HomeMy WebLinkAboutReg 2023-11-20 COMPLETE AGENDA PACKETMonday,
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WILL
Tukwila City Council Agenda
•:• REGULAR MEETING +
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2905
THE MEETING
ON -SITE
THE
November
Allan Ekberg, Mayor Counci/members.• ❖ Kathy Hougardy + De'Sean Quinn
David Cline, City Administrator + Kate Kruller + Thomas McLeod
Cynthia Delostrinos Johnson, Council President ❖Mohamed Abdi ❖ Tosh Sharp
BE CONDUCTED
PRESENCE WILL
PHONE NUMBER
For Technical
20, 2023;
BOTH ON -SITE AT TUKWILA CITY HALL AND ALSO VIRTUALLY.
BE IN THE COUNCIL CHAMBERS (6200 SOUTHCENTER BOULEVARD).
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7:00 PM • Ord #2719 • Res
1. CALL TO ORDER / PLEDGE OF ALLEGIANCE / ROLL CALL
2. LAND
ACKNOWLEDGEMENT
The City of Tukwila is located on the ancestral lands of the Coast Salish people.
We acknowledge their continuing connections to land, waters and culture.
We pay our respects to their elders past, present and emerging.
3. PUBLIC COMMENTS—
including comment
on items both on and
not on the meeting
agenda
Those wishing to provide public comments may verbally address the City Council
both on -site at Tukwila City Hall or via phone or Microsoft Teams for up to
5 minutes for items both on and not on the meeting agenda.
To provide comment via phone or Microsoft Teams, please email
citycouncil@tukwilawa.gov with your name and topic by 5:00 PM on the meeting
the
date. Please clearly indicate that your message is for public comment during
meeting, and you will receive further instructions.
4. PRESENTATIONS
Medium and High Density Zoning Analysis.
Chris Zahas, Managing Principal, and Jennifer Shuch, Analyst;
Leland Consulting Group.
Pg.1
5. CONSENT AGENDA
a. Approval of Minutes: 11/6/23 (Regular); 11/13/23 (Special)
b. Approval of Vouchers
c. An ordinance establishing Tukwila Municipal Code Chapter 2.24,
"Fire Personnel," to designate the offices of Fire Chief and Fire
Marshal.
[Reviewed and forwarded to Consent by the Community Services and
Safety Committee on 11/13/231
d. Authorize the Mayor to sign Amendment No. 1 to Interlocal
Agreement #22-133 with the Puget Sound Regional Fire
Authority.
[Reviewed and forwarded to Consent by the Community Services and
Safety Committee on 11/13/231
Pg.91
Pg.101
(continued...)
REGULAR MEETING
November 20, 2023
Page 2
6. UNFINISHED
BUSINESS
a. Tax Levy legislation:
(1) An ordinance levying the general taxes for the City of Tukwila in
King County for the fiscal year commencing January 1, 2024, on
all property, both real and personal, in said City, that is subject
to taxation for the purpose of paying sufficient revenue to carry
on the services of the several departments of said City for the
ensuing year, with an excess property tax levy for the purpose
of paying debt service on the City's unlimited tax general
obligation bonds issued in 2016 and 2019, as required by law.
(2) An ordinance increasing the City of Tukwila regular levy from the
previous year, commencing January 1, 2024, on all property,
both real and personal, in compliance with RCW 84.55.120.
b. An ordinance amending Ordinance No. 2688, which adopted the
City of Tukwila's Biennial Budget for the 2023-2024 biennium, to
adopt an amended mid -biennium budget.
c. Authorize the Mayor to sign a contract with McKinstry for an
Investment Grade Audit for the Tukwila Community Center HVAC
Replacement project, in the amount of $84,000.00.
d. Approve 1.25 FTE (full time employee) for the Tukwila Municipal
Court for staffing the Automated Traffic Safety Camera Program,
to be included in the mid -biennium budget amendment.
e. 2023 Proposed Site -Specific Rezones:
(1) A resolution confirming the denial of the proposed
Comprehensive Plan map amendment and rezone of certain
real property located at 13536 52nd Ave S from Low Density
Residential (LDR) to High Density Residential (HDR).
(2) A resolution confirming the denial of the proposed
Comprehensive Plan map amendment and rezone of certain
real property located at 6250 South 151st Street from Low
Density Residential (LDR) to Medium Density Residential (MDR)
Pg.111
Pg.113
Pg.117
Pg.119
Pg.127
Pg.129
Pg.135
Pg.141
7. NEW BUSINESS
8. REPORTS
a. Mayor
b. City Council
c. Staff —City Administrator Report
Pg.147
(continued..)
REGULAR MEETING
November 20, 2023
Page 3
9. MISCELLANEOUS
10. EXECUTIVE SESSION
Potential Litigation — Pursuant to RCW 42.30.110(1)(i). (60 minutes)
NO action will follow in the open meeting.
11. ADJOURNMENT
This agenda is available at www.tukwilawa.gov, and in alternate formats with advance notice for those with disabilities.
Remote Tukwila Council meetings are audio taped (and video taped as of 9/14/20). Available at www.tukwilawa.gov)
WELCOME TO THE TUKWILA CITY COUNCIL MEETING
The Tukwila City Council encourages community participation in the local government process and
welcomes attendance and public comment at its meetings.
MEETING SCHEDULE
Regular Meetings are held at 7:00 p.m. on the 1st and 3rd Mondays of each month. The City Council takes
formal action in the form of motions, resolutions and ordinances at Regular Meetings.
Committee of the Whole Meetings are held at 7:00 p.m. on the 2nd and 4th Mondays of each month. The
City Council considers current issues, discusses policy matters in detail, and coordinates the work of
the Council at Committee of the Whole meetings.
PUBLIC COMMENTS
Members of the public are given the opportunity to address the Council for up to 5 minutes on items both on
and not on the meeting agenda during Public Comments. The City Council will also accept comments on an
agenda item when the item is presented in the agenda, but speakers are limited to commenting once per
item each meeting.
When recognized by the Presiding Officer, please go to the podium if on -site or turn on your microphone if
attending virtually and state your name clearly for the record. The City Council appreciates hearing from you
but may not respond or answer questions during the meeting. Members of the City Council or City staff may
follow up with you following the meeting.
PUBLIC HEARINGS
Public Hearings are required by law before the Council can take action on matters affecting the public
interest such as land -use laws, annexations, rezone requests, public safety issues, etc. The City Council
Rules of Procedure provide the following guidelines for Public Hearings:
1. City staff will provide a report summarizing and providing context to the issue at hand.
2. The proponent shall speak first and is allowed 15 minutes to make a presentation.
3. The opponent is then allowed 15 minutes to make a presentation.
4. Each side is then allowed 5 minutes for rebuttal.
5. After the proponents and opponents have used their speaking time, the Council may ask further
clarifying questions of the speakers.
6. Members of the public who wish to address the Council on the hearing topic may speak for 5
minutes each.
7. Speakers are asked to sign in on forms provided by the City Clerk.
8. The Council may ask clarifying questions of speakers and the speakers may respond.
9. Speakers should address their comments to the City Council.
10. If a large number of people wish to speak to the issue, the Council may limit the total amount of
comment time dedicated to the Public Hearing.
11. Once the Presiding Officer closes the public hearing, no further comments will be accepted, and the
issue is open for Councilmember discussion.
12. Any hearing being held or ordered to be held by the City Council may be continued in the manner as
set forth by RCW 42.30.100.
For more information about the City Council, including its complete Rules of
Procedure, please visit: https://www.tukwilawa.gov/departments/city-council/
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/20/23
NT
ITEM INFORMATION
ITEM No.
4
STAFF SPONSOR: NEIL TABOR
ORIGINAL AGENDA DATE: 11/20/23
AGENDA ITEM TITLE Medium and High -Density Zoning Analysis
CATEGORY ❑ Discussion
Mtg Date 11/20/23
❑ Motion
Mfg Date
❑ Resolution
Mtg Date
❑ Ordinance
Mtg Date
❑ Bid Award
Aitg Date
❑ Public Hearing
Mtg Date
❑ Other
!Wig Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR'S
SUMMARY
This short presentation and attached report provide an analysis of Tukwila's medium and
high -density residential zoning district development regulations and the market for
residential development in Tukwila.
This item is intended for information only.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC
DATE:
❑ Arts Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR:
RECOMMENDATIONS:
SPONSOR/ADMIN. N/A, Information Only
COMMITTEE
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$N/A
AMOUNT BUDGETED
$N/A
APPROPRIATION REQUIRED
$N/A
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
MTG. DATE
ATTACHMENTS
11/20/23
Informational Memo, Medium and High -Density Zoning Analysis
Report on Medium and High -Density Zoning Analysis
Condensed Presentation on Medium and High -Density Zoning Analysis
1
2
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Tukwila City Council
FROM: Nora Gierloff, AICP, Community Development Director
BY: Neil Tabor, AICP, Senior Planner
CC: Mayor Ekberg
DATE: November 20, 2023
SUBJECT: Medium and High -Density Zoning Analysis
ISSUE
The report and short presentation attached provide an analysis of Tukwila's medium and high -
density residential zoning district development regulations and the market for residential
development in Tukwila.
BACKGROUND
As part of the comprehensive plan periodic update grant, staff entered into a contract with
MAKERS Architecture and Urban Design, with Leland Consulting Group providing expertise on
housing analysis as a subconsultant. Staff will provide context for the information and introduce
Jennifer Shuch, Analyst, and Chris Zahas, Managing Principal, from Leland Consulting Group,
who will present the material.
This presentation focuses primarily on the MDR and HDR zoning districts and provides a
summary of Leland's findings on how City regulations currently restrict housing development.
Recommendations are provided for regulations or processes the City could consider to enhance
the likelihood and viability of new residential development.
DISCUSSION
The presentation is intended for informational purposes only.
RECOMMENDATION
N/A
ATTACHMENTS
Medium and High -Density Zoning Analysis Report
Medium and High -Density Zoning Analysis Presentation
3
4
Medium- and High -Density Zoning Analysis
PREPARED FOR
City of Tukwila
SEPTEMBER 2023
PREPARED BY
L LELAND CONSULTING GROUP
01
0)
Purpose and Goals
Purpose
Leland Consulting Group, Inc. (LCG) was engaged by the City of Tukwila
as part of a multidisciplinary team led by MAKERS Architecture and Urban
Design LLP to evaluate and analyze the demand for medium- and high -
density residential and mixed -use development in Tukwila (MDR and HDR
zones), identify barriers to development, and suggest policies,
development code updates, or other changes to remove these barriers.
The balance of this memo includes analyses of Tukwila's zoning code
and related policies, local demand for medium- and high -density
multifamily, typical construction types in South King County, and
feasibility challenges in Tukwila.
Goals
The goal of this project is to assist the City of Tukwila in updating the
City's Comprehensive Plan for the 2024- 2044 planning horizon as
required by the Growth Management Act. The strategic advice
provided by LCG in this memo will support MAKERS and the City in
identifying gaps related to PSRC, GMA and the Countywide Planning
Policy requirements.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
1
Executive Summary
Topic Findings
Zoning
The main zoning challenges impacting feasibility in Tukwila's MDR and HDR zones relate to density restrictions, height limits, maximum lot coverage
requirements, upper floor step -backs, required recreation space per unit, and parking. Similar requirements also present challenges in the RCC and
NCC zones. Separate standards for senior housing are also unnecessary. There may be an opportunity to extend the HDR zone along S 144th Street.
Multifamily Tax
Exemption (MFTE)
Tukwila was the only city in south King County that didn't have an MFTE program until a program was adopted very recently. This program helps
developers build new housing in areas where the rents are not always sufficient to offset rising construction and labor costs. The MFTE program will
help Tukwila compete for development with neighboring cities, but the City should consider expanding it beyond its current limited boundaries.
Processes Design review is required for all housing in the MDR and HDR zones, adding time and expense to relatively small development projects that could
instead be approved by administrative review.
Demand
There is relatively strong demand for medium- and high -density multifamily units in South King County, particularly in Tukwila. While in other cities
the vacancy rates for these building types are expected to increase slightly by 2028, the lack of building in Tukwila compared with other South King
County cities is likely to result in even tighter vacancy rates in the future.
Recent Development
There has been no recent development in the MDR or HDR zones in Tukwila, and two out of three developments in the pipeline have utilized
development or master -plan agreements to bypass local zoning. Recent developments in South King County have primarily included garden, urban
garden, and podium construction. These housing types are not feasible in MDR or HDR zones under Tukwila's current zoning code.
Novel Housing Types New middle housing types and point access blocks have been legalized in cities like Seattle and Portland. Tukwila should make sure that its zoning
and building codes allow for the construction of these types of housing.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 2
v
CO
Table of Contents
Background & Existing Conditions
Current Zoning
Recent Housing Development in Tukwila
South King County Housing Market
Housing Market Dynamics
Common Multifamily Prototypes in South King County
New Typologies
Analysis
Feasibility Challenges
Aligning Zoning Code & Housing Goals
Opportunity Areas
Conclusions & Recommendations
Recommendations
3
4
9
14
15
22
27
33
34
39
43
45
46
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 3
Background & Existing Conditions
0
Current Zoning
• Tukwila's zoning code has three residential zones: Low Density Residential (LDR),
Medium Density Residential (MDR), and High Density Residential (HDR)
• The following slides summarize the regulations in the MDR and HDR zones,
pointing out which are most likely to have a negative impact on development
feasibility.
• In addition, this section includes a summary and key takeaways for Tukwila's
Residential Commercial (RCC) and Neighborhood Commercial (NCC) zones.
Loosening Restrictions in MDR and HDR Zones Will Improve
Feasibility and Provide Developers More Flexibility
The following pages include zoning and parking standards for developments
in MDR and HDR zones. Zoning criteria is highlighted based on their level of
impact to feasibility. The colors indicate:
Likely Feasibility Impact
Moderate Feasibility Impact
Significant Feasibility Impact
As discussed previously, the major impediments to housing production in
the MDR and HDR zones include:
• Density Restrictions: Current density restrictions (14.5 units per acre in
MDR zones and 22 units per acre in HDR zones) significantly limit what
can be built, impacting the feasibility of housing types typical in South
King County, especially when compounded by other restrictions.
• Maximum Lot Coverage & Lot Area Per Unit: The maximum lot
coverage is 50% in both MDR and HDR zones, but it is further reduced
by recreational space and vehicle circulation requirements. In many cases,
this reduces density beyond the already tight restrictions. Tukwila also
requires a high lot area per unit ratio, at 3,000 SF for MDR and 2,000 SF
for HDR. This requirement is not needed in conjunction with the already
low lot coverage ratio. It impacts feasibility by forcing developers to build
fewer, larger units.
• Upper Floor Step -Backs: While the setbacks required in MDR and HDR
zones are fairly typical (15-foot front setbacks, 10-foot side setbacks), the
additional step -backs required for upper floors significantly limit the
number of units that can be built. The townhome, garden, and podium -
style projects that typically get built in South King County have relatively
uniform facades. Requiring each floor to be set back an additional 10 feet
or more makes Tukwila a less appealing place to add new housing than
other nearby cities with fewer restrictions.
• Recreation Space (Non -Senior Housing): Tukwila requires 400 SF of
recreation space per unit in non -senior housing. This recreation space
then further limits the maximum lot coverage. Reducing the required
recreation space to 100 SF per unit, as is the case in Tukwila's senior
housing regulations, would help improve feasibility.
• Structured Parking in the URO: Tukwila's Urban Renewal Overlay
includes land zoned MDR and HDR. In this zone, 75% of required parking
for multifamily properties must be in a structure (either a garage or
podium). This is not feasible for projects at the densities required by
Tukwila's zoning. Even in larger garden and podium style projects in
South King County, much of the parking is in surface lots due to the rents
in the area and the high cost of providing structured parking (typically
$45,000 per space).
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 6
Zoning Summary
Minimum Lot Area
Lot Area per Unit
Maximum Density
Senior
Non -Senior
Setbacks
Front
Second Front
Sides
Rear
Stepbacks
Front (2nd Floor)
Front (3rd Floor)
Front (4th Floor)
Second Front (2nd Floor)
Second Front (3rd Floor)
Second Front (4th Floor)
Sides (2nd Floor)
Sides (3rd Floor)
Sides (4th Floor)
Medium Density
8,000 SF
3,000 SF
High Density
9,600 SF
2,000 SF1
14.5 60
14.5 22
15 feet
7.5 feet
10 feet
10 feet
15 feet
7.5 feet
10 feet
10 feet
20 feet 20 feet
30 feet 30 feet
(TH: 20 feet) (TH: 20 feet)
45 feet
(TH: 20 feet)
10 feet 10 feet
15 feet
15 feet (TH: 10 feet)
22.5 feet
(TH: 10 feet)
20 feet
(TH: 10 feet unless
(TH: 10 feet) adjacent to LDR)
20 feet
20 feet (TH: 10 feet unless
(TH: 10 feet unless adjacent adjacent to LDR; 30 feet
to LDR) if adjacent to LDR)
30 feet
(TH: 20 feet unless
adjacent to LDR)
Rear (2nd Floor)
Rear (3rd Floor)
Rear (4th Floor)
Townhome Building Separation
1-2 Story Buildings
3-4 Story Buildings
Maximum Height
Max Lot Coverage*
Multifamily
Townhomes
Recreation Space
Non -Senior
Senior
Maximum Building Length
General
Bonus for Modulating Off -Sets
2-Story Buildings
>2-Story Buildings
Townhomes
Medium Density High Density
20 feet 20 feet
(TH: 10 feet unless adjacent (TH: 10 feet unless
to LDR) adjacent to LDR)
20 feet 20 feet
(TH: 10 feet unless adjacent (TH: 10 feet unless
to LDR; 30 feet if adjacent adjacent to LDR; 30 feet
to LDR) if adjacent to LDR)
30 feet
(TH: 20 feet unless
adjacent to LDR)
10 feet
20 feet
30 feet'
50%
75%
400 SF/du
(1,000 SF minimum)
50 feet
100 feet
100 feet
80 feet
TH: Townhome-Specific Regulation
'Lot area per unit does not apply to senior housing
10 feet
20 feet
45 feet
50%
75%
400 SF/du
100 SF/du
50 feet
200 feet
200 feet
125 feet
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
7
Zoning Summary
Single Family
Multifamily
Typical
In URO (including Mixed Use)
Cars Bicycles
2 for each dwelling unit
that contains up to 3
bedrooms
1 additional space for every
2 additional bedrooms
2 for each dwelling unit
that contains up to 3
bedrooms
1 space per 10 parking
1 additional space for every stalls (minimum of 2
2 additional bedrooms spaces)
1 for each dwelling unit
with up to 1 bedroom
0.5 additional spaces for
every additional bedroom
at least 75% of residential
parking provided in an
enclosed structure (garage
or podium) screened from
view of public rights of way
1 carshare space for every 1 secure, ground -level
50-200 spaces on site space for every 4 units
MDR and HDR Zones in Tukwila (City of Tukwila)
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Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis
8
Tukwila's MDR and HDR Zoning Allow Densities Below What
Developers Typically Build in South King County
Tukwila's High Density Residential and Medium Density Residential zones
allow for just 50% lot coverage for multifamily structures (75% for
townhomes). In addition, the developable area is further reduced by the
following surfaces (78.50.085 B):
The footprint of an exclusive recreational facility
A proportion of a recreational facility footprint when contained
within a general use building as follows: the portion of the footprint
area occupied by a recreational facility divided by the number of
floors in that portion of the building
Vehicle circulation aisles between separate parking areas
Sidewalks
Paths
Other pedestrian/recreation facilities clearly designed to enhance
the pedestrian environment
On a one -acre site, 50% lot coverage minus the 400 SF per unit of
recreation space required for non -senior multifamily limits the maximum
number of units that can be built on site to roughly 15 in MDR zones
and 24 in HDR zones, but the zoning code limits this further to 14.5
units in MDR zones and 22 in HDR zones. This discrepancy may be due
to step -backs required for upper floors, which further limit the number of
units that could be built on site. Senior housing in the HDR zone is
exempt from the development area coverage maximum (78.50.085 C).
The multifamily properties in the HDR zone located northeast of the
intersection of I-5 and 1-405 were built between 1966 and 1989. The
densities of these properties range from 17 to 36 units per acre. The La
Vista Apartments, shown below, were built in 1970 and have a density of
36 units per acre. Current zoning would not allow for the construction of
apartments at this density in the HDR zone.
The La Vista Apartments in Tukwila, WA (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 9
Five Housing Developments Have Been Completed in
Tukwila Since 2010 Jek �
There have been 46 new multifamily
buildings built in South King County
(including Kent, Burien, Des Moines, Renton,
SeaTac, and Tukwila) since 2010. Of these, 19
were in Renton and another 11 were in Kent.
The only multifamily properties completed in
Tukwila during this period were three senior
housing complexes with a total of 704 units,
one income -restricted building with 101
units and a mixed -use hotel and apartment
development. None of these projects could
be built under current code in the MDR or
HDR zones, and in fact three of
these projects utilized development
agreements to bypass local zoning
requirements.
