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HomeMy WebLinkAboutOrd 2234 - Tukwila South Master Planashin on Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING BY REFERENCE THE TUKWILA SOUTH MASTER PLAN; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the "Tukwila South Project" comprises approximately 512 acres of real property, and La Pianta LLC owns or controls approximately 503 of those acres, which is known as the "Tukwila South Property," generally located between the boundaries of South 178th Street/South 180th Street on the north; South 204th Street on the south; Orillia Road and Interstate 5 on the west; and the Green River on the east; and WHEREAS, the Tukwila South Property is located within an Urban Growth Area and is appropriate for urban development pursuant to the Growth Management Act and the City's adopted Comprehensive Plan; and WHEREAS, La Pianta intends to develop the Tukwila South Property consistent with the Tukwila South Master Plan, which envisions the creation of a major new employment and housing base on the Tukwila South Property; and WHEREAS, the City Council accordingly desires to adopt by reference the Tukwila South Master Plan; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Tukwila South Master Plan Adopted. The City of Tukwila hereby adopts the "Tukwila South Master Plan," a copy of which is attached hereto as "Exhibit A" and by this reference fully incorporated herein. The "Tukwila South Master Plan" is applied to the property shown on the map, which is attached hereto as "Exhibit B." Section 2. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 3. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force upon the date on which all the property shown on the map attached hereto as "Exhibit B" is within the municipal boundaries of the City of Tukwila. Section 4. Expiration. The City of Tukwila and La Pianta LLC have entered into a Development Agreement dated June 1(1, 2009 (the "Development Agreement") regarding the property shown on the map attached hereto as "Exhibit B." If the Development Agreement terminates prior to the expiration of its term in accordance with the terms therein, this ordinance shall expire without further legislative action and be of no further force or effect. W:\Word Processing \ Ordinances \ Tukwila South Master P1ar Adopt.doc LV:ksn 05/ 28/ 2009 Page 1 of 2 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this »day of 3(") , 2009. ATTEST/ AUTHENTICATED: Christy O'Flah APPROVED AS-TO+0 Y: Office of the -City Att Filed with the City Clerk: Passed by the City Counci Published: Effective Date: Ordinance Number: Attachment: Exhibit A - Tukwila South Master Plan Exhibit B - Tukwila South Master Plan Map W: \ Worcl Processing \ Ordinances \ Tukwila South Master Plan Adopt.doc LV:ksn 06/05/ 2009 Page 2 of 2 La Planta EXHIBIT A $TEP AANA A, A .o ,,k,AAAMNIA4npti* ,74.141*.m# COW NSINOERMAN ILA \Nil A V.:q1 PRCNR( MANIFR R. AN MAY 200q 0004 sa,VSzaks.t, WA* 11 EMBIBIoMtomIKANESEM TABLE OF CO NTENTS GEHDNG PRNCPL LANDUSE ELFMEN NAT'L) RA PAGE NUMBER 1 3 7 15 INFRASTRUCTURE 19 DE / ..._EOPM ENT PHASU A Pianta LDS TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 COLLINSWOERMAN ivyar404VARR44.44up.,. i 0 N COL LI N SWOE RMAN Punta LTC TUKRAM.4A SOUTH PROJECT MASTER PLAN MAY 2OY otg, *NQ This Master Plan document defines the goals, objectives and vision of Segale Properties to transition almost 500 acres of mostly undeveloped property in Tukwila, Washington, to a memorable regional destination that can compete nationally and internationally for employers and goods and services. With nearly 500 acres of land five minutes from SeaTac Airport and adjacent to 1-5, the Tukwila South project site is the largest private development parcel in the greater Seattle area. Properly planned and implemented, the project will provide 25,000 new jobs and join the University of Washington, Microsoft and Boeing Everett as the region's fourth major,"non-Central Business District" employment center. It will become a major new urban node in the region and provide significant benefits to the city of Tukwila and improve the quality of life of its residents. Because of the sheer size of the site, the implementation of this vision will span many development cycles over 25 to 30 years. The initial value created by early development efforts will allow infill development in future cycles that will continue to build value for the property and increase density over time. The Tukwila South development strategy emphasizes multiple uses, including 5 to 10 million square feet of office technology / flex -tech space, 1 to 2 million square feet of goods and services, and 700 to 1,900 units of housing. These uses will be grouped in fine-grained, pedestrian -oriented districts. A well -planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. The Tukwila South Master Plan's measures to protect and enhance the site's natural environment include the enhancement of Johnson Ditch into a fish -friendly tributary, the creation of back -water fish habitat in the Green River, and the restoration of a 32-acre wetland complex. The project's design will integrate its transportation infrastructure, develop shared parking concepts, and create internal natural environments with visual connections to the green amenity of its western hillside and the open space amenity of the Green River to the east. ian LIE COI LINSWOERMAN UKW'![.A SOUTH PROJECT WA,Imo. THE MASTER PLAN AND THE CITY'S COMPREHENSIVE PLAN The Tukwila South Master Plan's vision and guiding principles mirror and reinforce those set out in the City of Tukwila's Comprehensive Plan. As described in this document,Tukwila South will substantially aid the City in creating "safe and secure places to live"and "an economy that provides jobs, ways to get around, schools, and recreational opportunities" all identified as core reasons for the creation of its Comprehensive Plan. The Master Plan also allows the City opportunities to satisfy the Growth Management Act requirements set out in the Comp Plan's introduction, including the identification of"Urban Growth Areas that can accommodate at least 20 years of new population and employment" and the identification and protection of"open space corridors of regional significance." Most importantly, it materially assists what is identified as the Comp Plan's primary charge: to preserve and enhance"Tukwila's long-term economic growth and community viability and identity." The Master Plan represents a rare opportunity to create a strong and appealing identity for the site itself and serve as a highly visible, memorable gateway to the city of Tukwila as a whole. Southcenter Parkway (57th Avenue S) will be expanded and extended through the site in a new alignment; this will provide an improved connection to the area from the Tukwila Urban Center. Improved east -west access will be provided by realignment of S 178th Street; a future east -west access from Orillia Road to the site will also be developed to accommodate full buildout. Some modification of the western hillside will occur, but the majority of the hillside will remain untouched as an amenity. Portions of the hillside on the north end