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HomeMy WebLinkAboutSpecial 2015-07-28 Item 3 - Comprehensive Plan Updates - Tukwila International Boulevard District ElementDRAFT_ Planning Commission Recommended Tukwila International Boulevard (TIB) District Element WHAT YOU WILL FIND IN THIS CHAPTER: • A Vision Statement for the Tukwila International Boulevard (TIB) District. • A discussion of the issues facing the TIB District today. • Goals and policies to guide development in the TIB District and implement the community's vision. 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 1 07/07/2015 Policies and the Puget Sound Regional Council's (PSRC) Vision 2040. The specific requirements of these plans are fulfilled by the City of Tukwila'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). SIDEBAR BOX. Growing Transit Communities. In 2013, a region -wide coalition of businesses, developers, local governments, transit agencies and nonprofit organizations - the Growing Transit Communities (GTC) Partnership - developed a strategy to encourage high - quality, equitable development around rapid transit, and work towards implementing VISION 2040's growth strategy. The GTC's strategy has three main goals: • Attract more of the region's residential and employment growth near high- capacity transit; • Provide housing choices affordable to a full range of incomes near high - capacity transit; and • Increase access to opportunity for existing and future community members in transit communities. 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. 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 2 07/07/2015 Commented [LM1]: You will see a number of SIDEBAR BOXES with 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. They are NOT goals or policies. Once the final document is formatted, these will appear in "sidebars" on a page of the element. 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 multi - cultural community, 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 3 07/07/2015 Figure 1. Tukwila International Boulevard District Boundary W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 4 07/07/2015 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 a thriving, multicultural residential and business community with vibrant places to live, work, shop, and play for everyone. The District is a safe and walkable destination with an authentic, main street character that is connected to other destinations. There is an emphasis on self - sustaining, living wage employment opportunities within the District. 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. This includes many businesses in the corridor that are immigrant owned and provide retail and W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 5 07/07/2015 commercial services to a diverse customer base. This diversity remains an asset to the neighborhood, the City and the region. 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 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 6 07/07/2015 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 7 07/07/2015 LDR LDR LDR RC LDR RC HDR 5 ,.�iri. MDR MCC NCC MDR LDR MDR NCC HDR MDR NCC NCC LDR 4 I LDR LDR NCC NCC HDR LDR'' H R1 N� LDR LDR LDR LDR itul NCC HOR LDR LDR Example of zoning and parcelization along TIB 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 8 07/07/2015 Figure 2. Looking north on TIB towards the intersection with S. 140 Street (2015) 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 9 07/07/2015 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 challenging. 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 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 1 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 10 07/07/2015 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 bold 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. 144th Street and TIB intersection, and included changes to the zoning code 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 11 07/07/2015 GOALS & POLICIES Land Use Goal 8.1 The Tukwila International Boulevard District is a walkable neighborhood with places to live, work, shop, and play. 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 12 07/07/2015 Commented [LM2]: Re- written former policy from Transportation Corridors Element 144th/ Tukwila Village Node i' 24 TIB lc station ' node Figure 2. TIB District "Node Concept" Village Node at S. 144th & TIB Policies 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 13 07/07/2015 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 Policies 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 and generates jobs for the community. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 14 07/07/2015 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 Policies 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: W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 15 07/07/2015 - Explore implementing an incentive system for an increased height allowance. 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.1 • Explore options for a traditional anchor (i.e. grocery store or conference /training center), as well as the potential for attracting or facilitating an unconventional anchor, (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. 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, food trucks, artists and communal tables. 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 % 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 permitted to the south (10 stories), to attract jobs and commercial redevelopment. • Consider the recommendations of the Right Size Parking Study prepared for the Tukwila International Boulevard Station area when determining parking requirements. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 16 07/07/2015 Commented [LM3]: Consultant recommended height - to accommodate the types of development similar to Tukwila Village project Commented [LM4]: Consultant recommendation - enclosed parking requirement added too much cost to make projects financially feasible at this point. Commented [LM5]: Consultant recommendation 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 except for day use parking. - 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. SIDEBAR BOX: What could a quasi - public retail leasing & management agency do for the TIB District? Getting the right retail tenant mix and quality will give a street its unique character as well as the diversity of product offerings it needs to compete successfully with more established retail destinations. To achieve this mix, a neighborhood commercial street should be managed and operated like a shopping center. It is difficult for individual landlords to recruit appropriate high - quality tenants, since they are inclined to lease their space to whomever is willing to pay the rent. Retailers also do not like to take risks, but if you have a coordinated merchandising plan and strive for a good tenant mix, the risk to retailers will be reduced. To achieve higher sales, rents, and land values, landlords along the street need to band together and work proactively with the public sector to merchandise and lease their street in a W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 17 07/07/2015 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. coordinated and mutually supportive way. Source: The Urban Land Institute in Ten Principles for Rebuilding Neighborhood Retail" Land Use Outside the Nodes Policies 8.2.10 Allow a diverse mix of uses, including residential, commercial services, office, recreational and community facilities. Allow limited new retail in the TIB area outside the nodes; once the nodes are established, expand opportunities for retail outside the nodes. 