W ®e!i
ase
Tukwila Village Senior Living
Year Built 2018 Units/Acre 57
Units 402 FAR 2.7
Avg. Unit Size 800 SF Parking Garage /
Surface
Construction 3-over-1 Avg. Rent/SF $2.40
Type
R
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Hotel Interurban / Airmark Apartments
Year Built 2018
Apt. Units
Avg. Unit Size
Construction
Type
371
589 SF
Steel Frame
Units/Acre
FAR
Parking
Avg. Rent/SF
110 (apts.
only)
3.4
Garage
$3.04
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
10
Cn
Five Housing Developments Have Been Completed in
Tukwila Since 2010
Holden Southcenter
Mariblu Southcenter
The Confluence
Year Built 2020 Units/Acre 118 Year Built 2020 Units/Acre 138 Year Built 2021 Units/Acre 78
Units 134 FAR 2.37 Units 166 FAR 3.67 Units 101 FAR 1.96
Avg. Unit Size 660 SF Parking Surface Avg. Unit Size 946 SF Parking Garage Avg. Unit Size N/A Parking Mixed
Construction Type 5-over-2 Avg. Rent/SF $5.58 Construction Type 5-over-2 Avg. Rent/SF $2.61 Construction Type 5-over-1 Avg. Rent/SF N/A
Note: This is not a typical age -restricted multifamily
property. It is more of a full -service senior and memory
care community.
Note: This is an income -restricted development, and many
typical market metrics are not applicable.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
11
Residential Commercial (RCC) and Neighborhood
Commercial (NCC) Zoning regulations
Medium -density housing is also allowed in Tukwila's Residential
Commercial Center (RCC) and Neighborhood Commercial Center (NCC)
zones. While these zones lack the step -back requirements that are
problematic in MDR and HDR zones, they maintain some of the features
that make development challenging.
Both zones limit heights to three stories, except for on
International Boulevard where mixed -use buildings in the NCC
zone can be four stories.
In addition, both zones have significant setback requirements.
The NCC zone requires additional setbacks adjacent to LDR,
MDR, and HDR zones, despite the fact that the buildings allowed
in NCC are not taller or denser than housing in the HDR zone.
The required setback is one foot for every 1.5 feet of building
height.
Unlike the other zones, density in the NCC zone is determined
by building envelope for non -senior housing. However, this is
significantly limited by height, parking, and open space
requirements.
Like the MDR zone, density in the RCC zone is limited to 14.5
dwelling units per acre. This density is insufficient to meet the
goal of the zone, which is to support a diverse mix of residential
and retail uses.
Design Review Requirement
Minimum Lot Area
Lot Area per Unit
Senior Housing
Max Density
Senior Housing
Setbacks
Front
Second Front
Sides
Side (within 50 ft LDR/MDR/HDR)
Rear
Rear (within 50 ft LDR/MDR/HDR)
Maximum Height
Intl Blvd Mixed -Use
Recreation Space
Senior Housing
Parking
Residential
Office
Retail
Manufacturing
Warehousing
RCC
NCC
Multifamily over 1,500 SF
5,000 SF
3,000 SF
14.5 du/acre
Multifamily over 1,500 SF
726 SF
Determined by building envelope
60 du/acre
20 ft 6 ft (12 ft along Tukwila Intl Blvd S)
10 ft 5 ft
5 ft 10 ft
10 ft 1.5:1 (min of 10ft; max of 20 ft)
10 ft 10 ft
1.5:1 (min of 10ft; max of 20 ft)
3 stories / 35 ft 3 stories / 35 ft
4 stories / 45 ft
200 SF perdu (1,000 SF min) 200 SF perdu (1,000 SF min)
100 SF perdu
See 18.56
3 per 1,000 SF
2.5 per 1,000 SF
See 18.56
3 per 1,000 SF
2.5 per 1,000 SF
1 per 1,000 SF
1 per 2,000 SF
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 12
03
Urban Renewal Overlay (URO) Development Standards
For land within the city's Urban Renewal Overlay zone, there are
additional development standards that developers can request to use, if
their projects meet specific criteria (18.43.070). These criteria include:
At least 100 feet of the parcel's perimeter fronts onto Tukwila
International Boulevard
At least 75% of parking is within an enclosed structure screened
from view from public rights -of -way
The ground floor along Tukwila International Boulevard includes
active uses
Development must provide amenities that enable a high -quality
pedestrian experience
The property owner/manager must prepare a Transportation
Management Plan
Residential development must provide opportunities for tenants to
use a car -sharing program and make one space available at no
charge to a car -sharing program for every 50 to 200 residential
units on site
One secure, covered, ground -level bicycle parking space must be
provided for every four units
If a development within the URO meets these criteria, developers can
request to use the URO District supplemental development standards:
Building heights permitted up to 65 feet
Existing NCC setback standards
For multifamily, one parking space per each dwelling unit up to one
bedroom, plus 0.5 spaces for every additional bedroom in a
dwelling unit
The maximum number of dwelling units shall be determined by
building envelope rather than numeric density. Studios must be an
average of 500 SF per unit with no units smaller than 450 SF. No
more than 40% of units can be studios.
Ground floor live/work units can meet the NCC requirement for
ground floor retail or office space
Ground floor residential allowed in buildings or portions of
buildings that do not front an arterial
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 13
Key Takeaways: NCC & RCC Zones
The zoning requirements in the NCC and RCC zones reflect some of the
same challenges as the MDR and HDR zones. Like the MDR zone, RCC
limits density to 14.5 units per acre. The stated purpose of the RCC zone
is:
"To create and maintain pedestrian -friendly commercial areas
characterized and scaled to serve a local neighborhood, with a diverse
mix of residential, retail, service, office, recreational and community
facility uses." (18.20.010)
This density is low even for townhome developments and is unlikely to
support ground floor retail. In addition, the three-story height limit
further imposes feasibility challenges, especially in a mixed -use project.
The additional side setbacks in this zone when adjacent to LDR, MDR, or
HDR zones negatively impact feasibility without adding value to the
community. Structures in this zone have height limits just five feet higher
than in MDR zones, with the same density restrictions. It therefore does
not make sense to impose setbacks beyond what would be required
elsewhere.
Similarly, the purpose of the NCC zone is:
"To provide for pedestrian -friendly areas characterized and scaled to
serve multiple residential areas, with a diverse mix of uses." (18.22.010)
The NCC zone allows structures up to four stories, with density
determined by building envelope. However, requirements for parking,
ground floor retail, open space, and setbacks significantly limit what can
be built.
Setbacks are a challenge in this zone, especially when adjacent to LDR,
MDR, and HDR zones, where the maximum side setback can be up to 20
feet despite the fact that in most areas the allowed height in the NCC
zone is not greater than in residential zones.
Except for along Tukwila International Boulevard, structures in the NCC
zone are limited to three stories. As in the RCC zone, this is insufficient to
allow for ground floor active uses such as retail or office space. Typically,
these uses are subsidized by multifamily units, which command higher
rents and have lower vacancy rates. Two stories of multifamily above
ground floor retail is unlikely to pencil, even in markets with higher rent
than Tukwila.
In both zones, parking and recreational space requirements are a major
challenge. Because these types of properties are likely to be surface -
parked, high parking requirements have a significant effect on what can
be built. As in the MDR and HDR zones, recreation space requirements
should be lowered or tied to the gross lot area rather than a per unit
calculation. Additionally, the threshold for design review should be
increased significantly.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 14
Ni
O
Recent Housing Development in Tukwila
• Tukwila has seen less multifamily development than neighboring cities over the past several
years, despite low vacancy rates and a need for new housing. The four newest housing
developments are two age -restricted senior housing projects, a mixed -use hotel and
apartment building, and an income restricted apartment building.
• Only one of the recent developments are in MDR or HDR zones, and three of four utilized
development agreements that allowed for taller, denser housing than allowed by city code,
including the development in the HDR zoning.
• The City's development pipeline includes three projects, two of which could add significant
new housing units to the local supply. However, the MDR and HDR zones do not appear to
be attracting new development.
New Multifamily Construction Since 2010 Has Largely Been
Built Near but Not In Tukwila
The map to the right shows the locations of the 44 new multifamily
buildings built in South King County since 2010. Despite concentrations of
retail and services in Tukwila, most of the new multifamily construction in
this area has taken place just outside city limits in Kent, Renton, and
SeaTac. On average, these new multifamily buildings have a density of 60
units per acre, the maximum density allowed for senior housing in
Tukwila's HDR zone.
Rent and construction costs do not differ substantially in Tukwila
compared with these neighboring cities, but Tukwila stands out as an
area that is not realizing the full benefit of investment into South King
County.
Recent Multifamily Developments in South King County (CoStar, LCG)
Housing Units
o
Q 10o
4500
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® Sounder Commuter Rea
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Highways
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Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 16
N
N
New, Higher -Density Construction Is Limited to the NCC and
TUC-TOD Zones
The higher density zones where Tukwila's limited new
construction is located are confined to commercial areas. The
NCC zone is primarily located along Tukwila International
Boulevard, northeast of the city's main Regional Commercial
(RC) area. An additional NCC zone is located along 40th Avenue
S, between Marginal Way and 128th Street. NCC allows
detached single-family homes, multifamily above
commercial (office or retail), and senior housing. Senior
housing in the NCC zone can be up to 60 units per acre.
The TUC-TOD Zone is located east of Southcenter along the
Green River. There is a Public Recreation Overlay (shown in
green stripes on the map to the right) that runs along the
river's west bank as well as through the eastern portion of the
zone. It is transit -oriented due to its proximity to the Tukwila
Sounder Station. The TUC-TOD zone allows for multifamily,
townhomes, mixed -use, senior housing, and retirement
communities.
Portions of the Tukwila Zoning Map Showing NCC and TUC-TOD Zones (City of Tukwila)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
17
None of the Multifamily Developments in Tukwila's Pipeline
Are in the MDR or HDR Zones
Tukwila currently has two multifamily projects in its development pipeline:
The Southard (3118 S 140th Street)
Prose (132 Andover Park E)
Vintage (10811 47th Avenue S)
The Southard (shown in the rendering to the right) is currently under
construction with an expected completion date of 2024. It is an affordable
development of for -sale rather than rental homes and is being developed by
the Homestead Community Land Trust. It is in the City's LDR zone. The City
and developer negotiated a development agreement allowing the project to
exceed the typical LDR density requirements — the project density is 12.6
units per acre, twice as many as are typically allowed in this zone. Funding
for the project is coming primarily from King County and the State of
Washington.
Prose is expected to have 285 units of non -senior housing on a 1.86-acre
site (153 units per acre). The site is zoned TUC-TOD.
The Vintage is expected to be a 272-unit senior housing development. The
development will be on three parcels with a combined total of 4.85 acres (56
units per acre). The parcels are zoned LDR and HDR.
Site Rendering of The Southard Development (CoStar)
3118 S 140th Street, Tukwila, WA
Est. Completion Date 2024
Units 18
Construction Type Cottage Cluster / Parking
Townhomes
Units/Acre
FAR
12.6
0.2
None
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
18
South King County Housing Market
Housing Market Dynamics
• Tukwila has the lowest market rent among South King County peer markets and has
seen the fewest new multifamily units delivered over the past year.
• The lack of construction has resulted in low vacancy rates but has not attracted new
construction activity.
• Tukwila's zoning code is more restrictive than the codes of peer cities that are
seeing more construction.
N
0)
Tukwila Is Attracting Less Development Than Neighboring
Cities with Similar Housing Markets
Tukwila is located along 1-5 in South King County, sandwiched between SeaTac on the
west and Renton and Kent on the east. Despite its proximity to Renton, Tukwila's
demographics and housing market are more similar to SeaTac's.
The chart to the right shows multifamily market indicators for the City of Tukwila
compared with CoStar submarkets in South King County. Tukwila has the lowest
market rent ($1,550) and rent per square foot ($1.93) of the comparison areas,
though rents grew faster year over year in Tukwila than in Federal Way, Kent, and South
Seattle. The stabilized vacancy rate in both Tukwila and CoStar's Burien/Des
Moines/SeaTac submarket was 4.10%, lower than in surrounding communities.
While Burien/Des Moines/SeaTac currently have 802 units under
construction, Tukwila has just 18. It trails the rest of South King
County in attracting multifamily construction.
The most recently completed multifamily development in the
Burien/Des Moines/SeaTac submarket is the Pointe by Vintage in
Des Moines. It is an affordable housing project built in 2023 at a
density of 110 units per acre with structured parking, likely enabled
by public subsidy.
Rendering of the Pointe by Vintage, Des Moines, WA (CoStar)
11�'kI l"I ' •
L U ---
Q2 2023 Multifamily Market Indicators in Tukwila and South King County Submarkets (CoStar)
Costar Submarkets
City of Burien/
Tukwila Des Moines/SeaTac South Seattle West Seattle
Kent Federal Way
Total Units 3,445
Units Under Construction 18
Stabilized Vacancy Rate 4.10%
12-Month Absorption (47)
Y-o-Y Rent Growth
Market Rent
Market Rent/SF*
*as of 7/14/2023
$1,550
$1.93
9,308
4.10%
(158)
$1,585
$1.97
7,066
335
5.10%
175
1.5%
$1,761
$2.53
11,854
514
5.40%
289
3.6%
$1,796
$2.45
13,453 8,586
477 200
5.60% 5.15%
119 (49)
-2.1% -3.4%
$1,844 $1,770
$2.14 $2.02
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
21
Relatively Low Vacancy Rates for Buildings with 8 to 20
Units Indicate Demand for Medium -Density Housing
The chart on the right shows the stabilized vacancy rates for existing
buildings with 8 to 20 units in South King County. While number of
units does not directly correlate to density, these buildings are generally
the types of moderate -scale housing typical of medium -density zones.
The table below shows the number of buildings and units meeting this
criteria for each city. Tukwila has the second lowest vacancy rate after
SeaTac at 3.34%. This is below what would typically be considered a
healthy market (5%). Renton has the highest vacancy rate for these types
of buildings at 5.34%. CoStar's forecast through 2028 does not indicate
that there will be a substantial rise in vacancy rates in these cities.
Tukwila's is expected to go down slightly by 2028, likely due to a lack of
new construction.
Stabilized Vacancy Rates for Buildings with 8-20 Units, South King County (CoStar)
7.00% History Forecast -
6.00%
5.00%
4.00%
3.00%
The relatively low stabilized vacancy rates across these cities, ranging
from 2.89% in SeaTac to 5.34% in Renton, indicates strong demand for
this type of smaller multifamily product. 2.00%
Number of Buildings and Units Surveyed (CoStar)
Tukwila SeaTac Burien Des Moines Kent Renton
1.00%
# of Bldgs 15 11 64 26 56 50 0.o0%
# of Units 194 142 772
311 684 615
- 1
\ 4.27%
1� �
'`� \ 3.34%
7
5.66%
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Tukwila -SeaTac -Burien
Des Moines -Kent
Renton
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 22
oo
Tukwila Has a Particularly Low Vacancy Rate for Buildings
with 21 to 100 Units
The chart on the right shows the stabilized vacancy rates over time for
buildings with 21 to 100 units in South King County cities. As of 2023,
Tukwila has the lowest vacancy rate for these properties at 3.03%. SeaTac
and Tukwila have the smallest inventory of this property type, while Kent
and Renton has the largest. As with smaller multifamily buildings, the
vacancy rate in Tukwila is expected to go down even further by 2028 due
to lack of new construction.
Des Moines, Burien, SeaTac, and Tukwila all have vacancy rates below 4%
for these slightly larger multifamily buildings, indicating a strong demand
for this product type throughout South King County. In 2021, both
SeaTac and Des Moines had lower vacancy rates than Tukwila, but
Tukwila's vacancy rate has not bounced back like the other cities'. The
spread is expected to widen between Tukwila and SeaTac by 2028.
Number of Buildings and Units Surveyed (CoStar)
Tukwila SeaTac Burien Des Moines Kent Renton
Stabilized Vacancy Rates for Buildings with 21-100 Units, South King County (CoStar)
7.00% History Forecast
6.00%
5.00%
5.78%
L..,°ai_...'i11i
4.00% �����.�•%
.74%
.45%
5.90%
3.00%
2.00%
1.00%
# of Bldgs 28 17 36 29 61 51 a.0a%
# of Units 1,435 1,051 1,574 1,724 3,449 2,569
2.58%
2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Tukwila -SeaTac -Burien
Des Moines -Kent
Renton
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
23
Tukwila Has Had Only One New Multifamily Development
Completed Since 2018
Since 2014, a net total of 941 multifamily rental units
have been delivered in Tukwila — an average of 94
units per year. While this is above SeaTac's average of
82 units per year over that time, the projects that
have been delivered largely utilized development
agreements, which add significant time and cost to
a project, and benefitted from the city's short-lived
MFTE program, which was only very recently
reinstated, in limited areas of the city. Tukwila has
only seen one new multifamily project since 2018.
SeaTac and Tukwila are neighbors, with similar
demographics and comparable rents, each with LINK
light rail and BRT service. But between 2014 and
2023, 44% more net new units were delivered in
SeaTac than in Tukwila. In part, this is likely due to
differences in zoning between the two cities. SeaTac
has several residential zones, including UM-3,600,
UM-2,400, UH-1,800, and UH-900. The numbers
associated with the zones are the minimum lot sizes
per unit in square feet. The chart on the next page
contrasts residential zoning standards in SeaTac with
those in Tukwila.
Cumulative Deliveries Across South King County Cities, 2014-2026 (CoStar)
800 History Forecast
Hotel Interurban &
Tukwila Village it
700 Senior Living I 1
600
500
400
300
200
100
0
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
Tukwila SeaTac -Burien
Des Moines
Kent
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 24
W
Small Changes to Zoning Regulations Could Have a Big
Impact
SeaTac's zoning regulations for medium- and
high -density residential zones are not radically
different from Tukwila's. In Tukwila, the minimum
lot area per unit in medium density zones is 3,000 SF
while in SeaTac it ranges from 2,400 SF to 3,600 SF.
The lot area per unit and maximum density in
Tukwila's HDR zone are similar to those in SeaTac's
UH-1,800 zone. Even setbacks are not too dissimilar in
the two cities' zones. The major differences are the
requirements for step -backs, height, and minimum
recreation space per unit.
Unlike Tukwila, where all multifamily housing in MDR
and HDR zones must have front, side, and rear step -
backs on upper floors, SeaTac only requires upper -
floor rear step -backs on UH lots that directly abut
UL and UM zones. SeaTac also allows for an extra
story of height in its medium- and high -density
zones compared with Tukwila's.
And where Tukwila requires 400 SF of recreation
space per unit, SeaTac requires between 120 SF and
200 SF depending on the unit size. SeaTac also
does not require lot coverage to be net of this
recreation space.
Comparison of Zoning Regulations in Tukwila and SeaTac Medium- & High -Density Zones
Minimum Lot Area
Lot Area per Unit
Maximum Density
Senior
Non -Senior
Setbacks
Front
Second Front
Sides
Rear
Step -Backs
Front
Side
Rear
Adj. to UL Zones
Adj. to UM Zones
Maximum Lot Coverage
Multifamily
Townhomes
Maximum Height
Minimum Rec Space/Unit
2-Bed
1-Bed
Studio
Tukwila
Medium Density
High Density
UM-3,600
SeaTac
UM-2,400
UH-1,800
UH-900
8,000 SF
3,000 SF
14.5
14.5
15 feet
7.5 feet
10 feet
10 feet
20 ft (2nd floor)
30 ft (3rd floor)
10 ft (2nd floor, TH only)
20 ft / 10 ft TH (3rd floor)
20 ft / 10 ft TH (2nd & 3rd floor)
30 ft if adjacent to LDR
50%
75%
30 feet
400 SF
400 SF
400 SF
9,600 SF
2,000 SF
60
22
15 feet
7.5 feet
10 feet
10 feet
20 ft (2nd floor)
30 ft (3rd floor)
45 ft (4th floor)
20 ft / 10 ft TH (2nd & 3rd floor)
30 ft if adjacent to LDR
30 ft / 20 ft TH (4th floor)
20 ft / 10 ft TH (2nd & 3rd floor)
30 ft if adjacent to LDR
30 ft / 20 ft TH (4th floor)
50%
75%
45 feet
400 SF
400 SF
400 SF
N/A
3,600 SF
12
12
15 feet
5 feet
10 feet
55%
40 feet
200 SF
160 SF
120 SF
N/A
2,400 SF
18
18
15 feet
5 feet
10 feet
55%
40 feet
200 SF
160 SF
120 SF
N/A
1,800 SF
24
24
10 feet
5 feet
5 feet
35 ft height limit
within 10 ft of
setback
40 ft height limit
within 10 ft of
setback
75%
55 feet
200 SF
160 SF
120 SF
N/A
900 SF
48
48
10 feet
5 feet
5 feet
35 ft height limit
within 10 ft of
setback
40 ft height limit
within 10 ft of
setback
75%
55 feet
200 SF
160 SF
120 SF
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 25
SeaTac's Highest Density Residential Zone Has Few
Limitations
SeaTac also has residential and commercial zones that allow for
significantly higher lot coverage and height standards, without
restrictions on density. The Urban High -Urban Center Residential
(UH-UCR) and Community Business -Urban Center (CB-C) zones,
shown in the table to the right, allow for much higher -intensity
development than can be found in Tukwila's high density
residential zone. The UH-UCR zone allows for 90% lot coverage
with limited setbacks and no upper -floor step -backs. On lots
adjacent to lower -intensity zones, a ten -foot landscaping buffer is
required. Height is limited in both zones by FAA and fire
department regulations.
