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Home My WebLink AboutCOW 2015-09-28 Item 4C - Discussion - 2015 Comprehensive Plan Amendments: Single Family NeighborhoodsCOUNCIL AGENDA SYNOPSIS Initials 1' leetinz Date Prepared by Mayor's review Council review 09/21/15 LB - Family CATEGORY l Discussion 09/28/15 LB ❑ Resolution Al {g Date t. ❑ Bid Award Mtg Dale • Public Hearin ❑ Other Mtg Date Mtt Date 11g Date Ailg Date SPONSOR • Council n Mayor ❑ HR •/ DCD ❑ Finance • Fire • IT ❑ P&R ❑ Police ❑ PJV 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. ITEM INFORMATION ITEM No. 87 STAFF SPONSOR: NORA GIERLOFF ORIGINAL AGENDA DATE: 7/27/1S AGENDA ITEM TriTE Discussion on 2015 Comprehensive Plan Amendments Neighborhoods Relating to Single - Family CATEGORY l Discussion 9/21 &9/28 ❑ Motion /114g Dale ❑ Resolution Al {g Date • Ordinance ❑ Bid Award Mtg Dale • Public Hearin ❑ Other Mtg Date Mtt Date 11g Date Ailg Date SPONSOR • Council n Mayor ❑ HR •/ DCD ❑ Finance • Fire • IT ❑ P&R ❑ Police ❑ PJV 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. REVIEWED BY ❑ COW Mtg. U CA &P Corte ❑ F &S Corte ❑ Transportation Corte Cmte Arts Comm. ❑ Parks Comm. ❑ Planning Comm. COMM' '1"1'EE CHAIR: Utilities DATE: RECOMMENDATIONS: SPONSOR/ADMIN. COMMITTEE Department of Community Development No Committee Review COST IMPACT 1 FUND SOURCE EXPENDTTURE RE`UIRIU 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 9/21/15 Council discussion; forward to next Committee of the Whole MTG. DATE ATTACHMENTS 9/21/15 Draft Comprehensive Plan materials, updated based on 8/24/15 C.O.W. discussion 9/28/15 Informational Memorandum dated 9/22/15, with attachments A -.E ** Please bring your Comprehensive Plan binders and materials ** 87 TO: City of Tukwila Jirn Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Committee of the Whole FROM: Jack Pace, Community Development Director BY DCD Staff DATE: September 22, 2015 SUBJECT: Single - Family Neighborhoods Policy in the Comprehensive Plan ISSUE The Council is continuing to revise the language in the Comprehensive Plan regarding development standards in single - family neighborhoods. BACKGROUND As required by Washington State law, the City is currently conducting a thorough review of the Comprehensive Plan to bring it up to date with any relevant changes in the Growth Management Act and to respond to changes in and use and population growth. The Comprehensive Plan's four objectives remain unchanged since its adoption in 1995. They are stated in priority order as follows: 1) To improve and sustain residential neighborhood quality and livability 2) To redevelop and reinvigorate the Tukwila International Boulevard district 3) To redevelop and reinvigorate the industrial uses along East Marginal Way 4) To develop a thriving Urban Center as a true regional concentration of employment, housing, shopping and recreational opportunities City Council involvement in the 2015 Comprehensive Plan update included work sessions in July and August, a public hearing on August 10, 2015, and deliberations on August 24, 2015. Since the August 24, 2015 deliberations, residents have expressed concern about smaller lot sizes and allowing development other than single - family homes in residential neighborhoods. Council deliberated on additional changes to the Plan language on September 14th and 21st, DISCUSSION Staff has captured the changes to the policies and implementation strategies proposed at the September 21st, 2015 meeting in the attachments to this memo. Once the language is finalized staff will return with a formatted document for adoption. FINANCIAL IMPACT N/A RECOMMENDATION Council is requested to discuss the draft updated Comprehensive plan language regarding development in single - family neighborhoods. 89 INFORMATIONAL MEMO Page 2 ATTACHMENTS A) Matrix of Proposed Edits from 9/21/15 Deliberations B) Draft Housing Element (including 9/21/15 revisions) C) Draft Residential Neighborhoods Element (including 9/21/15 revisions) D) Draft Updated Land Use Map Legend (including 9/21/15 revisions) E) Draft Updated page from the Tukwila International Boulevard Element (including 9/21/15 revisions) 90 W :12x15 Info MemoslComp Plan 9.28,15.doc Attachment A TIB District, Housing, and Residential Neighborhoods Elements & Land Use Map Legend Council Reviewed Draft Version 8.24.15 Revision Matrix 9.22.15 TUKWILA INTERNATIONAL BOULEVARD DISTRICT Row # Page # Comment Exhibit # /Date /Source Staff comment /analysis /options 1 16 Third Implementation Strategy on page 16 under Goal 8.2- TOD Node overlay zone within 1/2 mile walking distance of the TIB Station should be reduced to 1/4 mile walking distance. The proposed 1/2 mile radius extends east of 42nd Avenue S, an area that is predominantly single - family homes. CM Ekberg, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads: "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. However, this overlay should not include areas east of 42nd Avenue South, except those parcels currently zoned for higher density along Southcenter Boulevard. Sound Transit's definition for TOD states "TOD is generally focused on land within approximately one -half mile, or 10 -20 minute walk, of a transit facility and along corridors that provide key connections to the regional system. ") 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. Ensure the preservation of existing single family neighborhoods. HOUSING Row # Page # Comment Exhibit # /Date /Source Staff comment /analysis /options 2 4 Revise Policy 3.1.2 to be more general in regards to housing development. Remove language on smaller lot sizes. CM Quinn, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Policy 3.1.2 now reads "Work with residents and property owners to consider housing options that meet current and future needs Explore