8.2.11 Allow those types of light industrial uses that require hands - on labor and operate in such a manner that no nuisance factor is created and the scale of such activities does not conflict with the TIB District vision of a walkable, pedestrian- oriented neighborhood. 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 and landscape transitions between commercial and residential zones. 8.2.14 Maintain the predominately residential use and character between South 128th Street and South 137th Street (if extended), with appropriate zoning and a significant 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 18 07/07/2015 Commented [LM7]: Revised former policy 8.5.1 from Transportation Corridors element Commented [LM8]: Revised former policy 8.5.8 from Transportation Corridors element Commented [LM9]: Revised former policy 8.2.13 from Transportation Corridors element uses for these sites. Ensure that future uses will support or be compatible with adjacent single family neighborhoods. Explore opportunities to use these properties for affordable housing. 8.2.116 Encourage new commercial construction rather than converting existing residential structures to commercial uses. 8.2.17 Encourage the redevelopment of commercial properties fronting TIB by allowing the aggregation of residentially zoned parcels with commercially zoned parcels fronting TIB, 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. 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 fee. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 19 07/07/2015 Commented [LM1O]: Revised former policy 8.5.4 from Transportation Corridors element Commented [LM11]: Revised former policy 8.2.21 from Transportation Corridors element Commented [LM12]: Consultant recommendation - In the areas zoned Neighborhood Commercial Center (NCC) and RC, explore implementing an increased height allowance if design incentives are met. 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 and incentives 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 20 07/07/2015 Commented [LM13]: Consultant recommendation • Explore policies to address treatment and livability of ground floor living spaces to make them consistent with the vision for the TIB District 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. 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 21 07/07/2015 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. Speed is widely perceived as the single most important transportation factor impacting retail performance. High speeds reduce awareness of one's surroundings, intimidate pedestrians, and divide the sides of a street into two separate entities. Street width is also an important determinant of business success and walkability. Narrower streets will tie the two sides of the street together into one retail experience and make it easier for customers to shop on both sides of the street. Shorter crossing distances at signalized intersections, along with longer crossing cycles, make a street more pedestrian friendly. On- street parking is critical for the success of some businesses because it is the most convenient type of parking and creates the steady turnover of shoppers needed by stop and go retailers like coffee shops, dry cleaners, and specialty food stores. Source: Impact of Traffic Patterns on Corridor Retail, by the Leland Consulting Group, Spring 2007. 8.3.2 Provide additional signalized crosswalks to increase convenience and safety. Carefully chose east -west pedestrian crossings to align with public amenities, activity areas, and planned development projects. 8.3.3 Invest in paving and other calming features at crosswalks to increase pedestrian safety and enhance the identity of the TIB neighborhood. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 22 07/07/2015 Commented ELM14]: Currently signalized crossings are at S. 154, S. 152, S.144, S. 132 and S. 130 Streets. The distances between those crossings are 693 feet, 2,479 feet, 4,371, and 350 feet respectively. (FYI, the width of part of Seattle's downtown, from the pig at Pike Place Market to the Convention Center on Pike Street is 2,266 feet or 7 blocks.) 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. SIDEBAR BOX: Streetscapes & Urban Form. Being able to walk continuously along the front of stores and see into the building interiors (e.g. shop display windows) instead of parking lots contributes significantly to a successful pedestrian environment. Thus, standards regarding a site's design — building setback, landscaping, fencing, sidewalks, and automobile access and parking are the important issues. The Community Image and Identity Element of the Comprehensive Plan supplements TIB District Element Goal 8.4 with goals, policies, and implementation strategies guiding the development of vibrant commercial districts characterized by high quality urban design. Policies 8.4.1 Combine standards for parking placement with building site layout to achieve the compactness of a consistent building wall and pedestrian orientation along streets within the TIB District, where appropriate. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 23 07/07/2015 Commented [LM15]: Former policy 8.5.5 from Transportation Corridors element. Revised policy to 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. Examples of a continuous building wall along a street 8.4.2 Use incentives to encourage commercial businesses and residential buildings to create a continuous building wall along the street edge and locate a primary entrance from the front sidewalk, as well as from off - street parking areas, in the TIB District where 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 on or adjacent tothe front sidewalk. 8.4.3 Fence exterior storage and sales areas with high - quality materials to support a visually pleasing environment without restricting connectivity and walkability; limit use, size, 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 24 07/07/2015 Commented [LM16]: In addition to an entrance from the "back parking lot ", another primary entrance is needed along the street side if buildings are brought to back of sidewalk. Commented [LM17]: Revised former policy 8.2.15 from Transportation Corridors element. 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 facade improvement program for existing commercial development. • 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 25 07/07/2015 • 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 if buildings are located near back of sidewalk. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 26 07/07/2015 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 pay lots. 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. The King County Right Size Parking calculator lets developers, jurisdictions, and neighborhoods accurately project the optimum amount of parking for new multifamily developments. Users estimate parking use in the context of a specific site, based on a model using current local data of actual parking use correlated with factors related to the building, its occupants, and its surroundings — particularly transit, population and job concentrations. It helps consider how much parking is "just enough" when making economic, regulatory, and community decisions about parking. 