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How people use land and how people use transportation are closely linked. Land use patterns in Centers often are based on a concept called Transit Oriented Development (TOD).
Transit Oriented Development
TOD establishes a compact mixed-use (residential and commercial) land use pattern which gives people an opportunity to live and work in a well-planned environment that is close (about a 1/4 mile radius) to high capacity transit systems, be they bus, rail or other forms of transit.
TOD works best in geographic areas rather than an entire city. But on a broad level, TOD serves the entire community even if the individual doesn’t live or work in the TOD area. Many of the features that make living and working in a TOD attractive, such as great shopping and popular parks can be used by everyone. A TOD encourages businesses and visitors to come to the city, which also benefits everyone.
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Many changes are coming to the Puget Sound region, and Fife needs to be ready when they arrive. In the next 25 years, regional transportation will change significantly. SR 167 is to be extended to meet with I-5 and the Port of Tacoma. Some parts of the I-5 interchange system in Fife will also be redesigned and rebuilt. And if the voters approve, the regional light rail system will extend from South King County all the way to Tacoma, with a station in Fife. If implemented, that will connect Fife to a regional light rail transportation system to Seattle and possibly going as far north as Everett.
The update to the City’s long-term Transportation Plan provides the City of Fife with an opportunity to build upon, reinforce, and refine certain land use principles supportive of these transportation improvements. These land use principles are adopted in the City’s existing land use plan documents.
In 2006, the City of Fife updated its Comprehensive Land Use Plan to encourage the development of a downtown area as the center of commercial, civic, cultural and recreational activities. This was encouraged by:
In 2011, the City of Fife Comprehensive Plan land use map was amended to identify a downtown district center along the Interstate 5 Corridor. This includes both the north and south sides of Interstate 5. Existing zoning is supportive of a downtown district. Certain zoning districts seek to accommodate a range of well-designed retail, service, civic, entertainment, recreation and high-density residential uses to create a new focal point of community activity. Existing zoning also provides opportunities for people to live in close proximity to employment, shopping and recreational activities.
Preliminary analysis shows that future transportation improvements lend themselves to additional refinement of these land use principles to establish a City Center on the north side of Interstate-5, near 54th Avenue, along with more convenient pedestrian access on 54th between the north and the south side of Interstate-5.
At the end of the visioning process, the city will adopt a City Center Plan to serve as the blueprint for development in Fife over the next few decades. The Plan will be reviewed by the City Planning Commission and then brought to the City Council for consideration, where there will be additional opportunities for public comment. This plan will:
From there, more detailed planning work will begin in the form of changes to zoning and other regulations.
Benefits of this process include:
The four-county (Pierce, King, Kitsap, and Snohomish) Puget Sound Region is guided by a regional planning document called VISION 2040. VISION 2040 sets forth the Puget Sound region’s growth management strategy and calls for an efficient land use pattern based on a hierarchy of centers connected by a network of many kinds of high capacity transit, such as light rail, bus, and commuter rail.
Many cities have either adopted or are now planning for, centers to allow for an efficient and sustainable land use pattern that takes advantage of this regional high capacity transportation network. This land use will lessen the region’s reliance on single occupant vehicle use and reduce the negative effects of those vehicles, on air quality and traffic congestion. These centers feature very similar characteristics