HomeMy WebLinkAboutPlanning 2026-03-26 COMPLETE AGENDA PACKETThomas McLeod,
enurerrrent of Corry unity eve
pm
rat Nor ca ierlo AICP,Director'
CITY OF TUKWILA
PLANNING COMMISSION AGENDA
MARCH 26, 2026 - 6:30 PM
Join in -person at: 6200 Southcenter Blvd, Council Chambers, Tukwila, WA. 98188 To participate in
the virtual meeting at 6:30 pm:
By Phone: Dial +1 253-292-9750, Access 779 253 241#
Online: To join this meeting virtually please click on Planning Commission on the 3/26/26
calendar date on the events page located at https://www.tukwilawa.gov/events/
For Technical Support during the meeting, you may call 1-206-433-7155
ayor
I. Call to Order
IL Roll Call
III. Amendment of the Agenda, if necessary
IV. Approval of Minutes — 10/23/25
V. General Public Comments (acknowledge non -hearing -related written comments received)
VI. Introduction of new PC Members
VII. New Business
1. Summary of Comprehensive Plan and recent Municipal Code Amendments (Neil
Tabor, Senior Planner, AICP and Isaac Gloor, Senior Planner)
2. Anticipated 2026 Planning Commission Items (Neil Tabor, Senior Planner, AICP)
VIII. Director's Report
IX. Adjournment
General Public Comments: Persons wishing to provide general comments on any non-public hearing, planning -
related topic may submit their written comment to BoardsComms@TuCkwilaWA.gov. Comments received before
5:00 p.m. the day before the PC meeting will be forwarded to Commissioners prior to their meeting. Materials
received after that time will be forwarded prior to the next meeting.
Reminder: Staff are available to address PC questions regarding packets. Please call or email PC Secretary Wynetta
Bivens, (206-431-3654 Wynetta.Bivens(cTukwilaWA.gov) to be connected with a staff member. Thank you!
Phone: 2 -4 -1800 * Email: ayor Tukwila l'A.gov * Websdte: Tukwilali4i'A.gov
City of Tukwila
Department of Community Development - Nora Gierloff, AlCP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Thomas McLeod, Mayor
Date: October 23, 2025
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, hi -Person Attendance,
and Council Chambers, 6200 Southcenter Blvd., Tukwila, WA 98188
I. Call to Order
Chair Durant called the Tukwila PC meeting to order at 6:30 p.m.
II. Roll Call
The PC Secretary took roll call.
Present: Chair Ann Durant; Vice Chair Alex Kaehler; Commissioners Louise
Strander; Jane Ho; and Jacob Halverson
Absent (Unexcused): Richard McLeland Wieser
Staff:
Long Range Planning Manager Nancy Eklund, American Institute of
Certified Planners (AICP), Department of Community Development (DCD);
and PC Secretary Wynetta Bivens, DCD
III. Amendment of the Agenda
No changes to the agenda were requested.
IV. Approval of Minutes
Commissioner Ho moved to adopt the 8/28/25 Minutes. Commissioner Kaehler
seconded the motion. Commissioner Strander abstained due to absence. Motion
passed.
V. Written General Public Comments
No submittals.
VI. Unfinished Business
None.
VII. New Business
1. PC Bylaws (Nancy Eklund, Long Range Planning
Manager)
Tukwila City Hall • 6200 Sou center Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
1
Planning Commission Minutes
10/23/25
Page 2
Staff requested that the PC consider amendments to the Tukwila Planning Commission Rules of
Procedure (Bylaws) to: Bring them into alignment with recent modifications to the PC's
responsibilities; standardize meeting protocols to be consistent with the Revised Code of
Washington and Robert's Rules of Order; streamline procedures where appropriate. Staff walked
through several revisions included in the draft bylaws
Staff is recommending that the Planning Commission Rules of Procedure for the TukwilaPlanning
Commission and Board of Architectural Review be amended to reflect current requirements of the
Commission, such as
- Rename the Rules of Procedure... to Bylaws, as they are called in TMC 2.36.
