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Home My WebLink AboutPermit PL13-0051 - L13-0055 - L13-0061 CITY OF TUKWILA - 2014 COMPREHENSIVE PLAN UPDATE2014 COMPREHENSIVE ZONE DEVELOPMENT CITYWIDE P L13-0051 E14-0011 CHECKLIST E14-0012 ADDENDUM E15-0009 ADDENDUM L13-0052 PLAN/ZONE L13-0053 COMP PLAN AMEND L13-0054 COMP PLAN AMEND L13-0055 COMP PLAN AMEND L13-0059 COMP PLAN AMEND L13-0060 COMP PLAN AMEND L13-0061 COMP PLAN AMEND L14-0033 COMP PLAN AMEND L14-0049 REZONE L15-0017 REZONE L13-0055 COMP PLAN AMEND HEARING DATE: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared June 10, 2014 June 26, 2014 FILE NUMBERS: PL13-0051-2015 Comprehensive Plan Update L14-0033 Parks, Recreation and Open Space L13-0055 Roles and Responsibilities L13-0062 Community Image and Identity APPLICANT: City of Tukwila REQUEST: 2015 Comprehensive Plan Update—The Planning Commission will hold a public hearing on a new proposed Parks, Recreation and Open Space (PROS) Element, and proposed amendments to the Roles and Responsibilities, and Community Image and Identity Elements 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 was published in the Seattle Times on June 12, 2014 and posted on the City of Tukwila website on June 17, 2014 SEPA DETERMINATION: An environmental determination will be issued prior to City Council consideration in the fourth quarter of 2014. STAFF: Rebecca Fox, Senior Planner ATTACHMENTS: A. Parks, Recreation and Open Space (PROS) 1. Proposed PROS Element 2. PROS Background Report B. Community Image and Identity 1. Proposed Community Image and Identity Element (Clean Copy) 2. Proposed Community Image and Identity Element (Strikeout/Underline) 3. Comments received on the Preliminary Draft from: SeaTac- Tukwila Food Innovation Network; Urban Food Link; and Forterra C. Roles and Responsibilities 1. Proposed Roles and Responsibilities Element (Clean Copy) 2. Proposed Roles and Responsibilities Element (Strikeout/Underline) RF Pagel of 5 12/27/2019 C:\Users\DCD-Admin\Downloads\1--STAFF REPORT --6.26.14-- HEARING.docx 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 2014 Comprehensive Plan Amendments Staff Report: L14-0033, L13-0055, L13-0062 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. By June 30, 2015, the City of Tukwila is required to complete a periodic review and update of its Comprehensive Plan. Tukwila is undertaking 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 (6/11), and the goals and policies in the Shoreline element (8/11). In 2013, the Capital Facilities, Utilities, Natural Environment, Southcenter/Urban Center, Shoreline element supporting text and Transportation elements were updated. In 2014 through June 30, 2015, updates to the remaining elements including PROS, Roles and Responsibilities, Community Image and Identity, Economic Development, Tukwila South, Housing, Residential Neighborhoods, and Transportation Corridors will be completed. OUTREACH During 2014, City staff are making 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 housing, access to healthy food and small businesses. During their one-on-one survey conversations, the Connectors invited community members to attend one of two Community Conversation meetings. The two meetings had a combined record attendance of approximately 180 community members. At the evening meeting, eight language groups were represented and fourteen interpreters worked to keep everyone involved in the discussion. At the Community Conversation meetings, staff used a variety of techniques to engage the public and gather input. These included using a visual preference survey of housing, asking each person to stand up and say their name and give a word that described Tukwila and then gathering in small groups to talk about community priorities, neighborhood quality and ways to promote healthy living. This input is being used to develop policies and strategies for the remaining elements of the Comprehensive Plan update. RF Page 2 of 5 12/27/2019 C:\Users\DCD-Admin\Downloads\1--STAFF REPORT --6.26.14-- HEARING.docx 2014 Comprehensive Plan Amendments Staff Report: L14 -0033,L13 -0055,L13-0062 We continue to use Planning Commission and City Council hearings, mailings, City website, print publications, and community events to receive public comments and to inform the public about the Comprehensive Plan update. REVIEW PROCESS A work session on a new PROS element, and proposed changes to the current Roles and Responsibilities and Community Image and Identity elements will be held on June 24, 2014. Staff will review the proposed elements with the Commission, concentrating on changes. There will be a public hearing on June 26, 2014 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. During the course of the update work, we anticipate that the type of materials provided will be largely consistent for each individual element. Planning Commission review for each element will include a work session and a public hearing. The City Council will hold its review and take action only after it receives the Planning Commission's recommendations for all the elements, because the Growth Management Act allows the Comprehensive Plan to be amended no more than once each year unless there is an emergency. We expect that all the remaining elements will be reviewed during 2014, and adopted before the June 30, 2015 deadline. 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 Parks, Recreation and Open Space Element: The proposed policy changes will serve as the city's first Comprehensive Plan element dedicated to the parks, recreation and open space system. These policies are based on the City's recently adopted Parks, Recreation and Open Space Plan. Specifically, the proposed element will: Relocate and consolidate parks, recreation and open space -related goals and policies from other Comprehensive Plan elements into a single and specific element related to the parks, recreation and open space system; Provide clear and cohesive policies to guide the orderly development of the parks, recreation and open space system; Address the physical capacity for additional recreation facilities in existing park lands. RF Page 3 of 5 12/27/2019 C:\Users\DCD-Admin\Downloads\1--STAFF REPORT --6.26.14-- HEARING.docx 2014 Comprehensive Plan Amendments Staff Report: L14-0033, L13-0055, L13-0062 ■ Build on the citywide vision identified in the City's Strategic Plan; ■ Address the key parks and recreation needs identified by the public, including: a. Improving nearby access to park land and recreation opportunities, calling for linkages among streets, trails and parks; b. Creating safe and inviting spaces and more connected parks and facilities to strengthen neighborhoods, community identity and economic vitality; and C. Fostering a common sense of ownership by encouraging parks and programs that foster social interaction, gathering and use of the city's park and recreation system. ■ Embrace the diversity of the city by encouraging interpretation, design and public programs and services. ■ Support the plans, policies, projects and programs that will increase access to parks and recreation opportunities in the Southcenter/Tukwila Urban Center, Tukwila South and Tukwila International Boulevard areas. ■ Support healthy lifestyles, play and learning through a variety of park and recreation facilities and programs. ■ Encourage environmentally -sustainable practices. Community Image and Identity Element: This element addresses a variety of topics that fall broadly under the "sense of place"/community image/community identity category. The current element touches upon historic preservation, city boundaries, residential areas, commercial areas, transportation corridors, Tukwila urban center, open space and parks, and urban forestry as they relate to the appearance or impression a community presents to its residents, visitors and workers. The proposed policies and implementation strategies reflect updates to other Comprehensive Plan elements, and incorporate community priorities expressed in the Strategic Plan, and through Community Conversations meetings. Policy changes include: ■ Relocate parks and open space goals and policies to the new Parks, Recreation and Open Space element; ■ Delete Tukwila Urban Center goal and policy as this topic is now addressed in its own element; ■ Add selected policies pertaining to historic preservation, business districts and parking standards from the Transportation Corridors element; ■ Move Urban forestry policies to the Natural Environment element (addressed during the 2013 Comprehensive Plan update); ■ Add policies that embrace cultural diversity; ■ Add policies that encourage taking proactive steps to establish a positive image for Tukwila; and ■ Add policies that promote healthy living and access to nutritious food. Roles and Responsibilities Element: This element focuses on the social, rather than the physical, environment. It recognizes problems and offers solutions to ensure basic needs are met, safety and security provided for, and that communication is extensive and clear. It also acknowledges Tukwila's involvement in regional issues and partnerships. The proposed changes primarily update, reorganize, consolidate and/or clarify existing RF Page 4 of 5 12/27/2019 C:\Users\DCD-Admin\Downloads\1--STAFF REPORT --6.26.14-- HEARING.docx 2014 Comprehensive Plan Amendments Staff Report: L14-0033, L13-0055, L13-0062 policies and implementation strategies. Issue statements that preview the policies have been added Policies are revised to align them with priorities identified in Tukwila's Strategic Plan (2012), with added consideration of communication to diverse community with the goal of increasing involvement. Policy changes include: ■ Emphasize effective partnerships both across City departments and with a range of organizations to meet community needs; ■ Enhance policies relating to emergency management planning; ■ Broaden policies that relate to safety and security to include long-term environmental security; ■ Add flood management policies previously found in the Utilities element; ■ Emphasize increasing communication and engagement by using new techniques to build meaningful connections between the City and the diverse communities that make up Tukwila; ■ Provide the public with greater access to information by increasing the City's cultural and linguistic competency in the way it does business; and ■ Emphasize the benefits of regional collaboration to Tukwila. MATERIALS AND FORMAT The packet contains: 1. A "clean," edited version of each element that shows all the proposed additions and deletions from the strikeout/underline version; 2. A complete strikeout/underline version of the Community Image and Identity, and Roles and Responsibilities elements with all language that has been added to and/or deleted from the "base" of the current Comprehensive Plan element. This version shows the rationale for proposed changes, and lets the reader follow the revision process. Revised language is shown in a variety of colors as a number of staff reviewed and edited each element. Comments and additions reflect staff review. There is no strikeout/underline version for the Parks, Recreation and Open Space element since it is completely new. 3. A Background Report (PROS element) that provides additional supporting information for the element and the goals and policies. 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 Parks, Recreation and Open Space, Roles and Responsibilities, and Community Image and Identity Elements, develop Planning Commission recommended versions of the elements and forward them to the City Council for final action. RF Page 5 of 5 12/27/2019 C:\Users\DCD-Admin\Downloads\1--STAFF REPORT --6.26.14-- HEARING.docx TUKWILA COMPREHENSIVE PLAN ROLES AND RESPONSIBILITIES PURPOSE The ether taloments of th;s The Comprehensive Plan --focuses on the natural and built environments, wheve for which the City has a mandated and historic responsibility. Most Comprehensive Plan Theo pr -erasing goals and policies are concerned with how land is are used and protected and the extent to which the physical environment and design promotes positive human interaction, mobility, and a sense of community. However- the City of Tukwila ansa its citizen- recognise the role marl impertance of in,aividuals, the amfily, businesses, big meat andpublic o nations in - maintaining a nmaint-aining-a safe, secure, and successful community. By contrast. tThe Roles and Responsibilities Element deals with the social environment. It aims . and to relate the goals and policies described elsewhere in the Plan to the City's gealvision of compassion and support, responsibility and involvement, and education and organization that -are is essential to a viable -safe, secure and successful community_. it recognizes the impertan,.e of the inrliarirlaaal and the neem to provide for- and support individuals, families, and organizations,-and,therefore, tchac_ planning is not just fes the bream c 'city well being haat for inraivi. dal .,ell being as amara Baa.. a,a�a , The ['"'s vision is for more than just well planned and functional facilitieses• it ev*e.-1 ns to the people of the nommaanity and the' a relatio'ashipswith each other and the environment-, nataaral 'arl both a man-made. The goal d d'c'es of this lament 1 t tb The v xi c i cv-vrcrri�-i-r�-nzcn element lay of an approach to defining the roles and responsibilities a.vaaaYvaac.a-a Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 1 TUKWILA COMPREHENSIVE PLAN This element is about the roles Tukwila serves and its responsibilities toward the community: recognize and solve problems to ensure that basic needs are met provide for safety and security, communicate broadly and with clarity, reach out to diverse communities to increase engagement by all residents, and realize Tukwila's role in the region. ISSU A Firm Foundation for All The City's commitment, articulated in its Mission Statement and Strategic Plan, is to provide superior services that support a safe, inviting, and healthy environment for all Tukwila's residents, businesses and guests. Despite the region's wealth and the ongoing investments in public and human services, inequity persists and in some cases has expanded. Historical data have consistently revealed disparities in social, educational, health and economic outcomes based on race, income, and other factors. Tukwila's community, similar to other South King County cities, has experienced lower incomes, less educational attainment, higher rates of chronic disease and morbidity and a higher percentage of residents needing human services assistance. Tukwila's high numbers of immigrants, refugees and their children may struggle as they seek employment, services or when in the classroom, trying to learn English while receiving limited support for their home language and culture. Long-time residents, including minorities, seniors, adults and families, may face challenges in meeting basic needs. Commented [RFI]: Subsections have been added to provide a short narrative background for policies and implementation strategies that follow. Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 2 TUKWILA COMPREHENSIVE PLAN To accomplish the goals and vision of the Strategic Plan and Comprehensive Plan will require both City services and an emphasis on partnering and collaboration to meet human services needs. Assisting and supporting residents to meet basic needs and in skills will enable them ultimately to engage more fully in the life of the City. Safety and �ecurlt : • Commented [RF2]: Captures a broad message of safety and ................................................. --.......................... ---•-...................................... security including Police and Emergency Management Perceived or actual lack of safety and security can hinder both individual and community development and feelings of well-being_ while enhancing the overall sense of safety and security. Security also extends to emergency planning for natural and manmade emergency events, such as earthquakes, terrorism or the effects of climate change. Strategies that enhance public safety and security will ultimately strengthen the community. Communication and Involvement Meetings at City Hall, printed mailings and website articles have been commonly -utilized means tools to inform citizens about issues and events, and solicit their opinions and involvement in City affairs. While these tools are effective with some people, we recognize the need to adopt a broader approach to communications in Tukwila. Although some Tukwila residents may choose to be involved in City activities. other Tukwila residents may not be involved or represented due to cultural differences, language issues, age, economic status, lack of time or awareness. Diverse communities may require non-traditional methods of communication and engagement. City processes and regulations that seem confusing and difficult for the public may present an additional obstacle to clear communication and engagement between the community and the City. A key challenge is developing communication tools, and that are clear, effective, appropriate so that all residents are aware Commented [RF3]: TPD's focus on crime reduction and prevention per its Crime Reduction Initiative and Strategic Plan 9esefgber-299BComprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 3 TUKWILA COMPREHENSIVE PLAN of and can choose to participate in the processes and decisions that affect them. Communication within and across City departments is crucial for developing a coordinated approach to problem solving_ Regional Opportunity and Role Many issues that the City faces are not exclusive to Tukwila, but are ,prevalent throughout the region. Sitting at various regional tables can both drive and support policy and strategy that affects Tukwila. The City benefits from engaging in regional partnerships in order to achieve its long-term goals. For example, the City's Human Services Department has lon& engaged with other cities and King Count to craft more efficient ways to plan and deliver services, and provide strategic direction about how the County allocates federal, state and county funds to support housing and community development activities. EmergencX Management staff participate in maintaining the Regional Catastrophic plan so that resources can be shared and efficiencies gained. Community Development staff are involved with interjurisdictional groups to develop and share policies and standards. GOALS AND IPOLICIE Goal 15.1 Commented [RF4]: Policies have been rearranged for clarity according to issue topics. Implementation strategies are grouped at the end of each policy section r Provide a high erform]ng�service- ---------------------- and --------------------esults---------------------------oriented Commented [RFS]: Strategic Plan Goal 4 ------------------------------------- government that works with citizens, a -n4 citizens groups, institutions and service providers to recognize and solve problems within the community. Oppombor Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 4 TUKWILA COMPREHENSIVE PLAN FIRM FOUNDATION POLICIESPowoEs ,1-544 Ensure .F equeRt an.open nnmm4iicatien -as-in eneratrninS principle in all affairs nfthe�(`;t.>I Commented[RF6]:Policiesrelocatedforclarityw/in the ........................................... element. dl P CMENTATION STRATEGIES 11 gayly public notification of land use applications 0Provide opportunities for- all comm„r," members to be inf rw,eid of local government issues activities and events t vblear a rell_rlocn,pented administrative processes 1 1 7 Ence„rage community organizatiens (DTA cl 1. -5.�...,�,.......,..b....v.a....�...��• vabuaaac.ucz � s_ , corY mun" clubs youth sports clubs etc i that highlight a.vaa as azza-a > > sern>ice and respond to issues and �n eeld s�, Commented[RF7]: This policy relocated w/in the element 15.131 r—ear-aImplement the -human services strategic approach and program phaa that- Tukwila ha Tukwila residents, by providing high-quality services and volunteers anid o„tsiide resources for nrehlem solving, festers interagency cooperation and effectiveness prem�s i Y n.d suppnrts all of awareness, t.aal.J Jr LIIt.t— the following individual Sur -viva! (l,aSur-viva!c emergenc,> needs for fno`d and ety shell xr4& net for urgent and basic needs — Positive and healthy re.,��rrelationships ref'uG and early inte,-,>ention to reduce f,lt„re n pals and promote increasing independenee) Commented [RFS]: Needs updated to reflect Human Services priorities. Solid foundation concept reflects Strategic Plan Goal 2 Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 5 TUKWILA COMPREHENSIVE PLAN — Support for self-sufficiency — Information referral Rehabilitati Em (treatment for - individual and family pr-oblems4 15.1.2 Enhance and encourage effective partnerships across City departments ity and with providers to meet communneeds.I Commented [RF9]: Strategic Plan Goal 2 B 15.1.43 Ensure that land use, urban design, transportation a4W- ^ir^ren-, economic development and other policies, plans and projects in Tukwila consider human servicesCommented RF10 :Humanservicesfocusadded and benefit existing and future populations in an equitable manner. 15.1.44 Effer*^ should he made to Ppromote health, safety, and the quality of life through responsive and responsible invest- ment of public funds toward social and human kervice4------------� Commented [RFll]: New policy made by splitting Polity -` 15.1.4 IMPLEMENTATION STRATEGIES ■ Disseminate information on local and regional human services programs ■ Work collaboratively with local partners to ensure that human services are accessible. This could include co - location of services within organizations i.e. providing contracted services in the Tukwila School District or Commented [RF12]: Language reflects federal verbiage changes and usage within the region Commented [RF13]: Strategic Plan Goal 2B Commented [RF14]: Suggested in Strategic Plan 9eseMber 2098Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 6 TUKWILA COMPREHENSIVE PLAN ■ Strengthen and enhance informal supports and networks that help individuals and families to access resources, connect to jobs and other social and financial support. Commented [RF15]: Strategic Plan Goal 2.8.1 healthier students and families. ■ Expand programs, such as class room visits by City staff, and the Tukwila City of Opportunity scholarship, that support students and recognize Tukwila students' excellence. f l;stablish and maintain parrnerships with Tukwila and Highline School Districts, college and technical schools. Small Business Administration, and micro -enterprise support groups to provide employment readiness and related services. ■ Facilitate connections among educators. service Commented [RF16]: Strategic Plan Goal 2B.2 9 Seek strategies and ineent-ive plan Consider examples and models for public/private partnerships that will promote the development of fie -needed services and facilities, such as childcareand similar seFvkes, social service and medical e€fic-esfacilitiespubl-ie recreational uses, -housing, healthy food options and community facilities. SAFETY AND SECURITY Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 7 TUKWILA COMPREHENSIVE PLAN POLICIES 15.1.-S6 Foster an environment of safety and sec„rit�, for those who live in, work in, and visit Tukwila, through a broad and N d11ADd RMENTATION '� w��i�ii�wwww guidelines that for crime prevention implement defensible space N d11ADd RMENTATION STRATEGIES I—n. Design Design principles guidelines that for crime prevention implement defensible space M_ Com_mumit,r_ YF eg am) [A Qtizens' tack oriented policing force plan (ort block Watch n Uahee satellite n rs dueation 9 Housing weatheriza*ion MT„lc wila c M 2tvic4t enforcement M T-4n,.ila crime center-, prertrams, h sucas and e_F ee multifamily of health fFee hotel /matel D A l? 1r and personal safety rehabilitation programs program & safety cordes program 15.1.6 Maintain and update asnecessar-yrequired. a city-wide Services Plan (CEMP) and program. — Establishes a comprehensive all -hazards approach to incident management: Commented [RF17]: Strategic Plan Goal 1.13 Commented [RF18]: Addresses both crime prevention/ 're and Emergency Management to !I broaden concept of safety Commented [RF19]: Consistent with Emergency Services plan and State requirement December-2988Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 8 TUKWILA COMPREHENSIVE PLAN Ensures ongoing operation and continuity of Cit,} government: Uses the National Incident Management System NIMS — Serves to inform and educate City employees and the community about emergency preparedness measures for all hazards, including flood and climate -related emergencies: aid — Effectively utilizes all -available equipment aiia- manpower resources from all Police, Fireand Ather City departments, other- ^mer -gene and mutual aid partners aid providers and agencies, s wellas private mutual ^i,] r ^^, in an adequate and timely response to emergency situations, and: — Addresses emergency preparedness for those with access and functional needs, coordinating a broad range of stakeholders to improve planning and responsive service jmplementation Stpatebi^- P Emergency SeFviees -P]-;;n- Emergency Operations rent^r � crscrrc�-vP Operations rzs�, crrccr MEdueationpre ams, such -ear ]'^cr quaake preparedness 4-2415.1.7 Continue to meet or exceed federal minimum standards for the National Flood Insurance Program to better protect public health and safety and to achieve flood insurance premium discounts. 12.1.1915.1.8 Ensure the City of Tukwila's continued participation in the National Flood Insurance Program through periodic review Commented [RF20]: Moved from Utilities Element to supplement emergency services planning polity. 8eseMber- 289gComprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 9 TUKWILA COMPREHENSIVE PLAN and updating of flood plain management standards and the flood zone construction permit process. 15.1.9 Encourage long-term community environmental security by supporting and implementing the U.S. Conference of Mayor's Climate Protection Agreement, climate pledges and commitments undertaken by the City, and other multi -jurisdictional efforts to reduce greenhouse gas emissions, address climate change, and 15.1.10. Lead by example to establish policy decisions and priorities, design programs and facilities that consider long= IMPLEMENTATION STRATEGIES Use design guidelines that implement environmental Commented [RF21]: Moved from Utilities Element. Implemented by TMC 16.52. Once updated flood maps are released, Tukwila will develop a flood zone construction Commented [RF22]: New policy supports a longer-term view of emergency planning to include the developing climate change issues and impacts. Commented [RF23]: New policy supports a longer -tern view of emergency planning to include the developing climate change issues and impacts. Commented [RF24]: TPD Crime Prevention unit does this throueh OPTED review of buildine plans o Engage businesses and residents in ,preventing crime and preparing forlemergencies� Commented [RF25]:Strategic PlanGoall.B.3 :i Support and advance community -oriented policing (e.g. block watch program, National Night Out Against Crime, Citizen's Academy), ci Adapt and expand crime prevention, emergency education and personal safety programs to reach diverse populations and to be culturally appropriate. Commented [RF26]: Strategic Plan LBA Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 10 TUKWILA COMPREHENSIVE PLAN o Establish and operate Citizen's community policing task Commented [RF27]: Communityoriented!�9 established per TMC 2.39 ❑ Use police satellite centers to strengthen ties with the community. D Continue to fund housing weatherization and rehabilitation programs. n Support Tukwila's crime -free multi-familyprogram. u Support and enhance strict enforcement of health & safety codes. u Support Tukwila crime -free hotel/motel brogram-� Commented [RF28]: Crime -five hotel and motel regulated ---------•-•••-•-----='- per TMC 5.60 (Business Licenses) Q Implement Emergency Services Plan. Commented [RF29]: Strategy to use centralized emergency operations center has been achieved, and hence, deleted. Currently in effect o Offer accessible emergency education programs and workshops in topics such as earthquake preparedness, that increase public safety, and strengthen ties between the City and the community. ❑ Promote community awareness. responsibility. and participation in sustainability efforts through public outreach programs and other opportunities for change. Serve as catalyst and facilitator for partnerships to leverage change in the broader community. o Continue City-wide training and awareness to increase cultural competency to better engage with Tukwila's diverse population. Adapt and expand crime prevention, emergency education and personal safety programs to reach diverse populations and to be culturally appropriate. Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 11 TUKWILA COMPREHENSIVE PLAN 171 Use strategies such as Community Connectors and culture -specific materials that connect directly with diverse communities to provide crime prevention and emergency planning, information and training. ities concernina public kafetvl Commented [RF30]: strategic Plan 1.13.3 E. Develop long-term partnerships and improved communication among residents, businesses, schools, social service organizations, Tukwila police department. Commented [RF31]: Prior polity, now implementation COMMUNICATION AND ENGAGEMENT POLICIES 15.1.11 lie Use frequent and open communication and collaboration as an operating principle in all affairs of the Commented [RF32]: Policy relocated from different section in element 15.1.12 Improve the City's ability to build trust and work with all members of the community. P41 -21 F -A4- 'NTATiON STRATEGIES [A gar-ly pub -lir Ratification of lnnii use apps atienc 9 Pr-eyide opportunities far- all community meml-erc to he informed of local government issues, aetivities and events 9 ('leer well_rlen»menterl administrative processes Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 12 TUKWILA COMPREHENSIVE PLAN 15.1.713 The Qty will Ddesign and implement processes and programs veto be user-friendly for the public and efficient for City staff. 15.1.14 Broaden the City's outreach and communications toolkit to 15.1.815 Strengthen the Citv's ability to engage with diverse populations within the community, particularly those that do not participate in traditional formats, by using a variety of participation techniques '^^^rt,,; ,o *>,^ a;., ^^ population • .itL.;r. ithle ^^mm itr• and • se a variety of n^rti^i„ ,t;^„ to^i4R*u s to reach all segments of the population, where appropriate, at a suitable level of involvement and effort for the issue at hand. 15.1.16 Build meaningful connections between the City and the diverse communities that make up the broader Tukwila Commented [RF33]: Strategic Plan 5.A.1 Commented [RF34]: New policy—Strategic Plan Goal S.B.2 15.1.17 Encourage community organizations (school groups, service clubs, community clubs, youth sports clubs. etc.) that highlight service and respond to issues and beedsl Commented [RF35]: Relocated w/in element 15.1.91E Use the skills of community members in appropriate paid and volunteer tasks and programs. De 008Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 13 TUKWILA COMPREHENSIVE PLAN 15.1.919 Encourage the participation of dedicated, community - oriented volunteers on City Boards and Commissions; aiming for a broad and balanced representation of members from the entire community. of men, women and miner-ities ITARI CTACTITATION STRATEGICS IMPLEMENTATION STRATEGIES Develop and use clear, well-documented administrative and permitting processes. Provide timely and effective public notification of City - actions (i.e. meetings, land use applications, etc.)to encourage early and meaningful public participation. Use technology to make it easier for residents and businesses to interact and do business with the City (i.e. permit applications, development review, etc.). i Conduct periodic and comprehensive review and update of the Tukwila Municipal Code and administrative policies to clarify intent, address changed conditions and eliminate contradictions. Develop regulations and programs that are easy to understand for all citizens and businesses. Ii Support and advance clear, consistent code enforcement activities. D Provide innovative opportunities for all community members to be informed of and involved in local government issues, activities and events. OppAmbAr Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 14 TUKWILA COMPREHENSIVE PLAN Embrace the community's cultural diversity, and use cultural resources to promote cross-cultural awareness and explore differing points of view. Formatted: Indent: Left: 0.75", Hanging: 0.25", Space After: 0 pt, Une spacing: single Commented [RF36]: Strategic Plan Goal 5. A.2 Adopt engagement strategies, such as Community "" Formatted: Indent: Left: 0.75", Hanging: 0.19", Space After: 0 pt, Une spacing: single Conversations and Council Chats, that bring City staff and '} Use and expand the capability to connect regularly on various issues with diverse communities and groups via Community Connectors or a similar mechanism. c Develop a comprehensive communications plan that considers all aspects of communication with the public. a Prioritize upgrading and expanding the City of Tukwila's greater ease of use and clarity. Provide expanded language capability in City communications: o Translate key elements of the City of Tukwila website and other materials into the City's most common non-English languages as appropriate: oMake interpreters readily available in conducting City business. Commented [RF37]: Strategic Plan S.A.2 Commented [RF38]: Social media and other developing technologies essential for effective Emergency Management Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 15 TUKWILA COMPREHENSIVE PLAN Commented [RF39]: Delete. These functions are addressed through development review and permitting process, code enforcement, hearing examiner as appropriate. Delete. put in a nncition of advocacy during quasi_ u ie4 Y Commented [RF40]: Delete. Already addressed Resolution _- ------------------------------------------------------------------------------------___-._...--..... # 1335—process for quasi-judicial open record hearings ❑ Provide meeting, training, and recreation space in City facilities, giving highest priority to local community groups and organizations. ❑ Assess and provide outreach to the community to create and use a list of interested volunteers and their related skills and interests. ❑ Volunteer Coordinator. 9ese�8gComprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 16 TUKWILA COMPREHENSIVE PLAN Lim REGIONAL RESPONSIBILITY Goal 15.2 Foster a strong sense of regional responsibility and accountability balanced by an awareness of regional impacts on the City and its citizens. POLICIES Commented [1141]: Strategic Plan Goal 4 B 15.2.2 In reviewing proposals to site new or expanded essential public facilities within the City, Tukwila shall consider accepting its regional share of facilities which de supply essential services, provided_ -other communities accept their share as well-- provided ell—provided • the funding of regional facilities sited in Tukwila relies on an equitable regional source of funding, and provided the siting of all essential public facilities is based on sound land use planning principles and is developed through working relationships with affected neighborhoods, special purpose districts, ports and other agencies which serve the Tukwila community. 15.2.3 Applications fer essential publie facilities will be processed through the iinchassified use permit presess established i Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 17 REGIONAL RESPONSIBILITY Goal 15.2 Foster a strong sense of regional responsibility and accountability balanced by an awareness of regional impacts on the City and its citizens. POLICIES Commented [1141]: Strategic Plan Goal 4 B 15.2.2 In reviewing proposals to site new or expanded essential public facilities within the City, Tukwila shall consider accepting its regional share of facilities which de supply essential services, provided_ -other communities accept their share as well-- provided ell—provided • the funding of regional facilities sited in Tukwila relies on an equitable regional source of funding, and provided the siting of all essential public facilities is based on sound land use planning principles and is developed through working relationships with affected neighborhoods, special purpose districts, ports and other agencies which serve the Tukwila community. 15.2.3 Applications fer essential publie facilities will be processed through the iinchassified use permit presess established i Comprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 17 TUKWILA COMPREHENSIVE PLAN the City's development irnmrinrionr•f.. prn rnao chnll Commented[RF42]: Implemented through TMC 18.66. ............. -------------------------- _. AssureassuFe that suc4i essential public facilities are located where necessary and that they are conditioned as appropriate to ensure equity and to mitigate their impacts on the community. 15.2.4 Public capital facilities of a countywide or statewide nature shall be sited to support the countywide land use pattern, support economic activities, mitigate environmental impacts, provide amenities or incentives, and minimize public costs. Amenities or incentives shall be provided to neighborhoods/jurisdictions in which facilities are sited. IMPLEMENTATION STRATEGIES benefit the City of Tukwila and the community. Work collaboratively with other jurisdictions and consider environmental justice principles when siting regional capital facilities to foster the development of a healthy community. F-------- Formatted: Left F------ Formatted: Left, Indent: Left: 0.25", Hanging:0.25" Commented [RF43]: Strategic Plan 4.13.1 F------- Formatted: Left ..--------- Formatted: Left, Indent: Left: 0.25", Hanging: i Commented [R44]: Strategic Plan 4.13.2 ---------- Formatted: Left ........... Formatted: Left, Indent: Left: 0.25", Hanging: 0.25" omprehensive Plan Roles and Responsibilities—Planning Commission Review Draft 18 CHAPTER FIFTEEN ROLES AND RESPONSIBILITIES TUKWILA COMPREHENSIVE PLAN MA -til HAZA", ROLES AND RESPONSIBILITIES WHAT YOU WILL FIND IN THIS CHAPTER: • A description of Tukwila's roles and responsibilities toward the community for a positive social environment, • An overview of issues that affect provision of a firm foundation, safety and security, enhanced communication and engagement for the entire community; • A discussion of the importance of being involved in issues and agencies beyond Tukwila's borders; and • Goals, policies and strategies to achieve a stronger community and expand regional opportunities. PURPOSE The Comprehensive Plan focuses on Tukwila's natural and built environments, for which the City has a mandated and historic responsibility to be a steward for current and future generations. Most Comprehensive Plan goals and policies are concerned with how land is used and protected, and the extent to which the physical environment and design promote positive human interaction, mobility, and a sense of community. By contrast, the Roles and Responsibilities Element deals with the social environment. It aims to relate the goals and policies described elsewhere in the Plan to the City's vision of compassion and support, responsibility and involvement, and education and organization that is essential to a safe, secure and successful community. This element is about the roles Tukwila serves and its responsibilities toward the community: recognize and solve problems to ensure that basic needs are met; provide for safety and security; communicate broadly and with clarity; reach out to diverse communities to increase engagement by all residents; and realize Tukwila's role in the region. Photo credit. Senior Services TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-2 IIIIIIIIIIIIIIIIMEMENT 15 ROLES AND RESPONSIBILITIES ISSUES A Firm Foundation for All The City's commitment, articulated in its Mission Statement and Strategic Plan, is to provide superior services that support a safe, inviting, and healthy environment for all Tukwila's residents, businesses and guests. Despite the region's wealth and the ongoing investments in public and human services, inequity persists and has in some cases expanded. Historical data has consistently revealed disparities in social, educational, health and economic outcomes based on race, income and other factors. Tukwila's community, similar to other South King County cities, has experienced lower incomes, less educational attainment, higher rates of chronic disease and morbidity, and a higher percentage of residents needing human services assistance. Tukwila's high numbers of immigrants, refugees and their children may struggle as they seek employment or services or when in the classroom, trying to learn English while receiving limited support for their home language and culture. Long-time residents, including minorities, seniors, adults and families, may face challenges in meeting basic needs. To accomplish the goals and vision of the Strategic Plan and Comprehensive Plan will require both City services and an emphasis on partnering and collaboration to meet human services needs. Assisting and supporting residents to meet basic needs and gain skills will ultimately enable them to engage more fully in the life of the City. Safety and Security Perceived or actual lack of safety and security can hinder both individual and community development and feelings of well-being. Increasing the City's collaboration with the whole community around these issues will help efforts to reduce and prevent crime, and enhance the overall sense of safety and security. Security also extends to emergency planning for natural and man-made emergency events, such as earthquakes, terrorism or the effects of climate change. The City anticipates and has planned for these types of situations through efforts such as its Comprehensive Emergency Management Plan, and Continuity of Operations Plan. Strategies that enhance public safety and security will ultimately strengthen the community. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-3 Communication and Involvement Meetings at City Hall, printed mailings and website articles often have been used to inform citizens about issues and events, and solicit their opinions and involvement in City affairs. While these methods are effective with some people, we recognize the need to adopt a broader approach to communications in Tukwila. Although some Tukwila residents may choose to be involved in City activities, otherTukwila residents may not be involved or represented due to cultural differences, language issues, age, economic status, lack of time or awareness. Diverse communities may require non-traditional methods of communication and engagement. City processes and regulations that seem confusing and difficult for the public may present an additional obstacle to clear communication and engagement between the community and the City. A key challenge is developing communication tools that are clear, effective and appropriate, so that all residents are aware of and can choose to participate in the processes and decisions that affect them. Communication within and across City departments is crucial for developing a coordinated approach to problem -solving. Regional Opportunity and Role Many issues that the City faces are not exclusive to Tukwila, but are prevalent throughout the region. Sitting at various regional tables can both drive and support policy and strategy that affects Tukwila. The City benefits from engaging in regional partnerships in order to achieve its long-term goals. For example, the City's Human Services Department has long engaged with other cities and King County to craft more efficient ways to plan and deliver services, and provide strategic direction about how the County allocates funds for housing and community development. Emergency Management staff participate in maintaining the Regional Catastrophic Plan so that resources can be shared and efficiencies gained. Community Development staff are involved with inter jurisdictional groups to develop and share policies and standards. Participation by elected officials in local, regional, Statewide and national organizations provides many benefits, including education on emerging issues and forging valuable partnerships. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-4 GOALS, POLICIES AND STRATEGIES GOAL 15.1 Provide a high -performing, service- and results -oriented government that works with citizens, citizens groups, institutions and service providers to recognize and solve problems within the community. Firm Foundation POLICIES 15.1.1 Implement the human services strategic approach and program to support a solid foundation for all Tukwila residents, by providing high-quality services and actively collaborating with service providers to help meet basic needs and job readiness, including: • Safety net for urgent and basic needs, • Positive and healthy relationships, • Support for self-sufficiency, and • Information referral. 15.1.2 Enhance and encourage effective partnerships across City departments and with providers to meet community needs. 15.1.3. Ensure that land use, urban design, transportation, economic development and other policies, plans and projects in Tukwila consider human services impacts, and benefit existing and future populations in an equitable manner. 15.1.4 Promote health, safety and the quality of life through responsive and responsible investment of public funds in social and human services. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-5 E MENT al_ ROLES AND RESPONSIBILITIES Implementation Strategies Advocate for populations with access and functional needs, and increase understanding of the challenges they face. I Disseminate information on local and regional human services programs. L_: Work collaboratively with local partners to ensure that human services are accessible. This could include co -location of services within organizations, i.e., providing contracted services in the Tukwila School District or supporting providers that engage with various City populations with multiple access barriers. ( Strengthen and enhance informal supports and networks that help individuals and families access resources, connect to jobs, and provide other social and financial support. Strengthen the City's partnership with schools to identify and pursue shared goals toward building healthier students and families. F Expand programs that support students and recognize Tukwila students' excellence, such as classroom visits by City staff and the Tukwila City of Opportunity scholarship. 1 Establish and maintain partnerships with Tukwila and Highline School Districts, college and technical schools, Small Business Administration, and micro -enterprise support groups to provide employment readiness and related services. C Encourage connections among educators, service providers and businesses to link residents with job training and employment opportunities. C7 Consider examples and models for public/private partnerships that will promote the development of needed services and facilities, such as childcare, social service and medical facilities, recreational uses, housing, healthy food options and community facilities. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-6 Safety and Security POLICIES 15.1.5 Foster an environment of safety for those who live in, work in and visit Tukwila, through a broad and collaborative approach to reducing and preventing crime that increases the sense of safety and security. 15.1.6 Maintain and update as required a City-wide Comprehensive Emergency Management Plan (CEMP) and program, which: • Establishes a comprehensive all -hazards approach to incident management; • Ensures ongoing operation and continuity of City government; • Uses the National Incident Management System (NIMS); • Serves to inform and educate City employees and the community about emergency preparedness measures for all hazards, including flood and climate -related emergencies; • Effectively utilizes available resources from all City departments and mutual aid partners, in an adequate and timely response to emergency situations; and • Addresses emergency preparedness for those with access and functional needs, coordinating a broad range of stakeholders to improve planning and responsive service. 15.1.7 Continue to meet or exceed federal minimum standards for the National Flood Insurance Program to better protect public health and safety, and to achieve flood insurance premium discounts. TUKWILA COMPREHENSIVE PLAN - 2015 EMERGENCY PLANNING Did you know that Washington State has the third highest threat of earthquake in the United States? The Puget Sound area itself has nearly 1,000 minor earthquakes each year. Disaster preparedness is not just about earthquakes though. Severe weather, flooding, hazardous material spills, explosions, terrorism or multiple cases of sudden illness are just a few examples of disasters that could occur in our community. Although disasters are generally not predictable, the impacts of a disaster on Tukwila families, homes, and businesses community can be lessened with advance planning. In a major disaster, it might be several days or longer before vital services are restored. In order to be ready, all residents, families and businesses should establish an emergency plan, prepare an emergency kit and be informed. PAGE 15-7 ELEMENT NIGHT OUT AGAINST CRIME Each year, hundreds of Tukwila residents join their neighbors in celebrating an evening of fun while sending the message to criminals that they are not welcome in Tukwila! National Night Out is an annual event celebrated across the U.S., Canada and military installations and in Tukwila. An early August evening is set aside for Tukwila neighbors to come together to meet one another, and share crime prevention tips. Tukwila Police and Fire Departments as well as City Council members, Code Enforcement officers and Tukwila Human Services representatives visit neighborhood events to meet community members, and listen to concerns. 15.1.8 Ensure the City ofTukwila's continued participation in the National Flood Insurance Program through periodic review and updating of flood plain management standards and the flood zone construction permit process. 15.1.9 Encourage long-term community environmental security by supporting and implementing the U.S. Conference of Mayor's Climate Protection Agreement, climate pledges and commitments undertaken by the City, and other multi - jurisdictional efforts to reduce greenhouse gas emissions, address climate change and other impacts of changing global conditions. 15.1.10 Lead by example to establish policy decisions and priorities, and design programs and facilities that consider long-term impacts on natural and human environments to address sustainability and climate change. Implementation Strategies f . Use design guidelines that implement environmental design and defensible space principles to improve public safety. C7 Engage businesses and residents in preventing crime and preparing for emergencies. Support and advance community -oriented policing (e.g., Block Watch program, National Night Out Against Crime, Citizen's Academy). F' Review case data to identify frequent violators and coordinate with service providers to resolve issues. E_ Adapt and expand crime prevention, emergency education and personal safety programs to reach diverse populations and to be culturally appropriate. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-8 ME 1 ROLES AND RESPONSIBILITIES C. Establish and operate a citizen's community policing task force. f ; Use police satellite centers to strengthen ties with the community. C Continue to fund housing weatherization and rehabilitation programs. F SupportTukwila's crime -free multi -family and crime -free hotel/motel programs. I ' Support and enhance strict enforcement of health and safety codes. F Implement the Emergency Services Plan. 71 Employ a centralized emergency operations center. C l Offer accessible emergency education programs and workshops, on topics such as earthquake preparedness, that increase public safety and strengthen ties between the City and the community. r-: Reduce the City's direct carbon emissions through specific steps, such as use of LED bulbs, lower emission fleet vehicles, solar panels on City facilities, energy conservation and other actions. Promote community awareness, responsibility and participation in sustainability efforts, through public outreach and education programs and other opportunities for change. Serve as catalyst and facilitator for partnerships to leverage change in the broader community. `J Continue City-wide training and awareness for increasing cultural competency, to better engage with Tukwila's diverse population. FUse strategies such as Community Connectors and culture -specific materials that connect directly with diverse communities to provide crime prevention and emergency planning, information and training. L.' Improve relationships between the City and the entire community concerning public safety. C Develop long-term partnerships and improved communication among residents, businesses, schools, social service organizations, Tukwila Police Department, and other City staff in crime intervention and safety enhancement programs. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-9 Communication and Engagement POLICIES 15.1.11 Use frequent and open communication and collaboration as an operating principle in all affairs of the City. 15.1.12 Improve the City's ability to build trust and work with all members of the community. 15.1.13 Design and implement processes and programs to be user-friendly for the public and efficient for City staff. 15.1.14 Broaden the City's outreach and communications toolkit to include innovative technology and formats that enable two-way communication. 15.1.15 Strengthen the City's ability to engage with diverse populations within the community, particularly those that do not participate in traditional formats, by using a variety of P participation techniques to reach all segments of the population, where appropriate, at a suitable level of involvement and effort for the issue at hand. 15.1.16 Build meaningful connections between the City and the diverse communities that make up the broader Tukwila community to foster their participation and involvement in City affairs and decision-making processes. 15.1.17 Encourage community organizations (school groups, service clubs, community clubs, youth sports clubs, etc.) that highlight service and respond to issues and needs. 15.1.18 Use the skills of community members inappropriate paid and volunteer tasks and programs. 15.1.19 Encourage the participation of dedicated, community -oriented volunteers on City boards and commissions, aiming for a broad and balanced representation of members from the entire community. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-10 ELEMENT 1 ROLES AND RESPONSIBILITIES Implementation Strategies El Develop and use clear, well-documented administrative and permitting processes. D Provide timely and effective public notification of City actions (i.e., meetings, land use applications, etc.) to encourage early and meaningful public participation. C1 Use technology to make it easier for residents and businesses to interact and do business with the City (i.e., permit applications, development review, etc.). * Conduct periodic and comprehensive reviews and updates of the Tukwila Municipal Code and administrative policies to clarify intent, address changed conditions, and eliminate contradictions. n Develop regulations and programs that are easy to understand for all citizens and businesses. Ll Support and advance clear, consistent code enforcement activities. L; Provide innovative opportunities for all community members to be informed of and involved in local government issues, activities and events. ❑ Embrace the community's cultural diversity, and use cultural resources to promote cross-cultural awareness and to explore differing points of view. [7 Expand the linguistic and cultural competencies of the City Council, staff commissions and other City representative groups through recruitment, training and hiring. 0 Adopt engagement strategies, such as Community Conversations and Council Chats, that bring City staff and elected officials out into varied sites in the community to engage in meaningful dialogue with diverse cultures. r3 Use and expand the capability to connect regularly on various issues with diverse communities and groups via Community Connectors or a similar mechanism. n Develop a comprehensive communications plan that considers all aspects of communication with the public. CI Prioritize upgrading and expanding the City ofTukwila's communications capabilities, including graphics, website, social media and other developing technologies for greater ease of use and clarity. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-11 Provide expanded language capability in City communications: Translate key elements of the City of Tukwila's website and other materials into the City's most common non-English languages as appropriate; Make interpreters readily available in conducting City business. Provide meeting, training and recreation space in City facilities, giving highest priority to local community groups and organizations. Assess and provide outreach to the community to create and use a list of interested volunteers and their related skills and interests. C : Utilize a volunteer coordinator. Regional Responsibility GOAL 15.2 Foster o strong sense of our City's regional responsibility and accountability balanced by on awareness of regional impacts on the City and its citizens. POLICIES 15.2.1 In reviewing proposals to site new or expanded essential public facilities within the City, Tukwila shall consider accepting its regional share of facilities which supply essential services, provided: - other communities accept their share as well; - the funding of regional facilities sited in Tukwila relies on an equitable regional source of funding; and - the siting of all essential public facilities is based on sound land use planning principles, and is developed through working relationships with affected neighborhoods, special purpose districts, ports, and other agencies which serve the Tukwila community. 15.2.2 Assure that essential public facilities are located where necessary, and that they are conditioned as appropriate to ensure equity and to mitigate their impacts on the community. 15.2.3 Site public capital facilities of a Countywide or Statewide nature to support the Countywide land use pattern, support economic activities, mitigate environmental impacts, provide amenities or incentives, and minimize public costs. Amenities or incentives shall be provided to neighborhoods/jurisdictions in which facilities are sited. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-12 Implementation Strategy I Work collaboratively with other jurisdictions and consider environmental justice principles when siting regional capital facilities to foster the development of a healthy community. Benefit the community by participating in regional, State and national forums. 15.3.1 Enhance Tukwila's interests through participation in regional, State and national organizations and committees, and by developing partnerships that affect the City, its residents, businesses and the natural environment. Implementation Strategies Encourage and support broad participation of City staff and elected officials in regional, State and national committees, agencies, organizations and other partnerships to benefit the City of Tukwila and the community. C Seek leadership positions in local and regional bodies when Tukwila's interests are affected. Inform the public of elected officials' and staff work with external organizations that provide significant benefit to the City, its residents, businesses and natural environment. TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-13 L MENT ROLES AND RESPONSIBILITIES RELATED INFORMATION City of Tukwila Strategic Plan City of Tukwila Coml2rehensive Eme!:gency Management Plan TUKWILA COMPREHENSIVE PLAN - 2015 PAGE 15-14 TUKWILA COMPREHENSIVE PLAN ROLES AND RESPONSIBILITIES Iall I'll Zel-I4 The Comprehensive Plan focuses on the natural and built environments, for which the City has a mandated and historic responsibility. Most Comprehensive Plan goals and policies are concerned with how land is used and protected and the extent to which the physical environment and design promote positive human interaction, mobility, and a sense of community. By contrast, the Roles and Responsibilities Element deals with the social environment. It aims to relate the goals and policies described elsewhere in the Plan to the City's vision of compassion and support, responsibility and involvement, and education and organization that is essential to a safe, secure and successful community This element is about the roles Tukwila serves and its responsibilities toward the community: recognize and solve problems to ensure that basic needs are met, provide for safety and security, communicate broadly and with clarity, reach out to diverse communities to increase engagement by all residents, and realize Tukwila's role in the region. ISSUE A Firm Foundation for All The City's commitment, articulated in its Mission Statement and Strategic Plan, is to provide superior services that support a safe, Roles and Responsibilities—Planning Commission Review Draft 1 Commented [RFI]: Subsections have been added under Issues to provide a short narrative background for policies and implementation strategies that follow. TUKWILA COMPREHENSIVE PLAN inviting, and healthy environment for all Tukwila's residents, businesses and guests. Despite the region's wealth and the ongoing investments in public and human services, inequity persists and in some cases has expanded. Historical data have consistently revealed disparities in social, educational, health and economic outcomes based on race, income, and other factors. Tukwila's community, similar to other South King County cities, has experienced lower incomes, less educational attainment, higher rates of chronic disease and morbidity and a higher percentage of residents needing human services assistance. Tukwila's high numbers of immigrants, refugees and their children may struggle as they seek employment, services or when in the classroom, trying to learn English while receiving limited support for their home language and culture. Long-time residents, including minorities, seniors, adults and families, may face challenges in meeting basic needs. To accomplish the goals and vision of the Strategic Plan and Comprehensive Plan will require both City services and an emphasis on partnering and collaboration to meet human services needs. Assisting and supporting residents to meet basic needs and gain skills will enable them ultimately to engage more fully in the life of the City. Safety and �ecurityli :• Commented[RF2]:Capturesabroadmessageofsafetyand ............................................................................................... security including both Police and Emergency Management Perceived or actual lack of safety and security can hinder both individual and community development and feelings of well-being. Increasing the City's collaboration with the whole community around these issues, will help efforts to reduce' and prevent crime commented [RF3]: TPD's focus on crime reduction and --------- --------•-•--•------------------------------= • prevention per its Crime Reduction Initiative and Strategic while enhancing the overall sense of safety and security. Security Plan also extends to emergency planning for natural and manmade Roles and Responsibilities—Planning Commission Review Draft 2 TUKWILA COMPREHENSIVE PLAN emergency events, such as earthquakes, terrorism or the effects of climate change. Strategies that enhance public safety and security will ultimately strengthen the community. Communication and Involvement Meetings at City Hall, printed mailings and website articles have been commonly -utilized means tools to inform citizens about issues and events, and solicit their opinions and involvement in City affairs. While these tools are effective with some people, we recognize the need to adopt a broader approach to communications in Tukwila. Although some Tukwila residents may choose to be involved in City activities, other Tukwila residents may not be involved or represented due to cultural differences, language issues, age, economic status, lack of time or awareness. Diverse communities may require non-traditional methods of communication and engagement. City processes and regulations that seem confusing and difficult for the public may present an additional obstacle to clear communication and engagement between the community and the City. A key challenge is developing communication tools, and that are clear, effective, appropriate so that all residents are aware of and can choose to participate in the processes and decisions that affect them. Communication within and across City departments is crucial for developing a coordinated approach to problem solving. Regional Opportunity and Role Many issues that the City faces are not exclusive to Tukwila, but are prevalent throughout the region. Sitting at various regional tables can both drive and support policy and strategy that affects Tukwila. The City benefits from engaging in regional partnerships in order to achieve its long-term goals. For example, the City's Human Services Department has long engaged with other cities and King Count to craft more efficient ways to plan and deliver services, and provide strategic direction Roles and Responsibilities—Planning Commission Review Draft 3 TUKWILA COMPREHENSIVE PLAN about how the County allocates federal, state and county funds to support housing and community development activities. Emergency Management staff participate in maintaining the Regional Catastrophic plan so that resources can be shared and efficiencies gained. Community Development staff are involved with inter - jurisdictional groups to develop and share policies and standards. GOALS AND JPOLICI Goal 15.1 Commented [RF4]: Policies have been rearranged for clarity according to issue topics. Implementation strategies are ¢rouged at the end of each golicv section Provide a high-!performing.service- and results -oriented ;..: Commented [RFS]: Incorporates Strategic Plan Goal 4 ------------------------------------------------------- -------------------------------------------------- government that works with citizens, citizens groups, institutions and service providers to recognize and solve problems within the community. FIRM FOUNDATION POLICIES 15.1.1 Implement the human services strate is approach and Commented [RF6]: Policies relocated for clarity w/in the -----------------------p-----.......-....-------------------------------------•--------------...---•-----------g---------pp---.........------------------............---' :.; element. program to support a solid foundation for all Tukwila residents, by providing high-quality services and actively collaborating with service providers to help meet basic needs and job readiness, lincludingl Commented [RF7]: Needs updated to reflect Human ------------------------------------------------------------------- Services priorities. Solid foundation concept reflects Strategic Pan Goal 2. — Safety net for urgent and basic needs — Positive and healthy relationships — Support for self-sufficiency Information referral. 15.1.2 Enhance and encourage effective partnerships across City departments and with providers to meet community needs. ;;- Commented [RF8]: Policy references Strategic Plan Coal 2 B Roles and Responsibilities—Planning Commission Review Draft 4 TUKWILA COMPREHENSIVE PLAN 15.1.3 Ensure that land use, urban design, transportation, economic development and other policies, plans and projects in Tukwila consider human services impacts and benefit existing and future populations in an equitable manner. 15.1.4 Promote health, safety, and the quality of life through responsive and responsible investment of public funds toward social and human services. IMPLEMENTATION STRATEGIES ■ Advocate for populations with access and functional needs and increase understandingof the challenges the Commented [RF9]: language reflects federal verbiage -------------------------------------------------------•--•----------..-----------•--•-•---------------...b....-•-I...... .... ` - changes and usage within the region. Supports Strategic Plan face. Goal 2B ■ Disseminate information on local and regional human services programs. ■ Work collaboratively with local partners to ensure that human services are accessible. This could include co - location of services within organizations i.e. providing contracted services in the Tukwila School District or supporting providers that engage with various city populations with multiple access barriers.) Commented [RF10]:Suggested inStrategicPlan ■ Strengthen and enhance informal supports and networks that help individuals and families to access resources, connect to jobs and other social and financial support. ■ Strengthen the City's partnersh identify and pursue shared goal healthier students and families. with schools to Commented [RF11]: Strategic Plan Goal toward building ■ Expand programs, such as class room visits by City staff, and the Tukwila City of Opportunity scholarship, that Roles and Responsibilities—Planning Commission Review Draft 5 TUKWILA COMPREHENSIVE PLAN support students and recognize Tukwila students' excellence. ■ Establish and maintain partnerships with Tukwila and Highline School Districts, college and technical schools, Small Business Administration, and micro -enterprise support groups to provide employment readiness and related services. Facilitate connections among educators, service providers and businesses to link residents with job training and employment Ortun]t]esl ""I Commented [RF12]: Strategic Plan Goal 21.2 ■ Consider examples and models for public/private partnerships that will promote the development of needed services and facilities, such as childcare, social service and medical facilities, recreational uses, housing, healthy food options and community facilities. SAFETY AND SECURITY POLICIES 15.1.6 Foster an environment of safety for those who live in, work in, and visit Tukwila, through a broad and collaborative approach to reducing preventing crime, while increasing a sense of safety and 15.1.6 Maintain and update as required, a city-wide Commented [RF13]: Strategic Plan Goal 1.1 Commented [RF14]: Addresses both crime prevention/reduction and Emergency Management to broaden concept of safety Comprehensive Emergency Management Plan (CEMP) and program, thatl: Commented [RF15]:Consistent with EmergencyServices '................ -----•................................................. .----........................................ ....... plan and State requirement — Establishes a comprehensive all -hazards approach to incident management; — Ensures ongoing operation and continuity of City government; Roles and Responsibilities—Planning Commission Review Draft 6 TUKWILA COMPREHENSIVE PLAN — Uses the National Incident Management System (NIMS); Serves to inform and educate City employees and the community about emergency preparedness measures for all hazards, including flood and climate -related emergencies; — Effectively utilizes available resources from all City departments, and mutual aid partners in an adequate and timely response to emergency situations, and — Addresses emergency preparedness for those with access and functional needs, coordinating a broad range of stakeholders to improve planning and responsive service. 15.1.7 Continue to meet or exceed federal minimum standards for the National Flood Insurance Program to better protect public health and safety and to achieve flood insurance premium discounts. 15.1.8 Ensure the City of Tukwila's continued participation in the National Flood Insurance Program through periodic review and updating of flood plain management standards and the flood zone construction permit process. 15.1.9 Encourage long-term community environmental security by supporting and implementing the U.S. Conference of Mayor's Climate Protection Agreement, climate pledges and commitments undertaken by the City, and other multi - jurisdictional efforts to reduce greenhouse gas emissions, address climate change, and other impacts of changing global Commented [RF16]: Polity 15.1.7 Moved from Utilities Element to supplement emergency services planning policy. Commented [RF17]: Policy 15.1.8 moved from Utilities Element. Implemented by TMC 16.52 Once updated Flood maps are released, Tukwila will develop a Flood zone construction permit process Commented [RF18]: New policy supports a longer -tern view of emergency planning to include the developing climate chanee issues and impacts. Roles and Responsibilities—Planning Commission Review Draft 7 TUKWILA COMPREHENSIVE PLAN 15.1.10 Lead by example to establish policy decisions and priorities, design programs and facilities that consider long-term impacts on natural and human environments to address sustainability and climate Ichangel, _ IMPLEMENTATION STRATEGIES Commented [RF19]: New policy references leadership in sustainability and climate change issues for longer-term view ❑ Use design guidelines that implement environmental design and defensible space principles to improve public �afetyl Commented [RF20]: TPD Crime Prevention unit does this —" through CPPED review of building plans ❑ Engage businesses and residents in preventing crime and preparing for emer enclescCommented [RF21]:Strategic PlanGoal].B.3 .------•------------------------------------------------------------------------ ❑ Support and advance community -oriented policing (e.g. block watch program, National Night Out Against Crime, Citizen's Academy). ❑ Adapt and expand crime prevention, emergency education and personal safety programs to reach diverse populations and to be culturally appropriate. ❑ Review case data to identify frequent violators and coordinate with service providers to resolve lissues� ; ; : Commented [RF22]: Strategic Plan 1.B.4 ❑ Establish and operate Citizen's community policing task force. ❑ Use police satellite centers to strengthen ties with the community. ❑ Continue to fund housing weatherization and rehabilitation programs. ❑ Support Tukwila's crime -free multi -family program. Roles and Responsibilities—Planning Commission Review Draft 8 TUKWILA COMPREHENSIVE PLAN ❑ Support and enhance strict enforcement of health & safety codes. ❑ Support Tukwila crime -free hotel/motel 1programLCommented [RF23]: Crime -free hotel and motel regulated ----------------------= per TMC 5.60 (Business Licenses) ❑ Implement Emergency Services Plan. ❑ Employ a centralized emergency operations center. ❑ Offer accessible emergency education programs and workshops in topics such as earthquake preparedness that increase public safety, and strengthen ties between the City and the community. ❑ Promote community awareness, responsibility, and participation in sustainability efforts through public outreach programs and other opportunities for change. Serve as catalyst and facilitator for partnerships to leverage change in the broader community. ❑ Continue City-wide training and awareness to increase cultural competency to better engage with Tukwila's diverse population. ❑ Adapt and expand crime prevention, emergency education and personal safety programs to reach diverse populations and to be culturally appropriate. ❑ Use strategies such as Community Connectors and culture -specific materials that connect directly with diverse communities to provide crime prevention and emergency planning, information and training. ❑ Improve relationships between the City and immigrant communities concerning public kafetyl : Commented [RF24]: References Strategic Plan LB.3 Roles and Responsibilities—Planning Commission Review Draft 9 TUKWILA COMPREHENSIVE PLAN ❑ Develop long-term partnerships and improved communication among residents, businesses, schools, social service organizations, Tukwila police department, and other City staff in crime intervention and safety enhancement programs. COMMUNICATION AND ENGAGEMENT POLICIES 15.1.11 Use frequent and open communication and collaboration as an operating principle in all affairs of the lcity[ :. Commented [RF25]: Polity relocated from differentsecHon in element 15.1.12 Improve the City's ability to build trust and work with all members of the community. 15.1.13 Design and implement processes and programs to be user- friendly for the public and efficient for City staff. 15.1.14 Broaden the City's outreach and communications toolkit to include innovative technology and formats that enable two- way 1commun]cat]on[Commented [RF26]: New policy references Strategic Plan '.................................................................................... ...................... 5.n.1 15.1.15 Strengthen the City's ability to engage with diverse populations within the community, particularly those that do not participate in traditional formats, by using a variety of participation techniques to reach all segments of the population, where appropriate, at a suitable level of involvement and effort for the issue at hand. 15.1.16 Build meaningful connections between the City and the diverse communities that make up the broader Tukwila community to foster their partici ation and involvement in City affairs, and decision-makingprocessesj Commented [RF27]:New policy—Strategic Plan Goal5.B.2 Roles and Responsibilities—Planning Commission Review Draft 10 TUKWILA COMPREHENSIVE PLAN 15.1.17 Encourage community organizations (school groups, service clubs, community clubs, youth sports clubs, etc.) that highlight service and respond to issues and Ineedsl •.: Commented [RF28j: Relocated w/in element 15.1.18 Use the skills of community members in appropriate paid and volunteer tasks and programs. 15.1.19 Encourage the participation of dedicated, community - oriented volunteers on City Boards and Commissions; aiming for a broad and balanced representation of members from the entire community. IMPLEMENTATION STRATEGIES ❑ Develop and use clear, well-documented administrative and permitting processes. ❑ Provide timely and effective public notification of City actions (i.e. meetings, land use applications, etc.) to encourage early and meaningful public participation. ❑ Use technology to make it easier for residents and businesses to interact and do business with the City (i.e. permit applications, development review, etc.). ❑ Conduct periodic and comprehensive review and update of the Tukwila Municipal Code and administrative policies to clarify intent, address changed conditions and eliminate contradictions. ❑ Develop regulations and programs that are easy to understand for all citizens and businesses. ❑ Support and advance clear, consistent code enforcement activities. Roles and Responsibilities—Planning Commission Review Draft 11 TUKWILA COMPREHENSIVE PLAN ❑ Provide innovative opportunities for all community members to be informed of and involved in local government issues, activities and events. ❑ Embrace the community's cultural diversity, and use cultural resources to promote cross-cultural awareness and explore differing points of view. ❑ Expand the linguistic and cultural competencies of City staff through training and �hiring� -"------- Formatted: Indent: Left: 0.75", Hanging: 0.25", Space After: 0 t, Lines cin single P spacing: 9 ....- - Commented [RF29]: Strategic Plan Goal 5. A.2 ❑ Adopt engagement strategies, such as Community Conversations and Council Chats, that bring City staff and --"""-- Formatted: Indent: Left: 0.75", Hanging: 0.19", space After: Opt, Line spacing: single elected officials out into varied sites in the community to engage in meaningful dialoguewith diverse cultures. ;;.: Commented [RF30]: Strategic Plan 5.A.2 ❑ Use and expand the capability to connect regularly on various issues with diverse communities and groups via Community Connectors or a similar mechanism. ❑ Develop a comprehensive communications plan that considers all aspects of communication with the public. ❑ Prioritize upgrading and expanding the City of Tukwila's communications capabilities, including graphics, website, social Imedial and other developing technologies for Commented [RF31]: Social media and other developingoping -------------------------------- ----- ------------------------ ------------------------- technologies essential for effective Emergency Management greater ease of use and clarity. ❑ Provide expanded language capability in City communications: o Translate key elements of the City of Tukwila website and other materials into the City's most common non-English languages as appropriate; Roles and Responsibilities—Planning Commission Review Draft 12 TUKWILA COMPREHENSIVE PLAN o Make interpreters readily available in conducting City business. ❑ Provide meeting, training, and recreation space in City facilities, giving highest priority to local community groups and organizations. ❑ Assess and provide outreach to the community to create and use a list of interested volunteers and their related skills and interests. ❑ Utilize a Volunteer Coordinator. REGIONAL RESPONSIBILITY Goal 15.2 Foster a strong sense of regional responsibility and accountability balanced by an awareness of regional impacts on the City and its citizens. POLICIES 15.2.1 Enhance Tukwila's interests through participation in regional partnerships : Commented [R32]:New policy references Strategic Plan Goal 4 B 15.2.2 In reviewing proposals to site new or expanded essential public facilities within the City, Tukwila shall consider accepting its regional share of facilities which supply essential services, provided: • other communities accept their share as well; • the funding of regional facilities sited in Tukwila relies on an equitable regional source of funding, and Roles and Responsibilities—Planning Commission Review Draft 13 TUKWILA COMPREHENSIVE PLAN the siting of all essential public facilities is based on sound land use planning principles and is developed through working relationships with affected neighborhoods, special purpose districts, ports and other agencies which serve the Tukwila community. 15.2.3 Assure that essential public facilities are located where :.: Commented [RF33]:Implemented through Tn4crs.66. ------------------ --- ------------------------ ----------------------------------------------------------------------------------- ------- = necessary and that they are conditioned as appropriate to ensure equity and to mitigate their impacts on the community. 15.2.4 Public capital facilities of a countywide or statewide nature shall be sited to support the countywide land use pattern, support economic activities, mitigate environmental impacts, provide amenities or incentives, and minimize public costs. Amenities or incentives shall be provided to neighborhoods/jurisdictions in which facilities are sited. ----- Formatted: Left IMPLEMENTATION STRATEGIES ❑ Encourage broad participation of City staff and elected officials '---------- Formatted: Left, Indent: Left: 0.25", Hanging: 0.25" in regional agencies, organizations and inbartnershipslto;.... Commented [RF34]:Focus onpartnership sandregional ......................... benefit the City of Tukwila and the community. involvement per Strategic Plan 4.B.1 . ... Formatted: Left ❑ Seek leadership positions in local and regional bodies when .....--..- Formatted: Left, Indent: Left: 0.25", Hanging: 0.25" .'ukwi-la-'-s interests are affected. -------- -- ----------- ---- ----- -- -- --------------- ;...: StrategicCommented [05]:Plan4.B.2 m Work collaboratively with other jurisdictions and consider .......... Formatted: Left, Indent: Left: 0.25", Hanging: 0.25" environmental justice principles when siting regional capital facilities to foster the development of a healthy community. Roles and Responsibilities—Planning Commission Review Draft 14 Cioty of T Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY OF TUKWILA COMPREHENSIVE PLAN IN COMPLIANCE WITH THE REQUIREMENTS OF THE GROWTH MANAGEMENT ACT, PER RCW 36.70A.130; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila is required to plan under RCW 36.70A.040; and WHEREAS, RCW 36.70A.130(1) requires the City of Tukwila to take legislative action to review periodically and, if needed, revise its Comprehensive Plan and development regulations, including its policies and regulations designating and conserving natural resource lands and designating and protecting critical areas to comply with the requirements in Chapter 36.70A RCW; and WHEREAS, under the schedule established in RCW 36.70A.130(5)(a), the deadline for the City of Tukwila to comply with the update required by RCW 36.70A.130(1) is June 30, 2015; and WHEREAS, per RCW 36.70A.130, amendments to the Comprehensive Plan shall not be considered more frequently than once every year; except in cases of emergency or to amend the Shoreline Master Program; and WHEREAS, the City of Tukwila is conducting its required update per RCW 36.70A. 1 30(5)(a) in phases over several years; and WHEREAS, on October 21, 2013, the City of Tukwila adopted Ordinance No. 2413 updating the Transportation, Capital Facilities, Utilities, Natural Environment, and Southcenter/Tukwila Urban Center Elements, and the narrative portion of the Shoreline Element; and WHEREAS, during 2014, the City of Tukwila has reviewed and updated as necessary the Community Image and Identity, Economic Development, Tukwila South, and Roles and Responsibilities Elements; and W: Word Processing\Ordinances\Comp Plan amendments 9-29-14 RF:bjs Page 1 of 4 WHEREAS, during 2014, the City of Tukwila prepared a new Parks, Recreation and Open Space Element; and WHEREAS, all recommended amendments have been found to be consistent with each other and to conform overall to the Comprehensive Plan's provisions through the current planning period; and WHEREAS, the Growth Management Act requires each jurisdiction to establish public participation procedures, whereby amendments and updates to the Comprehen- sive Plan are considered by the City of Tukwila (RCW 36.70A.130(2), and WHEREAS, on March 18, 2013, the City of Tukwila passed Resolution No. 1792 adopting a Work Plan and Public Participation Program for updating the Comprehensive Plan and development regulations during 2013 through 2015, consistent with RCW 36.70A.035; and WHEREAS, during the Comprehensive Plan and development regulations review and update process, the City of Tukwila solicited public input and publicized the update efforts through special direct mailings and emails, and articles in the "Tukwila Reporter" and on the City's website per the adopted Public Participation Program; and WHEREAS, the City of Tukwila has followed its adopted Public Participation Program, and duly noticed and held public meetings, including two "Community Conversations," work sessions, and public hearings, and participated in community- based events; and WHEREAS, on August 15, 2014, the City of Tukwila issued an addendum to the Tukwila Comprehensive Plan Environmental Impact Statement (File #E14-0012), previously issued October 9, 1995, as File #L92-0053, which analyzed the potential impact of various Comprehensive Plan amendments, pursuant to SEPA (Chapter 197- 11 WAC) and the Tukwila Municipal Code, Title 21; and WHEREAS, staff prepared an analysis of the Comprehensive Plan and development regulations currently in effect in Tukwila for consistency with the requirements of Chapter 36.70A RCW and, based on this analysis, staff prepared proposed revisions it concluded are needed to comply with Chapter 36.70A RCW. This analysis and proposed revisions were reviewed by the Tukwila Planning Commission at work sessions and public hearings in June and July, 2014; and WHEREAS, the City of Tukwila provided the required 60 -day notification of proposed amendments to the Comprehensive Plan to the Washington State Department of Commerce (DOC) under RCW 36.70A.106; and WHEREAS, on August 25, 2014, the Tukwila City Council held a duly noticed public hearing to receive public comments on the recommended changes to the Community Image and • Identity, Economic Development, Tukwila South and Roles and Responsibilities Elements, and a new Parks, Recreation and Open Space Element, as the 2014 portion of Tukwila's phased periodic update per RCW 36.70A.130(5)-, and W: Word Processing\Ordinances\Comp Plan amendments 9-29-14 RF:bjs Page 2 of 4 WHEREAS, the City of Tukwila intends to complete its review and to finalize and adopt any required revisions to the remaining elements of the Comprehensive Plan not later than June 30, 2015 per RCW 36.70A.130(5); and WHEREAS, based on its review of the requirements of Chapter 36.70A RCW, the analysis and proposed revisions prepared by staff, the proposed revisions forwarded by the Planning Commission, and the public comments received, the City Council finds and declares that the review and needed revisions have been prepared in conformance with applicable law; and WHEREAS, at the conclusion of its review and deliberations on xxxxx, the City Council approved the amendments to the Comprehensive Plan as shown in the attached Exhibits A through E, hereby incorporated by this reference; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. The Community Image and Identity Element of the City of Tukwila Comprehensive Plan is hereby amended as shown in Exhibit A. Section 2. The Economic Development Element of the City of Tukwila Comprehensive Plan is hereby amended as shown in Exhibit B. Section 3. The Parks, Recreation and Open Space Element of the City of Tukwila Comprehensive Plan is hereby added as shown in Exhibit C. Section 4. The Tukwila South Element of the City of Tukwila Comprehensive Plan is hereby amended as shown in Exhibit D. Section 5. The Roles and Responsibilities Element of the City of Tukwila Comprehensive Plan is hereby amended as shown in Exhibit E. Section 6. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 7. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 8. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. W: Word Processing\Ordinances\Comp Plan amendments 9-29-14 RF:bjs Page 3 of 4 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of 'LCT p , 2014. ATTEST/AUTHENTICATED: r Z" '� , LL 'A Christy O'Fla rty, MMC, City CI APPROVED AS TO FORM BY: Rachel Turpin, City Attorney sm, -, / ..- •, Aj Filed with the City Clerk: j D -16-I Lf Passed by the City Council- t Published: n Effective Date: Ordinance Number: Q2 4 5 \ Attachments: Exhibit A - Community Image and Identity Element Exhibit B - Economic Development Element Exhibit C - Parks, Recreation and Open Space Element Exhibit D - Tukwila South Element Exhibit E - Roles and Responsibilities Element W: Word Processing\Ordinances\Comp Plan amendments 9-29-14 RF:bjs Page 4 of 4 EE . XIA[B]IT CHAPTER ONE COMMUNITY IMAGE AND IDENTITY TUKWILA COMPREHENSIVE PLAN COMMUNITY IMAGE AND IDENTITY WHAT YOU WILL FIND IN THIS CHAPTER: • A basic framework that celebrates Tukwila's history, builds on its diversity and fosters civic engagement while accommodating growth that furthers the community's vision; • A discussion of issues that shape Tukwila's image and identity as experienced by Tukwila's citizens, businesses and visitors, and perceived by those outside the community; • Goals and policies for promoting a positive community character and identity; and • Goals and policies to encourage healthy living choices. PURPOSE The Community Image and Identity element establishes a framework that celebrates our history and environment — such as views of Mt. Rainier, the Cascades and the Green/Duwamish River system, builds upon our diversity and fosters civic engagement, while accommodating growth in a way that furthers the community's vision. The goals and policies of this element. are intended to enhance the overall Community Image and Identity to which every element of the Plan contributes in some degree. The citizens of Tukwila have expressed a strong interest in strengthening this identity and image through the original Vision Tukwila and Tukwila Tomorrow processes in the 1990s and the recent strategic planning process and Community Conversations. The strategic planning process culminated in the approval by the City Council of the City of Tukwila Strategic Plan 2012 (Strategic Plan). The goal and policy recommendations in this chapter reflect this interest in promoting a positive community character and identity. They are based on the image of the community as seen not only by the citizens of Tukwila, but also by visitors and those who come here to work. With little available vacant land other than the Tukwila South subarea, much of Tukwila's future residential population growth will occur in mixed use commercial areas. Ensuring that these increasingly dense areas are vibrant, attractive places to put down roots is key to achieving Citywide goals. As Tukwila transitions from being a suburban community to a more urban place, the importance of well-designed commercial and multifamily spaces is recognized. The value of preserving and celebrating the area's diverse cultural and historical heritage is also broadly appreciated. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-2 ISSUES Tukwila is an economically and geographically unique community. It has a large proportion and expanse of commercial and industrial activity compared to the amount of residential development. It is divided into distinct areas by freeways and crisscrossing arterials, with the Green/Duwamish River winding throughout the entire length of the City. The hillsides and valleys in the area further split the City into numerous, almost disconnected segments. Local streets and major arterials do not follow a predictable grid pattern. Large industrial and commercial developments, together with associated parking, tend to dominate the City's landscape when seen from freeways and major arterials. This persists as the overall image of the City despite the community's many areas of quiet residential streets and abundant vegetation. This geology also contributes to a sense of fracture between neighborhoods, resulting in the challenge of developing solutions that serve all the residents. Spectacular views of Mount Rainier, the Cascade Mountains and even the Seattle skyline are available . from many hillsides around the City. In addition, numerous streets run along the hillsides and afford sweeping vistas of land and greenery. And finally, the Green/Duwamish River and Tukwila Pond could serve as prominent and dramatic elements of the community's image and identity. The potential of these two natural features as unique amenities has yet to be fully realized. Historic Preservation and Cultural Awareness While Tukwila has a rich history that has involved farming, the river, rail transportation and the development of the aircraft industry, there are few visible indications of its earlier days. With the exception of the Museum of Flight, the Duwamish Hill Preserve and some interpretive markers along the Green/Duwamish River, there are no explanations or celebrations of the major features of the community's heritage, such as the Interurban rail line. Only a few places are given any degree of commemoration with respect to their role in the history and growth of Tukwila. Due to Tukwila's location on the Green/Duwamish River, the area has been home to many Native American settlements, and played an important role in local Native American history and culture. Development along certain portions of the river has exposed artifacts from the days when Native Americans travelled the river and camped along its banks. These artifacts require protection from future development, and improved interpretation so that the public can appreciate their origin and significance. Original Tukwila City Hall Building 4 ► _A- TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-3 Cultural Diversity Tukwila's demographics have changed significantly in the 20 years since the original Comprehensive Plan was adopted. Similar to changes seen throughout all South King County, Tukwila has become home to a diverse mix of people from many backgrounds and countries. Our challenge is to create a community where residents — including both the long-term and the recently -arrived, with varied backgrounds, traditions, languages and countries of origin — feel connected and committed to each other, their neighborhoods, their community groups and organizations, and to the City as a whole. Many people feel involved in their own piece of Tukwila, be it a block, a neighborhood, a business park or a particular linguistic, cultural or interest group. Throughout the development of the City's five- to ten-year Strategic Plan (2012), there was a clearly expressed desire to increase a shared sense of belonging and involvement in Tukwila as a whole. This desire will be carried forward in the Comprehensive Plan through goals and policies which promote robust outreach on Comprehensive Plan activity and other City actions to the entire community including a culturally -appropriate and language -specific approach that engages all members of its population. This outreach included not only working with groups and individuals who have been involved in land use issues in the past, but reaching out to individuals and groups whose ideas have not traditionally been heard. "Community Conversation" meetings were held in 2014 to hear about issues important to the many different cultural communities in Tukwila. This engagement involved talking with the City's diverse residents via culturally and language specific Community Connectors who helped residents identify the issues most important to them, ensuring that diverse views were represented. The City will continue to explore ways to engage all citizens in its planning process, such as the pilot Community Connectors program, using social media and other technologically innovative approaches. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-4 City Boundaries There is little sense of entering or leaving either the community as a whole or individual neighborhoods, because in many areas the City limits are irregular or do not coincide with natural boundaries. In addition, Tukwila's growth through petitioned annexations has created certain boundary anomalies: The border configuration between Tukwila and Seattle in the King County Airport area, in which the boundary crosses Interstate 5 more than once and splits certain industrial properties, creates a number of jurisdictional issues, including police response. On the southwest, the boundary between Tukwila and SeaTac crosses Interstate 5 and other streets in several places, creating difficulties for the reasonable provision of services. With major expansion largely ended, there is an opportunity to makeTukwila's size and extent more visible by providing identifiable boundary markers. Commercial Development and Urban Design Four strategies from the City's Strategic Plan were identified that could be used to develop a community of inviting neighborhoods and vibrant business districts. During the strategic planning process and the Community Conversations that informed the Comprehensive Plan Update, the City heard consistently that residents and businesses want a safe and visually attractive community. The design of residential and commercial development is key to accomplishing this goal. Visually attractive development occurs through the application of design criteria that are functional, attractive and safe. Safe and visually attractive communities are also achieved through the enforcement of existing standards. Community Preference Survey - March 2013 City planning and investment in infrastructure promotes safe, attractive neighborhoods and business districts, and supports and enhancesTukwila's position as a major shopping and employment center. Areas of focus include making the City more accessible for bicyclists and walkers, and engaging residents and businesses in setting expectations for howTukwila's public and private spaces will look. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-5 Community Conversations - March 2013 Parks, Recreation and Open Space System A community's identity is also drawn from the green spaces that make up a system of parks, recreation and open space. For the first time, the Comprehensive Plan addresses this important community feature in a separate Parks, Recreation and Open Space Element. Healthy Living The urban form — including the infrastructure and built environment — affects the health of residents and workers, as well as the overall community identity. The proximity of trails, sidewalks for safe walking, transit connections to reduce the use of single - occupant vehicles that contribute to air pollution, the availability of recreation programs, and access to healthy and affordable food choices all contribute to the health of a community. The importance of providing healthy living choices is reflected throughout the Comprehensive Plan especially in this element, as well as in the Parks, Recreation and Open Space, Economic Development and Transportation elements. The City hosted Community Conversations to identify issues as part of the update to the Comprehensive Plan, and Community Conversation outreach meetings when developing the 2012 Strategic Plan. As part of these efforts, community members consistently expressed their desire for better access to recreational opportunities, safer routes to schools for children, and better access to affordable, good quality food, including fresh fruits and vegetables. The community -expressed need for better access to food is supported by the U.S. Department of Agriculture identification of Tukwila as a "food desert;' based on its definition thatTukwila's low-income census tracts show a significant number of residents are located more than one mile from the nearest supermarket. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-6 Expanding access to healthy food and providing job training opportunities is an important City goal. The City will continue to provide use of the Tukwila Community Center's facilities to programs that empower community members by equipping them with hands -c vocational training to gain their footing in the food industry. By takin( part in such programs, the participants, such as refugees and immigra become better integrated into local communities and economies. The City is also exploring, in conjunction with the City of SeaTac, participating in a Food Innovation Network in this area. A Food Innovation Network is a governance structure that promotes increased food sector investment and employment opportunities. A Food Innovation District is a geographic concentration of food -oriented businesses, services and community activities that local governments support through planning and economic development initiatives in order to promote a positive business environment, spur regional food system development, and increase access to local food. As the primary mechanism for establishing this type of program is economic development, further discussion and proposing goals and policies is deferred to the Economic Development element of the Comprehensive Plan. Community Image Tukwila's image, as perceived within the community and region and portrayed by the media, is often at odds with its many positive attributes. The City faces challenges in shifting negative perceptions about public safety and crime to create and communicate an image that better reflects reality, engages residents, and attracts visitors and businesses. Words to describe Tukwila in the future (from City's Strategic Plan) --- °i'"'r�'^1°� location " ,Environment Diverse _Vibrant Welcoming '�choolscrime-free Accessible Connected "BeautifulInnovative •Friendlyw = Comr"nun --- ea n Funatian Active Dynarruc fe a�a.rrat • Progressive � Farnity TUKWILA COMPREHENSIVE PLAN — OCTOBER 2014 PAGE 1-7 GOALS AND POLICIES Overall Community Identity GOAL 1.1 A community of inviting neighborhoods and vibrant business districts. POLICIES 1.1.1 Encourage the creation of locations and facilities where residents of all ages and cultures can gather for activities and events, such as public markets, parades and festivals, including those that are representative of the City's diverse population. 1.1.2 Strengthen the image and character of Tukwila's distinct areas and neighborhoods. 1.1.3 Capitalize on the potential that public projects have for serving as symbols of the community, and for expressing the identity and special character of the area where they are located. 1.1.4 Expand the system of incentives, tools and supports that encourage investment in and maintenance of private and public spaces. 1.1.5 Focus City planning and investments on creating a connected, dynamic urban environment. t 1t I 4�rt 10 Tukwila Village p TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-8 Implementation Strategies ■ Foster public life throughout the City by providing neighborhood focal points and open spaces that are well -integrated into the neighborhoods they serve. ■ Create and enhance public spaces for community use. ■ Develop and use residential and commercial design standards and guidelines that respond to local climate conditions, emphasize conservation, and draw on the region's cultural heritage. ■ Continue to implement the "Walk and Roll" Plan. ■ Support and advance enforcement of existing codes and regulations. ■ Support residential neighborhood identity where appropriate. ■ Review residential development standards. GOAL 1.2 Tukwila has a positive community identity and image. POLICIES 1.2.1 Take a proactive role in generating positive media coverage of the community. 1.2.2 Implement a long-term and consistent effort to shift negative perceptions of crime and public safety in Tukwila. 1.2.3 Promote Tukwila's international diversity as a strength. 1.2.4 Actively promote community engagement of all sectors of the City's diverse population via non-traditional methods such as the Community Connector Program, social media and other innovative techniques. Implementation Strategies ■ Utilize the City's Communications Division to develop a strategy to promote Tukwila's amenities, cultural dynamism and central geographic location. ■ Establish a graphics standard and unified look for City documents and communications. ■ Develop common themes that recognize and promote Tukwila's many positive attributes. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-9 Historic Preservation and Cultural Awareness GOAL 7.3 A heritage conserved and interpreted so that Tukwila's citizens recognize connections with the past and celebrate the diverse cultures represented in the community. POLICIES 1.3.1 Identify and protect historically significant properties, structures and sites, in either their present or a nearby location, as determined in a City-wide survey and designation process. 1.3.2 Provide prominent public art and interpretive markers at highly visible locations, explaining the history of the Interurban Trolley, the Green/Duwamish River, Duwamish Hill Preserve, and other important buildings, sites, events or persons. 1.3.3 Establish a process for providing incentives and designating certain structures as landmarks. 1.3.4 Include consideration of features that reflect characteristics ofTukwila's history and cultural diversity in the design review of commercial, public, and multiple -family buildings. 1.3.5 Develop and implement plans, projects and programs to protect and promote the historical legacy of the Green River Valley and its natural and built environment. 1.3.6 The Tukwila Arts Commission shall ensure thatTukwila's characteristics, such as its history and cultural diversity, are considered in public art projects. Tukwila, looking north from S 180th Street - May 1965 1-5/1-4051nterchonge-February 1973 TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-10 Cultural Diversity 1.3.6 Encourage and support communities in celebrating, preserving and transmitting their traditions through cultural and heritage activities, and education. 1.3.7 Develop programs and City-wide events to celebrate the City's cultural diversity. 1.3.8 Enhance linkages with the school districts serving Tukwila to recognize and support the strengths ofTukwila's multi-lingual student body. Implementation Strategies ■ Contract with King County Landmarks Board for historic preservation services. ■ Develop and implement a historic resources designation procedure and program to ensure that these sites continue to be part of the community. ■ Seek certified Local Government status to secure funding and technical assistance for historic preservation. ■ Develop incentives, such as fee waivers or code flexibility, to encourage preservation of historic resources, including those that are currently known and those that have yet to be identified. ■ Increase awareness of the community's heritage by promoting cultural preservation programs and/or educational activities. ■ Develop public art and markers that incorporate local historical references, events and individuals. ■ Promote partnerships between the City and community cultural heritage groups, such as the Tukwila Historical Society. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-11 ■ Encourage both public and private stewardship of historic sites and structures. ■ Recognize Tukwila's heritage by naming or renaming parks, streets or other public places with their original names or after major figures and events. ■ Expand the linguistic and cultural competencies of the City Council, staff, commissions and other City representative groups through recruitment, training and hiring. ■ Continue and enhance the relationship with the school districts serving Tukwila through classroom visits and partnerships, internships and scholarship program. ■ Continue the use of Community Connectors, or some other appropriate mechanism to provide outreach to the City's culturally diverse communities on a regular basis. GOAL 1.4 Paleontological and archaeological artifacts and sites with cultural and Native American significance are protected and preserved. POLICIES 1.4.1 Implement existing regulations to ensure that paleontological and archaeological materials and site details are preserved for posterity. 1.4.2 Ensure that the potential for the existence of paleontological and archaeological sites is considered during development of new construction projects. 1.4.3 Identify and protect archaeological resources and culturally significant sites. and develop interpretive information that fosters public appreciation of historical traditions and practices. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-12 City Boundaries GOAL 1.5 Logical and identifiable boundaries for Tukwila so that residents, workers and visitors know they are entering the City. POLICIES 1.5.1 Maintain, improve and expand distinctive gateway features located at freeway off -ramps and at City limit lines where they cross major arterial streets; use graphics, orientation maps, informational signage, lighting, specimen trees, plantings with seasonal color, artwork, monument forms, or combinations thereof. 1.5.2 Work with affected citizens, property owners and the neighboring cities of SeaTac, Kent and Seattle to develop interlocal agreements that adjust border anomalies. Implementation Strategies ■ Expand community markers at City boundaries, and at key points throughout the community, establishing a clear community signature. ■ Develop a consistent City graphics protocol and program. Commercial Areas GOAL 1.6 Tukwila's vibrant commercial districts are visually attractive, draw visitors, add value to the community and encourage employees and customers to walk, bike and use transit. POLICIES 1.6.1 Enhance the pedestrian environment with street improvements that include curbs, sidewalks or trails, and regularly -spaced street trees. 1.6.2 Develop streetscape design guidelines that support an urban built form and commercial districts with pedestrian -oriented amenities. 1.6.3 As major new development or redevelopment occurs, require through -block pedestrian connections that follow adopted guidelines. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-13 1.6.4 Encourage facilities and improvements that support transit use in new development, redevelopment, and street projects. Implementation Strategies ■ Encourage"welcome signs"and information kiosks. ■ Development standards that support all modes of travel. ■ Develop through -block pedestrian guidelines. Urban Design and Development GOAL 1.7 Tukwila's retail areas are characterized by high-quality urban design that accommodates a mix of compatible residential, commercial and light industrial uses. POLICIES 1.7.1 Maintain zoning regulations that allow mixed uses in appropriate commercial districts. 1.7.2 Encourage the development of corridor focal points, while ensuring high-quality design. 1.7.3 Use design guidelines to encourage compatible location and configuration of buildings, parking, recreation areas and pedestrian facilities. 1.7.4 Incorporate substantial landscaping both along street frontages and within parking lots in new development and redevelopment when the buildings are not brought up to the back of sidewalk. 1.7.5 Provide pedestrian weather protection, see-through glass, and distinctive rooflines in new and redeveloped building facades. 1.7.6 Incorporate interesting and pedestrian -friendly features on minor facades adjacent to secondary streets or pedestrian paths. 1.7.7 Encourage placemaking through creative use of signage, art and high-quality materials. 1.7.8 Require that sites have adequate lighting and are designed using crime -reduction principles to increase safety. 1.7.9 Seek opportunities to integrate public art into public improvements. Implementation Strategies ■ Use Crime Prevention Through Environmental Design principles to deter criminal behavior. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-14 ELEMENT 1 r., 4 G-� All —mom x�� l r., .00 r., GOAL 1.8 Tukwila's parking standards are appropriate for each use and provide flexibility for individual circumstances. POLICIES 1.8.1 Maintain and periodically revise parking standards so that they: • are sufficient to meet typical daily demand, • reflect any significant shifts in transit usage, • encourage shared parking between mixed uses and sites, • accommodate car -sharing opportunities, and • allow off-site parking when adjacent uses are not affected. 1.8.2 Maintain and periodically revise standards for bicycle parking. Healthy Living GOAL 1.9 A healthy community where active living and access to affordable, culturally -appropriate and nutritious food is available to all. POLICIES 1.9.1 Develop public, private and non-profit partnerships to support the goal of healthy eating and active living, including education and awareness. 1.9.2 Develop and implement a communication plan and Healthy Tukwila website with information and links about healthy eating, active living and related topics — including strategies for reaching communities who do not speak English or use computers (e.g. translated written as well as verbal). 1.9.3 Provide healthy and culturally -appropriate (e.g. Halal, non -pork, vegetarian) food and beverages in City programs and facilities to promote healthy eating habits. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-16 GOAL 1.10 Food security, local food production and public health ore promoted. POLICIES 1.10.1 Explore incentives or regulatory changes to encourage location of healthy food purveyors in underserved areas. 1.10.2 Encourage locally -based food production, distribution, and choice through urban agriculture, community gardens, farmers markets and food access initiatives. 1.10.3 Support the Tukwila Food Pantry and other organizations that help provide food assistance to low-income residents so that all families, seniors, schools and community- based organizations are able to access, purchase and increase intake of fresh fruits, vegetables and other nutritious foods. Implementation Strategies ■ Explore participating in a Food Innovation Network in conjunction with other jurisdictions. ■ Explore establishing a farmers market, mobile produce truck or other forum for the sale of fresh in -season produce. ■ Promote farmers markets, farmstands, community -supported agriculture (CSA) drop-off sites, community gardens, school gardens, home gardens, cottage food businesses, and urban farms. ■ Encourage farmers markets, farmstands and other non -storefront sellers of food to accept WIC/ SNAP benefits and "Double Your Bucks" programs. ■ Review regulations to ensure there are no barriers to urban agriculture, farmers markets and other food access mechanisms. ■ Research issues related to food trucks and develop regulations as appropriate. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 1-17 EXHIBIT B CHAPTER TWO ECONOMIC DEVELOPMENT TUKWILA COMPREHENSIVE PLAN ECONOMIC DEVELOPMENT WHAT YOU WILL FIND IN THIS CHAPTER: • A description ofTukwila's economic setting, • A discussion of issues that affect economic development in the City, and • Goals and policies for enhancing the community's economic well-being. i The overriding goal of this element is enhancing the community's economic well-being. Through policy recommendations, the Economic Development element identifies a means of stimulating economic improvement for business and the community as a whole. It lays out a direction and strategies for dealing with economic variables and adjusting to economic forces that cannot be predicted or controlled. It is a key component integrating all elements of the Comprehensive Plan, suggesting ways in which the City and its partners can use effective economic strategies in order to achieve the goals of the Plan. There are three primary ways in which local economic activity can be affected: •: Land use and utility planning that determine, within the local infrastructure capacity, the space available for residential and nonresidential development; ❖ Directly or indirectly influencing private -sector decisions as to location, operation and development of business real estate; and ❖ Helping coordinate public and private sector efforts to enhance the employability and job progression of the residential population. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-2 The Economic Development element presents a focused approach to enhancing our City's economic well-being. This approach can be summarized as follows: •'• Sustain moderate growth ❖ Target high salary industries ❖ Improve and support the opportunities for education, skills training and job acquisition for Tukwila residents ❖ Provide capacity to meet Tukwila's employment targets asset by the Countywide Planning Policies ❖ Encourage growth into certain areas through the use of zoning and developmental regulations ❖ Encourage the retention and growth of existing local firms ❖ Encourage entrepreneurs, local startups and businesses to establish in Tukwila •: Provide efficient and timely administration of City services The City of Tukwila emphasizes the following activities in order to accomplish it's economic development goals: •S Responding to specific requests for assistance from local firms ❖ Supporting the development of new businesses and expansion of current businesses that are minority-, veteran- and women -owned. •A Expanding efforts to engage with and understand the economic development needs and priorities of traditionally under -represented groups in Tukwila neighborhoods ❖ Emphasizing business development to encourage existing businesses to expand ❖ Maintaining public works and utilities so the City's infrastructure can meet both existing and future needs of the economic sector ❖ Supporting job enhancement programs to increase residents' employability through coordination of private and public sector activities TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-3 The following are potential tools available to the City to enhance economic development in the City: ❖ Industrial revenue bonds for certain areas ❖ Multi -family property tax exemption ❖ Targeted government and private resources ❖ Targeted local, State and Federal funds ❖ Use of infrastructure investment to attract new firms and development to designated areas ❖ Funded, staffed and administered economic development work group ❖ Timely, predictable customer -oriented permitting and City services ❖ Lodging tax for tourism promotion In this way, local government can play an important role in the economic vitality of the community. The policies developed in this element are aimed at implementing that role. ECONOMIC SETTING The following statistics help set the background for economic development policies. The Economic Development Background Memo contains additional supporting information, including employment and housing growth targets per the Countywide Planning Policies. POPULATION, INCOME AND REVENUE In 2003, the population of Tukwila was 17,270; estimated 2011 population was 19,210. The City's daytime population is estimated between 150,000 to 170,000. Taxes collected in 2003 were estimated to be $28.2 million, which increased to $42.4 in 2013. During the same period the assessed valuation of the City grew from $3.34 billion to $4.47 billion. In 2002, there were 7,628 housing units; by 2013, this number had increased to 8,039 units. In 2010, the median age of Tukwila residents was 33.6 years; nearly 8% of all citizens were older than 65; and 24% of the residents were under 18. In 2010, residents of color were 50.1 % of the population. Foreign -born residents account for 36.2% of the population, and over 70 languages are spoken in the Tukwila School District. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-4 The median household income in the City in 2010 was $44,271, below King County's median income of $66,174. Adjusting for inflation, Tukwila's median income fell between 2000 and 2010. Tukwila's 2000 adjusted median income (in 2010 dollars) was $53,127. Thus, real median income in the City fell 16.67% from 2000 to 2010. EMPLOYMENT In 2000, Tukwila had nearly three times as many jobs as it had residents, but that number fell to 2.27 in 2010. There were over 2,575 licensed businesses of all types in Tukwila in 2013. The total number of jobs in Tukwila has declined since 2000. In 2000, the City had approximately 48,000 jobs. By 2013, the total number of jobs in the City had fallen 17% to just over 40,000. Employment within Tukwila is distributed among a number of different sectors. Service composes the largest percentage of jobs with 32% of all jobs. Manufacturing is next with 25% of jobs in the City. In 1991, 56% of all jobs in the City were related to manufacturing. In 2002, the number of jobs in manufacturing dropped to 28%. Manufacturing continues to decrease in the City. This trend likely reflects the diminished presence of jobs with Boeing and other manufacturing firms in the City's industrial areas. In 2010, retail accounted for 14% of jobs in Tukwila. Warehousing, transportation, and utilities made up 12%. Employment within Tukwila is distributed among a number of different sectors. Services composed the largest percentage of jobs in 2010, with 32% of all jobs. Manufacturing (25%); Retail 04%); and Warehousing, Transportation and Utilities (12%) also make up sizable shares of Tukwila's employment. The share of each sector relative to each other did not change significantly between 2000 and 2010. All sectors, with the exception of Construction, showed slight decreases. The finance, Insurance and Real Estate (FIRE) sector decreased the most with a 3.7% decrease. Retail and Manufacturing also saw decreases of 2.3% and 2.4%, respectively. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-5 Tukwila Covered Employment by Sector, 2000-2010 50,000 45,000 ■ ® , ■Education ■ , 40,000 ■ �; ■ ■ .. s Government 35,000 (Wholesale Trade, ��zt, r 30,000 ulihl-1 25,000 ■ Services 20,000 Retail 15.000 ■ Manufacturing 10,000 Ir, -, ■EIRE msu--& 5,000 Real Es,—j a Construction $ 0 Resources 000 001 00~ 003 o0p o0y 000 001 0�0 009 oti0 Employment within Tukwila is distributed among a number of different sectors. Services composed the largest percentage of jobs in 2010, with 32% of all jobs. Manufacturing (25%); Retail 04%); and Warehousing, Transportation and Utilities (12%) also make up sizable shares of Tukwila's employment. The share of each sector relative to each other did not change significantly between 2000 and 2010. All sectors, with the exception of Construction, showed slight decreases. The finance, Insurance and Real Estate (FIRE) sector decreased the most with a 3.7% decrease. Retail and Manufacturing also saw decreases of 2.3% and 2.4%, respectively. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-5 SMALL BUSINESS DEVELOPMENT CENTER (SBDC) The SBDC at Highline specializes in providing business and training services to entrepreneurs and existing businesses, in order to be successful in today's economy. The center provides: • Knowledgeable, trusted and confidential one-on-one advice on all aspects of your business. • A link to 23 other SBDC centers in the statewide network for additional advice. • Guidance on the purchase of an existing business or a franchise. • Assistance in finding the best sources of capital to grow your business. • A proven pathway to breakout growth for established businesses ready to take their business to the next level. • Benchmarking your company's performance with others in your industry to uncover improvement opportunities. • Matching you with resources that can best accelerate the success trajectory of your business. • Developing prospect lists through targeted database searches. • Information about little-known training and funding to grow your business. • A "can -do" attitude about anything you need to successfully grow your business RETAIL SALES While Tukwila remains a strong attractor of consumer spending, the City has experienced a significant reduction in taxable retail sales, once adjustments are made for inflation. When adjusted for inflation, taxable retail sales in 2013 were lower than they were in 2003. The City's sales tax decline began to occur roughly around the late 1990s. Competition for retail sales among regional retail centers has grown stronger over the last ten years. ISSUES Current and existing economic trends suggest a variety of issues and needs for economic development in the City of Tukwila: ❖ Provide access to the regional highway, transit and air transportation system in a way that does not handicap local property development and redevelopment efforts. ❖ Explore possible City actions to increase the median income of Tukwila's residents, including support for entrepreneurship, small business startups, and vocational training, particularly among low income or low English proficiency communities. ❖ Establish coordinated transit hubs throughout the City including, but not limited to, the Southcenter area, Tukwila South, Tukwila International Boulevard, Interurban Avenue South, and the Manufacturing Industrial Center that efficiently mix modes of travel and stimulate development of real estate associated with transportation facilities. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-6 6• Study and understand the factors causing the inflation-adjusted reduction in the City's overall taxable retail sales. ❖ Support further enhancement of commercial and residential areas in the City's neighborhoods. ❖ Foster environmental remediation (brownfield cleanup), land conversion and redevelopment in the Manufacturing Industrial Center (MIC) and Interurban Avenue areas. ❖ Increase the development, intensity and diversity of uses in the Southcenter area, including the development of housing and entertainment. ❖ Develop policies, programs, projects and plans that include input from diverse groups within the residential and business community, using innovative engagement models such as the Community Connector Program. ❖ Seek opportunities to join other organizational entities to accomplish effective public-private partnerships to promote economic development in the City ❖ Enhance regional recognition of Tukwila as an economic hub, promoting the success and diversity of its businesses and focusing on its positive business climate. ❖ Explore strategies to maintain a favorable and diverse tax base, to support the needs of our daytime and nighttime populations. ❖ Meet the needs of our residential neighborhoods while maintaining the economic health of our business community. ❖ Ensure that adequate public services are in place to support existing and proposed commercial, mixed-use and industrial developments. ❖ Fund infrastructure and services by maintaining a solvent and diversified revenue stream. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-7 GOALS AND POLICIES Community Wel!-Being GOAL 2.1 Tukwila has a strong role as a regional business and employment center which allows it to enhance and promote the community's well-being. POLICIES 2.1.1 Develop the tools needed to improve the economic development climate. 2.1.2 Strengthen Tukwila's engagement and partnership with other jurisdictions, educational institutions, agencies, economic development organizations, and local business associations to encourage business creation, retention and growth, and to implement interlocal and regional strategies. 2.1.3 Expand access to quality, healthy, affordable and culturally -appropriate food and groceries forTukwila residents. 2.1.4 Monitor City actions and impacts on the local economy and review economic development incentives for all sizes of businesses. 2.1.5 Continue to fund economic development staff to serve as a single contact point and information source for the business community. 2.1.6 Leverage capital improvement funds to encourage in -fill, land assembly, redevelopment, and land conversion for family -wage jobs, but only if concurrent with substantial private actions. 2.1.7 Partner with the private sector to fund infrastructure as part of a sub -area plan, in order to encourage redevelopment and as an inducement to convert outdated and underutilized land and buildings to high -valued and/or appropriate land uses. 2.1.8 Consider non-financial ways (such as brokering and interlocal agreements) to assist industrial land owners to comply with State and Federal government environmental remediation requirements. 2.1.9 Consider a public-private partnership to examine creating a small business incubator space in the City. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-8 2.1.10 2.1.11 2.1.12 2.1.13 2.1.14 2.1.15 2.1.16 2.1.17 2.1.18 Improve Tukwila's image, participation and influence in regional forums, especially those that influence Tukwila's future and interests. Promote understanding of the interdependencies and mutual interests among Tukwila businesses, residents and the City of Tukwila. Promote an economic climate that supports business formation, expansion and retention, emphasizing the importance of the City's entrepreneurs and small businesses in creating jobs. Seek funds from non -City sources for use by the City to directly encourage economic development. Design and support human service programs, such as partnerships for interns and job training in higher wage industries, to enhance the economic well-being of the City's residents. Promote Tukwila as a regional confluence of commerce, housing and entertainment. Promote and preserve economic use of industrial lands outside the Manufacturing Industrial Center (MIC) through appropriate buffering requirements and use restrictions. Include standards in the development regulations for industrial uses that adequately mitigate potential adverse impacts on surrounding properties and public facilities and services Actively promote development in the Southcenter area by supporting existing uses, proactively developing programs and incentives to attract new businesses, investing in infrastructure and public amenities, and encouraging business owners and developers to invest in the quality of both the built and natural environment. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-9 Implementation Strategies Develop an Economic Development Plan. Consider preparing overall area environmental impact statements for the Interurban/West Valley Highway corridor and Tukwila International Boulevard area. Develop a freight mobility plan that addresses the efficient and safe movement of freight in the City, while also ensuring that impacts to adjacent land uses are reduced and, where possible, eliminated. Zoning regulations that facilitate commercial in -fill development and redevelopment consistent with the Comprehensive Plan vision. Take joint owner -City -regulatory agency environmental remediation actions to facilitate brownfield redevelopment and in -fill. Focus public infrastructure investment to provide capacity in areas targeted for growth. Create Local Improvement Districts to finance specific transportation and utility in -fill improvements. Identify and eliminate confusing or outdated regulations. Encourage redevelopment through an informed business and real estate community. Support collaborative marketing initiatives with businesses. Partner with a broad range of non -profits, businesses and public sector agencies to develop a facility for food -related workforce development and entrepreneurship training. Support environmentally sustainable practices by offering energy and resource conservation and solid waste and energy reduction assistance programs for businesses, property owners and managers. Encourage businesses to incorporate environmental and social responsibilities into their practices. Increase communication between the City of Tukwila and Tukwila businesses using innovative community engagement models. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-10 9 Support business skills training for entrepreneurs and small businesses through partnerships with universities, colleges, community colleges, community-based organizations and other third parties. N Support the food economy, including production, processing, wholesaling and distribution, as a means to provide job training, employment opportunities and increased access to healthy food for the diverse community. ■ Support public/private partnerships to enhance existing and future business activity in the Urban Center, 0 Work with local chambers of commerce on business retention, business development, outreach and joint efforts to promote the City. 0 Collaborate with local school districts to improve the educational opportunities for Tukwila school children. 0 Consider providing information about City hiring processes and job openings at City -sponsored events and in City communications.. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 2-11 CHAPTER SIX PARKS, RECREATION, AND OPEN SPACE TUKWILA COMPREHENSIVE PLAN it lk tM '� �:i -)k 1p it lk tM '� �:i EBITXHI 1p EBITXHI WHAT YOU WILL FIND IN THIS CHAPTER: • A description of the existing facilities, operations of the system, and intergovernmental coordination; • A summary of issues; and • The goals, policies and implementation strategies to guide development of the desired future parks, recreation and open space system. Tukwila's parks, recreation and open space system provides opportunities for all residents and workers, all ages, and all cultures and language groups to enjoy nature, gather together and exercise. This system supports healthy lifestyles, community interaction and identity, while supporting economic vitality. This system also provides for interaction with nature, protection and conservation of the environment, and a walking and biking network for physical activity and transportation. The Parks, Recreation and Open Space Element guides decision-making that is consistent with Washington's Growth Management Act, community priorities, and related planning efforts and policies, which in turn are the basis for determining the future of Tukwila's parks, recreation and open space system. State requirements and local aspirations are fulfilled by the Parks, Recreation and Open Space Background Report and the Parks, Recreation and Open Space (PROS) Comprehensive Plan, which is incorporated by reference in Tukwila's Comprehensive Plan. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-2 EXISTING SYSTEM AND INTERGOVERNMENTAL COORDINATION Park Lands There are 32 park properties in the City's inventory, totaling 273 acres. The Existing System Map shows the location of all parks and recreation resources in the system, comprising developed and undeveloped park lands. Trails, schools and recreation sites owned by other providers are also part of this system and add to the number of resources available in the City. There are also nearly 29 acres of open space lands. (Figure 1) Open Space Network Although not officially mapped, there is an informal and varied network of undeveloped land, made up of the river channel and its banks, creek corridors, landscaped yards and public street trees, and steep valley hills, such as the State highway rights-of-way. This undeveloped open space creates a green network that softens the impact of the urban environment in which we live and work. Much of this informal open space network exists and will be maintained due to community standards and environmental regulations. Programs and Services The City of Tukwila offers a wide range of recreational programs and public services. The Tukwila Community Center serves a vital role by providing the majority of public recreation programming and support services in the city. Along with the City -sponsored programs, the number of park- and recreation -related opportunities available to Tukwila residents is expanded through neighboring communities, public schools, private providers and non -profits. Starfire Sports, SeaTac Community Center, Tukwila Pool and the Matt Griffin YMCA provide additional programs in and around Tukwila. Intergovernmental Coordination Tukwila relies on partnerships with several organizations and local governments to provide services to area residents and to ensure coordination with land use policies. At the crossroads of the regional trail system, Tukwila coordinates with the neighboring cities of Renton and SeaTac, and other governments including King County, to plan, develop and manage the regional trail system. Managing the city's Green/Duwamish River frontage also requires coordination with local, King County and Statewide environmental policies and regulations. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-3 .J -",\I Lake Wa3ht ton i ;Seattle y 'a} inlftitp B u r i e s er '� King G a !] n t -� tms t y r 1;��'� Cod'ig Park, 5" A" NPametiaDrive UPen spa- Park�'cY. aFac mmunffy' ' 8 i Genter � Cascade Kw Corn munkyPark a3or�t ti <- 4�1 �C tt �11�t4, rVCrestview Ea1 Park Ki n?" C a n t y+a1CR }�} North Wind's " Cecil ei' t, Duwamish BI Preserve r Moses Memoria Park —am, Gardens .J -",\I Lake Wa3ht ton i ;Seattle y 'a} inlftitp B u r i e s er '� King G a !] n t -� tms t y r 1;��'� Cod'ig Park, 5" A" NPametiaDrive UPen spa- Park�'cY. aFac mmunffy' ' 8 i Genter � Cascade Kw Corn munkyPark rVCrestview �j Park `S Tac I .5 0.25 0 O-5 Miles TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 4 Bta:RiGe� Cat ort DenttPPaW 5�arfire Sports an arrreen Ritter Lot T t Tuktiseila Perrj�'_ParlavaylI —i p�;;RnieFvieiv Plaza 1 Bk R e l rout i li t4r}da � ti`s, I� '�P-i� M1d i Ken Figure I Legend Existing Trails Other City King County Tukv4la Bike Routes Parks ® Local Park [� Open Space Special Use Park Roads Roads River f Streams Annexation PAGE 6-4 The City partners with area schools to increase access to sport fields and playgrounds in areas that lack parks. The Highline and Tukwila School Districts partner with the City by leasing former school sites for park uses. In general, public schools also present an opportunity for access to recreation activities since they are well distributed in the City, especially in areas without access to park land. In 2011,Tukwila residents voted to create the Tukwila Metropolitan Park District to fund and operate the Tukwila Pool. This independent entity provides aquatics programming at the pool facility located on Tukwila School District property. The City also works with King County to expand park and recreation opportunities. ISSUES Several key issues are considered in the development of the parks, recreation and open space system over the planning period. Connection and Access The city's sloping terrain, the Green/Duwamish River, and presence of busy streets and major highways all lead to physical barriers for pedestrians and cyclists. Although there is untapped recreational potential in the Green/Duwamish River, there are limited connections to the waterfront and a need to expand river access opportunities. These issues may be addressed either by creating additional and non-traditional opportunities in underserved neighborhoods and/or finding ways to increase transportation alternatives to serve existing recreational sites. Disconnected and Limited Open Space Network Open spaces are undeveloped areas that that offer natural system benefits and/or provide for public use such as trail activities and water access. These sites include riverfront lands, wooded areas and/or steeply sloped hillsides. The environmental benefits of open spaces are also discussed in the Natural Environment element. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-5 Green spaces and waterways are important to the City's environmental and community health, and residents value the protection of these resources. If and when acquisition of property is not appropriate, maintaining open space through regulation is an option. Encouraging and supporting voluntary community stewardship efforts to further restore and preserve these areas builds community and support for that network. Community Gathering Spaces Many residents come from cultures that especially value community gathering places. Having open and welcoming places for small and large groups to come together fosters a sense of community. Activities could range from socializing and celebrating to farmers markets and even gathering places in the event of emergencies. There are currently limited areas that can accommodate large public gatherings within the park system. A large site acquisition could address this need, as well modifying existing parks to accommodate larger group activities. All the spaces will need to be well -located, safe and accessible for a wide range of ages and abilities, and contribute to the City's identity. A community -wide process could help identify the location of a large public gathering place. Population Growth and Changing Demographics PREPARING FOR FUTURE GROWTH The City expects significant growth over the planning period, although exactly when the growth will occur is unknown. Change is likely to happen slowly during the planning period and then increase in the urban and local growth centers when the tipping point occurs in the transformation of the suburban to urban setting. Major new development is planned for the Southcenter and Tukwila South areas. New residents and visitors will require additional services and recreation opportunities CELEBRATING_ DIVERSE CULTURES The City's changing population base and its great cultural diversity mean that Tukwila must be able to anticipate and respond to the changing needs of its residents, in order to provide recreation services that fully serve many different backgrounds and demographics. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-6 Access, Awareness and Affordability AFFORDABLE AND CONVENIENT OPPORTUNITIES Tukwila residents desire recreational opportunities that are close to home. Residents — in particular area youth — seek affordable places to play at convenient times and locations. EXPANDING AWARENESS Many residents are unaware of existing opportunities and benefits, and there is a need to strengthen participation and involvement from the public to improve the park system. The City's traditional means of advertising its services will need to expand beyond the recreational brochure, City website and community signage, to reach and engageTukwila's busy, diverse, multi -cultural and multi-lingual population. MAXIMIZING CAPACITY Many of the City's developed parks have limited capacity for additional features due to their small size. The open spaces are environmentally constrained and there is little land available for expanded or additional parks. Demand will continue to grow, so the City will need creative ways of expanding recreation resources that do not require large land acquisitions. PARTNERSHIPS Partnering with neighboring jurisdictions, private and public providers, and other groups in Tukwila can be a means of increasing access to recreational opportunities and recreational capacity. Healthier People and Places The residents of Tukwila, along with other South King County jurisdictions, have a lower expected life span and higher incidence of chronic disease than other areas of the County. Exercise, play and access to healthy foods and outdoor spaces are all needed to support happy and healthy lifestyles. Sustainable Maintenance The City's park system has a number of small facilities that are less economical to maintain and that provide less than optimal recreational function. Future improvements and acquisition decisions should be tied to maintenance needs in order to sustain the system. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-7 TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 4W. ISI ��' o I PROS System Concept Map Figure 2 Legend Project Type 0 Expanded Capacity G Partner Sites Riverfront Projects U Sustainable Stewardship --w-Connections Corridor Plan Existing Trails -- Other City - - King County Tukwila Bike Routes Parks Local Park Open Space Special Use Park Roads — Roads River l Streams Annexation PAGE 6-8 GOALS AND POLICIES Goals and policies guide the desired future of the parks, recreation and open space system over the planning period. Policies reflect public needs, past and current planning efforts and priorities, as well as strategic planning, design and management principles. The Tukwila Parks, Recreation and Open Space System Concept Map is the graphic representation of these goals and policies. (Figure 2) GOAL 6.1 Safe, Convenient and Connected System — Parks, recreation'opportunities and open spaces that are close to home and/or work and that are interconnected by safe streets, off-street trails and public transportation. POLICIES 6.1.1 Create a system of close -to -home recreation opportunities, aiming for a 1/4 -mile to 1/2 -mile travel distance between most residential uses and parks and recreation areas. 6.1.2 Create a system of close -to -work recreation opportunities, aiming for a 1/4 -mile to 1/2 -mile travel distance between most employment places and parks and recreation areas. 6.1.3 Link parks to neighborhood gathering spots and other destinations in the community and region such as schools, neighboring jurisdictions, regional parks and natural areas, and major employment centers. 6.1.4 Improve the pedestrian and bicycle environment by creating safe and efficient connections across busy streets, railways and the Green/Duwamish River. 6.1.5 Increase physical and scenic connectivity with the Green/Duwamish River. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-9 6.1.6 Integrate linkages to recreation areas and open spaces when planning and designing the transportation system. 6.1.7 Include the availability of public transportation with the design and provision of parks and recreation programs and services. 6.1.8 Strive for a safely -designed and maintained trail system. 6.1.9 Distribute public recreational facilities throughout the City so that they are easily accessible to residents, visitors, and those who come to Tukwila to work. 6.1.10 Create a trail system that links significant community focal points, and links the lowland and upland trails at strategic points. 6.1.11 Connect concentrations of commercial and retail activity with the trail network. 6.1.12 Maximize potential and capacity of existing parks and recreation resources to offset existing and future demand. Implementation Strategies Replace numerical park land level -of -service standard with an overall park land service area distance. 11 Update the Public Recreation Overlay Comprehensive Plan designation to reflect the goals of this Element and of the Concept Map. 59 Pursue trail easements in areas with natural amenities, and incorporate them into a City-wide trail system. Seek trail easements from willing private property owners where no public right-of-way is available for a link in the network, FR Consider the street sidewalk system as a link in the connecting network, when necessary. Invest in bicyclist and pedestrian safety improvements identified in the Parks, Recreation and Open Space Plan and the City's Walk and Roll Plan. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-10 GOAL 6.2 A Network of Green Spaces - Recreational amenities, historical sites, rivers, wetlands, creeks, and other natural resources that are connected to each other and neighboring networks of lands. This network defines Tukwila as a Northwest city, and includes visually significant bands of vegetation that contrast with the built environment. POLICIES 6.2.1 Recognize that the City's open space network will be made up of public and private lands that provide or have the potential to provide the following functions: • Passive recreational resources; • Non -motorized transportation links between network lands; • Flood control functions and stormwater detention; • Water quality enhancement, such as biofiltration; • Preservation of and public access to community landmarks that help make up the City's identity, including the river and historic sites; • Urban forest preservation and enhancement, and vegetated corridors; • Wildlife habitat and opportunities for salmon habitat enhancement; and/or • Other public benefit. 6.2.2 Use the following as guidance to select and acquire for public purchase or donation land: • Provides public access to or along the river, other waterway, or a wetland; • Provides a corridor for a trail network connection; • Has potential to fill gaps in the park system, including under -served neighborhoods; • Protects important natural resources and/or other elements of the natural environment; • Would otherwise be developed for a use that will reduce the open space function of the property; • Provides a buffer between residential areas and industrial areas, highways, and railways; and/or • Provides other public benefit. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-11 6.2.3 Retain and expand the open space network through acquisition, donation, easements, partnerships and regulation. 6.2.4 Coordinate with other regional and local plans to complement and enhance the Tukwila open space network. 6.2.5 Integrate natural features, such as daylighting streams, and adding trees, shrubs and other plants into the built environment, including residential, commercial and industrial areas. 6.2.6 Pursue efforts that increase the public's awareness and stewardship of the City's open space resources and benefits, such as volunteer events and development and distribution of information. Implementation Strategies Apply a range of measures to preserve and protect the open space network, including: Sensitive areas regulations. %-- Shoreline regulations. -- Land altering regulations. Landscaping regulations. Tree regulations. Parks Impact Fees. N'Pursue acquisition and development of the high-priority needs through the Capital Improvement Program (CIP), as guided by the Parks, Recreation, and Open Space Plan. N Develop property sale and review procedures with local public and private agencies for potential open space acquisition sites. Maintain and protect undeveloped rights-of-way within or adjacent to parks and the open space network. Work with property owners and encourage non -purchase options, including conservation easements, current use assessment, and development covenants. Accept donations of properties where public benefit is anticipated or planned. � s Design site planning and subdivision standards that offer flexibility and reflect the purpose of open space network areas. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-12 ■ Develop a comprehensive vision for recreation along the Green/Duwamish River Corridor. ■ Update tree protection and clearing regulations that achieve open space network and natural environment goals and policies. ■ Pursue an urban forestry program to implement policies in the Natural Environment element of the Comprehensive Plan. ■ Conduct a city-wide tree inventory, and identify ways to improve and increase the urban tree canopy. ■ Maximize external funding opportunities and seek matching funds from other sources, for the purchase of open space lands identified for acquisition. ■ Continue to work with businesses, private property owners and volunteers to maintain and foster stewardship of open space areas. GOAL 6.3 A Sense of Community - Tukwila's parks and recreation opportunities build community cohesion by providing places and programs for social interaction and gatherings of all sizes, with designs that strengthen community identity. POLICIES 6.3.1 Design parks and recreation facilities that encourage social interaction and the gathering of large and small groups. 6.3.2 Design parks and recreation facilities that celebrate unique features of Tukwila and that contribute to quality of life and neighborhood needs. These features should reflect neighborhood height, bulk and scale. 6.3.3 Sponsor community events that encourage interaction between neighbors and celebrate the diversity of Tukwila. 6.3.4 Interpret local culture, history and environment throughout the system. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-13 6.3.5 Work with Tukwila Arts Commission to integrate art throughout the City. 6.3.6 Support plans, policies, projects and programs to expand and improve the park and open space system in the Southcenter, Tukwila South and Tukwila International Boulevard areas, and seek opportunities to develop new facilities and programs that enhance the overall experience of residents, while also considering the needs of employees, business owners and visitors. 6.3.7 Where feasible, acquire parks to serve as buffers between residential uses and industrial areas, highways or railways. Implementation Strategies Add places for social gathering by adding features in parks with existing capacity and in new facilities. :Ate Increase access to places for social gathering in identified focus areas of the Parks, Recreation and Open Space Plan. Y Identify and secure a suitable location for a larger -scale public gathering space —including but not limited to the Southcenter/Tukwila Urban Center area and the Tukwila International Boulevard area — per the Parks, Recreation, and Open Space Plan. Develop design guidelines to ensure that uses and structures adjacent to parks recognize and complement open spaces and public amenities. Prepare standards and guidelines for parks and open spaces that ensure access to sunlight, a sense of security, seating, landscaping, accessibility, and connections to surrounding uses and activities. Work with public agencies to incorporate public spaces as an important element of major public transportation, utilities and facilities projects. Develop strategies for public-private partnerships that will result in public open spaces to serve as focal points and settings for special events and other activities. M, Examine alternative spaces for each neighborhood in identified park access gap areas that could be used to create a neighborhood gathering spot. 'y Consider locating parklets in commercial areas, such as in the vicinity of Tukwila International Boulevard and the Tukwila Urban Center/Southcenter area. H Partner with Tukwila Village to provide asocial gathering space. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-14 GOAL 6.4 Opportunities for All - Tukwila's parks, recreation opportunities and public services offer something for all ages, abilities and cultures, in settings, locations and times that are convenient to as many as possible. POLICIES 6.4.1 Offer flexible recreation programming that is constantly improving and responding to current trends and community desires. 6.4.2 Provide programs that embrace Tukwila's many cultures, customs and interests. 6.4.3 Design accessible parks, facilities and programs for all ages and abilities. 6.4.4 Increase the capacity at existing parks and recreation facilities to maximize use and expand public access. 6.4.5 Provide indoor and outdoor spaces designed for increased access and flexibility of use. 6.4.6 Consider future growth needs and planned density when providing parks and recreation opportunities to meet community needs. 6.4.7 Expand program options through enhanced partnerships with businesses and organizations, and through volunteerism. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-15 Implementation Strategies Use innovative outreach strategies to determine community desires and priorities in developing and locating program offerings. Add places for unstructured play by adding features in parks with existing capacity, as identified in the Parks, Recreation and Open Space Plan. Increase access to unstructured play in identified focus areas of the Parks, Recreation and Open Space Plan. Continue to seek locations for new sports fields and ball courts at sites with adequate capacity, as identified in the Parks, Recreation and Open Space Plan. Partner with the Highline, Tukwila, and Seattle school districts, the Tukwila Metropolitan Park District, King County, neighboring jurisdictions and other providers, to improve community access to programs and services during non -school hours. Identify locations and funding for a facility serving the Tukwila International Boulevard area. GOAL 6.5 Safe, Inviting and Affordable —Parks and facilities that are safe, well maintained and clean, and programs and services that are welcoming and accessible for all people. POLICIES 6.5.1 Design parks and public spaces using accepted public safety standards such as Crime Prevention through Environmental Design Principles (CPTED) or Defensible Space. 6.5.2 Reflect the highest standard of design quality in public developments to enhance neighborhood quality and set a high design standard for private development. 6.5.3 Develop park master plans or site designs that guide all major park improvements and that achieve cohesive design and efficient phasing of projects. 6.5.4 Involve the community, including expected users and neighborhood residents, in appropriate aspects of capital project and program planning and implementation. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-16 6.5.5 Involve community partners and volunteers in the construction and maintenance of parks to increase the sense of public ownership and reduce City costs. 6.5.6 Increase access to affordable, free or reduced -cost programs and services. 6.5.7 Expand awareness of the full range of program offerings and recreation options made available by the City and others. 6.5.8 Maintain parks and public spaces so that they are safe, clean and welcoming. Implementation Strategies ■ Develop and implement updated park design guidelines and policies. ■ Expand recreation programming and services in identified focus areas of the Parks, Recreation and Open Space Plan, using a combination of mobile programming, classes and activities held at City -owned and school district -owned locations, and other sites as appropriate. ■ Refine the cost -recovery framework to increase affordability of all programs. ■ Pursue alternative service delivery models, such as mobile programming at employment areas, to enhance programming options and convenience. ■ Partner with Highline, Seattle and Tukwila school districts, Tukwila Metropolitan Park District, King County, neighboring jurisdictions and other providers, to improve community access to programs and services. ■ Expand and enhance volunteer programs and opportunities. ■ Expand and diversify outreach efforts to increase awareness of and involvement in parks programs. ■ Develop and implement a procedure for working with expected park users and neighborhood residents when developing new parks or land features, or adding programs to existing parks. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-17 GOAL 6.6 Healthy People and Places - Parks and recreation opportunities that promote healthy, active lifestyles are designed and managed to engage and enhance the natural environment and the local economy. POLICIES 6.6.1 Provide services for all ages to encourage community members to try new activities and build a habit of healthy living. 6.6.2 Promote healthy food choices and active living programs as a central focus for community education. 6.6.3 Ensure that projects and programs create a social, economic and environmental benefit to the community. 6.6.4 Leverage the park, recreation and open space system to meet the needs of the residents while considering economic development and needs of visitors, business and employees. 6.6.5 Provide public education resources and volunteer opportunities to promote understanding and appreciation of Tukwila's natural environment and river ecosystem, while building an environmental stewardship ethic in the community. 6.6.6 Encourage and support the use of public lands for urban agriculture activities. 6.6.7 Promote urban agriculture activities through existing and new programming and partnerships. 6.6.8 Consider long-term management, operations and maintenance needs when implementing new projects and programs. 6.6.9 Employ best practices in managing facilities, parks and open space areas, and provide continuing education for City staff on these practices. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-18 Implementation Strategies ■ Provide accessible programs and classes that promote healthy activity and food choices for residents of all ages. ■ Develop a volunteer project database to serve as a clearinghouse for Citywide volunteer - opportunities. ■ Work with volunteer organizations and the City of Tukwila Parks Commission to identify ways to strengthen the park system. ■ Continue to provide a variety of volunteer programs, nature walks and interpretive services, as well as use of social media and public outreach, to foster long-term support and stewardship. ■ Create an environmental stewardship staff position to coordinate with other City Departments and volunteer organizations. ■ Increase environmental stewardship and awareness by offering food system and urban agriculture programs and classes. Identify joint -use agreements for publicly- or privately -owned sites for uses such as urban farms, community gardens and pea patches. ■ Seek development incentives, grants, and other funding sources, including public-private partnerships, to support development of urban agriculture sites and programming. ■ Review development regulations for barriers to implementing urban agriculture activities. ■ Identify the preferred location for an additional community garden, which may include a children's learning garden. ■ Encourage and support farmers' market opportunities that are accessible to all residents. ■ Develop and implement system -wide environmental strategies for management and operations. ■ Co -locate public infrastructure, environmental and recreational projects where practical. ■ Conduct maintenance efficiency improvements to better align smaller parks with the way these sites are used by the public. ■ Develop and use integrated pest management plans for all parks, with the least hazard to people, property and the environment. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-19 N', Regularly maintain and monitor natural areas to control invasive species and other impacts. Incorporate designs with green infrastructure, water and energy efficiency, recycling, waste prevention and low -impact design storm water management, that reduce environmental impacts. Implement recycling opportunities at all parks and facilities TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 6-20 CHAPTER NINE TUKWILA SOUTH TUKWILA COMPREHENSIVE PLAN 1�x f , :'ZEXHIBIT D r ' r 5.1 1 i } s , A :�. � �. y 4 t I y 4 Tukwila South Project Bouncla ext« TUKWILA SOUTH WHAT YOU WILL FIND IN THIS CHAPTER: • Background on Tukwila South's long-term vision as a multi -use, regional employment center, with residential and retail; • Discussion of issues that affect Tukwila South; and • Goals and policies for achieving long-term, quality development, while protecting the environment and providing recreational opportunities. PURPOSE Tukwila South is intended to be a multi -use regional employment center containing technology, office, commercial and residential uses. National and international employers will be featured in campus settings. Retail activities may range from individual large-scale national retailers to neighborhood retail and shopping centers that support office and high-tech campuses and residential neighborhoods. Residential uses may include a mix of single-family and primarily multi- family dwellings at low, medium, and high densities, providing a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials, combined with traditional Puget Sound building elements. ISSUES Unified Ownership—Shared Vision The Tukwila South area comprises nearly 500 acres and is largely under single ownership by Segale Properties LLC, with a few parcels owned separately. In 2009, the City of Tukwila approved a master plan for the Tukwila South Project, which comprises a majority of the Tukwila South area. The Master Plan defined the goals, objectives and vision for the Tukwila South project area. Also in 2009, the City of Tukwila and Segale Properties LLC, entered into a Development Agreement for Tukwila South project that vests the project to existing land use regulations until 2024. Both the Master Plan and the Development Agreement reflect the shared vision of the City and Segale Properties LLC in the future development of Tukwila South. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-2 4 •`^II r'M� �.II .�,t'�.. t 77 444��JlJ .� 4 i � a � s� � � ,•� � _ ,'�� - °� X80 �`-�j .� f rOJAI 16 �4- M jJ 44i 16 AV �"� � �-, , � `tet �,, • ,� r' , L��.I1'l['V S 200th Sty ;Y ,' ., ' • t Legend D •. ♦ r' `�. _ 1 1 `Tukwila City Limits 1„ Mimi S 204}}�ra l N1 m `■ulTukwila South Overlay ramfewgemrtwsounmxa Aerial View of Tukwila South TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 U:J�J U W PAGE 9-3 FLOOD CONTROL Flood control is regulated and managed by several levels of government: • The Federal Emergency Management Agency (FEMA) maps flood plains and operates the National Flood Insurance Program. In Tukwila, this program covers the urban center, part of Tukwila South, the light industrial area south of South 180th Street, and Fort Dent Park. The US Army Corps of Engineers permits, certifies and, in some cases, operates federally -constructed levees for flood control. Tukwila has a federally certified levee on the left bank of the Green River between SR - 405 and South 190th Street. • The King County Flood Control District is a special purpose government agency charged with funding, policy development and construction projects to improve flood control structures throughout the County. Tukwila contracts with the Flood Control District for levee maintenance services. Tukwila's Comprehensive Plan includes goals, policies and implementation strategies that are consistent with King County's policies related to flood management. The City has responsibility for localized flooding from streams. Flood control projects are identified and prioritized in its Comprehensive Surface Water Plan and individual stream basin plans. Land Use and Environmental Much of Tukwila South lies in a valley formed by the Green River, with a valley wall to the west consisting of both steep and moderate forested slopes. Until recently much of the valley portion of the site was used for agriculture, along with residential and commercial uses in the north part of the area. Several watercourses, some of which may be salmonid bearing, and wetlands have been identified in Tukwila South, both in the valley and on the slopes to the east of Interstate 5 and Orillia Road South. The Tukwila South Project, being completed by Segale Properties under a Development Agreement with the City, includes the alteration of two streams and filling of several acres of wetlands. As mitigation for these alterations, stream and wetland enhancements have been completed south of South 200th Street. Additional fisheries impacts are being mitigated by construction of a seven -acre off -channel habitat area adjacent to the Green River. A segment of the Green River levee protecting the west valley floor in Tukwila South has been reconstructed to enhance flood protection of the area and to ensure reasonable flood insurance costs for property owners. Additionally, the City has issued Segale Properties LLC a grading permit that allows the Tukwila South project to be filled well above the 100 -year flood elevation. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-4 The valley wall represents a large portion of Tukwila South. This area is predominantly vacant with some low-density residential detached single -unit structures. Landslide potential is moderate to high for portions of the valley wall. These areas are protected by Native Growth Protection Area easements and will remain undeveloped in perpetuity. Transportation, Access and Utilities Two new street projects have been completed to improve circulation in and around Tukwila South. The extension of Southcenter Parkway through Tukwila South has greatly enhanced the development potential of the area. The construction of South 184th Place to replace South 178th Street has provided a safer east/west connection for south King County residents. Utilities, such as electric power, gas, communication, water and sewer, have been constructed in Tukwila South, and are capable of serving the envisioned future urban development. A regional surface water system for management of stormwater is being developed in Tukwila South. (The south portion of the system has been constructed; the north portion will be constructed in the future.) Tukwila South has excellent connectivity to the regional freeway system, with direct access available to Interstate 5 and State Route 167. Access to Interstate 405 can be obtained via State Route 167 or West Valley Highway. Mass transit to the area is currently limited, and the area is not served by either light or heavy rail. Services The area is located adjacent to the Tukwila Urban Center area, which has one of the largest concentrations of retail square footage in the region. Tukwila South is currently served by Highline, Kent and Renton School Districts. Children currently living in the area are bused to Renton for school. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-5 THE TEN PRINCIPLES OF THE TUKWILA SOUTH MASTER PLAN D LONG TERM VISION -The development of Tukwila South will be guided by a long-term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by parcel -basis. D CREATING A DESTINATION —Tukwila South will become a regional destination. D BUILDING VALUE — Development decisions will be weighed by their ability to maximize the site's potential to create value. D MULTIUSE —Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial retail users. Residential is also being considered to bring additional vitality to the area. D INCREASING DENSITY OVERTIME —Tukwila South will be planned to accommodate increased density over time. D QUALITY OF ENVIRONMENT—Tukwila South will create a memorable and regionally identifiable place. GOALS AND POLICIES Quality Development GOAL 9.1 Tukwila South will become a regional destination developed with high-quality mixed-use, office, retail and residential uses, while protecting the environment and providing recreational opportunities. POLICIES 9.1.1 Implement the long-term vision and 9.1.2 9.1.3 D CONNECTIONS —Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and other uses. This principle goes on to discuss the need to provide pedestrian connections throughout the project. master plan for Tukwila South, in order to create a more cohesive development pattern than if the property was developed on a parcel -by -parcel basis. Design infrastructure to accommodate increased employment and residential density over time. Encourage the use of entry features, landscaping and public open space to make Tukwila South a memorable and regionally identifiable place. DAMENITIES —Tukwila South will create a 9.1.4 Encourage development in Tukwila comprehensive amenities system that leverages the South to have internally integrated site's assets. districts and uses, in addition to external D IMPLEMENTATION STRATEGY— Development connections to neighboring and regional must be strategically phased to successfully transition assets. Tukwila South from agricultural and industrial property to an urban destination. 9.1.5 Construct a comprehensive amenity ENVIRONMENTAL STEWARDSHIP —Tukwila South system in Tukwila South that leverages will be developed in a manner that preserves, protects, the area's assets. and restores the natural features of the area. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-6 9.1.6 Ensure development in Tukwila South is designed and implemented in accordance with the approved Sensitive Area Master Plan, to protect and enhance the natural environment. 9.1.7 Support efforts to relocate the City boundary between the cities of Tukwila and SeaTac, using Interstate S as a logical boundary between the two cities. Implementation Strategies ® Zone for office, technology/flex space and housing, while limiting the overall size and type of retail and service uses. ■ Administer the City's Commercial Design Guidelines for Tukwila South. E Develop Residential Design Guidelines for Tukwila South. ® Regulate, implement, and monitor sensitive areas in accordance with the sensitive areas master plan. ® Obtain easements and, when funding is available, construct a north/south river trail. ® Explore a pedestrian connection over the Green River that connects Tukwila South to the City of Kent on the east side of the Green River. ® Ensure that internal pedestrian connections are in place to connect buildings with one another ® Partner with the City of SeaTac and King County to lobby the Washington State Department of Transportation and regional agencies for improved freeway access at South 188th Street. Lobby King County Metro and Sound Transit to increase mass transportation in the area, including rapid ride buses, express bus services, and light rail. i Develop a system to track trip generation in Tukwila South, to ensure that the terms of the Development Agreement with Segale Properties, LLC Inc. are met. N Obtain City control and ownership of Segale Park Drive "C" per the Addendum to the Tukwila South Development Agreement. Develop an Interlocal agreement to realign the corporate boundary between Tukwila and SeaTac. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-7 CHAPTER FIFTEEN ROLES AND RESPONSIBILITIES TUKWILA COMPREHENSIVE PLAN ATIl E3 HAZARDOUS MAIE :;)4,;'ire EXHIBIT E I I A� �, )!la , %, wl, 1. Aak. A ROLES AND RESPONSIBILITIES WHAT YOU WILL FIND IN THIS CHAPTER: • A description of Tukwila's roles and responsibilities toward the community for a positive social environment; • An overview of issues that affect provision of a firm foundation, safety and security, enhanced communication, and engagement for the entire community; • A discussion of the importance of being involved in issues and agencies beyond Tukwila's borders; and • Goals, policies and strategies to achieve a stronger community and expand regional opportunities. PURPOSE The Comprehensive Plan focuses on Tukwila's natural and built environments, for which the City has a mandated and historic responsibility to be a steward for current and future generations. Most Comprehensive Plan goals and policies are concerned with how land is used and protected, and the extent to which the physical environment and design promote positive human interaction, mobility, and a sense of community. By contrast, the Roles and Responsibilities Element deals with the social environment. It aims to relate the goals and policies described elsewhere in the Plan to the City's vision of compassion and support, responsibility and involvement, and education and organization that is essential to a safe, secure and successful community. This element is about the roles Tukwila serves and its responsibilities toward the community: recognize and solve problems to ensure that basic needs are met; provide for safety and security; communicate broadly and with clarity; reach out to diverse communities to increase engagement by all residents; and realize Tukwila's role in the region. Photo credit: Senior Services TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-2 ISSUES A Firm Foundation for A11 The City's commitment, articulated in its Mission Statement and Strategic Plan, is to provide superior services that support a safe, inviting, and healthy environment for all Tukwila's residents, businesses and guests. Despite the region's wealth and the ongoing investments in public and human services, inequity persists and has in some cases expanded. Historical data has consistently revealed disparities in social, educational, health and economic outcomes based on race, income and other factors. Tukwila's community, similar to other South King County cities, has experienced lower incomes, less educational attainment, higher rates of chronic disease and morbidity, and a higher percentage of residents needing human services assistance. Tukwila's high numbers of immigrants, refugees and their children may struggle as they seek employment or services or when in the classroom, trying to learn English while receiving limited support for their home language and culture. Long-time residents, including minorities, seniors, adults and families, may face challenges in meeting basic needs. To accomplish the goals and vision of the Strategic Plan and Comprehensive Plan will require both City services and an emphasis on partnering and collaboration to meet human services needs. Assisting and supporting residents to meet basic needs and gain skills will ultimately enable them to engage more fully in the life of the City. Safety and Security Perceived or actual lack of safety and security can hinder both individual and community development and feelings of well-being. Increasing the City's collaboration with the whole community around these issues will help efforts to reduce and prevent crime, and enhance the overall sense of safety and security. Security also extends to emergency planning for natural and man-made emergency events, such as earthquakes, terrorism or the effects of climate change. The City anticipates and has planned for these types of situations through efforts such as its Comprehensive Emergency Management Plan, and Continuity of Operations Plan. Strategies that enhance public safety and security will ultimately strengthen the community. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-3 Communication and Involvement Meetings at City Hall, printed mailings and website articles often have been used to inform citizens about issues and events, and solicit their opinions and involvement in City affairs. While these methods are effective with some people, we recognize the need to adopt a broader approach to communications in Tukwila. Although some Tukwila residents may choose to be involved in City activities, otherTukwila residents may not be involved or represented due to cultural differences, language issues, age, economic status, lack of time or awareness. Diverse communities may require non-traditional methods of communication and engagement. City processes and regulations that seem confusing and difficult for the public may present an additional obstacle to clear communication and engagement between the community and the City. A key challenge is developing communication tools that are clear, effective and appropriate, so that all residents are aware of and can choose to participate in the processes and decisions that affect them. Communication within and across City departments is crucial for developing a coordinated approach to problem -solving. Regional Opportunity and Role Many issues that the City faces are not exclusive to Tukwila, but are prevalent throughout the region. Sitting at various regional tables can both drive and support policy and strategy that affects Tukwila. The City benefits from engaging in regional partnerships in order to achieve its long-term goals. For example, the City's Human Services Department has long engaged with other cities and King County to craft more efficient ways to plan and deliver services, and provide strategic direction about how the County allocates funds for housing and community development. Emergency Management staff participate in maintaining the Regional Catastrophic Plan so that resources can be shared and efficiencies gained. Community Development staff are involved with inter -jurisdictional groups to develop and share policies and standards. Participation by elected officials in local, regional, Statewide and national organizations provides many benefits, including education on emerging issues and forging valuable partnerships. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-4 GOALS AND POLICIES GOAL 15.1 Provide a high -performing, service- and results -oriented government that works with citizens, citizens groups, institutions and service providers to recognize and solve problems within the community. Firm Foundation POLICIES 15.1.1 Implement the human services strategic approach and program to support a solid foundation for all Tukwila residents, by providing high-quality services and actively collaborating with service providers to help meet basic needs and job readiness, including: • Safety net for urgent and basic needs, • Positive and healthy relationships, • Support for self-sufficiency, and • Information referral. 15.1.2 Enhance and encourage effective partnerships across City departments and with providers to meet community needs. 15.1.3 Ensure that land use, urban design, transportation, economic development and other policies, plans and projects in Tukwila consider human services impacts, and benefit existing and future populations in an equitable manner. 15.1.4 Promote health, safety and the quality of life through responsive and responsible investment of public funds in social and human services. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-5 Implementation Strategies ■ Advocate for populations with access and functional needs, and increase understanding of the challenges they face. ■ Disseminate information on local and regional human services programs. ■ Work collaboratively with local partners to ensure that human services are accessible. This could include co -location of services within organizations, i.e., providing contracted services in the Tukwila School District or supporting providers that engage with various City populations with multiple access barriers. ■ Strengthen and enhance informal supports and networks that help individuals and families access resources, connect to jobs, and provide other social and financial support. ■ Strengthen the City's partnership with schools to identify and pursue shared goals toward building healthier students and families. ■ Expand programs that support students and recognize Tukwila students' excellence, such as classroom visits by City staff and the Tukwila City of Opportunity scholarship. ■ Establish and maintain partnerships with Tukwila and Highline School Districts, college and technical schools, Small Business Administration, and micro -enterprise support groups to provide employment readiness and related services. ■ Encourage connections among educators, service providers and businesses to link residents with job training and employment opportunities. ■ Consider examples and models for public/private partnerships that will promote the development of needed services and facilities, such as childcare, social service and medical facilities, recreational uses, housing, healthy food options and community facilities. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-6 Safety and Security POLICIES 15.1.5 Foster an environment of safety for those who live in, work in and visit Tukwila, through a broad and collaborative approach to reducing and preventing crime that increases the sense of safety and security. 15.1.6 Maintain and update as required a City-wide Comprehensive Emergency Management Plan (CEMP) and program, which: • Establishes a comprehensive all -hazards approach to incident management; • Ensures ongoing operation and continuity of City government; • Uses the National Incident Management System (NIMS); • Serves to inform and educate City employees and the community about emergency preparedness measures for all hazards, including flood and climate -related emergencies; • Effectively utilizes available resources from all City departments and mutual aid partners, in an adequate and timely response to emergency situations; and • Addresses emergency preparedness for those with access and functional needs, coordinating a broad range of stakeholders to improve planning and responsive service. 15.1.7 Continue to meet or exceed Federal minimum standards for the National Flood Insurance Program to better protect public health and safety, and to achieve flood insurance premium discounts. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 EMERGENCY PLANNING Did you know that Washington State has the third highest threat of earthquake in the United States? The Puget Sound area itself has nearly 1,000 minor earthquakes each year. Disaster preparedness is not just about earthquakes though. Severe weather, flooding, hazardous material spills, explosions, terrorism or multiple cases of sudden illness are just a few examples of disasters that could occur in our community. Although disasters are generally not predictable, the impacts of a disaster on Tukwila families, homes, and businesses community can be lessened with advance planning. In a major disaster, it might be several days or longer before vital services are restored. In order to be ready, all residents, families and businesses should establish an emergency plan, prepare an emergency kit and be informed. PAGE 15-7 NIGHT OUT AGAINST CRIME Each year, hundreds of Tukwila residents join their neighbors in celebrating an evening of fun while sending the message to criminals that they are not welcome in Tukwila! National Night Out is an annual event celebrated across the U.S., Canada and military installations and in Tukwila. An early August evening is set aside for Tukwila neighbors to come together to meet one another, and share crime prevention tips. Tukwila Police and Fire Departments as well as City Council members, Code Enforcement officers and Tukwila Human Services representatives visit neighborhood events to meet community members, and listen to concerns. 15.1.8 Ensure the City of Tukwila's continued participation in the National Flood Insurance Program through periodic review and updating of flood plain management standards and the flood zone construction permit process. 15.1.9 Encourage long-term community environmental security by supporting and implementing the U.S. Conference of Mayor's Climate Protection Agreement, climate pledges and commitments undertaken by the City, and other multi - jurisdictional efforts to reduce greenhouse gas emissions, address climate change and other impacts of changing global conditions. 15.1.10 Lead by example to establish policy decisions and priorities, and design programs and facilities that consider long-term impacts on natural and human environments to address sustainability and climate change. Implementation Strategies ■ Use design guidelines that implement environmental design and defensible space principles to improve public safety. ■ Engage businesses and residents in preventing crime and preparing for emergencies. ■ Support and advance community -oriented policing (e.g., Block Watch program, National Night Out Against Crime, Citizen's Academy). ■ Adapt and expand crime prevention, emergency education and personal safety programs to reach diverse populations and to be culturally appropriate. ■ Review case data to identify frequent violators and coordinate with service providers to resolve issues. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-8 ■ Establish and operate a citizen's community policing task force. ■ Use police satellite centers to strengthen ties with the community. ■ Continue to fund housing weatherization and rehabilitation programs. ■ Support Tukwila's crime -free multi -family and crime -free hotel/motel programs. ■ Support and enhance strict enforcement of health and safety codes. ■ Implement the Emergency Services Plan. ■ Employ a centralized emergency operations center. ■ Offer accessible emergency education programs and workshops, on topics such as earthquake preparedness, that increase public safety and strengthen ties between the City and the community. ■ Reduce the City's direct carbon emissions through specific steps, such as use of LED bulbs, lower emission fleet vehicles, solar panels on City facilities, energy conservation and other actions. ■ Promote community awareness, responsibility and participation in sustainability efforts, through public outreach and education programs and other opportunities for change. Serve as catalyst and facilitator for partnerships to leverage change in the broader community. ■ Continue City-wide training and awareness for increasing cultural competency, to better engage with Tukwila's diverse population. ■ Use strategies such as Community Connectors and culture -specific materials that connect directly with diverse communities to provide crime prevention and emergency planning, information and training. ■ Improve relationships between the City and the entire community concerning public safety. ■ Develop long-term partnerships and improved communication among residents, businesses, schools, social service organizations, Tukwila Police Department, and other City staff in crime intervention and safety enhancement programs. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-9 Communication and Engagement POLICIES 15.1.11 Use frequent and open communication and collaboration as an operating principle in all affairs of the City. 15.1.12 Improve the City's ability to build trust and work with all members of the community. 15.1.13 Design and implement processes and programs to be user-friendly for the public and efficient for City staff. 15.1.14 Broaden the City's outreach and communications toolkit to include innovative technology and formats that enable two-way communication. 15.1.15 Strengthen the City's ability to engage with diverse populations within the community, particularly those that do not participate in traditional formats, by using a variety of participation techniques to reach all segments of the population, where appropriate, at a suitable level of involvement and effort for the issue at hand. 15.1.16 Build meaningful connections between the City and the diverse communities that make up the broader Tukwila community to foster their participation and involvement in City affairs and decision-making processes. 15.1.17 Encourage community organizations (school groups, service clubs, community clubs, youth sports clubs, etc.) that highlight service and respond to issues and needs. 15.1.18 Use the skills of community members in appropriate paid and volunteer tasks and programs. 15.1.19 Encourage the participation of dedicated, community -oriented volunteers on City boards and commissions, aiming for a broad and balanced representation of members from the entire community. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-10 Implementation Strategies ■ Develop and use clear, well-documented administrative and permitting processes. ■ Provide timely and effective public notification of City actions (i.e., meetings, land use applications, etc.) to encourage early and meaningful public participation. ■ Use technology to make it easier for residents and businesses to interact and do business with the City (i.e., permit applications, development review, etc.). ■ Conduct periodic and comprehensive reviews and updates of the Tukwila Municipal Code and administrative policies to clarify intent, address changed conditions, and eliminate contradictions. ■ Develop regulations and programs that are easy to understand for all citizens and businesses. ■ Support and advance clear, consistent code enforcement activities. ■ Provide innovative opportunities for all community members to be informed of and involved in local government issues, activities and events. ■ Embrace the community's cultural diversity, and use cultural resources to promote cross-cultural awareness and to explore differing points of view. ■ Expand the linguistic and cultural competencies of the City Council, staff commissions and other City representative groups through recruitment, training and hiring. ■ Adopt engagement strategies, such as Community Conversations and Council Chats, that bring City staff and elected officials out into varied sites in the community to engage in meaningful dialogue with diverse cultures. ■ Use and expand the capability to connect regularly on various issues with diverse communities and groups via Community Connectors or a similar mechanism. ■ Develop a comprehensive communications plan that considers all aspects of communication with the public. ■ Prioritize upgrading and expanding the City of Tukwila's communications capabilities, including graphics, website, social media and other developing technologies for greater ease of use and clarity. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-11 ■ Provide expanded language capability in City communications: ➢ Translate key elements of the City ofTukwila's website and other materials into the City's most common non-English languages as appropriate; ➢ Make interpreters readily available in conducting City business. ■ Provide meeting, training and recreation space in City facilities, giving highest priority to local community groups and organizations. ■ Assess and provide outreach to the community to create and use a list of interested volunteers and their related skills and interests. ■ Utilize a volunteer coordinator. Regional Responsibility GOAL 15.2 Foster a strong sense of our City's regional responsibility and accountability balanced by on awareness of regional impacts on the City and its citizens. POLICIES 15.2.1 In reviewing proposals to site new or expanded essential public facilities within the City, Tukwila shall consider accepting its regional share of facilities which supply essential services, provided: - other communities accept their share as well; - the funding of regional facilities sited in Tukwila relies on an equitable regional source of funding; and - the siting of all essential public facilities is based on sound land use planning principles, and is developed through working relationships with affected neighborhoods, special purpose districts, ports, and other agencies which serve the Tukwila community. 15.2.2 Assure that essential public facilities are located where necessary, and that they are conditioned as appropriate to ensure equity and to mitigate their impacts on the community. 15.2.3 Site public capital facilities of a Countywide or Statewide nature to support the Countywide land use pattern, support economic activities, mitigate environmental impacts, provide amenities or incentives, and minimize public costs. Amenities or incentives shall be provided to neighborhoods/jurisdictions in which facilities are sited. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-12 Implementation Strategy ■ Work collaboratively with other jurisdictions and consider environmental justice principles when siting regional capital facilities to foster the development of a healthy community. GOAL 15.3 Benefit the community by participating in regional, State and national forums. 15.3.1 Enhance Tukwila's interests through participation in regional, State and national organizations and committees, and by developing partnerships that affect the City, its residents, businesses and the natural environment. Implementation Strategies ■ Encourage and support broad participation of City staff and elected officials in regional, State and national committees, agencies, organizations and other partnerships to benefit the City of Tukwila and the community. ■ Seek leadership positions in local and regional bodies when Tukwila's interests are affected. ■ Inform the public of elected officials' and staff work with external organizations that provide significant benefit to the City, its residents, businesses and natural environment. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 15-13 Roles and Responsibilities Element General Approach: The Roles and Responsibilities element deals largely with the social, rather than physical, environment. It focuses on the importance of providing a service-oriented government structure, and the need for City government to work with its citizens and citizen groups to identify and solve problems within the community. Updates will primarily address social equity and ways to ensure that Tukwila's diverse population needs and concerns are expressed and addressed. The primary concerns of the Roles and Responsibilities element are addressed in the Strategic Plan. Updating this element mainly requires integrating the appropriate portions of Strategic Plan document with the Comprehensive Plan, and developing implementation strategies. It might be appropriate to move some policies from the Community Image element to Roles and Responsibilities, as well as add local food and health-related policies here. Contents: Purpose—Edit and update Goals and Policies— • Incorporate Strategic Plan goals, objectives • Incorporate regional documents (Vision 2040, KCCPP) to address social equity/social environment. Consider adding health and local food policies. • Update Implementation Strategies—Update existing and develop new Background Report: The Background Report is a narrative document, prepared in 1994, and not updated in 2004. It is probably not needed at all. If desired, a demographic summary can be prepared to provide background information about the Tukwila community in order to address social equity issues. Outreach: Much of the outreach/information-gathering that was done in 2012 for the Strategic Plan applies directly to the Roles and Responsibilities element, and remains valid. No specific outreach activity will be required. It is not desirable to ask the same questions repeatedly. If desired, a question or two could be included via the Community Liaisons, or an online survey that also deals with other Comp Plan elements in February, 2014. C:\Users\DCD-Admin\Downloads\Roles and Responsibilities --Workplan 12.13_l.docx Rf 12/16/2013 WORK PLAN --Roles and Responsibilities element Activity/Task Target Date Notes Review existing policies, February 10, 2014 KCPP, PSRC and Vision 2040, Strategic Plan Outreach via online survey IT—Survey posted Feb., (housing, TIB, 2014 neighborhoods, food) SEPA –prepare checklist March 17, 2014 Get blurbs from all planners re their chapters Develop and revise policies, March 31, 2014 Use input from 3/6/14 and strategies (per Strategic 3/8 Community Plan, other docs, add flood Conversations policies as appropriate) SEPA Determination March 31, 2014 Incorporate info from (completed E13-004) planners for all elements to be considered in 2014! Circulate draft of revised April 1, 2014 Roles and Responsibilities element for internal & other department review Comments due April 15, 2014 Public Notice for PC Coordinate w/Carol for Website, mailing, email single notice Language finalized February 10, 2014 Draft PC report due May 5, 2014 PC final report due May 12, 2013 PC work session) May 20, 2014 (or prior Extra meeting for PC week ... May 15, 2014) Planning Commission May 22, 2014 Extra hours hearing COW/Public Hearing July or August, 2014 (TBD) (w/other elements) 60 Day notice to DOC August, 2014 Send for all elements to be adopted in 2014 Council Work Sessions August -September, 2014 Extra hours (w/other elements) (TBD) COW October, 2014 (?) Extra hours Regular Council –Action on October 20, 2014 or TBD based on Council C:\Users\DCD-Admin\Downloads\Roles and Responsibilities --Workplan 12.13_Ldocx Rf 12/16/2013 2014 elements I November 3, 2014 11 calendar C:\Users\DCD-Admin\Downloads\Roles and Responsibilities --Workplan 12.13_I.docx Rf 12/16/2013 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX- (206) 431-3665 E-mail: planning@TukwilaWA.gov APPLICATION COMPREHENSIVE PLAN AMENDMENTS FOR STAFF USE ONLY Permits Plus Type.- P -CPA Planner: Rebecca Fox File Number: L13-0055 Application Complete Date: Project File Number: PL13-0051 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: AMEND ROLES AND RESPONSIBILITIES ELEMENT FOR PERIODIC COMPREHENSIVE PLAN UPDATE PER REQUIREMENTS OF RCW36.70A.130 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. City -Wide LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Rebecca Fox/City of Tukwila Address: City of Tukwila, 6300 Southcenter Boulevard, Tukwila, WA 98188 Phone: 206-431-3683 E-mail: Rebecca.fox@tukwilawa.gov Signature: C:\Users\DCD-Admin\Downloads\Roles and Responsibilities Element.docx W.M.14 Date: 12/24/13 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Various (City Wide Proposed: N/A B. ZONING DESIGNATION: Existing: Various (City Wide Proposed: N/ C. LAND USE(S): Existing: Various commercial, industrial, residential Proposed: N/A (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. C:\Users\DCD-Admin\Downloads\Roles and Responsibilities Element.docx STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX. (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly sworn and upon oath states as follows: I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on 120 (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF .20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on C:\Users\DCD-Admin\Downloads\Roles and Responsibilities Element.docx The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply) 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. C:\Users\DCD-Admin\Downloads\Roles and Responsibilities Element.docx 2014 COMPREHENSIVE ZONE DEVELOPMENT CITY WIDE P L13-0051 E14-0011 CHECKLIST E14-0012 ADDENDUM E15-0009 ADDENDUM L13-0052 PLAN/ZONE L13-0053 COMP PLAN AMEND L13-0054 COMP PLAN AMEND L13-0055 COMP PLAN AMEND L13-0059 COMP PLAN AMEND L13-0060 COMP PLAN AMEND L13-0061 COMP PLAN AMEND L14-0033 COMP PLAN AMEND L14-0049 REZONE L15-0017 REZONE L13-0059 COMP PLAN AMEND CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning e TukwilaWA.gov APPLICATION COMPREHENSIVE PLAN AMENDMENTS FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: Minnie Dhaliwal File Number: L13-0059 Application Complete Date: Project File Number: PL13-0051 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: AMEND ANNEXATION ELEMENT FOR PERIODIC COMPREHENSIVE PLAN UPDATE PER REQUIREMENTS OF RCW36.70A.130 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Proposed Annexation Areas LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). VARIOUS DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Minnie Dhaliwal/City of Tukwila Address: City of Tukwila, 6300 Southcenter Boulevard, Tukwila, WA 98188 Phone: 206-431-3685 E-mail: Minnie.dhaliwal@tukwilawa.gov Signature: C:\Users\DCD-Admin\Downloads\Annexation Element.docx FAX: Date: 12/24/13 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Various Proposed: N/ B. ZONING DESIGNATION: Existing: Various, Proposed: N/A. C. LAND USE(S): Existing: Various commercial, industrial, residential Proposed: N/ (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. C:\Users\DCD-Admin\Downloads\Annexation Element.docx STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: p1anning@Tukwi1aWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly sworn and upon oath states as follows: I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on (Print Name) (Address) (Phone Number) (Signature) 20 On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF .20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on C:\Users\DCD-Admin\Downloads\Annexation Element.docx The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply) 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. C:\Users\DCD-Admin\Downloads\Annexation Element.docx 2014 COMPREHENSIVE ZONE DEVELOPMENT CITY WIDE P L13-0051 E14-0011 CHECKLIST E14-0012 ADDENDUM E15-0009 ADDENDUM L13-0052 PLAN/ZONE L13-0053 COMP PLAN AMEND L13-0054 COMP PLAN AMEND L13-0055 COMP PLAN AMEND L13-0059 COMP PLAN AMEND L13-0060 COMP PLAN AMEND L13-0061 COMP PLAN AMEND L14-0033 COMP PLAN AMEND L14-0049 REZONE L15-0017 REZONE L13-0060 COMP PLAN AMEND PLANNING COMMISSION WORK SESSION PACKET MATERIALS JUNE 18, 2015 PLANNING COMMISSION PUBLIC HEARING PACKET MATERIALS JUNE 25, 2015 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, MIKE HANSEN; VICE -CHAIR, SHARON MANN; COMMISSIONERS, THOMAS MCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, LOUISE STRANDER, AND NHAN NGUYEN PLANNING COMNIISSION AGENDA JUNE 189 2015 CONFERENCE ROOM 2 (RAINIER CONF RM) I. Call to order II. 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 9100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Direct( CHAIR, MIKE HANSEN; VICE -CHAIR, SHARON MANN; COMMISSIONERS, THOMAS MCLEOD, 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 I. Call to order II. Attendance III. Adoption of 05/28/15 Minutes IV. CASE NUMBER: L13-0052 Housing Element L13-0053 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 ,5outhcenter 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, Laura Benjamin, Assistant Planner and W e Commission Secretary CASE NUMBER: PL13-0051 - 2015 Comprehensive Plan L13-0060 - Transportation Corridorlf Element APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Tlatsport� Boulevard Element of the Co�si update of the Plan required by the Was)j LOCATION: Vicinity of Tukwila Inlfernational Boulev , Rebecca Fox, Senior is, Planning Boulevard District part of the period C review and )wth Management Act. Lynn Miranda, Senior Planner, Departmentf Cb`mYnuoity Development gave a broad overview of the project. The existing Transportation Corridors EIl'etys being moved and replaced by the new Tukwila International Boulevard (TIB) �astrict Elef g $ e said"that relevant goals and policies from the old Tran porfat�on Corridorsle r bjht"are mcludd in the new TIB District Element. The TIB District Eleme# t has "sidebar boxes" t] 'at co tain supplemental information to the goals and policies or interestmgZ Ms for the re "er. She also aid that there is not a lot of housing content in this element; instead,��htsttsing issues,;gdals and polis es,will be addressed in the upcoming Housing Element updates The five mainAop es i Il e TIB. District Element are landuse, Tukwila International 3 tl'levard as a� 4Yam street , walkab A`y and connectivity, community and character, and public attsit vesttii�'''�nl�� The Planning Commission reviewed the draft TIB District Eleme t`.and followI a 'their commended revisions: •ale 2 — Extend the u113 Distn�dt',%oundary from 130`h street to S 126`h • Pajge12� last bullet was asked for clarification RE: Village and TOD Nodes • Page 13,'°$.2.11 — Staff was asked to revise "labor intensive" to provide more clarifying • Page 21, IrQ16md`ntat bn Strategies section — Per discussion staff will establish a southgate connection rz.' • 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 Date: Time: Location: Present: Staff: 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 Nora Gierloff, Deputy Director; Lynn Miranda, Senior Planner, Rebecca Fox, Senior Planner, Laura Benjamin, Assistant Planner and Wynettaens, Planning Commission Secretary BiW CASE NUMBER: PL13-0051 - 2015 Comprehensive Plan Update L13-0060 - Transportation Corridors/Tation Element APPLICANT: REQUEST: City of Tukwila Proposed to the Transpoation Corridors/Tukwil amendments Boulevard District Element of the omprehensive Plan as part and update of the Plan required byhe Washingto9p Growth M, LOCATION: Vicinity of Tukwila InternationalBoulevard distnct '' Chair Hansen called the public hearing to;ordex at 6:40. Motion: Commissioner Mann made Strander seconded the moti Chair Hansen opened Lynn Miranda, Senioi She explained that theN1 District Element of the , WM P private deyel�r nt`- s a "main Staff pro` consistd'd0h taff's proposed 1 5/21/15 work -session. It also i1 5/26/15, and convinents from a Commissioner 1V`altl%..who w.a? Public Comments: all Boulevard District review the 04213-Y-15 /15 minutes. Commissioner wishing `fo provide testimony. a'mWent of Conifnhnity Development gave the presentation for staff. oinment on the proposed Tukwila International Boulevard (TIB) Wln CAJIe ,4id Mi the element is going to guide public and next 20 years '1 kontains a new vision, goals, policies, ;. The five main topic areas are landuse, Tukwila International il%ty & connectivity, community & character, and public & private 'Commissioners with an Issues Matrix for their review that s �oirr the Planning Commission's recommendations made at the 1 comments from a comment letter submitted by Pam Carter, dated ig staff held on 5/28/15 prior to the public hearing with e 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 cominunity 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 said1the City has been supportive and he encourages continued investment in sidewalks and crossWARs, and in different family opportunities. - . Commissioner Nguyen requested that Mr. Egal and Ms. 1 said it is important to understand everything that was said. in writing. He Kayla Schott Bresler, representative for the Housing Dev'opment Consortium. Ms Bresler said her organization is a non-profit affordable housing associ ion working to ensure that everyonbJn King County has a safe, healthy, and affordable place to li �e s. Breslalso the represetfta�tve for a joint comment letter submitted by The Housing Developin nt Cons' Imi Forterra, Futurewise and Global to Local. Ms. Bresler thanked staff for their harhe,�said the City has a tremendous opportunity to provide the community wiWr�abenefits that resi a tneed as the TIB corridor is redeveloped. She mentioned using incentil,�p ograms. She saity can achieve its goal by attracting market rate development while provilldmg°dkedrdable housmg� She encouraged the PC to consider their comments related to equity, hof ging, and-If6h,gitpriente coibmunities. She said they are suggesting changes to the TIBelement that balance the community _nees around retaining affordable housing with economic devdlopment piorities Se a11aid there`is a need for Tukwila to receive public benefits when allocatin ;bl c resouices+toward attracting market rate development. There was encouragement to add m re specific poles es for equity,\,affordable housing, and the retention of the multi - culture character of thiel neighborhood. There were nother comments ��'All`v The p blib{ Baring was closed. fl � The PIA -66`o ng Commission d i grated. Staff and the'tlanning Commission completed a walkthrough of the Issues Matrix. The Planning Commission \1 _2&_llaaf pprove all previously incorporated recommendations as revised by staff. During theabkthroughcreated additional language for several new recommendations made by the Planning Corot tiS ibbx>'A11 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 Page fllIl . i 11�7�� ComAfter rr"'A 'ltSys... Ys 1 i t {Ianguage�c an utsmstn gout uddedme remmrd'endat7on+� g s�o,;, Staff mmment/anatysIs/o tions i 1 P. 1 Missing "What you will find in this chapter" summary at the Staff edits Staff Recommendation: Add the following: start of the chapter. Need to add for consistency with other WHAT YOU WILL FIND IN THIS CHAPTER: comprehensive plan elements. • A Vision Statement for the Tukwila International Boulevard ITIB) District • A discussion of the Issues facing the TIB District today. • Goals and policies to guide development in the TIB District and innlenient the mmmun 's vision. p. 7 Walkability &connectivity. Last sentence - Replace the word Mann; Meeting with Staff Recommendation: 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 diEfieult 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 for future dated 5.26.15 3 development. P. 10 Village Node 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 Node. reported that there is limited market for office in Tukwila, as well as South Ki ng 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 Node, which would leverage its proximity to the airport, light rail station, and highways. Staff Recommendation: Keep 8.2.2 as is. Policies for the TOD Node call for a more intensive mix of mid- to high rise uses that would serve as more of an employment center than the Village Node. Staff Recommendation: Revise 8.2.4 (TOD Node) 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 41 1 community. P. 11 Implementation strategies for Village Node. 