HomeMy WebLinkAboutPlanning 2015-05-21 COMPLETE AGENDA PACKETCity of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
CHAIR, MIKE HANSEN; VICE - CHAIR, SHARON MANN; COMMISSIONERS, LOUISE
STRANDER, THOMAS MCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, AND NHAN
NGUYEN
PLANNING COMMISSION WORK SESSION
AGENDA
MAY 21, 2015 - 6:30 PM
CONFERENCE ROOM 2 (RAINIER CONF RM)
Call to order
IL Attendance
III. Work Session to review and discuss proposed changes to the Tukwila International
Boulevard District element of the Comprehensive Plan for the 2015 Growth
Management Update prior to the May 28, 2015 public hearing.
IV. Director's Report
V. Adjourn
6300 ,Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
HAIR, MIKE HANSEN; VICE - CHAIR, SHARON MANN; COMMISSIONERS, LOUISE
STRANDER, THOMAS MCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, AND NHAN
VGUYEN
PLANNING COMMISSION PUBLIC HEARING
AGENDA
MAY 28, 2015 - 6:30 PM
TUKWILA CITY HALL COUNCIL CHAMBERS
L Call to order
IL Attendance
III. Adoption of 04/23/15 Minutes
IV. CASE NUMBER: L13 -0060 Transportation Corridors /Tukwila International
Boulevard District Element
APPLICANT: City of Tukwila
REQUEST: Review updates to the Transportation Corridors element of
the Comprehensive Plan per RCW 36.70.A, and make a
recommendation to the Tukwila City Council.
LOCATION: Citywide
V. DIRECTOR'S REPORT
VI. ADJOURN
6300, `outhcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax
206 - 431 -3665
Date:
Time:
Location:
Present:
Excused
Absent:
City of Tukwila
Planning Commission
PLANNING COMMISSION (PC) MINUTES
April 23, 2015
6:30 PM
City Hall Council Chambers
Chair, Mike Hansen; Vice Chair, Sharon Mann; Commissioners, Louise Strander,
Thomas McLeod, Miguel Maestas, and Nhan Nguyen
Commissioner Brooke Alford,
Staff: Nora Gierloff, Deputy Director; and Wynetta Bivens, Plannin
Secretary
Minutes: Commissioner McLeod made a motion to adopt the Decembe
Commissioner Maestas seconded the motion; All were in ffav(
Chair Hansen called the public hearing to order and swore in those wishing
At 6:35 PM Chair Hansen opened the public he
CASE NUMBER: L15 -0017
APPLICANT: City of Tukwila
REQUEST: Updates to the Introduction and Vi
LOCATION: Citywide
Nora Gierloff, Comm
process for updating tb
elements that are beinj
goals for updating the
connection to the strat(
community liaisons, gi
T__1- *1-1- 1 ._ .._ 1.._
Commission
11, 2014 minutes.
of the Comprehensive Plan
ty Development Deputy Director, gave an overview of the multi -year
: omprehensive Plan. She talked about the process and listed the
viewed this year, some already reviewed, and those upcoming. The
year old Introduction and Vision sections, and the focus to make the
plan. She also, discussed some of the new outreach techniques,
►g a picture of what the ;update process has been like, and addressing
)graphics. For example:
• Matt is suggesting stj
• Staff is suggesting th
Comments from the work
document.
There was no public testimony.
`citizens' and replace it with `residents'
ids' is replaced with the word `confluences'
and other staff recommendations are incorporated in the
Chair Hansen closed the public hearing at 6:45.
Deliberations:
Public Hearing Minutes
April 23„ 2015
INTRODUCTION
Planning Commission recommended revisions:
Introduction — Revisions:
• First sentence, insert `native people and settlers' after the word `those'
• Second sentence, replace, `commercial center' with `community'
• Third sentence replace `stubbornly' with `diligently' or `committed' staff will determine
• Second paragraph, in the underlined section, add a middle sentence, `We now have a
diversity of languages and nationalities that we didn't have 20 years ago.'
What is a Comprehensive Plan? — Revision:
• Second paragraph, replace the word `basis' with `guide'
What's In the Plan? — Revisions:
• Next to last paragraph, first sentence, replace `and
• Under Plan Objectives, Next to last paragraph, ad(
`While maintaining flexibility to adjust to changin
• Under Plan Objectives, third sentence, starting aft(
remainder of the sentence to read, `for the revitali2
development of vibrant centers of economic life.'
Page 4 — Revisions:
• Under number 2, after the word Bc
will check on language for revisedi
• Under number 3, after the word `uw
• Under number 4, after the word `tc
• Mid page, under These include the
Landuse section
• Last paragraph, staff revise the Ian
Page 6 — Revision:
• Under How to
paragraph,
MOTION
add, `ec
to rep]
`.in our
to the end of the sentence,
the word `design' replace the
;ion of residential neighborhoods and
'nomically and residentially' (Staff
:e the word `corridors')
lanufacturina industrial center'
rfluired GMA elements: move `Shoreline' to the
age in the third sentence so is it more
iensive Plan, replace the word `citizen' with the
the words `striven to reach' with the word `reached'
Commissioner Mann made a motion to adopt the Introduction section of the Comprehensive Plan
as amended by the Planning Commission and forward it to the City Council for review.
Commissioner Strander seconded the motions. All were in favor.
Page 2 of 3
Public Hearing Minutes
April 23„ 2015
VISION
Vision- Revisions:
• Under respect for the past and present, in the sentence that begin, `Tukwila will
continue...' after the word 'a' replace, the word `confluence' with `strategic crossroad'
• In the same paragraph the last sentence should add visit to read, "Conduct business, shop,
visit or live in this urban area."
• In the paragraph that starts with our present institutions change the last sentence to
substitute "long term" for older and add "and families" after residents.
• On Page 2, under We support our families, last sentence, add the word `engaged' in front
of the word `responsible'
• Under we support our children, third sentence, add the word `educated' after the word
`healthy'
• Under we appreciate our surroundings, second sentence, following the words `shop in'
add the word `visit'
• On Page 3, under `We seek to provide.....' first sentence, after the word `positive' add
the word `healthy'
• On Page 3, under `We seek to provide....:' six lines down, strike the word `older' and
replace it with the words, `long term and newer'
MOTION
Commissioner Mann made a motion to adopt the Vision section of the Comprehensive Plan as
amended by the Planning Commission and forward it to the City Council for review.
Commissioner McLeod seconded the motions.. All were in favor.
Director's Report:
• The Commissioners that attended the National APA Conference shared some of those
things that stood out to them and comments regarding their experience:
Well attended and worth it; it was fantastic; planning healthy communities; others were
encouraged to make the investment to go next year; exciting; great energy; Seattle looked
good, good opportunity; some things that stood out were collaboration, relationships, and
engagement; came away with a lot of information that will help them to make decisions
on zoning request; very grateful to the City for the opportunity; appreciate being allowed
the opportunity to attend. Really really good; great experience; major incentive to be on
the Commission and get that type of knowledge; looking forward to attending next year if
possible; it would be to the benefit of the citizens and the City to get the economic life
back to the boulevard; Kudos to the City and DCD for reaching out to the citizens they're
doing a great job.
0 Staff encouraged Commissioners to participate and spread the word regarding the Waste
Management recycling pledge. Staff will email information to the Commissioners again.
Adj ourned: 8:10 PM
Submitted by: Wynetta Bivens
Planning Commission Secretary
Page 3 of 3
HEARING DATE:
FILE NUMBERS:
APPLICANT:
City of Tukwila Jitn Haggerton, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared May 6, 2015
May 28, 2015
PL13- 0051 -2015 Comprehensive Plan Update
L13 -0060 --Transportation Corridors /Tukwila International Boulevard
District Element
City of Tukwila
REQUEST: 2015 Comprehensive Plan Update —The Planning Commission will hold a
public hearing on proposed amendments to the Transportation Corridors
Element of the Comprehensive Plan. This is part of the periodic review
and update of the Plan required by the Washington Growth Management
Act.
LOCATION: Policies apply throughout the City of Tukwila
NOTIFICATION: Hearing Notice published in the Seattle Times on May 14, 2015 and
posted on the City of Tukwila website on May 12, 2015
SEPA DETERMINATION: An environmental determination will be issued prior to City Council
consideration in the fourth quarter of 2015.
STAFF: Lynn Miranda, Senior Planner
Rebecca Fox, Senior Planner
ATTACHMENTS: A. Proposed Tukwila International Boulevard (TIB) District Element
B. Edited Transportation Corridors Element (Strikeout /Underline)
Page 1 of 5 05/07/2015
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 -431 -3665
2015 Comprehensive Plan Amendments
Staff Report: L13 -0060
BACKGROUND
The City of Tukwila's Comprehensive Plan, first adopted in 1995, establishes goals and policies that guide
the community as it grows and changes over time. Its policies and land use map lay out the community's
long range vision. The Washington State Growth Management Act (GMA) gives Tukwila the opportunity
to amend the Comprehensive Plan once a year, unless it is an emergency. The Comprehensive Plan has
been amended periodically to keep up with changing requirements, and to respond to requests from the
public.
