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HomeMy WebLinkAboutPlanning 2026-05-28 Item 7.2 - Background: Simplify Mixed-Use Zoning DistrictsTO: FROM: BY: DATE: SUBJECT: ISSUE Thomas McLeod, Mayor Department of Community Development - Nora Gierloff, AICP, Director Tukwila Planning Commission Nora Gierloff, AICP, Community Development Director Isaac Gloor, Senior Planner, DCD May 28, 2026 Background: Simplifying Tukwila's Mixed -Use Zoning Districts The Department is considering the potential to simplify the City's portfolio of mixed -use zoning districts by exploring consolidation of those that may be duplicative or underutilized, including Office (0), Residential Commercial Center (RCC), Mixed Use Office (MUO), and Regional Commercial Mixed -Use (RCM). DISCUSSION Background All land in the City that is not part of the public right-of-way is divided into zones (click here to review the zoning map). Each zone has a separate chapter within the Tukwila Municipal Code (TMC). Each zone's chapter includes zone -specific development standards, including those relating to height, residential density, setbacks, and more. The kinds of land uses that are permitted in each zone are listed in the TMC's Table of Allowed Land Uses. The City of Tukwila has 21 separate zones and overlays, each with their own development standards and permitted uses. Some of these zoning districts have been created or amended recently and reflect the current citywide goals of the Comprehensive Plan. Other zoning districts reflect and protect specific local and regional needs, such as industrial districts or the Tukwila Urban Center that contains the Southcenter Subarea. However, Tukwila also regulates six mixed - use zoning districts that broadly overlap in permitted uses and development densities: • Mixed -Use Office (MUO): This zoning district spans 13 contiguous parcels, all adjacent to Tukwila International Boulevard just south of 133rd Street. The total area of this zone is less than 7.5 acres. The zone permits medium density commercial and residential uses. • OfficeLO): This zoning district is present: along Southcenter Boulevard, encompassing parcels near City Hall; along 51 Si Ave S, near Interestate-5; along Military Road, encompassing areas near Olumpic Heritage Behavioral Health Hospital; and on two small parcels in the Allentown neighborhood. The zone primarily permits medium density commercial and office uses, and low -density residential uses. • Residential Commercial Center (RCC): This zone only exists in small pockets of the City, generally in small business districts that serve surrounding residential areas. Permitted uses in the RCC include commercial and residential uses at low to medium densities. • Neighborhood Commercial Center (NCC): This zone primarily spans parcels within the Tukwila International Boulevard (TIB) neighborhood, with some islands in other mixed-uu 3 INFORMATIONAL MEMO PAGE 2 areas. It received major updates in 2025 as part of a comprehensive plan implementation effort for the TIB neighborhood. It permits commercial and residential uses at medium to high densities. • Regionaf_Commercial (RC): Areas within this zone are exclusively within the TIB neighborhood. Like the NCC, it received major updates in 2025 and permits commercial and residential uses at medium to high densities. • Regionaf_Commercial Mixed -Use (RCM): This zone spans areas near Interurban Avenue S between 1-405 and 1-5 and some parcels along Southcenter Boulevard. The zone permits commercial and residential uses at medium densities. Table 1: Generalized Basic Development Standards MUO 0 RCC NCC RC RCM Maximum Number of Homes Per Parcel 3 homes per parcel + 1 home per 3,000 sf of lot area 1 home per parcel 3 homes per parcel + 1 home per 2,500 sf of lot area over 5,000 sf No Limit No Limit 3 homes per parcel 1 home P f of'l0o 0 area over 3,000 sf Minimum Setbacks Front 15 ft 25 ft 15 ft 0-6 ft 0 6 ft 20 ft 2nd Front 12.5 ft 12.5 ft 10 ft 0-6 ft 10 ft Sides 10 ft 10 ft 5 ft 0-10 ft 10 — 30 ft Rear 10 ft 10 ft 10 ft 0-10 ft 10-30 ft Maximum Permitted Heights 45 ft 35 ft 35 ft Ranges from 65 ft to 125 ft Ranges from 65 ft to no limit 35 ft The four zoning districts which have not received significant recent updates (MUO, 0, RCC, and RCM) broadly overlap in permitted densities and uses. They all envision low to medium density commercial development, with some emphasizing residential and mixed -use components more than others. The Office district in particular stands out for its low residential allowances and restrictive development standards. None of those four zoning districts permit residential density at a level high enough to support mixed -use development, and they all feature setbacks and height limits that make walkable or amenity rich development challenging. The updates to the RC and NCC zoning districts, completed in 2025, overhauled the development standards to support medium to high density commercial and residential development. The update also included a program designed to incentivize development to provide neighborhood amenities in exchange for additional development rights. Discussion The Department has determined that the four zoning districts that have not been recently updated (MUO, 0, RCC, and RCM) are not strongly differentiated by purpose or development, and progress towards the City's housing and development goals may be furthered by consolidating the zones into a single zoning district. This could involve the creation of a new zone, or a re -zone to one of Tukwila's more recently amended mixed -use zones. 