HomeMy WebLinkAboutReg 2015-09-21 Item 5B - Discussion - 2015 Comprehensive Plan AmendmentsCOUNCIL AGENDA SYNOPSIS
Iuitialr
Meeting Date
Prepared Gy
Mayor's review
Council review
09/21/15
LB
e C.
❑ Ordinance
Aftg Date
[ Bid Award
MIg Dale
❑ Public Hearing
Mtg Dale
❑ Other
Mtg Date
CXi E:GORY PA DPJcussi
Mtg Date
❑ Mayor ❑ 1-IR
❑ Finance LJ Fin ❑ IT ❑ P&R ❑ Poltce ❑ Pr
SPONSOR Ir Council
l∎ DCD
SPONSOR'S The City is completing its phased periodic review and update of its Comprehensive Plan as
SUMMARY required by the Washington Growth Management Act. The Council reviewed the Planning
Commission recommended elements to be considered in 2015: Tukwila International
Boulevard District, Housing, Residential Neighborhoods, Vision, Introduction, Map Legend,
and Glossary. The Council will continue review of the elements relating to single- family
neighborhoods.
REVII•:VLED BY ❑ COW Mtg. ❑ CA &P Cmte ❑ F &S Cmte U Transportation Cmte
❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: COMMITTEE CHAIR:
RECOMMENDATIONS:
spoNsolt
COMMITTEE
ITEM INFORMATION
ITEM No.
STAFF SPONSOR: NORA GIERLOFF
ORIGINAL AGENDA DATE: 7/27/15
AGENDA ITEM TiTLE
Discussion on 2015 Comprehensive Plan Amendments Relating to Single - Family
Neighborhoods
n
9/21/15
❑ Motion
tl ftg Dale
❑ Resolution
Mtg Date
❑ Ordinance
Aftg Date
[ Bid Award
MIg Dale
❑ Public Hearing
Mtg Dale
❑ Other
Mtg Date
CXi E:GORY PA DPJcussi
Mtg Date
❑ Mayor ❑ 1-IR
❑ Finance LJ Fin ❑ IT ❑ P&R ❑ Poltce ❑ Pr
SPONSOR Ir Council
l∎ DCD
SPONSOR'S The City is completing its phased periodic review and update of its Comprehensive Plan as
SUMMARY required by the Washington Growth Management Act. The Council reviewed the Planning
Commission recommended elements to be considered in 2015: Tukwila International
Boulevard District, Housing, Residential Neighborhoods, Vision, Introduction, Map Legend,
and Glossary. The Council will continue review of the elements relating to single- family
neighborhoods.
REVII•:VLED BY ❑ COW Mtg. ❑ CA &P Cmte ❑ F &S Cmte U Transportation Cmte
❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: COMMITTEE CHAIR:
RECOMMENDATIONS:
spoNsolt
COMMITTEE
/ADMIN. Department of Community
Development
No Committee Review
COST IMPACT/ FUND SOURCE
EXPF3NDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
7/27/15
Forward to work sessions and public hearing
8/10/15
Forward to next Committee of the Whole Meeting
8/24/15
Forward to Regular Meeting for adoption
9/14/15
Forward to next Regular Meeting for continued discussion
MTG. DATE
ATTACHMENTS
9/21/14
Draft Comprehensive Plan materials, updated based on 8/24/15 C.O.W. discussion
** Please bring your Comprehensive Plan binders and materials **
63
Current & Proposed Comprehensive Plan Policies — Single- Family Lot Size & Housing Types
A main goal of the draft updated Comprehensive Plan policies is to preserve and enhance the existing development
patterns and character of single - family neighborhoods while allowing more flexibility in future development, if so
desired by residents and property owners, and Council.
Overall, the current Comprehensive Plan, adopted in 1995, and the updated policy language share key features:
• Prevailing lot size in single - family neighborhoods – Low Density Residential (LDR) – is a 6,500 square ft minimum.
• A maximum of two units per lot, if development criteria are met.
• Zoning code updates are a legislative process with robust public input and outreach and ultimate action decided
by Council.
• A clear directive to preserve and enhance stable neighborhoods:
Policy 7.1.1– Maintain a comprehensive land use map that supports the preservation and enhancement of
single-family and stable multi family neighborhoods; eliminates incompatible land uses; and clearly
establishes applicable development requirements through recognizable boundaries.
Note: Language in draft updated Housing and Residential Neighborhoods elements noted with
Current Comp Plan & Zoning Code Updated Comp Plan
LOT SIZE
Policy 3.1.2 – Establish 6.7 dwelling units per acre
(6,500 square foot lots) as a maximum for single - family
neighborhoods
HOUSING DIVERSITY
Policy 3.2.7 – Encourage a full range of housing
opportunities for all population segments by actions
including but not limited to revising the Tukwila
development codes as appropriate to provide a range of
housing types
Implementation Strategies:
• Allow an attached accessory dwelling unit if
meets development criteria
• Allow limited demonstration projects such as
clustered cottage housing
Zoning Code
Attached accessory dwelling units allowed in all
residential zones (LDR, MDR, HDR). Criteria are in place
to ensure form (look and feel) of ADUs are compatible
with the neighborhood.
LOT SIZE
Policy 3.1.2 – Explore adopting smaller lot sizes in
neighborhoods where the historical lot pattern is
smaller than the established 6.7 dwelling units per acre
(6,500 square foot lots) – Housing Element, page 4
Implementation Strategies:
• Meet with residents and property owners to
receive input to help establish desired lot area
minimums – Housing Element, page 4
• Prevailing lot size (6,500 sf minimum) to remain
with option for smaller lots if desired by Council
– Housing Element, page 4
HOUSING DIVERSITY
Policy 3.2.1– Provide zoning that allows a variety of
housing throughout the City to allow for diverse,
equitable neighborhoods – Housing Element, page 5
Implementation Strategies:
• Explore allowing attached and detached
accessory dwelling units, a duplex, or a two -unit
condominium /townhome in single family zones
NOTE: This would allow no more than two units
per lot. Current zoning code allows two units
per lot (main home and attached ADU)-
Housing Element, page 6
8/26/2015
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Updated Comp Plan, cont'd
• Using lessons learned, reinstate the
demonstration projects for cottage housing —
Housing Element, page 6
LOT SIZE
Goal 7.5 — Neighborhood Development: Tukwila's
residential neighborhoods have a high - quality,
pedestrian character with a variety of housing options
for residents in all stages of life. — Residential
Neighborhoods Element, page 10
Implementation Strategies:
• Explore code revisions to maintain standard lot
size of 6,500 square feet but allow smaller lot
areas subject to design standards — Residential
Neighborhoods Element, page 12
8/26/2015
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HOUSING
WHAT YOU WILL FIND IN THIS CHAPTER:
• Estimates of current and future housing needs.