adopting smaller lot sizes, especially in the historical lot is neighborhoods where pattern smaller than the established 6.7 dwelling units acre (6,500 per foot lots)." square 3 4 Add to outreach efforts in Implementation Strategies under Goal 3.1 to increase accountability of the City, help to ensure residents will have the opportunity to be involved in the process. CM Quinn, Discussion, 9.21.15/ CM Hougardy, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. First Implementation Strategy under Goal 3.1 now reads " Council feedback, develop and implement an outreach program to receive public input from residents and property owners regarding housing development in residential neighborhoods. Outreach may include but is not limited to: citywide and neighborhood specific mailings, online and in- person surveys, flyers, open houses and Meet other events with residents and property owners at the neighborhood level to receive input to help establish •• - - - - - _ _ _ _ _ _ .. ." 4 5 Add to outreach efforts in Implementation Strategies under Goal 3.1 to increase accountability of the City, help to ensure residents will have the opportunity to be involved in the process. CM Quinn, Discussion, 9.21.15/ CM Robertson, iDiscussion, 9.21.15 Staff Recommendation: Revise as suggested. Second Implementation Strategy under Goal 3.1 now reads "Following the neighborhood outreacl, input public process, consider flexible zoning standards to promote housing options that meet current and future needs to allow lot to lot to be prevailing size remain and smaller sizes decided by Council decision. Establish allows, as parameters for design characteristics such as height, lot coverage, home design features, and setbacks." 5 6 Remove language on duplexes and townhomes in Implementation Strategies for Goal 3.2 CM Quinn, Discussion, 9.21.15/ CM Kruller, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. First Implementation Strategy under Goal 3.2 now reads "Following the neighborhood outreach process, consider Explore detached allowing an attached or a accessory dwelling unit, a duplex or a two unit - - 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. 6 6 Third Implementation Strategy under Goal 3.2 - Reference neighborhood outreach process CM Robertson, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Third Implementation Strategy under Goal 3.2 now reads "Using lessons learns and input from the neighborhood outreach process, 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." 1 91 7 6 Fourth Implementation Strategy under Goal 3.2 - Reference neighborhood outreach process CM Robertson, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Fourth Implementation Strategy under Goal 3.2 now reads "Using input from the neighborhood outreach process, explore increasing density in areas supported by transit to enhance transit - oriented development, and /or in proximity to higher - employment areas." 8 10 First Implementation Strategy under Goal 3.5 - Add language to support expanding the Community Connector program. In the future, possibility to expand program to other groups - geographic, language, etc. CM Seal, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. First Implementation Strategy under Goal 3.5 now reads "Continue to support and expand the Community Connector /Community Liaison program." RESIDENTIAL NEIGHBORHOODS Row # Page # Comment Exhibit # /Date /Source Staff comment /analysis /options 9 8 First Implementation Strategy on page 8, under Goal 7.3 - reference neighborhood outreach process in addition to working with neighborhood groups. CM Robertson, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads 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 and the neighborhood outreach process but may no exactly conform to the written standards." 10 8 Sixth Implementation Strategy on page 8, under Goal 7.3 - clarify intent of Implementation Strategy to protect residential areas from share economy uses such as Air BNB. CM Robertson, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Explore zoning code updates to limit addresf, the negative impacts of sharing economy uses in residential areas, including but not limited to short -term vacation rentals." 11 12 Remove language on smaller lot sizes in third Implementation Strategy under Goal 7.5 CM Quinn, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Third Implementation Strategy under Goal 7.5 will be removed "Explore to lot code revisions maintain standard minimum of 6,500 square feet but smaller lot ar as subject size allow to design that the standards mitigate potential ne :ativc impacts of smaller lots." 12 13 Third Implementation Strategy on page 13, under Goal 7.5 - clarify intent of Implementation Strategy to allow types of home occupations that are currently allowed under the Zoning Code. The current types of home occupations that are allowed have uses and levels of activities compatible with residential areas. CM Hougardy, Discussion, 9.21.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Explore code revisions to allow existing permitted types of home occupations in detached garages." LAND USE MAP LEGEND Row # Page # Comment Exhibit # /Date /Source Staff comment /analysis /options 13 1 Medium Density Residential Land Use Designation- add language to clarify that areas designated Medium Density Residential are intended to act as a transition between single - family (Low Density Residential) areas and high density residential and commercial areas. CM Robertson, Discussion, 9.21.15 Staff Recommendation: Keep as is. The proposed Medium Density Residential designation includes language that explicitly states the intent of the area to act as a transition between lower and higher density areas. "MDR areas are intended to provide a transition between high- density residential or commercial areas and low density residential areas." 