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HomeMy WebLinkAboutOrd 2482 - EXHIBITS A-G - 2015 Comprehensive Plan AmendmentFollowing are Exhibits A -G of the Comprehensive Plan to Ordinance 2482 Exhibit A — Introduction Exhibit B — Vision Exhibit C — Housing Element Exhibit D — Residential Neighborhoods Element Exhibit E — Tukwila International Boulevard Element Exhibit F — Glossary Exhibit G — Comprehensive Land Use Map Legend EXHIBIT A INTRODUCTION The history of what is now the City of Tukwila is the story of the native people and settlers who stopped beside the river, traded, fished, built homes, farmed the land, and worked to create a supportive community. It is the story of how these early settlers envisioned the prosperous community we enjoy today and began laying the groundwork for our place in the region. It is the chronology of Tukwila's willingness to grow and to change with the times, while diligently keeping those strong community values that make the City a real home town. The demographic and economic changes that have shaped our country, our region and our neighboring cities have also changed Tukwila in the twenty years since we first adopted this Comprehensive Plan in 1995. Tukwila continues to be enlivened by an influx of people from around the world who have added their languages and traditions to our cultural landscape. This 2015 version of the Plan continues the original vision while reflecting our shifting circumstances and aspirations for the future. WHY PLAN? Tukwila's future is built on yesterday and today. This Comprehensive Plan is for all of our people, including residents, business community and visitors. People need a safe and secure place to live, an economy that provides jobs, ways to get around, schools and recreational opportunities. It is the local government's responsibility to provide public services and facilities, develop policies, and adopt regulations to guide the growth of a city that meets the needs of its people both now and in the future. WHAT IS A COMPREHENSIVE PLAN? A comprehensive plan is a broad statement of community goals and policies that direct the orderly and coordinated physical development of a city into the future. It reflects current community goals and needs, anticipates change, and provides specific guidance for future legislative and administrative actions. It reflects the results of public involvement, technical analysis, and the judgment of decision makers. The goals, policies and maps of this Comprehensive Plan provide the guide for designating the use of land, implementing flexible regulations, investing in infrastructure, and developing programs and services. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 1 GROWTH MANAGEMENT ACT Washington State's Growth Management Act (GMA) of 1990 and 1991 provides a managed framework for growth and development throughout the State. Among other things, it mandates that fast - growing counties and cities must develop and maintain a comprehensive plan - covering the subsequent 20 years - that incorporates a number of specific elements. A major emphasis of the GMA is the coordination and consistency of local, regional and State planning efforts. This includes consistency with adopted multi- county planning policies, including VISION 2040, and Countywide planning policies. Tukwila is located within King County. The King County Growth Management Planning Council (GMPC) has adopted a series of Countywide planning policies that provide guidelines and lay down requirements for cities within the County in implementing the Growth Management Act mandates. These requirements include: Providing a fair share of housing through investment in needed infrastructure and land use regulation. Identifying Urban Growth Areas that can accommodate at least 20 years of new population and employment and, where appropriate, Urban Centers of concentrated population and employment within them. Determining potential annexation areas consistent with the Urban Growth Areas. Identifying, establishing and protecting open space corridors of regional significance. The GMPC also adopted policies regarding the incorporation of Manufacturing /Industrial Center developments into the comprehensive plans to ensure future maintenance of the existing quality of life and the environment. Tukwila's Comprehensive Plan, however, is more than a response to the mandate - expressed in the Growth Management Act, multi- county policies and the King County policies implementing it regionally. It is an essential tool and guide to the preservation and enhancement ofTukwila's long -term economic growth and community viability and identity. It expresses the vision of the community and how that vision may be realized. GMA BASICS: PLANNING PYRAMID State- Growth Management Act Goals I. Region -- Multi - count planning policies King County -- Countywide planning Policies Tukwila Comprehensive Plan J Tukwila Development Rules Project Review TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 2 WHAT'S IN THE PLAN? This Comprehensive Plan is designed to be a readable, functional document that will guide Tukwila's development for the next 20 years. This Comprehensive Plan has the dual responsibility to meet the goals and needs of Tukwila's current and future residents and the fulfillment of its regional responsibilities in growth management. PLAN OBJECTIVES A glance at Tukwila's Comprehensive Plan will reveal that it touches on every aspect of community life and development - from the character of neighborhoods and standards of urban design, to the development of vibrant centers of economic life and the revitalization of residential areas. The Plan's essential function is to serve the residents and business community by providing guidelines for a safe, livable, economically viable community with which they are proud to identify. The Plan will provide a framework allowing Tukwila to respond dynamically to the changes that are inevitable over the immediate long term. The Plan is organized into several chapters - or elements - with goals and policies for each element. These are the planning guidelines and criteria that set the direction and substance of the community's future development, while maintaining the flexibility to adjust to changing circumstances. All of these elements, goals and policies contribute to the implementation of the Plan's following four major objectives, which are listed in priority order: 1. To improve and sustain residential neighborhood quality and livability. 2. To redevelop and reinvigorate the Tukwila International Boulevard District both economically and residentially. 3. To redevelop and reinvigorate the industrial uses in the Manufacturing /Industrial Center along East Marginal Way. 4. To further develop a thriving Urban Center as a true regional concentration of employment, housing, shopping and recreational opportunities. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 3 COMPREHENSIVE PLAN ELEMENTS Comprehensive plans are required by the GMA in RCW 36.70a.070 to address specific required issues, or "elements." In addition, a city may include other elements as local needs and goals dictate. Tukwila's Comprehensive Plan, which looks ahead over the next 20 years, is made up of 15 primary elements, five of which are land use components. These include the required GMA elements: Housing Land Use (divided into 5 separate elements) including: Utilities - Residential Neighborhoods Transportation - Tukwila International Boulevard District Capital Facilities - Tukwila South Economic Development - Southcenter - Tukwila Urban Center and Parks, Recreation and Open Space - Manufacturing /Industrial Center Tukwila's Comprehensive Plan also includes the following optional elements identified as important to this community: Community Image and Identity Shoreline Natural Environment ROLES AND RESPONSIBILITIES During the 2015 Comprehensive Plan update, the introductory "Obstacles to Plan Achievement" section, as well as optional "Annexation" and "Maintenance of the Plan" elements, were deleted since they have been accomplished or are covered in other parts of the Plan. The issues discussed in "Obstacles to Plan Achievement" have been addressed in a positive and action - oriented manner through policies and strategies in the "Community Image and Identity" and "Roles and Responsibilities" elements. Proposed annexations have been largely accomplished, and remaining annexation - related issues are addressed through policies in the "Community Image and Identity" and "Tukwila South" elements. Policies that pertain to revising and updating the Comprehensive Plan have been codified in Tukwila Municipal Code Chapter 18.80. A foundational component of the Growth Management Act and comprehensive planning is the land use element and the designation of the proposed general location and extent of the uses of land. Tukwila's entire land area is shown on the Comprehensive Land Use Map, where future land use is designated and formulated to accommodate the building intensities and the future population targets for the City. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 4 The basic public right for clean water is a Washington State goal for land use planning. There is no public potable ground water supply within Tukwila for any of the three water providers. An emphasis on improved surface water management means that a greater part of the land area, both public and private, must be preserved for drainage, flooding, and storm water run -off. Policies for guiding corrective actions to mitigate and cleanse discharges that pollute waters of the State, and for Tukwila that means waters entering the Duwamish River and Puget Sound, are included in policies throughout many different elements of this Plan. Clean air and a healthy public are another fundamental Washington State goal that is inherent in our land use planning. The City is expected to utilize urban planning approaches that promote physical activity and health as well as minimize single occupant vehicular trips, which lead to transportation congestion, poor air quality and lost economic efficiency. Tukwila will plan capital improvements and services to achieve its vision and goals, with sufficient zoned capacity for accommodating growth targets in housing and employment through the planning period. Contextual information that supports the Comprehensive Plan is found in background reports for each of the elements. These reports and other references are listed in the Related Information section at the back of each element. COMPREHENSIVE PLAN MAP The Growth Management Act also requires comprehensive plans to contain a future land use map. Tukwila's Comprehensive Land Use Map meets State requirements to identify locations of the following land uses: housing, commerce, industry, recreation, open space, public utilities, and public facilities. Based on inventories, the Countywide Plan and public input, it was deemed unnecessary for Tukwila to provide for agricultural lands or natural resource lands. The Comprehensive Land Use Map is contained at the back of this document; larger maps are available at the City of Tukwila Department of Community Development and online. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 5 HOW WAS THE PLAN DEVELOPED? In 1992, "Tukwila Tomorrow " - a 17- member advisory committee composed of residents, business representatives and property owners - began to work with ideas gathered from the earlier "Vision Tukwila "community visioning process. The community vision and ideas for achieving it were discussed with the Planning Commission and City Council. Based on these discussions, which suggested format and policy language, the Committee's ideas were refined into the basis of the Comprehensive Plan. The Plan has been kept current with specific annual updates, as well as through a more comprehensive review in 2004 and in a phased review from 2011 through 2015. The City developed a strategic plan in 2012 that provided a process for moving from the long - range (10- to 20 -year) goals and objectives of the Comprehensive Plan to more specific short -term initiatives and actions. The strategic process examined: Where are we now? • Who makes up our community and how is our population changing? • What are our major businesses and our role in the regional economy? • What are our greatest strengths and challenges? BUILDING A LOCAL ff MPREHENSIVE PLAN State- Growth Management Act Goals Plan Implementation, Revision, Monitoring Plan Adoption .60 Develop Identify Action Steps - Policies Co `�JO�,e Develop Goals and Policies �4�i 0 Inventory Assessment - Assets and Deficits '��` �� • Land capacity analysis, CA identification, CF assessment O P Lod` Land Use Map and UGA �P•> Re•lon -- Multi -count .lannin..olicies King County -- Countywide planning Polio Tukwila Comprehensive Pla Tukwila Development Project Review Visioning Process - Begin with the end in mind Population Projections (CWPP) TUKWILA COMPREHENSIVE PLAN — AUGUST 2015 PAGE 6 Where do we want to go? • What is our vision for the future of Tukwila? • What do we want our community to be like in the future? How do we get there? • What actions and investments are necessary to make our vision a reality? • What timeline is feasible for accomplishing our goals and priorities? • How can we best serve the needs of our diverse community, including residents, businesses and visitors? The City's adopted Strategic Plan established a Vision for the future of Tukwila - The City of Opportunity, the Community of Choice - and five aspirational goals: Goal One: A Community of Inviting Neighborhoods & Vibrant Business Districts Goal Two: A Solid Foundation for All Tukwila Residents Goal Three: A Diverse & Regionally Competitive Economy Goal Four: A High- Performing & Effective Organization Goal Five: A Positive Community Identity & Image These strategic goals are guiding the update of the Comprehensive Plan. HOW WAS THE PUBLIC INVOLVED? Over the years the City has reached out to all residents, employees and property owners in Tukwila about the Comprehensive Plan process, and encouraged them to participate. A variety of approaches have been used including all -city mailings, the Hazelnut newsletter, notice boards, articles in the Tukwila Reporter, and information posted to the City website. For some topics we have formed advisory committees with residents, businesses and other stakeholders to provide guidance on new policy directions. During the 2015 update we explored new approaches including training community liaisons to reach out to different language groups for conducting surveys and holding "Community Conversations" meetings in multiple languages. We provided information about the Comprehensive Plan at various community events. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 7 VIA11NE TUKWILA IN 20351 VuAT PO YOU WANT TO 'SEE? MIA Mirq, D U Pod 11 SP-1(1, L x r Sri Teens shared ideas on a "Vision Wall" poster. The City has also held informal open house meetings for residents, property owners and business representatives to review maps of recommended land use changes and discuss goals and policies with City staff, as well as holding public hearings with the Planning Commission and City Council. In conjunction with public participation in the Comprehensive Plan review, Tukwila prepared an Environmental Impact Statement (EIS), which has been updated along with the Comprehensive Plan through the years. Through the EIS public participation process, the City solicited review and discussion of the Comprehensive Plan with neighboring jurisdictions and affected agencies. PLAN IMPLEMENTATION Adopting a Comprehensive Plan is the first step toward realizing the City's vision. Tukwila's implementation program comprises a combination of short -term and long -term actions to achieve that vision. A short -term action could include implementing a Citywide communications plan including language translation strategies to reach and involve all residents. Other implementing actions include amendment of regulations such as the Zoning Code to align with newly developed policies. Longer -term actions include sub -area planning, facility development, and developing a Capital Improvement Plan (CIP) that allocates resources to projects that will spur the City's development in the direction envisioned in the Plan. In addition, drafters of the Comprehensive Plan recognize that a successful Plan is one that can respond to changed conditions. As long -term changes in land uses, regional trends or the economic climate occur, implementing the community's vision may require re- assessment. The Comprehensive Plan contains the policy wording which provides for monitoring, evaluating, and amending the plan as community needs change. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 8 EXHIBIT B VISION The goals set forth in this Comprehensive Plan are specific and definable accomplishments that express our vision of Tukwila and the community we contemplate for the future. This vision derives from our core values - respect for the past and present, compassion and support for individuals and families, pride of place, and quality opportunities for working, living and community involvement. RESPECT FOR THE PAST AND PRESENT TUKWILA WAS AND WILL CONTINUE AS A REGIONAL CROSSROADS Tukwila will continue to be at a strategic crossroads, given its central location and convenient access to many modes of transportation. First the Duwamish River, then the Interurban railroad, and later major highways have provided transportation access - first for native Americans drawn to the river's fish, then for 19th- and early 20th - century immigrants who harvested the timber and established farms, and now for people who conduct business, shop, visit or live in this urban area. New methods of transportation such as Link Light Rail and bus rapid transit are important attractors for new investment and should serve our residents while connecting local and regional travelers and the region. WE HONOR THE PAST AS WE MOVE TOWARD THE FUTURE Our present institutions and housing, businesses and public infrastructure facilities have resulted from the efforts of many people to pursue their individual and collective dreams. We honor this past and seek to preserve and enhance our community and environment by dreaming, planning, and investing in our future. We support cultural preservation programs and activities that draw on the strengths of Tong -term residents and families who provide a direct connection with the past. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXVI COMPASSION AND SUPPORT FOR INDIVIDUALS AND FAMILIES WE SUPPORT OUR RESIDENTS We seek to maintain each neighborhood fairly and equitably so that individuals and families can thrive and reach out to their neighbors. We value the diversity of our residents. We attempt to protect our residents from crime, accidents and illness. We encourage home ownership, and support both owners and renters in maintaining and improving their homes. We cooperate with residents to improve neighborhood infrastructure. We encourage neighborhood pride and interaction. WE SUPPORT OUR FAMILIES We support our families so they can thrive as caretakers for all family members, including elders. We encourage their efforts to be self- supporting, engaged, responsible members of our community. WE SUPPORT OUR CHILDREN Our children are our future. We honor them. We protect them from harmful influences and will provide educational, recreational and other opportunities that enable them to become healthy, educated, responsible adults. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXVII PRIDE OF PLACE WE VALUE OUR ENVIRONMENT We seek to enable our residents to appreciate, participate in and enjoy the many benefits of a healthy, thriving natural environment. We seek to protect our shoreline, streams, other natural amenities such as trees, and our historical landmarks. WE APPRECIATE OUR SURROUNDINGS Each distinctive residential neighborhood, commercial area, and manufacturing area contributes to our wholesome living and working experience. We seek to create a natural environment, a physical infrastructure, and a community image that prompts people to respect and care for each other and which attracts newcomers to live, do business, shop in, visit and enjoy the special features of the City. People who arrive here want to stay here and invest their time and resources in making the community a better place. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXVIII QUALITY OPPORTUNITIES FOR WORKING, LIVING, AND COMMUNITY INVOLVEMENT THRIVING AND RESPONSIBLE BUSINESSES We support a stable, thriving economy that provides quality work experiences and income, and generates revenue for public services. We cooperate with our business community and seek new businesses by supporting their development and necessary infrastructure. In return, we expect them to maintain high standards and participate in attaining our community vision. RESPONSIVE GOVERNMENT THAT RESPECTS INDIVIDUAL RIGHTS We value all our residents. We respect the rights of our residents, workers, property owners and visitors to pursue their individual and collective visions, provided that their actions respect the same rights of others. We strive to limit government regulations to those necessary to protect the rights of present and future generations and achieve our community goals. We encourage all members of the community to become actively involved in community affairs, and we provide opportunities for participation in the decisions that affect them. WE SEEK TO PROVIDE OPPORTUNITIES FOR RESIDENTS We believe that while individuals bear primary responsibility for themselves, their communities perform a vital role in providing a positive environment, support and growth opportunities. We believe that many opportunities and services are best provided by non- profits, private businesses and voluntary organizations. We encourage these efforts, partner with organizations that help meet the basic needs of our residents and support Tukwila's active spirit of volunteerism. We encourage the social and civic engagement of all community residents who are a tremendous resource and have much to contribute. We pay special attention to those whose opportunities are limited by circumstances they cannot control, and use our limited resources to develop a solid foundation for all Tukwila residents. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXIX CHAPTER THREE HOUSING EXHIBIT c TUKWILA COMPREHENSIVE PLAN ELEMENT 3 HOUSING 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; and • 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 was 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 policies that create thriving, equitable neighborhoods where everyone has the opportunity to live in a safe, healthy and affordable home in the city of opportunity and the community of choice. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 3-2 WHAT I5 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. HOUSING Average housing costs in Tukwila - $1,191 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 In developing the goals and policies forTukwila's Housing Element, these issues were identified. 