• Policies to preserve and improve the existing housing stock; encourage new housing
that meets the community's needs; and develop thriving, equitable neighborhoods.
• Strategies to encourage housing that is affordable to all income levels and for all current
and projected residents in our community.
PURPOSE
This Housing Element describes how Tukwila's housing needs will be satisfied through
2031. Projected housing needs were determined by a joint committee of cities and the
County, as required by state law. The importance of these needs were highlighted in the
development of the City's 2012 Strategic Plan and guided by the Community Conversations
outreach efforts of the 2015 Comprehensive Plan update. This element is based on a
detailed analysis of Tukwila's housing needs contained in the Housing Background Report.
Tukwila will continue to grow over the next twenty years, projected to accommodate an
additional 4,800 households and 15,500 new jobs by 2031. By 2035, Tukwila is projected
to accommodate an additional 768 households and 2,480 new jobs, for a total of 5,568 new
households and 17,980 new jobs over the next twenty years. Tukwila's zoning can
accommodate this projected growth as the City has capacity for over 6,000 new housing
units. The goals and policies presented here identify the steps the City of Tukwila can take
in response to the housing issues found within our community. These steps are necessary
to plan for growth that will ensure the sustainability and vitality of the existing housing
stock, to reduce barriers that prevent low and moderate income households from living
near their work or transit, and to preserve housing that is affordably priced for all
households, including low- income households. Tukwila's growth and future must include
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polices that create thriving, equitable neighborhoods and homes where all people have the
opportunity to live in a safe, healthy, affordable home in the city of opportunity and the
community of choice.
ISSUES
In developing the goals and policies for this Housing Element, the following issues were
identified for Tukwila:
Housing Affordability
While Tukwila continues to have affordable units for those at 50 -80% of area median
income (AMI), more and more households are struggling to meet their housing costs.
Community poverty has tripled in Tukwila over the past ten years as evidenced in Census
figures and Tukwila School District demographics (see the Housing Background Report for
more information). Almost half of City residents are burdened by housing costs, paying
more than 30% of their income for housing. In particular, households who make 30% or
less of the AMI face the greatest struggle to find affordable housing.
SIDEBAR: What is Affordable Housing?
Total housing expenditures in excess of 30% of household income is considered "excessive"
and viewed as an indicator of a housing affordability problem. This definition of
affordability was established under the United States National Housing Act of 1937.
Average housing costs in Tukwila - $1191 for monthly rent or $992 for monthly housing
payments for a three bedroom unit - are affordable to households making at least 50 -80%
AMI, about $33,120 annually or $16.56 per hour. Many of the common occupations in
Tukwila pay less than $16.56 per hour, these include: cashiers: $13.55; childcare workers:
$11.59; food service workers: $12.25; and retail salesperson: $15.28. Occupations that
provide a wage needed to afford market rate housing include book keeping clerk: $20.53;
medical assistant: $18.75; machinist: $25.82; and painter: $19.86. (Washington State
Employment Security Department, 2013)
The majority of Tukwila's affordable housing is `naturally occurring', meaning that factors
such as location and age of the home result in below regional average costs. Because future
housing development will likely include redevelopment of existing affordable housing and
the development of new higher cost housing in the Urban Center, efforts to address the
lack of affordable housing for residents earning less than 30% AMI, will most likely require
subsidized housing through partnerships with non - profit housing groups and other
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housing stakeholders. Relying on market forces to provide affordable housing for very -low
income residents will not provide an adequate quantity, as defined by King County
affordable housing targets, of quality affordable housing.
SIDEBAR: Countywide Affordability Targets
King County's Countywide Planning Policies recognize that there is an unmet need for
housing that is affordable to households earning less than 80% area median income (AMI),
with the greatest need for households earning 50% or less of AMI. According to the
Countrywide Planning Policies, the countywide need for housing by percentage of area
median income is:
50 -80% AMI (Moderate Income) 16% of Total Housing Supply
30 -50% AMI (Low Income) 12% of Total Housing Supply
Less Than 30% AMI (Very -Low Income) 12% of Total Housing Supply
Housing Condition
Most existing single - family homes in Tukwila were constructed before 1970 and the
majority of multi - family homes were constructed between the 1960s- 1980s. Aging housing
stock typically requires more money for maintenance, which can be difficult for residents
who are already burdened by other economic stressors such as paying more than 30% of
their income for housing. Condition is also linked to affordability. Naturally occurring
affordable housing (housing with market prices that meet affordability metrics without
policies or accompanying subsidies) is often a result of deteriorating and substandard
housing conditions, smaller home size, and older housing stock.
Home Ownership Options
Having a range of housing types to choose from encourages home ownership. This in turn
supports longer term residency and neighborhood stability. Based on 2010 US Census data,
home ownership is relatively low among Tukwila residents, and is decreasing. While less
than half of the housing units in Tukwila are apartments, almost 60% of housing units in
the City are renter - occupied. The majority of the City's housing stock consists of older 2
bedroom single- family homes and apartments in large multi - family developments. This
range of housing options does not accommodate residents in all stages of life, including
young adults, multigenerational families, older adults hoping to "age in place ", and older
adults looking to downsize.
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GOALS AND POLICIES
The following goals and policies guide Tukwila's approach to meeting the challenge of
revitalizing residential neighborhoods and encouraging new housing development while
maintaining affordable housing and meeting the needs of low- income and special -needs
households.
Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Policies
3.1.1 Provide sufficient zoned housing potential to accommodate future single- and
multi - family households to meet the regional growth target of 4,800 new
housing units by 2031.
3.1.2 Explore adopting smaller lot sizes, especially in neighborhoods where the
historical lot pattern is smaller than the established 6.7 dwelling units per
acre (6,500 square foot lots).
SIDEBAR: Housin g Projections
The Puget Sound Regional Council, the regional planning organization that develops
growth projections, estimates that Tukwila will need 4,800 new homes by 2031, and a total
of 5,568 new homes by 2035. Historically, there has been a large gap between the City's
growth target and number of housing units constructed. Since the last Comprehensive Plan
update, the City adopted a new plan and development regulations for its Southcenter urban
center, and new development regulations in the City's redevelopment area on Tukwila
International Boulevard. Over the next five years, approved projects in these two areas are
expected to create over 700 new housing units. This development activity suggests the City
will make substantial progress toward meeting the housing target of 2035.
Implementation Strategies
• Meet with residents and property owners at the neighborhood level to
receive input to help establish desired lot area minimums for the
individual neighborhoods.