of the property will be graded and re-lansdscaped to accomodate the relocation of S 178th Street and to provide fill material for the project. On the south end of the site, north of S 200th Street, it is expected that portions of the hillside will be graded to accommodate development. Special design consideration will be covered by residential design guidelines to be developed and adopted prior to residential development. On -site amenities will include landscaped open space, plazas and courtyards, and a pedestrian/bicycle pathway along the Green River. Because the Tukwila South Master Plan is organized around a combination of campus -type research and office environments and districts, the quality of building design will likely be substantially higher than that found in the surrounding industrial and retail uses. Building design, construction, and materials will be of institutional quality, and coordinated through comprehensive urban design principles. The Master Plan is consistent with City goals calling for zoning and development regulations that encourage growth in certain areas, promote economic use of industrial lands outside the MIC, and retain large parcels in order to facilitate their efficient use. Tukwila South is one of the areas considered for new employment and residential growth in the Comprehensive Plan. A mix of uses will be oriented along Southcenter Parkway. The density of development on the site will support transit use and a secondary onsite street system will be developed with pedestrian circulation in mind, with features such as sidewalks and appropriate signage for pedestrians. The site will be organized around pedestrian -oriented circulation systems, with simplified vehicular circulation, to foster linkages within the campus(es). CO LLI NS VVOERMAN 0slifigiONIIIIMEMEMERANA GUIDING PRNC LES 101 LI N SWOE RMAN Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 emq Communities are not instant creations of urban designers. They are places that grow and evolve as changing needs, opportunities and personalities contribute to their form. The best communities build on their history and background while creating a bold vision for the future. BACKGROUND The Tukwila South project represents an opportunity for the City to enhance its competitive position in the regional marketplace. At approximately 500 acres, the site's sheer size, combined with the consolidated land ownership, existing lower density uses, and proximity to the airport, it is certain to attract attention from national and international companies seeking expansion opportunities. The property currently contains a mix of industrial and agricultural uses with a high potential for redevelopment and the ability to transition to a dynamic urban multi -use district as it phases out its existing, lower - density uses. The Segale family has been systematically assembling property within the Tukwila South area for over 50 years. While there have been discussions about development and markets that could havefilled the property with many of the retail and industrial uses common to this part of the Valley, the land has yet to see its first significant development. The guiding principles developed for the project arose from the history of the Segale family, the natural beauty of Puget Sound and the site's key characteristics. With this background as our starting point, we have created the following ten guiding principles for the Tukwila South Master Plan. It is from these that our development plan has been conceived. Additional information on the background of these principles are located within the appendix of this Master Plan. PRINCIPLE #1: LONG -TER' ' VISION The development of Tukwila South will be guided by a long-term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by -parcel basis. A long-term vision requires a commitment to make decisions and investments that support its development. The Segale family has committed to this long-term vision and to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase. This investment will ensure the long-term plan is implemented. PRINCIPLE #2: CREATING A DESTINATION The Tukwila South project will become a regional destination. Tukwila South is a regionally visible site. The site is considered "close in" in real estate terms and is adjacent to one of the region's largest retail destinations. Many of the valley's residents and businesses move through or around the site daily. Its access and visibility from the valley and eastern edge neighborhoods make it a natural regional destination. The site's initial value is enhanced by its proximity to significant regional investments such as SeaTac Airport, the Southcenter retail district, and 1-405, 1-5, SR 167 and many other local arterials. The Master Plan will ensure these assets are leveraged. COLLINSWOERMAN TUKW[I_A'PP 1-H PROJECT MASTER '!_.?`N MAY 2009 PRINCIPLE #3: BUILDING VALUE Development decisions will be weighed by their ability to maximize the site's potential to create value. Tukwila South's full potential can only be reached through the implementation of a long-term strategic vision that uses each newly -developed parcel to lift the value of the remaining parcels. This vision and Master Plan will span many development cycles. Early developments will include low-cost surface parking lots and lower density commercial uses that will allow room for future infill development and redevelopment when structured parking makes economic sense. As the value of the land increases, redevelopment of surface parking lots and infill sites will follow to maximize future density. This can only occur because a significant share of the site is in single ownership. At just under 500 acres, Tukwila South could include regional employment, housing, and goods and services. Multi -use districts will allow many of these uses to work together by sharing infrastructure, parking, and access. These districts will enable the creation of a highly desirable, fine-grained pedestrian environment. When housing, jobs, and goods and services are located appropriately, a community is created. PRINCIPLE #4: MULTI -USE Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered to bring additional vitality to the area. A development strategy that emphasizes multiple uses will increase the rate of development and create a more desirable environment for each use: retail supports housing and jobs, housing supports retail and jobs, jobs support retail and housing. This diversity of uses will support the creation of destination districts, increase the project's overall value, and enhance the vitality of the city of Tukwila. The market value of office and hotel uses will be increased by having retail and restaurant uses nearby. A well -planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. Careful consideration of use adjacencies is essential to ensure efficient sharing of amenities, parking and infrastructure. Initial planning configurations must also keep future infill development opportunities in mind to ensure judicious use of each square foot of the project's land. PRINCIPLE #5: INCREASING DENSITY OVERTIME Tukwila South will be planned to accommodate increased density over time. As