In addition to these regular amendments, the state Growth Management Act (GMA) requires counties
and cities periodically to conduct a thorough review of their plan and development regulations to bring
them up to date with any relevant changes in the GMA and to respond to changes in land use and
population growth. The last required systematic review and update was completed in 2004. Tukwila's
required updates will be complete by fourth quarter, 2015.
Tukwila has been preparing the required update over several years, and is reviewing the Comprehensive
Plan elements in phases. The update is proceeding according to a general schedule, work plan and public
participation program adopted by the Council in March, 2013. To date, update work has been
completed on the Manufacturing /Industrial Center element (6/11), and the goals and policies in the
Shoreline element (8/11). In 2013, the Capital Facilities, Utilities, Natural Environment,
Southcenter /Urban Center, Shoreline element supporting text and Transportation elements were
updated. PROS, Roles and Responsibilities, Community Image and Identity, Economic Development, and
Tukwila South were updated and adopted in 2014.
In 2015, the remaining elements will be completed including Transportation Corridors /Tukwila
International Boulevard (TIB) District, Housing, and Residential Neighborhoods, as well as the Vision,
Glossary and Map Legend.
OUTREACH
Outreach for the Tukwila International Boulevard District element has occurred during 2014 and 2015.
During 2014, City staff made significant efforts to reach out in new ways to bring Tukwila's diverse
community into the City planning process. This included identifying and training community liaisons
( "Community Connectors "), who are part of language and cultural populations within Tukwila, including
Spanish, Somali, Arabic, Tingrya, Amharic and Burmese, that have not been traditionally involved or
heard. The liaisons conducted 194 in- person surveys with their community members about topics
relevant to the Comprehensive Plan update including issues associated with the Tukwila International
Boulevard district.
The Connectors invited community members to attend Community Conversation meetings, which were
also promoted via email, print and website. The two meetings had a combined record attendance of
approximately 180 community members. Participants gathered in small groups to talk about community
priorities, neighborhood quality and ways to promote healthy living.
Local businesses on or in close proximity to TIB were also surveyed from in 2014 to assess their needs
and attributes since they are a dominant factor in the character of the neighborhood, and staff held a
business outreach session during fall, 2014. This input, in addition to the comments gathered at the
Community Conversation meetings, was used to develop policies and strategies for Tukwila
International Boulevard District element, as well as the other remaining elements.
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2015 Comprehensive Plan Amendments
Staff Report: L13 -0060
Staff conducted a walking tour of the Tukwila International Boulevard area with the Planning
Commission on September 11, 2014. Joint City Council /Planning Commission work sessions, open to the
public, were held on January 8, 2015, and February 26, 2015. Input from prior community meetings was
used to help develop a new vision for the area, as well as policy directions. A Community Open house is
scheduled for May 20, 2015.
Planning Commission and City Council hearings, mailings, City website, print publications, and
community events continue to be used to receive public comments and to inform the public about the
Comprehensive Plan update.
REVIEW PROCESS
A work session on the refocused Transportation Corridors /Tukwila International Boulevard District
element will be held on May 21, 2015. Staff will review the proposed elements with the Commission,
concentrating on changes. There will be a public hearing on May 28, 2015 to receive comments from the
community. The Commissioners will have an opportunity to consider public input carefully and propose
further changes, if desired. After the hearing, the Planning Commission will be asked to make a
recommendation that will be forwarded to the City Council for consideration, a public hearing and
adoption.
The City Council will hold its review and take action only after it receives the Planning Commission's
recommendations for all the remaining elements, because the Growth Management Act allows the
Comprehensive Plan to be amended no more than once each year unless there is an emergency. After
review, the remaining elements will be reviewed with changes adopted during Fall, 2015.
The Comprehensive Plan update assumes that:
• Primary goals and objectives remain relevant and will be maintained from the current Plan;
• Updates will focus on elements that require revision per changes to the Washington Growth
Management Act, and Countywide Planning Policies;
■ Tukwila Strategic Plan's vision and goals will be reflected and incorporated in the
Comprehensive Plan;
■ Policies and descriptions will be updated, simplified and edited to increase clarity and
consistency throughout the document;
■ The document's elements may be reorganized or consolidated for greater readability and
conciseness;
■ The format will be updated to improve on -line functionality and attractiveness.
SUMMARY OF PROPOSED CHANGES
Tukwila International Boulevard District Element:
The Transportation Corridors Element is part of the Comprehensive Plan's required land use section. As
the name suggests, the current Transportation Corridors element includes policies and strategies for the
Tukwila International Boulevard, Southcenter Boulevard and Interurban areas. With this update, it has
been refocused on Tukwila International Boulevard exclusively and renamed "Tukwila International
Boulevard District" element. This change reflects the importance of this neighborhood to City
redevelopment efforts. Policies for the remaining transportation corridors have either been
accomplished, relocated into other Elements, or in certain cases, deleted.
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2015 Comprehensive Plan Amendments
Staff Report: L13 -0060
The proposed policies and implementation strategies reflect updates to other Comprehensive Plan
elements, and incorporate community priorities expressed in the Strategic Plan, through Community
Conversations meetings and the City Council /Planning Commission work sessions.
Specifically, the proposed Tukwila International Boulevard District element will:
Add a new Vision for the TIB District that reflects community comments and joint City
Council /Planning Commission work sessions.
2. Include land use policies focused on developing a more intensive mix of uses in mid to high rise
developments in two key areas ( "nodes ") along the Boulevard:
a. Village Node - -Near the S. 144th St /TIB intersection — A mix of residential and community -
serving commercial uses;
b. Transit - Oriented Development (TOD) Node - -Near the Tukwila International Boulevard Link
Light Rail Station — Transit- oriented development that leverages the "one stop from the
airport" location, and includes more regional- serving office, services, and housing.
3. Outside of node areas, policies encourage a variety of low to mid rise uses including residential
and neighborhood- serving services; limited new retail development.
4. Add new policies to support the community's vision for the TIB District:
a. Develop a unique, authentic character for the TIB District that promotes the area's ethnic
diversity and attracts local and regional visitors to the area.
b. Make TIB a "main street" or spine of the neighborhood with on- street parking, slower
vehicular speeds, and more crosswalks, and with buildings oriented to the street.
c. Improve pedestrian safety, walkability, and connectivity by expanding the sidewalk network
from TIB to adjacent neighborhoods and linking activity areas.
d. Shift market perception and economics via "placemaking ".
e. Continue efforts to reduce crime, stabilize neighborhoods, and actively engage residents and
businesses in the TIB District redevelopment efforts.
MATERIALS AND FORMAT
The packet contains:
1. A Tukwila International Boulevard District element with explanatory notes. There is no
strikeout /underline version since it is largely new. Comments provide staff review and identify
policies that have been carried over from the former Transportation Corridors element.
A significantly edited version of the current Transportation Corridors element. This version
shows the rationale for proposed changes, and lets the reader follow the revision process.
Revised language is shown in a variety of colors as a number of staff reviewed and edited the
element. Strikeouts indicate language that has been deleted because it has been accomplished,
relocated to another element, or out -of -date. Underlining indicates revisions to language that
has been carried over to the new Tukwila International Boulevard District element. Comments
reflect staff review.
A Background Report that provides additional supporting information for the Tukwila International
Boulevard District element and the goals and policies was provided to the Planning Commission and
City Council prior to the January 8, 2015 Joint City Council /Planning Commission work session. It
may be accessed one the City's website at http:// www. tukwilawa .gov /dcd /dcdcompplan.html.
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2015 Comprehensive Plan Amendments
Staff Report: L13 -0060
These materials are intended to encourage discussion and provide background. The Comprehensive
Plan document will be formatted and links to pertinent documents added after the City Council takes
final action to adopt all the updated elements.
REQUESTED ACTION
The Planning Commission is asked to hold a hearing on the proposed changes to the Transportation
Corridors /Tukwila International Boulevard District Element, develop Planning Commission
recommended versions of the elements, and forward them to the City Council for final action.
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DRAFT
Tukwila International Boulevard (TIB) District Element
PURPOSE
The Tukwila International Boulevard (TIB) District Element is part of the Comprehensive Plan's
multi -part land use element, one of the five issues or "elements" that the Growth Management
Act requires all plans to address.
In terms of planning within the context of state and regional requirements, the TIB District is a
"local center" where existing and future land use and infrastructure capacity will be used to
accommodate some of the City's designated future growth, consistent with PSRC's VISION 2040
goals and policies and the King County Countywide Planning Policies. This element establishes
a basis for decision - making that is consistent with the Washington Growth Management Act,
King County's Countywide Planning Policies and the Puget Sound Regional Council's (PSRC)
Vision 2040. The specific requirements of these plans are fulfilled by the City ofTukwila's
Tukwila International Boulevard Background Report (2014).
The TIB Element establishes overarching goals and policies to guide public and private actions
that help achieve the vision for this district as a complete neighborhood and destination, rather
than an arterial highway leading to "somewhere else." It acknowledges and builds on Tukwila's
planning efforts to date, including the Tukwila International Boulevard Design Manual (1999)
and Tukwila International Boulevard Revitalization and Urban Renewal Plan (2000).