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 areas, and destinations; and improves community health. The TIB District's circulation network makes the neighborhood a great place to walk, improves mobility and safety for all users, encourages walking, bicycling and use of public transit, and supports the envisioned land uses. SIDEBAR BOX. Trains, Cars, Buses, and Feet. TIB is an important part of the local and regional transportation and circulation system. The TIB District has convenient highway access to SR 518 and SR 599. The Tukwila International Boulevard Station is located at the intersection of Southcenter Boulevard and TIB, providing service to SeaTac Airport and downtown Seattle. The Tukwila International Boulevard Station is also served by a number of King County Metro bus routes, including two bus rapid transit (BRT) routes, one of which provides a frequent connection to the Southcenter, Burien and Renton areas and the Tukwila Sounder Commuter Rail /Amtrak Station; the other connects with points south. Despite the limited number of crosswalks on TIB, there are a high number of pedestrians walking along TIB and to and from the adjacent neighborhoods and activity centers. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 27 07/07/2015 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 ✓ Long term: Guide development of built form and streetscape to align with Connected Nodes concept Concept: Continuous building wall and pedestrian circulation system W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 28 Yo 07/07/2015 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. - As redevelopment occurs, encourage a finer - grained pedestrian grid. Break up larger blocks by extending the pedestrian system through properties and along property lines. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 29 07/07/2015 SIDEBAR BOX. Comparison of TIB District's existing block size with other walkable areas in Seattle. Block Sizes TIB study Area Mii WA. 1E1 . WAN YAW A W 0 25 0 5 Miles Wallingford =I ra all ur - I � MO =A NOMMEN MIN IMPS •.0 .r •. ! 1 nOI•M. •..gi, Ir.II111•1.•. ■••.. ..17i.1MlNNE; 11 1111 : :.. : :: ■1 ■ii • Explore, where appropriate, the use of "woonerf" streets that allow pedestrians, cyclists and autos to share the space equally, such as for local access streets in the interior of a large development. • Work with the Parks and Recreation Department to add stairs connecting Southgate open space to TIB. SIDEBAR BOX. Green spaces and greenways. During the joint City Council /Planning Commission worksessions on the TIB District, thoughts were shared regarding the need to connect parks and open space, and implement "low hanging fruit" projects such as stairs connecting Southgate open space to TIB. Ideas also included encouraging new high density multifamily projects in the TIB District to consider non - traditional alternatives such as pea patches or roof top gardens when meeting recreation space requirements. The Parks and Open Space Element of the Comprehensive Plan addresses these ideas in Goals 6.1 and 6.2 and their associated policies and implementation strategies. • 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 31 07/07/2015 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. SIDEBAR BOX. Building Bicycle Equity in a Community. It is important to ensure that groups underrepresented within bicycling community, such as women of color among others, are not left behind as biking becomes an increasingly important way to enhance mobility, public health, and sustainable transportation. There are many model programs across the nation that introduce cycling as a safe and fun activity, particularly to beginner -level riders in low income areas. Other programs offer bicycle maintenance clinics in lower- income neighborhoods, as many of these households often own bikes which are less expensive but require more maintenance. Encourage the sale of low cost bicycle parts, such as tires and tubes, in corner stores, and simple bike fix -it stations are installed in convenient locations, such as gas stations, makes it easier to own and use a 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 and retain 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, W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 32 07/07/2015 and activities that leverage nearby assets, such as schools and cultural facilities, and reflect the international, multi- cultural character of the TIB area. 8.7.3 Create a central space for permitted food trucks, pop -ups, and a farmer's markets where residents and visitors will gather and sample the multicultural flavor of the TIB area. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 33 07/07/2015 SIDEBAR BOX. What is a Pop -up? Pop -ups by definition are temporary, intentional, irregular (not every weekend or regularly scheduled), sanctioned and unsanctioned, and instigated by both grass -roots and top -down approaches. Pop -ups content and use are only limited by one's imagination, and can be such activities as retail spaces, restaurants, public markets, art installations, or politically motivated statements that seek to affect urban policy and development. Pop -ups are often used as a temporary means to revitalize or occupy a vacant area or public space. They can reduce start -up costs for entrepreneurs by providing temporary leasing space, provide an opportunity for retail incubators, or be used to showcase artwork. Owner Commissioned of vacant building prior to its remodel for new business opening Retail Pop Up store 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 34 07/07/2015 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. SIDEBAR BOX. Immigrants & Main Street. A recent study has shown that immigrants' role in "Main Street" businesses — the shops that give a neighborhood its character, such as restaurants, grocery stores, clothing boutiques, and beauty salons - is striking. Nationally, immigrants make up 28 percent of Main Street business owners, and 64 percent in cities with large immigrant populations. Main Street businesses present an important opportunity not only for residents who start out with little, they are also often a first business for immigrants and a source of first jobs for people in the community. And, they can play an important role in generating neighborhood -level economic growth by making areas attractive places to live and work. These are often businesses with thin profit margins. Finding ways to maximize the potential of immigrant small business owners, and to do so in a way that creates a positive climate for all business owners, should be an important project for cities focused on economic development and seeking to leverage the contribution of their immigrant population. For example, in Minneapolis, an old retail and distribution center was transformed into the Midtown Global Market - an international market that is both and incubator for new immigrant businesses and a neighborhood development project; in Philadelphia, revitalization of the El Centro de Oro corridor was helped by establishing an official Business District Manager who assists businesses in forming partnerships with the police department, understand zoning regulations, and find small business loans. Source: "Bringing Vitality to Main Street: How Immigrant Small Businesses Help Local Economies Grow ", Fiscal Policy Institute with the Americas Society /Council of Americas, January 2015. 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. • Use banners, signage, and architectural and landscape elements to "advertise" the new identity throughout the TIB District. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 35 07/07/2015 • 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. • Establish a code enforcement emphasis area(s). 