HomeMy WebLinkAboutPlanning 2015-04-27 Comprehensive Plan Work Session - 6 - 2015 Residential Neighorhoods Background ReportRESIDENTIAL NEIGHBORHOODS
BACKGROUND REPORT
Residential Neighborhoods Element
Comprehensive Plan Update
April 2015
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
CITY OF TUKWILA
COMPREHENSIVE LAND USE PLAN
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND
REPORT
2015 GROWTH MANAGEMENT ACT
UPDATE to the COMPREHENSIVE PLAN
APRIL 2015
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
TABLE OF CONTENTS
Contents
I — Introduction & Summary 5
II— Issues 5
Neighborhood Condition 6
Single Family Infill Compatibility 6
Residential Connectivity 7
III — Planning Context 7
Growth Management Act Requirements 7
Regional and Local Planning Requirements 8
PSRC VISION 2040 8
Countywide Planning Policies 8
City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice 8
Implementation Efforts Since 1994 9
Tukwila Community Input 11
IV — Neighborhood Condition: City -Wide Analysis 12
Development Characteristics 12
Annexations 12
Housing Stock 14
Access to Services & Connectivity 20
Parks & City Facilities 20
Sidewalks and Trails 22
Schools 23
Neighborhood- Supportive Commercial Uses 24
Home Occupations 25
Housing Options /Housing Stock Diversity 26
Vacant Parcels 26
Large Parcels Ineligible for Platting Activity 28
Unsewered Areas 29
Social Characteristics 31
Demographics 31
Crime and Perceived Safety 32
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Social Cohesion 33
V — Neighborhood Profiles 36
Allentown 36
Cascade View 37
Duwamish 38
Foster 39
Foster Point 40
McMicken Heights 41
Riverton 42
Ryan Hill 43
Thorndyke 44
Tukwila Hill 45
VI — Appendices 46
Appendix A: Community Conversations Survey Results 46
Appendix B: Community Connectors Survey Results 52
Appendix C: Visual Preference Survey Results 59
Appendix D: Residential Focus Presentations 61
Appendix E: Expanded Neigborhood Profiles 62
Figure 1: Annexation of Tukwila Neighborhoods 13
Figure 2: Residential Additions and Remodels 14
Figure 3: Number of Housing Units by Neighborhood 15
Figure 4: Number of Single Family Homes by Neighborhood 16
Figure 5: Number of Manufactured Homes Outside of parks 16
Figure 6 : Number of Condos by Neighborhood 17
Figure 7: Number of Apartments by Neighborhood 17
Figure 8: Residential Code Enforcement Cases by Type 19
Figure 9: City Facilities 21
Figure 10: Sidewalks, Trails, and Streets Surrounding Schools 23
Figure 11: Tukwila School District Boundaries 24
Figure 12: Residential Lots over 10,000 SF 29
Figure 13: Sewer Districts 30
Figure 14: Perceived Safety by Region 33
Figure 15: Neighborhood Social Cohesion by Region 34
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Figure 16: Neighborhood Social Cohesion by Demographics 35
Table 1: Existing Park Land in Tukwila 22
Table 2: Home Occupations in Tukwila 25
Table 3: Vacant Parcels Under 6,500 SF 27
Table 4: Parcels Eligible for Accessory Dwelling Units 27
Table 5: Health Indicators in Tukwila and King County 32
Table 6: Comparison of Residential Burglaries 32
Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014 32
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I - INTRODUCTION & SUMMARY
The purpose of the 2014 supplement of the Residential Neighborhoods Element Background Report is to examine
the success of the City in meeting its Residential Neighborhood goals over the past twenty years and to establish
the basis to update the goals of the current Comprehensive Plan which will guide development for the next twenty
years. The background work for the 1995 Comprehensive Plan was done in 1993 -4 primarily through the work of
the Tukwila Tomorrow Committee. This element was not updated in the 2004 update, so this background report is
the City's first assessment of success in implementing its 20 year goals and policies. In addition to reviewing the
success of achieving the goals established by the Tukwila Tomorrow Committee, this update incorporates the goals
that relate to residential neighborhoods that were adopted as part of the City's 2012 Strategic Plan and the current
requirements of state and regional policies. The recommendations are also informed by the responses received
during to the community outreach efforts for the 2015 Comprehensive Plan.
The Residential Neighborhoods Element is a component of the Growth Management Act's required Land Use
Element. While the Housing Element of the Comprehensive Plan focuses on the specific household needs of the
community, the Residential Neighborhoods Element seeks to consider the character of the neighborhoods and
how development looks and functions. This includes built form and yards, public infrastructure such as sidewalks
and street width, and commercial amenities included within and adjacent to residential uses. Additional aspects of
residential neighborhoods, including Community Image and Identity, Transportation, Tukwila International
Boulevard, and Natural Environment Elements, are integrated throughout the Comprehensive Plan.
In 1994, Tukwila was identified in the Comprehensive Plan as a rural- suburban community and had the goal of
trying to preserve the "small- town" character of its residential neighborhoods. In 2012, the Strategic Plan makes
no mention of Tukwila having a "small- town" character but states under Goal One the directive to "focus City
planning and investments on creating a connected, dynamic urban environment." (Strategic Plan, Goal 1C). In
addition to changed land -use development goals, the demographics of Tukwila have changed significantly since the
Residential Neighborhoods Element was adopted in 1994. In Tukwila, 25% of families and 24% of residents are
below the poverty level. This represents almost a 300% increase since 2000 and follows a national trend of
concentrated poverty in suburban areas. Concentrated levels of poverty impact the look and feel of residential
neighborhoods. Homeowners living below the poverty level often do not have the financial means to properly
maintain their homes, and renters are more likely to move frequently, increasing turnover rates in renter -
dominated areas.
The 1994 Residential Neighborhoods Element encompassed the ten neighborhoods within Tukwila — Allentown,
Cascade View, Duwamish, Foster, Foster Point, McMicken Heights, Ryan Hill, Riverton, Thorndyke, and Tukwila
Hill— but it did not make a distinction among the various neighborhoods. This update recognizes that the
development characteristics of Tukwila's neighborhoods vary and preservation efforts may need to go beyond a
'one size fits all' approach.
II - ISSUES
Tukwila's residential neighborhoods have experienced change since the last Comprehensive Plan update in 1994.
While many of the same issues, including community cohesion and streetscape design, remain topics of focus, the
overall character of residential neighborhoods in the city has changed as a result of new regulations and
development patterns. The issues presented below represent staff's interpretation of the issues based on review
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of the existing Residential Neighborhoods element, including the background report, and current data, City
policies, and codes.
Neighborhood Condition
Overcrowding & Family -Sized Housing
Overcrowded conditions affect the wear and tear on a home, property and neighborhood, and raise health and
safety concerns for those living in the units. Overcrowding impacts both owners and renters; however, renters are
generally more significantly impacted. According to US Census data, in 2000, renter households were three times
more likely than owners to be overcrowded, regardless of household size. In Tukwila, the average size of owner
households is 2.75, and the average renter household size is 2.55. In King County as a whole, renter households
tend to be small; 72% of renter - occupied households are households with one or two people (Services, Sept.
2012).
One reason for this recent trend in overcrowding is a lack of family -sized housing in the City. Family -sized housing
is commonly defined as housing with an adequate number of bedrooms (typically one bedroom per person), space
for families to gather and eat meals, and easy access to outdoor recreation. Housing data shows that the majority
of units in Tukwila are less than three bedrooms. Thus, a larger family may be forced to move into a unit that is not
"family- sized" based on market availability. Housing cost and affordability also affect overcrowding. This facet of
overcrowding is addressed in the Housing Element.
Home Ownership Options
Less than half of the housing units in Tukwila are apartments, but almost 60% of housing units in the City are
renter - occupied. Approximately 275 single - family homes are renter - occupied out of a total of 3,254 total single -
family housing units, and 112 condos are renter - occupied out of a total of 835 units. From 1990 to 2010, the
percentage of owner - occupied households decreased by 4% in Tukwila while increasing by 6% in King County. The
characteristics of housing stock, including size, age, price, proximity to parks and other amenities, and local school
performance all contribute to rates of home ownership in a neighborhood.
Amending existing development regulations and exploring partnership with local housing stakeholders can help to
promote home ownership in the City. The vast majority of homes for sale are single family homes. Increasing home
ownership options, such as smaller homes and units on smaller lots (i.e., cottage housing) can help promote home
ownership at multiple price points for residents in various stages of life. Many non - profit housing groups offer
educational resources and supplemental financing for first -time home buyers.
Single Family Will Compatibility
The 1994 Residential Neighborhoods Element typified the average single family area as 1,000 -2,400 square foot
homes on larger lots, with a minimum lot size of 7,200 square feet, occasional stands of mature trees, and large
areas cleared for lawns and storage. This development pattern gave the City a "small town, suburban feel."
Since the last update, the minimum lot size was reduced to 6,500 square feet and as anticipated in the Plan,
residential areas now have a more "urban" feel. The average home size is growing, reflecting a nationwide trend,
and some vegetated areas are being removed for new development. Additionally, sewers were installed in the
Ryan Hill and Allentown neighborhoods, allowing for smaller lots that do not require on -site septic systems. There
is limited available land for residential development in the City, and as such most new development occurs as infill
in existing residential neighborhoods. Encouraging new development to meet housing targets and residents' needs
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while maintaining the character and quality of neighborhoods can be challenging. A variety of regulatory tools
provide possible avenues to encourage compatible design without stymying development.
Residential Connectivity
Prior to the growth by annexation that occurred during the early 1990s, the City was able to fund a Residential
Street Program that undergrounded overhead utility lines and constructed curb, gutter and sidewalks on existing
residential local access streets. The Tukwila Hill neighborhood was the original Tukwila town site and benefited
from a well- funded residential street improvement program. For the past several years, the Residential Street
Program has been unfunded. Limited sidewalk development in residential areas has occurred as part of larger
Public Works projects including storm drainage improvements, as a result of grant funding, and in a piecemeal
fashion through private development.
Tukwila's current regulations only require the construction of sidewalks for short plats /single - family development
projects of 5 or more contiguous lots. Sometimes, this has the effect of discouraging maximum lot creation due to
the increased cost of infrastructure (i.e., developers may create 4 lots when they have enough land for 5). Tukwila
could require frontage improvements (i.e., curb, gutter, and sidewalk) for all new lots or houses, however because
the city's neighborhoods are largely built -out this would still result in scattered, isolated improvements. In
addition, before the first sidewalk on a block is constructed, the horizontal and vertical location needs to be
designed for the entire block to make sure that the improvements will fit together in the future.
III - PLANNING CONTEXT
The Washington State Growth Management Act (GMA) of 1990 guides planning for growth and development in
the state. Per the GMA, local governments in fast growing and densely populated counties are required to develop
and adopt Comprehensive Plans. The GMA further requires coordination among local governments, and includes
provisions for regional growth plans and multi- county (MPPs) and countywide planning policies (CPPs) (RCW
36.70A.210). These regional planning efforts inform Tukwila's Comprehensive Plan. Countywide plans and
regional agencies implement these requirements and provide a regional strategy and policy framework for
addressing anticipated population and growth. Tukwila is required to work within the regional and county
framework to prepare and implement its own comprehensive plan. Additionally, planning for residential
neighborhoods is guided by the priorities of Tukwila's Strategic Plan (2012). The following sections describe these
intergovernmental requirements and relationships.
Growth Management Act Requirements
Aland use element' is one of the required elements of a Comprehensive Plan. The Residential Neighborhood
Element is a component of the City's larger Land Use Element. It is required to contain the following, per RCW
36.70a.070:
"(1) A land use element designating the proposed general distribution and general location and
extent of the uses of land, where appropriate, for agriculture, timber production, housing,
commerce, industry, recreation, open spaces, general aviation airports, public utilities, public
facilities, and other land uses. The land use element shall include population densities, building
intensities, and estimates of future population growth. The land use element shall provide for
protection of the quality and quantity of groundwater used for public water supplies. Wherever
possible, the land use element should consider utilizing urban planning approaches that promote
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physical activity. Where applicable, the land use element shall review drainage, flooding, and
storm water run -off in the area and nearby jurisdictions and provide guidance for corrective
actions to mitigate or cleanse those discharges that pollute waters of the state, including Puget
Sound or waters entering Puget Sound."
Regional and Local Planning Requirements
PSRC VISION 2040
VISION 2040, the regional growth, economic, and transportation strategy and accompanying multi- county policies
were prepared by the Puget Sound Regional Council and adopted in 2008. Based on Washington's GMA, VISION
2040 and its multi- county policies are integrated strategies and policies to guide development, environmental
planning, and provision of transportation and services in the central Puget Sound region.
VISION 2040 addresses aspects of residential neighborhoods and looks to local governments to promote compact,
pedestrian- oriented development with a mix of uses that provide access to services, shopping, recreation, jobs,
and a variety of attractive and well- designed residences. Multi- county policies related to residential neighborhoods
address: regional design, the built environment and health, innovative techniques, and incompatible land uses.
Countywide Planning Policies
King County's Countywide Planning Policies (CPPs) support VISION 2040's regional growth strategy and provide
policy direction at the county and jurisdiction level with appropriate specificity and detail needed to guide
consistent and implementable local comprehensive plans and regulations.
The CPPs provide a county -wide vision and serve as a framework for each jurisdiction in developing and updating
its own comprehensive plan, which must be consistent with the overall goals for the future of King County. The
countywide vision addresses urban design and form, including but not limited to residential neighborhoods, to
integrate development into existing built and natural environments. These include: 1) High quality design; 2)
Context sensitive infill and redevelopment; and 3) Historic preservation.
City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice.
The City of Tukwila developed a Strategic Plan to guide its actions and investments with a base year of 2012 and a
five to ten year horizon. The process of developing the Strategic Plan included robust outreach to and engagement
with the residential and business communities, as well as with City of Tukwila staff. The Strategic Plan establishes
high level aspirations and areas of effort that will inform the Residential Neighborhoods Element by highlighting
the issues that are most important to the community. The overarching direction for Tukwila's communities is to
strive to provide superior services that support a safe, inviting, and healthy environment for residents, businesses,
and visitors.
As the Strategic Plan is implemented over time, its goals, objectives and strategies will be reflected in City priorities
for investment and development. Key goals and objectives have been integrated into the Residential
Neighborhoods Element through goals and policies intended to create a connected, dynamic urban environment
and to improve public safety, encourage the active use of space, and enhance the appearance and value of
neighborhoods.
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Implementation Efforts Since 1994
Since the last Residential Neighborhoods Element was adopted in 1994, the City of Tukwila has adopted new
ordinances and modified zoning regulations in an effort to promote health, safety, and public welfare, and to meet
the goals and visions set forth in the Comprehensive Plan, specifically "to improve and sustain residential
neighborhood quality and livability."
Multi - Family Residential Property Tax Exemption — TMC 3.90, Adopted December 2014
Per RCW 84.14, cities have the authority to provide for exemptions from ad valorem property taxation on qualified
multi - family housing developments located in designated areas. The City's Multi - Family Residential Property Tax
Exemption is available for residential units in the Transit - Oriented Development District of the Tukwila Urban
Center (TUC) zone, west of the Green River. Developments can qualify for 8 or 12 years depending on the amount
of housing available to low and moderate income families. The Ordinance is intended to help the City reach its
goals of new residential development in the TUC and to provide desirable, convenient, and affordable residential
housing to meet the anticipated needs of those who will live in the urban center.
Minor Housing Repair Assistance Program — 2014 Policies
The Housing Repair Assistance Program provides and promotes the repair and maintenance of housing for home
owning individuals and families of low and moderate income living within the City limits. The program is funded
through the Community Development Block Grant (CDBG) and must conform to CDBG regulations. Due to
increased demand and limited resources, the City implemented policies in 2014 to assist in the implementation of
the program, including: eligibility requirements, program limitations, definitions, repair budget limitations, and
services provided.
Southcenter Subarea Plan — TMC 18.28, Adopted June 2014
The Southcenter Subarea Plan and accompanying zoning code modifications provodea regulatory policy to guide
and govern future development within Tukwila's urban center, Southcenter. Guiding principles include: Make great
streets; Break up super blocks; Create a memorable built environment; Make great public spaces; Live near transit
and where you work, shop, and play; Get the mix of uses right; Get the retail right; Get the parking right. These
principles are implemented through Tukwila Municipal Code 18.28, TUC District, which includes new district -based
and corridor -based design and development standards.