92 2 Attachment B 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 communi PURPOSE This Housing Element describes how Tuk sing will be satisfied through 2031. Projected housing needs were determ • by a joint committee of cities and the County, as4quired by state law. The importa . • f these needs were highlighted in the development of-the City's 2012 Strate is n. ided by the Community Conversations outreach efforts of the 2015 Co hensive update. This element is based on a detailed an ysis of Tukwila' eeds contained in the Housing Background Report. ro , Tukwila will ue to g v over the iiext twenty years, projected to accommodate an additional 4,800 eholds and 15,500 new jobs by 2031. By 2035, Tukwila is projected to accommodate an ditional 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 1 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 93 households, including low- income households. Tukwila's growth and future must include 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 El ,, the following issues were identified for Tukwila: Housing Affordability While Tukwila continues to have affordable units for those at 50 -80 area median income (AMI), more and more households are struggling eet their ng costs. Community poverty has tripled in Tukwila over the past years as evade d in Census figures and Tukwila School District demographics (see th Housing Background Report for more information). Almost half of City residents are bur more than 30% of their income for housing. In parilar, less of the AMI face t great struggle to find d by housing costs, paying olds who make 30% or g. SIDEBAR: What is A able Housing? Total housing expendit es in excess of 30% of household income is considered "excessive" and viewed as an indicator of a housing rdability problem. This definition of affordability was established un er the ited Stabs National Housing Act of 1937. Average housing costs in Tukwi 1191 for iw nthly rent or $992 for monthly housing payments for a three bedroom uni e affordable to households making at least 50 -80% AMI, about $33,120 annually or $16. r hour. Many of the common occupations in Tukwila pay less than $16.56 per hour, ese include: cashiers: $13.55; childcare workers: $11.59; food service orkers: $12.25; and retail salesperson: $15.28. Occupations that provide a wage nee o affrd market rate housing include book keeping clerk: $20.53; medical assistant: $1 Machinist: $25.82; and painter: $19.86. (Washington State Employment Security De artment, 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 2 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 94 subsidized housing through partnerships with non - profit housing groups and other housing stakeholders. Relying on market forces to provide affordable housing for very -low income residents 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 nee or housing by percentage of area median income is: 50 -80% AMI (Moderate Income) % of Total Housing Supply 30 -50% AMI (Low Income) 2% of Total Housing Supply Less Than 30% AMI (Very -Low Inco 12% of Total HousiSupply Housing Condition Most existing single - family homes i majority of multi - family homes were constru stock typically requires more. oney for maintena, which who are already burdened byFer economic stressors such as paying more than 30% of their income for hod 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. ted before 1970 and the 960s- 1980s. Aging housing e difficult for residents Home Ownership Opti Having a range of housing types o 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. 3 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 95 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 ure single- and multi - family households to meet the regional growth target o ,B00 new housing units by 2031. 13.1.21 Work with residents and property owners to consider housing options that meet current and future needs. Explore adopting smaller lot sizes, especially in neighborhoods where the historical lot patte>n is smaller than the established 6..7 dwelling units per acre (6,500 square foot lots). SIDEBAR• sing Projections The P ound Regional Counc'1, the r 1 planning organization that develops grow ojections, estimates thukwila eed 4,800 new homes by 2031, and a total ly, there has been a large gap between the City's growth target and number of housin s constructed. Since the last Comprehensive Plan update, the City adopted a new plan an 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 ipt expected to create over 7 ew housing units. This development activity suggests the City will make substantial pris toward meeting the housing target of 2035. of 5,568 new homes by 2035. Histo Implementation Strategies • With Council feedback. develop and implement an outreach program to receive public input from residents and property owners regarding 4 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 96 Commented ILBlj: CM Quinn, Discussion, 9.21.15 Commented ILB21: CM Hougardy, Discussion, 9.21.15 housing development in residential neighborhoods. Outreach may include but is not limited to: citywide and neighborhood specific mailings online and in- person surveys, flyers, open houses and other events. Meet with residents and property owners at the neighborhood level to receive input to help establish desired lot area minimums for the individual neighborhoods. • Following the neighborhood outreach process, consider flexible zoning standards to promote housing options that meet current and future needst_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. Commented ILB31: CM Quinn, Discussion, 9.21.15 Commented ILB4]: CM Robertson, Discussion, 9.21.15 Commented ILB5]: CM Quinn, Discussion, 9.21.15 Goal 3.2 The City of Tukwila has safe, Healthy, affordable homes for all residents in Tukwila. Policies 3.2.1 Providezoning flows a variety of housing throughout the City to allow for diverse, equitafile neighborhoods. 