HomeMy WebLinkAboutPlanning 2015-06-18 COMPLETE AGENDA PACKETCity of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
HAIR, MIKE HANSEN; VICE - CHAIR, SHARON MANN; COMMISSIONERS, THOMAS
WCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, LOUISE STRANDER, AND NHAN NGUYEN
PLANNING COMMISSION AGENDA
JUNE 18, 2015
CONFERENCE ROOM 2 (RAINIER CONF RM)
L Call to order
IL Attendance
III. Work Session to review and discuss proposed changes to the Housing and Residential
Neighborhoods elements of the Comprehensive Plan for the 2015 Growth
Management Update prior to the June 25, 2015 public hearing.
IV. Adjourn
NOTE: Please bring your binder titled "2015 Update: Tukwila International Boulevard, Housing, Residential
Neighborhoods" to this meeting and the Public Hearing on June 25, 2015.
6300 ,Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
HAIR, MIKE HANSEN; VICE - CHAIR, SHARON MANN; COMMISSIONERS, THOMAS
VICLEOD, BROOKE ALFORD, LOUISE STRANDER, MIGUEL MAESTAS, AND NHAN NGUYEN
PLANNING COMMISSION PUBLIC HEARING
AGENDA
JUNE 25, 2015 - 6:30 PM
TUKWILA CITY HALL COUNCIL CHAMBERS
L Call to order
IL Attendance
III. Adoption of 05/28/15 Minutes
IV. CASE NUMBER: L13 -0052 Housing Element
LI3 -0053 Residential Neighborhoods Element
APPLICANT: City of Tukwila
REQUEST: Review updates to the Housing and Residential
Neighborhoods elements of the Comprehensive Plan per
RCW 36.70.A, and make a recommendation to the Tukwila
City Council.
LOCATION: Citywide
V. Director's Report
VI. Adjourn
6300, `outhcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax
206 - 431 -3665
Date:
Time:
Location:
Present:
Absent:
City of Tukwila
Planning Commission
WORK SESSION MINUTES
May 21, 2015
6:30 PM
Rainier Conference Room
Chair, Mike Hansen; Commissioners, Louise Strander, Brooke Alford, and Thomas
McLeod
Vice Chair, Sharon Mann; Commissioners Miguel Maestas and Nhan Nguyen
Staff: Nora Gierloff, Deputy Director; Lynn Miranda, Senior Planner, Rebecca Fox, Senior
Planner, Laura Benjamin, Assistant Planner and Wynetta Bivens, Planning
Commission Secretary
CASE NUMBER: PL13 -0051 - 2015 Comprehensive Plan Update
L13 -0060 - Transportation Corridors /Tukwila International Boulevard District
Element
APPLICANT: City of Tukwila
REQUEST: Proposed amendments to the Transportation Corridors /Tukwila International
Boulevard Element of the Comprehensive Plan as part of the periodic review and
update of the Plan required by the Washington Growth Management Act.
LOCATION: Vicinity of Tukwila International Boulevard district
Lynn Miranda, Senior Planner, Department of Coi
the project. The existing Transportation Corridor
new Tukwila International Boulevard (TIB) Distri
policies from the old Transportation Corridors Ele
The TIB District Element has "sidebar boxes" that
policies or interesting facts for the reader. She als
this element; instead, housing issues, goals and po
Element updates. The five main topics in the TIB
city Development gave a broad overview of
rent is being removed and replaced by the
,ment. She said that relevant goals and
are included in the new TIB District Element.
am supplemental information to the goals and
that there is not a lot of housing content in
will be addressed in the upcoming Housing
°ct Element are landuse, Tukwila
International Boulevard as a "main street ", walkability and connectivity, community and character,
and public and private investment, The Planning Commission reviewed the draft TIB District
Element and following are their recommended revisions:
• Page, 2 — Extend the TIB District boundary from 130`h street to S 126`h
• Page 12, last bullet staff was asked for clarification RE: Village and TOD Nodes
• Page 13, 8.2.11 — Staff was asked to revise "labor intensive" to provide more clarifying
• Page 21, Implementation Strategies section —Per discussion staff will establish a southgate
connection
• Page 22, first line — replace "establish" with "encourage"
• Page 25, add language establishing code enforcement for policy 8.8.1
Adjourned: 7:25 PM
Submitted by: Wynetta Bivens
Planning Commission Secretary
1
2
Date:
Time:
Location:
Present:
City of Tukwila
Planning Commission
PLANNING COMMISSION (PC) MINUTES
May 28, 2015
6:30 PM
Council Chambers
Chair, Mike Hansen; Vice Chair, Sharon Mann; Commissioners, Louise Strander, Brooke
Alford, Thomas McLeod, Miguel Maestas and Nhan Nguyen
Staff: Nora Gierloff, Deputy Director; Lynn Miranda, Senior Planner, Rebecca Fox, Senior
Planner, Laura Benjamin, Assistant Planner and Wynetta Bivens, Planning Commission
Secretary
CASE NUMBER: PL13 -0051 - 2015 Comprehensive Plan Update
L13 -0060 - Transportation Corridors /Tukwila International Boulevard District
Element
APPLICANT: City of Tukwila
REQUEST: Proposed amendments to the Try
Boulevard District Element of tl
and update of the Plan required
LOCATION: Vicinity of Tukwila International
Chair Hansen called the public hearing to order at 6:40.
Motion: Commissioner Mann made a motion'
Strander seconded the motion and all
Chair Hansen opened the
Lynn Miranda, Senior;
She explained that the
District Element of the
private development ac
Boulevard as a "main
investment. Staff provided tb
consisted of staff's proposed
5/21/15 work session. It also
5/26/15, and comments from
Commissioner Mann, who w
Public Comments:
iprehensive Plan as part of the periodic review
Washington Growth Management Act.
yard district
)Dt the 04/23/15 minutes. Commissioner
wishing to provide testimony.
, Department of Community Development gave the presentation for staff.
Auld comment on the proposed Tukwila International Boulevard (TIB)
hensive'Plan. She said that the element is going to guide public and
:r the next 20 years. It contains a new vision, goals, policies,
etions. The five main topic areas are landuse, Tukwila International
alkability & connectivity, community & character, and public & private
Tanning Commissioners with an Issues Matrix for their review that
visions from the Planning Commission's recommendations made at the
Eluded comments from a comment letter submitted by Pam Carter, dated
neeting staff held on 5/28/15 prior to the public hearing with
unable to attend the work session.
Adam Taylor, Global to Local Employee, expressed support for the element. He thanked the City for
their efforts and support. He said it has been great working on other policy issues this year, and it is an
on -going effort in which he is excited to do more. He also said he worked with Forterra on the
Community Connector program. He said they played a role in engaging community members to reach
out in their community and provide input for the Comprehensive Plan.
3
Page 2
Public Hearing Minutes
May 28, 2015
Reina Blandon, citizen, expressed support for the element. She read the comment letter that she
submitted, which was handed out to the Planning Commission. She said she has been a volunteer in the
Latino community for three years and they are growing, developing and getting more knowledge about
the city. She said it was a result of the City's efforts to communicate more with diverse communities in
Tukwila. She asked for continued support of their community with local business and affordable housing.
Ms. Blandon said it is important to include affordable housing in the plan so their families can continue to
live in Tukwila. She thanked the City for the investment in the sidewalk at Cascade View School, and
said she would like to see more investment like that in the TIB area to benefit the community. She
concluded by saying, "I am at your service ".
Osman Egal, a citizen who has lived in Tukwila for 15 years, expressed support for the element. Mr.
Egal has had the opportunity to volunteer with various organizations. He said the City has been
supportive and he encourages continued investment in sidewalks and crosswalks, and in different family
opportunities.
Commissioner Nguyen requested that Mr. Egal and Ms.1
said it is important to understand everything that was said.
Kayla Schott Bresler, representative for the Housing D
organization is a non - profit affordable housing associati+
County has a safe, healthy, and affordable place to live,
joint comment letter submitted by The Housing Develop
Global to Local. Ms. Bresler thanked staff for their harc
opportunity to provide the community with benefits that
redeveloped. She mentioned using incentive programs.
attracting market rate development while providing a£fo r,
consider their comments related to equity, housing, and
suggesting changes to the TIB element that balance the
housing with economic development priorities. She als o
benefits when allocating public resources toward attract
encouragement to add more specific policies for
culture character of the TIB neighborhood.
There were
The
The Planning Commission deliberated_
in writing. He
Consortium. Ms. Bresler said her
to ensure that everyone in King
was also the representative for a
tium, Forterra, Futurewise and
aid the City has a tremendous
°d as the TIB corridor is
She said the City can achieve its goal by
dable housing. She encouraged the PC to
transit oriented communities. She said they are
community's needs around retaining affordable
said there is a need for Tukwila to receive public
ing market rate development. There was
affordable housing, and the retention of the multi-
Staff and the Planning Commission completed a walkthrough of the Issues Matrix. The Planning
Commission was in consensus to approve all previously incorporated recommendations as revised by
staff During the walkthrough staff created additional language for several new recommendations made
by the Planning Commission. All recommendations as amended are in the Issues Matrix dated 5/28/15.
Motion:
Commissioner Mann made a motion to forward the element as amended to the City Council for their
consideration. Commissioner Alford seconded the motion. All were in favor.
Adjourned: 9:20 PM
Submitted by: Wynetta Bivens
Planning Commission Secretary
Page 2 of 2
4
Tukwila International Boulevard District Element-Version 5.7.15
Issues Matrix 5.28.15
-Note that comments listed without an exhibit reference were delivered verbally during the public hearing
Row Paige# Comment
aExteh/sblt#/
# fangvage changes in strkeout/micerfire,recommendation Doutc
o Stafff romment/anallysib/optl6m,
I inbold)
I P.I Missing"What you will find in this chapter"summary at the Staff edits Shaff Re;(,i,ma mdahon:Add the following:
start of the chapter.Need to add for consistency with other WHAT YOU WILL FIND IN THIS CHAPTER:
comprehensive plan elements. *AVIsion Statement for the Tukwila International Boulevard(TIB)
District
Adiscussion of the issues facing the TIB District today.
Goals and policies to guide development in the TIB District and
implement the community's vision.
p.7 Walkability&connectivity.Last sentence-Replace the word Mann;Meeting with Staff R,�ummwndahon:Make the suggested revision:"Competition
"difficult"with"challenging".Challenging better implies the staff 5.28.15 for limited public funding and warrant approvals may make
ability to overcome the issues regarding funding and implementing the desired changes to TIB and surrounding streets
warranting that could limit installing more crosswalks. more diffiEH!k challenging.
2
p 9 Policy 8.2.1 and Figure 2.1 support the nodes and feel it is P.Carter;letter Comment noted
important to focus on both nodes as the City plans forfuture dated 5.26.15
3 development.
P.10 Village Noce area.Policy 8.2.2 designates this area for Mann;Meeting with Jobs with higher paying wages would most likely occur in the office
certain uses.This policy should be revised to include staff 5.28.15 market than retail.The market analyst at the CC/PC worksession
employment generating businesses at the Village Noce. reported that there is limited market for office in Tukwila,as well as
South King County,unless it is generated by a specific user with a
specific purpose.The most likely location for office in the TIB District
would be at the TOD Noce,which would leverage its proximity to the
airport,light rail station,and highways.
S of f Ra:(,m mwnda hon:Keep 8.2.2 as is.
Policies for the TOD Noce call for a more intensive mix of mid-to high
rise uses that would serve as more of an employment center than the
Village Noce.
S of Ra:(,mmwndahon:Revise 8.2.4(TOD Noce)as follows:
"Designate this area for a more intensive,transit-oriented mix of mid
to high rise office,multifamily residential,and hospitality uses and
services with structured parking that builds on the momentum of the
TIB Station's proximity to SeaTac area and generates lobs for the
community.
41 1
P.11 Implementation strategies for Village Noce.I support the P.Carter;letter Comment noted
increased heights and revision of enclosed parking dated 5.26.15
5 requirements
p.12 Sidebar box-Unconventional anchors.Delete last sentence Mann;Meeting with Staff R,�ummwndahon Revise as suggested.Note that this box just
about food trucks parked permanently inside.Does not want staff 5.28.15 provides explanation or additional information,but is not a goal,
to see food trucks parked permanently anywhere in TIB area. policy or implementation.
6
p.12 Implementation Strategies-TOD Noce.I support the overlay P.Carter;letter Comment noted
e and note that it would include the area south of SR 518.dated 5.26.15
While much of that area is currently primarily a park and fly
lot,it has tremendous potential for mixed-use development.
71 1
p.12 Village&TOD Nodes-Implementation Strategy. Mann;Meeting with The intent was to limit commercial park and fly operations.