Rental Housing Inspection Program — TMC 5.06, Adopted April 2010, Effective January 2011
The Rental Housing Inspection Program requires all rental unit owners to obtain an annual residential rental
business license and comply with a rotating city -wide five -year inspection schedule. Rental units must meet code
standards, and violations must be addressed within 30 days. The program seeks to address the reality that many
substandard and unsanitary residential building do not meet State and local housing and technical codes. These
buildings threaten the physical, social, and economic stability of residential neighborhoods and require the use of
public funds for remedial action and abatement. Starting in 2015, the Rental Housing Inspection Program will
collaborate with Tukwila Police's Crime -Free Housing Program. Rental properties that participate in the Crime -Free
Housing Program may defer the required inspection and licensing process for up to four years.
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Noise — TMC 8.22, Adopted July 2010
Tukwila Municipal Code Chapter 8.22 was updated in an effort to minimize the exposure of Tukwila residents to
the physiological and psychological dangers of excessive noise. Investigations by the Department of Community
Development and Tukwila Police found special conditions within the City that make it necessary for City code to
differentiate from regulations adopted by the Department of Ecology.
Housing Options Program — TMC 18.21, Adopted October 2005, Expired October 2008
The Housing Options Program was a three -year demonstration program for small -scale housing in an effort to
increase the choice of affordable housing available, and support neighborhood stability through projects that are
compatible with existing single - family developments. Housing types included cottages, compact single - family
houses, and duplexes. There was no minimum lot size, but projects were required to meet density minimums and
maximums. Unfortunately, due to the economic recession, three projects were approved but never developed
before the program expired in 2008.
Walk and Roll: City of Tukwila's Non - Motorized Plan — Adopted January 2009
The Walk and Roll Plan was created to carry out the goals of the Comprehensive Plan with a focus on non -
motorized transportation. It uses a "complete streets" perspective, expanding the idea of transportation from
simply keeping cars and trucks moving to the idea that Tukwila's streets ought to be for everyone. The plan
includes an analysis of existing conditions of residential neighborhood connectivity and recommends design
standards and prioritized sidewalk and infrastructure improvement projects.
Single - Family Dwelling Design Standards — TMC 18.50.050, Adopted August 2005
Single - Family Dwelling Design Standards codify standards for all new single - family dwellings constructed under
building permits. The ordinance strives to improve the quality of homes in the City and the streetscape of
residential neighborhoods by including requirements for permanent foundations, exterior siding and roofing
material that is residential in appearance, front door orientation toward the front or second front yard, and a
minimum roof pitch of 5:12.
Crime Free Housing Program
Managed by Tukwila Police, the Crime Free Housing Program was designed to help tenants, owners, and the
managers of rental property keep drugs and other illegal activity off their property. The program utilizes a unique
three -part approach in order to achieve the crime prevention goal while maintaining a tenant - friendly approach.
As of January 2015, three multi - family developments have been certified. Beginning in 2015, the Crime Free
Housing Program will collaborate with the Rental Housing Inspection program. Rental properties may defer the
inspection requirement if they become certified in the Crime Free Housing Program.
Residential Focus Presentations — 2015
During March and April 2015, Residential Focus, a three part presentation, was presented to City Council. The
presentations showcased the breadth and depth of the City's ongoing efforts to improve and preserve the quality
of residential neighborhoods in Tukwila and provided more information on existing and future programs and
services for residents. Links to the presentations can be found in Appendix D.
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Tukwila Community Input
Community Conversations
Pursuant to GMA, Tukwila residents were involved in the comprehensive plan update. On March 6th and March 8th,
2014, the city of Tukwila held Community Conversation Open Houses to gather community feedback regarding
housing, business, food access, and service needs along the Tukwila International Boulevard Corridor. The March
6th Conversation was held at Showalter Middle School; the March 8th Conversation was held at the Tukwila
Community Center. Feedback relating to residential neighborhoods is as follows:
Community Connectors Survey: Over 85% of both the Somali and Eritrean population surveyed indicated close
access to their mosque or church as their top reason for living in Tukwila, with closeness to family and people from
their country as their second reason. Several of those surveyed also indicated the desire for a traffic light between
S 142nd & S 143rd so that families could have safe and secure access to the mosque from one side of International
Blvd to the other. Those surveyed from the Latino and Burmese populations indicated closeness to school as their
top reason for living in Tukwila, with both groups responding at a rate of over 65 %.
Across all communities, over 60% of those surveyed indicated that they planned on staying in Tukwila, with the
highest mobility predicted for the Eritrean and Arabic - speaking populations. Both of these communities indicated
that while they would like to continue living in Tukwila, the high cost of rent and sub - standard living conditions
motivate them to seek housing elsewhere. Several respondents indicated the desire for low income housing in
Tukwila as well as access to affordable commercial space so that they may start their own businesses at a reduced
rate.
Open House Participants: The main reason cited by both groups for living in their neighborhood in Tukwila was
that they liked their house /apartment. This response was 88% for those on March 6th, which was higher than the
48% cited on March 8th. Cost, proximity to transportation and work were of similar importance for both groups.
The March 8th group cited being close to family and people from their own country more often, showing a higher
priority for social needs.
Community Canvassing
In the fall of 2014, City staff conducted the City's first ever door -to -door community canvass, with a focus on the
Allentown neighborhood. City staff visited homes in the neighborhood and spoke with residents. The City
undertook this pilot project in order to hear directly from residents in order to identify key issues and concerns
facing residents. In response to the Allentown canvass, City staff are working with residents to find solutions to
some of the issues raised.
The City is planning to conduct door -to -door canvasses of other neighborhoods, with a goal of conducting two
community canvasses in 2015. The results of these surveys will be used to further develop short- and long -term
strategies to improve neighborhood livability through interactive efforts with residents.
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IV - NEIGHBORHOOD CONDITION: CITY -WIDE ANALYSIS
As part of the Comprehensive Plan and Strategic Plan, Tukwila plans to focus City planning, programs, and
investments on creating a connected, dynamic urban environment. A critical component of this work is assessing
existing conditions at the City and neighborhood levels and implementing code and policy changes that have been
adopted since the last Comprehensive Plan update.
A neighborhood can be defined in different ways, but commonly refers to a geographic area and the people within
that area. Many of Tukwila's neighborhoods as described in this document are distinct due to physical barriers,
including interstate highways, major streets, or the Duwamish River, which separate them from surrounding areas.
This is true for the Tukwila Hill, Ryan Hill, Allentown, Duwamish, Cascade View, Foster Point, and McMicken
Heights neighborhoods. The boundaries separating the Riverton, Foster, and Thorndyke neighborhoods from each
other are less obvious and are largely based on the boundaries of each area at the time they were annexed to
Tukwila.
Development Characteristics
Most of the City's land was originally platted for future development starting in the early 1900s. The Ryan Hill
neighborhood was the first to be platted in 1890 as part of the Pottery Works subdivision. Most original plats
divided the City into tracts of land one acre in size or larger. These original tracts have been further subdivided
over time (and continue to be subdivided), shaping the lot patterns within each neighborhood and contributing to
the character of Tukwila's neighborhoods.
Annexations
Tukwila has not annexed any neighborhoods having a substantial amount of residential development since the
1990s. However, many of the differences in neighborhood character in Tukwila can be attributed to the City's
annexation history. Development characteristics such as density, presence or absence of sidewalks, and zoning
reflect the conditions that were in place at the time of each neighborhood's annexation. As the City quadrupled in
size through these annexations, it inherited some areas that were deficient with respect to infrastructure and
amenities compared with the original town site. Figure 1 below is a generalized map of the annexations that have
occurred to make up the City's existing neighborhoods.
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Figure 1: Annexation of Tukwila Neighborhoods
Source: Tukwila GI5, 2014
Tukwila Neighborhoods:
Year Annexed
1989 (Fire District 1)
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Figure 2: Residential Additions and Remodels
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Housing Stock
The pie charts below (Figures 3 -7) show how different types of housing units are dispersed throughout Tukwila's
neighborhoods. Every neighborhood contains a large amount of single - family housing, and in most neighborhoods
single - family homes are the prevalent type of housing unit. Manufactured /mobile homes are a subset of the
single - family housing stock. In Tukwila, most manufactured homes are located within the four mobile home parks
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located along or adjacent to the Tukwila International Blvd. corridor, in the Foster, Thorndyke, and Riverton
neighborhoods. Manufactured homes within mobile home parks tend to be very old; many were constructed
before the Department of Housing and Urban Development (HUD) adopted construction and safety standards for
manufactured homes in 1974. While the people who reside in mobile home parks may own the actual home, they
typically rent the land within the park from a different property owner who may also charge residents utility fees.
If the landowner were to sell the property, many of the mobile home residents are at risk of displacement even if
they own their home. This is due to the difficulty of moving a mobile home, as well as building and zoning
standards which older mobile homes cannot meet.
Manufactured homes are also located outside of mobile home parks in Tukwila, on single - family lots located
throughout the City's neighborhoods. On single - family lots, most mobile homes are owned by the same person
who owns the land.
Little -to -no multifamily development is located in the Allentown, Duwamish, and Foster Point neighborhoods.
There is some multifamily development in the Foster, McMicken Heights, and Riverton neighborhoods.
Concentrated multifamily development is located in the Cascade View, Thorndyke, and Tukwila Hill
neighborhoods. Condos make up roughly 11% of the multifamily development in Tukwila, and are only located
within the Cascade View, Foster, McMicken Heights, and Tukwila Hill neighborhoods.
Figure 3: Number of Housing Units by Neighborhood
388
2477 83
W387
1350 68
800
143] 369
• Allentown
• Cascade
View
Duwamish
• Foster
• Foster
Point
McMicken
Riverton
Source: King County Assessor, 2013
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 4: Number of Single Family Homes by Neighborhood
572
46(
121 / 5_28 235
3041
Source: King County Assessor, 2013
• Allentown
• Cascade
View
Duwamish
• Foster
• Foster Point
McMicken
Figure 5: Number of Manufactured Homes Outside of parks
Manufactured Homes outside of
Parks
• Allentown
• Cascade View
Duwamish
• Foster
M Foster Point
McMicken Heights
• Ryan Hill
• Riverton
• Thorndyke
• Tukwila Hill
Source: King County Assessor, 2013
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 6 : Number of Condos by Neighborhood
• 70
■ 0
0 ■46
• 0
• 0
• 0
• 0
• Allentown
• Cascade
View
Duwamish
• Foster
• Foster
Point
• McMicken
Heights
• Ryan Hill
• Riverton
Thorndyke
Tukwila
Hill
Source:King County Assessor, 2013
Figure 7: Number of Apartments by Neighborhood
• 4
•
• Allentown
• Cascade View
Duwamish
• 0
• Foster
• 106
• 7 • Foster Point
884
• 22
65
McMicken Heights
Ryan Hill
Riverton
T rndyke
135
Source: King County Assessor, 2013
Age
Over half (55 %) of the City's housing stock was built before 1970, and only around 10% of the housing stock has
been constructed since 1990. In the three decades prior to 1990 there was a very large amount of multifamily
development constructed. Since 1990 there have only been a handful of apartment units (if any) constructed each
decade.
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Property Maintenance
Maintenance of individual properties in a neighborhood has a big impact on the look and feel of the area. To a
large extent the amount of care residents take in presenting a clean and attractive "face" to their homes is a
reflection of the social norms that have been established in a particular region and the degree of neighborhood
pride.
The City has two sources of information on property maintenance: the building permit data for residential
additions and remodels, and code enforcement data. Figure 2 shows the location of building permits for residential
additions and remodels from 2004 -2013. The map shows that investments are being made in property upgrades
and maintenance in every neighborhood in Tukwila.
Basic standards for property maintenance are contained in City regulations and are enforced by the Code
Enforcement Division. Figure 8 below provides a summary of City -wide code enforcement statistics. The most
common violations include construction without a permit, accumulation of rubbish /garbage, and parking issues
(parking on unimproved surfaces; parking of commercial vehicles in violation of code requirements; and parking
boats, motorhomes, and other recreational vehicles in violation of code requirements). Since the last
Comprehensive Plan update, the Code Enforcement team has increased staffing levels, and has reviewed
procedures to identify opportunities to streamline the process for obtaining compliance on requests for action.
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
14
Figure 8: Residential Code Enforcement Cases by Type
Detailed Comparison OPEN Syr average and 2014
Case Type
3 Year Average
2011 -201=
72
2014
73
20141 3 Year
Average
296
Building— Na P_• -',t
Rubbish /Garbage
69
76
10%
Parking Issues
3D
_
137%
Lack of Rental Lir:ense
15
69
331%
Signage (Illegal no permitl
42
59
40%
*NI [SC - Other
52
58
12%
Overgrowth/Weeds
30
55
8396
Business License
28
20
(29%)
Junk Vehicles
11
19
7396
Graffiti
9
3
(67%)
Total Cases
359
5O3
42%
Top 3 - OPEN 2014
1. Building— NO Rermir
2_ Rubbish /Garbage
3. Parking Issues
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 19
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Detailed Comparison} CLOSED 3yr average and 2014
Case Type
Building — No Permit
3 Year Average
2011 -2013
74
2014
102
2014/ 3 Year
Average
3896
Rubbish /Garbage
52
93
7996
Parking Issues
27
75
17896
Lack of Rental License
14
57
30746
Signage (I legal nc permit)
33
53
3350
*Misc — Other
52
86
6596
Overgrowth /Weeds
37
55
4794
Business License
27
24
(11%)
Junk Vehicles
13
16
2356
Graffiti
8
1
(8796)
Total Cases
342
562
64%
Source: Traklt query, 2014
Tap 3—CLOSED 2014
1. Building—No Permit
2. Rubbish /Garbage
3. *Misc. - Other
Access to Services & Connectivity
Ideally, the built, natural, and social environments in neighborhoods provide opportunities for residents to
interact, experience nature, enjoy leisure and physical activities, and to easily access food and other retail. The City
of Tukwila provides a variety of city -owned facilities, shown in Figure 9. These facilities, in combination with
privately owned commercial development, and schools all influence neighborhood quality. Since the 1994
Residential Neighborhoods element, some issues have been addressed while others continue to persist. The
sections below provide an overview of city -wide access to services and connectivity. Neighborhood specific
information is included in the Neighborhood Profiles.
Parks & City Facilities
The City of Tukwila strives to provide accessible and connected parks and recreational opportunities for residents
of all ages and abilities. There are 32 park properties in the City's inventory totaling 273 acres, as shown in Figure 9
and Table 1.
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 9: City Facilities
Lake
Washington
r.5 0 25 0 0.5 Miles u% .
3 'q2� 3
Yr Mang ;ar ge s *gecnn Id �;cyFaoUgaY a,r.rs. Mrcn�iMms:h.yraaVes mm
Source: Tuwkila GIS, 2014
Facilities
Legend
Area Facilities
IX City Hall, Police, Court
• City Housing
Metro South Base
* City Maintenance Facility
* Community Center
44 Fire Station
M Library
Transit Center
• Park and Ride
1,41 Post Office
P Schools
Tukwila Property
Non- Tukwila Parks
...[ 2522
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Table 1: Existing Park Land in Tukwila
Source: Tukwila Parks, Recreation, and Open Space Plan, 2014
Tukwila Parks and Recreation uses the following three classifications for parks and open space:
Local Parks — Local parks provide for a range of opportunities, such as soccer or playground play, and are
generally intended to serve the surrounding neighborhood.
Special Use Parks — As their name implies, special use parks focus on a unique or singular attraction such
as a water feature, garden or community center. These park types vary in size according to the amenity
that they showcase.
Open Space — Open spaces are parks that protect natural system benefits such as wildlife habitat and
water quality. Open space sites can also provide for public use such as trail activities, education and
interpretation and water access. These sites include riverfront lands, wooded areas and /or steeply sloped
hillsides.
Sidewalks and Trails
Sidewalks, trails, and other pedestrian paths help to promote a sense of community as residents acknowledge each
other and sense their environment much more on foot than when in a car. According to a sidewalk inventory
conducted in 2006, sidewalks are located on approximately 29% of the street edges along the City's public streets.
In total, there are approximately 57 linear miles of existing sidewalk along City streets, out of a total 197 linear
miles of street edge on which sidewalks could be provided. Figure 10 shows existing sidewalks and trails in relation
to schools. Since the sidewalk inventory, Public Works has coordinated Safe Routes to Schools trail and sidewalk
construction for Cascade View and Thorndyke Elementary, respectively.
The desire for roadway and right -of -way improvements for non - motorized travel has been a recurring theme since
the last Comprehensive Plan update. The 1994 Residential Neighborhoods Background Report showed that public
input expressed that right -of -way improvements should include enhanced bicycle and pedestrian facilities, de-
emphasize auto travel (including reducing speeds), and incorporate large stature trees in project design.
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 22
Total Parks
Total Acreage
Local Parks
10
48.1
Special Use Parks
10
196.2
Open Space
12
28.8
Total
32
273.1
Source: Tukwila Parks, Recreation, and Open Space Plan, 2014
Tukwila Parks and Recreation uses the following three classifications for parks and open space:
Local Parks — Local parks provide for a range of opportunities, such as soccer or playground play, and are
generally intended to serve the surrounding neighborhood.
