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HomeMy WebLinkAboutSpecial 2013-07-30 Item 3A - Index 6B - Southcenter Element - Formatted VersionCHAPTER TEN SOUTHCENTER ELEMENT TUKWILA COMPREHENSIVE PLAN Residen .iJential 0 rage r r Village Green b ary ationat 840, ELEMENT 10 SOUTHCENTER SOUTHCENTER TUKWILA'S URBAN CENTER WHAT YOU WILL FIND IN THIS CHAPTER: • A Vision Statement for the Southcenter area; • A discussion of regional planning policies for urban centers; • A discussion of issues to be addressed to ensure that Southcenter achieves the City's vision; and • Goals and Policies to guide development in Southcenter. PURPOSE Tukwila's Southcenter area is intended to develop as a high- density, regionally oriented, mixed -use center. In 1995, the Southcenter area was designated as a regional growth center under the Puget Sound Regional Council's (PSRC) Vision 2040, and as an urban center under the King County Countywide Planning Policies. The vision for Southcenter is consistent with both documents. Urban centers are described in the Countywide Planning Policies as areas of concentrated employment and housing, with direct service by high- capacity transit. They encompass a wide range of land uses, including retail, recreation, public facilities, parks, residential, and open space. They encourage the growth of each urban center as a unique, vibrant community that is attractive to live and work. Centers should support efficient public services including transit, and respond to local needs and markets for jobs and housing. In Vision 2040, 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. The designation of regional growth centers is a key element of the regional strategy to preserve resource lands and protect rural lands from urban -type development TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER by promoting infill and redevelopment within urban areas to create more compact, walkable, sustainable and transit - friendly communities. These strategies direct the majority of the region's employment and housing growth to urban centers in the form of compact, sustainable communities where housing and jobs are located in a manner that provides for easy mobility and accessibility. Urban centers are also given priority by transit providers for fixed -rail transit service and other transit service and facility improvements. The idea is to help ensure the long -term economic viability and competitiveness of urban centers in the region as energy costs escalate, congestion increases and consumer preferences shift. Tukwila is also designated as a Core City under Vision 2040. Core cities are major cities with regionally designated growth centers. They are intended to accommodate a significant share of future growth, contain key hubs for the region's long -range multimodal transportation system, and are major civic, cultural and employment centers within their counties. In 2002, Tukwila began creating an urban center plan for the Southcenter area. The Plan focused on retaining the urban center's competitive edge and economic strength as retail development grows within the region. At that time, the City recognized that an urban center of regional significance creates benefits for all of Tukwila. The City held six public workshops and found that participants supported the following ideas: 1) Making the Southcenter area a more attractive destination for shopping and leisure activities; 2) Relieving critical congestion points, improving circulation, and making alternative modes of transportation available; 3) Supporting existing businesses and attracting new; and 4) Creating opportunities for residential development in appropriate areas. Public investment in key areas will support progress towards the community's vision of enhanced and diversified economic vitality. The Southcenter element policies support and expand the qualities of the center that have generated its economic success: • Land use polices are flexible to support diverse uses. PAGE 10 -2 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER • Urban design policies implement the community's vision, to be achieved through public and private sector initiative and cooperation. • Site and streetscape policies emphasize accessibility as a key factor, as well as choice in transportation modes. These policies will reinforce future competitiveness and will create an urban center that gives identity to the City. ISSUES Southcenter currently provides regional comparison shopping, major discount shopping, major facilities for incubator businesses, entertainment, and a full range of professional services. It includes intensely developed areas such as Westfield Southcenter Mall and Andover Industrial Park, transportation facilities such as the Sounder commuter rail /Amtrak station, and natural features and amenities such as Tukwila Pond, Minkler Pond, and the Green River. Retail uses dominate Southcenter. Westfield Southcenter Mall, in the northwest corner of the center, is the largest regional shopping mall in the Seattle area. Warehouse uses are more prominent in the area to the south. A goal of growth management is to integrate housing, job growth, and services in order to reduce the need for long commutes, and to keep living and working communities easily accessible to each other. As a significant employment center, Southcenter already provides jobs to residents and nearby communities. However, considerable residential development is needed in the urban center to meet the City's housing targets. The vision for Southcenter includes expanded opportunities for housing, accommodating the majority of the City's projected housing needs, and addressing the types of amenities and infrastructure needed to attract quality housing and create a connected, dynamic urban environment. Southcenter's future of higher- density