3.2.2 rage a full range of housing opportunities for all population segments, ing very -low income households earning less than 30% AMI, through of limited.to, revising the Tukwila's zoning map and ropriate, to enable a wide variety of housing types 3.2.3 Pro governme housing, subject to con propriate zoning for housing of all types, including d housing, housing for low- income families, manufactured ily housing, and group homes and foster care facilities, itions 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. 5 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 97 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. 4 3.2.7 Support the acquisition of housing developments by private and public affordable housing groups by acting ilitator between affordable housing groups and property own aid in t housing. eservation of affordable Implementation Strategies 6 • Following the neighborhood outreach process, Explore allowingconsider allowing a n attached or deta on all lots tha performance c satisfied e accessory dwelling unit, a duplex, or a in the Low Density Residential zone m lot area vbhen various appearance and impacts on adjacent properties are P mi se deve and re ces . d above n s with ground -level commercial space e street level in specified areas. Using less • ; earne d in • ut from the nei • hborhood outreach t• rocess 'nstate the limited demonstration projects for clustered or cottage allow limited demonstration projects for innovative housing ently supported in the code. typ ■ Using input from the neighborhood outreach process, eExplore 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. City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 98 Commented ILB6]: CM 'Cruller, Discussion, 9.21.15 Commented [LB7]: CM Quinn, Discussion, 9.21.15 l Commented ILB8]: CM Robertson, Discussion, 9.21.15 Commented ILB91: CM Robertson, Discussion, 9.21.15 • 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 develop services, in affordable housing programs. • 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 tru d, density bonuses, parking exemptions, deferred or reduced pa of impact fees, multi - family tax exemptions and /or other tools to develop or maintain affordable hous' that mee e needs of the community, specifically units si n for lo very -low income residents. • Par . e regio level, by tin South King County Housing & N orhood Planner posit o work collaboratively with the Planning, C Enforcement, and Human Services divisions. This position would aid in the achievement of identified housing needs. Responsibilities could include: pursuing and overseeing grant oppo unities, eloping relationships with for - profit and non - profit stakehdiders for increasing represer nd regional affordable housing development, n in regional efforts to fund affordable housing, pporting land use and rental housing programs to improve the dition of affordable housing for Tukwila's residents, and exploring establishi1tgneighborhood 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. Goal 3.3 7 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 99 Policies 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 reviex regional low- income housing goals to evaluate the City's compliance !kith 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. 3.3.3 Continue supporting very -lo and moderate inco ousing, as defined by King County income levels, to . ess th •untywide . by supporting regional affordable hosing develo. .reservation s. Implementation Strategies • Partner with other jurisdictions to support regional funding for affordable housing that serves homeless individuals and families, and those earning less than 31:1 of the area median income. • Engage with non - profit developers and King County to pursue Federal and philanthropic fundSr affordable housing. ■ Enhance and encou age effective partnerships between land use planners and human service ners. ■ ster relationships with owners of privately -owned multi - family ousing to encourage their participation in voucher programs and par ' em to preserve and enhance safe, healthy, and affordable housin ions. ■ 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. 8 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 100 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 exi g housing for low and moderate income residents. SIDEBAR: Rental Housing Inspection Program The Rental Housing Inspection Program, implement in 20 requires all rental unit owners to obtain an annual residential rental business license and complete an inspection every 4 years. Rental units must meet code standards, and violations must be addressed within 30 days. The program seeks to improve s standard and unsanitary residential buildings that do not meet state a local housinand technical codes. No The end of 2014 marked the end of the first four-year cycle of inspections, meaning that inspections were completed for rents in ea adrant of City. A total of 3,641 inspections were conducted .. uring this period, whic d and were brought into compliance to pass a,tubscq r inspection. Implementation Strategie • Enfor - - e I ational ' rty Maintenance Code. Advocate reha ion and weatherization programs for rental units. ntinue the Residential Rental Licensing and Inspection Program. • Explore adtiption 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. 9 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 101 ■ 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. Policies 3.5.1 3.5.2 Adapt housing design standard ddress *needs of'ppulations. Assist in providing residents of the community with the hum Wervices, economic development, and transportation weeded to increase access to housing options. 