- Adopt the revisions in the draft PC Bylaws:
Requested Action
The PC is being asked to approve the recommended amendments listed in the draft PC Bylaws in
the October 13, 2025, staff report in the 10/23/25 PC packet.
Commissioner Halverson moved to adopt the proposed revisions to the draft PC Bylaws.
Commissioner Ho seconded the motion. Motion carried.
2. Director's Report
- The PC were infoliiied that they would not likely meet in November or December.
A list of future agenda items was shared. Some items were into 2027 and beyond.
VIII. Adjournment
Commissioner Halverson moved to adjourn. Commissioner Ho seconded the motion. Motion
passed.
Adjourned:
5 p.1
Submitted by: Wynetta Bivens, PC Secretary
2
Phone: 206-433-1800 * Email: ayor TukwilaWA.gov • Website: TukwilaWA.gov
�
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
Tukwila Planning CODlODisSkJD
Nora Giedoff Community Development Director
Neil Tabor, Senior Planner, DCDand Isaac G|oor,Senior Planner, []C[]
March 26.2O26
SUBJECT: Summary of Comprehensive Plan and recent Municipal Code Amendments
ISSUE
The City has made substantial updates toits comprehensive plan and development regulations
in last few years. In this memo staff has prepared a high-level summary of the scope of changes
and work done by Commission and Council to provide context for new Planning Commissioners
and other Commissioners who joined during the process.
DISCUSSION
Comprehensive Plan Update
The comprehensive plan serves as the guiding policy document for the City, incorporating plans
and documents to coordinate efforts to best achieve City goals. The plan must comply with
required items from the state Department ofCommerce, Puget Sound Regional Council and
King County Countywide Planning Policies. Significant changes to requirements during the 2024
periodic update included enhanced housing policies including differentiation of housing targets
byaffordability levels and housing preservation and iDC|USiVity.enhanced climate change
policies, and additional requirements for tracking of progress on goals between periodic
updates, amongst a litany of other requirements. Staff worked to consolidate the number of
elements (Ch@pt8[S)Ofthe plan and find areas iDwhich the plan could be abbreviated and
written in OOOFH plain |8OgU8g8.
Links toRelevant Materials
1. Ordinance 3753.2D24Comprehensive Plan
2. Ordinance 2753.Document
3. P|8nninq CnnnrniSsiOn Comprehensive Plan Staff Report
Middle Housing Update
|Othe 2023legislative session the Washington State Legislature passed HB111Q,mandating
the allowance of middle housing types (dup|exea, stacked flata, cottage houaing, etc.) in areas
previously zoned exclusively for single-family housing. As one of the Governor's priorities, this
piece of legislation aimed to address the growing housing shortage by expanding housing types
that could be Cr88t8d' generally at higher densities and lower price points than COnlpGr8b|8 new
single-family housing. With @ deadline nfJune 30.2025koadopt compliant regulations, staff
worked with the pub|iC, stakeholders, consultants, Planning Commission and City Council to
update development regulations complying with new state requirements from this and other
related housing legislation. Other logical amendments, which aligned with adopted
comprehensive plan goals were also integrated into the update.
A general summary of updates can be found below with more detail available in the linked
INFORMATIONAL MEMO
Page 2
Rezone
All land within the LDR and MDR zoning districts was rezoned to a new Community Residential
(CR) zoning district. Consolidation of these two zones streamlined the middle housing adoption
and eliminated unnecessary differentiation inzones.
Density &Housing Type Allowances
The following density and housing type allowances were updated to:
* Establish o rninirnurn lot size for the CF| zoning dio[hn[ of 5,000 equona feet, replacing the
previous minimum lot sizes of 6,500 square feet and 8,000 square feet for the LDR and
MDR zoning districts respectively.