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• Following the public input process, consider flexible zoning standards to
allow prevailing lot size to remain and smaller lot sizes to be allowed as
decided by Council decision. Establish parameters for design
characteristics such as height, lot coverage, home design features, and
setbacks.
Goal 3.2 The City of Tukwila has safe, healthy, affordable homes for all residents
in Tukwila.
Policies
3.2.1
Provide zoning that allows a variety of housing throughout the City to allow
for diverse, equitable neighborhoods.
NIL
3.2.2 Encourage a full range of housing opportunities for all population segments,
including very -low income households earning less than 30% AMI, through
actions including, but not limited to, revising the Tukwila's zoning map and
development codes as appropriate, to enable a wide variety of housing types
to be built.
3.2.3 Provide sufficient appropriate zoning for housing of all types, including
government- assisted housing, housing for low - income families, manufactured
housing, multi - family housing, and group homes and foster care facilities,
subject to conditions that appropriately integrate them into existing
neighborhoods.
3.2.4 Work with the owners and managers of Tukwila's new and existing
permanent or long -term low- income housing to maximize desirability, long-
term affordability, and connection with the community.
3.2.5 Develop affordable housing preservation programs and strategies, including
prevention of the displacement of low- income households in areas of
redevelopment.
3.2.6 Strive to make alternative and affordable housing options available for
residents currently living in substandard housing, such as pre -HUD code
mobile homes.
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3.2.7 Support the acquisition of housing developments by private and public
affordable housing groups by acting as a facilitator between affordable
housing groups and property owners to aid in the preservation of affordable
housing.
Implementation Strategies
■ Explore allowing an attached or detached accessory dwelling unit, a
duplex, or a two -unit condominium /townhouse in the Low Density
Residential zone on all lots that meet the minimum lot area when various
appearance and performance criteria related to impacts on adjacent
properties are satisfied.
• Promote mixed -use developments with ground -level commercial space
and residences at and above the street level in specified areas.
■ Using lessons learned, reinstate the limited demonstration projects for
clustered or cottage housing and allow limited demonstration projects for
innovative housing types not currently supported in the code.
• Explore increasing density in areas supported by transit to enhance
transit - oriented development, and /or in proximity to high - employment
areas.
• Identify specific publically -owned land for affordable housing
development.
• Explore acquiring property to land bank for affordable housing.
• Develop specific statements regarding location, type, and characteristics
of desired housing affordable to a variety of incomes to present to local
for - profit and non - profit developers.
• Include supportive services, including but not limited to, employment
training and /or other economic development services, in affordable
housing programs.
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Goal 3.3
Policies
• Partner with non - profit organizations and for - profit developers to
acquire, rehabilitate, construct, preserve, and maintain permanent
affordable housing and support services.
• Explore and develop incentive zoning, a housing trust fund, density
bonuses, parking exemptions, deferred or reduced payment of impact
fees, multi- family tax exemptions and /or other tools to develop or
maintain affordable housing that meets the needs of the community,
specifically units sized and priced for low and very -low income residents.
• Participate at the regional level, by supporting a South King County
Housing & Neighborhood Planner position to work collaboratively with
the Planning, Code Enforcement, and Human Services divisions. This
position would aid in the achievement of identified housing needs.
Responsibilities could include: pursuing and overseeing grant
opportunities, developing relationships with for - profit and non - profit
stakeholders for city and regional affordable housing development,
increasing representation in regional efforts to fund affordable housing,
supporting land use and rental housing programs to improve the
condition of affordable housing for Tukwila's residents, and exploring
establishing a neighborhood council /liaison program.
The City of Tukwila supports and collaborates with other jurisdictions
and organizations to assess housing needs, coordinate funding, and
preserve and create affordable housing opportunities.
3.3.1 Support the equitable distribution of regional funds, such as Community
Development Block Grants and other federal, state, and county funding, to
support needed affordable housing.
3.3.2 In a "State of Housing" report periodically review regional low - income
housing goals to evaluate the City's compliance with regional standards and to
ensure that the City's affordable housing units are being preserved and
maintained. Adjust policies as needed if affordable housing goals are not
being met.
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3.3.3 Continue supporting very -low, low and moderate income housing, as defined
by King County income levels, to address the countywide need by supporting
regional affordable housing development and preservation efforts.
Implementation Strategies
• Partner with other jurisdictions to support regional funding for
affordable housing that serves homeless individuals and families, and
those earning less than 30% of the area median income.
• Engage with non - profit developers and King County to pursue Federal
and philanthropic funds for affordable housing.
• Enhance and encourage effective partnerships between land use planners
and human service planners.
• Foster relationships with owners of privately -owned multi - family
housing to encourage their participation in voucher programs and
partner with them to preserve and enhance safe, healthy, and affordable
housing options. 161.
• Support and encourage legislation at the county, state, and federal level
that promotes affordable housing goals.
Goal 3.4 The City of Tukwila has an improved and continually improving housing
stock in support of enhanced neighborhood quality.
Policies
3.4.1 Continue to improve the condition of rental housing through administration
of the rental licensing program.
3.4.2 Continue to support the maintenance, weatherization, rehabilitation, and
long -term preservation or replacement of existing housing for low and
moderate income residents.
SIDEBAR: Rental Housing Inspection Program
The Rental Housing Inspection Program, implemented in 2011, requires all rental unit
owners to obtain an annual residential rental business license and complete an inspection
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every 4 years. Rental units must meet code standards, and violations must be addressed
within 30 days. The program seeks to improve substandard and unsanitary residential
buildings that do not meet state and local housing and technical codes.
The end of 2014 marked the end of the first four -year cycle of inspections, meaning that
inspections were completed for rentals in each quadrant of the City. A total of 3,641
inspections were conducted during this period, 148 of which failed and were brought into
compliance to pass a subsequent inspection.
Implementation Strategies
• Enforce the International Property Maintenance Code.
• Advocate for rehabilitation and weatherization programs for rental units.
• Continue the Residential Rental Licensing and Inspection Program.
• Explore adoption and enforcement of the National Healthy Housing
Standard.
• Explore partnerships with non - profits to facilitate the purchase and
upgrade of poorly maintained rental housing.
• Support the education of tenants about cost - efficient choices they can
make to improve the health of their housing.
• Educate property owners about available resources they can access to
improve their rental housing.
• Explore establishing a Housing Trust Fund to assist low- income
homeowners connect to sewer.
Goal 3.5 The City of Tukwila includes a full range of housing for persons in all
stages of life and for all members of our community.
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Policies
3.5.1 Adapt housing design standards to address the needs of all populations.
3.5.2 Assist in providing residents of the community with the human services,
economic development, and transportation needed to increase access to
housing options.