growth will take place during and beyond the 20 -year horizon of the Countywide Policies. While urban centers play an integral role in the regional vision, the Countywide Policies require the form and function of these centers to be determined at the local level. PAGE 10 -3 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER VISION STATEMENT The vision for Southcenter's next 30 -50 years foresees: • A high- density area with regional employment; • Walkable, as well as auto - oriented shopping and entertainment districts; • Areas of high quality housing near water amenities and within walking distance of the Sounder commuter rail /Amtrak station and the new bus transit center; and • Recreational opportunities for business people, residents, and visitors. Support for interlinked transit and a pedestrian system to supplement an improved road network are included in the future; as well as sensitively enhancing the accessibility to the City's natural amenities, such as Tukwila Pond, Minkler Pond, and the Green River. The land use, design and transportation policies of the Southcenter Plan focus on keeping the area's successful economic engine running. To make Southcenter more competitive and attractive over the long term, the Plan aims to transition Southcenter into a great place for working, shopping, doing business, living and playing. Great places contribute to the well -being of people and communities. An area made up of great places will continue to attract people and maintain economic vitality. Economic success, in turn, provides the City of Tukwila the fiscal means to continue providing our community with excellent public services and improvements. Southcenter, Tukwila's urban center, is currently an economically vibrant, motor vehicle oriented area. It owes much of its success to a high level of regional accessibility and in the past, a lack of competition within the region, as well as the 30+ year vision and vigor of its development community. Achieving the long -range vision of an economically and environmentally sustainable community is anticipated to be a gradual process. It should be pursued by reinforcing Southcenter's strengths and increasing its overall attractiveness through a combination of public and private investment. This would support both new and existing businesses and the continuation of market - sensitive PAGE 10 -4 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER transitions. Notable future features of the Southcenter Subarea Plan that will implement the Vision include: • Improved connection between Westfield Southcenter Mall and Tukwila Pond Park. • A core area of high quality, walkable retail, entertainment, housing, public spaces and employment creating a memorable destination within the region. • Anchor areas linked by frequent transit service (5 to 10 minute busses or shuttles), enhanced with public and private pedestrian facilities, and development standards supporting this type of built environment. • High - quality transit and pedestrian facilities, focusing on creating strong connections between the Mall and the Sounder commuter rail /Amtrak station. • Overall improvements to the network of streets, trails, sidewalks, and other infrastructure. • Encouragement of a pedestrian- oriented environment through building and streetscape design standards and guidelines. • Sub - districts differentiated through uses and development standards. SOUTHCENTER'S BOUNDARIES • Northern - Properties south of Interstate 405 • Southern - 180th Street with some properties on south side of the street • Eastern - The center of the Green River between 180th Street and the southern boundary of properties which abut the south side of the Strander Boulevard alignment, thence eastward to the City limits. • Western - Toe of west valley wall PAGE 10 -5 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER Regional Center Figure 10 -1: Tukwila'a Urban Center (Southcenter) Boundaries PAGE 10 -6 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER GOALS AND POLICIES The following goals, policies, and strategies reflect the established vision for Southcenter. These policies will help achieve the desired form and function of Tukwila's urban center over the 30 to 50- year planning period. These goals and policies cover the issues of land use, urban development, and transportation and circulation. They support development and protection of the long -term economic and environmental sustainability of Southcenter by fostering an attractive and functional environment to live and recreate, as well as retain its reputation as a good place to work, shop, and do business. Goal 10.1 Land Use Southcenter will contain an intense, diverse mix of uses, which will evolve over time. The character and pace of this change will be set by a combination of guidelines, regulations, incentives, market conditions, and proactive private /public actions which will reinforce existing strengths and open new opportunities. The desire for a high quality environ - - - - - - - - - - - is will also drive this character transition. Land Use Policies 10.1.1 Southcenter Character. Recognize Southcenter as a regional commercial /industrial area, with opportunities for high quality, mixed use transit oriented development, including housing, served by a balance of auto, pedestrian, bicycle and transit facilities. (Figures 10 -2 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 Figure 10 -2. Envisioned high- density development in Southcenter ELEMENT 10 SOUTHCENTER Defined building bays to break ap lenglh of building Flat roofs erne menled with structural exprossio — Archilecturol elements to create vertical appearance Less tronsporent only al upper Stories Itl!41lf1 dells■ rec uu oiniorto v■Itill ' ■tlrF Canopies and overhangs lo shelter pedestrians Grand entrance feolure idamified by massing and detailing Transparent facade at ground floor Pedestrian- scoled building facade Figure 10 -3. Envisioned medium - density development in Southcenter and 10 -3). 