3.5.3 Continue to develop relationships with populatio at have been historically underserved and continue to support investment to better serve their needs. SIDEBAR: Mi;i"°Home Repair Pro me Re it Program which provides and promotes the r low an moderate income home owners. The Development Block Grant (CDBG). The City The City administers the Minor repaiixand maintenance of hous program is funded through a Com receives approximately $25,000 in an funding and 20 -25 homeowners use the program ever r. While this program is a great resource for residents, Tukwila Human Services estimat the program only meets about 10% of existing need for home repair and maintenance. Additional fung and partnerships can help to improve the look and quality of housing throughout the city. Implementation Strategies • Continue to support land support 'the Community Connector /Community Liaison program. 10 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 102 Commented ILB101: CM Seal, Discussion, 9.21.15 Goal 3.6 Policies • 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. Increase Tong -term residency in the City. 3.6.1 Encourage long -term residency by ' . . wing n . orhood quality, health, and safety. 3.6.2 Encourage long -term residenc roviding . range o • ownership options for persons in all stages o 3.6.3 Support neighborhoo . tions an. , . s that actively work to improve neighborhood quality a . n sens ommunity within the neighborho 3.6.4 Conti studen and stude of districts serving Tukwila at seek to improve school performance 11 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 103 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 alaarger numbe of families with a wider range of incomes to live in Tukwila. Implementation Strategies • Encourage and help market pri programs for first time homebuyer • Design guidelines. • Development regul • Develop small neigh borhoo g rants for clean-up and community - building even • Explore creating and supportin neighborhood liaison program to help develop neighbood associions. atio blic assistanc d education Develop ronshi ith existing homeowner and neighborhood association • I e sh public spaces in new public buildings in neighborhoods that ghborhoods gatherings. • Develop a program that allows street closures for block parties. • Develop a neighborhood block party "kit" for community use to encourage neighborhood interaction. 12 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 104 • 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 /Affordabl ngAdvisoryBoard /Affordabl e-Housing-Needs-Study/Pages/default.aspx VISION 2040 http: / /www.psrc.org /growth /vision2040 /pu on2040 -d. ent/ King County Countywide Planning Police http: / /www.kingcounty.gov /property/permi •des /g h /GMPC .aspx Tukwila Strategic Plan http://www.tukwilawa.gov/strate 13 City of Tukwila Comprehensive Plan - Housing Element W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIE Housing NH July August 2015 \CC Review 9.21.15 \Housing_CC 9.21.15 Revisions.docx 9/22/2015 105 06 Attachment C TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods RESIDENTIAL NEIGHBORHOODS WHAT YOU WILL FIND IN THIS CHAPTER: • A focus on neighborhood sustainability wit development of community - building a eto . reservation and • Recognition that the residential neighb ods in Tu wila each ' . istorically different development patterns and physi . •ar. . ics and in r ition of the uniqueness, a move away f one -size fi • proach to develop ' ent. • Opportunities for new housing du t meet ' eds and market realities of Tukwila's residen ulation PURPO This component of the Compreh - e Plan contains the goals and policies for land use and development of Tukwila's residenti. hborhoods. It serves as the basis for zoning and plays a key role in setting City policy, d- elopment 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 1 107 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 esent without compromising the ability of future generations to meet their own needs, encompasses environmental, social, and economic factors such as air and water quality, access to living wage jobs, and a social network among neighbors. Asustainable neighborhood provides housing, resources, and amenities that benefit dents and creates a sense of community for generations to come. RESIDENTIAL NEIGH QRHOODS AND LANDFUSE Tukwila's residential neighborhoods `re geographic areas, s e with distinct boundaries such as waterways and f s, and others wit •bvioqundaries based on time of annexation. Tukwila's res 1 neigh + o • of smaller -lot, built -out residential areas pre inately b ilt befo , large i-family apartment complexes built in the O's, 70's, and 80's, : nd newer areas characterized by more recent, larger houses. New developmen n the single - family residential neighborhoods occurs primarily as infill, through re -plat ng existing residential lots. This often results in lot orientation or horn '" s that are different4rom existing development. However, just less than fifty percent of ila rests live in the single - family neighborhoods. The majority of residents reside artm or condominium buildings and any significant increase in households will b ough the development of multi - family units. From the Comprehen "" Plan's adoption in 1994 to the present, Tukwila residents have described the city as hav 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 pride in the City's diversity and its global community while recognizing that this diversity W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 2 108 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 It designed should support the neighborhoods' physical appearance and safety. Ahfill co