specific. Additional information about planning, design and
environmental review for the pedestrian bridge is provided in Section 2.5 below. As the
area’s primary walking corridor, Baker Boulevard will be lined with a mix of active uses
in buildings located adjacent to the sidewalks to provide a pleasant pedestrian realm
along the primary street leading to the stations. Parking will be located to the side or rear
of buildings along Baker Boulevard.
East of the river, railroad lines, and underground and overhead utilities currently present
obstacles to redevelopment. However, a commitment by Sound Transit to support transit
oriented development on the existing station site could be a catalyst for new residential
and office development oriented to the rail station. Drive-through facilities or services in
the TOD district would only be allowed east of the Green River.
Pond District: The Pond would be transformed into a visual and recreational amenity.
New mixed-use development in this district would be oriented towards Tukwila Pond,
with active doors and windows facing the water. Pedestrian pathways would surround the
Pond and provide connections to adjacent districts. Building heights in this district would
be a maximum of 45 feet, or 70 feet with height incentives; building heights would step
down toward the water. Along the northern edge of the Pond, development would take a
more urban form, with retail, restaurants and entertainment on the ground floor focused
toward a paved waterfront esplanade. Upper stories will likely include residential units,
offices and/or hotel rooms. A more natural park environment will characterize
development on the eastern, western and southern edges of the Pond, preserving habitat
for pond wildlife. Drive-through facilities or services would not be allowed. Parking will
be located to the side or rear of buildings, in limited amounts between the street and
building, or in structures.
Commercial Corridor District: This district will continue to function as a predominantly
auto-oriented commercial strip along Southcenter Parkway, with retail (some large-
scale), service, lodging, and office uses. Drive-through facilities will also be permitted to
locate here. The district would retain its auto orientation, but its appearance would be
improved through streetscape improvements, landscaping, improved signage and
improved architectural design. Building heights would be a maximum of 45 feet. Parking
would be permitted to the front, side or rear of buildings, or in structures.
Workplace District: This district, which comprises approximately 1/3 of the overall
Southcenter area, is located in the southern portion of the Urban Center, and is
characterized by larger-scale light industrial and warehousing and distribution activities,
some of which provide support for other Southcenter area activities. These uses are
Tukwila Urban Center Subarea Plan: Final SEIS 2-17
March 2014
anticipated to continue. Street improvements, made in conjunction with new
development, will better connect and coordinate access and circulation. Similar to the
Commercial Corridor district, the Workplace district would retain its existing auto
orientation, but its appearance would be improved through streetscape improvements and
landscaping. Underutilized properties along the Green River may take advantage of their
unique location along the water and Green River Trail, and redevelop with housing
adjacent to this amenity. Building heights would be a maximum of 45 feet; bui ldings
could reach 70 feet on parcels adjacent to the River using the multifamily height
incentive. Parking would be permitted to the front, side or rear of buildings, or in
structures.
Street Network – from superblocks to a fine-grained pattern of streets and blocks
As redevelopment occurs, an increasingly fine-grained network of new blocks and
interconnected streets will emerge to accommodate the intensification of the Southcenter area.
New streets will increase roadway capacity, improve circulation, and make walking and
bicycling a more viable alternative, particularly in the northern part of the urban center. Streets
will be designed to support the uses they serve. Private development lining these streets will have
building frontages that match the street type, with appropriate orientation, setbacks, entrances,
and parking lot locations.
Transit integrated with urban center development
Development around the rail station and bus transit center will be oriented to these facilities and
contribute improvements that incrementally add to the network of safe, walkable and complete
street environments, thereby promoting and supporting transit ridership. The bus transit center
located at the edge of the Mall property on Andover Park West will be connected to the
permanent Commuter Rail/Amtrak station along a street designed for walking (Baker
Boulevard), making the stations the focal points of the area’s circulation network. In addition,
these transit anchors will be linked by local and regional bus service, and ultimately, “people
movers” such as small buses.
Integration of the natural and recreational amenities with the emerging Urban Center
The emerging “public realm” of Southcenter will be increasingly distinguished by open spaces,
plazas, and parks that will be connected to the Interurban and Green River Trails and the natural
amenities of the urban center – Tukwila Pond, Minkler Pond and the Green River. New public
and private investment will “unearth” Tukwila Pond and focus on improving water quality,
preserving its natural habitat for plants and animals, and creating a loop trail around the Pond for
people to use.
Building, Site and Infrastructure Design – Create a great space
Design guidelines will ensure that the design quality of buildings, sites, streets and utilities
contributes to the community’s identity and sense of place. These elements will be designed to
support the overall vision for a high-quality civic environment. No specific architectural or
Tukwila Urban Center Subarea Plan: Final SEIS 2-18
March 2014
landscape style is mandated, however, a characteristic style that features a mix of contemporary
and Northwest-inspired elements will be recognizable. This includes the use of exposed natural
materials, and building elements that respond to the area’s climate. The Urban Center’s
development regulations and design guidelines will contain enough flexibility to allow for
innovative thinking and responding to emerging opportunities. Large mega-blocks will be broken
up with an internal street system, pedestrian connections will be put in place from the sidewalk
to buildings set back from the street edge, and building facades will be designed to match street
types.
2.4.2 Southcenter Redevelopment Strategy
To orchestrate growth and change in Southcenter that is in keeping with the community’s vision
and redevelopment objectives, the Southcenter Plan promotes guiding new investment by
intertwining regulatory control with the strategic investment of limited public resources.
The City’s strategy is to move forward with transitioning to a more urban form in phases. This
phased strategy would lead by targeted public investments and implementing a set of regulations
that condition redevelopment and result in incremental changes to the urban form that are in
alignment with the community’s long term vision. Over time, these changes will serve as a
framework, catalyst, and attractor for the types of development envisioned for the urban center.
The Southcenter Subarea Plan redevelopment strategy pairs objectives with corresponding
implementation measures for redevelopment and public investment over time. These measures
then form the basis for the standards and guidelines contained in the revised TMC Chapter 18.28
and the Southcenter Design Manual. The objectives and initial implementation measures are
organized by: future investments, transit oriented development, mall-to-station, circulation, open
space, and design.
2.4.2.2 Redevelopment Assumptions
The majority of development within Southcenter over the next 20 years will be driven by
economic and market conditions and public investments, likely resulting in renovations and
expansions of existing buildings rather than entirely new construction. Consistent with the
subarea plan’s strategy and priorities, it is assumed that development to 2031 would be focused
in the northern portion of the urban center, including the Regional Center, TOD, and Pond
Districts. Development is assumed to consist of a combination of mixed-use, retail, office, and
residential uses.
Transit-oriented development adjacent to the rail station would occur through redevelopment and
infill of vacant parcels. Public and private investments in a new street network, urban amenities
(e.g. parks and plazas), and streetscape improvements will create connections between districts
in the urban center. Incremental and scattered redevelopment or infill of industrial or retail land
uses in other portions of the urban center would also occur by 2031.
As noted previously, the Urban Center will redevelop in response to market and economic
conditions, helped along by city-initiated public improvements, and bounded by the framework
provided by the subarea plan, development regulations, incentives and design guidelines. The
Tukwila Urban Center Subarea Plan: Final SEIS 2-19
March 2014
exact timing, rate and location of development cannot be identified precisely. Redevelopment
and infill could occur anywhere within the Urban Center.
Table 2.1 depicts the amount of development (housing units and employment) within the City of
Tukwila that is assumed to occur by Year 2031 and was used as a basis for the evaluation of
adverse environmental impacts in the SEIS.
Table 2.1 City of Tukwila Forecasted Growth Year-2031
Type of Growth Amount Citywide9
Additional Housing
Units
4,850
Additional
Employment
27,70110
Source: King County Countywide Planning Policies
(amended 12.3.2012) and Fehr & Peers (2013)
Some expansion and redevelopment of parcels would occur with or without the draft Subarea
Plan. Development associated with known proposed or vested but not yet constructed “pipeline”
projects are identified below in Table 2.2.