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. workers, $12.25; and retail salesperson: $15.28. Occupations that provide a wage needed to afford market rate housing include bookkeeping clerk, $20.53; medical assistant, $18.75; machinist, $25.82; and painter, $19.86. (Washington State Employment Security Department, 2013) TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 The maioritv 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 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. PAGE 3-3 ELEMENT 3 HOUSING 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 two - 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. COUNTYWIDE AFFORDABILITY TARGETS King County's Countywide Planning Policies recognize 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 the AMI. According to the Countrywide Planning Policies, the Countywide need for housing by percentage of AMI 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 TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 3 -4 HOUSING HOUSING 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 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 Work with residents and property owners to consider housing options that meet current and future needs. Implementation Strategies With Council feedback, develop and implement a neighborhood outreach process 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, fliers, open houses and other events. Following the neighborhood outreach process, consider flexible zoning standards to promote housing options that meet current and future needs. Establish parameters for design characteristics such as height, lot coverage, home design features and setbacks. PAGE 3-5 HOUSING GOAL 3.2 The City of Tukwila has safe, healthy and 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. 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 theTukwila's zoning map and development codes as appropriate, which would 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. Work with the owners and managers of Tukwila's new and existing permanent or long -term low- income housing to maximize desirability, Tong -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. Strive to make alternative and affordable housing options available for residents currently living in substandard housing, such as pre -HUD code mobile homes. 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 3 -6 HOUSING Implementation Strategies Following the neighborhood outreach process, consider allowing a detached accessory dwelling 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. Promote mixed -use developments with ground -level commercial space and residences, at and above the street level in specified areas. Using lessons learned and input from the neighborhood outreach process, consider reinstating the limited demonstration projects for clustered or cottage housing, and allow limited demonstration projects for innovative housing types not currently supported in the Zoning Code. 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 high - employment areas. Identify specific publically -owned land for affordable housing development. Explore acquiring property to land bank (acquiring land and holding it for future development) for affordable housing. Develop specific statements regarding location, type and characteristics of desired housing affordable to a variety of incomes, for presenting to local for -profit and non -profit developers. Include supportive services, such as employment training and /or other economic development 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. TUKWILA COMPREHENSIVE PLAN — OCTOBER 2014 PAGE 3-7 HOUSING 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 and 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. GOAL 3.3 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. 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 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. 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 3-8 ELEMENT 3 HOUSING RENTAL HOUSING INSPECTION PROGRAM Implemented in 2011, the Residential Rental Licensing and Inspection Program requires all rental unit owners to obtain an annual residential rental business license and complete an inspection every four 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 completion 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. City of Tukwila Rental Housing Insp.Ction D.adlin.s Section 2 12-31-2012 I a Section Section 1 72 -3014 4 TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 Implementation Strategies Partner with other jurisdictions to support regional funding for affordable housing that serves homeless individuals and families, and those earning Tess 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. 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 Residential Rental Licensing and Inspection Program. Continue to support the maintenance, weatherization, rehabilitation, and long -term preservation or replacement of existing housing for low- and moderate - income residents. PAGE 3-9 Ewan' HOUSING 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 provide assistance to low- income homeowners for connecting to sewer service. 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 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.F Continue to develop relationships with populations that have been historically underserved, and continue to support investment to better serve their needs. 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 homeowners. 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 3 -10 HOUSING Implementation Strategies Continue to support and expand 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. GOAL 3.6 Increase long -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. Continue and expand partnerships with the school districts serving Tukwila students, in support of programs that seek to improve school performance and student success. Implementation Strategies Encourage and help market private and public assistance and education programs for first -time homebuyers. Continue applying design guidelines. Continue applying development regulations. Develop small neighborhood grants for cleanup and community - building events. Explore creating and supporting a neighborhood liaison program to help develop neighborhood associations. TUKWILA COMPREHENSIVE PLAN — OCTOBER 2014 PAGE 3 -11 ELEMENT 3 FAMILY SIZED HOUSING A city that is good for children Family- sized, family - friendly h contain more than two bedro features critical for families, su where family members can ga and other activities, sufficient a spot for children to do home to outdoor play and re Many types of low- density ho cottage or clustered housing is good for all. ousing units )ms and include ch as areas ther for meals storage space, ework, and easy creations space. using, such as 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 proximity to 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 HOUSING Develop relationships with existing homeowner and neighborhood associations. Include shared public spaces in new public buildings in neighborhoods that allow neighborhood 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. PAGE 3 -12 ELEMENT 3 HOUSING RELATED INFORMATION Washington State Housing Needs Assessment VISION 2040 King County Countywide Planning Policies Tukwila Strategic Plan TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 3 -13 EXHIBIT D CHAPTER SEVEN RESIDENTIAL NEIGHBORHOODS TUKWILA COMPREHENSIVE PLAN ELEMENT 7 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; and • 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; plays a key role in setting City policy, development standards and design guidelines; and guides the 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, and are informed by the Community Conversations and outreach efforts of the 2015 Comprehensive Plan update process. 