3.5.3 Continue to develop relationships with populations that have been
historically underserved and continue to support investment to better serve
their needs. 4rN
SIDEBAR: Minor Home Repair Program
The City administers the Minor Home Repair Program which provides and promotes the
repair and maintenance of housing for low and moderate income home owners. The
program is funded through a Community Development Block Grant (CDBG). The City
receives approximately $25,000 in annual funding and 20 -25 homeowners use the
program every year. While this program is a great resource for residents, Tukwila Human
Services estimates the program only meets about 10% of existing need for home repair and
maintenance. Additional funding and partnerships can help to improve the look and quality
of housing throughout the city.
Implementation Strategie
• Continue to support the Community Connector /Community Liaison
program.
• Pursue collaborations and meaningful dialogue with organizations that
work with diverse and historically underserved populations.
• Continue to coordinate City planning and programming among
departments as related to housing options and access.
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Goal 3.6 Increase Tong -term residency in the City.
Policies
3.6.1 Encourage long -term residency by improving neighborhood quality, health,
and safety.
3.6.2 Encourage long -term residency by providing a range of home ownership
options for persons in all stages of life.
3.6.3 Support neighborhood associations and groups that actively work to improve
neighborhood quality and strengthen sense of community within the
neighborhood.
3.6.4 Continue and expand partnerships with the school districts serving Tukwila
students, in support of programs that seek to improve school performance
and student success.
SIDEBAR: Family Sized Housing
A city that is good for children is good for all. Family- sized, family - friendly housing units
contain more than two bedrooms and include features critical for families, such as spaces
where family members can gather for meals and other activities, and where children can
play and engage in activities such as homework; easy access to outdoor play and
recreations space, and sufficient storage. Many types of low - density housing, such as
cottage or clustered housing and duplexes, provide compatible, attractive and affordable
alternatives to traditional single - family homes. Allowing a broader mix of housing in single -
family neighborhoods with access to transit and near schools, parks, and other child -
oriented infrastructure, can enable and attract a larger number of families with a wider
range of incomes to live in Tukwila.
Implementation Strategies
• Encourage and help market private and public assistance and education
programs for first time homebuyers.
• Design guidelines.
• Development regulations.
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• Develop small neighborhood grants for clean -up and community -
building events.
• Explore creating and supporting a neighborhood liaison program to help
develop neighborhood associations.
• Develop relationships with existing homeowner and neighborhood
associations.
• Include shared public spaces in new public buildings in neighborhoods
that allow neighborhoods gatherings.
• Develop a program that allows street closures for block parties.
• Develop a neighborhood block party "kit" for community use to
encourage neighborhood interaction.
• Work with school districts serving Tukwila students to promote a
positive image and reputation of Tukwila's schools and educational
programs.
Related Information
Washington State Housing Needs Assessment
http: / /www.commerce.wa.gov/ commissions / AffordableHousingAdvisoryBoard /Affordabl
e- Housing- Needs - Study /Pages /default.aspx
VISION 2040
http: / /www.psrc.org/ growth /vision2040 /pub /vision2040- document/
King County Countywide Planning Policies
http: / /www.kingcounty.gov/ property / permits /codes /growth /GMPC /CPPs.aspx
Tukwila Strategic Plan
http:// www. tukwilawa .gov /strategicplan.html
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
RESIDENTIAL
NEIGHBORHOODS
WHAT YOU WILL FIND IN THIS CHAPTER:
• A focus on neighborhood sustainability with an eye towards preservation and
development of community - building amenities.
•■■
• Recognition that the residential neighborhoods in Tukwila each have historically
different development patterns and physical characteristics and in recognition of the
uniqueness, a move away from the one -size fits all approach to development.
• Opportunities for new housing products that meet the needs and market realities of
Tukwila's residential population for the next twenty years.
PURPOSE
This component of the Comprehensive Plan contains the goals and policies for land use and
development of Tukwila's residential neighborhoods. It serves as the basis for zoning and
plays a key role in setting City policy, development standards, design guidelines; and
investing of public capital into neighborhood improvement projects.
These goals and policies guide land use patterns, physical development priorities to
preserve and enhance the sense of community in Tukwila's residential neighborhoods.
They support the objectives and strategies outlined in the 2012 Strategic Plan; they are
informed by the Community Conversations and outreach efforts of the 2015
Comprehensive Plan update process and, they build upon the image of neighborhood
quality described initially by the Tukwila Tomorrow Committee in 1994.
This element focuses on land use and development of residential neighborhoods.
Additional aspects of residential neighborhoods are found in other elements of the
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TUKWILA COMPREHENSIVE PLAN
Residential Neighborhoods
Comprehensive Plan, including: Community Image and Identity, Utilities, Transportation,
and Parks, Recreation, and Open Space (PROS).
SIDEBAR: Sustainable Neighborhoods
Sustainability is often defined as "meeting the needs of the present without compromising
the ability of future generations to meet their own needs." This encompasses
environmental, social, and economic factors such as air and water quality, access to living
wage jobs, and a social network among neighbors. A sustainable neighborhood provides
housing, resources, and amenities that benefit residents and creates a se f community
for generations to come.
RESIDENTIAL NEIGHBORHOODS AND LAND USE
Tukwila's residential neighborhoods are geographic areas, some with distinct boundaries
such as waterways and freeways, and others with less obvious boundaries based on time of
annexation. Tukwila's residential neighborhoods are a mix of smaller -lot, built -out
residential areas predominately built before WWII, large multi - family apartment
complexes built in the 1960's, 70's, and 80's, and newer areas characterized by more
recent, larger houses. New development in the single- family residential neighborhoods
occurs primarily as infill, through re- platting existing residential lots. This often results in
lot orientation or home sizes that are different from existing development. However, just
less than fifty percent of Tukwila residents live in the single- family neighborhoods. The
majority of residents reside in apartment or condominium buildings and any significant
increase in households will be through the development of multi - family units.
From the Comprehensive Plan's adoption in 1994 to the present, Tukwila residents have
described the city as having a distinct character focused on community and livability. In the
1990's, this characterization seemed based in its physical attributes, such as smaller
homes built on smaller lots, homes oriented close to the street, narrow street widths, and
parks and trails. While the physical development has changed in the last twenty years to
meet the City's growth and evolving needs of residents, residents still tend to see the
character of Tukwila's neighborhoods in terms of having a sense of belonging to the
community, easy access to community leaders, and ample trees and parks. Residents take
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pride in the City's diversity and its global community while recognizing that this diversity
needs to be supported and that the voices of all residents, both long -term and recently
arrived, need to be heard.