The City of Tukwila is a signatory to the GTC Strategy Compact. As such, Tukwila is expected to
use a full range of tools, investments, and economic development strategies to attract the
potential demand for residential and commercial transit oriented development consistent with
regional policies and plans. These strategies include the full range of housing affordability.
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Commented [LMI]: You will see a number of
SIDEBAR BOXES in blue text, some with photos,
scattered throughout this element. These are intended
to expand the discussion contained in the body of text
or policies, or provide additional examples or
explanation. Once the final document is formatted,
these will appear in "sidebars' on a page of the
element.
Tukwila will also plan for and promote residential and employment densities that support
ridership potential and contribute to accommodating growth needs within its high capacity
transit corridor.
While GTC's strategies were considered during the preparation of the TIB element, they will
become more of a driving force during station area master planning.
THE TIB DISTRICT
The TIB District boundaries are shown in Figure 1. The District extends from S. 128th Street on
the north to S. 160th Street on the south, and from Military Road and Tukwila International
Boulevard (TIB) on the west to 42nd Avenue South on the east. North of the TIB District is
primarily an area comprising the City's manufacturing industrial center, containing a mix of
industrial and commercial uses. South and west of the TIB District is the City of SeaTac, and
farther south on International Boulevard is SeaTac International Airport.
TIB remains one of the highest priorities for redevelopment in the City. Its multi - cultural flavor
and available land provide opportunities, while safety concerns, pedestrian connections, limited
retail opportunities and market perceptions are challenges. By building a complete
neighborhood, promoting the District's diversity and international flavor, and leveraging the
area's excellent transit access and opportunities for redevelopment, the TIB neighborhood has
the opportunity to be South King County's premier community -based center for cultural and
commercial activity.
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Figure 1. Tukwila International Boulevard District Boundary
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VISION STATEMENT
As part of the Comprehensive Plan update, and because redevelopment of the TIB area is a high
priority for the community, the City began an intensive public involvement program to review
the results of its planning and investments made over the previous decade and a half, and
consider the existing vision to reflect any change in conditions or the community's desires. As
part of this process, the City's Community Connectors gathered survey responses from Tukwila
residents and businesses in the TIB area and public comments were recorded during a series of
City- sponsored Community Conversations with residents. The Tukwila City Council and Planning
Commission then met in joint worksessions to review community input and discuss their ideas
for the future of the TIB District. Out of this, a new vision for the TIB District was crafted:
The vision for the Tukwila International Boulevard District is an area that is a
complete neighborhood with places to live, work, shop, and play. The District is a
safe and walkable destination with an authentic, main street character that is
connected to other destinations.
Community Vision for the Future
A Tukwila International Boulevard (TIB) District that is a "complete neighborhood" with places
to live, work, shop and play. The area is an enjoyable, affordable, and prosperous community
with a positive resident and business - friendly image. The District has a distinctive identity and
character that is different from other neighborhoods and retail areas in the City. TIB is known
more for its community focus and less as a thoroughfare. It is safe and walkable, with an
authentic main street character. It embraces its international flavor and draws visitors to its
unique collection of restaurants, arts, and shopping experiences. The TIB neighborhood is well -
connected to other local and regional destinations, with excellent access to transit, highways,
and SeaTac airport. A network of sidewalks, trails, and paths also connects to nearby parks,
schools, open spaces and amenities. Local trolleys add another alternative way to get from the
District to other parts of the City for visiting, shopping or working.
New centers or "nodes" are emerging along the Boulevard, building upon opportunities that
take advantage of the light rail station and the proximity to the airport and an expanding mixed
use development centered on the Tukwila Village project at the intersection of S. 144th and TIB.
Office and commercial services at the light rail station are more regional - serving and higher
density than the neighborhood- focused development further north; but both developments
energize the other and are linked via sidewalks and transit. Travelling away from the
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Boulevard, the more urban - scaled buildings transition in size and design to better match the
character of the adjacent single family neighborhoods.
ISSUES
Land Use
❖ The focus of the City's efforts to date have been on the TIB corridor. The community's vision
goes further, and considers a TIB district or neighborhood. The boundaries of the new TIB
District extend from S. 160th Street on the south to S. 128th Street on the north, and include
adjacent commercial uses, multifamily developments, and single family homes (See Figure
1).
❖ The TIB roadway remains a dominant element running through the center of the District.
TIB is a single, continuous street with little differentiation in uses or buildings forms along
its entire length. To achieve the community's vision for the District, specific portions of TIB
will require different degrees of emphasis. Over time, new development will be
concentrated into relatively smaller areas or "nodes" in key locations. Development in these
nodes should be a walkable and compact mix of uses, with a distinctive character, and
served by public transit. Beyond the node areas, redevelopment should consist of
residential and neighborhood- serving commercial services with a pedestrian- orientation.
The existing zoning regulations, including zoning districts, height limits, and permitted uses
will need to be revised so that they are more effective in achieving the community's vision,
particularly those addressing commercial and mixed use districts.
❖ Abrupt transitions between the more intensive, taller uses planned along TIB and the
adjacent single family residential neighborhood will need to be mitigated through design
review and development regulations.
❖ Commercial zoning along TIB in some locations is only 1 or 2 parcels deep, and many of
these parcels are shallow in depth and small, less than 7,500 square feet. Parcel
aggregation, development incentives, and rezoning will be necessary to redevelop these
locations consistent with the land use goals envisioned for this area.
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TIB as a Main Street
Street Design
Despite City investment in street improvements to TIB in 2004, the street design —that is, travel
lane width, the lack of on- street parking, and the lack of signalized intersections facilitating
east -west pedestrian crossings - does not support the community's vision for a "main street"
for the neighborhood. By design, TIB provides mobility for longer trips through the district and
the capacity for more vehicles. By contrast, community members have expressed their desire
that the Boulevard should connect the residents and businesses to foster a healthy, sustainable,
and desirable neighborhood. The community has asked for lower posted speeds, on- street
parking, and additional traffic signals to assist with crossing the street.
Figure 2. Looking north on TIB towards the intersection with S. 144th Street (2015)
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Urban Form
The Design Manual for TIB addresses built form and site design, yet the standards and
guidelines for this area have not yet produced the type of public realm envisioned by the
community. From a pedestrian's perspective, the feeling that TIB is a "people place" is missing,
as measured by the lack of a continuous wall of buildings along the back of sidewalk, parking
behind or to the side of buildings, attractive buildings and landscaping, and green spaces and
views. While the Design Manual provides this type of guidance, it is not a regulatory document.
Further, developers and "the market" still see the district as an auto - oriented place, as
reflected in recent projects — drive through pharmacies and fast food, and auto services. If a
change in the urban form is desired, TIB - related development regulations may require
strengthening.
Walkability & Connectivity
Community members feel that it is not safe walking to destinations within the TIB District due
to lack of pedestrian routes and amenities. To improve walkability a neighborhood should have
continuous sidewalks and a well- connected street network.
To create safer east -west pedestrian routes, the community wants sidewalks on intersecting
side streets to connect residential neighborhoods to the Boulevard, and more crosswalks to link
both sides of TIB. Block size also plays a role in determining walkability, with smaller blocks
measuring 200 to 400 feet in length providing more direct routes for pedestrians. Currently,
block faces along TIB range from 640 to 1000 feet in length, and there is a limited network of
streets in the District, particularly those oriented north /south. Competition for limited public
funding and warrant' approvals may make implementing the desired changes to TIB and
surrounding streets difficult.
Community & Character
Renaming the street from Pacific Highway to Tukwila International Boulevard in 1998 helped to
make visitors aware that they are entering the City of Tukwila. Installing TIB streetscape
improvements provided more visual coherence along the corridor. While these have been
' A warrant is a set of criteria which can be used to define the relative need for, and appropriateness of,
a particular traffic control device, i.e. traffic signal, stop sign, or crosswalk.
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positive steps by the City, the TIB District still lacks a consistent identity that can serve as a
source of pride for the neighborhood, make businesses want to locate there, and pull visitors
back again and again. To create a recognizable and authentic sense of place for the TIB
neighborhood, the local community culture and character must combine with an improved built
environment.
Public & Private Investment
Deteriorated properties and older buildings lacking architectural character contribute to the
negative perception of the TIB area, but also create opportunities for redevelopment. However,
current market conditions, including low commercial and residential rents and the lack of
household disposable income in the area, do not financially support redevelopment. Feasible
market rate mixed use in the TIB District may be at the outer edge of the 20 year
comprehensive planning horizon. From the developer's perspective, there also needs to be a
reason to live and work in the TIB District. The City must strive to shift market perception and
economics in order to attract the type of development envisioned by the community, and
improve the feasibility of a potential project's performance.
SIDEBAR BOX. City is invested in the TIB neighborhood. The District's redevelopment has been
identified as one of the highest priorities for the City in the 2012 Strategic Plan. The City has been bald
in a number of actions to try and make a difference and change the character of this area. The City
adopted an Urban Renewal Overlay District in the blocks surrounding the S. 144`h Street and TIB
intersection, and included changes to the zoning Cade to adjust height and parking requirements. The
City invested significant public dollars in the assembly of land for a signature development — Tukwila
Village — with the intent that it will catalyze and demonstrate the intensity and quality of development
envisioned for the area. With the 2014 purchase of the Great Bear Motor Inn, and the Boulevard,
Spruce, and Travelers Choice Motels, the City is a major land owner and will continue to explore
public /private partnerships in redevelopment.