While Tukwila's HDR zone is more comparable to SeaTac's other
high density residential (UH) zones, Tukwila lacks a high -density
residential zone that allows for taller, denser, more urban -style
multifamily buildings. SeaTac utilizes UH-UCR zoning in targeted
areas, such as along S 154th Street, just west of the Tukwila
International Boulevard Link station. On the east side of Tukwila
International Boulevard, Tukwila has zoned this area as a mix of
Regional Commercial (RC) and High Density Residential.
Developers who want to build transit -oriented development
near the Link station are more likely to build in SeaTac, where
the UH-UCR zone has fewer restrictions than Tukwila's HDR and
RC zones.
Minimum Lot Area
Setbacks
Min. Front
Max. Front
Min. Side
Min. Rear
Maximum Lot Coverage
Maximum Height
Landscape Standards
Street Frontage
Building Facade
Side/Rear Yards
Side/Rear Buffer
SeaTac
UH-UCR
CB-C
7,200 SF (3,000 SF for small lot
single family)
0
20 ft
5 ft
5 ft
90%
Limited by FAA & fire
department regulations
5 ft
5 ft
5 ft
10 ft
N/A
0
10 ft
N/A
N/A
75%
Limited by FAA & fire department
regulations
5 ft
5 ft
5 ft
10 ft
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 26
W
IV
Non -Senior Housing Attracts Younger Workers & Benefits
the City and Local Businesses
The emphasis on senior housing in the City's code is unusual,
especially given the city's relatively low median age of 36. According
to Esri, just 12.8% of Tukwila residents are 65 or older, while 75.5%
are under the age of 55. These households, many of whom include
prime -age workers, have higher incomes and more spending
power than households headed by adults over 55 years old.
However, the emphasis on building senior housing in Tukwila's zoning code
limits the future growth of this younger, higher -earning demographic. If the
City is interested in incentivizing senior housing, there are potential
avenues for this that do not simultaneously disincentivize housing that
supports other demographics.
Income Distribution of Seniors and Non -Seniors in Tukwila (Esri)
The graph to the right shows the distribution of income for 25%
households headed by adults under 55 vs. those headed by adults 55 ■ <ss ss+
or older. Younger households are more likely to make over
$50,000 per year (72% vs. 61%). The median household income for 20%
householders aged 45-54 in Tukwila is $86,815, while for
householders aged 65-74 it is $60,169. 15%
In fact, according to Esri the top demographic group in Tukwila is
"Bright Young Professionals" — young, educated, working adults with 10%
a median age of 33 and a median household income of $54,000 with
a higher -than -average labor force participation. Over 57% of these 5%
households are renters. Young, educated, upwardly mobile
households tend to spend their money on housing, food, apparel,
and entertainment, bolstering the local economy. Along with more °%
local spending, higher -wage households also contribute more in ,,�°°° �tib.,°� �,��°'�� ����°° ��b,D°° �°�°°° ��°°° ���°°° °°o°°x
taxes, supporting the fiscal health of the city. o°° o°° o°° o°° o°° o ' o Y 6ti
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 27
Common Multifamily Prototypes in South King
County
• Garden and podium -style apartment buildings are the most feasible types of multifamily
developments in South King County.
• Garden -style housing is typically 20 to 25 units per acre, while podium -style construction is
typically at least 60 units per acre.
• Due to the significant cost associated with structured parking (typically $45,000 per stall),
most South King County developments are built with surface parking. Structured parking is
generally found in cities or neighborhoods with higher rents and zoning that allows for
taller, denser construction.
• The following prototypes were all built after 2010 in South King County.
W
Townhomes, Garden Apartments, and Low -to -Mid -Rise
Podium Construction Are Common in South King County
Miller Creek Court
215 S 162nd Street
Burien, WA
Year Built 2014 Units/Acre 21
Units 46 FAR 0.72
Avg. Unit Size 1,337 SF Parking Surface / Garage
Construction Type Townhomes Avg. Rent/SF $1.80
Astral Apartments
6329 S 212th Street
Kent, WA
Year Built 2023
Units 155
Avg. Unit Size 661
Construction Type Garden Style
Units/Acre 24
FAR 0.54
Parking Surface
Avg. Rent/SF $2.69
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
29
Townhomes, Garden Apartments, and Low -to -Mid -Sized
Podium Construction Are Common in South King County
Ethos
2200 W Meeker Street
Kent, WA
Year Built 2019
Units 288
Avg. Unit Size 774 SF
Construction Type Garden Style
Units/Acre 14
FAR 0.52
Parking Surface
Avg. Rent/SF $2.66
■
Year Built
Units
Avg. Unit Size
Construction Type
Ka i ros
2030 W Meeker Street
Kent, WA
2022
208
784 SF
5-Over-2
Units/Acre
FAR
Parking
Avg. Rent/SF
35
0.8
Garage / Covered
/ Surface
$2.91
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
30
W
0)
Townhomes, Garden Apartments, and Low -to -Mid -Sized
Podium Construction Are Common in South King County
Viewpoint Apartment Homes
21428 International Boulevard S
SeaTac, WA
Year Built 2012 Units/Acre 60
Units 90 FAR 0.88
Avg. Unit Size 625 SF Parking Structured / Surface
Construction Type 4-over-1 Avg. Rent/SF $2.99
Altitude Apartments
1600 Benson Road S
Renton, WA
Year Built 2015
Units 120
Avg. Unit Size 987
Construction Type 4-over-1
Units/Acre 45
FAR 0.8
Parking Surface
Avg. Rent/SF $2.24
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
31
Density and Rent Determine the Ability to Provide
Structured Parking in South King County
Adriana Senior Apartments
22525 7th Avenue S
Des Moines, WA
Year Built 2018
Units 119
Avg. Unit Size 620 SF
Construction Type 5-Over-1
Units/Acre
FAR
Parking
Avg. Rent/SF
178
3.44
Structured
$2.64
Midtown 64
24615 64th Avenue S
Kent, WA
Year Built 2020
Units 365
Avg. Unit Size 782
Construction Type 3-Over-1
Units/Acre 37
FAR 0.73
Parking Surface
Avg. Rent/SF $2.60
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis
32
W
W
New Typologies
• Innovations in housing design and materials allowing more units on smaller lots are
changing the way cities plan for density.
• The City's building and zoning codes should be flexible enough to allow for these new
typologies to enable the City to benefit from a wider variety of housing types.
• Point access blocks (also known as single staircase buildings) are now legal in Seattle, and
cities can adopt Seattle's building code changes starting in 2026. Preparing Tukwila's zoning
code for those changes now will help developers understand and adapt to city rules prior
to legalization.
• Allowing middle housing on residential lots increases opportunities for homeownership.
SB 5491 Legalized Point Access Blocks Statewide in
Washington
Point Access Blocks, also referred to as Single Staircase buildings, are
characterized by dwelling units built around a single staircase
and elevator core in the center of the building. While these are generally
allowed under the International Building Code up to 3 stories, Seattle
allows them to be up to 5 or 6 stories.
SB 5491 allows cities with adequate fire services to adopt Seattle's
building code changes starting in 2026. According to a 2021 report by
Larch Lab for the City of Vancouver, British Columbia, the benefits of
point access blocks include:
"increased livability, reductions in embodied carbon, reductions
in operational carbon, increased accessibility and adaptability,
potential cost savings, increased climate resilience, and
increased urban resilience - with no discernable reduction in
safety."
Importantly, single -staircase buildings allow for a wider variety of unit
types and sizes, including 3- and 4-bedroom units suitable for families.
These buildings are also typically less expensive to build, especially those
that are 5 stories or more. At the same time, these buildings allow for
higher -density construction on smaller lots due to the space saved by not
requiring a second staircase.
Point Access Block Diagram (Second Egress)
N
N
co
Code 2018
Seale 6 gEedioXiit
1006 '3.
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oreoen 10' dIt or's
ex t SsaR e ProPem
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roan 6 storeys
dwelling exit conditions P
ir
max. o Single
rook �
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 34
Examples of Single -Staircase / Point Access Block Buildings
Capitol Urban Hill Apartments, Seattle, WA (Second Egress)
The High Street Apartments, Melbourne, Australia — a CLT Point Access Block
Apartment Building (Gardiner Architects)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
Detached Single -Family
Houses
Middle Housing Could Provide an Opportunity for Gentle
Density in LDR and MDR Zones
Missing middle housing can refer to a wide range of housing types,
including small "plexes" with two to six units, townhomes, cottage
clusters, and low-rise apartment buildings. HB 1110, which passed through
the Washington Legislature in 2023, requires cities in King County with
25,000-75,000 residents to allow two units per lot in all predominantly
residential zones and four units per lot near major transit stops.
However, Tukwila should allow middle housing at a higher density
than is required under HB 1110, especially in the city's LDR and MDR
zones. Portland's Residential Infill Project (RIP), which went into effect in
2021, allows buildings up to 4 units on nearly all residential lots, and up to
6 units if half are affordable at 60% AMI. To incentivize the construction
of these middle housing types rather than large single-family homes in
these areas, Portland capped the floor area ratio (FAR) of single-family
Missing Middle Housing Typologies (Opticos)
lujj
eau
a 4I� Pex: Live- MidRise
�'- �i `C �1'� F- aw• Townhouse MUICplez 5[aClked work
Courtyard Cottage Med um Duplex: Fourplex: Buiidin Courl
SideBySide. Stacked g — —
Stacked _ Missing Middle Housingxe - M1
homes, providing a bonus with each additional unit. The incentivization of
multi -unit buildings has helped Portland increase the housing supply
while minimizing demolitions. Since 2021, 271 duplex, triplex, and four-
plex units have been built on 81 lots, resulting in the demolition of just 46
houses. Middle housing could potentially help Tukwila increase its
housing supply in lower -density zones while mitigating displacement.
Portland Residential Infill: Lots & Demolitions vs. Number of Units Permitted
(City of Portland)
300
200
10D
Q
12
lots
Total Lots • Demolished units Constructed LIMN
24 houses
1.2:1
126
units
House, House wlADU*
81 +
lots
41 ho®a
3.4:1
271
units
Duplex, Triplex, Fourplee*
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 36
N
Middle Housing Helps Prevent Displacement and Provide
Opportunities for Homeownership and Wealth Building
Since it went into effect in 2021, RIP has been revised to allow a wider
variety of housing types, including side -by -side six-plexes and detached
duplexes. ADU rules have also been adjusted — the maximum size of an
ADU is no longer tied to the size of the primary structure. Portland
incentivized the building of four-plexes by tying FAR to the number of
units on site, with bonuses for each additional unit up to four.
An analysis of RIP conducted by Cascadia Partners for the City of Portland
found the following benefits:
Middle housing uses land nearly three times more efficiently
than single houses
Over 99% of middle housing units had two or more bedrooms
Building size limits prevented the construction of large,
expensive new single-family homes (sometimes called
McMansions)
Legalizing middle housing resulted in more housing units and
fewer demolitions, limiting residential displacement.
Eliminating parking minimums for middle housing helped
increase the feasibility of building four-plexes
The case studies included in the report show that middle housing units
are less expensive to purchase than single family homes, but the
number of units still allows developers to realize a profit. In the
Creston -Kenilworth neighborhood, a developer built three four -unit
townhome structures on three separate lots (12 units total). The
developer purchased the lots for $1.23 million. The average price per
townhome unit was $419,900 — the median sale price of a single-family
home in that neighborhood is $575,000 as of July 2023. The price for all
12 was an estimated $5.04 million, roughly four times the cost of the land.
The middle housing study currently being conducted by MAKERS and the
Black Homeownership Initiative for the City provides more community -
based recommendations for this housing type.
Creston -Kenilworth Townhomes in Portland, OR (Redfin)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 37
Examples of Middle Housing
Four -Unit Building, Portland, OR (Property Shark)
"Shake Shacks" Townhomes, Seattle, WA (Hybrid Development)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
38
Feasibility Challenges
• Tukwila's MDR and HDR zones have a number of provisions that challenge
feasibility for the most common housing types.
• Rules governing height, density, step -backs, and lot coverage prevent the type of
development that conforms to the City's stated goals in these zones.
0)
The Tukwila TOD Development Housing Strategies Plan
Demonstrates the ImpsstaWoning on Feasibility
ECONorthwest conducted a feasibility analysis as part of the Tukwila Transit -Oriented Development Housing Strategies Plan (2021) to determine which code
requirements are most likely to impact feasibility. They used a residual land value (RLV) approach benchmarked against typical land prices ($50-$70 PSF)
in Tukwila. RLV is a calculation of how much a developer could pay for land given development costs and an expected return. If RLV is below the
market value of land, the development is not feasible without additional incentives. The findings were organized by prototype and are summarized in
the tables below. For 4-story wood frame apartments, parking and recreation space requirements currently in the City's zoning code negatively impact
feasibility. Tax incentives like an MFTE program as well as changes to recreational space and step -back requirements would improve the feasibility of a 4-
over-1 podium -style apartment building. (Note: the City's current HDR zoning has a maximum height of 45 feet, prohibiting 5-story buildings.)
Feasibility Findings based on RLV from the 2021 Tukwila TOD Housing Strategies Plan (City of Tukwila, ECONorthwest)
Prototype Parking
Recreation Space
Townhomes Reducing requirement from 2 spaces to 1 improves RLV by $2.40 PSF Defining recreational space by share of lot rather than square foot per
but the RLV is still lower than typical land prices. unit increases RLV by $14.80 PSF. The RLV of $123.20 is at the lower
end of land prices in Tukwila.
4-Story Wood Frame
Reducing required parking from 1.5 spaces to 1 improves RLV by
$14.30 PSF, making this prototype feasible at the entire range of
typical land values.
The alternative recreational space requirement improves RLV by
$13.30 PSF. When combined with a reduction in required parking, the
RLV is higher than the typical cost of land in Tukwila.
Prototype Structured Parking Mixed Income Recreational Space Step —Backs
4-over-1 Podium
Not feasible with or without structured 12-year MFTE program feasible Feasible with alternative recreational Not feasible with step -backs.
parking. Structured leaves a negative due to tax abatement; Inclusionary space requirement.
RLV. Housing without a tax abatement
is not feasible.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 41
Step -Back Requirements and Height Limits in the HDR Zone
Prevent Podium -Style Construction
As discussed previously in this report, one of the most common types of
housing built in South King County is 4-over-1 podium -style construction.
Although podiums have a higher overall building cost, the density of
these projects improves their feasibility (especially if parking requirements
are relatively flexible). However, Tukwila's HDR zone requires front, side,
and rear step -backs above the ground floor, significantly limiting density
and therefore feasibility. The chart on the right, taken from the TOD
Housing Strategies Plan (2021) shows the impact of these step -backs on
residual land value.
ECONorthwest found that the current zoning code's upper floor step -
back requirements reduce density by 8.7 dwelling units per acre for 4-
over-1 projects, a reduction of 11%. This results in a $26 per square foot
decrease in residual land value. Assuming typical land prices between $50
and $70 per square foot, the step -back requirements directly impact
feasibility, even if other requirements remained.
For 4-over-1 projects, ECONorthwest estimated that the typical density
would be 79.9 units per acre — higher than what is currently allowed in
the HDR zone (60 units per acre for senior housing, 22 units per acre for
non -senior housing). It also assumes a height limit higher than 35 feet.
The current density limits in the HDR zone are more suited to garden -
style construction, which is very rarely subject to step -back
requirements. The fact that no multifamily housing has been built
recently in the MDR or HDR zones sends a signal to the City that the
current zoning requirements do not reflect the reality of development
economics in South King County.
Feasibility Impacts of Step -Back Requirements (City of Tukwila, ECONorthwest)
4-over-1
4-over-2
Dwelling Units per Acre (DUA)
79.9
71.1
-8.7
161.2
122.0
-39.2
Floor Area Ratio (FAR)
1.83
1.77
-0.06
4.50
3.76
-0.74
RLV psf
$ 52
$ 26
-$26
-$29
-$87
-$58
Park 16 Garden -Style Apartments in Federal Way — No Upper Floor Step -Backs
(CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
42
CO
Developers Should Have Flexibility over How Much
Structured Parking to Provide
Tukwila's zoning code requires that multifamily properties provide two car
parking spaces for each dwelling unit that contains up to three bedrooms,
and one additional space for every two bedrooms (i.e., a 5-bedroom apartment
would be required to have three parking spaces). One bicycle space is also
required for every ten parking stalls, with a minimum of two bike parking
spaces.
However, multifamily and mixed -use housing in the Urban Renewal Overlay
(URO) has slightly different parking requirements. In the URO, multifamily and
mixed -use housing must have one car parking space for each dwelling unit
with up to one bedroom and 0.5 additional spaces for every additional
bedroom (i.e., a 3-bedroom unit would need 2 parking spaces). 75% of this
residential parking must be in an enclosed structure, screened from view of
public rights of way. In addition, there must be one carshare space for every
50 to 200 spaces on site, and 1 secure, ground -level bicycle parking space
for every four units.
Typically, structured parking is estimated to cost at a minimum $45,000 per
space, while surface parking costs just $2,500 per space. For a 22-unit building
with 30 parking spaces in the URO, 23 structured spaces would cost over $1
million to build, nearly 14 times as much as 30 surface spaces. Garden -style
apartment buildings, like the Astral Apartments in Kent, which are typically up
to 25 units per acre, do not have the density to support the high cost of
structured parking, even when rents are relatively high. The Kairos, a 5-over-2
podium -style building completed in 2022 with an average rent of $2.91 per
square foot, has a mix of garage, covered, and surface parking.
While it makes sense from a placemaking perspective that the City would not
want large surface parking lots in an area intended to be walkable, there are
other ways to achieve this, such as requiring that parking be located behind
the housing, which could then front directly onto the street. The Alta Civic
Station in Gresham, Oregon (shown below) is an example of this.
Ultimately, developers will not build housing at this density if it is required to
include structured parking, even at the lower ratio required in the URO.
Developers should have the flexibility to determine — based on rent prices,
material costs, land configuration, and other factors — whether and to what
extent structured parking makes sense for their project.
Alta Civic Station Apartments, Gresham, OR (CoStar)
11,11.
n,
cid
®0
P 9 CI itEIllIm
IE II
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 43
Maximum Lot Size Calculations Should Be Calculated from
Gross Land Area
According to Tukwila's zoning code (18.50.085):
In the MDR and HDR zones the maximum percent development area
coverage shall be 50%, less the following surfaces:
�. The footprint of an exclusive recreational facility;
2 A proportion of a recreational facility footprint when contained within
a general use building as follows: the portion of the footprint area
occupied by a recreational facility divided by the number of floors in
that portion of the building;
3. Vehicle circulation aisles between separate parking areas;
4. Sidewalks
5. Paths; and
6. Other pedestrian/recreation facilities clearly designed to enhance the
pedestrian environment.
This is relatively atypical of zoning standards, the majority of which
calculate the maximum lot coverage based on gross land area. In addition,
other regulations already significantly limit the area on which housing can be
built. The basic diagram to the right demonstrates the impacts of some
space regulations on a mid -block, 1-acre plot of land in the HDR zone.
The box diagram below shows the amount of space that would be
dedicated to parking, recreation space, and setbacks on a 1-acre property.
This does not take into account paths, sidewalks, other pedestrian facilities,
or sidewalks. While parking itself (other than circulation aisles) is not
excluded from the maximum lot coverage calculation, surface parking is
typically 350 SF per space — for a 22-unit building, Tukwila requires 44
parking spaces (15,400 SF) and 8,800 SF of recreation space. The 17,266 SF
left for building is under 40% of the total site area.
While the current code
language is unclear, City
planners interpret this regulation
to mean that exempt spaces are
subtracted from total site area
before the 50% lot area is
calculated. In this case, that
would leave a buildable land
area of 17,380 SF. Calculating
lot coverage based on net area
is unconventional and
significantly limits
development.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 44
01
O
Aligning Zoning Code EL Housing Goals
• Tukwila's zoning code specifies goals for each zone, which align with the City's goals
for housing production.
• However, as currently implemented the MDR and HDR zones are not meeting these
goals.
• Aligning the City's zoning code and housing goals will require removing or
adjusting barriers to feasibility.