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 communities in the TIB area in 2014, Tukwila's Community Connectors program has endeavored to improve outreach to and engagement with communities that have been historically underrepresented in civic processes. Community Connectors are individuals: • who act as liaisons from their community to the City, • who are involved in their communities, • who have the skills to facilitate outreach to and communicate with their respective communities, and • who have the ability to provide culturally sensitive guidance to City staff on how to design and undertake a comprehensive and effective outreach effort. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 36 07/07/2015 By building stronger relationships with a broader range of Tukwila communities, the City will move toward the vision of ensuring that all Tukwila residents have equal access to opportunities. The Community Image Element's Goals 1.2 and 1.3 and the Parks and Open Space's Goal 6.3 supplement the more specific goals and policies for the TIB District in this section, addressing creating a positive community identity and image, embracing diversity, and promoting cultural awareness through public art, interpretive signs, and events. 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. SIDEBAR BOX. Reducing Crime & Improving Safety. In the TIB area, actions by the Tukwila Police Department, such as bicycle patrols, the installation of video cameras, and the implementation of a neighborhood resource center, have resulted in decreased crime. With the 2013 seizure of three motels along TIB that were the site for illegal activity, the Police Department notes that one year later, crime has dropped 30% on TIB, violent crime has declined 40 %, and there has been a 30% decrease in calls for service'. Reducing crime, enforcing building health and safety codes, and improving the District's appearance are key goals for the TIB area. The Roles and Responsibilities Element contains general goals, policies and implementation measures calling for creating a positive social environment, and reducing and preventing crime to create a sense of safety and security. Goal 8.9 and the related policy in this section provide additional direction specific to the TIB District. 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. Police Chief Mike Villa, Tukwila Police Department presentation to the Tukwila City Council, September 15, 2014 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 37 07/07/2015 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. 8.10.7 Emphasize self - sustaining, living wage employment opportunities within the District. Implementation Strategies: • Develop a strategic and financial plan for implementing these Tukwila International Boulevard District policies aimed at W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 38 07/07/2015 Commented [LM19]: Revised former policy 8.2.11 from Transportation Corridors element - moved to implementation strategy 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 EB5 and New Market Tax Credits; transportation concurrency adjustments; and developer agreements. • 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CLEAN PC_Recommended_TIB Element_5.21.15.docx 39 07/07/2015 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 close to home (' /z - 1/4 mile away). Tukwila International Boulevard District Element - Version 5.7.15 Issues Matrix 5.28.15 Row # Page # Comment (language changes in strikeout /underline, recommendation in bold) Exhibit #/ Date /Source Staff comment /analysis /options 1 p. 1 Missing "What you will find in this chapter" summary at the start of the chapter. Need to add for consistency with other comprehensive plan elements. Staff edits; 5.21.15 Staff Recommendation: Add the following: WHAT YOU WILL FIND IN THIS CHAPTER: * A Vision Statement for the Tukwila International Boulevard (TIB) District * A discussion of the issues facing the TIB District today. * Goals and policies to guide development in the TIB District and implement the community's vision. PC 5.28.12: Accepted staff recommendation. 2 p. 2, and through- out the element. The term "multicultural community" or "diverse, multicultural community" would be a more accurate reflection of the corridor than the term "international flavor" or "multicultural flavor ". The term "flavor" implies something that is not a part of the fabric of a community, but only a small addition. K.Schott - Bresler; letter to PC; 5.28.15 Staff Recommendation: Under TIB District, 2nd para, 3rd sentence, revise as follows: "By building a complete neighborhood, promoting the District's diversity and multi - cultural communityintcrnational flavor, and ... ". Similar changes made elsewhere in the element. PC 5.28.12: Accepted staff recommendation. 3 P. 3 Figure 1. The TIB District boundary should be revised to include single family area north of S 130th and west of TIB, to E. Marginal Way S., since this area is a continuation of the SF neighborhood to the south. McLeod; PC meeting 5.28.15. PC 5.28.12: Accepted recommendation. 4 p. 4 TIB District vision statement: add the following: The vision for the Tukwila International Boulevard District is an area that is a complete neighborhood with a thriving, K.Schott - Bresler; letter to PC; 5.28.15 PC 5.28.15. Recommended the following revision: The vision for the Tukwila International Boulevard District is an area that is a complete neighborhood with a thriving, multicultural residential and business multicultural residential and business community with community with vibrant places to live, work, shop, and play for affordable, culturally appropriate places to live, work, shop, everyone. and play. 5 p. 4 Community vision for the future. Revise as follows: A Tukwila International Boulevard (TIB) District that is a "complete neighborhood" with affordable, culturally K.Schott - Bresler; letter to PC; 5.28.15 PC 5.28.15. Recommended to keep as is, except add: This includes many businesses in the corridor that are immigrant owned and provide retail and commercial services to a diverse customer base. appropriate places to live, work, shop and play. The area is This diversity remains an asset to the neighborhood, the City and the region. an cnjoyablc, affordablc, and prosperous community with a busincss fricndly imagc. The District positivc rcsidcnt and has a distinctive identity and character that is different from other neighborhoods and retail areas in the City. This includes many businesses in the corridor that are immigrant owned and provide retail and commercial services to a diverse customer base. This diversity remains an asset to the neighborhood, the City and the region. 6 P. 7 Walkability & connectivity. Last sentence - Replace the word "difficult" with "challenging ". Challenging better implies the ability to overcome the issues regarding funding and warranting that could limit installing more crosswalks. Mann; Meeting with staff 5.28.15 Staff Recommendation: Make the suggested revision: "Competition for limited public funding and warrant approvals may make implementing the desired changes to TIB and surrounding streets more difficult challenging. PC 5.28.12: Accepted staff recommendation. 7 P. 9 Policy 8.2.1 and Figure 2. 