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GOALS & POLICIES
Land Use
live, work, The Tukwila International Boulevard District is a walkable neighborhood with places to Commented [LM2j: Re Written former policy from 1
Goal 8.1 J
shop, and play. Transportation Corridors Element
Goal 8.2 At key locations on TIB, there are well- designed, pedestrian- oriented mixed -use
centers or "nodes" with distinct character.
Policies
8.2.1 Continue to focus redevelopment efforts on carefully chosen "nodes" of more intensive
development along TIB to maximize the impact of the City's investments, create
momentum, and foster faith in the vision for the TIB district.
Village Tukwila
Node
r
=00.
Figure 2. TIB District "Node Concept"
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Village Node at S. 1441 & TIB
8.2.2 Designate this area for an attractive, walkable, locally- oriented mix of uses, including
multifamily residential, neighborhood- serving retail and services, restaurants, civic and
social gathering spaces, and other people intensive and customer oriented activities that
build on the momentum from the Tukwila Village project.
8.2.3 Generate high levels of foot traffic vital to the success of the node by attracting an
"anchor" that draws customers and allows them to park once and walk to adjacent
retail.
Transit - Oriented Development (TOD) Node at Tukwila International Boulevard Station
8.2.4 Designate this area for a more intensive, transit - oriented mix of mid -to high rise office,
multifamily residential, and hospitality uses and services with structured parking that
builds on the momentum of the Tukwila International Boulevard Station's proximity to
SeaTac Airport.
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8.2.5 Identify and promote an "identity" for the area around the Tukwila International
Boulevard Station that is distinct from other stations along the LINK light rail alignment.
8.2.6 Optimize opportunities for transit - supportive redevelopment in and around the station
by partnering with the City of SeaTac and Sound Transit to shape TOD policies and
practices in the master plan.
Village & TOD Nodes
8.2.7 Ensure that the master plans for the Tukwila Village and TOD nodes encourage and
incentivize the redevelopment of large parcels, promote assembly of smaller parcels,
and identify opportunities for shared parking, pedestrian linkages, and subregional
infrastructure needs, such as surface water and recreation.
8.2.8 Focus master planning for the nodes on non - auto - oriented uses. Emphasize good
pedestrian experiences and connections to nearby residential areas, businesses, and
amenities.
8.2.9 Ensure that the Zoning Code and design guidelines support the types of development
envisioned in the nodes.
Implementation Strategies
Village Node:
• Develop a master plan for the Village Node area.
• In the interim before a master plan is prepared, revise the boundaries for the Urban
Renewal Overlay (URO) District and amend the URO District development regulations to
facilitate the types and forms of development envisioned by the Village Node concept,
including
Explore implementing an incentive system for a 75 foot maximum height
commented [LM3]: Consultant recommended height
allowance.
to accommodate the types of development similar to
Tukwila Village project
Relax the 25/75 surface -to- enclosed parking ratio in the URO area; consider
50/50 or 75/25 ratios with a street wall on 75% of the parcel's frontage.',
commented [LM4]: Consultant recommendation
Explore options for a traditional anchor (i.e. grocery store or conference /training
enclosed parking requirement added too much cost to
center), as well as the potential for attracting or facilitating an unconventional anchor,
make projects financially feasible at this point. - -
(i.e. an international market in a form similar to Pike Place Market), that builds on the
existing character of the District, supports fledgling retailers, and generates foot traffic
for adjacent uses.
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SIDEBAR BOX. Unconventional Anchors. Unconventional anchors are being developed across
the U.S— Melrose Market in Seattle, Grand Central Market in Los Angeles, Reading Terminal
Market in Philadelphia, and Union Market in Washington, D.C. Many of these are housed in
repurposed older buildings, such as auto repair shops, and feature a mix of indie food
purveyors, local brewers and roasters, specialty grocers, ethnic eateries and markets, food
carts, artists and communal tables. Some even have food trucks parked permanently inside.
TOD Node:
• Develop a master plan for the TOD Node area.
• Promote the development potential of locations near the Tukwila International
Boulevard Station as only "one stop away from the airport."
■ In the interim before a master plan is prepared for the TOD Node, define and establish a
TOD Node overlay zone within Y2 mile walking distance of the Tukwila International
Boulevard Station. Consider amending the development regulations to allow an increase
in height and density in the area to the north of SR 518, similar to that already
p ( ),'to attractjobs and commercial redevelopment. Commented [LMS]: Consultant recommendation
permitted to the south 10 stories
■ Consider the recommendations of the Right Size Parking Study prepared for the Tukwila
International Boulevard Station area when determining parking requirements.
In Village and TOD Nodes:
■ Amend the Zoning Code regulations to encourage envisioned development:
Prohibit any new auto - oriented uses in the nodes. Specifically, regulations should
preclude new drive - through uses (car washes, fast food, banks, and pharmacies)
or gas stations. Inform businesses and landowners with non - conforming uses or
structures as to their status.
Prohibit parking as a primary use within the nodes.
Allow densities that make under building (ground floor) and /or structured parking
economically feasible
• To capture developers with a long term investment horizon, develop compelling
marketing materials that "tell the story" of the TIB District vision to inspire developers
with a long term investment horizon to participate in the area's redevelopment.
• Explore establishing a quasi - public retail leasing and management agency to "sell" the
vision for the node, plan and coordinate the nodes' leasing strategy, actively recruit
tenants, and direct them to appropriate landlords and property owners. Initiate the
leasing program along one or two blocks that have the greatest redevelopment
potential.
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Commented [LM6]: What is projected as the'image'
of an area can be more important than the reality of the
area itself in shaping investors', visitors', and even its
own inhabitants' opinion of it. Marketing techniques
are used to provide a clear vision, especially with
graphics. This is often the missing piece in a
redevelopment strategy.
Land Use Outside the Nodes
Policies
8.2.10 Allow a diverse mix of uses, including residential, commercial services, office, commented [LM7]: Revised former policy 8.5.1 from I
recreational and community facilities, and limited new retail in the TIB area outside the Transportation corridors element
nodes.
8.2.11 Permit only those types of light industrial uses that are labor- intensive and support the
TIB District vision.
8.2.12 Allow stand -alone multifamily residential buildings outside of the nodes.
8.2.13 Buffer residential areas from adjacent commercial areas. Ensure appropriate structural commented [LMa]: Revised former policy 8.5.8 from l
and landscape transitions between commercial and residential zones. f Transportation Corridors element
8.2.14 Maintain the predominately residential use and character between South 128th Street commented [Long]: Revised former policy 8.2.13 from l
and South 137th Street (if extended), with appropriate zoning and a significant f Transportation corridors element
component of vegetated hillside.
8.2.15 Beyond the Node areas, acknowledge that some long -term vacant or blighted parcels
along the northern section of TIB are difficult to develop under the current Mixed Use
Office (MUO) and Neighborhood Commercial Center (NCC) zoning and may warrant a
reexamination of the most appropriate uses for these sites. Ensure that future uses will
support or be compatible with adjacent single family neighborhoods.
8.2.16 Encourage new commercial construction rather than converting existing residential commented [LM101: Revised former policy 8.5.4 from
structures to commercial uses. f Transportation Corridors element J
8.2.17 Encourage the redevelopment of commercial properties fronting TIB by allowing the commented [LM11]: Revised former policy 8.2.21
aggregation of residentially zoned parcels with commercially zoned parcels fronting TIB, from Transportation corridors element
where such action:
expands small and /or irregularly shaped commercial districts that can't be
redeveloped per the overall goals for the area,
encourages redevelopment of non - conforming use sites;
fronts and orients any commercial uses toward TIB; and
creates a site, structures, landscaping and other features that are compatible
with adjacent residential district standards and planned character.
8.2.18 Create gateways to provide a sense of arrival at the north and south edges of the TIB
Corridor. Use architectural and landscape elements to mark transitions and entrances
into and within the TIB District in order to enhance way- finding, create visual interest
and activity, and contribute to a sense of identity.
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Implementation Strategies
■ Amend the Zoning Code regulations to facilitate envisioned development:
In the areas zoned Regional Commercial (RC), increase maximum building
heights to at least 45 feet. Commented [LM12]: Consultant recommendation
In the areas zoned Neighborhood Commercial Center (NCC) and RC, explore
implementing a 75 foot maximum height allowance if design incentives are met. commented [LM13]: consultant recommendation
Remove impediments to building at greater densities caused by existing parking,
building heights, and recreation space regulations.
Prohibit commercial park and fly operations at motels /hotels in the TIB District,
unless accommodated in a parking structure with substantial ground floor retail,
or located in a way that provides effective visual screening from adjacent streets.
• Explore the most appropriate use /zoning for parcels designated Mixed Use Office
(MUO) and Neighborhood Commercial Center (NCC) that have had difficulty leasing or
redeveloping in the northern section of TIB. Explore other City actions or incentives that
could be used to encourage or facilitate redevelopment.
• Consider alternative ways to transition from higher intensity zones to adjacent single
family zoning. Modify Zoning Code and TIB Design Manual to address these transitions.