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 Recommendation. 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 Node. I support the overlay P.Carter; letter Comment noted zone 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 Staff Recommendation: 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 Recommendation: Add management agency to "sell" the vision forthe node, plan "SIDEBAR BOX: What could a quas4public retail leasing & and coordinate the node's leasing strategy...." This is management agency do for the 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 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 Commissioner feels 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. Staff Recommendation: Revise as follows: Allow a diverse mix of uses, including residential, commercial services, office recreational and community facilities:. end-lAllow limited new retail in the TIB area outside the nodes; once the nodes are established. expand 10 1 1 lopportunities for retail outside the nodes. P. 13 Policy 8.2.11 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" laborto 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. Thinkof the Maker Movement, which is described as people using an element of creative skill to make or design something on their own. Staff Recommendation: Revise Policy 8.2.13 as follows: Permit only those types of light industrial uses that require hands-on labor and leer-iMcw,ive 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 aad suppek 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 Recommendation: 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 Recommendation: 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 Recommendation: 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. I support this policy but feel the wording"a P.Carter, letter Staff Recommendation. Revise as suggested:"Use incentives too primary entrancefrom thefront 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 adjacent tofreaa the front sidewalk, as well as ...." 151 1 P. 18 Sidebar box -Green spaces and greenways, and 2 Staff edits Staff Recommendation: 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. l support the goal but P.Carter; letter Staff Recommendation: 0n page 23, add the following bulletto 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 local access streets in the interior of a large development. share the space equally. They might be a good substitute for local access streets in the interior of a large development. 18 p. 20 Sidebar box. Trains, cars, buses and feet. Mann; Meeting with Staff Recommendation: 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 191 lcould chane in the next few years. p. 21 Implementation Strategies. Add stairs connecting Southgate Alford & McLeod; PC Staff Recommendation: 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 stairwa connectin the South ate O en S ace to TIB. 20 p. 22 Implementation Strategies. Revise as follows: "As Staff Recommendation: Revise as suggested. redevelopment occurs, establish encourage a finer -grained Strander; PC 21 pedestrian grid." Worksession 5.21.15 p. 23 Sidebar box. Building bicycle equity in a community. Mann; Meeting with Staff Recommendation: Revise as suggested. Delete phrase "such as women of color". Do not need to staff 5.28.15 221 Isingle out one group. p.23 Community&character. This section speaks only to low Mann; Meeting with Staff Recommendation: 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 'obs. P. 25 Revise photo title as follows: "Owner -commissioned YYarn Staff edits Staff Recommendation: Revise as suggested bombing of vacant building prior to its remodel for new 24 business opening." p. 26 Need to considerways to implement Policy 8.8.1 (on page Hansen; PC Staff Recommendation: 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 radar for 25 1clean-up or beautification. General Is there a potential to develop a "Makers District" that could Alford; email Staff Recommendation: 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 and boost the economy. HEARING DATE: City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared June 6, 2015 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 7 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 C 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 Page 3 of 5 5/19/2015 9 2015 Comprehensive Plan Amendments Staff Report: L13-0052, L13-0053 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 Page 4 of 5 10 5/19/2015 2015 Comprehensive Plan Amendments Staff Report: L13-0052, L13-0053 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 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.eov/dcd/dcdcompplan.htmi. 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. Page 5 of 5 5/19/2015 11 Attachment A 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. City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing_PC_6252015_clean.docx 6/9/2015 13 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. City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 Com pPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing-PC 6252015-clean.docx 6/9/2015 14 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. 3 City of Tukwila Comprehensive Plan -Housing Element W:\Long Range Projects\2014 Comp PlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing-PC-6252015-clean.docx 6/9/2015 15 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. City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 Comp PlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing_PC 6252015-clean.docx 6/9/2015 16 ■ 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 �taffing 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: Regional Cooperation 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. City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing_PC 6252015 clean.docx 6/9/2015 17 13.3.21 In a "State of Housing' report periodically review regional low-incomeCommented [LB3]: Consistent with CPP, H-17, is: housing goals to evaluate the City's compliance with regional standards and to l 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 Strategies Commented [LB5]: Interdepartmental coordination and streamlining processes addressed in Role and Responsibilities - 15.1 ■ 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 Goal 3.4 The City of Tukwila has an improved and continually improving housin stock in support of enhanced neighborhood klualit� Commented [LB6]: Consistent with CPP H-14, ls, 16: Regional Cooperation oficie$ Commented [LB7]: Utilities - sewers, water, stormwate I' 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. 6 City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 Comp PlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing-PC_62S2015 clean.docx 6/9/2015 IN 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. 13.5.21 Assist in providing residents of the community with the human services, economic development, and transportation needed to increase access to housing options. 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 brograml 7 City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 Comp PlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing-PC-62S201 S_clean.docx 6/9/2015 Commented [LB9]: Generally covered by Roles and Responsibilities policies 15.1.3 & 15.1.4. See also implementation strategies 1, 2, 3 p.15-6. Commented [RF101: See Roles and Responsibilities p. 1! 11, implementation strategy 11 19 Goal 3.6 Policies 3.6.1 3.6.2 3.6.3 3.6.4 ■ 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 �Iccessj. Commented 1RF111: 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. City of Tukwila Comprehensive Plan - Housing Element W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing-PC-6252015-clean.docx 6/9/2015 20 ■ Develop a neighborhood block party "kit" for community use to encourage neighborhood interaction. City of Tukwila Comprehensive Plan -Housing Element W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Housing_P C -6252015 -clean. docx 6/9/2015 21 Attachment B 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. �8: T4,A, This Housing Element describes how Tukwila's housing needs will be satisfied through X42031 _Projected housing needs were determined by a joint committee of cities and the County, as required by state law. T4ese-The importance of these needs were rimed dehighlighted itv,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 twentye�projecting 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 ssedednecessary to plan for growth that will ^ * reduce barriers €oghat prevent modest wage workers t4from livings 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 thea city of opportunity and the communitz f choice. P-pr;ill ebjeetWe; identify ways t9 diSt4wte Fegignal heusing demand within the a Assi;i ptiea that the City has .heady planned- to acrommodate its fair share 9f regional 1+9„s;ng t4raagl, 2922 1 City of Tukwila Comprehensive Plan - Housing Element 23 m...... a . •_ limpr,yed „ ighher-WE) d ., ,alit.. by ,-o.d„ri„g the t,-ansi^„t nature .,f neighbor -hoods ISSUES In developing the goals and policies to meet these ^^^lsfor this Hou-Wsing Element, the following overall 20 year- housing and h^, s h^l,d g • th f t issues were identified for Tukwila ^"tsiae- th^ Zilp.vila. 11 as- rota, 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. figures and Tukwila School District demographics (-see the Housing Background Report for more information). Almost half of City residents are burdened by housingcosts paving more than 30% of their income for housing. In particular, households who make 30% or less t4a+4of the AMI face the greatest struggle to find affordable housing The majority of Tukwila's affordable housing is `naturally occurring'. meaning that fac such as location and age of the home result in below below regional averages 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.le efforts to address the lack of affordable housing for residents earningless ess than 30% AMI. incli,,di rado.,W o„t of Axe4i 1;o -using a„a tho ,d^.,o1^,,.,o„t of now h^^ria ; in the 11Th^^ re.,t^r will most likelyrhe uire subsidized housing through partnerships with non-profit housinggroups and other housing stakeholders. Relying on market forces to provide affordable housing for very -low income residents d wild 1 not provide an adequate quantity el=of good quality of housing Housing Condition Most existing single-familv homes in Tukwila were constructed before 1970 and the malorny or mulziramiiy nomes were conszruczea nezween me anus-iymus. aAging housing stock typically requires more money for maintenance, which can be difficult for residents who are already burdened by other economic stressors such as paving more than 30% of their income ed4#defor h:g d i+ighousing. 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 #e4 -tea n^r^..,hor 2,0092 City of Tukwila Comprehensive Plan - Housing Element 24 Commented [EBII: Because poverty is increasingly moving to the suburbs, because rents have gone up and wages haven't, because we have programs that subsidiz( 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 housingstock, ock. Home Ownership Options Having a range of housing_tvpes 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. 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 These h eus1 g 4a1&The following goals and policies guidea4e 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 Continue o 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 housingunits by 2013. 3.1.2 Csrahl;,h 6_7 dwelling nits per acre (6,590 square feet 1 .tc) f9F single family 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 far— Asignfor design characteristics such as height, lot coverage, home design features, and setbacks. 3 City of Tukwila Comprehensive Plan - Housing Element 25 t_ 1.2 Provide zoning Gapac4 within tbe Tijk;o.r4J_;; Cont;A;: fbi: hE)"ing units. • (Figur^ 29 o pag^ 112) Goal 3.2 The City of Tukwila Ceate nue to p r-ovi *he City's fai . sh^^^ o -f —aff ra..hle housi has safe, healthy, affordable homes for all residents in Tukwila. Policies 3. 61 . ,;+Chip. dktr:1.1.f:..,, Qf t* ^o^,,,,;*� a:th^r Qf;1W4R.,coAFF.,,•.l�l.l^janit, Fi(;mg q of repayment salewith p eedc applied housing assist.,„,. -_A filAd 2.2.2 Pexxo`ddiGa„11 tm 1-r^o-., inc-ox h t t � 1 t fit. y= -r c-v-x"'rrc-rxv'u'�iix�re�uxrvxiror^ir�sco-vRrr'ciirco--vi,.�' nal sta„dards a„d t., pnrii ^ tl,.,t the City's aFF.,rd Ohl^ housing being �atisfiedj Commented [LB2]: Moved to 3.2.6 iRGE)Me h. 3.2.41 Provide 4A*-4w4R4-,housing throughout hroughout the City to allow for diverse, equitable neighborhoods. ^,.^:d Rtr^tjng p ,hliely s„hrid:o^d low income housing in a ^ large C rule., O neighborhood by designing c that leepte a„d h- hand the heu-se1; olds 4#0 thA remmunity. 132.6 Develop -pubdrie and pr-Wcyte-paFtner-ships in providing low and moderate inGeme d'^ � Commented ]SM3]: Incorporated into 3.2.2 3.2.7-2 -Encourage a full range of housing opportunities for all population segments by-throueh actions including, but not limited to, revising the Tukwila's zoning map and development codes as_ appropriate to pr-ovide-enable a wide variety of housing types to be built. 13.2.3 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, subiect to d ^^„�t�,i^„- conditions that appropriately integrate 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 [LB5R4]: I think 3.2.3 refers to zoning land permanent or long-term low-income housing to maximize xi�ts for uses while 3.2.2 is housing type. desirability -long-term affordabilityand connection with the community. 3.2.5 Develop affordable housing preservation programs and strategies. DerprAbor :2.00g4 City of Tukwila Comprehensive Plan - Housing Element 26 3.2.6 Produce a "State of Housing" report every six years on housing regulations and programs to ensure that housing programs. such as ......, are achieving their intended purpose and review household data 3.2.7 �I,Aport tha ^rp^*_^^ ^^a steer„^ti^„ of114a4e-Make alternative and affordable housing options available for residents currentlyliving iving in substandard housing, such as pre -HUD code mobile homes. 3.2.8 Support the acquisition of housing developments by private and public affordable housing groups b,>�g 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 condominiums/townhouse -in single family zones on all lots that meet the minimum lot area -when a miningii ,2nn square foot integrated „te the primar-y str„st„resize, oto eeding 33 percent of the square f;getage in the primary r sidenee or- 1,000 s e feet-, w4 ic;4eyer- is lost nvith ^ occupant on site and satisf„ing various appearance and performance criteria related to impacts on adjacent properties are - satisfied. ■ Promote m4ixed-use developments with ground -level commercial space and -residences at and above the street level in specified areas_ Using lessons ]earned. reinstate the limited demonstration projects silc� as for clustered or cottage housing and allow limited demonstration projects for innovative housing types not currently supported in the code. ■ Identify specific r 'ects ritpr ^.,a „Eos ^fpublically-owned land for affordable housingdevelopment. 5 City of Tukwila Comprehensive Plan - Housing Element Commented [LB61: Consistent with CPP H-17, 18: Measure Results Commented [MB71: Is this defined? Commented [LB8R71: High employment areas defined by PSRC Growing Transit Communities Opportunity Mapping 27 ■ Develop specific statements of;..horp ^* ^^dre arding location type and the characteristics of desired affordable housing to present to local non-profit developers. Implement a.9.2.9 Wor4 with the o -v nerzo and managei;s of T"a—rainy,ilc"rTexisc'mgpcniianeat 1.,.., i„ e housing to Fnaxi a its deskabilit y. C^rilit^te rho ;,.c1„sio_;; ofr„ ..,4WA rpwyi nclud:n h„t;;At UpAitod t .ie.,AIejgmentStrive to include supportive services, including. but not limited to. employment training and/or other economic development services, in affordable housing programs. ■ 2.2.10 Review heasi-ag F-egi4latiens and pregi;anm Fegulai:ly to @Rs;;r that ccv aoiicSopp^o c'a'icl cies fs}'all 11369n}e-levels are ay&{lavr2�o-rrr ..,,1^tgry o3v^4„^ti@i4 rhe range of housing r.49iees the deAsities and il4G44de R the , the @d fq „b.l'G and p ^te financing ■ Partner with non-profit organizations and for-profit developers to acquire, a4 -rehabilitate, construct, preserve, and maintain permanent affordable housing and support services. ■ Explore and develop incentive zoning tax credits, tax-exempt bonds, tax- exempt4oa-of impact fees, a housing trust fund, or other tools to develop or maintain affordable housing thethat meets the needs of the community. Neighborhood Planner position, to work collaboratively with4he the Planning. Code Enforcement. and Human SAryirpq d-44sion Services divisions. This position would aid in the achievement of --identified housing needs. RgEaaaEj!�4�Responsibihties could include-He�: 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 that en^^^r^ ^^to improve the condition of affordable housing for Tukwila's residents. and dffi�' ^ =stabhshing a neighborhood council/liaison program. PAre.. bpw 2,00 City of Tukwila Comprehensive Plan - Housing Element W 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 [RF10[: Already covered See Roles and Responsibilities element, p. 15-9 implementation strategy #3, "Continue to fund housing weatherization and rehabilitation programs." Commented [LB11]: 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 Policies 3.3.1 Support the equitable distribution of regional funds, such as Community Development Block Grants and other federal. state, and county funding, o 3.3.2 In a "State of Housing" report laperiodically review regional low-income housing_yals to evaluate the City's compliance with regional standards and to ensure that the Citv's affordable housing units are being preserved and maintained. Adjust policies as need if affordable housing goals are not being met. and preservation efforts Implementation Strategies ■ Partner with other jurisdictions to support regional funding for affordable housing 'j 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 Commented [LB121: Consistent with CPP H-14,15,16: Regional Cooperation Commented [RF13): 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, an public capital facilities in 15.2.3. Commented [LB141: Consistent with CPP H-2: Focus on housing for below 30% AM[ ■ Enhance 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 programs and partner with them to preserve and enhance safe, healthy, and affordable housing options Goal 3.44 The City of Tukwila has an imp housing stock in support of enhanced neighborhood DocA» bob 2.0097 City of Tukwila Comprehensive Plan - Housing Element Commented [RF16): Covered by Goal 15.3, policy 15.3.1 and strategy 1, page 15-13. Commented [LB171: Consistent with CPP H-11: Housin@ Maintenance 29 Policies 3.4.2 Continue to improve the 4ea4kondition of rental housingthrough hrough administration of the rental licensing program. 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 quality. pressure, and quantity is provided without creating severe financial burdens on residents. 3.4.6 Develop a stormwater policy t>> hat places high priority on solving existing problems in residential areas. Implementation Strategies .t►srr.111lRt:WsM ctreaml;,,e GOdAo W Allyl., . RjRte ia;l or�l1 n ro�le� ...;thminlrAlim nf.e rA;tc and .- Lqlotio ne,.Amber 200Qa 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) t -"rearnline ,.,.des to alle ". ,,, intenanre and ,,,,grades with .,f t Resida.,t'.,1 St, -got.. ■ Enforce the International Property Maintenance Commented [RF231: Is there an such a thing? Commented 1LB24R231: Yes, the City has adopted the ■ Advocate for r4Zehabilitation and weatherization programs for rental IPMC and uses it as the basis for the Rental Housing Units Inspection Program. ■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 ^ 1'n r aga Housing Trust Fund to assist low- income homeowners connect to sewer. Develop a.3.3.4 E nsai e tl;at roside n' ial ;oig hoarhood infill and ..ode„ol..pmeRt is i4Gt- p9liGy VbI and plan gjjE=e than ensures adequate ,ate,- ,al:t., .. and ., „t; t„;s ,..-,..,:ded ,.,;th.,,,t-for--- ..g r"oaxaoxrrr.. i P el cCcn��x,ao acct o"loco" a vo'oao�=oo o r-ovxxce that =laces -high 3rigrit,0Solving areas,pr-eh-lo + Regi&Ati-1 SWOOtff..rt,am 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. 9 City of Tukwila Comprehensive Plan - Housing Element 31 Policies 3.45.1 n^^^r^" h e g designstandar-Els for- spec - al populations khat-. ^Flo r rh Commented [RF25]: Already addressed by federal ADA d -i ffprentdnmwpdrgnnnFated fcr their dl"went types of h9klsing, 8� 164 as 11 � �� standards? Policy reworded to be more inclusive, rather b� incre r,ed ;„r;,lo-,-o Aation noe4s.Adapt housing design standards to address than highlighting differences. the needs of all populations. -- 3.45.2 Assist in providing residents of the community with the human services- erviceseconomic economicdevelopment, and transportation needed to increase access to housing options. they need in ^,.aa.- to -.v-ail t4 A- R; selves; of hAl-,; Commented [EB26]: Is this a bigger issue of how we address poverty, besides assisting one resident at a time 3.5.3 Continue to develop relationships with populations that have been \ Maybe another way to say looking at the interdependencies between ed, human services and historically underserved and continue to support investment to better pp -er - - serve \ transportation to increase access to range of housing their needs. options? rho ^ate frho „1�r; Commented[RF271:Generally covered byRoles and �\ Responsibilities policies 15.1.3 & 15.1.4. See also Implementation Strategies \� implementation strategies 1, 2, 3 p.15-6. Commented [RF28]: Please specify what's /who's mean by "underserved, " and in what way. See Roles and • Continuetoro� support the�Beuelep-a Community Connector/Community- Responsibilities 15.1.16 & Community Image 1.2.4 Commented [RF29]: See Roles and Responsibilities p.1! 11, implementation strategy 11 ■ 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 �accessj. _-- Commented [RF30]: Policy 15.1.2 Goal 3.156 Increase long-term residencv in the ON. Policies ROUEY 3.-5.1 '^^F^^s^'^^^ *^r^^ r '^^^^'^ the r;*^.Encourage long-term residencys by improving neighborhood quality, health, and safety. 3.6.2 Encourage long-term residencerop viding a range of home ownerships options. C�-S��C�IT[C1TC.7S'NfrCO'IT[TrGT[ tTf S DAcQmhRr 10 City of Tukwila Comprehensive Plan - Housing Element 32 3.6.3 Support neighborhood associations and groups 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 Tukwila students, in support of programs that seek to improve school Implementation Strategies ■ Provide and help market private and public assistance and education ,programs for first time homebuyers. ■ Public ■ Design guidelines. Commented [EB31[: Support of programs that address the holistic needs of families, so that their students will thrive academically. We already have partnerships, wit 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. I5-6. Other implementation strategies address partnerships w/schools for other types of support. See also Policy Community Image policy 1.3.8 Commented IRF331: See Community Image and Identity policy 1.1.1, and implementation strategies Commented [RF34[: Policy 1.1.4 Crime -free multi -family housing programj Commented [RF351: Addressed in Roles and Responsibilities, Implementation strategy #4, p. 15-9 ■ Development regulations. c„ qr-t nr, hr Q;;A A aigin t r, -imp Commented [RF361: Covered by Roles and Responsibilities implementation strategy 3, p. 15-8 ■ Develop small neighborhood grants for clean-up and communitL buildin events. vents. ■ Explore staffinggt�o gr -ea ^^ 9fcreating and s��supporting a neighborhood liaison program to €a44tatehelp develop -neighborhood associations. Commented [RF371. See Policy 15 17 ■ Include sharedup blic spaces in new public building is n neighborhoods that allow neighborhoodsatg herings ■ Develop a program that allows street closures for block parties. ■ Develop a neighborhood block [tart, "kit" for community use to encourage neighborhood interaction. 11 City of Tukwila Comprehensive Plan - Housing Element 33 Attachment C TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods I,, ,k•45 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. PURPOSE 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. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ResidentialNeighborhoods PC 6252015_clean.doc 6/9/2015 2015-2031 35 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 (PROSb. RESIDENTIAL NEIGHBORHOODS AND LAND USE 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ Residential N eighborhoods_PC_62 52015_clean.doc 6/9/2015 2015-2031 36 2 Commented [LBlj: Staff comments throughout the document highlight where to find additional/supportive policies and implementation strategies in other element 1IlflRIVAI1/[KIJul9IM, 1DigMLV1M11I1►1 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 [SM21: Consistent with Strategic Plan, Goal 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. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\Residentia]Neighborhoods_PC_6252015_clean.doc 6/9/2015 2015-2031 37 � �WG5T11N1 * City Halt Library 2015-2031 W TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods In which Tukwila neighborhood do you live? Fx'1?:Zig lam- TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ResidentialNeighborhoods PC 6252015_clean.doc 6/9/2015 2015-2031 5 Commented 1LB31: Condition found in Housing as it relates more to condition of housing stock. Connectivity and Infill cover aspects of neighborhood condition/quality. 39 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. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ Residential N eighborhoods_PC_6252015_clea n.doc 6/9/2015 2015-2031 6 .e Ii01KfiTIh.110181ajDI: Ia> 9h1Di711e\►1 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ ResidentialN eighborhoods-PC-6252015_clea n.doc 6/9/2015 2015-2031 7 41 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 hort-term vacation ■ Implement the Strategic Plan, specifically Goal 1 C. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ Residential Neighborhoods PC_6252015_clean.doc 6/9/2015 2015-2031 42 Commented ILB41: Under current TMC, sharing econom rentals (such as Airbnb and VRBO) best fit under the "bed and breakfast" conditional use. This may need to bt 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 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 [SM5]: Replacing Vitality with Sustainabilit 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 [SM6]: 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ Residential N eighborhoods_PC_6252015_clea n.doc 6/9/2015 2015-2031 9 43 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. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ResidentialNeighborhoods-PC 6252015_clean.doc 6/9/2015 2015-2031 10 MA TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ Residential eighborhoods-PC-625 2015_clea n.doc 6/9/2015 2015-2031 11 45 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 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 �trategie5l % 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ResidentialNeighborhoods_PC 6252015_clean.doc 6/9/2015 2015-2031 12 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. W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ ResidentialN eighborhoods_PC_6252015_clean.doc 6/9/2015 2015-2031 13 47 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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. 7.5.61 Create a logical and harmonious division between commercial or industrial Commented [L]38]. From Transportation Corridors uses and residential uses by using changes in topography and through appropriate development standards, including street design. 7.5.71 Ensure appropriate structural transitions between commercial and i 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 �Goa17.61 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ResidentialNeighborhoods PC-6252015-clean.doc 6/9/2015 2015-2031 W. 14 Commented [LB101: Moved from Transportation Corridors to Neighborhood as a goal for buffering residential from commercial/traffic. TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ Continue implementation of the Southcenter Plan �Goa17.7� 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 MIC 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 u< King County Airport, by promoting the development of new or the retrofit and adjacent to airports 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 W:\Long Range Projects\2014 CompPlanUpdate\Residential Neighborhoods\Public Review\PC Packet\ResidentialNeighborhoods PC-6252015-clean.doc 6/9/2015 2015-2031 15 • TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ 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 [LB13]: 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\ Residential N eighborhoods_PC_6252015_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 ra. 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 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. PURPOSE This component of the Comprehensive Plan Ac*^'Tcontains the goals and policies for land use and developmentpo4Gie&44Fof Tukwila's residential neighborhoods. It wJ4 ser-veserves as the basis for zoning and w4l, 1 � a key role in the establishment of setting City policy. development standards, design guidelines;, and Jhj�_ �disp'^yinvestine ofpublic capital into neighborhood improvement projects. These goals and policies p4:Gpese- ug ide land use patterns, aa4-physical development „priorities that -to pretest 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 a' *"�s pr-ier-itLtebuild upon the ^ 4e image of neighborhood quality described initially by4+ the Tukwila Tomorrow Committee in 1994. 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 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Plan, including: Community Image and Identity. Utilities. Transportation and Parks. Recreation. and Open Space (PROSI. RESIDENTIAL NEIGHBORHOODS AND LAND USE 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, &n4a n -residential areas predominately built before WWII. large multi- family apartment complexes built in the 1960's. 70's. and 80's. and newer suburban areas_ characterized by'^"^pr- lot' ^^a newer -more recent, larger houses. New development in the single-family residential neighborhoods is -occurs primarily as infill. through re -platting eexisting residential lots. This -aid often does not results in lot orientation or home sizes that are different from -existing development. However. i}ust 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 thiq pjan'sthe Comprehensive Plan's –adoption jnE ft itj -in 1994 to the present. Tukwila residents have6beeH-described kyjAiathe city +o1e*Vr,Fesk, A- ^s having a distinct character focused on community and livability. "sm-all t r after . In the 1990's, this characterization seemed to -Debased in its physical attributes, REgffijahijilysuch as smaller homes built on smaller lots, homes oriented close to the street, narrow street widths. 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. nd b@69 iflE iR �� residents still tend to see the character of Tukwila's neighborhoodscz^ pis— &^ Tin ;&R4& -of ermsofhaving"� still ,sod to doss -ihp T„kwfl ^ hi,t Row ; ,a; ^*o� ^ sense of belonging to the community, easy access to community leaders, and ample trees and parks. Residents ^'E ettake pride in the City's diversity and its global community while recognizing that this diversity needs to be sunnorted and that the voices of all residents. both lone -term and recently arrived, need to be heard. a 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 2015-2031 52 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 to neighborhoods'-, inlit �—1ditign to Ailing their sperzi G r-4@- 9�phvsical aappearance and safe Commented [SMI]: Strategic Plan, Goal 1 4agRtigUOUS, FOGGgRizable system, with anticipated system wide beRefits; fpr exceeding the relatively small Gasts.. As infill continues throughout Tukwila. development regulations may require revision to ensure that they strengthen the character of Tukwila's neighborhoods. t-0 pFiVate to..oi �.. o ,* ert,.i —are needed to beat.. support interaction among neighbors, increase housing options, and ensure *hat red g�produce new housing that enhances the existing neighborhoods: as inf4ll Genti ues throughout the ri+ z Althoueh_manv choose to make Tukwila their ]one -term home, People h;rTukwila's residents have heel•}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. T„ -the transiency of Tukwila's residential population #as- beenwas attributed primarily to short-term rentals. However, the transiency of Tukwila's employment and employment access, housing size and quality, access to services, and concern for personal safety. ~~Prr h^ wed ^ S c eatFibutoism^y 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 ad@Gwate improved educational attainment, emp]ovment. eneaeement. economic secu= and personal safet 2015-2031 Commented [RF2]: 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 intereste 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 it City Kali c Library 2015-2031 54 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods In which Tukwila neighborhood do you live? m i, rsas n a4+d- TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ISSUES In developing the policies to meet these goals, the following issues were identified for �ukwilaj:_ 'j_11 1111 1 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, t�joy 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 51 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 [LB3]: Condition moved to Housing as it relates more to condition of housing stock Connectivity and Infill cover aspects of neighborhood Neighborhood Development L Single Family Infill Compatibility Commented [LB4]:Toclarify what ismeant by'infill compatibility' and use parallel language with goal(s) Newer Tukwila homes tend to be larger, and less compatible with existing housingstock. ock. The average home size is growing. reflecting a nationwide trend. To accommodate the desire for larger homes, some vegetated areas are being removed for new development. There is limited available land for residential development in the City. and as such most new development occurs as infill in existing residential neighborhoods. Encouraging new development to meet housing targets and residents' needs while maintaining the character and quality of neighborhoods can be challenging. A variety of 2015-2031 55 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods regulatory tools provide possible avenues to encourage compatible design without �g=duly limiting development, 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. Many residents choose to live in Tukwila for its convenient location and access to services and amenities, This is underscored b, the City's central location in the Puget Sound region, as the approximate midpoint between Seattle and Tacoma, proximityto 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 support 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 separatingincompatible uses. 2015-2031 56 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 ■ Implement the Strate Strategic Plan ■ Continue to apply Development Regulations Goal 7.2-1 Neighborhood Quality Tukwila's Rresidential neighborhoods have physical features that preserve and strengthen neighborhood r -e "cm^" tewp" in character, enhance neighborhood quality and foster a strong sense of community. POLICIES 7.21.1 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. 7.24-3 Include human service needs as one of several babe—factors for evaluating capital and programmatic needs. 7.2 .4 Use urbanization and development to foster Urb-anization and a^^^1044mian F'�'^�a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community. fl;_^h and- d-pvAlopment. 2015-2031 Commented IRF51: 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" 57 TUKWILA COMPREHENSIVE PLAN MPLEMENTATION STRATEGIES 2015-2031 I.M. Residential Neighborhoods Commented [RF61: Covered by strategy below. ■ Emphasizei&ox-public health and safety concerns in development design Commented [LB7p Existing strategies (December 2008 ■ Mandate through the zoning code and design manuals, high quality public facility and private development design for neighborhood ua alitX ■ Continue eveloping and implementing projects from of the Walk and Roll Plan and Safe Routes to School. ■ hequire sidewalks adjacent to all new development or participation in a no -protest LID with4 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 ^^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. • Apply the tree code to require site design thate minimizes the removal of significant trees. ■ C E1t�, Sta€fin a; -Commit City resources to encourage and facilitate neighborhood development groups and work parties for neighborhoods that to c-,-e-ar^ „^; hh-A,-1,ond h;l,;Pd dp,; On Sta for neighborhoods interested in investing time into ^lob d -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 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ Explore zoning code updates to address sharing economy uses in ■ Implement the Strategic Plan. specifically Goal 1 C. Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability Policies 7.3.1 Utilize both City and non -Ci , funding to directly promote revitalization of residential neighborhoods. 7.3.2 pecrease greenhouse gas emissions through land use strategies that promote a 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 ■ Residential Street Program in the CIP •__Development of new single-family homes ■ Encourage rRedevelonment encouFagement through an informed business and real estate community ■ Investt in public facilities and improvements to encourage neighborhood identity and private property improvements 2015-2031 Commented [LB91: Under current TMC, sharing econom 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) Commented [SM111: Required by CPP policy DP -5 59 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ Where feasible, encourage multifamily housing to include space to garden, Commented [LB12]: Noise Abatement moved to 7.11 Commented [P131: This goal and its policies has been moved from the Community Image element and combined with Goal 7.4 and redeveloped into Goal Commented [SM14]: Human Services Plan 2005, page 7 l for strategies i Commented [P15]: Front yards any shallower than the a o„ current standard would not accommodate a car parked in the driveway. Commented [P16]: Porches can be closer to the street se-aI^ t^..^ *R the 48At. aFd aR d gaFages ., the side „F FeaF ^..dam than the main house (18.10.060), fence height is limited along street frontages (18.50.070) -1.:3.4 _ Commented [P17]: Sidewalks are not required for P-X;r+; ,: I +: ^ I J ,,e l „w . +s existing lots or short plats of 4 or fewer lots. 7 2 S lgu4;4;t; t th^ T-glo ;1^ Srhool rl;rt,-;rt sg-beel ;.yalk da„al t ^ t t„ „o.., dLQ;,P. 1--f:j Commented [SM18]: Required under CPP; adopted under Transportation Element 13.6.10 2015-2031 10 Commented [P19]: Accessory units are permitted per 18.10.030 2, but design review is not required. TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods t IN Walk and gall Plan f w +n PWFSWe n+-; Fn. c -.+n Dn''+n.+n khnnl Rn.l r WFSwe Commented [NG20]: Modified and moved to Neighborhood Gathering Spots Goal Commented [P21]: This is included in the Multi -Family Design Guidelines 1* 9 94:82t tt=ee PFOvgFa R4 99 Design standards and pidelines f Commented [P22]: This is in the existing code but has proven to be very difficult to enforce It p Mixed use wing 2015-2031 11 61 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods lea! :.Ai StFeetsi;ape-9eve4eqfAeo 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 ING251: Move to 13.2 8 A st.eet net,..erk that ;PFves ..th Aequisitien 9f needed Fight of way Commented [NG26]: Move to 13.2.5 andf.,. iek.. t...FF;.. 2015-2031 62 ■ [4 Require sidewalk and landscape planter for both sides of residential streets and where appropriate on 2 -lane street improvements. 0 M R4@e*t desip Gr4«Fia- ■ 9 Develop and implement a neighborhood t -Traffic calming program fes—Require sidewalk and landscape planters in front of all multi- family developments ■ Commented [NG27J: Move to 13.2 fel o�ighto_ f �ayGv:ati.gdesired design 1, Commented [NG28]: Addressed in the Transportation element It 9 19neo„rage sidewalks and planters where appr-e„r,;te A-;; 2 Commented ISM29]: Combined with implementation strategy listed above. fes'" rsmeTbonGy vehiiellep�ArG^sing Gr#enarthat, aroma mAdate Commented ISM301: Combined with implementation �treet.t—irt strategy listed above 12 Commented [NG31]: Move to 13.2 2015-2031 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ ] Revise development regulations to create an incentive rather than disincentive to share access roads that will serve proposed plats and future adjacent platting fRequire sgidewalks that can be included within the required emergency vehicle turning radiusIM c; de,.,alvr ,.,h;rh incl,, le hag d;ran Commented [NG32]: This is an ADA requirement ■ 17. 4.5 Design collector- arterials for- slow but steady speeds: Implementation ctrategIE �'z-rto�ovt. s�,,`rn 4crra'v�crlarrio�� liocai-uccvoo�ignuTirti'r�asic collertor ..,-tori..! .design to enro„rage safe [NG33]: Movedto 13.2.X IF 8 New minor and principal arterials routed around residential ■ Commented [NG34]. Duplicate * 7.4.6 haeerperate proportionately greater neighborhood enhancing alements in collector minor-, and prinGiple arterial .les;..,, These alements inrl„de collertor lanes .,;.ler sidewalks separated - Sidewalks, and- eurbli-Re 4-ta / Commented [NG35]: Move to 13.2.4 ■ 17.4.7 Under -ground utility distribution lines each street is impr-eved a nstr„gtedin acaArdanrA udth rates and tariffs Commented [NG36]: Combine with 12 1.29 —M gemmit r; t., rtafF,,.. and resAllre s to f., al;tormatted• Font Cambria, Highlight neighborhood development groups and work parties for ._—........_................_..--- _ ghbor-hoods interesting in c eat;ngthat,..;sh ter ease ;ghberheed_ based design standards and for neighherhoods nterested ;investing time into ghherheed improvement pre;errs ,rl; ar, clean „n events public spare ents o strengthening �___Popn�de.,• a rmatt am r am for ne;ghberheed bared and tea 13 Commented IRF371: 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 develop specific design standards? i Commented [NG38]: Move this goal and all policies to new Parks and Open Space element. 63 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods pouGies '��n I.J.,.. 1, l,,..l,,.,.,d +„ •+,. 4 .x iia,7iii a eac i „oig, rcoi i iooce-_r� ,=-u^-veinrresam rrer.-'rcia^rrverrrvvcr�vmmemmrr �... Commented [1VG39]: Adapted from policy 1.6.5 a 42.•;" tio., +H.,+ ..d h __ ,d t., + Mh M .,.d !/QTd{TI9r•rl1'0 ��11CR ;T1 TOC Ct'IO'TCI"IRl EVATCrTJC�l1OCt1 ISITCLTl C[�1TTRg1"IVpl"1'IppT �OC / rhou;i2hold imzrrscoclurrc-cc minimurn of 409 square -ivvc-pv�r--ixvcrsrnxozcr m .R7AS7:ESSR".L1lS.LTJ:�7. 7.5.6 Acquire and design parks mid f�c-j1jht-.,;tA . . asiveness to farm-stands'� c„lt„ro fGSAl dFo off sites c . i-aazxcxxT Commented [SM40]: Moved to PROS chapter 2015-2031 14 •" Residential Neighborhoods VINUMM-2. M. Goal 7.444 Neighborhood Development Tukwila's residential neighborhoods have a high-quality, anal pedestrian character with a variety of housing options for residents in all stages of life. General Policies 7.115.1 Encourage resident identification with the neighborhood through physical improvements and programs including neighborhood gathering spots, landmark designation and improvement, and streetscape improvements. 7.1-1.5.2 Ensure that residential development reflects high design quality in harmony with identified, valued natural and historic features. ^^a; kh ^ s. All town -------------------- Single-Family Residential Development Policies 7.4-3.364 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. 7.44,44.4 Encourage single-family residence design to foster a sense of safety and security. 7.43.5" Develop neighborhood -specific single-family regulations by^p' ;hhorhpe4 that encourage compatibility with the existing scale of residential structures in the 2015-2031 15 i i Commented ]RF41]: Addressed in TMC 18.46 65 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). - 7.43.6 Support a residential rehabilitation program that provides assistance and inducements for residents to upgrade and maintain safe, attractive homes and yards. 7.43.7" 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. ■ Revise4 code to maintain standard minimum lot size of 6,500 sf but allow smaller lot areas of 6,50subject to design standards that mitigate the negative impacts of smaller lots. ■ Review accessory dwelling unit standards to be considered standalone units or units in attached garages in specific circumstances ■ Allow rehabilitatione;siee or replacement of existing manufactured and mobile homes ■ Use sSite design providing -to provide transition between public and private places i* Mi,.;,,,um 70fbot loty.,Jdth of -Street arress pointwith an avelzage lot Commented [LB42]: Already implemented ■ Minimize building setbacks to facilitate neighborhood communication, and friendly transition areas between street, sidewalks, and dwellings 04ricourage off-street parking and garage and carport standards that reduce auto dominance, such as diminished garage requirements and/or front yard setbacks for garages 2015-2031 16 Commented [LB43]: Already codified in Supplemental Design Standards, TMC 18.50.050 Commented [VL44]: This could be 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.) 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 and technical assistance for neighborhood tree ■ ■ 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 karagesl. ■ Continue Code Eenforcement efforts to ensure new development 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. 7.43.9444Support zoning densities that encourage redevelopment of existing multi -family properties. 7.44.116 110 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 2015-2031 ■ Survey of -specific assistance needs 17 Commented [EB45]: Our experience is that people need assistance with tree pruning Commented [EB46]: Should the goal be here to support economic self sufficiency that allows residents to then maintain their housing? Commented [LB47]: Threshold too high - will stymie development. MA 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 fFinancial assistance geneFal y liR449' 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 ■ Develop rRight-size parking standards to encourage larger units and less -fewer paved areas provided the standards meet demonstrated needs. ■ CGA4k4 "Support and enhance Code Enforcement efforts to ensure new development meets City standards ■ Multi -family design criteria, standards and guidelines ■ Support Tukwila's crime -free multi -family housing program ■ 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 far -densities that promote redevelopment of aging multi -family properties Goal 7.54 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. 7.54.161211 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 7.54.24432_In neighborhood commercial developments, harmoniously reflect the scale and architectural details of surrounding residential structures, and encourage non -motorized access. 7.54.3 Employ appropriate design elements to blend in with the character of the residential neighborhood. 7.5-9.4 Encourage new construction rather than converting existing residential structures to commercial uses. 7.54.56444 Encourage neighborhood commercial structures to incorporate residential units at medium densities. (Figure 1 41 7 � 7.54.64-14 Create a logical and harmonious division between commercial or industrial uses and residential uses by using changes in topogral2byand throu h appropriate development standards, including street designL Commented [LB48]. From Transportation Corridors 7.54.74 Ensure appropriate structural transitions between commercial and residential �onei "Commented [LB49]: From Transportation Corridors IMPLEMENTATION STRATEGIES ■ Zoning Code ■ Parkin ag long the street front, behind or beside buildings ■ Multi -family and commercial design guidelines �oa17.65-7 Southcenter Boulevard A corridor of low-rise offices residences with localized commercial uses at 7.6&.14-4g 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. 7.65.24-4 Require sloped roof lines along Southcenter Boulevard to imitate the local topography and residential character. 2015-2031 19 Commented [MCB50]: Moved to Neighborhood as a goa for buffering residential from commercial/traffic. Commented [LB51R50l: From Transportation Corridor: • • TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 7.64.34.4-6 Provide additional pedestrian connections between residential areas to the north and Southcenter Blvd, IMPLEMENTATION STRATEGIES 2015-2031 70 ■ Zoning Code ■ Continue implementation of the Southcenter Plan 20 Commented [LB521: Removed as policies have been codified in TMC 18.20, including development regulations and design criteria TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 0 W Zoning Code 1>•r�Mmrliir 49 �4aximum 0.5 Floor- -Area Rade (FAR) (not to inelude basement in calculating FAR� Commented [NG531: 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. 7.7.2 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. 7.744.4 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 Nvels. Commented [LB541: Consistent with CPP DP -36, minimize/mitigate health impacts of MIC on residential communities 7.7.6 Work with the Port of Seattle, King County Airport and Commented [LB551: Consistent with CPP Dp-10, land us 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 .Agency. 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 bl3uilding construction and siting methods to mitigate noise. ■ Develop noise standards for#home occupations: ■ Lobbyi44g 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 applicati,,n and e49r-r-e ,ent ^f^i,� to implement and enforce Tukwila's N -noise c4"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 ^-u; f 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 ra 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. Date: Time: Location: Present: Absent: Staff: City of Tukwila Planning Commission WORK SESSION MINUTES June 18, 2015 6:30 PM Rainier Conference Room Vice Chair, Sharon Mann; Commissioners, Louise Strander, Thomas McLeod, Miguel Maestas and Nhan Nguyen Chair, Mike Hansen; and Commissioner Brooke Alford Nora Gierloff, Deputy Director; Laura Benjamin, Assistant Planner and Wynetta Bivens, Planning Commission Secretary CASE NUMBERS: PL 13-0051 — 2015 Comprehensive Plan Update L13-0052 — Housing L13-0053 — Residential Neighborhoods APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Housing Element and Residential Neighborhoods Element of the Comprehensive Plan as part of the periodic review and update of the Plan required by the Washington Growth Management Act LOCATION: Citywide Laura Benjamin, Assistant Planner, Department of Community Development facilitated review of the Draft Housing and Draft Residential Neighborhoods Elements with the Commission. The revisions recommended by the Planning Commission have been incorporated in the attached Housing and Residential Neighborhoods Elements Draft Issues attached Matrix. The matrix also includes noted comments from comment letters and emails submitted. Adjourned: 7:25 PM Submitted by: Wynetta Bivens Planning Commission Secretary Attachment Adopted: 7/23/15 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Direct( CHAIR, MIKE HANSEN; VICE -CHAIR, SHARON MANN; COMMISSIONERS, THOMAS MCLEOD, BROOKE ALFORD, LOUISE STRANDER, MIGUEL MAESTAS, AND NHAN NGUYEN PLANNING COMMISSION PUBLIC HEARING AGENDA JUNE 259 2015 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. Call to order II. Attendance III. Adoption of 05/28/15 Minutes N. CASE NUMBER: L13-0052 Housing Element L13-0053 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 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 From: Graydon Manning To: CompPlanU date Cc: Laura Benjamin Subject: Comments for 6.25 public hearing Date: Tuesday, June 23, 2015 8:33:32 AM Hello, I am submitting these comments on behalf of Homestead Community Land Trust. Homestead is a non-profit affordable housing developer that provides opportunities for homeownership for low and moderate -income families. The homes that we build & rehabilitate stay in our trust and are passed -down to low and moderate -income families for generations to come. Homeownership is a vital part of the affordable housing continuum- it gives families of little means the opportunity to build equity in real estate, our construction efforts revitalize neighborhoods and produce jobs, and most importantly, programs like Homestead combat decades of institutionalized racism in housing policies that historical gave preference to the white middle-class and that still linger today. Homestead is in the midst of a feasibility study for development of affordable homes on the Riverton Park United Methodist Church grounds. There was a project designed in 2007-2009 for 30 cottage -style units, utilizing the then -existing housing options program for cottage developments in LDR zones. This option is no longer available, and without some options, lots like this will be very challenging to rehabilitate or develop. While we are allowed 35 units on the site in theory, the LDR zoning designation contains two requirements that prevent us from moving forward with the project. The first is a 6500' minimum lot size requirement, the second is a 50' minimum lot width. These two requirements combined hamstring the number of units we could build, and in turn render the economics of the project non-viable. If we had options to reduce lot size & lot dimensions, we could build the number of units required to pay for development, and we could do so in 'clusters' with community space (pocket park, community garden, etc.) between clusters. Further, with these options we would be in a better position to pursue green certification on the project, as options for community space and density are critical for certification. In conclusion, Homestead suggests the City of Tukwila consider re -introducing the housing options program, or to consider a new set of allowances in residential zones that reward the kind of development the City wishes to see. Our project at Riverton Park UMC could potentially be a case -study for this proposal. Thank you for your time and consideration. Graydon Manning Owner Net -0 Consulting (360)-480-0058 HOUSING DEVELOPMENT consortium June 23, 2015 Tukwila Planning Commission City of Tukwila 6300 Southcenter Blvd., 4100 Tukwila, WA 98188 25>"' futurewise Building Communities & Protecting the Land RE: Comprehensive Plan Housing Element Update Dear Planning Commissioners, Thank you for this opportunity to comment on the Housing Element update to your Comprehensive Plan. The Housing Development Consortium of King County (HDC) and Futurewise are committed to working with cities across King County to create equitable communities where people of all incomes can thrive in safe neighborhoods with good jobs, healthy affordable housing, quality schools, a healthy built environment, and strong access to transit. We very much appreciate Tukwila's work toward achieving this vision through the City's Residential Rental Licensing and Inspection Program, Minor Home Repair Program, economic development activities, and community outreach efforts. This Comprehensive Plan update process provides you an ideal opportunity to explore what other policies are necessary to create an inclusive and affordable community for all of Tukwila's residents. To that end, we would like to provide the following comments to help guide your work on the issues of: deeper affordability, preservation, development incentives, regional partnerships, and implementation. ❖ Deeper Affordability: Preventing Homelessness Everyone deserves the opportunity to live in a safe, healthy, affordable home. Unfortunately, the most recent data from the U.S. Department of Housing and Urban Development (HUD) shows that 83% of Tukwila's very -low income renters are paying over half of their income in housing costs, putting them at serious risk of homelessness. We can see by the 338 children experiencing homelessness in the Tukwila School District that more needs to be done to create housing stability in Tukwila. This will help reduce residential transiency and improve educational outcomes in the school district. One of the best ways to prevent and address homelessness is to ensure that quality, permanently affordable housing is available for these households. We therefore ask that the City add a policy under Goal 3 to "work to address the need for housing affordable to households at less than 30% AMI." This reflects the conclusions of your background report and adds specific policy language around the City's most dire affordable housing need. Preventing homelessness and addressing this housing need will take a range of implementation strategies, and we are pleased the City has focused on a host of tools that will help meet your goals. In particular, HDC wants to express its ongoing support and commitment to working with South King County cities on a Housing and Neighborhood Planner position, as outlined in the implementation strategy under Goal 3.2. ❖ Preservation: Healthy Housing and Preventing Displacement We greatly appreciate Tukwila's commitment to preserving and improving existing housing stock. Given limited public dollars for the construction of new affordable housing; it is critical that Tukwila maintain the affordability of existing homes. Preserving the quality and affordability of existing homes is one of the best ways to ensure that Tukwila families can afford a decent place to live. Housing rehabilitation supports vibrant neighborhoods and healthy living situations, making it easier for Tukwila's families to thrive. If rental property owners and homeowners lack the funding necessary to maintain their homes, residents' health may be severely impacted by housing health and safety hazards. These include mold, pests, injury hazards, and poor indoor air quality. As Tukwila grows and redevelops, it will be critical that the City preserve its existing affordable housing stock. It will also be critical that the City implements proactive policies to prevent and mitigate displacement as redevelopment occurs and to help Tukwila families relocate as affordable housing opportunities are lost to redevelopment. We therefore ask that you add a policy or strategy under Goal 3.2 to "work to prevent displacement of low-income populations and mitigate the impact of displacement as redevelopment occurs, particularly in proximity to transit and opportunity -rich neighborhoods." ❖ Development Incentives: Promoting Economic Development and Opportunity Development incentives are a powerful, duel -purpose tool to create affordability while advancing the City's economic development objectives. Tools like incentive zoning, density bonuses, reduced parking standards, permit expediting, fee waivers, tax exemptions, and impact fee exemptions can leverage the power of the private market to create affordable homes and catalyze redevelopment with very limited public investment. It is critical that when the City offers incentives like density bonuses that these tools are tied directly to public benefit in order for the city to achieve the most for its dollar. When implementing incentives tied to affordability, we urge the city to structure public benefits to create meaningful and long-lasting affordability. We ask that the City add more tools to the "explore and develop" implementation strategy in the Draft Housing Element under goal 3.2, such as: density bonuses, reduced parking requirements, multi -family tax exemptions, fee waivers, impact fee exemptions, and permit expediting in order to encourage the development of housing affordable at below market - rate. We strongly support the exploration of a housing trust fund to complement these strategies. When Tukwila provides incentives or cost reductions for preserving and maintaining affordable housing, this housing should remain affordable for the longest possible term and be provided at below market rate. We ask that the City add a policy to ensure that affordable housing created or preserved using local public resources or by regulation retains its affordability for the longest possible term and be created at below-market rate. We encourage 50 year affordability of city -supported housing. ❖ Partnerships: Working Regionally to Support Affordable Housing We appreciate the attention Tukwila has paid in its Housing Element Draft to collaboration with other jurisdictions, nonprofits, and regional partners. We also applaud your attention to working collaboratively to enhance resources for housing programs. As poverty becomes increasingly concentrated in the suburban areas of the Puget Sound, inter jurisdictional collaboration will become increasingly important for addressing regional housing needs and increasing funding. We strongly support the implementation strategies in the Draft Housing Element that promote working collaboratively to increase resources for affordable housing. ❖ Implementation: Meeting Tukwila's Housing Goals Meeting Tukwila's housing goals will require strong implementation and monitoring mechanisms to ensure success. We strongly support Policy 3.3.2 to review progress toward reaching affordable housing goals and look forward to working with the City as you continue to update your Comprehensive Plan and implement the policies and strategies contained therein. We would be happy to discuss these comments with you further and hope you will contact us with any questions. Sincerely, �4i )r�. Kayla Schott-Bresler Policy Manager Housing Development Consortium of Seattle -King County (HDC) kayl a@housingconsortium.org (206) 682-9541 J�Kl �. 1"IDYL Amy Gore Sustainable Communities Director Futurewise amy@futurewise.org (206) 343-0681 xl 12 June 21, 2015 Dear Planning Commission, I would like to express my support for the Draft Housing and Draft Residential Neighborhood Elements of the Comp Plan. I support the Vision and the Goals, Policies, and Implementation Strategies that are being proposed. However, I do have a few specific comments:(Page numbers refer to the draft included in your June 18 meeting agenda packet.) Housing Pages 2 & 3 — Homeownership Option The last sentence states that the current range of housing options does not accommodates older adults hoping to "age in place." I would add that the current range doesn't accommodate older adults who would like to remain in,Tukwila but no longer want to live in a large house with a big yard. Some seniors would like to downsize to a small house with a small yard or even a townhouse. Page 3 — Policy 3.1.2 1 would insert the word "especially" or "particularly" so that it reads: "...sizes particularly in neighborhoods where..." Page 3 — Implementation Strategies I would delete the first strategy as it sounds like the neighborhood will be deciding the minimum lots sizes. It makes sense to meet with the neighborhood but their wishes should not be the controling factor. Page 4 — Policies 3.2.2 and 3.2.3 I support these policies that would enable a greater variety of housing types than currently exist in Tukwila. Page 4 — Implementation Strategies I strongly support the first strategy. I would remove the word "limited" in the second strategy so it reads: "...reinstate the demonstration projects for clustered or cottage housing and allow demonstration projects for..." If we continue to be overly cautious and restrictive, we will have the same result, no cottage housing, etc. I would prefer that the City develop codes for these housing types rather than limit them to demonstration projects. Many other cities have managed to adopt realistic, workable regulations, why not Tukwila? Page 7 — Goal 3.4 Implementation Strategies, last bullet Would this fund assist all low-income homeowners or only those connecting to City of Tukwila sewers? Page 8 — Policy 3.6.2 1 support this policy but feel it needs an additional Implementation Strategy. I would suggest: Develop regulations for small houses, cottage housing, and other innovative housing types appropriate for seniors so they may remain in the community. Residential Neighborhoods Page 6 - Noise Abatement This title does not seem to match the text under it. The topic seems to be about protecting neighborhoods. Page 8 — Implementation Strategies 4th bullet — It's difficult to comment on this without knowing where the specified areas are. Is it a particular neighborhood? Last bullet — The Goal 1 C should be written out as someone reading the Comp Plan may not be familiar with the Strategic Plan. Page 9 - Implementation Strategies Since the policy deals with promoting a mix of uses, there should be a strategy dealing with housing other than new single-family homes. I would suggest: Development of a variety of housing types including townhomes, small houses, accessory dwelling units, duplexes, etc. Page 10 — Goal 7.3 Implementation Strategies, 2nd and 4th bullets I don't know what a landscape planter is. If it is what I call a parking strip, a planting area between the curb and the sidewalk, then I do not support these strategies. I really like parking strips but would not require them. Page 11 — Implementation Strategies, 3rd bullet This doesn't match the language in the draft Housing Element's Policy 3.1.2 and its Implementation Strategies. Page 13 — Goal 7.4 Implementation Strategies 2nd bullet — Once again I would caution that any right -size parking standards need to recognize that lower income workers may not be able to use transit if they perform shift work or work in areas not served by transit, particularly industrial areas. I would add another strategy: Revise recreation space requirements for multi -family housing and townhomes. Page 13 — Policy 7.5.1 I don't understand the meaning; it needs to be reworded to be clearer. Page 14 — Goal 7.6 These policies are not appropriate for the entire length of Southcenter Blvd. They appear to be written for just the section of the roadway east of 1-5. Page 15 There needs to be an additional Goal addressing the protection of residential neighborhoods from noxious odors. I say this because last year I suffered from illegal marijuana grow house in my neighborhood. The skunk smell was so strong that I had to close all windows while the plants were in flower. A police officer told me that he knew of an instance when a condo owner had to vacate his unit every time his neighbor's marijuana crop was flowering. Current City regulations only prohibit home occupations from impacting the neighborhood by emitting noxious odors. Odors from garbage, dead animals, or manure can be addressed by code enforcement, but not marijuana. I realize that odor regulations are difficult to enforce, but Denver has an interesting regulation. The city has an instrument to measure the odor but they can also write a citation if 5 individuals register complaints within a 12 hour period. Goal 7.8 Odor Abatement Residential neighborhoods are protected from undue odor impacts, in order to ensure for all residents the continued use, enjoyment, and value of the homes, public facilities and recreation, and the outdoors. Policies 7.8.1 Prevent community degradation by prohibiting noxious odors. Implementation Strategy Strengthen odor regulations In conclusion, overall I am very pleased with the proposed Draft Housing Element and Residential Neighborhood Element and encourage you to send it to the City Council with your endorsement. Sincerely, Pam Carter 4115S13 91h St. Tukwila, WA 98168 afford more than rent June 25, 2015 Tukwila Planning Commission City of Tukwila 6300 Southcenter Blvd., #100 Tukwila, WA 98188 Dear Planning Commissioners,, On behalf of Bellwether Housing, thank you for this opportunity to comment on the Housing Element of your Comprehensive Plan. Tukwila is seeing heightened development opportunities in connection with its rapid growth and the light rail. This is a critical time to promote and incentivize the development of permanent affordable housing along transit lines in Tukwila, in order to improve the quality of housing options and secure the long-term stability and affordability of future housing stock. Affordable housing is a catalyst for economic development because it reduces the housing rent burden to allow local dollars to flow back into community goods and services. Well-built and solidly managed affordable housing reinforces neighborhood stability and community strength. We are motivated by your proactive approach to address affordable housing development in Tukwila through the appropriate housing policy elements in this Plan. Bellwether Housing is among the region's largest private non-profit affordable housing providers. Over our 35 year history, we have developed 1,903 apartments that we own and operate, and 9,745 apartments for other non -profits throughout the state. Our ability to develop is constrained by the exponentially rising land and construction costs, which deepen the financing gap for affordable housing projects. Tukwila has the opportunity now to alleviate some of these costs in order to attract high quality affordable housing development. We encourage you to explore development incentives for affordable housing such as reduced parking requirements, smaller housing units, and reduced impact fees. These changes could make a difference in achieving the financial feasibility of affordable homes to ensure that Tukwila remains a sustainable and stable place to live for years to come. We offer the following comments on the Housing Element of your Comprehensive Plan to help guide your approach toward affordable housing development. 