Loosening Restrictions in MDR and HDR Zones Will Improve
Feasibility and Provide DevelopemaMore Flexibility
The major impediments to housing production in the MDR and HDR zones
include:
• Density Restrictions: Current density restrictions (14.5 units per acre in MDR
zones and 22 units per acre in HDR zones) significantly limit what can be
built, impacting the feasibility of housing types typical in South King County,
especially when compounded by other restrictions.
• Minimum Lot Coverage: The minimum lot coverage is 50% in both MDR
and HDR zones, but it is further reduced by recreational space and vehicle
circulation requirements. In many cases, this reduces density beyond the
already tight restrictions. Typically, jurisdictions calculate minimum lot
coverage based on gross lot area.
• Lot Area per Unit. Tukwila requires a high lot area per unit ratio, at 3,000 SF
for MDR and 2,000 SF for HDR. This requirement is not needed in
conjunction with the already low lot coverage ratio. It impacts feasibility by
forcing developers to build fewer, larger units.
• Upper Floor Step -Backs: While the setbacks required in MDR and HDR
zones are fairly typical (15-foot front setbacks, 10-foot side setbacks), the
additional step -backs required for upper floors significantly limit the number
of units that can be built. The townhome, garden, and podium -style projects
that typically get built in South King County have relatively uniform facades.
Requiring each floor to be set back an additional 10 feet or more makes
Tukwila a less appealing place to add new housing than other nearby cities
with fewer restrictions. While some jurisdictions in the area utilize rear
step -backs for upper floors on lots abutting a low -density residential district,
Tukwila's requirement of step -backs on all upper floors and all sides of a
building is unique.
• Recreation Space (Non -Senior Housing): Tukwila requires 400 SF of
recreation space per unit in non -senior housing. This recreation space then
further limits the maximum lot coverage. Reducing the required recreation
space to 100 SF per unit, as is the case in Tukwila's senior housing
regulations, or even 160 SF per unit in line with SeaTac's zoning regulations,
would help improve feasibility.
• Parking Requirements. Tukwila requires two spaces per multifamily
dwelling unit up to three bedrooms outside of the URO. This does not allow
developers to "right size" parking based on market demand. Typically, even
in the absence of parking requirements developers will build parking to
meet demand. Therefore, parking minimums should ideally be low to allow
developers the flexibility to respond to changes in the market.
• Structured Parking in the URO: Tukwila's Urban Renewal Overlay includes
land zoned MDR and HDR. In this zone, 75% of required parking for
multifamily properties must be in a structure (either a garage or podium).
This is not feasible for projects at the densities required by Tukwila's zoning.
Even in larger garden and podium style projects in South King County, much
of the parking is in surface lots due to the rents in the area and the high cost
of providing structured parking (typically at least $45,000 per space for
above -ground structures and over $60,000 per space for below -ground).
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 46
01
IV
Minimum Lot Size per Unit and Upper Floor Step -Backs Limit
What Can Be Built in Tukwila's MDR Zone
The purpose of Tukwila's Medium Density Residential (MDR) zone is:
To provide areas for family and group residential uses, and [serve] as an
alternative to lower density family residential housing and more
intensely developed group residential housing and related uses.
(18.12.010A)
The maximum density is 14.5 dwelling units per acre, compared with
6.7 units per acre in the Low Density Residential (LDR) zone. The
townhome condos shown in the photo to the right are 2,138 square foot
two bed, two and a half bath units in Renton. There are seven total units
on just under half an acre of land — a density of 15.9 units per acre. Redfin
estimates that each unit is worth just under $1 million.
These condos would not be able to be built in Tukwila's MDR zone due
to the City's density and massing regulations, which require second floor
step -backs of 20 feet at the front of the building. According to the King
County Assessor, there is less than 3,000 square feet of land per dwelling
unit, which would also be prohibited in Tukwila's MDR zone. These units
are large, with ample landscaping protecting privacy from the street. If
this is the type of medium -density housing Tukwila hopes to attract
in its MDR zone, it should address lot coverage, minimum lot size per
unit, and second and third floor step -backs.
Condo Townhomes at 1750 Lake Washington Boulevard N, Renton (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
47
Tukwila's Density Standards in HDR Zones Differ Widely for
Senior and Non -Senior Housing
The purpose of Tukwila's High Density Residential (HDR) zone is:
To provide a high -density, multiple -family district which is also compatible with commercial
and office areas. (18.14.010A)
The maximum density is 22 units per acre for non -age -restricted housing and 60 units per acre for
senior housing. Heights are restricted to 45 feet (approximately four stories) and, as in the MDR zone,
the maximum lot coverage is 50%. The maximum lot size per unit is 2,000 feet — lower than in the MDR
zone but still above what is typical for a high -density multifamily district. In Des Moines, for example, the
highest density residential district (RM-900) requires just 900 SF of lot area per dwelling unit.
The Mill Creek Vista Apartments in Kent, shown at the top right, is a 12-unit building on a 0.55-acre site
— a density of 22 units per acre. The gross lot size per unit is 1,997 SF, just under the minimum allowed in
Tukwila's HDR zone. It is surface parked, as is typical for garden -style housing which does not have the
density needed to support structured parking.
The Bristol at Southport is a 383-unit apartment complex on 6.35 acres of land — a density of 60 units
per acre, the maximum density for senior housing in Tukwila's HDR zone. At 4 stories, this is the kind of
project that could be built in HDR zones if Tukwila used the standards for senior housing across the
board and relaxed step -back and lot coverage requirements. The gross lot size per unit at The Bristol at
Southport is 722 SF. Like Mill Creek Vista, this project is surface -parked.
Neither Mill Creek Vista nor The Bristol at Southport conform to Tukwila's requirement that upper
stories be set back. This requirement makes it extremely challenging to build garden -style apartment
complexes, especially given the lot size and coverage standards. The City should allow all multifamily
in the HDR zone to be 60 units per acre and eliminate upper -floor step -back requirements.
Mill Creek Vista Apartments, Kent (CoStar)
The Bristol at Southport, Renton (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
48
01
Tukwila Should Also Consider Changing Its Design Review
Requirements
While the zoning code changes suggested above will have the biggest As Tukwila revises its zoning code to allow the types of multifamily
impact on feasibility, discretionary reviews can add time, expense, and housing that would benefit the community, it should consider allowing
uncertainty to projects beyond what can be covered by expected conforming structures to go through an administrative rather than a
revenues. discretionary review. This would reduce the time and expense
Design review by Tukwila's Board of Architectural Review (BAR) is associated with predevelopment and improve feasibility, especially for
required for: smaller projects in the MDR zone.
Sites with gross building square footage over 10,000 SF in MUO, O,
RCC, NCC, RC, RCM, and C/LI zones
Any sites in the NCC, MUO, or RC zones in the Tukwila
International Boulevard corridor
Multifamily structures in the MDR and HDR zones
Any new non -single family homes built in the shoreline jurisdiction
New residential or mixed -use buildings up to 50 dwelling units in
the TUC zones (Type 2 decision); new residential or mixed -use
buildings with 50+ units in the TUC zones (Type 4 decision)
These reviews increase the equity needs of developers as well as financial
risk. As a result, developers may choose to build in nearby cities where
the lower -density projects the City expects in the MDR and HDR zones
can go through administrative approvals.
Tukwila Village Senior Living (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
49
Opportunity Areas
• Opportunity areas are locations with the kind of amenities that support density. These
amenities typically include public services, local recreational and community spaces, and
essential retail like pharmacies and supermarkets. Increasing density in amenity -rich
locations helps reduce the number of car trips and promotes active transportation. The
presence of nearby amenities such as parks and libraries also allows people to live more
comfortably in smaller units.
• The map on the following page shows that there are amenity -rich areas in Tukwila
surrounded by land zoned low -density residential (LDR).
• The City should consider increasing density along these corridors.
C31
C,
Amenities Are Concentrated in Southcenter and along
Tukwila International Boulevard
The map on the right shows the major amenities and points of interest in and adjacent
to Tukwila. Amenities are concentrated in the Southcenter area, specifically in the
TUC-P, RUC -RC, and TUC-TOD zones, as well as along Tukwila International Boulevard
and S 144th Street. These amenity -rich areas are typically where higher density housing
should be built.
While there are some MDR and HDR zones set back from International Boulevard, the
largest HDR zones are separated from amenity -rich neighborhoods. The largest
HDR zone in the City is north of 1-405 and east of 1-5. While there are some parks and
places of worship there, it is separated by a highway from the retail, transit, and public
services in Southcenter. Similarly, while the small HDR-zoned area north of
Southcenter Boulevard is adjacent to the RapidRide F Line that connects to Burien and
Renton, it is nearly a mile to the nearest grocery store, and there are few amenities
within walking distance.
The City should consider expanding the HDR zone along S 144th Street, where there
is a concentration of public amenities including schools and parks. In addition, the City
should ensure that the TUC zoning in Southcenter allows the kind of high -density and
mixed -use development that pairs well with retail.
Tukwila
Amenities with
Zoning
r=; City Limit;
Rsoynda,Commute.Rel
Railroad
ea LINK Light Red
Fluhndays
Points of Interest by Type
Ju Education
eN Faith-Baastl Institution
L Ftnenytelserv,�=
E McMats&Grocery
Parks a Community canters
• Pal. Serene,
Retail
GTransportaton
Zoning
UDR
MDR
Lou
HI
LI
- MlotH
MUO
ILCC
RC
RCC
_ RCM
- TUC -CC
Tue-P
EMr
- TUC -TOR
TUC.toy wp
0 2.500 5,000 Feet
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SoutM120011t
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Station 1
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 51
Conclusions & Recommendations
C31
co
Recommendations
• In order to increase the feasibility of housing in MDR and HDR zones and attract
more development, the City's zoning code will need to be more flexible, with fewer
barriers to housing construction.
• As the City weighs changes to its zoning code, it should also consider expanding
higher density zones in areas where residents can reach essential services without a
car.
MDR and HDR Zones Should be Modified to Allow the Types
of Housing Most Common in South King County
While Tukwila has seen very limited new construction, other South King
County cities with similar rent prices and demographics have seen more
investment. This is not because Tukwila is less attractive or lacks the
transportation infrastructure of these other cities. It is mainly due to
Tukwila's zoning code, which makes it difficult to build the types of
multifamily housing that are most feasible given local rents (typically
between $2.60 and $2.90 per square foot for new construction). These
include townhomes, middle housing, garden -style and urban garden -
style apartments, 4-story wood frame apartments, and 4-over-1 podium
construction.
Tukwila's zoning code changes should begin with determining what
kinds of housing the City wants to see in its MDR and HDR zones. LCG
recommends the following:
MDR: townhomes, middle housing, and low -density garden -style
apartments up to 24 dwelling units per acre.
HDR: garden apartments, urban garden apartments, 4-story wood
frame, and 4-over-1 podium construction up to 60 units per acre.
The table to the right includes recommendations for zoning code
changes that would allow these types of construction. Note that both
senior and non -senior housing should meet the same criteria in the HDR
zone.
Recommended Changes for MDR and HDR Zones
MDR
HDR
Maximum Density
Maximum Lot
Coverage
Maximum Height
24 du/ac
60% of gross land
area
35 ft (3 stories)
Upper Floor Step- None
Backs
Minimum Recreation
Space per Unit
Minimum Parking
No more than 160 SF
per unit
60 du/ac
75% of gross land
area
55 ft (5 stories)
10 ft from rear
setback line when
adjacent to LDR zone
No more than 160 SF
per unit
1 space per unit 1 space per unit
The City should allow administrative review for conforming structures
rather than requiring design review for housing in MDR and HDR zones.
In addition, structured parking should not be required in the URO.
Instead, the city can require that parking be located behind the
building and eliminate front setbacks to allow facades along the
sidewalk.
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
54
6)
Re -Opening Tukwila's MFTE Program Will Increase the
City's Regional Competitiveness
Neighboring cities that compete with Tukwila to attract development and which have demographics and market dynamics comparable to Tukwila's
offer tax exemptions for multifamily housing through the MFTE program. SeaTac, Burien, and Des Moines all offer eight -year tax abatements for
multifamily housing that meets city -specific criteria (outlined in the table below). SeaTac and Burien also offer twelve-year abatements for projects in
which 20% of units are affordable to low- and moderate -income households. Because rents are slightly lower in south King County than in other parts
of the metro area, there is less of a gap between market rate housing and housing targeted for tenants making 80% AMI. To attract more housing
development, Tukwila should consider expanding its recently re -instated MFTE program.
City
8-Year MFTE Requirements
12-Year MFTE Requirements
SeaTac
Burien
Des
Moines
• Located in designated residential target area
• At least 20 multifamily units
• Developed in a way that increases or preserves
property valuation
• Compliant with all zoning and land use requirements
• Located in designated residential target area
• Must not displace existing residential tenants
• At least 4 multifamily units
• 50% of space dedicated to permanent residential
occupancy
• Located in designated residential target area
• Limited to a total of 3,000 units (or 10 years after
approval date)
• Must further city goals & objectives for the Pacific
Ridge neighborhood
• Must be at least 50 feet in height with 60 residential
units
• Compliant with SeaTac Municipal Code
• Must be completed within 3 years of approval date
• Written agreement with the City
• Construction must be complete within 3 years of
approval
• Compliant with all City standards and guidelines
• Minimum density of 50 units per acre
• 50% of space dedicated to permanent residential
occupancy
• Property management required on -site 24/7
• Developed in a way that increases or preserves
property valuation
• Compliant with zoning code & land use regulations
• Must be completed within 3 years of approval date
• Same requirements at 8-year, AND
• 20% of multifamily housing units
must be affordable housing for low -
and moderate -income households
• Same requirements at 8-year, AND
• 20% of multifamily housing units
must be affordable housing for low -
and moderate -income households
• No 12 year program currently offered
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
55
Ensure that Local Building and Zoning Codes Allow for Novel
Housing Types
The MDR and HDR zones should allow for unconventional building types like point access
blocks, which are already legal in Seattle, and middle housing types like duplexes,
triplexes, fourplexes, six-plexes (vertical and side -by -side), and cottage clusters.
The side -by -side six-plex, shown in the drawing at the top right, was legalized in
Portland under the second phase of the Residential Infill Project. Its design was a
response to a survey of communities of color who expressed preferences for private
outdoor space and front doors as well as fewer stairs. In design, it is a two-story
townhome building turned sideways to fit on a residential lot. Allowing this type of
culturally responsive design in MDR and/or HDR zones would help expand the
diversity of housing options in Tukwila's residential neighborhoods.
The image on the bottom right shows the plan for the Riverview Cottages in Oregon City
— a prefabricated mass timber cottage cluster planned to be roughly 18 units per acre.
It provides a mix of private and community green spaces along with smaller -unit
detached housing. While Oregon City is less urban than Tukwila, there is room for this
type of housing in a more urban environment, as the Southard development proves.
However, the Southard is being built in the city's LDR zone through a development
agreement, rather than by -right. The City's code should explicitly legalize cottage
clusters in the MDR and HDR zones.
Finally, the City should legalize point access block/single staircase buildings. SB 5491
will allow adoption of Seattle's point access block code for cities with adequate fire
services starting in 2026. The City should ensure that its own building and zoning
codes are ready to adopt that change as soon as it is legal.
Illustration of a Side -by -Side Six-plex (Portland: Neighbors
Welcome)
r
P
Riverview Cottages, Oregon City (Aria Touch)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 56
Cf)
N
Extend the HDR Zone along Service Corridors like S 144th
Street
The Urban Renewal Overlay covers a relatively small area where NCC,
HDR, and MDR are the predominant zoning types. The URO runs along
Tukwila International Boulevard from 140th Street to 146th Street. The
amenities map compiled by LCG and shown at the top right, indicates
that there are a number of services along S 144th Street (the dashed blue
line on the maps to the right), where outside of the URO most of the
zoning is LDR. These services include:
Walgreens
Tukwila Library
Tukwila Village Farmer's Market
Foster High School
Tukwila Fire Station #54
Tukwila Pool
Showalter Middle School
Tukwila School District Administration Office
Extending the HDR zone along S 144th Street would enable more
households to access these crucial services on foot or bicycle rather than
by car.
Points of Interest Map, Zoomed to S 144th Street (LCG)
Mir12 Muni In 17676.
r�i �1 nR1
ll ram
Fit"
a � =y =!i C�
I, HMII. Ujila
,i„i
.■� a ii!I�■1� °-411111 —
64,
Education
Faith -Based Institution
Financial Services
Healthcare
Markets & Grocery
Parks & Community Centers
Public Services
Retail
Transportation
Tukwila Zoning Map Showing the Area around S 144th Street (city of Tukwila)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
57
LELAND CONSULTING GROUP
Peop e Places Prosperiy
503.222.1600
www.lelandconsulting.com
Strategic Advisors to Public and Private Development
Medium- and High -Density Zoning Analysis
Presentation ia the City Cour":il
P F"fARED FOR
City of Tukwila
NOVEMBER 2023
PREPARED BY
L LELAND CONSULTING GROUP
Purpose and Goals
Purpose
• Analyze Tukwila's zoning code, related policies,
and local demand for medium- and high -density
multifamily housing
Goals
Assist the City of Tukwila in updating the City's
Comprehensive Plan for the 2024- 2044 planning
horizon as required by the Growth Management
Act.
• Identify gaps related to PSRC, GMA and the
Countywide Planning Policy requirements.
eklummun
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis
1
C)
6)
Zones to be Analyzed
MDR: Medium Density Residential
• Family and group residential uses
• Alternative to lower density family
residential housing and more
intensely developed group
residential housing and related
uses
HDR: High Density Residential
• High -density, multiple -family
compatible with commercial and
office
Zoning
High Density Residential
Medium Density Residential
Low Density Residential
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 2
Al.Categories of Key Findings
Zoning
Multifamily Tax Processes Demand
Exemption
(MFTE)
Recent Novel
Developments Housing Types
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
3
Recent Housing Development in Tukwila
New Multifamily Construction Since 2010 Has Largely Been
Built Near but Not In Tukwila
•
•
•
•
44 new multifamily buildings have been built in
South King County since 2010
Most of the new multifamily construction in this area
has taken place just outside Tukwila city limits in
Kent, Renton, and SeaTac
On average, these new multifamily buildings
have a density of 60 units per acre
Despite similar rents and construction costs, Tukwila
stands out as an area that is not realizing the full
benefit of investment into South King County
Recent Multifamily Developments in South King County (CoStar, LCG)
Housing Units
o ,0
0 100
0500
City Limits
® Sounder Commuter Rail
LINK Light Rail Station
Highways
Parks
0 2.500 5,000 Feet
0 0 05
.5 1 Miles
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 5
Five Housing Developments Have Been Completed in
Tukwila Since 2010
•
•
None of these projects could
be built under current code in
the MDR or HDR zones
Three of the projects utilized
development agreements to
bypass local zoning
requirements.