noted in the discussion of Principle #3, the surface parking lots dictated by today's market opportunities for employment, goods and services, and housing will provide the basis for each developing district, enabling its evolution over time into a denser environment. With each development, the district will become more desirable. This increase in value will allow infill development in the early -phase parking lots and redevelopment of lower density commercial uses. Early -phase uses must, therefore, be carefully chosen to complement each other and serve as engines for future development. It is essential to pick the right retailers, the right employment clusters, and the right mix of housing to create the synergy necessary to allow all of the uses to thrive. PRINCIPLE #6: QUALITY ENVIRONMENT Tukwila South will create a memorable and regionally identifiable place. Tukwila South will build on the Northwest tradition of quality outdoor environments by integrating its iconic outdoor spaces with high quality indoor spaces. Quality building materials combined with traditional Puget Sound building elements (canopies, lush landscaping, etc.) will create memorable and regionally identifiable environments that help attract world - class talent. Growth in the regional economy is expected to come in four major sectors: aerospace, life sciences, information technology, and trade and logistics. Due to its size and location, Tukwila South is perfectly situated to bring these new types of jobs to the city ofTukwila. Pinte3L!C.... COLLIN SWOE RMAN Because these businesses need to attract the best and brightest, they demand a very high quality work environment. Tukwila South offers the opportunity to live and work in a single location, increasingly associated with a high quality of life. Beautifully designed public spaces will be required to connect jobs with goods and services, and goods and services and jobs with housing. The people who work at Tukwila South will want a development environment that is clean, safe, well organized, and convenient. More than that, like many who live and work in the Northwest, they value quality outdoor environments. Tukwila South's outdoor and indoor environments will be integrated wherever possible, and the project's amenities will provide a variety of on -site recreational opportunities and connections to the site's outdoor environments. The buildings and the spaces between the buildings will be designed to work together. Institutional - quality building materials and landscape design will support memorable buildings that become Tukwila South's image in the Puget Sound. Establishing clear boundaries and gateways for the project will help define Tukwila South in its environment. PRINCIPLE #7: CONNECTIONS Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and their uses. The Tukwila South Master Plan connects the project to its surroundings on many different levels: Extending Southcenter Parkway through the site to S 200th Street not only connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center. Relocating 5 178th Street connects adjacent neighborhoods to Tukwila South's new neighborhood goods and services and provides an access point with greater capacity and safety. Selecting retailers compatible with Southcenter's existing tenants will allow Tukwila South to connect toTukwila's reputation as a regional retail center. The five-minute connection to SeaTac Airport will draw airport tenants, travelers and businesses seeking international relationships to Tukwila South. A future non -auto -based transportation link will further enable the growth of airport -dependent users. Providing pedestrian connections throughout the project — from district to district, district to trails and amenities, and district to surrounding neighborhoods — will encourage non -auto -based trips and attract residents and employers. Strategically locating public parking will create a "park -once" environment that makes it easy for pedestrians to connect to site amenities, goods and services, jobs, and housing. PRINCIPLE #8: AMENITIES Tukwila South will create a comprehensive amenity system that leverages the site's assets. The Tukwila South project is perfectly positioned between two of the area's most striking natural amenities: the wooded hillside to the west, and the Green River to the east. Each of these offers almost unlimited recreational opportunities, as well as views of the river valley and Mt. Rainier. The appropriate mix of goods and services on the site will be viewed as an amenity to housing and office users that will allow Tukwila South to be highly competitive in the Puget Sound marketplace, and the pedestrian quality of the project's secondary road system will foster an activated streetscape that will make Tukwila South highly desirable. Finally, the Master Plan will ensure the site's access to nearby amenities such as SeaTac Airport and Tukwila Urban Center's retail hub will be easy and convenient. COLLINSWOERMAN PRINCIPLE 49: IMPLEMENTATION STRATEGY Development must be strategically phased to successfully transition Tukwila South from an agricultural and industrial property to an urban destination. While many of the site's infrastructure and planning features will be designed and built in the initial phase, flexibility must be maintained throughout the vertical development of the districts and the secondary roadway and amenity systems. This flexibility is required to meet changing market conditions. The Infrastructure Development Phase is expected to take three years and is scheduled for the years 2010-2012. At the end of this phase, all of the site's spine infrastructure will be in place. Discussions with potential tenants and development partners have been ongoing concurrent with the planning and infrastructure development efforts. Completing the site's infrastructure all at once will create a sense of certainty about the development's future. The site's first new tenants will take occupancy soon after the completion of infrastructure development. PRINCIPLE ##10: ENVIRONMENTAL STEWARDSHIP The Tukwila South project has a huge stake in protecting and enhancing the site's natural environment. The Segale family takes its role as stewards of Tukwila South's environment seriously not only because it is the right thing to do, but because sustainable projects have greater market acceptance. Environmental enhancements include: Protection and enhancement of pasture wetland and improvement of ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby"flood-flow refuge"fish habitat within the Green River channel. Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat -limiting for fish and a variety of wildlife. Provisions for the re-creation of valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. Enhancement of Johnson Creek into a fish -friendly tributary connected to the Green River. — Creation of back -water fish habitat in the Green River. Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin. Sustainable planning concepts will include: Integrated transit environments "Park-once"site organization and pedestrian environments Shared parking concepts Redevelopment of surface parking lots Creating internal natural environments with visual connections to natural amenities r.. COI I_INSVF`OERMAN IT I LAND USE ELEMENTS 101 LI NSWOERMAN Pianta LLC TUKWILA SOUTH PROAECT MASTER PLAN MAY 2009 emq DEVELOPMENT CONCEPT The Tukwila South Master Plan is intended to provide a framework to guide long- term development of the approximately 500 acre site and create the opportunity for an economic engine that would result in new jobs for the region. Between 10 and 14 million square feet of development will be created in a combination of campus office and research environments, and districts that will include retail, residential, hotel and recreational uses. Given its prominent Mt. Rainier views, location adjacent to the Green River and the Southcenter shopping district, the site offers the potential for a truly distinctive"signature"property. The underlying feature of the Master Plan is that larger campus areas will be positioned to accommodate national and international companies specializing in emerging technology industries drawn to a campus setting with expansion potential. A retail village on the north end of the site could contain a range of supporting retail, residential, hotel and recreational uses and will also serve as a gateway to the site from the Tukwila Urban Center. The close proximity to Sea-Tac airport and direct access to the regional transportation infrastructure network (1-5, 1-405, and SR 167) create multi -modal transportation options. In the development's campus environment, buildings will frame open spaces with central plazas and public gathering spaces. Pedestrian -oriented internal circulation and simplified vehicular circulation will promote ease of movement and foster a sense of integration while providing access to recreational, retail, restaurant, and hospitality amenities. Building design, construction, and materials will be coordinated through comprehensive design principles. The development concept for the overall site provides opportunity for between 10 and 14 million square feet of a mix of uses including those related to employment, housing, and goods and services. Table 1 shows the assumed range of uses for development scenarios of 10 million square feet and 14 million square feet. This buildout range and assumed mix of uses within the planning areas should be considered conceptual; ultimately, market forces will determine the specific level of development and the mix of uses over the long term. The potential locations of the various categories of uses shown within the plans on the following pages are also conceptual and will be determined by market forces. Land uses related to employment could include, for example, research and development, office, light manufacturing, limited distribution, and hotel uses. Land uses related to goods and services could include retail and restaurant uses. Housing could consist of a mix of small -lot single-family, townhomes, and multifamily (rental and for sale) units. The natural boundaries presented by the hillside on the west and the Green River on the east drive the site's north -south orientation. The development concept features public and private amenities such as plazas, landscaped open space areas, and pedestrian/bicycle pathways that link the campus to adjacent areas. There will be opportunities for new public access to the Green River and connections to the existing Green River Trail. In the future, there may be a possibility for a pedestrian crossing to Briscoe Park. Alignment of Southcenter Parkway along the west edge of the site and further away from the Green River will afford greater opportunities for open space areas and public river access. The central and southern portions of the site will serve as the campus development's core, anchored by retail and service areas. Design guidelines will acknowledge and address residential uses to the west of Orillia Road. The northern end of the site will include a mix of employment, specialty goods and services and housing that will complement the central campus and reflect a dynamic urban character in its range of retail, residential, hotel, and recreational uses. The architectural scale of the majority of the campus, at buildout, will be three- to six -story structures with both surface and structured parking, with the possibility of heights of up to eight stories in denser, more urban - oriented areas. These structures will relate to each other in the context of the landscape, and their design and construction will be coordinated by comprehensive design principles. Development of individual projects will be subject to the City ofTukwila's permit process to ensure a coordinated approach to campus development, including access/circulation, open space and compatibility among uses. CO LLJNSWO LRMAN TUKV'v=°.S).):..U- OJECT DESIGN PRINCI PEES Design principles are abstract representations of strategies that help guide development for the site. The principles identified in this document grew out of multiple charettes, discussions and meeting between consultants and the Segale family to help define the overall development framework for the Tukwila South property. GATEWAYS The Tukwila South property has an opportunity to highlight its most important points of entry as gateways. These gateways can be functional, symbolic, and memorable aspects for the property. These areas, defined as the yellow circles in the graphic, become the"front porch"for the project. CREATINGDISTRICTS Walkability is a key factor in establishing boundaries. There is a national standard for retail malls, which dictates the distance from anchor to anchor should be no more than a 10-minute walk. As represented by the orange circles, each district should be walkable. AMENITY SYSTEMS Amenities such as trails, plazas and open spaces are critical components to a project. Integrating multiple amenities creates "systems"that work together. Developable open space including green areas, hard - surfaced urban plazas, street parks, and pocket parks will be incorporated into the project; with pathways and wayfinding systems that help pedestrians navigate throughout the project. The opportunity exists to create trails to allow for runners, walkers and hikers to utilize the hillside's topography. CONNECTIONS The Tukwila South property has an opportunity to plan for future regional transit connections to Seattle Tacoma International Airport and regional mass transit to the north. The cities of Tukwila and SeaTac, the Port of Seattle and Sound Transit have undertaken a feasibility analysis to develop a people mover system from the airport light rail station through Tukwila South to the commuter rail station at the Tukwila TOD. Tukwila should continue to pursue such opportunities. III KW H SOUTI' PRO)EU T ;LM,aSTE i PLAN COLLI N SVVOER MAN HOUSING OPPORTUNITIES The diverse topography, location, views to Mt. Rainier, and market demands allow the Segale property to accommodate a wide variety of housing environments. This range could include a mix of single-family and multi -family units of low, mid and high-rise structures totaling 1,900 units across the site. Locations of uses shown on this plan are conceptual and will be determined by market