1. Comprehensive Plan Goal 3.6: Increase Long -Term Residency in the City. Neighborhood Stabilization through Affordable Housing: We understand that neighborhood stability is important to Tukwila. Low turnover rates lead to the long-term residency that anchors neighborhoods and stabilizes families so that adults can thrive and children can stay in school. 1651 Bellevue Ave., Seattle WA 98122 www.bellwetherhousing.org According to the National Apartment Association 2013 report, "The turnover rate for individually metered subsidized units was 28% versus 54% for market -rent units."' At Bellwether Housing, we compiled affordable housing occupancy data from 8 Bellwether -operated buildings in Seattle. This data reflects an even lower turnover rate of 10% for tenants with restricted rent (see Appendix A). As the demand for housing rises in Tukwila, we urge the Comprehensive Plan to emphasize the prioritization of permanent affordable housing development to create long-term stability so that equity and diversity remain an integral part of Tukwila's core.2 11. Comprehensive Plan Goal 3.2: The City of Tukwila has Safe, Healthy, and Affordable Homes for all Residents in Tukwila. Zoning and Development Code Requirements: Policy 3.2.3 encourages a full range of housing opportunities for all population segments and suggests meeting this through appropriate revisions to Tukwila's development codes. In order for Bellwether Housing to evaluate the current development codes in Tukwila, we conducted a development feasibility study for a cluster of combined parcels along Tukwila International Boulevard. The development capacity of the site was limited by two code requirements: parking stall requirements and studio unit size requirements. A. Parking stall requirements: The housing unit count capacity of multi -family residential projects is controlled by the required parking ratio. High parking ratio requirements exponentially increase the total development cost of projects, reducing the funds available to provide housing to meet the needs of the city. We used the King County Multi -Family Residential Parking Calculator (http: www.rightsizearkin .or ) to evaluate the estimated need for parking on this site. For a 75 unit building at an average 50% AMI along Tukwila International Boulevard, the results show a parking unit ratio demand of 0.83 parking stalls per unit, a number that is lower than the current Tukwila code allows. Other jurisdictions are supporting reduced parking for affordable housing development, including the City of Shoreline, which recently adopted it into their municipal code: "Reductions of up to 50 percent may be approved by Director for the portion of housing providing low-income housing units that are 60 percent of AMI or less as defined by the U.S. Department of Housing and Urban Development." (SMC 20.50.400.D). We ask that the City include a strategy in the Comprehensive Plan to explore development incentives to reduce parking ratio requirements for affordable housing development near transit areas. 1 Lee, Christopher. "Executive Summary: 2013 Survey of Operating Income & Expenses In Rental Apartment Communities," National Apartment Association Sept. 2013: 67. Z For more data, see the "Seattle Family -Sized Housing" white paper, a report from the Seattle Planning Commission: htt %/buiIdingconnect ons�seattle govf 201 42j0 family sized housing white_p ergreleased- -Iq4 le_planning: commission/ B. Studio unit size: The current zoning code requires studio units to be an average of 500 sf and no smaller than 450 sf. Jurisdictions like Seattle allow for housing units less than 400 sf because it provides more housing to meet the increased demand. If the required square footage of the studio units is reduced to less than 400 sf, it would increase the housing unit count and reduce the cost of the development fees and sewer capacity fees. Current King County sewer capacity fees are $6,500 per residential unit. These fees can be reduced for units less than 400 sf. According to King County Wastewater, affordable housing projects that prepay 15 -years of sewer capacity charges at the time of development are eligible for a 50% discount for the following unit types & sizes: • Studio apartments less than 400sf, at 80% AMI or less per regulation agreement. • Studio and 1BDs of any size restricted to ages 55 or older, no income restriction. We ask that the City include a strategy in the Comprehensive Plan to consider amending the development code requirements to allow for smaller studio housing units. III. Comprehensive Plan Goal 3.2: The City of Tukwila has Safe, Healthy, and Affordable Homes for all Residents in Tukwila. Impact and Municipal Fee Reduction: Goal 3.2 lists a series of supportive implementation strategies to develop and maintain affordable housing to meet the needs of the community. These potential strategies include the exploration of incentive zoning, tax credits, tax-exempt bonds, tax-exempt impact fees, and a housing trust fund. Current impact fees, permit fees, and municipal fees in Tukwila are substantial for a mixed-use multi -family housing development project. Partial exemption of these fees is one change that could make a difference in achieving financial feasibility for a high quality affordable housing development in Tukwila. Reduced and partially exempt impact fees for affordable housing were recently adopted by the City of Shoreline and the City of Bellingham: • On January 1, 2015, The City of Shoreline adopted transportation impact fees ($3,607 per housing unit) by Ordinance No. 690. SMC Chapter 12.40 waives these transportation impact fees for affordable housing. • On Monday, June 15th, the Bellingham City Council unanimously approved an ordinance that amends Title 15 and 19 of the Bellingham Municipal Code to partially exempt impact fees and reduce utility system development charges for qualified low-income housing projects. We ask that the City include a strategy in the Comprehensive Plan to consider development incentives that reduce impact fees for qualified low-income housing projects to encourage affordable housing development. The current housing stock in Tukwila can be considered relatively affordable today, but it is not permanent affordable housing that will be preserved for long-term affordability in the future. We support your efforts to proactively address permanent affordable housing through the policies and strategies in this Comprehensive Plan and we ask that you consider additional strategies to further incentivize affordable housing development that will secure neighborhood stability, maintain diversity, and create community. Thank you for your consideration. We look forward to further discussion with you on these comments to this. Comprehensive Plan. Please feel free to contact us with any questions that you might have. We can be reached at 206-588-4808 or amehl@bellwetherhousing.org. Sincerely, Doug le Executive Director Bellwether Housing Appendix A: Bellwether Housing Tenant Occupancy Duration Data: Bellwether Housing compiled affordable housing occupancy data from 8 Bellwether -operated buildings in Seattle that serve small and large families with children. These 8 buildings total 472 apartment units, of which 292 are 2 bedroom units or larger. The data below indicates a low turnover rate for low-income tenants • Over 50% of the residents in these apartment units are between 50-60% AMI. • Over 50% (244 units) of the total households (472 units) have lived in their apartments for 5 years or more. • Over 20% (94 units) of the total households (472 units) have lived in their apartments for 10 years or more. • With 48 households that have tenancies of 1 year or less, the turnover rate at these buildings is roughly 10%. According to the National Apartment Association 2013 report, "The turnover rate for individually metered subsidized units was 28% versus 54% for market -rent units."' • For more data about family housing, see the "Seattle Family -Sized Housing" white paper, a report from the Seattle Planning Commission: httpj buildingconnections.seattle,9oy 20J491204/fam1ly sized-housing-white-paperreleased- by-Seattle-planning-commission/ I Lee, Christopher. "Executive Summary: 2013 Survey of Operating Income & Expenses In Rental Apartment Communities." National Apartment Association Sept. 2013: 67. Housing Element - Version 6.9.15 Revision Matrix 6.25.25 Note: Comments listed without an exhibit reference were delivered verbally during the public hearing Row p Page a Comment Exhibit g/Date/Source Staff comment/analyssis/options (language changes In strikeout/underline, recommendation In bold) Staff Recommendation: Revise as suggested. Now reads "These steps are necessary to plan for growth that will 1 1 reduce barriers that prevent mow and moderate income households from living near their work or transit..." Language from PSRC Growing Transit Purpose. Second paragraph. Change the word "modest" to be consistent Mann, PC Work Session, Communities Strategy - with PSRC TOD language. 6.18.15 http://www.psrc.org/assets/9539/GTCStrategy.pdf 2 3 Staff Recommendation: "...to meet the regional growth Policy 3.1.1. Correct horizon date (typo) Staff edit target of 4,800 new housing units by 2014 2030." 6,500 sf minimum lot size and 50 It minimum lot width requirements In the LOR zone hamstring the number of buildable units and make projects Comment noted. Policy 3.1.2 supports exploring options 3 3 economically unviable, specifically potential project at Riverton United Email from Homestead to adopt smaller lot sizes in neighborhoods where the Methodist Church property. Support options to reduce lot size and lot Community Land Trust, historical lot pattern Is smaller than the zoning code dimensions. dated 6.23.15 requirements. Staff Recommendation: Revise as suggested. Policy 3.2.1 now reads "Provide zoning that allows a variety of 4 4 Policy 3.2.1. Reword to clarify. The City provides zoning that allows for housing throughout the City to allow for diverse, housing,but does not provide housing. Staffedit equitable neighborhoods. Staff Recommendation: Revise as suggested. Policy 3.2.3 5 4 Policy 3.2.3. Reword to clarify. The City has a limited supply of land. Utilize Mann, PC Work Session, now reads "Provide sufficient appropriate zoning 'and -is_ zoning that,allows for housing and other facilities. 6.18.15 for housing of all types.." Suggest the City consider re -Introducing the housing options program or Email from Homestead Comment noted. Goal 3.2 and Implementation 6 4 to consider a new set of allowances in residential zones that reward the Community Land Trust, Strategies support the reinstatement of limited kind of development the Citywishes to see. dated 6.23.15 demonstration projects for clustered or cotagge housing. Policy 3.2.2 address housing opportuntiles for all population segments. Staff Recommendation: Revise One of the best ways to prevent and address homelessness Is to ensure Policy 3.2.2 to Include language specific to households at 4 that quality, permanently affordable housing is available for very -low less than 30% AM]. Policy 3.2.2 now reads" Encourage a Income households. Ask that the City add a policy under Goal 3.2 to "work Letter from full range of housing opportunities for all population to address the need for housing affordable to households at less than 30% HDC/Futurewlse, dated segments, including very -low Income households AMI." 6.23.15 earning less than 30% AMI, through actions..." Policy 3.2.5 and 3.2.6 address affordable housing preservation, Incluldng mitigating displacment. Staff Recommendation: Revise Policy 3.2.5 to more explicitly It Is critical that the City implement proactive policies to prevent and address displacement from redevelopment as an aspect 8 mitigate displacement as affordable housing Is lost to redevelopment. Ask of affordable housing preservation. Policy 3.2.5 now that the City add a policy or strategy under Goal 3.2 to "work to prevent reads "Develop affordable housing preservation displacement of low -Income populations and mitigate the Impact of Letter from programs and strategies, including prevention of the displacement as development occurs, particularly In proximity to transit HDC/Futurewlse, dated displacement of low -Income households In areas of and opportunity -rich neighborhoods. 6.23.15 redevelopment." Term of affordability addressed in Implementation Strategy "Develop specific statements regarding 9 4 location, type, and characteristics of desired affordable Ask that the City add a policyto ensure that affordable housing created or housing to present to local non-profit developers." Staff preserved using local public resources or by regulation retains Its Letter from Recommendation: Keep as is. The level of affordability affordability for the longest possible term and be created at below-market HDC/Futurewlse, dated and how long housing will remain affordable would be rate. 6.23.15 Included In these statements to developers. Staff Recommendation: Revise as suggested. Now reads 10 5 Reword Implementation Strategy to clarify City's role in supporting a "Participate sttppassstaffing at the regional level, by regional housing position. City to participate and provide support but will McLeod, PC Work supporting In the terme€ a South King County Housing not staff/fund the position. Session, 6.18.15 & Neighborhood Planner position..." Need for additional Implementation Strategy to support "Identify specific 11 5 pubiicaily-owned land for affordable housing development." Acquiring Staff Recommendation: Revise as suggested. New property (land banking) for affordable housing Is a tool supported by the Mann/McLeod, PC Work Implementation Strategy reads "Explore acquiring PSRC Growing Transit Community's effort. Session, 6.18.15 property to land bank for affordable housing." While there are a variety of regulatory incentives the City can utilize to promote the development of affordable housing, some tools go beyond the City's jurisdiction, such as tax credits and tax-exempt bonds. The Staff Recommendation: Implementation Strategy now purpose of the Implementation Strategy Is for the City to explore and reads" Explore and develop incentive zoning, tax Gmclits, 12 5 utilize regulatory tools and Incentives to promote housing developments a housing that meet community needs that are currently not being met by the trust fund, density bonuses, parking exemptions, existing housing stock, specifically'family-sized' (3+bedroom) apartments deferred payment of impact fees, and/or other tools to and housing that Is affordable for low and very -low Income residents. The develop or maintain affordable housing that meets the Implementation Strategy should be revised to maintain this purpose and needs of the community, specifically units sized and include tools that are available to the City. IStaff edit I priced for low and very -low Income residents." Ask that the City add more tools to "explore and develop" under Goal 3.2, such as: density bonuses, reduced parking requirements, multi-family tax 13 5 exemptions, fee waivers, impact fee exemptions, and permit expediting in Letter from order to encourage the development of housing affordable at below HDC/Futurewise, dated Comment noted. Staff Recommendation: Addressed in market-rate. 6.23.15 previous comment (Row 12). Letter from 14 5 HDC/Futurewise, dated Strongly support the exploration of a housing trust fund. 6.23.15 Comment noted. Letter from 15 6 Appreciate the attention paid to collaboration with other jurisdictions, HDC/Futurewise, dated nonprofits, and regional partners -Goal 3.3. 6.23.15 Comment noted. Letter from 16 6 Strongly support Policy 3.3.2 to review progress toward reaching HDC/Futurewise, dated affordable housing goals. 6.23.15 Comment noted. Staff Recommendation: Revise as suggested. New Need for Implementation Strategy to support Policy 3.6.4. Schools are an Implementation Strategy to support Policy 3.6.4. to read 17 g important factor for prospective homebuyers and the City can do more to "Work with school districts serving Tukwila students to support and strengthen the Image/reputation of Tukwila's schools to bring Hansen meeting with promote a positive Image and reputation of Tukwila's in more homebuyers and long-term residents. staff, 6.22.15 schools and educational programs." Residential Neighborhoods Element - Version 6.9.15 Revision Matrix 6.25.15 Note: Comments listed without an exhibit reference were delivered verbally during the public hearing Row# Page# Comment Exhibit#/Date/Source Staff comment/analysts/options (language changes in strikeout/underline, recommendation in bold) Walking and biking are potential organized recreation activities. Organized recreation activities 5 should not focus on activities which requires access Alford meeting with to a motor vehicle. staff, 6.23.15 Comment noted. Staff Recommendation: Revise as suggested. Policy 7.2.2 now reads 7 "Improve the public infrastructure in Policy 7.2.2 Sidewalks are a critical component of all neighborhoods to an equivalent residential Infrastructure. More emphasis should Mann, PC Work Session, level of quality, with an emphasis on be placed on sidewalk development. 6.18.15 sidewalks." Code Enforcement, proactive and reactive efforts, Staff Recommendation: Revise as can help to improve neighborhood quality and suggested. New policy 7.2.5 now reads 7 improve and create a more consistent level of "Provide adequate support for Code quality/livability in the City's neighborhoods. Need Enforcement efforts to Improve and for additional policy language on Code Mann, PC Work Session, maintain neighborhood quality and Enforcement. 6.18.15 livability." Staff Recommendation: Revise as suggested. New Implementation 7 Need for Implementation Strategy to work off Strategy now reads "Continue to work Policy 7.2.1 to support schools as integral parts of with school districts serving Tukwila the built environment/infrastructure of Hansen meeting with students to ensure school facilities neighborhoods. staff, 6.22.15 provide quality public spaces." Staff Recommendation: Revise as Community members were Involved in the creation suggested. New Implementation of the Walk and Roll Plan, but outreach efforts Strategy now reads "Continue 8 have since ended. Community members should developing and implementing projects continue to be a part of the process, including from the Walk and Roll Plan and Safe implementation of the plan and the development Routes to School, with a renewed of new and enhancement of existing pedestrian Alford meeting with emphasis an community Involvement and bicycle facilities. staff, 6.23.15 and engagement." Staff Recommendation: Revise as suggested. Implementation Strategy 8 now reads "Apply the tree code to New residential development should not require site design that minimizes the significantly reduce the tree canopy. Additional removal of significant trees and language should be added to include preservation Alford meeting with maintains appropriate tree canopy of the tree canopy, in addition to significant trees. staff, 6.23.15 standards." Staff Recommendation: Revise as Signage in neighborhoods can help to create a suggested. New Implementation 8 welcoming, inviting, and inclusive environment. Strategy now reads "Develop Signage should focus on creating a sense of neighborhood signage in multiple community and place making, rather than focusing McLeod, PC Work languages to foster a sense of on the geographical neighborhood boundaries. Session, 6.18.15 community In residential areas." Staff Recommendation: Revise as 9 suggested. Implementation Strategy Reword Implementation Strategy to clarify how now reads "Continued emphasis on City plans to put "emphasis" on existing land use Mann, PC Work Session, existing land use patterns to protect patterns. 6.18.15 residential uses." Implementation Strategies for Goal 7.3 9 (pages 9-10) Staff Recommendation: Keep as is. Wording of Implementation Implementation Strategies should be reworded to Alford meeting with Strategies is consistent with other include more verbs and be more actionable. staff, 6.23.15 Comp Plan elements. Policy 7.4.2. Language on "identified, valued natural and historic features" may be too restrictive in promoting high quality design. Also Staff Recommendation: Revise to keep unclear what is considered a natural and/or historic purpose of preserving Tukwila's valued feature in Tukwila./ natural and historic features without 10 The language on "identified, valued natural and limiting different types of quality historic features" should be kept to protect and design. Policy 7.4.2 now reads "Ensure enhance the City's natural and historic features, that, when applicable, residential such as the Duwamish/Green River. Language may Mann, PC Work Session, development reflects high design be amended to allow for more flexibility of design, 6.18.15/Alford meeting quality in-harmony with identified, but purpose should be kept. with staff, 6.23.15 valued natural and historic features." Staff Recommendation: Revise as suggested. Implementation Strategy 11 Implementation Strategy on "diminished garage now reads "... such as requirements requirements". Need to clarify to ensure off-street for less visually prominent dimiRishAd continues to be required/encourage. Reword to Mann, PC Work Session, garages ;� ents and/or front clarify "diminished." 6.18.15 yard setbacks for garages." Staff Recommendation: Revise as suggested. Implementation Strategy 13 Community gardens spaces should be encouraged now reads "Amend the zoning code to as recreation space in multi-family developments. encourage community vegetable However, the current Implementation Strategy is Alford meeting with gardens and other forms of urban too narrowly focused on vegetable gardens. staff, 6.23.15 agriculture as recreation space." Staff Recommendation: Revise as Need to clarify Implementation Strategy on parking suggested. Implementation Strategy 14 in neighborhood-supportive commercial areas. now reads "On-street parking along Need to distinguish on-street and off-street Mann, PC Work Session, the street front, behind or beside parking. 6.18.15 buildings." Staff Recommendation: Revise as suggested. Implementation Strategy now reads " Continue to apply multi- 14 Implementation Strategy to support Policy 7.5.6 family and commercial design should be more explicit about how to create guidelines, with an emphasis on divisions/transitions between commercial or Alford meeting with buffering residential uses from industrial uses and residential uses. staff, 6.23.15 commercial and industrial uses." City of Tukwila Planning Commission PLANNING COMMISSION (PC) MINUTES Date: June 25, 2015 Time: 6:30 PM Location: Council Chambers Present: Chair, Mike Hansen; Vice Chair, Sharon Mann; Commissioners, Louise Strander, Thomas McLeod, and Brooke Alford Commissioner Miguel Maestas - Arrived at 6:45 pm Absent; Commissioner, Nhan Nguyen Staff: Nora Gierloff, Deputy Director; Laura Benjamin, Assistant Planner, Rebecca Fox, Senior Planner, and Wynetta Bivens, Planning Commission Secretary Chair Hansen called the public hearing to order at 6:40 pm. Motion: Commissioner Alford made a motion to adopt the 05/21/15 and 05/28/15 minutes. Commissioner McLeod seconded the motion and all were in favor. Chair Hansen opened the public hearing and swore in those wishing to provide testimony. CASE NUMBERS: PL13-0051 — 2015 Comprehensive Plan Update L13-0052 — Housing L13-0053 — Residential Neighborhoods APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Housing Element and Residential Neighborhoods Element of the Comprehensive Plan as part of the periodic review and update of the Plan required by the Washington Growth Management Act LOCATION: Citywide Nora Gierloff, Deputy Director, Department of Community Development, explained that staff created a video to provide background on the Comprehensive Plan (Comp Plan) Update. The video was played following Ms. GierlofFs comments. Following is a portion of the information that was incorporated in the video. The Comp Plan is a State mandated 20 year vision, which includes State, Regional, King County, and City of Tukwila policies. The purpose of the plan is to guide City decisions, which is made up of various elements and topics. Every eight to twelve years the City assesses how well the plan is working and makes changes. The current update begin in 2011 and will we be completed by the end of 2015. The City has had many forms of public outreach to inform residences, guests and the business community regarding the update process to give them the opportunity to provide feedback on the proposed updates. Additional information regarding the Comp Plan Update can be obtained on the City's website. Laura Benjamin, Assistant Planner, Department of Community Development explained the review process for the Housing and Residential Neighborhood Element. Public Hearing Minutes June 25, 2015 Public Comments: Bill Holstine, a 25 year citizen said he has been engaged in conversations with the City for the past six months. His said his main issues are privacy being compromised and the impacts of the maximum building heights in the neighborhood. He said side windows that compromise privacy should not be allowed. He said there should be some coordination with citizens who are going to be impacted by very tall structures. He suggested a policy be adopted for maximum 25 ft. building heights and increased lot sizes. Joan Hernandez, citizen, encouraged maintenance improvement and diversity in the City housing stock. She spoke in support of historical preservation for all private property owners and inquired whether it was referenced in the Comp Plan. Staff said the City does support historical preservation, which is addressed and incorporated in policy 1.3 of the Community Image and Identity element of the Comp Plan. Ms. Hernandez said she did not feel like policy 1.3 was enough because there is no commitment. She requested the Commission consider amending the Comp Plan to reference language in the Residential Neighborhood Element providing the opportunity to property owners to apply for the landmark status. The Commission were in support of adding language to the Comp Plan to support Ms. Hernandez's request. Commissioner Hansen requested a place holder in the matrix to incorporate language. Hamdi Abdull, Executive Director, Somali and Youth and Family Club said the affordable housing situation is very bad, which causes a lot of homelessness. She said there needs to be consideration to see what can be done to support affordable housing for large families and it needs to be comprehensive and inclusive. She said what is currently called affordable is not affordable. Alyssa Mehl and Richard Loo, Representatives for Bellwhether Housing, a non-profit low income and affordable housing provider. Mr. Loo provided background information on Bellwhether Housing. He discussed the challenge they face in providing affordable houses. He is urging that the City's Comp Plan emphasis the prioritization of permanently affordable housing to create long term stability in the City. Ms. Mehl said they think the following three strategies will help provide incentives and attract housing development to the City. They are requesting they are addressed in the Comp: 1) Reduction of parking requirements, 2) The reduction of studio unit size requirements, 3) Partial exemptions of impact fees for qualified affordable housing projects. Barbara Bader, asked the Commission to comment on the Draft TIB element regarding the cultural and ethnic vision. Staff clarified that the element she was referring to was discussed at the May PC meeting. Ms. Bader also commented on reduced parking, and 400 sq. ft. units, which she said she is opposed to being adopted. She said the area is impacted by low income and affordable housing and she would like to see more concentration of economic low income development. Graydon Manning, Representative for Homestead Community Land Trust, a non-profit home ownership group focused on low income housing development. They create permanently affordable home ownership with a one-time subsidy. He said the current zoning restrictions prevents them from maximizing the allowable 35 units for a proposed development in the Page 2 of 4 Public Hearing Minutes June 25, 2015 Cascade View neighborhood. He said they appreciation and support the following policies, 3. 1, 3.2, 3.3 and 3.6 as well as 7.3 and 7.4 for residential neighborhoods. He also said they were in agreement with the development strategies mentioned by the Bellwhether Housing representatives. Commissioner Mann asked Mr. Manning if they were to build a 35 unit development how could they assure that it wouldn't look like a project but blend into the neighborhood. Mr. Manning said they have many strategies and the utilization of fantastic designs would prevent it from looking out of place. He said they could write enforcement mechanisms in the home owner's association agreement to ensure it is integrated into the community. Amy Gore, Sustainable Community Instructor, Futurewise, said they are requesting a specific and clear affordable housing development and preservation program in the Comp Plan. She said they urge the City to include language for the following three issues in the Draft Housing Element that will better address the need: 1) Add a policy which addresses the risk of displacement of low income communities, particularly in proximity to transit; 2) Include additional tools such as density bonuses, impact fee exemptions, reduced parking, and housing trust fund under policy 3.2. They urge the City to ensure that any incentives provided by the City be tied directly and explicitly to public benefits like affordable housing, 3) Ensure that all affordable housing preserved or developed with City resources have long term affordability requirements and be offered at below market rate rents. Kayla Schott Bresler, Policy Manager, Housing Development Consortium, King County, requested that a policy is added to the Comp Plan specifically addressing the housing needs for folks making less than 30% of the area median income. She said it is critical that the redevelopment strategies are coupled with affordable housing incentives to ensure Tukwila can meet the needs of current and future residents as housing prices increase. She expressed appreciation for the preservation policy and implementation strategies in the Housing Element. She urge the City to look at both qualitative and quantitative measures of evaluating housing needs such as, adequate size housing stock for families, healthy conditions, near transit, and permanent affordability requirement. Hyojin Whitford, citizen, said she is proposing that the current lot size be reduced from 6500 sq. ft. to 6000 sq. ft. because current lot sizes are limiting. She said reducing the lot size will allow for new development and maximize the property value by having new quality and attractive housing for the residential neighborhoods. She asked that the Commission seriously consider her request. Todd Smith, citizen, expressed concern that the housing element and the way housing is being looked at is not cohesive. He asked why the City can't partnership with groups that have good development ideas. Paula Cabunoc, citizen, said that she is opposed to reducing the current lot size, and she does not want dense housing. She also said the community should be able to provide input. There were no further comments. The public hearing was closed. Page 3 of 4 Public Hearing Minutes June 25, 2015 Matrix Walkthrough — Housing and Residential Neighborhoods Elements Staff and the Planning Commission completed a walkthrough of the Issues Matrix. The Planning Commission was in consensus to approve incorporated recommendations and comments as amended with additional changes noted below. All recommendations from meetings, comment letters and or emails from 6/18/15 — 6/23/15 are incorporated in the attached Housing and Residential Neighborhoods Element Matrix 6.25.15, version 6.9.15. Changes: Housing Revision: Row 22, comment noted section - row 19 is referenced, revise to referenced row 20 Residential Neighborhoods Add - policy 7.2.6, Language to read: "Strict code enforcement for neighborhood quality, especially regarding noise and odor." Motion: Commissioner McLeod made a motion to adopt Case Number L13-0052 - Housing L13-0053 and Residential Neighborhoods Elements as amended and forward them to the City Council for review. Commissioner Alford seconded the motion. All were in favor. Director's Report • Staff provided an update of upcoming meetings • Staff thanked the Commission for their hard work on the Comp Plan. And Chair Hansen commended staff on their exceptional preparation on the Comp Plan. Adjourned: 8:50 PM Submitted by: Wynetta Bivens Planning Commission Secretary Attachment Adopted: 7/23/15 Page 4 of 4 TUKWILA INTERNATIONAL BOULEVARD (TIB) DISTRICT WHAT YOU WILL FIND IN THIS CHAPTER: • AVision Statement for the Tukwila International Boulevard (TIB) District. • A discussion of the issues facing the TIB District today. • Goals and policies to guide development in the TIB District and implement the community's vision. PURPOSE The Tukwila International Boulevard (TIB) District Element is part of the Comprehensive Plan's multi- part land use element, one of the five issues or "elements" that the Growth Management Act requires all plans to address. In terms of planning within the context of State and regional requirements, the TIB District is a "local center"where existing and future land use and infrastructure capacity will be used to accommodate some of the City's designated future growth, consistent with the Puget Sound Regional Council's (PSRC's) VISION 2040 goals and policies and the King County Countywide Planning Policies. This element establishes a basis for decision-making that is consistent with the Washington Growth Management Act, King County's Countywide Planning Policies and the PSRC Vision 2040. The specific requirements of these plans are fulfilled by the City of Tukwila's Tukwila International Boulevard Background Report (2014). The TIB Element establishes overarching goals and policies to guide public and private actions that help achieve the vision for this district as a complete neighborhood and destination, rather than an arterial highway leading to "somewhere else." It acknowledges and builds on Tukwila's planning efforts to date, including the Tukwila International Boulevard Design Manual (1999) and Tukwila International Boulevard Revitalization and Urban Renewal Plan (2000). TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-2 GROWING TRANSIT COMMUNITIES In 2013, a region -wide coalition of businesses, developers, local governments, transit agencies and nonprofit organizations - the Growing Transit Communities (GTC) Partnership — developed a strategy to encourage high-quality, equitable development around rapid transit, and work towards implementing VISION 2040's growth strategy. The GTC's strategy has three main goals: • Attract more of the region's residential and employment growth near high-capacity transit; • Provide housing choices affordable to a full range of incomes near high-capacity transit; and • Increase access to opportunity for existing and future community members in transit communities. The City of Tukwila is a signatory to the GTC Strategy Compact. As such, Tukwila is expected to use a full range of tools, investments and economic development strategies to attract the potential demand for residential and commercial transit - oriented development consistent with regional policies and plans. These strategies include the full range of housing affordability. Tukwila will also plan for and promote residential and employment densities that support ridership potential and contribute to accommodating growth needs within its high-capacity transit corridor. While GTC's strategies were considered during the preparation of the TIB element, they will become more of a driving force during station area master planning. THE TIB DISTRICT As shown in Figure 1, the boundaries of the TIB District extend from approximately South 138th Street on the north to South 160th Street on the south, and from Military Road and Tukwila International Boulevard on the west to 42nd Avenue South on the east. North of the TIB District is primarily an area comprising the City's manufacturing industrial center, containing a mix of industrial and commercial uses. South and west of the TIB District is the City of SeaTac, and farther south on International Boulevard is SeaTac International Airport. TIB remains one of the highest priorities for redevelopment in the City. Its multicultural flavor and available land provide opportunities, while safety concerns, pedestrian connections, limited retail opportunities and market perceptions are challenges. By building a complete neighborhood, promoting the District's diversity and multicultural community, and leveraging the area's excellent transit access and opportunities for redevelopment, the TIB neighborhood has the opportunity to be South King County's premier community-based center for cultural and commercial activity. (See Figure 1, Tukwila International Boulevard District Boundary.) VISION STATEMENT As part of the Comprehensive Plan update, and because redevelopment of the TIB area is a high priority for the community, the City began an intensive public involvement program to review the results of its planning and investments made over the previous decade and a half, and to consider if the existing vision reflects any change in conditions or the community's desires. As part of this process, the City's Community Connectors gathered survey responses from Tukwila residents and businesses in the TIB area, and public comments were TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-3 .:.ELEMENT S . i �.,-r.... T tom- +witt.�+. � p�,.0• x `i � �` � YY4`pp�7x try _ • gayy 11 , *r to r.i • Vol' n• 142e vt id ftp, sr � ! r*x X47 a R ,, : or Yy_ a wr*' ..ws ftu �* 4k> 5 �• �� y c 24 yN xm -w� •.,..,,s tom• _ � +cia.'m � +%1++� - t` t .... � < � i �T •4 i� �[� ti i s • S �, y,aa,. F . 'w a , � a n <».i .per � �: � �� .` . � . �x.�^F•rr y w M ^ t� � I•. Y t' .�� :,,•mss `� xs ww " � <, ... I th recorded during a series of City -sponsored "Community Conversations" with residents. The Tukwila City Council and Planning Commission then met in joint work sessions to review community input and discuss their ideas for the future of the TIB District. Out of this, a new vision for the TIB District was crafted: The vision for the Tukwila International Boulevard District is an area that is a complete neighborhood with a thriving, multicultural residential and business community with vibrant places to live, work, shop, and play for everyone. The District is a safe and walkable destination with an authentic, main street character that is connected to other destinations. There is an emphasis on self-sustaining, living wage employment opportunities within the District. COMMUNITY VISION FOR THE FUTURE The vision is a TIB District that is a "complete neighborhood" with places to live, work, shop and play. The area is an enjoyable, affordable and prosperous community with a positive resident and business -friendly image. The District has a distinctive identity and character that is different from other neighborhoods and retail areas in the City. This includes many businesses in the corridor that are immigrant -owned and provide retail and commercial services to a diverse customer base. This diversity remains an asset to the neighborhood, the City and the region. TIB is known more for its community focus and less as a thoroughfare. It is safe and walkable, with an authentic main street character. It embraces its international flavor and draws visitors to its unique collection of restaurants, arts and shopping experiences. The TIB neighborhood is well-connected to other local and regional destinations, with excellent access to transit, highways and SeaTac airport. A network of sidewalks, trails and paths also connects to nearby parks, schools, open spaces and amenities. Local trolleys add another alternative way to get from the District to other parts of the City for visiting, shopping or working. New centers or"nodes"are emerging along the Boulevard, building upon opportunities that take advantage of the light rail station and the proximity to the airport and an expanding mixed-use development centered on the Tukwila Village project at the intersection of South 144th and TIB. Office and commercial services at the light rail station are more regional -serving and higher density than the neighborhood -focused development further north, but each development energizes the other and they are linked via sidewalks and transit. Travelling away from the Boulevard, the more urban -scaled buildings transition in size and design to better match the character of the adjacent single-family neighborhoods. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-5 LAND USE ❖ The focus of the City's efforts to date have been on the TIB corridor. The community's vision goes further and considers a TIB District or neighborhood. The boundaries of the new TIB District extend from South 160th Street on the south to approximately South 138th Street on the north, and include adjacent commercial uses, multifamily developments, and single-family homes (See Figure 1). •: The TIB roadway remains a dominant element running through the center of the District. TIB is a single, continuous street with little differentiation in uses or building forms along its entire length. To achieve the community's vision for the District, specific portions of TIB will require different degrees of emphasis. Over time, new development will be concentrated into relatively smaller areas or "nodes" in key locations. Development in these nodes should be a walkable and compact mix of uses, having a distinctive character, and served by public transit. Beyond the node areas, redevelopment should consist of residential and neighborhood -serving commercial services with a pedestrian orientation. The existing zoning regulations, including zoning districts, height limits and permitted uses, will need to be revised so that they are more effective in achieving the community's vision, particularly those addressing commercial and mixed-use districts. v Abrupt transitions between the more intensive, taller uses planned along TIB and the adjacent single-family residential neighborhood will need to be mitigated through design review and development regulations. ❖ Commercial zoning along TIB in some locationsRC is only one or two parcels deep, and many of NnR !i Loa _LOR MDR N. NCC. these parcels are shallow in depth and small - "°R ; LOR L.DR MDR... NCC less than 7,500 square feet. Parcel aggregation, AOR development incentives, and rezoning will be ''�j INCC 'lfOtY"j necessary to redevelop these locations consistent HDR iXC LDR with the land use goals envisioned for this area., L.k` LDR I HDR. _. ,._1 NCC Example ofzoning and parcelization along T18 NOR LOR, 'il WR TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-6 TIB as a Main Street STREET DESIGN Despite City investment in street improvements to TIB in 2004, the street design - that is, travel lane width, the lack of on -street parking, and the lack of signalized intersections facilitating east/ west pedestrian crossings - does not support the community's vision for a "main street"for the neighborhood. By design, TIB provides mobility for longer trips through the District and the capacity for more vehicles. By contrast, community members have expressed their desire that the Boulevard should connect the residents and businesses to foster a healthy, sustainable and desirable neighborhood. The community has asked for lower posted speeds, on -street parking, and additional traffic signals to assist with crossing the street. Figure 2. Looking north on TI8 towards the intersection with S. 144th Street (2015) URBAN FORM The Design Manual for TIB addresses built form and site design, yet the standards and guidelines for this area have not yet produced the type of public realm envisioned by the community. From a pedestrian's perspective, the feeling that TIB is a "people place" is missing, as measured by the lack of a continuous wall of buildings along the back of sidewalk, parking behind or to the side of buildings, attractive buildings and landscaping, and green spaces and views. While the Design Manual provides this type of guidance, it is not a regulatory document. Further, developers and "the market" still see the District as an auto -oriented place, as reflected in recent projects - drive-through pharmacies and fast food, and auto services. If a change in the urban form is desired, TIB -related development regulations may require strengthening. WALKABILITY AND CONNECTIVITY Community members feel that it is not safe walking to destinations within the TIB District due to lack of pedestrian routes and amenities. To improve walkability a neighborhood should have continuous sidewalks and a well-connected street network. TUKWILA COMPREHENSIVE PIAN - OCTOBER 2014 PAGE 8-7 CITY IS INVESTED IN THE TIB NEIGHBORHOOD The District's redevelopment has been identified as one of the highest priorities for the City in the 2012 Strategic Plan. The City has been bold in a number of actions, trying to make a difference and change the character of this area. The City adopted an Urban Renewal Overlay District in the blocks surrounding the South 144th Street and TIB intersection, and included changes to the Zoning Code to adjust height and parking requirements. The City invested significant public dollars in the assembly of land for a signature development —Tukwila Village — with the intent that it will catalyze and demonstrate the intensity and quality of development envisioned for the area. With the 2014 purchase of the Great Bear Motor Inn, and the Boulevard, Spruce, and Travelers Choice Motels, the City is a major land owner and will continue to explore public/private partnerships in redevelopment. To create safer east/west pedestrian routes, the community wants sidewalks on intersecting side streets to connect residential neighborhoods to the Boulevard, and more crosswalks to link both sides of TIB. Block size also plays a role in determining walkability, with smaller blocks measuring 200 to 400 feet in length providing more direct routes for pedestrians. Currently, block faces along TIB range from 640 to 1000 feet in length, and there is a limited network of streets in the District, particularly those oriented north/south. Competition for limited public funding and warrant approvals may make implementing the desired changes to TIB and surrounding streets challenging. COMMUNITY AND CHARACTER Renaming the street from Pacific Highway to Tukwila International Boulevard in 1998 helped to make visitors aware that they are entering the City of Tukwila. Installing TIB streetscape improvements provided more visual coherence along the corridor. While these have been positive steps by the City, the TIB District still lacks a consistent identity that can serve as a source of pride for the neighborhood, make businesses want to locate there, and pull visitors back again and again. To create a recognizable and authentic sense of place for the TIB neighborhood, the local community culture and character must combine with an improved built environment. PUBLIC AND PRIVATE INVESTMENT Deteriorated properties and older buildings lacking architectural character contribute to the negative perception of the TIB area, but also create opportunities for redevelopment. However, current market conditions, including low commercial and residential rents and the lack of household disposable income in the area, do not financially support redevelopment. Feasible market rate mixed use in the TIB District may be at the outer edge of the 20 -year comprehensive planning horizon. From the developer's perspective, there also needs to be a reason to live and work in the TIB District. The City must strive to shift market perception and economics in order to attract the type of development envisioned by the community, and improve the feasibility of a potential project's performance. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-8 GOALS AND POLICIES Land Use GOAL 8.1 The Tukwila International Boulevard District is a walkable neighborhood with places to live, work, shop and play. GOAL 8.2 At key locations on TIB, there are well-designed, pedestrian -oriented mixed-use centers or "nodes" with distinct character. POLICIES 8.2.1 Continue to focus redevelopment efforts on carefully chosen "nodes" of more intensive development along TIB to maximize the impact of the City's investments, create momentum, and foster faith in the vision for the TIB district. POLICIES —VILLAGE NODE AT SOUTH 144TH AND TIB 8.2.2 Designate this area for an attractive, walkable, locally -oriented mix of uses, including multifamily residential, neighborhood -serving retail and services, restaurants, civic and social gathering spaces, and other people -intensive and customer - oriented activities that build on the momentum from the Tukwila Village project. 8.2.3 Generate high levels of foot traffic vital to the success of the node by attracting an "anchor" that draws customers and allows them to park once and walk to adjacent retail. {s S •� ;;. Vie• -�:�.. - (, }. r T u k Wfl-a Village` ' Vii. Node},C; TIBC station node Figure 3. TIB District "Node Concept" TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-9 Village Node Transit -Oriented Development Node POLICIES — TRANSIT -ORIENTED DEVELOPMENT (TOD) NODE ATTUKWILA INTERNATIONAL BOULEVARD STATION 8.2.4 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 Tukwila International Boulevard Station's proximity to SeaTac Airport and generates jobs for the community. 0.2,5 Identify and promote an "identity"for the area around the Tukwila International Boulevard Station that is distinct from other stations along the LINK light rail alignment. 8.2.6 Optimize opportunities for transit -supportive redevelopment in and around the station by partnering with the City of SeaTac and Sound Transit to shape TOD policies and practices in the master plan. POLICIES — VILLAGE AND TOD NODES 8.2.7 Ensure that the master plans for the Tukwila Village and TOD nodes encourage and incentivize the redevelopment of large parcels, promote assembly of smaller parcels, and identify opportunities for shared parking, pedestrian linkages, and subregional infrastructure needs, such as surface water and recreation. 8.2.8 Focus master planning for the nodes on non - auto -oriented uses. Emphasize good pedestrian experiences and connections to nearby residential areas, businesses and amenities. 0.2.9 Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-10 Implementation Strategies Village Node ■ Develop a master plan for the Village Node area. ■ In the interim before a master plan is prepared, revise the boundaries for the Urban Renewal Overlay (URO) District, and amend the URO District development regulations to facilitate the types and forms of development envisioned by the Village Node concept, including: > Explore implementing an incentive system for an increased height allowance. Relax the standard of 75% of required parking to be provided in an enclosed structure; consider 1:1 or 3:1 surface -to -enclosed parking ratios with a street wall on 75% of the parcel's frontage. ■ Explore options for a traditional anchor (e.g., a grocery store), as well as the potential for attracting or facilitating an unconventional anchor, (i.e., an international market in a form similar to Pike Place Market), that builds on the existing character of the District, supports fledgling retailers, and generates foot traffic for adjacent uses. TOD Node ■ Develop a master plan for the TOD Node area. UNCONVENTIONAL ANCHORS Unconventional anchors are being developed across the U.S — Melrose Market in Seattle, Grand Central Market in Los Angeles, Reading Terminal Market in Philadelphia, and Union Market in Washington, D.C. Many of these are housed in repurposed older buildings, such as auto repair shops, and feature a mix of independent food purveyors, local brewers and roasters, specialty grocers, ethnic eateries and markets, food carts, food trucks, artists and communal tables. ■ Promote the development potential of locations near the Tukwila International Boulevard Station as only"one stop away from the airport" ■ In the interim before a master plan is prepared for the TOD Node, define and establish a TOD Node overlay zone within one-half mile walking distance of the Tukwila International Boulevard Station. However, this overlay should not include areas east of 42nd Avenue South, except those parcels currently zoned for higher density along Southcenter Boulevard. (Sound Transit's definition for TOD states, "TOD is generally focused on land within approximately one-half mile, or 10-20 minute walk, of a transit facility and along corridors that provide key connections to the regional system") Consider amending the development regulations to allow an increase in height and density in the area to the north of SR 518, similar to that already permitted to the south (10 stories), to attract jobs and commercial redevelopment. Ensure the preservation of existing single-family neighborhoods. ■ Consider the recommendations of the Right Size Parking Study prepared for the Tukwila International Boulevard Station area when determining parking requirements. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-11 In Village and TOD Nodes Amend the Zoning Code regulations to encourage envisioned development: THE RIGHT TENANT MIX F- Prohibit any new auto -oriented uses in the nodes. Specifically, What could a quasi -public retail regulations should preclude new drive-through uses (car leasing and management agency washes, fast food, banks and pharmacies) or gas stations. do for the TIB District? Getting Inform businesses and landowners with non -conforming uses the right retail/tenant mix and quality will give a street its unique or structures as to their status. character as well as the diversity of product offerings it needs to Prohibit parking as a primary use within the nodes except for compete successfully with more day -use parking. established retail destinations. To achieve this mix, a neighborhood Allow densities that make under -building (ground floor) and/ commercial street should be or structured parking economically feasible managed and operated like a shopping center. It is difficult for To capture developers with a long-term investment horizon, individual landlords to recruit develop compelling marketing materials that "tell the story" of the appropriate high-quality tenants, since they are inclined to lease their TIB District vision to inspire developers to participate in the area's space to whomever is willing to redevelopment. pay the rent. Retailers also do not like to take risks, but if you have a Explore establishing a quasi -public retail leasing and coordinated merchandising plan management agency to "sell" the vision for the node, plan and and strive for a good tenant mix, the coordinate the nodes' leasing strategy, actively recruit tenants, risk to retailers will be reduced. To achieve higher sales, rents and land and direct them to appropriate landlords and property owners. values, landlords along the street Initiate the leasing program along one or two blocks that have the need to band together and work greatest redevelopment potential. proactively with the public sector to merchandise and lease their Land Us- in Commercial and street in a coordinated and mutually supportive way. ly~ultifomilyRret"is Outside the lodes Source: The Urban Land Institute POLICIES in Ten Principles for Rebuilding 8 2.10 On commercial properties along or near TIB, allow a Neighborhood Retail" diverse mix of uses, including residential, commercial services, office, recreational and community facilities. Allow limited new retail in the TIB area outside the nodes; once the nodes are established, expand opportunities for retail outside the nodes. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-12 8.2.11 On commercial properties along or near TIB, allow those types of light industrial uses that require hands-on labor and operate in such a manner that no nuisance factor is created, and the scale of such activities does not conflict with the TIB District vision of a walkable, pedestrian -oriented neighborhood. 8.2.12 Allow stand-alone multifamily residential buildings outside of the nodes. 8.2.13 Buffer residential areas from adjacent commercial areas. Ensure appropriate structural and landscape transitions between commercial and residential zones. 8.2.14 Encourage new commercial construction rather than converting existing residential structures to commercial uses. 8.2.15 Encourage the redevelopment of commercial properties fronting TIB by allowing the aggregation of residentially zoned parcels with commercially zoned parcels fronting TIB, where such action: • expands small and/or irregularly shaped commercial districts that can't be redeveloped per the overall goals for the area, • encourages redevelopment of non -conforming use sites; • fronts and orients any commercial uses toward TIB; and • creates a site, structures, landscaping and other features that are compatible with adjacent residential district standards and planned character. 8.2.16 Create gateways to provide a sense of arrival at the north and south edges of the TIB Corridor. Use architectural and landscape elements, along with signs and banners, to mark transitions and entrances into and within the TIB District in order to enhance way - finding, create visual interest and activity, and contribute to a sense of identity. 8.2.17 Encourage the aggregation of commercially -zoned properties fronting TIB with adjacent commercially -zoned properties to enhance the opportunities for redevelopment. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-13 Implementation Strategies Amend the Zoning Code regulations to facilitate envisioned development: - In the areas zoned Regional Commercial (RC), increase maximum building heights to at least 45 feet. In the areas zoned Neighborhood Commercial Center (NCC) and RC, explore implementing an increased height allowance if design incentives are met. Remove impediments to building at greater densities caused by existing parking, building height, and recreation space regulations. Prohibit commercial park -and -fly operations at motels/hotels in theT1B District, unless accommodated in a parking structure with substantial ground floor retail, or located in a way that provides effective visual screening from adjacent streets. Consider alternative ways and incentives to transition from higher intensity zones to adjacent single-family zoning. Modify Zoning Code and TIB Design Manual to address these transitions. This should include standards for building height and form and site design. Use the Urban Renewal Overlay height transition setback standards as a starting place. Modify multifamily design guidelines to address more urban forms of residential development in the TIB District. Designate additional residentially -zoned parcels as"Commercial Redevelopment Areas"where such action meets the intent of the policies. Identify appropriate locations for a gateway on the north and sound end of the TIB corridor. Identify design standards that can be used to ensure the privacy, safety and livability of ground floor living spaces along TIB. Explore incentives, programs and regulations that could be used to encourage parcel aggregation. Explore appropriate actions for the City to take to pursue amortization of non -conforming uses TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-14 STREET DESIGN Street design, the vehicle volumes, and the functionality of the circulation network can affect many things, such as the type of business that can be successful and the investor who will develop along the street. In addition, the transportation system can have clear impacts on the social equity of the public investment by excluding or discouraging those who cannot or choose not to drive a vehicle or bicycle. TIB as a Main Street STREET DESIGN GOAL 8.3 The Tukwila International Boulevard roadway is a "main street" serving as the central spine of the TIB neighborhood. Rather than moving traffic "through" the area, TIB is a "to" place, with slower speeds, better crosswalks, and on -street parking. TIB is a connector, not a divider. It strengthens the links among residents, schools, and businesses to foster a healthy, sustainable, and desirable neighborhood. POLICIES 8.3.1 Lower vehicular speed on TIB by adding traffic Speed is widely perceived as the single most important transportation factor impacting retail performance. High speeds reduce 8.3.2 awareness of one's surroundings, intimidate pedestrians, and divide the sides of a street into two separate entities. Street width is also an important determinant of business success and walkability. Narrower streets will tie the two sides of the street together into one retail experience and make it easier for customers to shop on both sides of the street. Shorter crossing distances at signalized intersections, along with longer crossing cycles, make a street more pedestrian -friendly. On -street parking is critical for the success of some businesses because it is the most convenient type of parking and creates the steady turnover of shoppers needed by stop -and -go retailers like coffee shops, dry cleaners, and specialty food stores. Source: "Impact of Traffic Patterns on Corridor Retail," by the Leland Consulting Group, Spring 2007. signals, pedestrian bulbs at intersections and on street parking, and increasing the number of - and plantings in - landscaped medians. Provide additional signalized crosswalks to increase convenience and safety. Carefully chose east/west pedestrian crossings to align with public amenities, activity areas, and planned development projects. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-15 6.3.3 Invest in paving and other calming features at crosswalks to increase pedestrian safety and enhance the identity of the TIB neighborhood. Implementation Strategies Engage engineering staff and consultants to conduct studies on identified street design issues, such as installing additional crosswalks and on -street parking, and develop detailed plans that can implement these Main Street goals and policies. STREETSCAPES AND URBAN FORM Being able to walk continuously along the front of stores and see into the building interiors (e.g., shop display windows) instead of parking lots contributes significantly to a successful pedestrian environment. Thus, standards regarding a site's design — building setback, landscaping, fencing, sidewalks, and automobile access and parking — are the important issues. The Community Image and Identity Element of the Comprehensive Plan supplements TIB District Element Goal 8.4 with goals, policies and implementation strategies guiding the development of vibrant commercial districts characterized by high- quality urban design. °bar. r-cr in GOAL 8.4 The TIB District is a unique destination whose urban design and built form encourages people to explore the neighborhood, prioritizes pedestrian safety and comfort, and enhances the quality of life. POLICIES 8..A Combine standards for parking placement with building site layout to achieve the compactness of a consistent building wall and pedestrian orientation along streets within the TIB District, where appropriate. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGES -16 ifl Examples of a continuous building wall along a street 8.4.2 Use incentives to encourage commercial businesses and residential buildings to create a continuous building wall along the street edge and locate a primary entrance from the front sidewalk, as well as from off-street parking areas, in theT113 District where buildings are not required to locate at the back of sidewalk. Where buildings are required to locate at the back of sidewalk, require a primary entrance on or adjacent to the front sidewalk. 8.4.3 Fence exterior storage and sales areas with high-quality materials to support a visually pleasing environment without restricting connectivity and walkability; limit use, size and location of metal security and other fencing, and require concealment with appropriate landscaping. Implementation Strategies ■ Update development standards to require on-site parking to be located away from the street in the TOD and Village Node areas, either behind or to the side of buildings. ■ Outside of the Node areas, update development standards to limit the amount of parking in front of buildings, such as restricting parking between a building and street to one double -loaded aisle. ■ Where buildings are not required to be located adjacent to the street, develop an incentive program that encourages businesses and residential buildings to locate adjacent to the back of sidewalk and provide a primary public entrance from the front sidewalk as well as from parking areas. ■ Explore implementing a landscape and fa4ade improvement program for existing commercial development. ■ Design guidelines for buildings and site design that illustrate techniques for view protection. ■ Consider fencing design guidelines. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-17 GOAL 8.5 Establish parking requirements for uses that are based on urban rather than suburban densities and needs, and balance the parking needs with urban design goals and related policies to encourage transit use and walking. POLICIES 8.5.1 Recognize that parking needs will usually be less for uses in close proximity to transit, and along neighborhood shopping streets because some shoppers will arrive on foot, by transit, or bicycle. 8.s.2. Explore the potential for shared parking facilities for transit riders in developments within one-half mile walking distance of the Tukwila International Boulevard Station. Implementation Strategies In the TIB District, explore the feasibility of various ways to manage parking, including removing parking minimums and allowing the market to determine parking need, and setting parking maximums. Per the recommendations in the Right Size Parking (RSP) Policy Pilot Project study that was completed for the City in 2014, in the area surrounding the Tukwila International Boulevard Station: , Reduce multifamily parking minimums to rates 20 percent above the RSP estimates, which would result in a substantial reduction in future parking required for multifamily development while accommodating the wide range in observed parking utilization on-site. Facilitate shared use agreements between commercial and/or residential lots for off-street parking. Establish policies on the priority users of on -street parking. Create design standards that include on -street parking for new and improved streets, including the conditions under which on -street parking can be safely implemented. RIGHT SIZE PARKING (RSP) CALCULATOR Too much parking at residential properties correlates with more automobile ownership, more vehicle miles travelled, more congestion, and higher housing costs. In addition, excess parking presents barriers to smart growth and efficient transit service. The amount of parking is optimized — i.e., right -sized — when it strikes a balance between supply and demand. The King County Right Size Parking calculator lets developers, jurisdictions and neighborhoods accurately project the optimum amount of parking for new multifamily developments. Users estimate parking use in the context of a specific site, based on a model using current local data of actual parking use correlated with factors related to the building, its occupants and its surroundings — particularly transit, population and job concentrations. It helps consider how much parking is "just enough"when making economic, regulatory, and community decisions about parking. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-18 ;i- Continue Sound Transit's monitoring of occupancy levels at the Tukwila International Boulevard Station and on -street parking utilization within one-half mile of the Tukwila International Boulevard Station. %- Coordinate parking standards with the City of SeaTac to TRAINS, CARS, BUSES AND FEET ensure uniformity. TIB is an important part of the local and regional transportation and circulation system. The TIB District has convenient highway access to SR 518 and SR 599. The Tukwila International Boulevard Station is located at the intersection of Southcenter Boulevard and TIB, providing service to SeaTac airport and downtown Seattle. The Tukwila International Boulevard Station is also served by a ■ In the TIB District, consider revising development standards to allow a project to count adjacent on -street parking spaces towards meeting its parking requirements. ■ In the TIB District, once there is a reservoir of public parking available in the area, consider regulations/incentives that reduce parking requirements for small commercial spaces if buildings are located near back of sidewalk. number of King County Metro bus routes. ■ Prepare a study investigating the overall feasibility of This includes two bus rapid transit (BRT) developing a public parking structure within the TIB District, routes, one of which provides a frequent connection to the Southcenter, Burien including identification of appropriate sites. and Renton areas and the Tukwila Sounder Commuter Rail/Amtrak Station; ■ Seek the development of a parking garage at Sound Transit's the other connects with points south. Tukwila International Boulevard Station property. Despite the limited number of crosswalks on TIB, there are a high number of Walkability and Connectivity pedestrians walking along TIB and to/from the adjacent neighborhoods GOAL 8.6 and activity centers. A larger network of streets, sidewalks, trails and other public spaces throughout the TIB District supports community interaction; connects neighborhoods, commercial areas, civic areas, and destinations; and improves community health. The TIB District's circulation network makes the neighborhood a great place to walk, improves mobility and safety for all users, encourages walking, bicycling and use of public transit, and supports the envisioned land uses. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-19 Connected Pedestrian Network POLICIES 8.6.1 Establish a more walkable and connected street network throughout the TIB District by investing in public sidewalks and requiring private redevelopment projects to organize site plan elements to allow for through connections. 8.6.2 Consider supplemental and TIB District -specific transportation systems, such as trolleys and bike share. 8.6.3 Work with transit agencies to expand transit service throughout the TIB District. Long term: Guide development ------- ------------- - -- ------_ of built form and A, streetscape to align ; with connected F---�----� r,. -nodes concept : _ .;-` .. i; ,� � —• r�'� e. � `A�NrfRNAIIpNAf BIVp . ............ ------ > •.....i.::: i Concept. Continuous building wall and pedestrian circulation system TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-20 Block Sizes r__ --- :Wallingford I TIB �e■�� Study■��■■um KAMI:=� Area■..� ■e►A...■■■. tZ ■■2M= Q��► 111i I00:00mm Rome I�r�Moil .11 ■N InBull-11111NONniluF,Y/2Io11■■ lilt III!i/111■■■■■■ s.iamns , 7� •�I Columbia City IQIII':::P■ iii■. in ►,�� uu1��1111■ S el IP NEED EED N .■ ■■■■ _ �■ m■i■■■■ ■ o�■x��ee■n■■■■ 0 0.25 0.5 Miles Implementation Strategies ■ Phase the development of the TIB's sidewalk network: y Expand the sidewalk network to east/west streets that intersect with TIB and connect to adjacent neighborhoods. }- Extend the sidewalk network to connecting north/south and east/west streets. y As redevelopment occurs, encourage a finer -grained pedestrian grid. Break up larger blocks by extending the pedestrian system through properties and along property lines. ■ Include the street and sidewalk network in future master planning efforts for the TIB District. Include new north/south and east/ west streets designed as "complete streets" including curb, gutter, sidewalks, and potential on -street parking between Military Road and TIB. Comparison of TIB District's existing block size with other walkable areas in Seattle. 0 Explore, where appropriate, the use of "woonerf" streets that allow pedestrians, cyclists and autos to share the space equally, such as for local access streets in the interior of a large development. Examples of Woonerfs where users share the street without boundaries, such as lanes or curbs TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-21 BUILDING BICYCLE EQUITY IN A COMMUNITY It is important to ensure that groups underrepresented within bicycling community, such as women of color among -others, are not left behind•as biking becomes an increasingly important way to enhance mobility, public health, and sustainable transportation. There are many model programs across the nation that introduce cycling as a safe and fun activity, particularly to beginner -level riders in low-income areas. Other programs offer bicycle maintenance clinics in lower- income neighborhoods, as many of these households often own bikes which are less expensive but require more maintenance. Encouraging the sale of low-cost bicycle parts — such as tires and tubes — in corner stores, and the installation of simple bike fix -it stations in convenient locations — such as gas stations — makes it easier to own and use a bicycle. Implement the City's Walk and Roll Plan. Explore the feasibility of implementing an internal transit system using buses, vans, or other alternative transit service circulating within the TIB District and connecting to other destinations in the City, such as Southcenter and the Tukwila Community Center. Develop a network of sidewalks, trails, alleys and pathways that connects the TIB neighborhood with amenities. Explore partnering with local businesses, METRO, and Sound Transit to create a Bike Share program in the Tukwila International Boulevard Station area. A Bike Share program will provide transit riders a solution to the last mile of their commute trip and provide local residents and employees access to bikes for local trips. With non-profit bicycle clubs and other partners, explore facilitating affordable bicycle ownership and maintenance programs for low-income residents. Also, explore implementing"Safe Biking" workshops and group rides that reach out to sectors of the community that typically do not bicycle. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-22 Community and Character GOAL 8.7 The TIB District takes pride in the ethnic and economic diversity of the community. TI8 has an authentic main street character that promotes the District's many positive attributes and draws local and regional visitors. POLICIES 8.7.1 Strive to attract and retain locally owned and operated stores, especially specialty food stores, ethnic restaurants, service providers, and neighborhood -serving shops such as hardware stores. 8.7.2 Activate public and private community gathering spaces with temporary events including food, art, music, pop -ups and activities that leverage nearby assets, such as schools and cultural facilities, and reflect the international, multicultural character of the TIB area. 8.7.3 Create a central space for permitted food trucks, pop -ups, and a farmer's markets where residents and visitors will gather and sample the multicultural flavor of the TIB area. WHAT IS A POP-UP? Pop -ups by definition are temporary, intentional, irregular (not every weekend or regularly scheduled), sanctioned and unsanctioned, and instigated by both grassroots and top-down approaches. Pop -ups' content and use are only limited by one's imagination, and can be such activities as retail spaces, restaurants, public markets, art installations, or politically motivated statements that seek to affect urban policy and development. Pop -ups are often used as a temporary means to revitalize or occupy a vacant area or public space. They can reduce start-up costs for entrepreneurs by providing temporary leasing space, provide an opportunity for retail incubators, or be used to showcase artwork. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-23 IMMIGRANTS & MAIN STREET A recent study has shown that immigrants'role in "Main Street" businesses — the shops that give a neighborhood its character, such as restaurants, grocery stores, clothing boutiques, and beauty salons - is striking. Nationally, immigrants make up 28% of Main Street business owners, and 64% in cities with large immigrant populations. Main Street businesses present an important opportunity not only for residents who start out with little, but are also often a first business for immigrants and a source of first jobs for The T18 District has stable neighborhoods, and residents and businesses that are actively engaged in improving the quality of life in the area. POLICIES 8.8.1 Encourage private landowners to maintain people in the community. And, they can play an important role in generating neighborhood -level economic growth by making areas attractive 8.8.2 places to live and work. These are often businesses with thin profit margins. Finding ways to maximize the potential of immigrant small business owners, and to do so in a way that creates a positive climate for all 8.8.3 business owners, should be an important project for cities focused on economic development and seeking to leverage the contribution of their immigrant population. For example, in Minneapolis, an old retail and distribution center was transformed into the Midtown Global Market — an international market that is both an incubator for new immigrant businesses and a neighborhood development project. In Philadelphia, revitalization of the EI Centro de Oro corridor was helped by establishing an official Business District Manager who assists businesses in forming partnerships with the police department, understand zoning regulations, and find small business loans. Source: "Bringing Vitality to Main Street: How Immigrant Small Businesses Help Local Economies Grow'; Fiscal Policy Institute with the Americas Society/Council ofAmericas, January 2015. and upgrade their property to protect the neighborhood from adverse impacts of vacant and underutilized sites and blighted buildings and structures. Identify and support"champions"or leaders in the business community who will carry the vision for the TIB area, and build community interest and commitment among diverse stakeholders. Strengthen the City's engagement with the area's business community, and cultivate the success of the entrepreneurs and small businesses, including businesses owned by refugees, immigrants and non-native speakers. Implementation Strategies Develop a process to gain community consensus on a name for the TIB District that provides a positive identity for the neighborhood and can also be used to actively market the area. Use banners, signage, and architectural and landscape elements to "advertise" the new identity throughout the TIB District. Continue to emphasize engagement with the immigrant, refugee, and linguistic -minority communities and other historically under -represented groups in the TIB District. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-24 ■ Work with business and property owners to upgrade building facades and landscaping; ensure compliance with the sign code. ■ Continue the City's Residential Rental Licensing and Inspection Program. ■ Revise zoning ordinances to facilitate non-traditional retail. ■ Support development of a TIB retailers group. ■ Encourage ownership in the neighborhood by initiating a commemorative the program for individuals or groups. ■ Develop a small grant program for neighborhood improvement projects. ■ Identify a "champion"for leading theT1B redevelopment. This could be a group or an individual, such as a business club, corporation, community development group, financial institution or neighborhood anchor. ■ Establish a code enforcement emphasis area(s). ENGAGING THE DIVERSE ETHNIC COMMUNITY According to the Tukwila Strategic Plan, 36.2% of • act as liaisons from their community to the City, Tukwila residents are foreign -born, a much higher percentage than in other cities in South King County. The diverse cultural community brings rich experiences of resilience and persistence to succeed. The Strategic Plan emphasizes the need for greater connection with all of the community and, to that end, the City expects to continue implementing strategies for inclusion and engagement with the diverse ethnic groups in the area. The City has taken steps towards initiating conversations with community members in the TIB area through the Community Connector program. Starting with non-English speaking communities in the TIB area in 2014, Tukwila's Community Connectors program has endeavored to improve outreach to and engagement with communities that have been historically underrepresented in civic processes. Community Connectors are individuals who: • are involved in their communities, • have the skills to facilitate outreach to and communicate with their respective communities, and • have the ability to provide culturally sensitive guidance to City staff on how to design and undertake a comprehensive and effective outreach effort. By building stronger relationships with a broader range of Tukwila communities, the City will move toward the vision of ensuring that all Tukwila residents have equal access to opportunities. The Community Image Element's Goals 1.2 and 1.3 and the Parks and Open Space's Goal 6.3 supplement the more specific goals and policies for the TIB District in this section. They address creating a positive community identity and image, embracing diversity, and promoting cultural awareness through public art, interpretive signs and events. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-25 REDUCING CRIME AND IMPROVING SAFETY In the TIB area, actions by the Tukwila Police Department — such as bicycle patrols, the installation of video cameras, and the implementation of a neighborhood resource center — have resulted in decreased crime. With the 2013 seizure of three motels along TIB that were the site for illegal activity, the Police Department notes that one year later, crime has dropped 30% on TIB, violent crime has declined 40%, and there has been a 30% decrease in calls for service. Reducing crime, enforcing building health and safety codes, and improving the District's appearance are key goals for the TIB area. The Roles and Responsibilities Element contains general goals, policies and implementation measures calling for creating a positive social environment, and reducing and preventing crime to create a sense of safety and security. Goal 8.9 and the related policy in this section provide additional direction specific to the TIB District. GOAL 8,9 The TIB District is one of the safest places in South King County. POLICIES 8.9.1 Continue working with Sound Transit on reducing crime at the Tukwila International Boulevard Station. Public and private investment GOAL 8.10 Public and private investment in the T18 District has sparked additional project and business success and increased the overall pace of redevelopment. POLICIES 8.10.1 Invest public funds in the infrastructure and public amenities necessary to catalyze private investment, stimulate the location of businesses and housing, and create an attractive neighborhood. 8.10.2 Invest public funds strategically to acquire and assemble substandard parcels, to remove blighted uses, or make current land holdings more developable. 8.10.3 Continue to form public/private partnerships, and leverage private investment through development agreements and incentives. 8.10.4• Consider using City funding and City -owned property to offset development costs of market rate housing in "pioneering" residential or mixed-use projects. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-26 8.10.5 Utilize developer incentives and funding strategies that would attract uses desired by the community, improve a project's performance, and make redevelopment financially attractive to developers. 8.10.6 Encourage coordinated stormwater detention and treatment for several properties as opposed to multiple individual systems, when possible, to provide more effective stormwater management, greater environmental benefit, and cost efficiency. 8.10.7 Emphasize self-sustaining, living wage employment opportunities within the District. 8.10.8 The City shall remain flexible in considering and responding to emerging development opportunities in the TIB District. Implementation Strategies: ■ Develop a strategic and financial plan for implementing these Tukwila International Boulevard District policies aimed at investing public funds and facilitating private investment. Use a decision matrix to prioritize projects and show project consistency with the TIB Element goals and policies. ■ Explore adopting a variety of development incentives and funding tools, such as the Multifamily Tax Exemption program for residential and residential/mixed-use projects; Land Conservation and Local Infrastructure Program (LCLIP) through Transfer of Development Rights (TDR) to add density, preserve developable open space, and fund infrastructure needed for development; pioneer project provisions; access to alternative financing including E135 and New Market Tax Credits; transportation concurrency adjustments; and developer agreements. ■ Create a public sector redevelopment kit of public resources/tools that can be used to offer developers some assistance in order to achieve the community's goals for the TIB District. Adopt, adapt and/or create new tools if existing programs are insufficient. ■ Explore developing anew public open space or"play space" that is centrally located within the TIB District and within easy walking distance of the majority of the households. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-27 RELATED INFORMATION VISION 2040 King County Countywide Planning Policies Tukwila Strategic Plan TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-28 CITY OF TUKWILA COMPREHENSIVE LAND USE PLAN LAND USE ELEMENT BACKGROUND REPORT TUKWILA INTERNATIONAL BOULEVARD ELEMENT 2015 GROWTH MANAGEMENT ACT UPDATE to the COMPREHENSIVE PLAN December 2014 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 1 TABLE OF CONTENTS I. Introduction Study Area Planning Background/History II. Challenges and Issues Summary Transformative Boldness Nodes versus Linear Corridor Land Use Vision and Public Infrastructure Design Disconnect Affordable Housing Development Costs and Expected Returns III. Planning Context Puget Sound Vision 2040 Growing Transit Communities Partnership King County Countywide Planning Policies Tukwila Community Input IV. Vision for the TIB Corridor Existing Vision TIBAC's Recommended Vision V. Existing Conditions Discussion Land Use Real Estate Market Public Resources VI. Appendix A Zoning Code Comparison — RC, NCC, and MUO Districts Appendix B Community Connectors & Open House Survey Results Appendix C TIB Businesses — Survey Responses List of Figures 1. Study Area Boundary 2. Study Area Community Facilities 3. Growing Transit Communities TIB Station Area Description 4. Ownership Commercial & Multiple Family Zoning Districts TUKWILA COMPREHENSIVE PLAN UPDATED: October 13.2015 Page 2 5. Ratio of Improvements to Land Value -1995 6. Ratio of Improvements to Land Value - 2014 7. Comprehensive Plan and Zoning Code Designations 8. Percent of Total Study Area by Zoning Designation 9. Existing Land Uses 10. TIB Businesses by Category —1995 11. TIB Businesses by Category - 2013 12. Building Heights Maximum Standard 13. Block Size Comparison 14. Recently Purchased Properties by City 15. Tukwila Police Patrol and Reporting Districts List of Tables 1. 1997 Matrix of TIB Revitalization Plan Goals & Challenges 2. TIBAC's Vision — Segment Summary 3. Building Square Footage by Use 4. Significant Building Permit History: 1996-2013 5. Back of Sidewalk Development and Pedestrian Amenity in New Construction 6. Comparison of City and County Ethnicity 7. Summary of Public Investment in TIB TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 3 I Introduction The City of Tukwila has been updating its Comprehensive Plan, as mandated by Washington State growth management legislation, and will adopt the final elements in 2015. Comprehensive Plan policies for the Tukwila International Boulevard (TIB) corridor were last updated in 2009. Since adoption, many of the policies and action items for the corridor have been implemented. This planning effort is the time to check- in on results of that policy implementation, or lack of implementation, and to review the vision, direction, and overall goals for the area in light of any change in conditions or community's desires. The purpose of this report is to provide background information on key issues as the City prepares to revise the goals, policies, and implementation actions related to TIB as contained in the Transportation Corridors element of the Comprehensive Plan, a land use element that previously focused on the commercial corridors of the City located outside of the urban and manufacturing industrial centers. One difference in approach since the 1995 Comprehensive Plan was prepared is the idea to rebrand TIB as more than just a linear Corridor. As a place holder for that idea, staff suggests the term Tukwila International Boulevard District, and hereinafter will use TIB District for the study area. The community repeatedly expressed its desire for the area to be treated as a destination, a place to walk, a place to shop, a place to meet your neighbor, a place to celebrate community. The Background Report on TIB is divided into five main sections: 1. Introduction to the Study Area. A snapshot of the physical characteristics of TIB District study is presented. Included is a brief history of the City's planning and investment efforts for the area since annexation into Tukwila in 1989 and 1990. 2. Challenges and Issues. It is important to clearly understand the obstacles that stand between the community and the achievement of its goals for the TIB District. As such, a summary of the major issues/challenges are presented, so that they can be discussed by the community and policy makers, and addressed when formulating strategies, goals, and policies. 3. Planning Context. Any future planning effort for the TIB District must also consider regional goals and policies regarding growth management, land use, and transportation. This section summarizes PSRC's Vision 2040 and Growing Transit Communities Strategy, and King County Countywide Planning Policies applicable to the planning effort for the TIB district. 4. Vision for TIB. The vision for TIB in the Comprehensive Plan was developed in 1995 — does the Vision need updating? This section presents both the current vision and community advocates' concepts for the Boulevard. 5. Existing Conditions. Information on patterns of development and ownership, zoning, land use, the built environment and urban form, market conditions, public services, infrastructure, circulation, and the Tukwila International Boulevard Action Committee (TIBAC) is provided as a basis for understanding the existing conditions within the study area. Study Area Snapshot of Tukwila International Boulevard District The study area for this report is shown on an aerial photo in Figure 1. It extends from SR 599 on the north to S. 160th Street on the south, and from Military Road and Tukwila International Boulevard (TIB) on the west to 42nd Avenue South on the east. The corridor encompasses the predominantly commercial and multifamily designated properties abutting TIB. The north border of the TIB district is also one of the several entrances to the City's Manufacturing Industrial Center (MIC) which contains a large share of the region's manufacturing, warehouse, distribution and transportation economic activity, including major facilities of the TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 4 14 Tukwila International Boulevard Element Background Report Wp � in i d,. t� x ti•4 `" •� � u -_. i 4\r " y • `4+v!! . jr4,., Boeing Company, King County Airport, and Port of Seattle. South and west of the TIB district is the City of SeaTac, and further south on International Boulevard is the SeaTac International Airport. The natural features of the study area are ravines and a valley wall that cuts across TIB in the section north of S. 138th Street. The majority of the commercial district is south of S 139th St. and is part of a large plateau between the Green River Valley and Puget Sound. South of S 146th Street, the corridor expands from a linear form to include full blocks between Military and TIB. The area could enjoy Cascade Mountain views to the east, should development reach taller heights. The TIB District comprises less than 20 percent of the City's total land area. Nearly 50 percent of the area of the TIB District is single family detached homes, with 1954 the average year of construction. Overall, due to their average age, much of the TIB District's housing stock is dated.' There is a large amount of residential property along the corridor north of S. 139th Street that is visually and physically isolated because of the significant grade changes to either side of the right-of-way and the descent from the plateau to the valley. Commercially designated properties that exist north of S. 139th Street are small, isolated level areas or pieces of land benched into the hillside, making them difficult to redevelop. TIB is an important part of the local and regional transportation and circulation system. The TIB District has convenient highway access that allows for easy vehicular movement within, to, and from the corridor. The LINK Light Rail station is located at the intersection of Southcenter Boulevard and TIB, providing service to SeaTac Airport and downtown Seattle. The LINK Station is also served by a number of King County Metro bus routes, including two bus rapid transit (BRT) routes, one of which provides a frequent connection to the Southcenter, Burien and Renton areas and the Tukwila Sounder Commuter Rail/Amtrak Station. In addition to TIB, other key roadways in the study area are S. 130th and South 144th Streets and Southcenter Boulevard - connecting east -west arterials that link areas east of 1-5 with areas west of 1-5. The intersection of S. 144th Street and TIB is an important crossroads and the location of the public/private mixed-use redevelopment project - Tukwila Village. Southcenter Boulevard provides ' Taken from Market Analysis for Tukwila International Boulevard Corridor, Prepared by Gardner Johnson for the City of Tukwila, February 5, 2007 TUKWILA COMPREHENSIVE PLAN _PCaT=-C Jctebe, ' 3 20' � Paye 6 an intercity connection for Burien, SeaTac, Tukwila and Renton, and connects the LINK light rail station and Tukwila City Hall to the community. Many public and private community facilities are located in or immediately adjacent to this area, including schools, a library, a post office, churches, a mosque, a cemetery, a hospital and numerous clinics, the City's Neighborhood Resource Center, and a Washington State Patrol Office. Community facilities in the area are shown on Figure 2, which provides another illustration as to why the TIB District is a focal point for the community. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 7 Figure 2 Study Area Community Facilities TUKWILA COMPREHENSIVE PLAN UPDATED: OCaber 13, 2'015 Page 8 Planning Background/History Tukwila International Boulevard (TIB), previously designated as and still often referred to as Highway 99 and Pacific Highway, preceded 1-5 as the main north -south route in the Puget Sound area. It was a state highway surrounded by unincorporated King County when most of the initial development occurred along and around it. The area annexed to Tukwila in 1989-1990, and upon community mandate the revitalization of the area became the City's main priority. In 1994, a Transportation Corridors Background Report was prepared for the Tukwila Comprehensive Plan. At that time, the transportation corridors included Pacific Highway, Interurban Avenue, and Southcenter Boulevard. These corridors stood out from the other areas of the City because the development and uses were primarily low scale, commercial oriented to the street and were clearly distinct from the residential neighborhoods and the urban and industrial centers. They did not have the intensity in building size, public services or off-site impacts of the urban and manufacturing centers. Instead, they contained a broad spectrum of uses, and acted more as neighborhood commercial centers for the adjacent residential areas and employers. The 1994 Comprehensive Plan goals and policies for Pacific Highway focused on: Creating functional, attractive and diverse corridors for adjacent residents and people travelling to and through the area; Making TIB a positive reflection of the City; Making TIB an attractive, safe and profitable place to live, work and do business; and Creating focal points around key intersections as pedestrian -oriented commercial business areas. The City began designing and providing a variety of projects, programs, and regulations tailored to the needs of the area. At that time, the City's adopted focus areas were: • Reducing crime and improving safety, including offering expanded human service programs; • Upgrading the infrastructure; and • Creating development incentives and predictability in permitting. In 1997, the Pacific Highway Revitalization Plan was prepared to implement the Comprehensive Plan goals and policies. The purpose of the Plan was to guide the redevelopment of the Pacific Highway corridor, and serve as a statement of the City's commitment to and direction for this area. As part of the Revitalization Plan, Zoning Code amendments for the area and the Tukwila International Boulevard Design Manual were adopted. The Pacific Highway Revitalization Plan identified a number of broad goals that have guided the development of the revitalization strategies, as well as challenging conditions to be addressed when formulating strategies to achieve the community goals for the TIB area. These challenges are repeated here in Table 1 as a baseline for evaluating the effectiveness of plans, programs, and investments by the City over the 15 years since the Revitalization Plan was adopted. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 9 Table 1. 1997 Matrix of TIB Revitalization Plan Goals and Challenges2 m co s »- m mcc E �, rn 0 `m c c (D E c U o y M cc rn (c CU O_ O U ca Qo 0 > Q L co m a aN.)v -Q O) O) E co N u_ M J ca E U) O 0- O d O J N W N C Z)c U E J Greater Prosperity x x x x x x x x x x Sense of Community x x x x x Safe & Comfortable x x x x Multimodal Transportation System x x Healthy Residential Areas x x x x x x x x Attractive, Well -Maintained Area x x x x x x x x The City has been successful in addressing some of the challenges identified in 1997. Poor appearance has improved as a result of significant city investments in curb, gutter and sidewalk improvements along TIB from S. 128th Street to S. 152nd Street. These improvements were designed to improve pedestrian and auto safety, create "curb appeal," bring the infrastructure up to higher standards, accommodate the type of desired future development that brings the building to the: back of sidewalk to create more of a street presence, and improve walkability. Other City actions, such as adopting a new Sign Code, creating an urban renewal area, and implementing an aggressive code enforcement effort, are also contributing to improving the appearance of the area. City investments in street infrastructure have improved the degree of safety and comfort. A positive sense of personal safety is still lacking due to the presence of undesirable uses and perceived crime. Comfortable walking conditions are negatively affected due to the lack of streetscape amenities, undesirable uses, and the difficult street crossing conditions.3 Incompatible regional plans are no longer an issue for the revitalization of the TIB District — instead, these plans support the City's direction and efforts. Tukwila has designated TIB as a "local center" where existing and future land use and infrastructure capacity will be used to accommodate some of the City's future growth, supporting PSRC's Vision 2040 goals and policies and the King County Countywide Planning Policies (See Section 3 Planning Context). Also, Sound Transit's LINK light rail alignment serves the community via the station located at Southcenter Boulevard and TIB, and does not bisect the neighborhood by running down the middle of the TIB corridor for its length as originally proposed by Sound Transit. 2 Pacific Highway Draft Revitalization Plan, Dec. 1997 3 Based on public comments gathered at the Community Conversation Meeting (March 6 and 8, 2014) TUKWILA COMPREHENSIVE PLAN UPDATED: October 13.2015 Page 10 The City took the bold step of adopting an urban renewal district in the blocks adjacent to the S. 144th and TIB intersection. It then spent $7.5 million and a significant amount of staff time to assemble land into a development parcel that would be big enough for a signature development that would catalyze and demonstrate the intensity and quality of development envisioned for the area. Actions by the Tukwila Police Department have resulted in a decrease in crime. With the seizure of the motels along TIB, the Police Department notes that one year later, crime has dropped 30% on TIB, violent crime has declined 40%, and there has been a 30% decrease in calls for service4. The periodic implementation of a neighborhood resource center and bicycle patrols has also had an impact on crime, and the installation of video cameras have been an asset for officers. - 4 Police Chief Mike Villa, Tukwila Police Department presentation to the Tukwila City Council, September 15, 2014 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 11 II Challenges & Issues Summary There are a number of significant issues that continue to challenge the revitalization of the TIB District. The desired vision for the area is unfulfilled and will likely require continuation of bold actions and more radical changes. Many of these issues were identified by the Tukwila International Boulevard Action Committee (TIBAC), through surveys of and discussions with community members at the Tukwila Community Conversation Meetings (March 6 and March 8, 2014), in staff interviews with City of Tukwila Department Directors, or highlighted in regional and local land use and transportation plans and policies. In order to organize discussion of the issues, they are summarized here in broad categories; however, they are interrelated and there is much overlap. More details on these issues are addressed in later sections of this report. Transformative Boldness The City has been bold in a number of actions to try and make! a difference and change the character of this area. It has implemented an urban renewal program, seized three motels, which were dens of iniquity, and persisted over a decade in pursuit of a catalyst project — Tukwila Village. More boldness is needed. According to the Growing Transit Communities (GTC) Strategy, the TO light rail transit community is one of the most diverse in the region. GTC also calks for identifying and promoting community assets as a basis for attracting private and public investment along the south light rail corridor. The City recognized the growing international character of the corridor in the renaming of 'Pacific Highway' to 'Tukwila International Boulevard.' How should the City continue investing in promoting the culturally diverse communities and businesses along the corridor? What does the vision (a true local center for the residents) mean to the diverse immigrant population that has been settling in the TIB area? • The power of names and perceptions is important. As noted at the beginning of this report, the area has been known as a corridor for vehicles and not as a neighborhood destination for exploring and enjoying. The reality of crime is still high; yet if the reduction in crime from the recent police and judicial action with the motels and their owners proves lasting, then public safety in the District may change significantly. Getting the word out to the region will be an important step. What should the area be called, how should it be marketed, and by whom? Current regulation requiring amortization of nonconforming adult entertainment is not being enforced by the City. The City Attorney responds that enforcing this City regulation would require a large amount of financial resources and City focus. While the Police Department reports that this type of business does not result in a lot of police service calls, the effect on the community isn't benign because it does result in crimes like prostitution, human trafficking & drug dealing. When is it appropriate for the City to take action and pursue amortization? Are there other actions, such as purchasing the existing lease that would be more expedient and successful than a regulatory action? What are the implications does not enforcing City regulation? • Nonconforming motel structures. Motels along the corridor have been the site for illegal activity. The condition and management of three of the motels resulted in a crime network that was recently broken up by local and federal law enforcement, and resulted in their closure and public seizure. Because the motels are nonconforming, their status for legal operations under the Zoning Code will lapse. What uses should the City consider or seek, in their place? What should be done with remaining hotels and motels in the TIB District? TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 12 Nodes versus linear corridor The TIB corridor (from S 160th Street to S. 116th Street) is over three miles in length, which is about a one hour, brisk walk one way. The 1995 regulations were intended to create distinctive nodes of development along the length of TIB. Community members currently think that this linear corridor should not be viewed as a single, continuous street containing similar uses and building forms - different parts should have different emphasis. Similar nodal concepts are emphasized by the Growing Transit Communities Strategy. Along the corridor, nodes of development with a different mix of uses, heights, or character from the rest of the corridor should occur, like a "string of beads". What actions can the City take to support the vision of distinct areas along the Boulevard? Should the intersection at S. 144th St. and TIB be viewed separately from a transit -oriented center focused around the Link Station in order to create two distinctive types of activity areas? Land use vision and public infrastructure design disconnect Adopted City transportation -related goals and policies conflict with community desires for the TIB as a "main street." TIBAC and other community members think that rather than having a goal of moving regional traffic through the area, the Boulevard should become the link that connects the residents and businesses to foster a healthy, sustainable, and desirable neighborhood. The community group asks for lower posted speeds, on -street parking, and additional traffic signals to assist with crossing the street and to assist in controlling vehicular speeds. Although no longer a state highway, TIB is designated by the City as a principal arterial and as such its function is to provide mobility for longer trips and limited access to adjacent property. Can and should the designation and the ultimate function of the street be changed? Community members feel that it is not safe to walk to destinations within the TIB District. The main street through the neighborhood, although improved with sidewalks, two mid -block crossings, landscaping, and better illumination, does not ease the pedestrian's efforts to cross the street, slow vehicle speeds sufficiently, shift perceptions of the area away from an auto -dominated landscape, or provide sufficient amenity to attract development. To improve walkability and create safe pedestrian routes, community members want more sidewalk improvements on existing side streets to connect residential neighborhoods to TIB, and traffic signals on TIB to facilitate crossings. However, competition for limited public funding and the warrant review procedures may make implementing these changes difficult. Affordable Housing The Growing Transit Communities (GTC) Compact calls for the development and preservation of healthful and affordable housing for families along transit corridors in all income ranges. Members of the community also echo this desire. However, public and private housing and mixed use projects designed to improve the quality of the TIB District, such as the Tukwila Village project, may also have the side effect of displacing current low-income residents by raising overall rents in the area or redeveloping low -rent properties. How will the City take a proactive role to maintain existing low income housing? Current adopted strategy is to encourage non -profits to invest in the area's housing in order to improve conditions and maintain a supply of affordable units. This strategy has not been extremely successful with only one complex purchased since adoption of the Revitalization Plan. How many affordable5 units should the City have? The loss of motel units also 5Housing Affordability is defined in the region by rents or mortgages that do not exceed 30% of the median income of a household of four in King County. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 13 results in the loss of affordable housing. The development of quantitative policies would ensure that some affordable units are preserved. Development costs and expected returns • Any development or redevelopment in the TIB District must detain its surface water run-off to pre - development "forested conditions." In contrast, development projects in other commercial areas of the City, such as Southcenter, may maintain their existing system of detention. Analysis has shown that infiltration is not possible in much of the study area because of the type of soils and a high water table. Therefore, the use of large constructed detention systems will be required of most new development, adding to their infrastructure costs. The City of Tukwila is home to Southcenter Mall and surrounding retail projects, one of the most successful retail areas in the Pacific Northwest and whose proximity is a few short miles from the study area. The TIB District cannot compete for the regional retail. In addition, current commercial and residential rents in the TIB District do not financially support redevelopment. What actions can the City undertake to compensate for the lower sales/rents per square foot? What commercial services and retail could be successful? An updated market analysis may provide a better understanding of the financial and market aspects that are shaping this area as an auto -dominated commercial corridor, as well as help shape the appropriate size and character of the regulatory environment that would support an alternative vision for the area. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 14 III Planning Context The City's goals and policies for the TIB District must satisfy regional planning frameworks as well as local goals. Puget Sound Regional Vision To assist in coordinating the multiple municipalities required to plan under the State's Growth Management Act, the Puget Sound Regional Council crafted a multi -county vision for land use and transportation which acts as a framework for counties and cities planning. The VISION 2040 Regional Growth Strategy and multi -county policies were prepared by the Puget Sound Regional Council and most recently updated in 2008. Based on Washington's GMA, VISION 2040 and its multi -county policies are integrated strategies and policies to guide development, environmental planning, and the provision of transportation and services in the central Puget Sound region. Vision 2040 emphasizes sustainability and restoring the natural environment as the region grows, primarily into communities with regional growth centers, in order to reduce growth in rural areas and on the urban fringe. VISION 2040 provides specific guidance for the distribution of population and employment growth into types of places defined as "regional geographies." The largest share of growth is distributed to metropolitan and core cities, including Tukwila, that have designated regional growth centers, such as the Tukwila Urban Center and Tukwila Manufacturing/Industrial Center. Centers are, or are becoming, hubs for regional transportation, high capacity transit, public services and amenities. This development pattern is meant to minimize environmental impacts, support economic prosperity, improve mobility, and make efficient use of existing infrastructure. Growing Transit Communities Partnership In 2013, a region -wide coalition of businesses, developers, local governments, transit agencies and nonprofit organizations — the Growing Transit Communities (GTC) Partnership — developed a strategy to encourage high-quality, equitable development around rapid transit, and work towards implementing VISION 2040's growth strategy. The GTC's strategy has three main goals: • Attract more of the region's residential and employment growth near high-capacity transit; • Provide housing choices affordable to a full range of incomes near high-capacity transit; and • Increase access to opportunity for existing and future community members in transit communities. There are 24 strategies and actions that address the goals above. They fall into four main groups: Foundation Strategies, Strategies to Attract Housing and Employment Growth, Strategies to Provide Affordable Housing Choices, and Strategies to Increase Access to Opportunity. Within each, there are specific strategies identified for local governments to follow or implement. While these strategies are important to consider during the preparation of the TIB District Element, they will be more important during the station area planning effort around the LINK light rail station and transit hubs along TIB. The four main groups of strategies are described in more detail below. • Foundation Strategies detail the strategies necessary for successful ongoing regional effort in decision-making and implementation at all levels, including local governments, and include building partnerships and promoting collaboration, engaging effectively with community stakeholders, building capacity for community engagement, and evaluating and monitoring impacts and outcomes. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 15 Strategies to Attract Housing and Employment Growth have as their overarching objectives: 1) Make great urban places that are attractive to households and businesses; 2) remove barriers to development; and 3) support development in emerging markets. Strategies within this group include: 1) conducting station area planning; 2) using land efficiently in transit communities; 3) locating, designing, and providing access to transit stations to support transit oriented development (TOD); 4) adopting innovative parking tools; and 5) investing in infrastructure and public realm improvements. Strategies to Provide Affordable Housing Choices involve understanding the community's housing needs, and preserving existing housing and supplying new housing choices in proximity to transit investments. Recommended strategies include assessing current and future housing needs in transit communities, minimizing displacement, increasing housing resources to support transit -dependent populations; looking for opportunities to partner in regional public sector catalyst investments in TOD; using value capture finance for infrastructure and affordable housing; making surplus public lands available for affordable housing; looking for incentives for affordability; and implementing fair housing recommendations. Strategies to Improve Access to Opportunity recognize the need to address the diverse housing, transportation, and economic needs of current and future residents so that all people may prosper as the region grows. Recommended strategies call for assessing community needs, and investing in environmental and public health, economic vitality and opportunity, equitable mobility options, equitable access to high quality education, and public safety in transit communities. The GTC Strategy classified transit communities, including TIB, according to the types of strategies that will be most meaningful to help achieve desired outcomes. The GTC Partnership developed an implementation typology to connect strategies to the three overarching program goals: attract residential and employment growth, provide affordable housing choices, and increase equitable access to opportunity. The typology uses a two -matrix "People + Place" framework.. Figure 3 GTC TIB typology shows the evaluation of the area relative to its potential. The People Prefile assesses residents' access to social, physical, and economic opportunity, compared to the degree to which the households and businesses are at risk of displacement as neighborhood change occurs over time. The Place Profile examines aspects of a community's physical form and activity level, compared to the degree to which physical characteristics may change due to real estate market strength. Using the People + Place assessment, TIB was designated as an "enhance community" type of transit community, which are neighborhoods or smaller centers along the transit corridor. Recommended implementation strategies focus on market catalysts, long-range planning, and economic and community development. Recent and anticipated transit investments have the potential to catalyze considerable community development. However, "enhance community' areas will face challenges to implementing TOD given auto -oriented environments, weak market demand, and limited access to opportunity. Key strategies focus in the short- to mid-term on community development to expand opportunity and social activity, and in the long term on building a physical and social fabric that will attract new investment. More specifically, the following are needed: station area planning with a focus on long-range vision and transitional uses; long—range capital facilities plan with phased infrastructure and public realm investments; community needs assessment and targeted investments; and affordable housing preservation. GTC identified several specific priorities for implementation in the central south corridor (stretching from Tukwila to Fife): • Capitalize on the potential for TOD along SR -99, particularly key BRT and light rail transit nodes. • Improve transit connections, particularly east -west connections between LRT corridors and urban centers. • Ensure effective community engagement with existing and emerging culturally and racially diverse communities along the corridor. • Identify and promote community assets as a basis for attracting private and public investment. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 16 • Encourage the development and preservation of healthy affordable housing that meets the needs of families. The City of Tukwila is a signatory to the GTC Compact. The Compact says that Tukwila will use a full range of tools, investments, and economic development strategies to attract the potential demand for residential and commercial transit oriented development within transit communities consistent with and in furtherance of regional policies and plans. These strategies include the full range of housing affordability. Tukwila will also plan for and promote residential and employment densities within the transit communities that support ridership potential and contribute to accommodating growth needs within each high capacity transit corridor. Below is Figure 3 Growing Transit Communities TIB Station Area Description. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 17 Figure 3 Growing Transit Communities TIB Station Area Description LIGHT RAIL I BUS RAPID TRANSIT I BUS Tukwila International Blvd I . I AREADESCRIPRON— I" • I ThtTukari4a Intth aGTIft fSeBou�evard (f lowillaTrans, .b— IL ti nity,6<xrd in theCala009. Thc. ardin iso rnuasbeen served by light roll since2tg9. The station Is a muhimadal sitrconraimrig a park&R*. aed sewed by bus rapid tear, sitanda number dath<rtrwa k mmxs. Currant Iced use is rAmrily commercial wqi rnultKamM1l abrtp major roadways and a�gk-ta retidmtial atdre ptr'�{yery, Thr communityabtsected Sg5t8aed 91-99 and is dam�lnved by auto-ortrntrd landusrs as weflaa dryott serving�parkng faditles. NthouoA s'gnYicaM impmvementsMve bear made along majorarterials, neighborhoal streets poor pedestrian and ttieyekirsfrasVtrchrze thatimpedesvroYu�blkty. Thet—'= a popWation d 4,155, wids 7§ pewentmiraxky, making itoree of7Mmoadiverse rSorrmmnrrigriess Wt a rrgi.The mrnmutnty isaresidential and commercial center kr5orraK irtanigruds b the region. Ilse majority of the households n the Vanst cornmtmityreM ants in rrealtitamilyLod• irgs.Neaeyant infive houstMkk eamsbelav the poverttyyievet The <ommunhytrmtains litfl—b' edhousing.Ovaall, aiiordabiRy for houttiwlds earning less thea SOg4of AM is average compared with the regMfttyh mare ampie suppIyof wo.W1, Ia9tsfor households taming up to t;ffid of AIM. LOCAL PLANNING — In 2006,the GtynO 5eafacxbpted the South 154th 5ttettStmion Area Action ph" ant in 2007 adopted irsgkrtserton9 assrskg arxlarerzperfic. development requlat4oris,The p9an calk for trantit supportive deueloprrcntaMtamorepMemian-/rieMly ensrieomment. the Gty of Tukwihi ad.p*d the TIB Urban g —I,Phn in 2000,induding guhklirafor pedestrian oriented and'le—d—I.Frne-M. Roth orka hope to kvaage the pmunsity to the fight rail station to moorage TOD. LAND U5e Wsed Summw2ml lane Ne Caragadre -Crwaiva [__raee.<aa -ts ryrtwaa (✓ Jws.<orae..rr -gp.uaw �� ewuwn �uaex.e�r.< • eu smo OTran Ra odes — 9us P-- � fgswg ugnr Paq Morn d ugtn n a hittv; aapNT.TramR .pidTramn _ ..w Commute 4aq QTm LAYxa wytrhea mwpm. Ovrk< wraeha wa_ _i�A001__. 13L4].a. asaoaanrsw:a 73xaimdy _4314_._.. me2cnaa.. rYa. - . Nn we 2+i%>tB Ytwrs 1094 a axenarei. .nk..__... Ms. ...3%-05ye" 11% 24%s`_ _ . 1291. raa enacvrrE_—H1.f!07. .. S40.Gi7.. aovravr. _ rnvweenaot.. 2A9 2.34. a harry Tac Ati0RW1FHOM%AYgKXWLEYFL eo-tm+r. itllKllWtaMaLLMII_..2..?4i_..,_ _z&lli .. ARIL, Al};q�aa/lGf►3R4A44R.graii. ___��!_. 70-SOtb ngasegsrsleea_-_- 3Q% .3.<'A __._. 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Wamn Menus Suits 590• So.M7k, Wadinpmri 9S9bN435• X6��FfiH090 � ru 2r788FS575• pez ag • Oa �3 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 18 King County Countywide Planning Policies King County's Countywide Planning Policies (CPPs) support Vision 2O4O's regional growth strategy, address growth management issues in King County, and provide further guidance for coordinating local planning efforts within the county. The CPPs provide a countywide vision and serve as a framework for each jurisdiction, including Tukwila, in developing and updating its own comprehensive plan, which must be consistent with the overall goals for the future of King County. More specifically, the following policies should be considered during the development of the TIB Corridor element: • KCCP recognize that there is little undeveloped land within the urban growth area (UGA.) Housing and employment growth should be concentrated within urban centers and locally designated local centers where existing and future land use capacity, as well as infrastructure capacity, is used efficiently. Development activity must be focused on redevelopment to create vibrant neighborhoods where residents can walk, bicycle or use public transit for most of their needs (DP -4, 11, and 13). Identify local centers, such as city or neighborhood centers, transit station areas, or other activity nodes, where housing, employment, and services are accommodated in a compact and efficient form and at sufficient densities to support transit service (DP -38). • Residents should be within walking distance of commercial areas, fostering a healthy community through physical exercise and a sense of neighborhood (DP -6). Development patterns should promote safe and healthy routes to schools (DP -7). Local transit systems provide convenient connections to the Urban Centers and elsewhere within the Urban Growth Area. • Use urban design and form elements to integrate development into existing built and natural environments in ways that enhance both the urban and natural settings. These elements include high quality design, context sensitive infill and redevelopment, and historic preservation (DP 39-42). • Housing opportunities should exist for all incomes and lifestyles throughout the county and with the balanced transportation system access to employment is convenient and reliable. Innovation in the development of a diverse range of housing types is fundamental in accommodating population growth. A diversity in housing types will allow residents to stay within their community as their housing needs change (1-14-13). • The needs of residents should be attended to by a social service system that emphasizes prevention but stands ready to respond to direct needs as well. There is a sense of social equity within our communities and all share equitably in the distribution of and access to parks, open space, and vibrant neighborhood centers (PF -17). Public capital facility needs of regional or statewide importance should be equitably dispersed throughout the county (PF -20). • Policies emphasize economic vitality, climate change and sustainability strategies, and integrating health concepts such as access to healthful food and increased physical activity in planning (DP -8, EC -10). • Business development policies promote an economic climate that is supportive of business formation, expansion, and retention, and emphasizes the importance of small businesses in creating jobs (EC -7). Public-private partnerships should be used to implement economic development policies, programs and projects (EC -8). Also important to the TIB Corridor are KCCP related to people. Cultural diversity of the local community should be celebrated (EC -12). Resources should be committed to address disparity in income and employment opportunity for economically disadvantaged populations (EC -13). • A station area plan should be developed for the light rail station and any transit hubs along the TIB Corridor (T-4). Non -driving population needs should be addressed in the development and management of local and regional transportation systems (T-12). TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 19 Tukwila Community Input — Community Conversations Between January 10, 2014 and February 21, 2014, Global to Local Community Health Promoters (CHPs) and Community Connectorss representing the Latino, Somali, Eritrean, Burmese and Arabic -Speaking communities conducted a total of 194 surveys of residents from these populations to gather community feedback regarding housing, business, food access and service needs along the Tukwila International Blvd Corridor. The survey was also made available online. On March 61h and March 8th, 2014, the city of Tukwila held Community Conversation open houses to gather community feedback regarding housing, business, food access, and service needs along the Tukwila International Blvd Corridor. The March 61h Conversation was held at Showalter Middle School; the March 8th Conversation was held at the Tukwila Community Center. Common Themes and Variations Across Communities The following section summarizes and compares the results of the surveys collected one on one by the Community Connectors outreach effort and at the open houses called Community Conversations that occurred on March 6th and March 81h 2014. The survey was also available to the community via the City of Tukwila web -site. The tabulated survey responses are in Appendix B. After reviewing the data collected, there were some clear variances amongst different ethnic groups, and between those surveyed and those attending the open houses. The survey consisted of questions related to four categories: housing, neighborhood, businesses and services. For the most part, common themes surfaced. Housing Community Connectors Survey: The majority of the immigrant/refugee population residing within the boundaries of the Tukwila city limits live in apartment buildings with 1/3 of the Latino and Somali communities either renting or owning a house. Most of the populations also indicated being unhappy with their living situation indicated by the responses of over 60% of Somali and Burmese. However, despite complaints regarding their living conditions, over 50% the Latino population indicated being pleased with their current apartment or home. When asked which things they would change if given the opportunity, the top two responses among all populations was lower cost and an increase in number of bedrooms. Three spaces that all survey respondents would use the most, other than the Burmese, were Playground, Exercise Room and Indoor Sport Court, if it were made available either in their apartment complex or home. However, over 78% of the Burmese population indicated a vegetable or garden space as their top choice. 6 The seven Community Connectors are current residents of Tukwila, with some of them residing in the city for over 10 years, and thus possessing first-hand information on where to best conduct outreach with members of their population and ensure a balanced representation of residents including youth, families, seniors as well as apartment residents and homeowners. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 20 Open House Participants: The majority of participants interviewed lived within a house, with the next largest group living in apartments. Few residents lived in mobile homes or condos. When asked which things they would change if given the opportunity, the top two responses among the Open House participants was more/better outdoor space and better maintenance of their building. The participants surveyed at the March 6th open house said they would use Barbeque/Picnic Area, Vegetable Gardening Space and Exercise Room/Equipment the most if available either in their apartment complex or home. For the participants of the March 8th open house, the preference is for Common/Party Room, Vegetable Gardening Space, and Exercise Room/Equipment. Neighborhood Community Connectors Survey: Over 85% of both the Somali and Eritrean population indicated close access to their mosque or church as their top reason for living in Tukwila, with closeness to family and people from their country as their second reason. Several of those surveyed also indicated the desire for a traffic light between S 142nd & S 143rd so that families could have safe and secure access to the mosque from one side of International Blvd to the other. The Latino and Burmese populations indicated closeness to school as their top reason, with both groups responding at a rate of over 65%. Across all communities, over 60% of the responses indicated that they planned on staying in Tukwila, with the highest mobility predicted for the Eritrean and Arabic -speaking populations. Both of these communities indicated that while they would like to continue living in Tukwila, the high cost of rent and of the living conditions motivate them to seek housing elsewhere. Several respondents indicated the desire for low income housing in Tukwila as well as access to affordable commercial space so that they may start their own businesses at a reduced rate. Open House Participants: The main reason cited by both groups for living in their neighborhood in Tukwila was that they liked their house/apartment. This response was 88% for those on March 6th, which was higher than the 48% cited on March 8th. Cost, proximity to transportation and work were of similar importance for both groups. The March 8th group cited being close to family and people from their own country more often, showing a higher priority for social needs. New Businesses Community Connector Survey: Hands down, the largest request is for a better and larger grocery store in the neighborhood with W INCO and Safeway listed as their top two choices. Over 113 of the responses also requested a large box store, like a Costco or a Walmart be located on TIB. A third choice for residents was a family resource center and a gym with a couple of those surveyed recommending cheaper options for resident use of the Tukwila Community Center. Open House Participants: Similar to the group surveyed by the Community Connectors, the largest requests is for a better and larger grocery store in the neighborhood. Access to quality and specialty groceries was also a recurring theme, with many residents expressing a desire for more organic and local produce. Another popular choice was for more cafes and bakeries, especially along TIB. Very few of these open house participants requested a large box store, like a Costco or a Wal-Mart. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 21 Problem Businesses Community Connector Survey: While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top choice as problem businesses were the motels, followed by Deja vu/Showgirls, and casinos as a distant third. Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali businesses on TIB, where due to a lack of security and structure, residents experience unsafe driving and gang activity. Complaints about gang activity was also mentioned in regards to the parking lots surrounding the mini marts and convenience stores like 7-11. Open House Participants: Responses were similar to the Community Connector surveys - an appreciation for the recent closure of some of the motels on TIB, and their top choice as problem businesses were the motels, followed by Deja vu/Showgirls and casinos. Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali businesses on TIB. Complaints were recorded regarding smoke shops/liquor stores and tenants running illegal businesses, such as car rental agencies also selling vehicles. Access to Services Community Connector Survey: Over 60% of those surveyed did indicate satisfaction with access to services in the area. However, their top choices for new services included a Department of Social and Health Services, a Department of Licensing offices, a health clinic and low income housing. Open House Participants: 56% of participants surveyed on March 6th indicated satisfaction with access to services in the area, while only 42% indicated satisfaction with services on March 8th. The top choice for new service in both groups was for a quality health clinic. Food Access Community Connector Survey: Across all populations, over 60% of respondents indicated satisfaction with food access. However, many of those surveyed asked for lower cost options, as well as a Farmers Market and more Ethnic -specific restaurants and markets. Open House Participants: Both groups surveyed were similarly split on whether or not they could find the kinds of food desired near their homes. Many indicated that they had to travel to neighboring cities to find the type or quality of groceries desired. Those surveyed also often desired the creation of a Farmers Market and access to fresh food. Current Shopping Locations Community Connector Survey: Over 80% of survey respondents shop at the Saars on S 144th Street, mainly because it's the only choice available to them (we assume because it's within walking distance of their homes). However, many indicated needing to travel to Burien or Renton to do their grocery shopping. Residents living on Macadam Rd indicated their dissatisfaction with the lack of grocery stores in that area. A small number of responses also said that they have stopped using the food bank because on several occasions they have experienced receiving expired food. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 22 Open House Participants: Most survey participants purchased their food from a big box store, with Costco and Fred Meyer being the most popular. 50% of the March 6th group and 65% of the March 8th group also shop at a large grocery store. A quarter of the March 6th group cited a small store/butcher/produce stand as a resource versus 10% of the March 8th group, while 23% of the March 8th group purchased prepared food from restaurants in comparison to only 6% of the March 6th group. This indicates that the shopping styles were slightly different between the two groups when occurring outside of a grocery store. Tukwila Community Input — Survey of TIB Businesses In partnership with the City of Tukwila, Futurewise, OneAmerica, and EI Centro de la Raza (EI Centro) surveyed, local businesses on or in close proximity to TIB from June 29 to July 18, 2014. The purpose of the survey was to assess the needs and attributes of the businesses, who are such a dominate factor in the character of the TIB neighborhood. The information from the surveys can help provide direction for the TIB District Element of the Comprehensive Plan. The two most discussed issues by respondents revolved around public safety and affordable housing. A survey summary and detailed responses are included as Appendix C to this report. Survey result highlights are summarized below. Languages spoken The average business provides staff that speaks over 3 different languages. The franchised business such as Arco-AMPM and Bartell Drugs, have staff that together speak 7 languages including English, Korean, Chinese, Vietnamese, Spanish, Punjabi, Arabic, Japanese, Turkish, and Ethiopian. Ownership and age of business Of the 55 businesses surveyed, 33 reported that the business is locally -owned, 12 are franchised, and 3 are corporate -owned. The average business has also been operating for over 16 years. Reason for locating business on TIB The reason for establishing their business within Tukwila is predominately related to their clientele, location, and affordability. 33% of respondents cited affordability and availability and 21% cited proximity to the airport and density of traffic. Where customers live Most customers for TIB businesses live in Tukwila and neighboring communities. Specifically 72% of respondents reported their customers live in Tukwila/SeaTac. Given the proximity to the airport and a centralized location; however, businesses also serve customers throughout the broader region. How customers get to TIB businesses Respondents mentioned a variety of modes of travel for their primary customers (note: survey respondents could note more than one mode): o Driving - 55 o Walking - 23 o Transit - 21 o Biking - 16 o Taxis - 2 Businesses that expressed higher walking traffic also mentioned the apartment buildings close to their businesses. Many expressed a positive relationship between more housing and an increased customer base. Plans and Attitudes about Future Most businesses plan to continue operating in Tukwila in the upcoming years; 43 (81 % of respondents) businesses plan to continue operating, 5 (10%) businesses have expressed the potential desire to relocate, and 4 (9%) are unsure. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 23 Generally, most businesses are optimistic about the changes that have occurred in the community over the years, specifically with the shutdown of the motels and plans to construct a mixed-use building and a library on the vacant lots of TIB. 32 (58%) businesses responded with optimism regarding future planning of Tukwila, while 8 (15%) businesses responded that they were pessimistic, and 15 (27%) were unsure. Concerns and Other Issues Slow pace of development. The greatest concern, even for optimistic business owners and managers, is that development has been slow to happen along TIB. Many survey respondents commented about the City's plans to construct a mixed-use development on the corner of TIB and S. 144th St. Many imagine this as being a "fresh start" for their business and the area, but expressed frustration at the fact that the lot has been vacant for over five years. This feeling mirrored the: sentiments expressed by a few that plans for development along TIB are promising, but are moving slower than they would like. Similarly, some mentioned that the motels shut down last year have not been torn down. This, they said, gives an unsettling look to the surrounding area that may deter customers coming from out of town or from the airport. City regulations. Several business owners (14) felt that the City's regulations were restrictive to the success of their business. While several owners and managers mentioned that the city had generally been cooperative and supportive during their time on TIB, others have had problems with illegal signs and don't understand the City's sign regulations. Some business owners (particularly food truck operators) have felt that they face obstacles severe enough that they have stopped offering certain services or believe that the City does not want them there and thus they are planning to sell and move away. Some food market owners are confused about health regulations and inspections, which is not under the City's control. Small business owners and managers are also concerned with potentially rising rents as redevelopment happens, and the possibilities of more business relocations, vacant storefronts, or a less active commercial district. Diversity. Many survey respondents mentioned the diversity in the area as an asset, with tight -knit communities along TIB providing loyal customer bases. Others, though, saw their primary business competition embodied by another cultural community, rather than by specific businesses. This perception could lead to a situation where, although the area is diverse, cultural communities tend to live separately and shop at different stores. Safety. A strong majority of businesses surveyed mentioned that the neighborhood had become safer since the motels were closed in 2013. This issue was mentioned frequently when discussing perceptions of the future of the neighborhood. Many owners felt optimistic, in this sense, but also expressed concerns about the continued loitering and petty crime outside of their businesses. Others said that while the police have cracked down on petty crime, they sometimes are slow in responding to larger issues that concern business owners, such as cars stolen off of lots and identity theft. Overall, the sentiment in the community is that while progress has certainly been made, there is more work to be done regarding safety. Of the business respondents that mentioned police patrol, the majority stated that they would like to see more patrol in the community. However, a few respondents mentioned that they appreciated that the police patrolled so often. Another facet of public safety that was mentioned was loitering and delinquents. Many people commented that the reason for the loitering problem is that there are few parks or recreational facilities to occupy youth. The respondents are anticipating the development of the new library and mixed use senior citizen building, but several mentioned that it has been years since any development has occurred. Many people acknowledged the City's efforts that resulted in the closure of the motels, but believe that redevelopment must happen to beautify the area. The abandoned motels are viewed as an eyesore to the community. Interestingly, not everyone agreed with the shutdown of these motels. A few business owners said that they have seen a drop of clientele since the closing of motels and thus it had been bad for their businesses. Those who remain optimistic say that they look forward to the senior citizen development (Tukwila Village) bringing new clients to the community. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 24 Affordable housing. There were a variety of views on affordable housing. Some business owners and managers were more likely to be pessimistic about the changes in Tukwila, and while they often acknowledged that the landscape and streets are cleaner, they think the City has done little to address the issue of homelessness. Several business owners associated the existence of affordable housing in Tukwila with an increased crime rate and the increasing number of loiterers around their businesses. One business owner expressed strong opposition to affordable housing, claiming that it creates bad change in the community, however he also noted that his clientele base has never been from Tukwila and that he still anticipates operating his business in Tukwila until he leaves. Those businesses that were optimistic about the community seemed most likely to support an increase in affordable and senior housing, stating that it will bring more business and activity to their stores. Many businesses reported a drop in business activity and related the change to complaints from customers about rising rents for housing. Some businesses commented about the opportunity for more affordable housing, as well as the opportunity for more commercial retail, would help stabilize the neighborhood, especially as it grows and changes. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 25 IV Vision for the TIB Corridor Existing Vision Comprehensive Plan The existing vision for the TIB Corridor is taken from the Tukwila Comprehensive Plan, Goal 8.2 - Pacific Highway Corridor Goal: A Pacific Highway corridor that is an attractive, safe, and profitable place to live, do business, shop, and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Images from the adopted TIB Design Manual and the Comprehensive Plan however show a lower density than Tukwila Village, which is a public private partnership being developed at S. 144"' Street and TIB. Development Vision - Comprehensive Plan Development Vision - TIB Design Manual The existing TIB Design Manual addresses the community's expectations fora mixed use commercial and light industrial area that functions for, supports and provides useful amenities for pedestrians, while at the same time supporting motorists. Safety is a clear objective as well as improved site design and design quality and greater consistency between sites. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 26 Development Vision - Comprehensive Plan TIBAC's Recommended Vision The Tukwila International Boulevard Action Committee (TIBAC) has spent considerable time crafting an updated vision for TIB. TIBAC would like to see the corridor transition from a state highway and transportation corridor into a "main street" style road serving as the central spine of a neighborhood. Rather than having a goal of moving traffic through the area, the Boulevard should become the link that connects the residents and businesses to foster a healthy, sustainable, and desirable neighborhood. TIBAC looked at TIB from S. 160th St on the south to S. Norfolk St on the north. They divided TIB into five segments' based upon existing or future differences in characteristics along the length of the corridor, and set forth the following general policies: • TIB should be clean and attractive. • There should be a vibrant mix of businesses and residential uses, but the actual mix will vary between segments. • The level of pedestrian amenities should vary between segments, with more amenities in the southern areas (from S 160th St to S 146th St). • Walking along the Boulevard should feel safe with more sidewalks along its entire length. Pedestrians should feel safe crossing the Boulevard with signalized crossings where necessary, especially in the heart of the District (from SR 518 to S 1401h St) around the S. 144th Street TIB Intersection. TIBAC identified a sixth segment that is outside the boundaries of this report's study area. The segment runs from SR 599 on the south end to S. Norfolk St. on the north and is part of the City's Manufacturing Industrial Center. TIBAC supports the continued use of this area for business, including heavy & light manufacturing, warehouses, office, services, hotels, and other commercial uses. They also support non - motorized and transit improvements when they do not hinder business operations. TIBAC supports a light rail station in this area, and should it be constructed, wants to see this area in the vicinity of the station evolve into a mixed use residential neighborhood. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 27 Examples of TIBAC's Vision for TIB Segment 1 Examples of TIBAC's Vision for TIB Segments 2&3 Table 2 provides more detail on TIBAC's envisioned streetscape and land use for each segment. A summary of TIBAC's vision, existing conditions/zoning, and preliminary issues to consider for each segment is provided below. Segment 1: S. 160th to SR 518. Transit oriented development (TOD) consisting of a mixed use neighborhood with a combination of retail, offices, eateries, and residential buildings. • This area is currently zoned Regional Commercial (RC) and within '/2 mile of the light rail station. There is a very large airport parking facility on the west side of TIB in SeaTac. The current use on the east side of TIB, south of SR 518 is a park and fly and a car rental lot - a significant revenue generators for the City. What would need to be done to make the walk from this area to the light rail station more attractive and safe for pedestrians? Segment 2: SR 518 to S 146th St. Mixed use transit oriented development (TOD) that is pedestrian friendly and walkable with a neighborhood feel, almost like an old-style: main street, but development on the east side of the Boulevard must develop in a way that is sensitive to the adjacent single family neighborhoods. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 28 Table 2. TIBAC's Vision — Segment Summary Segment Streetscape Overall Use examples Height Building form 1. No on -street Residential including Bldqs. should: parking; apartments & townhomes face the street, S. 160th to in the eastern portion of up to back of Reduced the block and above street sidewalk; parking SR 518 speeds; level on the Boulevard; In should be hidden Additional traffic retail addition to reta- and structured signals; Hotels, Motels; Office, parking Drive-thrus, Indoor park n encouraged; Awnings fly, Nightclubs, Indoor & small scale manufacturing/ Wide buildings providing warehousing/storage; broken into weather small retailers; commercial smaller protection; parking in structures; segments benches; street Commercial trees; planters; and residential display windows with a neighborhood feel 2 Residential including Bldqs. should: townhomes; In addition to face the street; SR 518 to retail - up to back of hotels, motels; offices, sidewalk; no S.146 1h Drive-thrus, In -door park n parking b/w fly, nightclubs; indoor auto sidewalk and repair; No limit but bldg.; structured Indoor & small scale transition pkg. On -street manufacturing/ to adjacent encouraged; parking; warehousing/storage; residential Wide bldgs. Reduced structured commercial broken into speeds; signals parking smaller t all Street level must be segments i ntersections; commercial 3 Residential Residential including Bldqs. should: Awnings; neighborhood townhomes; face the street, benches; street with Hotels, Motels up to back of S.146 1h to trees; planters; compatible Office, Drive-thrus, In -door sidewalk, Wide display windows commercial park n fly only in bldgs. broken S. 1401h and a structures; Nightclubs into smaller neighborhood Indoor & small scales segments; hide feel — manufacturing/ parking in encourage warehousing structures; small scale Commercial or retail and residential at office and ground/street large scale level office 4. No change; Mix of Residential including Bldqs. should pedestrian commercial, townhomes; hide parking with S. 140th to crossings where low impact Hotels, Motels landscaping or needed; Office, Drive-thrus, In -door behind bldgs. or park n fly, Nightclubs in structures; 8 Small scale < 20,000 sq. ft., no noise or odors, and no large truck deliveries 9 Small scale < 20,000 sq. ft. and no large truck deliveries TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 29 S. 130th industrial and residential Indoor & small scale 10manufacturing/ warehousing surface pkg. lots okay; street level residential okay 5. No change; Commercial Manufacturing, Should hide current speeds strip, warehouse, storage, parking from TIB; S. 130th to may not be safe convenient to office, retail, commercial surface pkg. lots for crossing drivers parking, indoor auto repair, okay SR 599 pedestrians. restaurants with drive - Complete thrus, taverns, multifamily, sidewalks including townhouses that are compatible with commercial industrial • The area from SR 518 to S 148th St is currently zoned RC, and within 1/ mile walking distance of the light rail station. Currently, zoning north of S 148th is a mix of High Density Residential (HDR) and Neighborhood Commercial Center (NCC) zoning. TIBAC's vision calls for ground level commercial uses along this stretch of roadway, but ground level retail is often difficult to lease. • How can a "node" concept around the light rail station be supported? • Should drive-through uses be permitted in a "node"? Is there sufficient amount of right -of way to allow for on -street parking? Should it be required or optional, as redevelopment takes place? Incentives? • A common theme across all segments is unlimited heights, allowing the market to determine appropriate heights, and ensuring that height is stepped down to limit impacts on adjacent residential areas. Given the shallow depth of the commercial lots on TIB, are unlimited heights appropriate all along this stretch of the corridor? Segment 3: S 146th St to S. 140th St. Mixed use transit oriented development (TOD) that is a walkable neighborhood with a variety of housing types, retail, offices, and commercial uses that contribute to a neighborhood feel, almost like an old-style neighborhood. • This area is currently zoned NCC, and includes the Urban Renewal District and the Tukwila Village project. The intersection of S 144th and TIB is about .7 miles walking distance from the light rail station, requiring most riders to take another mode of travel to the station. Are smaller -scale manufacturing and industrial uses appropriate in this potential TIB "node" and do they contribute to walkability? Are unlimited heights appropriate and do they fit with an `old style neighborhood" feel? • Similar to Segment 2, is there sufficient amount of right of way to allow for on -street parking? Segment 4: S. 140th St. to S. 130th St. A compatible mix of businesses and residential development since the topography limits the amount of developable property that accesses the Boulevard, and most of the single family homes are grade -separated from the Boulevard. • This area along the corridor is currently a mix of High, Medium and Low Density Residential (HDR, MDR & LDR), NCC; MUO, and RC zoning. Should the commercial zones be replaced with one type of zoning allowing a wide mix of uses, including retail, office, services, warehousing and industrial, but with tighter requirements regarding building form and placement, and performance standards governing off-site impacts? Segment 5: S. 1301h St. to SR 599. A focus of this area on commercial and industrial although residential uses should be allowed as long as compatible with commercial and industrial. 10 Small scale < 20,000 sq. ft. no noise or odors, and no large truck deliveries TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 30 • This area is currently zoned MDR and LDR, with Manufacturing Industrial Center/High and Low (MIC/H, MIC/L), and Commercial Light Industrial (CLI) districts on the north end close to SR 599. There is also a small amount of NCC zoned property at the intersection of S 1301h and TIB. What type of multifamily housing should be permitted in this area, and where? Will the surrounding commercial and industrial uses require specific design guidelines or performance standards so that it is compatible with residential development? TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 31 V Existing Conditions Discussion The TIB District has been governed by the City since 1990, and under a consistent Tukwila policy and regulatory framework since 1995. There have been some adjustments to strengthen tools used to achieve the overall goals for the area. For example, the urban renewal overlay district was created to allow adjustments to height and parking requirements. The following are factors influencing the attainment of the Community's Vision for the TIB district: Land Use • The irregular pattern and small size of existing land parcels & ownership • Higher land values with a stock of older buildings, deteriorated properties, including low valued and aged mobile home parks, motels and apartments (both +/-) • The effectiveness of current zoning regulations in achieving the vision, particularly those addressing the commercial and mixed use districts • City owned properties — motels and vacant land • Urban Renewal District • Parking, building height, street grid, and block size, and their relationship to the built form Real Estate Market • Current market conditions, including the total number of households and their low disposable income in the immediate area • The higher cost of redevelopability versus the lower cost of greenfield development • Perceptions of TIB as a high crime, suburban commercial strip, formerly Pacific Highway, State Route 99 • Proximity to airport, light rail, BRT, major interregional freeways • Proximity to major retail, industrial, and transportation concentrations that are associated with large amounts of employment and economic development, as well as competition for the area businesses • Image that the area's improvements are for an auto -oriented commercial area, with a roadway serving regional as well as neighborhood traffic Public Resources • Subsidized housing • Community advocates - Small but active business and resident group — Tukwila International Boulevard Action Committee (TIBAC) • Resources and commitments by a modest sized city with substantial economic assets • Criminal/nuisance issues that need to be addressed with public resources • The TIB District and other annexed areas were historically not the focus of King County programs for urban residential and commercial infrastructure and amenities • Street improvements These factors are further discussed in the following sections. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 32 Land Use Ownership Patterns & Land Value Ownership Patterns A significant real estate and redevelopment issue for the TIB corridor is the parcelization of property into a mixture of small and larger lots. Land in the study area was platted prior to public acquisition of land for the highway in the 1920's. The lots were part of the surrounding residential subdivisions when the State acquired the 100 foot right of way. Consequently, the lot pattern within the study area, especially the lots fronting TIB, is irregular. Some lots are shallow but wide fronting the highway, some are triangular or otherwise small leftovers, and some have been reconfigured through acquisition of deep and narrow lots in order to face the highway. The highway right of way, which runs at an angle through the study area, further complicated the lot configurations. Modern real estate, particularly retail and office development, tends to require large and deep lots so that not only larger buildings can occur, but community requirements for setbacks, parking and landscaping can be accommodated. Figure 4 depicts land ownership along the TIB corridor. Currently, there are approximately 338 parcels and 239 different property owners within the study area. The majority of parcels located adjacent to TIB are individually owned, not under common ownership. As seen on Figure 4, parcels without color indicate individual ownership; colored parcels indicate that an owner owns more than one parcel, but it may not be contiguous. The lots that have been aggregated by property owners have tended to develop more readily with development that meets community standards for landscaping and parking, than have the smaller lots. Examples where more recent parcel aggregation has occurred to accommodate new projects are the International Gateway development at the north end of the study area, and the site of Bartell's/Jack in the Box at the intersection of TIB and S. 1441h Street. The City of Tukwila is another significant land owner on TIB (see parcels colored brown on Figure 4). In 2009 the City aggregated 21 parcels (6 acres) on the northeast and southeast corners of TIB and S. 144th St and established an Urban Renewal Overlay District to encourage the redevelopment of distressed property, assist the community in achieving its vision for a mixed use center and strengthen the commercial district. This is the location of the Tukwila Village project, which will include a branch of the King County Library, the City's neighborhood police resource center, and a plaza/park in combination with other retail, office, live/work, and residential space. The City also owns a vacant parcel of land on TIB between S. 150th and S. 148th Streets and recently purchased two contiguous motel properties adjacent to TIB between S. 146th and S. 144th Streets, as well as a third motel just off of TIB on S. 146th St. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 33 Figure 4. Ownership in Commercial & Multifamily Zoning Districts Land Use Ownership:* Commercial & Multifamily Zoned Properties 'Parcels with color indicate mubiple parcels owned by one person/entity CIO 1 'a S124th St -r �tsen,-st mfr V28th St �a `- b _ 1 !--S -137th St ..._.. CA . .. 1:..IAMh �r .2nd St y b #rT TUKWILA COMPREHENSIVE PLAN UPDATED October 13, 2015 Page 34 U. .._C.J m Q tKT ;A Tukwila Village Project Comparison of Improvements to Land Value Ratio (1995 to 2014) and Redevelopment Potential The improvements to land value ratio indicates the value of investment in property. Typically in high value urban areas there is significant investment not only in property but also in the investment in improvements to the property. High investment relative to the assessed price of land results in a higher number on the index, whereas low investment results in a low number indicating that not a lot of investment has been made on a lot. The colored Figures 5 and 6 allow the reader to compare the ratio of improvements to land values in 1995 to 2013, respectively. On both maps, the lighter colors indicate low investment and the darker colors indicate high investment. Where the improvements to land value ratio has changed, in most cases the ratio has declined, implying that the value of improvements has dropped below the value of the land. The most significant decrease in improvement value is seen in the properties at the intersections of TIB and S 144th St (where the City demolished structures in preparation for Tukwila Village) and TIB and S. 150th St, the parcels east of TIB between S. 1441h St and S. 146th St, along S. 154th St east of TIB; and south of SR 518 where the property has transitioned from the Lewis & Clark Theater to an airport -serving car rental lot. The ratio of improvement to land value can also be used as a relatively quick method for assessing redevelopment potential. There is no consensus in either planning practice or real estate development about a simple measure that defines redevelopment: ratios of improvement value to land value used for the purpose are usually between 0.5 and 1.5. Looking at Figure 6 and the parcels with ratios ranging from 0.5 to 1.0, it appears that there are parcels with a high redevelopment potential located along TIB which could support the development of nodes along the corridor. However, some of these parcels with commercial zoning along TIB are only 1 or 2 parcels deep, and many of these parcels are shallow in depth and small in size, making redevelopment into a more intensive use difficult without lot consolidation. One key limitation to this approach for assessing redevelopability is that not all or even a majority of parcels that meet this criterion for redevelopment potential may actually redevelop during a defined planning period. However, it should be noted that any of the parcels could be redeveloped, given strong market forces. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 35 Figure 5 Ratio of Improvements to Land Value —1995 LH kr or 8 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 36 14 Tukwila International Boulevard Element Background Report � Im tAl I C tix - Current Zoning Current zoning districts in the study area include three zones devoted primarily to housing: Low Density Residential (LDR), Medium Density Residential (MDR), High Density Residential (HDR); three mixed commercial and residential use zones: Neighborhood Commercial Center (NCC), Mixed Use Office (MUO), and Regional Commercial (RC); and a zone for commercial, office and light industrial uses: Commercial/Light Industrial (C/LI), Manufacturing Industrial Center/Light (MIC/L) and Manufacturing Industrial Center/Heavy (MIC/H). The most prevalent zoning district in the TIB planning area is LDR which comprises almost 50 percent of the total land area. When combining LDR with MDR and HDR, all residential land comprises 70% of the total area. These zones are generally east and west of TIB with a buffer of commercially zoned parcels fronting TIB. The two most prominent zones fronting TIB are Neighborhood Commercial Center (NCC) and Regional Center (RC).The locations of all the zoning districts within the study area are depicted in Figure 7, and the percent of the total study area by zoning designation is shown in Figure 8. The following summarizes the development regulations for each zoning district in the TIB study area:" Low Density Residential (LDR) — This zone allows for single family development with one home per lot at a maximum density of 6.7 dwelling units per acre. The zone is characterized primarily by single family households intermingled with legacy small scale commercial and community buildings with several two unit and four unit multi -family developments. Only one single family home may be built on a lot and the minimum permitted lot size is 6,500 square feet; however, there are existing nonconforming homes on lots small than this. There are LDR zoned parcels located in the Urban Renewal Overlay (URO) that may be developed to a greater density under certain conditions. For land not in the URO, future development in the LDR district will most likely be one single family home per parcel. Medium Density Residential (MDR) - This zone provides for the development of multi -family and group residential uses with open spaces at a maximum of .14.5 dwelling units per acre. Single Family developments are permitted within the zone and multifamily is, permitted, but in duplex, triplex, fourplex units, or townhouses up to four attached units. The zone is otherwise similar to the LDR zone in terms of allowed uses with retail, commercial and industrial uses generally not permitted. Developments in this zone are subject to a maximum height of 30 feet as well as a maximum total footprint of 50% of the lot (75% for townhomes). The minimum permitted lot size is 8,000 square feet for single family lots and parent parcels for townhouse projects. For multifamily duplex/triplex/fourplex units and townhome projects there is a density limit of one unit per 3,000 square feet. The parking requirement for townhome projects is 1 parking stall per unit and for multifamily it is 2 parking stalls per unit for units that have no more than 3 bedrooms. There is also a recreation space requirement of 400 square feet per unit that needs to be set aside on the property. For land not in the URO, future development in the MDR district will most likely be predominantly townhomes as the code is currently constructed. There are MDR zoned parcels located in the Urban Renewal Overlay (URO) that may be developed to a greater density under certain conditions. High Density Residential (HDR) - This zone provides for the development of multi -family and group residential uses at a maximum of 22 dwelling units per acre, or 60 units per acre for senior citizen housing developments,. This zone is otherwise similar to the MDR zone in terms of allowed uses with retail, commercial and industrial uses generally not permitted. There is also a recreation space requirement of " Taken from Draft Memo from Heartland LLC to Lynn Miranda, City of Tukwila LCLIP Analysis — Task 2 Memorandum, dated October 1, 2014. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 38 14 Tukwila International Boulevard Element Background Report r— 7 518 Industrial ♦. , ry �. i � • •nom 4i"Y_- � ( t., S�jjrBF� -r.::.r j� Y: l r T'•: r'�� res*- �' `" �� .-iw 4} i.� lj �¢kN 3� � SoFdhgate • � St � 9 s•z �� 4 —' SSCJ enewall Area verlay District pment Areas � F V lesidential ity Residential lesidential j.. �5 A r?mmercial Center mercial 518 Industrial ght Industrial Center/Light Industrial I Industrial CentedHeavy Industrial --�7•--3Yfi1k9 Figure 8 Percent of Total Study Area by Zoning Designation Mixed Use Office Commercial/Light (MUO) Manufacturing Industrial (CLI) Office (0) Manufacturing Industrial 4% 2% 1% Industrial Center/High /� (MIC/H) 1% Center/Low (MIC/L) I /!/ 1% Neighborhood Commercial Center (NCC) Low Density 7% Residential (LDR) 47% Medium Density Residential (MDR) 9% Regional Commercial _ (RC) 14% High Density Residential (HDR) 14% 400 square feet per unit that needs to be set aside on the property for multifamily projects and 100 square feet per unit for senior housing projects. Developments in this zone are subject to a maximum height of 45 feet as well as a maximum total footprint of 50% of the lot, although this total changes to 75% for townhomes and is not applicable for senior housing developments. The minimum permitted lot size is 9,600 square feet for townhome projects. The lot area per unit allowed for multifamily and townhome projects is 2,000 square feet per dwelling unit. The parking requirement for townhome and multifamily projects are same as noted above in the MDR section. For senior housing projects with 15 units or less the ratio is one space per unit; for projects with 16 or more senior units, the minimum is 15 stalls plus 0.5 stalls per unit thereafter. There are HDR zoned parcels located in the Urban Renewal Overlay (URO) that may be developed to a greater density under certain conditions. For land not in the URO, the future use of parcels in the HDR district will most likely be predominantly townhomes or mulit-plexes as the code is currently constructed. Neighborhood Commercial Center (NCC) - Parcels in the NCIH zone are generally concentrated around South 144th Street and Tukwila International Boulevard. Additionally, there are small pockets of NCC zoned land scattered in the northern portion of the TIB. This zone is intended to provide for pedestrian friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at the second story or above when mixed with commercial uses. NCC zoned parcels can TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 40 be developed to heights of 35 feet or 45 feet if residential is provided. Allowed multifamily densities are not noted in the code and it is assumed to be dictated by the floor plate of the ground level use. Senior housing density may be up to 60 dwelling units per acre. Residential parking ratios are the same as those in the residential zones noted above and commercial ratios are 2.5 stalls per 1,000 usable feet of retail, 3.3 per 1,000 for food markets, and 3.0 stalls per 1,000 usable feet of office. Based on the current zoning the future use of parcels in the NCC district will most likely be commercial (retail or office). Given the parking requirements, required recreation space, and required ground level commercial, mixed use projects are physically not -feasible. Residential Commercial (RC) - Parcels in the RCC zone are generally concentrated in the southern end of the TIB up to South 146th Street. There is a small concentration of seven parcels around South 140th Street and Tukwila International Boulevard that are also zoned RC. This zone is characterized by commercial services, offices, lodging, entertainment and retail activities with associated warehousing and accessory light industrial uses. The zone allows for residential uses at the densities as those zoned in the HDR district, but only on parcels that do not front Tukwila International Boulevard. New developments can be built to heights of up to 35 feet. Residential and commercial parking ratios are the same as those noted above. Based on the current zoning future use of parcels in the RC district will most likely be commercial (retail or office). Given the parking requirements, required recreation space, and required ground level commercial, mixed use projects are physically not -feasible. Mixed -Use Office (MUO) - This zone is bifurcated by Tukwila International Boulevard and is relatively small compared to the other zones in the TIB. The MUO zone has only 13 parcels totaling just over seven acres. It is intended to support professional and commercial office structures, mixed with complementary retail and residential uses. The zone provides for the development of multi -family with open spaces at a maximum of 14.5 dwelling units per acre, or 60 units per acre for senior citizen housing developments. While development in the MUO zone may reach 45 feet, single purpose office development may only be built up to two stories. Multifamily may not be developed by itself and must be incorporated into a project that is at least one level of office or retail. Development standards do not provide a maximum lot coverage percentage. Residential and commercial parking ratios are the same as those noted above. Future use of parcels in the MUO district will most likely be commercial (retail or office) or senior housing as the code is currently constructed. Given the parking requirements, required recreation space, and required ground level commercial mixed use projects are physically not -feasible. Commercial Light Industrial (CLI) - Parcels in the CLI zone are located at the northern most end of the TIB. Of the three parcels that are zoned CLI, one parcel is nearly 12 acres and is improved with the International Gateway West office development. The remaining two parcels contain older structures being used for auto related business and a multi -family project, which totals nearly 7.9 acres. This zone is intended to provide for areas characterized by a mix of commercial, office, or light industrial uses. Permitted uses include adult entertainment, with certain restrictions, automotive services, hotels and lodging, structured commercial parking, storage, banking, data centers, and low impact industrial and manufacturing facilities. Developments can be built to heights of up to 45 feet. Residential and commercial parking ratios are the same as those noted above. Parking requirements are the same as those noted in the NCC zone while warehousing uses require 0.5 stalls per 1,000 square feet of usable area and manufacturing requires 1.0 stall per 1,000 square feet of usable area. Future use of parcels in the CLI district will most likely be office, similar to the International Gateway West. Office (0) - There are only four parcels in the TIB that are zoned O, totaling 2.6 acres. All of these appear to be unlikely to redevelop given the level of improvements and the medical office use of these buildings relative to the adjacent Highline Medical Center. Because of the improbability of development and the condition of these properties, this zoning district is not assessed. Urban Renewal Overlay (URO) District - The Urban Renewal Overlay District encompasses a portion of the TIB and establishes additional development regulations for the area bounded by South 140th Street to the north down to South 146th Street along with roughly one block to the east and west of the boulevard. The overlay was created to promote community redevelopment and revitalization by encouraging investment that supports well-designed, compact, transit -oriented and pedestrian -friendly residential and business TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 41 developments to activate the surrounding community. The zoning districts within this overlay are LDR, MDR, HDR and NCC. This overlay establishes standards for a cohesive subarea of residential developments with ground floor retail and neighborhood commercial uses. The overlay allows for larger multi -family developments than would be otherwise permitted as well as building heights of up to 65 ft. The overlay requires that 75% of parking be supplied in enclosed structures at a rate of one parking space per dwelling unit that contains up to one bedroom, plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. Additionally the overlay allows for ground floor live -work units, and establishes a requirement that alternative ground floor uses be of a manner that will activate the space, such as: retail, restaurants, office, or other similar uses that encourage pedestrian activity. Ground floor uses must also provide amenities that add to or create a high-quality pedestrian environment such as benches, art, landscaping, lighting, and street furniture. Other than the stated provisions of this overlay, developments within each zone are subject to the individual zone regulations as stated in previous sections. Mixed Use Nodes The TIB corridor (from S 160th Street to S. 116th Street) is over three miles in length, which is about a one hour brisk walk one way. The 1995 regulations were intended to create distinctive nodes of development along the corridor in order to provide variety and to recognize the different character along the length of the TIB - different parts should have different emphasis. Intensive uses and activities were to be concentrated into small, walkable areas served by public transit. Along this corridor, nodes of development with a different mix of uses, heights, or character from the rest of the corridor should occur, like "a string of beads". Current City policies use three different zoning districts, Neighborhood Commercial Center (NCC), Regional Center (RC), and Mixed Use Office (MUO), as a basis for differentiating character, use, and height along the corridor. A comparison of permitted, conditional, and accessory uses in each of these zoning districts is included in Appendix A to help identify the differences between them. There are currently no incentives in place in the TIB District that allow for additional density, excerpt for those parcels located in the Urban Renewal Overlay. . A question to consider is how effective are these zoning regulations in helping the City achieve the community vision? TIBAC feels the NCC and RC zones along TIB are too limiting for these areas, and that they should have their own zone. They also recommend that a new set of design guidelines be developed for NCC zones. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 42 The following factors will affect the development of nodes along the corridor: Station Area Planning. Regional and local growth management goals and policies call for developing transit -supportive uses and densities within walking distance of high capacity transit. Consequently, the City should develop a station area plan and regulations that allow transit oriented development (TOD) for the area surrounding the LINK light rail station. This TOD area could become one of the "beads" on the TIB corridor. The City of SeaTac is also preparing a station area plan for the northwest corner of the S. 154'h St and TIB intersection, diagonally across the street from the station. Both cities should coordinate their planning efforts to maximize TOD opportunities. Also, the Unclassified Use Permit for the Station, issued by Tukwila, requires Sound Transit to provide a minimum number of parking stalls for LINK patrons. If the required parking were provided in a structure rather than surface parking, it would improve the ability to develop TOD at the station location because more of the lot would be available for redevelopment and parking for a more intensive use could be better accommodated in a parking structure. The City also needs to consider what types of uses (e.g., affordable housing, office) should be located in the station TOD. Will the City allow dense housing, office and/or commercial uses to develop next to the station in lieu of free parking? The parking in Tukwila is serving the parking needs of retail/commercial uses in other cities along the Link's route. Parcel size. Currently, the commercial zoning along TIB in some locations goes only 1 or 2 parcels deep, and many of these parcels are shallow in depth and small, less than 7,500 square feet. Parcel aggregation and rezoning will be necessary to redevelop these locations with the types of uses or nodes of development envisioned on TIB. Should these commercially zoned areas be expanded? Parking. Current code provides for a height and increased housing unit density incentive if 75% of residential parking is provided in a screened structure in the Urban Renewal District along with a Transportation Management Plan (TMP) and a requirement for a car sharing program. Should these incentives be expanded to all future mixed use nodes along the corridor? Ground -level Uses in Mixed Use Buildings. The existing zoning code allows residential on upper floors in mixed use developments in Neighborhood Commercial Centers (NCC), and stand-alone multifamily projects in Regional Commercial (RC) districts, if not located on TIB. Active retail and commercial uses on the ground floor are needed to make walking more attractive. However, locally and around the region, it is sometimes difficult to lease required ground floor retail spaces in mixed use developments, and instead, these visible spaces sit vacant. How does this fit with the concept of "nodes" along TIB? In the active, pedestrian -oriented "nodes", should residential uses on the ground floor be optional, so that a project can more easily respond to the market? Building Form. Current building height maximums adjacent to TIB vary depending on zoning district, ranging from 35 feet to 65 feet (see Figure 12), and some community members would like to see even taller buildings. By allowing taller buildings to accommodate higher, transit -supportive densities, the City TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 43 can maximize the usefulness of the corridor for transit travel. However, these districts back up to established single family neighborhoods, where current heights are predominantly one or two stories. How can abrupt transitions in height between uses along TIB and the adjacent single residential neighborhoods be mitigated? Nonconforming motel structures. Motels along the corridor have been the site for illegal activity. The condition and management of three of the motels resulted in a crime network that was recently broken up by local and federal law enforcement, and resulted in their closure and public seizure. Because the motels are nonconforming, their status for legal operations undE!r the Zoning Code will lapse. The City needs to consider the types of uses that could replace the motels, and how they might contribute to the "node concept'. As for the remaining hotels and motels, TIBAC says that hotels, as opposed to motels, should be allowed in all commercial areas of the neighborhood, which would require revising the existing regulations. Existing Land Use Figure 9 is a land use map of the TIB district. There is a wide array and mix of uses. Building types and sizes vary from small single family homes, to multiple story motels, to light industrial boxes, to several places of religious worship. The new multi -story office buildings in the north part of the district orient to the valley and are the most intense development within the study area. On the plateau, motels and apartments are the most intense use of land as they are typically two stories, whereas the other predominant use — commercial services/retail, is one story. Tukwila Village, a mixed use residential development that is being constructed in phases, will start being occupied in 2016 - the four main structures are between 70 and 65 feet in height. Most of the recent projects constructed on TIB are one story, auto -oriented uses, as seen in Table 3 - Significant Building Permit History. While there are a number of parcels containing buildings with a mix of uses, in most cases they are a horizontal mix (side-by-side, one story) rather than a vertical mix (separated by floors in a multi -storied structure). TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 44 Figure 9 Existing Land Uses � I � . .� i I� �� •� ter' k� 1i 1 4 ■ { l 1 I T ',o TIB Corridor R ... 0 TIS Study Area Manufacturinondustrial Center Existing Landl Uses Single Family - Multifamily _ Daycare Center Group Home - ReligiouslSchoolslGovemment MedicallDentalOfiice Office _ Park - Retail 8 Commercial Services Restaurants/Fast Food Auto Sales & Services - HoteilMotel ® MortuarylCemetery(Crematory Airport Related _ IndustriallWarehouse Commercial Parking Utility Metro, Sound Transit _ Vacant 0 T? 'r'51thSt :ter_ TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 45 ` .Ik � I � . .� i I� �� •� ter' k� 1i 1 4 ■ { l 1 I T ',o TIB Corridor R ... 0 TIS Study Area Manufacturinondustrial Center Existing Landl Uses Single Family - Multifamily _ Daycare Center Group Home - ReligiouslSchoolslGovemment MedicallDentalOfiice Office _ Park - Retail 8 Commercial Services Restaurants/Fast Food Auto Sales & Services - HoteilMotel ® MortuarylCemetery(Crematory Airport Related _ IndustriallWarehouse Commercial Parking Utility Metro, Sound Transit _ Vacant 0 T? 'r'51thSt :ter_ TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 45 Commercial Uses Figures 10 and 11 show the percentage of total businesses addressed on TIB by broad business type categories in 1995 and 2013, respectively, based on business license data. Comparing the two charts, the most significant change in use across the district was a decrease in automotive related uses and an increase in services and specialty groceries and shops from '1995-2013. Over this period, many of the businesses, particularly auto repair shops, restaurants, and offices, appear to have only changed names rather than use, most likely when they changed ownership. Currently, the retail, restaurants, offices, and services comprise the largest number of businesses along TIB. There are also more home-based business licenses located in apartments in 2013. The Lewis & Clark Theater is now an Avis Car Rental, and the site of the 21 Club, a casino in 1995, is now the location of a mosque in 2013. A number of businesses, including a restaurant and a car wash, were demolished to make way for the Tukwila Village project. At the north end of TIB are two newer developments - the Gateway West and East office development was constructed in 1999, and the U.S. Department of Homeland Security was built in 2004. Vacant Land Use There is a limited amount of vacant land bordering TIB. A significant portion of existing vacant land will be redeveloped as part of Tukwila Village. The three motels seized by the Federal Government are planned to be demolished in 2015, two of which are adjacent to each other and could be redeveloped with a community health facility. A vacant 35,000 square foot parcel on TIB between S. 150th and S. 148th Streets is also owned by the City, with no plans for its redevelopment at this time. Motel seized in 2013 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 46 Figure 10. TIB Businesses by Category —1995 Figure 11. TIB Businesses by Category — 2013 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 47 Table 3. shows the square footage of all commercial uses in the TIB District. Table 3. Building Square Footage by Use (commercial & multifamily zoned) for TIB Study Area Use Net Square Footage 2+ unit residences 1,285,955 Office 327,692 Industrial engineering building 181,315 Retail & Commercial Services 146,477 Motel & Hotel 141,820 Hospital & medical offices 132,286 Religious Institutions 132,166 Supermarket 57,084 Elementary school 56,593 Auto service & repair 71,716 Storage warehouse 25,158 Restaurant, table service 18,014 Fast food restaurant 17,175 Government building 16,636 Gas & Mini -mart convenience store 8,480 Day care center 7,232 Single unit residences 7,164 Veterinary Hospital 4,934 Built Environment/Urban Form/Design A review of the last 19 years of permitting data shows that the highest value projects that have been built in the corridor are the Intergate West complex, the federal Department of Homeland Security building, and the regionally funded light rail facility. Several new structures were constructed before the 1995 Comprehensive Plan and Zoning Code were implemented, including the grocery store on S. 1441h St and TIB, and two new motels, one each on TIB and S. 146th St. Intergate West US Dept. of Homeland Security TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 48 Table 4 shows the investments in land improvements from 1996 to the present. The north part of the study area has had significant investment in office structures. This northern area also contains an older apartment complex as well as auto oriented uses and vacant land. The land in the neighborhood and regional commercial centers, located in the southern part of the study area, is dominated by auto oriented uses. Although the investments in this southern section has produced upgraded sites with new signs, landscaping and buildings, the orientation of the buildings and site improvements continues to cater to Many of the classic 1950s freestanding neon signs have been removed, even though current policies called for their preservation. During the development of the new sign code, Council opted not to adopt landmark sign regulations when proposed by staff in fulfillment of the policies. The new sign code has been implemented, which has reduced the number of billboards along TIB and reduced overall sign dominance. Table 4. Significant Building Permit History 1996-2013 Year of permit Place Type of Type of Approximate issuance investment development value of building investment 1996 Highline Medical Renovation Interior improvements $630,000 Center of north wing 1996 Ridge Springs Renovation/repair Fire damage to $630,000 apartment units 1997 Ramada Limited new two story 38 unit hotel $1.7 million 1998 Intergate West new three buildings, three $75.5 million and four story office over parking with a data center 2003 Department of new four story office $42.7 million Homeland Security 2003 KFC/Taco Bell new One story fast food $734,868 2005 Tukwila new light rail stop with bus $31.3 million International transfer and parking Boulevard Station 2005 Rental Car Service change of use auto service facility $3.2 million Facility 2006 Joint Public Utility new Office and contractor $754,036 District offices shop 2007 Riverton Terrace renovation three story 30 unit $1.3 million senior/handicap housing 2007 Walgreens new I one story drug store $1.7 million 2008 McDonalds Renovation/newOne story fast food $800,000 2011 Taco Time new One story fast food $414,469 TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 49 Examples of new single story, auto -oriented development along TIB, and their relationship to back of sidewalk Parking — relationship to urban form A significant policy (Comprehensive Plan Policy, 1995) and design guideline (Tukwila International Boulevard Design Manual, 1999) is to locate off-street parking to the side or rear of a building in order to create a pedestrian rather than an auto oriented streetscape. Table 5 identifies the new commercial structures that have been built, and indicates the extent of conformance with this concept: Table 5. Back of Sidewalk Development and Pedestrian Amenity in New Construction New Building (month/year) Built to Street Includes pedestrian amenity or entrance to sidewalk Built to Corner 1. Link light rail Station yes yes no 2. McDonalds 4/08 no yes no 3. Taco Time 6/11 no n/a 4. KFC/Taco Bell 7/03 no yes n/a 5. Jack in the Box 1/04 no yes no 6. Walgreens 3/07 es yes yes 7. Ramada Limited 2/97 es yes n/a 8. Inter ate West 6/98 no no n/a 9. Dept. of Homeland Security Building 4/03 no yes n/a Building Height Allowable building heights within the study area range from 30 feet to 65 feet (see Figure 12 Maximum Building Heights Permitted by Zoning District). As discussed Earlier in this report under building form, an issue that is tied into building height is the need to mitigate abrupt transitions between the taller, sometimes more massive commercial/multifamily uses along TIB and the 1-2 story adjacent single family residential neighborhoods. The underlying standard for the Low Density Residential (LDR), Neighborhood Commercial Center (NCC), and Regional Commercial (RC) zones is 3 stories 4 stories in the NCC if the project includes a TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 50 Figure 12 Building Height Maximum Standard Height Map fs►�� ;+y71 IE � Ili v, F Li S135tM$ N CA 139th St q 'LL., q Alfa 0 0.25 a 50th s 52nd St /F r _ so 0.5 AI Maximum Height Limits Tukwila Parcels 30' - 35' - 45` - 4 Stories - 10 Stories 125' 65' Urban Renewal District SeaTac Parcels 40' ® 55' FAA Height Restriction TIB Study Area TUKWILA COMPREHENSIVE PIAN UPDATED: October 13, 2015 Page 51 1 i Miles residential/commercial mix. No new buildings over one story have been built since the Code's adoption except for the Link Station and the Intergate West and East office projects. Ten years later, an Urban Renewal Overlay zone was created to jump start redevelopment in the area. Heights of six stories are now allowed in the overlay district and permits for five new buildings up to six stories (6/1 construction) will soon be constructed as part of the Tukwila Village development. The Tukwila Zoning Code allows additional structure heights for an area one block immediately north and one block south of the SR 518 and International Boulevard intersection - four stories north of and ten stories south. The Tukwila International Boulevard Action Committee, (TIBAC,) a community group, advocates for unlimited building heights on commercially designated parcels within the district, with the caveat that there be building height reductions or step downs when needed in order to match abutting lower residentially zoned parcels. TIBAC believes that unlimited heights would encourage redevelopment and doubts that it would lead to extremely tall buildings in the future. An issue with this concept is that for many blocks of the commercial district, lot depths can range as shallow as 75 feet. The building sizes would therefore potentially vary considerably throughout the district. Current policy stipulates height limits that would conflict with TIBAC recommendations (see Section 4. Vision). Street grid and block size — relationship to urban form TIBAC envisions TIB transitioning from a transportation corridor moving traffic through the area into a "main street" style road serving as the central spine of a neighborhood. However, TIB is designed with 5 lanes of traffic with little on -street parking, and consequently automobile through traffic will continue to be the dominant mode of transportation in the corridor. This raises the question, is there another solution by which a walkable, mixed use neighborhood could be fostered in the district? Street grid and block size play an important role in determining the character and walkability of an area. For example, large blocks with no sidewalks make it more unattractive to walk, particularly along highly trafficked and higher speed streets. More "traditional" neighborhoods have a well-connected street network, small block sizes, and continuous sidewalks. Figure 13 illustrates these factors of street grid and block size for the TIB study area and compares them to the highly walkable neighborhoods of Wallingford and Columbia City. As. seen in Figure 13, compared to these other neighborhoods, there is a limited network of streets in the study area, particularly those oriented north/south. Between S. 1441h and S. 152nd Streets, block faces along TIB measure 640 feet by 640 feet (average); in some cases blocks measure over 1,000 feet on a side, and many of the existing east/west side streets do not have sidewalks. More "traditional", walkable neighborhoods have smaller blocks measuring 200 to 400 feet in length, which correlates to more walking because there are more direct routes for pedestrians . In Wallingford, block faces along N. 45th Street measure 230 feet by 320 feet. In Columbia City, block faces along Rainer Ave. S measure 110 feet by 115 feet. Options for establishing a more walkable street network include constructing new, narrower, north/south and east/west streets between Military and TIB, coupled with on -street parking and wide sidewalks with pedestrian amenities. Smaller blocks would allow the interior of the block to be more accessible, so that the more intensively zoned land can be used more efficiently. Along the east side of the corridor where multi- family and commercial and multi -family is adjacent to single family, a consistent eastern zoning edge could be designated that would then become a street with multi -family frontage. A finer street grid would open up more public frontage for new development, resulting in small scale, independent retail and housing lining the new streets. Street width is also an important determinant of retail success. In neighborhood locations, wide streets form a great barrier to success since they make it difficult to establish either an intimate TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 52 Figure 13 Block Size Comparison Block Sizes TIB Study Area PA w ----� un t' 140th S ■ Nil A 0.25 0.5 Miles Wallingford a NE RLF 0111111=0�I r`MM ■■..■■...., mmwmm� now !MIFAMW■■t M■r=■�5Pillul'/■M■■N Ave ■,';: ; SEEM 11n o f ■■■i45■■I �■�■■In nill!■■■i loll fill 11■111P ■■loll Inni1111111.•Mll1111510 9 Mie!, 11iM1iLIP,112111aNi 11!!►!!� NOMNI Columbia City TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 53 neighborhood feel or a community connection.12 These types of street improvements could instigate the redevelopment of the type of walkable, mixed use neighborhood envisioned by the community. However, instead of being oriented to TO and Military, the neighborhood would turn inward, oriented towards the finer street network and smaller blocks. Real Estate Market Market Conditions It is difficult to create a sub -profile for the study area because it contains portions of five different census tracts. However, the demographic profile in the study area can generally be described as work force families and new immigrants. Approximately 66 percent of the households make less than King County's median income of $61,000.13 The 2010 census shows that King County's per capita income is $39,313 whereas Tukwila's per capita income is $21,096, the lowest of all the surrounding cities. The majority of households are headed by 35 to 54 year olds. In 2007, a market analysis was prepared for the TO Corridor Area.14 The following findings are taken from this study: Housing • The TIB area has a general lack of quality amenities, services, and housing options. The actual rate of household growth for this area will depend on the rate of current migration patterns of immigrants to the area and the impact of the Sound Transit Light Rail station and surrounding development. • The TIB area is generally perceived as a higher crime area relative to the rest of King County. This perception is a stigma on the community and is noted by developers and brokers familiar with the South King County market as a hurdle for development. However, the City and its Police Department have made concerted efforts to address this issue (see Police Services, below). These efforts must be continued for new development interests to be peaked. • Retail and commercial service locational decisions typically look at the disposable income and price of housing within the immediate area. The supply of apartments in or near the TIB Corridor was found to demand a lower market value than those projects surveyed beyond the TIB area. However, this may this change with Tukwila Village. • Creating a safer and more attractive environment along the Corridor, with improved commercial amenities and visual enhancements, would create more of a demand and higher prices for housing in the area. 12 Ten Principles for Rebuilding Neighborhood Retail, prepared by Urban Land Institute (2003) 13 "Taken from MarketAnalysis for Tukwila International Boulevard Corridor," prepared by Gardner Johnson for the City of Tukwila, February 5, 2007 14 "Market Analysis for Tukwila International Boulevard Corridor", prepared by Gardner Johnson, February 5, 2007. The Study Area for the Market Analysis spans a wider area than the TO District boundaries, with 1-5 as its eastern boundary. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 54 Retail Office For any new retail to be successful, safety issues and walkability within the community should be addressed. With the new sidewalks and burial of overhead wires, the TIB Corridor is slowly becoming a friendlier pedestrian area. However, improvements need to be made with crosswalks to smooth pedestrian movement across TIB. Market driven retail development in the TIB Corridor will likely occur at a slower pace due to the low income, higher crime rate area, which poses greater risks to developers. Intense competition for retailers in the south end from places such as Southcenter, the Landing in Renton, Burien Town Square, and Kent Station also serve to limit the number of potential commercial tenants in the TIB Corridor area. Relative to the over 10 million net rentable square foot office market in the Southend, the entire City of Tukwila market comprises less than 2.5 million net rentable square feet. The City of Tukwila market has historically underperformed the collective Southend market, with an approximate 2.7 percent higher vacancy rate since the first quarter 2001. Gross lease rates in Tukwila have also been less than the Southend market overall. The majority of vacant office space (2007) in the Tukwila office market is Class B (85%), while the Class A (11%) and Class C (4%) product comprise a lesser percentage of total space.t5 • Because of considerable office inventory available in the Eastside and Downtown markets, new development in the Southend will not likely occur for some time. However, as rents in the region rise, lower cost alternatives and decreased vacancies may drive some tenants to secondary spaces with excellent accessibility and proximity to amenities, such as restaurants, parks, and shopping. With the southern portion of the TIB Corridor enjoying excellent highway and light rail access, this area of the TIB corridor may have future potential for Class B office development. • There are a number of factors currently limiting office development in the TIB Corridor area — very high vacancy rates in the Southend and Tukwila markets, and the negative image of the Corridor (lower income residents and higher crime) held by the real estate brokerage community. Office users need quality amenities, such as restaurants, parks, and shopping in close proximity for lunch and errands. As the City moves forward with preparing redevelopment policies for the TIB District, the following questions should be considered: ■ How to attract the right developers and businesses to the TIB area, and who are the "right' ones? 15 While a definitive formula for each class of office space does not exist, the general characteristics are as follows: Class A office space — These buildings represent the newest and highest quality buildings in their market. They are generally the best looking buildings with the best construction, and possess high-quality building infrastructure. Class A buildings also are well located, have good access, and are professionally managed. As a result of this, they attract the highest quality tenants and also command the highest rents. Class B office space — Class B buildings are generally a little older, but still have good quality management and tenants. Oftentimes, value-added investors target these buildings as investments since well -located Class B buildings can be returned to their Class A glory through renovations such as facade and common area improvements. Class B buildings should generally not be functionally obsolete and should be well maintained. Class C office space —The lowest classification of office building and space is Class C. These are older buildings and are located in less desirable areas and are often in need of extensive renovation. Architecturally, these buildings are the least desirable, and building infrastructure and technology is outdated. As a result, Class C buildings have the lowest rental rates, take the longest time to lease, and are often targeted as re -development opportunities. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 55 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT ■ Is there more current market or more specific information or) economic development forces in the District — what are the projects/improvements that would catalyze redevelopment? ■ Should the City continue to assemble land and partner with developers if not, what is a likely time frame for development change? ■ Are the development regulations that apply to the TIB study area optimized to assist with/facilitate redevelopment? ■ Should the urban renewal district be expanded? ■ What amenities/public infrastructure investments are needed to support the vision and attract development? High Cost of Redevelopment The type of public infrastructure needed to serve the area and support the desired type of development is available in the TIB District. A question that a business or developer will ask is whether the cost of infrastructure improvements is more or less than in comparable competing areas. There are multiple different utility districts providing infrastructure and services to this area; however, it does not appear that there are any significant capacity issues that would act as a deterrent to the current vision for the area. Water Water supply, as well as water pressure in the area, is adequate for drinking and fighting fires. The area is primarily served by Water District 125, but also Water District 20 and Highline Water. The availability of sufficient amounts of water and at sufficient pressure for fire -fighting is available in all water districts to meet the projected growth in residential and employment population. Adequate pressure to serve buildings as high as six stories is incorporated into the functional plans of all three districts. Sanitary Sewer Sewage is collected by the local districts and transferred to King County's Renton Sewage Treatment Plant. Valley View Sewer District provides adequate infrastructure to :serve the TIB District. Surface Water The length of the study area is contained in four different drainage basins — all draining to the Green/Duwamish River. The majority of the study area is within three basins that all have stream corridors that are significantly impacted by the high volume of run-off from the impervious surfaces. Unlike the rest of the City, any development or redevelopment must detain its surface water run-off to "forested conditions," unlike the Southcenter area, which may use its existing impervious cover as a detention standard if and when any site redevelops. Experience has shown that infiltration is surprisingly not possible in much of the study area because of the type of soils and a high water table. Therefore, the use of large constructed detention systems will be required of most new development. To help facilitate development, should the City consider policies to create a regional stormwater detention facility? Undergrounding utilities Phase one of the TIB improvements undergrounded overhead utility lines. The later phases did not. Current policy says to underground existing and future overhead distribution lines "in accordance with rates and tariffs applicable to the serving utility." It appears from the lack of undergrounding in recent street capital projects that it is too expensive, too difficult to coordinate, and therefore no longer a feasible option. Thus, the City should consider modifying the policy regarding the undergrounding of overhead utilities. Public Resources Subsidized Housing The area to the east and west of TIB are primarily established single family residential areas. When topography drops or is elevated above the Boulevard, single family is developed adjacent to the right of way. There is a thin strip of multifamily residences and several mobile home parks that generally separates TUKWILA COMPREHENSIVE PLAN UPDATED: October 13: 2015 Page 56 single family residences from the commercial corridor. The majority of multifamily in the area is over 40 years in age and lacking amenities such as recreation facilities, trash enclosures, and landscaping. Housing conditions and supply within the corridor have not changed substantially in the years since the City conducted a planning analysis of the area. There are currently three properties within the study area that are owned by public or non -profits, for a total of 173 units out of the 2,076 multi -family units that are within the area. There has been comment that there are a significant number of housing units within Tukwila used by refugees that are subsidized by the International Rescue Committee (IRC.) The IRC has a list of 30 properties in South King County for their clients and 15 of them are within the study area. On an annual basis, the IRC assists up to approximately 200 refugee households. They subsidize up to one month's rent in these properties and then assist their clients in finding further State and Federal assistance that typically lasts up to 8 months. However, the IRC is not currently placing families in Tukwila because there are no vacant affordable units. Existing City policy in the Pacific Highway Revitalization Plan (August 1998) is to encourage non-profit acquisition of multi -family housing thereby preserving as well as improving maintenance and management of some of the area's affordable housing. In the 15 years since the Plan was adopted, one property was purchased by the King County Housing Authority. The City also heard that new housing units would raise the overall rents in the area and could potentially encourage area property owners to improve their existing properties in order to compete with the new rents possible in the neighborhood. Tukwila Village will have 82 new market rate apartments that could potentially create this effect. Conversely, redevelopment could have the negative impact of displacing existing low-income housing. A conversation will need to take place to discuss how much affordable housing the City wants, particularly in the transit -rich areas, and how affordability should be maintained as redevelopment occurs within the TIBD. Residential Rental Licensing & Inspections Program - The mandatory licensing program started in 2011 and all of the rental units within the study area have been inspected for habitability. The study area is included in 2 of the 4 zones of the City. Each year, one zone is subject to inspections and every year each rental site must obtain a license. There is a six page inspection checklist and unit owners are given two opportunities to pass the inspection. If the unit fails two inspections within 30 days, or fails to be inspected at all, the City could declare a unit unfit for occupancy. If compliant with basic occupancy conditions, every rental unit receives a Certificate of Compliance, which is good for four years. In all cases, the units found to be unfit for occupancy have subsequently been repaired and returned to habitability. The inspection checklist creates a minimum quality standard for rental housing in the City. The program provides information to owners on basic health and safety standards that rental units must meet. The larger the complex the more routine the process seems to be for the owner. The owners of single family rental properties are the most reluctant and difficult properties in the program to inspect. According to the Program manager, the old single pane windows are a consistent problem because of the condensation and resulting mold. The only publically funded (subsidized) repair program available to the rental owners is a grant program to provide access improvements to units. Motels & Hotels Motels are distinguished from hotels primarily by the adjoining parking and direct independent access to each room rather than through a central lobby and internal corridors. In Tukwila, motels are treated similarly to hotels in the Zoning Code, in terms of where they may be built. Both are allowed within the Regional Commercial (RC) districts but not in the Neighborhood Commercial Center (NCC). The six motels within a three block area in the NCC district that were made legally non -conforming with adoption of the 1995 Zoning Code. There are two hotels in the RC district to the north, and one motel in the RC district to the south of the NCC district. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 57 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT Several of the motels are on property and streets that are off the, Boulevard and therefore difficult to market with poor visibility to the traveling public. They are not maintained with sufficient attention to detail such as high quality landscaping, to attract the typical traveling customer through word of mouth or good reviews. The condition and management of three of the motels (Great Bear Motor Inn, Boulevard Motel, and Traveler's Choice Motel — see Figure 14) resulted in a crime network that was recently broken up by local and federal law enforcement. This has resulted in the closure and public seizure of three of the six motels in the NCC district. Since then, all three motels, plus a fourth motel and four adjacent properties, were purchased by the City for a total of $6.1 million. Because the motels are nonconforming, their status for legal operations under the Zoning Code will lapse and some alternate use of the properties will be required. The nonconforming motel lots will be difficult to develop for other uses because they are narrow fronting TIB (between 90-100 feet wide) and deep. Three motels remain in the NCC district as legal non -conforming uses. One in the 14400 block of the Boulevard will continue to provide low cost accommodations because of the quality of the improvements. A second motel located on S. 140th street will also likely struggle because of its location. Figure 14 Recently Purchased Properties by City * = City Purchased 3 Motels TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 58 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT Community Advocates Each motel site has its unique set of issues regarding success either in continued operations or redevelopment. Tukwila International Boulevard Action Committee (TIBAC) is the successor to the Pacific Highway Action Committee. The group has been active on issues related to the community along and adjacent to the Boulevard practically since the area annexed to the City. The event that galvanized the residents and business owners who formed the group in 1995 was the murder of a coffee -stand owner at the corner of South 144th Street and what was then known as Highway 99. Since collaborating with Tukwila Police, the group has gone on to oppose the proposal to locate light rail in the corridor due to concern about potential negative circulation and aesthetic impacts, and to represent business concerns about the impacts to access and parking associated with the sidewalk improvement project. Since organizing, the group has worked at being effective spokespersons and for the area and its problems and needs. They meet once a month to discuss issues and then once a month on Saturday to pick up trash along the corridor. Public Safety and Crime Adult entertainment One adult entertainment use operates on the Boulevard. Current policy and regulation directs the City to amortize nonconforming adult entertainment uses (Policy 8.1.7 and Nonconforming Adult Entertainment Establishments, Tukwila Municipal Code 18.70.110) The Police Department reports that this type of business does not result in a lot of police service calls; however, the effect on the community isn't benign because it does result in crimes like prostitution, human trafficking & drug dealing there. The City Attorney responds that enforcing this City regulation would require a large amount of financial resources and City focus. The City has therefore chosen to not purse displacing this business from the area. Crime Free Multi -housing Program The primary impetus for this voluntary program was reducing/eliminating crime in and around the apartments and motels. The tools that underpin this program, which started in the 1990s, are: • "no -trespassing" agreements, • general Community Oriented Policing review and improvements to site and units, • training and networking of complex managers. In 1997, there were 12 complexes of the 80 multi -family properties in the study area that were participating in the program. Of the current seven participants, two are within the study area: • Mountain View Apartments • Butterfield 4-Plex TIB District Crime Figure 15 shows the TIB study area (outlined in blue) relative to the Police patrol districts. Two districts, T-7 and T-5 partially encompass the study area. The colored reporting districts more closely coincide with the study area boundaries; however, we are unable to report on crime in the area. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 59 Figure 15 Tukwila Police Patrol and Reporting Districts TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 60 The Tukwila Chief of Police provides the following anecdotal information based upon an interview (2014) regarding the TIB area: • The TIB area and the Westfield Mall are the two hot spots for crime within the City. The TIB area has the highest crime rate in the city, and one half of all felony assaults occur on TIB. • With the seizure of the Great Bear Motor Inn, the Traveler's Choice Motel, and the Boulevard Motel, violent crime has decreased 50% along TIB and there has been a 28% decrease in calls for service. The remaining hotels are trying to manage their operations better to reduce crime. • After the closure of the Neighborhood Resource Center on TIB, there was a spike in robberies and aggravated assaults City-wide. • One of the challenges facing the corridor is the growing diversity as immigrant and refugee populations increase. Language and cultural differences makes communication between the residents and the police difficult. Some of the immigrant populations are also more vulnerable to being preyed upon than others, making them more of a target for crime. In some ethnic groups, elders try to address criminal activity, resulting in under reporting of crime. • Significant criminal activity occurs at the LINK light rail station. For example, in the past year, there were 381 calls to the Tukwila Police and 1 to 2 robberies per month at the light rail station. Sound Transit has posted a security guard at the station, but the guard cannot make arrests and consequently is not much of a deterrent to crime. • The increasing demographics of poverty in this corridor impacts the perception of vulnerability and safety. Table 6 demonstrates the diversity of the City of Tukwila relative to the County as a whole. Our diverse communities bring rich experiences of resilience and persistence to succeed. The Tukwila Strategic Plan emphasizes greater connection with all of our community and to that end, the City expects to continue implementing strategies for inclusion and diverse community engagement. The City has taken steps towards initiating conversations with diverse groups through the Community Connector program. What are the best methods for expanding our understanding of, communicating with, and support of the ethnic communities in the area?16 16 Assault is defined as an unlawful attack caused by one person upon another, and is considered a felony if the attacker uses a weapon in the process. It is not necessary that an attacker injure another person for a court to consider the attempt a felony. Because using a gun, knife, or other weapon could probably result in serious injury if the crime were successfully completed, law enforcement personnel treat this offense very seriously. Battery, in contrast, involves physically harming another person. Together, assault and battery occur at the felony level when a person willfully or with intent to cause serious bodily harm, injury, or damage, hits, strikes, beats, or otherwise injures someone else. Unlike simple assault and battery, felony assault and battery causes significant injury or damage to the victim or is committed against an elderly person or a child. In addition, one of the most significant assault and battery felonies is that of a sexual nature, which forces the criminal to register as a sex offender after completing his or her prison sentence. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 61 Table 6. Comparison of City and County Ethnicity Ethnicity % Non- % African % Asian/ Pacific % Native % Latino % Two or $735,361 $ 8,484,158 Hispanic White American Islander American American more Total $22,601,446 $27,663,126 American selected Tukwila 37.5% 17.5% 21.6% 1.0% 17.5% 6.0% 19,107 (city-wide) King 64.8% 6.0% 15.2% 0.9% 8.9% 4.1% 1,931,249 County Community Vision and Facility Design Disconnect Unlike the public infrastructure discussed above, transportation infrastructure is visible. Customers, businesses and development behavior are generally not influenced by what a buried water pipe looks like as long as it functions and serves the adopted land use and future capacity of the area. The design of streets and the number of vehicles that use the street, as well as the functionality of the circulation network, can affect many things such as the type of business that can be successful and the investor who will develop along the street. In addition, the transportation system can have clear impacts on the social equity of the public investment by excluding or discouraging those who cannot or choose not to drive a vehicle or bicycle. Background: History of TIB design Tukwila's jurisdiction for the street extends from S. 152 St on the south to East Marginal Way on the north. The street has gone through three phases of improvements, with the cost of public investment shown below in Table 7. Table 7. Summary of Public Investment in TIB Tukwila International Blvd Local funds Grant funds Total Phase I (S 152nd St to S 138th St) $3,134,000 $ 7,941,000 $11,075,000 Phase II (S 132nd St to S 1161h Way) $735,361 $ 8,484,158 $ 9,219,519 Phase III (S 1381h St to S 132"d St) $1,192,319 $ 6,176,288 $ 7,368,606 TOTAL $5,061,680 $22,601,446 $27,663,126 In 1994 before TIB was rebuilt, an alternatives analysis was undertaken for the Boulevard improvements. The scope of the analysis extended from S. 152th to S. 116th Streets. Two alternatives were considered: one option was the one that was chosen and constructed. The second option, which was considered but not built, included all of the same elements and on -street parking between the outside travel lane and the sidewalk from S. 138th Street and south. The analysis also identified failing levels of service at the intersections of S. 140th Street, S. 146 Street and S. 150th Street. The analysis forecast that S. 148 Street wound be also be failing by 2020 during the PM peak period. The study authors recommended two new traffic signals at S. 148 and S. 140 Street intersections with interconnects to improve traffic progression. In a subsequent study (Mirai, 2005,) none of the unsignalized intersections along TIB functioned at an LOS of E, which is the adopted "not to exceed" standard. The 2020 modeling forecasts showed LOS F for two intersections along Military Road and two along 42 Avenue S. The most recent traffic modeling forecasts for 2030 (Fehr & Peers, 2012) again TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 62 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT showed no failing intersections in the Study area although LOS does decline at some of the existing traffic signals. Any new traffic signals in the study area would need to satisfy one or more of the nine traffic signal warrants as defined in the Manual on Uniform Traffic Control Devices (MUTCD) ( For the bicyclist, in lieu of bike lanes in the northbound and southbound lanes, a wide (14 foot) "outside" lane was created. The rationale for this decision was that cyclists should be discouraged from using the street because of the high volume of vehicles, the type (trucks and buses) of vehicles, and high vehicular speeds (at the time it was 45 m.p.h.) The wide outside lane however, allows experienced cyclists who are comfortable in traffic to continue to use the route. The street improvements that were installed were a significant change for existing businesses because the existing condition was unlimited access to their properties and parking within and along the right of way. There was a strong desire to minimize impacts to business operations and property owners as part of the design process. The option not chosen, the on -street parking alternative, had many advantages such as helping to reduce speeds and encouraging a pedestrian oriented environment with back of sidewalk building development and entry. The problem with implementing the on -street parking option was that the narrow lots and the need for driveways for most properties minimized the ability to create useable on -street parking in the short term. There were 17 businesses whose access and parking would be most impacted by any change; therefore the least impactful option was chosen. 16 years later, only five of those 17 are still in business on the Boulevard and it is unknown how much of a factor the street design played in the changes. Below are some of the primary concepts that are part of the street design issue. Speed - Community members lobby the City to reduce the speed limit on TIB. Although not a specific policy of the existing Comprehensive Plan, community members have requested a lower speed limit for TIB because existing speeds seemed unsafe and made crossing the street difficult. Comprehensive Plan Policy 8.2.5 says to include on -street parking stalls in order to enhance redevelopment options and Policy 8.2.2 says to give priority to pedestrian safety. There is consensus that vehicle speeds and on -street parking are closely linked and that the number one technique for ensuring pedestrian safety are slower vehicles. Many factors affect the actual vehicle speeds along a street. Two speed elements that the City controls are the "design speed" used in the design process, which determines width of lanes, curb radii, etc. and a set of laws and regulations, including a posted speed limit. A design speed of 40 miles per hour was used for the Phase 1 improvements between S. 152th and S.1381h Streets. Therefore, improvements are designed to allow and enable speeds that are at least 40 m.p.h. The community's desire for slower speeds is understandable for a variety of reasons. A large pedestrian population travels along and across the street, including children. Slower vehicle speeds makes it easier TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 63 to cross the street in between the signalized crossings. Signalized crossings are at S. 154, S. 152, S. 144 and S. 130 Streets. The distances between those crossings are 693 feet, 293 feet, 2,479 feet and 4,371 feet respectively. (The width of part of Seattle's downtown, from the pig at Pike Place Market to the Convention Center on Pike Street is 2,266 feet or 7 blocks.) Slower vehicle speeds makes it more likely that a pedestrian would survive a collision with a vehicle. The community has also wanted to support the street's businesses. Slower speeds make it more likely that a motorist will notice a business and stop. In 1999, after TIB Phase 1 improvements were finished and while the street was still owned and controlled by the WA State Department of Transportation, the City, in a continued effort to improve safety, requested and gained approval to reduce the speed limit from 45 to 40 mph between S 139 and S 152 Streets. In 2012, after completion of both Phases 1 and 2, the Tukwila Public Works Department commissioned a speed study. In the commercial heart of the district between S 150 and S 148 streets, the 85 percentile speeds were between 38 and 40 mph northbound and 38 mph southbound. Between S 146 and S 144 Streets, the speeds were between 37 and 40 mph northbound and 34 and 36 mph southbound. Along the valley wall north of S. 139 street the speeds were 46 – 49 mph northbound and 48 – 46 mph southbound; for the area north of S 130 street 48 -- 51 mph northbound and 51 – 53 mph southbound. The final location was just after the northbound traffic exited to SR 599 and southbound traffic entered from SR 99. The speeds at this final location are 51 – 53 mph northbound and 50 to 49 mph southbound. As a result of the study, the City Public Works Department was able to recommend a further reduction in posted speed limits from 40 mph to 35 mph between S 152 and S 139 streets. Collision information, roadway characteristics and traffic volumes are reported in the speed study. Slower vehicle speeds creates a trade-off for the local community." The cost of a slower speed is that travel time will obviously be increased. The benefit of slower speeds is that the severity of collisions is reduced, braking time is reduced thereby allowing more immediate decisions about stopping or turning into businesses. Walkability and cycling is improved because of reduced noise and perceived and actual safety. If lower speed limits are desired, then engineering and other measures, such as education and enforcement, would need to be implemented. The 85th percentile speed is typically used as a starting point for setting a rational limit but it may be set as low as the average speed based on other factors (Donnell et. al. 2009.) The City engineering staff believes that the current posted speed limits are appropriately set and that actual speeds may continue to become slower as development occurs and traffic and traffic turning movements increase. Local versus regional traffic on TIB or Destination versus Through Traffic. Early in the Tukwila design process for the street improvements, a study of the amount of through versus destination traffic was done. This factor was important in negotiating with the State because the street was part of the State highway system. The 1995 license plate survey showed that during the late afternoon, 10 percent of northbound travel was through and 18 percent of southbound travel was through. In 2005, the City's Transportation "The speed at which drivers operate their vehicles directly affects two performance measures of the highway system—mobility and safety. Higher speeds provide for lower travel times, a measure of good mobility. However, the relationship of speed to safety is not as clear cut. It is difficult to separate speed from other characteristics including the type of highway facility. Still, it is generally agreed that the risk of injuries and fatalities increases with speed. Designers of highways use a designated design speed to establish design features; operators set speed limits deemed safe for the particular type of road; but drivers select their speed based on their individual perception of safety. Quite frequently, these speed measures are not compatible and their values relative to each other can vary. (Publication No. FHWA-SA-10-001, September 2009) TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 64 System Plan speed study determined that the traffic count on TIB was approximately 18,500 per day, and approximately 70 percent of the traffic was due to local trips. On -street Parking There are no definitive answers about the merits and drawbacks of on -street parking. The range of issues however are summarized here and are primarily based upon a 2008 study (Marshall, et.al 2008) which included a literature review and a study of Connecticut streets. The study evaluated the connection between speed and severity of crashes in a parking versus no parking conditions and discusses the outcomes of its inclusion. In an on -street parking situation, the relationship between vehicle speeds and safety shows parking and un -parking maneuvers frequently reduce the capacity of the adjacent lanes. In addition, a low speed environment (less than 35 mph) is critical in ensuring safe on -street parking use. These low speed conditions help improve safety and in particular when combined with on -street parking, results in a significantly reduced crash rate for the most severe types of crashes. Streets can be actively designed to limit speed and in fact on -street parking is one factor that has been shown to reduce speeds in the cases studied, but on -street parking by itself is not enough. On -street parking can be a tool to help create that right environment. And could be used in situation where the street is part of the destination and the intent is to cause drivers to slow down and recognize that they have reached a place. Study result show that places with on -street parking tend to be safer and more walkable, require less parking and have more vitality. On -street parking is cost—efficient way for a property owner to provide parking as surface lots require driveways, access lanes, landscaping, and walkways — 173 square feet versus 513 square feet. On -street parking is also just one of many mechanisms that help create a specific atmosphere in an activity center. Other mechanisms include overall street design, pedestrian connections, dense/compact development, the land use mix, building street orientation and setback. The ability to easily cross TIB is important and installation of improvements that make it easier to cross is a frequent request. The traffic volume on Tukwila International Boulevard varies from between north and south. In 2010, the 24 hour average south of S. 146th Street was 19,096 vehicles. In 2013, the 24 hour average north of S. 1391h Street was 13,693 vehicles. High truck volumes occur along TIB and along S. 144 Street and are similar to the volumes in the Southcenter area. From Southcenter Boulevard to Southgate Park, TIB has three signalized intersections, and two protected mid -block crossings, whereas, 42 Avenue S. will have three signalized intersections when the signal is installed at the 42 Ave. S and S. 144 Street intersection. In terms of scale, the distance along TIB from Southcenter Boulevard to Southgate Park is almost 2 miles or about 40 minutes walking. Current Comprehensive Plan policy - additional east west connections in City Existing Comprehensive Policy states that an east/west transportation corridor north of 144th Street (such as S. 130th Street) should be improved. (Policy 8.2.8) TIBAC says the City doesn't need a new corridor; instead they think the City should focus on curbs, gutter, and sidewalks from residential neighborhoods to TIB. An efficient east west circulation system for the area north of Southcenter Boulevard has not been identified as a transportation need in either of the last two Transportation System Plan updates. S. 1301h Street, the most improved east west connector that can be used to travel between Renton, Tukwila and Burien is somewhat circuitous. It has been improved with signals at S. 130th and 132nd Streets on TIB, which assists with that cross valley connection. The community continues to advocate for additional sidewalk improvements on east west connections to the Boulevard. Within the study area, S. 1501h and S. 144th Streets between TIB and 42 Avenue S. are scheduled for improvements in 2014-2015. Other streets within the study area that have been prioritized for sidewalk improvements are in order as follows: S. 152nd Street between TIB and 42 Avenue S.; S. 140th Street between TIB and 46th Avenue S; S. 1418t Street between TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 65 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT TIE1 and 42 Avenue S.; S. 1461h Street between TIB and 47 Avenue S.; S. 130th Street between TIB and Macadam Road S. Current Comprehensive Plan Policy — make S. 144th Street a significant pedestrian corridor The policy recognized the importance of the blocks between Military Road S. and 42nd Avenue S. The City has been successful in funding improvements and has completed the western segment between TIB and Military with pedestrian illumination, street trees and grates, wider sidewalks and bike lanes. The eastern segment is under design and will be constructed with similar improvements, and on -street parking, in the next year. Current Comprehensive Plan Policy— include on - street parking stalls as a design option. The City Public Works Department wants to communicate the need to maintain capacity for through traffic and to provide on -street parking on "frontage streets," similar to the condition in front of Appliance Distributors. It is not clear how this option will work when small narrow lots are redeveloped or if this will be an optional condition that is used at the developer's discretion in which case the corridor will be have varied building and sidewalk edges. They also believe that speeds will become slower as the area redevelops and that when traffic conditions warrant additional signals will be installed. Allan Jacobs, an urban designer renowned for his publications and research on urban design, describes a great street as a street that is "markedly superior in character or quality' and that is visited frequently by people. It: • contributes to community • is comfortable and safe • encourages participation • is remembered • is representative of a community �k Great Street is memorable as a symbolic or ceremonial place in the city and a venue for events, parades, fairs and other civic events. Great Streets: Community Functions as Great Street has social spaces; they provide plazas, parks, trees, benches TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 66 14 F Tukwila International Boulevard ELEMENT BACKGROUND REPORT and public art, where people can gather, watch other people, or meet friends. These two pictures of the wide Champs Elysees show its evolution with a frontage road (1930s -1990s) that was used by cars as primarily a parking frontage. The street is 219 feet wide with 82 feet in the middle is devoted to vehicles (TIB is 100 feet.) By the 1970s, politicians noticed that the character of the Champs - Elysees was changing. The grand hotels, luxury boutiques and elegant restaurants began to leave, being replaced by chain stores and fast-food restaurants. From 1991 to 1994 a sweeping rearrangement of the Champs -Elysees was carried out. Much of the construction work was restoring the character of a promenade, which had become an immense open-air parking lot. To do this, the side (frontage) roads were converted, a second row of trees was planted and the entire surface of the pedestrian area was re -paved in granite. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 67 References Speed Concepts: Informational Guide, Federal Highway Administration, Us Department of Transportation 2009 Marshall W., Garrick N., Hansen G.; Reassessing On -Street Parking, Transportation Research Board: Journal of the Transportation Research Board No. 2046 W:\DCD\LongRangeProjects\2014CompPlan_Update\Transportation_Corridors\Background_Report\Final _Report\FINAL_TIB_Bkgrnd_Report_CC&PC.docx TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 68 ZONING CODE COMPARISON - RC, NCC, AND MU* - Uses Adult day care accessory Yes no yes Amusement parks Conditional No no Animal shelters Conditional No no New and used Motorized vehicle sales Yes No no Gas stations and indoor automotive services Yes Yes no Bus stations No Yes yes Theaters Yes Yes no Cemeteries /crematories Condition No conditional Funeral homes/mortician services Yes No no Commercial laundries Yes No no Commercial parking Yes No yes Indoor commercial recreation Yes Conditional no Machine rentals (not involving a driver's Yes No no Pawnbroker conditional No No Restaurants; including liquor service Yes Yes yes Restaurants with drive through windows Yes No no Taverns/nightclubs Yes No no Retail sales of large items Yes No no Retail sales of small items Yes Yes yes Drive in theaters Conditional No no Repair shop small appliance Yes Yes No TUKW|LA COMPREHENSIVE PLAN upoAr oOumoo uzu/s potie89 s Single family No Yes � Yes B& B No No conditional Accessory dwelling No Yes Yes Multi -family (21.8 units per acre) Yest8 No No Multi -family above commercial ground floor No Yes (no unit limit) Yes (14.5 units/acre) Multi -family for seniors (60 units acre Yes Yes Yes Home occupation No Accessory accessory Extended stay hotels and motels Yes No No Motels Yes No No Hotels Yes No No Greenhouses <1,000 sq. ft. Internet data centers No Conditional No No accessory no Manufacturing involving previously formed metals Conditional No no Manufacturing pharmaceuticals and related products; furniture, fur, clothing, paint, paper plastics, rubber, tile, wood, electrical and digital equipment Yes Yes butts no Manufacturing food related products Yes but Yes but no Plumbing shops Yes Yes no Wood working shops < 5 people Yes Yes no Outdoor storage Yes No no Warehousing/distribution Yes No no Frozen food locker for family use Yes Yes No Commercial nurseries or greenhouses Yes Yes no Printing, processing, publishing Yes No no 18 With additional restrictions 19 With additional restrictions TUKWILA COMPREHENSIVE PLAN UPC -, EC) i��.� t:, s_[jt Pa pa (70 TUKWKLA COMPREHENSIVE PLAN :(lit�n C NCC muo Urban renewal Form overlay Dwelling unit 21.78 units/acre - 2,000 No prescribed 14.52 No density sq.ft. density units/acre - maximum (in 6 story height area) 60 units/acre -726 (in 10 story area) No limit (seniors) Setbacks (front 20/10/10 6 (12 on TIB 25/10/10 6-12/0/0 /side /rear) /10/10 (subject to criteria and review and Setbacks adjacent 20/10-30/10-30 6-12/10-20/10-20 20/10-30/10-30 6 -12/10 - to Residential 30/10-30 TUKWKLA COMPREHENSIVE PLAN :(lit�n an I i SURVEY RESULTS - COMMUNITY CONNECTORS AND OPEN HOUSES (Open Houses on March 6 & 8, 2014; Community Connector Surveys from January 10 - February 21, 2014) TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 72 Tukwila Comprehensive Plan Survey March 6th and March 8th, 2014 Report Completed by Max Baker REPORT SUMMARY On March 6th and March 8th, 2014, the city of Tukwila held Community Conversation open houses to gather community feedback regarding housing, business, food access and service needs along the Tukwila International Blvd Corridor. This report outlines the results of the surveys as well as results from surveys collected online. DATA RESULTS TOTAL NUMBER OF SURVEYS COMPLETED: 3/6: 16 3/8: 31 Note: Not all participants responded 100% to every question. Some participants responded to multiple choices. Percentages may vary depending on the nature of the question. Please refer to attached Excel spreadsheet for additional information regarding individual population totals. HOUSING % Total: March 6th March 8th 1. Do you live in a a. House 88% 74% b. Apartment 6% 16% c. Mobile Home 0% 6% d. Other: Condo 6% 3% 2. Are you happy with your house/apartment? Easy to park my car 69% a. Yes 94% 87% b. No 6% 13% C. Don't know/Did not respond 0% 0% 3. What do you like about it? a. Number of bedrooms 56% 35% b. Cost 63% 45% c. Outdoor space/yard 81% 61% d. Easy to park my car 69% 48% e. Building is well taken care of/in good shape 44% 35% f. Other • Quiet neighbors 6% 3% • Pool and tennis courts 6% 0% • Close to transit 6% 0% • Close to trails 0% 3% • Not a lot of traffic 0% 3% • Central location 0% 3% TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 73 14 1 Tukwila International Boulevard ELEMENT BACKGROUND REPORT 4. What would you like to change? a. More bedrooms 13% 6% b. Larger living spaces 25% 10% c. Lower cost 19% 19% d. Better maintenance of building 25% 23% e. More parking 6% 13% f. More/better outdoor space 31% 29% g. Other • Smaller homes 13% 0% • More living spaces 6% 0% • Better insulation/sound proofing 6% 0% • Better neighbors 6% 0% • Road buffers 0% 6% • Lot size 0% 3% • More bathrooms 0% 3% • Sidewalks 0% 3% • Sidewalks on 164th 0% 3% 5. If you live in or were to move into an apartment, % of Total Residents Surveyed which three spaces would you use most? a. Common/Party Room 31% 32% b. Vegetable/Gardening Space 63% 58% c. Exercise Room/Equipment 25% 52% d. TV/Game Room 19% 13% e. Playground 19% 16% f. Barbeque/Picnic Area 69% 23% g. Indoor Sport Court 0% 29% h. Outdoor Paved Area 13% 10% i. Grass Yard 19% 29% j. Indoor Play Area 0% 13% k. Other • Pool 6% 0% • Parking area 0% 3% • Library 6% 0% • Croquet 6% 0% • Tennis court 6% 0% TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 74 NEIGHBORHOOD 1. Why do you live in your neighborhood in Tukwila? % of Total Residents Surveyed a. I like my house/apartment 88% 48% b. Cost 44% 42% c. Close to mosque/church 19% 16% d. Close to family 19% 35% e. Close to bus/light rail 50% 35% f. Close to school 13% 26% g. Close to stores and restaurants 50% 16% h. Close to work 25% 26% i. Close to people from my country 6% 13% j. Other • I like Tukwila 0% 6% • Close to freeway 0% 3% • People from other countries 6% 0% • Close to trails 6% 3% • Outside of Seattle w/ similar benefits 6% 0% • Property ownership 0% 6% • Near Renton 0% 3% • Neighborhood w/ sidewalks 0% 3% Forests and river 0% 3% • Like my neighbors 0% 3% • Size of property 0% 3% 2. Are you planning to move out of Tukwila in the next few years? % of Total Residents Surveyed a. Yes 19% 13% b. No 81% 71% c. Don't know/Did not respond 0% 16% d. If yes, why? • Too expensive 6% 0% • To find better apartment 0% 3% • 1 want a house 6% 0% • Too far from work 0% 3% • Too far from family 0% 6% • House value down, can't move 0 3 • Mismanaged school district 0 6 • Would like to see city improvement of residential areas 0 3 • Speeding on our street 0 3 • Neighbors with pitbulls 0 3 • Larger property 0 3 • Limited economic opportunities 0 3 • Less community engagement 0 3 • Feel less welcome as a white resident 0 3 • Retired 6% 0% TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 75 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT 3. What 1 - 2 new businesses do you need in your neighborhood? % of Total Residents Surveyed a. Grocery stores: Winco/Safeway 22% b. Bulk stores: Walmart/Sams/Costco 21% c. Ethnic specific restaurants 12% d. Dollar store on 99 5% e. Gym (or lower cost at TCC) 4% f. Family Resource Center 4% g. More houses 4% h. Urgent care/ health clinic 3% i. Car wash 2% j. Health food or Natural Food store 2% k. Bigger library 2% I. US bank 2% m. Auto parts 1% n. Dental office 1% o. Ice skating rink 1% p. Laundry 1% q. Cheaper commercial space (to own business) 1% 4. What 1 - 2 businesses are problems in your neighborhood? % of Total Residents Surveyed a. Motels 13% b. Deja vu/Showgirls 13% c. Casino 5% d. Somali businesses 5% e. Mini marts/convenience stores 4% f. Too many mobile homes 2% g. Pavilion 2% h. Liquor store/smoke shops 2% i. Too much fast food 1 % 5. Are the services you need (childcare, healthcare, citizenship classes, % of Total Residents Surveyed Government agencies) available in your area? a. Yes 61% b. No 28% c. Don't know/Did not respond 11% d. What services are missing? • DSHS 15% • Health Clinic 11% • Citizenship classes 7% • Child care 5% • Department of Licensing 4% • Low Income Housing 3% • ESL Classes 2% TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 76 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT ACCESS TO FOOD 1. Can you buy the kinds of food you want near your home? % of Total Residents Surveyed a. Yes 71% b. No 21% c. Don't know/Did not respond 8% d. If no, what kind of food is hard to get? • Ethnic specific food 8% • Costco 6% • Food too expensive (need to travel out of area) 4% • Farmer's Market 4% • Lack of Grocery Stores — McCadam Rd 3% • Food Bank is too far 1 % 2. Where do you and your family get most of your food? % of Total Residents Surveyed a. Large grocery store 87% • Saars 40% • WINCO 8% • Safeway 7% • Seafood City 3% • SAMS 3% • Thriftway 1% b. Big Box Department Store 55% • Costco 28% • Wal-Mart 17% • Target 3% • Fred Meyer 1% c. Dollar store 17% d. Small store/butcher/produce stand 7% e. Food bank* 16% f. Ethnic grocery store (Halal, Latino, other) 52% g. Restaurants/Prepared food (Subway, fast food, pizza) 16% h. Convenience store (7-11, Mini Mart, gas station) 13% i. Other • Hardware 1% • Grocery Outlet 1 % • Cambodian Store in White Center 1% TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 77 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT COMMON THEMES & VARIANCES ACROSS COMMUNITIES After reviewing the data collected, several common themes surfaced regarding usage of current services and the need for new ones. HOUSING The majority of residents interviewed lived within a house, with the next largest group living in apartments. Few residents lived in mobile homes or condos. When asked which things they would change if given the opportunity, the top two responses among both groups was more/better outdoor space and better maintenance of their building. Three spaces that residents surveyed on 3/6 would use the most if available either in their apartment complex or home were Barbeque/Picnic Area, Vegetable Gardening Space and Exercise Room/Equipment. For the 3/8 group, they were Common/Party Room, Vegetable Gardening Space, and Exercise Room/Equipment. NEIGHBORHOOD The main reason cited by both groups for living in their neighborhood in Tukwila was that they liked their house/apartment. This response was 88% for those on 3/6, which was higher than the 480% cited on 3/8. Cost, proximity to transportation and work were of similar importance for both groups. The 3/8 group cited being close to family and people from their own country more often, showing a higher priority for social needs. NEW BUSINESSES Hands down, the largest requests came from a desire for a better large grocery store in the neighborhood. Access to quality and specialty groceries was also a recurring them, with many residents expressing a desire for more organic and local produce. Very few of the responses requested a large box store, like a Costco or a Wal-Mart. Another popular choice was for more cafes and bakeries, especially along TIB. PROBLEM BUSINESSES While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top choice as problem businesses were the motels, followed by Deja vu/Showgirls and casinos. Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali businesses on TIB. Complaints were also recorded regarding smoke shops/liquor stores and tenants running illegal business practices, such as car rental agencies also selling vehicles. SERVICES 56 % of participants surveyed on 3/6 indicated satisfaction with access to services in the area, while only 42% did on 3/8. The top choice for new service in both groups was for a quality health clinic. FOOD ACCESS Both groups surveyed were similarly split on whether or not they could find the kinds of food desired near their homes. Many indicated that they had to travel to neighboring cities to find the type or quality of groceries desired. Those surveyed also often desired the creation of a Farmers Market and access to fresh food. CURRENT SHOPPING LOCATIONS Most residents purchased their food from a big box department store, with Costco and Fred Meyer being the most popular. 50% of the 3/6 group and 65% of the 3/8 group also shop at a large grocery store. A quarter of the 3/6 group cited a small store/butcher/produce stand as a resource vs. 10% of the 3/8 group, while the 23 % of the3/8 group purchased prepared food from restaurants in comparison to only 6% of the 3/6 group. This indicates that the shopping styles were slightly different between the two groups when occurring outside of a grocery store. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 78 Global to Local / City of Tukwila — Community Connectors Pilot Program Tukwila Comprehensive Plan Survey Conducted January 10, 2014 -February 21, 2014 Report Completed by Alma Villegas Community Programs Manager — Global to Local COMMUNITY CONNECTORS: Monica Davalos — Latino Reina Blandon — Latino Osman Egal — Somali Hafso Abdulla - Somali Helber Moo — Burmese Yasin Abdella - Eritrean Rabeya Suraka — Amharic and Arabic -speaking COMMUNITY HEALTH PROMOTERS: Samantha Kunze-Garcia - Latino Aisha Dahir - Somali Zeineb Mohammed - Eritrean/Arabic-speaking Linda Mo — Burmese Abdishakur Ahmed — Somali REPORT SUMMARY Between January 10, 2014 and February 21, 2014, Global to Local Community Health Promoters (CHPs) and Community Connectors representing the Latino, Somali, Eritrean, Burmese and Arabic -Speaking communities conducted a total of 194 surveys of residents from these populations to gather community feedback regarding housing, business, food access and service needs along the Tukwila International Blvd Corridor. This report outlines the results of the surveys as well as some additional comments generated during the one on one field outreach. Global to Local's CHPs engaged in a limited capacity in actual survey collection, as their main role was to support the Community Connectors by answering questions that generated throughout the course of the information gathering, as well as provide mentorship support on outreach and city services, on an as needed basis. The majority of the surveys were conducted by community leaders initially identified by the CHPs through their past relationships established as part of the Global to Local Community Leadership Development Program. All seven Community Connectors (also referred to as leaders) are current residents of Tukwila, with some of them residing in the city for over 10 years, and thus possessing first-hand information on where to best conduct outreach with members of their population and ensure a balanced representation of residents including youth, families, seniors as well as apartment residents and homeowners. Community Connectors and Global to Local Community Health Promoters will be attending a community conversation on March 6, 2014 at Showalter Middle School in Tukwila to share information about their experience during the field work data collection process. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 79 DATA RESULTS TOTAL NUMBER OF SURVEYS COMPLETED: 194 COMMUNITIES SURVEYED: Latino, Somali, Burmese, Eritrean, Sudanese, Ethiopian, Nepali and other Arabic -speaking populations Note: Not all participants responded 100% to every question. Some participants responded to multiple choices. Percentages may vary depending on the nature of the question. Please refer to attached Excel spreadsheet for additional information regarding individual population totals. HOUSING % of Total Residents Surveyed 6. Do you live in a a. House 25% b. Apartment 71% c. Mobile Home 3% d. Other: Condo 1% 7. Are you happy with your house/apartment? a. Yes 48% b. No 47% c. Don't know/Did not respond 5% 8. What do you like about it? a. Number of bedrooms 41% b. Cost 43% c. Outdoor space/yard 20% d. Easy to park my car 27% e. Building is well taken care of/in good shape 25% f. Other 21% g. • Big space (i.e. living room, bedroom , kitchen, etc) 4% • Closeness to services 1 % • Quiet neighbors 2% • Close to work 1 % What would you like to change? a. More bedrooms 53% b. Larger living spaces 36% c. Lower cost 56% d. Better maintenance of building 41% e. More parking 28% f. More/better outdoor space 21% g. Other • Mold 1% • Laundry inside unit 2% • Better appliances 1 % • Improved heating 2% • Playground 1% • More affordable 1 % • Better security 2% • Better management 1 % • Cockroaches 1% • Bad carpeting 1 % • Bad smell in apartment 1 % TUKWI A COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 80 10. If you live in or were to move into an apartment, % of Total Residents Surveyed which three spaces would you use most? f. a. Common/Party Room 26% b. Vegetable/Gardening Space 32% c. Exercise Room/Equipment 47% d. TV/Game Room 18% e. Playground 44% f. Barbeque/Picnic Area 13% g. Indoor Sport Court 37% h. Outdoor Paved Area 8% i. Grass Yard 29% j. Indoor Play Area 15% k. Other • Close to freeway • Laundry Inside Unit 2% • Close to airport • Pool 1 % • Parks • Storage 1% • Two Family Home • Deck 1 % • Close to nonprofits • Bigger Bathroom 1% • Close to mall • Parking Area 1 % NEIGHBORHOOD 2. Why do you live in your neighborhood in Tukwila? % of Total Residents Surveyed e. I like my house/apartment 24% f. Cost 17% g. Close to mosque/church 46% h. Close to family 41% i. Close to bus/light rail 34% j. Close to school 53% k. Close to stores and restaurants 35% I. Close to work 15% m. Close to people from my country 35% n. Other • I like Tukwila 4% • Placed here by resettlement agency 3% • Close to freeway 2% • Close to airport 2% • Parks 1 % • Two Family Home 1 % • Close to nonprofits 1 % • Close to mall 1 % • Disabled child 1% 6. Are you planning to move out of Tukwila in the next few years? % of Total Residents Surveyed a. Yes 20% b. No 67% c. Don't know/Did not respond 13% d. If yes, why? • Too expensive 8% • Too find better apartment 4% • Too many gangs 3% • Too a better area 3% • 1 want a house 3% • Too far from work 1 % • Too far from family 1 % TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 81 7. What 1 - 2 new businesses do you need in your neighborhood? % of Total Residents Surveyed a. Grocery stores: Winco/Safeway 22% b. Bulk stores: Walmart/Sams/Costco 21% c. Ethnic specific restaurants 12% d. Dollar store on 99 5% e. Gym (or lower cost at TCC) 4% f. Family Resource Center 4% g. More houses 4% h. Urgent care/ health clinic 3% i. Car wash 2% j. Health food or Natural Food store 2% k. Bigger library 2% I. US bank 2% m. Auto parts 1% n. Dental office 1 % o. Ice skating rink 1 % p. Laundry 1 % q. Cheaper commercial space (to own business) 1% 8. What 1 - 2 businesses are problems in your neighborhood? % of Total Residents Surveyed j. Motels 13% k. Deja vu/Showgirls 13% I. Casino 5% m. Somali businesses 5% n. Mini marts/convenience stores 4% o. Too many mobile homes 2% p. Pavilion 2% q. Liquor store/smoke shops 2% r. Too much fast food 1 % 9. Are the services you need (childcare, healthcare, citizenship classes, % of Total Residents Surveyed Government agencies) available in your area? a. Yes 61% b. No 28% c. Don't know/Did not respond 11% d. What services are missing? • DSHS 15% • Health Clinic 11% • Citizenship classes 7% • Child care 5% • Department of Licensing 4% • Low Income Housing 3% • ESL Classes 2% ACCESS TO FOOD 3. Can you buy the kinds of food you want near your home? % of Total Residents Surveyed a. Yes 71% b. No 21% c. Don't know/Did not respond 8% d. If no, what kind of food is hard to get? • Ethnic specific food 8% • Costco 6% • Food too expensive (need to travel out of area) 4% • Farmer's Market 4% • Lack of Grocery Stores — McCadam Rd 3% • Food Bank is too far 1 % TUKWILA COMPREHENSIVE PLAN UPDATED: October 13.2015 Page 82 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT 4. Where do you and your family get most of your food? a. Large grocery store • Saars • WINCO • Safeway • Seafood City • SAMS • Thriftway b. Big Box Department Store • Costco • Wal-Mart • Target • Fred Meyer c. Dollar store d. Small store/butcher/produce stand e. Food bank* f. Ethnic grocery store (Halal, Latino, other) g. Restaurants/Prepared food (Subway, fast food, pizza) h. Convenience store (7-11, Mini Mart, gas station) i. Other • Hardware • Grocery Outlet • Cambodian Store in White Center % of Total Residents Surveyed 87% 40% 8% 7% 3% 3% 1% 55% 28% 17% 3% 1% 17% 7% 16% 52% 16% 13% 1% 1% 1% COMMON THEMES & VARIANCES ACROSS COMMUNITIES After reviewing the data collected, while there were some clear variances amongst different ethnic groups, for the most part several common themes surfaced regarding usage of current services and the need for new ones. HOUSING The majority of the immigrant/refugee population residing within the boundaries of the Tukwila city limits live in apartment buildings with 1/3 of the Latino and Somali communities either renting or owning a home. Most of the populations also indicated being unhappy with their living situation indicated by the responses of over 60% of Somali, Burmese and Eritreans. However, despite complaints regarding their living conditions, over 50% the Latino population indicated being pleased with their current apartment or home. When asked which things they would change if given the opportunity, the top two responses among all populations was cost and number of bedrooms. Three spaces that all residents surveyed would use the most if available either in their apartment complex or home were Playground, Exercise Room and Indoor Sport Court. However, over 78% of the Burmese population indicated a vegetable or garden space as their top choice. NEIGHBORHOOD Over 85% of both the Somali and Eritrean population indicated close access to their mosque or church as their top reason for living in Tukwila, with closeness to family and people from their country as their second reason. Several of those surveyed also indicated the desire for a traffic light between S 142nd & S 143rd so that families could have safe and secure access to the mosque from one side of International Blvd to the other. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 Page 83 The Latino and Burmese populations indicated closeness to school as their top reason, with both groups responding at a rate of over 65%. Across all communities, over 60% of the responses indicated that they planned on staying in Tukwila, with the highest mobility predicted for the Eritrean and Arabic -speaking populations. Both of these communities indicated that while they would like to continue living in Tukwila, high cost of rent and living conditions motivate them to seek housing elsewhere. Several respondents indicated the desire for low income housing in Tukwila as well as access to affordable commercial space so that they may start their own businesses at a reduced rate. NEW BUSINESSES Hands down, the largest requests came from a desire for a better large grocery store in the neighborhood with WINCO and Safeway listed as their top two choices. Over 1/3 of the responses also requested a large box store, like a Costco or a Walmart be located on TIB. A third choice for residents was a family resource center and a gym with a couple of those surveyed recommending cheaper options for resident use at the Tukwila Community Center. PROBLEM BUSINESSES While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top choice as problem businesses were the motels, followed by Deja vu/Showgirls and casino: as a far a third. Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali businesses on TIB, where due to a lack of security and structure, residents experience unsafe driving and gang activity. Complaints about gang activity was also mentioned in regards to the parking lots surrounding the mini marts and convenience stores like 7- 11. SERVICES Over 60% of those surveyed did indicate satisfaction with access to services in the area. However, their top choices for new services included a Department of Social and Health Services and Department of Licensing offices as well as a Health Clinic and Low Income Housing. FOOD ACCESS Across all populations, over 60% of respondents indicated satisfaction with food access. However, many of those surveyed asked for lower cost options, as well as a Farmers Market and more Ethnic -specific restaurants and markets. CURRENT SHOPPING LOCATIONS Over 80% of residents shop at the Saars on S 1441h, mainly because it's the only choice available to them. However, many indicated needing to travel to Burien or Renton to do their grocery shopping. Residents living up on Macadam Rd indicated their dissatisfaction with the lack of grocery stores in that area. A small number of responses also said that they have stopped using the food bank because on several occasions they have experienced receiving expired food. TUKWILA COMPREHENSIVE PLAN UPDATED: October 13.2015 Page 84 14 Tukwila International Boulevard ELEMENT BACKGROUND REPORT �•o TIB BUSINESSES - SURVEY RESPONSES TUKWILA COMPREHENSIVE PLAN UPDATED: October 13, 2015 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov Planner: Lynn Miranda File Number: L13-0060 COMPREHENSIVE PLAN AMENDMENTS Application Complete Date: I Project File Number: PL13-0051 I Application Incomplete Date: I Other File Numbers: I NAME OF PROJECUDEVELOPMENT: AMEND TRANSPORTATION CORRIDORS ELEMENT FOR PERIODIC COMPREHENSIVE PLAN UPDATE PER REQUIREMENTS OF RCW36.70A.130 LOCATION OF PROJECUDEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Tukwila International Boulevard, Interurban Avenue S., Tukwila Boulevard LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). _VARIOUS DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Lynn Miranda /City of Tukwila Address: City of Tukwila, 6300 Southcenter Boulevard, Tukwila, WA 98188 Phone: 206-433-71 E-mail: Lynn.Miranda@tukwilawa.gov. Signature: C:\Users\DCD-Admin\Downloads\Transportation Corridors Element.docx FAX: Date: 12/24/13 V A. COMPREHENSIVE PLAN DESIGNATION: Existing: Various Proposed: N/ B. ZONING DESIGNATION: Existing: V Proposed: N/ C. LAND USE(S): Existing: Various commercial, mixed-use, Proposed: N/A, (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. C:\Users\DCD-Admin\Downloads\Transportation Corridors Element.docx STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Department of Community Development 6300 Southeenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX.- (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on , 20 (Print Name) (Address) (Phone Number) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF 120 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on C:\Users\DCD-Admin\Downloads\Transportation Corridors Element.doex The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including; the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply) 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. C:\Users\DCD-Admin\Downloads\Transportation Corridors Element.docx 2014 COMPREHENSIVE ZONE DEVELOPMENT CITY WIDE P L13-0051 E14-0011 CHECKLIST E14-0012 ADDENDUM E15-0009 ADDENDUM L13-0052 PLAN/ZONE L13-0053 COMP PLAN AMEND L13-0054 COMP PLAN AMEND L13-0055 COMP PLAN AMEND L13-0059 COMP PLAN AMEND L13-0060 COMP PLAN AMEND L13-0061 COMP PLAN AMEND L14-0033 COMP PLAN AMEND L14-0049 REZONE L15-0017 REZONE L13-0061 COMP PLAN AMEND CHAPTER NINE TUKWILA SOUTH TUKWILA COMPREHENSIVE PLAN E XHIBIT D 00 i ak • T w _ _ �'i'"' �%�+r; l�� i" -S , f lam, '`• .• -, .. : t ''-� � _•ti. tl- J Tukwila South Project Boundary TUKWILA SOUTH WHAT YOU WILL FIND IN THIS CHAPTER: • Background on Tukwila South's long-term vision as a multi -use, regional employment center, with residential and retail; • Discussion of issues that affect Tukwila South; and • Goals and policies for achieving long-term, quality development, while protecting the environment and providing recreational opportunities. PURPOSE Tukwila South is intended to be a multi -use regional employment center containing technology, office, commercial and residential uses. National and international employers will be featured in campus settings. Retail activities may range from individual large-scale national retailers to neighborhood retail and shopping centers that support office and high-tech campuses and residential neighborhoods. Residential uses may include a mix of single-family and primarily multi- family dwellings at low, medium, and high densities, providing a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials, combined with traditional Puget Sound building elements. ISSUES Unified Ownership—Shared Vision The Tukwila South area comprises nearly 500 acres and is largely under single ownership by Segale Properties LLC, with a few parcels owned separately. In 2009, the City of Tukwila approved a master plan for the Tukwila South Project, which comprises a majority of the Tukwila South area. The Master Plan defined the goals, objectives and vision for the Tukwila South project area. Also in 2009, the City of Tukwila and Segale Properties LLC, entered into a Development Agreement for Tukwila South project that vests the project to existing land use regulations until 2024. Both the Master Plan and the Development Agreement reflect the shared vision of -the City and Segale Properties LLC in the future development of Tukwila South. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-2 70 Lf 180 777 1 4.3 44 ,.. _ .. J, jj „�, -Q Ix i1 � v � � +r • �. t • 1. � � �f:'� .. .. V0 �` `�,e �. Q� O tA,ralszra.sfe♦ �Y • vt s n. •'�1 �.: 11• �}.r:. Q! nn ! • —• d '.. �.._ S 200th St Legend ,4 ' a Tukwila City Limits Tukwila South Overlay _77,77 re... r<rrz.�s.mvur.Txc Aerial View of Tukwila South TUKWILA COMPREHENSIVE PLAN — OCTOBER 2014 PAGE 9-3 ELEMENT 1"9 FLOOD CONTROL Flood control is regulated and managed by several levels of government: The Federal Emergency Management Agency (FEMA) maps flood plains and operates the National Flood Insurance Program. In Tukwila, this program covers the urban center, part.of Tukwila South, the light industrial area south of South 180th Street, and Fort Dent Park. The US Army Corps of Engineers permits, certifies and, in some cases, operates federally -constructed levees for flood control. Tukwila has a federally certified levee on the left bank of the Green River between SR - 405 and South 190th Street. • The King County Flood Control District is a special purpose government agency charged with funding, policy development and construction projects to improve flood control structures throughout the County. Tukwila contracts with the Flood Control District for levee maintenance services. Tukwila's Comprehensive Plan includes goals, policies and implementation strategies that are consistent with King County's policies related to flood management. • The City has responsibility for localized flooding from streams. Flood control projects are identified and prioritized in its Comprehensive Surface Water Plan and individual stream basin plans. TUKWILA SOUTH Land Use and Environmental t; Much of Tukwila South lies in a valley formed by the Green River, with a valley wall to the west consisting of both steep and moderate forested slopes. Until recently much of the valley portion of the site was used for agriculture, along with residential and commercial uses in the north part of the area. Several watercourses, some of which may be salmonid bearing, and wetlands have been identified in Tukwila South, both in the valley and on the slopes to the east of Interstate 5 and Orillia i Road South. The Tukwila South Project, being completed by Segale Properties under a Development Agreement with the City, includes the alteration of two streams and filling of several acres of wetlands. As mitigation for these alterations, stream and wetland enhancements have been completed south of South 200th Street. Additional fisheries impacts are being mitigated by construction of a seven -acre off -channel habitat area adjacent to the Green River. r A segment of the Green River levee protecting the west valley floor in Tukwila South has been reconstructed to enhance flood protection of the area and to ensure reasonable flood insurance costs for property owners. Additionally, the City has issued Segale Properties LLC a grading permit that allows the Tukwila South project to be filled well above the 100 -year flood elevation. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-4 TIM IM0]lam L3WM The valley wall represents a large portion of Tukwila South. This area is predominantly vacant with some low-density residential detached single -unit structures. Landslide potential is moderate to high for portions of the valley wall. These areas are protected by Native Growth Protection Area easements and will remain undeveloped in perpetuity. Two new street projects have been completed to improve circulation in and around Tukwila South. The extension of Southcenter Parkway through Tukwila South has greatly enhanced the development potential of the area. The construction of South 184th Place to replace South 178th Street has provided a safer east/west connection for south King County residents. Utilities, such as electric power, gas, communication, water and sewer, have been constructed in Tukwila South, and are capable of serving the envisioned future urban development. A regional surface water system for management of stormwater is being developed in Tukwila South. (The south portion of the system has been constructed; the north portion will be constructed in the future.) Tukwila South has excellent connectivity to the regional freeway system, with direct access available to Interstate 5 and State Route 167. Access to Interstate 405 can be obtained via State Route 167 or West Valley Highway. Mass transit to the area is currently limited, and the area is not served by either light or heavy rail. S (7, G'Vice 'z The area is located adjacent to the Tukwila Urban Center area, which has one of the largest concentrations of retail square footage in the region. Tukwila South is currently served by Highline, Kent and Renton School Districts. Children currently living in the area are bused to Renton for school. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-5 THE TEN PRINCIPLES OF THE TUKWILA SOUTH MASTER PLAN D LONG TERM VISION -The development of Tukwila South will be guided by a long-term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by parcel -basis. D CREATING A DESTINATION -Tukwila South will become a regional destination. D BUILDING VALUE — Development decisions will be weighed by their ability to maximize the site's potential to create value. D MULTIUSE—Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial retail users. Residential is also being considered to bring additional vitality to the area. D INCREASING DENSITY OVER TIME —Tukwila South will be planned to accommodate increased density over time. D QUALITY OF ENVIRONMENT—Tukwila South will create a memorable and regionally identifiable place. GOALS AMD POLOCOES Quality Development GOAL 9.7 Tukwila South will become a regional destination developed with high-quality mixed-use, office, retail and residential uses, while protecting the environment and providing recreational opportunities. POLICIES 9.1.1 Implement the long-term vision and 9.1.2 9.1.3 D CONNECTIONS —Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and other uses. This principle goes on to discuss the need to provide pedestrian connections throughout the project. master plan forTukwila South, in order to create a more cohesive development pattern than if the property was developed on a parcel -by -parcel basis. Design infrastructure to accommodate increased employment and residential density over time. Encourage the use of entry features, landscaping and public open space to make Tukwila South a memorable and regionally identifiable place. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-6 9.1.4 Encourage development in Tukwila DAMENITIES —Tukwila South will create a comprehensive amenities system that leverages the South to have internally integrated site's assets. districts and uses, in addition to external D IMPLEMENTATION STRATEGY— Development connections to neighboring and regional must be strategically phased to successfully transition assets. Tukwila South from agricultural and industrial property to an urban destination. 9.1.5 Construct a comprehensive amenity ENVIRONMENTAL STEWARDSHIP —Tukwila South system in Tukwila South that leverages will be developed in a manner that preserves, protects, the area's assets. and restores the natural features of the area. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-6 9.1.6 Ensure development in Tukwila South is designed and implemented in accordance with the approved Sensitive Area Master Plan, to protect and enhance the natural environment. 9.1.7 Support efforts to relocate the City boundary between the cities of Tukwila and SeaTac, using Interstate 5 as a logical boundary between the two cities. Implementation Strategies ❑ Zone for office, technology/flex space and housing, while limiting the overall size and type of retail and service uses. ❑ Administer the City's Commercial Design Guidelines for Tukwila South. ❑ Develop Residential Design Guidelines for Tukwila South. ❑ Regulate, implement, and monitor sensitive areas in accordance with the sensitive areas master plan. ❑ Obtain easements and, when funding is available, construct a north/south river trail. ❑ Explore a pedestrian connection over the Green River that connects Tukwila South to the City of Kent on the east side of the Green River. ❑ Ensure that internal pedestrian connections are in place to connect buildings with one another. ❑ Partner with the City of SeaTac and King County to lobby the Washington State Department of Transportation and regional agencies for improved freeway access at South 188th Street. ❑ Lobby King County Metro and Sound Transit to increase mass transportation in the area, including rapid ride buses, express bus services, and light rail. ❑ Develop a system to track trip generation in Tukwila South, to ensure that the terms of the Development Agreement with Segale Properties, LLC Inc. are met. ❑ Obtain City control and ownership of Segale Park Drive "C" per the Addendum to the Tukwila South Development Agreement. ❑ Develop an Interlocal agreement to realign the corporate boundary between Tukwila and SeaTac. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 9-7 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.govov APPLICATION COMPREHENSIVE PLAN AMENDMENTS FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: Brandon Miles File Number: L13-0061 Application Complete Date: Project File Number: PL13-0051 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: AMEND TUKWILA SOUTH ELEMENT FOR PERIODIC COMPREHENSIVE PLAN UPDATE PER REQUIREMENTS OF RCW36.70A.130 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Tukwila South/TVS area—generally between S. 180t1i and S. 204th LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Brandon Miles/City of Tukwila Address: City of Tukwila, 6300 Southcenter Boulevard, Tukwila, WA 98188 Phone: 206-431-3884 E-mail: Brandon.Miles@tukwilawa.gov Signature: C:\Users\DCD-Admin\Downloads\Tukwila South Element.docx FAX: Date: 12/24/13 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Tukwila South Overlay. Proposed: N/. B. ZONING DESIGNATION: Existing: Tukwila Valley South (TVS Proposed: N/ C. LAND USE(S): Existing: Various commercial, industrial Proposed: N/A (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. C:\Users\DCD-Admin\Downloads\Tukwila South Element.docx STATE OF WASHINGTON COUNTY OF KING CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly sworn and upon oath states as follows: I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at (city), (state), on (Print Name) (Address) (Phone Number) (Signature) 20 On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on C:\Users\DCD-Admin\Downloads\Tukwila South Element.docx The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply) 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. C:\Users\DCD-Admin\Downloads\Tukwila South Element.docx