The Confluence
Tukwila Village Senior Living
Mariblu Southcenter
Hotel Interurban / Airmark Apartments
Holden Southcenter
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 6
None of the Multifamily Developments in Tukwila's Pipeline
Are in the MDR or HDR Zones
Site Rendering of The Southard Development (CoStar)
The Southard
• 18-unit cottage cluster / townhome
development on LDR site
Prose
285 units proposed on a 1.86-acre
TUC-TOD site
The Vintage
•
272 units of senior housing proposed
on 4.85 acres of land zoned LDR and
HDR 3118 S 140th Street, Tukwila, WA
Units/Acre 12.6
FAR 0.2
Construction Type Cottage Cluster / Parking None
Townhomes
Est. Completion Date 2024
Units 18
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis
7
Common Multifamily Prototypes in South King
County
Garden -Style Apartment Buildings in South King County
Miller Creek Court
215 S 162nd Street
Burien, WA
Year Built 2014 Units/Acre 21
Units 46 FAR 0.72
Avg. Unit Size 1,337 SF Parking Surface / Garage
Construction Type Townhomes Avg. Rent/SF $1.80
Astral Apartments
6329 S 212th Street
Kent, WA
Year Built 2023
Units 155
Avg. Unit Size 661
Construction Type Garden Style
Units/Acre 24
FAR 0.54
Parking Surface
Avg. Rent/SF $2.69
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
9
Podium -Style Apartment Buildings in South King County
Viewpoint Apartment Homes
21428 International Boulevard S
SeaTac, WA
Year Built 2012 Units/Acre 60
Units 90 FAR 0.88
Avg. Unit Size 625 SF Parking Structured / Surface
Construction Type 4-over-1 Avg. Rent/SF $2.99
Altitude Apartments
1600 Benson Road S
Renton, WA
Year Built 2015
Units 120
Avg. Unit Size 987
Construction Type 4-over-1
Units/Acre 45
FAR 0.8
Parking Surface
Avg. Rent/SF $2.24
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
10
Density and Rent Determine the Ability to Provide
Structured Parking in Podium Projects
Year Built
Units
Avg. Unit Size
Construction Type
Adriana Senior Apartments
22525 7th Avenue S
Des Moines, WA
2018
119
620 SF
5-Over-1
Units/Acre
FAR
Parking
Avg. Rent/SF
178
3.44
Structured
$2.64
Year Built
Units
Avg. Unit Size
Construction Type
2020
365
782
3-Over-1
Midtown 64
24615 64th Avenue S
Kent, WA
Units/Acre
FAR
Parking
Avg. Rent/SF
37
0.73
Surface & Structured
$2.60
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis
11
Aligning Zoning Code & Housing Goals
Major Challenges in the MDR and HDR Zones
Density
restrictions
Upper floor
step -backs
Maximum lot
coverage
requirements
Recreation
space
requirements
Minimum lot
area per unit
Parking
requirements
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 13
00
Minimum Lot Size per Unit and Upper Floor Step -Backs Limit
What Can Be Built in Tukwila's MDR Zone
The purpose of Tukwila's Medium Density Residential (MDR)
zone is:
To provide areas for family and group residential uses, and
[serve] as an alternative to lower density family residential
housing and more intensely developed group residential
housing and related uses. (18.12.010A)
Case Study: Renton Town homes
14.5 du/ac 15.9 du/ac
Step -backs required on all Top -floor front step -backs
sides of 2nd & 3rd stories only
Min. required lot area of 2,738 SF gross lot area per
3,000 SF per unit unit
Condo Townhomes at 1750 Lake Washington Boulevard N, Renton (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
14
Tukwila's Density Standards in HDR Zones Differ Widely for
Senior and Non -Senior Housing
The purpose of Tukwila's High Density Residential (HDR) zone is:
To provide a high -density, multiple -family district which is also compatible with
commercial and office areas. (18.14.010A)
Case Studies: Mill Creek Vista & Bristol at Southport
Tukwila HDR Zoning
Mill Creek Vista
Bristol at Southport
12 units; Built 1980
195 units; Built 2006
Upper floor step -backs No step -backs
required on all sides
No step -backs
Max density of 22 du/ac
(60 du/ac for senior
housing)
22 units per acre
60 units per acre
2,000 SF lot area per unit 1,997 SF lot area per unit 722 SF lot area per unit
Structured parking Surface parking
required in URO
Surface parking
Max height of 45 ft 27 ft
54 ft
Mill Creek Vista Apartments, Kent (Costar)
The Bristol at Southport, Renton (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
15
00
Maximum Lot Size Calculations Should Be Calculated from
Gross Land Area
•
•
•
Tukwila's zoning code (18.50.085)
requires that in MDR and HDR zones,
maximum developable area coverage is
50% of NET lot area
Recreational facilities, vehicle circulation
aisles, sidewalks, and paths are all
excluded from the lot coverage
calculation
Calculating lot coverage based on net
area is unconventional and
significantly limits development.
Example Lot Coverage for a 22-Unit Development on a 1-Acre Site
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 16
Tukwila Should Also Consider Changing Its Design Review
Requirements
Design review by Tukwila's Board of
Architectural Review (BAR) is required
for multifamily structures in the MDR
and HDR zones
These reviews increase the equity
needs of developers as well as
financial risk.
Amending the design review process to
an administrative process for most or all
projects would:
•
•
•
•
Reduce the time the process takes,
Increase certainty for developers,
Eliminate redundancies in staff
and BAR each conducting design
review, and
Standardize the process with state
requirements for smaller
residential projects
Tukwila Village Senior Living (CoStar)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
17
Recommendations
MDR and HDR Zones Should be Modified to Allow the Types
of Housing Most Common in South King County
•
•
•
•
Tukwila's zoning code changes
should begin with determining
what kinds of housing the City
wants to see
Both senior and non -senior
housing should meet the same
criteria in the HDR zone.
The City should allow
administrative review for
conforming structures
Structured parking should not
be required in the URO.
Maximum Density
24 du/ac
60 du/ac
Maximum Lot Coverage
60% of gross land area
75% of gross land area
Maximum Height
Upper Floor Step -Backs
Minimum Recreation
Space per Unit
Minimum Parking
35 ft (3 stories)
None
No more than 160 SF per
unit
1 space per unit
55 ft (5 stories)
10 ft from rear setback
line when adjacent to
LDR zone
No more than 160 SF per
unit
1 space per unit
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 19
CO
Re -Opening Tukwila's MFTE Program Will Increase the City's
Regional Competitiveness
Tukwila recently re -instated its 8-
and 12-year MFTE programs. The
City should consider expanding
these programs beyond the
current zones to help attract
development.
The Polaris at SeaTac used the MFTE Program
2022 HUD Maximum Rents for Regulated Affordable Housing & Tukwila Market Rent by Unit Size
Unit Size
30% 40% 50% 60% 70% 80%
Studio
1-Bed
2-Bed
3-Bed
$680
$728
$873
$1,009
$906
$971
$1,165
$1,346
$1,132
$1,213
$1,456
$1,682
$1,359 $1,585
$1,456 $1,699
$1,747 $2,038
imh$2,019_ $2,355
Sources: US Department of Housing and Urban Development; CoStar
$1,668
$1,787
$2,145
$2,478
Mkt Rent
$1,322
$1,348
$1,680
$1,945
Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 20
Middle Housing Could Provide an Opportunity for Gentle
Density in LDR and MDR Zones
Middle housing could potentially help Tukwila increase its Tukwila should allow middle housing at a higher density
housing supply in lower -density zones while mitigating than is required under HB 1110, especially in the city's LDR
displacement. and MDR zones
Portland Residential Infill: Lots & Demolitions vs. Number of Units Permitted Missing Middle Housing Typologies (Opticos)
(City of Portland)
300
200
0
102
lots
Total Lots • Demolished Units Constructed Unlls
24 ikpmas
1.2:1
126
units
House, House w/ADU*
81
lots
46 heuaes
.J.. ! � �� ty�•tI
! C t ge Medum Ste iked Work \\
Cou ty d —
'- Duplex. F pl x: ourtyar — — — — IVO Rise
SideBySide. Stacked —
\ stacked _Courtyard
Missing Middle Housing
271
units
Duplex, Triplex, Fourplex"
Detached Single -Family
Houses
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 21
CO
O7
Ensure that Local Building and Zoning Codes Allow for Novel
Housing Types
Illustration of a Side -by -Side Six-plex (Portland:
Neighbors Welcome)
Riverview Cottages, Oregon City (Aria Touch)
Point Access Block in West Hollywood
(Auckland Design Manual)
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
22
Extend the HDR Zone along Service Corridors like S 14491
Street
Points of Interest Map, Zoomed to S 144th Street (LCG)
Education
Faith -Based Institution
Financial Services
Healthcare
Markets & Grocery
Parks & Community Centers
Public Services
Retail
Transportation
Tukwila Zoning Map Showing the Area around S 144th Street (city of Tukwila)
1
1111 w..�w
o r � E ._ 51l e.
a■�f;�I�1• 11 _
~
_...._.__ 911 • lip► Iiiilli=1iiiE1+
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis
23
CO
00
Thank you!
Questions?
Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 24
LELAND CONSULTING GROUP
Peop e Places Prosperiy
503.222.1600
www.lelandconsulting.com
Strategic Advisors to Public and Private Development
90
COUNCIL AGENDA SYNOPSIS
r,titialc
Meeting Date
Prepared by
Mayors review
Council review
11/20/2023
DC
ITEM INFORMATION
ITEM No.
5.C.
STAFF SPONSOR: DAVID CLINE
ORIGINAL AGENDA DATE: 11/20/23
AGENDA ITEM TITLE An Ordinance of the City Council of the City Of Tukwila, Washington, Establishing
Tukwila Municipal Code Chapter 2.24, "Fire Personnel."
CATEGORY ® Discussion
Mtg Date 11/20/23
❑ Motion
Mtg Date
❑ Resolution
Mtg Date
® Ordinance
Mtg Date 11/20/23
❑ Bid Award
illtg Date
❑ Public Hearing
Mtg Date
❑ Other
1 1tg Date
SPONSOR ❑ Council ® Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR'S
SUMMARY
An ordinance establishing Tukwila Municipal Code Chapter 2.24 designating the Puget
Sound Regional Fire Authority Fire Chief and Fire Marshal as the official Fire Chief and Fire
Marshal for the City of Tukwila.
REVIEWED BY
❑ Trans&Infrastructure Svcs ® Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC ❑ Arts Comm.
❑ Parks Comm. ❑ Planning Comm.
DATE: 11/13/2023 COMMITTEE CHAIR: ABDI
RECOMMENDATIONS:
SPONSOR/ADMIN. Mayor's Office
COMMITTEE Unanimous approval; Forward to next Regular meeting Consent Agenda
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$0
AMOUNT BUDGETED
$0
APPROPRIATION REQUIRED
$0
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/20/2023
MTG. DATE
ATTACHMENTS
11/20/2023
Informational Memorandum
Ordinance establishing Tukwila Municipal Code Chapter 2.24, "Fire Personnel."
Minutes from the 11/13 CSS Committee meeting
91
92
TO:
FROM:
BY:
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
Community Services & Safety Committee
David Cline, City Administrator
Kari Sand, City Attorney
CC: Mayor Ekberg
DATE: October 31, 2023
SUBJECT: Ordinance establishing TMC Chapter 2.24, "Fire Personnel," to designate
the offices of Fire Chief and Fire Marshal
ISSUE
Formally designate the offices of Fire Chief and Fire Marshall as provided by the Puget Sound
Regional Fire Authority ("RFA") for the City.
BACKGROUND
The City and the Puget Sound Regional Fire Authority entered into an interlocal agreement in
October of 2022 to consolidate fire services to allow the RFA to provide fire protection, fire
suppression, fire marshal services, emergency medical services, and non -emergency medical
services to the City effective January 1, 2023. Ordinance No. 2690 eliminated the office of Fire
Chief based on the transition of fire services to Puget Sound Regional Fire Authority. This
Ordinance reestablishes the office of the Fire Chief, as well as establishes the office of the Fire
Marshal, and the Fire Chief and Fire Marshal of the RFA will henceforth serve in those positions
for the City of Tukwila.
DISCUSSION
The Ordinance establishes a new chapter 2.24 of the Tukwila Municipal Code and designates
that the Fire Chief and Fire Marshal of the Puget Sound Regional Fire Authority shall serve as the
City of Tukwila Fire Chief and Fire Marshal following the voter -approved annexation of the City
into the RFA.
FINANCIAL IMPACT
N/A
RECOMMENDATION
The Council is being asked to review this Ordinance and to adopt it on the Consent Agenda at
the November 20, 2023, Regular Council meeting.
ATTACHMENTS
Draft Ordinance
93
94
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, ESTABLISHING
TUKWILA MUNICIPAL CODE CHAPTER 2.24, "FIRE
PERSONNEL," TO DESIGNATE THE OFFICES OF FIRE
CHIEF AND FIRE MARSHAL; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE
DATE.
WHEREAS, the City of Tukwila has entered into an interlocal agreement with Puget
Sound Regional Fire Authority for the provision of fire and emergency medical services
effective January 1, 2023; and
WHEREAS, effective January 1, 2023, the duties of the offices of Fire Chief and Fire
Marshal were transitioned to and provided by Puget Sound Regional Fire Authority; and
WHEREAS, Ordinance No. 2690 eliminated the office of Fire Chief based on the
transition of fire services to Puget Sound Regional Fire Authority; and
WHEREAS, Ordinance No. 2692 provides that, effective January 1, 2023, references
in the Tukwila Municipal Code to the Fire Marshal shall be interpreted to refer to PSRFA;
and
WHEREAS, the City of Tukwila desires to clarify and formally designate the offices of
Fire Chief and Fire Marshal as provided by the PSRFA pursuant to an interlocal agreement
and through annexation of the City of Tukwila into the PSRFA as approved by voters and
certified by King County Elections on August 15, 2023, said annexation to be effective on
January 1, 2024;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Chapter 2.24 Established. Tukwila Municipal Code (TMC) Chapter
2.24 is hereby established to read as follows:
CC:\Legislative Development\Establish TMC 2.24 Fire Personnel 11-1-23
Kari Sand Andy Youn
Page 1 of 3
95
Sections:
2.24.010
2.24.020
CHAPTER 2.24
FIRE PERSONNEL
Offices Created
Puget Sound Regional Fire Authority Designated as Agency
Section 2. Regulations Established. TMC Section 2.24.010 is hereby established
to read as follows:
2.24.010 Offices Created
There is created in the City the offices of Fire Chief and Fire Marshal.
Section 3. Regulations Established. TMC Section 2.24.020 is hereby established
to read as follows:
2.24.020 Puget Sound Regional Fire Authority Designated as Agency
A. Effective retroactively to January 1, 2023, City fire and emergency medical
services shall be provided by the Puget Sound Regional Fire Authority ("PSRFA")
pursuant to terms of an interlocal agreement. Any references in the Tukwila Municipal
Code to the Tukwila Fire Department, Fire Chief, or Fire Marshal, shall be interpreted to
refer to the PSRFA.
B. The Fire Chief and Fire Marshal for the PSRFA shall serve as the Fire Chief
and Fire Marshal for the City of Tukwila.
C. All PSRFA fire personnel serve the City of Tukwila pursuant to the terms of an
interlocal agreement that shall remain in effect until the effective date of the annexation
as approved by Tukwila voters and certified by King County Elections on August 15,
2023.
Section 4. Corrections by City Clerk or Code Reviser Authorized. 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 5. 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 6. 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, and shall be applied retroactively to January
1, 2023.
CC:\Legislative Development\Establish TMC 2.24 Fire Personnel 11-1-23
Kari Sand Andy Youn
96
Page 2 of 3
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Office of the City Attorney
CC:\Legislative Development\Establish TMC 2.24 Fire Personnel 11-1-23
Kari Sand Andy Youn
Page 3 of 3
97
98
City of Tukwila
City Council Community Services & Safety Committee
Meeting Minutes
November 13, 2023-5:30 p.m.
Councilmembers Present:
Staff Present:
- Hybrid Meeting; Hazelnut Conference Room & MS Teams
Mohamed Abdi; Thomas McLeod, Tosh Sharp
David Cline, Pete Mayer, David Rosen, Kris Kelly, Jefri Peters
Chair Abdi called the meeting to order at 5:30 p.m.
I. BUSINESS AGENDA
A. Contract: Tukwila Community Center Business Plan and Recreation Programming
Staff is seeking Council approval of a contract with PROS consulting in the amount of $119,405
to develop a Business Plan for the Tukwila Community Center and a Recreation Programming
Plan for the department.
Committee Recommendation:
No recommendation. Forward to November 27, 2023 Committee of the Whole.
B. Ordinance: Designation of Fire Chief and Fire Marshal
*Staff is seeking approval of an ordinance designating the offices of Fire Chief and Fire Marshal
as provided by the Puget Sound Regional Fire Authority pursuant to the interlocal agreement.
Committee Recommendation:
Unanimous approval. Forward to November 20, 2023 Regular Consent Agenda.
C. Amendment: Interlocal Agreement with Puget Sound Regional Fire Authority
Staff is seeking Council approval of an amendment to the Interlocal Agreement with the Puget
Sound Regional Fire Authority to extend certain provisions to December 31, 2024
Committee Recommendation:
Unanimous approval. Forward to November 20, 2023 Regular Consent Agenda.
II. MISCELLANEOUS
The meeting adjourned at 6:04 p.m.
A Committee Chair Approval
Minutes by LH
99
100
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/20/2023
DC
ITEM INFORMATION
ITEM No.
5.D.
STAFF SPONSOR: DAVID CLINE
ORIGINAL AGENDA DATE: 11/ 20/ 23
AGENDA ITEM TITLE Authorize the Mayor to Sign this First Amendment to the Interlocal Agreement with
the Puget Sound Regional Fire Authority for Consolidation of Fire Services.
CATEGORY ❑ Discussion
Mtg Date
Motion
Alt 1 Date 11/20
❑ Resolution
ANDate
❑ Ordinance
Mtg Date
❑ Bid Award
Altg Date
❑ Public Hearing ❑ Other
Mtg Date Mtg Date
SPONSOR ❑ Council ® Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ PPolice ❑ PW
SPONSOR'S
SUMMARY
The proposed First Amendment to Interlocal Agreement for Consolidation of Fire Services
("ILA") will extend certain provisions of the ILA to December 31, 2024, and the RFA will
continue to provide consolidated fire services consistent with those certain provisions of
the ILA, as well as the voter -approved 2023 RFA Plan, until the property taxes and fire
benefit charges take effect in 2025.
REVIEWED BY
❑ Trans&Infrastructure Svcs ® Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC ❑ Arts Comm.
DATE: 11/ 13/ 2023
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: ABDI
RECOMMENDATIONS:
SPONSOR/ADMIN. Mayor's Office
COMMITTEE Unanimous approval; Forward to next Regular Meeting Consent Agenda
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$0
AMOUNT BUDGETED
$0
APPROPRIATION REQUIRED
$0
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
11/20/2023
MTG. DATE ATTACHMENTS
11/20/2023 Informational Memorandum
Amendment to Interlocal Agreement
Interlocal Agreement for Consolidation of Fire Services
Minutes from the 11/13 CSS Committee meeting
101
102
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Services & Safety Committee
FROM: David Cline, City Administrator
Kari L. Sand, City Attorney
CC: Mayor Ekberg
DATE: November 6, 2023
SUBJECT: FIRST AMENDMENT TO INTERLOCAL AGREEMENT FOR CONSOLIDATION
OF FIRE SERVICES
ISSUE
Tukwila voters approved annexation into the RFA at the August 2023 special election, yet more
time is needed for the property taxes and fire benefit charges to take effect consistent with state
law. This proposed First Amendment (Attachment 1) will extend certain provisions of the Interlocal
Agreement for Consolidation of Fire Services between the City and the RFA ("ILA") (Attachment
2) to December 31, 2024 to allow the RFA to continue providing fire services consistent with those
certain provisions of the ILA to be extended, as well as the voter -approved 2023 RFA Plan, until
the funding mechanisms for collection of property taxes and fire benefit charges take effect in
2025.
BACKGROUND
The City and the Puget Sound Regional Fire Authority entered into the ILA in October of 2022 to
consolidate fire services to allow the RFA to provide fire protection, fire suppression, fire marshal
services, emergency medical services, and non -emergency medical services to the City effective
January 1, 2023. The ILA was to remain effective until Tukwila voters approved annexation into
the RFA consistent with the provisions of RCW 52.26.300(3). The City Council appointed two of
its members to serve with two RFA Governing Board members on the Annexation Plan Oversight
Committee, which Committee worked from January to March 2023 to create amendments to the
2016 RFA Annexation Plan for annexation of the City of Tukwila into the RFA. Through this joint
effort, a proposed 2023 RFA Plan ("Plan") was adopted by the Committee. A majority of Tukwila
voters approved the Plan during the August 2023 special election. The ILA is set to expire on
December 31, 2023, and more time is needed for the property taxes and fire benefit charges to
take effect consistent with state law.
DISCUSSION
The proposed First Amendment will extend certain provisions of the ILA to December 31, 2024,
and the RFA will continue to provide consolidated fire services consistent with those certain
provisions of the ILA, as well as the voter -approved 2023 RFA Plan, until the property taxes and
fire benefit charges take effect in 2025.
The RFA Board is expected to adopt the First Amendment to ILA at the upcoming November 15
or December 6, 2023 Board meeting.
FINANCIAL IMPACT
Provision of fire services by the RFA is budgeted.
103
INFORMATIONAL MEMO
Page 2
RECOMMENDATION
The Community Services & Safety Committee is being asked to review the proposed first
Amendment to the Interlocal Agreement for Consolidation of Fire Services and forward for Council
consideration on the Consent Agenda at the November 20, 2023 Regular Meeting.
ATTACHMENTS
1. First Amendment to Interlocal Agreement for Consolidation of Fire Services
2. Interlocal Agreement for Consolidation of Fire Services
C:1Users\andy-y\AppDatalLocal\Microsoft\Windows\INetCache\Content.Outlook\R1 NYNLZP\INFO MEMO - First Amendment to ILA for Fire Services -
11.5.2023.docx
104
FIRST AMENDMENT TO INTERLOCAL AGREEMENT
FOR CONSOLIDATION OF FIRE SERVICES
This First Amendment to Interlocal Agreement for Consolidation of Fire Services
("Agreement") is entered into between PUGET SOUND REGIONAL FIRE AUTHORITY, a
municipal corporation, hereinafter referred to as "RFA," and CITY OF TUKWILA, a municipal
corporation, hereinafter referred to as "City" (collectively, "the Parties").
RECITALS
WHEREAS, the Parties entered into the Agreement in October of 2022 to consolidate fire
services to allow the RFA to provide fire protection, fire suppression, fire marshal services,
emergency medical services, and non -emergency medical services to the City effective January 1,
2023, and until such time as the City secured voter approval to annex into the RFA consistent with
the provisions of RCW 52.26.300(3); and
WHEREAS, the City Council appointed two of its members to serve on the Annexation
Plan Oversight Committee with two RFA Governing Board members, who worked from January
to March 2023 to create amendments to the 2016 RFA Annexation Plan for annexation of the City
of Tukwila into the RFA and to meet the needs of the Parties, and this joint effort resulted in the
proposed 2023 RFA Plan, subject to approval by City voters pursuant to RCW 52.26.300(3); and
WHEREAS, on April 5, 2023, the Governing Board of the RFA adopted Resolution No.