* Count accessory dwelling units toward the total density allowance
* Allow three units per |O[ (outside Of1/4 mile transit buffer), with additional unit 8||Ovv8nCe per
1.500 aquony feet lot of additional lot area, up to 5 units per lot
* Allow four units per lot (within 1/4 Dli|e transit buffer), with GddiU003| unit @||Uvv8DCe per
1'500 square feet lot of additional |0t area, Up LO 5 units per lot
* Allow 8 of middle housing types, only not allowing SiXp|exOS
Parking
Required parking was amended to:
* 1 parking space per middle housing dwelling unit /OULSide of the 1/2nli|e major transit stop
buffer)
* No parking requirement within the 1/2 mi|e major transit atop buffer. per State |avv
* No parking required for ADU units
Setbacks & Building Massing
Setbacks were amended to:
• Reduce the previous 20-fOOtLDR front setback tO15feet iOthe CR zone, with additional
encroachment allowances for porches and certain architectural features
* Reduce the previous 104bOtL[}Rrear setback tO5feet inthe CR zone Increase building
height allowance LO35feet |OC[88S8 building lot coverage tO 50%
Road & Frontage Standards
Standards were amended to:
• Broaden allowances for use ofmore proportionately -sized roads
• Consolidate access points
• Require sidewalks and curb frontage improvements for more types Ofdevelopment
Design Review
Standards were amended to:
* Update design standards toensure high quality design and appearance
* Create 8 design checklist for new eing|8-fanni|y. middle housing and accessory dwelling
units (ADUs) to provide clear expectations and options for residential developers
Miscellaneous
Other updates included:
~ Expansion ofA[)Usize and height allowances
* Updated zone references throughout
* Updated definitions tocomply with State |ovv
* Added graphics for clarity
Links AnRelevant Materials
INFORMATIONAL MEMO
Page 3
1. Ordinance 2762, Establish Community Residential (CR) — Consolidate LDR and MDR
Zones
2. Ordinance 2764, Title 17 "Subdivisions and Plats" Amendments
3. Ordinance 2765, Title 18 "Zoning" and Middle Housing Amendments
Tukwila International Boulevard Update
The Tukwila International Boulevard (TIB) Neighborhood, which consists of the area
surrounding TIB from just south of SR 518 to just north of the King County Library at Tukwila
Village, has long been envisioned by the local community as a walkable main street, with high -
density, mixed -use development that serves the needs of the neighborhood. However,
regulations stymied the vision and limited development opportunities in the area. Over the
course of 2025, the Department worked with the Planning Commission to workshop
amendments to multiple sections of Tukwila's Zoning Code. The City Council adopted the
amendment package in October of last year. The changes help implement the community's
vision for the neighborhood, incentivize transit -oriented development near the City's Link Light
Rail Station, align the City's regulations with Washington State law, and clarify standards for
applicants and reviewers.
A summary of some of the changes is below:
• Neighborhood Commercial Center (NCC) and Regional Commercial (RC) Zoning Districts:
o Increases to allowable building heights.
o Reductions in required minimum setbacks.
o Allowance of greater residential and commercial densities.
• Table of Permitted Uses:
o Changes that permit a greater variety of residential and mixed uses in the RC
and NCC zoning districts. Certain auto -oriented, heavy industrial, and low -density
uses are no longer permitted. All existing uses that were legally established may
continue, pursuant to the City's regulations for nonconforming uses.
• Table of Required Parking:
o The table of mandatory parking minimums has been simplified. Parking
requirements for certain uses have been reduced or removed.
• Adoption of a Development Incentive Program:
o Projects within the NCC and RC zoning districts may participate in a new
incentive program; wherein greater development rights may be granted to
property owners who agree to provide community benefits such as small retail
spaces or childcare uses.
• Multi -Family, Mixed -Use, Vehicular Area Design Standards:
o The standards are revised to comply with Washington State's requirements that
all design criteria be "clear and objective".
• Co -Living Housing:
o A definition of Co -Living Housing has been added. The use has been established
as a permitted use in zoning districts that permit six (6) multi -family dwellings or
more, in accordance with State requirements.