1 support the nodes and feel it is important to focus on both nodes as the City plans for future development. P.Carter; letter dated 5.26.15 Comment noted 8 p. 10 Village Node area. Policy 8.2.2 designates this area for certain uses. This policy should be revised to include employment generating businesses at the Village Node. Mann; Meeting with staff 5.28.15 Jobs with higher paying wages would most likely occur in the office market than retail. The market analyst at the CC /PC worksession reported that there is limited market for office in Tukwila, as well as South King County, unless it is generated by a specific user with a specific purpose. The most likely location for office in the TIB District would be at the TOD Node, which would leverage its proximity to the airport, light rail station, and highways. Staff Recommendation: Keep 8.2.2 as is. PC 5.28.12: Accepted staff recommendation. Policies for the TOD Node call for a more intensive mix of mid- to high rise uses that would serve as more of an employment center than the Village Node. Staff Recommendation: Revise 8.2.4 (TOD Node) as follows: "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 TIB Station's proximity to SeaTac area and generates jobs for the community. PC 5.28.12: Accepted staff recommendation. 9 p. 11 Implementation strategies for Village Node. I support the increased heights and revision of enclosed parking requirements P.Carter; letter dated 5.26.15 Comment noted W: \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Public Review \PC hearing 05.28.15 \PC & public hearing Comments on draft TIB element_Updated_5.28.15.xlsx 10 11 Village Node Implementation strategy - 2nd bullet. Why 75 foot maximum? PC; 5.28.15 meeting 5.28.15. This height was recommended by consultants. However, more detailed analysis can be done when element is implemented and zoning regulations are revised. Staff Recommendation: Revise sentence to read "Explore implementing an incentive system for an increased a 75 foot maximum height allowance. Also, make similar change on Page 14, 1st bullet: - In the areas zoned Neighborhood Commercial Center (NCC) and RC, explore implementing an increased 75 foot maximum height allowance if design incentives are met . PC 5.28.12: Accepted staff recommendations. 11 p. 12 Sidebar box - Unconventional anchors. Delete last sentence about food trucks parked permanently inside. Does not want to see food trucks parked permanently anywhere in TIB area. Mann; Meeting with staff 5.28.15 Staff Recommendation. Revise as suggested. Note that this box just provides explanation or additional information, but is not a goal, policy or implementation. PC 5.28.12: Delete the sentence but add "food trucks" to list of uses in previous sentence. 12 p. 12 Implementation Strategies - TOD Node. I support the overlay zone and note that it would include the area south of SR 518. While much of that area is currently primarily a park and fly lot, it has tremendous potential for mixed -use development. P.Carter; letter dated 5.26.15 Comment noted 13 p. 12 Village & TOD Nodes - Implementation Strategy. 1st bullet. Proposed strategy prohibits parking as a primary use. Parking as a primary use should be a permitted use within the nodes, provided it is located in a structure having ground floor retail and is architecturally designed to limit visual impacts and fit in with the vision for the nodes. Mann; Meeting with staff 5.28.15 The intent was to limit commercial park and fly operations. Staff Recommendation: Revise as follows: Prohibit parking as a primary use within the nodes, except for day use. This will allow accessory parking, and paid - parking lots (if they become feasible), but still prohibit park & fly parking operations. PC 5.28.12: Accepted staff recommendation. 14 p. 12 In Village and TOD Nodes - Implementation strategies, 3rd bullet. "Explore establishing a quasi - public retail leasing and management agency to "sell" the vision for the node, plan and coordinate the node's leasing strategy...." This is confusing - what is being suggested here? Hansen; PC worksession 5.21.15 Perhaps what is needed is a SIDEBAR BOX to help explain this proposed implementation strategy. Staff Recommendation: Add "SIDEBAR BOX: What could a quasi - public retail leasing & management agency do for the TIB District? Getting the right retail tenant mix and quality will give a street its unique character as well as the diversity of product offerings it needs to compete successfully with more established retail destinations. To achieve this mix, a neighborhood commercial street should be managed and operated like a shopping center. It is difficult for individual landlords to recruit appropriate high - quality tenants, since they are inclined to lease their space to whomever is willing to pay the rent. Retailers also do not like to take risks, but if you have a coordinated merchandising plan and strive for a good tenant mix, the risk to retailers will be reduced. To achieve higher sales, rents, and land values, landlords along the street need to band together and work proactively with the public sector to merchandise and lease their street in a coordinated and mutually supportive way. Source: The Urban Land Institute in Ten Principles for Rebuilding Neighborhood Retail" PC 5.28.12: Accepted staff recommendation. 15 p. 13 Land Use Outside of Nodes. Policy 8.2.10 limits new retail outside of nodes. Commissioner feels should not limit new retail development outside of nodes. Instead, focus on developing new retail in node areas, but retain the flexibility to allow new retail outside of nodes. Mann; Meeting with staff 5.28.15 Market & retail analysts at the CC /PC worksessions reported that there is currently limited market for retail, and that it should be initially directed to the nodes to build momentum and create successful activity centers. Then, as the nodes evolve, expand opportunities for new retail in areas outside of nodes. Staff Recommendation: Revise as follows: Allow a diverse mix of uses, including residential, commercial services, office recreational and community facilities,. and 'Allow limited new retail in the TIB area outside the nodes; once the nodes are established, expand opportunities for retail outside the nodes. 16 p. 13 Policy 8.2.11 Permit only those types of light industrial uses that are labor- intensive and support the TIB District vision. What does labor- intensive mean? Can other clarifying language be included? Hansen; PC worksession 5.21.15 Clarification: "labor- intensive" was intended to describe those types of light industrial uses that require "hands on" labor to construct or make, such as the making of wine, clothes, jewelry, shoes, electronics, or furniture, as opposed to more mass production operations. These types of light industrial uses typically have less environmental impact than those associated with heavy industry. Think of the Maker Movement, which is described as people using an element of creative skill to make or design something on their own. Staff Recommendation: Revise Policy 8.2.11 as follows: Permit only those types of light industrial uses that require hands -on labor and arc labor intensive operate in such a manner that no nuisance factor is created or apparent outside an enclosed building and the scale of such activities does not conflict with and support the TIB District vision of a walkable, pedestrian- oriented neighborhood. W: \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Public Review \PC hearing 05.28.15 \PC & public hearing Comments on draft TIB element_Updated_5.28.15.xlsx 17 p. 13 Policy 8.2.15. Suggest that the city leverage opportunities that may be created with vacant parcels and add language to this property: "Explore opportunities to use these K.Schott - Bresler; letter to PC; 5.28.15 Staff Recommendation: Revise as suggested. PC 5.28.12: Accepted staff recommendation. properties for affordable housing." 