Table 2.2 Assumed Urban Center Pipeline Projects
Project/Type Southcenter
District
Square Feet Units Status
Mixed-use
Hotel/Condo project
TOD 170 guest
rooms;
300 du
Pipeline
Westfield Mall
Expansion
Regional
Center
300,000 retail
200 room hotel
200,000 office
Pipeline
Tukwila Station
Mixed-use
TOD 5,000 retail 300 du Vested &
Development
Agreement
expired
Home2 Suites Workplace
District
71,760 Vested
3 Pads on Mall site -
Restaurants
Regional
Center
14,934 Vested
Olympus Spa TOD Pipeline
Source: City of Tukwila, August 2013
9 Includes Potential Annexation Areas (PAAs)
10 The transportation analysis is based on a larger number of anticipated additional employees in 2031 , and therefore
is more conservative.
Tukwila Urban Center Subarea Plan: Final SEIS 2-20
March 2014
2.4.2.3 Draft Development Regulations and Design Guidelines
The Southcenter Plan would be implemented by development regulations that are specific to the
Tukwila Urban Center and are intended to encourage the type and form of development
envisioned by the Plan’s vision, themes and strategy. The revised zoning code and new design
guidelines are, in effect, mitigation measures that would avoid, reduce or minimize potential
impacts of future development within the Southcenter subarea and would not, in themselves,
generate any adverse impacts. These regulations would supplement and work in concert with
existing regulations, including the Shoreline Master Program regulations, stormwater
management requirements, and numerous other laws and programs. The Southcenter subarea
regulations include the following documents:
TMC Chapter 18.28 Tukwila Urban Center (TUC)
This chapter defines the categories of regulations, performance measures and guidelines that will
apply to all properties within the TUC:
District Standards include:
1) regulations governing the use of a building or site;
2) regulations addressing scale (such as minimum and maximum building heights and
maximum block size) that vary by district. Scale regulations ensure that the height of new
buildings and scale of new blocks are consistent with the scale of each district, and help to
establish a finer grained network of blocks and streets;
3) the configuration of the built environment (such as setbacks, open space, and landscaping
requirements); and
4) provisions allowing greater heights for structures using multifamily and public frontage
improvement height incentives.
Corridor Standards govern thoroughfare configuration, public frontage conditions, building
and parking placement, front yard landscaping, and some architectural aspects of a building’s
façade. These regulations are organized by corridor type, and ensure that the configuration,
location and orientation of new development match the envisioned character of the public
realm along all streets and open spaces in the Urban Center. Architectural design regulations
address building modulation and transparency of the façade.
Supplemental Development Regulations include regulatory definitions, requirements, and
guidelines common for all properties in Southcenter, addressing front yard encroachments,
special corner features, new streets configurations and guidelines, open space, landscaping,
site components, and parking.
Open space and parking requirements are organized by subarea plan district. Publicly
accessible open space is required for most types of development. Requirements may be
satisfied through provision of new streets or public ways. Minimum requirements are
identified for parking in the TOD, Pond, and Regional Center districts – these are lower than
the parking ratio currently required because of the proximity to high capacity transit and the
Tukwila Urban Center Subarea Plan: Final SEIS 2-21
March 2014
potential for shared and complementary parking. In the Workplace and Commercial Corridor
districts, current parking requirements remain in place.
Design Review is also required and may be administrative or through the City’s Board of
Architectural Review, depending on the type and scale of project. Projects located in the
Regional Center, TOD, Pond, or Commercial Corridor districts, or residential projects
located in the Workplace district, and meeting the thresholds for design review are evaluated
using the corridor based architectural design regulations in the revised TMC Chapter 18.28
and the guidelines in the Southcenter Design Manual. Commercial projects located in the
Workplace district and meeting the thresholds for design review are evaluated using the
corridor based architectural regulations in the revised TMC Chapter 18.28 and the existing
design criteria in TMC 18.60 Board of Architectural Review.
Southcenter Design Manual
The Southcenter Design Manual contains regulations and guidelines on site and building design.
The guidelines are intended to support and complement the community vision described in the
Southcenter Subarea Plan, and supplement and expand upon the design requirements found in
TMC Chapter 18.28 Tukwila Urban Center (TUC) zoning standards.
The Manual is organized by design topic, addressing: 1) architectural aspects of a building
including massing, composition, design, style, elements, and character to ensure that new and
renovated buildings embody architectural characteristics that maintain the desired human scale,
rhythm, and urban character; and 2) aspects of a site, including design, lighting, and walls and
fences.
2.4.2.4 Other City Codes
The regulations and provisions of the entire Tukwila Municipal Code (TMC) as adopted, such as
those related to noise, building and fire, shorelines, stormwater management and sensitive areas,
will continue to apply to development within the Urban Center.
2.4.3 High Intensity Alternative
The High Intensity Alternative is very similar to the Proposed Action. This alternative would
implement the vision for the Southcenter area and accommodate the same forecasted housing
and employment targets, but would allow the construction of taller buildings if employing a
minimum of two height incentives – up to 115 feet anywhere within the TOD District - than
those allowed under the Proposed Action. No additional increment of growth is assumed to occur
under this alternative. On balance, the year-2031 growth targets would still express the overall
level of growth for the subarea. The Southcenter Subarea Plan and other aspects of the
implementing regulations would remain the same, and regulations and provisions of the entire
Tukwila Municipal Code (TMC), such as those related to noise, building and fire, and sensitive
areas, would continue to apply to development within the Urban Center.
Tukwila Urban Center Subarea Plan: Final SEIS 2-22
March 2014
2.4.4 No Action Alternative
A No Action alternative is required by SEPA (WAC 197-11-440(5)(b)(ii)). No Action provides a
“baseline” for comparing the impacts of the proposal. Relative to the Urban Center, No Action
assumes that the Southcenter Subarea Plan, revised development regulations and new design
guidelines would not be adopted. The existing regulations, design guidelines and design review
thresholds in TMC Chapter 18 would continue to apply to future development.
Year 2031 household and employment targets for the City are assumed to be the same as for the
subarea plan, and growth would occur in response to operation of market forces. However,
based on recent economic trends and job declines, less commercial growth and very limited
residential growth is likely to occur in the Urban Center without City investments in public
improvements, or without revised regulations and development incentives that would work
towards creating a high quality Urban Center. Also, growth in competing retail -entertainment
centers in the Puget Sound region will likely cut into Southcenter’s market share of retail
spending. As with the other two Alternatives, internet shopping may also slow demand for retail
space.
Residential development would be less likely to occur in the Urban Center, since the areas of the
City where housing is permitted would not be expanded and the types of coordinated investments
needed to attract pioneer residential developers would not occur. Consequently, Tukwila’s 2031
household targets (from the King County CPPs) could not be accommodated based on existing
zoning. However, there would likely be greater pressure for redevelopment and infill in existing
residential neighborhoods in other parts of the City.
Redevelopment would occur project-by-project without the guidance, controls or incentives
provided by the subarea plan and regulations. Differentiation of the Urban Center into
coordinated districts with harmonized development would not occur without the proposed
development regulations. There would be no concerted or coordinated public investments in
parks, amenities, and infrastructure to act as catalyst for redevelopment. Design guidelines
would be minimal and not tailored towards achieving a more urban environment that integrates
districts, development and their surroundings. The suburban development pattern would continue
and the City would not achieve regional goals and targets for an urban center.
SEPA review would also occur project-by-project, without the benefit of a cumulative analysis
of Subarea impacts as a whole.