s_, es throughout Tukwila, development regulations may require revisio sure that t trengthen the character of Tukwila's neighborhoods, support inter among neighbor , ease housing options, and produce new housing that enha the exist. g neighb r • ds. Although many choose to make Tu their long- ome, Tukwila's re dents have become increasingly mobile over the Mit two decade . ort -term residency, often called transiency, is not unique to Tukwila:however it may be felt more strongly given the relatively small size of 's residential popul n. Previously, the transiency of Tukwila's residents as attributed p short -term rentals. However, the transiency of T a's resi is is due to several fact . Cost of housing, employment and employment acce ousing 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: Annexations Many of the differences in neighborhood character in Tukwila can be attributed to the City's annexation . De lgpment characteristics such as density, presence or absence of sidewalks, ng reflect the conditions that were in place at the time of each neighborhood's an ion. 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 3 109 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 wever, many of Tukwila's neighborhoods lack sidewalks and paths and other ameni es such as retail and services within walking distance. This limits resi nts' to enjoy their mmunity, and to get around without a motor vehicle. lb Tukwila's current regulations only ruir construcl'tlf,of sidewalks for short plats /single - family develo ment projects of 5 or more conti us lots. Sometimes, this has the inadvertent effec uraging maximum lot creation o the increased cost of infrastructure (i.e., developers mn create 4 lots when they have enough land for 5). 1 Additionally, the Tukwila Comm Center is not accessible without a motor vehicle to most Tukwila neighborhoods. There is no transit#rvice to the area and it is not within walking or biking dista e to most neighborhoods. There are very few other organized recreatio p, ctivities available to residents of Tukwila who lack access to a motor vehicle. Neighborhoo s velop nt - Single Family Infill Compatibility Newer Tukwila homes . e larger, and less compatible with existing housing stock. The average home size is • owing, 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 4 110 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Neighborhood- Supportive Commercial Areas Commercially -zoned areas within and adjacent to residential neighborhoods provide the ikopportunity for residential support services to locate with alking and bicycling distance to where people live. There are limited neighborhood -supp jo tive 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 Tukwi r its cnient lo n and access to services and amenities. This is underscored by the lty's`central location in the Puget Sound region, as the approximate midpoint betven 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. 11/414% GOALS AND POLICIES These residential nei land use goals are Tukwila's approach to sustaining and improving residential ne orhoods 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 5 111 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 boundarie Implementation Strategies • Update the Comprehensive Plan map • Implement the Strategic Plan • Continue to apply Development Regulations Goal 7.2 Neighborhood Qua Tukwila's residential"nei rhoo ave physical features that preserve and strengthen neighborhood character, e hance neighborhood quality, and foster a st ense of community. 111%0 Stable residential neighborhoods that support opportunities for improved educational attainment, employment, engagement, economic security, and personal safety. lir Goal Policies 7.3.1 Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific "places." W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 6 112 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 co fla ity and replace lost vegetation and open spaces with improvements of at . ual value to the community. 7.3.5 Provide adequate support for Code E ment • to improve and maintain neighborhood quality and livabili 7.3.6 Strict code enforcement of policie eighbor s ood quail Implementation Strat • Emphasize pub • Mandate through t d safe public fac ua�lity Cont'inu cerns in development design d manuals, high quality des • n for neighborhood and pr • ue to work with sc districts serving Tukwila students to ensure s,lool facilit'e� s aro quality public spaces \11 Co !iue de ,` sing and 1 plementing projects from the Walk and Roll Plan and S. ' outes to School, with a renewed emphasis on communi. , involy- ent and engagement equire s alks adjacent to all new development or participation in a no -prote t LID with all new residential development in specified areas inpport 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 7 113 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods • 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 and the neighborhood outreach process! but may not exactly conform to the 4 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 Interrnnaational Boulevard SIDEBAR: Walk and Roll: City of Tukwila's None Motorized Plan The Walk and Roll Plan, created in420thelps to carry out the goals of the prehensive Plan with a focus on non - motorized transportation. It eases a "complete street" perspective, expanding the idea of transportation tom simply keeping s and trucks moving to the idea that Tukwila's streets ought to be"for everyone. The pl ludes an analysis of existing conditions of r, sidential neighborhood connectivity, i ing the availability of sidewalks and trails din.- . 2006 sidewalk inventory, on y 29% of the City's public streets have sidewa his dat ormed tlsidential NePghborhoods goals and policies. 