18 p. 13 Policy 8.2.18. Gateways. I support the concept of gateways but feel it should also include architectural and landscape elements along the TIB Corridor which advertises its unique "brand." This could be banners or signage and would follow the adoption of a name for the district as mentioned in the first Implementation Strategy shown on page 26. P.Carter; letter dated 5.26.15 Staff Recommendation: P. 26, add the following to the implementation strategy suggesting developing a name for the community: Use banners, signage and architectural and landscape elements to "advertise" the new identity throughout the TIB District." PC 5.28.12: Accepted staff recommendation. 19 p. 13 Land Use Outside of Nodes. Policy 8.2.12 says stand along multifamily should be allowed. Comissioner feels stand -alone multifamily residential buildings should not be permitted to locate along TIB. Mann; Meeting with staff 5.28.15 Staff Recommendation: Keep as is. Stand alone multifamily is currently prohibited along TIB. This policy gives a developer the OPTION to construct stand alone residential. Rationale: TIB is to transition to a "main street" and stand alone residential has a place along that type of streetscape. Also, market analyst reported that it is difficult to lease ground floor retail or office spaces in mixed use buildings, and it raises overall development and leasing costs. 5.28.15. PC concerned about the appropriateness & quality of ground floor living on TIB. Recommended adding an implementation strategy: Explore policies to address treatment and livability of ground floor living spaces to make them consistent with the vision for the TIB District. PC 5.28.12: Accepted staff recommendation. 20 p. 14 Land use outside of Nodes - Implementation strategy. Revise the 3rd bullet at top of page as follows: "Consider alternative ways and incentives to transition from higher Mann; Meeting with staff 5.28.15 Staff Recommendation: Revise as suggested. PC 5.28.12: Accepted staff recommendation. intensity zones to adjacent single family zoning. 21 p. 15 Policy 8.3.2. Providing additional crosswalks should increase actual versus perceived safety. Revise. Mann; PC meeting 5.28.15 PC 5.28.15: Revise sentence to read: "Provide additional signalized to increase crosswalks convenience and pe eived safety." 22 p. 17 Policy 8.4.2.1 support this policy but feel the wording "a primary entrance from the front sidewalk" is a little awkward. I suggest rewording it so that it reads: "a primary entrance on or adjacent to the front sidewalk." P.Carter; letter dated 5.26.15 Staff Recommendation. Revise as suggested: "Use incentives too encourage commercial businesses and residential buildings to create a continuous building wall along the street edge and locate a primary entrance on or adjacent tof-r-effi the front sidewalk, as well as ...." PC 5.28.12: Accepted staff recommendation. 23 p. 18 Sidebar box - Green spaces and greenways, and 2 accompanying photos are located incorrectly. Staff edits; 5.21.15 Staff Recommendation: Relocate Sidebar & photos under Walkability & Connectivity, Goal 8.6. PC 5.28.12: Accepted staff recommendation. 24 p. 19 Implementation strategy on Right Size Parking. I understand the concept of "Right Size Parking" but ask that it be used flexibly because sometimes lower- income residents are not able to use transit as their jobs involve shift work. This means they may need to travel evening and night hours when there are few if any buses running. P.Carter; letter dated 5.26.15 Comment noted. 25 P. 19 Goal 8.6 walkability & connectivity. I support the goal but would like to see an Implementation Strategy added that allows "woonerf" streets where appropriate. These are streets designed so that pedestrians, cyclists, and autos share the space equally. They might be a good substitute for local access streets in the interior of a large development. P.Carter; letter dated 5.26.15 Staff Recommendation: On page 23, add the following bullet to Implementation Strategies: Explore, where appropriate, the use of "woonerf" streets that allow pedestrians, cyclists and autos to share the space equally, such as for local access streets in the interior of a large development. PC 5.28.12: Accepted staff recommendation. 26 p. 20 Goal 8.6. Add "safety" to the second sentence. PC meeting; 5.28.15 Staff Recommendation: Revise as "The TIB District's circulation network makes the neighborhood a great place to walk, improves mobility and safety for all users,..." PC 5.28.12: Accepted staff recommendation. 27 p. 20 Sidebar box. Trains, cars, buses and feet. Delete last sentence - "However, the corridor has the highest pedestrian fatality rate in the City." This is too negative and could change in the next few years. Mann; Meeting with staff 5.28.15 Staff Recommendation: Revise as suggested. PC 5.28.12: Accepted staff recommendation. 28 p. 21 Implementation Strategies. Add stairs connecting Southgate open space to TIB. Alford & McLeod; PC Worksession 5.21.15 Staff Recommendation: On page 23, add the following bullet to Implementation Strategies: * Work with Parks & Recreation Department to plan and construct a stairway connecting the Southgate Open Space to TIB. PC 5.28.12: Accepted staff recommendation. 29 p. 22 Implementation Strategies. Revise as follows: "As redevelopment occurs, establish encourage a finer - grained Strander; PC Worksession 5.21.15 Staff Recommendation: Revise as suggested. PC 5.28.12: Accepted staff recommendation. pedestrian grid." W: \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Public Review \PC hearing 05.28.15 \PC & public hearing Comments on draft TIB element_Updated_5.28.15.xlsx 30 p. 23 Sidebar box. Building bicycle equity in a community. Delete phrase "such as women of color ". Do not need to single out one group. Mann; Meeting with staff 5.28.15. Staff Recommendation: Revise as suggested. 5.28.15 More discussionon this Revise by PC: Ensuring sidebar. as suggested Encourage them sale of low cost bicycle parts, such as tires and tubes, locally in ". 5.28.15 Also, 1st arc sold corner stores,... revise sentence as follows: "...such as women of color among others, ..." PC 5.28.15: Accepted staff recommendations. 31 p. 23 Community & character. This section speaks only to low wage paying, locally owned businesses and should focus more on promoting economic development and higher wage paying jobs. Mann; Meeting with staff 5.28.15 Staff Recommendation: Recommend discussion amongst Planning Commissioners on this subject. 5.28.15 Should insert language in vision statement: There is an emphasis on self-sustaining, living wage employment opportunities within the District. PC 5.28.15: Accepted staff recommendations. 32 p. 23 Policy 8.7.1. Recommend revising as follows: "Strive to attract and retain locally owned and operated stores, ..." K.Schott - Bresler; letter to PC; 5.28.15 Staff Recommendation: Revise as suggested PC 5.28.15: Accepted staff recommendations. 33 p. 23 Policy 8.7.2. Recommend revising as follows: "...and reflect the international, multi - cultural character of the TIB area." K.Schott - Bresler; letter to PC; 5.28.15 Staff Recommendation: Revise as suggested PC 5.28.15: Accepted staff recommendations. 34 p. 24 Policy 8.7.3. PC recommended revising as follows: "Create a central space for permitted food trucks, pop -ups, and a PC meeting; 5.28.15 Staff Recommendation: Revise as suggested PC 5.28.15: Accepted staff recommendations. farmer's markets where residents and visitors will gather and sample the multicultural flavor of the TIB area. " 35 p. 24 Sidebar box. What is a pop -up? Revise as follows: "Pop -ups by definition are..." PC meeting; 5.28.15 Staff Recommendation: Revise as suggested PC 5.28.15: Accepted staff recommendations. 