Section 2.5 Environmental Review
2.5.1 SEPA Review for Subarea Plans (RCW 43.21C.420)
The provisions of the State Environmental Policy Act (RCW 43.21C) provide GMA jurisdictions
with valuable planning and implementation tools. A new approach to SEPA review, set forth in
RCW 43.21C.420, may be used by cities with a population greater than 5,000, who are planning
under the GMA, and include an urban center designated by a regional transportation planning
organization or are proximate to a “major transit stop” as that term is defined by the statut e.
Tukwila Urban Center Subarea Plan: Final SEIS 2-23
March 2014
These cities, which includes Tukwila, may prepare a nonproject environmental impact statement
that assesses and discloses the probable significant adverse environmental impacts of a subarea
plan, adopted as an optional comprehensive plan element, and associated development
regulations, and of future development that is consistent with the plan and regulations.
Completing a nonproject EIS for a subarea plan allows a city to comprehensively consider area -
wide, cumulative environmental impacts and appropriate mitigation over an extended time
horizon, rather than evaluating impacts and on a project-by-project basis. Future project-specific
development proposals that are consistent with the subarea plan and development regulations do
not require individual SEPA review and cannot be challenged administratively or judicially
pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban
development proposals, by streamlining the environmental review process within the subarea and
encouraging the goals of SEPA and the State’s Growth Management Act (Chapter 36.70A
RCW).
Under RCW 43.21C.420, a proposed development will not be subject to project-specific SEPA-
based administrative or judicial appeals if it: (1) is situated within the Urban Center area; (2) is
consistent with the subarea plan and associated development regulations; (3) meets any
established conditions or mitigation; and (4) have had its probable significant adverse impacts
identified in the SEIS prepared on the plan and development regulations. If an implementing
project is determined to satisfy the criteria, no further environmental review is necessary.
Additional environmental review may be required, however, if a proposal fails to meet any of the
criteria.
To meet the procedural requirements of RCW 43.21C.420(4)(b) and (d):
The City of Tukwila held a community meeting on the proposed Subarea Plan on February
27, 2013. Notice of the community meeting was mailed and posted on land use signs on
February 12, 2013.
The City of Tukwila issued a Determination of Significance (DS), Scoping Notice for the
Southcenter Plan and associated development regulations, and Notice for a Scoping Meeting
on March 8, 2013. The scoping comment period was March 8, 2013 to April 8, 2013, and the
scoping meeting was held on March 20, 2013 to gather public comment.
The above notices were mailed to: 1) all property owners of record within the Urban Center;
2) all property owners within 100 feet of the Subarea boundary; 3) the Muckleshoot and
Duwamish tribal governments; 4) local, state and federal agencies with jurisdiction over the
future development anticipated within the Subarea; 5) adjacent school and library districts; 6)
the Cities of SeaTac, Renton, and Kent; and 7) interested parti es. Notice included general
illustrations and descriptions of the buildings generally representative of the maximum
building envelope allowed in each district. Notices were also posted on land use signs located
in six different locations on major travel routes in the Subarea.
2.5.1.1 Transfer of Development Rights (TDR)
RCW 43.21C.420(4)(g) also states that as an incentive for development, a city shall consider
establishing a transfer of development rights program in consultation with the county where the
Tukwila Urban Center Subarea Plan: Final SEIS 2-24
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city is located, that conserves county-designated agricultural and forest land of long-term
commercial significance. If the city decides not to establish a transfer of development rights
program, the city must state in the record the reasons for not adopting the program.
Currently, the City of Tukwila is studying the feasibility of implementing a TDR program. The
City is considering applying certain conditions, such as that any TDR used in Tukwila must
originate from lands with important public benefits, for example farmland, forestland, open
space, or wildlife habitat, in the South King County region, preferably in proximity to Tukwila.
If a TDR program is determined to be feasible and is implemented, it would enable the City to
use the Landscape Conservation and Local Infrastructure program (LCLIP), which could provide
an additional tool to finance infrastructure within the Urban Center. The City is applying for a
grant from the Department of Ecology to further study the feasibility of TDR.
If the City decides not to adopt a TDR program, it will document this decision; the decision is
not subject to appeal. Nothing in RCW 43.21C.420 (4)(g) may be used as a basis to challenge the
optional comprehensive plan or subarea plan policies authorized under this section.
2.5.1.2 Prior Environmental Review & Adopted Development Regulations & Plans /
Scope of Supplemental EIS
The City reviewed the existing environmental documents, plans and development regulations
summarized below to help determine the type and scope of environmental document that would
be appropriate for the Southcenter Subarea Plan, development regulations and related actions. It
reviewed the extensive documentation that has been developed in connection with SEPA
compliance for prior City planning actions and for project proposals. It also reviewed its adopted
development regulations and adopted City utility plans. The scope of the City’s review included
the following documents:
SEPA Documents
a. Tukwila Comprehensive Plan EIS Addendum addressing 2015 Update to the Comprehensive
Plan (March 2013)
b. Shoreline Master Program Update SEPA Checklist (August 2008)
c. Walk and Roll Plan SEPA Checklist (2008)
d. Tukwila Comprehensive Plan Amendment Addendum or Checklist (2004)
e. Tukwila Comprehensive Plan EIS Addendum addressing 2004 Growth Management Act –
Related Technical Revisions (April 2004)
f. Westfield Shoppingtown Southcenter Expansion FEIS (2004)
g. Central Link Light Rail Transit Project FEIS (November 1999)
h. Tukwila Comprehensive Plan Draft and Final EISs (June 1995, October 1995)
i. Tukwila Comprehensive Plan EIS Addendum addressing Implementing Zoning Code
Amendments (November 1995)
Adopted Development Regulations
a. Zoning Code (TMC Title 18)
Tukwila Urban Center Subarea Plan: Final SEIS 2-25
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b. Environmentally Sensitive Areas Ordinance (TMC 18.45)
c. Shoreline Overlay (TMC 18.44)
d. Transportation Concurrency Standards and Impact Fees (TMC 9.48)
e. Concurrency Management (TMC 9.50)
f. Stormwater Management (TMC 14.30)
g. Utility Concurrency Standards (TMC 14.36)
h. Archaeological & Paleontological Regulations (TMC 18.50)
i. Tree Regulations (TMC 18.54)
j. Floodplain Management (TMC 16.52)
k. Sign Code (TMC Title 19)
Other Adopted Plans & Programs
a. Shoreline Master Program(2011)
b. Walk and Roll Plan (2009)
c. Tukwila Comprehensive Sewer System Plan Update (2006)
d.. Tukwila Water System Plan Update (2007)
e. Tukwila Comprehensive Surface Water Management Plan (2003)
f. Gilliam Creek Basin Stormwater Management Plan (2001)
The contents of these documents, including the impacts and mitigation measures identified
through environmental review are summarized in Appendix A. Tukwila Environmental
Documents, Adopted Regulations & Plans.
Based on this review, the City determined that almost all probable significant adverse
environmental impacts associated with adoption of the Southcenter subarea plan have been
disclosed and evaluated in previous environmental documents, would be mitigated by adopted
development regulations, and/or are addressed in adopted City plans, and/or other local or
federal rules or laws. The key changes and impacts that are likely to occur as the Urban Center
redevelops are related to transportation and land use. Although these impacts have been
anticipated and discussed previously, the City determined that supplemental information and
analysis of these issues, in the form of a Supplemental EIS (SEIS) would help the public and
elected officials understand the environmental implications of the Southcenter Subarea Plan,
would further the City’s goal of encouraging appropriate development within the Urban Center,
and would meet the requirements SEPA.