114 Commit developmen invest in publics eighbor esource urage and facilitate neighborhood ups and work parties for neighborhoods interested in provement projects such as clean -up events, impro • ments, or strengthening social capital through d meetings and social gatherings • . mall grant program for neighborhood -based and led imp ent projects • Explore zoning code updates to limit the negative impacts of 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 8 Commented ILB1]: CM Robertson, Discussion, 9.21.15 [Commented ILB21: CM Robertson, Discussion, 9.21.15 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods • 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 revitalizatio4"Cof residen al neighborhoods to encourage long -term residency and environmental sustainability Policies 7.4.1 Utilize both City and non residential neighborhoods: romote revitalization of 7.4.2 Decrease has emissions through land us- trategies that promote a mix of h g, emp , ent, and services at densities sufficient to promote walking, bicycling, tra t and othet alternatives to auto travel. SIDEBAR: Reduced F e Res In 2014 the City Cou eate. $20,000. The flat feet pe it help undertaking a home improvement required inspections. enodel Pipit at fee perm] for residential remodel projects under ssen the financial impact for homeowners p while still ensuring code compliance and IMPLEMENT TRATEGIES • 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 9 115 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods • 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 Development of a variety of ne�us� ncluding single - family • • homes Encourage redevelopment through an inform estate community • Invest in public neighborhood id ," siness and real ilities and improvements to encour nd private property improvements • Where feasible, e gar family I Dosing to include space to pe plan or both sides of residential mprovements, where appropriate borhood traffic calming program ape planters in front of all multi - family e appropriate Revise development regulations to create an incentive rather than incentive to share access roads that will serve proposed plats and e jacent 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 10 116 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 a ' .le, reflects high design quality in harmony with identified, value of the natural environment and historic development. Single- Family Residential Development 7.5.3 Support single - family r dential in -fill h : that is in harmony with the existing neighborhood as a m achieve . equate, affordable, and /or diverse housing. 7.5.4 Encourageamily residence design to foster a nse of safety and security. 7.5.5 Develop neighborhood- specific single - family regulations that encourage compat- ibi . with the existing scale of residential structures in the neighborhood, propriate rela 'p of lot area, building scale, and building tain a sense of co unity (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 oc ations 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 11 117 118 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 neighbo ar •s .nd to develop regulations that best fit the unique developme a tics of neighborhoods • Develop a process for r• s to participa developing regulations for individ. • eighborhoods mitigate the potential negative im . of smaller lots • Review accessory dwelling u units or ;V 'ts in attached gara • Allow reha mobile ho be considered standalone eci ircumstances ement o - isting manufactured and ition between public and private places • Establish building setbacks to facilitate neighborhood communication, and friendly tra ` -in n areas between street, sidewalks, and dwellings to maintain compa ility courage off - street parking and garage and carport standards that r uce auto dominance, such as requirements for less visually promisent 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 12 Commented ILB3]: CM Quinn, Discussion, 9.21.15 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods • Improvements and additions shall meet current codes; minimize the necessity to bring entire building up to code • Explore code revisions to allow existing permitted types of lhome occupations in detached garages • Continue Code Enforcement efforts Lire new development meets City standards Multi- Family Residential Development Poly 7.5.8 Support a multi - family residential rehabilitation progr assistance and inducements to owners to upgrade and ma attractive facilities. at provides safe, clean and 7.5.9 Support zoning densities that encourage r! development of existing multi - family properties. 7.5.10 Ensure that all multi - family residential developmetiontribute to a strong sense of community through site planning focusedron neighborhood design integration; building design architecturally linked-with the surrounding neighborhood and style; streetscapes that encourage pedestrian use and safe on to private spaces, with trees reducing the effects of large paved areas; ith recreational spaces and facilities on site; creative project design that rovides a diversity of hou ing types within adopted design criteria, standards, idelines; and opera 1 and management policies that ensure safe, ving envir ents. Imple . do ategies • Sur . . ecific 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 W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 13 Commented [LB4]: CM Hougardy, Discussion, 9.21.15 119 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods • 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, standard. guidelines • Amend the zoning code to encourage community gardens and other forms of urban agriculture apart of reqd recreation space • Provide recreational sp rough on -site 1 Lons in new multi- family developments • Explore amending the zoning code to avow densitie t promote redevelopment olging multi-fa my properties Goal 7.6 Neighborhood- Supportive Comm ci reas Nei hborhood -s 'ortiv mmerc inclu m Residential g g Commercial Centers, that bring small commercial concentrations into and adjace . existing residential neighborhoods to improve existing residential area • lle providing products and services to nearby residents. 