1st bullet.Proposed strategy prohibits parking as a primary staff 5.28.15 Sta f f Re�(,m mwnda hon:Revise as follows:Prohibit parking as a
use.Parking as a primary use should be a permitted use primary use within the nodes,except for day use.
within the nodes,provided it is located in a structure having This will allow accessory parking,and paid-parking lots(if they
ground floor retail and is architecturally designed to limit become feasible),but still prohibit park&fly parking operations.
visual impacts and fit in with the vision for the nodes.
8
p.12 In Village and TOD Nodes-Implementation strategies,3rd Hansen;PC Perhaps what is needed is a SIDEBAR BOX to help explain this
bullet."Explore establishing a quasi-public retail leasing and worksession 5.21.15 proposed implementation strategy.Staff Re�(,mmwndahon:Add
management agency to"sell"the vision for the node,plan "SIDEBAR BOX:What could a quasi-public retail leasing&
and coordinate the node's leasing strategy This is management agency do forthe TIB District?Getting the right retail
confusing-what is being suggested here? tenant mix and quality will give a street its unique character as well as
the diversity of product offerings it needs to compete successfully
with more established retail destinations.To achieve this mix,a
neighborhood commercial street should be managed and operated
like a shopping center. It is difficult for individual landlords to recruit
appropriate high-quality tenants,since they are inclined to lease their
space to whomever is willing to pay the rent.Retailers also do not like
to take risks,but if you have a coordinated merchandising plan and
strive for a good tenant mix,the risk to retailers will be reduced.To
achieve higher sales,rents,and land values,landlords along the street
need to band together and work proactively with the public sector to
merchandise and lease their street in a coordinated and mutually
supportive way.Source:The Urban Land Institute in Ten Principles for
1 Rebuilding Neighborhood Retail"
9
p.13 Land Use Outside of Nodes. Mann;Meeting with Market&retail analysts at the CC/PC worksessions reported that
Policy 8.2.10 limits new retail outside of nodes. staff 5.28.15 there is currently limited market for retail,and that it should be
Commissionerfeels should not limit new retail development initially directed to the nodes to build momentum and create
outside of nodes.Instead,focus on developing new retail in successful activity centers.Then,as the nodes evolve,expand
node areas,but retain the flexibility to allow new retail opportunities for new retail in areas outside of nodes.
outside of nodes. S of f Ra:(,m mwnda hon:Revise as follows:Allow a diverse mix of uses,
including residential,commercial services,office recreational and
community facilities.—e4AIlow limited new retail in the TIB area
outside the nodes;once the nodes are established,expand
1 101 1 1 iopportunities for retail outside the nodes.
rJ
p.13 Policy 5.2.11 Permit only those types of light industrial uses Hansen;PC Clarification:"labor-intensive"was intended to describe those types of
that are labor-intensive and support the TIB District vision. worksession 5.21.15 light industrial uses that require"hands on"labor to construct or
What does labor-intensive mean?Can other clarifying make,such as the making of wine,clothes,jewelry,shoes,electronics,
language be included? or furniture,as opposed to more mass production operations.These
types of light industrial uses typically have less environmental impact
than those associated with heavy industry.Think of the Maker
Movement,which is described as people using an element of creative
skill to make or design something on their own.
t;ta f Re;(,rruniemda hon:Revise Policy 8.2.11 as follows:Permit only
those types of light industrial uses that require hands-on labor and
sae operate in such a manner that no nuisance factor is
created or apparent outside an enclosed building and the scale of such
activities does not conflict with @R6 suppeFt the TIB District vision of a
walkable,pedestrian-oriented neighborhood.
11
p.13 Policy 8.2.18.Gateways.I support the concept of gateways P.Carter;letter Staff IRe�(, mwndahon:P.26,add the following to the
but feel it should also include architectural and landscape dated 5.26.15 implementation strategy suggesting developing a name for the
elements along the TIB Corridor which advertises its unique community:Use banners,signage and architectural and landscape
"brand."This could be banners or signage and would follow elements to"advertise"the new identity throughout the TIB District."
the adoption of a name for the district as mentioned in the
first Implementation Strategy shown on page 26.
12
p.13 Land Use Outside of Nodes. Mann;Meeting with;staff Re;(,rrmwn da hon:Keep as is.Stand alone multifamily is
Policy 8.2.12 says stand along multifamily should be allowed.staff 5.28.15 currently prohibited along TIB.This policy gives a developer the
Comissioner feels stand-alone multifamily residential OPTION to construct stand alone residential.Rationale:TIB is to
buildings should not be permitted to locate along TIB. transition to a"main street"and stand alone residential has a place
along that type of streetscape.Also,market analyst reported that it is
difficult to lease ground floor retail or office spaces in mixed use
buildings,and it raises overall development and leasing costs.
13
p.14 Land use outside of Nodes-Implementation strategy. Mann;Meeting with Staff IRe�(, mwndahon:Revise as suggested.
Revise the 3rd bullet at top of page as follows:"Consider staff 5.28.15
alternative ways and incentives to transition from higher
14 intensity zones to adjacent single family zoning.
p.17 Policy 8.4.2.1 support this policy but feel the wording"a P.Carter;letter Staff IRe�(, mwndahon,Revise as suggested:"Use incentives too
primary entrance from the front sidewalk"is a little dated 5.26.15 encourage commercial businesses and residential buildings to create a
awkward.I suggest rewording it so that it reads:"a primary continuous building wall along the street edge and locate a primary
entrance on or adjacent to the front sidewalk." entrance on or adiacent to#rem the front sidewalk,as well as...."
151 1
p.18 Sidebar box-Green spaces and greenways,and 2 Staff edits Staf f Re�(,m mwnda hon:Relocate Sidebar&photos under Walkability
16 accompanying photos are located incorrectly. &Connectivity,Goal 8.6..
P.19 Implementation strategy on Right Size Parking.I understand P.Carter;letter Comment noted.
the concept of"Right Size Parking'but ask that it be used dated 5.26.15
flexibly because sometimes lower-income residents are not
able to use transit as their jobs involve shift work.This
means they may need to travel evening and night hours
17 when there are few if any buses running.
P.19 Goal 8.6 walkability&connectivity.I support the goal but P.Carter;letter Staff IRe�(, mwndahon:On page 23,add the following bullet to
would like to see an Implementation Strategy added that dated 5.26.15 Implementation Strategies:
allows"woonerf"streets where appropriate.These are *Explore,where appropriate,the use of"woonerf"streets that allow
streets designed so that pedestrians,cyclists,and autos pedestrians,cyclists and autos to share the space equally.such as for
share the space equally.They might be a good substitute for local access streets in the interior of a large development.
local access streets in the interior of a large development.
18
p.20 Sidebar box.Trains,cars,buses and feet. Mann;Meeting with S;a f f Re;(,rr mwnda hon:Revise as suggested.
Delete last sentence-"However,the corridor has the highest staff 5.28.15
pedestrian fatality rate in the City."This is too negative and
19 could change in the next few years.
p.21 Implementation Strategies.Add stairs connecting Southgate Alford&McLeod;PC Staf f Re�(,m mwnda hon:On page 23,add the following bullet to
open space to TIB. Worksession 5.21.15 Implementation Strategies:
*Work with Parks&Recreation Department to plan and construct a
20 stairway connecting the Southgate Open Space to TIB.
p.22 Implementation Strategies.Revise as follows:"As S;a f f Re;(,rr mwnda hon:Revise as suggested.
redevelopment occurs,establish encourage a finer-grained Strander;PC
211 1pedestrian grid." Worksession 5.21.15
p.23 Sidebar box.Building bicycle equity in a community. Mann;Meeting with S;a f f Re;(,rr mwnda hon:Revise as suggested.
Delete phrase"such as women of color".Do not need to staff 5.28.15
22 single out one group.
p.23 Community&character.This section speaks only to low Mann;Meeting with Staf f Re�(,m mwnda hon:Recommend discussion amongst Planning
wage paying,locally owned businesses and should focus staff 5.28.15 Commissioners on this subject.
more on promoting economic development and higher wage
23 paying jobs.
p.25 Revise photo title as follows:"Owner-commissioned`Fyarn Staff edits Staf f Re�(,m mwnda hon:Revise as suggested
bombing of vacant building prior to its remodel for new
24 1 business opening."
p.26 Need to consider ways to implement Policy 8.8.1(on page Hansen;PC Staff IRe�(, mwndahon:Page 26,add an implementation strategy:
25)that encourages private landowners to maintain and worksession 5.21.15 Establish a code enforcement emphasis area(s).
upgrade their property and protects the neighborhood from
adverse impacts of vacant and underutilized sites.There are
places in the TIB District and other parts of the city(e.g.the
SR 599 underpass)that should be on the City's radarfor
25 clean-up or beautification.
General Is there a potential to develop a"Makers District"that could Alford;email Staff IRe�(, mwndahon:Recommend discussion amongst Planning
be marketed?Is there an area in TIB District for it?It has 5.28.15 Commissioners on this subject.
been successful in Oakland and brought a new economy,
where coffee shops,etc.followed to support the Makers.It
might be a way to activate an area,bring people to the area,
26 land boost the economy.
6
City of Tukwila Jitn Haggerton, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared June 6, 2015
HEARING DATE: June 25, 2015
FILE NUMBERS: PL13- 0051 -2015 Comprehensive Plan Update
L13 -0052 – Housing Element
L13 -0053 – Residential Neighborhoods Element
APPLICANT: City of Tukwila
REQUEST: 2015 Comprehensive Plan Update —The Planning Commission will hold a
public hearing on proposed amendments to the Housing Element and the
Residential Neighborhoods Element of the Comprehensive Plan. This is
part of the periodic review and update of the Plan required by the
Washington Growth Management Act.
LOCATION: Policies apply throughout the City of Tukwila
NOTIFICATION: Hearing Notice published in the Seattle Times and posted on the City of
Tukwila website on June 11, 2015
SEPA DETERMINATION: An environmental determination will be issued prior to City Council
consideration in the fourth quarter of 2015
STAFF: Laura Benjamin, Assistant Planner
Jaimie Reavis, Senior Planner
ATTACHMENTS: A. Proposed Housing Element
B. Edited Housing Element (Strikeout /Underline)
C. Proposed Residential Neighborhoods Element
D. Edited Residential Neighborhoods Element (Strikeout /Underline)
Page 1 of 5
06/08/2015
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665
VA
2015 Comprehensive Plan Amendments
Staff Report: L13 -0052, L13 -0053
BACKGROUND
The City of Tukwila's Comprehensive Plan, first adopted in 1995, establishes goals and policies that guide
the community as it grows and changes over time. Its policies and land use map lay out the community's
long range vision. The Washington State Growth Management Act (GMA) gives Tukwila the opportunity
to amend the Comprehensive Plan once a year, unless it is an emergency. The Comprehensive Plan has
been amended periodically to keep up with changing requirements, and to respond to requests from the
public.
In addition to these regular amendments, the state Growth Management Act (GMA) requires counties
and cities periodically to conduct a thorough review of their plan and development regulations to bring
them up to date with any relevant changes in the GMA and to respond to changes in land use and
population growth. The last required systematic review and update was completed in 2004. Tukwila's
required updates will be complete by fourth quarter, 2015.
Tukwila has been preparing the required update over several years, and is reviewing the Comprehensive
Plan elements in phases. The update is proceeding according to a general schedule, work plan and public
participation program adopted by the Council in March, 2013. To date, update work has been
completed on the Manufacturing /Industrial Center element, and the goals and policies in the Shoreline
element in 2011. In 2013, the Capital Facilities, Utilities, Natural Environment, Southcenter /Urban
Center, Shoreline element supporting text and Transportation elements were updated. Parks,
Recreation and Open Space (PROS), Roles and Responsibilities, Community Image and Identity,
Economic Development, and Tukwila South were updated and adopted in 2014.
In 2015, the remaining elements will be completed including Transportation Corridors /Tukwila
International Boulevard (TIB) District, Housing, and Residential Neighborhoods, as well as the Vision,
Glossary and Map Legend.
OUTREACH
Outreach for the Housing and Residential Neighborhoods elements has occurred during 2014 and 2015.
During 2014, City staff made significant efforts to reach out in new ways to bring Tukwila's diverse
community into the City planning process. This included identifying and training community liaisons
( "Community Connectors "), who are part of language and cultural populations within Tukwila, including
Spanish, Somali, Arabic, Tingrya, Amharic and Burmese, that have not been traditionally involved or
heard. The liaisons conducted 194 in- person surveys with their community members about topics
relevant to the Comprehensive Plan update including issues associated with housing and development
in residential areas.