2.5.2 Phased Environmental Review & NEPA Compliance
The City is using a process of phased environmental review, pursuant to WAC 197 -11-060(5), to
review the environmental impacts of capital improvement projects within the Southcenter
subarea. In general, road and pedestrian improvements, such as the pedestrian bridge across the
Green River, are identified in prior plans and SEPA documents. The City began the planning and
design process for these projects prior to the subarea plan, and they will undergo project-level
environmental review pursuant to the National Environmental Policy Act (NEPA) and/or State
Environmental Policy Act (SEPA). These projects would be implemented with or without
adoption of the Southcenter Subarea Plan and are considered independent projects for purposes
of environmental review. They are not within the development projects subject to the
environmental review provisions of RCW 43.21C.420.
Tukwila Urban Center Subarea Plan: Final SEIS 2-26
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The City began initial planning for a pedestrian bridge across the Green River in 2005, with the
goal of creating a strong link between the City’s two high-capacity transit stops at the Tukwila
Sounder Station and the Tukwila Transit Center in the Urban Center. The pedestrian bridge has
been consistently included in multiple City plans and policies, as well as in previous
environmental documents for those plans and policies. These include the Comprehensive Plan
Urban Center element (Policy 10.3.5), and the Shoreline Master Program (e.g., Policy 5.6.11).
The Walk and Roll Plan, Tukwila’s non-motorized transportation plan, also identifies a
pedestrian bridge across the Green River as an important east-west connection (page 70). The
bridge is included as a planned improvement in the City’s 2014-2019 Capital Improvement Plan
(CIP), which will be funded by a Regional Mobility grant. As indicated in Appendix A of the
SEIS, the Urban Center element, the SMP, and the Walk and Roll Plan all previously underwent
environmental review pursuant to SEPA.
The City began the pre-design process for the bridge in 2011, and has been consulting with
numerous agencies, including WSDOT, the Corps of Engineers, Department of Ecology,
Department of Fish and Wildlife and King County. The design process began with a Type, Size
and Location (TS&L) study to consider impacts and to guide siting. Alternative trail locations
and alignments and bridge types and sizes were included in the study. The City has also made
repeated efforts to consult with affected property owners, including the commenter, and with the
broader community. Mailings to individual businesses and property owners provided project
information and solicited comments. Design began in 2012 and 30% design level plans were
completed in 2013. A supplemental analysis to the TS&L report is currently being prepared.
Numerous permits and approvals from multiple agencies will be required to complete design and
construct the pedestrian bridge. These include, but are not limited to, a wetland delineation
report, cultural resources investigation, endangered species act/essential fish habitat effect
determinations, Section 404 permit, Section 401 water quality certification, hydraulic project
approval, shoreline substantial development permit, grading permit, and NEPA/SEPA
compliance. The pedestrian bridge is still undergoing environmental review pursuant to NEPA;
the Washington State Department of Transportation is serving as lead agency for NEPA
compliance. If appropriate, the City may adopt the NEPA document or perform additional
environmental analysis pursuant to SEPA.
2.5.3 EIS Scoping Process and Comments Received
The purpose of scoping under SEPA is to invite public comment regarding the scope of elements
of the environment to be addressed in the EIS. In response to issuance of a Determination of
Significance/Scoping Notice for the nonproject SEIS on March 8, 2013, Tukwila received six
comments during the 30-day scoping period, which extended from March 8, 2013 to April 8,
2013. Comments were received from the Muckleshoot Indian Tribe Fisheries Division, El Centro
de la Raza, King County Metro, King County Department of Natural Resources - Water, Land
and Resources Division, the City of Renton, and Van Ness Feldman Gordon Derr (for WEA
Southcenter LLC). All comments were considered in determining the scope of the SEIS.
2.5.4 Comments on the Draft SEIS
The Draft SEIS was published on October 23, 2013 and followed applicable requirements for
notice and distribution. A 30 day comment period was provided and concluded on November 20,
Tukwila Urban Center Subarea Plan: Final SEIS 2-27
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2013. Four comment letters were received from agencies, tribes and individuals. Comment
letters and responses are included in Chapter 4 of the Final SEIS.
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Chapter 3
Changes and Clarifications to the SEIS
This chapter of the Final SEIS describes several minor changes and clarifications to the text of
the SEIS. Added and deleted text is shown in underline and strike through format in the text of
Chapters 1 and 2 of the Final SEIS, and changes are briefly described below. Two revised
graphics from Chapter 3 of the Draft SEIS are also provided. The Final SEIS also includes a
number of minor corrections, such as typos, changes of text from “Draft SEIS” to “Final SEIS”,
and changes to reflect the current state of the SEPA process.
Chapter 1. Environmental Summary
Section 1.1.4 Prior Planning & Environmental Review
Page 1-5: Text is added to clarify that capital improvements planned for the subarea, such as the
pedestrian bridge crossing the Green River, are ongoing projects that are independent of the
Southcenter Subarea plan, and are undergoing separate environmental review. Such projects are
not within the environmental review provisions of RCW 43.21C.420. Text is also added to
describe the City’s ongoing investigation of the feasibility of a transfer of development rights
(TDR) program applicable to the Southcenter subarea.
Page 1-6: Text is added describing the publication of the Draft SEIS and the subsequent public
comment period.
Chapter 2. Proposal and Alternatives
Section 2.3.1
Page 2-10: The description of the Southcenter Subarea Planning Process is updated to reflect
publication of the Draft and Final SEISs.
2.4.1.1 Southcenter Plan
Page 2-17: The text is revised to clarify that the arrow on Figure 2.2 is generalized and is not
intended to reflect a site-specific location of the planned pedestrian bridge over the Green River.
2.4.2.3 Draft Development Regulations
Page 2-21: The text is revised to emphasize that the Southcenter zoning regulations and design
guidelines would supplement existing city-wide regulations, such as those implementing the
Shoreline Master Program (TMC 18.44).
Tukwila Urban Center Subarea Plan: Final SEIS 3-2
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2.4.2.4 Other City Codes
Page 2-22: The text is revised to reference adopted shoreline and stormwater regulations, as
examples of additional regulations which would apply to future development within the subarea.
2.5.1.1 Transfer of Development Rights
Page 2-25: Text is revised to describe the City’s ongoing investigation of the feasibility of a TDR
program and its application for a grant to study this technique further.
2.5.1.2 Prior Environmental Review and Adopted Development Regulations
Page 2-25: The list of existing SEPA documents relevant to the subarea is revised to add the
environmental document prepared in 2008 for the Walk and Roll Plan. The list of other adopted
plans and programs that will apply to future development in the subarea is revised to add the
Shoreline Overlay regulations (TMC 18.44) and the Walk and Roll Plan.
2.5.2 Phased Environmental Review and NEPA Compliance
Page 2-27: A new subsection is added to describe the City’s use of phased environmental review,
pursuant to WAC 197-11-060(5) to consider the impacts of improvement projects identified in
the Walk and Roll Plan, the CIP and other adopted programs which pre-date the subarea plan.
The pedestrian bridge over the Green River is identified as an independent project, not dependent
on the subarea plan for its implementation, which has been in the planning and design process
for almost a decade. The bridge is being reviewed pursuant to the National Environmental Policy
Act (NEPA), with the Washington State Department of Transportation as lead agency. The
NEPA document will be adopted or supplemented, as appropriate.
2.5.4 Comments on the Draft SEIS
Page 2-28: A new subsection is added to summarize the process for receiving comments on the
Draft SEIS.
3.3 Transportation and Air Quality
Figures 3.11 and 3.12 in the Transportation section of the Draft SEIS have been revised and are
included below. The changes respond to a comment from the City of Renton.
Tukwila Urban Center Subarea Plan: Final SEIS 3-3
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Figure 3.11 No Action PM Peak Hour Level of Service (2031) [Revised]
Tukwila Urban Center Subarea Plan: Final SEIS 3-4
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Figure 3.12 Proposed Action/High Intensity Alternative PM Peak Hour
Level of Service (2031) [Revised]
Tukwila Urban Center Subarea Plan: Final SEIS 4-1
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Chapter 4
Comments and Responses to Comments on the Draft SEIS
The comment period on the Draft SEIS extended from October 21, 2013 to November 20, 2013.