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 can be found in other elements of this Comprehensive Plan, including Community Image and Identity, Utilities, Transportation, and Parks, Recreation, and Open Space (PROS). TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -2 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS 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 World War II, large multi - family apartment complexes built in the 1960s, 70s, and 80s, and newer areas characterized by more recent, larger houses. New development in the single - family residential neighborhoods occurs primarily as infill through the re- platting of existing residential lots. This often results in lot orientation or home sizes that are different from existing development. However, just less than 50% 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 1990s, 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 ofTukwila'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 needs to be supported, and that the voices of all residents - both long -term and recently arrived - need to be heard. 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 sense of community for generations to come. 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 ofTukwila's neighborhoods, support interaction among neighbors, increase housing options, and produce new housing that enhances the existing neighborhoods. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -3 ELEMENT 7 RESIDENTIAL 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; it may be felt more strongly, however, 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. ANNEXATIONS 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 1980s and1990s, it inherited some areas that were deficient with respect to infrastructure and amenities, compared to the original Tukwila town site. 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, 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 five 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 four lots when they have enough land for five). 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -4 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS TUKWILA'S RESIDENTIAL NEIGHBORHOODS m S 120th PI co. CO co co P a 0.) ' C,'S.,lel: S 130th St / \ P4 `' c > G rd ' / I's 1�r 5 S130thSt a ' -\t2 P /,�e" / r S 135th St Al III Rivelrton ¢ Bbd, o,`? Pan P° 9p 3. iii S 137th St ��r FS `o a S 134th St (�� c11 ''f�o, h 4,. cn co S 128th St s$ co co S 142nd St 45 a N S144thSt • N S144thSt S 146th St S 148th St S 150th St S 152nd St U) G) c S 156th St S 158th St CO co w g.'' a> -c o to i a, CO U) 3 a 73 91-11,ATPM MI -a II, N ,7, `n S 152nd St c° Southcenter Blvd Nimilliii -110" S 160th St I s a' 1.Ikawa Park Tukwila Pkwy ALL 405 S 164th St tf,Ii a' == co -c a a o_ Strander Blvd w d ca 8 o Wig Blvd MinklerBBIvd TUKWILA COMPREHENSIVE PLAN — OCTOBER 2014 PAGE 7 -5 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS 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. 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -6 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS GOALS ANO 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. POLICIES 7.1 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 Regulations. GOAL 7.2 Neighborhood Quality: Tukwila's residential neighborhoods have physical features that preserve and strengthen neighborhood character, enhance neighborhood quality, and foster a strong sense of community. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -7 RESIDENTIAL NEIGHBORHOODS GOAL 7.3 Neighborhood Quality: 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." 7.3.2 Improve the public infrastructure in all neighborhoods to an equivalent level of quality, with an emphasis on sidewalks. 7 2 a Include human service needs as one of several factors for evaluating capital and programmatic needs. 7 30 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 enforcement of codes for neighborhood quality. Implementation Strategies Emphasize public health and safety concerns in development design. Mandate, through the Zoning Code and design 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 manuals, high - quality public facility and private TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -8 RESIDENTIAL NEIGHBORHOODS 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 thatTukwila'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. Walk and Roll ...For those who like to walk and bike TUKWILA COMPREHENSIVE 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. 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 neighborehood outreach process 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. Commit City resources to encourage and facilitate neighborhood development groups and work parties, for neighborhoods inter- ested 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 limit the negative impacts of 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. 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. - OCTOBER 2014 PAGE 7 -9 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS GOAL 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long -term residency and environmental sustainability. POLICIES 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. 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. Subdivision and re- platting of large residential Tots. Infrastructure fund incentives for residential rehabilitation and new construction. Continue to develop and implement the Capital Improvement Plan (CIP). Continue to develop and implement the 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -10 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS 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 two -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. GENERAL POLICIES REDUCED FEE RESIDENTIAL REMODEL PERMIT In 2014 the City Council created a flat fee permit for residential remodel projects under $20,000. The flat fee permit helps to lessen the financial impact for homeowners undertaking a home improvement project while still ensuring code compliance and required inspections. 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -11 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS 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 recovery. Average home size is expected to increase as infill development occurs and as older homes are redeveloped. 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. Encourage single - family residence design to foster a sense of safety and security. Develop neighborhood- specific single - family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood; provide an appropriate relationship of lot area, building scale and building siting; and maintain a sense of community (e.g., mature trees, pedestrian scale, sensitive transition between public and private spaces). 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. Implementation Strategies Using input from the neighborhood outreach process, revise development regulations at the neighborhood level, to reflect historic development patterns and to develop regulations that best fit the unique development characteristics of neighborhoods. With Council feedback, develop and implement a neighborhood outreach process to receive putlic 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, fliers, open houses and other events. Following the neighborhood outreach process, consider allowing a detached accessory dwelling 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. Allow rehabilitation or replacement of existing manufactured and mobile homes. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -12 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS Use site design to provide transition between public and private places. Establish building setbacks to facilitate neighborhood communication, and friendly transition areas between streets, 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. Improvements and additions shall meet current codes; minimize the necessity to bring entire building up to code. Explore Code revisions to allow existing permitted type of 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; • 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -13 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS Implementation Strategies Survey specific assistance needs. Establish a City- sponsored assistance program to address maintenance needs and 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. 