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Tukwila Urban Center Plan for Southcenter  

The City of Tukwila is preparing a draft urban center plan for the Southcenter area - one of the region's primary retail and employment centers. The Plan presents the community's vision for the evolution and continued growth of the area for the next 20 years, and establishes the primary means of regulating land use and development.

Southcenter Planning Documents Adopted!

On June 2, 2014 the Tukwila City Council adopted by ordinance the revised TMC Chapter 18.28 TUC Zoning, and by resolution the Southcenter Design Manual and the Southcenter Subarea Plan. The provisions of TMC Chapter 18.28 TUC Zoning go into effect on June 10, 2014. The adopted Southcenter documents can be viewed here:

   

Supplemental Environmental Impact Statement (SEIS)
on the Southcenter Plan

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Where We Are Now

During 2013 staff prepared a Supplemental Environmental Impact Statement (SEIS) to analyze the impacts of buildout of the Southcenter area as envisioned under the Plan. We took advantage of a relatively new SEPA process set forth in RCW 43.21C.420 that allows the City to comprehensively consider area-wide, cumulative environmental impacts of the Southcenter Plan project and appropriate mitigation over an extended time horizon, rather than evaluating impacts and mitigation on a project-by-project basis. Future project-specific development proposals that are consistent with the subarea plan, development regulations and SEIS will 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.



Draft SEIS Available for Public Comment (October 2013)

The City of Tukwila has prepared and issued this State Environmental Policy Act (SEPA) Draft Supplemental Environmental Impact Statement (SEIS) to address 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 Draft SEIS supplements the Tukwila Comprehensive Plan Final Environmental Impact Statement, prepared in October 1995. The public is invited to participate in the environmental review process through written comments on the Draft SEIS. The deadline for submitting written comments is November 20, 2013 at 5:00 pm (See below for more info).

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; and
  • 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 regulations and design guidelines would not cause significant impacts on their own.

The City of Tukwila is using the SEPA review provisions set forth in RCW 43.21C.420 which allow the City to comprehensively consider area-wide, cumulative environmental impacts of the Southcenter Plan and appropriate mitigation over an extended time horizon, rather than evaluating impacts and mitigation on a project-by-project basis. Future project-specific development proposals that are consistent with the subarea plan, development regulations and SEIS will 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. 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. Comments received during the 30-day scoping period were considered in determining the scope of this Draft SEIS.




Review the Draft SEIS

The Draft SEIS can be viewed here.

The cover letter to the Draft SEIS can be viewed here.

Review copies are also available at City of Tukwila Dept. of Community Development, Suite 100, 6300 Southcenter Blvd, Tukwila, WA 98188-2544, between the hours of 8:30 AM and 5:00 PM. CD copies of the Draft SEIS are available for purchase at the above address at a cost of $10.00.




SEIS Scoping (March 2013)

The City of Tukwila has determined that the draft Southcenter Subarea Plan, revised TMC Chapter 18.28 TUC, and Southcenter Design Manual may have significant adverse impact on the environment. A non-project Supplemental EIS under RCW 43.21C.030(2)(c) will be prepared. Preliminary indications are that land use, aesthetics, transportation, and air quality will be evaluated in the SEIS:

Agencies, affected tribes, and members of the public are invited to comment on the scope of this proposed SEIS. You may comment on the alternatives, probable significant impacts, proposed mitigation measures, and licenses or other approvals that may be required.

For more information: Determination of Significance and Scope of the SEIS

   

Previous Drafts of the Southcenter Plan

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City Council Review of Planning Commission Recommended Draft Documents

The Tukwila City Council is beginning their process to review and adopt the staff edited versions of the Planning Commission recommended Southcenter Plan, Chapter 18.28 Tukwila Urban Center (TUC) District and the Southcenter Design Manual. The Southcenter Plan documents the existing conditions in the area and sets the vision for change over the next 20 years. The Zoning regulations, when adopted, will replace the existing TMC Chapter 18.28 and be used to evaluate development proposals and improvement plans proposed on properties within the Southcenter area (TUC District). The Southcenter Design Manual will provide additional design detail for projects subject to design review.

View the draft documents here – choose either the clean version with changes accepted or the strikeout/underline version:


Click HERE for a brief overview of the Staff proposed changes to the Planning Commission recommended Southcenter Plan, TMC 18.28 revisions, and the Southcenter Design Manual.

Click HERE for a timeline of the Southcenter Planning Process to date. Click HERE for a full listing of Southcenter Plan Background Materials.