36 p. 25 Revise photo title as follows: "Owner- commissioned Ytarn Staff edits; 5.21.15 Staff Recommendation: Revise as suggested PC 5.28.15: Accepted staff recommendations bombing of vacant building prior to its remodel for new business opening." 37 p. 26 Need to consider ways to implement Policy 8.8.1 (on page 25) that encourages private landowners to maintain and upgrade their property and protects the neighborhood from adverse impacts of vacant and underutilized sites. There are places in the TIB District and other parts of the city (e.g. the SR 599 underpass) that should be on the City's radar for clean -up or beautification. Hansen; PC worksession 5.21.15 Staff Recommendation: Page 26, add an implementation strategy: Establish a code enforcement emphasis area(s). PC 5.28.15: Accepted staff recommendations 38 p. 28 Need to emphasize increasing living wage employment in TIB. Mann; PC meeting 5.28.15 Staff Recommendation: Add: 8.10.7 Emphasize self - sustaining, living wage employment opportunities within the District. 39 General Affordable housing. Suggest that the City increase the proactive goals and policies to support the production and preservation of affordable housing in the corridor. K.Schott - Bresler; letter to PC; 5.28.15 PC meeting 5.28.15. Affordable housing will be addressed more fully in the Housing Element, particularly in relation to how City -owned vacant properties are potentially developed. 40 General Is there a potential to develop a "Makers District" that could be marketed? Is there an area in TIB District for it? It has been successful in Oakland and brought a new economy, where coffee shops, etc. followed to support the Makers. It might be a way to activate an area, bring people to the area, and boost the economy. Alford; email 5.28.15 Staff Recommendation: Recommend discussion amongst Planning Commissioners on this subject. 5.28.15. Discussed, but no changes recommended. W: \Long Range Projects \2014 CompPlanUpdate \Transportation Corridors \Public Review \PC hearing 05.28.15 \PC & public hearing Comments on draft TIB element_Updated_5.28.15.xlsx May 26, 2015 Dear Planning Commission, I would like to express my support for the Draft TIB Element of the Comp Plan. I am not speaking on behalf of TIBAC; these are my personal remarks. However, I would like to point out that the draft you are considering very closely matches the vision contained in TIBAC's The Boulevard: Our Vision for the Future which we presented to the Tukwila City Council in April 2012. I support the Vision and the Goals, Policies, and Implementation Strategies that are being proposed. However, I do have a few specific comments:(Page numbers refer to the draft included in your May 28 meeting agenda packet.) Page 9 — Policy 8.2.1 and Figure 2 I support the nodes and feel it is important to focus on both nodes as the City plans for future development. Page 11 — Implementation Strategies – Village Node I support the increased heights and revision of enclosed parking requirements. Page 12 — Implementation Strategies –TOD Node I support the overlay zone and note that it would include the area south of SR 518. While much of that area is currently primarily a park and fly lot, it has tremendous potential for mixed -use development. Page 13 — Policy8.2.18 I support the concept of gateways but feel it should also include architectural and landscape elements along the TIB Corridor which advertises its unique "brand." This could be banners or signage and would follow the adoption of a name for the district as mentioned in the first Implementation Strategy shown on page 26. Page 17 — Policy 8.4.2 I support this policy but feel the wording "a primary entrance from the front sidewalk" is a little awkward. I suggest rewording it so that it reads: "a primary entrance on or adjacent to the front sidewalk." Page 19 — Implementation Strategy on Right Size Parking I understand the concept of "Right Size Parking" but ask that it be used flexibly because sometimes lower- income residents are not able to use transit as their jobs involve shift work. This means they may need to travel evening and night hours when there are few if any buses running. Page 19 — Goal 8.6 I support the goal but would like to see an Implementation Strategy added that allows "woonerf" streets where appropriate. These are streets designed so that pedestrians, cyclists, and autos share the space equally. They might be a good substitute for local access streets in the interior of a large development. In conclusion, overall I am very pleased with the proposed Draft TIB Element and encourage you to send it to the City Council with your endorsement. Sincerely, ):,,,,,) aYi-,-, Pam Carter 4115 S 139th St. Tukwila, WA 98168 HOUSING DEVELOPMEN consortium FORT &RRA Tukwila Planning Commission City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 251' futurewise Building Communities & Protecting the Land OLO3AL- OLOCAL May 28, 2015 Dear Planning Commissioners: Thank you for this opportunity to comment on the Tukwila International Boulevard (TIB) District Element update to the Comprehensive Plan. The Housing Development Consortium of King County (HDC), Forterra, Futurewise, and Global to Local are all committed to working with cities across King County to create equitable communities where people of all incomes can thrive in safe neighborhoods with good jobs, affordable housing, quality schools, a healthy built environment, and strong access to transit. We very much appreciate Tukwila's work to engage communities, particularly with the Community Connectors program that conducted surveys and hosted a large community event to gather feedback for Tukwila's Comprehensive Plan. This Comprehensive Plan update process provides you an ideal opportunity to explore the necessary strategies to create an inclusive community for all of Tukwila's residents. Based on what we heard from community, successful strategies implemented in other cities, and with the goal of creating an inclusive, thriving community, we would like to offer comments on the TIB Element in the areas of equity, housing, and transit oriented community. Equity We have included some comments and suggested additions below that we feel will further support efforts to ensure Tukwila is a place where all communities have access to a healthy, vibrant life. Vision Statement The vision for the Tukwila International Boulevard District is a complete neighborhood with a thriving, multicultural residential and business community with affordable, culturally appropriate 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. (suggested additions underlined) 1 Community Vision for the Future 1St Paragraph: A Tukwila International Boulevard (TIB) District that is a "complete neighborhood" with affordable, culturally appropriate places to live, work, shop and play. The District has a distinctive identity and character that is different from other neighborhoods and retail areas in the City. This includes many business in the corridor that are immigrant owned and provide retail and commercial services to a diverse customer base. This diversity remains an asset to the neighborhood, the City and the region. Language The term "multicultural community" or "diverse, multicultural community" would be a more accurate reflection of the corridor than the term "international flavor" or "multicultural flavor ". The term "flavor" implies something that is not a part of the fabric of a community, but only a small addition. Goals and Policies: Community and Character We support the City's effort to continue to engage a diverse array of Tukwila residents and enhance the current community that is living in the TIB area. Policy 8.8.3 is a great example of the City's commitment to this work. Below are edits to policies in sections 8.7 and 8.8 that we think further support the City's effort to build a strong, equitable and vibrant community: 8.7.1 Strive to attract and retain locally owned and operated stores, especially specialty food stores, ethnic restaurants, service providers, and neighborhood serving shops such as hardware stores. 