Special Use Parks — As their name implies, special use parks focus on a unique or singular attraction such
as a water feature, garden or community center. These park types vary in size according to the amenity
that they showcase.
Open Space — Open spaces are parks that protect natural system benefits such as wildlife habitat and
water quality. Open space sites can also provide for public use such as trail activities, education and
interpretation and water access. These sites include riverfront lands, wooded areas and /or steeply sloped
hillsides.
Sidewalks and Trails
Sidewalks, trails, and other pedestrian paths help to promote a sense of community as residents acknowledge each
other and sense their environment much more on foot than when in a car. According to a sidewalk inventory
conducted in 2006, sidewalks are located on approximately 29% of the street edges along the City's public streets.
In total, there are approximately 57 linear miles of existing sidewalk along City streets, out of a total 197 linear
miles of street edge on which sidewalks could be provided. Figure 10 shows existing sidewalks and trails in relation
to schools. Since the sidewalk inventory, Public Works has coordinated Safe Routes to Schools trail and sidewalk
construction for Cascade View and Thorndyke Elementary, respectively.
The desire for roadway and right -of -way improvements for non - motorized travel has been a recurring theme since
the last Comprehensive Plan update. The 1994 Residential Neighborhoods Background Report showed that public
input expressed that right -of -way improvements should include enhanced bicycle and pedestrian facilities, de-
emphasize auto travel (including reducing speeds), and incorporate large stature trees in project design.
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 10: Sidewalks, Trails, and Streets Surrounding Schools
Sidewalks, Trails, & Streets Surrounding Schools
Legend
quarter mile school buffer
half mile school buffer
pubic schools
poked shoulders
- sidewalks
- unimproted ROW
• minor arterials
- pnndpal arterials
trails
planned trolls
watercourse
wetlands
parks
Source: Tukwila GIS, 2014
Schools
School facilities are significant elements of neighborhood identity; they provide a place for neighborhood children
to learn and meet, provide a forum for neighborhood parents to form social links around common education goals,
and house significant meeting and recreational facilities. The majority of the City's school age children attend
schools in the Tukwila School District. The Tukwila School District consists of five schools: 3 elementary schools
(Cascade View, Thorndyke, and Tukwila), 1 middle school (Showalter), and 1 high school (Foster). North, south, and
eastern areas of the City are outside of Tukwila School District boundaries and are served by the Highline, Seattle
or Renton school districts, as shown in Figure 11.
School quality is one of the major considerations households take into account when deciding where to live.
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 23
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 11: Tukwila School District Boundaries
qs`� sin,Edery',,% Ulm*. School Ol.1de. S406
r r µ F +6x051 IA SI.
1 Tak55 AbS16S
" Sawa vm�fi 2o6.i01.8000
Elementary School Boundari s-
r ..de Mew ElamaNary
Thamdyka Elememery
Tukwila Elpng twy
',CM& r s +,.ore .44A
Source: Tukwila School District, 2014
COPYrIPTI KROLL MAP COMP.
A portion of the northern area of the City, including the Ryan Hill neighborhood, is within the district boundaries
for Seattle Public Schools. The southwestern edge of the City, including a portion of the McMicken neighborhood is
within the district boundaries for Highline Public Schools. See neighborhood profiles for school information specific
to each neighborhood.
The southeastern edge of the city, including the Urban Center is within the district boundaries of Renton School
District. While there is currently no housing in the Urban Center, housing projections and a newly adopted subarea
plan and subsequent zoning code revisions for the Urban Center, indicate that there will likely be new residential
development in the area in the future.
Neighborhood - Supportive Commercial Uses
Commercial areas in residential neighborhoods provide the opportunity for residential support services to locate
within walking and bicycling distance to where people live. These areas are intended to develop in a manner which
is harmonious with adjacent residential uses. The primary commercial areas within and /or adjacent to residential
neighborhoods include the Southcenter area, Tukwila International Boulevard, Military Rd. S., S. 144th St.,
Interurban Ave. S., and East Marginal Way (near S. 130th St.). The 1994 Residential Neighborhoods Background
Report highlighted that neighborhood commercial area redevelopment cannot be supported by the immediate
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 24
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
residential market areas; especially in competition with businesses along Tukwila International Boulevard and the
Southcenter area. The report indicated that redevelopment must be supported by a combination of regional
businesses and local demand from nearby industrial and residential areas.
Home Occupations
In -home businesses, often referred to as a home occupation', accounted for 210 distinct business licenses in 2014.
The average in -home business has been licensed with the City for four years, although a few businesses have been
licensed for several decades. Table 2 shows a breakdown of the top ten license categories. These ten categories
account for 140 business licenses. "Service" is the largest category, with 25 active licenses in 2014. Service is a
broad category including: translation services, screen printing, and knife sharpening. The remaining 70 license
types omitted from the table range from automotive to security, with no category having more than three licenses.
Table 2: Home Occupations in Tukwila
Category
# of Licenses
Service
25
Janitorial
24
Contractors /Architects
18
Daycares /Preschools
17
Taxi /Limousine /For Hire Driver
14
Consultants
13
Landscaping /Yard Service & Design
9
Transport /Storage
8
Specialty Store Service
7
Art & Supplies
5
Source: City of Tukwila, 2014
The majority of home occupations are individual businesses (133), with limited liability corporations (31),
corporation (21), sole proprietorship (8), partnership (2), non - profit (1), and unspecified (14) making up the
remaining. These licensed businesses employ approximately 225 full -time employees. It is unclear whether or not
the non - occupant employees are Tukwila residents. Anecdotal evidence from conversations between Planning and
Code Enforcement staff and residents suggests many residents would like to have a home occupation in an
accessory unit. The current definition of home occupation only allows business to be conducted in the primary
residence. Allowing home occupations in accessory units may provide residents with a broader range of economic
opportunities. However, it may also negatively affect on- street parking and the residential character of
neighborhoods depending on the type of business being conducted.
1 TMC 18.06.430 defines a Home Occupation as 'an occupation or profession which is customarily incident to or carried on in a
dwelling place, and not one in which the use of the premised as a dwelling place is largely incidental to the occupation carried
on by a resident of that dwelling."
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Housing Options /Housing Stock Diversity
One of the goals stated in Tukwila's Strategic Plan is to encourage maintenance, improvements, and diversity in
the City's housing stock. Tukwila's housing stock is primarily made up of single - family homes and multifamily units
(condos and apartments) in large development complexes. Most existing single - family homes were built before
1970, and most multifamily development was built from 1960 -1989.
A majority of the new housing forecasted to be built in Tukwila over the next 20 years will be built in Tukwila's
urban center. This area is expected to transform into a new neighborhood of mixed -use development. There is also
expected to be a large number of single - family housing units built as infill development in existing single family
zones.
Specific issues related to housing options in Tukwila include the following:
1. A lack of housing with more than two bedrooms.
2. Predominance of lower- quality of housing stock due to a lack of new development.
3. An expected rise in the number of elderly residents, as the existing population ages.
4. Feedback from Tukwila landowners related to infill development:
• requests to reduce the minimum lot size from 6,500 square feet to 6,000 square feet
• interest in cottage housing
• interest in detached accessory dwelling units
• concerns related to the height and bulk of new single - family homes built adjacent to older single -
family homes
• the ability to use accessory structures for home -based businesses
It is a balancing act to encourage a diverse range of housing types while trying to make sure that new development
will be compatible with existing homes. This effort will likely require the establishment of new development
regulations. We will examine the unique characteristics of each neighborhood In the Neighborhood Profiles section
to find out if recommendations could be tailored to specific areas, or if they should be applied more generally.
Below is a discussion of some of the general conditions affecting development potential in residential areas under
existing development regulations.
Vacant Parcels
Analysis of vacant parcels in the LDR Zone reveals that approximately 100 out of the 470 vacant parcels are smaller
than 6,500 square feet. A breakdown of the size and location of these vacant lots is Table 3.
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 26
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Table 3: Vacant Parcels Under 6,500 SF
All Parcels Under 6,500 SF Size
(square feet)
Number of Parcels
6,000 -6,499
279 These are mostly in Cascade View and Allentown, but
there are several in every neighborhood.
5,000 -5,999
146; All neighborhoods, except McMicken Heights (none)
and Thorndyke (only one parcel is this size)
4,000 -4,999
87; primarily in Allentown (adjacent to and south of 5 122nd
Street)
3,000 -3,999
91; primarily in Allentown (adjacent to and south of S 122nd
Street)
2,000 -2,999
20; primarily in Allentown; one parcel each in Duwamish,
McMicken, Tukwila Hill, Cascade View
Less than 2000
14; many of these are private access areas
TOTAL
637
Source: Tukwila GIS, 2013
Table 4: Parcels Eligible for Accessory Dwelling Units
Neighborhood
All 7200 - 12,999 SF Lots
Neighborhood's % of total
parcels 7,200 -12999 SF
Allentown
177
10%
Cascade View
238
13%
Duwamish
53
3%
Foster
153
8%
Foster Point
31
2%
McMicken Heights
354
19%
Riverton
150
8%
Ryan Hill
63
3%
Thorndyke
263
14%
Tukwila Hill
372
20%
TOTAL
1854
100%
Source: Tukwila GIS, 2013
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 27
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Large Parcels Ineligible for Platting Activity
Tukwila has received comments from landowners in the City who own parcels larger than 10,000 square feet but
smaller than the 13,000 square feet needed to meet the 6,500 square foot minimum lot area for each new lot.
Figure 12 shows the location of these parcels. Note that many of these parcels are already developed with one
single - family home but could be short platted to create an additional lot for another home if the minimum lot size
was reduced. Site conditions, such as the presence of sensitive areas, would likely reduce the likelihood of short
plat activity on some of the properties identified on the map.
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 28
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 12: Residential Lots over 10,000 SF
Residential Lots over 10,000 Square Feet
Shape_Area
10 000 - 11.499 Square Feet
12000- 12.949 Square Feet
I I
S 128th St
S150ihSt 9
5135th St ? gate pgll'�
S 137th St
oa N 51341 Sl..
7,
%i
e
a a
N ..
Q Tukwila r'
Fool
5140th St
CA-
S 144th St
S 146th St
S 148th St
S 150th St
S 152nd St
u,
S 158th
S 160th S€
s
EICrrsta
64th St -
7
Source: Tukwila GIS, 2014
Unsewered Areas
Figure 13 below shows the few remaining areas of the City not served by a sewer system, including large areas of
the Ryan Hill and McMicken Heights neighborhoods. Most of the existing homes in these areas were constructed
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 29
41 Parcels
Between 10,00
12,9995F
s Parcels
Between 12,003-
12,9990F (subset
of previous
column(
Allentown
64
16
Cascade View
64
16
Dowamish
17
1
Foster
33
12
Foster Point
18
5
r18rvicken
146
39
Riverton
58
20
Ryan Hill
18
1
Thomdyke
91
16
Tukwila Hill
182
82
TOTAL
694
210
S 128th St
S150ihSt 9
5135th St ? gate pgll'�
S 137th St
oa N 51341 Sl..
7,
%i
e
a a
N ..
Q Tukwila r'
Fool
5140th St
CA-
S 144th St
S 146th St
S 148th St
S 150th St
S 152nd St
u,
S 158th
S 160th S€
s
EICrrsta
64th St -
7
Source: Tukwila GIS, 2014
Unsewered Areas
Figure 13 below shows the few remaining areas of the City not served by a sewer system, including large areas of
the Ryan Hill and McMicken Heights neighborhoods. Most of the existing homes in these areas were constructed
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 29
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
prior to annexation to Tukwila and are served by septic systems. These areas are sparsely developed compared
with other residential neighborhoods in Tukwila, largely due to lack of sewer connections. Infill development in
these areas depends on the ability of each developer to extend sewer service to a particular development site.
Figure 13: Sewer Districts
Source: Tukwila GI5, 2010
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015
City of
Tukwila
Sewer Districts
Sewer District
Tu kmla
Senate
- Valley View
Renton
- Non -S w ,ed Area
L.J City L ruts
s
Not to Scale
Date: March 23. 2010
Page 30
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Social Characteristics
Demographics
Poverty
Since the Comprehensive Plan was last updated in 1994, poverty levels in Tukwila have tripled. Between 1990 and
2010, Tukwila's inflation- adjusted median household income decreased from $53,003 to $44,271 (- 16.4 %), while
the County's increased from $63,621 to $66,174 ( +4.0 %). The median income in Tukwila in 2013 was $47,054. Lack
of jobs, exhaustion of unemployment, and health conditions are common economic stressors for low- income
residents.
In Tukwila, 25% of families and 24% of residents are below the poverty level. This represents almost a 300%
increase since 2000 and follows a national trend of concentrated poverty in suburban areas. From 2009 -2010, 40%
of residents, and over 61% of youth (ages 0 -17) used Basic Food Program services, an increase of over 9 %. Almost
80% of Tukwila School District students qualify for free and reduced lunch during the 2013 -2014 school year.
Concentrated levels of poverty impact the look and feel of residential neighborhoods. Homeowners living below
the poverty level often do not have the financial means to properly maintain their homes, and renters are more
likely to move frequently, increasing turnover rates in renter - dominated areas.
Tenure
One theme that occurs in both the 1994 Residential Neighborhoods Element and the Strategic Plan is the desire to
decrease the transient nature of Tukwila's residents. While there are numerous factors that affect tenure, renting
versus owning a home may increase transiency. Between 2006 and 2010, 23.2% of Tukwila's residential population
moved to a different house in the previous year while only 18.5% of overall county residents moved in the same
time period. Increasing home ownership options in the City may help decrease transiency.
Neighborhood Health
Overall, major chronic health indicators are significantly higher in Tukwila than in King County as a whole. Table 5
illustrates that average life expectancy is lower than the King County average, and that a higher percentage of
Tukwila residents identified with chronic health indicators that can be linked to housing and the built environment.
Public Heath — Seattle & King County assert that housing and the built environment have direct impacts on public
health, including: fire, exposure to toxins, exposure to moisture and allergens, physical activity, better nutrition,
timely use of health care, and spending on necessities (Health Housing, Healthy Communities, 2014).
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Table 5: Health Indicators in Tukwila and King County
Indicator*
% Tukwila Residents
% King County Residents
Life expectancy at birth (year)
79.9
81.5
Did not participate in physical
activity
24
15
Obese (BMI > =30)
32
21
Current smoker
20
11
Have current asthma
8
8
Motor vehicle accident injury /death
8.3
6.2
* 2007 -2011 averages, data for Tukwila and SeaTac
Source: Public Health — Seattle & King County
Crime and Perceived Safety
Reported residential burglaries can be used an indicator for overall crime and safety in Tukwila's residential
neighborhoods. Overall the City has a higher number of residential burglaries (incidents) per household than other
South King County cities, as shown in Table 6.
Table 6: Comparison of Residential Burglaries
Source: 2012 Crime Data
Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014
Incidents
Households
# Incidents
Per
Household
Tukwila
171
7,300
0.023
SeaTac
179
9,794
0.018
Burien
245
16,471
0.015
Kent
310
35,675
0.009
King County
2204
796,555
0.003
Source: 2012 Crime Data
Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014
Source: Tukwila Police, 2015
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015
Page 32
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
Yearly
Total
92
138
132
161
203
205
211
193
171
118
130
Monthly
Average
8
12
11
13
17
17
18
16
14
10
11
Source: Tukwila Police, 2015
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015
Page 32
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
According to data from Tukwila Police (Table 7), from 2004 to 2014 there were an average of 195 reported
burglaries in residential areas every year. This rate went up in 2008, most likely linked to the economic downturn,
but has fallen since 2011. 2014 had the lowest number or reported residential burglaries since 2006.
Perceived safety addresses how safe residents feel in their neighborhoods. This includes if and how often residents
worry about their safety, the safety of their children, and the safety of their homes. A Communities Count survey
conducted in 2004, 2007, and 2011, found that residents across King County, including the South King County sub-
region, worried less about safety in 2011 than they had in 2004, as shown in Figure 14. This data does not provide
information specific to Tukwila residents, but illustrates a general trend in actual and perceived safety in
neighborhoods. The trend in an increased sense of perceived safety is consistent with lower rates of residential
burglary in the City.
Figure 14: Perceived Safety by Region
High
30
27
, 24
21
18 -
is
, 12
8
LOW
Perceived safety by region, King County
(2004, 2007, 2011)
'04 '07 '11
North
Region
'04 '07 '11
Seattle
'04 '07 '11
East
Region
'04 '07 '11
South
Region
'04 '07 '11
King
Canty
1 Confidence interval shows range That includes true value 95% of the time.
See Notes $ Sources for additional details.
