VII. Preferred Land Use Concept

164th Urban Center Plan March 2005 VII. Preferred Land Use Concept 164th Transit/Pedestrian Village Urban Center The 164th Transit/Pedestrian Village (TPV) is part of the larger 164th Urban Center (see Figure 1 in previous section). The larger Urban Center has a variety of existing land uses, land use designations, and zoning districts (see Section III, Existing Conditions). The Urban Center contains a substantial employment base (including the Opus office development), major retail (Wal-Mart), and natural open space amenities (Swamp Creek and its associated wetlands). Over time, the Urban Center is expected to redevelop so it includes a mix of more intensive uses, with a more pedestrian-oriented land use pattern. The master plan applies only to the smaller TPV. Existing County land use plans and development regulations would continue to govern land use and development decisions in the balance of the larger Urban Center (i.e. that part that is not in the Transit/Pedestrian Village). In the short term, the County plans to retain existing land use designations for the Urban Center on the General Policy Plan Future Land Use Map. The County may add a special overlay designation to the Future Land Use Map, indicating that individual property owners in the larger Urban Center may agree to develop their property in a manner consistent with the Urban Center goals, policies, and design standards. Transit/Pedestrian Village The 164th TPV is envisioned as a place where people can work, shop, and live in a compact, walkable area. Notable features of the TPV include: • Development of mixed-use buildings combining housing and offices with neighborhood- oriented retail shops and services, with street-front retail at key locations in a compact area; • A wide range of housing types to provide a variety of housing choices for prospective owners and renters, with an overall density that is high enough to support high-capacity transit service; • Parks, open spaces, and other public facilities and capital improvements to create an attractive and functional neighborhood, that functions as the core of the larger Urban Center; • Pedestrian amenities such as landscaping, plazas, benches, water fountains, and weather protection (building awnings, etc.) to make walking pleasant, as well as a new pedestrian/bike overpass across I-5; • Construction of a pedestrian-scaled street grid system with wide, attractive sidewalks and street trees, and improvements to Ash Way, including a new roundabout (traffic circle) at th the intersection of 18 Avenue W; and • Continued high-capacity express bus service to the existing park and ride, with future upgrades including construction of transit-only bus ramps to and from I-5, and possible future construction of a light rail station adjacent to the site of the existing Park & Ride. Preferred Land Use Concept 78 164h Urban Center Plan 164th Urban Center Plan March 2005 The TPV will be pedestrian and transit oriented, with walkable connections between activities and transit. Location and Boundaries The 164th TPV is located in the northwest quadrant of the intersection of I-5 and 164th Street SW. It is bounded by I-5 on the east, and by 164th Street SW on the south. The west boundary is approximately 22nd Avenue W (slightly to the west of 22nd Avenue W in the southern portion of the Transit/Pedestrian Village). The north boundary of the TPV follows the west and north property lines of the Oak Heights Elementary School, and then extends east to I-5. The TPV totals approximately 138 acres in area. It is part of the larger 164th Street SW Urban Center, which extends to the east and west of the 164th Street SW I-5 interchange (Figure 17, 164th Transit/Pedestrian Village Master Plan). Land Use The 164th TPV will include a mix of commercial, office, residential, transit, parking, and public land uses, as well as parks, trails, and open space. A master plan showing how these uses could be arranged within the TPV appears as Figure 17 – 164th Transit/Pedestrian Village Master Plan. The exact locations and amounts of these different land uses are subject to refinement based on development proposals by individual property owners. Build-out could take from ten to twenty years, depending on market conditions and public/private actions taken to encourage development. However, to succeed as a transit-oriented, pedestrian-friendly area, it is important that the TPV contain a mix of all of these uses at higher densities. The TPV master plan will serve as a guide for the appropriate types of uses, and the desired relationships between them. These different land uses are discussed below. Retail Shops/Services The commercial areas within the 164th TPV would include neighborhood-oriented retail shops and services. Shops and services would be concentrated in the central portion of the TPV, around the proposed roundabout at the intersection of Ash Way and 18th Avenue W. Much of this retail would be on the street level of