Planning Commission Recommended Draft (October 2012)

The Tukwila Planning Commission has completed their review of the most recent draft Southcenter Plan documents. At their October 25, 2012 meeting, the Planning Commission approved all four draft documents as revised, and forwarded the documents as the Planning Commission Recommended Draft versions to the City Council for their review and adoption.

View the Planning Commission Recommended Draft Documents (October 2012)



2012 Revised Public Review Draft

Please note that these files may take a few moments to download depending on your internet connection speed. You will need Adobe Reader to view the following.



February 2009 Public Review Draft

*Please note that these files may take a few moments to download depending on your internet connection speed. You will need Adobe Reader to view the following.


Public Comments Received as of June 11, 2009:

3/26/2009 Hearing

  • No Exhibits

4/23/2009 Hearing

Mailed Comment

5/28/2009 Hearing

Mailed Comments


PC Draft Issues Matrix

- Tracks individual comments received by close of hearing on June 11, 2009

- Contains staff's comments, analysis and recommended response to comments.

- Will track the Planning Commission's recommendations & direction.

   

Previous Meeting Information

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•   2014 Meetings

May 12, 2014 Tukwila City Council reviewed the comments received on the Planning Commission recommended Southcenter Plan, Chapter 18.28 Tukwila Urban Center (TUC) District and the Southcenter Design Manual. Staff organized these staff, public and Council comments into 4 spreadsheets:


April 14, 2014, Tukwila City Council public hearing on Planning Commission recommended draft Southcenter Subarea Plan, revisions to TMC 18.28 TUC, and draft Southcenter Design Manual.

April 3, 2014, 5:30-7:30 pm. Tukwila City Council Worksession. The worksession focused on reviewing a brief history of the Southcenter Planning effort and then introducing the staff edited versions of the Planning Commission recommended Southcenter Plan, Chapter 18.28 Tukwila Urban Center (TUC) District and the Southcenter Design Manual. While the meeting was open to the public, no testimony was taken.

•   2013 Meetings

May 23, 2013 - Planning Commission held a worksession and public hearing on the proposed updates to the Southcenter/Tukwila Urban Center Element of the Comprehensive Plan. The PC adopted the amended Element forwarded it to Council for review. The updates to the Element consisted primarily of edits to increase clarity and readability, and to eliminate redundant policies between elements.

March 20, 2013 - Public Scoping Meeting/Open House
The City of Tukwila prepared a non-project Supplemental Environmental Impact Statement (SEIS) to evaluate how the draft Southcenter Plan and implementing regulations might impact environmental and infrastructure resources in the area, as well as how those impacts might be mitigated. Public comments were gathered on the issues and opportunities related to the focus of the SEIS.

February 27, 2013 - The City of Tukwila held an open house on the draft Southcenter Plan, revised TMC Chapter 18.28, and the Southcenter Design Manual from noon to 1:30 p.m. at the Albert Lee Appliance Store in Tukwila. Property owners, business owners, and Tukwila residents received a refresher on the draft plan, viewed general illustrations of potential future development, and learned about how they could participate in the process to evaluate how the subarea plan might impact environmental and infrastructure resources in the area, as well as how those impacts might be mitigated.

•   2012 Meetings

October 25, 2012 - Planning Commission completed their revisions to the draft Southcenter Plan documents using the public comment matrices, approved all four draft documents as revised, and forwarded the documents as the Planning Commission Recommended versions to the City Council for their review and adoption.

View the Public Comment Matrices and final actions taken:



September 27, 2012 - The Tukwila Planning Commission held a worksession on the four Southcenter Plan documents, using comments received during the August 23, 2012 Planning Commission Public Hearing as a basis for the discussion. The Comment Matrix contained the detailed public comments, as well as staff responses and recommendations.

View the Public Comment Matrix:



Public Comments Received as of August 23, 2012:

8/23/2012 Hearing


August 23, 2012 - Planning Commission held a public hearing to consider public comments on the following draft documents:



July 17, 2012 - An open house was held at the Albert Lee Appliance store to answer questions about how the draft Southcenter Subarea Plan, including proposed changes to the zoning code and new design guidelines, might affect property or businesses in the urban center.


June 28, 2012 - Planning Commission reviewed the Southcenter Design Manual (view the Design Manual here). This document provides City staff, the Board of Architectural Review (BAR), and the public a common basis for the evaluation of design and development issues during the design review and approval process on projects proposed within the Southcenter area.


