HomeMy WebLinkAboutPlanning 2025-07-24 Minutes - Tukwila International Blvd - Tukwila Municipal Code (TMC) UpdateswgsZ City of Tukwila
Thomas McLeod, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: July 24, 2025
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, In -Person Attendance,
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, Martin
Probst, Richard McLeland Wieser, Jane Ho, and Jacob Halverson.
Staff: Department of Community Development (DCD) Director Nora Gierloff, American
Institute of Certified Planners (AICP); Senior Planner Isaac Gloor, Senior Planner Neil
Tabor, AICP; and PC Secretary Wynetta Bivens
III. Amendment of the Agenda
No changes to the agenda were requested.
IV. Approval of Minutes
Commissioner Probst moved to adopt the 6/26/25 minutes. Commissioner Ho seconded the
motion. The motion carried.
V. Written General Public Comments
A general public comment letter was received from Jack McCullough on 7/24/25 and
distributed to the PC prior to the 7/24/25 meeting.
VI. Unfinished Business
1. Tukwila International Boulevard (TIB) Regulations
Senior Planner Isaac Gloor provided background on the discussion from the 5/22/25 and 6/26/25
meetings on this topic. Staff are proposing zoning development amendments to support
development in the TIB neighborhood, including updates to the development standards for the
Regional Commercial (RC) and Neighborhood Commercial Center (NCC) zoning districts. At the
5/22/25 meeting it was determined this is a priority project for the city, with a final decision
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
Planning Commission Minutes
7/24/25
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scheduled to be made by the City Council (CC) in early November. Mr. Gloor stated that, at the
6/24 meeting, the PC provided valuable feedback on the proposed standards and requested staff
explore some proposed changes. Staff used that feedback to return to the PC with a more refined
proposal. Mr. Gloor conveyed that the goal of the 7/24/25 meeting is to receive additional
feedback from the PC and further refine the proposed standards to draft a final proposal for the
public hearing in August, where the PC will make a recommendation that will be forwarded to
the CC.
Key Points and/or Staff Proposals in the 7/24/25 PC Packet Information Memo:
• Removal of the special height and urban renewal overlays within the TIB neighborhood.
• Adoption of new multi -family and mixed use building design standards.
• Changes to the parking minimums and the table of allowed uses.
• Adoption of a development incentive program.
• Discussion regarding a tenant displacement program.
• Retention of the commercial re -development area.
o Mr. Gloor stated that this proposal was made too late to be reflected in the 7/24
packet.
• Discussion regarding the benefits and legality of point access (i.e., single stair) blocks.
o Mr. Gloor stated that Tukwila will adopt the State's Building Code in 2026,
which will likely legalize point access blocks up to six (6) stories.
• Staff is recommending keeping the proposed baseline building height of 65 ft., for the
areas in the RC and NCC zoning districts north of S. 148th St., to incentivize developers
to participate in the development incentive program. PC members agreed unanimously.
• Staff proposal no longer includes a 130 ft. building width limit. Mr. Gloor stated that the
proposed multi -family and mixed -use design standards will mitigate any potential
impacts of buildings greater than 130 ft. wide. PC members agreed unanimously.
• Mr. Gloor responded to a question regarding American Disability Act (ADA) parking
asked at the 6/26/2025 meeting, stating that ADA stalls are required when parking is
provided. However, where no parking is offered, ADA parking stalls are not required.
Staff noted that it could mean there will be no accessible parking spaces for some
buildings if the developer chooses to construct a building with no parking space, but that
this does not imply that such buildings would not be accessible.
• Staff investigated, at the PC request, an option for incentives for small scale retail. Mr.
Gloor conveyed that an option was added to the Development Incentive Program that
would allow greater heights to be achieved if developers build retail spaces that are equal
to or less than 3,000 sf. Eligibility would be based on a credit point system, with each
retail space being worth 0.25 points, and a minimum of one -point required to gain
compliance with the program.
• Mr. Gloor responded to comments from the 6/26/2025 meeting regarding proposed
development incentive options, including:
o The Living Building Program compliance option. Mr. Gloor stated that the
inclusion of this option aligns with Tukwila's Comprehensive Plan goals and
policies relating to climate change and the natural environment.
o The affordable housing compliance option. Mr. Gloor stated that the inclusion of
this option aligns with Tukwila's Comprehensive Plan goals and policies relating
to incentives for affordable housing.