The Connectors invited community members to attend Community Conversation meetings, which were
also promoted via email, print and website. The two meetings had a combined record attendance of
approximately 180 community members. Participants gathered in small groups to talk about community
priorities, neighborhood quality and ways to promote healthy living.
A joint City Council /Planning Commission work session, open to the public, was held on March 27, 2015
to gain consensus on the issue to be explored in the updates to the Housing and Residential
Neighborhoods elements. A Community Open house showcasing the proposed updates to the Tukwila
International Boulevard District element and more information on the Housing and Residential
Page 2 of 5
i
5/19/2015
2015 Comprehensive Plan Amendments
Staff Report: L13 -0052, L13 -0053
Neighborhoods elements was held on May 20, 2015. This input was used to develop policies and
strategies for Housing and Residential Neighborhoods elements.
Planning Commission and City Council hearings, mailings, City website, print publications, and
community events continue to be used to receive public comments and to inform the public about the
Comprehensive Plan update.
REVIEW PROCESS
A work session on the updated Housing and Residential Neighborhoods elements will be held on June
18, 2015. Staff will review the proposed elements with the Commission, concentrating on changes.
There will be a public hearing on June 25, 2015 to receive comments from the community. The
Commissioners will have an opportunity to consider public input carefully and propose further changes,
if desired. After the hearing, the Planning Commission will be asked to make a recommendation that will
be forwarded to the City Council for consideration, a public hearing and adoption.
The City Council will hold its review and take action only after it receives the Planning Commission's
recommendations for all the remaining elements, because the Growth Management Act allows the
Comprehensive Plan to be amended no more than once each year unless there is an emergency. After
review, the remaining elements will be reviewed with changes adopted during Fall, 2015.
The Comprehensive Plan update assumes that:
• Primary goals and objectives remain relevant and will be maintained from the current Plan;
• Updates will focus on elements that require revision per changes to the Washington Growth
Management Act, and Countywide Planning Policies;
■ Tukwila Strategic Plan's vision and goals will be reflected and incorporated in the
Comprehensive Plan;
■ Policies and descriptions will be updated, simplified and edited to increase clarity and
consistency throughout the document;
■ The document's elements may be reorganized or consolidated for greater readability and
conciseness;
■ The format will be updated to improve on -line functionality and attractiveness.
SUMMARY OF PROPOSED CHANGES
Housing Element:
The Housing Element is a required part of the Comprehensive Plan. The element must be consistent
with the GMA's housing goals to: 1) Encourage the availability of affordable housing to all economic
segments of the population of this state; 2) Promote a variety of residential densities and housing types;
3) Encourage preservation of existing neighborhoods.
The proposed policies and implementation strategies reflect updates to other Comprehensive Plan
elements, and incorporate community priorities expressed in the Strategic Plan, through Community
Conversations meetings and the City Council /Planning Commission work session.
Specifically, the proposed Housing element will:
1. Continue to provide sufficient housing
a. Update development regulations to accommodate future growth
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2. Provide safe, healthy, affordable housing for all residents
a. Support the creation and preservation of affordable housing through partnerships and
leveraging new and existing resources
b. Allow for a greater variety of housing options by reinstating innovative housing
demonstration projects (past Housing Options program)
3. Support regional collaboration to preserve and create housing opportunities for all residents
a. Assess housing at the regional level as housing issues go beyond city boundaries
b. Coordinate on regional funding efforts
4. Enhance neighborhood quality through an improved housing stock'
a. Develop water and stormwater plans to address existing problems in residential areas
b. Continue to improve the condition of rental housing through the Rental Housing
Inspection Program
5. Provide housing for persons in all stages of life
a. Partner with local groups to better reach historically hard to serve populations
6. Increase long -term residency
a. Support neighborhood associations and groups
b. Explore partnerships with the school districts serving Tukwila
Residential Neighborhoods Element
The Residential Neighborhoods Element is part of the Comprehensive Plan's required land use section.
The element seeks to consider the character of the neighborhoods and how development looks and
functions. Additional aspects of residential neighborhoods are integrated throughout the
Comprehensive Plan, including the Community Image and Identity, Transportation, Tukwila International
Boulevard District, and Natural Environment elements.
The proposed policies and implementation strategies reflect updates to other Comprehensive Plan
elements, and incorporate community priorities expressed in the Strategic Plan, through Community
Conversations meetings and the City Council /Planning Commission work session.
Specifically, the proposed Residential Neighborhoods element will:
1. Group compatible and mutually supportive land uses
a. Update the Comprehensive Plan map to preserve and support stable residential areas
2. Enhance and preserve neighborhood quality
a. Improve public infrastructure, including financing the development of sidewalks
b. Replace vegetation and open space lost to development
3. Enhance and revitalize neighborhoods to encourage social and environmental sustainability
a. Utilize City and non -City funding to promote neighborhood revitalization efforts
including infrastructure improvements
b. Decrease greenhouse gas emissions by promoting active transportation
4. Encourage neighborhood development with a high - quality, pedestrian character
a. Develop infill standards by neighborhood to encourage compatible development
b. Develop multifamily development standards to better integrate development into the
surrounding community
5. Support the development of neighborhood- supportive commercial areas
a. Promote commercial and mixed -use development that reflects the scale and architect of
' Housing repair /maintenance and weatherization addressed in Roles and Responsibilities, - 'Safety and Security'
15.1 Implementation Strategies
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surrounding residential structures and promotes a pedestrian character
b. Ensure appropriate transitions between commercial and residential zones
6. Protect neighborhoods from undue noise impacts
a. Coordinate with the Port of Seattle and King County Airport to decrease the adverse
effects of airport operations
b. Discourage incompatible land uses adjacent to residential neighborhoods
MATERIALS AND FORMAT
The packet contains:
1. A proposed Housing Element with explanatory notes.
2. A significantly edited version of the current Housing element. This version shows the rationale for
proposed changes, and lets the reader follow the revision process. Revised language is shown in red.
Strikeouts indicate language that has been deleted because it has been accomplished, relocated to
another element, or out -of -date. Underlining indicates new language and revisions to current
language. Comments reflect staff review.
3. A proposed Residential Neighborhoods Element with explanatory notes.
4. A significantly edited version of the current Residential Neighborhoods element (similar in
strikeout /underline format to item #2, above).
The Housing Background Report and Residential Neighborhoods Background Report provide additional
supporting information for the elements and the goals and policies. Both reports were provided to the
Planning Commission and City Council prior to the March 27, 2015 Joint City Council /Planning
Commission work session. It may be accessed one the City's website at
http:// www. tukwilawa .gov /dcd /dcdcompplan.html.
These materials are intended to encourage discussion and provide background. The Comprehensive
Plan document will be formatted and links to pertinent documents added after the City Council takes
final action to adopt all the updated elements.
REQUESTED ACTION
The Planning Commission is asked to hold a hearing on the proposed changes to the Housing Element
and Residential Neighborhoods Element, develop Planning Commission recommended versions of the
elements, and forward them to the City Council for final action.
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12
Attachment A
w
HOUSING
WHAT YOU WILL FIND IN THIS CHAPTER:
• Estimates of current and future housing needs.
• Policies to preserve and improve the existing housing stock; encourage new housing
that meets the community's needs; and develop thriving, equitable neighborhoods.
• Strategies to encourage housing that is affordable to all income levels and for all current
and projected residents in our community.
PURPOSE
This Housing Element describes how Tukwila's housing needs will be satisfied through
2031. Projected housing needs were determined by a joint committee of cities and the
County, as required by state law. The importance of these needs were highlighted in the
development of the City's 2012 Strategic Plan and guided by the Community Conversations
outreach efforts of the 2015 Comprehensive Plan update. This element is based on a
detailed analysis of Tukwila's housing needs contained in the Housing Background Report.
Tukwila will continue to grow over the next twenty years, projected to accommodate an
additional 4,800 households and 15,500 new jobs by 2031. The goals and policies
presented here identify the steps the City of Tukwila can take in response to the housing
issues found within our community. These steps are necessary to plan for growth that will
reduce barriers that prevent modest wage workers from living near their work or transit,
to ensure the sustainability and vitality of the existing housing stock, and to preserve
housing that is affordably priced for low income households. Tukwila's growth and future
must include polices that create thriving, equitable neighborhoods and homes where all
people have the opportunity to live in a safe, healthy, affordable home in the city of
opportunity and the community of choice.
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ISSUES
In developing the goals and policies for this Housing Element, the following issues were
identified for Tukwila:
Housing Affordability
While Tukwila continues to have affordable units for those at 50 -80% of area median
income (AMI), more and more households are struggling to meet their housing costs.
Community poverty has tripled in Tukwila over the past ten years as evidenced in Census
figures and Tukwila School District demographics (see the Housing Background Report for
more information). Almost half of City residents are burdened by housing costs, paying
more than 30% of their income for housing. In particular, households who make 30% or
less of the AMI face the greatest struggle to find affordable housing.
The majority of Tukwila's affordable housing is `naturally occurring', meaning that factors
such as location and age of the home result in below regional average costs. Because future
housing development will likely include redevelopment of existing affordable housing and
the development of new higher cost housing in the Urban Center, efforts to address the
lack of affordable housing for residents earning less than 30% AMI, will most likely require
subsidized housing through partnerships with non - profit housing groups and other
housing stakeholders. Relying on market forces to provide affordable housing for very -low
income residents will not provide an adequate quantity of quality affordable housing.
Housing Condition
Most existing single - family homes in Tukwila were constructed before 1970 and the
majority of multifamily homes were constructed between the 1960s- 1980s. Aging housing
stock typically requires more money for maintenance, which can be difficult for residents
who are already burdened by other economic stressors such as paying more than 30% of
their income for housing. Condition is also linked to affordability. Naturally occurring
affordable housing (housing with market prices that meet affordability metrics without
policies or accompanying subsidies) is often a result of deteriorating and substandard
housing conditions, smaller home size, and older housing stock.
Home Ownership Options
Having a range of housing types to choose from encourages home ownership. This in turn
supports longer term residency and neighborhood stability. Home ownership is relatively
low among Tukwila residents, and is decreasing. While less than half of the housing units
in Tukwila are apartments, almost 60% of housing units in the City are renter - occupied.
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The majority of the City's housing stock consists of older 2 bedroom single - family homes
and apartments in large multi - family developments. This range of housing options does not
accommodate residents in all stages of life, including young adults, multigenerational
families, and older adults hoping to "age in place."
GOALS AND POLICIES
The following goals and policies guide Tukwila's approach to meeting the challenge of
revitalizing residential neighborhoods and encouraging new housing development while
maintaining affordable housing and meeting the needs of low- income and special -needs
households.
Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Policies
3.1.1 Provide sufficient zoned housing potential to accommodate future single- and
multi - family households to meet the regional growth target of 4,800 new
housing units by 2013.
3.1.2 Explore adopting smaller lot sizes in neighborhoods where the historical lot
pattern is smaller than the established 6.7 dwelling units per acre (6,500
square foot lots).
Implementation Strategies
■ Meet with residents and property owners at the neighborhood level to
establish desired lot area maximums for the individual neighborhoods.
■ Consider flexible zoning standards to allow prevailing lot size to remain
and smaller lot sizes to be allowed if desired. Establish parameters for
design characteristics such as height, lot coverage, home design features,
and setbacks.
Goal 3.2 The City of Tukwila has safe, healthy, affordable homes for all residents
in Tukwila.
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Policies
3.2.1 Provide housing throughout the City to allow for diverse, equitable
neighborhoods.
3.2.2 Encourage a full range of housing opportunities for all population segments
through actions including, but not limited to, revising the Tukwila's zoning
map and development codes as appropriate, to enable a wide variety of
housing types to be built.
3.2.3 Provide sufficient land that is appropriately -zoned for housing of all types,
including government- assisted housing, housing for low- income families,
manufactured housing, multi - family housing, and group homes and foster
care facilities, subject to conditions that appropriately integrate them into
existing neighborhoods.
3.2.4 Work with the owners and managers of Tukwila's new and existing
permanent or long -term low- income housing to maximize desirability, long-
term affordability, and connection with the community.
3.2.5 Develop affordable housing preservation programs and strategies.
3.2.6 Make alternative and affordable housing options available for residents
currently living in substandard housing, such as pre -HUD code mobile homes.
3.2.7 Support the acquisition of housing developments by private and public
affordable housing groups by acting as a facilitator between affordable
housing groups and property owners to aid in the preservation of affordable
housing.
Implementation Strategies
■ Allow an attached accessory dwelling unit, a duplex, or a two -unit
condominium /townhouse in single family zones on all lots that meet the
minimum lot area when various appearance and performance criteria
related to impacts on adjacent properties are satisfied. Promote mixed -
use developments with ground -level commercial space and residences at
and above the street level in specified areas.