Data Source: CommunitiesCUuntSurvey, 2014
COMMUNITIES 50037412012
Source: Communities Count, 2011
Social Cohesion
Social cohesion is commonly defined as mutual trust among neighbors combined with a willingness to intervene on
behalf of the common good. Neighborhoods with high levels of social cohesion tend to have lower rates of
turnover and violence.
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 33
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 15: Neighborhood Social Cohesion by Region
Neighborhood social cohesion by region,
King County (2011)
50
40
0
a
_' 30
ra
a,
aa
¢ 20
10
36.3
North
Region
Seattle
37.0
East
Region
r
South
Region
362
Nng
County
Confidence interval shows range that includes true value 95% of the time
See Notes & Sources for additional derails.
Oats source: CommunflielCeantSUrvey2011
Source: Communities Count, 2011
Based on 2011 survey data, the mean social cohesion score for King County was 36.2, with a possible range from
10 (low) to 50 (high). South King County communities had a slightly lower score of 35.9, the second lowest in the
region, as illustrated in Figure 15. While survey data specific to Tukwila is unavailable, the data for South King
County can be used to as an indicator for the City.
COMMUNITIES COUNT,07 /2013
The demographics of a neighborhood, including country of birth, primary language, age, race, and gender are tied
to social cohesion, as shown in Figure 16. On the whole, white residents are more likely to feel a sense of cohesion
than non -white residents, and foreign born residents with limited English proficiency have even lower rates.
Tukwila is a majority- minority city, meaning that the majority of residents are non - white, and approximately one -
third of residents are foreign born. These demographics may be a contributing force to the lower social cohesion
score in South King County.
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 34
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Figure 16: Neighborhood Social Cohesion by Demographics
Neighborhood social cohesion by race, ethnicity,
country of birth, first language, King County (2011)
White
Black
Asian
•Other races
MOlple
Hispanic
Non- Hispanic
Foreign bom
U.S born
38.3
361
1st Language Englsh
151 Language= English
10
30 40
Average soclel cohesion score
Ham: Confidence Inlenel shows range that includes in. value 95% or the time
Sea Notes & Sowwces for additional deta4a
" Numbers of American IndianrAlaska Native and Pacific Islander respondents were
too small to permit calculation o1 relotde scores so these respondents were
combined as °otter races."
Data source: Communities Countssrvey0011
Source: Communities Count, 2011
50
03MMdMR1E5 CDt1M °d] 2013
A neighborhood is not only made up of physical attributes. Some advantages of living in an urban environment are
the connections and opportunities that can happen when neighbors interact with one another. The people who
live and work in a neighborhood represent a wealth of different resources. Examples of some common ways
members of a neighborhood can benefit from social cohesion include formation of networks for lending tools,
working together to improve a neighborhood green space, helping a neighbor with yard maintenance, or
formation of a neighborhood emergency preparedness hub.
Existing examples of activities in Tukwila's neighborhoods that encourage social cohesion:
• Block watches
• Council chats
• Parks and Recreation programs
• City events: Night Out Against Crime, Backyard Wildlife Festival
• Religious organizations
• School activities
• Work parties /stewardship
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 35
1
Housing Stock:
• 384 single family homes — including 24
mobile homes
• 4 apartments
• No condos
• Older homes — 50% built before 1950
• 52 rental units
• 87% owner - occupancy rate
Services, Amenities, and Connectivity
• Tukwila Community Center
• Duwamish Gardens
• Duwamish Hill Preserve
• Duwamish Park
• Codiga Park
• Green River Trail
• Pedestrian Bridge to the Duwamish
Neighborhood
• Fire Station 53
• Surplus Fire Station property
• Students attend Tukwila Elementary,
Showalter Middle School, Foster High
School, or Aviation High School
• Few sidewalks
• Minimal existing /potential
neighborhood- supportive commercial
within walking distance (see orange
circled areas at right)
• Walk Score' of 43 (score of 100 = most
walkable)
Policy Issues:
• Narrow, 3,000 square foot lots
• Non - conforming uses
• Truck traffic
• Property maintenance
• Small lot development
• Potential for 177 ADUs
J
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
V - NEIGHBORHOOD PROFILES
Allentown
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 36
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Cascade View
Housing Stock:
• 540 single family homes — including 19
mobile homes
• Most single - family built in 1940s
• 675 apartments
• 70 condos
• 709 rental units
• Multifamily built in 1960 -1980s
• 45% owner-occupancy rate
Services, Amenities, and Connectivity
• Cascade View Elementary
• Cascade View Community Park
• Students attend Cascade View
Elementary, Showalter Middle School,
and Foster High School
• Businesses along TIB within walking
distance, including neighborhood
commercial node at S. 144th St. /TIB
• Few sidewalks
• Walk Score of 40 (score of 100 = most
walkable)
Policy Issues:
• Small lot development
• Lack of sidewalks /infrastructure for
Safe Routes to School
• Vacant parcels with potential for
commercial /mixed -use development
• Potential for 238 ADUs
S 128th St
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TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 37
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Duwamish
Housing Stock:
• 83 single family homes — including 6
mobile homes
• No apartments or condos
• 13 rental units
• 84% owner - occupancy rate
• Older homes — 70% of homes
constructed before 1950
Services, Amenities, and Connectivity
• Green River Trail
• Pedestrian bridge over Duwamish
River connects to Allentown
• Access to the shoreline
• Students attend Tukwila Elementary,
Showalter Middle School, and Foster
High School
• No commercially zoned parcels within
the neighborhood
• Minimal existing /potential
neighborhood- supportive commercial
within walking distance (see orange
circled areas at right)
• Few sidewalks
• Walk Score of 24 (score of 100 = most
walkable)
Policy Issues:
• Property maintenance
• Potential for 53 ADUs
• Larger parcels (approx.10,000 sf)
ineligible for subdivision
j
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 38
14
Foster
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Housing Stock:
• 235 single family homes — including 9
mobile homes on single - family lots
• Southgate Estates Mobile Home Park
• 124 apartments
• 46 condos
• 193 rental units
• 50% owner- occupancy rate
• Newer homes — 25% of homes
constructed between 2000 -2009
Services, Amenities, and Connectivity
• Tukwila Pool
• Foster High School
• Showalter Middle School
• Foster Library
• Students attend any of three Tukwila
elementary schools, Showalter Middle
School, and Foster High School
• Businesses along TIB within walking
distance for western portion of
neighborhood (see orange circled
areas at right)
• Few sidewalks
• Walk Score of 38 (score of 100 = most
walkable)
Policy Issues:
• Property maintenance
• Sensitive Areas (steep slopes, streams,
wetlands) limit development
• Large development potential on Star
Nursery properties
• Potential for 153 ADUs
• Risk of displacement for mobile home
park residents
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TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 39
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Foster Point
QUICK FACTS ON FOSTER
Housing Stock:
• 61 single family homes — including 2
mobile homes
• 7 apartments
• No condos
• 13 rental units
• 81% owner - occupancy rate
• 1/3 of homes constructed before 1940
• 25% of homes constructed after 2000
• Smaller unit size than City average
Services, Amenities, and Connectivity
• Pamela Drive Open Space
• 57th Avenue S Park
• Foster Golf Links
• Green River Trail
• Students attend Tukwila Elementary,
Showalter Middle School, and Foster
High School
• Businesses associated with Foster Golf
Links and Gateway office complex
within walking distance for western
portion of neighborhood (see orange
circled areas at right)
• Few sidewalks
• Walk Score of 18 (score of 100 = most
walkable)
Policy Issues:
• Property maintenance
• Larger parcels (approx.10,000 sf)
ineligible for subdivision
• Odor impacts from rendering plant
• Majority of parcels located in
Shoreline Management Area
• Non - conforming uses
• Potential for 31 ADUs
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 40
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
McMicken Heights
QUICK FACTS ON MCMICKE
Housing Stock:
• 528 single family homes — including 4
mobile homes
• 135 apartments
• 137 condos
• 169 rental units
• 79% owner- occupancy rate
• Over 50% of homes constructed
between 1950 -1970
Services, Amenities, and Connectivity
• Crestview Park
• Crystal Springs Park
• Students attend Thorndyke
Elementary, Showalter Middle School,
and Foster High School; students living
south of S 160th attend Highline Public
Schools
• Several businesses located within
walking distance in southwest portion
of neighborhood along Military Road S
(see orange circled areas at right) 1
• Few sidewalks
• Walk Score of 39 (score of 100 = most
walkable)
Policy Issues:
• Limited sewer infrastructure in north
and east areas of neighborhood
• Sensitive Areas (steep slopes, streams,
wetlands) limit development
• Small -scale multi - family development
• Prevalence of larger lots with privat
access roads
• Potential for 354 ADUs
lght Rail
Or?
c
r• g
S 158th St
S 160th St
�ar7
S 164th St
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 41
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Riverton
QUICK FACTS ON RIVERT
Housing Stock:
• 304 single family homes (including 6
mobile homes)
• Canyon Mobile Home Park
• 22 apartments
• 0 condos
• 69 rental units
• 81% owner- occupancy rate
• Older homes — Over 50% of homes
constructed before 1950
• Larger homes — Over 40% of homes
have 3 bedrooms
Services, Amenities, and Connectivity
• Riverton Park
• Riverton Mini Park
• Southgate Park
• Students attend any of three Tukwila
elementary schools, Showalter Middle
School, and Foster High School
• There is a neighborhood commercial
node at S. 130th and East Marginal
Way, but otherwise there is minimal
neighborhood- supportive commercial
within walking distance (see orange
circled areas at right)
• Few sidewalks
• Walk Score of 36 (score of 100 = most
walkable)
Policy Issues:
• Sensitive Areas (steep slopes, streams,
wetlands) limit development
• Vacant parcels with potential for
commercial /mixed -use development
• Small -scale multi - family development
• Potential for 150 ADUs
• Risk of displacement for mobile home
park residents
S 128th St
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TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 42
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Ryan Hill
Housing Stock:
• 121 single family homes — including 1
mobile home
• 65 apartments
• 0 condos
• 84 rental units
• 41% owner - occupancy rate
• Older homes — 75% of homes
constructed before 1950
• Larger homes — Over 40% of homes
have 3 bedrooms
Services, Amenities, and Connectivity
• No parks or City facilities
• Kubota Gardens within walking
distance
• Students attend Seattle Public Schools
• Minimal existing /potential
neighborhood- supportive commercial
within walking distance (see orange
circled areas at right)
• Few sidewalks
• Walk Score of 28 (score of 100 = most
walkable)
Policy Issues:
• Limited sewer infrastructure limits
development
• Sensitive Areas (steep slopes, streams,
wetlands) limit development
• Vacant parcels with potential for
commercial /mixed -use development
• Potential for 63 ADUs
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 43
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Thorndyke
Housing Stock:
• 466 single family homes — including 15
mobile homes
• Orchard Trailer Park
• Rainbow Trailer Haven
• 884 apartments
• 0 condos
• 765 rental units
• 43% owner - occupancy rate
• 2:1 ratio of apartments to single -
family homes
Services, Amenities, and Connectivity
• No parks
• Thorndyke Elementary
• Fire Station 54
• Police Resource Center
• Students attend Thorndyke
Elementary, Showalter Middle School,
and Foster High School
• Businesses along TIB within walking
distance
• Other areas with potential for
neighborhood- supportive commercial
uses are near off -ramp from 1 -5 and
along 51' Ave 5 (see orange circled
areas at right)
• Few sidewalks
• Walk Score of 45 (score of 100 = most
walkable)
Policy Issues:
• Greater infill capability because of
established infrastructure and relative
lack of sensitive areas
• Vacant parcels along TIB and
Southcenter Bvld have potential for
multi - family development
• Potential for 263 ADUs
• Risk of displacement for mobile home
park residents
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TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 44
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Tukwila Hill
QUICK FACTS ON TUKWIL
Housing Stock
• 572 single family homes — including 2
mobile homes
• 1315 apartments
• 590 condos
• 1240 rental units
• 50% owner - occupancy rate
• 70% of City's condos
• 25% of housing constructed after 1970
Services, Amenities, and Connectivity
• Greatest concentration of parks and
City facilities (see Appendix E for full
list)
• Students attend Tukwila Elementary,
Showalter Middle School, and Foster
High School
• Southcenter businesses are within
walking distance for the southern
portion of neighborhood. Other
nearby commercially -zoned properties
circled in orange at right.
• Extensive sidewalk and trail system
• Walk Score of 31 (score of 100 = most
walkable)
Policy Issues:
• Greater infill capability because of
established infrastructure and relative
lack of sensitive areas
• Majority of parcels south of S 144th
are larger (approx.. 10,000 sf) but
ineligible for division
• Majority of parcels north of S 144th
eligible for division
• Non - conforming uses
• Potential for 372 ADUs
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015
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Page 45
14
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
VI - APPENDICES
Appendix A: Community Conversations Survey Results
Tukwila Comprehensive Plan Survey
March 6th and March 8th, 2014
Report Completed by Max Baker
REPORT SUMMARY
On March 6th and March 8th, 2014, the City of Tukwila held Community Conversation
open houses to gather community feedback regarding housing, business, food access
and service needs along the Tukwila International Blvd Corridor. This report outlines
the results of the surveys as well as results from surveys collected online.
DATA RESULTS
TOTAL NUMBER OF SURVEYS COMPLETED: 3/6: 16; 3/8: 31
Note: Not all participants responded 100% to every question. Some participants
responded to multiple choices. Percentages may vary depending on the nature of the
question. Please refer to attached Excel spreadsheet for additional information
regarding individual population totals.
HOUSING
March 8th
Total: March 6th
1. Do you live in a
a. House 88% 74%
b. Apartment 6% 16%
c. Mobile Home 0% 6%
d. Other: Condo 6% 3%
2. Are you happy with your house /apartment?
a. Yes 94% 87%
b. No 6% 13%
C. Don't know /Did not respond 0% 0%
3. What do you like about it?
a. Number of bedrooms 56% 35%
b. Cost 63% 45%
c. Outdoor space /yard 81% 61%
d. Easy to park my car 69% 48%
e. Building is well taken care of /in good shape 44% 35%
f. Other
• Quiet neighbors 6% 3%
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 46
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
• Pool and tennis courts
• Close to transit
• Close to trails
• Not a lot of traffic
• Central location
6%
6%
0%
0%
0%
0%
0%
3%
3%
3%
4. What would you like to change?
a. More bedrooms 13% 6%
b. Larger living spaces 25% 10%
c. Lower cost 19% 19%
d. Better maintenance of building 25% 23%
e. More parking 6% 13%
f. More /better outdoor space 31 % 29%
g. Other
• Smaller homes 13% 0%
• More living spaces 6% 0%
• Better insulation /sound proofing 6% 0%
• Better neighbors 6% 0%
• Road buffers 0% 6%
• Lot size 0% 3%
• More bathrooms 0% 3%
• Sidewalks 0% 3%
• Sidewalks on 164th 0% 3%
5. If you live in or were to move into an apartment, % of Total Residents Surveyed
which three spaces would you use most?
a. Common /Party Room 31% 32%
b. Vegetable /Gardening Space 63% 58%
c. Exercise Room /Equipment 25% 52%
d. TV /Game Room 19% 13%
e. Playground 19% 16%
f. Barbeque /Picnic Area 69% 23%
g. Indoor Sport Court 0% 29%
h. Outdoor Paved Area 13% 10%
i. Grass Yard 19% 29%
j. Indoor Play Area 0% 13%
k. Other
• Pool 6% 0%
• Parking area 0% 3%
• Library 6% 0%
• Croquet 6% 0%
• Tennis court 6% 0%
NEIGHBORHOOD
1. Why do you live in your neighborhood in Tukwila? % of Total Residents
Surveyed
a. I like my house /apartment 88% 48%
b. Cost 44% 42%
c. Close to mosque /church 19% 16%
d. Close to family 19% 35%
e. Close to bus /light rail 50% 35%
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 47
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
f. Close to school
g. Close to stores and restaurants
h. Close to work
i. Close to people from my country
j. Other
13%
50%
25%
6%
• I like Tukwila 0%
• Close to freeway 0%
• People from other countries 6%
• Close to trails 6%
• Outside of Seattle w/ similar benefits 6%
• Property ownership 0%
• Near Renton 0%
• Neighborhood w/ sidewalks 0%
• Forests and river 0%
• Like my neighbors 0%
• Size of property 0%
26%
16%
26%
13%
6%
3%
0%
3%
0%
6%
3%
3%
3%
3%
3%
2. Are you planning to move out of Tukwila in the next few years? % of Total Residents
Surveyed
a. Yes 19% 13%
b. No 81% 71%
c. Don't know /Did not respond 0% 16%
d. If yes, why?
• Too expensive 6% 0%
• To find better apartment 0% 3%
• I want a house 6% 0%
• Too far from work 0% 3%
• Too far from family 0% 6%
• House value down, can't move 0 3
• Mismanaged school district 0 6
• Would like to see city improvement of residential areas 0 3
• Speeding on our street 0 3
• Neighbors with pitbulls 0 3
• Larger property 0 3
• Limited economic opportunities 0 3
• Less community engagement 0 3
• Feel less welcome as a white resident 0 3
• Retired 6% 0%
3. What 1 - 2 new businesses do you need in your neighborhood? % of Total Residents
Surveyed
a. Grocery stores: Winco /Safeway 22%
b. Bulk stores: Walmart /Sams /Costco 21%
c. Ethnic specific restaurants 12%
d. Dollar store on 99 5%
e. Gym (or lower cost at TCC) 4%
f. Family Resource Center 4%
g. More houses 4%
h. Urgent care/ health clinic 3%
i. Car wash 2%
j. Health food or Natural Food store 2%
k. Bigger library 2%
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 48
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
1. US bank
m. Auto parts
n. Dental office
o. Ice skating rink
p. Laundry
q. Cheaper commercial space (to own business)
4. What 1 - 2 businesses are problems in your neighborhood?
Surveyed
a. Motels
b. Deja vu /Showgirls
c. Casino
d. Somali businesses
e. Mini marts /convenience stores 4%
f. Too many mobile homes 2%
g. Pavilion 2%
h. Liquor store /smoke shops 2%
i. Too much fast food 1%
of Total Residents
13%
13%
5%
5%
5. Are the services you need (childcare, healthcare, citizenship classes,
Surveyed
Government agencies) available in your area?
a. Yes 61%
b. No 28%
c. Don't know /Did not respond 11%
d. What services are missing?
• DSHS 15%
• Health Clinic 11%
• Citizenship classes 7%
• Child care 5%
• Department of Licensing 4%
• Low Income Housing 3%
• ESL Classes
% of Total Residents
ACCESS TO FOOD
2%
1. Can you buy the kinds of food you want near your home? % of Total Residents
Surveyed
a. Yes 71%
b. No 21%
c. Don't know /Did not respond 8%
d. If no, what kind of food is hard to get?
• Ethnic specific food 8%
• Costco 6%
• Food too expensive (need to travel out of area) 4%
• Farmer's Market 4%
• Lack of Grocery Stores — McCadam Rd 3%
• Food Bank is too far 1%
2. Where do you and your family get most of your food? % of Total Residents
Surveyed
a. Large grocery store 87%
• Saars 40%
TUKWILA COMPREHENSIVE PLAN UPDATED: April 16, 2015 Page 49
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
• WINCO
• Safeway
• Seafood City
• SAMS
• Thriftway
b. Big Box Department Store
• Costco
• Wal -Mart
• Target
8%
7%
3%
3%
1%
55%
28%
17%
3%
• Fred Meyer 1%
c. Dollar store 17%
d. Small store /butcher /produce stand 7%
e. Food bank* 16%
f. Ethnic grocery store (Halal, Latino, other) 52%
g. Restaurants /Prepared food (Subway, fast food, pizza) 16%
h. Convenience store (7 -11, Mini Mart, gas station) 13%
i. Other
• Hardware 1%
• Grocery Outlet 1%
• Cambodian Store in White Center 1%
COMMON THEMES & VARIANCES ACROSS COMMUNITIES
After reviewing the data collected, several common themes surfaced regarding usage of current services
and the need for new ones.
HOUSING
The majority of residents interviewed lived within a house, with the next largest group living in apartments.
Few residents lived in mobile homes or condos.
When asked which things they would change if given the opportunity, the top two responses among both
groups was more /better outdoor space and better maintenance of their building.
Three spaces that residents surveyed on 3/6 would use the most if available either in their apartment
complex or home were Barbeque /Picnic Area, Vegetable Gardening Space and Exercise
Room /Equipment. For the 3/8 group, they were Common /Party Room, Vegetable Gardening Space, and
Exercise Room /Equipment.
NEIGHBORHOOD
The main reason cited by both groups for living in their neighborhood in Tukwila was that they liked their
house /apartment. This response was 88% for those on 3/6, which was higher than the 48% cited on 3/8.
Cost, proximity to transportation and work were of similar importance for both groups.
The 3/8 group cited being close to family and people from their own country more often, showing a higher
priority for social needs.
NEW BUSINESSES
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Hands down, the largest requests came from a desire for a better large grocery store in the
neighborhood. Access to quality and specialty groceries was also a recurring them, with many residents
expressing a desire for more organic and local produce. Very few of the responses requested a large box
store, like a Costco or a Wal -Mart. Another popular choice was for more cafes and bakeries, especially
along TIB.
PROBLEM BUSINESSES
While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top
choice as problem businesses were the motels, followed by Deja vu /Showgirls and casinos.
Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali
businesses on TIB. Complaints were also recorded regarding smoke shops /liquor stores and tenants
running illegal business practices, such as car rental agencies also selling vehicles.
SERVICES
56 % of participants surveyed on 3/6 indicated satisfaction with access to services in the area, while only
42% did on 3/8. The top choice for new service in both groups was for a quality health clinic.
FOOD ACCESS
Both groups surveyed were similarly split on whether or not they could find the kinds of food desired near
their homes. Many indicated that they had to travel to neighboring cities to find the type or quality of
groceries desired. Those surveyed also often desired the creation of a Farmers Market and access to
fresh food.
CURRENT SHOPPING LOCATIONS
Most residents purchased their food from a big box department store, with Costco and Fred Meyer being
the most popular. 50% of the 3/6 group and 65% of the 3/8 group also shop at a large grocery store. A
quarter of the 3/6 group cited a small store /butcher /produce stand as a resource vs. 10% of the 3/8 group,
while the 23 % of the3 /8 group purchased prepared food from restaurants in comparison to only 6% of the
3/6 group. This indicates that the shopping styles were slightly different between the two groups when
occurring outside of a grocery store.
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Appendix B: Community Connectors Survey Results
Global to Local / City of Tukwila — Community Connectors Pilot Program
Tukwila Comprehensive Plan Survey
Conducted January 10, 2014 - February 21, 2014
Report Completed by Alma Villegas
Community Programs Manager — Global to Local
COMMUNITY CONNECTORS:
Monica Davalos — Latino
Reina Blandon — Latino
Osman Egal — Somali
Hafso Abdulla - Somali
Helber Moo — Burmese
Yasin Abdella - Eritrean
Rabeya Suraka — Amharic and Arabic - speaking
COMMUNITY HEALTH PROMOTERS:
Samantha Kunze- Garcia - Latino
Aisha Dahir - Somali
Zeineb Mohammed - Eritrean / Arabic-speaking
Linda Mo — Burmese
Abdishakur Ahmed — Somali
REPORT SUMMARY
Between January 10, 2014 and February 21, 2014, Global to Local Community Health
Promoters (CHPs) and Community Connectors representing the Latino, Somali,
Eritrean, Burmese and Arabic - Speaking communities conducted a total of 194 surveys
of residents from these populations to gather community feedback regarding housing,
business, food access and service needs along the Tukwila International Blvd Corridor.
This report outlines the results of the surveys as well as some additional comments
generated during the one on one field outreach.
Global to Local's CHPs engaged in a limited capacity in actual survey collection, as their
main role was to support the Community Connectors by answering questions that
generated throughout the course of the information gathering, as well as provide
mentorship support on outreach and city services, on an as needed basis. The majority
of the surveys were conducted by community leaders initially identified by the CHPs
through their past relationships established as part of the Global to Local Community
Leadership Development Program.
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All seven Community Connectors (also referred to as leaders) are current residents of
Tukwila, with some of them residing in the city for over 10 years, and thus possessing
first hand information on where to best conduct outreach with members of their
population and ensure a balanced representation of residents including youth, families,
seniors as well as apartment residents and homeowners.
Community Connectors and Global to Local Community Health Promoters will be
attending a community conversation on March 6, 2014 at Showalter Middle School in
Tukwila to share information about their experience during the field work data collection
process.
DATA RESULTS
TOTAL NUMBER OF SURVEYS COMPLETED: 194
COMMUNITIES SURVEYED: Latino, Somali, Burmese, Eritrean, Sudanese, Ethiopian,
Nepali and other Arabic - speaking populations
Note: Not all participants responded 100% to every question. Some participants
responded to multiple choices. Percentages may vary depending on the nature of the
question. Please refer to attached Excel spreadsheet for additional information
regarding individual population totals.
HOUSING
Surveyed
6. Do you live in a
a. House
b. Apartment
c. Mobile Home
d. Other: Condo
% of Total Residents
25%
71%
3%
1
7. Are you happy with your house /apartment?
a. Yes 48%
b. No 47%
C. Don't know /Did not respond 5%
8. What do you like about it?
a. Number of bedrooms 41%
b. Cost 43%
c. Outdoor space /yard 20%
d. Easy to park my car 27%
e. Building is well taken care of /in good shape 25%
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f. Other
• Big space (i.e. living room, bedroom , kitchen, etc)
• Closeness to services
• Quiet neighbors
• Close to work
9. What would you like to change?
a. More bedrooms
b. Larger living spaces
c. Lower cost
d. Better maintenance of building
e. More parking
f. More /better outdoor space
g. Other
• Mold
• Laundry inside unit
• Better appliances
• Improved heating
• Playground
• More affordable
• Better security
• Better management
• Cockroaches
• Bad carpeting
• Bad smell in apartment
53%
1%
4%
1%
2%
1%
36%
56%
41%
28%
21%
1%
1%
1%
10. If you live in or were to move into an apartment, % of Total Residents Surveyed
which three spaces would you use most?
a. Common /Party Room 26%
b. Vegetable /Gardening Space 32%
c. Exercise Room /Equipment 47%
d. TV /Game Room
e. Playground 44%
f. Barbeque /Picnic Area 13%
g. Indoor Sport Court 37%
h. Outdoor Paved Area 8%
i. Grass Yard 29%
j. Indoor Play Area 15%
k. Other
• Laundry Inside Unit 2%
• Pool 1%
• Storage 1%
• Deck 1%
• Bigger Bathroom 1%
• Parking Area 1%
NEIGHBORHOOD
2. Why do you live in your neighborhood in Tukwila?
Surveyed
e. I like my house /apartment
f. Cost
18%
% of Total Residents
24%
17%
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g. Close to mosque /church
h. Close to family
i. Close to bus /light rail
j. Close to school
k. Close to stores and restaurants
I. Close to work
m. Close to people from my country
n. Other
• I like Tukwila
• Placed here by resettlement agency
• Close to freeway
• Close to airport
• Parks
• Two Family Home
• Close to nonprofits
• Close to mall
• Disabled child
6. Are you planning to move out of Tukwila in the next few years?
Surveyed
a. Yes
b. No
c. Don't know /Did not respond
d. If yes, why?
• Too expensive
• Too find better apartment
• Too many gangs
• Too a better area
• I want a house
• Too far from work
• Too far from family
46%
35%
41%
34%
53%
35%
15%
4%
3%
% of Total Residents
20%
67%
13%
8%
4%
3%
3%
3%
1%
1%
7. What 1 - 2 new businesses do you need in your neighborhood? % of Total Residents
Surveyed
a. Grocery stores: Winco /Safeway 22%
b. Bulk stores: Walmart /Sams /Costco 21%
c. Ethnic specific restaurants 12%
d. Dollar store on 99 5%
e. Gym (or lower cost at TCC) 4%
f. Family Resource Center 4%
g. More houses 4%
h. Urgent care/ health clinic 3%
i. Car wash 2%
j. Health food or Natural Food store 2%
k. Bigger library 2%
I. US bank 2%
m. Auto parts 1%
n. Dental office 1%
o. Ice skating rink 1%
p. Laundry 1%
q. Cheaper commercial space (to own business) 1%
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8. What 1 - 2 businesses are problems in your neighborhood?
Surveyed
j. Motels
k. Deja vu /Showgirls
1. Casino
m. Somali businesses
n. Mini marts /convenience stores
o. Too many mobile homes
p. Pavilion
q. Liquor store /smoke shops
r. Too much fast food
% of Total Residents
13%
13%
5%
5%
4%
2%
2%
2%
1%
9. Are the services you need (childcare, healthcare, citizenship classes, % of Total Residents
Surveyed
Government agencies) available in your area?
a. Yes 61%
b. No 28%
c. Don't know /Did not respond 11%
d. What services are missing?
• DSHS 15%
• Health Clinic 11%
• Citizenship classes 7%
• Child care 5%
• Department of Licensing 4%
• Low Income Housing 3%
• ESL Classes 2%
ACCESS TO FOOD
3. Can you buy the kinds of food you want near your home? % of Total Residents
Surveyed
a. Yes 71%
b. No 21%
c. Don't know /Did not respond 8%
d. If no, what kind of food is hard to get?
• Ethnic specific food 8%
• Costco 6%
• Food too expensive (need to travel out of area) 4%
• Farmer's Market 4%
• Lack of Grocery Stores — McCadam Rd 3%
• Food Bank is too far 1%
4. Where do you and your family get most of your food?
Surveyed
a. Large grocery store
of Total Residents
87%
• Saars 40%
• WINCO 8%
• Safeway 7%
• Seafood City 3%
• SAMS 3%
• Thriftway 1%
b. Big Box Department Store 55%
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• Costco
• Wal -Mart
• Target
• Fred Meyer
c. Dollar store
d. Small store /butcher /produce stand 7%
e. Food bank* 16%
f. Ethnic grocery store (Halal, Latino, other) 52%
g. Restaurants /Prepared food (Subway, fast food, pizza) 16%
h. Convenience store (7 -11, Mini Mart, gas station) 13%
i. Other
• Hardware 1%
• Grocery Outlet 1%
• Cambodian Store in White Center 1%
28%
17%
3%
1%
17%
COMMON THEMES & VARIANCES ACROSS COMMUNITIES
After reviewing the data collected, while there were some clear variances amongst different ethnic
groups, for the most part several common themes surfaced regarding usage of current services and the
need for new ones.
HOUSING
The majority of the immigrant /refugee population residing within the boundaries of the Tukwila city limits
live in apartment buildings with 1/3 of the Latino and Somali communities either renting or owning a
home. Most of the populations also indicated being unhappy with their living situation indicated by the
responses of over 60% of Somali, Burmese and Eritreans. However, despite complaints regarding their
living conditions, over 50% the Latino population indicated being pleased with their current apartment or
home.
When asked which things they would change if given the opportunity, the top two responses among all
populations was cost and number of bedrooms.
Three spaces that all residents surveyed would use the most if available either in their apartment complex
or home were Playground, Exercise Room and Indoor Sport Court. However, over 78% of the Burmese
population indicated a vegetable or garden space as their top choice.
NEIGHBORHOOD
Over 85% of both the Somali and Eritrean population indicated close access to their mosque or church as
their top reason for living in Tukwila, with closeness to family and people from their country as their
second reason. Several of those surveyed also indicated the desire for a traffic light between S 142nd & S
143rd so that families could have safe and secure access to the mosque from one side of International
Blvd to the other.
The Latino and Burmese populations indicated closeness to school as their top reason, with both groups
responding at a rate of over 65 %.
Across all communities, over 60% of the responses indicated that they planned on staying in Tukwila,
with the highest mobility predicted for the Eritrean and Arabic - speaking populations. Both of these
communities indicated that while they would like to continue living in Tukwila, high cost of rent and living
conditions motivate them to seek housing elsewhere. Several respondents indicated the desire for low
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income housing in Tukwila as well as access to affordable commercial space so that they may start their
own businesses at a reduced rate.
NEW BUSINESSES
Hands down, the largest requests came from a desire for a better large grocery store in the neighborhood
with WINCO and Safeway listed as their top two choices. Over 1/3 of the responses also requested a
large box store, like a Costco or a Wallmart be located on TIB. A third choice for residents was a family
resource center and a gym with a couple of those surveyed recommending cheaper options for resident
use at the Tukwila Community Center.
PROBLEM BUSINESSES
While many residents indicated appreciation for the recent closure of some of the motels on TIB, their top
choice as problem businesses were the motels, followed by Deja vu /Showgirls and casinos as a far a
third.
Other complaints regarding local businesses referred to the parking lots surrounding some of the Somali
businesses on TIB, where due to a lack of security and structure, residents experience unsafe driving and
gang activity. Complaints about gang activity was also mentioned in regards to the parking lots
surrounding the mini marts and convenience stores like 7 -11.
SERVICES
Over 60% of those surveyed did indicate satisfaction with access to services in the area. However, their
top choices for new services included a Department of Social and Health Services and Department of
Licensing offices as well as a Health Clinic and Low Income Housing.
FOOD ACCESS
Across all populations, over 60% of respondents indicated satisfaction with food access. However, many
of those surveyed asked for lower cost options, as well as a Farmers Market and more Ethnic - specific
restaurants and markets.
CURRENT SHOPPING LOCATIONS
Over 80% of residents shop at the Saars on S 144th, mainly because it's the only choice available to
them. However, many indicated needing to travel to Burien or Renton to do their grocery shopping.
Residents living up on Macadam Rd indicated their dissatisfaction with the lack of grocery stores in that
area. A small number of responses also said that they have stopped using the food bank because on
several occasions they have experienced receiving expired food.
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Appendix C: Visual Preference Survey Results
Topic Favorite_
New Homes
Small Lot Homes
Accessory Units
Location of Garages
Duplexes
Least Favorite
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Town homes
Apartments
Mixed -Use
Businesses
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Appendix D: Residential Focus Presentations
The Residential Focus presentations, presented to City Council in March and April 2015, can be
accessed at the links below.
Residential Focus: Creating Safer Communities —
http: // records .tukwilawa.gov /WebLink8 /1 /doc /256947 /Electronic.aspx
Residential Focus: Improving the Quality of Housing —
http: / /records.tukwilawa.gov /WebLink8 /1 /doc /257519 /Electronic.aspx
Residential Focus: Community Pride — http: / /records.tukwilawa.gov /WebLink8 /1 /doc /257647 /Electronic.aspx
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Appendix E: Expanded Neigborhood Profiles
Allentown
Housing Stock
Allentown is primarily a single - family home neighborhood, and has approximately 400 homes. Over 50% of the
single - family homes in the neighborhood were constructed before 1950. There was less single family home
construction in Allentown from 1950 -1989 compared to the City average, but a greater percentage of homes in the
neighborhood have been constructed since 1990 compared to the City as a whole (34% of single family homes
were constructed since 1990 compared to 19% for the City as a whole). Allentown has a larger percentage of one -
and two - bedroom single family homes than the City as a whole, has fewer four - bedroom units, and slightly fewer
five and six bedroom units compared with the City average. The original plat of the neighborhood created 3,000
square foot lots. Many of the lots in the neighborhood do not meet the minimum lot size of 6,500 square feet,
particularly those between S. 122nd and S. 124th streets. The King County Assessor's evaluation of the condition2 of
single family homes in the neighborhood is that 10% are above average (compared to 15% above average City-
wide); and 7% are below average. The City -wide percent of single family homes that have been evaluated to be
below average is 4 %.
There is one four -unit apartment building that was constructed before 1940, and there are no condos in the
neighborhood. The condition of the fourplex is "fair," which is defined by King County as some repairs are needed
immediately and there is much deferred maintenance. According to Tukwila's rental housing database for 2013-
2014, there are approximately 52 rental housing units in Allentown. The owner- occupancy rate for Allentown is
approximately 87 %.
Access to Services & Connectivity
Parks & City Facilities
According to the Parks, Recreation, and Open Space (PROS) element3, there are four parks in the Allentown
neighborhood. Allentown is also home to the Tukwila Community Center, the City's only community center and a
hub for recreation activities and social gatherings, and Fire Station 53.
2 The King County Assessor provides condition and building grade (construction quality) data for single - family and multifamily
housing. It does not provide condition data for mobile /manufactured homes.
3 Data from Tukwila Parks and Recreation's Parks, Recreation, and Open Space Plan (PROS), adopted February 2014. Access
analysis is based on the walking or biking distance most people are willing to travel to reach parks, which is generally 1/4 to 1/2
mile distance, or about five to ten minutes of travel time. Tukwila Parks and Recreation consider Local Parks to be of the
greatest use to residents in regards to outdoor physical activity, recreation, and public gathering opportunities. Schools and
other facilities can also serve these purposes in a similar manner.
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Parks and Facilities in Allentown
Name
Type
Acreage
Duwamish Gardens
Future Park /Habitat Site
NA
Duwamish Hill Preserve
Special Use Park
8.7
Duwamish Park
Local Park
2.1
Codiga Park
Special Use Park
6.7
Tukwila Community Center
City Facility
NA
Fire Station 53
Fire Station
NA
Source: PROS, 2014; Tukwila GIS, 2004
Sidewalks & Trails
Allentown has a Walk Score4 of 43 and falls into the second lowest categories of "Car Dependent" in which almost
all or most errands require a car; Thorndyke is the only neighborhood with a lower score (at 45). Possible factors
for Allentown's low score include the lack of sidewalks, and little to no retail in the neighborhood. However, this
neighborhood has good access to the Green River Trail, which provides non - motorized access to employment sites
to the north and south, as well as retail and entertainment opportunities. Most of these destinations are not
within a 20- minute walk, but are within a half -hour bike ride.
Schools
The Allentown neighborhood is within the Tukwila School District's boundaries. School age children living in
Allentown most likely attend Tukwila Elementary, Showalter Middle School, and Foster High School. Allentown is
relatively far away from Tukwila schools compared with other neighborhoods andthe Tukwila School District
provides bus service to this area for all grade levels. The nearest school to Allentown residents is Raisbeck Aviation
High School, a math and science focused college - preparatory high school in the Highline School District, to which
students from districts around the region may apply.
4 Walk Score measures the walkability of an address or neighborhood, analyzing hundreds of walking routes to nearby
amenities. Points are awarded based on the distance to amenities including retail, services, employment, and transit, and
pedestrian infrastructure such as block length and intersection density. Walk Scores are broken down into the following
categories:
90 -100— Walker's Paradise: Daily errands do not require a car
70 -89 — Very Walkable: Most errands can be accomplished on foot
50 -69 — Somewhat Walkable: Some errands can be accomplished on foot
25 -49 — Car - Dependent: Most errands require a car
0 -24 — Car - Dependent: Almost all errands require a car
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Neighborhood - Supportive Commercial Uses5
There are limited neighborhood- supportive commerical uses in the Allentown neighborhood, and because of the
neighborhood's location between the Green River and 1 -5 freeway, there is limited acesss to commericial uses in
neighboring areas.
There is a convenience store located in the north western part of the Allentown neighborhood. Residents also have
access to pick -up Community Supported Agriculture (CSA) at the Tukwila Community Center. A few parcels located
on S. 115th Street are zoned Regional Commerical Center (RCC) and Office (0) and can accomdoate commerical
uses. Given its location in the northern portion of the neighborhood, this area may cater to employees in the
industrial areas to the north rather than neighborhood residents.
Commercial Uses in Allentown
de
l
rart
IJIIII 111
MDR
Source: Tukwila GIS, 2015
5 Commercial uses in residential neighborhoods were identified through informal surveys of residents, institutional knowledge,
and current zoning maps. This presents a general overview of commercial uses available to residents and does not represent a
complete inventory.
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Future Development
Parcel Characteristics
• Area between the river and 5. 122 "d was originally platted with lots that are 25 -30 feet wide by 100 feet
long.
• North of S. 122 "d, parcels are generally larger. The parcels tend to be long, narrow lots (40 feet wide) and
are around 10,000 square feet or have been combined over the years to create even larger lots. Parcels
just east of the Duwamish Hill Preserve tend to be less narrow, but may be constrained by steep slopes.
Vacant Parcels
The figure below shows the number of vacant parcels in Allentown, separated into categories based on their size.
About half of the vacant parcels meet the existing minimum lot size of 6,500 square feet. Fourteen parcels are over
10,000 square feet; large enough for one single family home but not quite big enough to subdivide into two
separate lots. About half of the vacant parcels are under the minimum lot size.
• North side of Duwamish Hill: Steep slopes and the location of the shooting range likely inhibit
development of these parcels.
• West side of BNSF Intermodal Yard: Several of these parcels are owned by BNSF, which has been
purchasing property along the east side of the neighborhood. Parcels acquired by BNSF on the east side of
51st Place 5. since the last Comprehensive Plan update have been used for expansion of the intermodal
yard. The homes on the west side of the street remain.
Allentown Vacant Parcels
Allentown Vacant Parcels
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Subdivision Potential
There are a handful of vacant parcels south of S. 124th Street meeting the 6,500 square foot minimum lot size, each
of which can be developed with a new single - family home. Most of the lots that can be subdivided are located in
the area between S. 116th Street and S. 122 "d Street. Lots in this area are generally 20,000 or 30,000 square feet.
There are several vacant lots, some of which are large enough to be subdivided, in the neighborhood area on the
east side of the Duwamish Hill Preserve.
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Housing Options
Small Lot Development
Allentown has a prevalence of 3,000 square foot lots, as well as lots much larger than the minimum lot size but not
quite big enough for subdivision under the existing development regulations. Through an agreement in 2008, the
City allowed a developer to construct new homes on lots smaller than the minimum lot size, in exchange for an
agreement with the developer to meet a variety of design standards, including requirements for vehicular access
off an alley, variation in the fagade design of the homes in the project, and front porches on all houses. A similar
program could be considered for development on other lots that are smaller than the minimum lot size. This type
of program could be similar to the Housing Options demonstration program approved in 2005.
Accessory Dwelling Unit Potential
There are currently 177 parcels in Allentown between 7,200- 12,999 square feet. These parcels meet the minimum
size for construction of an accessory dwelling unit.
Mobile Homes
There are 24 mobile homes on single - family lots in Allentown.
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Cascade View
Housing Stock
Cascade View is Tukwila's third - largest neighborhood in terms of the number of housing units. Most of the single -
family homes in this neighborhood were developed in the 1940s to provide housing after WWII. Approximately
one third of the single family homes are two - bedroom (10% more than the City average); a little over a third are
three - bedroom homes, and a little less than a quarter are four - bedroom homes. Many of the lots located north of
S. 140' Street in between TIB and 34th Ave S. are approximately 6,100 square feet, which is less than the existing
6,500 square foot minimum lot size. Only 10% of the single family homes in Cascade View have been developed
since 1970. The King County Assessor's evaluation of the condition of single family homes in the neighborhood is
that 12% are above average (compared to 15% above average City - wide); 2% are in "fair" condition and none are
in "poor" condition. The City -wide percentage of single family homes that have been evaluated to be below
average is 4 %.
A large amount of multi - family development was constructed in this neighborhood in the 1960s through the
1980s. All of the condos in the neighborhood were originally constructed as apartments from 1960 -1989 and were
later converted. All of the existing multifamily in Cascade View have been evaluated as being in average or in good
condition according to the King County Assessor.
According to Tukwila's rental housing database for 2013 -2014, there are approximately 709 rental housing units in
Cascade View. The owner- occupancy rate for Cascade View is approximately 45 %.
Access to Services & Connectivity
Parks & City Facilities
The Cascade View neighborhood includes Cascade View Elementary, one of the Tukwila School District's
elementary schools, and one park, as shown in the table below.
Cascade View Parks and Facilities
Name
Type
Acreage
Cascade View Community Park
Local Park
2.4
Cascade View Elementary
School
NA
Source: PROS, 2014; Tukwila GIS, 2004
Sidewalks & Trails
Cascade View has a Walk Score of 40 and falls into the second lowest categories of "Car Dependent" in which
almost all or most errands require a car. Possible factors for this low scores include the lack of sidewalks and
marked crosswalks, and little to no retail in the neighborhood.
Schools
The Cascade View neighborhood is within the boundaries of the Tukwila School District. School age children living
in the neighborhood will most likely attend Cascade View Elementary, Showalter Middle School, and Foster High
School.
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Neighborhood - Supportive Commercial Uses
The two major roads bounding to the east and west, Military Road S., and Tukwila International Boulevard (TIB)
respectively, have numerous commercial uses including a variety of retail and services. While these commercial
uses are located within and /or directly adjacent to the Cascade View neighborhood, limited pedestrian
infrastructure, including lack of sidewalks and minimal designated crosswalks, may make it difficult for residents to
access these commerical areas without a car.
A portion of the Tukwila International Boulevard Urban Renewal Overlay (URO) is located in the Cascade View
neighborhood. Given the development incentives in this overlay district, this section of TIB will likely develop at a
higher density and include a combination of residential and commerical uses.
Future Development
Parcel Characteristics
• Most original plats are from 1904 -1907, with the exception of the ValVue Addition in 1944 and Wildwood
Court in 1963.
• Original plats were small, and some included alleys, resulting in a wide variety of lot patterns.
• The area north of S. 140th Street and east of 32 "d Ave S. has many lots just over 6,000 square feet, not
meeting the minimum lot size.
• Parcels in the LDR zone are larger between S. 140th St. and S. 144th St., west of 37th Ave S.
• Many MDR and HDR zoned parcels developed with existing apartments or condos do not meet the
minimum lot size, and /or the existing density is higher than what is allowed under existing zoning. This
may hamper redevelopment of these parcels.
Vacant Parcels
The figure below shows the number of vacant parcels in Cascade View, separated into categories based on parcel
size. Compared with the neighborhood size and number of existing housing units in Cascade View, there are few
vacant parcels zoned for residential development (only 42). Additionally, the King County Assessor includes parcels
that have mobile homes in their category of vacant single - family areas. Several parcels in Cascade View have
mobile homes, including an entire block of parcels with the same owner on 35th Ave 5. Of the parcels categorized
as being vacant, well over half meet the existing minimum lot size of 6,500 square feet. Only 17 parcels do not
meet the minimum lot size, and only four of the vacant parcels are over 10,000 square feet but less than 13,000
square feet.
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Vacant Parcels in Cascade View
Cascade View Vacant Parcels
44PA
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
▪ 10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Infill Potential
Most of the single - family zoned property eligible for subdivision in Cascade View is located between Military Rd. S.
and 32 "d Ave S., from S. 132 "d St. to S. 144th St. Parcels zoned MDR and NCC south of S. 144th St. and east of 37th
Ave S. could be developed with additional dwelling units. There are several vacant parcels zoned NCC and RC south
of S. 144th St. that can be redeveloped with a variety of uses, including multifamily dwelling units.
Housing Options
Accessory Dwelling Unit Potential
There are currently 238 parcels in Cascade View between 7,200- 12,999 square feet. These parcels meet the
minimum size for construction of an accessory dwelling unit.
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Duwamish
Housing Stock
The Duwamish neighborhood is one of Tukwila's smallest, in terms of number of units and geographic size. It is
similar in character to the nearby neighborhoods of Allentown and Riverton. Comparing the housing stock in
Duwamish to housing stock conditions in the rest of the City is difficult because there are so few homes; the
condition of a particular home is reflected in the statistics. Looking at the area generally, it is an older
neighborhood; almost 70% of the homes in the neighborhood were constructed before 1950. It has a higher
percentage of one and two- bedroom homes than the rest of the City, meaning that a handful of the homes in the
neighborhood are one - bedroom and slightly less than 30 homes are two - bedroom. The neighborhood has a higher
than average percentage of five - bedroom homes, most likely constructed during the period from 2000 -2009 when
several new homes were built in an area adjacent to East Marginal Way.
The King County Assessor's evaluation of the condition of the homes in the neighborhood is that the percentage of
homes rated as being "average" condition is slightly less than the City average. There is a higher percentage of
homes rated as below average, and a lower percentage of homes rated as above average.
According to Tukwila's rental housing database for 2013 -2014, there are approximately 13 rental housing units in
Duwamish and the owner- occupancy rate is approximately 84 %.
Access to Services & Connectivity
Parks & City Facilities
There are no parks, open space, or facilities located in the Duwamish neighborhood. There are several parks and
facilities in Allentown, the adjacent neighborhood to the east.
Sidewalks & Trails
Duwamish has a Walk Score of 24 and falls into the second lowest categories of "Car Dependent" in which almost
all or most errands require a car. This is the second lowest score in the City, Possible factors for this low score
include the lack of sidewalks and marked crosswalks, little to no retail in the neighborhood, and the geographic
boundaries of the Duwamish River and Interstate 5.
Schools
The Duwamish neighborhood is located within the boundaries of the Tuwkila School District. School age children
living in the neighborhood will most likely attend Tukwila Elementary, Showalter Middle School, and Foster High
School.
Neighborhood - Supportive Commercial Uses
There are no commercial uses located in the Duwamish neighborhood, due to its relatively isloated location
between the Green River and SR -599.
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Commercial Uses in Duwamish
Source: Tukwila GIS, 2015
Future Development
Parcel Characteristics
• Total number of parcels in the neighborhood is 105.
• Parcel sizes are generally large; many developed parcels can be subdivided for single family infill
development.
• Very few parcels less than the 6,500 square foot minimum lot size. Most of the parcels that are under
6,500 square feet were either developed prior to annexation or they were developed by Doak Homes in
2007. Lots developed by Doak Homes are as small as 3,500 square feet, and are located on the western
edge of the neighborhood adjacent to East Marginal Way S.