Four comment letters or emails were received from agencies, tribes, corporations and
individuals. This chapter of the Final SEIS reproduces the comment letters received and
provides responses to individual comments. Letters are numbered in the order received; letters
from governmental agencies and tribes are presented first, followed by letters from i ndividuals
and corporations. Individual comments are numbered in the margin of each letter; responses
follow the same numbering of each comment letter. Responses are provided for substantive
comments; expressions of support or opposition to the proposal or alternatives, and expressions
of personal opinion are acknowledged without further response.
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Responses to Comments on the Draft SEIS
Letter No. 1 - City of Renton
Comment No. 1
Thank you for the comment. Figures 3-11 and 3.12 have been updated to include the extension of
Strander Boulevard from West Valley Highway to the Tukwila Sounder Station.
Comment No. 2
Thank you for the comment. The SEPA checklist prepared for the Walk and Roll Plan,
Tukwila’s non-motorized transportation plan, identifies that the City is following a course of
phased environmental review, pursuant to the SEPA Rules (WAC 197-11-060(5)), for individual
road and pedestrian improvements. The trail project noted in the comment, as well as other
pedestrian improvements, is still in the planning stage; Tukwila will continue to consult with the
City of Renton on project details. Project-level environmental review will be conducted when the
details of a specific project are advanced sufficiently to permit meaningful analysis.
Letter No. 2 - Muckelshoot Indian Tribe/Karen Walter
Comment No. 1
The City reviewed and seriously considered the comments on the scoping notice previously
submitted by the Tribe. After reviewing existing environmental documentation and adopted
development regulations, particularly the Shoreline Master Program (SMP), it determined that
the potential impacts identified in the scoping comments were considered in prior environmental
documents and/or would be adequately addressed by adopted SMP regulations, stormwater
management regulations, and landscaping requirements.
As described in the Draft SEIS, the Southcenter Subarea Plan is primarily a strategy to encourage
the evolutionary development of the subarea which will be implemented by varied public and
private actions over an extended period of time. While the proposal does include adoption of
development regulations specific to the subarea plan, these regulations will not operate in
isolation. Instead, they will supplement adopted regulatory programs to help manage the shape
and character of growth within the subarea.
Section 2.5.1.2 and Appendix A-1 of the SEIS list the numerous adopted plans and regulations
that will apply to future development in the Southcenter subarea, in addition to the regulations
that are specific to the subarea. These same sections of the Draft SEIS also list the numerous
environmental documents that have been prepared for these plans and regulations. The
Southcenter SEIS supplements, adopts and/or incorporates by reference these prior documents.
The prior analysis was relied on to identify the appropriate scope of the SEIS.
The issues that are raised in the scoping comments – water quality, stormwater management, and
shoreline restoration -- are all related to the shoreline environment and are addressed in the
City’s updated SMP, which was approved by the Department of Ecology in 2011. For example,
the SMP contains a shoreline restoration plan (Appendix B) which includes 26 projects intended
to help improve the shoreline environment over time. Water quality is also an element of the
Tukwila Urban Center Subarea Plan: Final SEIS 4-9
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City’s adopted stormwater management program regulations and will apply to all future
development. The use regulations of the SMP (will also help to mitigate the impacts of future
development in the Urban Center.
The subarea plan and the SMP are both elements of the City’s Comprehensive but are subject to
distinctly different substantive and procedural requirements. The Southcenter subarea was
designated as a regional Urban Center in 1995, and has been recognized as such in the King
County Countywide Planning Policies, in Vision 2040 and the Tukwila Comprehensive Plan.
The EIS prepared for the 1995 plan evaluated an Urban Center in the Southcenter area. Since
that time, comprehensive and functional planning – including the updated Shoreline Master
Program (SMP) – have consistently accounted for the type and intensity of development that is
contemplated in the Southcenter Subarea Plan. A SEPA checklist for the SMP was published in
August 2011 and references the urban center designation. The Southcenter Subarea Plan Draft
SEIS also evaluates the
consistency of the proposed subarea plan to SMP policies and use regulations (subsection 3.2.5,
pages 45-51).
Letter No. 3 – VanNess Feldman Gordon Derr/Brent Carson
Comment No. 1
The comment is acknowledged.
Comment No. 2
The comment is acknowledged.
Comment No. 3
Table 2.2 in the SEIS identifies pipeline projects, and all such projects are included in the
transportation analysis of the Proposed Action, the High Intensity Alternative and No Action. As
noted in the SEIS, however, growth could occur more slowly if the subarea plan is not adopted
(i.e., No Action).
Tukwila Urban Center Subarea Plan: Final SEIS 4-10
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Letter No. 4 – Broadreach Capital Partners/John A. Osmond
Comment No. 1
The comment summarizes various principles and requirements of the State Environment Policy
Act (SEPA) and is acknowledged. Some of these requirements are addressed in the subsequent
responses.
Comment No. 2
The City began initial planning for a pedestrian bridge across the Green River in 2005, with the
goal of creating a strong link between the City’s two high-capacity transit stops at the Tukwila
Sounder Station and the Tukwila Transit Center in the Urban Center. The pedestrian bridge has
been consistently included in multiple City plans and policies, as well as in previous
environmental documents for those plans and policies. These include the Comprehensive Plan
Urban Center element (Policy 10.3.5), and the Shoreline Master Program (e.g., Policy 5.6.11).
The Walk and Roll Plan, Tukwila’s non-motorized transportation plan, also identifies a
pedestrian bridge across the Green River as an important east-west connection (page 70). The
bridge is included as a planned improvement in the City’s 2014-2019 Capital Improvement Plan
(CIP), which will be funded by a Regional Mobility grant. As indicated in Appendix A of the
SEIS, the Urban Center element, the SMP, and the Walk and Roll Plan all previously un derwent
environmental review pursuant to SEPA.
The City began the pre-design process for the bridge in 2011, and has been consulting with
numerous agencies, including WSDOT, the Corps of Engineers, Department of Ecology,
Department of Fish and Wildlife and King County. The design process began with a Type, Size
and Location (TS&L) study to consider impacts and to guide siting. Alternative trail locations
and alignments and bridge types and sizes were included in the study. The City has also made
repeated efforts to consult with affected property owners, including the commenter, and with the
broader community. Mailings to individual businesses and property owners provided project
information and solicited comments. Design began in 2012 and 30% design level plans were
completed in 2013. A supplemental analysis to the TS&L report is currently being prepared.
Numerous permits and approvals from multiple agencies will be required to complete design and
construct the pedestrian bridge. These include, but are not limited to, a wetland delineation
report, cultural resources investigation, endangered species act/essential fish habitat effect
determinations, Section 404 permit, Section 401 water quality certification, hydraulic project
approval, shoreline substantial development permit, grading permit, and NEPA/SEPA
compliance. The pedestrian bridge is still undergoing environmental review pursuant to NEPA;
the Washington State Department of Transportation is serving as lead agency for NEPA
compliance. If appropriate, the City may adopt the NEPA document or perform additional
environmental analysis pursuant to SEPA. Language has been added to the SEIS to acknowledge
that project-level environmental review for the pedestrian bridge is occurring pursuant to NEPA.
As indicated in the SEPA checklist for the Walk and Roll Plan, the City has been using phased
environmental review, pursuant to WAC 197-11-060(5), to evaluate individual projects which
implement the Walk and Roll Plan. The pedestrian bridge is an independent project which can
proceed without adoption of the subarea plan. Because it is a separate course of action, it is not
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required to be considered in the same environmental document as the subarea plan (see WAC
197-11-060(3)(b)).
