Hawk Property Subarea Planning
Hawk Property Subarea Plan and Environmental Review
The Hawk property subarea is 212 acres located southeast of SR 18 on the northern border of the city. The subarea consists of the former Lakeside gravel mine now undergoing reclamation, an asphalt batch plant and a highway interchange. In 2013, the city initiated a study to develop the Hawk property subarea plan and an environmental impact statement(EIS). In 2014 the city approved a subarea plan, a Planned Action EIS and associated code and comprehensive plan amendments which will guide future development in the subarea(from mining to an urban village with mixed use commercial and residential) and provide for a streamlined environmental review of future development proposals through a SEPA Planned Action.
The future development of the Hawk Property Subarea Plan involved preparation of a subarea plan(for a mixed use urban village concept), planning policies, zoning districts, and development regulations, as well as public participation and outreach opportunities. As part of the plan, the City prepared a non-project Planned Action Environmental Impact Statement (EIS) to evaluate how implementation of the subarea plan might impact environmental and infrastructure resources in the area, as well as how those impacts might be mitigated.
On November 7, 2013, the Planning Commission held a public hearing on the Hawk Property Planned Action Ordinance and the Preferred Subarea Plan. A presentation from staff and the project consultants was provided, and public testimony was taken on these documents. The Planning Commission is responsible for holding a public hearing and forwarding a recommendation to the City Council.
On Thursday, November 14, 2013, the Final Planned Action EIS was issued. This document can be reviewed here on the city's Hawk Property webpage.
The Planning Commission reviewed the final planning documents and listened to public testimony at their November 21, 2013 public meeting. After further discussion and deliberation the Planning Commission voted to forward to the city council the Planned Action Ordinance and Preferred Subarea Plan with a recommendation to approve.
The Planning Commission and City Council held a joint study session on Tuesday, December 10, 2013 to discuss the Hawk Property Subarea Planning process and the Planning Commission's recommendation.
The City Council held a public hearing to take public testimony on the Hawk Property Subarea Plan and Planned Action Ordinance on Tuesday, January 28, 2014 at City Hall. At their meeting on February 11, 2014, the City Council reviewed public testimony, final staff recommendations and deliberated on the proposed Hawk Property Subarea Plan and Planned Action Ordinance. At that meeting the council adopted four ordinances to approve the Hawk Property Subarea Plan, Comprehensive Plan and Covington Municipal Code amendments and establishing a Planned Action for the Hawk Property pursuant to the State Environmental Policy Act.
Project Milestones & Opportunities for Public Involvement
- Fri., March 8, 2013 --SEPA Determination of Significance & Scoping Notice of a Planned Action EIS
- Mon., March 25, 2013 – Community Workshop at 6:30 p.m. in Covington City Hall
- Thu., April 18, 2013 – Planning Commission public meeting to consider the range of alternatives to be studied in the Planned Action EIS.
- Fri., July 26- August 26, 2013 -- Notice of Availability & 30-day public comment period on the Draft Planned Action EIS & Subarea Plan.
- Thu., August 15, 2013 -- Open House(6-7pm) & Public meeting(starting at 7pm) before the Planning Commission for comments on the Draft Planned Action EIS and Draft Subarea Plan.
- Powerpoint presented at the meeting giving an overview of the process and document content.Hawk Property Schedule
- Thu., August 29, 2013 – Special Planning Commission meeting to discuss Hawk Property Subarea Plan and provide direction to staff and consultant on any recommended changes.
- Powerpoint presented at the meeting summarizing comments received and next steps on Subarea Plan.
- Tue., October 29, 2013 -- Community Meeting on the Hawk Property Planned Action Ordinance.
- Planned Action Fact Sheet - distributed at community meeting.
- Planned Action Ordinance - Outline of Contents - distributed at community meeting.
- Thu., November 7, 2013 -- Public Hearing on the Preferred Subarea Plan & Planned Action Ordinance.
- Powerpoint --presented at the meeting.
- Thu., November 14, 2013 -- Hawk Property Final Planned Action EIS Issued.
- Thu., November 21, 2013 -- Planning Commission deliberations and recommendation to City Council.
- Tue., December 10, 2013 – Joint Study Session with City Council & Planning Commission to present final recommendations on the Hawk Property Subarea Plan .