forces. LOW-RISE Structures 1 to 3 stories in height; including for -rent and for -sale units of single-family lots, detached townhouses, and flats above retail. Low-rise units would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River. COLLINSRMAN MID -RISE, Structures 3 to 6 stories in height; including for- rent and for -sale units. Integration with goods and services allow for mid -rise units to integrate with a mix of uses. For example, possible configuration would include housing units constructed over retail. HIGH-RISE Structures 6 stories or greater in height; including for -rent and for -sale units. The opportunity exists for high-rise structures, most likely in the redevelopment of the Segale Business Park in the latter stages of the project's development. La Piantd LLC I T )KWIL ,A SOUJH L1tt.7JEC T IMASTER PLAN RETAIL ©PPORTUINIWWIWIES There are opportunities to attract and accommodate retail users in three diverse marketplaces: 1. Retail as a catalyst for the market. A one of a kind user is just that...one of a kind. There may be only one chance for this user to locate regionally, and this property has the flexibility to meet the needs of an end user that is currently not in the Northwest marketplace. Locations of uses shown on this plan are conceptual and will be determined by market forces. 2. Retail as it relates to demand from the market. Current and future demand is for a grocery store -anchored village center with a collection of unique and general goods and services, with the ability to grow with market demands. Additionally, large-scale"big-box"area retailers may need more space and would move out of the city otherwise. RETAIL. VILLAGI The northern end of the site offers the opportunity to create a retail village that includes specialty retail and goods and services to support the proposed uses and the underserved surrounding neighborhoods. The success of the Tukwila Urban Center to the north and the realignment of S 178th Street allow for the retail village to represent the front door for the property. Uses are expected to include a grocery store, drug store, and smaller retailers that will serve the surrounding neighborhoods. A retail village on the north end of the site could contain a range of supporting retail, residential, hotel and recreational uses and will also serve as a gateway to the site from the Tukwila Urban Center. 3. Retail as an amenity for the market. Addressing the demands of other uses within or surrounding the property that are complementary to the Tukwila Urban Center shopping district's. TIi iOJECT MAST I[i LAN 11.x,Plant- Lir COLLI N SVVOE_R MAN RE -AIL OPPOR USES INCLUDE. Bookstores Video Stores Sporting Goods Clothing Stores Hardware Shops Grocery Stores Antiques / Art Galleries Jewelers Audio /Video Stores UNITIES (CONTINUED) Furniture Stores Toy Stores Coffee Shops Florists Child Care Restaurants Drug Stores Residential Multi -family Financial Institutions Service Businesses Print Shops Real Estate Offices Travel Agencies Gas Stations Big Box Retail Medical/Dental Offices Leisure Entertainment Representative uses for the retail village, retail district, large-scale retail users, gateway retail and reta Locations of uses shown on this plan are conceptual and will be determined by market forces. RETAIL DISTRICT Adjacent to the"retail village, additional uses would allow for a synergistic multi -use environment for multi- family residential units, neighborhood retail, and office uses that are envisioned as a 24/7 urban environment. LARGE-SCALE RETAIL USERS National retailers not currently in the local marketplace or relocation of existing large-scale retailers looking for expansion opportunities. Additional smaller users and service users may be in this area. Game Arcades Residential Units Movie Theaters Office Museum Studios (Art, Photography) Bowling Alley / Pool Hall Music / Night Club Sports / Exercise Club Restaurants center. GATEWAY RETAIL AT ORILLIA RD & S 200TH ST The intersection of Orillia Road and S 200th Street allows for the opportunity to create a retail gateway for the property due to the high visibility along Orillia Road. RETAIL CENTER AT S 200TH & SOUTHCENTER PARKWAY The intersection of the realignment of Southcenter Parkway and 5 200th Street allows for the opportunity to create a retail center that could serve the surrounding campus office uses. COLLINSERMAN I.K Narita ( I TU)KW€LA SOUTH P;RCHEC? MA_>Ti=R PLAN MAY TAB; REGIONAL EMPLOYMENT OPPORTUNITIES Numerous areas on the site could accommodate national and international companies specializing in emerging technology industries drawn to a campus setting with expansion potential; a range of supporting retail, residential, hotel and recreational uses; adjacent amenities; close proximity to Sea-Tac airport; and direct access to the regional transportation infrastructure network (1-5,1-405, and SR 167) and multi -modal transportation options. Given its location adjacent to the Green River and the Tukwila Urban Center and its prominent Mt. Rainier views, the site offers such users the potential for a truly distinctive"signature" property. Locations of uses shown on this plan are conceptual and will be determined by market forces. "To create a campus, there must be a cohesive environment, appropriate building placements that frame organized open spaces, logical pedestrian circulation to the core of the campus and simplified vehicular circulation. Access to amenities (restaurants, hotels, retail, etc.) that are close to the workplace allow for employees to shop during lunch hours or breaks without a car.This also allows employees to collaborate with other team members within the campus, as opposed to accessing their cars, which can be inconvenient; to interact with other parts of their business. Another consideration in the development of campuses is the regulation of the overall look of structures. Design standards allow for similar construction of residential, retail, or office buildings. The buildings will be uniform in their quality of design, construction, and material so that the development is cohesive in nature." (Source: Mike Sheridan,"Urbanizing the Campus": Urban Land Institute, Nov/Dec 2001) USES INCLUDE: Professional Office Research & Development Hotels Day Care Facilities Parking Facilities Administrative Conference / Convention Space Medical and Dental Offices Residential Units Flex -Tech Retail Restaurants Health Care Services Government Services Light Manufacturing Uses Service Commercial Business Services Representative uses for this district TTI?CMV LA SOUTH PROJECT MASTER PLAN 1TEint,7 i LC COLLINSVVOER MAN SHORELINE USES High lietowlEnOrorriwt 60' The Tukwila South property's eastern edge is formed by the Green River, from 5 180th Street along the north end, to S 200th Street on the south end. Development within 200 feet along the Green River is regulated by the following shoreline regulations: RiVef ErhaOnnItIni Ogg RIVER ENVIRONMENT :THE AREA BETWEEN THE MEAN HIGH WATER MARK AND THE LOW IMPACT ENVIRONMENT, HAVING THE MOST ENVIRONMENTALLY PROTECTIVE LAND USE REGULATIONS The river environment will contain no uses or structures other than the following: public and/or private