The design of public and private development can enhance or inhibit this sense of
community which is a key to maintaining and strengthening neighborhoods as Tukwila
grows. Without it, Tukwila's residential neighborhoods will lose many of their most valued
characteristics and the public investment will not achieve its goals. Standards to which
public facilities such as schools, parks, and streets are designed should support the
neighborhoods' physical appearance and safety. As infill continues throughout Tukwila,
development regulations may require revision to ensure that they strengthen the character
of Tukwila's neighborhoods, support interaction among neighbors, increase housing
options, and produce new housing that enhances the existing neighborhoods.
Although many choose to make Tukwila their long -term home, Tukwila's residents have
become increasingly mobile over the past two decades. Short -term residency, often called
transiency, is not unique to Tukwila; however it may be felt more strongly given the
relatively small size of the City's residential population. Previously, the transiency of
Tukwila's residential population was attributed primarily to short -term rentals. However,
the transiency of Tukwila's residents is due to several factors. Cost of housing, employment
and employment access, housing size and quality, access to services, and concern for
personal safety may all contribute to lack of residential stability in Tukwila. Residential
transiency may also limit Tukwila's sense of community, and contribute to poor school
performance.
SIDEBAR: Annexation
Many of the differences in neighborhood character in Tukwila can be attributed to the
City's annexation history. Development characteristics such as density, presence or
absence of sidewalks, and zoning reflect the conditions that were in place at the time of
each neighborhood's annexation. As the City quadrupled in size through these annexations,
primarily in the 1980's and1990's, it inherited some areas that were deficient with respect
to infrastructure and amenities compared to the original Tukwila town site.
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ISSUES
In developing the policies to meet the goals for this element, the following
issues were identified for Tukwila:
Neighborhood Access
Ideally, the built, natural, and social environments in neighborhoods combine to provide
opportunities for residents to interact, experience nature, enjoy leisure and physical
activities, and to easily access food and other retail opportunities. However, many of
Tukwila's neighborhoods lack sidewalks and paths and other amenities such as retail and
services within walking distance. This limits residents' ability to enjoy their community,
and to get around without a motor vehicle.
Tukwila's current regulations only require the construction of sidewalks for short
plats /single- family development projects of 5 or more contiguous lots. Sometimes, this has
the inadvertent effect of discouraging maximum lot creation due to the increased cost of
infrastructure (i.e., developers may create 4 lots when they have enough land for 5).
Additionally, the Tukwila Community Center is not accessible without a motor vehicle to
most Tukwila neighborhoods. There is no transit service to the area and it is not within
walking or biking distance to most neighborhoods. There are very few other organized
recreational activities available to residents of Tukwila who lack access to a motor vehicle.
Neighborhood Development - Single Family Infill Compatibility
Newer Tukwila homes tend to be larger, and less compatible with existing housing stock.
The average home size is growing, reflecting a nationwide trend. There is limited available
land for residential development in the city, and as such most new development occurs as
infill in existing residential neighborhoods. To accommodate the desire for larger homes,
some vegetated areas are being removed for new development. Encouraging new
development to meet housing targets and residents' needs while maintaining the character
and quality of neighborhoods can be challenging. A variety of regulatory tools provide
possible avenues to encourage compatible design without unduly limiting development.
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Neighborhood- Supportive Commercial Areas
Commercially -zoned areas within and adjacent to residential neighborhoods provide the
opportunity for residential support services to locate within walking and bicycling distance
to where people live. There are limited neighborhood- supportive commercial areas in
Tukwila. Larger commercial areas, including Southcenter and businesses along Tukwila
International Boulevard, are located beyond walking or convenient bicycle distance for
many residents. A variety of development regulations and incentives can help to promote
neighborhood- supportive commercial development that is in character with residential
development and can provide transitions from residential neighborhoods to larger
commercial and mixed -use areas.
Compatible Land Use
Many residents choose to live in Tukwila for its convenient location and access to services
and amenities. This is underscored by the City's central location in the Puget Sound region,
as the approximate midpoint between Seattle and Tacoma, proximity to major interstate
highways, and proximity to SeaTac International Airport. The challenge is to preserve this
access while buffering the neighborhoods from traffic and commercial encroachment to
enhance desirable community qualities.
GOALS AND POLICIES
These residential neighborhood land use goals are Tukwila's approach to sustaining and
improving residential neighborhoods and supporting continued development that allows
flexibility and predictability to meet the community's need and desires.
Goal 7.1 Residential Land Use Pattern
A land use pattern that encourages a strong sense of community by grouping
compatible and mutually supportive uses and separating incompatible uses.
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Policies
7.1.1 Maintain a comprehensive land use map that supports the preservation and
enhancement of single - family and stable multi- family neighborhoods; eliminates
incompatible land uses; and clearly establishes applicable development
requirements through recognizable boundaries.
Implementation Strategies
• Update the Comprehensive Plan map ■
• Implement the Strategic Plan
• Continue to apply Development Regulation*
Goal 7.2 Neighborhood Quailty
Tukwila's residential neighborhoods have physical features that preserve and
strengthen neighborhood character, enhance neighborhood quality, and
foster a strong sense of community.
Goal 7.3
2%,"■
Stable residential neighborhoods that support opportunities for improved
educational attainment, employment, engagement, economic security, and
personal safety.
Policies
7.3.1 Maximize neighborhood quality through City actions that help define the City
and neighborhoods as specific "places."
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7.3.2 Improve the public infrastructure in all neighborhoods to an equivalent level of
quality, with an emphasis on sidewalks.
7.3.3 Include human service needs as one of several factors for evaluating capital and
programmatic needs.
7.3.4 Use new development to foster a sense of community and replace lost vegetation
and open spaces with improvements of at least equal value to the community.
7.3.5 Provide adequate support for Code Enforcement efforts to improve and maintain
neighborhood quality and livability.
7.3.6 Strict code enforcement of policies for neighborhood quality.
1LAgr
Implementation Strategies
• Emphasize public health and safety concerns in development design
• Mandate through the zoning code and design manuals, high quality
public facility and private development design for neighborhood
quality
• Continue to work with school districts serving Tukwila students to
ensure school facilities provide quality public spaces
• Continue developing and implementing projects from the Walk and
Roll Plan and Safe Routes to School, with a renewed emphasis on
community involvement and engagement
• Require sidewalks adjacent to all new development or participation in
a no- protest LID with all new residential development in specified
areas in support of implementation of the Walk and Roll Plan
• Pursue a program to form neighborhood Local Improvement Districts
and other innovative funding sources for construction of sidewalks
• Develop a right -of -way manual to provide clear direction to developers
on required improvements as infill development occurs
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• When possible, create flexible development standards to provide
creative solutions to infill challenges for short plats or smaller
developments when development meets or exceeds the goals
established by the code and neighborhood groups but may not exactly
conform to the written standards
• Apply the tree code to require site design that minimizes the removal
of significant trees and maintains appropriate tree canopy standards
• Work with the Parks and Recreation Department to add stairs
connecting Southgate open space to Tukwila International Boulevard
SIDEBAR: Walk and Roll: City of Tukwila's Non - Motorized Plan
The Walk and Roll Plan, created in 2009, helps to carry out the goals of the Comprehensive
Plan with a focus on non - motorized transportation. It uses a "complete street" perspective,
expanding the idea of transportation from simply keeping cars and trucks moving to the
idea that Tukwila's streets ought to be for everyone. The plan includes an analysis of
existing conditions of residential neighborhood connectivity, including the availability of
sidewalks and trails. According to a 2006 sidewalk inventory, only 29% of the City's public
streets have sidewalks. This data informed the Residential Neighborhoods goals and
policies.
• Commit City resources to encourage and facilitate neighborhood
development groups and work parties for neighborhoods interested in
investing time into improvement projects such as clean -up events,
public space improvements, or strengthening social capital through
neighborhood meetings and social gatherings
• Consider a small grant program for neighborhood -based and led
improvement projects
• Explore zoning code updates to address sharing economy uses in
residential areas, including but not limited to short -term vacation
rentals
• Implement the Strategic Plan, specifically Goal 1 C - Focus City
planning and investments on creating a connected, dynamic urban
environment
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• Develop neighborhood signage in multiple languages to foster a sense
of community in residential areas, where appropriate
• Explore development and implementation of a foreclosure registry
program
Goal 7.4 Neighborhood Sustainability
Continuing enhancement and revitalization of residential neighborhoods to
encourage long -term residency and environmental sustainability
Policies
1,40r
7.4.1 Utilize both City and non -City funding to directly promote revitalization of
residential neighborhoods.
7.4.2 Decrease greenhouse gas emissions through land use strategies that promote a
mix of housing, employment, and services at densities sufficient to promote
walking, bicycling, transit and other alternatives to auto travel.
SIDEBAR: Reduced Fee Residential Remodel Permit
In 2014 the City Council created a flat fee permit for residential remodel projects under
$20,000. The flat feet permit helps to lessen the financial impact for homeowners
undertaking a home improvement project while still ensuring code compliance and
required inspection
likto
IMPLEMENTATION STRATEGIES
• Continued emphasis on existing land use patterns to protect and
preserve residential uses
• Investment in public works and infrastructure improvements
• Infrastructure fund support for residential area buffering
improvements
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• Subdivision and re- platting of large residential lots
• Infrastructure fund incentives for residential rehabilitation and new
construction
• Capital Improvement Plan (CIP)
• Residential Street Program in the CIP
• Development of a variety of new housing, including single - family
homes
• Encourage redevelopment through an informed business and real
estate community
4
• Invest in public facilities and improvements to encourage
neighborhood identity and private property improvements
• Where feasible, encourage multifamily housing to include space to
garden
• Require sidewalk and landscape planter for both sides of residential
streets and on 2 -lane street improvements, where appropriate
• Develop and implement a neighborhood traffic calming program
• Require sidewalk and landscape planters in front of all multi - family
developments, where appropriate
• Revise development regulations to create an incentive rather than
disincentive to share access roads that will serve proposed plats and
future adjacent platting
Goal 7.5 Neighborhood Development
Tukwila's residential neighborhoods have a high - quality, pedestrian
character with a variety of housing options for residents in all stages of life.
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General Policies
7.5.1 Encourage resident identification with the neighborhood through physical
improvements and programs including neighborhood gathering spots, landmark
designation and improvement, and streetscape improvements.
7.5.2 Ensure that residential development, when applicable, reflects high design
quality in harmony with identified, valued features of the natural environment
and historic development.
Single- Family Residential Development Policies
7.5.3 Support single- family residential in -fill housing that is in harmony with the
existing neighborhood as a means of achieving adequate, affordable, and /or
diverse housing.
7.5.4 Encourage single - family residence design to foster a sense of safety and security.
7.5.5 Develop neighborhood- specific single- family regulations that encourage compat-
ibility with the existing scale of residential structures in the neighborhood,
provide an appropriate relationship of lot area, building scale, and building
siting, and maintain a sense of community (e.g. mature trees, pedestrian scale,
sensitive transition between public and private spaces).
7.5.6 Support a residential rehabilitation program that provides assistance,
inducements, and incentives for residents to upgrade and maintain safe,
attractive homes and yards.
7.5.7 Allow home occupations as accessory uses if they have a level of activity and
usage compatible with single- family structures and residential neighborhood
goals.
SIDEBAR: Trends in Home Construction
Tukwila has followed a nationwide trend of larger single- family homes. Since 1980, the
average square footage of newly constructed homes has steadily increased. While home
sizes decreased during the recession, the upward trend has picked up during the economic
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recovery. Average home size is expected to increase as infill development occurs and as
older homes are redeveloped.
Implementation Strategies
• Revise development regulations at the neighborhood level to reflect
the historic patterns of neighborhoods and to develop regulations that
best fit the unique development characteristics of neighborhoods
• Develop a process for residents to participate in developing
regulations for individual neighborhoods
• Explore code revisions to maintain standard minimum lot size of 6,500
square feet but allow smaller lot areas subject to design standards that
mitigate the potential negative impacts of smaller lots
• Review accessory dwelling unit standards to be considered standalone
units or units in attached garages in specific circumstances
• Allow rehabilitation or replacement of existing manufactured and
mobile homes
• Use site design to provide transition between public and private places
• Establish building setbacks to facilitate neighborhood communication,
and friendly transition areas between street, sidewalks, and dwellings
to maintain compatibility
• Encourage off - street parking and garage and carport standards that
reduce auto dominance, such as requirements for less visually
prominent garages and /or front yard setbacks for garages
• Develop and implement a City assistance program to address
maintenance needs, regulatory revisions and provide technical
experience and financial assistance
• Provide funding and technical assistance for neighborhood tree
planting and pruning
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• Improvements and additions shall meet current codes; minimize the
necessity to bring entire building up to code
• Explore code revisions to allow home occupations in detached garages
• Continue Code Enforcement efforts to ensure new development meets
City standards
Multi- Family Residential Development Policies
7.5.8 Support a multi - family residential rehabilitation program that provides
assistance and inducements to owners to upgrade and maintain safe, clean and
attractive facilities.
7.5.9 Support zoning densities that encourage redevelopment of existing multi - family
properties.
7.5.10 Ensure that all multi - family residential developments contribute to a strong
sense of community through site planning focused on neighborhood design
integration; building design architecturally linked with the surrounding
neighborhood and style; streetscapes that encourage pedestrian use and safe
transition to private spaces, with trees reducing the effects of large paved areas;
with recreational spaces and facilities on site; creative project design that
provides a diversity of housing types within adopted design criteria, standards,
and guidelines; and operational and management policies that ensure safe,
stable living environments.
Implementation Strategies
• Survey specific assistance needs
• Establish a City- sponsored assistance program to address maintenance
needs, regulatory revisions, and provide technical experience and
financial assistance as appropriate
• Improvements and additions shall meet current codes; minimize the
necessity of bringing entire building up to code
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• Develop right -size parking standards to encourage larger units and
fewer paved areas provided the standards meet demonstrated needs
• Support and enhance Code Enforcement efforts to ensure new
development meets City standards
• Multi - family design criteria, standards and guidelines
• Amend the zoning code to encourage community gardens and other
forms of urban agriculture as part of required recreation space
• Provide recreational space through on -site locations in new multi-
family developments
• Explore amending the zoning code to allow densities that promote
redevelopment of aging multi- family properties
Goal 7.6 Neighborhood- Supportive Commercial Areas
Neighborhood- supportive commercial areas, including Residential
Commercial Centers, that bring small commercial concentrations into and
adjacent to existing residential neighborhoods to improve existing residential
areas while providing products and services to nearby residents.
7.6.1 Link commercial areas located within approximately one - quarter -mile of
residential areas with high - quality pedestrian and bicycle access facilities.
7.6.2 In neighborhood commercial developments, harmoniously reflect the scale
and architectural details of surrounding residential structures, and
encourage non - motorized access.
7.6.3 Employ appropriate design elements to blend in with the character of the
residential neighborhood.
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7.6.4 Encourage new construction rather than converting existing residential
structures to commercial uses.
7.6.5 Encourage neighborhood commercial structures to incorporate residential
units at medium densities.
7.6.6 Create a logical and harmonious division between commercial or industrial
uses and residential uses by using changes in topography and through
appropriate development standards, including street design.
7.6.7 Ensure appropriate structural transitions between commercial and
residential zones.
Implementation Strategies
• Zoning Code
• On- street parking along the street front, behind or beside buildings
Goal 7.7
• Continue to apply multi - family and commercial design guidelines, with
an emphasis on buffering residential uses from commercial and
industrial uses
Southcenter Boulevard
A corridor of low -rise offices, residences, with localized commercial uses at
major intersections all of which act as a buffer to the low- density residential
neighborhoods to the north of the Southcenter area.
7.7.1 Balance the competing concerns of uphill residents for maximum views and the
community -wide desire for contour - hugging design and angular lines of hillside
structures.
7.7.2 Require sloped roof lines along Southcenter Boulevard to imitate the local
topography and residential character.
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7.7.3 Provide additional pedestrian connections between residential areas to the
north and Southcenter Blvd.
Implementation Strategies
• Zoning Code
Goal 7.8 Noise Abatement
Residential neighborhoods are protected from undue noise impacts, in order
to ensure for all residents the continued use, enjoyment and value of their
homes, public facilities and recreation, and the outdoors.
Policies
7.8.1 Prevent community and environmental degradation by limiting noise levels.
7.8.2 Discourage noise levels which are incompatible with current or planned land
uses, and discourage the introduction of new land uses into areas where existing
noise levels are incompatible with such land uses.
7.8.3 Require building contractors to limit their construction activities to those hours
of the day when nearby residents will not be unreasonably disturbed.
7.8.4 Discourage noise levels incompatible with residential neighborhoods.
7.8.5 Encourage the reduction of noise from Seattle - Tacoma International Airport and
King County Airport, by promoting the development of new or the retrofit and
modification of existing aircraft engines which are quieter, and operational
procedures that help reduce aircraft noise emission levels.
7.8.6 Work with the Port of Seattle, King County Airport and
the Federal Aviation Administration to promote the development and
implementation of airport operational procedures that will decrease the adverse
noise effects of airport operations on Tukwila and its residents.
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7.8.7 Ensure that urbanization and development do not negatively impact current
neighborhood noise levels, and adhere to Environmental Protection Agency and
Federal Aviation Administration standards.
Implementation Strategies
• Coordinate with the Washington Department of Transportation
• Berming, landscaping, setbacks, tree planting
• Use building construction and siting methods to mitigate noise
• Develop noise standards for home occupations
• Lobby the Federal Aviation Administration (FAA) to develop and
implement airport operational procedures to reduce noise impacts
• Coordinate with other jurisdictions surrounding airports to ensure
common purpose and implementation strategies
• Work with King County International Airport /Boeing Field to establish
an appropriate noise monitoring system, including better identification
of noisy flight events, counseling /education of pilots about quieter
flying techniques, flight patterns that avoid noise - sensitive areas and
other strategies
• Continue to implement and enforce Tukwila's Noise Code
• Continue to work with Sound Transit and BNSF to reduce rail noise
and ensure it meets the Federal Transit Administration standards and
continue to work with the Port of Seattle to reduce airport operational
noise and ensure airport operational noise meets FAA standards
Related Information
VISION 2040
http: / /www.psrc.org/ growth /vision2040 /pub /vision2040- document/
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King County Countywide Planning Policies
http: / /www.kingcounty.gov/ property / permits /codes /growth /GMPC /CPPs.aspx
Tukwila Strategic Plan
http: / /www.tukwilawa .gov /strategicplan.html
Tukwila Rental Licensing & Inspections Program
http: / /www.tukwilawa .gov /dcd /rentallicensing.html
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COMPREHENSIVE LAND USE MAP LEGEND
The Land Use map included in the Plan reflects the goals and policies within the Comprehensive Plan
elements. It conveys the Jong -term plan for the primary -use character of the various city
neighborhoods. All areas of the City have distinct characters, some established many years ago and
some currently evolving. There are natural areas being preserved and enhanced but most land is now
residential, commercial, and industrial.
Changes in existing land use patterns are proposed in some areas such as the Southcenter Subarea and
the Tukwila International Boulevard District to reflect the community's goals. Such change is expected
to occur gradually, as strategic plans for specific areas are developed, as the plans are implemented and
promoted, and as public and private investment is made.
The land use designations employed on the map are defined below.