Links to Relevant Materials
1. Ordinance 2770, Tukwila International Boulevard Zoning Amendments
Other Miscellaneous Updates and Legislative Items
In an effort to strategically address a large number of the new state requirements becoming
effective in 2024 and 2025, staff combined a number of topics into other code amendments
such as the middle housing update incorporating other changes to accessory dwelling unit
standards. However, other specific topics, whether state requirements or areas for zoning code
improvements identified by staff, were also undertaken as more isolated updates as listed belo'
INFORMATIONAL MEMO
Page 4
inthe links. Additionally, the City Clerks Office recently updated the municipal code toononline
format, far more accessible hothe public. Changes in state |ovv regarding housing are well
aurnrnuhzgd inthe City ufBeUinghunn'a Housing Legislation Page also linked below.
Links &3Relevant Materials
1. Drdinance2740. Permitting Reform Title 17
2. Ordinance 3741, Permitting Reform Title 18
3. Ordinance 2755.Binding Site Improvement Plan (BG|P)Regulations
4. Ordinance 2750.STEP Housing Regulations
5. C)rUinance275O. Residential Conversions
8. Ordinance 275g.Critical Area Designation Permit
7. Tukwila Municipal Code
8. Cih/VfB8||inqhannState H0uSinqLegislation Paq8
ATTACHMENTS
1. Summary Presentation
2024-2025 Summary
Planning Commission
March 26, 2026
Items
• Comprehensive Plan Update
• Middle Housing Update
• TIB Update
• Other Miscellaneous Updates & State
Legislation
• Anticipated 2026 Planning Commission
Topics
2024-2025 Summary
Planning Commission
March 26, 2026
Comprehensive Plan Update
• Comprehensive Plans are required under the
Growth Management Act (GMA) the legal
framework governing planning law in
Washington
• The plan must be periodically updated every 8
10 years, to incorporate new information and
comply with state, regional and county
requirements
• Tukwila's deadline for adoption was December
31, 2024
2024-2025 Summary
Planning Commission
March 26, 2026
Comprehensive Plan Update
• The comprehensive
plan update process
included significant
work by Planning
Commissioners, public
consultants and staff
to shape the final
product
2024-2025 Summary
Planning Commission
March 26, 2026
Comprehensive Plan Update
• Within Tukwila's Comprehensive Plan update
major changes included:
— Consolidation of 15 Elements (Chapters) to it
— Establishment of a new "Land Use" element
— Significant updates to housing growth and
preservation policies
— Climate change policy integration
— Enhanced implementation strategies
2024-2025 Summary
Planning Commission
March 26, 2026
Middle Housing Code Update
• Requirements for Cities to adopt standards allowing
"Middle Housing", such as duplexes, cottage housing and
townhomes in residential areas generally zoned for
single-family use was adopted by the legislature in 2023,
with a required adoption deadline of June 30, 2025
• To streamline standards, many other legislative
requirements or elective standards were adopted in
tandem to better align with goals adopted in the
comprehensive plan
2024-2025 Summary
Planning Commission
March 26, 2026
Middle Housing Code Update
• The Middle Housing code update included
several areas of amendments:
— Land Use designation changes
— Density & use allowances
— Changes to development standards
— Updated road standards
— Design review changes
— Definitions & consistency
2024-2025 Summary
Planning Commission
March 26, 2026
Zoning Changes
City of Tukwila
Comprehensive Plan
& Zoning Map
Zoning
HOC High Density Res.
MDR- Medium Density
Res.
LDR - Low Density Boo,
ifalC{LI - Corn. f Light End.
HI= Heavy Ind,
Li - Light Ind-
„,„„,„„ MICRO Manufacturing
°f;o^000� Ind. Center (Heavy)
MICIL- Manufacturing
Ind. Center (Light
-7 MUD- Mixed Use Office
hiCC - Neighborhood
Corn. Confer
a Office
Ci' CO Corn.162RDttr
RCC - Residential Corn.
Centel.
OM.