trails; recreation amenities such as benches, tables, viewpoints, and picnic shelters (not to exceed 15 feet in height); support facilities for pollution control such as runoff ponds and filter systems, provided they are at or below grade; information and direction signs; diking for bank stabilization, erosion control, and flood control purposes; bridges, fire lanes and dike maintenance roads; plaza connectors between buildings and dikes (not exceeding the height of the dike). The uses within the river environment will provide access and enhance pedestrian access along the river. LOW IMPACT ENVIRONMENT: THE AREA BETWEEN THE RIVER ENVIRONMENT AND 100 FEET FROM THE MEAN HIGH WATER MARK Uses in the underlying zoning district will be allowed; however, structures will not exceed 35'in height unless a variance is granted. HIGH IMPACT ENVIRONMENT: THE AREA BETWEEN 100 FEET AND 200 FEET FROM THE MEAN HIGH WATER MARK HAVING THE LEAST ENVIRONMENTALLY PROTECTIVE LAND USE REGULATION All uses allowed in the underlying zoning district will be allowed within the high -impact environment. Goeen Rive 0° 25' 50' La Pianta LLC COLLINSMERMAN TUKWILA SOUTH PROJECT MASTER PLAN MAY 20.:19 This page intentionally left blank. TUKWiLA SOUTH PROJECT MASTER PLAN MAY 2009 La Pianta 1....LC COLLI N SVVOER MAN 0slifigiENIIIORTJAEMETATEN NATURAL EN VI IR N EN COL LI N SWOE RMAN Pianta LTC 4!„ TUKWILA SOUTH PROJECT MASTER PLAN MAY 2OY otg, *NQ INTRODUCTION N The Tukwila South property is defined by a steep hillside to the west and the Green River to the east. Concentrated wetland areas and agricultural ditches are found throughout the property's valley floor. Due to the space constraints set by the hillside and the Green River, some of the wetlands and ditches will be impacted in order to achieve project objectives. Due to these impacts, this section summarizes the proposed enhancements and open space network for the property. OPEN SPACE NETWORK The concentrated area of pasture wetland will be protected and enhanced, in combination with improving the associated ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby"flood-flow refuge"fish habitat within the Green River channel. Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat -limiting for fish and a variety of wildlife. The Master Plan will provide for the re-creation of these valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. If residential uses occur on the site, neighborhood parks or access to existing parks in the area will be provided. Existing Johnson Ditch, looking west Existing agricultural uses along S 204th Street, looking northeast Existing agricultural uses along the Green River, looking south Overall Natural Environment Enhancements (Open Space Network) — Work with the City of Tukwila to build / create a pedestrian bridge from the property to Briscoe Park and the Green River Trail network. Enhancement of Johnson Creek into a fish -friendly tributary connected to the Green River — Creation of back -water fish habitat in the Green River — Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin — Preservation of approximately 50-60 acres of hillside along the western valley wall HILLSIDE Portions of the hillside on the north end of the property will be graded and re - landscaped to accommodate the relocation of S 178th Street and to provide fill material for the project. On the south end of the site, north of S 200th Street, it is expected that portions of the hillside will be graded to accommodate development. Special design consideration will be covered within the design guidelines for this area. CO LLI NSWO E RMAN • 3r.',IL ' SOUTH P`tJLC i I The Tukwila South Project Sensitive Area Master Plan Overlay (SAMP) will result in greater environmental benefits than could be achieved under standard TMC Sensitive Areas Ordinance (SAO) provisions. The Tukwila South project site is uniquely suited to provide substantial local and regional habitat benefits. The site contains Johnson Ditch, a degraded tributary to the Green River, that could be restored to functioning fish habitat. Johnson Ditch is adjacent to over 30 acres of poor -quality wetlands now in cropland production that could be rehabilitated as habitat. The project is adjacent to the Green River where it is confined within levees that have eliminated most off -channel habitat necessary for anadromous salmon, affording an opportunity to create this type of habitat, which regional Green River studies have identified as a high priority for salmon population restoration. The purpose of the Tukwila SAO under TMC 18.45.010 is to protect the environment, human life, and property; to designate and classify ecologically sensitive and hazardous areas and protect these areas and their functions and values; and to allow for reasonable use of public and private property. By using the Master Plan provisions of the SAO, the Tukwila South project developed a proposal consistent with project function and needs, substantially enhancing regional fisheries and wetland functions, and preserving water quality. The net gain in environmental benefits using the SAMP is far greater from both within -site and regional habitat benefits than could be achieved using standard TMC SAO provisions. By focusing on creating a net environmental benefit as promoted by the SAMP Overlay Provisions, rather than on mitigation using like -kind and avoidance measures emphasized by standard TMC SAO requirements, the Tukwila South project will convert poor quality agricultural ditches and poor quality agricultural cropland wetlands into higher quality fish habitat and associated wetlands. Rather than avoiding or retaining ditches providing little or no fish access and impairing the quality of water delivered to the Green River, the project will create a out - migration holding, summer rearing, winter refuge, and upstream migration holding fish habitat in the Green River. The need for this type of off -channel habitat at this location is recognized by the Green River Habitat Limiting Factors Analysis for Washington Resource Inventory Area (WRIA) 9. Rather than avoiding Johnson Ditch and leaving it and poor - quality buffers in place as required under standard TMC SAO provisions, the project will relocate and restore Johnson Creek in a larger channel with greatly enhanced fish passage to the Green River through a fish passable floodgate, further opening up off -channel habitat now regionally limiting to anadromous and resident fish in the Green River. The SAMP calls for the project to rehabilitate more than 32 acres of degraded cropland wetlands and connect them in a habitat corridor through the Johnson Creek channel to the Green River. Existing conditions v P;ar;,s: LLC_ COLLI NSWOERMAN Relocation of the flood protection barrier dike from S 196th Street to the southern boundary of the site (approximately 120 to 140 feet north of 5 204th Street) will create contiguous buildable area and allow development of a large-scale campus environment. At its existing location, the flood protection barrier dike precludes development south of the dike due to the infeasibility of obtaining flood insurance. The flood protection barrier dike will be relocated in the initial phase of the project and will provide emergency flood protection to the entire site. It will extend from the Green River levee, across the valley at a corresponding elevation (35 feet). As indicated, the relocated flood protection dike will separate the proposed realigned Johnson Creek and wetland rehabilitation area (described below) from the developed portions of the site, and will provide for continuation of the existing hydrologic support to these areas. 