LAND USE DESIGNATIONS
Low - density residential: Areas primarily characterized by detached single- family residential structures
and their accessory uses along with educational, institutional and recreational uses. Density may vary by
neighborhood and for projects proposing innovative housing types such as cottage housing. These uses
and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila
South and Public Recreation Overlays. (See Housing, Residential Neighborhoods, and Tukwila South
elements in Plan text.)
Medium- density residential: Areas characterized by residential duplexes, triplexes, and fourplexes and
their accessory uses along with educational, institutional and recreational uses. MDR areas are intended
to provide a transition between high- density residential or commercial areas and low density residential
areas. These uses and building types are modified where covered by the Commercial Redevelopment
and Urban Renewal Overlays. (See Housing and Residential Neighborhoods elements in Pion text.)
High- density residential: Areas characterized by larger and higher density multi- family buildings and
their accessory uses along with educational, institutional and recreational uses. These uses and densities
are modified where covered by the Commercial Redevelopment and Urban Renewal Overlays.
Office: Areas characterized by professional and commercial office structures mixed with certain
complementary retail.
Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with
certain complementary retail and residential uses. These uses and densities are modified where covered
by the Tukwila South Overlay.
Residential Commercial Center: Pedestrian - friendly areas characterized and scaled to serve a local
neighborhood, with a diverse mix of uses. Uses include certain commercial uses mixed with residential
at second story or above; retail; service; office; and recreational and community facilities. (See
Residential Neighborhoods in Pion text.)
Neighborhood Commercial Center: Pedestrian - friendly areas characterized and scaled to serve multiple
residential areas with a diverse mix of uses. uses include commercial; residential including senior citizen
97
housing; retail; service; office; and recreational and community facilities, generally along a
transportation corridor. These uses are modified where covered by the Urban Renewal Overlay. (See
Tukwila International Boulevard District element in Plan text.)
Regional Commercial: Areas characterized by commercial services, offices, lodging, entertainment, and
retail activities with associated warehousing and accessory light industrial uses, along a transportation
corridor and intended for high - intensity regional uses. Residential uses are also allowed in appropriate
areas off of the principal arterial with a maximum density determined by code standards and design
review criteria. (See Tukwila international Boulevard District element in Plan text.)
Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging,
entertainment, retail activities and associated warehousing, and certain accessory light industrial uses.
Residential uses mixed with certain commercial uses are also allowed, at second story or above levels,
subject to special design standards.
Tukwila Urban Center: The Southcenter Urban Center subarea is intended to develop as a high- density,
regionally oriented, mixed -use center. Residential development is encouraged in proximity to water
amenities or within walking distance of the Sounder commuter rail /Amtrak station or the bus transit
center, subject to design standards and incentives. It contains five sub - districts differentiated through uses
and development standards — Regional Center, Transit Oriented Development, Pond, Commercial
Corridor and Workplace. (See Southcenter -- Tukwila's Urban Center element in Plan text.)
Commercial /Light Industrial: Areas characterized by a mix of commercial, office or light industrial uses.
(See the following elements in Plan text: Economic Development Shoreline.)
Light Industrial: Areas characterized by distributive and light manufacturing uses, with supportive
commercial and office uses. (See Economic Development elements in Plan text.)
Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and distributive and light
manufacturing uses, with supportive commercial and office uses. These uses are modified where
covered by the Tukwila South Overlay.(See the following elements in Plan text: Economic Development,
Shoreline, and Tukwila South.)
Manufacturing /Industrial Center Light Industrial: A major employment area containing distributive,
light manufacturing, and limited office uses, with supportive commercial and office uses.
(See Manufacturing /Industrial Center element in Plan text.)
Manufacturing/Industrial Center— Heavy Industrial: A major employment area containing distributive,
light manufacturing and heavy manufacturing uses, with supportive commercial and office uses. (See
Manufacturing /Industrial Center and Shoreline elements in Plan text.)
Tukwila Valley South: A specific area characterized by high - intensity regional uses that include
commercial services, offices, light industry, warehousing and retail, with heavy industrial subject to a
Conditional Use Permit. Mixed use residential is conditionally permitted within 500 feet of the Green
River. These uses and densities are modified where covered by the Tukwila South Overlay.
SPECIAL OVERLAYS
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Public Recreation: Areas owned or controlled by a public or quasi - public agency, which are dedicated
for either passive or active public recreation use, or public educational uses. (See Community Image and
Residential Neighborhoods elements in Pion text.)
Shoreline: An overlay area parallel to the banks of the Green/Duwamish River approximately 200' wide
on either side of the river (as defined in the Tukwila Shoreline Master Program), (See Shoreline element
in Plan text.)
Tukwila South Overlay: This master plan overlay area includes lands designated TVS, HI, LDR and MUO
and supersedes the provisions of the underlying zoning districts. It is intended to create a multi -use
employment center containing high technology, office, commercial, retail and residential uses at the
south end of the City. (See Tukwila South element in Plan text.)
Urban Renewal Overlay: An overlay area which applies the Tukwila International Boulevard
Revitalization and Urban Renewal Plans. The intent is to promote community redevelopment and
revitalization, and to encourage investment that supports well- designed, compact, transit- oriented and
pedestrian- friendly residential and business developments to activate the community along Tukwila
International Boulevard,
SUB-AREAS
Tukwila International Boulevard District: The district extends along Tukwila International Boulevard and
is intended to become a complete neighborhood with places to live, work, shop and play. It will have a
distinctive main- street character with an international flavor and excellent transit. (See Tukwila
International Boulevard District element in Pion text.)
Southcenter: A special area of retail and commercial services, residential, industrial development,
entertainment, and recreational and cultural amenities connected by an expanded transit system to a
regional system of centers, and by adequate motor vehicle and pedestrian facilities. (See Southcenter-
Tukwila's Urban Center element in Plan text.)
Manufacturing /Industrial Center: A major employment area containing manufacturing and industrial
uses and other uses that support those industries. (See the following elements in Plan text: Economic
Development, Shorelines, and Manufacturing /Industrial Center.)
Potential Annexation Areas: Areas currently located outside Tukwila city limits, which the City may
consider for annexation in the future. Potential land use designations for these areas are shown on the
Comprehensive Plan Map.
Tukwila South Master Plan Area: This area extends generally south of the Southcenter Subarea to South
204th Street and is based on unique conditions including the presence of significant water features such
as wetlands, watercourses and the river, topographic changes that will influence the future
development of the land, and a large contiguous area of land in single ownership that will allow for
unique planned development opportunities. (See Tukwila South element in Plan text.)
Residential Neighborhoods: Residential areas located throughout Tukwila characterized by a mix of
single- family residences, multi - family residences and Residential or Neighborhood Commercial Centers.
(See Residential Neighborhoods element in Plan text.)
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