2069, amending its 2016 RFA Plan ("2023 RFA Plan") to provide for the annexation of the City
of Tukwila into the RFA subject to the approval by City voters pursuant to RCW 52.26.300(3);
and
WHEREAS, on April 17, 2023, the Tukwila City Council passed Resolution No. 2069,
which approved the 2023 RFA Plan (Exhibit A to Resolution No. 2069), subject to approval by
City voters pursuant to RCW 52.26.300(3); and
WHEREAS, a special election was held on August 1, 2023, King County Elections
certified the results on August 15, 2023, and a majority (56.17%) of Tukwila voters approved
annexation into the RFA, effective January 1, 2024, per City of Tukwila Resolution No. 2070; and
WHEREAS, Section 2.2 of the Agreement provides that it expires upon the annexation
effective date of January 1, 2024; additionally, pursuant to Section 7.B.4 of the 2023 RFA Plan
approved by the Tukwila voters, the Parties need to continue the Agreement through December
31, 2024, to allow sufficient time for funding through property taxes and benefit charges to be
effective consistent with RCW 84.09.030; and
WHEREAS, on January 1, 2024, the annexation of Tukwila into the RFA pursuant to the
2023 RFA Plan approved by the Tukwila voters will be effective; accordingly, Sections 2.3, 2.4,
3.1, 3.2, 3.4, 3.7, 3.8, 5, 6.1. 6.2, 6.3, 6.5, 6.6, 6.7, 6.8, 7.1, 7.3, 7.4, 7.5, 7.6, 8, 10, and Exhibits
C, F, G, H, J, and K of the Agreement will no longer be applicable; and
WHEREAS, based on the foregoing, the Parties desire to amend the Agreement to extend
its end date to December 31, 2024;
Page 1 of 3
105
NOW, THEREFORE, in consideration of the terms and conditions set forth herein and the
mutual benefits derived by the Parties, the adequacy and sufficiency of which is hereby
acknowledged, the Parties agree as follows:
AMENDMENT
1. Incorporation of Recitals. The "whereas" recitals above are incorporated by
reference into this First Amendment.
2. Agreement Extended to December 31, 2024. Section 2 of the Agreement,
"Termination upon Annexation Effective Date," provides for termination of the Agreement upon
the annexation effective date, which is January 1, 2024, and the Parties desire to delete Section 2
of the Agreement in its entirety and extend the Agreement end date to December 31, 2024.
3. Tukwila Fire Station Leases Extended to December 31, 2024. The Parties desire to
extend the lease terms for Tukwila Fire Stations 51, 52, 53, and 54 through December 31, 2024 to
coincide with the Agreement extension.
4. Terms of Agreement Superseded by the 2023 RFA Plan. Sections 2.3, 2.4, 3.1, 3.2,
3.4, 3.7, 3.8, 5, 6.1, 6.2, 6.3, 6.5, 6.6, 6.7, 6.8, 7.1, 7.3, 7.4, 7.5, 7.6, 8, 10 , Exhibits C, F, G, H,
J and K of the Agreement are superseded by the 2023 RFA Plan effective January 1, 2024.
5. Remaining Terms of Agreement Unchanged. Except as otherwise provided in this
First Amendment, all other terms and conditions of the Agreement shall remain unchanged. In the
event of any conflict between the provisions of the Agreement and this First Amendment, the
provisions of this First Amendment shall control.
IN WITNESS WHEREOF, the Parties have caused this First Amendment to Interlocal
Agreement for Consolidation of Fire Services to be executed by their duly authorized
representatives on the dates listed below.
RFA: CITY:
Puget Sound Fire Department City of Tukwila:
Regional Fire Authority:
By: By:
Print Name: Print Name:
Its
DATE:
Its
DATE:
Page 2 of 3
106
NOTICES TO BE SENT TO: NOTICES TO BE SENT TO:
Attn: Fire Chief
24611 116th Ave. S.E.
Kent, WA 98030
Attn: City of Tukwila Mayor
6200 Southcenter Blvd.
Tukwila, WA 98188
APPROVED AS TO FORM: APPROVED AS TO FORM:
Brian Snure,
Attorney for RFA
Kari Sand,
City Attorney
Page 3 of 3
107
108
City of Tukwila
City Council Community Services & Safety Committee
Meeting Minutes
November 13, 2023-5:30 p.m.
Councilmembers Present:
Staff Present:
- Hybrid Meeting; Hazelnut Conference Room & MS Teams
Mohamed Abdi; Thomas McLeod, Tosh Sharp
David Cline, Pete Mayer, David Rosen, Kris Kelly, Jefri Peters
Chair Abdi called the meeting to order at 5:30 p.m.
I. BUSINESS AGENDA
A. Contract: Tukwila Community Center Business Plan and Recreation Programming
Staff is seeking Council approval of a contract with PROS consulting in the amount of $119,405
to develop a Business Plan for the Tukwila Community Center and a Recreation Programming
Plan for the department.
Committee Recommendation:
No recommendation. Forward to November 27, 2023 Committee of the Whole.
B. Ordinance: Designation of Fire Chief and Fire Marshal
Staff is seeking approval of an ordinance designating the offices of Fire Chief and Fire Marshal
as provided by the Puget Sound Regional Fire Authority pursuant to the interlocal agreement.
Committee Recommendation:
Unanimous approval. Forward to November 20, 2023 Regular Consent Agenda.
C. Amendment: Interlocal Agreement with Puget Sound Regional Fire Authority
Staff is seeking Council approval of an amendment to the Interlocal Agreement with the Puget
Sound Regional Fire Authority to extend certain provisions to December 31, 2024
*
Committee Recommendation:
Unanimous approval. Forward to November 20, 2023 Regular Consent Agenda.
II. MISCELLANEOUS
The meeting adjourned at 6:04 p.m.
MeZ Committee Chair Approval
Minutes by LH
109
110
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/13/23
Vicky
11/20/23
Vicky
ITEM INFORMATION
ITEM No.
6.A.
STAFF SPONSOR: VICKY CARLSEN
ORIGINAL AGENDA DATE: 11/13/23
AGENDA ITEM TITLE Ordinances adopting 2024 property tax levy
CATEGORY ❑ Discussion
Mtg Date 11/13/23
❑ Motion
AugtDate
❑ Resolution
Mtg Date
® Ordinance
Mtg Date 11/20/23
❑ Bid Award
Mtg Date
® Public Hearing
Altg Date 11/13/23
❑ Other
Altg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ❑ DCD ® Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR'S
SUMMARY
City Council is being asked to approve two ordinances that will adopt both the regular levy
and excess levy for 2024
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ® Finance & Governance ❑ Planning & Community Dev.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
❑ Planning Comm.
DATE: 10/23/23 COMMITTEE CHAIR: KRULLER
RECOMMENDATIONS:
SPONSOR/ADMIN. Finance
COMMITTEE Unanimous approval; Forward to November 13, 2023 C.O.W.
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
AMOUNT BUDGETED
APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/13/23
Forward to next Regular Meeting
11/20/23
MTG. DATE
ATTACHMENTS
11/13/23
Informational Memorandum dated 10/17/23
Draft Ordinances
Preliminary Levy Limit Worksheet - 2024 Tax Roll
Minutes from the Finance & Governance Committee meeting 10/23/23
11/20/23
Final Ordinances
111
112
City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, LEVYING THE GENERAL TAXES
FOR THE CITY OFTUKWILA IN KING COUNTY FOR THE FISCAL
YEAR COMMENCING JANUARY 1, 2024, ON ALL PROPERTY,
BOTH REAL AND PERSONAL, IN SAID CITY, THAT IS SUBJECT
TO TAXATION FOR THE PURPOSE OF PAYING SUFFICIENT
REVENUE TO CARRY ON THE SERVICES OF THE SEVERAL
DEPARTMENTS OF SAID CITY FOR THE ENSUING YEAR, WITH
AN EXCESS PROPERTY TAX LEVY FOR THE PURPOSE OF
PAYING DEBT SERVICE ON THE CITY'S UNLIMITED TAX
GENERAL OBLIGATION BONDS ISSUED IN 2016 AND 2019, AS
REQUIRED BY LAW; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City Council of the City of Tu kwila has considered the City's anticipated
financial requirements for 2024 and the amounts necessary and available to be raised by
ad valorem taxes on real, personal and utility property; and
WHEREAS, the following sentence is provided for information only: The maximum
Statutory Levy Rate for the City of Tukwila, as allowed by RCW 84.52.043, is $3.825, which
includes $0.225 for the Firemen's Pension Fund as allowed by RCW 41.16.060; and
WHEREAS, the City, pursuant to Ordinance No. 2514, passed on November21, 2016,
authorized the issuance and sale of $36,500,000 principal amount of the City's Unlimited
Tax General Obligation Bonds, 2016 and pursuantto Ordinance No.2610, passed on July
15, 2019, authorized the issuance and sale of $40,885,000 principal amount of the City's
Unlimited General Obligation Bonds, 2019 (together the "Bonds"); and has determined that
to provide the money necessary to pay the debt service requirements on the Bonds in the
year 2024, an excess property tax levy in the amount of $4,535,975forth e Bonds must be
levied in year 2023, and collected in year 2024; and
WHEREAS, the final assessed valuation calculation has been determined;
CC: Legislative Development\General Tax Levy + Excess Levy 10-17-23
V.Carlsen Review by Andy Youn Page 1 of 3
113
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Regular and Excess Tax Levy.
A. There shall be and hereby is levied on all real, personal and utility property in the
City of Tukwila, in King County, whose estimated assessed valuation is $9,267,988,624,
current taxes for the ensuing year commencing January 1, 2024, in the amounts specified
below:
Regular Tax Levy
Excess Tax Levy
Rate Amount
$1.94 $ 18,400,000
$0.52 $ 4,800,000
B. The said taxes herein provided for are levied for the purpose of payment upon the
general bonded indebtedness of the City of Tukwila, the General Fund, and for the
maintenance of the departments of the municipal government of the City of Tukwila for the
fiscal year beginning January 1, 2024. The regular tax levy includes new construction and
improvements to property, estimated to be $221,385, a re -levy of prior year refunds in the
estimated amount of $81,227, and any increase in the value of state -assessed property.
C. The excess levy is levied for the purpose of debt service payments on the
unlimited tax obligation bonds sold to finance costs related to the City's Public Safety
Plan, as submitted to the qualified electors of the City at a special election held on
November 8, 2016.
Section 2. Collection. This ordinance shall be certified to the proper County officials,
as provided by law, and taxes here levied shall be collected to pay to the Finance Director
of the City of Tukwila at the time and in the manner provided by the laws of the State of
Washington for the collection of taxes for non -chartered code cities.
Section 3. Corrections by City Clerk or Code Reviser Authorized. 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 4. 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 5. 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 and effect
January 1, 2024.
CC: Legislative Development\General Tax Levy + Excess Levy 10-17-23
V.Carlsen Review by Andy Youn Page 2 of 3
114
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Office of the City Attorney
CC: Legislative Development\General Tax Levy + Excess Levy 10-17-23
V.Carlsen Review by Andy Youn Page 3 of 3
115
116
Pf Tukwila
Washington
Ordnance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, INCREASING THE CITY OF
TUKWILA REGULAR LEVY FROM THE PREVIOUS YEAR,
COMMENCING JANUARY 1, 2024, ON ALL PROPERTY,
BOTH REAL AND PERSONAL, IN COMPLIANCE WITH
RCW 84.55.120; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila has properlygiven notice of a public hearing held on
November 13, 2023, pursuant to RCW 84.55.120; and
WHEREAS, after such hearing and after duly considering all relevant evidence and
testimony presented, the City Cou ncil has determined th at in orderto discharge its expected
expenses and obligations the City requires an increase in property tax revenue from the
previous year, in addition to the increase resulting from the addition of new construction and
improvements to property and any increase in the value of State -assessed property; and
WHEREAS, the City Council has determined it is in the City's best interest and
necessaryto meet its expenses and obligations forth e property tax reven ue to be increased
for 2024, and the final assessed valuation calculation has been determined;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. An increase in the regular property tax levy, in addition to any amount
resulting from the addition of new construction and improvements to property and any
increase in the value of State -assessed property, is hereby authorized for the 2024 levy in
the amount of $154,351, which is a percentage increase of 0.88%from the previous year.
This increase is exclusive of additional revenue resulting from new construction,
improvements to property, any increase in the value of State -assessed property, any
annexations that have occurred and refunds made.
CC: Legislative Development\Regular Tax Levy Increase 10-4-23
V. Carlsen Review by Andy Youn
Page 1 of 2
117
Section 2. Corrections by City Clerk or Code Reviser Authorized. 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 3. 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 4. 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 and effect
January 1, 2024.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney
CC: Legislative Development\Regular Tax Levy Increase 10-4-23
V. Carlsen Review by Andy Youn
Ordinance Number:
Page 2 of 2
118
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/13/23
Vicky
11/20/23
Vicky
ITEM INFORMATION
ITEM NO.
6.B.
STAFF SPONSOR: VICKY CARLSEN
ORIGINAL AGENDA DATE: 11/13/23
AGENDA ITEM TITLE Ordinance amending the 2023-2024 biennial budget
CATEGORY ❑ Discussion
Mtg Date 11/13/23
❑ Motion
AugtDate
❑ Resolution
Mfg Date
® Ordinance
Mtg Date 11/20/23
❑ Bid Award
Mtg Date
® Public Hearing
Altg Date 11/13/23
❑ Other
Altg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ❑ DCD ® Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR'S
SUMMARY
City Council is being asked to approve an ordinance amending the 2023-2024 biennial
budget. This is the mid -biennium amending both 2023 and 2024
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ® Finance & Governance ❑ Planning & Community Dev.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
DATE: 10/23/23
❑ Planning Comm.
COMMITTEE CHAIR: KRULLER
RECOMMENDATIONS:
SPONSOR/ADMIN. Finance
COMMITTEE Unanimous approval; Forward to November 13, 2023 C.O.W.
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
AMOUNT BUDGETED
APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/13/23
Forward to next Regular Meeting
11/20/23
MTG. DATE
ATTACHMENTS
11/13/23
Informational Memorandum dated 10/17/23 (revised after Committee)
Draft Ordinance
Proposed Budget Changes - Summary by Fund
Reconciliation of the 2023-2024 Budget Summary to Ordinance
Minutes from the Finance & Governance Committee meeting of 10/23/23
11/20/23
Final Ordinance
119
120
Ctbr of T
Washington
Ordinance No,
AN ORDINANCE OF THECITYCOUNCIL OF THECITYOF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO.
2688, WHICH ADOPTED THE CITY OF TUKWILA'S
BIENNIAL BUDGET FOR THE 2023-2024 BIENNIUM, TO
ADOPT AN AMENDED MID -BIENNIUM BUDGET;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, on November 28, 2022, the City Council of the City of Tukwila adopted
Ordinance No. 2688, which adopted the 2023 - 2024 biennial budgetof the City of Tu kwila;
and
WHEREAS, a mid -biennium budget amendment was presented to the City Council
in a timely manner for their review, in accordance with RCW 35A.34.130; and
WHEREAS, on November 13, 2023, following required public notification, the City
Council conducted a public hearing on the proposed mid -biennium budget amendment;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance Amended. Tu kwila Ordinance No. 2688 is hereby amended
with the City Council's adoption of the document entitled "City of Tukwila 2023-2024 Mid -
Biennium Budget Amendment," attached hereto and incorporated by this reference as if
fully set forth herein, in accordance with RCW 35A.34.200.
Section 2. Cost of living adjustments (COLAs)for non -represented employees shall
be implemented per the City Council's Compensation Policy.
Section 3. Estimated Revenues and Appropriations. The totals of the estimated
revenues and appropriations for each separate fund and the aggregate totals are as
follows:
CC:Legislative Develop ment\Budget Amendment 2023-2024 Mid -Biennium 11-13-23
VC:AY Review and analysis by Andy Youn Page 1 of 3
121
FUND
EXPENDITURES
REVENUES
000 General
$171,020,334
$171,020,334
105 Contingency
$7,156,945
$7,156,945
101 Lodging Tax
$3,824,319
$3,824,319
103 Residential Streets
$9,213,007
$9,213,007
104 Bridges and Arterial Streets
$29,913,093
$29,913,093
109 Drug Seizure
$586,220
$586,220
2XX LTGO Debt Service
$11,815,404
$11,815,404
213 UTGO Bonds
$9,702,980
$9,702,980
206 LID Guaranty
$756,347
$756,347
233 2013 LID
$1,611,452
$1,611,452
301 Land Acquisition, Recreation & Park Dev.
$4,204,734
$4,204,734
302 Urban Renewal
$2,754,242
$2,754,242
303 General Government Improvements
$2,454,386
$2,454,386
304 Fire Impact Fees
$1,050,000
$1,050,000
305 Public Safety Plan
$3,641,865
$3,641,865
306 City Facilities
$6,941,366
$6,941,366
401 Water
$22,635,176
$22,635,176
402 Sewer
$34,570,340
$34,570,340
411 Foster Golf Course
$6,490,130
$6,490,130
412 Surface Water
$29,589,196
$29,589,196
501 Equipment Rental and Replacment
$7,845,136
$7,845,136
502 Employee Healthcare Plan
$14,780,381
$14,780,381
503 LEOFF 1 Retiree Healthcare Plan
$975,554
$975,554
611 Firemen's Pension
$1,717,108
$1,717,108
Total
$385,249,815
$385,249,815
Section 4. Copies on File. A complete copy of the amended budget for 2023-2024,
as adopted, together with a copy of this amending ordinance, shall be kept on file
electronically by the City Clerk and accessible from the City's website in accordance with
Washington State records retention schedule requirements and City policy, and shall be
made available to the public upon request. A copy of the amended budget for 2023-2024,
as adopted, together with a copy of this amending ordinance, shall be transmitted by the
City Clerk to the Division of Municipal Corporations of the Office of the State Auditor and
to the Association of Washington Cities.
Section 5. Corrections by City Clerk or Code Reviser Authorized. 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.
CC:Legislative Development\Budget Amendment 2023-2024 Mid -Biennium 11-13-23
VC:AY Review and analysis by Andy Youn
122
Page 2 of 3
Section 6. 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 7. 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 and effect five
days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachment: City of Tukwila 2023-2024 Mid -Biennium Budget Amendment
CC:Legislative Development\Budget Amendment 2023-2024 Mid -Biennium 11-13-23
VC:AY Review and analysis by Andy Youn Page 3 of 3
123
124
City of Tukwila Mid -Biennium Budget Amendment
Reconciliation of Budget Summary to Ordinance
REVENUES
2023 Beginning
Fund Balance
2023
Revenues
2024
Revenues
Total
Revenues
Mid -Biennial Amendment
Mid -Biennial
Amendments
Mid -Biennial
Amended
Revenues
Beg. Fund Balance
Adj.