441, -- 4PPRDX. EXISTENG ridre MI NG t3RDONG ICAL:1 FILL TO SITE GRADE RELO AT !t #TMR&aP SE J 14N'SON GIIItF Cross section of relocated flood protection barrier dike and relocated Johnson Creek il; Plan view of relocated flood protection barrier dike and relocated Johnson Creek CO LLI NSWOERMAN Pianta LTC KVR SOUTH PROJECT Mt S R PLAN MAY 2009 The Tukwila South Master Plan includes a number of activities that have the potential to directly or indirectly affect fish.These include: Extension and expansion of Southcenter Parkway Realignment of 5 178th Street Relocation of the existing flood protection barrier dike Cconstruction of one new stormwater outfall into the Green River — Relocation of a portion of the Green River levee and construction of a new off -channel rearing area for salmonids — Relocation and enhancement of Johnson Ditch including a new stream outfall location — Filling or culverting of five fish -bearing agricultural ditches — Mass grading to increase site elevations Section 18.45.160 of the Tukwila Municipal Code (TMC) provides an alternative method for preservation of existing individual wetlands, watercourses, and their buffers in situations where a master plan for alteration and mitigation would result in improvements to water quality, fish and wildlife habitat, and hydrology beyond those that would occur through strict application of the provisions of the TMC. The proponent for the Tukwila South project will develop the site and mitigate environmental impacts under a Sensitive Areas Master Plan (SAMP) as allowed by the TMC. WATER QUALITY The construction and developed conditions water quality evaluation concluded there is a reasonable expectation of preserving or slightly enhancing most aspects of water quality important to fish habitat. The quality improvements are expected from enhanced riparian functions and reduced agricultural chemical use. While fecal coliform and zinc concentrations may increase slightly, coliforms do not affect fish habitat quality, and the level of zinc would be well below the level regarded as safe for freshwater aquatic life by the State of Washington. FISHERIES Under the SAMP, the loss of agricultural ditches would be mitigated by rehabilitation of wetlands and creation and enhancement of stream channels. The natural landscape would have approximately 3.8 acres of additional open -water habitat compared to existing conditions. About 4.5 acres of new open -water habitat would be created at the Green River Off -channel Habitat Restoration Area and 0.34 acres at Johnson Creek to mitigate fill of 1.07 acres of agricultural ditch. In addition, approximately 32.4 acres of wetlands associated with Johnson Creek would be planted and graded to enhance functional benefits, and new riparian buffers would be created adjacent to each open water area where none exists near watercourses under existing conditions. a;lm CT€ON C I SECTION A „. Green River Habitat Creation Area (Cross Section) AN COLLI NS NIOER MA N 1NFRAST WCTU E.: Pianta LLC TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 COL LI N SWOE RMAN otg, *NQ NFRASTRUCE RE INTRODUCTION The Infrastructure Development Phase is expected to take three years (currently projected for the year 2006-2008 time period), and will include the following elements: Implementation of a mass grading program to establish site grades and construct the major infrastructure elements The extension and expansion of Southcenter Parkway in a new alignment along the base of the western hillside through the Tukwila South planning area Realignment of S 178th Street to intersect with Southcenter Parkway at Segale Park Drive C Installation of sanitary sewer, water, and other utilities within Southcenter Parkway Relocation of the existing flood protection barrier dike from S 196th Street to the southern boundary of the site (north of S 204th Street) Installation of a temporary construction stormwater management system, including a polymer treatment system for stormwater runoff Installation of a comprehensive permanent stormwater control and water quality system for the entire site, including two new stormwater outfalls into the Green River Implementation of a natural resource mitigation plan, of which the primary features include: creation of an off -channel habitat restoration area adjacent to the Green River; rehabilitation of a wetland complex associated with tributary drainage to the Green River; and restoration of Johnson Ditch into a fish -friendly tributary connected with the Green River It may be necessary in the future to relocate an existing fire station closer to the project, or within the property. SOUTHCENTER PARKWAY & 5 178TH STREET REALIGNMENT The location of the expanded Southcenter Parkway is a critical element of the Master Plan. The goal is to move the new alignment toward the toe of the eastern hillside. This creates the largest contiguous parcels for development, and allows travellers on Southcenter Parkway to not only experience the development, but the hillside as an amenity and open space. This location for the high -capacity boulevard also allows space for a secondary road system that will create additional transportation capacity as the project develops. S 178th Street will be realigned for better east- west circulation and enhanced safety. GRADING PLAN The Tukwila South Master Plan proposes to establish site grades as part of an overall mass earthwork program at the outset of Year 1. On -site movement of approximately 1.5 million cubic yards of earthwork would be necessary to establish site grades and for construction of major infrastructure components. A temporary access road under S 200th Street would be constructed to facilitate transport of material between the north and south portions of the site. The major areas proposed for excavation include the northwest portion of the site and the proposed Green River Off -Channel Habitat Restoration Area. Major fill areas for the excavated material include the new site for the flood protection barrier dike and the other areas across the site to establish the sub -grade for future development. It is anticipated that approximately 400,000 cubic yards of imported fill would be required. Beginning in the second year of construction, an additional approximately 500,000 cubic yards of clean fill dirt would be imported for preloading and to establish finished grades, as needed for specific development projects on the site. The mass earthwork program would accomplish the following goals: Balance the movement of earthwork on -site as much as practical, and limit the degree of import and export of material from the site. Establish cohesive sub -grades for the planned extension of Southcenter Parkway and S 178th Street realignment. Provide a feasible subgrade for future site development under the Master Plan. Ensure a cohesive elevation for the planned utility connections (e.g., wastewater) to allow drainage to stormwater control and conveyance facilities. Allow installation of the comprehensive stormwater control system that is intended to serve the site at full buildout. Allow relocation of the flood protection barrier dike. Allow implementation of key features of the proposed natural resource mitigation plan in the initial phase. By the year 2008, construction of the first phase of development will have begun. The extension and realignment of Southcenter Parkway will be finished, mitigation for environmental impacts will have been constructed, and all of the stormwater detention and water quality infrastructure will be in place. COLLINSWOERMAN LA SOUTH PROjECT MASTER ELAN MAY 2009 This page intentionally left blank. TUK.1,V1 ` OU H P i OiLT.T MASTER PLAN ILA , Naft a CO LLI NSWOf_NMAN DEVE LO PM ENT P HAS Pianta LLC 4!