10.1.2 Public and Private Investment. Public and private investment shall be aimed at facilitating and encouraging overall growth and redevelopment in Southcenter. 10.1.3 Tukwila Urban Center (Southcenter) "Districts." 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, guide development and change to create distinct areas, or districts, where the character, forms, types of uses and activities benefit, complement, and support each other. 10.1.4 Tukwila Urban Center (Southcenter) Residential Uses. To preserve our existing residential neighborhoods, a large percentage of the City's future housing needs will be accommodated in the urban center. Residential development is encouraged in proximity to water amenities or within walking distance of the Sounder commuter rail/ Amtrak station or the bus transit center, subject to design standards and incentives. IMPLEMENTATION STRATEGIES • Public Amenities Plan. • Development regulations that allow appropriate building heights within each district. PAGE 10 -8 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER • Design guidelines that promote a high - quality urban environment and facilitate a range of pedestrian activity, where appropriate. • Coordinate transit service and station improvements with transit providers. • Utilize flexible zoning regulations to allow uses including residential, retail and light industrial, where appropriate for each district's purpose. • Expand the areas where residential uses are permitted. • Develop regulations to address setback and lot coverage restrictions that allow for future street expansions, new streets and other circulation improvements. • Design Review standards to enforce quality landscape and design. • Develop standards and incentives for providing a variety of different types of open spaces (e.g., plazas, parks, public & private) that attract further residential development and balances out the increasingly dense environment. • Use access to transit facilities and amenities to stimulate surrounding residential and mixed use development. Goal 10.2 Urban Development The northern portion of the Southcenter area will contain a central focus area. Throughout Southcenter, the natural and built environments are attractive, functional, environmentally sustainable, and distinctive, and support a range of mixed uses promoting business, shopping, recreation, entertainment, and residential opportunities. Urban Development Policies 10.2.1 Natural Environment. Recognize, protect, and enhance the open space network by augmenting existing parks, enhancing access to passive and active recreation areas such as Tukwila Pond, Minkler Pond and the Green River; and by improving air and water quality and preserving natural resources; thereby effectively integrating the natural and built environments in Southcenter. In addition, recognize that open space amenities are attractors for a wide range of uses, including housing and office (Figure 10 -4). PAGE 10 -9 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 ELEMENT 10 SOUTHCENTER IMPLEMENTATION STRATEGIES • Seek opportunities for public /private partnerships. • During review of proposed public and private projects: • Promote use of indigenous plants. • Promote use of water - saving plants. • Promote use of plants with wildlife habitat value. • Implement the Master Plan and water quality improvement program for Tukwila Pond Park. • Coordinate with Tukwila's Parks and Recreation Department to ensure that the Southcenter area's parks and open space concepts are integrated into the Parks Plan. • Coordinate with Tukwila's Parks and Recreation Department to ensure that the Southcenter area's parks and open space concepts are integrated into the Parks Plan. Figure 10 -4. Envisioned Southcenter open space amenity PAGE 10 -10 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER 10.2.2 Streets, Streetscape, and Pedestrian Environment. Create a "complete street" network that establishes a finer grained street grid, reflects the demand and need for motor vehicles, transit, pedestrians, and bicyclists, and provides a safe, convenient, attractive, and comfortable pedestrian and bicycling environment. Ensure that street design eliminates potential conflicts, promotes safety for all modes of travel, and maintains emergency services response capabilities. Reinforce the different functions of streets by creating distinct identities for major rights -of -way. (Figure 10 -5) IMPLEMENTATION STRATEGIES • Coordinate with the City Public Works Department to create a Street Network Plan that establishes a finer grained system of public and private streets for the Southcenter area and requires development to share in the cost of providing new streets. • Identify and employ mechanisms and incentives by which a finer grid system and public frontage improvements can be implemented by the Street Network Plan. • Coordinate with the Public Works Department to prepare an access management plan for the Southcenter area which requires the consolidation of driveways and access points, wherever possible • Update the Street Tree Plan for the Southcenter area (CBD) • Seek additional funding for construction of the pedestrian bridge over the Green River, connecting the Mall to the Sounder commuter rail /Amtrak station. • Continue working with Sound Transit, the City of Renton, and the Union Pacific and BNSF Burlington Northern Railroads to fund and complete the Strander Boulevard connection between the Sounder commuter rail /Amtrak Station and the City of Tukwila, including the pedestrian -only underpass beneath the Union Pacific lines. • Coordinate with land use planning efforts to ensure that improvements in the