8.72 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, multicultural character of the TIB area. NEW: Goal 8.9: As the TIB district grows, it continues to reflect the diverse, multicultural character of the community and targeted programs protect and enhance that cultural diversity and addresses economic and social disparity. Housing The high cost of housing in King County makes it extremely challenging for full -time workers to afford rent and still have enough left over for the basics like groceries, gas, medicine, and child care. While economic development and new jobs will improve the financial stability of Tukwila's residents, it is still unlikely that all workers will be able to afford market -rate housing. An individual earning $15 per hour can only afford to pay $780 per month for a one bedroom apartment, but the one - bedroom fair market rent in King County is $1,150. As Tukwila redevelops, there will be a significant and ongoing need for affordable housing to ensure the workforce can afford places to live. 2 The efforts of the City to support and incentivize redevelopment throughout the corridor provide a tremendous opportunity to advance the City's affordable housing goals. Yet, as drafted, the TIB element does not take advantage of this opportunity. The element sets up a policy framework for the city to offer incentives and offset development costs of market -rate housing without asking for any public benefits in exchange. We urge you to tie redevelopment strategies directly to public benefits. We also urge you to increase the proactive goals and policies to support the production and preservation of affordable housing in the corridor. Meeting Community Needs As the City works to attract private investment to TIB, it is critical that the City balances this goal with the need to provide housing options that the existing community and future workforce can afford. In line with this goal, in the narrative of this section beginning with "Deteriorated properties and older buildings..." we suggest adding the language: These properties provide affordable homes and commercial space, key resources in the neighborhood. The City should balance the need for preservation of affordable residential and commercial space with redevelopment goals. Additionally, we suggest an edit to Policy 8.10.1 to "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 and affordable neighborhood." We suggest that the city leverage the opportunities that may be created with vacant parcels and add additional language to 8.2.15 to explore opportunities to use these properties for affordable housing. Return on Investment Although goals and strategies around affordable housing are primarily contained in the Housing Element, the TIB element should also incorporate affordable housing policy language into its policies and implementation strategies. When the public is investing public resources (i.e. tax dollars, density bonuses, etc.) to promote private development, resultant private development should benefit the public. We therefore ask that the implementation strategies language contained in the land use section around height and density incentives be paired with companion pieces related to public benefits, notably affordable housing. We have concerns that policies 8.10.4 & 8.10.5 do not provide the best return on investment for the City. Properly crafted incentive programs can achieve the goals of attracting development, creating affordable, high - quality places for all residents, and financing needed infrastructure. We therefore encourage you to add language to these policies that tie these incentives and cost offsets to benefits that match the needs of Tukwila residents, such as affordable housing and open space. 3 As development code regulations are drafted for TIB, we strongly urge the City to develop regulations that retain housing options that match the income of the community. A truly transit - oriented community will include affordable housing for the workforce alongside market - rate multifamily development, Tight rail, and new businesses. Transit Oriented Community Tukwila's TIB should leverage the Tight rail transit investment to reduce transportation costs for residents and visitors while increasing access to opportunity. We appreciate the City's role as a signatory of the Growing Transit Communities Regional Compact. We also support the land use and urban design goals and policies in the TIB element that recognize the need for a more "urban form," particularly in parking requirements, as well as transit and pedestrian amenities. However, we encourage the City to adopt additional language in the TIB element related to safety, particularly for pedestrians, cyclists, and transit users. Included below are our suggestions: Goal 8.3.2: "Provide additional signalized crosswalks to increase perceived safety and convenience." Goal 8.6: "The T18 District's circulation network makes the neighborhood a safe place to walk, improves mobility and safety for all users, encourages walking, bicycling and use of public transit, and supports the envisioned land use." It is possible for Tukwila to achieve its redevelopment goals while honoring the needs of current residents. We encourage you to adopt our suggested changes to the TIB element to help the City move toward this vision. Thank you for your time and attention to these important issues. We look forward to working with you as you continue to update your Comprehensive Plan and would be happy to discuss these comments with you further. We hope you will contact us with any questions. Sincerely, Kayla Schott - Bresler Policy Manager Housing Development Consortium of King County (HDC) kaylaPhousingconsortium. orq (206) 682 -9541 Becca Meredith Policy Program Manager Forterra bm ere d i th P f o rterra. orq (206) 905 -6905 4 Amy Gore Sustainable Communities Director Futurewise amv@ futurewise.orq (206) 343 -0681 x112 Adam Taylor Executive Director Global to Local adam @globaltolocal.orq (206) 293 -2485 5 Good night! My name is Reina Blandon. live at 13880 38th Ave. S Tukwila, WA. 98168. have lived in Tukwila for 5 years. volvAtGe vi{i,, I am voiurrtary4WGlobal to Local and Community Connector in the City of Tukwila. I have been a volunteer with the Latinocommunity in Tukwila for 2 years. One of the most important jobs where I have worked is on Tukwila International Boulevard Project (TIB). We made around. liiii surveys and get information about the opinions in different communities that live in Tukwila. At the end of this project a big multicultural event was held at Showalter School with the participation of t-\13 people. The LatincCommunity is developing, growing and getting more knowledge about our city /and this is the result of the efforts of the city to communicate more and more with diverse communities that live in Tukwila. I would like you continue supporting our community with local business and affordable housing. It is important for us that you include in your plan affordable housing, so our families can continue to live here. Thank you for the City's investment in the sidewalk at Cascade View School. 1 would like to see more investment like this en the TIB area that benefits the Community. I am at your service. THANK YOU VERY MUCH AGAIN!