2023
2024
000 General
$ 19,085,142
$ 71,839,634
$ 75,560,256
$ 166,485,032
$ (2,840,262)
$ 4,252,611
$ 3,122,953
$ 4,535,302
$ 171,020,334
105 Contingency
7,042,148
20,000
20,000
7,082,148
(295,673)
270,470
100,000
74,797
7,156,945
101 Lodging Tax
2,048,201
726,000
756,000
3,530,201
294,218
-
-
294,218
3,824,419
103 Residential Street
847,903
5,352,800
3,125,800
9,326,503
(113,497)
(4,000,000)
4,000,000
(113,497)
9,213,007
104 Arterial Street
6,570,879
4,873,800
19,304,800
30,749,479
(1,036,386)
-
200,000
(836,386)
29,913,093
109 Drug Seizure Fund
435,515
115,500
115,500
666,515
(140,295)
60,000
-
(80,295)
586,220
2XX LTGO Debt Service
6,179,070
5,636,334
11,815,404
-
-
11,815,404
213 UTGO Bonds
314,818
4,487,175
4,813,175
9,615,168
87,811
-
-
87,811
9,702,980
206 LID Guaranty
758,958
3,000
3,000
764,958
(8,612)
-
-
(8,612)
756,347
233 2013 LID
586,678
525,000
504,000
1,615,678
(4,225)
-
-
(4,225)
1,611,452
301 Land Acquisition, Rec & Park Dev.
3,751,186
487,250
454,000
4,692,436
(681,383)
51,681
142,000
(487,702)
4,204,734
302 Urban Renewal
1,183,800
1,350,000
-
2,533,800
220,443
-
-
220,443
2,754,242
303 General Government lmprvmnts
444,128
1,901,000
-
2,345,128
109,258
(1,900,000)
1,900,000
109,258
2,454,386
304 Fire Impact Fees
-
300,000
300,000
600,000
-
450,000
-
450,000
1,050,000
305 Public Safety Plan
538,557
1,100,000
1,100,000
2,738,557
453,309
450,000
-
903,309
3,641,865
306 City Facilities
2,274,324
2,141,000
1,841,000
6,256,324
(314,958)
1,000,000
-
685,042
6,941,366
401 Water
4,690,562
7,728,000
9,737,000
22,155,562
479,614
-
-
479,614
22,635,176
402 Sewer
11,742,027
10,882,300
11,409,915
34,034,242
536,097
-
-
536,097
34,570,340
411 Foster Golf Course
1,505,043
2,294,500
2,294,500
6,094,043
(36,912)
100,000
333,000
396,088
6,490,130
412 Surface Water
5,944,369
11,367,500
11,081,375
28,393,244
1,195,951
-
-
1,195,951
29,589,196
501 Equipment Rental
4,322,760
2,237,991
1,384,788
7,945,539
(100,403)
-
-
(100,403)
7,845,136
502 Insurance Fund
764,171
6,204,342
6,204,342
13,172,855
1,607,526
-
-
1,607,526
14,780,381
503 Insurance - LEOFF 1 Fund
258,737
350,500
350,500
959,737
(84,183)
50,000
50,000
15,817
975,554
611 Firemen's Pension
1,543,370
75,500
75,500
1,694,370
22,737
-
-
22,737
1,717,108
Total
$ 76,653,277
$ 142,541,862
$ 156,071,785
$ 375,266,924
$ (649,824)
$ 784,762
$ 9,847,953
$ 9,982,891
$ 385,249,815
EXPENDITURES
2023
Expenditures
2024
Expenditures
2024 Ending
Fund Balance
Total
Expenditures
Mid -Biennial Amendment
Mid -Biennial
Amendments
Mid -Biennial
Amended
Expenditures
2023
2024
Mid -Biennial Net 1
Effect on 2024 Ending
Fund Balance
000 General
$ 75,756,268
$ 77,992,440
$ 12,736,324
$ 166,485,032
$ 3,287,762
$ 869,948
$ 377,592
$ 4,535,302
$ 171,020,334
105 Contingency
-
-
7,082,148
7,082,148
-
-
74,797
74,797
7,156,945
101 Lodging Tax
938,890
944,668
1,646,643
3,530,201
-
-
294,218
294,218
3,824,419
103 Residential Street
5,912,000
3,145,000
269,503
9,326,503
(4,775,000)
4,775,000
(113,497)
(113,497)
9,213,007
104 Arterial Street
6,149,662
19,209,451
5,390,366
30,749,479
(2,300,000)
2,550,000
(1,086,386)
(836,386)
29,913,093
109 Drug Seizure Fund
266,008
279,297
121,211
666,515
-
-
(80,295)
(80,295)
586,220
2XX LTGO Debt Service
6,179,070
5,636,334
-
11,815,404
-
-
-
-
11,815,404
213 UTGOBonds
4,485,975
4,811,975
317,218
9,615,168
-
-
87,811
87,811
9,702,980
206 LID Guaranty
-
-
764,958
764,958
19,188
-
(27,799)
(8,612)
756,347
233 2013 LID
525,000
504,000
586,678
1,615,678
-
-
(4,225)
(4,225)
1,611,452
301 Land Acquisition, Rec & Park Dev.
931,250
1,179,000
2,582,186
4,692,436
-
142,000
(629,702)
(487,702)
4,204,734
302 Urban Renewal
300,000
200,000
2,033,800
2,533,800
730,000
270,000
(779,557)
220,443
2,754,242
303 General Governmentlmprvmnts
2,345,128
-
-
2,345,128
(2,055,800)
2,165,000
58
109,258
2,454,386
304 Fire Improvements
300,000
300,000
-
600,000
450,000
-
-
450,000
1,050,000
305 Public Safety Plan
1,319,019
1,317,849
101,689
2,738,557
-
-
903,309
903,309
3,641,865
306 City Facilities
2,700,000
3,000,000
556,324
6,256,324
-
200,000
485,042
685,042
6,941,366
401 Water
9,191,362
9,852,599
3,111,601
22,155,562
-
5,535
474,079
479,614
22,635,176
402 Sewer
12,549,000
13,570,855
7,914,388
34,034,242
-
4,005
532,092
536,097
34,570,340
411 Foster Golf Course
2,312,871
2,441,024
1,340,148
6,094,043
180,000
87,711
128,377
396,088
6,490,130
412 Surface Water
12,409,424
11,792,110
4,191,711
28,393,244
-
4,005
1,191,946
1,195,951
29,589,196
501 Equipment Rental
3,210,844
3,076,219
1,658,476
7,945,539
-
-
(100,403)
(100,403)
7,845,136
502 Insurance Fund
6,060,861
6,506,054
605,940
13,172,855
-
-
1,607,526
1,607,526
14,780,381
503 Insurance - LEOFF 1 Fund
444,438
460,558
54,741
959,737
-
-
15,817
15,817
975,554
611 Firemen's Pension
62,000
62,000
1,570,370
1,694,370
-
-
22,737
22,737
1,717,108
Total
$ 154,349,069
$ 166,281,432
$ 54,636,423
$ 375,266,924
$ (4,463,851)
$ 11,073,204
$ 3,373,538
$ 9,982,891
$ 385,249,815
126
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/13/23
DR
11/20/23
DR
ITEM INFORMATION
ITEM No.
6.C.
STAFF SPONSOR: DAVID ROSEN
ORIGINAL AGENDA DATE: 11/13/23
AGENDA ITEM TITLE Investment Grade Audit Proposal: TCC HVAC Replacement
CATEGORY ® Discussion
Mtg Date 11/13/23
Motion
Mtg Date 11/20
❑ Resolution
Mtg Date
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Mtg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ® PdaR ❑ Police ® PW
SPONSOR'S
SUMMARY
City staff seek to begin an Investment Grade Audit for the Tukwila Community Center
HVAC Replacement project. This audit would be performed by the Energy Service Company
(ESCO) chosen in coodination with the Washington State Department of Enterprise
Services (DES), McKinstry. The audit, due to its $84,000 cost, must be approved by council
before the Mayor may execute it. City staff recommend the Committee of the Whole
forward the agreement to the November 20th Regular Meeting agenda for final approval.
REVIEWED BY
❑ Trans&Infrastructurc Svcs ® Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dcv.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: 10/23/23 COMMITTEE CHAIR: ABDI
RECOMMENDATIONS:
SPONSOR/ADMIN. Parks & Recreation/Public Works
COMMITTEE
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$84,000
AMOUNT BUDGETED
$0
APPROPRIATION REQUIRED
$84,000
Fund Source: FUND 303
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
11/13/23
Forward to next Regular Meeting
11/20/23
MTG. DATE
ATTACHMENTS
11/13/23
Informational Memorandum dated 10/11/23
Investment Grade Audit Proposal
McKinstry PowerPoint Presentation
DES Energy Audit Agreement Template
DES Funding Authorization Form Template
Minutes from the 10/23/23 Community Services & Safety Committee meeting
11/20/23
No attachments
127
128
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/20/23
LK
ITEM INFORMATION
ITEM No.
6.D.
STAFF SPONSOR: LATRICIA KINLOW
ORIGINAL AGENDA DATE: 11/ 20/ 23
AGENDA ITEM TITLE Municipal Court Request Funding to hire 1.25 FTE to support Additional Photo
Enforcement Cameras
CATEGORY ® Discussion
Mtg Date 11/20/23
❑ Motion
Meg Date
❑ Resolution
Meg Date
❑ Ordinance
Mtg Date
❑ Bid Award
Meg Date
❑ Public Hearing
Meg Date
❑ Other
Meg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR'S
SUMMARY
In August, 2023 the Council approved an amendment to the contract with NovoaGlobal for
additional photo enforcement cameras. To support the additional cameras the court is
requesting funding to increase staffing by 1.25 FTE.
REVIEWED BY
❑ Trans&Infrastructure Svcs El Community Svcs/Safety ® Finance & Governance El Planning & Community Dev.
❑ LTAC El Arts Comm.
El Parks Comm. ❑ Planning Comm.
DATE: 11/13/2023 COMMITTEE CHAIR: KRULLER
RECOMMENDATIONS:
SPONSOR/ADMIN. TUKWILA MUNICIPAL COURT
COMMITTEE COMMUNITY SERVICE & SAFETY
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$ 244, 710
AMOUNT BUDGETED
$54,439.32
APPROPRIATION REQUIRED
$190,270
Fund Source: COURT BUDGET
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
11/20/23
MTG. DATE
ATTACHMENTS
11/20/23
Informational Memorandum dated 10/23/2023
Minutes from the 11/13 Finance & Governance Committee meeting
129
130
b3s N
TUKWILA MUNICIPAL COURT
,f 15005 Tukwila International Blvd., Tukwila, WA 98188
Main Line: (206) 433-1840 Fax: (206) 433-7160 Fax Email: Court@tukwilawa.gov
KIMBERLY A. WALDEN LaTRICIA KINLOW
Presiding Judge Judicial Branch Administrator
INFORMATIONAL MEMORANDUM
TO: Finance and Governance
FROM: Tukwila Municipal Court
BY: Kimberly Walden, Presiding Judge
LaTricia Kinlow, Judicial Branch Administrator
CC: Mayor Ekberg, David Cline
DATE: October 23, 2023
SUBJECT: Request to Hire One Full -Time Court Operations Associate and
Increase Current .75 FTE Court Operations Assistant to 1 FTE
ISSUE
The Tukwila Municipal Court is requesting approval and funding for additional staffing to
support the school zone photo enforcement program.
BACKGROUND
In 2019, the City Councill approved the Police Department's request to implement photo
enforcement for the school zone located at the 4500 block of S. 144th Street. During the
approval process the Council asked if the municipal court will be impacted. I informed the
Council based on my communication with my colleagues in other jurisdictions where photo
enforcement occurs that the court would need an additional 1.25 FTE to support the photo
enforcement program consisting of four cameras. The court's request was approved.
In August 2023, the City Council approved an amendment to the contract that will allow for
additional photo enforcement cameras at the request of the Police Department. The initial
communication was that two cameras would be added. Later we learned a total of four
cameras will be added to the program. To support the expansion of the photo enforcement
program, the court is requesting a budget amendment to increase staffing by 1.25 FTE.
DISCUSSION
The court has successfully implemented several technology enhancements to assist us with
the processing of the photo enforcement infractions. This is the reason why our request for
additional staffing is limited. Additional staffing is necessary to effectively and efficiently
process the citations issued by the Police Department, adequately assist the customers who
receive the infractions, and allow sufficient staffing to support the program.
131
FINANCIAL IMPACT
The estimated expense for supporting this request totals $190,270. The breakdown is as
follows:
2023 4th Quarter 1 FTE Court Operations Associate (New Hire)
2024 Annual for 1 FTE Court Operations Associate (same as above)
2024 Annual for 1 FTE Court Operations Assistant (Increase existing .75 FTE)
The above figures include salary and estimated benefits as provided by the Finance Department.
$ 19,650
$117,920
$ 52,700
$190,270
RECOMMENDATION
The Finance & Governance Committee is being asked to approve this request and submit this
item to the Regular Council Meeting on November 20th.
Cc: Vicky Carlsen — Finance Director
Tony Cullerton — Deputy Finance Director
Valerie Marino — Court Operations Supervisor
Mindy Breiner — Court Support Services Manager
132
City of Tukwila
City Council Finance & Governance Committee
Meeting Minutes
November 13, 2023 - 5:30 p.m. - Hybrid Meeting; Duwamish Conference Room & MS Teams
Councilmembers Present:
Staff Present:
I. BUSINESS AGENDA
Kate Kruller, Chair; Kathy Hougardy, De'Sean Quinn
Tony Cullerton, Vicky Carlsen, Laurel Humphrey, Adam
Schierenbeck, LaTricia Kinlow, Kim Walden, Valerie Marino, Julie
Hatley
A. Ordinance: Amending Business & Occupation Tax Provisions in the TMC
Staff is seeking approval of an ordinance that would adopt addition business and occupation
tax deductions and exemptions and establish or amend administrative provisions to align with
other Washington cities and allow more effective administration.
Item(s) for follow-up:
Provide more information about the proposed credit union exemption, including if other cities
with headquarters provide the exemption.
Committee Recommendation
Unanimous approval. Forward to November 27, 2023 Committee of the Whole.
B. Municipal Court Staffing Request
Staff is seeking Council approval of 1.25 FTE to provide additional coverage to support the
* automated traffic safety camera enforcement program.
Committee Recommendation
Unanimous approval. Forward to November 20, 2023 Regular Meeting.
C. September General Fund Expenditure Report
Staff presented the report.
Committee Recommendation
Discussion only.
MISCELLANEOUS
The meeting adjourned at 6:18 p.m.
Committee Chair Approval
133
134
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/6/2023
IG
11/20/2023
MB
ITEM INFORMATION
ITEM No.
6.E.(1)
STAFF SPONSOR: NORA GIERLOFF
ORIGINAL AGENDA DATE: 11/6/2023
AGENDA ITEM TITLE Request for rezone from Low Density Residential to High Density Residential at
13536 52nd Avenue S. This is a quasi-judicial matter and any and all discussion
related to this issue should occur during the meeting.
CATEGORY ❑ Discussion
Mtg Date
® Motion
Mtg Date 11/6
® Resolution
Mtg Date 11/20
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Meg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD
Finance ❑ Fire ❑ P&R ❑ Police ❑ MG
SPONSOR'S
SUMMARY
Tukwila has received an application to change the zoning and Comprehensive Plan map for
one parcel, current zoning Low Density Residential (LDR) to proposed zoning High Density
Residential (HDR). City Council voted to deny the application following a public hearing at
the November 6, 2023 Regular Meeting; a resolution adopting findings of fact and
conclusion is required to support the City Council's decision.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE:
COMMITTEE CHAIR:
RECOMMENDATIONS:
SPONSOR/ADMIN. Department of Community Development
COMMITTEE
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
AMOUNT BUDGETED
APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
11/6/2023
Public Hearing held with a motion to deny
11/20/2023
MTG. DATE
ATTACHMENTS
11/6/23
Informational Memorandum dated 10/31/2023
Staff Report with attachments
Draft Ordinance
11/20/23
Resolution for Denial
135
136
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, CONFIRMING THE DENIAL OF
THE PROPOSED COMPREHENSIVE PLAN MAP
AMENDMENT AND REZONE OF CERTAIN REAL PROPERTY
LOCATED AT 13536 52ND AVENUE S., TUKWILA, FROM
LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY
RESIDENTIAL (HDR).
WHEREAS, in 1995, the City of Tukwila adopted the Zoning Code and Map based
on consideration of existing conditions and long-term community goals, and these
documents may be reviewed and updated as appropriate; and
WHEREAS, as part of the City's 2022-2023 Comprehensive Plan docket of potential
amendments, the City received an application (permit no. L22-0127) for consideration of
a change to the Comprehensive Land Use and Zoning Maps for the property located at
13536 52nd Avenue South (the "Property"); and
WHEREAS, the zoning of the Property is currently Low Density Residential; and
WHEREAS, the Applicant seeks to rezone the entirety of the Property to High Density
Residential; and
WHEREAS, on May 9, 2023, the City mailed a Notice of Application to the
surrounding property owners and tenants, and on May 23, 2023, held the required public
meeting regarding the proposed rezone and change to the Zoning Map; and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act by making a determination on July 18, 2023, that no significant
environmental impact would occur as a result of the Zoning Map change; and
WHEREAS, notice of the public hearing was timely published in the Seattle Times,
posted onsite, and mailed to surrounding properties; and
CC:\Legislative Development\Denial of rezone for 13536 52' Ave S 11-14-23
M. Baker Andy Youn
Page 1 of 3
137
WHEREAS, on November 6, 2023, the City Council held a public hearing and, after
receiving and studying staff analysis and comments from the public, passed a motion by
a vote of 6-0 (1 recusal) to deny permit no. L22-0127;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions Adopted. The City Council hereby adopts
Findings and Conclusions, as set forth below in support of its decision to deny permit no.
L22-0127.
A. The facts regarding the proposal as set forth on pages 1-5 in the Staff Report
dated November 6, 2023, are hereby adopted as findings in support of
Council's decision to deny the permit no. L22-0127.
B. Pursuant to Tukwila Municipal Code ("TMC") Section 18.84.020, each
determination granting a rezone and the accompanying Comprehensive
Plan map change shall show specifically that all of the following conditions
exist:
1. The proposed amendment to the Zoning Map is consistent with the
goals, objectives, and policies of the Comprehensive Plan;
2. The proposed amendment to the Zoning Map is consistent with the
scope and purpose of TMC Title 18, "Zoning Code," and the
description and purpose of the zone classification applied for;
3. There are changed conditions since the previous zoning became
effective to warrant the proposed amendment to the Zoning Map; and
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and
general welfare, and will not adversely affect the surrounding
neighborhood, nor be injurious to other properties in the vicinity in
which the subject property is located.
C. After considering the Staff Report, as well as the public testimony, the City
Council concluded that the applicant failed to meet the fourth criterion in
TMC Section 18.84.020 because the proposed amendment to the Zoning
Map is not in the interest of furtherance of the public health, safety, comfort,
convenience and general welfare and will adversely affect the surrounding
neighborhoods, be injurious to other properties in the vicinity in which the
subject property is located due to potential externalities created by increased
development capacity on the site including increased traffic, inconsistencies
in permitted building height with the surrounding neighborhood, lack of
available on -street public parking in the immediate area, and anticipated
difficulties with construction on the site.
CC:\Legislative Development\Denial of rezone for 13536 52nd Ave S 11-14-23
M. Baker Andy Youn Page 2 of 3
138
Section 2. Rezone Denied. Based on the foregoing findings and conclusions, the
City Council denies permit no. L22-0127.
Section 3. Effective Date. This resolution shall take effect immediately upon its
passage and adoption.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC Cynthia Delostrinos Johnson
City Clerk Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Office of the City Attorney
CC:\Legislative Development\Denial of rezone for 13536 52' Ave S 11-14-23
M. Baker Andy Youn
Page 3 of 3
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140
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
11/6/2023
B)
11/20/2023
MB
ITEM INFORMATION
ITEM No.
6.E. (2)
STAFF SPONSOR: NORA GIERLOFF
ORIGINAL AGENDA DATE: 11/6/2023
AGENDA ITEM TITLE Request for rezone from Low Density Residential to Medium Density Residential at
6250 S. 151st St. This is a quasi-judicial matter and any and all discussion related to
this issue should occur during the meeting.
CATEGORY ❑ Discussion
Mtg Date
® Motion
Mtg Date 11/6
® Resolution
Mtg Date 11/20
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Meg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD
Finance ❑ Fire ❑ P&R ❑ Police ❑ MG
SPONSOR'S
SUMMARY
Tukwila received an application to change the zoning and Comprehensive Plan map for one
parcel, current zoning Low Density Residential (LDR) to proposed zoning Medium Density
Residential (MDR). City Council voted to deny the application following a public hearing at
the November 6, 2023 Regular Meeting; a resolution adopting findings of fact and
conclusion is required to support the City Council's decision.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC
DATE:
❑ Arts Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR:
RECOMMENDATIONS:
SPONSOR/ADMIN. Department of Community Development
COMMITTEE
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
AMOUNT BUDGETED
APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/6/2023
Public Hearing held with a motion to deny
11/20/2023
MTG. DATE
ATTACHMENTS
11/6/23
Informational Memorandum dated 10/31/2023
Staff Report with attachments
Draft Ordinance
11/20/23
Resolution for Denial
141
142
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, CONFIRMING THE DENIAL OF
THE PROPOSED COMPREHENSIVE PLAN MAP
AMENDMENT AND REZONE OF CERTAIN REAL PROPERTY
LOCATED AT 6250 S. 151ST STREET, TUKWILA, FROM LOW
DENSITY RESIDENTIAL (LDR) TO MEDIUM DENSITY
RESIDENTIAL (MDR).
WHEREAS, in 1995, the City of Tukwila adopted the Zoning Code and Map based
on consideration of existing conditions and long-term community goals, and these
documents may be reviewed and updated as appropriate; and
WHEREAS, as part of the City's 2022-2023 Comprehensive Plan docket of potential
amendments, the City received an application (permit no. L19-0123) for consideration of
a change to the Comprehensive Land Use and Zoning Maps for the property located at
6250 S. 151st Street (the "Property"); and
WHEREAS, the zoning of the Property is currently Low Density Residential; and
WHEREAS, the Applicant seeks to rezone the entirety of the Property to Medium
Density Residential; and
WHEREAS, on January 31, 2023, the City mailed a Notice of Application to the
surrounding property owners and tenants, and on February 15, 2023, held the required
public meeting regarding the proposed rezone and change to the Zoning Map (Exhibit A);
and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act by making a determination on June 15, 2023 that no significant
environmental impact would occur as a result of the Zoning Map change; and
WHEREAS, notice of the public hearing was timely published in the Seattle Times,
posted onsite, and mailed to surrounding properties; and
CC:\Legislative Development\Denial of rezone for 6250 s 151st 11-14-23
M. Baker Andy Youn
Page 1 of 3
143
WHEREAS, on November 6, 2023, the City Council held a public hearing and, after
receiving and studying staff analysis and comments from the public, passed a motion by
a vote of 6-1 to deny permit no. L19-0123;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions Adopted. The City Council hereby adopts
Findings and Conclusions, as set forth below in support of its decision to deny permit no.