„ TUKWILA SOUTH PROJECT MASTER PLAN MAY 2009 COL LI N SWOE RMAN omq THE STARTING POINT The Tukwila South project has the opportunity to transition the property from an agricultura I and inclustria I property to an urban destination that wi I I attract users and visitors beyond those who I ive an d/orworkth ere. The synergistic mix of uses and the full range of planned activities will allow the Segale family to build a community over time. While we believe this property will develop in phases, the market may require that development occur in multiple locations at the same time. This is why the commitment was made to develop the infrastructure first. This will allow the property to address the total market from Day One. ~1�" Locations muses shown onthis plan are conceptual and will be determined by market forces. THE STARTING POINT - PHASE I Due tothe proximity cfthe Tukwila Urban Center, current market demands indicate aneed for neighborhood -oriented retail. |tislikely the first phase ofdevelopment would occur onthe north and central portions of the property. THE NEXT STEP — PHASE 7 Expansion and market demands will allow the campus environment toexpand tothe south toward SZO0thStreet. Conceptual Phase l Development Program 2OOODD5[Retail -Grocery Store -Drug Store -Reltauran<s -DryGeane,s -DeU -Neighborhood Services 200Re6idential Units Upto25[i0O0sfOffice and Research &Development THE FINAL STEP —PHASE 3 Due tothe existing uses within the Sega|e Business Park, itislikely this area would bethe last to redevelop. COLLINSWOERMAN |ama"�auc 7uww|LA SommrnmecrwAS FERrLAw MAY 2009 This page intentionally left blank. TUKWILA SOUTH PROJECT MASTER PLAN L. Pianta L.L. MAY 2ooa COLLINSWOERMAN '141441drINEARiAmmuu, mo" COL LI N SWOE RMAN Punta LTC TURRAIR...A SOUTH PROJECT MASTER PLAN MAY 2OY otg, Itf\'04 *NQ BACKGROUND The Segale family has been systematically assembling this parcel for more than 50 years. While there have been discussions about development and markets that could have filled the property with many of the retail and industrial uses common to this part of the valley, the land has yet to see its first significant development. Due to the fact the Segale family has entered into the entitlement process and is prepared to build this unique regional asset, the City of Tukwila and the Segale family share in the opportunity to shepherd its development. Both parties also share in the responsibility to meet the site's full potential as an exciting and robust new regional employment center. Outlined below are the site's context elements that, taken together, create a glimpse of that potential: Heritage of the Segale family: The family has lived on the property for three generations and has assembled the property over the last 50 years. Heritage of the Green River Valley: The Kent Valley has long drawn institutional real estate investors in industrial and large retail developments. The new kinds of development Tukwila South introduces to the valley will benefit from the same advantages (outlined below) that have contributed to the success of the area's traditional uses. Natural beauty: With commanding views of Mt. Rainier from the property's mile -long hillside as well as views of the Green River and sweeping vistas of greenery, Tukwila South offers wonderful opportunities for amenities and recreation. Puget Sound and Northwest traditions: The region's pioneering culture is nationally recognized for its ability to create new industries from scratch as well as reinvent established industries. Tukwila South has the opportunity to further this tradition by establishing a major new employment center based on jobs that create intellectual property. Authenticity: Tukwila South must be authentic to its physical and historical context, and to the opportunities that will drive its success. It must reflect the values of the Northwest culture: community, sustainability, diversity, and healthy life-style. Tukwila Urban Center: The regional mall and the surrounding retail uses represent one of four major retail environments in the greater Puget Sound area. Home to in excess of 3 million square feet of goods and services, our neighbor to the north is already considered a regional destination. SeaTac: Within a 5-minute drive, SeaTac International Airport is the largest investment of public transportation infrastructure in five Western states. More than 25 million travellers use SeaTac every year. Adjacency to transportation infrastructure: Located at the crossroads of the state's two busiest interstate highways, Tukwila South offers potential businesses and residents several convenient access points to both 1-5 and 1-405. Agricultural and wetlands to the near south: Because of the site's size, large undeveloped tracts of land will be set aside for wetlands protection and enhancement, and stormwater management. Diversity: South King County currently supports one of the region's most economically and socially diverse populations. New jobs, goods and services, housing, and public services will need to address this diverse citizenship and create a welcoming place for all. With this background as our starting point, we have created guiding principles for the Tukwila South Master Plan. It is from these that our development plan has been conceived. LOLL INSWOERMAN I Narita L.,,_C [ ILLl?E[.tl i IEt`T l STER ..f1V This page intentionally left blank. TUKWILA SOUTH PROJECT MASTER PLAN MA)" 2009 :Pr ta 1....LC COLLINSVVOERMAN PROJECT BOUNDARY C7t1TH 200th STREET SOUTH 204th STREET NOT TO SCALE TUKWILA SOUTH PROJECT TUKWILA SOUTH PROJECT DEVELOPMENT AGREEMENT TUKWILA SOUTH MASTER PLAN SENSITIVE AREA MASTER PLAN TUKWILA, KING COUNTY, WASHINGTON Exhibit B SUMMARY OF Ordinance No. 2234 City of Tukwila, Washington On June 8, 2009 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2234, the main points of which are summarized by its title as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING BY REFERENCE THE TUKWILA SOUTH MASTER PLAN; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be mailed upon request. Approved by the City Council at a Special Meeting thereof on June 8, 2009. Christy O'F aherty, CMC, City Clerk Published Seattle Times: June 15, 2009.