The Southcenter subarea plan identifies the general location of the planned bridge and is not
proposing a specific location. The broad directional arrows included on Figures 1.1 and 1.4 of
the subarea plan are not intended to be site specific. As noted above, alternative alignments and
locations are considered in the TS&L report. The City has modified the language in Section 1.6.1
(1)(a) of the subarea plan to clarify that the NEPA process, not the subarea plan, will determine
the location and design of the pedestrian bridge. It should also be noted that the subarea plan
does acknowledge that the currently preferred alignment of the walkway linking Baker
Boulevard with the Tukwila Station is subject to change to mitigate impacts on adjacent
properties (Section 1.1.1(1)(b)).
Comment No. 3
Please refer to the response to Comment No. 2 above.
Comment No. 4
Please refer to the response to Comment No. 2 above.
Comment No. 5
Please refer to the response to Comment No. 2 above.
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Appendix A
Tukwila Environmental Documents, Adopted Regulations & Plans
Tukwila Urban Center Subarea Plan: Final SEIS A-2
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A. Previously Prepared Environmental Documents
Element Document/
Date
Issues/Analysis Study Area Summary of Impacts & Mitigation
Earth Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Erosion, landslide, seismic
hazards and soil
contamination due to
development according to the
Comp. Plan.
City-wide Impacts: Increased development potential in several soil erosion, landslide,
and seismic hazard areas. Will contribute to water pollution and can result in
damage to property.
Mitigation: New development will comply with development review process
that includes project specific mitigating measures.
Land Use Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Land use, open space
network, neighborhoods,
shorelines
City-wide,
including
Urban Center
Impacts: Potential impacts from a change in zoning from commercial to TUC
zoning include impacts to public services, infrastructure, ambient noise and
air quality, traffic circulation, and visual quality.
Mitigation: Comprehensive goals & policies will serve to mitigate potential
adverse land use impacts. GMA concurrency requirements, capital facilities
planning (both city & non-city owned agencies), Shoreline Master Program,
development standards, and design guidelines will also serve as mitigation
measures.
Land Use Tukwila
Comprehensive
Plan EIS
Addendum
addressing
2015 Update
Land use, shorelines, building
& site design, signage
Urban Center Impacts: No significant or cumulative impacts anticipated from
comprehensive plan goals and policies update. Some reduce potential
environmental impacts.
Land Use Tukwila
Comprehensive
Plan EIS
Addendum
addressing
Implementing
Zoning Code
Amendments
Land use City-wide,
including
Urban Center
Impacts: No significant or cumulative impacts anticipated.
Air Quality Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Auto emissions, air traffic,
residential,
industrial/commercial sites
and construction
City-wide
Impacts: Emissions from regional highways, airports, manufacturing,
commercial/industrial, and residential uses contribute to air pollution. Auto
emissions are the single largest contribution. As development increases
degradation of air may continue.
Mitigation: City will comply with all federal, state, and regional air pollution
regulations, encourage non-motorized transportation and enhance the CTR
programs.
Air Quality Westfield Mall
Expansion
Draft & Final
EIS (2004)
Ozone, particulate matter,
carbon monoxide
Southcenter
Mall -subarea
w/in Urban
Center
Impacts: Dust from excavation, construction equipment engines, odors
during paving renovations to existing buildings, and construction related
traffic delays and reduced travel speeds are air quality impacts from
expansion of the mall. Increased peak hour traffic would be operational
Tukwila Urban Center Subarea Plan: Final SEIS A-3
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impacts.
Mitigation: Adhere to City regulations and to applicable mitigation measures
in the Guide to Handling Fugitive Dust from Construction Projects.
Implement transportation demand measures to improve mobility.
Water Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Surface water, ground water,
floodplains and flooding
hazards.
City-wide/
applies to
Green River
and several
wetlands w/in
Urban Center.
Impacts: Development may increase peak water flows on hillsides due to
removing vegetation and detention increasing soil saturation. Urban runoff
and soil runoff impact surface water quality as non-point source polluters.
Industrial uses and wastewater treatment plants impact water quality as point
source polluters.
Mitigation: City will comply with all regulations. Control sedimentation from
current and future land use and use special drainage facilities to control
urban runoff.
Water Westfield Mall
Expansion
Draft & Final
EIS (2004)
Water quantity, water quality Southcenter
Mall -subarea
w/in Urban
Center
Impacts: Impervious surface would remain the same, continued absence of
flow control, potential for water quality improvement. Covered parking
structures could reduce impact on stormwater. Cumulative impacts to water
quality not anticipated.
Plant and
Animal life
Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Streams and waterways,
wetlands, critical habitats,
animal species, plant species
City-wide/
Applies to
wetlands and
shorelines w/in
Urban Center.
Impacts: Wetlands and shorelines are threatened by encroaching
development and water pollution.
Mitigation: The City should minimize Clearing and grading during
construction. City should protect wetlands and shorelines. Catalog unique
or significant plans and animals, restoration of local streams and rivers, and
include habitat areas and linkages in facility designs.
Plant and
Animal life
Westfield Mall
Expansion
Draft & Final
EIS (2004)
Plants and animals Southcenter
Mall - subarea
w/in Urban
Center
Impacts: No significant or cumulative impacts anticipated from mall
expansion because area is already highly developed.
Environ-
mental
Health
Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Noise City-wide
& Urban
Center
Impacts: The expansion of Sea-Tac and King County International Airport
could impact the northern and western portions of the City. Transportation
rights-of-way are another noise source that will increase in medium and
higher density growth areas. Passenger rail systems also have potential to
increase ambient noise conditions.
Mitigation: Develop and adopt noise ordinance (completed), work with
airports to develop operational noise mitigation techniques, ensure street
speeds match land use patterns.
Population
and
Housing
Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Population and housing
City-wide
& Urban
Center
Impacts: Creation of residential housing in the Pacific Highway Corridor and
the TUC could impact traffic, noise and air quality. Development of housing
close to higher intensity uses could be a significant impact. City will continue
to have consistency between the city and countywide housing policies.
Mitigation: Develop guidelines for affordable housing projects, identify
programs that could increase home ownership and strategize to create
landscape buffers to minimize impacts when housing abuts other land uses.
Cultural &
Historical
Central Link
Draft(1998) &
Historic and Archaeological
Resources
Proposed
Light Rail
Impacts: No known/recorded archaeological sites in Urban Center. High-
probability area near Southcenter Mall. Impacts could occur if resources are
Tukwila Urban Center Subarea Plan: Final SEIS A-4
March 2014
Final EIS (1999) Corridors
through City
present. Along alignments in City, important paleontological (fossil deposits)
are present. No historical resources would be affected by rail corridors in
TUC.
Mitigation: NRHP-eligible archaeological sites must be taken into
consideration during project planning/design, and data recovery and
monitoring during construction.
Public
Services
Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Fire, police protection, parks
and recreation, schools and
human services.
City-wide Impacts: Increased densities in both residential and commercial areas could
affect fire and police service capabilities related to total volume of calls for
service. New public recreation resources are being developed to satisfy
future demand. Future capital facility improvements will need to be supplied
to meet the increases in school age children attending the Renton and
Tukwila School Districts. The Human Services Office will likely have the
capability to meet the needs of the community.
Mitigation: Potential development of a GMA impact fee for the school
districts, preparation of long-range strategic plan for school districts,
continued reliance on the six-year financial planning program, further
development of police and fire strategic plans, and emphasis on public safety
issues through design criteria and project review.
Public
Services
Westfield Mall
Expansion
Draft & Final
EIS (2004)
Fire and police services Southcenter
Mall -subarea
w/in Tukwila
Urban Center
(TUC)
Impacts: Calls for service would increase for fire, EMS, and police services
during construction and operation of the expansion.
Mitigation: Work with fire department regarding fire land access issues and
replace existing fire alarm system. Implement construction security
measures and incorporate security features into expansion.
