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Home My WebLink AboutPCD 2026-02-09 Item 1B - Discussion - 2026 Planning Commission WorkplanCity of Tukwila Thomas McLeod, Mayor Marty Wine, City Administrator AGENDA BILL ITEM NO. 1 B Agenda Item 2026Planning Commission Workplan Sponsor Neil Tabor, A|CP;Senior Planner Department ofCommunity Development Legislative History February 9.2O28 Planning & Community Development Committee Recommended Motion 0Discussion Only [] Action Requested EXECUTIVE SUMMARY In order to streamline processes and keep the Planning and Community Development (PCD) Committee appriaed, staff is requesting approval of the Planning Commission's upcoming vvurhp|an |tanoa. DISCUSSION Per TMC 18.82.040, the City Council shall decide if they want to review potential amendments to the K8UniCip8| Code, Or if the Planning COrnmniSSiOn (PC) ShOU|d complete that review. The Planning COOnnliSSiOn vvOU|d then diSCUSS the pn]pOS8|. hold 8 public hearing, and then forward their recommendation to the Council. Each amendment requires at least one public hearing before the Council takes action. TvpiC8||y, the staff briefs the C0UnCi|'S Planning and Community Development (PCD) Committee On items to be discussed by the Planning COnnrniSSiOn and receives guidance On how the topics should be processed. With only 12 or fewer PCD meetings a year, there are limited opportunities for the staff to receive PCD input on PC and staff work plan items. To manage PCO time efficiently and establish @ predictable topic GCh8du|8 for the Planning Commission, staff is asking the PCD to review the fU||0vving list Of potential code amendment topics and provide approval for the Planning Commission to add these items to its 2025VYOrhp|8O.ASthe year progresses and circumstances arise, staff may return b]PCDwith additional requests kJadd other items. The following discussion addresses potential code amendments and topic areas proposed for the PC's 2026w0rhn|Gn. Items discussed in the 2O25wOrhu|8n are not included in the 2026wOrkp|Gn but may be returned to PCD after Planning Commission review. Staff is requesting that the Planning Commission review and hold hearings on all the following topics listed. Any proposed amendments would return to the PCID as ordinances with the Planning Commission's recommendation and any comments received in the public hearing. 2026 Proposed Workplan Items Comer Stores Businesses within predominantly residential zones, such as the Community Residential (CR) zone, are currently limited tn home occupation businesses. Home Occupation businesses are |irniU9d in the number Ofallowed ViSiLO[S and are often more akin to home offices than retail spaces. Adding flexibility for more customer -facing businesses within residential areas can help create "third places" beyond 12 home and work which create opportunities to interact with neighbors, support small businesses, walk instead of drive for small errands and support neighborhood identity and convenience. Corner stores or similar small businesses exist within predominantly residential areas across Washington, often as "nonconforming uses." These uses are often not permitted by current regulations but rather came into existence prior to the advent of more restrictive regulations or through annexation from another jurisdiction. The Washington State Legislature has proposed bills in both the 2024 and 2026 sessions, HB 2252 and HB 1175 respectively, to require jurisdictions, such as Tukwila, to permit small commercial businesses within residential areas. It is unknown whether HB 1175 will become law or, if passed, it will be substantially similar to the current draft. However, increased allowances for small neighborhood retail options can help support many of the adopted comprehensive goals and policies addressing walkability, placemaking, and climate, regardless of legislative requirements. Staff would like to further explore this topic with the Planning Commission and develop draft code amendment language for City Council consideration. Cities such as Burien and Seattle have recently adopted similar measures to broaden allowances for commercial uses within predominantly residential areas. Figure 1. Drip & Sip Cafe High Tech Industrial Uses in Tukwila South Overlay In the interest of clarifying allowances for high tech industrial uses within the Tukwila South Overlay, staff would like to bring the topic to the Planning Commission for their input. High tech industrial uses can be highly desirable for job creation and have multiplier effects in supporting other highly paid jobs. However, these uses must be balanced with impacts on, and compatibility with, other nearby uses. The Tukwila South Overlay permits a variety of residential uses which may not be compatible with certain high tech industrial uses without additional clarification or regulations on the use. Tree Code Updates With significant updates to housing and other related regulations over the last year reevaluating and exploring changes to existing tree regulations would ensure that the City is on track to meet tree canopy goals. This work would be informed by data gathered through the Salmon Recovery Grant. 13 Exploring Compliance with Upcoming TOD Requirements In 2025, the legislature adopted House Bill 1491. This bill mandates that cities like Tukwila amend zoning standards to permit medium- to high -density housing near major transit stations, including Link light rail, Sounder, and RapidRide stops. Additionally, the bill requires Tukwila to amend standards relating to mandatory housing affordability, tax exemptions, and parking requirements, and sets limits on the impact fees that Tukwila can charge. As major transit stations exist across Tukwila, in multiple neighborhoods and across a variety of zones, the scope of work has the potential to be large and complex, and may benefit from phasing. The deadline for Tukwila to be in full compliance with this bill is December 31, 2029. Beginning this work in 2026 will allow the Department to ensure that current projects support the State's TOD requirements. It will also allow time to verify that all potential options for compliance are evaluated, which will be essential as the City works toward full implementation. Zone Consolidation Tukwila currently has 19 zoning districts, in addition to a number of overlays amending allowed uses or development standards within those boundaries. The development market for uses permitted in many of these zoning districts has changed significantly since the COVID 19 pandemic and ongoing changes in federal trade policy. Zoning districts, such as "Office" which previously focused on development and preservation of office uses, are not anticipated to see the same demand in the near and medium term as demand for office space remains low. Additionally, recent code amendment packages simplified the Land Use Table, narrowing discrepancies between many zoning districts with similar comprehensive plan goals. Staff would like to explore opportunities to consolidate zoning districts with the Planning Commission. Any change in zoning would require a comprehensive plan amendment and would be combined with the annual comprehensive plan update cycle. For this reason, this work may extend out to 2027. Aligning Comprehensive Plan Language with Housing with King County Requirements As part of the comprehensive plan update process, King County reviewed housing policy language for consistency with the King County Countywide Planning Policies. While the Housing Element and policies were largely found to be consistent with the Countywide Policies, some items were requested to be updated for consistency in language or prioritization. Combining these updates with any other comprehensive plan update item would be logical. Items Upcoming in 2027 -Lot splitting -Shoreline Master Program Update -Climate Change Element Items Continued from 2025 Affordable Housing Bonuses for Religious Facilities RCW 36.70A.545 requires fully planning cities to "allow an increased density bonus consistent with local needs for any affordable housing development of any single family or multifamily residence located on real property owned or controlled by a religious organization". The Tukwila Municipal Code currently contains no such provision for increased density on property owned or controlled by a religious organization. To comply with state law and provide transparency for potential developers, a code amendment addressing these requirements is advised. 14 Safe Parking Standards As a response to the ongoing housing crisis and the need to provide safe options for unhoused individuals, safe parking sites have been established in several cities, including Bellevue, Kirkland and Tacoma. Safe parking sites can help provide stability for persons and families living out of their vehicles by offering a legal, secure location to sleep. Many sites also offer wraparound services such as showers, case workers and health services on -site. Cities are required to allow religious organizations to host unhoused individuals in a number of temporary housing configurations, including "vehicle resident safe parking", per RCW 35A.21.360. Staff suggests exploring a code amendment to establish regulations specific to safe parking sites, compliant with RCW 35A.21.360. ATTACHMENTS N/A 15