184 INFORMATIONAL MEMO PAGE 3 Simplifying Tukwila's mixed -use zones has the potential to provide multiple benefits, including: • Simplified development standards for property owners, site developers, and City of Tukwila reviewers could improve ease of development of mixed -use parcels; • More permissive development standards could permit greater residential and commercial densities that support the mixed -use project development envisioned in the Comprehensive Plan; • Cohesive standards across different areas of the City could increase flexibility and ease of development; • Greater flexibility in permitted uses and densities could allow development or redevelopment of underutilized parcels, particularly those with aging office buildings; • An expansion of the development incentive program to other mixed -use zoning districts could incentivize neighborhood serving uses (such as daycares or community centers) in more areas of the city; • Permitting increased residential densities in mixed -use zones could enable more of Tukwila's residents to live within walkable and pedestrian friendly environments, as many of these mixed -use zoning districts are in transit rich neighborhoods. Adopting higher density standards could also help Tukwila pursue compliance with State mandates reg_ar_ding transit -oriented development, due in 2029. Next Steps The Department is beginning discussions with the Planning Commission regarding possible changes to the Mixed -Use Office, Office, Residential Commercial Center, and Regional Commercial Mixed -Use zoning districts, with the goal of simplifying the zoning maps, modernizing development standards, reducing redundancies, and incentivizing development of underutilized properties. The Department anticipates that discussions with the Planning Commission regarding specific zoning code and comprehensive plan amendments to support these goals will continue through summer and autumn of 2026. Discussion Questions • How do you engage with areas within any of these mixed -use zones? • What kinds and scales of development do you think the City should incentivize in mixed -use zones? ATTACHMENTS 1. Simplifying Tukwila's Mixed -Use Zoning Districts Presentation 5 SimpLifyingTukwiLa's Mixed -Use Zoning Districts Planning Commission May 28, 2026 Tukwila's Zones • 21 separate zones or overlays • Six generalized mixed -use zones: • Mixed -Use Office (MUO) • Office (0) • Residential Commercial Center (RCC) • Neighborhood Commercial Center (NCC) • Regional Commercial (RC) • Regional Commercial Mixed -Use (RCM) Mixed Use Zoning Districts Planning Commission 05/28/2026 Mixed Use Zones Development Standards 111111110111111111111111111 Maximum Number of Homes per Parcel Minimum Setbacks Front 2nd Front Side Rear Maximum Height Lii MUO 3 homes per parcel 1 home per 3,000 sf of lot area 1 home per parcel 3 homes per parcel 1 home per 2,500 sf of lot area over 5,000 sf 15 ft 25 ft 15 ft 12.5ft 12.5ft loft 10 ft 10ft 5 ft loft 10 ft loft 45 ft 35 ft 35 ft 3 homes per parcel No Limit No Limit 1 home per 3,000 sf of lot area over 3,000 sf 0-6 ft 0-6 ft 0-10 ft 0-10 ft Ranges from 65 ft to 125 ft 0-6 ft 20 ft 10 ft 10-30ft 10-30 ft Ranges from 65 ft to no 35 ft limit • Broad overlap: Mixed Use Office (MUO), Office (0), Residential Commercial Center (RCC), and Regional Commercial Mixed Use (RCM) • Low to medium density • Commercial development envisioned, with varying scales of residential uses. Mixed Use Zoning Districts Planning Commission 05/28/2.02.6 Regional Commercial (RC) & Neighborhood Commercial Center (NCC) • Largely exist near Tukwila International Boulevard. • Received major updates in 2025 • Support medium to high density commercial and residential development. • Include incentives to support neighborhood amenities. Mixed Use Zoning Districts Planning Commission 05/28/2026 4 Other Mixed Use Zoning Districts: MUO, 0, RCC, RCM • Not been recently updated. • Not strongly differentiated by purpose or development patterns. • Not significantly contributing toward Tukwila's housing and development goals. • May benefit from consolidation into a single district: • Either the creation of a new zone, or • Rezoning parcels into one of Tukwila's more recently amended mixed use zones (such as NCC). Mixed Use Zoning Districts Planning Commission 05/28/2026 Potential Benefits of Mixed -Use Zone Simplification • Simplified development standards • More permissive development standards • Cohesive standards across various geographies • Greater flexibility in permitted uses and densities • Greater ability to incentivize neighborhood amenities • Foster walkable and transit rich complete neighborhoods. Mixed Use Zoning Districts Planning Coi rrnission 05/28/2026 Questions and Discussion How do you engage with areas within these mixed - use zoning districts? What kinds and scales of development should the City incentivize in mixed - use zones? Mixed Use Zoning Districts Planning Commission 05/28/2026