• Staff provided an explanation of each of the proposed development incentive program
options listed in the 7/24/25 info memo.
• Mr. Gloor provided a summary of the proposed Tenant Displacement Program and
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
Planning Commission Minutes
7/24/25
Page 3
conveyed that the program will require coordination with the City's similar, but separate,
Relocation Assistance Program. The existing program exists in a separate Title of the
TMC and is outside of DCD and PC jurisdiction. Mr. Gloor stated that staff will continue
to develop this program in coordination with other city departments.
Comments, Questions, and/or Requests Raised During Discussion:
• Development Incentive Program:
o The Commission discussed the merits of different point values for the
Development Incentive Program. Staff proposed a system the PC considered,
which will be presented for the public hearing.
• Tenant Displacement Program:
o Commissioner Halverson and Ho were not in favor of the Tenant Displacement
Program, noting that, due to the cost and the big burden on developers, it is not
fair to place the burden on developers for tenant displacement. Commissioner
Strander said she does not feel the Tenant Displacement Program is in the
purview of the PC and that it should be reviewed by the CC. She said it should be
removed from the PC discussion going forward and excluded from the items
going forward for the public hearing. She said the decision would affect the
entire city not just the TIB area. Commissioner Koehler agreed that the Tenant
Displacement Program should be removed from PC review, and confirmed if
removed it will be reviewed by the CC.
■ Mr. Gloor concurred and stated that the Tenant Displacement Program
will not be under consideration by the PC at the August public hearing.
o Commissioner Durant said that, for the record, she has been through tenant
displacement, and the biggest issue is having the resources available to assist
those being displaced. She also stated that advocacy for the portion of the
population is likely to be affected the most, who are the least advantaged is
important.
• PC raised several questions regarding the items that were voted on below.
PC took straw poll votes on the following topics:
Yeas
Nays
1 Reduction in minimum required residential transparency from 50% to 25%:
2 Reduction in minimum required weather protection from 75% to 50%:
3 Remove proposed stoop requirement for ground floor residential uses:
4 Remove restricted materials for exterior facades:
5 Add cornice option to design standards for corner buildings:
6 Establish additional lighting standards:
7 Amend blank wall definition to include language addressing both horizontal
and vertical dimensions:
8 Reduce minimum required bicycle parking from 1 / unit to 0.5 / unit
(Further discussion and responses are available in the video of the meeting.)
4
4
2
1
6
6
3
3
5
6
1
1
5 2
3 4
New Miscellaneous Items:
• Staff went over the two new miscellaneous codes following that were added to the
packet:
o Co -living Housing - a state law requirement, signed into law by House Bill 1998,
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
Planning Commission Minutes
7/24/25
Page 4
in 2024, that requires Tukwila to allow co -living anywhere six multi -family units
are allowed in the code.
o Marijuana -Related Businesses - The CC asked staff to explore zoning code
amendments that would expand the areas that permit marijuana retailers. The
Draft Land Use Table depicts those zoning districts. The current edits are subject
to change during CC review. It is being consolidated with the code update
because the ordinances are on similar timeframes.
Motion
Commissioner Probst moved to remove the Tenant Displacement Program from the PC review
agenda and suggested that it should go to CC for their review and decision. Commissioner
Halverson seconded the motion. Motion passed unanimously.
Next Steps
PC will hold a public hearing at the August 24th meeting.
VII. New Business
None.
VIII. Director's Report
• Director Gierloff said that if the PC has all the information that they need and they vote to
forward this item to the CC in August that would mean that the PC would have an open
meeting in September. She asked the PC if they would be interested in a field trip. She said
when PC have gone on field trips before it seemed like it has been helpful.
o PC provided the following feedback:
• There was a request for a tour of a multi -family building, as if they were going to
rent a unit.
• Tour a building with mixed use on the ground floor of retail.
• Are there any new housing types that are innovative?
• An inquiry was made regarding what is on the agenda for the new year.
• Is there anything on the horizon that the PC needs to brush up on?
IX. Adjournment
Commissioner Probst moved to adjourn. Commissioner Ho seconded the motion. All were in favor.
Adjourned at: 9:09 p.m.
Submitted by: Wynetta Bivens, PC Secretary
Adopted: 8/28/25
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov