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HomeMy WebLinkAboutSpecial 2015-04-27 COMPLETE AGENDA PACKETCity of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director Tukwila City Council — Planning Commission Joint Work Session Monday, April 27, 2015 5:30 p.m. — 7:00 p.m. Rainier Room (CR2) 6300 Southcenter Boulevard — Suite 100, Tukwila, WA 98188 I. Welcome 5:30 -5:35 p.m. II. Introductions & Overview of Housing and Residential Neighborhoods in the Comp Plan 5:35 — 5:45p. m. III. Meeting Goals & Rules of Engagement 5:45 — 5:55 p.m. IV. Review of Proposed Issues 5:55 — 6:45 p.m. V. Summary 6:45 — 6:50 p.m. VI. Next Steps 6:45 — 6:50 p.m. Kate Kruller, Council President Jack Pace, DCD Director Bill Grimes, Studio Cascade Bill Grimes Bill Grimes Jack Pace I •I6 'rlt" ' • _ / •Ili' rI irr - i" •-I r 11 i• I••• .f / • I I • . •I .f • . •I • • ' • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director To: Tukwila City Council and Planning Commission From: Jack Pace, Department of Community Development Director Date: April 20, 2015 Subject: Housing and Residential Neighborhoods Issues Work Session Process & First Steps • There are three remaining elements, two of which are the Housing Element and Residential Neighborhoods Element, as part of Tukwila's required Comprehensive Plan update'. • This work session provides a check -in point for Council Members and Planning Commissioners to come to consensus on the issues related to housing and residential neighborhoods as they apply to the Comprehensive Plan. • After this work session, staff will use the agreed upon inventory of issues as the basis for drafting updates to the goals and policies of the Housing Element and Residential Neighborhoods Element. Joint Work Session Monday, April 27, 2015 6300 Building — Rainier Room (CR2) 5:30 — 7:00 p.m. (Food will be available at 5:00) Background Reports on Housing and Residential Neighborhoods • The Housing Report provides information on housing stock in the City and specific household needs of the community. • The Residential Neighborhoods Report provides information on the character of neighborhoods and how development looks and functions. Please take the opportunity to read both Background Reports prior to April 27`" so that we can have a productive work session. Future Steps • After the work session, Staff will draft recommended updates to the goals and policies in the Housing Element and Residential Neighborhoods Element. • Planning Commission will review the draft Elements, hold a public hearing, and forward their recommended draft Elements to the City Council. (Scheduled for June 2015) • City Council will review the PC- recommended draft Elements, hold a public hearing, potentially develop revisions, and adopt final versions. (Scheduled for August 2015) ' A Comprehensive Plan update is required by the Growth Management Act (RCW 36.70A.130(1)) WI Lona Ranae Proiects12014 ComnPlanUndatel Residential NeiahborhoodslAnril272015 Joint Work sessionl427 worksession intro letter.doc Housing & Residential Neighborhoods Policy Issues Comprehensive Plan Update 2015 As part of the update process for the Housing Element and Residential Neighborhoods Element, data on current conditions and needs were reviewed in relation to existing policy and King County requirements. For some issues, there appears to be a gap between existing policy and the current needs of the City. In others, policy language remains relevant to today's needs, but can be strengthened to aid in future implementation strategies such as updating development regulations. Each issue presented below includes data on current conditions in Tukwila, followed by a brief overview of existing policy and requirements from the updated King County Countywide Planning Policies. Gaps are indicated with red arrows, and potential issues resulting from a gap between existing policy and current needs are shown in the gold boxes. Changes to development regulations and City programs will require additional consideration, which follow Comprehensive Plan adoption, as outlined in the City's 2015 -2016 Work Plan. NEIGHBORHOOD CONDITION • Most existing single - family homes in Tukwila were constructed before 1970, and the majority of multi - family homes were constructed during the 1960's, '70's, and '80's. Older homes typically require more money for maintenance and many residents do not have the resources to adequately maintain their homes. • Tukwila has a relatively large percentage of family households occupied by five or more people, however a large percentage of the City's housing stock are 1 -and 2- bedroom homes. Overcrowding conditions affect the wear and tear on a home, property, and neighborhood, and increase health and safety concerns for those living in the units. Housing Policy 3.3.1— 3.3.4: Focus on weatherization and improvement of rental housing; Does not address home repair needs related to age and /or overcrowding KCPP1 H -11: Encourage maintenance to ensure housing condition and quality is safe and livable 1 King County Countywide Planning Policy, Amended 12/03/2012 Page 1 of 4 4/7/2015 W: \Long Range Projects \2014 CompPlanUpdate \Residential Neighborhoods \April 27 2015 Joint Work Session \4_27 Work Session Issues Memo BG Format.docx HOUSING AFFORDABILITY • While Tukwila has traditionally been sought out for its affordable housing prices, rents and mortgage payments are rising and are a cost burden for many residents. More than half (50.2 %) of residents pay more than 35% or more of their income on housing. • There is an unmet need for housing for very low- income residents earning less than 30% of the area median income (AMI). Approximately one -fifth of residents earn less than 30% AMI, yet only slightly less than 4% of housing is considered affordable for these residents. Housing Policy 3.2.1 —3.2.10: Support efforts to provide the City's fair shore of affordable housing; Existing policy does not address affordable housing for very -low income (less than 30% AMI) residents KCPP H -2: Focus on housing for households earning less than 30% AMI • Over 60% of the homes in Tukwila's four mobile home parks are pre -HUD code 2. Approximately a quarter of the 88 manufactured homes on individual single - family homes are pre -HUD code homes. • The City has received public comments expressing concern over living conditions within manufactured /mobile homes and the associated risks to buyers of these homes. Existing policies do not address mobile homes DIVERSITY OF HOUSING • The majority of the City's housing stock consists of older, 2 bedroom single - family homes and apartments in large multi - family developments. This range of housing options does not accommodate residents in all stages of life, including young adults, multi - generational families, and older adults hoping to "age in place." z Due to concerns over the quality, durability, health and safety of mobile /manufactured homes, Congress passed the Federal Manufactured Housing Construction and Safety Standards Act in 1974, which led to the creation of a national manufactured - housing code, referred to as the "HUD code," to which all new manufactured homes constructed after 1976 were required to conform. Page 2 of 4 4/7/2015 W: \Long Range Projects \2014 CompPlanUpdate \Residential Neighborhoods \April 27 2015 Joint Work Session \4_27 Work Session Issues Memo BG Format.docx • Many of the vacant parcels in residential zones do not meet Zoning Code requirements and cannot be developed as is. Some large parcels (greater than 10,000 but less than 13,000 square feet) are ineligible for platting activity given the minimum lot requirement of 6,500 square feet. • Approximately 20% of vacant parcels in the LDR Zone are smaller than 6,500 square feet and are considered substandard lots and cannot be developed in their current state. Housing Policy 3.4.1- 3.4.2: Develop housing design standards for special populations; Existing policy may be strengthened to reflect the changing needs of residents KCPP H -5: Promote housing supply, affordability, and diversity suitable for a range of household types and sizes • Less than half of housing units in Tukwila are apartments, but almost 60% of housing units in the City are renter - occupied. • Tukwila has an estimated 2.9% foreclosure rate, more than double the County rate of 1.2 %. Existing policy does not address home ownership RESIDENTIAL CONNECTIVITY Approximately 29% of Tukwila's street edges have sidewalks. The majority of new sidewalk construction over the past decade has been the result of City -led efforts, as current Subdivision Code does not require street frontage improvements, including sidewalk construction, for developments of four or less lots. Residential Neighborhoods Policy: 7.4.1— 7.4.6: Provide sidewalks to promote neighbor interaction; Existing policy does not address financing sidewalk construction or place- making aspects in streetscape design KCPP DP -7: Promote safe routes to and from public schools Tukwila does not have a specific review process for projects along school walk routes, inconsistent with state requirements Page 3 of 4 4/7/2015 W: \Long Range Projects \2014 CompPlanUpdate \Residential Neighborhoods \April 27 2015 Joint Work Session \4_27 Work Session Issues Memo BG Format.docx SINGLE - FAMILY INFILL COMPATIBILITY • As there is limited vacant land, the majority of single - family home construction in Tukwila will occur as infill — building new homes in existing residential neighborhoods. Housing projections show that vacant and underused sites in residential neighborhoods may account for approximately 24% of new housing in the coming decades. • The size of new single - family homes is increasing, consistent with a national trend. The majority of Tukwila's single - family homes were built prior to 1970 and averaged 2,000 -3,000 square feet in size, and are 1 to 2 stories in height. Homes built since 1990 have averaged 4,000 -5,000 square feet in size, and are 2 to 3 stories in height. • City staff has received several public comments expressing concern about new larger, incompatible homes in residential neighborhoods that block views and encroach on privacy. Residential Neighborhoods 7.6.4 - 7.6.8: Encourage single family infill that is compatible with existing scale and siting; Lot sizes vary in Tukwila's neighborhoods; the existing one - size - fits -all approach to minimum lot size and types of development allowed within neighborhoods may prevent compatible infill development from occurring Existing height, setback, and other development regulations do not consider how views from adjacent structures can be impacted as infill development occurs, and do not prevent new homes from having a "looming" effect on existing homes KCPP DP -44: Adopt design standards or guidelines that foster compatible infill Page 4 of 4 4/7/2015 W: \Long Range Projects \2014 CompPlanUpdate \Residential Neighborhoods \April 27 2015 Joint Work Session \4_27 Work Session Issues Memo BG Format.docx TUKWILA COMPREHENSIVE PLAN Housing HOUSING PURPOSE The Housing Element describes how Tukwila's housing needs will be satisfied through 2022. Projected housing needs were determined by a joint committee of cities and the County, as required by state law. These needs were refined through the Vision Tukwila, Tukwila Tomorrow processes and the City Council Residential Revitalization program. Tukwila's overall objective: identify ways to distribute regional housing demand within the Urban Growth Area. To achieve this, two assumptions and three goals were established: ASSUMPTIONS: ■ Assumption that the City has already planned to accommodate its fair share of regional housing through 2022 ■ Assumption that the City has already achieved its fair share of affordable housing through 2022 GOALS: ■ An improved housing stock in support of enhanced neighborhood quality • A full range of opportunities for housing for persons in all stages of life • Improved neighborhood quality by reducing the transient nature of neighborhoods This element focuses on a detailed analysis of housing needs. ISSUES In developing the policies to meet these goals, the following overall 20- year housing and household growth was forecast for Tukwila outside the Tukwila Urban Center: ■ There will be a moderate growth in the number of households. December 2008 1 TUKWILA COMPREHENSIVE PLAN Housing ■ Of this future housing growth, an equal amount will be in the Tukwila Urban Center and single- family neighborhoods. ■ Low- and moderate - income households will account for a small percentage of the growth. Overall Supply and Demand Tukwila's existing housing stock consists of about 7,700 units, primarily single- family dwellings and multi -unit apartment buildings; there are few duplex, triplex, or fourplex units. This Plan provides for approximately 3,200 new units, which is the target allocated to Tukwila in the King County Countywide Planning Policies (KCC December, 2003). A little more than one -half of Tukwila's housing is over 40 years old, and ten percent is less than 10 years old. A housing conditions survey that randomly sampled 18 percent of all Tukwila's single- family homes rated 18 percent of the survey homes as "deferring needed maintenance ", and two percent as "deteriorated" or "dilapidated." Housing Affordability Tukwila is among the most affordable housing areas in the region, offering possibly the best housing value in King County. It is one of very few cities where the supply of low- and moderate - income housing units is greater than the number of low- and moderate - income households. GOALS AND POLICIES These housing goals are Tukwila's approach to meeting the challenge of revitalizing residential neighborhoods while maintaining affordable housing and meeting the needs of low - income and special households. Goal 3.1 Continue to provide the City's fair share of regional housing. Policies 3.1.1 Provide sufficient zoned housing potential to acconnnodate future single- and multi family households. 3.1.2 Establish 6.7 dwelling units per acre (6,500-square-foot lots) as a inaxinun fog^ single family neighborhoods. 2 December 2008 TUKWILA COMPREHENSIVE PLAN Housing 3.1.3 Provide zoning capacity within the Tukwila Urban Center for housing units. (Figure 23 on page 113) Goal 3.2 Continue to provide the City's fair share of affordable housing. Policies 3.2.1 Support the regional fair^- share funding of needed affordable housing and the equitable distribution of these units. 3.2.2 Reinforce Tukwila's block grant assistance program through coordination either of assistance with continued affordable unit pricing, or of repayment upon sale with proceeds applied to an affordable housing assistance fund. 3.2.3 Periodically review low - income housing requirements to evaluate City compliance with regional standards and to ensure that the City's affordable housing responsibilities are being satisfied. 3.2.4 Continue providing Tukwila's fair^ share of future regional low- and moderate- income housing. 3.2.5 Avoid concentrating publicly subsidized low - income housing in any one large complex or neighborhood by designing programs that locate and blend the households into the community. 3.2.6 Develop public and private partnerships in providing low- and moderate- income housing. 3.2.7 Encourage a full range of housing opportunities for all population segments by actions including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types. IMPLEMENTATION STRATEGIES ■ Allow an accessory dwelling unit in single family zones on lots with a minimum 7,200 square feet, integrated into the primary structure size, not exceeding 33 percent of the square footage in the primary residence, or 1,000 square feet, whichever is less, with an owner occupant on site, and December 2008 3 TUKWILA COMPREHENSIVE PLAN Housing satisfying various appearance and performance criteria related to impacts on adjacent properties ■ Mixed -use developments with residences above the street level in specified areas ■ Allow limited demonstration projects such as clustered or cottage housing 3.2.8 Provide sufficient land for housing of all types, including govermnent- assisted housing, housing for low - income families, manufactured housing, multi family housing, and group homes and foster care facilities, subject to conditions which appropriately mitigate the various impacts which such housing potentially creates. 3.2.9 Work with the owners and managers of Tukwila's existing permanent or long -term low - income housing to maximize its desirability. IMPLEMENTATION STRATEGY ■ Crime -free multi - family housing program. 3.2.10 Review housing regulations and programs regularly to ensure that housing opportunities for all income levels are available. Include in regulatory evaluation the range of housing choices, the densities, and include in the program review the need for public and private financing to produce housing for various households by income. Goal 3.3 An improved housing stock in support of enhanced neighborhood quality. Policies 3.3.1 Support residential weatherization and rehabilitation programs with advice from City staff. 3.3.2 Support the maintenance, weatherization, rehabilitation, and long -term preservation of existing housing for citizens of low and moderate income. IMPLEMENTATION STRATEGIES ■ Publicly assisted housing repair program 4 December 2008 TUKWILA COMPREHENSIVE PLAN Housing ■ Streamline codes to allow maintenance and upgrades with a minimum of permits and regulations ■ Residential street programs 3.3.3 Continue to improve rental housing. IMPLEMENTATION STRATEGIES ■ Enforce the International Property Maintenance Code ■ Rehabilitation and weatherization programs for rental units 3.3.4 Ensure that residential neighborhood infill and redevelopment is not hampered because of inadequate water, sewer, storm water management, and streets. IMPLEMENTATION STRATEGIES ■ Sewer policy and plan that prioritizes replacing septic tanks with sewers without creating undue financial hardship. ■ Water policy and plan that ensures adequate water quality, pressure and quantity is provided without forcing residents out of their housing. ■ Stormwater water policy that places high priority on solving existing residential areas problems. ■ Residential street program. Goal 3.4 A full range of housing for persons in all stages of life. Policies 3.4.1 Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside - recreation needs. 3.4.2 Assist in providing residents of the community with the human services and transportation they need in order to avail themselves of housing opportunities. December 2008 5 TUKWILA COMPREHENSIVE PLAN Housing Goal 3.5 Improved neighborhood quality by reducing the transient nature of neighborhoods. Policy 3.5.1 Increase long -tee in residency in the City. IMPLEMENTATION STRATEGIES • Neighborhood focal points • Public spaces • Design guidelines • Crime -free multi - family housing program 6 December 2008 m HOUSING BACKGROUND REPORT Housing Element i Comprehensive Plan f Update .�wmu'rt'�u�nbnunrn �grh ... I April 2015 City of Tukwila HOUSING BACKGROUND REPORT Comprehensive Plan Update April 2015 Contents IIntroduction .................................................................................................................................. ..............................4 IIDescription Of Key Issues .............................................................................................................. ..............................5 HousingCondition ....................................................................................................................... ..............................5 HousingAffordability ................................................................................................................... ..............................5 Lengthof Residency ..................................................................................................................... ..............................6 IIIPlanning context .......................................................................................................................... ..............................6 Growth Management Act Requirements .................................................................................... ..............................6 Regional and Local Planning Requirements ................................................................................. ..............................7 Puget Sound Regional Council —VISION 2040 ......................................................................... ..............................7 CountywidePlanning Policies .................................................................................................. ..............................7 AreaPlans on Aging ................................................................................................................. ..............................8 City of Tukwila Strategic Plan 2012 —The city of opportunity, the community of choice ....... ..............................8 Tukwila's Implementation Efforts Since 2004 ......................................................................... ..............................9 Tukwila Community Input — Community Conversations ........................................................ .............................11 IVHousing Inventory ...................................................................................................................... .............................12 HousingDevelopment ................................................................................................................ .............................12 HousingCharacteristics .............................................................................................................. .............................14 StructureType ........................................................................................................................ .............................14 Tenure..................................................................................................................................... .............................16 HouseholdSize ....................................................................................................................... .............................17 HousingCondition ...................................................................................................................... .............................19 Ageof the Housing Stock ........................................................................................................ .............................19 Mobile /Manufactured Homes ................................................................................................ .............................20 Pagc "'11 TUKWILA COMPREHENSIVE PLAN 1116„ 201111",' Sizeof the Housing Stock ........................................................................................................ .............................21 Public Programs for Housing Improvement ............................................................................... .............................24 Renteroccupied housing ............................................................................................................ .............................25 HousingCost ............................................................................................................................... .............................26 Renter - Occupied Housing ....................................................................................................... .............................26 VacancyRates ......................................................................................................................... .............................27 Owner - Occupied Housing —Absorption Rates ....................................................................... .............................28 ForeclosureRate ......................................................................................................................... .............................28 SubsidizedHousing ..................................................................................................................... .............................30 VHousing Needs Analysis ............................................................................................................... .............................31 HousingCapacity ........................................................................................................................ .............................31 HousingAffordability .................................................................................................................. .............................32 SpecialNeeds .............................................................................................................................. .............................36 Seniors.................................................................................................................................... .............................37 Homelessnessin Tukwila ........................................................................................................ .............................37 GroupQuarters ....................................................................................................................... .............................38 Family -Sized Housing .................................................................................................................. .............................39 HousingProjections .................................................................................................................... .............................39 VI. Conclusion ................................................................................................................................. .............................40 Figure 1: New Detached Single Family Homes, 2004 -2013 ............................................................ .............................14 Figure 2: Comparison of Housing Units by Type, Nearby Cities ..................................................... .............................16 Figure 3: Housing Units by Year Built ............................................................................................. .............................20 Figure 4: Comparison of Number of Bedrooms in Housing Stock .................................................. .............................21 Figure 5: Single Family Home Square Footage, 2000 - 2013 ............................................................ .............................22 Figure 6: Single Family Home Size Trends ...................................................................................... .............................22 Figure 7: U.S Single Family Home Size Trends ................................................................................ .............................23 Figure 8: Comparison of Overcrowded Housing ............................................................................. .............................23 Figure 9: Rental Units by Structure Type ........................................................................................ .............................26 Figure 10: Average Apartment Rents ............................................................................................. .............................27 Figure11: Rental Vacancy Rate ...................................................................................................... .............................27 Figure 12: Average Home Value Trends ......................................................................................... .............................28 Figure 13: Home Foreclosure Rates ................................................................................................ .............................30 Figure 14: Gross Rent as a Percentage of Household Income ........................................................ .............................36 Table 1: Tukwila Platting History, 2004 - 2013 ................................................................................. .............................12 Table 2: Housing Development History, 2004 - 2013 ....................................................................... .............................13 Table3: Housing Units by Type ...................................................................................................... .............................15 Table 4: Housing Occupancy Trends ............................................................................................... .............................17 Table5: Tenure By Housing Type ................................................................................................... .............................17 Table 6: Comparison of Home Ownership Rates ............................................................................ .............................17 Table 7: Household Type by Household Size .................................................................................. .............................18 Table8: Length of Residency .......................................................................................................... .............................19 Table 9: Housing Problems Overview ............................................................................................. .............................24 Table 10: Homeowners Serviced by Minor Home Repair Program ................................................ .............................25 Table 11: Mortgage Status of Housing Units .................................................................................. .............................28 Table 12: Comparison of Section 8 Vouchers ................................................................................. .............................31 Table 13: Housing Capacity by Zoning District, as of 1/1/ 2014 ...................................................... .............................32 Table 14: Affordable Housing Units ................................................................................................ .............................33 Table 15: Comparison of Median Home Value and Median Income .............................................. .............................34 Table 16: Employment Status and Income Assistance ................................................................... .............................34 Table 17: Families and People Below the Poverty Level ................................................................ .............................35 Table 18: Percentage of Housing Cost Burdened Renters .............................................................. .............................36 Table 19: Homeless Students in the Tukwila School District, 2009 - 2014 ....................................... .............................38 Table20: Group Quarters ............................................................................................................... .............................39 Table 21: Historic Growth, Capacity, and Growth Targets for New Households ............................ .............................40 II 1I T ° E° TII N The City of Tukwila's 2014 Housing Element Background Report assesses the City's past housing efforts, analyzes current and future trends, and explores opportunities to preserve existing and develop new housing for all residents. This background report examines the success of the City in meeting its housing goals. These goals were originally formulated and recommended to the City by the Tukwila Tomorrow committee, and established in the 1995 Comprehensive Plan. The 1995 goals were reviewed and amended in 2004 during the last Comprehensive Plan update. This report also provides data analysis that will inform new or amended goals and policies regarding housing development in Tukwila over the next twenty years. Finally, this Background Report establishes a quantifiable and reproducible baseline from which to evaluate the City's future success at meeting its obligation to the region's housing needs. Tukwila's obligations toward regional housing are described in the King County Countywide Planning Policies (amended December 2012) and the statewide Growth Management Act (GMA) Housing Goal. The GMA's housing goal includes to: 1) Encourage the availability of affordable housing to all economic segments of the population of this state; 2) Promote a variety of residential densities and housing types; 3) Encourage preservation of existing neighborhoods. The State, County, and City goals and policies address quantitative and qualitative aspects of housing. Quantitatively, the City must provide the regulatory capacity for 4,800 housing units to be built between 2006 and 2031. In 2012, Countywide Planning Policies eliminated the requirement for each City to have a specific number of affordable units, recognizing that housing markets don't follow jurisdictional boundaries and that all jurisdictions need to meet the housing needs of all economic and demographic groups. However, the need to plan for and promote a range of affordable, accessible, and healthy housing choices remains. Qualitatively, the Tukwila Comprehensive Plan is guided by four main objectives: 1. To improve and sustain residential neighborhood quality and livability, 2. To redevelop and reinvigorate Tukwila International Boulevard, 3. To redevelop and reinvigorate the industrial uses along East Marginal Way, 4. To develop a thriving Urban Center as a true regional concentration of employment, housing, shopping, and recreational opportunities. The City's 2012 Strategic Plan includes five goals that describe Tukwila's desired future, including two that relate directly to housing. Goal one is "a community of inviting neighborhoods and vibrant business districts" and goal two, "a solid foundation for all Tukwila residents," which includes as an objective, "Encourage maintenance, improvements, and diversity in the City's housing stock ". This report is the City's second assessment of success at implementing its 20 year goals and policies. The background work for the Comprehensive Plan update done in 2004 used primarily 2000 Census data. The 2010 U.S. Census data provides information on this decade of change. This census information along with information from the King County 4 Assessor's database, the City's Geographic Information System (GIS), Tukwila permit data and other sources' are used to update and compare the changes that have occurred relative to the City's goals since the Plan's update in December 2004. Additionally, in 2014 members of the Tukwila community described their housing desires and needs through Community Conversations, public meetings, and surveys. Information from these outreach activities is summarized in this report. 1I 1 I)ESCRIPTION OF KEY ISSUES I l 5 iii ui m . Condition Tukwila's housing stock is assessed by using various measures that determine its condition, including age, size, and overall maintenance. Data analysis allows for housing conditions to be updated and comparisons made over time. The intent is to see if policies and public investments need to be directed toward specific neighborhoods. Policies are proposed to help ensure the condition and quality of the housing stock is safe and livable. Most existing single - family homes in Tukwila were constructed before 1970 and the majority of multifamily homes were constructed during the 1960's, 1970's, and 1980's. The City's aging housing stock typically requires more money for maintenance, which can be difficult for residents who are already burdened by other economic stressors. Compared to King County, Tukwila has a greater percentage of family households occupied by five or more people, yet the City's housing stock is primarily composed of 1- and 2- bedroom units. Overcrowding conditions affect the wear and tear on a home, property, and neighborhood, and increase health and safety concerns for those living in the units. Condition is also linked to affordability. Naturally occurring affordable housing, housing with market prices that meet affordability metrics without policies or accompanying subsidies, is often tied to deteriorating and substandard housing conditions, smaller home size, and older housing stock. III lousiiiing Affardalbliilhly Housing expenditures in excess of 30 percent of household income is considered "excessive" and viewed as an indicator of a housing affordability problem. This definition of affordability was established under the United States National Housing Act of 1937.While Tukwila continues to have affordable units for those at 50 -80% of area median income (AMI), more and more households are struggling to meet their housing costs. Community poverty has tripled in Tukwila over the past ten years as evidenced in Census figures and Tukwila School District demographics, see Appendix A for more information. Almost half of City residents are burdened by housing costs, paying more than 30% of their income for housing. In particular, households who make 30% or less than the AMI face the greatest struggle to find affordable housing. Over the past 20 years Tukwila has supported the creation of new, quality affordable housing for renters and home owners through its partnership with Seattle Housing Action Group (SHAG) at Tukwila Village, by reducing the minimum lot size in the single family zone, allowing accessory dwelling units, and increasing allowed density for Data sources vary in their results. Census data and census tracts, USPS mailing addresses and city boundaries all produce slightly different results. Tukwila has completed one annexation since the original comprehensive plan was adopted in 1994. Data sources are noted and percentages are used rather than raw numbers when applicable to describe trends. 5 senior housing developments. The King County Housing Authority operates subsidized rental properties in Tukwila as well as offering portable Section 8 vouchers. The majority of Tukwila's affordable housing is naturally occurring, meaning that factors such as location and age of the home result in below market rate prices. Future efforts to address the lack of affordable housing for residents earning less than 30% AMI, including redevelopment of existing housing and the development of new housing in the Urban Center, will most likely require subsidized housing through partnerships with non - profit housing groups and other housing stakeholders. Relying on market forces to provide affordable housing for very -low income residents may not provide an adequate quantity or quality of housing. Leingth of Residency People in Tukwila have been mobile over the past decade. Short -term residency is not unique to Tukwila; however, it may be more strongly felt given the relatively small size of the City's residential population, and the relatively large renter population compared with other cities. Many residents choose to live in Tukwila for its convenient location and access to services and amenities. This is underscored by the City's central location in the Puget Sound region, as the approximate midpoint between Seattle and Tacoma, proximity to major interstate highways, and proximity to SeaTac International Airport. The challenge seems to be preserving this access while buffering the neighborhoods from traffic and commercial encroachment and enhancing desirable community qualities. 1 1 1 PLANNING CONTEXT T The 1990 Growth Management Act (GMA) 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 GMAfurther 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 housing is guided by the priorities of Tukwila's Strategic Plan (2012). The following sections describe these intergovernmental requirements and relationships. Growth Management CIIImCIIn C RC HIIIIII "CIinlCIInts A housing element is one of the required elements of a comprehensive plan. It is required to contain, at a minimum, the following features per RCW 36.70a.070: • An inventory and analysis of existing and projected housing needs that identifies the number of housing units necessary to manage projected growth; • A statement of goals, policies, objectives, and mandatory provisions for the preservation, improvement, and development of housing, including single - family residences; • Identification of sufficient land for housing, including, but not limited to, government- assisted housing, housing for low- income families, manufactured housing, multifamily housing, and group homes and foster care facilities; I • Adequate provisions for existing and projected housing needs of all economic segments of the community. . iii ui m III aind Lora III VIII iin iin iii ui m . Requiii,einleints Puget Sound Regional Council — 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 emphasizes sustainability and restoring the natural environment as the region accommodates 1.7 million additional people and 1.2 million additional jobs by 2040, primarily into communities with regional growth centers, in order to reduce growth in rural areas and on the urban fringe. VISION 2040 provides specific guidance for the distribution of population and employment growth into "regional geographies ", places defined by population and employment numbers. The largest share of growth is distributed to metropolitan and core cities that have designated regional growth centers, including Tukwila's Southcenter Urban Center and Tukwila Manufacturing /Industrial Center. Centers are, or are becoming, hubs for regional transportation, high capacity transit, public services and amenities. This development pattern is meant to minimize environmental impacts, support economic prosperity, improve mobility, and make efficient use of existing infrastructure. VISION 2040 addresses housing. Part of the overarching housing goal of VISION 2040 is to have the region "preserve, improve and expand its housing stock to provide a range of affordable, healthy, and safe housing choice to every resident." VISION 2040 looks to local governments to stimulate their local housing development activity through regulations and stresses that it is a local government's responsibility to encourage housing diversity and promote affordable housing. VISION 2040 provides multi- county housing policies to address housing diversity, affordability, jobs- housing balance, concentrating housing in centers, and best housing practices. Local jurisdictions are encouraged to adopt best practices and innovative techniques to provide affordable, healthy, and safe housing for their residents and the region. 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 address growth management issues in King County, and provide further guidance for coordinating local planning efforts within the county. In addition to the topics discussed under multicounty planning policies, countywide planning efforts also include an analysis of fiscal impacts and include a review and evaluation program. As part of this process, King County works with cities to evaluate future land needs, including regular review of development trends and assumptions. 7 The CPPs provide a countywide 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. For the Housing Element, CPPs envision a four -step process: 1. Conduct an inventory and analysis of housing needs and conditions; 2. Implement policies and strategies to address unmet needs; 3. Measure results; and 4. Respond to measurement with reassessment and adjustment of strategies. According to the Countywide Planning Policies, the countywide need for housing by percentage of Area Median Income is: 50 -80% AMI (moderate) 30 -50% of AMI (low) 30% and below AMI (very -low) 16% of total housing supply 12% of total housing supply 12% of total housing supply In addition to goals and policies to meet the housing need for all economic and demographic groups, CPPs and GMA both require a housing inventory and needs analysis of existing and projected housing needs. In addition to describing local information such as cost, population demographics, and income levels, the inventory and analysis report should also include information on current and future housing condition is also required. Finally, the report should identify populations where there is the greatest need and the Housing Element shall include policies to address strategies to meet those unmet needs. Area Plans on Aging The region's elder population (age 60 +) is increasing and expected to continue to increase at a rate greater than the population as a whole. The Area Plan on Aging, written every four years, details demographic trends along with goals and objectives to achieve an elder - friendly community. The Area Plan on Aging is written by the Aging Advisory Council mandated by the Older Americans Act of 1965. 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 businesses communities, as well as with City of Tukwila staff. The Strategic Plan establishes high level aspirations and areas of effort that will inform the Housing Element by highlighting the issues that are most important to the community. Tukwila's overarching direction is to strive to provide superior services that support a safe, inviting and a 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 this Housing Element, and will result in goals and policies intended to improve public safety, enhance the appearance and value of neighborhoods, and attract and retain businesses. 8 Tukwila's Implementation Efforts Since 2004 Since the 2004 Housing Element update, the City of Tukwila has adopted new ordinances and modified zoning regulations in an effort to promote health, safety and the public welfare, and to meet the goals and visions set forth in the Comprehensive Plan. This includes Policy 3.2.7 which states: "Encourage a full range of housing opportunities for all population segments by action including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types." 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 complete an inspection every 4 years, unless the rental unit is currently certified as "Crime Free Housing" under the program administered by the Tukwila Police Department. Rental units meeting these criteria only must be inspected for the Rental Housing Inspection Program every 8 years. Rental units must meet code standards, and violations must be addressed within 30 days. The program seeks to address findings that there are many substandard and unsanitary residential buildings that 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 resources for remedial action and abatement. Results: The end of 2014 marked the end of the first four -year cycle of inspections, meaning that inspections were completed for rentals in each quadrant of the City. A total of 3,641 inspections were conducted during this period, 148 of which failed and were brought into compliance to pass a subsequent inspection. Tukwila Urban Center (TUC) District — TMC 18.28, Adopted June 2014 The Southcenter Subarea Plan and accompanying zoning code modifications are a strategy for change and a 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. The City has planned for a total of 2,714 housing units, over 50% of the housing units needed to meet our growth target between now and 2031, to be located within the TUC District. Results: • Approval of land use permits for Washington Place, the first proposal for residential development in the TUC since the regulations were adopted. The project includes development of 189 hotel rooms and 370 residential units in an 11 -story building. • Completion of Tukwila Bus Transit Center 9 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 in the community through projects that are compatible with existing single - family development. Housing types included cottages, compact single - family, and duplexes. There was no minimum lot size, but projects were required to meet density minimums and maximums. Results: Three projects were approved but never developed due to the recession before the program expired in 2008. Replacement of manufactured (mobile) homes — TMC 18.50.055 (8), Adopted May 2012 Allows for modification of design standards for single - family residences via a Type 2 Special Permission decision if the proposal includes a replacement of a single wide manufactured home with a double wide and newer manufactured home. The property owner can apply for this waiver only one time per property. Results: One property owner has replaced an older, single -wide mobile home with a newer, double -wide manufactured home so far. Zero lot line townhomes — TMC 18.12.020, 18.14.020, Adopted February 2008 Medium Density Residential (MDR), High Density Residential (HDR) zones allow for zero lot line townhomes with up to four attached units as a permitted use. Townhomes' density is calculated based on one unit per 3,000 or 2,000 square feet, in the MDR and HDR zone respectively. All townhome developments over 1,500 square feet are subject to design review and must meet the design standards outlined in the City's Townhouse Design Manual to ensure that new development is compatible with existing residential design. Results: Three townhome projects with a combined total of 44 housing units have been approved under these regulations. None of these projects has yet been constructed, but one five -unit project has begun construction and is expected to complete construction in 2015. Accessory dwelling units — TMC 18.10.030, 18.12.030, 18.14.030, 18.16.030, 18.18.030, 18.20.030. 18.22.030, Adopted October 2009 Ordinance 2251 modified the zoning code to allow accessory dwelling units (ADU) as an accessory use in seven zones: Low Density Residential (LDR), Medium Density Residential (MDR), High Density Residential (HDR), Mixed -Use Office (MUO), Office (0), Regional Commercial Center (RCC), and Neighborhood Commercial Center (NCC). ADUs must meet criteria to ensure that the infill is compatible with the existing neighborhood. Tukwila Village — Ordinance 2391, Adopted December 2012 Tukwila Village is a proposed mixed -use development that includes a library, a neighborhood police resource center, retail, restaurants, public meeting space, and an outdoor plaza in addition to affordable and market rate senior housing. The project was allowed an increase in building height and a reduction in required onsite parking via a development agreement and an overlay district. Modified design standards by development agreement are allowed per RCW to achieve public benefit and respond to changing community needs. Urban Renewal Overlay District was enacted to help activate the community along Tukwila International Boulevard by adopting supplemental development standards and criteria that encourage investment with a compact, transit - oriented development pattern. Results: Project includes 84 market rate housing units, and 320 senior housing units. 10 Tukwila Community Input — Community Conversations Pursuant to GMA, Tukwila residents were involved in the Comprehensive Plan update. 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. The survey was also made available online. On March 6" and March 8`", 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. The March 6`" Conversation was held at Showalter Middle School; the March 8" Conversation was held at the Tukwila Community Center. Common Themes and Variations Across Communities The following section summarizes and compares the results of the surveys collected one on one by the Community Connectors outreach effort and at the open house on March 6`" and March 8" 2014. The complete survey and corresponding tabulated survey responses can be found in Appendix A in the Residential Neighborhoods Background Report. . After reviewing the data collected, while there were some clear variances amongst different ethnic groups, and between those surveyed and those attending the open houses several common themes surfaced regarding usage of current services and the need for new ones. Housing Community Connectors Survey: 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 of housing and number of bedrooms. 2 The seven Community Connectors were 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. 11 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. Open House Participants: 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 Open House groups was more /better outdoor space and better maintenance of their building. Three spaces that residents surveyed on March 6th 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 March 8th group, they were Common /Party Room, Vegetable Gardening Space, and Exercise Room /Equipment. The Growth Management Act requires that housing elements include an "inventory and analysis of existing and projected housing needs that identifies the number of housing units necessary to manage projected growth." This requirement consists of three unique parts - (1) an inventory of existing housing characteristics, (2) an estimate of the number of housing units required in the future, and (3) an analysis of housing needs. According to the 2010 US Census, Tukwila has 19,107 residents and 7,755 housing units. Since the last Comprehensive Plan update in 2004, approximately 237 new housing units have been constructed (see Table 2). During the same time frame 145 net new lots were created for single - family development (see Table 1). These figures illustrate how Tukwila has continued to experience small incremental development similar to findings for 1996 -2003 from the last update. Figure 1 provides a picture of where in the City the development has occurred. Table 1: Tukwila Platting History, 2004 -2013 Source: Query - Land division recorded date Jan 1, 2004 - Dec. 10, 2013 trom City's permit system 12 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Total Lots from short 15 22 17 38 10 11 2 8 4 4 131 plats Lots from 0 38 0 0 0 0 0 0 0 0 38 subdivision Lots lost to lot 1 0 2 3 3 0 0 0 5 0 -14 consolidation Total new lots 14 50 15 35 7 11 2 8 -1 4 145 Source: Query - Land division recorded date Jan 1, 2004 - Dec. 10, 2013 trom City's permit system 12 Table 2: Housing Development History, 2004 -2013 Source: Office of Financial Management Housing Unit and Population Estimate Reports (2004 -2013) 13 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Total Single Unit 38 33 32 32 49 18 8 6 8 8 232 Multi -unit 0 0 0 0 0 0 0 0 5 0 5 Gross units 38 33 32 32 49 18 8 6 13 8 237 Single Units Demolished 2 16 14 6 8 9 2 10 7 1 75 Multi -units Demolished 0 0 0 0 0 0 0 18 0 0 18 Net units 36 17 18 26 41 9 6 -22 6 7 144 Source: Office of Financial Management Housing Unit and Population Estimate Reports (2004 -2013) 13 Figure 1: New Detached Single Family Homes, 2004 -2013 Him I lousfing Chairacteiristics Structure Type The type of existing housing available in Tukwila is primarily either a detached single - family home or a home in a large multifamily complex as shown in Table 3. Historically, Tukwila has had more multi - family homes than single - family homes and more rentals than owner - occupied homes. The percentage of single family homes has increased over the last twenty years to be closer to the percentage of multifamily units due to a lack of new multifamily housing development and the incremental construction of new single - family homes. 14 Table 3: Housing Units by Type Source: Oct. 2013 King County Assessor Data 2008 -2012 American Community Survey 5 -year Estimates This type of housing profile is quite different from that of King County and many other South King County cities. Figure 2 illustrates the comparison. Tukwila has a lower percentage of single family housing units compared to the other cities and the County. Tukwila also has the highest percentage of units in all structures ten units or larger. In Tukwila, approximately 54% of the housing units are multifamily, 42% are detached single family dwelling units, and approximately 2.8% are manufactured or mobile homes. Countywide, 40% of households live in multifamily structures, approximately 58 percent live in single - family homes, and just over 2% live in manufactured or mobile homes. 15 2008 -2012 American Community 2013 King County Assessor's Data Survey 5 -year Estimates Housing Units # Developments # Units % of Total # of Units % of Total Type and Quantity Single - Family* 3254 3254 42% 3,175 40.5% Manufactured /Mobile Homes 88 88 1% outside of park 213 2.7% Manufactured /Mobile homes 4 135 1.8% inside of park Duplex 45 90 1% 138 1.8% Townhouses 22 0% 153 2% Triplex 10 30 0% 454 5.8% Fourplex 44 176 2% Apartments 79 3054 40% 3,675 46.9% Condos 14 835 11% Group Home 2 2 0% n/a 000 Mixed Use 2 7 0% n/a 0% Boat, RV, Van, etc. n/a n/a n/a 28 0% TOTAL 7,693 98.8 7,836 99.7% Source: Oct. 2013 King County Assessor Data 2008 -2012 American Community Survey 5 -year Estimates This type of housing profile is quite different from that of King County and many other South King County cities. Figure 2 illustrates the comparison. Tukwila has a lower percentage of single family housing units compared to the other cities and the County. Tukwila also has the highest percentage of units in all structures ten units or larger. In Tukwila, approximately 54% of the housing units are multifamily, 42% are detached single family dwelling units, and approximately 2.8% are manufactured or mobile homes. Countywide, 40% of households live in multifamily structures, approximately 58 percent live in single - family homes, and just over 2% live in manufactured or mobile homes. 15 Figure 2: Comparison of Housing Units by Type, Nearby Cities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T 0% . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60% - ■ 1, detached ❑ 1, attached 5U' % A 2 40% 0 3 r 4, ® 5 to, 9 'U to 10i to 19 210% 200 to 49 ® 510 or nmor�e 10'� In © Mob ll4e home C+ �.... �.. �. �.... �� .... ....� O &oat, RV 'van,, eta:. Kiang Aulourn 0urien De is Feder.6ll Kent Renton SeaTac TukwGilla �C';o�unt Moines Way Source: U.S. Census Bureau, 2008 -2012 American Community Survey Tenure Table 4 shows Tukwila historically has had a larger percentage of renter - occupied households compared with owner - occupied households. This continues to be true despite a gradual increase in the percentage of owner - occupied households over in the time period. Table 5shows how the high percentage of households renting in Seattle tends to drag the King County home ownership rate down. However, Tukwila is more similar to Seattle than it is to the homeownership rate in the area of King County located outside of Seattle. Looking at both Table 5 and Table 6, owner - occupied units are made up primarily of single - family homes and condos in relatively large complexes. Townhouses and condos in developments of less than 10 units make up a small percentage of the housing stock occupied by homeowners. Most renter - occupied units are in apartment complexes having more than five units. Table 5 shows how the majority of multifamily housing with less than 10 units is occupied by renter households. Approximately 20% of single - family homes in Tukwila are also renter - occupied. 16 Table 4: Housing Occupancy Trends Source: 19901, 20002, 20103 Census Data Table 5: Tenure By Housing Type Housing Type - Renter -0 -0 -0 -0 -a O t 1, attached 43% O t en S. Q1 O a i 11 Q1 O a; a i Q1 N 19% 81% 5 to 9 21% V t/1 V t/1 Q O = C 20 to 49 3% N O V C" V 97% fE 31% = O = _ = M > Owner Renter 19901 5,639 5,972 2,217 39.3% 3,422 60.7% 2.36 1.92 7% 20002 7,186 7,725 3,045 42.4% 4,141 57.6% 2.46 2.32 7% 20103 7,157 7,755 3,105 43.4% 4,052 56.6% 2.75 2.55 7.7% Source: 19901, 20002, 20103 Census Data Table 5: Tenure By Housing Type Housing Type Owner Renter 1, detached 80% 20% 1, attached 43% 57% 2 47% 53% 3 or 4 19% 81% 5 to 9 21% 79% 10 to 19 72% 28% 20 to 49 3% 97% 50 or more 3% 97% Mobile home 31% 69% Source: US Census, 2010 Table 6: Comparison of Home Ownership Rates Source: US Census, 2010 Household Size There are 4,331 households occupied by families in Tukwila, and 2,969 nonfamily households. Nonfamily homes tend to have smaller household sizes than homes occupied by families, and very few nonfamily households have more than two people. Statistics from the American Community Survey from 2008 -2012 show the number of 17 Tukwila Seattle KC KC Outside Seattle Owner 43% 48% 59% 65% Renter 57% 52% 41% 35% Source: US Census, 2010 Household Size There are 4,331 households occupied by families in Tukwila, and 2,969 nonfamily households. Nonfamily homes tend to have smaller household sizes than homes occupied by families, and very few nonfamily households have more than two people. Statistics from the American Community Survey from 2008 -2012 show the number of 17 people in nonfamily households in Tukwila is similar to King County; approximately a third of all households in Tukwila and the County overall are occupied by one person, and less than 10% of all households in Tukwila and the County are two - person non - family households. County -wide, nonfamily households have increased while family households have decreased as a percent of all King County households. Approximately 33% of family occupied households contain two people, 27% contain three people, 19% contain 4 people, 12% contain five people, 4% contain six people, and 5% contain 7 or more people. Compared with the County, Tukwila has fewer family households occupied by two people, and a greater percentage of family households occupied by five or more people. This information is consistent with demographic trends which show a relatively young population living in South King County compared with the County overall, a smaller percentage of senior households in Tukwila (which tend to be 1- or 2- person households), and Tukwila's increased immigrant and refugee population (which tend to need affordable housing with larger living space for extended families). Table 7: Household Type by Household Size Household Type by Household Size Tukwila, WA King County, WA Estimate Margin of Error Estimate Margin of Error Total: 7,300 +/ -311 796,555 +/ -2,174 Family households: 4,331 +/ -253 466,381 +/ -3,043 2- person household 1,409 +/ -268 200,991 +/ -2,337 3- person household 1,181 +/ -258 112,116 +/ -2,420 4- person household 841 +/ -228 97,824 +/ -1,805 5- person household 521 +/ -141 34,880 +/ -1,078 6- person household 183 +/ -133 13,018 +/ -741 7 -or -more person household 196 +/ -93 7,552 +/ -575 Nonfamily households: 2,969 +/ -352 330,174 +/ -3,154 1- person household 2,454 +/ -318 251,453 +/ -2,902 2- person household 430 +/ -148 64,130 +/ -1,877 3- person household 63 +/ -43 9,098 +/ -767 4- person household 22 +/ -33 3,400 +/ -417 5- person household 0 +/ -19 1,140 +/ -226 6- person household 0 +/ -19 411 +/ -157 7 -or -more person household 0 +/ -19 542 +/ -201 Source: U.S. Census Bureau, 2008 -2012 American Community Survey Given the large percentage of renter households, the large number of immigrants and refugees who have moved to Tukwila in recent years, the housing impacts of the recession, and anecdotal information from the Tukwila School District on a high student population turnover, it would not be surprising to find that a high percentage of people living in Tukwila have not lived here for a long time. Table 9 compares length of time residents in Tukwila and King County have lived in a housing unit. There are not any striking differences between the trends in Tukwila over time when compared with the County. Over 2/3 of the residents of Tukwila and King County moved into their housing units since 2000. A slightly higher percentage of households have moved into Tukwila recently compared with the County -wide percentages of households moving into units from 2000 -2009 and in 2010 or later. A slightly lower percentage of households moved into Tukwila in the decades from 1970 -1999 compared with the County, and a slightly higher percentage of households have lived in Tukwila prior to 1970 compared with the County. 18 Table 8: Length of Residency Year householder moved into unit Tukwila King County Estimate Percent Estimate Percent Occupied housing units 7,300 100% 796,555 100% Moved in 2010 or later 1,115 15.30% 106,152 13.30% Moved in 2000 to 2009 4,210 57.70% 443,198 55.60% Moved in 1990 to 1999 1,008 13.80% 128,494 16.10% Moved in 1980 to 1989 385 5.30% 61,146 7.70% Moved in 1970 to 1979 213 2.90% 33,224 4.20% Moved in 1969 or earlier 369 5.10% 24,341 3.10% Source: 2008 -2012 American Community Survey 5 -year Estimates I l 5 iii ui m . Condition Age of the Housing Stock Housing development in Tukwila has primarily consisted of single - family homes since the 1990s.However, there have not been many new units constructed as a percentage of the total housing stock. Figure 3 shows the number of units of different types of housing built during each decade. Most of the existing single family homes in Tukwila were constructed before 1970, and the majority of the multifamily homes (apartments and condos) were constructed during the 1960s, 1970s, and 1980s. Not shown in Figure 3 is the age of existing manufactured and mobile homes. An aging housing stock can increase the character of a neighborhood, but older homes also typically require more money for maintenance. Much of Tukwila's housing stock is affordable because of its general condition. Regional and nationwide trends indicate that housing units that are 30 -50 years old are often prime investments for redevelopment. These redeveloped properties often ask for market and above market prices. Given the age of the majority of Tukwila's housing stock, many of the multifamily units built between 1960 and 1989 are prime for redevelopment and the associated higher housing costs. Preservation strategies may need to be explored to allow for housing maintenance and improvements while preserving affordability. 19 Figure 3: Housing Units by Year Built Source: King County Assessor, 2010 Mobile /Manufactured Homes The terms mobile home and manufactured home are often used interchangeably. Use of mobile homes as permanent housing became popular after World War II due to housing shortages. Due to concerns over the quality, durability, health and safety of these homes, Congress passed the Federal Manufactured Housing Construction and Safety Standards Act in 1974, which led to the creation of a national manufactured - housing code, referred to as the "HUD code," to which all new manufactured homes constructed after 1976 were required to conform. The term mobile home typically refers to a unit built before 1976; a manufactured home refers to a unit constructed to meet the requirements of the HUD code. The HUD code was revised in 1994 to include standards intended to protect manufactured homes from damage caused by high winds, including higher insulation levels, double -pane windows, and ventilation requirements. As shown in Table 3, the majority of the mobile /manufactured homes in Tukwila are located within one of the four parks. Information on 81 of the homes within these parks was available from the King County Assessor (out of a total of 135 homes located in parks). Out of the 81 homes, 55 were pre -HUD code homes, and all 81 were pre - 1994 homes. There are 88 mobile /manufactured homes located on individual lots outside of parks. Approximately a quarter of these homes, according to King County Assessor data, are pre -1976, and two were manufactured after 1994. This suggests that many of the units of this housing type are likely to be in a badly deteriorated condition and at the end of their useful life, and this condition is worse in the parks, where there is a greater prevalence of pre -HUD Code homes. Tukwila adopted a code provision to encourage replacement of single -wide mobile homes with newer double -wide manufactured homes in 2012. However, given that this provision has only been used for 20 one replacement so far, marketing or incentives could be used if the City wished to encourage more homeowners to replace older mobile homes. Size of the Housing Stock urnbeur of Bedrooms Tukwila has a higher percentage of 1- and 2- bedroom homes as a percentage of the total housing stock (including multifamily and single - family) compared to other South County cities and King County as a whole (see Figure 4). The much larger percentage of 2- bedroom single - family homes in Tukwila compared to nearby cities and the County is likely a reflection of the older age of the single - family housing stock in Tukwila. Approximately 10% of the new housing in the U.S. contains two or fewer bedrooms. Tukwila has a much lower percentage of homes with 3 or more bedrooms compared to neighboring cities and King County. Figure 4: Comparison of Number of Bedrooms in Housing Stock Source: U.S. Census Bureau, 2008 -2012 American Community Survey Square Footage Figures 5 and 6, below, show how the size of new single - family homes in Tukwila has increased over time. This trend is consistent nationwide trends, especially since 1980. Home sizes decreased during the recession, but have trended upward again during the economic recovery. Because there have been so few new homes constructed in Tukwila since 1980 compared to the overall number of single family homes in the City, the average single family home size is small but could be expected to increase as infill development occurs and as older homes are removed from the housing stock. 21 Figure 5- Single Family Home Square Footage_ 2000 -2013 Source: King County Assessor, 2013 Figure 6: Single Family Home Size Trends Source: King County Assessor, 2013 22 Figure 7: U.S Single Familv Home Size Trends Source: U.S. Census Bureau, 2014 Somewhat related to the size of the housing in Tukwila is the issue of overcrowded conditions. The U.S. Census Bureau defines overcrowding as housing in which there is more than one person per room, excluding kitchens and bathrooms. Units with more than 1.5 persons per room are considered severely crowded. Occupants per room are obtained by dividing the number of people in each occupied housing unit by the number of rooms in the unit. Figure 8 indicates the extent of overcrowding in Tukwila relative to other South King County Cities. Tukwila has seen a significant gain in population size (4,800) since the last update, with a relatively small increase in the number of housing units (237). In the absence of a large increase in the number of units added to the City since the last update, the population increase is attributed to increases in the number of people per household. Figure 8: Comparison of Overcrowded Housing 10% 9% 8% 70 ...,,..,,.., ... ......... .... ......... ..... ........ ............. .... .................. 6% 4% 3 % 2% t 1% il" MI 0 9/C King Auburn Burien Des Federal Kent Renton SeaTac Tukwila Cour1ty Moines way %Total Units 2.60 % 3.97% 534% 5.02 %.... 3.16% 6.78 % 4.08% 7.59% 9.05 %.. Source: U.S. Census Bureau, 2008 -2012 American Community Survey Overcrowded conditions affect the wear and tear on a home, property and neighborhood, and increase 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 23 more likely than owners to be overcrowded, regardless of household size. Over 50% of the housing units in Tukwila are renter - occupied (56.6 %). In Tukwila, the size of owner households is 2.75, and 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. While family size and tenure are critical determinants in overcrowding, household income also plays a strong role in the incidence of overcrowding. As a general rule, overcrowding levels tend to decrease as income rises, especially for renters (and particularly for families). The rate of overcrowding for very low- income households is nearly three times greater than households over 95 percent of the area median income. Thus, the City's overcrowding rates may be linked to the lack of affordable housing for very -low income residents. The American Community Survey tracks household income by tenure, as well as four types of housing problems, by income and tenure. The four housing problems include (1) incomplete kitchen facilities; (2) incomplete plumbing facilities; (3) more than 1 person per room; and (4) cost burden greater than 30 %. Housing problems are categorized as severe when the cost burden for the household exceeds 50 %. Cost burden, as defined by the U.S. Department of Housing and Urban Development (HUD), is the ratio of housing costs to household income. For renters, housing cost includes rent plus utilities. For owners, housing cost includes the mortgage payment, utilities, association fees, insurance, and real estate taxes. Table 10 shows approximately 44% of owners and 59% of renters experience one of the four problems. Approximately 23% of owners and 41% of renters have severe housing problems. Few rental units fail rental inspections due to incomplete kitchen facilities or incomplete plumbing, which suggests that overcrowded and cost burdened households are common in Tukwila. Table 9: Housing Problems Overview Housing Problems Owner Renter Total Severe Housing Problems Owner Renter Total Household has 1 of 4 Household has 1 of 4 Severe 1,285 2,575 3,860 675 1,790 2,465 Housing Problems Housing Problems Household has none of 4 Household has none of 4 1,605 1,770 3,375 2,215 2,555 4,770 Housing Problems Severe Housing Problems Cost Burden not available 1 60 1 15 1 75 1 Cost Burden not available 1 60 1 15 75 Total 1 2,950 1 4,360 1 7,310 1 Total 1 2,950 1 4,360 7,310 Source: Comprehensive Housing Affordability Strategy (CHAS) Data (2007 -2011 ACS) PW,Aic Pirogirainis foir I loushig linipiroveilileilit Tukwila utilizes a variety of County and federal funds for home repair assistance for low to moderate - income residents. The City administers the Minor Home Repair program which is funded by Community Development Block Grant funds. The City annually applies for CDBG funds from King County. The. Since 2005, the funding allocation method requires Tukwila to compete for these funds with other jurisdictions and non - profits. In recent years, the City has been awarded approximately $125,000 - $130,000 annually through an interlocal agreement with four other south King County jurisdictions. Of this, approximately $26,000 - $28,000 goes to Tukwila residents. Approximately 20 -25 homeowners use the program every year. Residents participating in home repair assistance can receive up to $2,000 per year with a lifetime maximum of $5,000. 24 Table 10: Homeowners Serviced by Minor Home Repair Program Source: Tukwila Human Services, 2014 Tukwila residents are also eligible for several funding programs administered by King County. These funds are awarded directly to the homeowner and are not managed by the City. Manufactured Home Repair Grants provide up to $8,000 for home owners making quality -of -life repairs to their homes. Emergency Grants provide up to $6,000 for immediate or life threatening home repairs, and Home Access Modification Grants provide funding for ADA compliant retrofits for multifamily rental units. King County also offers zero percent interest loans up to $25,000 for and matching loan funds for home repairs. The King County Housing Authority (KCHA) offers free energy- conserving building improvements for low- income homeowners and the rental units occupied by low- income tenants. Improvements through this Weatherization program can include heating system repairs and adding insulation, weather - stripping, and caulking. These improvements are made with the goal of increasing energy- efficiency and added benefits of reduced utility bills and improved air quality. KCHA makes an assessment of the dwelling unit to determine which energy- conserving improvements are needed, and coordinates the work of contractors to complete the improvements. Households with children under six years of age, seniors, people with disabilities, Native Americans, non - English speaking persons, high residential energy users, or households with a high energy cost burden are given preference once income qualifications are verified. Since 2000, 92 households in Tukwila have taken advantage of this program, through which improvements were made to 27 single - family homes (including four mobile homes) and 65 multifamily homes. The City is also a member of the King County Consortium and is involved in funding allocation decisions for the Regional Affordable Housing Program (RAHP). While there are a number of programs serving the City, Tukwila Human Services estimates these programs meet about 10% of existing need for home repair and maintenance. Efforts to improve the look and quality of housing should explore additional funding and partnerships to better meet need. Renter occupied lhous uii 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. Figure 9 shows how rentals are distributed within Tukwila. Larger apartment complexes are located on or adjacent to major transportation corridors in the City, including Tukwila International Blvd, Southcenter Blvd, and Interurban Ave S. 25 2011 2012 2013 Total Dollars Per Year $ 25,000 $ 27,000 $ 28,000 Homeowners Served 25 27 20 Source: Tukwila Human Services, 2014 Tukwila residents are also eligible for several funding programs administered by King County. These funds are awarded directly to the homeowner and are not managed by the City. Manufactured Home Repair Grants provide up to $8,000 for home owners making quality -of -life repairs to their homes. Emergency Grants provide up to $6,000 for immediate or life threatening home repairs, and Home Access Modification Grants provide funding for ADA compliant retrofits for multifamily rental units. King County also offers zero percent interest loans up to $25,000 for and matching loan funds for home repairs. The King County Housing Authority (KCHA) offers free energy- conserving building improvements for low- income homeowners and the rental units occupied by low- income tenants. Improvements through this Weatherization program can include heating system repairs and adding insulation, weather - stripping, and caulking. These improvements are made with the goal of increasing energy- efficiency and added benefits of reduced utility bills and improved air quality. KCHA makes an assessment of the dwelling unit to determine which energy- conserving improvements are needed, and coordinates the work of contractors to complete the improvements. Households with children under six years of age, seniors, people with disabilities, Native Americans, non - English speaking persons, high residential energy users, or households with a high energy cost burden are given preference once income qualifications are verified. Since 2000, 92 households in Tukwila have taken advantage of this program, through which improvements were made to 27 single - family homes (including four mobile homes) and 65 multifamily homes. The City is also a member of the King County Consortium and is involved in funding allocation decisions for the Regional Affordable Housing Program (RAHP). While there are a number of programs serving the City, Tukwila Human Services estimates these programs meet about 10% of existing need for home repair and maintenance. Efforts to improve the look and quality of housing should explore additional funding and partnerships to better meet need. Renter occupied lhous uii 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. Figure 9 shows how rentals are distributed within Tukwila. Larger apartment complexes are located on or adjacent to major transportation corridors in the City, including Tukwila International Blvd, Southcenter Blvd, and Interurban Ave S. 25 Figure 9: Rental Units by Structure Type era ST. 'e"r r r?- 31 1 767 a y* r u"a k «k�a Ge4UEV� 5h lrrr r arm a "5 N" kw „S 144 M St T„ p 5 ?48 M S k o a' a 4P $ Renter - Occupied Housing While Tukwila has traditionally been sought out for its affordable housing prices, rents and mortgage payments are rising and are a cost burden for many residents. More than half (50.2 %) of residents pay more than 35% or more of their income for housing. Figure 10 how apartment rents are increasing throughout the region, and how they continue to be lower in South King County relative to other areas. Average apartment rents in Tukwila have surpassed pre- recession levels. It follows that increasing rents will continue to push those with lower incomes farther out from job centers in Seattle and the Eastside into Snohomish County and areas south of Seattle. 26 Tea ikMw A iT haryw y ran — - k'k"Y!kakk4kr awfl .r" Tukwila Rentals " Structure Type 5+ UNITS if 4 -PLEX ';. TRIPLEX m.. DUPLEX rr"'i - -- +...... lVnX uuru rl lCD ll... - °l D ADU SIN GD_E PANT ILLY �C 4.e'rC'd -DII" 4„unkandl)r CONDO Renter - Occupied Housing While Tukwila has traditionally been sought out for its affordable housing prices, rents and mortgage payments are rising and are a cost burden for many residents. More than half (50.2 %) of residents pay more than 35% or more of their income for housing. Figure 10 how apartment rents are increasing throughout the region, and how they continue to be lower in South King County relative to other areas. Average apartment rents in Tukwila have surpassed pre- recession levels. It follows that increasing rents will continue to push those with lower incomes farther out from job centers in Seattle and the Eastside into Snohomish County and areas south of Seattle. 26 Figure 10: Average Apartment Rents Vacancy Rates Vacancy rates are an indicator of the availability of rental units in a housing market. A vacancy rate of 5 percent is indicative of a balanced market. Lower rates indicate a tight housing market where renters are likely to have difficulty finding a unit, and demand for units is such that landlords can raise rents. Higher vacancy rates indicate a "renter's market,' where rents are flat, or declining, and property owners are likely offering rent incentives (i.e. one month's free rent, etc.). The 2000 vacancy rate was 7 percent (all units combined); and the 2010 vacancy rate was 7.7 percent combined (4.8% for rentals, 1.3% homes for sale; 0.3 %for season, recreational, or occasional use; and 1.5% for other). Dupre + Scott provides data on rental vacancy rates for apartments with more than 20 units. Approximately 89% of Tukwila's apartment units fit into this category. The vacancy rate has been under 5 percent since Spring 2012, declining from a high of over 8% in Spring 2009. Figure 11: Rental Vacancy Rate 27 Source: Dupre + Scott, 2014 Owner- Occupied Housing —Absorption Rates Absorption rates refer to the average length of time before a house or apartment is sold or rented once it is placed on the market. The rates indicate the need for more or less housing. The absorption rate for rental units only applies to new units in apartments with more than 4 units. With only one building of 5 units built since 2005, the absorption rates for multifamily in Tukwila are not statistically significant. King County absorption rates (the length of time a home is on the market) have been under two months since early 2012. A seller's market, indicating that homes are in demand and sellers can demand a higher price, is defined as an absorption rate of 5 months or less. October 2014 Zillow data show homes for sale in Tukwila are on the market an average of 2.5 months. Figure 12: Average Home Value Trends CY". ABI, rriv „:, 1 yry P. yr Y nx N. 20116 A,.I&$2K'fK $3 MY, P °k dre 0. r„ do '21 W'ut'&ti 20111.11 2006 2QUI 20013 ..0"h 2010 21b1Y 21.11 2 2013 2014 Mb Source: Zillow, 2014 Table 11: Mortgage Status of Housing Units Mortgage status Owner occupied units I 2,872 +/-259 2,872 Housing units with a mortgage 2,225 +/-238 J 77.5% Housing units without a mortgage 647 +/-145 22.5% Source: ACS 2008 -2012 Approximately 23% of housing units in Tukwila do not have a mortgage. Even though some homeowners do not have monthly housing payments, low incomes can create difficulties when they have to choose between paying for upkeep and property taxes on a home and other expenses such as utility bills and medical bills. Foiredosuire eats Under HUD's Neighborhood Stabilization Program, emergency assistance is provided to state and local governments to acquire and redevelop foreclosed properties that might otherwise become sources of abandonment and blight within their communities. Demonstrating need is a step in the grant process. According to HUD data 2007 through June 2008, Tukwila has an estimated 2.9% foreclosure rate with 112 foreclosures out of 3,868 mortgages. This is similar to the estimated foreclosure rate in SeaTac (3.0 %), Des Moines (2.6 %), Bryn -Mawr- 28 Skyway (2.7%), and Federal Way (2.9%). The estimated foreclosure rate for King County is 1.2 %, and 3.4% for Pierce County. Looking at a monthly dataset from the King County Assessor showing taxpayer addresses and site addresses in LDR -zoned areas of Tukwila (KC Assessor Monthly download from Oct. 2013), 644 of a total of 3,359 addresses are owned by a taxpayer whose address is not the same as the site address (approximately 19% of the total single - family housing stock within LDR zones). Of the 644 properties owned by an off -site owner, a total of 23 of the homes were owned by a bank. However, the foreclosure process is often complicated and lengthy, and the number of homes that have been abandoned by the owner or are in the foreclosure process is not adequately reflected in the number of homes that are bank - owned. Data from the Zillow website (2014) also provide information on foreclosure rates. According to data through October 31, 2014, 10.8 per 10,000 homes in Tukwila were sold as foreclosures, compared with 6.3/10,000 for the Seattle Metro area and 4.5/10,000 for the United States. This is consistent with the larger percentage of high -risk loans that are known to have been given to homebuyers in South King County. The foreclosure data trends reveal a dramatic increase in foreclosures starting in 2008. Tukwila's peak foreclosure rate of more than 30 per 10,000 homes occurred in 2011 -2012, with a second wave of foreclosures nearing 30 per 10,000 homes occurring in 2013. Foreclosure rates have steadily decreased starting in late 2013 through 2014. The foreclosure trends in Tukwila since the last update are similar to those of nearby South King County cities including Renton, south Seattle, Burien, and Kent. Figure 13 shows foreclosure rates in South King County. The darker purple areas indicate areas with higher foreclosure rates. 29 Figure 13: Home Foreclosure Rates Source: Zillow, 2014 SUbsidized Ilousiiiuii There are seven subsidized housing facilities located in the City, providing a total of 264 units. The majority (62.1 %) of units are one and two bedrooms, with only one unit having three or more bedrooms. There is little -to -no family sized subsidized housing in Tukwila. Family sized housing is commonly defined as units with a minimum of two bedrooms and a common space to encourage family gathering (The Seattle Planning Commission, 2014). Slightly less than 14% of available units are reserved for special needs populations, specifically thirty units dedicated to seniors and six units dedicated to residents with mental health needs. The majority of units do not have an expiration date, and will continue to provide subsidized housing for the foreseeable future. Units that do have an expiration are not set to sunset for several decades, between 2048 and 2052. As of October 2014, 387 Section 8 vouchers had been given to City residents. This translates to approximately 2% of Tukwila's population receiving housing assistance. The number of Section 8 vouchers given does not indicate that the vouchers were used. Table 13 shows Section 8 vouchers in select South King County cities in comparison to Tukwila. 30 Table 12: Comparison of Section 8 Vouchers Jurisdiction Total Section 8 Vouchers Monthly Income ($) % of Population Receiving Vouchers Burien 378 241,307 0.8 Kent 1985 1,602,287 1.6 SeaTac 251 197,671 0.9 Tukwila 387 296,455 2.0 Source: King County Housing Authority, 2014; Washington State Office of Financial Management, 2014 ! II I NG INEE16 ANALYSIS I lousfing Capacity Based on the projected State population growth, Tukwila's 2031 housing target is 4,800 new units. Recent zoning adopted for Tukwila's Urban Center, Tukwila Village, and annexation of the Tukwila South have greatly increased Tukwila's potential housing supply since the 2004 Update. Under the City's current zoning, the City has the existing land capacity to absorb its share of the state's projected growth without making any changes to the current allowed density and lot standards (see Table 14 Housing Capacity by Zone). Since adoption of the Comprehensive Plan in 1994, almost all of the new housing has been single family but a few projects are in the pipeline that would create large multi - family developments. The majority (approximately 45 %) of new housing units could occur in the Tukwila Urban Center. These will be mixed -use or multifamily development. The next largest category of future development (approximately 25 %) is single - family homes. Multifamily development that will occur in the MDR and HDR zones will include townhouse and zero lot line development due to adoption of new regulations since the last update. Cottage housing, accessory dwelling units, and other types of infill in residential zones have the potential to increase housing capacity. The remainder of the housing capacity is located within mixed -use zones. While the Tukwila Urban Center (TUC) has the capacity for over 2,500 potential housing units, there is currently little housing in the TUC and the area is commonly thought of as a commercial, not a residential or mixed -use area. The Tukwila Urban Center Subarea Plan, adopted in June 2014, and revised zoning regulations (see Section III: Planning Context for more information) may help to shift residential development to the TUC. 31 Table 13: Housing Capacity by Zoning District, as of 1/1/2014 Zones Total Acres of Vacant Land Expected Units per acre Total Housing Unit Capacity on Vacant Land" Potential Housing Units on Underdeveloped Sites Potential Housing Unit Capacity LDR 155 4.84 633 826 1,459 MDR 12 14.5 145 79 224 HDR 4.64 22 24 116 189 RC 5.27 22 109 0 109 RCC 0.62 14.5 9 0 9 MUO 0.88 14.5 12 5 17 RCM 7.46 14.5 118 3 121 NCC 2.93 17 50 0 50 NCCz 4.96 57 280 485 480 TUC3 2,714 TVS4 700 TOTAL 6,072 1. Excluding Sensitive Areas, Tax - Exempt Properties, and Parcels that do not meet Minimum Lot Size 2. TIB Urban Renewal Overlay Area 3. From the Supplemental EIS for the Southcenter Plan 4. From EIS Alternative 2 I lousfing Affoirda bflity Housing expenditures in excess of 30 percent of household income is considered "excessive" and viewed as an indicator of a housing affordability problem. This definition of affordability was established under the United States National Housing Act of 1937. Paying more than 30% of household income on housing means that other necessities such as food and healthcare may not be adequately available to the members of the household. The need for social services to cover other basic needs increases as the percentage of income spent on housing increases. Countywide Planning Policies recognize that there is an unmet need for housing that is affordable to households earning less than 80 percent of area median income (AMI) with the greatest need for households earning 50 percent or less (low) and 30 percent or less (very -low) of AMI. According to the Countywide Planning Policies, the countywide need for housing by percentage of Area Median Income is: 50 -80% of AMI (moderate) 16% of total housing supply 30 -50% of AMI (low) 12% of total housing supply 30% and below AMI (very -low) 12% of total housing supply Tukwila greatly exceeds King County affordable housing targets for residents earning more than 30% AMI, as shown in Figure 15 The existing housing stock also meets resident needs as approximately 26% of Tukwila's housing is affordable to those earning 31 -50% AMI (16.6% of residents), and 38% of housing is affordable to those earning 51- 80% AMI (21.5% of residents). However, Tukwila does not meet the County target and there is a huge unmet need for affordable housing for very -low income residents earning less than 30% AMI. Approximately 3.5% of all housing is affordable to Tukwila residents earning less than 30% AMI, while slightly more than 20% of residents fall into this income bracket. Thus, while Tukwila is meeting and exceeding the housing needs of residents earning more than 30% AMI, very -low income residents earning less than 30% AMI have severely limited affordable housing options. Very -low income residents who must pay more than 30% of their income on housing costs are more likely to "double 32 up" and share units with others to reduce costs, leading to overcrowding, be forced to limit their spending on other necessities such as food and health care, and in extreme cases become homeless. Tukwila's affordable housing needs greatly exceed the County's desired 40% of total housing supply affordable to households with an AMI of 80% or less. Households earning less than 80% AMI accounts for 58.2% of households in Tukwila, as detailed in Table 14. The majority of Tukwila's housing needs and units available based on income appear to be well matched. The percentages imply that there is an appropriate amount of housing available for most income groups. The majority of Tukwila's affordable housing is naturally occurring, meaning market housing prices meet affordability metrics without policies and /or accompanying subsidies. These lower housing prices are often tied to substandard housing conditions, smaller home size, and older housing stock. Thus, Tukwila's affordable housing is not always quality housing that meets residents' needs. Table 14: Affordable Housing Units Source: American Community Survey, 2006 -2010 Census data (Table 16) illustrate that median household income in Tukwila is close to 25 percent less than King County as a whole, and one - quarter of residents are considered to be in poverty and /or receive income assistance. Poverty levels in Tukwila have more than doubled since 1990. 33 Percent and Number of Units Affordable for Various Income Groups and Housing Types Housing Affordability: 2006 -2010 31-50% 81 -120 <30% AMI >120% AMI AMI 51 -80% AMI AMI $66,174 Median Household Income (King <$19,990 $19,991- >$33,101- $52,940 - >$66,175 33,100 52,939 66,174 County) Renter - Occupied Housing 249 1401 1825 448 59 Units' 3982 6.3% 35.2% 45.8% 11.3% 1.5% Owner - Occupied Housing 0 421 921 921 850 3113 13.5% 29.6% 29.6% 27.4% Units Unoccupied Units 584 TOTAL 249 1822 2746 1369 909 King County Targets 922 922 1229 NA NA Units Excess or (Deficit) 7679 (673) 900 1517 NA NA Source: American Community Survey, 2006 -2010 Census data (Table 16) illustrate that median household income in Tukwila is close to 25 percent less than King County as a whole, and one - quarter of residents are considered to be in poverty and /or receive income assistance. Poverty levels in Tukwila have more than doubled since 1990. 33 Table 15: Comparison of Median Home Value and Median Income Source: U.S. Census Bureau, 2008 -2012 American Community Survey Table 16: Employment Status and Income Assistance Tukwila King County Median value of owner - occupied housing units 2008 -2012 $262,900 $272,900 Per capita income in past 12 months (2012 dollars) 2008 -2012 $20,750 $30,661 Median household income 2008 -2012 $43,333 $59,374 Persons below poverty level, percent 2008 -2012 25.0% 12.9% Source: U.S. Census Bureau, 2008 -2012 American Community Survey Table 16: Employment Status and Income Assistance Source: U.S. Census Bureau, 2008 -2012 American Community Survey 34 Estimate Percentage (%) In labor force 9,975 68.9 Employed 8,852 61.1 Unemployed 1,046 7.2 Not in labor force 4,501 31.1 With Supplemental Security Income 381 5.2 With cash public assistance income 431 5.9 With Food Stamps /SNAP benefits in last 12 months 1,643 22.5 Source: U.S. Census Bureau, 2008 -2012 American Community Survey 34 Table 17: Families and People Below the Poverty Level Source: U.S. Census Bureau, 2008 -2012 American Community Survey Given Tukwila's relatively low median household income, and high poverty rates, many residents are cost burdened by housing prices despite the existing affordable housing. According to the 2000 Census, nearly 60 percent of Tukwila renters were able to afford their units based on a standard of paying no more than 30 percent of income for rent and utilities. However, 38 percent of renters still struggled with housing costs, paying more than 30 percent of their incomes. Sixteen percent were severely rent burdened in that they had to pay 50 percent, or more, of their incomes for housing costs. The 2010 Census data show that housing affordability has become more difficult since 2000. The percent of Tukwila renters who pay no more than 30 percent of income for rent and utilities has decreased to approximately 49 percent, with 20 percent who are struggling by paying 30% -50% of their incomes on housing costs, and 31 percent severely rent burdened by having to pay 50 percent or more of their incomes on housing costs. This is a very similar renter profile to that of other South King County cities and the county as a whole. (Auburn, Burien, Des Moines, Federal Way, Kent, Renton, and SeaTac). Overall, average housing costs — $1191 for monthly rent or $992 for monthly housing payments for a three bedroom unit — in Tukwila are affordable to households making 80% AMI, or about $33,120. Approximately 43% of Tukwila residents make at least 80% AMI or a minimum hourly wage of $16.56. Many of the common occupations in Tukwila pay less than $16.56, these include 3: cashiers: $13.55; childcare workers: $11.59; food service workers: $12.25; and retail salespersons: $15.28. In addition to maintaining and preserving affordable housing, economic development efforts can also promote occupations that provide a wage needed to afford market rate housing. These occupations include: bookkeeping clerk: $20.53; medical assistant: $18.75; machinists: $25.82; and painters: $19.86. 3 Washington State Employment Security Department, 2013 Occupational employment and wage statistics 35 Percentage (%) All families 21.6 With related children under 18 years 30.8 All people 25.0 Under 18 years 39.6 18 years and over 19.8 18 to 64 years 20.2 65 years and over 16.1 Source: U.S. Census Bureau, 2008 -2012 American Community Survey Given Tukwila's relatively low median household income, and high poverty rates, many residents are cost burdened by housing prices despite the existing affordable housing. According to the 2000 Census, nearly 60 percent of Tukwila renters were able to afford their units based on a standard of paying no more than 30 percent of income for rent and utilities. However, 38 percent of renters still struggled with housing costs, paying more than 30 percent of their incomes. Sixteen percent were severely rent burdened in that they had to pay 50 percent, or more, of their incomes for housing costs. The 2010 Census data show that housing affordability has become more difficult since 2000. The percent of Tukwila renters who pay no more than 30 percent of income for rent and utilities has decreased to approximately 49 percent, with 20 percent who are struggling by paying 30% -50% of their incomes on housing costs, and 31 percent severely rent burdened by having to pay 50 percent or more of their incomes on housing costs. This is a very similar renter profile to that of other South King County cities and the county as a whole. (Auburn, Burien, Des Moines, Federal Way, Kent, Renton, and SeaTac). Overall, average housing costs — $1191 for monthly rent or $992 for monthly housing payments for a three bedroom unit — in Tukwila are affordable to households making 80% AMI, or about $33,120. Approximately 43% of Tukwila residents make at least 80% AMI or a minimum hourly wage of $16.56. Many of the common occupations in Tukwila pay less than $16.56, these include 3: cashiers: $13.55; childcare workers: $11.59; food service workers: $12.25; and retail salespersons: $15.28. In addition to maintaining and preserving affordable housing, economic development efforts can also promote occupations that provide a wage needed to afford market rate housing. These occupations include: bookkeeping clerk: $20.53; medical assistant: $18.75; machinists: $25.82; and painters: $19.86. 3 Washington State Employment Security Department, 2013 Occupational employment and wage statistics 35 Table 18: Percentage of Housing Cost Burdened Renters Source: U.S. Census, 2000, 2010; Note: Reporting methods inconsistent between 2000 and 2010 Census Housing cost burden in Tukwila is consistent with King County as a whole. Figure 14 illustrates that both renters and owners earning less than 30 percent of AMI are overpaying for housing and are burdened by housing costs. Figure 14: Gross Rent as a Percentage of Household Income Source: U.S. Census Bureau, 2008 -2012 American Community Survey Thus, while the City is currently meeting, and often exceeding, State and County mandated housing affordability targets, there is still an unmet need for housing for residents making less than 30 percent of the Area Median Income (AMI) and an oversupply of housing for residents making 50 to 80 percent AMI. Review of data highlights that policy should be reevaluated to better promote a more accurate distribution of housing among AMI categories. The lack of affordable housing for householders earning less than 30 percent of the AMI is consistent throughout King County, and is especially prevalent in South King County cities. In South King County, approximately 49 percent of all renters and home owners pay more than 30 percent of their income for housing. 92 percent of very low income renters — households earning less than 30 percent AMI — are cost burdened. This is the highest percentage of any region in King County. pec4l Needs Since adoption of the 1995 Plan, comprehensive changes were made in regulations relating to housing. The de- institutionalization of persons with mental and physical handicaps and the resulting proliferation of alternative living 36 2000 Census 2010 Census AFFORDABLE: Percentage of renters paying less than 30% of 60% 49% income for rent and utilities STRUGGLING: Percentage of renters paying 31 -50% of income 24% 20% for rent and utilities SEVERELY RENT BURDENED: Percentage of renters paying 16% 31% more than 50% of income for rent and utilities Source: U.S. Census, 2000, 2010; Note: Reporting methods inconsistent between 2000 and 2010 Census Housing cost burden in Tukwila is consistent with King County as a whole. Figure 14 illustrates that both renters and owners earning less than 30 percent of AMI are overpaying for housing and are burdened by housing costs. Figure 14: Gross Rent as a Percentage of Household Income Source: U.S. Census Bureau, 2008 -2012 American Community Survey Thus, while the City is currently meeting, and often exceeding, State and County mandated housing affordability targets, there is still an unmet need for housing for residents making less than 30 percent of the Area Median Income (AMI) and an oversupply of housing for residents making 50 to 80 percent AMI. Review of data highlights that policy should be reevaluated to better promote a more accurate distribution of housing among AMI categories. The lack of affordable housing for householders earning less than 30 percent of the AMI is consistent throughout King County, and is especially prevalent in South King County cities. In South King County, approximately 49 percent of all renters and home owners pay more than 30 percent of their income for housing. 92 percent of very low income renters — households earning less than 30 percent AMI — are cost burdened. This is the highest percentage of any region in King County. pec4l Needs Since adoption of the 1995 Plan, comprehensive changes were made in regulations relating to housing. The de- institutionalization of persons with mental and physical handicaps and the resulting proliferation of alternative living 36 arrangements occurred throughout the country in the later quarter of the 20th century. Discrimination by local communities, or the prohibition for these types of living facilities, led to an amendment to the Federal Fair Housing Act and related State statute that identified people with physical, mental handicaps and people with addictions, as protected citizens. Tukwila responded with changes to its local regulations to eliminate definitions of who and how many people may live in a dwelling. Housing for persons with handicaps is treated no differently than housing for families or other unrelated individuals. Amendments were also made specifying where essential public facilities, such as correctional facilities; transitory housing for convicted criminals; shelters for abuse victims and the homeless may be located. Of Tukwila's 19,107 residents, 18,876 live in households. 1,913 live with relatives other than spouse and /or child and 1,729 live with non - relatives. 231 people live in group quarters of which 138 are non - institutionalized. 2,382 households have residents 18 years old or younger and 1,160 have residents 65 years and over. The average household size is 2.64 people. 2,158 residents have a disability. Seniors While 13.2% of the nation is age 65 and over, King County and Tukwila trail that trend with 12.3% and 8% respectively (US Census, 2010). King County's population projections indicate that the County's elder population will comprise nearly 25% of the total population by 2025. Additionally, the population of people age 85 and older will nearly double by 2025. 17.7% of Tukwila's current population is 50 -64 years old which supports the elder population projection for the County. This demographic trend may increase demand for smaller housing units for seniors as they move from larger homes more convenient to services, and increase the need for universally- designed homes and housing improvements to meet the needs of seniors and people with disabilities. Homelessness in Tukwila It is difficult to estimate the number of people who are homeless in Tukwila. King County conducts an annual One Night Count to estimate the number of homeless persons living in the county. In 2012, approximately .45 percent, or 45 people in 1,000 were homeless. This count provides a general picture of homelessness in King County, however, it does not capture the various forms of homelessness including families living in cars, and those temporarily housed with friends or relatives. While the City does not conduct a similar count, the number of children within the Tukwila school district classified as being homeless provides one picture of the issue of homelessness in Tukwila. The number of homeless students in Tukwila has risen dramatically since 2009, as illustrated in Table 20. Tukwila now has the highest percentage of homeless students of any school district in the central Puget Sound region, according to Community Counts data. 37 Table 19: Homeless Students in the Tukwila School District, 2009 -2014 School Year # of Students Total # of Students in the District Percentage of Homeless Students N 2009 -2010 48 2,880 1.6 2010 -2011 148 2,883 5.1 2011 -2012 242 2,903 8.3 2012 -2013 305 2,961 10.3 2013 -2014 291 3,000 9.7 Source: OSPI, Washington Report Card, 2009 -2014 The McKinney - Vento Act defines homeless children as "individuals who lack a fixed, regular, and adequate nighttime residence." The act provides examples of children who would fall under this definition: sharing housing due to economic hardship or loss of housing; living in "motels, hotels, trailer parks, or camp grounds due to lack of alternative accommodations;" living in "emergency or transitional shelters;" "awaiting foster care placement;" primary nighttime residence is not ordinarily used as a regular sleeping accommodation (e.g. park benches, etc.); living in "cars, parks, public spaces, abandoned buildings, substandard housing, bus or train stations..." Once a student has been classified they remain eligible for services for the full school year. Below are current numbers of students who have been classified as homeless in the Tukwila School District according to the McKinney - Vento Act, as well as historical numbers. Transiency People in Tukwila have been mobile over the last decade. Approximately 26 percent of residents have lived in Tukwila for five years or more. Annual housing turnover is at 31 percent, meaning almost one -third of residents move in a given year. This data only describes a portion of the transiency issue as it doesn't consider why people move. According to the US Census, the main reason people move is for housing - related reasons followed by family issues such as change in marital status and employment. Characteristics with the most significant impact on mover rate include employment status (unemployed move more), incomes (below the poverty line move more) and race (the black alone population had the greatest mover rate nationwide). Transience and residential stability is an ongoing issue. Over 40 years ago, a 1970 Tukwila Housing Report found that the length of residency was relatively short -term, with the majority (75 %) of households having been in their residence less than 10 years. Group Quarters There are a total of 231 group quarters, according to the 2010 U.S. Census. This is over double the number (97) counted in 2004. The majority (110) are other non - institutional facilities. These include: missions; hotels and motels used to shelter people experiencing homelessness; shelters for children who are runaways, neglected or experiencing homelessness; and similar places known to have people experiencing homelessness. Table 20 shows a 38 breakdown by type of unit in 2004 and 2014. There are no correctional facilities for adults or juvenile facilities, or military quarters in the City of Tukwila. Table 20: Group Quarters Type 2004 2014 Nursing facility /Skilled nursing facility 8 76 Mental (psychiatric) hospital and psychiatric units in other hospitals 62 17 Emergency and transition facilities for people experiencing homelessness NA 10 Group homes intended for adults NA 8 Residential treatment centers for adults NA 10 Other non - institutional facilities 27 110 Total 97 231 Source: U.S. Census Bureau, 2000, 2010 Fainifly-Sized I l s i. In the last twenty years, the population of Tukwila has grown by nearly 4,500 people from 14,650 to 19,107 people. Census data shows that household size in Tukwila has also increased over this period, in contrast to the countywide trend of decreasing household size. Owner - occupied units have slightly larger -sized households (2.75 people versus 2.55 people for renter - occupied units) but the size of renter - occupied households has significantly increased (by +0.8 /person) since 1994. Planning for future housing needs requires analyzing our existing zoned capacity to determine if our housing target can be accommodated. There is sufficient appropriately zoned land to meet our growth target of 4,800 homes by 2031, as shown in section IV under existing regulations and capacity. Since the last update, the type of new housing development Tukwila has experienced has been almost exclusively single - family. The number of new homes developed per year over the last 10 years was less than 50. Historically, there has been a large mismatch between the City's growth target and the actual number of housing units constructed during the target planning horizon. However, since the last Comprehensive Plan Update, the City adopted a new plan and regulations for its urban center, and new development regulations in the City's redevelopment area on Tukwila International Blvd. Projects that have been approved in these two areas to date and are expected to be built over the next five years have a combined total of over 700 housing units. This development activity suggests the City will be able to make substantial progress toward meeting the housing target over the next 20 years. 39 Table 21: Historic Growth, Capacity, and Growth Targets for New Households Net New Units 20 Year Housing Potential Since Last Percent Remaining Target 2006- Housing Unit Update (2003- Achieved Target 2031 Capacity p y 2014) 213 Units (of this, 105 were 4,800 Units 2% 4,695 Units 6,072 Units completed since 2006) Source: Office of Financial Management Housing Unit and Population Estimate Report (2003 -2014) 1I . CONCLUSION Based on the quantitative and qualitative data assessed in the Housing Background Report, the following current and potential issues should be addressed in Comprehensive Plan goals and policies, and subsequent zoning code revisions, and other City policies and programs. Housing Condition Overcrowding • Compared with the County, Tukwila has a greater percentage of family households occupied by five or more people, however a large percentage of the City's housing stock are 1 -and 2- bedroom homes. • Overcrowding conditions affect the wear and tear on a home, property, and neighborhood, and increase health and safety concerns for those living in the units. Age • Most existing single family homes in Tukwila were constructed before 1970, and the majority of multifamily homes were constructed during the 1960's, '70's, and '80's. • An aging housing stock can increase the character of a neighborhood, but older homes typically require more money for maintenance. Many residents are already burdened by other economic stressors and do not have the resources to adequately maintain their homes. Condition and Cost • The majority of Tukwila's affordable housing is naturally occurring, meaning market housing prices meet affordability metrics without policies and /or accompanying subsidies. These lower housing prices are often tied to deteriorating and substandard housing conditions, smaller home size, and older housing stock. Thus, Tukwila's affordable housing is not always quality housing that meets residents' needs. Housing Affordability • While Tukwila has traditionally been sought out for its affordable housing prices, rents and mortgage payments are rising and are a cost burden for many residents. More than half (50.2 %) of residents pay more than 35% or more of their income on housing. • There is an unmet need for housing for very low- income residents earning less than 30% of the area median income (AMI). Approximately one -fifth of residents earn less than 30% AMI, yet only slightly less than 4% of housing is considered affordable for these residents. 40 • Residents who pay more than 30% of their income on housing costs are more likely to "double up" and share units with other to reduce costs, leading to overcrowding, be forced to limit their spending on other necessities such as food and health care, and in extreme cases become homeless. Length of Residency Home Ownership • Less than half of housing units in Tukwila are apartments, but almost 60% of housing units in the City are renter - occupied. • Tukwila has an estimated 2.9% foreclosure rate, more than double the County rate of 1.2 %. Tenure • Annual housing turnover is at 31 %, meaning almost one -third of residents move in a given year. • Tenure is an ongoing issue. A 1970 Tukwila Housing Report found that the majority of households (75 %) had been in their residence for less than ten years. 41 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods RESIDENTIAL NEIGHBORHOODS PURPOSE This component of the Comprehensive Plan establishes land use and development policies for Tukwila's residential neighborhoods. (Figure 10) It will serve as the basis for zoning, and will play a key role in the establishment of development standards, design guidelines, and display of public capital improvement projects. These goals and policies propose land use patterns and physical development policies that protect and enhance the sense of community in Tukwila's residential neighborhoods. They give the highest priority to achieving the image of neighborhood quality described in the Tukwila Tomorrow Committee goals and strategies, while satisfying regional commitments and providing emergency services. ISSUES Tukwila's residential neighborhoods are a mix of dense, small -town residential areas and newer suburban areas. Its citizens are relatively active in ad -hoc neighborhood groups concerned about neighborhood quality. These residential neighborhoods are distinct geographic areas within an urban setting that is becoming increasingly crowded, with all the challenges of urban living. A strong sense of community is the key to maintaining neighborhood quality as Tukwila grows. Without it, Tukwila's residential neighborhoods will lose many of their most valued characteristics and the public investment will not achieve its goals. Public and private development design can enhance or inhibit this sense of community. Standards to which public facilities such as schools, parks, and streets are designed should support neighborhood quality, in addition to filling their specific roles. Additional minor improvements are needed to weld the community's facilities into a contiguous, recognizable system, with anticipated system -wide benefits far exceeding the relatively small improvement costs. Amendments to private development regulations are needed to better support communication among neighbors, increase housing design Figure 10 Residential Neighborhoods December 2008 1 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods options, and ensure that housing size is consistent with smaller lot sizes as infill continues throughout the City. Changes in zoning densities and firm code enforcement are needed in some neighborhoods to combat their increasing transient nature that causes the loss of the sense of community so vital to maintaining the neighborhoods. GOALS AND POLICIES Goal 7.1 Neighborhood Quality Urbanization and development that fosters a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community. Policies 7.1.1 Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific " p laces. " IMPLEMENTATION STRATEGIES ■ High quality public facility and private development design for neighborhood quality ■ Emphasis on public health and safety concerns ■ Provide infill assistance for short plats or smaller developments 7.1.2 Inprove the public infrastructure in all neighborhoods to an equivalent level of quality. IMPLEMENTATION STRATEGY ■ Create or modify regulations that allow neighborhood infill to continue while infrastructure needs are being addressed by the City. 7.1.3 Include hunnan services as one of several bases for evaluating capital and prograininatic needs. 2 December 2008 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Goal 7.2 Noise Abatement Residential neighborhoods protected from undue noise impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, and the outdoors. Policies 7.2.1 Prevent community and enviromnental degradation by limiting noise levels. 7.2.2 Discourage noise levels which are incompatible with current or planned land uses, and discourage the introduction of new land uses into areas where existing noise levels are incompatible with such land uses. 7.2.3 Require building contractors to limit their construction activities to those hours of the day when nearby residents will not be unreasonably disturbed. IMPLEMENTATION STRATEGY ■ Noise regulations 7.2.4 Discourage noise levels incompatible with residential neighborhoods. IMPLEMENTATION STRATEGIES • Coordinate with the Washington Department of Transportation • Noise reduction and buffering regulations • Berming, landscaping, setbacks, tree planting • Building construction and siting methods • Home occupations standards 7.2.5 Encourage the reduction of noise from Seattle - Tacoma International Airport and King County Airport, by promoting the development of new or the retrofit and modification of existing aircraft engines which are quieter, and operational procedures that help reduce aircraft noise emission levels. 7.2.6 Work with the Port of Seattle, King County Airport and the Federal Aviation Administration to pr^oinote the December 2008 3 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods development and iinpleinentation of airport operational procedures that will decrease the adverse noise effects of airport operations on Tukwila and its residents. IMPLEMENTATION STRATEGIES ■ Lobbying the Federal Aviation Administration to develop and implement airport operational procedures to reduce noise impacts. ■ Coordinate with other jurisdictions surrounding airports to ensure common purpose and implementation strategies. ■ Work with King County International Airport/Boeing Field to establish an appropriate noise monitoring system, including better identification of noisy flight events, counseling/education of pilots about quieter flying tech- niques, flight patterns that avoid noise - sensitive areas and other strategies. 7.2.7 Ensure that urbanization and development do not negatively impact current neighborhood noise levels or E.P.A. standards. IMPLEMENTATION STRATEGIES ■ WSDOT coordination in advance of roadway improvements ■ City -wide study on current noise levels ■ Establish City program and standards Goal 7.3 Overall Land Use Pattern A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Policies 7.3.1 Maintain a coinprehensive land use snap that supports the preservation and enhancement of single family and stable multi family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. 4 December 2008 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods IMPLEMENTATION STRATEGY ■ Clear definition of Land Use Map zoning codes 7.3.2 Utilize appropriate zoning to combat increasing short -tee in rentals that increase the transient nature of specific neighborhoods. IMPLEMENTATION STRATEGY ■ Zoning Map Goal 7.4 Streetscape Development Streetscapes that enhance neighborhood quality and a strong sense of community. Policies 7.4.1 Provide pedestrian and other noninotorized travel facilities, giving priority to sidewalk iniproveinents that connect public places, such as parks, the river, open spaces, and neighborhood gathering spots. 7.4.2 Emphasize a network of residential local access through- streets, ininiinizing cul -de -sacs. IMPLEMENTATION STRATEGIES ■ A street network that serves growth ■ Acquisition of needed right -of -way 7.4.3 Provide standards and guidelines fog^ fi^ont yards, structures, and public areas that encourage conversation among neighbors (as illustrated in Figure 11). 7.4.4 Design residential local access streets to provide the inininun capacity for einergency access and for slow traffic. Figure 11 Residential neighborhoods streetscape IMPLEMENTATION STRATEGIES ■ Require sidewalk and landscape planter for both sides of residential streets December 2008 5 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ Street design criteria ■ Traffic calming program ■ Require sidewalk and landscape planter in front of all multi - family developments ■ Priority for neighborhood quality design features (e.g, removal of one lane or parking before removal of sidewalk) when reducing street facilities • Rights -of -way incorporating desired design features • Encourage sidewalks and planters where appropriate on 2- lane street improvements • Emergency vehicle purchasing criteria that accommodate street design standards • Alternatives to circular cul -de -sacs to minimize paved area • Sidewalks can be included within the required emergency vehicle turning radius • Sidewalks which include handicap cutouts for handicap access 7.4.5 Design collector arterials for slow but steady speeds. IMPLEMENTATION STRATEGIES ■ Use a two travel lane, local access road design as the basic collector arterial design to encourage safe speeds ■ New minor and principal arterials routed around residential neighborhoods ■ Traffic calming program 7.4.6 Incorporate proportionately greater neighborhood- enhancing eleinents in collector, ininor, and principle arterial design. These eleinents include collector lanes, wider sidewalks, separated sidewalks, and curbline trees. 7.4.7 Underground utility distribution lines as each street is iinproved or constructed, in accordance with rates and tariffs applicable to the serving utility. 6 December 2008 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Goal 7.5 Neighborhood Gathering Spots Neighborhood gathering spots that provide a social focal point for supporting and enhancing neighborhood communication and quality. Policies 7.5.1 Neighborhood gathering spots shall reflect neighborhood height, bulk, and scale and a small -town residential style of architecture. 7.5.2 Link neighborhood gathering spots with an enhanced nomnotorized trail and sidewalk system before providing linkages with the neighborhoods. IMPLEMENTATION STRATEGIES ■ "Parks and Open Space" site - specific recommendations ■ Trails visible from the roadway, as appropriate 7.5.3 Reflect the highest standard of design quality in public developments to enhance neighborhood quality and set a high design standard for other development. 7.5.4 Within one- quarter-mile of residential areas, provide a recreational facility or enhanced trail linkage to a neighborhood park. Provide a neighborhood park within one - half -mile of residential areas. 7.5.5 Maintain a minimum of 400 square feet of neighborhood recreational facilities per household. IMPLEMENTATION STRATEGIES ■ Require a minimum of 400 - square- foot -per- household recreational area requirement ■ Provide recreational space through on -site locations in new multi - family developments. 7.5.6 Acquire and design parks and recreational facilities to maximize responsiveness to changing community needs. December 2008 7 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Goal 7.6 Private Sector Development Residential neighborhoods with a high - quality, small -town, pedestrian character. General Policies 7.6.1 Encourage resident identification with the neighborhood through physical improvements and programs including neighborhood gathering spots, landmark designation and improvement, and streetscape improvements. 7.6.2 Ensure that residential development reflects high design quality in hay irony with identified, valued natural features and with a small -town orientation. 7.6.3 Allow Planned Residential Developments (PRD's) fog^ multi - and single family use on properties with wetlands or watercourses, or within the Tukwila South Master Plan Area in conjunction with the City Council's approval of a master plan. IMPLEMENTATION STRATEGY ■ Design criteria, standards and guidelines for PRD's that assure adequate mitigation of the potential impacts of such projects Single- Family Residential Development Policies 7.6.4 Support single family residential in -fill housing that is in hay irony with the existing neighborhood as a means of achieving adequate, affordable, and /or diverse housing. IMPLEMENTATION STRATEGIES • Standard minimum lot size of 6,500 square feet • Maximum 0.5 Floor Area Ratio (FAR) (not to include basement in calculating FAR) • Accessory dwelling units with special standards • Allow expansion or replacement of existing manufactured and mobile homes 7.6.5 Encourage single family residence design to foster a sense of safety and security. 8 December 2008 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods IMPLEMENTATION STRATEGY ■ Site design providing transition between public and private places 7.6.6 Develop single family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood, provide an appropriate relationship of lot area, building scale, and building siting, and maintain a sense of community (e.g. mature trees, pedestrian scale, sensitive transition between public and private spaces). IMPLEMENTATION STRATEGIES ■ Minimum 20 -foot lot width at street access point with an average lot width not less than 50 feet ■ Minimize building setbacks to facilitate neighborhood communication, and friendly transition areas between street, sidewalks, and dwellings ■ Encourage off - street parking and garage and carport standards that reduce auto dominance ■ Encourage pitched roofs 7.6.7 Support a residential rehabilitation program that provides assistance and inducements fog^ residents to upgrade and maintain safe, attractive homes and yards. IMPLEMENTATION STRATEGIES ■ Survey of specific assistance needs ■ City assistance program to address maintenance needs, regulatory revisions and provide technical experience and financial assistance ■ Funding and technical assistance for neighborhood tree planting ■ Financial assistance generally limited to low - income households ■ Improvements and additions shall meet current codes; minimize the necessity to bring entire building up to code ■ Code enforcement December 2008 9 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 7.6.8 Allow home occupations as accessory uses if they have a level of activity compatible with single family structures and residential neighborhood goals. Multi - Family Residential Development Policy 7.6.9 Support a multifamily residential rehabilitation program that provides assistance and inducements to owners to upgrade and maintain safe, clean and attractive facilities. IMPLEMENTATION STRATEGIES ■ Survey of specific assistance needs ■ City assistance program to address maintenance needs, regulatory revisions, and provide technical experience and financial assistance as appropriate ■ Financial assistance generally limited to low - income households or buildings serving low - income households ■ Improvements and additions shall meet current codes; minimize the necessity of bringing entire building up to code ■ Code enforcement 7.6.10 Ensure that all multi family residential developments contribute to a strong sense of community through site planning focused on neighborhood design integration; building design architecturally linked with the surrounding neighborhood and style; streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; with recreational spaces and facilities on site; creative project design that provides a diversity of housing types within adopted design criteria, standards, and guidelines; and operational and management policies that ensure safe, stable living environments. IMPLEMENTATION STRATEGIES ■ Multi - family design criteria, standards and guidelines ■ Tukwila crime -free multi - family housing program 10 December 2008 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Commercial Area Development Policies 7.6.11 Link commercial areas to residential areas within approximately one- quarter-inile with high - quality nomnotorized access facilities. 7.6.12 In neighborhood commercial developments, hay inoniously reflect the scale and architectural details of surrounding residential structures, and encourage nomnotorized access. (Figure 12) Figure 12 Residential Commercial Center architectural character 7.6.13 Encourage neighborhood commercial structures to incorporate residential units at medium densities. (Figure 13) Figure 13 Residential Commercial Center mixed use Goal 7.7 Residential Commercial Center Residential Commercial Centers that bring small commercial concentrations into existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. Policies 7.7.1 Allow a diverse mix of uses, including above- street residential, retail, service, office and recreational and community facilities. IMPLEMENTATION STRATEGY ■ Zoning Code 7.7.2 Through public and private project design and regulation, create a recognizable, compact, pedestrian Residential Commercial Center. 7.7.3 Encourage new construction rather than the conversion of existing residential structures to commercial uses. 7.7.4 Combine parking placement and build -to standards to achieve compactness and pedestrian orientation, creating a focal point emphasis in the Residential Commercial Center. December 2008 11 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods IMPLEMENTATION STRATEGY ■ Parking along the street front, behind or beside buildings 7.7.5 Achieve pedestrian transition between buildings, streets and adjacent properties. 7.7.6 Allow up to three -story buildings within the Residential Commercial Center to emphasize its importance and desired activity level, limiting commercial uses to the lower two stories. 7.7.7 Ensure appropriate structural transitions between commercial and residential zones. IMPLEMENTATION STRATEGIES ■ Multi - family and commercial design guidelines ■ Maximum 0.5 Floor Area Ratio (FAR) (not to include basement in calculating FAR) 7.7.8 Require developments to incorporate small -scale pedestrian amenities such as benches and canopies in order to convey the impression of a residential center and community focal point. 7.7.9 Employ appropriate design elements to blend in with the character of the residential neighborhood. Goal 7.8 Neighborhood Vitality Continuing enhancement and revitalization of residential neighborhoods. Policy 7.8.1 Utilize both City and non -City funding to directly promote revitalization of residential neighborhoods. IMPLEMENTATION STRATEGIES ■ Emphasis on existing land use patterns ■ Investment in public works and infrastructure improvements ■ Infrastructure fund support for residential area buffering improvements 12 December 2008 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods ■ Subdivision and replatting of large residential lots ■ Infrastructure fund incentives for residential rehabilitation and new construction • Capital Improvement Plan • Residential Street Program in the CIP • Development of new single- family homes • Redevelopment encouragement through an informed business and real estate community ■ Investment in public facilities and improvements to encourage neighborhood identity and private property improvements ■ Identification and elimination of counterproductive or inappropriate regulations December 2008 13 RESIDENTIAL NEIGHBORHOODS BACKGROUND REPORT Residential Neighborhoods Element Comprehensive Plan Update April 2015 m liiiiiiiiiiiiiiiiiiiiillimilililI Qhl 1" ^ IIII IIII L.......... IIII IIIL °' IIII IIII IIII IIII IIII IIII IIIL.......... AIVL, Illk IIII IIIL.......... IIII RIIII IIIIIII4IIII IIII 1 IIII IIII........ IIII IIII IIII IIIIIIII° IIIL IIII IIII IIII IIII IIII IIII 1114' IIII 1114 F? EP WT 2015 GROWT AC ..I.. UM DATE TIII:: t tJIIf ! III IIIAIIIIIL.. 2015 Pap, "'11 TUKWILA COMPREHENSIVE PLAN UI'1IDA1 [:1111:1: Apiiriill °'1116„ 201111",' I Mona= I— Introduction & Summary ............................................................................................................ ..............................5 II— Issues .......................................................................................................................................... ..............................5 NeighborhoodCondition ............................................................................................................. ..............................6 Single Family Infill Compatibility .................................................................................................. ..............................6 ResidentialConnectivity .............................................................................................................. ..............................7 III— Planning Context ....................................................................................................................... ..............................7 Growth Management Act Requirements .................................................................................... ..............................7 Regional and Local Planning Requirements ................................................................................. ..............................8 PSRCVISION 2040 .................................................................................................................... ..............................8 CountywidePlanning Policies .................................................................................................. ..............................8 City of Tukwila Strategic Plan 2012 — The city of opportunity, the community of choice ........ ..............................8 Implementation Efforts Since 1994 ......................................................................................... ..............................9 TukwilaCommunity Input ...................................................................................................... .............................11 IV — Neighborhood Condition: City -Wide Analysis .......................................................................... .............................12 Development Characteristics ...................................................................................................... .............................12 Annexations............................................................................................................................ .............................12 HousingStock ......................................................................................................................... .............................14 Access to Services & Connectivity .............................................................................................. .............................20 Parks& City Facilities .............................................................................................................. .............................20 Sidewalksand Trails ................................................................................................................ .............................22 Schools.................................................................................................................................... .............................23 Neighborhood- Supportive Commercial Uses ......................................................................... .............................24 HomeOccupations ................................................................................................................. .............................25 Housing Options /Housing Stock Diversity .................................................................................. .............................26 VacantParcels ......................................................................................................................... .............................26 Large Parcels Ineligible for Platting Activity ............................................................................ .............................28 UnseweredAreas .................................................................................................................... .............................29 SocialCharacteristics .................................................................................................................. .............................31 Demographics......................................................................................................................... .............................31 Crimeand Perceived Safety .................................................................................................... .............................32 TUKWILA COMPREHENSIVE PLAN III "I:' I nl 1 Q1 4�'� "gage 2 SocialCohesion ....................................................................................................................... .............................33 V— Neighborhood Profiles .............................................................................................................. .............................36 Allentown................................................................................................................................... .............................36 CascadeView .............................................................................................................................. .............................37 Duwamish................................................................................................................................... .............................38 Foster.......................................................................................................................................... .............................39 FosterPoint ................................................................................................................................ .............................40 McMickenHeights ...................................................................................................................... .............................41 Riverton...................................................................................................................................... .............................42 RyanHill ...................................................................................................................................... .............................43 Thorndyke................................................................................................................................... .............................44 TukwilaHill .................................................................................................................................. .............................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 Figure9: 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 Figure13: Sewer Districts ............................................................................................................... .............................30 Figure 14: Perceived Safety by Region ........................................................................................... .............................33 Figure 15: Neighborhood Social Cohesion by Region ..................................................................... .............................34 TUKWILA COMPREHENSIVE PLAN III "I:' I nl 1 Q1 4�'� "gage 3 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: April 16, 2015 gage 4 IIII IIII IIM I !)%GI"1111)UC I IGM & SUWMAIRY 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. IIII' 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: April 16, 2015 gage 5 of the existing Residential Neighborhoods element, including the background report, and current data, City policies, and codes. NeigihIboiidiood 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. ISfiigIII e Fainifly l ui m iii III III iini pad ll iii III iii 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: April 16, 2015 gage 6 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. 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. 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 CIIImCIIn C RC HIIIIII "CIinlCIInts 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 4�'� "gage 7 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." .1ii ui m III aind Lora III VIII iin iin iii ui m . Requiii,einleints 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 Strotegic Plon 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: April 16, 2015 gage 8 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, TUCDistrict, 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: April 16, 2015 gage 9 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 10 Tukwila Community Input Community Conversations Pursuant to GMA, Tukwila residents were involved in the comprehensive plan update. On March 6`" and March 8`", 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 6`" Conversation was held at Showalter Middle School; the March 8t" 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 S142 n1 & 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 11 IIII IIII IIII IIII IIIIIIII° IIII IIII IIIIYIIIIII 0 II I AM XI Y&S 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. Ill 111 iii m iii Illhara n!NiirlIsfliic 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 12 Figure 1: Annexation of Tukwila Neighborhoods Source: Tukwila GIS, 2014 TUKWILA COMPREHENSIVE PLAN I�� age 13 Figure 2: Residential Additions and Remodels 016TTiFf 'rw w w '- wIr- Ilw 1 i 7✓ o i r i T r i 5n ;,y, irry 1� Legend s I Neighborhood Mettwrwn M i Y Cimode Vim r tiJ,1 N "Fu weormw6 ticKckern R,ieetton 1 t Rkaan Hilt/ Thcvndylke J , 0.3 0 . 15 C 0.3 [Voles "a - rukwhii HA Source: Tukwila GIS, 2013 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: April 16, 2015 I�� age 14 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 Source: King County Assessor, 2013 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: I nl 1 Q1 I�� gage 15 uun Allentown 111111111 Cascade 388 View II�1�� Duwamish X83 387 111111111 Foster 135p 68 800 111111111111 Foster 369 Point 143 Ida McMicken 111111 Riverton Source: King County Assessor, 2013 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: I nl 1 Q1 I�� gage 15 Figure 6 : Number of Condos by Neighborhooc Source:King County Assessor, 2013 Hgure is Number or Apartments ay Neignoornooa IN 4 IN Allentown IIIIIIII Cascade IIIIIIII 70 View IN 0 111�� 0 al�� Duwamish � IIIIIIIII 46 111111 0 IIIIIIIIIII 0 111111111 Foster 111111111111 Foster Point 111111 0 halal McMicken 11111111 0 Heights 8$4 1111111 Ryan Hill 0 65 IIII Riverton IIIIIIII Riverton Thorndyke IIIIIIII Tukwila Hill Source:King County Assessor, 2013 Hgure is Number or Apartments ay Neignoornooa IN 4 IN Allentown IIIIIIII Cascade View a1�� Duwamish 111111 0 111111111 Foster IIIIIIII 106 IIIIIIIIIIII 7 111111111111 Foster Point I McMicken Heights 1111111 Ryan Hill 8$4 65 IIII Riverton IIIIIIII 22 T rndyke 1 135 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. TUKWILA COMPREHENSIVE PLAN III "11:'1 1 1: Ap,II 16, 2015 I�� gage 17 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 18 Figure 8: Residential Code Enforcement Cases by Type Detailed Comparison OPEN 3yr average and 2014 Building - No Peirmft 72 79 21YG Riubbish/Garbage 6,91 76 110% Parking Issues 30 71 137% Lack of Rentirl License 3.6 619 331% Slignage (111liegall nic permit) 42 59 40% *Mi -10ther 52 58 12% Overgrowth/Weeds 30 55 83% Business License 28 20 X 29%) Junk Velikles 11 19 73% Graffiti 9 3 (67%) Total Cases I 3S9 1 S08 142% Top 3 — OPIEN 2014 1, Building — it o Permit 2. RiubbI sh/Garbage 3. ParkJng Issues TUKWILA COMPREHENSIVE PLAN I�� age 19 Detailed Comparison CLOSED 3ymaveirageand 2014 Riubbish/Garbage 52 93 713% Parking Issues 27 75 178% Lack of Rentil License 14 57 307% S�gnage (Iflega� no perrnit� 38 53 38% *Misc —Other 52 86 615,% Overgrowth/Weeds 37 55 47% Business License 27 24 (11%) Junk Vehicles 13 16 23% Totail Cases 342 562 64% Source: Trakit query, 2014 Ton a— CLOSED 2nz4 1, BuJ Id|ng—wmpermu z.nmbbi,h/Garbaee a.