transportation and circulation system are parallel with projected growth in the Tukwila Urban Center. TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER • Develop a Southcenter Streetscape Improvement Plan with distinct identities for major streets and strategies for pedestrian- oriented improvements and linkages such as new pathways, arcades, awnings, sidewalk eating areas, and special displays. [4— Back of sidewalk sidewalk planting strip 15.0' Public Frontage tA 1 7.5' 6.0' I 11.0' 11.0' 6.0' 7.5' parking bike travel lane travel lane bike parking New thoroughfare cross - section Figure 10 -5. Example of envisioned Southcenter streetscape 10.2.3 Site Development. Create regulations and design guidelines that result in high - quality site design and enjoyable and safe pedestrian environments, using site design techniques that include but are not limited to: • integrating architectural, site design, and landscape elements; • supporting motor vehicle, transit service, and pedestrian traffic (Figure 10 -6); • using physical and natural elements that enhance an area's overall aesthetic, including orienting a building to the street (Figure 10 -7). • extending the street grid system TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER Figure 10 -6. Site Development - Pedestrian connections through parking lots connecting street edge to building entrances. Figure 10 -7. Southcenter Site Development - Building orientation to street 10.2.4 Siting and orientation of buildings and parking lots should create an environment that is conducive to walking in the northern part of the Southcenter area, particularly in the area between the Mall, the bus transit center and the Sounder commuter rail /Amtrak station. IMPLEMENTATION STRATEGIES • Over the short to midterm, focus public and private investments and regulations on properties fronting Baker Boulevard between the Mall and the Sounder station. TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER 10.2.5 Require interior vehicular connection between adjacent parking areas wherever possible. 10.2.6 Development standards shall consider the needs of land owners, developers, businesses, and the community. 10.2.7 Parking. Ensure an adequate supply of parking for visitors, employees, residents and customers. Provide a variety of flexible regulations, strategies and programs to meet parking demands. On -going needs shall also be assessed to ensure appropriate parking requirements and to encourage efficient and effective use of land in parking design (Figure 10 -8). IMPLEMENTATION STRATEGIES • Conduct a public parking structure feasibility study, including siting, potential funding sources and mechanisms. • Investigate alternative parking strategies such as shared parking, transit tradeoffs, etc. • Look for opportunities for on- street parking in areas planned for higher pedestrian activity, particularly in the TOD Districts • Develop appropriate standards and guidelines for parking design and layout to support the type of development envisioned in each of Southcenter's districts. • Factor pedestrian safety and convenience into parking lot design standards. Require safe and direct pedestrian connections from sidewalks to building entrances. • Continue Commute Trip Reduction Programs and other Transportation Demand Management Programs. Incorporate the Growth Transportation Efficiency Center (GTEC) into transportation and land use planning in Southcenter. PAGE 10 -14 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER Figure 10 -8. Landscaping in parking areas 10.2.8 Building Design. Promote high quality architecture in Southcenter, with attention to standards and guidelines that: • Promote an appropriate display of scale and proportion; • Give special attention to developing pedestrian- oriented features and streetfront activity areas such as ground floor windows, modulated building facades, and rich details in material and signage; • Provide quality landscape treatment; • Provide an appropriate relationship to adjacent sites and features and; • Encourage overall building quality, and sensitivity to, and respect for, the area's important natural amenities such as the Green River and Tukwila Pond. • Include property owners in developing urban design guidelines to ensure that the intent of this policy is met. PAGE 10 -15 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013 10 SOUTHCENTER 10.2.9 Signage. Develop a directional sign program to aid pedestrians, bicyclists, and motorists in wayfinding through Southcenter. 10.2.10 IMPLEMENTATION STRATEGIES • Identify appropriate design guidelines and locations for directional signage for shopping, access to amenities and leisure activities, in order to alleviate congestion in key corridors and intersections. Work collaboratively with Southcenter property owners, businesses, and community members to implement the vision for Southcenter, assess the potential to catalyze development in the Southcenter area, and form an economic redevelopment strategy. IMPLEMENTATION STRATEGIES • Establish a lead redevelopment entity on the public side to coordinate implementation of an urban center redevelopment strategy and provide it with people, resources, and tools to succeed. • Rebrand urban center districts to take advantage of assets, location, and character, and reinforce land use concepts so that the image of Tukwila is refreshed. • Improve infrastructure through the Capital Improvement Plan that reflects Southcenter policies. • Create a public sector redevelopment tool kit that offers developers assistance in achieving the community's goals for the Southcenter area. • Prepare and implement a redevelopment strategy. • Identify projects necessary to catalyze economic development and give them first priority for public investment. PAGE 10 -16 TUKWILA COMPREHENSIVE PLAN UPDATED: JULY 12, 2013