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Vacant Parcels
The figure below shows the number of vacant parcels in Duwamish, separated into categories based on parcel
size. A few of the parcels that are categorized as vacant actually have mobile homes on them, likely reducing the
total number of parcels that will be developed with new homes in the short term. Most new construction in the
neighborhood can be expected to happen through creation of new lots through subdivision.
Vacant Parcels in Duwamish
Duwamish Vacant Parcels
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
0 6000 -6499 SF
• 6500 -9999 SF
• 10,000- 11,999
SF
Subdivision Potential
Many of the lots in the Duwamish neighborhood are developed with one single - family home, but are larger than
13,000 square feet and can be subdivided to create at least one additional lot using the existing minimum lot size
of 6,500 square feet. A few parcels in the north part of the neighborhood are just over 10,000 square feet. The
homes on these parcels are set back towards the river. A reduction in the minimum lot size could provide potential
for development on single - family homes along the street frontage of S. 116th St.
Housing Options
Accessory Dwelling Unit Potential
There are currently 53 parcels in Duwamish between 7,200- 12,999 square feet. These parcels meet the minimum
size for construction of an accessory dwelling unit.
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Foster
RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
Housing Stock
The Foster neighborhood has a relatively diverse housing stock, with a mix of single - family homes, apartments, and
condos. Multifamily development is located along Tukwila International Blvd and 42 "d Ave 5. The Tukwila Village
project will add many multifamily housing units to this area as well. The neighborhood has a higher than average
percentage of single - family homes built before 1940, and a notably higher percentage of homes constructed
during the period from 2000 -2009. Approximately a quarter of the homes in the neighborhood were built during
this period. Apartments and condos in the neighborhood are located along S. 144th Street, 40th Ave 5, and Tukwila
International Boulevard. The 46 condos in Foster were originally apartments that were later converted to condos.
The neighborhood has a lower percentage of one- and two- bedroom homes, a much higher percentage of three -
bedroom homes, a lower percentage of four - bedroom homes, and the percentage of five bedroom homes in the
neighborhood is the same as the City average.
The King County Assessor's evaluation of the condition of the homes in the neighborhood shows that conditions in
Foster are about the same as the conditions City -wide; about 80% of housing units are average condition; about
5% are below average, and about 15% are above average. A look at the Assessor's rating of building quality shows
that a much higher percentage of the homes in Foster are rated an "8" than the percentage of the City's housing
stock (22% for Foster vs. 8% for the entire City).
According to Tukwila's rental housing database for 2013 -2014, there are approximately 193 rental housing units in
the Foster neighborhood and the owner - occupancy rate is approximately 50 %.
Access to Services & Connectivity
Parks & City Facilities
The Foster neighborhood is home to several public facilities and schools including Showalter Middle School and
Foster High School — The Tukwila School District's only middle and high schools - -, the Tukwila Pool, and Foster
Library, a King County Library System branch. While there are no parks or open spaces in the Foster neighborhood,
the middle school and high school provide space for residents to gather and recreate.
Parks and Facilities in Foster
Name
Type
Acreage
Tukwila Pool
Private Facility
NA
Foster High School
School
NA
Showalter Middle School
School
NA
Foster Library
King County Library
NA
Source: PROS, 2014; Tukwila GIS, 2004
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
idewalks & Trails
Foster has a Walk Score of 38 and falls into the second lowest categories of "Car Dependent" in which almost all or
most errands require a car.
Schools
School aged chlidren living in the Foster neighborhood will most likely attend all three Tukwia School District
elementary schools, Showalter Middle School and Foster High School. The northwest corner of the Foster
neighborhood is within the Cascade View catchment area, west of Foster Hgh School is in the Tukwila Elementary
area, and the area between TIB to 45' Avenue 5 is part of the Thorndyke Elementary area. Please refer to Figure
11— Tukwila School District Boundaries.
Neighborhood - Supportive Commercial Uses
The Foster neighborhood is bounded by Tukwila International Boulevard to the west. There are numerous
commerical uses located on TIB. Commerical areas on TIB support the region and do not primarily serve the Foster
neighborhood.There is a small area zoned Residential Commercial Center at the southeastern edge of the
neighborhood at S. 144th St. and 51st Ave. S. It has been difficult for businesses to locate within these parcels due
to their small size and lack of space to meet parking requirements.
A portion of the Tukwila International Boulevard Urban Renewal Overlay (URO) is located in the Foster
neighborhood. Given the development incentives in this overlay district, this section of TIB will likely develop at a
higher density and include a combination of residential and commerical uses.
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Commercial Uses in Foster
IMO
•
ism
■
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NMI
IBM
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mo'
morrow
IN �-
■III
1
JIM
Jai
MI r
Mr
let
111
Nim
1�
�.� s 144 5t ■ •� c
IIIIJIIP_ rIIPJs!
Source: Tukwila GI5, 2015
Future Development
Parcel Characteristics
• Most original plats are from 1907 -1908
• Steep slopes, streams, and wetlands constrain development on the east and north areas of the
neighborhood
• Few parcels are below the 6,500 square foot minimum lot size
• Recent subdivisions (since 2000) have been designed to include sensitive area tracts
Vacant Parcels
The figure below shows the number of vacant parcels in Foster, separated into categories based on parcel size.
Vacant parcels between 5,000 -5,999 square feet are located within steep slope areas, and may be able to be
combined to create parcels large enough to meet the minimum 6,500 square foot lot size. There are several very
large parcels which could be subdivided for development of new single - family homes. Many of these are owned by
Star Nursery.
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Vacant Parcels in Foster
Foster Vacant Parcels
Ar
ail
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Subdivision Potential
Most of the single - family zoned property eligible for subdivision in the Foster neighborhood are located northwest
of Foster High School, east of 42nd Ave S, as well as north and west of Showalter Middle School. Tukwila has not
had many recent subdivisions creating more than 9 lots, with the exception of subdivisions which have occurred in
Foster and Riverton since 2000.
Housing Options
Accessory Dwelling Unit Potential
There are currently 153 parcels in Foster between 7,200- 12,999 square feet. These parcels meet the minimum size
for construction of an accessory dwelling unit.
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Foster Point
Housing Stock
The Foster Point neighborhood is one of Tukwila's smallest, in terms of both number of units and geographic size.
Comparing the housing stock in Foster Point to housing stock conditions in the rest of the City is difficult because
there are so few homes; the condition an individual home is reflected in the statistics. Looking at the area
generally, it is an older neighborhood; a third of the homes were constructed before 1940. Of note is that 20% of
the homes have been constructed since 2000.
The Assessor's data show the neighborhood as having a higher percentage of studio and one bedroom units, but
2% of the neighborhood housing stock for studios translates into one unit and 8% of the housing stock for one -
bedrooms translates into about five units. More than a third of the homes are two- bedroom, and more than a
third of the homes are three - bedroom. The neighborhood has a lower percentage of four - bedroom homes than
the City housing stock as a whole, but a slightly higher percentage of five - bedroom homes compared with the City.
A unique characteristic of the apartments in Foster Point is that there are 7 cabins, mostly studios, constructed in
1939. Each cabin has its own carport and there are large open space areas at the front and rear of the parcel
adjacent to the shoreline.
The King County Assessor's evaluation of the condition of the homes in the neighborhood shows that a higher
percentage of homes in Foster Point are rated at average or below average, and a much lower percentage are
rated as above average compared with the City housing stock as a whole.
According to Tukwila's rental housing database for 2013 -2014, there are approximately 13 rental housing units in
Foster Point and the owner- occupancy rate is approximately 81 %.
Access to Services & Connectivity
Parks & City Facilities
The Foster Point neighborhood contains three parks, as listed below. The total park and open space acreage for
the neighborhood (80.4 acres) is somewhat misleading as the vast majority (79.3 acres) of this area is the Foster
Golf Links, a special use park that while open to the public, requires a fee for use.
Parks and Facilities in Foster Point
Name
Type
Acreage
Pamela Drive Open Space
Open Space
0.7
57th Ave South Park
Local Park
0.4
Foster Golf Links
Special Use Park
79.3
Source: PROS, 2014
Sidewalks & Trails
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Foster Point has a Walk Score of 18 and falls into the lowest category of "Car Dependent" in which almost all or
most errands require a car. This is the lowest score in the City, most likely due to the neighborhood being bound
on two sides by the Green River.
Schools
The Foster Point neighborhood is located within the boundaries of the Tukwila School District. School aged
children living in the neighborhood will most likely attend Tukwila Elementary, Showalter Middle School, and
Foster High School.
Neighborhood- Supportive Commercial Uses
Billy Barroos, a bar and restaurant that is part of the the Foster Links Golf Course development, is located in the
Foster Point neighborhood. There are also shops near the Gateway office complex, however, these most likely
cater to office employees.
Parcels adjacent to the Gateway office complex, on the west side of Interurban Avenue, are zoned Regional
Commerical Mixed Used, and may be developed as a mix of residential and commerical units in the future.
Commercial Uses in Foster Point
Source: Tukwila GIS, 2015
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Future Development
Parcel Characteristics
• Parcels in Foster Point tend to have been subdivided into sizes dividable by 10,000 sf; so lot sizes are
typically around 10,000 sf; 20,000 sf; 30,000 sf; or larger.
• Parcels are larger than the minimum lots size, but are long and narrow.
• The Shoreline Management Area is located on most of the parcels in the neighborhood.
Vacant Parcels
The figure below shows the number of vacant parcels in Foster Point, separated into categories based on parcel
size. Most of the vacant parcels in the 6,500 -9,999 square foot category have recently or are currently been
developed with single - family homes. The two vacant properties larger than 13,000 square feet are adjacent to the
railroad tracks in the southeastern part of the neighborhood.
Vacant Parcels in Foster Point
Foster Point Vacant Parcels
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
• 6000 -6499 SF
• 6500 -9999 SF
• 10,000- 11,999 SF
• 12,000- 12,999 SF
• 13,000 SF +
Subdivision Potential
Many of the parcels in this neighborhood are large enough to be short - platted for single - family development.
There are several lots that are 10,000 square feet that are not eligible for short platting activity, but are able to be
developed with an accessory dwelling unit.
Housing Options
Accessory Dwelling Unit Potential
There is the potential for construction of 31 accessory dwelling units on parcels in Foster between 7,200- 12,999
square feet.
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McMicken Heights
Housing Stock
McMicken Heights is one of Tukwila's largest neighborhoods, and has a mix of housing types. Compared with the
rest of the City, McMicken Heights has a lower percentage of homes built before 1950 compared with the City
(20% for McMicken Heights vs. 43% for Tukwila). Over half of the homes were built from 1950 -1970. The
neighborhood has a lower percentage of smaller homes than the rest of the City, and a higher percentage of three,
four, and five bedroom homes.
The King County Assessor's evaluation of the condition of the single - family homes in the neighborhood shows that
a higher percentage of homes in McMicken Heights are rated above average, and a lower percentage are rated
below average compared with the City housing stock as a whole. Looking at the King County Assessors building
grade scores for construction quality, McMicken has a notably larger share of building grade "7" homes and a
lower share of building grade "6" homes compared with the share of the City's housing stock as a whole.
Apartments and condos in the neighborhood are largely concentrated on the west side of 42 "d Ave S., just south of
Interstate 518. There are a large number of townhomes in McMicken Heights compared with other
neighborhoods. The three condo complexes in the neighborhood were not converted from apartments but were
originally developed to be owner- occupied units. This is unusual for multifamily in Tukwila; the only other
neighborhood where condos were originally developed to be owner - occupied is Tukwila Hill.
According to Tukwila's rental housing database for 2013 -2014, there are approximately 169 rental housing units in
McMicken Heights and the owner - occupancy rate is approximately 79 %.
Access to Services & Connectivity
Parks & City Facilities
There are two parks located in the McMicken neighborhood, as listed below. Both Crestview Park and Crystal
Springs Park are relatively large for local parks.
Parks and Facilities in McMicken Heights
Name
Type
Acreage
Crestview Park
Local Park
10.9
Crystal Springs Park
Local Park
11.0
Source: PROS, 2014
Sidewalks & Trails
The McMicken neighborhood has a Walk Score of 39 and falls into the second lowest category of "Car Dependent"
in which almost all or most errands require a car.
Schools
The majority of the McMicken neighborhood is located within the boundaries of the Tukwila School District, with
the exception of the area south of S 160th Street. School aged children living in the neighborhood north of S. 160th
Street will most likely attend Thorndyke Elementary, Showalter Middle School, and Foster High School. Children
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
living south of 5 160th Street are in the area for Highline Public Schools. Please refer to Figure 11— Tukwila School
District Boundaries.
Neighborhood - Supportive Commercial Uses
There are several commerical uses located in the McMicken neighborhood at Military Road S and S 164th Street, in
the southwest portion of the neighborhood. Many commerical uses on Military Road S. serve the region and are
not easily accessible on foot. For most residents living in the McMicken neighborhood, retail and services located
on Military Road 5., south of S. 160th Street are in the City of SeaTac and are the most easily accessible.
Several parcels located on Military Road S. in the southwest corner of the neighborhood are zoned Neighborhood
Commerical Center (NCC), Regional Commerical Center (RCC), and Regional Commerical (RC) and may be
developed with a vareity of higher density commerical and residential uses in the future.
Commercial Uses in McMicken
• n1.e
MDR
HDR
i. r :
- I
i 1 1 I -I 1 _5, 1 'i
SIEATAC 1 , I I 1] 1 11; 1J 11_ l 1 H.1 i
I1
• 11 -4-1 1
Source: Tukwila GIS, 2015
Future Development
Parcel Characteristics
• Parcels tend to be at least 8,000 square feet in size
Vacant Parcels
The figure below shows the number of vacant parcels in McMicken Heights, separated into categories based on
parcel size. There are very few vacant parcels not meeting the minimum lot size, and they tend to be either private
access tracts or they are owned by an adjacent property owner who has a larger property which meets the
minimum lot size. Large, vacant parcels are generally located in the middle of the neighborhood, where there is no
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RESIDENTIAL NEIGHBORHOODS ELEMENT BACKGROUND REPORT
existing sewer service, or on the north and east areas of the neighborhood where there are steep slopes, wetlands,
and watercourses.
Vacant Parcels in McMicken
McMicken Heights Vacant
Parcels
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Subdivision Potential
There are several parcels with single - family homes that are larger than 20,000 square feet, and could be short
platted for single - family infill development. Most parcels with existing single - family homes in McMicken Heights
are too small for short platting activity, but are large enough to accommodate an accessory dwelling unit. This type
of activity has created a lot of private access roads. This is one area with the potential for property owners to
coordinate to install private access roads for new lots in order to prevent a prevalence of private access drives.
Housing Options
Accessory Dwelling Unit Potential
There is the potential for construction of 354 accessory dwelling units on parcels in McMicken Heights between
7,200- 12,999 square feet.
Small -Scale Multi - Family Development
McMicken Heights is one of the two areas of the City in which a developer has recently constructed new multi-
family development. A five -unit apartment building was constructed on a 27,000 square foot lot in the
neighborhood's small Residential Commercial Center district in 2014.
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Riverton
Housing Stock
Riverton is one of Tukwila's older neighborhoods, and has a relatively small number of apartments compared with
the number of single - family homes. Over half of the housing stock was constructed before 1950, and 40% of these
homes were built before 1940. Given the older age of the homes, it is surprising that the neighborhood has about
the same percentage of two- bedroom homes as the overall percentage of two- bedroom housing stock in Tukwila
(just over 20 %). Approximately 44% of the homes in Riverton have three bedrooms, which is higher than the City's
overall percentage of 39 %. A slightly lower percentage of the housing stock is four bedrooms compared with the
City, and Riverton has the same percentage of five bedroom homes as the City -wide proportion of the housing
stock (8 %).
The King County Assessor's evaluation of the condition of the single - family homes in the neighborhood reflects the
conditions of the single - family home condition City -wide; approximately 5% are below average and 15% are above
average. Looking at building grade, the percentage of homes rated "8" (11% compared to 9 %) and "9" is higher
than the City average for these rates (6% compared to 3 %).
All apartments in Riverton were constructed before 1940 with the exception of a 5 -unit mixed -use building
constructed since 2010. Apartments are located intermittently along 40th Ave S. and East Marginal Way, and are
small -scale triplex, fourplex, or single apartments attached to warehouse or commercial uses. According to
Tukwila's rental housing database for 2013 -2014, there are approximately 69 rental housing units in Riverton and
the owner - occupancy rate is approximately 81 %.
Access to Services & Connectivity
Parks & City Facilities
There are three parks located in the Riverton neighborhood, as listed below.
Parks and Facilities in Riverton
Name
Type
Acreage
Riverton Park
Local Park
4.9
Riverton Mini Park
Local Park
0.1
Southgate Park
Open Space
10.9
Source: PROS, 2014
Sidewalks & Trails
Riverton has a Walk Score of 36 and falls into the second lowest category of "Car Dependent" in which almost all
or most errands require a car.