■ Using lessons learned, reinstate the limited demonstration projects for
clustered or cottage housing and allow limited demonstration projects for
innovative housing types not currently supported in the code.
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Explore increasing density in areas supported by transit or in proximity
to high - employment areas.
Identify specific publically -owned land for affordable housing
development.
Develop specific statements regarding location, type, and characteristics
of desired affordable housing to present to local non - profit developers.
■ Include supportive services, including but not limited to, employment
training and /or other economic development services, in affordable
housing programs.
■ Partner with non - profit organizations and for - profit developers to
acquire, rehabilitate, construct, preserve, and maintain permanent
affordable housing and support services.
• Explore and develop incentive zoning, tax credits, tax - exempt bonds, tax -
exempt impact fees, a housing trust fund, or other tools to develop or
maintain affordable housing that meets the needs of the community.
• Support (staffing at the regional level in the form of a Housing &
Neighborhood Planner position to work collaboratively with the
Planning, Code Enforcement, and Human Services divisions. This position
would aid in the achievement of- identified housing needs.
Responsibilities could include: pursuing and overseeing grant
opportunities, developing relationships with for profit and non - profit
stakeholders for city and regional affordable housing development,
increasing representation in regional efforts to fund affordable housing,
supporting land use and rental housing programs to improve the
condition of affordable housing for Tukwila's residents, and establishing a
neighborhood council /liaison program.
Commented [LBl]: This supports an ongoing effort by
the Housing Development Consortium to establish a
regional housing planner position for South King County.
Goal 3.3 The City of Tukwila supports and collaborates with other jurisdictions
and organizations to assess housing needs, coordinate funding, and
preserve and create affordable housing opportunities {Commented [LB2] Consistent with CPP H-14,15,16:
1
Il. Regional Cooperation J
Policies
3.3.1 Support the equitable distribution of regional funds, such as Community
Development Block Grants and other federal, state, and county funding, to
support needed affordable housing.
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13.3.21 In a "State of Housing" report periodically review regional low- income commented [LB3]: Consistent with CPP, H- 17,18:
housing goals to evaluate the City's compliance with regional standards and to Measure results
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
ensure that the City's affordable housing units are being preserved and
maintained. Adjust policies as need if affordable housing goals are not being
met.
3.3.3 Continue supporting very -low low- and moderate - income housing to address commented [LB4]: Consistent with CPP H -2: Focus on
the countywide need by supporting regional affordable housing development housing for below 30 %AMI
and preservation efforts
Implementation Strategi
■ Partner with other jurisdictions to support regional funding for
affordable housing that serves homeless individuals and families, and
those earning less than 30% of the area median income
■ Engage with non - profit developers and King County to pursue Federal
and philanthropic funds for affordable housing
■ Enhance and encourage effective partnerships between land use planners
and human service planners
■ Foster relationships with owners of privately -owned multi - family
housing to encourage their participation in voucher programs and
partner with them to preserve and enhance safe, healthy, and affordable
housing options
■ Support and encourage legislation at the county, state, and federal level
that promotes affordable housing goals
Commented [LB5]: Interdepartmental coordination and
streamlining processes addressed in Role and
Responsibilities - 151
Goal 3.4 The City of Tukwila has an improved and continually improving housing
stock in support of enhanced neighborhood quality�. - commenced [LB6]: Consistent with CPP H- 14,15,16:
Regional Cooperation
Commented LB7]: Utilities - sewers water, stormwater]
Policies [ ]
- as relates to housing addressed in Utilities, 12.1
3.4.1 Continue to improve the condition of rental housing through administration
of the rental licensing
3.4.2 Continue to support the maintenance, weatherization, rehabilitation, and
long -term preservation of existing housing for low and moderate income
residents.
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Commented [LB8]: Additional aspects of home
maintenance and repair addressed in Role and
Responsibilities 15.1
Implementation Strategies
• Enforce the International Property Maintenance Code.
• Advocate for rehabilitation and weatherization programs for rental units.
• Continue the Residential Rental Licensing and Inspection Program.
• Partner with non - profits to facilitate the purchase and upgrade of poorly
maintained rental housing.
• Support the education of tenants about cost - efficient choices they can
make to improve the health of their housing.
• Educate property owners about available resources they can access to
improve their rental housing.
• Explore establishing a Housing Trust Fund to assist low- income
homeowners connect to sewer.
Goal 3.5 The City of Tukwila includes a full range of housing for persons in all
stages of life and for all members of our community.
Policies
3.5.1 Adapt housing design standards to address the needs of all populations.
3.5.21 Assist in providing residents of the community with the human services, - Commented [LB9]: Generally covered by Roles and
economic development, and transportation needed to increase access to Responsibilities policies 15.1.3 & 15.1.4. See also
housing options. implementation strategies 1, 2, 3 p. 15 -6------------------------
3.5.3 Continue to develop relationships with populations that have been
historically underserved and continue to support investment to better serve
their needs.
Implementation Strategies
■ Continue to support the Community Connector /Community Liaison
programl. Commented [RF10i: See Roles and Responsibilities p. 15-
11, implementation strategy 11
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Goal 3.6
Policies
3.6.1
3.6.2
3.6.3
Crx[
■ Pursue collaborations and meaningful dialogue with organizations that
work with diverse and historically underserved populations.
■ Continue to coordinate City planning and programming among
departments as related to housing options and access. commented [RFlll: Supported by Policy 15.1.2
Increase long -term residency in the City.
Encourage long -term residency by improving neighborhood quality, health,
and safety.
Encourage long -term residency by providing a range of home ownership
options.
Support neighborhood associations and groups that actively work to improve
neighborhood quality and strengthen sense of community within the
neighborhood.
Continue and expand partnerships with the school districts serving Tukwila
students, in support of programs that seek to improve school performance
and studentIsuccess.
Implementation Strategies
• Provide and help market private and public assistance and education
programs for first time homebuyers.
• Design guidelines.
• Development regulations.
• Develop small neighborhood grants for clean -up and community -
building events.
Commented [RF121: Addressed thru Roles and
Responsibilities implementation strategies #5 and 6, p.
15 -6. Other implementation strategies address
partnerships w /schools for other types of support. See
also Policy Community Image policy 1.3.8
■ Explore creating and supporting a neighborhood liaison program to help
develop neighborhood associations.) commented [RF131: See Policy 15.1.7
■ Include shared public spaces in new public buildings in neighborhoods
that allow neighborhoods gatherings
■ Develop a program that allows street closures for block parties.
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■ Develop a neighborhood block party "kit" for community use to
encourage neighborhood interaction.
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22
Attachment B
HOUSING
This Housing Element describes how Tukwila's housing needs will be satisfied through
242-2-2031.—Projected housing needs were determined by a joint committee of cities and
the County, as required by state law. T4esi-The importance of these needs were rz�
4@4i:�E4hiahliahted in the development of the CtI48 WJSJ9R TukWila, TIAIC-Wila
TeR4eFFe;kz ffe68SSeS and t148 2012
Strategic Plan and guided by the Community Conversations outreach efforts of the 2015
Comprehensive Plan update. This element is based on a detailed analysis of Tukwila's
housing needs contained in the Housing Background Report.-
PeGembeF 20991 City of Tukwila Comprehensive Plan - Housing Element
23
ISSUES
In developing the goals and policies to meet these Teal °for this Hou sing Element, the
following eve -Fan 20 ye-aF housing and - -, r ----- - *issues were
identified for Tukwila ^^^*°' .A° th
worm-FAT
While Tukwila continues to have affordable units for those at 50 -BO% of area median
income (AMI), more and more households are struggling to meet their housing costs.
figures and Tukwila School District demographics (.see the Housing Background Report
for more information). Almost half of City residents are burdened by housing costs paving_
more than 30% of their income for housing. In particular, households who make 30% or
less of the AMI face the greatest struggle to find affordable housing:
Housing Condition
Most existing single- family homes in Tukwila were constructed before 1970 and the
PeGembe" 70992 City of Tukwila Comprehensive Plan - Housing Element
24
Commented [EB1]: Because poverty is increasingly
moving to the suburbs, because rents have gone up and
wages haven't, because we have programs that subsidize
homeowners like mortgage interest deductions that are
far greater than housing subsidies for limited income
folks.....
result of deteriorating and substandard housing conditions, smaller home size, and older
hausjn stock.
1; M r1m or, 71M M M4
Having a range of housing types to choose from encourages home ownership. This in turn
supports longer term residency and neighborhood stability. Home ownership is relatively
low among Tukwila residents, and is decreasing. While less than half of the housing units
in Tukwila are apartments, almost 60% of housing units in the -L U-are renter-occupied.
The majority of the City s housing stock consists of older 2 bedroom single-family homes
and apartments in large multi-family developments. This range of housing options does not
accommodate residents in all stages of life, including voting adults, multigenerational
families, and older adults hoping to "age in puce."
GOALS AND POLICIES
T148Se hellSiRg g4al&The following goals and policies guide a4:& Tukwila's approach to
meeting the challenge of revitalizing residential neighborhoods and encouragiag-new
housing development while maintaining affordable housing and meeting the needs of low-
income and special-needs households.
Goal 3.1 The City of Tukwila Continue to provides the City's fair share of regional
housing.
Policies
PeGembeF 20993 City of Tukwila Comprehensive Plan - Housing Element
25
3.2.41 Provide 49'^' ;ri ^w,a housing throughout the City to allow for diverse,
equitable neighborhoods. ^ ^^ ;El GenGentFating p"blie -l., i^.^,_
", leGate and bleRd the ;Rte t148 GeMMIARJIPY'.-
low andmoderate
.Commented [SM3]: Incorporated into 322
............ ` ....... .................................................................................. ... ...... ... ...... ... ................... ... ..... ....... ... ............................................................ ..............................�
Commented [JR41: How is this different from 3.2.2? Can
they be combined
.......
3.2.4 Work With the Owners and managers of Tukwila`s new and existing Commented [1,1351141: 1 think 3.2.3 refers to zoning land
permanent 0 r Iona-term low-income housing t0 m aXITYIZ e r, „nag,- tS for uses while 3.2.2 is housing type.
------------------------------------------------
-----------------------
desirability =long-term affordabilityand connection with the community.
3.2.5 Develop affordable housing »reservation Drams and strategies.
nn a i,a -)nnan City of Tukwila Comprehensive Plan - Housing Element
26
3.2.6 Produce a "State of Housing" report every six years PeFed Gallv Fe*�L on
housing regulations and programs to ensure that housin rograms, such as
...... . are achieving their intended purpose and review household data
3.2.7 Make alternative and
affordable housing options available for residents currently living in
substandard housing, such as pre -HUD code mobile homes.
3.2.8 Support the acquisition of housing developments by private and p blic
affordable housing grQUDs by acting as a facilitator between affordable
housing arOUDs and DrODertv owners to aid in the preservation of affordable
housing.—
Implementation Strategies
Allow an attached accessory dwelling unit, a duplex, or a two-unit
condominium-,/townhouse -in single family zones on all lots that meet the
minimum lot area w#h-when a ra�n�raura 7.200 saual:e- feet. ant rued
■ Promote m4ixed-use developments with around-level commercial space
and -residences at and above the street level in specified areas.
449w-UsirI2 lessons learned, reinstate the limited demonstration projects
for clustered or cottage housing and allow limited demonstration
projects for innovative housing types not currently SUDDorted in the code.
affordable housing development.
PeGembeF 20995 City of Tukwila Comprehensive Plan - Housing Element
Commented [LB6]: Consistent with CPPH-17,18:
Measure Results
Commented [MB7]: Is this defined?
Commented [LB8R7]: High employment areas defined
by PSRC Growing Transit Communities Opportunity
Mapping
27
Klement a
■ Develo» SDecific statements of.^ heFe what 4-n regarding location, type,
and the- characteristics of desired affordable housing to present to local
non_»rofit developers.
Strive to include supportive services, including
but not limited to, employment training and /or other economic
development services in affordable housing prams.
■ Partner with non - profit organizations and for - profit developers to
acquire rehabilitate, construct, preserve, and maintain permanent
affordable housing and support services.
■ Explore and develop incentive zoning, tax credits, tax- exempt bonds, tax -
exempt' impact fees a housing trust fund or other tools to develop
or maintain affordable housing thethat meets the needs of the
community.
PeGembeF 70996 City of Tukwila Comprehensive Plan - Housing Element
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Commented [RF9]: Already covered... See Roles and
Responsibilities element, p. 15 -9 implementation
strategy #4, "Support Tukwila's crime -free multi - family
and crime -free hotel /motel programs'
Commented [RF101: Already covered... See Roles and
Responsibilities element, p. 15 -9 implementation
strategy #3, "Continue to fund housing weatherization
and rehabilitation programs."
Commented [LRll]: This supports an ongoing effort by
the Housing Development Consortium to establish a
regional housing planner position for South King County.
-Goal 3.3 The City of ila supports and collaborates with other jurisdictions
r � `
3.3.1 Support the equitable distribution of regional funds, such as Community_
Development Block Grants and other federal state, and county funding. to
3.3.2 In a "State of Housing' report P-periodically review regional low- income
housing goals to evaluate the City's compliance with regional standards and to
ensure that the City's affordable housing units are being preserved and
maintained. Adjust policies as need if affordable housing goals are not being
met.
and preservation efforts
■ Partner with other jurisdictions to support regional funding for
affordable housing &&F that serves homeless individuals and families,
and those earning less than 30% of the area median income
■ Engage with non - profit developers and King Countyto pursue Federal
and philanthropic funds for affordable housing
Commented [LB121: Consistent with CPP H- 14,15,16:
Regional Cooperation
Commented [RF131: Equitable distribution of needed
facilities across the region is covered by Goal 15.2.
Although publicly- funded affordable housing is not
specifically discussed, the concept of equitable
distribution is addressed through a discussion of
essential public facilities in policies 15.2.1 and 15.2.2, and
public capital facilities in 15.2.3.
Commented [LB141: Consistent with CPP H -2: Focus on
housing for below 30% AMl
■ Ceigt niie Gellab ,- *,^riEnhance and encourage effective partnerships
between land use planners and human service planners � Commented [RF151: This covered by policy 15.1.2
■ Foster relationships with owners of privately -owned multi - family
housing to encourage their participation in voucher prams and
partner with them to preserve and enhance safe, healthy, and affordable
housing options
Goal 3. The City o Tuk ila has an imp
housing stock in support of enhanced neighborhood
Pe^embe" 70997 City of Tukwila Comprehensive Plan - Housing Element
Commented [RF161: Covered by Goal 15.3, policy 15.3.1
and strategy 1, page 15 -13.
Commented [LB171: Consistent with CPP H -11: Housing
Maintenance
FIANOA NT OI
Policies
3.4.2 Continue to improve the 4ea#kondition of rental housing through
administration of the rental licensin ro ram.
3.4.4 Adopt -Ssewer policy and plan that prioritizes replacing septic tanks with
sewers
3.4.5 Develop a water plan and policy that ensures adequate water duality
pressure and quantity provided without creating severe financial burdens
on residents.
3.4.6 Develop a stormwater policy that places high priority on solving existing
problems in residential areas.
Implementation Strategies
Pe^embe" 70998 City of Tukwila Comprehensive Plan - Housing Element
30
Commented [RF181: Roles and Responsibilities
implementation strategy, p. 15 -9 "Continue to fund
housing weatherization and rehabilitation programs."
Commented [RF191: This is addressed in the Utilities
element... Utilities Goal 12.1 generally covers this. See
also 12.1.1, 12.1.2 and 12.1.3 & especially 12.1.10.
Commented [RF201: Moved to Implementation Strategy
section
Commented [RF211: Policy 15.1.13 covers this. See also
"Roles and Responsibilities" implementation strategies 1
thru 5, p. 15 -11.
Commented [LB221: No longer relevant as $20
residential permit now available, TMC 16.04.250 (G)
■ Enforce the International Property Maintenance
■ Advocate for rRehabilitation and weatherization programs for rental
units.
■ Continue the Residential Rental Licensing and Inspection Program.
■ Partner with non-profits to facilitate the purchase and upgrade Of poorly
maintained rental housing.
■ SUDDort the education of tenants about cost-efficient choices they can
make to improve the health of their housing.
■ Educate DrODertv owners about available resources they can access to
improve their rental housin
■ Explore establishing a-4e4&inqa Housing Trust Fund to assist low-
income homeowners connect to sewer.
Develop a 3.3.4 gnsiiFe that Fesklent4al neighbeFheed J4411 and Feele*elepment is R---
Commented [RF231: Is there an such a thing?
.........................................................................................................................................................................................................................
Commented [LB24R231: Yes, the City has adopted the
IPMC and uses it as the basis for the Rental Housing
Inspection Program.
Goal 3.45 The City of Tukwila includes aA full range of housing for persons in all
stages of life and for all members of our community.
PeGembeF 20999 City of Tukwila Comprehensive Plan - Housing Element
31
• i
■ Continue to SUPDort theT'°� Community Connector /Community_
Liaison (program.
■ Pursue collaborations and meaningful dialogue with organizations that
work with diverse and historically underserved po>7ulations.
Commented [RF251: Already addressed by federal ADA
standards? Policy reworded to be more inclusive, rather
than highlighting differences.
Commented [EB261: Is this a bigger issue of how we
address poverty, besides assisting one resident at a time?
Maybe another way to say looking at the
interdependencies between ed, human services and
transportation to increase access to range of housing
options?
Commented [RF271: Generally covered by Roles and
Responsibilities policies 15.1.3 & 15.1.4. See also
implementation strategies 1, 2, 3 p. 15 -6.
........ ......... ....... ........ ........ ........,
Commented [RF281: Please specify what's /who's meant
by "underserved, " and in what way. See Roles and
Responsibilities 15.1.16 & Community Image 1.2.4
Commented [RF291: See Roles and Responsibilities p. 15 -~
11, implementation strategy 11
■ Continue to coordinate CitVDIanning and programming among
departments as related to housln g options ons and access.
Commented [ mo . 1 : Polic Y 15.1.2
PeGe1 beF 209910 City of Tukwila Comprehensive Plan - Housing Element
32
3.6.3 Support neighborhood associations and grouus that actively work to improve
neighborhood quality and strengthen sense of community within the
neighborhood.
3.6.4 Continue and expand partnerships with the school districts serving
■ Provide and help market private and public assistance and education
programs for first time homebu, ers.
■ Public
■ Design guidelines.
Commented [EB311: Support of programs that address
the holistic needs of families, so that their students will
thrive academically. We already have partnerships, with
human services, parks and rec, with the district - so
maybe the word is Continue and expand
Commented [RF321 Addressed thru Roles and
Responsibilities implementation strategies #5 and 6, p.
15 -6. Other implementation strategies address
partnerships w /schools for other types of support. See
also Policy Community Image policy 1.3.8
Commented [RF331: See Community Image and Identity,
policy 1.1.1, and implementation strategies
Commented [RF341: Policy 1.1.4
Crime -free multi - family housing program - commented [RF351: Addressed in Roles and
Responsibilities, Implementation strategy #4, p. 15 -9
---------------------------- ------------------------------- ---------------------------------------------------------
■ Development regulations.
c„ ei- tN ightn„tn„^,ratC4meandL7leekIA7 ^rah ,- „,,, -,� Commented [RF361: Covered by Roles and
t� Responsibilities implementation strategy 3, p. 15 -8
• Develop small neighborhood grants for clean -up and community
buildin events.
Explore staff ngthe Gizea ^ri ^fcreating and &4,444^ t ri^ supporting a
i1R+7iliLi�ii (t s r s r ?�IMMIMMMM 1R+7ili' 111
PeGembe” 209911 City of Tukwila Comprehensive Plan - Housing Element
33
34
Attachment C
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
RESIDENTIAL
NEIGHBORHOODS
WHAT YOU WILL FIND IN THIS CHAPTER:
• A focus on neighborhood sustainability with an eye towards preservation and
development of community - building amenities
• Recognition that the residential neighborhoods in Tukwila each have historically
different development patterns and physical characteristics and in recognition of the
uniqueness, a move away from the one -size fits all approach to development
• Opportunities for new housing products that meet the needs and market realities of
Tukwila's residential population for the next twenty years.
This component of the Comprehensive Plan contains the goals and policies for land use and
development of Tukwila's residential neighborhoods. It serves as the basis for zoning and
plays a key role in setting City policy, development standards, design guidelines; and
investing of public capital into neighborhood improvement projects.
These goals and policies guide land use patterns, physical development priorities to
preserve and enhance the sense of community in Tukwila's residential neighborhoods.
They support the objectives and strategies outlined in the 2012 Strategic Plan; they are
informed by the Community Conversations and outreach efforts of the 2015
Comprehensive Plan update process and, they build upon the image of neighborhood
quality described initially by the Tukwila Tomorrow Committee in 1994.
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
This element focuses on land use and development of residential neighborhoods.
Additional aspects of residential neighborhoods are found in other elements of the
Comprehensive Plan, including: Community Image and Identity, Utilities, Transportation,
and Parks, Recreation, and Open Space dPROS).
Tukwila's residential neighborhoods are geographic areas, some with distinct boundaries
such as waterways and freeways, and others with less obvious boundaries based on time of
annexation. Tukwila's residential neighborhoods are a mix of smaller -lot, built -out
residential areas predominately built before WWII, large multi - family apartment
complexes built in the 1960's, 70's, and 80's, and newer areas characterized by more
recent, larger houses. New development in the single - family residential neighborhoods
occurs primarily as infill, through re- platting existing residential lots. This often results in
lot orientation or home sizes that are different from existing development. However, just
less than fifty percent of Tukwila residents live in the single - family neighborhoods. The
majority of residents reside in apartment or condominium buildings and any significant
increase in households will be through the development of multi - family units.
From the Comprehensive Plan's adoption in 1994 to the present, Tukwila residents have
described the city as having a distinct character focused on community and livability. In the
1990's, this characterization seemed based in its physical attributes, such as smaller
homes built on smaller lots, homes oriented close to the street, narrow street widths, and
parks and trails. While the physical development has changed in the last twenty years to
meet the City's growth and evolving needs of residents, residents still tend to see the
character of Tukwila's neighborhoods in terms of having a sense of belonging to the
community, easy access to community leaders, and ample trees and parks. Residents take
pride in the City's diversity and its global community while recognizing that this diversity
needs to be supported and that the voices of all residents, both long -term and recently
arrived, need to be heard.
The design of public and private development can enhance or inhibit this sense of
community which is a key to maintaining and strengthening neighborhoods as Tukwila
grows. Without it, Tukwila's residential neighborhoods will lose many of their most valued
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Commented [LB11: Staff comments throughout the
document highlight where to find additional /supportive
policies and implementation strategies in other elements
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
characteristics and the public investment will not achieve its goals. Standards to which
public facilities such as schools, parks, and streets are designed should support the
neighborhoods' physical appearance and safety. As infill continues throughout Tukwila, Commented jsM21: Consistent With strategic Plan, coal 1
development regulations may require revision to ensure that they strengthen the character
of Tukwila's neighborhoods, support interaction among neighbors, increase housing
options, and produce new housing that enhances the existing neighborhoods..
Although many choose to make Tukwila their long -term home, Tukwila's residents have
become increasingly mobile over the past two decades. Short -term residency, often called
transiency, is not unique to Tukwila; however it may be felt more strongly given the
relatively small size of the City's residential population. Previously, the transiency of
Tukwila's residential population was attributed primarily to short -term rentals. However,
the transiency of Tukwila's residents is due to several factors. Cost of housing, employment
and employment access, housing size and quality, access to services, and concern for
personal safety may all contribute to lack of residential stability in Tukwila. Residential
transiency may also limit Tukwila's sense of community, and contribute to poor school
performance. The City desires to stabilize residents and supports opportunities for
improved educational attainment, employment, engagement, economic security, and
personal safety.
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
2015 -2031
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
ISSUES
In developing the policies to meet these goals, the following issues were
identified for Tukwila:
Neighborhood Quality
Ideally, the built, natural, and social environments in neighborhoods combine to provide
opportunities for residents to interact, experience nature, enjoy leisure and physical
activities, and to easily access food and other retail opportunities. However, many of
Tukwila's neighborhoods lack sidewalks and paths and other amenities such as retail and
services within walking distance. This limits residents' ability to enjoy their community,
and to get around without a motor vehicle.
Tukwila's current regulations only require the construction of sidewalks for short
plats /single - family development projects of 5 or more contiguous lots. Sometimes, this has
the inadvertent effect of discouraging maximum lot creation due to the increased cost of
infrastructure (i.e., developers may create 4 lots when they have enough land for 5).
Additionally, the Tukwila Community Center is not accessible without a motor vehicle to
most Tukwila neighborhoods. There is no transit service to the area and it is not within
walking or biking distance to most neighborhoods. There are very few other organized
recreational activities available to residents of Tukwila who lack access to a motor vehicle.
Neighborhood Development — Single Family Infill Compatibility
Newer Tukwila homes tend to be larger, and less compatible with existing housing stock.