Public
Utilities
Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Water, sewer, surface water,
solid waste, electrical, natural
gas and telecommunications.
City-wide Impacts: Water, sewer, and surface water systems represent major utilities
impacted by growth and all three have separate analysis prepared. Majority
of problems relate to system deficiencies, distribution, service, and general
maintenance and operations. Long term funding for utility improvements will
need to be addressed.
Mitigation: Service capacities are met either through City CIP programs or
through plans of utility service providers. City should review long-term
demand and shortfalls as part of facility planning, and telecommunications
towers should be shared between different companies.
Tukwila Urban Center Subarea Plan: Final SEIS A-5
March 2014
Public
Utilities
Westfield Mall
Expansion
Draft & Final
EIS (2004)
Water supply, stormwater,
sewer, solid waste, electricity,
natural gas, communications
Southcenter
Mall –subarea
w/in TUC
Impacts: There will be an increase in water usage and existing water pipes
may be impacted and need to be relocated. New sewer lines would be
necessary and sewage flow would increase. Solid waste generation would
increase; however, recycling would also increase. Electricity use would
increase and there may be impacts to distribution and capacity of the system;
may also be temporary service interruptions. The existing natural gas
system, located on the roof, would have to be replaced and there would be
an increase in natural gas usage. Demand for communications would
increase and require expansion or relocation.
Mitigation: Schedule interruptions to utility service during hours with least
impact, route new sewage flow to the Metro line, dispose of construction
related waste properly; incorporate PSE recommendations for electrical use.
Aesthetics Tukwila
Comprehensive
Plan Draft &
Final EIS
(1995)
Community image and
aesthetics
City-wide &
TUC
Impacts: With the projected increase in population will come an increase in
density and a change in the physical character of the areas. A range of visual
impacts may occur, including the reduction of natural open spaces,
alterations in “the sense of place” in various communities, and the
disturbance of viewsheds with increased building heights and densities,
particularly in the TUC.
Mitigation: Implement design review for multifamily, commercial and
industrial development. Require streetscape designs, i.e. inclusion of street
trees, lighting, and sidewalk features, to lessen visual impacts of
development.
Shorelines Shoreline
Master Program
(SMP) Update
SEPA Checklist
(2008)
Shoreline resources, water
quality, fisheries, habitat,
restoration plan
Designated
shoreline
environments
Impacts: The SEPA checklist evaluates existing shoreline conditions and
anticipates planned development within the shoreline.
Mitigation: Updated shoreline policies and shoreline environment
designations are included in the Comprehensive Plan. Shoreline overlay
regulations (TMC 18.44) would mitigate impacts to shoreline resources. A
plan to restore degraded shoreline resources is also included.
Non-
Motorized
Transporta
tion
Transportation
Element
updates SEPA
checklists (2005
& 2013) ; Walk
and Roll Plan
SEPA checklist
(2008)
Pedestrian and bicycle
improvements
Citywide &
TUC
Impacts: The City has been using phased environmental review to address
the impacts of planned improvements. The SEPA checklists address impacts
at a programmatic level, and will be followed by more detailed analysis as
individual projects are planned and designed. The pedestrian bridge over the
Green River is currently being reviewed pursuant to NEPA; this analysis may
be adopted or supplemented, as appropriate, to comply with SEPA.
Mitigation: project-specific mitigation measures will be identified as
individual projects are designed and proposed.
Tukwila Urban Center Subarea Plan: Final SEIS A-6
March 2014
B. Previously Adopted Regulations
Element Document/
Date
Issues/Analysis Study Area Summary/Mitigation
Earth Environmentally
Sensitive Areas
(18.45.120) -
2010/12
Areas of potential geologic
instability, abandoned mine
areas
City-wide;
applies to
erosion hazard
potential area
between
Southcenter
Pkwy and I-5
in TUC
Summary: Designates, rates and provides buffers for areas of potential
geologic instability. Outlines uses, exemptions, alterations and potential
mitigation for development in an area of potential geologic instability.
Water Environmentally
Sensitive Areas
(18.45.080 and
18.45.100) –
2010/12
Wetlands and watercourses City-wide;
applies to
Green River
and several
wetlands w/in
TUC
Summary: Includes designations, ratings and buffers for wetlands and
watercourses. Also includes allowed uses, alterations and mitigation
measures for development within or near wetlands and watercourses.
Water Shoreline
Overlay (18.44)
- 2011
Designates all shorelines
within the City as “urban” and
identifies development
requirements
City-wide;
applies to
Green River
w/in TUC.
Summary: Regulates development in shoreline areas, includes general
shoreline regulations, management environments, river environment, and
specific use regulations.
Water Stormwater
Management
(14.30) - 2010
Storm water management for
development
City-wide Summary: Includes regulations and guidelines to control adverse impacts
associated with surface water runoff, establishes storm drainage
standards and adopts the Storm Water Management Plan. Regulations
are enforced through development review.
Water Floodplain
Management
(16.52) - 2004
Special flood hazard areas
and Floodways
City-wide,
applies to TUC
area
Summary: Includes regulations and guidelines to minimize public and
private losses due to flood conditions. Activity in these areas is also
subject to state and federal standards.
Plant and
Animal life
Environmentally
Sensitive Areas
(18.45.150) -
2010
Fish and Wildlife Habitat
Conservation Areas
City-wide Summary: Designates, rates and provides buffers for areas of potential
fish and wildlife habitat conservation areas. Outlines uses, exemptions,
alterations and potential mitigation for development for these areas.
Plant and
Animal life
Tree
Regulations
(18.54) - 1995
Tree preservation City-wide Summary: Mitigate environmental consequences of land development,
promote environmental building and site planning, regulate clearing of
trees and understory, and maintain and enhance aesthetic ecological and
economic benefits provided by vegetation.
Public
Utilities
Utility
Concurrency
Standards
(14.36) - 2004
Water and sewer availability City-wide Summary: Requires land use decisions involving projects that need water
or sewer to obtain certificate of availability from appropriate purveyor.
Certificate must show availability of water and capability of system to
deliver.
Public Concurrency Transportation facilities, and City-wide Summary: Establishes a concurrency management system and test to
Tukwila Urban Center Subarea Plan: Final SEIS A-7
March 2014
Facilities
and
Services
Management
(9.50) –
2005/07
public facilities and services
availability
determine that public facilities and services (transportation, water, sewer,
and stormwater) necessary to support development are available when
needed, without decreasing current service levels belo w established
minimum standards.
Historic/
Archaeo-
logical
Archaeological/
paleontological
resources
(18.50.110) -
2004
Archaeological and
paleontological preservation
City-wide Summary: Requirements for development where archaeological or
paleontological resources may be located or have been found during
excavation.
Transporta
tion
Transportation
Concurrency
Standards &
Impact Fees
(9.48) -
2005/11
Traffic impacts City-wide Summary: Imposes impact fees to offset the impacts of new development
on the transportation system. Fees based on net new PM peak hour trips
Transporta
tion
Commute Trip
Reduction Plan
and Program
Requirements
(9.44) - 2008
Improve air quality, reduce
traffic congestion, and
minimize energy consumption
City-wide Summary: Requires employer based programs that encourage
employees to find alternative to drive-alone commuting. Presents
strategies to be undertaken by an employer to achieve commute trip
reduction goals for each goal year.
Transporta
tion
Walk and Roll:
City of Tukwila’s
Non-Motorized
Plan (2009)
Bicycle and pedestrian
infrastructure design &
planning
City-wide,
some specific
to the Urban
Center
Summary: Bicycle and pedestrian infrastructure design standards,
designation & adoption of bicycle friendly routes, walking trails and
connections, performance goals & measurements, and a list of
recommended projects.