Schools
The Riverton neighborhood is located within the boundaries of the Tukwila School District. School aged children
living in the neighborhood will most likely attend one of Tukwila's three elmentary schools, Showalter Middle
School, and Foster High School. The area east of 40th Avenue S is in the Cascade View Elementary catchment area,
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the area east of 40th Avenue S. is in the Tukwila Elementary catchment area, and the area surrouding Southgate
Park is within the Thorndyke Elementary area. Please refer to Figure 11— Tukwila School District Boundaries.
Neighborhood - Supportive Commercial Uses
There are a few neighborhood- supportive commerical uses located in the Riverton neighborhood. These parcels
are located at S. 130th Street and East Marginal Way S, and are zoned Neighborhood Commercial Center.
The Riverton neighborhood is bounded by Tukwila International Boulevard to the west. This protion of TIB is not
located in the Urban Renewal Overlay and there is less dense commercial development than the more southern
portion of the Boulevard.
Commercial Uses in Riverton
Source: Tukwila GIS, 2015
Future Development
Parcel Characteristics
• Parcels tend to be either recently subdivided and close to the minimum lot size, or large lots developed
with older homes and constrained by steep slopes, wetlands, and watercourses. Clustered development
that preserves sensitive areas as shared amenities may work for development on these large lots.
• Some existing developed parcels are close to 12,000 square feet, but under 13,000 square feet and do not
meet the minimum lot area for a short plat.
• Some existing homes and vacant parcels are located within the NCC zone. Development proposals on
these parcels has included small -scale mixed -use development and development of one single - family
home on a large parcel.
Vacant Parcels
The figure below shows the number of vacant parcels in Riverton, separated into categories based on parcel size.
Vacant parcels in Riverton tend to be larger than the minimum lot size.
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Vacant Parcels in Riverton
Riverton Vacant Parcels
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
• 10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Source: Tukwila GI5, 2015
Subdivision Potential
Riverton does have large parcels with existing homes that are eligible for subdivision. Some of these parcels are
constrained due to the presence of sensitive areas, and could benefit from development regulations which would
allow clustered development in exchange for preservation and enhancement of sensitive areas.
Housing Options
Accessory Dwelling Unit Potential
There is the potential for construction of 150 accessory dwelling units on parcels in Riverton between 7,200- 12,999
square feet.
Small -Scale Multi - Family Development
Riverton is one of the two areas of the City in which a developer has recently constructed new multifamily
development. A five -unit apartment building was constructed on a 12,650 square foot lot in the neighborhood's
Neighborhood Commercial Center district in 2010.
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Ryan Hill
Housing Stock
Approximately one -third of the housing stock in Ryan Hill was built before 1940 and half of the total housing stock
in the neighborhood was built before 1950. Overall, the City's housing stock is older, and Ryan Hill reflects the
same age profile within its housing stock: almost one - quarter of the housing in the neighborhood was built after
1970, about one - quarter was built from 1950 -1969, and half was built prior to 1950. The number of bedrooms in
the housing stock is also roughly the same as the percentage for the single - family housing stock within the City as a
whole: about one - quarter of the single - family homes have two bedrooms or less; around 35 % -40% have three
bedrooms, and 26% of the single - family homes are four - bedroom. A notable exception to this is that Ryan Hill has
a slightly higher percentage of five - bedroom homes compared with the City -wide housing stock profile.
Single- family homes in Ryan Hill also have the same condition profile as evaluated by the King County Assessor.
Just over 80% of homes are rated as "average "; around 5% are below average and 15% are above average.
Apartments in Ryan Hill tend to be smaller scale in size, with the exception of one large senior housing complex. A
fourplex in the neighborhood was built in the 1940s, and the other apartments were constructed in the 1960s.
According to Tukwila's rental housing database for 2013 -2014, there are approximately 84 rental housing units in
Ryan Hill and the owner- occupancy rate is approximately 41 %.
Access to Services & Connectivity
Parks & City Facilities
There are no parks, open space, or facilities located in the Ryan Hill neighborhood. There are several parks and
facilities in Allentown, the adjacent neighborhood to the east. The Tukwila Parks and Recreation PROS Plan
identified this area as having greater than aone - quarter to half -mile service area distance to local parks and
schools. Rail lines and the hillside cut this location off from the rest of the City. Seattle parks may be more
accessible to the north and east.
Sidewalks & Trails
Ryan Hill has a Walk Score of 28 and falls into the second lowest category of "Car Dependent" in which almost all
or most errands require a car.
Schools
This neighborhood is within the Seattle Public Schools district boundaries. The Tukwila School District's boundaries
do not extend past the BNSF rail lines.
Neighborhood- Supportive Commercial Uses
There are limited neighborhood- supportive commerical uses in the Ryan Hill neighborhood. There is limited acesss
to commericial uses in neighboring areas because of the neighborhood's south and eastern border along Martin
Luther King Jr Way S. and the 1 -5 freeway. For many residents, commercial areas located to the north and east in
the City of Seattle may be the most accessible.
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There is one convenience store !coated in the Ryan Hill neighborhood. There are parcels south of Ryan Way on 51st
Avenue that are zoned Regional Commerical Center (RCC). These parcels are currently homes, but may later be
developed as a mixture of commerical and residential units.
Commercial Uses in Ryan Hill
Source: Tukwila GIS, 2015
Future Development
Parcel Characteristics
• Home to one of the oldest plats in the Seattle area, the 1890 Pottery Works Plat. Other areas of the
neighborhood were platted in 1905 and 1946.
• Most of the neighborhood is not served by a sewer system.
• There are many large, undeveloped parcels. Most are constrained by sensitive areas, including steep
slopes, wetlands, and watercourses.
• Seattle City Light right -of -way cuts through the middle of the neighborhood.
• Steep slopes make the neighborhood difficult to navigate.
• Clustered development that preserves sensitive areas as shared amenities may work for development in
Ryan Hill.
• Parcels south of S. 112th St. are very long and narrow.
Vacant Parcels
The figure below shows the number of vacant parcels in Ryan Hill, separated into categories based on parcel size.
Most vacant parcels are larger than the minimum lot size. The presence of sensitive areas may complicate or make
more expensive the ability of private developers to extend sewers to undeveloped areas.
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Vacant Parcels in Ryan Hill
Ryan Hill Vacant Parcels
Source: Tukwila GIS, 2015
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Subdivision Potential
A project to extend a sewer system to Ryan Hill would help increase the potential for subdivision activity in Ryan
Hill. There are existing developed parcels at the top of the hill, along 51' Ave S. and Beacon Ave S. which are
relatively unconstrained by sensitive areas and could be subdivided, dependent on sewer infrastructure
availability.
Housing Options
Accessory Dwelling Unit Potential
There is the potential for construction of 63 accessory dwelling units on parcels in Ryan Hill between 7,200- 12,999
square feet.
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Thorndyke
Housing Stock
The age of the housing stock in Thorndyke is similar to that age profile of housing for Tukwila as a whole, except
that the neighborhood has slightly fewer homes built before 1950 compared with the rest of Tukwila, and a much
higher percentage of homes built since 1990. As might be expected, a smaller proportion of single - family homes
have two bedrooms, and a slightly larger percentage of homes have four, five, or six bedrooms compared with the
City -wide profile for number of bedrooms in single - family homes.
The King County Assessor's evaluation of the condition of the single - family homes in the neighborhood reflects the
conditions of the single - family home condition City -wide, except that Thorndyke has a higher percentage of homes
rated average and a lower percentage rated as above average. Looking at building grade (a measure for
construction quality), the percentage of homes rated "8" and "10" are slightly higher than the City average and the
number of homes rated "5" is slightly lower than the City rate.
There are almost twice as many apartments in the Thorndyke neighborhood as there are single - family homes. One
small apartment complex was built in the 1950s, and the other apartments were constructed in the 1960s, 1970s,
and 1980s. Apartments are generally located along Southcenter Boulevard or Tukwila International Boulevard.
According to Tukwila's rental housing database for 2013 -2014, there are approximately 765 rental housing units in
Thorndyke and the owner - occupancy rate is approximately 43 %.
Access to Services & Connectivity
Parks & City Facilities
There are no parks in the Thorndyke neighborhood. The PROS Plan identified this area as having greater than one -
quarter to a half -mile service area distance to local parks and schools. While there are no parks, there are several
City and other public facilities located in the neighborhood, including Thorndyke Elementary, one of the Tukwila
School District's three elementary schools, Tukwila Fire Station 54, and a Police Resource Center located on TIB.
Parks and Facilities in Thorndyke
Name
Type
Acreage
Thorndyke Elementary
School
NA
Fire Station 54
Fire Station
NA
Police Resource Center
Police Facility
NA
Source: PROS 2014; Tukwila GIS, 2004
Sidewalks & Trails
The Thorndyke neighborhood has a Walk Score of 45. While this is the highest score in the City, it still falls into the
second lowest category of "Car Dependent." This may be attributed to the proximity of retail and services on
Tukwila International Boulevard and City facilities including schools and the Foster Library.
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Schools
The Thorndyke neighborhood is located within the Tukwila School District boundaries. School age children will
most likely attend Thorndyke Elementary, Showalter Middle School, and Foster High School.
Neighborhood - Supportive Commercial Uses
The Thorndyke neighborhood is bounded by Tukwila International Boulevard to the west. There are numerous
commerical uses located on TIB. Commerical areas on TIB support the region and do not primarily serve the
Thorndyke neighborhood. Parcels on the eastern edge of the neighborhood, adjacent to the 1 -5 freeway are zoned
Residential Commercial Center (RCC), Office (0) and Regional Commerical Mixed Use (RCM) and may be later
developed as commerical and residential units.
A portion of the Tukwila International Boulevard Urban Renewal Overlay (URO) is located in the Thorndyke
neighborhood. Given the development incentives in this overlay district, this section of TIB will likely develop at a
higher density and include a combination of residential and commerical uses.
Commercial Uses in Thorndyke
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51445[ �ll�'-
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S14 St
RCC
518
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Source: Tukwila GIS, 2015
Future Development
Parcel Characteristics
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• Parcels tend to be in 10,000 square foot increments; many vacant parcels are 20,000 or 40,000 square
feet.
• Steep slopes, wetlands, and streams are located throughout the neighborhood, but are largely
concentrated on the east and south sides.
• There are some vacant parcels which can be developed with multi - family units along Tukwila International
Blvd. and Southcenter Blvd.
Vacant Parcels
The figure below shows the number of vacant parcels in Thorndyke, separated into categories based on parcel
size. Thorndyke has the most infill potential on vacant parcels of all the residential neighborhoods, given the
presence of infrastructure to serve new development and the relative lack of sensitive areas compared to
neighborhoods like McMicken Heights and Ryan Hill.
Vacant Parcels in Thorndyke
Thorndyke Vacant Parcels
Source: Tukwila GI5, 2015
Subdivision Potential
• Under 5000 SF
• 5000 -5999 SF
6000 -6499 SF
• 6500 -9999 SF
10,000- 11,999 SF
12,000- 12,999 SF
• 13,000 SF +
Thorndyke has several areas which can be subdivided for single - family infill development. Steep slopes, wetlands
and streams constrain maximum development potential of the eastern portion of the neighborhood.
Housing Options
Accessory Dwelling Unit Potential
There is the potential for construction of 263 accessory dwelling units on parcels in Thorndyke between 7,200-
12,999 square feet.
Public Housing
King County Housing Authority (KCHA) purchased multifamily properties in the Thorndyke Neighborhood since
2000, including Riverton Terrace and Pacific Court. After purchase of these properties, KCHA invested in remodels
to bring them up to their housing standards. Acommunity building was added to the Pacific Court property a few
years ago for their residents.
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Tukwila Hill
Housing Stock
Tukwila Hill is by far the City's largest neighborhood in terms of number of housing units. The age of the homes in
Tukwila Hill is similar to the age profile of housing within Tukwila as a whole, with some minor differences.
Whereas in Tukwila as a whole, just over a quarter of the housing stock was constructed after 1970, in Tukwila Hill
around a third of the housing stock was built during the same time period, with higher percentages of units built
during the 1970s, 1980s, and 1990s compared with the housing profile of the City. The percentage of homes built
prior to 1940 is about the same as the City profile, at 20 %, but a lower percentage of homes were built in the
1940s and a higher percentage built in the 1950s compared with the City.
Compared with the City -wide profile, the number of bedrooms in Tukwila Hill's single family housing stock is
similar, though smaller homes (one- to two - bedrooms) are a slightly smaller share of the single - family housing
stock and three- and four - bedroom homes are a slightly larger share.
Tukwila Hill is unusual in the amount of condos that are located in the neighborhood; there are more condo units
than single - family homes. 70% of the condos in Tukwila are located in Tukwila Hill. Approximately one -third of the
condos were originally constructed as apartments (a total of 195 units). The other two - thirds of the condos were
originally constructed to be owner- occupied. The total number of apartments is greater than the number of single -
family homes and condos combined. Condos and apartments in Tukwila Hill are generally located on the hill north
of Southcenter Boulevard, along Macadam Rd. S., and along 65th Avenue S.
Access to Services & Connectivity
Parks & City Facilities
The Tukwila Hill neighborhood is the oldest established neighborhood in the City and has a significant number of
parks, open spaces, city and other public facilities, as listed below. The southwest portion of the Tukwila Hill
neighborhood, however, has a higher than average residential density but lacks accessible parks.
Parks and Facilities in Tukwila Hill
Name
Type
Acreage
Joseph Foster Memorial /Lee
Phillips Park
Local Park
9.3
Macadam Wetlands & Winter
Garden
Special Use Park
9.9
Hazelnut Park
Local Park
0.6
Interurban Hill Lot
Open Space
1.7
Tukwila Park
Local Park
6.4
Tukwila Hill
Open Space
1.8
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Fort Dent Park /Starfire Sports
Complex
Special Use Park
51.3
lkawa Park (Japanese Garden)
Special Use Park
0.2
Lookout Park
Open Space
0.2
Tukwila Elementary
School
NA
Tukwila Library
City Facility
NA
Source: PROS, 2014; Tukwila GIS, 2004
Sidewalks & Trails
Tukwila Hill has a Walk Score of 31 and falls into the second lowest category of "Car Dependent" in which almost
all or most errands require a car. While the Tukwila Hill neighborhood has some of the most extensive sidewalk
and trail systems of any neighborhood, it is somewhat cut off by 1 -5 and 1 -405 from the retail and services in the
Tukwila Urban Center.
Schools
The Tukwila Hill neighborhood is located within the boundaries of the Tukwila School District. School age children
living in the neighborhood will most likely attend Tukwila Elementary, Showalter Middle School, and Foster High
School.
Neighborhood- Supportive Commercial Uses
The Tukwila Hill neighborhood is located north of the Southcenter commercial area, the largest retail center in the
region. The neighborhood is separated from Southcenter by Southcenter Boulevard and the 1 -405 freeway. While
there are sidewalks and pedestrian overpasses, many residents many not view this areas as accessible by foot.
There are also commercial uses on S. 144th Street, including a thrift store and Bonsai NW. These parcels are zoned
Regional Commerical Mixed Use (RCM) and may be redeveloped as a mix of commericial and residential units in
the future.
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Commercial Uses in Tukwila Hill
RENTON
RCC
EMI
Source: Tukwila GIS, 2015
Future Development
Parcel Characteristics
• Most original plats are from 1904 -1908.
• Most parcels north of S. 144th Street are large enough to be short platted under existing development
regulations.
Vacant Parcels
The figure below shows the number of vacant parcels in Tukwila Hill, separated into categories based on parcel
size. The largest category of vacant parcels are those which meet the minimum lot size. This is likely due to recent
short platting activity which created lots that have not yet been developed. Portions of vacant lot areas are
constrained by steep slopes, streams, and wetlands.
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Vacant Parcels in Tukwila Hill
Tukwila Hill Vacant Parcels
• Under 5000 SF
• 5000 -5999 SF
• 6000 -6499 SF
• 6500 -9999 SF
• 10,000- 11,999 SF
• 12,000- 12,999 SF
• 13,000 SF +
Source: Tukwila GIS, 2015
Subdivision Potential
Many of the lots south of S. 144th and east of 57th Ave. S. are over 12,000 but less than 13,000 and do not meet the
minimum size allowed under current zoning to allow short plat activity. Some parcels, primarily along 57th Ave. S.,
are just over 10,000 square feet. Most parcels eligible for subdivision activity are located north of S. 144th St. There
are also large parcels west and east of Tukwila Elementary that are large enough to be subdivided.
Housing Options
Accessory Dwelling Unit Potential
There is the potential for construction of 372 accessory dwelling units on parcels in Tukwila Hill between 7,200-
12,999 square feet.
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