new office or multi-family residential buildings. There would also be a small commercial area on the west side of Ash Way and another small area directly across the street (on the east side of Ash Way) that could be built in conjunction with redevelopment of the Park & Ride into a transit center with structured parking, residential, office, and retail uses (and possibly with an adjacent future light rail station). There could be between approximately 200,000 and 300,000 square feet of developed retail and service uses in the TPV at full build-out. Offices Mid-rise office buildings (4-6 stories in height) would be located between I-5 and Ash Way. Some of these buildings might combine offices on the upper stories with retail shops or services in street-level storefronts. Office buildings also may be developed as part of the proposed Newberry Square demonstration project. Still others may be built as part of future redevelopment of the existing Park & Ride lot into a transit center with office and residential Preferred Land Use Concept 79 164h Urban Center Plan 164th Urban Center Plan March 2005 Insert 164th Transit/Pedestrian Village Master Plan Preferred Land Use Concept 80 164h Urban Center Plan 164th Urban Center Plan March 2005 development. When it is completely developed, the 164th Street SW TPV could include between 400,000 and 600,000 square feet of developed office uses. Residential/Housing A key component of the 164th Street SW TPV would be new multi-family residential housing. Medium and high density building types could include apartments and condominiums, senior housing, attached row houses, and cottage housing (small-lot single-family). Some of this new housing could be mixed use, with street-front retail shops and services to serve workers and residents in the TPV and in the surrounding local community. There also could be small amounts of office space in some of the new multi-family residential buildings. Residential densities would generally range between approximately 12 and 40 dwelling units per acre; the actual density in any given building would depend on the housing type, the other proposed uses (retail, office, etc.) in the building, and the location within the TPV. Properties closer to the Park & Ride lot site should develop at higher residential densities, to help support existing and future high capacity transit. New residential buildings generally will be located in the north end of the TPV, along Ash Way, west of 18th Avenue W, and in the vicinity of the Park & Ride/future transit center. The TPV could include between 800 and 1,000 new housing units (including the 120 housing units proposed as part of the Newberry Square demonstration project). The boundary of the TPV incorporates small areas along 22nd Avenue W and 20th Place W (and the cul-de-sacs extending from these streets) that currently contain existing single-family homes. Some of these single-family homes are relatively new; most are in good condition. The master plan does not anticipate or require any immediate land use change in these areas. In the future, however, when redevelopment occurs, these areas could provide a logical location for higher density housing, because of their proximity to planned higher density development (within the rest of the TPV to the east, and on the Opus site to the west), and their proximity to existing and planned future high capacity transit service (existing Sound Transit regional express bus service, and possible future light rail service with a station adjacent to the existing Park & Ride site). Therefore, they have been included in the TPV as potential future redevelopment areas. Parks, Trails, and Open Space Public parks, trails, and other open spaces are an important part of the 164th TPV. A central, community park would be located in the triangle formed by 18th Avenue W and Ash Way, immediately north of the proposed roundabout. This park could include a mix of plaza and planted areas, and function as a focal point or town square. There will also be a variety of smaller plazas and open spaces associated with individual development projects. Public Facilities/Utilities Other public facilities within the TPV could include a library, recreation center, senior center, fire and police services, or other similar public facilities. (Some of these uses could also be integrated into new multi-family residential or office buildings.) A possible location for a future public facility is shown on the southwest corner of 156th Street SW and 18th Avenue W, kitty- corner from the existing elementary school at the northeast corner of 156th Street SW and 18th Avenue W. Because individual service providers (school districts, fire districts, etc.) make siting Preferred Land Use Concept 81 164h Urban Center Plan 164th Urban Center Plan March 2005 locations for their own facilities, it is not possible to specify at this time the kind of public facility that might be built on this site.

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