Aesthetics Board of
Architectural
Review (18.60)
- 2012
Site and building design City-wide,
some specific
to the Urban
Center
Summary: Establishes a design review & approval process for projects
meeting minimum thresholds for design review – administratively or by
Board of Architectural Review (BAR). Thresholds vary by zoning district.
Provides design review criteria for structures, site, landscaping, buildings,
and signage.
Aesthetics Sign and Visual
Communication
Code (Title 19) -
2010
Signs City-wide,
some specific
to the Urban
Center
Summary: Regulates sign placement and characteristics (size, style, etc.)
to protect the public health, safety & welfare; and to increase the
effectiveness of visual communication in the City. In the TUC area,
provides an “opt out” of the requirements provision, provided certain
criteria are met.
Tukwila Urban Center Subarea Plan: Final SEIS A-8
March 2014
C. Previously Adopted Utility Plans
Element Document Issues/Analysis Study Area Summary/Mitigation
Water Gilliam Creek
Basin
Stormwater
Management
Plan (2001)
Gilliam Creek stormwater
management, water quality,
habitat, etc.
TUC located
within Gilliam
Creek
watershed
Summary: Description of the drainage basin, water quality fish habitat and
recommended capital improvement projects and programmatic actions.
Mitigation: City should pursue grants and loans for funding capital
improvement projects, implement a system development charge for new
development and redevelopment, increase permit review fees to directly
cover the cost of development review, work with other jurisdictions and
encourage developer participation in regional stormwater facilities.
Water 2007 Water
System Plan
Update
Water system requirements City-wide Summary: Identifies present and future water system needs, sets means for
addressing those needs, demonstrates system has operational, technical,
managerial and financial capabilities to meet local, state and federal
regulations.
Water City of Tukwila
Comprehensive
Surface Water
Management
Plan (2003)
Watercourses, wetlands, and
infrastructure.
City-wide/
Identifies
projects w/in
the TUC
Summary: Designed to protect watercourses, wetlands, and infrastructure,
protect public health and safety, maintain City’s surface water system, meet
regulatory requirements, and educated citizens and employees. Identifies
capital improvement projects for the water system.
Water Shoreline
Master Plan/
Shoreline
Element of
Comprehensive
Plan update
(2011)
Shoreline requirements for
the Green River
City-wide/
Applies to
Green River
w/in TUC
Summary: Designates the City’s shoreline “Urban” and includes goals and
policies for seven program elements (economic development, public access,
circulation, recreation, shoreline use, conservation, historical/ cultural) to
guide and implement the Shoreline Master Program.
Sewer
2006 Sewer
System Plan
Update
Sanitary sewer system
requirements
City-wide Summary: Identifies present and future sewer system needs, sets means for
addressing those needs, demonstrates system has operational, technical,
managerial and financial capabilities to meet local, state and federal
regulations.
Tukwila Urban Center Subarea Plan: Final SEIS B-1 A-1
March 2014
Appendix B
Adopted Environmental Documents
Tukwila Urban Center Subarea Plan: Final SEIS B-2 A-2
March 2014
ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT
WAC 197-11-965
Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS)
Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and
design guidelines for the Southcenter Subarea, Tukwila’s Urban Center.
Proponent: City of Tukwila
Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter
Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the
Green River on the east, and S. 180th Street and the Green River on the south.
Title and Dates of Preparation of Documents Being Adopted: Environmental documents prepared for
plans and programs, including the Walk and Roll Plan SEPA checklist (2008), and the Shoreline Master
Program Update SEPA checklist (2008).
Prepared by: City of Tukwila.
Description of Documents Being Adopted: SEPA checklists prepared for the City’s non-motorized
transportation plan, and for an update to the Shoreline Master program. These documents have not
been challenged.
The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila
Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188.
The City has identified and adopted these documents as being appropriate for this proposal after
independent review. The documents meet our environmental review needs for the current proposal and
will accompany the proposal to the decision maker.
Agency: City of Tukwila Department of Community Development
Contact Person: Lynn Miranda, 206-433-7162
Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670
6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188
Date: April 4. 2014 Signature:
Tukwila Urban Center Subarea Plan: Final SEIS B-3 A-3
March 2014
ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT
WAC 197-11-965
Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS)
Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and
design guidelines for the Southcenter Subarea, Tukwila’s Urban Center.
Proponent: City of Tukwila
Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter
Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the
Green River on the east, and S. 180th Street and the Green River on the south.
Title and Dates of Preparation of Documents Being Adopted: EIS prepared for the Westfield
Shoppingtown Southcenter Expansion (2004).
Prepared by: City of Tukwila.
Description of Documents Being Adopted: Draft and Final EISs for an expansion to the Westfield
Southcenter Shoppingtown development. The document addresses several elements of the
environment relevant to the proposal, including but not limited to air quality, water quality and
quantity, plants and animals, public services and utilities.
The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila
Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188.
The City has identified and adopted these documents as being appropriate for this proposal after
independent review. The documents meet our environmental review needs for the current proposal and
will accompany the proposal to the decision maker.
Agency: City of Tukwila Department of Community Development
Contact Person: Lynn Miranda, 206-433-7162
Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670
6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188
Date: April 4, 2014 Signature:
Tukwila Urban Center Subarea Plan: Final SEIS B-4 A-4
March 2014
ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT
WAC 197-11-965
Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS)
Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and
design guidelines for the Southcenter Subarea, Tukwila’s Urban Center.
Proponent: City of Tukwila
Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter
Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the
Green River on the east, and S. 180th Street and the Green River on the south.
Title and Dates of Preparation of Documents Being Adopted: Central Link Light Rail Transit Project EIS
(1999).
Prepared by: Sound Transit.
Description of Documents Being Adopted: Draft and Final EISs for Sound Transit’s Central Link Light rail
Transit project. The document addresses several elements of the environment relevant to the proposal,
including but not limited, to noise, cultural resources, and aesthetics.
The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila
Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188.
The City has identified and adopted these documents as being appropriate for this proposal after
independent review. The documents meet our environmental review needs for the current proposal and
will accompany the proposal to the decision maker.
Agency: City of Tukwila Department of Community Development
Contact Person: Lynn Miranda, 206-433-7162
Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670
6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188
Date: April 4, 2014 Signature:
Tukwila Urban Center Subarea Plan: Final SEIS B-5 A-5
March 2014
ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT
WAC 197-11-965
Adoption for the Southcenter Subarea Plan Supplemental EIS (SEIS)
Current Proposal: Adoption by the Tukwila City Council of a subarea plan, development regulations and
design guidelines for the Southcenter Subarea, Tukwila’s Urban Center.
Proponent: City of Tukwila
Location of Current Proposal: The Southcenter Subarea/Urban Center is bounded by I-5/Southcenter
Parkway (and the toe of the west valley wall) on the west, I-405 on the north, the City limits and the
Green Rover on the east, and S. 180th Street and the Green River on the south.
Title and Dates of Preparation of Documents Being Adopted: EIS for the Tukwila Comprehensive Plan
(1995), and three addenda for implementing regulations (1995) and updates to the Comprehensive Plan
2004 and 2013).
Prepared by: City of Tukwila
Description of Documents Being Adopted: EIS prepared for the 1995 Tukwila Comprehensive Plan,
addressing all elements of the environment, and three EIS addenda to address implementing regulations
and subsequent updates to the Comprehensive Plan. These documents have not been challenged.
The documents are available to be read between the hours of 8:30 AM and 5 PM at the City of Tukwila
Department of Community Development, 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188.
The City has identified and adopted these documents as being appropriate for this proposal after
independent review. The documents meet our environmental review needs for the current proposal and
will accompany the proposal to the decision maker.
Agency: City of Tukwila Department of Community Development
Contact Person: Lynn Miranda, 206-433-7162
Responsible Official: Jack Pace, Director of Community Development Department. 206-431-3670
6300 Southcenter Boulevard, Suite 100, Tukwila, WA 98188
Date: April 4, 2014 Signature: