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Home My WebLink AboutPlanning 2026-03-26 Item 7.1- Comprehensive Plan Summary / Municipal Code Amendments - Powerpoint2024-2025 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