- Tue., January 28, 2014 – City Council public hearing on the Final Hawk Property Subarea Plan & Planned Action Ordinance.
- Powerpoint - presented at the meeting
- Tue., February 11, 2014 - City Council deliberation and action on the Hawk Property Subarea Plan & Planned Action Ordiance.
*Date subject to change.
Please refer back to this web page for any updates to meetings and comment opportunities.
Related Project Documents
- Jan. 8, 2013 - City Council approved consultant contract for Phase 2
- March 2013 - Project Fact Sheet
- March 8, 2013 - Determination of Significance and Scoping Notice
- March 25, 2013 – Community Workshop Summary
- April 4, 2013 – Planning Commission memo -summary of the Community Workshop participants comments and concept plans (see page 6)
- July 26, 2013 - Draft Planned Action EIS
- August 15, 2013 - Powerpoint presentation to the Planning Commission
- August 29, 2013 - Powerpoint presentation to the Planning Commission
- October 29, 2013 - Planned Action Fact Sheet
- October 29, 2013 - Planned Action Ordinance Outline of Contents
- November 1, 2013 - Planned Action Ordinance Planning Commission Review Draft
- November 1, 2013 - Preferred Subarea Plan, Planning Commission Review Draft
- November 14, 2013 - Final Planned Action EIS & Notice of Availability
- November 21, 2013 - Planned Action Ordiance, Planning Commission Review Draft
- November 21, 2013 - Preferred Subarea Plan, Planning Commission Review Draft
- January 28, 2014 - City Council Agenda Packet
- January 28, 2014 - Powerpoint presentation to the City Council
- February 11, 2014 - City Council Agenda Packet
The Northern Gateway Study began in 2012 as a comprehensive multi-phased study of a 485-acre area located on the north side of the city. Phase 1 looked at 209 acres located within the city’s Urban Growth Area (UGA), and another 275 acres, north of SR 18 located outside of the city’s UGA. The city’s goal in Phase I was to consider the impacts of future urban development within the Northern Gateway area.
On February 29, 2012, the City of Covington issued a Request for Proposal (RFP), for consultants to complete an Urban Growth Area (UGA) analysis, a potential annexation study, a subarea plan, and proposed zoning district classifications and zoning guidelines for the area identified as the “Northern Gateway.” The city received several proposals and selected a team lead by Stalzer & Associates and BERK Consulting to embark on the Northern Gateway Study. The city council approved a contract for the Phase 1 scope of work on April 24, 2012.
Phase 1 started with a Kick-Off Meeting on April 26, 2012 between the consultant team selected by the city, city staff, and staff from other local public service providers.
An Informational Open House was held on Tuesday, May 15, 2012 from 6:30 to 8PM at Crestwood Elementary School. City staff and members of the consultant team gave an overview of the study and then broke into small groups to listen and answer questions from property owners and residents about existing conditions, their needs and concerns within the Northern Gateway Study area.
After listening to public comments at their Tuesday, August 14, 2012 meeting, the city council discussed the Northern Gateway Area Study report (Phase 1) and voted to forward a request to the King County Council and Executive staff to add the entire 275 acres of land commonly referred to as the “Notch” to Covington’s Urban Growth Area (UGA) during their review of the King County Comprehensive Plan in the fall of 2012. Mayor Harto sent a formal letter on behalf of the Covington City Council to the county council outlining the city’s support of this request and a copy of the Northern Gateway Area Study report for their review.
At its September 11, 2012 meeting, King County's Growth Management Planning Council (GMPC) decided not to include the "Notch" in its recommended UGA changes.
Phase 2 (ongoing): On January 8, 2013, Covington's city council approved a contract for Phase 2 of the Northern Gateway Study. Phase 2 will focus solely on approximately 210 acres southeast of SR 18, now referred to as the Hawk Property Subarea, which is located within the city's current Urban Growth Boundary. A Subarea Plan and a Planned Action Environmental Impact Statement (EIS) that build upon the findings and outcomes of Phase 1 will be prepared over the course of 2013-2014.
On Monday, March 25, 2013, the city hosted a community workshop where meeting participants gathered in groups to develop a concept of how the subarea could be developed with a mix of different uses, including parks, trails and natural spaces, roads, housing, and commercial uses. Groups identified these conceptual plans in an interactive exercise that used a base map upon which participants identified the location of the different uses within the subarea.
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