This should include standards for building height and form and site design. Use the
Urban Renewal Overlay height transition setback standards as a starting place.
• Modify multifamily design guidelines to address more urban forms of residential
development in the TIB District.
• Designate additional residentially -zoned parcels as "Commercial Redevelopment Areas"
where such action meets the intent of the policies.
• Identify appropriate locations for a gateway on the north and sound end of the TIB
corridor. Consider the City owned vacant parcel on the southwest side of the
intersection of 37th Ave S. and TIB as a gateway location on the north end of the
neighborhood.
TIB as a Main Street
Street Design
Goal 8.3 The Tukwila International Boulevard roadway is a "main street" serving as the central
spine of the TIB neighborhood. Rather than moving traffic "through" the area, TIB is a "to"
place, with slower speeds, better crosswalks, and on- street parking. TIB is a connector, not a
divider. It strengthens the links among residents, schools, and businesses to foster a healthy,
sustainable, and desirable neighborhood.
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Policies
8.3.1 Lower vehicular speed on TIB by adding traffic signals, pedestrian bulbs at intersections,
and on street parking, and increasing the number of and plantings in landscaped
medians.
SIDEBAR BOX. Street Design. Street design, the vehicle volumes, and the functionality of the
circulation network can affect many things such as the type of business that can be successful
and the investor who will develop along the street. In addition, the transportation system can
have clear impacts on the social equity of the public investment by excluding or discouraging
those who cannot or choose not to drive a vehicle or bicycle.
8.3.2 Provide additional signalized crosswalks to increase convenience and perceived safety. commented [LM14]: currently, sienalizedcrossings
Carefully chose east -west pedestrian crossings to align with public amenities, activity are at S. 154,5.152, 5.144, 5.132 and S. 130 Streets.
The distances between those crossings are 693 feet,
areas, and planned development projects. 2,479 feet, 4,371, and 350 feet respectively. (FYI, the
width of part of Seattle's downtown, from the pig at
8.3.3 Invest in paving and other calming features at crosswalks to increase pedestrian safety StreplaceMarketor7bloonventinncenteronPike
Street is 2,266 feet or 7 blocks.)
and enhance the identity of the TIB neighborhood.
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Implementation Strategies
■ Engage engineering staff and consultants to conduct studies on identified street design
issues, such as installing additional crosswalks and on- street parking, and develop
detailed plans that can implement these Main Street goals and policies.
Urban Form
Goal 8.4 The TIB District is a unique destination whose urban design and built form encourages
people to explore the neighborhood, prioritizes pedestrian safety and comfort, and enhances
the quality of life.
Policies
8.4.1 Combine: standards for parking placement with building site layout to achieve the
commented [Lenin: Former policy 8.5.5 from
compactness of consistent building wall and pedestrian orientation along streets
Transportation corridors element. Revised policy to
within the TIB District, where appropriate.
reflect that a consistent build -to wall is desired along
many streets within the TIB District. Original policy
called for consistent building wall only in NCC focal
points.
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Examples of a continuous building wall along a street
8.4.2 Use incentives to encourage' commercial businesses and residential buildings to create a
Commented [LM16]: In addition to an entrance from
continuous building wall along the street edge and locate a primary entrance from the
the "back parking lot", another primary entrance is
front sidewalk, as well as from off - street parking areas, in the TIB District where
needed the street side if buildings are brought to
back of side
back of sidewalk.
buildings are not required to locate at the back of sidewalk. Where buildings are
required to locate at the back of sidewalk, require a primary entrance from the front
sidewalk.
8.4.3 Fence exterior storage and sales areas with high - quality materials to support a visually
( Commented [LM17]: Revised former policy 8.2.15 1
pleasing environment without restricting connectivity and walkability; limit use, size,
l from Transportation Corridors element.
and location of metal security and other fencing and require concealment with
appropriate landscaping.
Implementation Strategies
• Update development standards to require on -site parking to be located away from the
street in the TOD and Village Node areas, either behind or to the side of buildings.
• Outside of the Node areas, update development standards to limit the amount of
parking in front of buildings, such as restricting parking between a building and street to
one double - loaded aisle.
• Where buildings are not required to be located adjacent to the street, develop an
incentive program that encourages businesses and residential buildings to locate
adjacent to the back of sidewalk and provide a primary public entrance from the front
sidewalk as well as from parking areas.
• Explore implementing a landscape and fagade improvement program for existing
commercial development.
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• Design guidelines for buildings and site design that illustrate techniques for view
protection.
• Fencing design guidelines.
Goal 8.5 Establish parking requirements for uses that are based on urban rather than suburban
densities and needs, and balance the parking needs with urban design goals and related policies
to encourage transit use and walking.
Policies
8.5.1 Recognize that parking needs will usually be less for uses in close proximity to transit,
and along neighborhood shopping streets because some shoppers will arrive on foot, by
transit, or bicycle.
8.5.2 Explore the potential for shared parking facilities for transit riders in developments
within one -half mile walking distance of the Tukwila International Boulevard Station.
Implementation Strategies
■ In the TIB District, explore the feasibility of removing parking minimums and allowing
the market to determine parking need.
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Per the recommendations in the Right Size Parking (RSP) Policy Pilot Project study that
was completed for the City in 2014, in the area surrounding the Tukwila International
Boulevard Station:
Reduce multifamily parking minimums to rates 20 percent above the RSP estimates,
which would result in a substantial reduction in future parking required for
multifamily development while accommodating the wide range in observed parking
utilization on -site
Facilitate shared use agreements between commercial and /or residential lots for
off - street parking
Establish policies on the priority users of on- street parking
Create design standards that include on- street parking for new and improved
streets, including the conditions under which on- street parking can be safely
implemented.
Continue Sound Transit's monitoring of occupancy levels at the Tukwila International
Boulevard Station and on- street parking utilization within one -half mile of the
Tukwila International Boulevard Station
Coordinate parking standards with the City of SeaTac to ensure uniformity.
• In the TIB District, consider revising development standards to allow a project to count
adjacent on- street parking spaces towards meeting its parking requirements.
• In the TIB District, once there is a reservoir of public parking available in the area,
consider regulations /incentives that reduce parking requirements for small commercial
spaces lif buildings are located near back of sidewalk.
SIDEBAR BOX. Right Size Parking (RSP) Calculator. Too much parking at residential properties
correlates with more automobile ownership, more vehicle miles travelled, more congestion,
and higher housing costs. In addition, excess parking presents barriers to smart growth and
efficient transit service. The amount of parking is optimized — i.e., right sized —when it strikes a
balance between supply and demand.
Walkability & Connectivity
Goal 8.6 A larger network of streets, sidewalks, trails and other public spaces throughout the
TIB District supports community interaction; connects neighborhoods, commercial areas, civic
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Commented [LM18]: Reducing the private
requirements would only be feasible when there is a
reservoir of publicly available parking. This could
include on- street parking, shared use garages or
possibly day use pav lots.
areas, and destinations; and improves community health. The TIB District's circulation network
makes the neighborhood a great place to walk, improves mobility for all users, encourages
walking, bicycling and use of public transit, and supports the envisioned land uses.
Policies
8.6.1 Establish a more walkable and connected street network throughout the TIB District by
investing in public sidewalks and requiring private redevelopment projects to organize
site plan elements to allow for through connections.
Connected Pedestrian Network
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V long terrrl: Guide development,
of built form and streetscep e
to align with Connected
" Nodes concept
Concept: Continuous building wall and pedestrian circulation system
8.6.2 Consider supplemental and TIB District - specific transportation systems, such as trolleys
and bike share.
8.6.3 Work with transit agencies to expand transit service throughout the TIB District.
Implementation Strategies
■ Phase the development of the TIB's sidewalk network:
Expand the sidewalk network to east -west streets that intersect with TIB and
connect to adjacent neighborhoods.
Extend the sidewalk network to connecting north -south and east -west streets.
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r
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Concept: Continuous building wall and pedestrian circulation system
8.6.2 Consider supplemental and TIB District - specific transportation systems, such as trolleys
and bike share.
8.6.3 Work with transit agencies to expand transit service throughout the TIB District.
Implementation Strategies
■ Phase the development of the TIB's sidewalk network:
Expand the sidewalk network to east -west streets that intersect with TIB and
connect to adjacent neighborhoods.
Extend the sidewalk network to connecting north -south and east -west streets.
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As redevelopment occurs, establish a finer - grained pedestrian grid. Break up larger
blocks by extending the pedestrian system through properties and along property
lines.
■ Include the street and sidewalk network in future master planning efforts for the TIB
District. Include new north /south and east /west streets designed as "complete streets"
including curb, gutter, sidewalks, and potentially on- street parking between Military and
TIB.
4 yA" BUI. Comparison ofTIB g block size with other walkable
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• Implement the City's Walk and Roll Plan.
• Explore the feasibility of implementing an internal transit system using buses, vans, or
other alternative transit service circulating within the TIB District and connecting to
other destinations in the City, such as Southcenter and the Tukwila Community Center.
• Develop a network of sidewalks, trails, alleys, and pathways that connects the TIB
neighborhood with amenities.