-...gag TLUC. Pond
'CC- Regional Center
TUC TOD
TUC - Workplace
Tukwila 'Valley
than Center Boundary
Llfarturing* jndustriai
—R5., Link trght Rol€
-1R- Sounder Commuter Rail
I:21 City Limits
• . Potential Annexation
• Area
0.5 r Males
• Created new
Community
Residential (CR)
zoning district,
consolidating the
Low Density
Residential (LDR)
and Medium
Density Residential
(MDR) zoning
districts
2024-2025 Summary
Planning Commission
March 26, 2026
Density
• Established minimum lot size of Community Residential
(CR) at 5,000 square feet
— LDR previously 6,500 sqft
— MDR previously 8,000 sqft
• Baseline density allowance of 3 units per lot (ADUs)
count toward total units
- Additional unit allowance for each additional 1,500 sqft of lot
area, up to 5 units
— 8,000 sqft parcel can have 5 units
— Bonus density for site with at least 1 affordable unit (60% AMI
rental, 80% AMI ownership) & within 1/4 mile from transit
2024-2025 Summary
Planning Commission
March 26, 2026
Community Residential Development
Standards Table
Community Residential
Minimum Lot Size
Minimum Lot Width
Density
No transit proximity or affordable unit
5,000 sq. ft.
40 feet
(3) units per parcel,
plus 1 unit per 1,500 SF of lot area over 5,000 SF,
up to 5 units
1/4 Mile of Major Transit, or at least 1 unit
affordable
(4) units per parcel,
plus 1 unit per 1,500 SF of lot area over 5,000 SF,
up to 5 units
- 2 units per lot can be designated as accessory - 2 units per lot can be designated as accessory
residences, provided they meet ADU residences, provided they meet ADU
requirements (ADUs count toward maximum requirements (ADUs count toward maximum
density) density)
Development Area
Impervious Area 75%
Building Footprint 50%
Setbacks
Front 15 feet
Porch Bonus 7 feet (if porch of at least 25 square feet, with no dimension less than 5 feet)
Side 5 feet
Rear 5 feet
Rear (Alley DADU) 0 feet
Building Height 35 feet
ADU Area 1,400 sq. ft. livable
ADU Height 28 feet
Parking 1 per unit (not required within 1/2 mile of qualifying transit)
ADU parking Not required
2024-2025 Summary
Planning Commission
March 26, 2026
Parking Requirements
• 1 parking space per middle housing unit, outside
of the 1/2 mile buffers in which parking cannot
be required
— Developers may elect to provide additional parking
on -site, especially in certain housing types
• No parking requirements for accessory dwelling
units
2024-2025 Summary
Planning Commission
March 26, 2026
Parking Restrictions
in State Law
• Middle Housing
-- Cannot require parking within
1/2 mile of Rapid Ride Stop,
Sounder Station, Link Station
• ADUs
-- Cannot require within 1/2 mile of
aforementioned stations and
stops or qualifying bus stops (4
stops per hour for at least 5
hours during the week)
RCW Restrictions
on Minimum
Parking
Requirements
No required parking
Dus
iddie housing
tokens on how muck
king can he required
.Affordable housing
et rate
"housin
Transit stops
RapidRide stop
us stop
ink statiOrt
SounderStatlnn
Transit routes
..-- RapidRide A
i' RspidRide F
124
125
150
156
DART 906
Link Light Rail
2024-2025 Summary
Planning Commission
March 26, 2026
Phasing Examples
• The following
examples from the
Washington
Department of
Commerce illustrate
the potential
phasing of infill
middle housing in
predominantly
single-family
neighborhoods over
time
Typical phasing: Phase 1 (!-5 years}
Existing Detached Home
2024-2025 Summary
Planning Commission
March 26, 2026
Phasing Examples
Ty ca.
p
Existing Detached Horne
Middle, Housing Types
asing: Phase 2 (51 0 years
2024-2025 Summary
Planning Commission
March 26, 2026
Phasing Examples
Typica
Existing Diet
Middle How
asing: hase
0 5 year
i{AANAAA
A MAW,.