May 24, 2012 - Planning Commission reviewed the revised Book 2 of the draft Southcenter Plan which, when adopted, will replace the existing TMC Chapter 18.28 and be used to evaluate development proposals on properties within the Southcenter area. A copy of the revised public comment matrix reflecting how the current draft responds to the public comments received in 2009 can be viewed here.

•   2011 Meetings

December 15, 2011 - Planning Commission reviewed a revised draft of Book 1, containing the context for preparing the urban center plan, the community's vision for the Southcenter area, and the proposed redevelopment strategy for implementing the plan.


November 10, 2011 - Planning Commission worksession on a set of revised goals, policies and implementation measures contained in the Tukwila Urban Center chapter of the City's Comprehensive Plan. Planning staff also provided a briefing on the Walk & Roll Plan, the City's plan for non-motorized transportation.


September 22, 2011 - Staff provided a briefing on the background of the planning process to prepare the Planning Commission for the upcoming review of and public hearings on the revised draft Southcenter Plan. Staff has been developing the draft plan for Southcenter, one of King County's designated urban centers, since 2002. On March 14, 2011 the Council Committee of the Whole recommended that staff reduce the scope of the project and revise the current draft plan prior to seeking any additional stakeholder input or public comment.

•   2009 Meetings

December 10, 2009 - Planning Commission Briefing on ECONorthwest Findings

At their May 14, 2009 meeting, the PC made a motion to send the current Public Review Draft of the Southcenter Subarea Plan back to staff for revisions after the close of the public hearing on May 28th and the close of the written record on June 11th. These revisions should respond to the comments received during the hearing process from the public and from the Commission. The Planning Commission will hold another public hearing during their review of the revised Public Review Draft.

To respond to stakeholder concerns regarding the economic feasibility of the development regulations, Tukwila contracted with ECONorthwest (ECO), the consulting firm that prepared economic and market analyses during the preparation of the first draft of the plan. ECO's analysis consisted of:

  1. Technical research on market and demographic forces that will influence Plan implementation;
  2. Creating four pro-formas for possible prototype developments in the TUC; and
  3. Conducting three focus groups and follow-up interviews with TUC stakeholders and other office, retail, residential and mixed-use developers. George Malina (Planning Commission Chair), Derek Speck (Economic Development Administrator), and DCD staff also attended the focus groups.

ECO has prepared a Technical Memorandum presenting their market research, a summary of the focus group discussions, recommended revisions to the development standards, and recommended implementation strategies.



May 28, 2009 - Planning Commission Public Hearing, continued.

Public provided comments on the draft plan and proposed zoning code changes directly to the Planning Commission. The written record for public comment kept open until June 11, 2009.


May 14, 2009 - Planning Commission Worksession

Public Works staff described the collaboration and coordination with planning on the development of the urban center plan, and provided an overview of the transportation-related issues and goals for the urban center. Planning Commission reviewed the requirements for new streets.


April 23, 2009 - Planning Commission Public Hearing, continued.

Additional public testimony was offered on the draft plan. The Commission continued the hearing until May 28, 2009 and written testimony will be accepted until June 11, 2009.


April 9, 2009 - Planning Commission Worksession

Staff provided an overview of the plan development process, vision for the area and plan organization. Discussion began on the thresholds for conformance chart, p. 15, and the Workplace District.


March 26, 2009 - Planning Commission Public Hearing

A public hearing was held by the Planning Commission on the draft plan. The commission continued the public hearing until April 23, 2009, and the written record will be kept open until May 7, 2009.


March 12, 2009 - Planning Commission Kick-Off Worksession

At this meeting, our consultants introduced the draft Plan.


March 4, 2009 - Open House at Albert Lee Appliance Store.

The public viewed the draft Plan and talked with City staff about the proposed regulations & urban design guidelines.


Streaming Video from 2009 Meetings

•   2003 / 2004 Public Workshops

Review previous meetings' public comments from 2003/04:

   

Area Maps & Figures

   

Frequently Asked Questions

   

Contacts

Nora Gierloff, Deputy Director, Dept. of Community Development
Nora.Gierloff@TukwilaWA.gov
206.431.3670

Lynn Miranda, Senior Planner
Lynn.Miranda@TukwilaWA.gov
206.433.7162

 

Contact Information:

Department of Community Development
6300 Southcenter Blvd., #100
Tukwila, WA 98188

Phone: 206 431-3670
Fax: 206 431-3665

Email Planning Division

Email Building Division