L19-0123.
A. The facts regarding the proposal as set forth on pages 1-6 in the Staff Report
dated November 6, 2023 ("Staff Report") are hereby adopted as findings in
support of City Council's decision to deny permit no. L19-0123.
B. Pursuant to Tukwila Municipal Code ("TMC") Section 18.84.020, each
determination granting a rezone and the accompanying Comprehensive
Plan map change shall show specifically that all of the following conditions
exist:
1. The proposed amendment to the Zoning Map is consistent with the
goals, objectives, and policies of the Comprehensive Plan;
2. The proposed amendment to the Zoning Map is consistent with the
scope and purpose of TMC Title 18, "Zoning Code," and the
description and purpose of the zone classification applied for;
3. There are changed conditions since the previous zoning became
effective to warrant the proposed amendment to the Zoning Map; and
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and
general welfare, and will not adversely affect the surrounding
neighborhood, nor be injurious to other properties in the vicinity in
which the subject property is located.
C. After considering the Staff Report, as well as the public testimony, the City
Council concluded that the applicant failed to meet the fourth criterion in
TMC Section 18.84.020 because the proposed amendment to the Zoning
Map is not in the interest of furtherance of the public health, safety, comfort,
convenience and general welfare and will adversely affect the surrounding
neighborhoods, be injurious to other properties in the vicinity in which the
subject property is located due to potential externalities created by increased
development capacity on the site including increased traffic, potential
environmental impacts including reduced buffers from neighboring
properties and impacts to any potential wetlands.
CC:\Legislative Development\Denial of rezone for 6250 s 151st 11-14-23
M. Baker Andy Youn
144
Page 2 of 3
Section 2. Rezone Denied. Based on the foregoing findings and conclusions, the
City Council denies permit no. L19-0123.
Section 3. Effective Date. This resolution shall take effect immediately upon its
passage and adoption.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2023.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC Cynthia Delostrinos Johnson
City Clerk Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Office of the City Attorney
CC:\Legislative Development\Denial of rezone for 6250 s 151st 11-14-23
M. Baker Andy Youn
Page 3 of 3
145
146
TO:
City of Tukwila
Allan Ekberg, Mayor
Mayor's Office - David Cline, City Administrator
The City of opportunity, the community of choice
Mayor Ekberg
Councilmembers
FROM: David Cline, City Administrator
DATE: November 14, 2023
SUBJECT: City Administrator's Report
The City Administrator Report is meant to provide the Council, staff and community with an update
on the activities of the City and on issues that concern Tukwila. Please let me know if you have any
questions or need additional information about any of the following items.
I. Intergovernmental Update
• Meeting with Congressman Smith: On October 30, Mayor Ekberg, Deputy City Administrator
Mayer and Chief Dreyer met with Congressman Adam Smith to discuss the Asylee situation at
Riverton Park United Methodist Church.
• Communities in Action Meeting: Mayor Ekberg traveled to Washington DC October 31 to
participate in a Communities in Action: Building a Better Washington and Oregon meeting at
the White House.
• Puget Sound Fire Board Meeting: City Administrator Cline and Councilmember McLeod
participated in a Puget Sound Fire Board meeting on November 1.
• Conference Call with Senator Cantwell: On November 7 Mayor Ekberg had a conference call
with Senator Maria Cantwell and White House Director of Intergovernmental Affairs Tom
Perez regarding the Asylee situation at Riverton Park United Methodist Church.
• King County City Managers/City Administrators Meeting: City Administrator Cline hosted
the King County City Managers/City Administrators meeting at the Tukwila Justice Center on
November 8.
• Meeting with King County Councilmember/Flood District Commissioner Upthegrove: On
November 8 Mayor Ekberg and staff met with King County Councilmember/Flood District
Commissioner Dave Upthegrove regarding the George Long property sale.
• WCIA Executive Committee Meeting: City Administrator Cline participated in a Washington
Cities Insurance Authority Executive Committee meeting on November 9.
• WRIA 9 Watershed Ecosystem Forum: On November 9 Mayor Ekberg participated in a WRIA 9
Watershed Ecosystem Forum meeting.
• Veterans Day Luncheon: On November 9 Mayor Ekberg and Councilmember McLeod
attended the annual Veteran's Day Lunch at the Tukwila Community Center.
• Museum of Flight Veterans Day Event: Mayor Ekberg offered welcoming remarks at the
Museum of Flight Veterans Day event on November 11.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
147
City Administrator's Report
November 14, 2023
Page 2
II. Community Events
• Senior Thanksgiving Lunch: The 33rd Annual Senior Thanksgiving Lunch will be held
November 21 at 11 AM at the Double Tree Inn and Suites by Hilton in Tukwila.
iii. Staff Updates
Public Safety
• Officers Participate in Trunk or Treat: On Halloween day, our officers were able to stop at
the Foster -Tukwila Presbyterian Trunk or Treat to hand out glow sticks, and also got to walk
some trick or treaters around the neighborhoods.
• Showalter Middle School Safety Week: The School Resource Officer gave a presentation at
Showalter Middle School during their safety week.
Project Updates
• 2023 Annual Overlay Program: Estimated Completion: Oct 2023
The Annual Overlay program is a maintenance program focused on keeping the City's streets
in good or better condition for both vehicular and pedestrian traffic. Construction started on
July 10, 2023. The following streets are in the program and have the following updates:
o S. 139th St., 51st Ave. S, 52nd Ave S, S. 137th St. - Asphalt overlay and the new chain
link fence transition at 53rd/139th have been completed. Crosswalks are complete but
advance warning signs may be a few weeks out.
O 32nd Ave. S, 33rd PI S - Asphalt overlay has been completed. We have noted a small
sink hole near the north end of the 32nd scope that will need additional attention.
o S 140th St. - Asphalt overlay and replacement of the asphalt speed humps between
33rd Place and 35th Avenue have been completed.
O 35th Ave. S - Asphalt overlay has been completed.
o S. 142nd St., 37th Ave. S - Water District 125 waterline installation on these streets is
complete and final overlay has been placed. Edge restoration and casting
adjustments are complete except at S 140th St.
o S. 144th St. - All work is complete at this location.
O 42nd/119th Pedestrian Crossing - The majority of the work at this crossing has been
completed. Final channelization is complete. Installation of the project signs, flashing
beacons and handrail remain. RRFB placement expected in January. The low
concrete strength of the raised crosswalks has been resolved.
0
Boards, Commissions and Committees
• Arts Commission: The next meeting is scheduled for November 29, 2023.
VACANT: Student Representative.
• Civil Service Commission: The next meeting is scheduled for November 16, 2023.
1 Resident position term expires March 31, 2024.
No vacancies.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
148
City Administrator's Report
November 14, 2023
Page 3
• COPCAB: The next meeting is scheduled for December 14, 2023.
1 Resident position term expires March 31, 2024.
1 Business Representative position term expires March 31, 2024.
VACANT: 1 Business Representative position, 1 School District Representative and Student
Representative.
• Equity & Social Justice Commission: The next meeting is scheduled for December 7, 2023.
1 City Council position term expires March 31, 2024.
2 Education position terms expire March 31, 2024.
1 Community position term expires March 31, 2024.
1 City Employee position term expires March 31, 2024.
VACANT: 1 Education/Community Representative.
• Human Services Advisory Board: The next meeting is scheduled for November 16, 2023.
1 Resident position term expires March 31, 2024.
1 Business position term expires March 31, 2024.
VACANT: 1 Resident position and 1 Business Community Representative.
• Library Advisory Board: The next meeting is scheduled for November 14, 2023.
3 Resident position terms expire March 31, 2024.
No vacancies.
• Lodging Tax Advisory Committee: The next meeting is scheduled for November 17, 2023.
All positions are 1-year terms.
VACANT: 1 Business Collecting Tax Representative and 1 Funded by Tax Representative.
• Park Commission: The next meeting is scheduled for December 13, 2023.
2 Community position terms expire March 31, 2024.
VACANT: 1 Community Member.
• Planning Commission: The next meeting is scheduled for December 14, 2023.
1 Business position term expires March 31, 2024.
3 Resident position terms expire March 31, 2024.
No vacancies.
IV. Responses to Council/Community Inquiries
Date of Inquiry
Inquiry
Response
10/23/23 and
Public commenter
KC Metro has provided 2 Rectangular Rapid
11/13/23
expressed concerns
Flashing Beacons (RRFBs) in the recent past
about speeding cars in
to address pedestrian safety. In addition, the
the neighborhood near
CIP includes a project for a traffic signal at
City Hall.
65th and Southcenter Blvd pending grant
funding, and this topic is scheduled for the
11/20/23 TIS meeting. Staff will add 62nd Ave
S pedestrian safety to the Neighborhood
Traffic Calming program list to evaluate speed
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
149
City Administrator's Report
November 14, 2023
Page 4
treatment options in the context of the larger
program.
11/13/23
Public commenter
expressed frustration
with short plat
process.
Staff is planning to meet with the individual
within the next week.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
150
UPCOMING MEETINGS AND EVENTS
NOVEMBER - DECEMBER 2023
City Council meetings and Council Committee meetings will be conducted in a hybrid model, with in -person and virtual attendance available.
NOV 20 MON
NOV 21 TUE
NOV 22 WED
NOV 23 THU
NOV 24 FRI
NOV25 SAT
➢ Planning and
Community
Development
Committee
5:30 PM
City Hall — Hazelnut
Room
Hybrid Meeting
S. Transportation and
Infrastructure Services
Committee
5:30 PM
6300 Building — 2nd
Floor
Duwamish Conference
Room
Hybrid Meeting
➢ City Council
Regular Meeting
7:00 PM
City Hall Council
Chambers
Hybrid Meeting
SENIOR THANKSGIVING
LUNCHEON
This event is fully booked.
Sign up to be on the waitlist.
11:00 AM
DoubleTree Inn and Suites
Click here for information.
T SOUNDTRANSIT
COMPLETE THE SURVEY
TO WIN UP TO $250
Take Sound Transit's
15-minute passenger
experience survey and win up
to $250! Your input will help
Sound Transit to prioritize
efforts to provide a better
passenger experience.
Other languages are
available.
Survey ends today
Click here for the survey.
itiolt
77ieme4q ev#ig
Day
City offices are closed.
Dag 4'te
Alt.
City offices are closed
DIVERSITY AND
RECRUITMENT
WORKSHOP
Fire service mentors will be
discussing the ins and outs
of written exams, physical
and mental wellness, oral
boards, medical and
psychological exams and
more! This workshop is
open to everyone at least
16 years of age. Breakfast
and lunch will be provided.
8:00 AM — 3:30 PM
Shoreline Location
Sign-up by Dec 10
Click here for information.
NOV 27 MON
NOV 28 TUE
NOV 29 WED
NOV 30 THU
DEC 1 FRI
DEC 2 SAT
➢ Community Services
and Safety Committee
5:30 PM
City Hall — Hazelnut
Room
Hybrid Meeting
➢ Finance and
Governance
Committee
5:30 PM
6300 Building — Suite
100
Foster Conference
Room
Hybrid Meeting
➢ City Council
Committee of the
Whole Meeting
7:00 PM
City Hall Council
Chambers
Hybrid Meeting
Special Meeting
to follow
Committee of the Whole
Meeting.
Public Health
Seattle & King County
KING COUNTY EMERGENCY
MEDICAL TECHNICIAN
TRAINING & RECRUITMENT
Apply to be considered for the
February 2024 class program.
This is a free 12-week EMT
course for individuals who
excel at working in diverse
communities. Upon completion
of the program, a path to
obtaining certification and a
career will be provided.
Applications due Dec 15
Click here for information.
➢Arts Commission
6:00 PM
Hybrid Meeting
GNe Blood n Save 3 Uves
10044
DONATE BLOOD AND
ENTER TO WIN 2 VIP
TICKETS PLUS
MEET & GREET WITH
MACKLEMORE BY TODAY!
It takes 1,000 donors a day to
sustain a blood supply for
patients in our community.
Click here to schedule an
appointment.
Or call 1-800-398-7888.
.ids
SPIRIT
GIVING
Give a Little, Help a Lot
Tukwila Parks & Recreation
and Rotary Club of SeaTac-
Tukwila are collecting
donations to help
approximately 400 Tukwila
children in need.
Donations due today
Click here for information.
Public Health kji
Seattle & King County �1
Open enrollment for health
insurance starts Nov 1, and
now everyone in WA State
can purchase health and
dental insurance regardless
of immigration status.
Click here for information.
GREENTUKWILA
HEAL OUR HABITAT AT
CODIGA PARK
Join City of Tukwila and
EarthCorps as we continue
work in the natural area on
the Duwamish River.
Gloves, tools, water and
snack bars will be provided.
10:00 AM -1:00 PM
Codiga Park
12535 50th PI S
Click here to register.
CITY HALL & 6300 BUILDINGS ARE OPEN TO THE PUBLIC MONDAYS, WEDNESDAYS & THURSDAYS 8:30 AM — 4:00 PM
NEIGHBORHOOD WATCH GROUP HELP
Police Community Engagement Coordinator can help to create a neighborhood watch group in your neighborhood and apartments.
Click here to email Brooke Lamothe.
FREE CRIME PREVENTION SURVEY FOR BUSINESSES TO ENHANCE SECURITY
Police Community Engagement Coordinator will visit your business to conduct a security assessment and recommend making your business more secure. Allow up to 2 weeks for
an appointment date confirmation. Click here to make an appointment.
FOOD BANK OPENS: TUESDAYS, THURSDAYS AND SATURDAYS 10:00 AM — 2:30 PM 3118 S 140TH ST, TUKWILA
To.(cevit?cr VOLUNTEERS — In need of volunteers for food packaging or food distributions. To volunteer, click here to sign up.
DONORS — Please donate at tukwilapantry.org/please-donate/. Donations can be dropped off on Tuesday -Saturday from 8 AM —11 AM or by appointment.
Click here for a current list of items in need.
STILL WATERS SNACK PACK NEEDS YOUR DONATIONS AND VOLUNTEER HELP!
SnackPack distributes food bags on Fridays to Tukwila students in need. Click here for the Snack Pack list.
VOLUNTEERS NEEDED ON WEDNESDAYS. Pack snacks every Wednesday at 9:30 AM.
To volunteer, email Stillwatersfamilyservices@gmail.com. To deliver food, click here to register with Tukwila School District.
Please donate to feed our Tukwila kids. Click here to donate online or mail checks to Still Waters, PO Box 88984, Tukwila WA 98138.
Rr
Recology
TUKWILA SOLID WASTE SERVICE STARTS ON NOV 1 WITH RECOLOGY
If you have any outstanding questions regarding your solid waste service change, the Recology customer service team will be happy to assist you.
Call customer service at 206-944-3900 or email Tukwila@Recology.com.
If your trash has not been picked up, then please contact Colleen Minion, City of Tukwila Solid Waste Analyst, at 206-431-2445.
City of Tukwila provides 50% discount to eligible residents. Click here for information and to apply online.
FREE ONLINE TUTORING AND HOMEWORK HELP FOR GRADES K THRU 12
Use a computer, tablet, smartphone or home phone to connect with tutors by phone or on Zoom. Click here for information.
FUN ACTIVITIES AND OTHER EVENTS AT TUKWILA LIBRARY
Tukwila Library offers many resources and services. Click here for information.
STREAM MOVIES FOR FREE!
Use your KCLS library card to stream thousands of movies for free! Watch indie films, worid cinema, documentaries and more on Kanopy. Sign in with your library card to start
watching. Click here for more information.
FREE MUSEUM AND PARK PASSES
Enjoy local art, parks, culture, history and science museums for FREE with your library card! Click here for more information. En espanol ,sr,tkk
151
152
Tentative Agenda Schedule
MEETING 1 —
REGULAR
MEETING 2 —
C.O.W.
MEETING 3 —
REGULAR
MEETING 4 —
C.O.W.
NOVEMBER 6
See below link for the
agenda packet to view
the agenda items:
November 6, 2023
Regular Meeting
NOVEMBER 13
See below link for the
agenda packet to view
the agenda items:
November 13, 2023
Committee of the Whole /
Special Meeting
NOVEMBER 20
See below link for the
agenda packet to view
the agenda items:
November 20, 2023
Regular Meeting
NOVEMBER 27
SPECIAL ISSUES
- An ordinance granting Valley View
Sewer District a non-exclusive
franchise to construct, maintain,
operate, replace and repair a sewer
system within public rights -of -way of
the City of Tukwila, and fixing a time
when the same shall become
effective.
- An ordinance amending the Business
& Occupation Tax Ordinance.
- An ordinance amending Ordinance
No. 2537 §4 and §7, as codified at
Tukwila Municipal Code Chapter 2.35,
"Lodging Tax Advisory Committee";
amending the number of members
for the Lodging Tax Advisory
Committee and date for submission
of the annual report; providing for
severability; and establishing an
effective date.
- A contract for the Tukwila
Community Center Business Plan and
Recreation Programming.
- An update on Community Health and
Wellness Center Project.
- An update on the Riverton
encampment.
MEETING 1 —
REGULAR
MEETING 2 —
C.O.W.
MEETING 3 —
REGULAR
MEETING 4 —
C.O.W.
DECEMBER 4
CONSENT AGENDA
- Authorize the Mayor to sign a contract with PROS
Consulting Inc., for the Tukwila Community Center Business
Plan & Recreation Programming Plan in the amount of
$119,405.00.
- An ordinance granting Valley View Sewer District a non-
exclusive franchise to construct, maintain, operate, replace
and repair a sewer system within public rights -of -way of the
City of Tukwila, and fixing a time when the same shall
become effective.
- An ordinance amending Ordinance No. 2537 §4 and §7, as
codified at Tukwila Municipal Code Chapter 2.35, "Lodging
Tax Advisory Committee"; amending the number of
members for the Lodging Tax Advisory Committee and date
for submission of the annual report; providing for
severability; and establishing an effective date.
- Authorize the Mayor to sign Amendment to Contract #22-
153 with the Washington State Department of
Transportation for Transportation Demand Management
outreach services through Hopelink, in the amount of
$65,000.00.
- Authorize the Mayor to sign a contract with Fehr and Peers
for a local road safety plan in the amount of $249,705.00.
- Authorize the Mayor to sign a contract for signal design for
Southcenter Boulevard and 65th Avenue South, in the-
amount of $100,000.00.
- Authorize the Mayor to sign a grant agreement with
WSOPD in the amount of $75,000.00.
- Authorize the Mayor to sign a contract with ESRI for GIS, in
an amount not to exceed $62,536.00.
- Authorize the Mayor to sign a contract for Police
Department evidence temperature control for biological
evidence preservation.
PUBLIC HEARINGS
An ordinance terminating a condition in Ordinance No. 1978
that the vacated portion of 35th avenue south remain open to
pedestrian traffic; providing for severability; and establishing
an effective date.
UNFINISHED BUSINESS
- An ordinance terminating a condition in Ordinance No. 1978
that the vacated portion of 35th avenue south remain open
to pedestrian traffic; providing for severability; and
establishing an effective date.
- An ordinance amending Ordinance No. 2689 §11, §12, §13,
§22, and §33, as codified in TMC Chapters 3.26 and 3.27;
to adopt additional business and occupation tax deductions
and exemptions; to establish additional administrative
provisions; and to amend administrative provisions related
to tax filing requirements and appeals; providing for
severability; and establishing an effective date.
- An ordinance establishing Tukwila Municipal Code Section
9.28.038, "Avoiding an Intersection"; providing for
severability; and establishing an effective date.
- Authorize the Mayor to sign a grant agreement with King
County for the Best Starts for Kids Capital grant, in the
amount of $500,000.00.
DECEMBER 11
SPECIAL ISSUES
Resolutions of Service Appreciation
for:
- Mayor Ekberg
- Councilmember Hougardy
Councilmember Kruller,
Councilmember Delostrinos
Johnson.
Special Meeting to follow
Committee of the Whole
meeting.
CONSENT AGENDA
- Resolutions of Service Appreciation
for:
- Mayor Ekberg
- Councilmember Hougardy
_ Councilmember Kruller
- Councilmember Delostrinos
,Johnson.
Award a bid and authorize the
Mayor to sign a contract for the
Green River Trail Connector
Project in the amount of
$1,300,000.00.
- Authorize the Mayor to accept a
grant from the Washington State
Department of Commerce for the
Growth Management Act Periodic
Update (for Fiscal Year 2024), in
the amount of $62.500.00.
NEW BUSINESS
A motion regarding potential
property acquisition.
DECEMBER 18
DECEMBER 25
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a
Vic
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iu
City offices and
community center closed.