• Explore partnering with local businesses, METRO, and Sound Transit to create a Bike
Share program in the Tukwila International Boulevard Station area. A Bike Share
program will provide transit riders a solution to the last mile of their commute trip and
provide local residents and employees access to bikes for local trips.
• With non - profit bicycle clubs and other partners, explore facilitating affordable bicycle
ownership and maintenance programs for low income residents. Also explore
implementing "Safe Biking" workshops and group rides that reach out to sectors of the
community that typically do not bicycle.
Community & Character
Goal 8.7 The TIB District takes pride in the ethnic and economic diversity of the community. TIB
has an authentic main street character that promotes the District's many positive attributes
and draws local and regional visitors.
Policies
8.7.1 Strive to attract locally owned and operated stores, especially specialty food stores,
ethnic restaurants, service providers, and neighborhood serving shops such as hardware
stores.
8.7.2 Activate public and private community gathering spaces with temporary events
including food, art, music, pop -ups, and activities that leverage nearby assets, such as
schools and cultural facilities, and reflect the international character of the TIB area.
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8.7.3 Create a central space for food trucks, pop -ups, and a farmer's market where residents
and visitors will gather and sample the multicultural flavor of the TIB area.
m
N ' �� � t,.
p t
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Yarn bombing of vacant building prior Retail Pop Up store
to its remodel for new business opening
Goal 8.8 The TIB District has stable neighborhoods, and residents and businesses that are
actively engaged in improving the quality of life in the area.
Policies
8.8.1 Encourage private landowners to maintain and upgrade their property to protect the
neighborhood from adverse impacts of vacant and underutilized sites and blighted
buildings and structures.
8.8.2 Identify and support "champions" or leaders in the business community who will carry
the vision for the TIB area, and build community interest and commitment among
diverse stakeholders.
8.8.3 Strengthen the City's engagement with the area's business community and cultivate the
success of the entrepreneurs and small businesses, including businesses owned by
refugees, immigrants, and non - native speakers.
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Implementation Strategies
■ Develop a process to gain community consensus on a name for the TIB District that
provides a positive identity for the neighborhood and can also be used to actively
market the area.
• Continue to emphasize engagement with the immigrant, refugee, and linguistic- minority
communities and other historically under - represented groups in the TIB District.
• Work with business and property owners to upgrade building facades and landscaping;
comply with the sign code.
• Continue the City's Residential Rental Licensing and Inspection Program
• Revise zoning ordinances to facilitate non - traditional retail
• Support development of a TIB retailers group
• Encourage ownership in the neighborhood by initiating a commemorative tile program
for individuals or groups.
• Develop a small grant program for neighborhood improvement projects.
• Identify a "champion" for leading the TIB redevelopment - could be a group or an
individual, such as a business club, corporation, community development group,
financial institution, or neighborhood anchor.
SIDEBAR BOX. Engaging the Diverse Ethnic Community. According to the Tukwila Strategic
Plan, 36.2% of Tukwila residents are foreign -born, a much higher percentage than in other cities
in South King County. The diverse, cultural community bring rich experiences of resilience and
persistence to succeed. The Strategic Plan emphasizes the need for greater connection with all
of the community and to that end, the City expects to continue implementing strategies for
inclusion and engagement with the diverse ethnic groups in the area.
The City has taken steps towards initiating conversations with community members in the TIB
area through the Community Connector program. Starting with non - English speaking
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Goal 8.9 The TIB District is one of the safest place in South King County.
Policies
8.9.1 Continue working with Sound Transit on reducing crime at the Tukwila International
Boulevard Station.
I Police Chief Mike Villa, Tukwila Police Department presentation to the Tukwila City Council, September
15, 2014
\ \DEPTSTORE \DCD Common$ \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Draft Element \Draft TIB
Element—PC Review_5.21.15.docx 27 05/07/2015
Public and private investment
Goal 8.10 Public and private investment in the TIB District has sparked additional project and
business success and increased the overall pace of redevelopment.
Policies
8.10.1 Invest public funds in the infrastructure and public amenities necessary to catalyze
private investment, stimulate the location of businesses and housing, and create an
attractive neighborhood.
8.10.2 Invest public funds strategically to: acquire and assemble substandard parcels, to
remove blighted uses, or make current land holdings more developable.
8.10.3 Continue to form public /private partnerships and leverage private investment through
development agreements and incentives.
8.10.4 Consider using City funding and City -owned property to offset development costs of
market rate housing in "pioneering" residential or mixed use projects.
8.10.5 Utilize developer incentives and funding strategies that would attract uses desired by
the community, improve a project's performance, and make redevelopment financially
attractive to developers.
8.10.6 Encourage coordinated stormwater detention and treatment for several properties as
opposed to multiple individual systems, when possible, to provide more effective
stormwater management, greater environmental benefit, and cost efficiency.
Implementation Strategies:
Develop a strategic land financial plan for implementing these Tukwila International
Boulevard District policies aimed at investing public funds and facilitating private
investment. Use a decision matrix to prioritize projects and show project consistency
with the TIB Element goals and policies.
Explore adopting a variety of development incentives and funding tools, such as the
Multifamily Tax Exemption program for residential and residential /mixed use projects;
Land Conservation and Local Infrastructure Program (LCLIP) through Transfer of
Development Rights (TDR) to add density, preserve developable open space, and fund
infrastructure needed for development; pioneer project provisions; access to alternative
financing including E65 and New Market Tax Credits; transportation concurrency
adjustments; and developer agreements.
\ \DEPTSTORE \DCD Common$ \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Draft Element \Draft TIB
Element-PC Review_5.21.15.docx 28 05/07/2015
Commented [LM19]: Revised former policy 8.2.11
from Transportation Corridors element - moved to
• Create a public sector redevelopment kit of public resources /tools that can be used to
offer developers some assistance in order to achieve the community's goals for the TIB
District. Adopt, adapt and /or create new tools if existing programs are insufficient.
• Explore developing a new public open space or "play space "'that is centrally located
within the TIB District and within easy walking distance of the majority of the
households.
\ \DEPTSTORE \DCD Common$ \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Draft Element \Draft TIB
Element—PC Review_5.21.15.docx 29 05/07/2015
Commented [LM20]: The Parks Dept has indicated
that Cascade View Park is the only park directly
serving the TIB District, and for many, it is too far of a
walk, even if adequate connectors are in place. A "play
space" is needed, particularly given the size and
population of the area. See Goal 6.1 in the PROS
Element, calling for parks, recreation and open spaces
that are dose to home (1/2 - 1/a mile away).
TUKWILA COMPREHENSIVE PLAN
PURPOS
tke 94 444 it t,o, f,o �; ,," 44�
c�
eaHiH+Linity to the Fest of the .
Commented [LM1]: This element has been significantly
edited. Out -of -date discussion on purpose and issues, as well as
accomplished goals & polices, have been deleted. Many goals &
policies that were still relevant were removed froin this element and
consolidated in other Cornp Plan elements, such as the
Transportation or Community linage elements. Consequently, there
is little remaining of the original Transportation Corridors element.
The few remaining goals & policies are incorporated into a new
draft Tukwila International Boulevard (TIB) District element,
containing updated purpose, issues, vision, and goals and policies
sections.
Commented [LM2]: Revised & updated in new draft TIB
District Element
SEST Tj (r r"' "''a"' "" Commented [LM3]: Revised & updated in
S new draft TIB
�. S lJ District Element
mrarF .,...17-r"" - S
TUKWILA COMPREHENSIVE PLAN
Commented [LM4]: This section has been updated and
portions relocated to the new draft TIB District Element TIB
District and Issues sections.
The development along the eorfidoF is old and lacks
e?'Aeaded ) that tends to Jae
mrarF .....17-r"" - S
TUKWILA COMPREHENSIVE PLAN
TUKWILA COMPREHENSIVE PLAN
b" and jhuildmg forms can Jae found here, o4en 4i proximity to one another.
(,
hleeks, aFe C-9 914. 41 C-0144ast tire the carefully guroorned gurounds of the
puhlie golf eouFse. :fhe area is in
and C4nnly Way west to l2aeif4e l4ig-h-,A,_F11I1;1_
.� - area,
frontage Foad and altemative to 4nter4at@405 and SR 5 19. Along the length of the read there are
offiees and low-, Hied;
s@ and are e9af4n@44o SPeGif
me l0GRt;0ffS--
Commented [LM6]: This element now focuses on TIB.
Interurban and Southcenter Blvd have recently been
reconfigured with pedestrian, bicycle and auto
improvements. Rezoning that implements the comp plan has
also taken place.