%AAA A
2024-2025 Summary
Planning Commission
March 26, 2026
Streets Standards
• Existing street standards require updates
— Relatively inflexible regarding widths and dedication
requirements
Require large amounts of pavement for small residential projects
Lacking in standards for landscaping or trees
Do not provide for on -street parking
Result in poor pedestrian safety outcomes (for example: no
sidewalks)
2024-2025 Summary
Planning Commission
March 26, 2026
New Street Dimensions
Neighborhood Yield
Street -
Single Side Parking
Vehicle Lane
Total Width: Width
40'
Sidewalks
Landscaping / Parking
Buffer Zone Width /
Flex Zone Width
11' 6'+6' = 12' Total 5'+5' = 10' Total 7'
Neighborhood Yield Total Width: 7'+7' = 14'
Street - 50' 12' 6'+6' = 12' Total 6'+6' = 12' Total Total
Parking on Both Sides
Vehicle Clear
Living Street - Through Total Width: Zone
20'
Living Street - Dead End Total Width:
20'
Landscaping
Furniture islands
/
Parking
10' 10'
16'
Parking Area Widths
(optional)
7'
2024-2025 Summary
Planning Commission
March 26, 2026
Other Street Standard Changes
• Setting minimum sidewalk widths at 6 feet
• Amending thresholds for new street dedication as public
• Allowing on -street parking for new / improved streets
• Requiring pedestrian safety features:
— Continuous sidewalks
— Curb cut consolidation
— Intersection daylighting
Curb bulbs
2024-2025 Summary
Planning Commission
March 26, 2026
Tukwila International Boulevard (TIB) Code Update
• Community vision for TIB:
walkable main street
• Strict regulations limited
redevelopment opportunities
• 2025: Multiple workshops with PC
to amend regulations that apply to
TIB.
• Changed adopted by City Council in
October:
— Implement the community's vision
Incentivize transit -oriented development
— Align regs with State law
— Clarify standards for applicants and
reviewers
2024-2025 Summary
Planning Commission
March 26, 2026
TIB Code Update
• Neighborhood Commercial Center (NCC) and Regional Commercial (RC) Zoning
Districts:
Increases to allowable building heights.
— Reductions in required minimum setbacks.
— Allowance of greater residential and commercial densities.
• Table of Permitted Uses:
Permit a greater variety of residential and mixed uses in the RC and NCC zoning districts.
• Table of Required Parking:
Simplified table of mandatory parking minimums.
• Adoption of a Development Incentive Program:
— New incentive program to provide community benefits such as small retail spaces or childcare uses.
• Multi -Family, Mixed -Use, Vehicular Area Design Standards:
New"clear and objective" criteria
• Co -Living Housing:
New definition of Co -Living Housing. Allowed as a permitted use in zoning districts that permit six (6) multi -family
dwellings or more, in accordance with State requirements
2024-2025 Summary
Planning Commission
March 26, 2026
Other Code Amendments
• Permit process updates (SB 5290)
• Binding Site Improvement Plan (BSIP)
phasing requirements
• STEP Housing regulations (HB 1220)
• Residential Conversion standards (HB
1042)
• Critical Area Designation permit process
2024-2025 Summary
Planning Commission
March 26, 2026
Questions & Discussion
2024-2025 Summary
Planning Commission
March 26, 2026
2026 Anticipated PC Items
• Planning Commission topics regarding
code amendments must first be approved
by City Council
• In additional to various trainings, staff
anticipates working with the Planning
Commission on the following items in the
2026 calendar year:
2024-2025 Summary
Planning Commission
March 26, 2026
2026 Anticipated PC Items
• State mandated housing policies
• Review of the update to the Parks,
Recreation and Open Space Plan
• Cleanup and consolidation of Zoning
Categories
• Lot Splitting code amendments
• Legislative Updates
2024-2025 Summary
Planning Commission
March 26, 2026