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Home My WebLink AboutPlanning 2026-04-23 Item 8.2 - Tukwila Housing OverviewTukwila Housing Overview Planning Commission April 23rd, 2026 City of Tukwila Context • Population of 23,000 • 40% Foreign Born • 67% People of Color • 9.6 Square Miles • 9,200 Housing Units • 60% Multi -Family • 57% Rental (single family rentals balance out condos) • Many large or multi - generational households Settingthe Stage: Not Enough Housing • Department of Commerce's Housing Advisory Plan • Over the next 20 years, Washington State needs more than a million new homes to catch up with undersupply and accommodate new residents • Housing insecurity continues to be a challenge • Housing affordability is getting further out of reach • Progress toward reducing racial and ethnic disparities in housing and home ownership is slow • New housing production is not well aligned with housing needs • Need more middle housing and multi -family housing • Availability of affordable housing for those below 50% of median income is low, especially in communities outside the central Puget Sound (but there is also a shortage in King County, too) "Washington is among many states that are not producing an adequate and affordable supply of housing for our growing population," Paul Trautman, Affordable Housing Advisory Board Chair 31 Almost no Multi -Family Built for 25 years 16000 14000 12000 10000 8000 6000 2 4000 2000 0 Tukwila Housing Units and 2044 Target tip 04 C. fU 40 CO C. N - 40 CO C. N up on 6 0 O O c 6 6 O c fl O d Cr) N N N fU N N fV N N N CA N N N RI N N 0,1 RI N Year Housing Units Target Figure 21. Tukwila Housing Units and 2044 Growth Target. Source: OFM, 2023 and 2021 King County Urban Growth Center Report. 32 Why? • The City is nearly built out and land locked • In 1995 Multi -family zones were drawn around existing apartments/condos so little vacant MF land • Almost all growth had to be redevelopment of existing sites • Highest allowed density was 22 units/acre and 3 story • 2 parking spaces required per unit • 200 SF of outdoor recreation space required per unit • Stringent design review standards • Income levels don't support high rents but construction costs are regional What changed? • Allowed 5 over 2 story construction in 2011 • Used development agreements to change standards in 2012 and 2013 • Adopted mixed use zoning in 2014 Southcenter Plan • Adopted Multi Family Tax Exemption (MFTE) in 2014 • Reduced parking requirements in Southcenter • Reduced recreation space to 10% of unit area • Streamlined design review 400 350 300 250 200 150 100 50 o Residential Units Permitted per Year 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 • Houses, ADUs and Townhouses • Apartments Where is Tukwila now? • 2,160 units built since 2014 • 365 were new single family houses, ADUs, and townhouses • 1,804 were apartments built through development agreements and zoning changes • Of these 623 are rent controlled affordable units • Rezoned the TIB Corridor for greater density and flexibility in 2025 • Adopted Middle Housing Standards for the new Community Residential Zone in 2025 35 4 detached houses on a lot that previously would have only been allowed 3 Larger units than would have been allowed before zoning changes Middle Housing ON PILE OMPON, 61119300 n Iw I f_AIf1..11llt BI i it ,,,, :::: 7/ - 2 :1�/ii%%� %ii%�" :11 r' ii j*I ,;,‘,4,/j,c,:j.3 == //l/� �:/� iP' r f�-,em-%- - — - - — - i1"- s . �% SEE CIVIL PLANS BY !icINNIS ENSINEERIN6 FOR COMPLETE STORM, UTILITY, 6RA12IN6 TESL PLANS NOTE: UNITS WILL HAVE FIRE SPRINKLERS SITE FLAN - ZONING 0 E0 40 /'J_4. Middle Housing 5 detached houses on a lot that previously would have only been allowed 2 > S.— e ms= S D— SD — SD W 7‘\� So N 89°46'60" E S 141st St STREET CENTERLINE OS PROPOSED STOCKPILE AREA (SEE CIVIL DRAWINGS TESC PLAN AND DETAILS, SHEET CZ) CONSTRUCTION ENTRANCE (SEE CIVIL DRAWINGS TESC PLAN AND DETAILS, SHEET C2) SILT FENCE (SEE CIVIL DRAWINGS TESC PLAN AND DETAILS, SHEET C2) 5 ENTRY UNIT 5 1120SF • SITE PLAN 1"=20' 37 Middle Housing 5 cottage houses on a Shoreline lot 38 LEGEND PROPERTY LINE OF PROPOSED PROJECT — - - — PROPERTY LINE OF ADJACENT PROJECT wf EmsTING TING GI FENCE/ ATE — SANITARY W WEE MAIN ----- SANITARY SIDE SEWER —•--••— WATER CONNECT LINE 0dp DOWNSPOUT Id / I, WATER LINE SCALE 1 M0 LOT 133SE / P f / ./ SANITARY MAIN, f/ SEWER �y t/ LOT 13350 LOT COVERAGE CALCULAnoNS: DADUA'. 729 SF DADU B: 729 SE DADU C: 729 SE DADU D: 1195F DADU E: 729 SE ToGI=3,5055F LOT COVERAGE: 103 Impervious m kulatiort DADU A (d rneway): 100 5F DACU S (d h rveway): 100 5F DADU C (driveway): 1505F DADU 0 id0ueway)'. 1005E DADU E (driveway): 1,63S SF Total=7,035SE LEGALDESCRIPTION: legal Desuption: EASTOVERTON GARDEN TR52 NO LESS ST PIAT: EAST RAIERTON GARDEN TRS END LOT: 33 MED USE: SINGLE FAMILY (RES USE/2014E1 PLAC EL ZIP CODE: 98173 PARCEL USE CODE. 3 ZONING TYPE: LOW MESHY RESIDENTIAL DDT AREA OM ACRES (36,396 SO PROPERTY DATA: OWNER_ TOONILLIAm R. W PARCEL ID 7172130015S PARCEL ADDRESS I336036TNAVE PARCELADDRESS CITY: TURWILA PARCEL ADDRESS ZIP CODE: 98176463E ZONE CODE: IDS CRY NAME: W4 AREA DOG DEFINITION: EYING AREA NTS PROJ ECT LOCATION 1 Airmark Apartments 18 Stories, 371 Apartments Mixed Use apartments and hotel EB5 financing Allowed through a development agreement that modified height, parking, and recreation space MFTE Program Tukwila Village • Site assembled by Tukwila, DA with SHAG modifying height, parking, recreation space and offering below market land price • Mix of 404 affordable and market rate senior apartments • New, larger King County library • Community meeting space and cafe Mariblu Senior Living Developed under new Southcenter Plan regulations 166 market rate senior apartments Conventional financing MFTE Confluence by Bellwether 103 units 30-60% AMI affordability Studio-3 bedrooms 1 Block from the TIB Light Rail Station Allowed through a development agreement that modified height, parking, and recreation space LIHTC financed 42 Prose Southcenter 285 Units Market rate, all ages MFTE Village at 47th 272 Units Seniors and disabled Persons 30-60% AMI affordability 1 & 2 Bedrooms 44 Questions?