Hawk Property Subarea Plan

2013 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.

NOTE: In 2016 as part of the Comprehensive Plan update, at the owner and master developer's request, the subarea was renamed to Lakepointe Urban Village.

Oakpointe  formally notified the City they intended to commence annexation proceedings for two parcels in 2015.  These two parcels are located within the city's urban growth area and are part of the Hawk Property Subarea (also know as the Lakepointe Urban Village). On January 12, 2016, the City Council adopted  Ordinance No. 01-2016, annexing these two parcels into the city limits effective on January 20, 2016.  Addtional, information on the annexation process can be found on the Hawk Property Annexation webpage.   

Phase 2 (Hawk Property Subarea Plan & Planned Action EIS)Hawk Property Subarea Aerial
The 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. 

Planned Action Fact SheetAt their February 11, 2014 meeting, the City Council approved four ordinances associated with the Hawk Property Subarea Plan, Comprehensive Plan and code amendments and establishing a Planned Action for the Hawk Property pursuant to the State Environmental Policy Act.

Ord. #01-14  (Subarea Plan);  
Ord. #02-14 (Comprehensive Plan Amendments);    
Ord. #03-14 (Zoning Code Amendments); and
Ord. #04-14 (Planned Action Ordinance ~ EIS mitigation measures)

Hawk Property Planned Action EIS

August 15, 2013 Public Meeting

Project Milestones & Opportunities for Public Involvement

Please refer back to this web page for any updates to meetings and comment opportunities.   

Related Project Documents

The Northern Gateway Study began in 2012 as a Phase 1 Northern Gateway Study Areacomprehensive 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.

AnMay 15th Open House 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.

NGA StudyFinal Phase 1 documents were presented to the city council at its Tuesday, August 14, 2012 regular meeting.

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 Community Workshop participantsworkshop 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.   

Related Newspaper Articles/Notices: 
Covington Reporter - Mar 21, 2012
Covington Reporter - May 4, 2012
Covington Reporter -May 11, 2012
Covington Reporter - December 14, 2012
Covington Reporter - March 8, 2013
Covington Reporter - March 22, 2013
Covington Reporter - July 26, 2013
Covington Reporter - August 12, 2013
Covington Reporter - January 8, 2014
Covington Reporter - February 14, 2014
Covington Reporter - February 14, 2014

Contact:  Ann Mueller, Senior Planner, amueller@covingtonwa.gov, 253-480-2444

Updated 04/05/2016