The average home size is growing, reflecting a nationwide trend. There is limited available
land for residential development in the City, and as such most new development occurs as
infill in existing residential neighborhoods. To accommodate the desire for larger homes,
some vegetated areas are being removed for new development. Encouraging new
development to meet housing targets and residents' needs while maintaining the character
and quality of neighborhoods can be challenging. A variety of regulatory tools provide
possible avenues to encourage compatible design without unduly limiting development.
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Commented [LB31: Condition found in Housing as it
relates more to condition of housing stock. Connectivity
and Infill cover aspects of neighborhood
condition /quality.
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Neighborhood- Supportive Commercial Areas
Commercially -zoned areas within and adjacent to residential neighborhoods provide the
opportunity for residential support services to locate within walking and bicycling distance
to where people live. There are limited neighborhood- supportive commercial areas in
Tukwila. Larger commercial areas, including Southcenter and business along Tukwila
International Boulevard, are located beyond walking or convenient bicycle distance for
many residents. A variety of development regulations and incentives can help to promote
neighborhood- supportive commercial development that is in character with residential
development and can provide transitions from residential neighborhoods to larger
commercial and mixed -use areas.
Noise Abatement
Many residents choose to live in Tukwila for its convenient location and access to services
and amenities. This is underscored by the City's central location in the Puget Sound region,
as the approximate midpoint between Seattle and Tacoma, proximity to major interstate
highways, and proximity to SeaTac International Airport. The challenge is to preserve this
access while buffering the neighborhoods from traffic and commercial encroachment to
enhance desirable community qualities.
GOALS AND POLICIES
These residential neighborhood land use goals are Tukwila's approach to sustaining and
improving residential neighborhoods and supporting continued development that allows
flexibility and predictability to meet the community's need and desires.
Goal 7.1 Residential Land Use Pattern
A land use pattern that encourages a strong sense of community by grouping
compatible and mutually supportive uses and separating incompatible uses.
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Policies
7.1.1 Maintain a comprehensive land use map that supports the preservation and
enhancement of single - family and stable multi - family neighborhoods; eliminates
incompatible land uses; and clearly establishes applicable development
requirements through recognizable boundaries.
Implementation Strategies
■ Update the Comprehensive Plan map
■ Implement the Strategic Plan
■ Continue to apply Development Regulations
Goal 7.2 Neighborhood Quality
Tukwila's residential neighborhoods have physical features that preserve and
strengthen neighborhood character, enhance neighborhood quality, and
foster a strong sense of community.
POLICIES
7.2.1 Maximize neighborhood quality through City actions that help define the City
and neighborhoods as specific "places."
7.2.2 Improve the public infrastructure in all neighborhoods to an equivalent level of
quality.
7.2.3 Include human service needs as one of several factors for evaluating capital and
programmatic needs.
7.2.4 Use urbanization and development to foster a sense of community and replace
lost vegetation and open spaces with improvements of at least equal value to the
community.
Implementation Strategies
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
• Emphasize public health and safety concerns in development design
• Mandate through the zoning code and design manuals, high quality
public facility and private development design for neighborhood
quality
• Continue developing and implementing projects from the Walk and
Roll Plan and Safe Routes to School.
• Require sidewalks adjacent to all new development or participation in
a no- protest LID with all new residential development in specified
areas.
• Pursue a program to form neighborhood Local Improvement Districts
and other innovative funding sources for construction of sidewalks.
• Develop a right -of -way manual to provide clear direction to developers
on required improvements as infill development occurs
■ When possible, create flexible development standards to provide
creative solutions to infill challenges for short plats or smaller
developments when development meets or exceeds the goals
established by the code and neighborhood groups but may not exactly
conform to the written standards.
■ Apply the tree code to require site design that minimizes the removal
of significant trees.
■ Commit City resources to encourage and facilitate neighborhood
development groups and work parties for neighborhoods interested in
investing time into improvement projects such as clean -up events,
public space improvements, or strengthening social capital through
neighborhood meetings and social gatherings
■ Consider a small grant program for neighborhood -based and led
improvement projects
■ Explore zoning code updates to address sharing economy uses in
residential areas, including but not limited to (short -term vacation
■ Implement the Strategic Plan, specifically Goal 1 C.
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Commented [LB41: Undercurrent TMC, sharing economy
rentals (such as Airbnb and VRBO) best fit under the
"bed and breakfast" conditional use. This may need to be
updated to better address vacation /short term rentals
if /when they become more prevalent in Tukwila
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Goal 7.3 (Neighborhood Sustainab
Continuing enhancement and revitalization of residential neighborhoods to
encourage long -term residency and environmental sustainability
Policies
7.3.1 Utilize both City and non -City funding to directly promote revitalization of
residential neighborhoods.
Commented [SM5I: Replacing Vitality with Sustainability
supports the Strategic Plan goal of "maintenance,
improvements, & diversity in the City's housing stock."
(Sense of Communitv covered in eoal 7.41
7.3.2 (Decrease greenhouse gas emissions through land use strategies that promote a
mix of housing, employment, and services at densities sufficient to promote
walking, bicycling, transit and other alternatives to auto travel.) commented [SM61: Required by CPP policy DP -5
IMPLEMENTATION STRATEGIES
• Emphasis on existing land use patterns
• Investment in public works and infrastructure improvements
• Infrastructure fund support for residential area buffering
improvements
• Subdivision and replatting of large residential lots
• Infrastructure fund incentives for residential rehabilitation and new
construction
• Capital Improvement Plan (CIP)
• Residential Street Program in the CIP
• Development of new single - family homes
• Encourage redevelopment through an informed business and real
estate community
• Invest in public facilities and improvements to encourage
neighborhood identity and private property improvements
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
• Where feasible, encourage multifamily housing to include space to
garden.
• Require sidewalk and landscape planter for both sides of residential
streets and where appropriate on 2 -lane street improvements.
• Develop and implement a neighborhood traffic calming program
• Require sidewalk and landscape planters in front of all multi - family
developments
• Revise development regulations to create an incentive rather than
disincentive to share access roads that will serve proposed plats and
future adjacent platting
Goal 7.4 Neighborhood Development
Tukwila's residential neighborhoods have a high - quality, pedestrian
character with a variety of housing options for residents in all stages of life.
General Policies
7.4.1 Encourage resident identification with the neighborhood through physical
improvements and programs including neighborhood gathering spots, landmark
designation and improvement, and streetscape improvements.
7.4.2 Ensure that residential development reflects high design quality in harmony
with identified, valued natural and historic features.
Single - Family Residential Development Policies
7.4.3 Support single - family residential in -fill housing that is in harmony with the
existing neighborhood as a means of achieving adequate, affordable, and /or
diverse housing.
7.4.4 Encourage single - family residence design to foster a sense of safety and security.
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TUKWILA COMPREHENSIVE PLAN
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7.4.5 Develop neighborhood- specific single - family regulations that encourage compat-
ibility with the existing scale of residential structures in the neighborhood,
provide an appropriate relationship of lot area, building scale, and building
siting, and maintain a sense of community (e.g. mature trees, pedestrian scale,
sensitive transition between public and private spaces).
7.4.6 Support a residential rehabilitation program that provides assistance and
inducements for residents to upgrade and maintain safe, attractive homes and
yards.
7.4.7 Allow home occupations as accessory uses if they have a level of activity
compatible with single - family structures and residential neighborhood goals.
Implementation Strategies
■ Revise development regulations at the neighborhood level to reflect
the historic development patterns of neighborhoods and to develop
regulations that best fit the unique development characteristics of
neighborhoods.
• Develop a process for residents to participate in developing
regulations for individual neighborhoods.
• Revise code to maintain standard minimum lot size of 6,500 SF but
allow smaller lot areas subject to design standards that mitigate the
potential negative impacts of smaller lots.
• Review accessory dwelling unit standards to be considered standalone
units or units in attached garages in specific circumstances
• Allow rehabilitation or replacement of existing manufactured and
mobile homes
• Use site design to provide transition between public and private places
• Minimize building setbacks to facilitate neighborhood communication,
and friendly transition areas between street, sidewalks, and dwellings
• Encourage off - street parking and garage and carport standards that
reduce auto dominance, such as diminished garage requirements
and /or front yard setbacks for garages
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TUKWILA COMPREHENSIVE PLAN
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• Develop and implement a City assistance program to address
maintenance needs, regulatory revisions and provide technical
experience and financial assistance
• Provide funding and technical assistance for neighborhood tree
planting and pruning
• Improvements and additions shall meet current codes; minimize the
necessity to bring entire building up to code
• Revise code to allow home occupations in detached garages to support
the development of detached garages.
• Continue Code Enforcement efforts to ensure new development meets
City standards
Multi- Family Residential Development Policies
7.4.8 Support a multifamily residential rehabilitation program that provides
assistance and inducements to owners to upgrade and maintain safe, clean and
attractive facilities.
7.4.9 Support zoning densities that encourage redevelopment of existing multi - family
properties.
7.4.10 Ensure that all multi - family residential developments contribute to a strong
sense of community through site planning focused on neighborhood design
integration; building design architecturally linked with the surrounding
neighborhood and style; streetscapes that encourage pedestrian use and safe
transition to private spaces, with trees reducing the effects of large paved areas;
with recreational spaces and facilities on site; creative project design that
provides a diversity of housing types within adopted design criteria, standards,
and guidelines; and operational and management policies that ensure safe,
stable living environments.
Implementation �trateglesl Commented [LB71: Support of the Crime Free Housing
Program found in Roles and Responsibilities 15.1
■ Survey specific assistance needs
■ Establish a City- sponsored assistance program to address maintenance
needs, regulatory revisions, and provide technical experience and
financial assistance as appropriate
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M.
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
• Improvements and additions shall meet current codes; minimize the
necessity of bringing entire building up to code
• Develop right -size parking standards to encourage larger units and
fewer paved areas provided the standards meet demonstrated needs.
• Support and enhance Code Enforcement efforts to ensure new
development meets City standards
• Multi- family design criteria, standards and guidelines
• Amend the zoning code to encourage community vegetable gardens as
recreation space.
• Provide recreational space through on -site locations in new multi-
family developments.
• Explore amending the zoning code to allow densities that promote
redevelopment of aging multi - family properties
Goal 7.5 Neighborhood- Supportive Commercial Areas
Neighborhood- supportive commercial areas, including Residential
Commercial Centers, that bring small commercial concentrations into and
adjacent to existing residential neighborhoods to improve existing residential
areas while providing products and services to nearby residents.
7.5.1 Link commercial areas to residential areas within approximately one -
quarter -mile with high - quality non - motorized access facilities.
7.5.2 In neighborhood commercial developments, harmoniously reflect the scale
and architectural details of surrounding residential structures, and
encourage non - motorized access.
7.5.3 Employ appropriate design elements to blend in with the character of the
residential neighborhood.
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TUKWILA COMPREHENSIVE PLAN
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7.5.4 Encourage new construction rather than converting existing residential
structures to commercial uses.
7.5.5 Encourage neighborhood commercial structures to incorporate residential
units at medium densities.
17.5.61 Create a logical and harmonious division between commercial or industrial - Commented [LBS]: From Transportation CbornrTdors
uses and residential uses by using changes in topography and through
appropriate development standards, including street design.
17.5.71 Ensure appropriate structural transitions between commercial and , Commented [LB9]: From Transportation Corridors
residential zones.
Implementation Strategies
■ Zoning Code
■ Parking along the street front, behind or beside buildings
■ Multi- family and commercial design guidelines
Goa17.6 I Southcenter Boulevard
A corridor of low -rise offices, residences, with localized commercial uses at
major intersections all of which act as a buffer to the low- density residential
neighborhoods to the north.
7.6.1 Balance the competing concerns of uphill residents for maximum views and the
community -wide desire for contour - hugging design and angular lines of hillside
structures.
7.6.2 Require sloped roof lines along Southcenter Boulevard to imitate the local
topography and residential character.
7.6.3 Provide additional pedestrian connections between residential areas to the
north and Southcenter Blvd.
Implementation Strategies
■ Zoning Code
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14
Commented [LB10]: Moved from Transportation
Corridors to Neighborhood as a goal for buffering
residential from commercial /traffic.
Goal 7
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
■ Continue implementation of the Southcenter Plan
Noise Abatement
Residential neighborhoods are protected from undue noise impacts, in order
to ensure for all residents the continued use, enjoyment and value of their
homes, public facilities and recreation, and the outdoors.
Policies
7.7.1 Prevent community and environmental degradation by limiting noise levels
7.7.2 Discourage noise levels which are incompatible with current or planned land
uses, and discourage the introduction of new land uses into areas where existing
noise levels are incompatible with such land uses.