7.6.1 Li mmercial areas located within approximately one - quarter -mile of resid - ar , s with high - quality pedestrian and bicycle access facilities. 7.6.2 In neighbo od 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 14 120 7.6.4 7.6.5 7.6.6 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods Encourage new construction rather than converting existing residential structures to commercial uses. Encourage neighborhood commercial structures to incorporate residential units at medium densities. 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 Stratggies • Zoning Code • On- street parking • ind or beside buildings and erc ial design guidelines, with on buffering residential u s from commercial and Goal Southce Bo and A corridor of low -rise of s, resi • ences, with localized commercial uses at major intersections all of which act as a buffer to the low- density residential neighborhoods to the not 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 15 121 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 rom undue n e impacts, in order to ensure for all residents the continued use, enjoyment and value of their homes, public facilities and recreation, ana Policies ors. 7.8.1 Prevent com ity and en 7.8.2 Discourage noise le which a uses, and Ellikurage ` e introdu noise levels Wico with limiting noise levels. ati h current or planned land of new Ian . uses into areas where existing land uses. 7.8.3 quire building contractors to 1i of the day when nearbsidents r construction activities to those hours w not be unreasonably disturbed. 7.8.4 Discourage noise levels inc atible with residential neighborhoods. 7.8.5 Encour the red n of noise from Seattle- Tacoma International Airport and King Cou 'r y promoting the development of new or the retrofit and modification ing aircraft engines which are quieter, and operational procedures that elp 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. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 16 122 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 constructio .r,e : • siting methods to mitigate noise • Develop noise standar• . home occupations • Lobby the Fed - al Aviation 9" finis on (FAA) to op and implement ai erational procedures to reduce noise impacts • Coordinate with er •'ctions surrounding airports to ensure entation stligies wit g Coun , w ternational Airport /Boeing Field to establish propri noise monitoring system, including better identification flig " ' vents, counseling /education of pilots about quieter flying techniques, fligh watts that avoid noise - sensitive areas and ther strategies to im ent and enforce Tukwila's Noise Code Continue work with Sound Transit and BNSF to reduce rail noise d ensu meets the Federal Transit Administration standards and n ork with the Port of Seattle to reduce airport operational nol ensure airport operational noise meets FAA standards Related Information VISION 2040 http: / /www.psrc.org/ growth /vision2040 /pub /vision2040- document/ W: \Long Range Projects \2014 CompPlanUpdate \C1'I'Y COUNCIL \'I'IB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 17 123 TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods 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 htti: www.tukwilawa. ov dcd rentallicensin•.ht' W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9. 21 .15 \ResidentialNeighborhoods_CC 9.21.15 Revisions.doc 9/22/2015 2015 -2031 18 124 Attachment D 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 long -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 Plan 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 Plan 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 9/22/2015 Commented [LB1]: CM Robertson, Discussion, 9.21.15 125 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, Shorelk.) 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 9/22/2015 126 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 Plan 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 A. 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 Plan text.) Southcenter: A special area of retail and commercial services, resitlePftial, 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 A : 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.) 9/22/2015 127 1 Attachment E Tukwila International Boulevard District Element 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. • Explore options for a traditional anchor (e.g., a grocery store), 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. 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 maMinlilran is epared for the TOD Node, define and establish a TOD Node overlay zone within 1/2 mile walking distance of the Tukwila International Boulevard Station. However, this overlay should not include areas east of 42nd Avenue South, except those parcels currently zoned for higher density along Southcenter Boulevard. (Sound Transit's definition for TOD states "TOD is generally focused on land within approximately one -half mile, or 10 -20 minute walk, of a transit facility and along corridors that provide key connections to the regional system. ")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. Ensure the preservation of existing single family neighborhoods. W: \Long Range Projects \2014 CompPlanUpdate \CITY COUNCIL \TIB Housing NH July August 2015 \CC Review 9.21.15 \TIB CC 9.21.15 Revisions.docx 16 9/22/2015 Commented (LB1]: CM Ekberg, Discussion, 9.21.15 129