GOA 7 AND PO7 ICIE C Commented [LM7]: Revised & updated in new TIB Distr ct
t�L t�l�lL L1l 1L7 Element
,mot,,,,,
Goal 8.1 C_n ..l T o ♦+ ++ C e -+-, def Commented [P8]: Commercial standards have been
consolidated in the Community Image element.
s-r7 l wr 1 H/ H/s°. -ffi, I Hlll H Y r ", , '^ iIwr, Grtl�,
i?W r it F' r l; l' f
,,��.,, i , r:q:,r �,,.� lyd ✓,�L „ I, -i I, r ,s,6�...y�,sf r (, c�4r, i„ � f8 ' i iI G,� r ,/s
i� ri4f r •,
�:-i it Ifl Srf ,t ,.� ;��y? �, w.�,ll trill rl='rY uU'r1�716° � tiir ��7':�� f ,IS1 �'�7 ti.° •'19Y� 11f - "rr iiliir 7r1��1 r� �- '- 'r'ri°r
r;,I v tIt 1, 1, �,. %� �IIr %f;- �j,,,ll� ��, •y 1, 1 ,.,,�Ii .,,I, --��ll - � %Ii���,,ifl, +�u,, I�1�� %Ii, ,, %f� i Ls -r ;.,, Ii
rfil7
mrarF .....17-r"" - S
Commented [P9]: Moved to Community Image
Commented [P10]: Moved to Community Image
TUKWILA COMPREHENSIVE PLAN
x", rr �-,, � �) ,, 4- s °�I I (�. 1 y , � cis l',� I4 � � ju,f r„ -4,..[ r �19'r. , 4 t �7�?ri� rrrr� ��er iilrrl l'��,.� °1 m91� r�� � r Commented [Pll]: Moved to Community Image
IHIPv 11.11, „t 3113)c „11,,,v e,t,li „:a�'t; -�r"
H"”, mit h h m, 1 , {, , �,,n_ „, �,,,,; �li�� ' -li li 11, �,��, >s�t ,
Commented [P12]: Duplicates policy 1.8.6
Commented [P13]: Reflected in the existing zoning code
and Tukwila Design Manual.
,�rit�,4711�1 — Commented [P14]: Moved to Community Image
', —�
° X11
'J a —. —,— 'p._. �r iI f,r " z,�I II +pd--tl +,s , �1< - 1i3� Ir r I.2I+Pj ,,e 1 , 1 y Iii f li,l I3 ) "
sII3I) tl� 03))�i,3 1,l Dui,Ul)Iu)1i �%33Ij -, i,.,I,l, liiI� �j /� -j� -i �„ � , , s I I � ,li ,.11)i3II 1)c,
hf,!I , 111 rwYi✓r,rij / I1, r„ t, I, .
........... �,sr l 01 I ,Ji li ",H""t — )I,3 ,i ,2,,, H
1 I, of 4) I i �11,3ek,u�r
l f� fir � v w,-i fl;......H ,..
............................. 1 ,. r 1� � °;� U �nU i �M1l rm „iii 3f, '1� „1� -,il ,�I'4f Fi� i3Ji 4�.i k WHI °JH -V kA, lj S'u'"-
)i
I 1. ,,I,f, ,1c,3u1,, , s, - 31rt � „�ff jcIl,f), m„r III , j -, I I r I [ m,,p1< ,
E,. 01...17-r”" - «
Commented [LM15]: Deleted because the City has adopted
regulations governing the location of adult entertainment 1
uses.
Commented [P16]: Moved to Community Image
Commented [P17]: Commercial design guidelines have
been developed.
Commented [PIS]: Commercial design guidelines have
been developed.
Commented [P19]: Commercial design guidelines have
been developed.
Commented [P20]: Moved to Community Image
TUKWILA COMPREHENSIVE PLAN
Pl,g U,4 1 P ,I.,I4)" l �Pr,r,�
7;� t r,lfarrr, ��� Ott
1ff -1.1 f,. c.,14,,,.
Commented [P21]: The sign code has been rewritten and
provides mechanisms for removal of non - conforming. signs.
�Fe- S @i�d°eS�rr� @�c6 @�c^ `rrmi�`ig�Gctk� Commented [LM22]: There are no remaining landmark
signs.
k1 � 4 kl cirri j d,_ + M ril' {�i� w°7�' �71P,l ,f1 �91r4� -.. Commented [P23]: Light rail siting decisions are complete
t i,, ,Jr„ rl l k,,H for Tukwila.
� r1Ji -,
i j „1�e )f � , 1 f„ r, 0, ,I,,,,
�ao0I �P
°�4i ,�I^ rl�. ✓771 ril ['i Jrlrr,r +l hcri J7'J r of rr I,r� Jr�°r..Jr ilr'ri�r i "'r �:PJ'r
)� H ,�- , S r - r-'rr-
rJ rrr11rr9 "r /� L4.if 1r S�'rr✓� w14)�-• -1, 'S71 .ii riJ�1� �'r?�f;�91
(,,
' rf t j ,J 7111 1 r,e r'ri-t
fnic�rl. ir. r. cr....
rJ yrf'r I 01 1 SJIr' °J eJ ,I e,1 4-'',i I i-`....i°rk
rr,J"JJI,t,a+a�,jd ,,,It "', III -_Jli- 1,1,arJ,+ S, J,) ,Jf'w"J�w4�7i I .w-,ilflIJCI. -t.,
E,. 01...17-r"" - -
TUKWILA COMPREHENSIVE PLAN
1 ht "hI 9Pc j il'r fl 19rr'rrIYr911 /"' i-'Ili f" f , ^fl °t W,4, t ", 11,, iii,Jh,1I'r
Milt 11 °I re'c'HWH "' JW',J >f f
9, o" � k "",/,_P ( y1
"1':11'r �r'r 11f rt tr rrr9.It'urt /rii I t " I' "5 11 I t"
Goal 8.21 1^ J d er;, Jd or 1, 44,7 °e'O Commented [LM24]: Included and revised nnew TIB
A
C (, i i r" District Element
D ie?'4e ra; hwa-" eHf- i -idgi- Acgg The Ta kwilo hilernalional Boahn)ord Dislricl is o wolkahlc
7��r labcrla��d zll rloccs to ;R r rtt.r t;,, Rr live, a _r�;H Rw�rla
shop, and el-41--etioH - "the (%q C4 whoie (4H4 0 " the zqfwe0?iH41;Hg
Commented [LM25]: Policies are now more aggressive in
their recommendation to transition TIB from a regional
through- street to more of a main street with on- street parking
and slower speed limits.
Commented [NG26]: Move to 13.1.1. However, 13.1.1 does
not give safety priority to any one mode of travel.
Commented [LM27]: Deleted. These improvements on TIB
have been completed. New policies discuss reducing the
overall width of TIB via on- street parking and improving
east -west streets intersecting TIB.
(Commented [NG28]: Link Light Rail station has been built.
.�
Commented [LM29]: Deleted. Policies are now more
aggressive in recommending on- street parking the length of
the corridor through the TIB district.
Commente d [NG30]: Combined into one city-wide policy
u u scx 4 ark „
at 12 1.19
E°. 01...17-r"" - -
TUKWILA COMPREHENSIVE PLAN
f4& �f�EAYff- fxsc- rre- �rciz�tif% g- tr� '1i''r- S��ti-EA4i- S- £-�:1-�l�i= wit- tEApEAgrekphj/� ____ ____ ____ -'"( Commented [NG31]:Thesehavebeencompleted J
Commented [LM32]: Deleted. Last two transportation
modelling efforts for the City did not indicate a need for this
corridor.
Commented [LM33]: This has been completed.
' s Commented [LM34]: Reflected in TIB Design Manual
8.2.11 Develop a strategic and financial plan for implementing these TI1kwila. International
Boulevard policies �' °� f�r� °� °�airned as investing
tnlblic. fiends and facilitatini� privat° ,,,, 4e investment. Use a, decision rnatrix to
Commented [LM35]: Revised and moved to new TIB
District Element
Commented [LM36]: Deleted. Covered under Roles and
Responsibilities Element of the Comprehensive Plan, sections
on Safety & Security, and Communication & Engagement.
8.2.131 Maintain the predominately residential use and character between South 128th Street Commented [LM37]: Revised and relocated to new TIB
District Element 1
and South 137th Street If extended), appropriate zonin and a significant C .............................................................................................................................................................................................................. ..............................1
� )� g g
TUKWILA COMPREHENSIVE PLAN
component of vegetated hillside; R119W R 41444@d ° ,,,t f no; Rhh ^,> ^^ a ^ —ed
eta;! ideatial , -- +h.,t f, .,nt ., LI;-11- . [7 [7 1-111
Commented [LM38]: Maximum height addressed in new
draft TIB District Element. Maximum heights needs to be
revisited as part of the implementation of this element. These
heights may actually prevent the types of development
envisioned by the community from being developed, and
may need to be revised, based on consultant
recommendations as to what is attractive to developers and
makes a project financially feasible.
8.2.15 .' ence oits+4exterior storage and sales areas with high- quality Commented [LM39]: Revised and relocated to new draft
�;� „- Q materials to s a�port a vas-aaally_pl�. dsi11 _ mvir orgnc.nt with -o at_ TIB District Element
4t['9ctt!Il c�a� L t�_v_�ty_ 1i�c� wall ial7al��; limit use, size, and location
of metal security and other fencing and require concealment with
appropriate landscaping.
IMPLEMENTATION STRATEGY
Fencing standards
Commented [LM40]: This has been replaced by the goals
manufactuning, of4ee and , .,ti.,., -] and c n;t5 �s and policies on nodes and land use.
1 .2471 !"f. ate „ p,,dest.- ;aH +,,,1 Ne ; haad (". RiF ,,.,..:.,1 ("e-. +ef as a f,.,..,1 .,,.,,., ..1.,....
Commented [LM41]: This has been replaced by the goals
and policies on "nodes ".
�.2 1 41 L7,-.e lie east S;de of p fte ;fi. .".Ib.,, at Jaetween Satith 137+h - -'�COmmented [LM42]: This has been included in the TIB 1
Design Manual. 1
:V;sual 44eal Point 44F 444c- thfou-1- the
P ^f 1 n whefe s;g144,.ant .7;�t.., +.,; ,.T..� ,.,.,.,,, nl.,, ,. tt, ,, ,,,,,,,,; ,7,,,. ,,..,,,, .,,.� .7 �.,�7.,...�,�, -�+ t.,
Commented [LM43]: This is difficult to regulate.
Commented [LM44]: Included in the TIB Design Manual
E.. 01...17-r"" - S
TUKWILA COMPREHENSIVE PLAN
8.2.21 Encour _tli�Lr develo �n�mtofco�nmercial)l�o��LLL' L�l,tanaT'IE3by_allowim tt��_ Commented [LM4s]: Moved to— draft TIBDistrict
_-... --------------
element
1n atawI oaf !19^ ' ^^ ,m @,C-, *1 se ^rresrdentiallyzonedlalcet a ri3� _with — — — — —
ua�77b77txcaa]Ly zonccl�7al_c Es Ii_ontanfr E_11, where such action_
L_-expands small and /or irregularly shaped commercial districts that can't be
red vvlc pecE el tlge av_ xaEE r aa1 Ivar tlge 11 aa-
«__ encourages redevelopment of non - conforming use sites;
@Sideatial local « .", stFeet s; fronts and
orients any commercial uses toward T'1B!Pac- � .., an j
,creates a site, structures, landscaping and other features that are compatible with
adjacent residential district standards and planned character.
Policies
Q
of Fes;delit;al'
i
Commented [Lnws This section moved to Residential
Nei hborhoods.
g
l. . . . . . . . . . . . .. . . . . . .. . .. .. . .. .. . . .. . . .. . .. .. . . .. . .. .. . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ................ . J
Commented [MCB47]: True for all commercial corridors:
Southcenter BL, TIB and Interurban and West Valley HY
Commented [P48]: Zoning is in place
Commented [P49]: Zoning is in place
n?�,IV 2015 10
TUKWILA COMPREHENSIVE PLAN
Q Allow Fesidential uses as seeand snify and above usesin till
TT; ,,.7 TTY,
and throu
or Eadustrial uses and residential uses by using ehafiges in topogntp—Y
As, iffeluding s-
o
8._ .
sefvfee find ae6ess to
;rte o„r�,.o „to
1 r r "A � f WWH �„t „H") irn.'tla,li�-
f,1 "'VdV '>k" k 1'Wl, w,ii ,rig tw",a: 2r4,�w r, i�-
�
:°; 1 lT"e 1 v' +r ' �1 x111 r Jl'N rc'u rl l�`- ct�i�lU fl�'ll Yr'ri Uil?S �1 °'19k�`i�ir r r991 Vm''�rf�t T'11f�U'..—lU
,
X11.
7 ✓.,' I I 7 1 "r l d1 l 4 1 u7. I I P 1Pl wl
dale 411 1, „ + � pd ',l, '))wi j 1; A,i111�rrli,
dda - �0' ri l e I,"O i.,1sl
i-; aril J„ ul)rrr� °J "'2u Jr °rrr U� +icc r�l�'ll'�11 rill r u�l r��`°i i rllfvl' lliitr.�,
u1, `Wj
Commented [P50]: Zoning is in place
Commented [MCB51]: See Neighborhoods and
Transportation Elements for policy to protect residential
neighborhoods and policy to create separate residential ',..
'.. versus street design standards
Commented [P52]: This is addressed city -wide in the open
'.., space and shoreline policies.
Commented [P53]: Light rail siting decisions have been
made
na�,Iv 2015 11
Commented [MCB54]: Moved to
transportation/ community image regarding historic ',..
preservation/ storytelling practices - Goal 1.3 & associated
policies.
Commented [P55]: Moved to historic preservation section
of Community Image
Commented [P56]: Move to historic preservation section of
Community Image, Policy 1.3.1
Commented [P57]: This is addressed in the boundaries
section of Community Image, policy 1.5.1...
Commented [LMSS]: Some goals & policies have already
been implemented; others will be relocated to Residential
Neighborhoods element.
TUKWILA COMPREHENSIVE PLAN
Commented [MCB59]: Moved to Neighborhood as a goal
for buffering residential from commercial/ traffic.
Commented [P60]: Zoning in place
°.. Commented [P61]: 3 story height limit in place
Commented [P62]: How would this policy be
implemented? Through design guidelines? We don't protect
views. Move to Residential Neighborhoods
Commented [MCB63]: Move to neighborhood Residential
.,.,.7 .7 �..4�..I ..h...,,,.4�. ` and or Community image for a view protection policy.
Height standard in place.
Commented [P64]: The 140 is in place.
Commented [MCB65]: Move to Neighborhoods as this
policy is to improve connection from households to services
'.. and transit.
44,, <,44o, + „n >:.,,, .,:ho o4oe4nieally fonsa47o Commented [P66]: Grouped with other noise policies in
Residential Neighborhoods Element.
8.4.8 111 J),441 }%o” fi�¢�11 Tr�� Il ]Ir °�II� �' �1 "'4(� �i�f ftl]I 4i 41ii� r�i�lf'sf rra (I }} i }a111I (�Iv� (fir �'� Commented [P67]: This has been done west of I- 5. Add to
Residential Neighborhoods Element.
8.7
i. r rcro+�cmmrjm- ar:+ --crmr c�-- n�crnnry —c y—. Commented [P68]: These have been done.
Commented [P69]: Gateways are addressed in the
Community Image element. Specific gateway locations
recommended in new TIB element.
Commented [P70]: This has never made it into design
guidelines. Move to Neighborhood Element
n?�,IV 2015 12
TUKWILA COMPREHENSIVE PLAN
Commented [LM71]: Goals and policies regarding the
Village Node take the place of this in the new draft TIB
District Element
�A key element in a successful pedestrian environment is the ability to walk continuously along
the front of stores and see into the building interiors (e.g. shop display windows) instead of into
parking lots. Thus, standards regarding a site's design -- building setback, landscaping, fencing,
signage, sidewalks and automobile access and parking are the important issues. - Commented [LM72]: Mooed to sidebar Box: streetscapes &
Uban To— in new draft TIB Element
T.Teighbe -L.eed C".,,++,++n, -eia C"n, +aa, -r Commented [MCB73]: This goal and the following policies
require the adoption of commercial guidelines and or
standards within the City's commercial districts.
The goals, policies & implementation strategies for the Village
a Node addresses this in the new draft TIB District element. HS weg C46. C4
�8.5.1� Allow a diverse mix of uses, including aboy°c -scr' e-t resldentlal, ietzit%cotiftnei Cial ' Commented [LM74]: Revised and included in new draft
-------- ------
services, office,, -ate recreational and community facilities,, and ligni.ted mew retail im TIB District element
the TIB area outside the modes.
Commented [LM75]: Addressed in new draft TIB District
,,,..,,+o,f -. element
18.5.4 Encourage new comgnercial construction rather than tke eoav s�oa ^�comvel tim - Commented [LM76]: Included in new draft TIB District
existing residential structures to commercial uses. element
........................................................................ ................................................................................................ �8.5.$ Combine stanciarcis for parking placement and with buildin t^ site la o it Commented [LM77]: Included mnew draft' Dist pct
to achieve the compactness of a consistent building wall and pedestrian orientation,- element
�llollg stl ets withil� tlq "l 111 � istl lct�wlq x c i ryl ill iatt , @M44 . R f,,,..,1 PPA44r
emphasis „ N@Ol,.,F1.00d r'.,,.,..,oFeW r enteFs
na�,Iv 2015 13
TUKWILA COMPREHENSIVE PLAN
Commented [MCB78]: Already completed
' 'Commented [LM79]: Updated in new draft TIB District
element
8.5.8 faller residential areas s '"a' ff,., „a Ictn adiac ent commercial areas. Ensure
_ ,_!'_
appropriate structural meld land , -jam ,transitions between commercial and residential
zones.
Commented [MCB80]: Included in new draft TIB District
Element..
nr °,1 scompleted and
^ ° ^ ^t Commented[LM81]:These3pohcie
addressed in the TIB Design Manual.
�;..L.l,..,.,.7. �.,.•xr ncicic 'clr�cc °"rit °cri- 1”- xxixnct°cr.
e d, °=))h 0"wjp hom+ Ulf- 30 th' r11� 1) �h11 v, iflim Commented [ MCBS2 ]: The cost of maintaining unique
1 "1ii(" "� r V1 ) fpj,(, "11.L�1 filr�f vl� tllf�"'�r� . rhlr rr rM,.:°11J dt '� l �(U9Y� 11f � transit shelters has been found to be prohibitive.
°�et11
I .�H ,11 - , -,Mh "H H, „ l . H) IJ"H,,,: -V, r,l, ,1,� ) ,Ll ,,,A
na�,Iv 2015 14