7.7.3 Require building contractors to limit their construction activities to those hours
of the day when nearby residents will not be unreasonably disturbed.
7.7.4 Discourage noise levels incompatible with residential neighborhoods.
Commented [LB11]: Consistent with CPP DP -36,
minimize /mitigate health impacts of M[C on residential
communities
17.7.51 Encourage the reduction of noise from Seattle- Tacoma International Airport and Commented [LB12]: Consistent with CPP DP -10, land use
King County Airport, by promoting the development of new or the retrofit and orts air
t° aeen
ad] - tp
- - - - - - - - - - - - - - - - - - - - -- - - - - -- - - - - - - - - - - - - - - - - - - - ------------------------------------------------------ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
modification of existing aircraft engines which are quieter, and operational
procedures that help reduce aircraft noise emission levels.
7.7.6 Work with the Port of Seattle, King County Airport and
the Federal Aviation Administration to promote the development and
implementation of airport operational procedures that will decrease the adverse
noise effects of airport operations on Tukwila and its residents.
7.7.7 Ensure that urbanization and development do not negatively impact current
neighborhood noise levels, and adhere to Environmental Protection Agency and
Federal Aviation Administration standards.
Implementation Strategies
■ Coordinate with the Washington Department of Transportation
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TUKWILA COMPREHENSIVE PLAN
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• Berming, landscaping, setbacks, tree planting
• Use building construction and siting methods to mitigate noise.
• Develop noise standards for home occupations.
• Lobby the Federal Aviation Administration (FAA) to develop and
implement airport operational procedures to reduce noise impacts.
• Coordinate with other jurisdictions surrounding airports to ensure
common purpose and implementation strategies.
■ Work with King County International Airport /Boeing Field to establish
an appropriate noise monitoring system, including better identification
of noisy flight events, counseling /education of pilots about quieter
flying techniques, flight patterns that avoid noise - sensitive areas and
other strategies.
■ Continue to implement and enforce Tukwila's Noise Code Commented [LS13]: TMC 8.22
■ Continue to work with Sound Transit and BNSF to reduce rail noise
and ensure it meets the Federal Transit Administration standards and
continue to work with the Port of Seattle to reduce airport operational
noise and ensure airport operational noise meets FAA standards
W: \Long Range Projects \2014 CompPlanUpdate \Residential Neighborhoods \Public Review \PC
Packet\ ResidentialN eighborhoods_PC_62 5 2015_clean.doc
6/9/2015
2015 -2031
50
16
Commented [SM14]: Noise level studies have been done
on light rail and airport noise and will continue (light rail
to meet FTP standards and Airport to meet FAA
standards)
Attachment D
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
RESIDENTIAL
NEIGHBORHOODS
WHAT YOU WILL FIND IN THIS CHAPTER:
• A focus on neighborhood sustainabilitV with an eVe towards preservation and
development of communitV-building amenities
• Recognition that the residential neighborhoods in Tul<wila each have historically
different development patterns and physical characteristics and in recognition of the
uniqueness, a move away from the one-size fits all approach to development
Tul<wila's residential population for the next twentV Vears.
This component of the Comprehensive Plan e4ablis4e-s-contains the goals and policies for
land use and development poll Gi,& �^ °�qf Tukwila's residential neighborhoods. It Y414-
serves as the basis for zoning and w44-p4ffpla a key role in the establishment-4
setting CitV Dolicy. development standards, design guidelines.--, and t4t-
44�*@stmentdis p�ayinvesting of public capital into neighborhood improvement projects.
This element focuses on land use and development of residential neighborhoods. Other
aspects of residential neighborhoods are found in other elements of the Comprehensive
2015-2031
51
TUKYVL& COMPREHENSIVE PLAN
Residential Neighborhoods
Plan, includina: Communitv Ima2e and Identi1y, Utilities, Transportation, and Parks,
Recreation, and ODen SDace (PROS).
Tukwila's residential neiahborhoods are 4i-, �'aeoaraDhic areas, some with distinct
boundaries such as waterways and freeways, and others with less obvious boundaries
based on time of annexation. -. Tubw8xx residential neighborhoods are « mix v[ smaller-lot
huilt-v oxidoutiaIx,oxx
and newer e*4*#*aea,oxx_
houses. characterized bylai-geF lets and R-&�more recent, larger New development iu
the �j c�k�t�z�� residential neighborhoods is-occurs primarily ��cfiD^tb,vu0bre-platting
*f-oxixtiug residential lots. This -ae4 often *h**�,oxul,siu lot orientation v, home sizes
that -existing development. HswuevsrJJuxt less than
fifty percent of Tukwila residents live in the single-family neighborhoods. The majority vf
residents reside iu apartment buildings and any significant increase iu
households will ho through the development vf multi-family units,
arrived, need to be heard
The design of public and private development can enhance v, inhibit this sense vf
community,y�Lhich is a key to maintaining and strengthening neighborhoods as Tukwila
grows. Without it, Tukwila's residential neighborhoods will lose many of their most valued
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
characteristics and the public investment will not achieve its goals. Standards to which
public facilities such as schools, parks, and streets are designed should support the
neighborhoods'
safet 'r Commented [SMl1: Strategic Plan, Goal 1 1
1 J
As infill continues throughout Tukwila, development regulations mav reduire revision to
ensure that they 4le- strengthen the sF 4 * wn -! character of Tukwila's neighborhoods,
support interaction
among neighbors, increase housing options, and eRsiiFe that -- z ri°^^^produce new
housing that enhances the existing neighborhoods. as Jn ii Gentinues thFougho ^t the—r;.
Although many choose to make Tukwila their long -term home. P494e ki Tukwila's
residents have become increasingly mobile over the past two decades. Short -term
residency, often called transiency, is not unique to Tukwila: however it may be felt more
strongly given the relatively small size of the City s residential population.
teFat;^„ Of ,a,�,.t^,- Previously. -the transiency of Tukwila's residential population has -
was attributed primarily to short -term rentals. However, the transiency of Tukwila's
economic security, and personal safet
2015 -2031
Commented [RF21: Pis explain why transiency is a
problem. For example, ... "When residents come and go
with frequency, they may feel less involved in the
community and its future. They tend to be less interested
in long -term property maintenance They may be less
likely to participate in neighborhood and school
activities, and are less involved in civic affairs.."
53
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
2015 -2031
54
m
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
ISSUES
In developing the policies to meet these goals, the following issues were
identified for Tukwilal:_
ful
Ideally, the built natural and social environments in neighborhoods combine to provide
on»ortunities for residents to interact, experience nature, env leisure and physical
activities, and to easily access food and other retail opportunities. However, many of
Tukwila's neighborhoods lack sidewalks and paths and other amenities such as retail and
services within walking distance. This limits residents' abilijY to joy their community,
and to get around without a motor vehicle.
Tukwila's current regulations onlyreduire the construction of sidewalks for short
plats /single - family development projects of 5 or more contiguous lots. Sometimes, this has
the inadvertent effect of discouragi, na maximum lot creation due to the increased cost of
infrastructure (i.e., developers may create 4 lots when they have enough land for 5).
Additionally, the Tukwila Community Center is not accessible without a motor vehicle to
most Tukwila neighborhoods. There is no transit service to the area and it is not within
walking or biking distance to most neighborhoods. There are very few other organized
recreational activities available to residents of Tukwila who lack access to a motor vehicle.
Commented [LB31: Condition moved to Housing as it
relates more to condition of housing stock. Connectivity
and Infill cover aspects of neighborhood
condition /quality.
2015 -2031
55
TUKYVL& COMPREHENSIVE PLAN
Residential Neighborhoods
regulatory tools Drovide DOSSible avenues to encourage COMDatible design without
&Wpavin-gundulv limiting development.
Commercially-zoned areas within and adjacent to residential neighborhoods Drovide the
ODDortunitv for residential support services to locate within walking and bicycling distance
to where DeQDle live. There are limited neighborhood-SUDDortive commercial areas in
Tukwila. Larger commercial areas, including Southcenter and business along Tukwila
International Boulevard, are located beyond walking or convenient bicycle distance for
many residents. A variejy of development regulations and incentives can helJ2 to l2romote
neighborhood-supportive commercial development that is in character with residential
development and can provide transitions from residential neighborhoods to larg�r
c mmercial and mixed-use areas.
Many residents choose to live in Tukwila for its convenient location and access to services
and amenities. This is underscored by the Ci1y's central location in the Puget Sound region.
as the aDDroximate midpoint between Seattle and Tacoma, 12roximily to major interstate
hiahways, and Droximijy to SeaTac International Airport. The challenge is to Dreserve this
access while buffering the neighborhoods from traffic and commercial encroachment to
enhance desirable communijy qualities.
GOALS AND POLICIES
These residential neighborhood land use goals are Tukwila's approach to sustaining and
improving residential neighborhoods and support continued development that allows
flexibility and predictability to meet the community's need and desires.
A land use pattern that encourages a strong sense of community by groUDing
compatible and mutually supportive uses and separating incompatible uses.
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
"r
7.1.1 Maintain a comprehensive land use ma» that supports the preservation and
enhancement of single - family and stable multi - family neighborhoods; eliminates
incompatible land uses: and clearly establishes applicable development
requirements through recognizable boundaries.
0
Implement the Strategic Plan
Continue to apply Development Regulations
Goal 7. Neighborhood Quality
Tukwila's -presidential neighborhoods have physical features that preserve
and strengthen neighborhood re "cn4all *ewnf 4 character. enhance
neighborhood quality, and foster a strong sense of community.
POLICIES
7.24-.1 Maximize neighborhood quality through City actions that help define the City
2015 -2031
Commented [RF51: Perhaps more specifically "Create a
new Comprehensive Plan map with broader land use
classifications "...or maybe "Create a new Comprehensive
Plan map with detailed land use classifications for
neighborhoods"
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
MPLEMENTATION STRATEGIES
2015 -2031
'Commented [RF61: Covered by strategy below.
•
Emphasize4seiqr public health and safety concerns in development
design
Commented [LB7]: Existing strategies (December 2008)
•
Mandate through the zoning code and design manuals high quality
public facility and private development design for neighborhood
Ualit
•
Continue a�°ri* developing and inlDlementing Drojects from 4
the Walk and Roll Plan and Safe Routes to School.
•Require
sidewalks adjacent to all new development or participation in
a no- protest LID withll all new residential development in specified
areas. ,...
-� Commented [SM81: if there is the will to do this!!!
•
Pursue a program to form neighborhood Local Improvement Districts
by nej glib 90, ^^a and other innovative funding sources for
construction of sidewalks.
•
Develop a right -of -way manual to provide clear direction to developers
on required improvements as infill development occurs
•
When possible, create flexible development standards to provide
creative solutions to infill challenges for short plats or smaller
developments when development meets or exceeds the goals
established by the code and neighborhood groups but may not exactly_
conform to the written standards.
•
ApDiv the tree code to require site design thate minimizes the removal
of significant trees.
•
r. mm;t Qt-. staff4n^ andCommit City resources to encourage and
facilitate neighborhood development groups and work parties for
neighborhoods
tan.da,.a� aria for neighborhoods interested in investing time into
�' h^ improvement »rojects such as clean -up events, up blic
space improvements, or strengthening social capital through
neighborhood meetings and social gatherings
Consider a small grant pram for neighborhood -based and led
improvement projects
2015 -2031
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
0 Explore zoning code updates to address sharing economy uses in
0 Implement the Strategic Plan, specifically Goal 1 C.
Continuing enhancement and revitalization of residential neighborhoods to
encourage long-term residency and environmental sustainabili1y
7.3.1 Utilize both City and non -City funding to direCtIV Dromote revitalization of
residential neighborhoods.
Commented [LB9]: Under current TMC, sharing economy
rentals (such as Airbnb) best fit under the "bed and
breakfast" conditional use. This may need to be updated
to better address vacation/short term rentals if/when
they become more prevalent in Tukwila
Commented [SM10]: Replacing Vitality with
Sustainability supports the Strategic Plan goal of
"maintenance, improvements, & diversity in the City's
housing stock." (Sense of Community covered in goal
7.4)
7.3.2 Decrease greenhouse gas emissions through land use strategies that promote a
mix of housing, employment, and services at densities sufficient to promote
walking, bicycling, transit and other alternatives to auto travel.) , [Commented [SM11]: Required by CPP policy DP-5 ...............
------------------------------------------------------------------------------------
2015-2031
-W%
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Where feasible, encourage multifamily housing to include space to
garden.