~mv/sc. Other 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. TheCity ofTukwi|aprovidesavarietyofdty+ownedfad|ities,showninFigure9.Thesefad|ities,incombinationwith 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. TUKWILA COMPREHENSIVE PLAN �������age 20 Figure 9: City Facilities r2 It, r, )"V 4* k" Source: Tuwkila GIS, 2014 F Legend Area Facilities City Hall, Police, Court City Housing J;)S pffavU'r City Maintenance Facility Community Center if Foam Slaflori Library Transit Center Paik and Ride P-6) scilools o to n Non Tukwila Parks r2 It, r, )"V 4* k" Source: Tuwkila GIS, 2014 F Legend Area Facilities City Hall, Police, Court City Housing MOW SOLIth Base City Maintenance Facility Community Center Foam Slaflori Library Transit Center Paik and Ride Post Office scilools Tulkwita Property Non Tukwila Parks TUKWILA COMPREHENSIVE PLAN Aprnl 16, 2015 I�� age 21 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 22 Figure 10: Sidewalks, Trails, and Streets Surrounding Schools 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 23 Figure 11: Tukwila School District Boundaries r r�' Elementary School BoundsHes: ces«� vre� es�xrry Th..dykeElwy ­1601 "OIL M" COMIAM Source: Tukwila School District, 2014 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 24 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 Occunations 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 Tra n sport/Sto rage 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." TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 25 l l u slii ng Qpflanshl lou§i ing slodk Ill: liM(Ni'S iI 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 26 Table 3: Vacant Parcels Under 6,500 SF All Parcels Under 6,500 SF Size Number of Parcels (square feet) Allentown 6,000 -6,499 279 These are mostly in Cascade View and Allentown, but Cascade View there are several in every neighborhood. 5,000 -5,999 146; All neighborhoods, except McMicken Heights (none) 53 and Thorndyke (only one parcel is this size) 4,000 -4,999 87; primarily in Allentown (adjacent to and south of S 122 a 8% Street) 3,000 -3,999 91; primarily in Allentown (adjacent to and south of S 122 a McMicken Heights Street) 2,000 -2,999 20; primarily in Allentown; one parcel each in Duwamish, 150 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 III "I:'7 1 7: I nl 1 Q1 I�� gage 27 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 28 Figure 12: Residential Lots over 1O,OOOSF Residential Lots over 10,000 Square Feet -rd Shape—Area 10,G00 - 11,999 Square Feet 12 000 - 12,999 Square Fee� #Parcels If poor 12,99ZF (subset of Premious A[ ort— 64 column) 16 Cascade V�­ 64 16 ofs Foster 121 Foster Po nt is 5 Rpn HIM 18 3 Thomdyke 94 16 691 210 S '128th IF 'We 81 Sp Source: Tukwila GIS, 2014 TUKWILA COMPREHENSIVE PLAN Apr�� 16 2015 �������age 29 UnSeweredAre8S 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 UnSeweredAre8S 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 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 GIS, 2010 ILA.. M Sewer Districts Sewer DI /� /% 'lqkJmhl C N W S Nv 90 scan'.. GIs Tukwvtl�cx TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 13, 2015 I�� age 30 di4 Illhara ;,u!Niirli sfliic 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). TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 31 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 1 310 1 35,675 1 0.009 King County 1 2204 1 796,555 1 0.003 Source: 2012 Crime Data Table 7: Reported Residential Burglaries in Tukwila, 2004 -2014 Source: Tukwila Police, 2015 TUKWILA COMPREHENSIVE PLAN III "I:'Inl 13, UQ13 I�� age 32 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 Yearly 92 138 132 161 203 205 211 193 171 118 130 Total Monthly 8 12 11 13 17 17 18 16 14 10 11 Average Source: Tukwila Police, 2015 TUKWILA COMPREHENSIVE PLAN III "I:'Inl 13, UQ13 I�� age 32 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 w 24 `o cs 21 a 18 c 15 a C' 12 9 Law «r '04 '07 '11 '04 '07 11 '04 '07 '11 '04 '07 '11 '04 '07 '11 North Sealttlle East Soiurh King Region Regon Region County Ceram fence i 4eival .shaves range Pot i ndurles O ue value 45% of the time. Sae Natas d Sources Aar ardditionai oadadls. Data Source: Com cnoniG7es Co- tSor,ey, 2011 COMM WNI40E5 COUNT 4 /2012 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 III "I:'1 1 1: Aprnl 13, 2015 I�� gage Figure 15: Neighborhood Social Cohesion by Region Neighborhood social cohesion by region, King County (2011) 50 40 s 4 t O 30 2 U O tC d 20 W, NoTh Seadne East South King Region Region Region County I--I Confidence Inter✓al shows range that includes true value 9556 of the time. See Notts R Sources for adddhonal de¢ads. Data sour— co— unlPlesco -1 survey2oll CGIMwlLNMES COUNT, 07)20,13 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. 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 34 Figure 16: Neighborhood Social Cohesion by Demographics Neighborhood social cohesion by race„ ethnicity, country of birth„ first language„ King County (2011) Whne ff.61a& Ason 'Olhen races NgUtUple Norr. Nspatsc Fo mmtlrr b,mrr, U w'. tun 1st Languages Pi'tromh 'lst Language English 10 20 V 40 5C1 Average social cohesion scare - -I..'. ccimlcll'44('.e IllherM SYblltit",`� faei�'V+ Chao fIlAGO W.t6? ". 4�'4 ➢Y,> W214f&^ 95-, ap Qhg tlrne. see Notes & &WdPo'Oes by dickhOton ac dMtaphe. " No ntrens Of Anliemae lnefOr Y,l,4Fi ska Nauve and PacrNc pslarAer respondents were loo? rmll W pwtttlltll9 cakU'tWIDn of felflaN4e smwee so Qhiese ne,spondems were ca smod as bthier rtaces amt .zoureea"orcurn,uooC—c- mts —wmu F[ W4hI00TIE.5 COUNT, D71n13 Source: Communities Count, 2011 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 III "I:'1 1 1: Aprnl 13, 2015 I�� age 35 V - IIII AHkNntovvn -m RZ TUKWILA COMPREHENSIVE PLAN I�� age 33 Casca6) Vk)vv S 128th St S WWI MDR iTI J, OR 71 W vP ALI �.j Ltd '7 17 V�j I y TUKWILA COMPREHENSIVE PLAN I�� age 37 )uvvarN§h m TUKWILA COMPREHENSIVE PLAN I�� age 33 I'LL] S'13 � S�. Et I I ------- ------- a 11111 . .... . .... 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III :)sW to 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 % Total: March 6th March 8th 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? Easy to park my car 69% 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 III "I:' I nl 1 Q1 I�� gage 4 • Pool and tennis courts 6% 0% • Close to transit 6% 0% • Close to trails 0% 3% • Not a lot of traffic 0% 3% • Central location 0% 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 0% 29% h. • Smaller homes 13% 0% i. • More living spaces 6% 0% j. • Better insulation /sound proofing 6% 0% k. • 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 III "I:'1 1 1: April 16, 2015 gage 4 7 f. Close to school 13% 26% g. Close to stores and restaurants 50% 16% h. Close to work 25% 26% i. Close to people from my country 6% 13% j. Other • 1 like Tukwila 0% 6% • Close to freeway 0% 3% • People from other countries 6% 0% • Close to trails 6% 3% • Outside of Seattle w/ similar benefits 6% 0% • Property ownership 0% 6% • Near Renton 0% 3% • Neighborhood w/ sidewalks 0% 3% • Forests and river 0% 3% • Like my neighbors 0% 3% • Size of property 0% 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% • 1 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 III "I:' I nl 1 Q1 I�� gage 48 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% 4. What 1 - 2 businesses are problems in your neighborhood? % of Total Residents Surveyed 6% a. Motels 13% b. Deja vu /Showgirls 13% c. Casino 5% d. Somali businesses 5% 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% 5. 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 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 III "I:'1 1 1: Aprnl 16, 2015 I�� gage 49 • WINCO 8% • Safeway 7% • Seafood City 3% • SAMS 3% • Thriftway 1% b. Big Box Department Store 55% • Costco 28% • Wal -Mart 17% • Target 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 50 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: I nl 1 Q1 I�� gage 51 III III uuiindI CaniInwilIty CaniIv!ctars uirw! Ill u)sWlt 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 52 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 7. Are you happy with your house /apartment? a. Yes b. No C. Don't know /Did not respond 8. What do you like about it? a. Number of bedrooms b. Cost c. Outdoor space /yard d. Easy to park my car e. Building is well taken care of /in good shape % of Total Residents 25% 71% 3% 48% 47% 5% 41% 43% 20% 27% 25% 1% TUKWILA COMPREHENSIVE PLAN III "I:'Inl 13, 3Q13 I�� age 53 f. Other • Big space (i.e. living room, bedroom , kitchen, etc) 4% • Closeness to services 1% • Quiet neighbors 2% • Close to work 1 % 9. What would you like to change? a. More bedrooms 53% b. Larger living spaces 36% c. Lower cost 56% d. Better maintenance of building 41% e. More parking 28% f. More /better outdoor space 21% g. Other 37% h. • Mold 1% i. • Laundry inside unit 2% j. • Better appliances 1 % k. • Improved heating 2% • Playground 1% • More affordable 1% • Better security 2% • Better management 1% • Cockroaches 1% • Bad carpeting 1% • Bad smell in apartment 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 18% 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? % of Total Residents Surveyed e. I like my house /apartment 24% f. Cost 17% TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 54. g. Close to mosque /church 46% h. Close to family 41% i. Close to bus /light rail 34% j. Close to school 53% k. Close to stores and restaurants 35% I. Close to work 15% m. Close to people from my country 35% n. Other 8% • 1 like Tukwila 4% • Placed here by resettlement agency 3% • Close to freeway 2% • Close to airport 2% • Parks 1 % • Two Family Home 1 % • Close to nonprofits 1 % • Close to mall 1% • Disabled child 1% 6. Are you planning to move out of Tukwila in the next few years? % of Total Residents Surveyed a. Yes 20% b. No 67% c. Don't know /Did not respond 13% d. If yes, why? • Too expensive 8% • Too find better apartment 4% Too many gangs 3% • Too a better area 3% • I want a house 3% • Too far from work 1 % • Too far from family 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% TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 55 8. What 1 - 2 businesses are problems in your neighborhood? % of Total Residents Surveyed 8% j. Motels 13% k. Deja vu /Showgirls 13% I. Casino 5% m. Somali businesses 5% n. Mini marts /convenience stores 4% o. Too many mobile homes 2% p. Pavilion 2% q. Liquor store /smoke shops 2% r. Too much fast food 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? % of Total Residents Surveyed a. Large grocery store 87% • Saars 40% • WINCO 8% • Safeway 7% • Seafood City 3% • SAMS 3% • Thriftway 1% b. Big Box Department Store 55% TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 56 • Costco • Wal -Mart • Target • Fred Meyer c. Dollar store d. Small store /butcher /produce stand e. Food bank* f. Ethnic grocery store (Halal, Latino, other) g. Restaurants /Prepared food (Subway, fast food, pizza) h. Convenience store (7 -11, Mini Mart, gas station) i. Other • Hardware • Grocery Outlet • Cambodian Store in White Center COMMON THEMES & VARIANCES ACROSS COMMUNITIES 13% 28% 17% 3% 1% 17% 7% 16% 52% 16% 1% 1% 1% 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 57 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. TUKWILA COMPREHENSIVE PLAN III "I:' I nl 1 Q1 I�� gage 58 AIll 1puNnd lisuall � suii u.0 y Ill u)SUIS New Homes Small Lot Homes Accessory Units Location of Garages Duplexes TUKWILA COMPREHENSIVE PLAN I�� age 59 Town homes Apartments Mixed-Use Businesses TUKWILA COMPREHENSIVE PLAN I�� age 60 AIp1puNndx I: III I:�bcus III viii uu uuiii tat biro s 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 — bj1p: records.tukwi aw ...ggy/ i ..a p ((records 2 ..L Residential Focus: Improving the Quality of Housing — bjtp: records.tukwi�aw ...ggy/ i ..a p .././ ......................................................................... 2 ..L Residential Focus: Community Pride — h tp: / i.a a... g2 y/.AftL.i..n .. 8 1. . o . Z�Zg4Z/. f.j 2�L2D i ..a p TUKWILA COMPREHENSIVE PLAN Aprnl 16, 2015 I�� age 61 Ill 111 �Niin lii III:: II[� xIpanded Ill �)lii 111 iidllh Ill:'iro liillk III IIkNntown 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. 122 "a and S. 124th streets. The King County Assessor's evaluation of the condition 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 %to %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. TUKWILA COMPREHENSIVE PLAN III "I:' I nl 1 Q1 I�� cage 62 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 Score' 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 63 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 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 64. Future Development Parcel Characteristics • Area between the river and S. 122n1 was originally platted with lots that are 25 -30 feet wide by 100 feet long. • North of S. 122n1, 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 S. 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 111 ntown Vacant Paircells Source: Tukwila GIS, 2015 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. 122r1 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 65 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. TUKWILA COMPREHENSIVE PLAN III "I:' I nl 1 Q1 I�� gage 66 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 34`" 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 6�7 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 32nd 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 S. 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 68 Vacant Parcels in Cascade View Cascade View Vacant Parcels Source: Tukwila GIS, 2015 Infill Potential m Under 5000 S mu 5000 5999 S 0000 OAxx S m 6500 9999 S uuu 10,000 :11,999 S 12,000 :12,999 S ® 13,000 SF � Most of the single - family zoned property eligible for subdivision in Cascade View is located between Military Rd. S. and 32nd 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� rage 69 vv iiir Iii IIIh 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 Tuwwila 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 70 Commercial Uses in Duwamish A 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 71 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 DuMuw irniish Vacant Paircells Source: Tukwila GIS, 2015 Subdivision Potential m Under 5000 S m 1000 5111 S 0000 6411 S m 0500 1111 S uuu b.0,000 :11,111 S 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. 116`h 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 11, 2015 I�� rage 72 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 S. 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 S, 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 73 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 S 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 neigh borhood.There is a small area zoned Residential Commercial Center at the southeastern edge of the neighborhood at S. 144`" St. and 51" 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 74 Commercial Uses in Foster r�. �. I ...... .wM y 1 ...m .w.. . w" / S X39 St�, "�" .wa " _ L fi at ' m_.._ _.. �� 4.15,,. ... kv'�.✓ � m�rovnr/4/ Source: Tukwila GIS, 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 75 Vacant Parcels inFoster OP Source: Tukwila GIS, 2015 Subdivision Potential Most of the single-family zoned property eligible for subdivision in the Foster neighborhood are located northwest of Foster High School, east of42"" 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 ofan accessory dwelling unit. Source: Tukwila GIS, 2015 Subdivision Potential Most of the single-family zoned property eligible for subdivision in the Foster neighborhood are located northwest of Foster High School, east of42"" 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 ofan accessory dwelling unit. S I�!il, Ill:) liiiiffl 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 57`" Ave South Park Local Park 0.4 Foster Golf Links Special Use Park 79.3 Source: PROS, 2014 Sidewalks & Trails TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 77 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 r+c' I F ,ra r J i 't - - w� II f ? '4 '" i�. •,� l l '� M � J ' �F f � f 0 .. ao r, p ?k. b, � x Source: Tukwila GIS, 2015 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 78 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 Paircell Source: Tukwila GIS, 2015 Subdivision Potential m Under 5000 5F umu 5000 5999 5F 5000 5455 5F mu 5500 5555 5F umi 10,000...:11,555 5F 12,000...:12,555 5F ® 13,000 5F � 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� rage 79 ;,Ill liidl uNn Ill h)l lllhl 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 "a 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 Heiahts 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. 160`" Street will most likely attend Thorndyke Elementary, Showalter Middle School, and Foster High School. Children TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 80 living south of S 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 S., 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 r ._SEATA+C C . u 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 81 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 C IICIk n Heights Vacant Paircells Source: Tukwila GIS, 2015 m Under 5000 S m 5000 5555 S 6000 6499 S m 6500 9999 S uuu 10,000 :11,555 S 12,000 :12,555 S r 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 15, 2015 I�� rage 82 M!!IIilan 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, TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 83 the area east of 401h 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 84 Vacant Parcels in Riverton Riverton Vacant Paircel�s Source: Tukwila GIS, 2015 Subdivision Potential m Under 5000 S m 1000 5111 SF 5000 6411 SF m 5500 1111 SF 10,000 :11,111 S1 12,000 :12,111 SF ® 13,000 SF ..� 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 11, 2015 I�� rage 85 Ryan Ilh fiii 11 III 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 8 There is one convenience store (coated in the Ryan Hill neighborhood. There are parcels south of Ryan Way on 5111 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 87 Vacant Parcels in Ryan Hill Ryan Hiillll Vacant Paircells Source: Tukwila GIS, 2015 Subdivision Potential m Under 5000 S m 5000 5555 S 0000 6455 S m 0500 5555 S uuu 10,000 :11,555 S 12,000 :12,555 S ® 13,000 SF � 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 5151 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 15, 2015 I�� rage 88 I..IIIh iii n N llk� 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 Thorndvke 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 89 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 e� LOR Source: Tukwila GIS, 2015 Future Development Parcel Characteristics TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 90 • 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 r1hoirindylke Vacant Paircells Source: Tukwila GIS, 2015 Subdivision Potential 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 91 I u kwlI III a Ilh IIiiIII III 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 TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 92 Fort Dent Park /Starfire Sports Complex Special Use Park 51.3 Ikawa 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 I -5 and I -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. 144`" 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 93 Commercial Uses in Tukwila Hill RENTON ,M Source: Tukwila GIS, 2015 Future Development Parcel Characteristics • Most original plats are from 1904 -1908. • Most parcels north of S. 144`h 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 16, 2015 I�� gage 94 Vacant Parcels in Tukwila Hill rulkwill a Hill Va ca n t Paircells Source: Tukwila GIS, 2015 Subdivision Potential m Under 5000 S m 1000 5111 S 0000 6411 S m 0500 1111 S 10,000 :11,111 S 12,000 :12,111 S ® 13,000 SF � Many of the lots south of S. 144`" 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. TUKWILA COMPREHENSIVE PLAN III "I:'1 1 1: Aprnl 11, 2015 I�� rage 95