[-90
Commented [LB12] : Noise Abatement moved to 711
Commented [1`13]: This goal and its policies has been
moved from the Community Image element and
combined with Goal 7.4 and redeveloped into Goal
Neighborhood Sustainability
Commented [SM14]: Human Services Plan 2005, page 7
for strategies
Commented [1`15]: Front yards any shallower than the
current standard would not accommodate a car parked
in the driveway.
Commented [1`16]: Porches can be closer to the street
than the main house (18.10.060), fence height is limited
along street frontages (18.50.070)
. � l 'Commented [1`17]: Sidewalks are not required for
for streets ;n existing residential developments. existing lots or short plats of or fewer lots.
2015 -2031
•1
10
Commented [SM18]: Required under CPP; adopted
under Transportation Element 13.6.10
Commented [1`19]: Accessory units are permitted per
18 10 030 2 but design review is not required
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Commented [NG20]: Modified and moved to
Neighborhood Gathering Spots Goal
Commented [P21]: This is included in the Multi - Family
Design Guidelines
E .. .
M Design standaFds and guidelines
Commented [P22]: This is in the existing code but has
;t proven to be very difficult to enforce
2015 -2031 11
61
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
L 1 -7 A ry �+� r1 �. Commented [NG23]: Combined with Goal 1.6 which has
been moved here from Community Image.
Commented [NG24]: Delete this in favor of the almost
identical policy at 13.5.3.
Commented [NG25]: Move to 13.2
■ 4B Require sidewalk and landscape planter for both sides of
residential streets and where anprouriate on 2 -lane street
improvements.
9 Street design GF48FJa
■ 49-DevelOD and implement a neighborhood t -Traffic calming
program
Require sidewalk and landscape planters in front of all multi-
family developments
■ 8 p,-;,,,ih,F r t'e-s, -es (e.g, removal-
ef
street faGilitiess Commented [NG27]: Move to 13.2
Q tS;..h+� „£.�,�.> ;,- „»,,,•, -. ,•_mot;, -,� �1 - �,-a�1 �1 ;.., -, facet,,, -„� - Commented [NG28]: Addressed in the Transportation 1
element 1
vf�o :�v'.g�° ��„�.7 il�, -, �l v, l� ,�ta,•��.ra,- �v,v„- ,�.v„ -;�t�, �.,-_
Commented [SM29]: Combined with implementation
lane streetffn`pr�n� strategy listed above.
- --------------------------------------------------------------------------------------------------------------------
R
Commented [ SM30 ]: Combined with implementation
street design standar strategy listed above
Commented [NG31]: Move to 13.2
2015 -2031 12
62
2015 -2031
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
■
-M-Revise development regulations to create an incentive rather
than disincentive to share access roads that will serve proposed plats
Commented [RF371: Not quite sure what's intended
here Will the staffing and resources be given as a
reward or incentive to the neighborhoods that want to
nab-r ^mss
r —1— develop specific design standards?
13
Commented [NG381: Move this goal and all policies to
new Parks and Open Space element.
63
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
WMW
farm stan4s ,» vest , CA) A, —9 sites Gem—u—', A
gardens andur
Commented [SM40]: Moved to PROS chapter
2015 -2031 14
•,
TUKYVL& COMPREHENSIVE PLAN
Residential Neighborhoods
Goal 7.4-34 Neighborhood Development
Tukwi|o's residential neighborhoods have obkgb'ouoby*a*a*AAewn,
pedestrian character
sjagts of life.
General Policies
7.43-5.2 Encourage resident identification with the neighborhood through physical
improvements and programs including neighborhood gathering spots, landmark
designation and improvement, and xt,00txc«poimprovements.
7.4-3-52 Ensure that residential development reflects high design quality in harmony
with identified, valued natural and historic features.
Y!GH,4FeG iH eGRjHHePG14 4414 Me 64�' 6GHHPI'S GPPFGVG! 6� G H4 Commented [RF411: Addressed in TMC 18.46
Single-Family Residential Development Policies
7.4-3.3,64 Support single-family residential in-fill housing that ixiu harmony with the
existing neighborhood xxx means vf achieving adequate, affordable, and/or
diverse housing.
7�-3.144�; Encourage single-family residence design to foster a sense of safety and security.
7��54-.6 Dovovy single-family regulations
encourage compatibility with the existing scale of residential structures in the
2015-2031 1s
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
neighborhood, provide an appropriate relationship of lot area, building scale,
and building siting, and maintain a sense of community (e.g. mature trees,
pedestrian scale, sensitive transition between public and private spaces)._
7.43.64.7 Support a residential rehabilitation program that provides assistance and
inducements for residents to upgrade and maintain safe, attractive homes and
yards.
7.43.74 Allow home occupations as accessory uses if they have a level of activity
compatible with single - family structures and residential neighborhood goals.
IMPLEMENTATION STRATEGIES
Revise development regulations at the neighborhood level to reflect
the historic development patterns of neighborhoods and to develoJ
regulations that best fit the unique development characteristics of
neighborhoods.
■ Minimize building setbacks to facilitate neighborhood communication,
and friendly transition areas between street, sidewalks, and dwellings
Encourage off - street parking and garage and carport standards that
reduce auto dominance, such as diminished garage requirements commented [LS43]: Already codified in supplemental
and/or front yard setbacks for garages / Design standards, TMC 18.5o 050
Commented [VL44] This could be
■ nGeurage pitG1484� strengthened /clarified to specify specific means of
helping to achieve this strategy (e.g. diminished garage
requirements, more restrictive front -yard setbacks for
garages, etc.)
2015 -2031 16
••
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
■ Develop and implement a City assistance program to address
maintenance needs, regulatory revisions and provide technical
experience and financial assistance
— Provide fPunding and technical assistance for neighborhood tree
�plantin, , Commented [EB45]: Our experience is that people need
assistance with tree pruning
■
• Improvements and additions shall meet current codes; minimize the
necessity to bring entire building up to code
• Revise code to allow home occupations in detached garages to support
the development of detached garages. - commented [EB46]: should the goal be here to support
economic self sufficiency that allows residents to then
• Continue Code E €nforcement efforts to ensure new development maintain their housing?
meets City standards
Multi- Family Residential Development Policies
7.4 -3.8 Support a multifamily residential rehabilitation program that provides
assistance and inducements to owners to upgrade and maintain safe, clean and
attractive facilities.
7.4 -3.9 SUDDort zoning densities that encourage redevelopment of existing multi-family
perties.
7.4-3.114-.44-4-Ensure that all multi - family residential developments contribute to a strong
sense of community through site planning focused on neighborhood design
integration; building design architecturally linked with the surrounding
neighborhood and style; streetscapes that encourage pedestrian use and safe
transition to private spaces,-with trees reducing the effects of large paved areas;
with recreational spaces and facilities on site; creative project design that
provides a diversity of housing types within adopted design criteria, standards,
and guidelines; and operational and management policies that ensure safe,
stable living environments.
IMPLEMENTATION STRATEGIES
■ Survey ®f-specific assistance needs
2015 -2031 17
Commented [LB47]: Threshold too high -will stymie
development.
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
• Establish a City - sponsored assistance program to address maintenance
needs, regulatory revisions, and provide technical experience and
financial assistance as appropriate
• Limit financial assistance geneF,"y!JR4 eel to low- income households
or buildings serving low- income households
• Improvements and additions shall meet current codes; minimize the
necessity of bringing entire building up to code
• Deveion rRight -size parking standards to encourage larger units and
fewer paved areas provided the standards meet demonstrated
needs.
• r^�Sunnort and enhance Code Enforcement efforts to ensure new
development meets City standards
Neighborhood- suDaortive commercial areas. including Residential
Commercial Centers, that bring small commercial concentrations into and
adjacent to existing residential neighborhoods to improve existing residential
areas while providing products and services to nearby residents.
7.54.144414—Link commercial areas to residential areas within approximately one -
quarter -mile with high - quality non - motorized access facilities.
2015 -2031 18
•:
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
7.54.232 ®In neighborhood commercial developments, harmoniously reflect the scale
and architectural details of surrounding residential structures, and
encourage non - motorized access.
7.54.3 Employ ap»riate design elements to blend in with the character of the
residential neighborhood.
7.5 -9.4 Encourage new construction rather than the G^ri ^eFs�en gconvertina
existina residential structures to commercial uses.
7.54.5444-3 Encourage neighborhood commercial structures to incorporate residential
units at medium densities.
r>gr ��7
r s�s�r
7.54.644 Create a logical and harmonious division between commercial or industrial
4ses and residential uses by using changes in topographv and through
aDDropriate development standards, including street design. - Commented [LB48]: From Transportation Corridors
7.54.7 Ensure appropriate structural transitions between commercial and
residential zones. Commented [LB49.: From Transportation Corridors
.. . . . . . . . . . . . . . . . . ... .. ... ...... . . . . . . . . . . .... .. ... ..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......................
Parking along the street front, behind or beside buildings
{ A A #.
I 990M
7.64.1444 Balance the competing concerns of uphill residents for maximum views and
the community -wide desire for contour - hugging design and angular lines of
hillside structures.
7.64.2 Require sloped roof lines along Southcenter Boulevard to imitate the local
topography and residential character.
2015 -2031
19
Commented [MCB501: Moved to Neighborhood as a goal
for buffering residential from commercial /traffic.
Commented [LB5111501: From Transportation Corridors
e
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
7.6 &.3 Provide additional pedestrian connections between residential areas to the
north and Southcenter Blvd.
II'm]aR ;im l0krn1us]0n1,r1rrxCj i
2015 -2031
70
Continue implementation of the Southcenter Plan
qF
20
Commented [LB52]: Removed as policies have been
codified in TMC 18.20, including development
regulations and design criteria
TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
..
0.5 Floor Area Ratio "FAR" "not to include basement in ealculating VA D)l Commented [NG53]: This is too restrictive to encourage
redevelopment.
Goal 7.744 Noise Abatement
Residential neighborhoods are protected from undue noise impacts, in order
to ensure for all residents the continued use, enjoyment and value of their
homes, public facilities and recreation, and the outdoors.
Policies
7.744.1 Prevent community and environmental degradation by limiting noise levels.
7.744.2 Discourage noise levels which are incompatible with current or planned land
uses, and discourage the introduction of new land uses into areas where existing
noise levels are incompatible with such land uses.
7.744.3 Require building contractors to limit their construction activities to those hours
of the day when nearby residents will not be unreasonably disturbed.
7.744.4 Discourage noise levels incompatible with residential neighborhoods.
7.744.5 Encourage the reduction of noise from Seattle- Tacoma International Airport and
King County Airport, by promoting the development of new or the retrofit and
modification of existing aircraft engines which are quieter, and operational
procedures that help reduce aircraft noise emission �evels.
Commented [LB54]: Consistent with CPP DP -36,
minimize /mitigate health impacts of M[C on residential
communities
7.7 -14.6 Work with the Port of Seattle, King County Airport and commented [LB55]: Consistentwith CPP Dp -10, land use
the Federal Aviation Administration to promote the development and adjacent to airports
-----------------------------------------------------------------------------------------------------------------------
implementation of airport operational procedures that will decrease the adverse
noise effects of airport operations on Tukwila and its residents.
7.744.7 Ensure that urbanization and development do not negatively impact current
neighborhood noise levels, Environmental . Protection .A enc . and Federal
Aviation Administration standards.
2015 -2031
21
71
TUKWILA COMPREHENSIVE PLAN
IMPLEMENTATION STRATEGIES
2015 -2031
72
Residential Neighborhoods
• Coordinate with the Washington Department of Transportation
• Berming, landscaping, setbacks, tree planting
• Use b -guilding construction and siting methods to mitigate noise.
• Develop noise standards for 44home occupations °tand 4G.
• Lobby' the Federal Aviation Administration to develop and
implement airport operational procedures to reduce noise impacts.
• Coordinate with other jurisdictions surrounding airports to ensure
common purpose and implementation strategies.
■ Work with King County International Airport /Boeing Field to establish
an appropriate noise monitoring system, including better identification
of noisy flight events, counseling /education of pilots about quieter
flying techniques, flight patterns that avoid noise - sensitive areas and
other strategies.
■ Continue appli Gat; 9n and enfeizGemeRt ^f Gi*�to im»lement and
enforce Tukwila's N -noise Code
■ Continue to work with Sound Transit and BNSF to reduce rail noise
and ensure it meets the Federal Transit Administration standards and
continue to work with the Port 4y-2f Seattle to reduce airport
operational noise and ensure airport operational noise meets FAA
standards
22
Commented [SM56]: Noise level studies have been done
on light rail and airport noise and will continue (light rail
to meet FTP standards and Airport to meet FAA
standards)
Commented [RF57]: The preceding strategy talks about
applying and enforcing the noise code. If this is
something different, please describe. If it's the same,
delete.