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. Continue to apply 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -14 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS 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. POLICIES 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. 7.6.4 7.6.5 Encourage new construction rather than converting existing residential structures to commercial uses. 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. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -15 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS Implementation Strategies Continue to apply the Zoning Code. On- street parking along the street front, behind or beside buildings. Continue to apply multi - family and commercial design guidelines, with an emphasis on buffering residential uses from commercial and industrial uses. GOAL 7.7 Southcenter Boulevard: A corridor of low -rise offices and 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. POLICIES 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. 7.7 ' Provide additional pedestrian connections between residential areas to the north and Southcenter Boulevard. Implementation Strategies Continue to apply the Zoning Code TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -16 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS 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 that are incompatible with current or planned land uses, and discourage the in- troduction 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. Ensure that urbanization and development do not negatively impact current neighborhood noise levels, and adhere to Environmental Protection Agency and Federal Aviation Administration standards. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -17 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS Implementation Strategies Coordinate with the Washington Department of Transportation. Use berming, landscaping, setbacks and tree planting to mitigate noise. 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 enforceTukwila'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, TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -18 ELEMENT 7 RESIDENTIAL NEIGHBORHOODS RELATED INFORMATION VISION 2040 King County Countywide Planning Policies Tukwila Strategic Plan Tukwila Rental Licensing & Inspections Program TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 7 -19 CHAPTER EIGHT TUKWILA INTERNATIONAL BOULEVARD EXHIBIT E TUKWILA COMPREHENSIVE PLAN ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD (TIB) DISTRICT WHAT YOU WILL FIND IN THIS CHAPTER: • A Vision Statement for the Tukwila International Boulevard (TIB) District. • A discussion of the issues facing the TIB District today. • Goals and policies to guide development in the TIB District and implement the community's vision. PURPOSE The Tukwila International Boulevard (TIB) District Element is part of the Comprehensive Plan's multi- part land use element, one of the five issues or "elements "that the Growth Management Act requires all plans to address. In terms of planning within the context of State and regional requirements, the TIB District is a "local center" where existing and future land use and infrastructure capacity will be used to accommodate some of the City's designated future growth, consistent with the Puget Sound Regional Council's (PSRC's) VISION 2040 goals and policies and the King County Countywide Planning Policies. This element establishes a basis for decision - making that is consistent with the Washington Growth Management Act, King County's Countywide Planning Policies and the PSRC Vision 2040. The specific requirements of these plans are fulfilled by the City of Tukwila's Tukwila International Boulevard Background Report (2014). The TIB Element establishes overarching goals and policies to guide public and private actions that help achieve the vision for this district as a complete neighborhood and destination, rather than an arterial highway leading to "somewhere else." It acknowledges and builds on Tukwila's planning efforts to date, including the Tukwila International Boulevard Design Manual (1999) and Tukwila International Boulevard Revitalization and Urban Renewal Plan (2000). TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-2 GROWING TRANSIT COMM In 2013, a region -wide coalition developers, local governments, and nonprofit organizations — t Communities (GTC) Partnership strategy to encourage high -qual development around rapid tram towards implementing VISION 2 strategy. The GTC's strategy has UNITIES of businesses, transit agencies he Growing Transit — developed a ity, equitable sit, and work 040's growth three main goals: • • Attract more of the region's residential and employment growth near high- capacity transit; Provide housing choices affordable to a full range of incomes near high - capacit y transit; and Increase access to opportunity for existing and future community members in transit communities. The City of Tukwila is a signatory to the GTC Strategy Compact. As such, Tukwila is expected to use a full range of tools, investments and economic development strategies to attract the potential demand for residential and commercial transit - oriented development consistent with regional policies and plans. These strategies include the full range of housing affordability. Tukwila will also plan for and promote residential and employment densities that support ridership potential and contribute to accommodating growth needs within its high- capacity transit corridor. While GTC's strategies were considered during the preparation of the TIB element, they will become more of a driving force during station area master planning. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 THE TIB DISTRICT As shown in Figure 1, the boundaries of the TIB District extend from approximately South 138th Street on the north to South 160th Street on the south, and from Military Road and Tukwila International Boulevard on the west to 42nd Avenue South on the east. North of the TIB District is primarily an area comprising the City's manufacturing industrial center, containing a mix of industrial and commercial uses. South and west of the TIB District is the City of SeaTac, and farther south on International Boulevard is SeaTac International Airport. TIB remains one of the highest priorities for redevelopment in the City. Its multicultural flavor and available land provide opportunities, while safety concerns, pedestrian connections, limited retail opportunities and market perceptions are challenges. By building a complete neighborhood, promoting the District's diversity and multicultural community, and leveraging the area's excellent transit access and opportunities for redevelopment, the TIB neighborhood has the opportunity to be South King County's premier community -based center for cultural and commercial activity. (See Figure 1, Tukwila International Boulevard District Boundary.) VISION STATEMENT As part of the Comprehensive Plan update, and because redevelopment of the TIB area is a high priority for the community, the City began an intensive public involvement program to review the results of its planning and investments made over the previous decade and a half, and to consider if the existing vision reflects any change in conditions or the community's desires. As part of this process, the City's Community Connectors gathered survey responses from Tukwila residents and businesses in the TIB area, and public comments were PAGE 8-3 ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD Figure 1. Tukwila International Boulevard District Boundary TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -4 ELEMENT 8 recorded during a series of City - sponsored "Community Conversations" with residents. The Tukwila City Council and Planning Commission then met in joint work sessions to review community input and discuss their ideas for the future of the TIB District. Out of this, a new vision for the TIB District was crafted: The vision for the Tukwila International Boulevard District is an area that is a complete neighborhood with a thriving, multicultural residential and business community with vibrant places to live, work, shop, and play for everyone. The District is a safe and walkable destination with an authentic, main street character that is connected to other destinations. There is an emphasis on self - sustaining, living wage employment opportunities within the District. COMMUNITY VISION FOR THE FUTURE The vision is a TIB District that is a "complete neighborhood" with places to live, work, shop and play. The area is an enjoyable, affordable and prosperous community with a positive resident and business - friendly image. The District has a distinctive identity and character that is different from other neighborhoods and retail areas in the City. This includes many businesses in the corridor that are immigrant -owned and provide retail and commercial services to a diverse customer base. This diversity remains an asset to the neighborhood, the City and the region. TIB is known more for its community focus and less as a thoroughfare. It is safe and walkable, with an authentic main street character. It embraces its international flavor and draws visitors to its unique collection of restaurants, arts and shopping experiences. The TIB neighborhood is well- connected to other local and regional destinations, with excellent access to transit, highways and SeaTac airport. A network of sidewalks, trails and paths also connects to nearby parks, schools, open spaces and amenities. Local trolleys add another alternative way to get from the District to other parts of the City for visiting, shopping or working. New centers or "nodes "are emerging along the Boulevard, building upon opportunities that take advantage of the light rail station and the proximity to the airport and an expanding mixed -use development centered on the Tukwila Village project at the intersection of South 144th and TIB. Office and commercial services at the light rail station are more regional- serving and higher density than the neighborhood- focused development further north, but each development energizes the other and they are linked via sidewalks and transit. Travelling away from the Boulevard, the more urban - scaled buildings transition in size and design to better match the character of the adjacent single - family neighborhoods. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-5 ELEMENT 8 ISSUES LAND USE The focus of the City's efforts to date have been on the TIB corridor. The community's vision goes further and considers a TIB District or neighborhood. The boundaries of the new TIB District extend from South 160th Street on the south to approximately South 138th Street on the north, and include adjacent commercial uses, multifamily developments, and single - family homes (See Figure 1). The TIB roadway remains a dominant element running through the center of the District. TIB is a single, continuous street with little differentiation in uses or building forms along its entire length. To achieve the community's vision for the District, specific portions of TIB will require different degrees of emphasis. Over time, new development will be concentrated into relatively smaller areas or "nodes" in key locations. Development in these nodes should be a walkable and compact mix of uses, having a distinctive character, and served by public transit. Beyond the node areas, redevelopment should consist of residential and neighborhood- serving commercial services with a pedestrian orientation. The existing zoning regulations, including zoning districts, height limits and permitted uses, will need to be revised so that they are more effective in achieving the community's vision, particularly those addressing commercial and mixed -use districts. Abrupt transitions between the more intensive, taller uses planned along TIB and the adjacent single - family residential neighborhood will need to be mitigated through design review and development regulations. Commercial zoning along TIB in some locations is only one or two parcels deep, and many of these parcels are shallow in depth and small - less than 7,500 square feet. Parcel aggregation, development incentives, and rezoning will be necessary to redevelop these locations consistent with the land use goals envisioned for this area. HDR HDR Example of zoning and parcelization along TIB 'c TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 _ —.1 Ir s i.,�ui �� _ LDR. _ -��I LDR LDR LDR LDR LDR- _Ili J s I:'.Ptr� St RC HDR LDR LDR MDR NCC NCC 77'-- LDR LDR '4 LDR LDR 42m Pi' MDR'• HDR MDR MCC HDR N CC NCC MDR • NCC 4 LDR 5 H NCC HD II LDR HDR 5. TqH -53 N CC NCC HDR LDR LDR PAGE 8 -6 ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD TIB as a Main Street STREET DESIGN Despite City investment in street improvements to TIB in 2004, the street design - that is, travel lane width, the lack of on- street parking, and the lack of signalized intersections facilitating east/ west pedestrian crossings - does not support the community's vision for a "main street" for the neighborhood. By design, TIB provides mobility for longer trips through the District and the capacity for more vehicles. By contrast, community members have expressed their desire that the Boulevard should connect the residents and businesses to foster a healthy, sustainable and desirable neighborhood. The community has asked for lower posted speeds, on- street parking, and additional traffic signals to assist with crossing the street. Figure 2. Looking north on TIB towards the intersection with 5. 144th Street (2015) URBAN FORM The Design Manual for TIB addresses built form and site design, yet the standards and guidelines for this area have not yet produced the type of public realm envisioned by the community. From a pedestrian's perspective, the feeling that TIB is a "people place" is missing, as measured by the lack of a continuous wall of buildings along the back of sidewalk, parking behind or to the side of buildings, attractive buildings and landscaping, and green spaces and views. While the Design Manual provides this type of guidance, it is not a regulatory document. Further, developers and "the market" still see the District as an auto - oriented place, as reflected in recent projects - drive - through pharmacies and fast food, and auto services. If a change in the urban form is desired, TIB-related development regulations may require strengthening. WALKABILITY AND CONNECTIVITY Community members feel that it is not safe walking to destinations within the TIB District due to lack of pedestrian routes and amenities. To improve walkability a neighborhood should have continuous sidewalks and a well- connected street network. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-7 CITY IS INVESTED IN THE TIB NEIGHBORHOOD The District's redevelopment has been identified as one of the highest priorities for the City in the 2012 Strategic Plan. The City has been bold in a number of actions, trying to make a difference and change the character of this area. The City adopted an Urban Renewal Overlay District in the blocks surrounding the South 144th Street and TIB intersection, and included changes to the Zoning Code to adjust height and parking requirements. The City invested significant public dollars in the assembly of land for a signature development — Tukwila Village — with the intent that it will catalyze and demonstrate the intensity and quality of development envisioned for the area. With the 2014 purchase of the Great Bear Motor Inn, and the Boulevard, Spruce, and Travelers Choice Motels, the City is a major land owner and will continue to explore public /private partnerships in redevelopment. To create safer east /west pedestrian routes, the community wants sidewalks on intersecting side streets to connect residential neighborhoods to the Boulevard, and more crosswalks to link both sides of TIB. Block size also plays a role in determining walkability, with smaller blocks measuring 200 to 400 feet in length providing more direct routes for pedestrians. Currently, block faces along TIB range from 640 to 1000 feet in length, and there is a limited network of streets in the District, particularly those oriented north /south. Competition for limited public funding and warrant approvals may make implementing the desired changes to TIB and surrounding streets challenging. COMMUNITY AND CHARACTER Renaming the street from Pacific Highway to Tukwila International Boulevard in 1998 helped to make visitors aware that they are entering the City ofTukwila. Installing TIB streetscape improvements provided more visual coherence along the corridor. While these have been positive steps by the City, the TIB District still lacks a consistent identity that can serve as a source of pride for the neighborhood, make businesses want to locate there, and pull visitors back again and again. To create a recognizable and authentic sense of place for the TIB neighborhood, the local community culture and character must combine with an improved built environment. PUBLIC AND PRIVATE INVESTMENT Deteriorated properties and older buildings lacking architectural character contribute to the negative perception of the TIB area, but also create opportunities for redevelopment. However, current market conditions, including low commercial and residential rents and the lack of household disposable income in the area, do not financially support redevelopment. Feasible market rate mixed use in the TIB District may be at the outer edge of the 20 -year comprehensive planning horizon. From the developer's perspective, there also needs to be a reason to live and work in the TIB District. The City must strive to shift market perception and economics in order to attract the type of development envisioned by the community, and improve the feasibility of a potential project's performance. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8-8 ELEMENT 8 GOALS AND POLICIES Land Use GOAL 8.1 The Tukwila International Boulevard District is a walkable neighborhood with places to live, work, shop and play. GOAL 8.2 At key locations on TIB, there are well- designed, pedestrian- oriented mixed -use centers or "nodes" with distinct character. POLICIES 8.2.1 Continue to focus redevelopment efforts on carefully chosen "nodes" of more intensive development along TIB to maximize the impact of the City's investments, create momentum, and foster faith in the vision for the TIB district. POLICIES — VILLAGE NODE AT SOUTH 144TH AND TIB 8.2.2 Designate this area for an attractive, walkable, locally- oriented mix of uses, including multifamily residential, neighborhood- serving retail and services, restaurants, civic and social gathering spaces, and other people- intensive and customer - oriented activities that build on the momentum from the Tukwila Village project. 8.2.3 Generate high levels of foot traffic vital to the success of the node by attracting an "anchor "that draws customers and allows them to park once and walk to adjacent retail. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 Figure 3. TIB District "Node Concept" PAGE 8 -9 TUKWILA INTERNATIONAL BOULEVARD Village Node POLICIES — TRANSIT- ORIENTED DEVELOPMENT (TOD) NODE AT TUKWILA INTERNATIONAL BOULEVARD STATION 8.2.4 Designate this area for a more intensive, transit - oriented mix of mid- to high -rise office, multifamily residential and hospitality uses and services, with structured parking that builds on the momentum of the Tukwila International Boulevard Station's proximity to SeaTac Airport and generates jobs for the community. 8.2.5 Identify and promote an "identity "for the area around the Tukwila International Boulevard Station that is distinct from other stations along the LINK light rail alignment. 3.2.6 Optimize opportunities for transit - supportive redevelopment in and around the station by partnering with the City of SeaTac and Sound 1 ransit to shape 1 uu policies and practices in the master plan. Transit- Oriented Development Node POLICIES — VILLAGE AND TOD NODES 8.2.7 Ensure that the master plans for the Tukwila Village and TOD nodes encourage and incentivize the redevelopment of large parcels, promote assembly of smaller parcels, and identify opportunities for shared parking, pedestrian linkages, and subregional infrastructure needs, such as surface water and recreation. 8.2.8 Focus master planning for the nodes on non - auto- oriented uses. Emphasize good pedestrian experiences and connections to nearby residential areas, businesses and amenities. 8.2.9 Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -10 ELEMENT 8 Implementation Strategies Village Node Develop a master plan for the Village Node area. In the interim before a master plan is prepared, revise the boundaries for the Urban Renewal Overlay (URO) District, and amend the URO District development regulations to facilitate the types and forms of development envisioned by the Village Node concept, including: Explore implementing an incentive system for an increased height allowance. Relax the standard of 75% of required parking to be provided in an enclosed structure; consider 1:1 or 3:1 surface -to- enclosed parking 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 UNCONVENTIONAL ANCHORS Unconventional anchors are being developed across the U.S — Melrose Market in Seattle, Grand Central Market in Los Angeles, Reading Terminal Market in Philadelphia, and Union Market in Washington, D.C. Many of these are housed in repurposed older buildings, such as auto repair shops, and feature a mix of independent food purveyors, local brewers and roasters, specialty grocers, ethnic eateries and markets, food carts, food trucks, artists and communal tables. Develop a master plan for the TOD Node area. Promote the development potential of locations near the Tukwila International Boulevard Station as only "one stop away from the airport." In the interim before a master plan is prepared for the TOD Node, define and establish a TOD Node overlay zone within one -half 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. Consider the recommendations of the Right Size Parking Study prepared for the Tukwila International Boulevard Station area when determining parking requirements. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -11 THE RIGHT TENANT MIX What could a quasi - public retail leasing and management agency do for the TIB District? Getting the right retail /tenant mix and quality will give a street its unique character as well as the diversity of product offerings it needs to compete successfully with more established retail destinations. To achieve this mix, a neighborhood commercial street should be managed and operated like a shopping center. It is difficult for individual landlords to recruit appropriate high - quality tenants, since they are inclined to lease their space to whomever is willing to ELEMENT 8 In Village and TOD Nodes Amend the Zoning Code regulations to encourage envisioned development: Prohibit any new auto - oriented uses in the nodes. Specifically, regulations should preclude new drive - through uses (car washes, fast food, banks and pharmacies) or gas stations. Inform businesses and landowners with non - conforming uses or structures as to their status. Prohibit parking as a primary use within the nodes except for day -use parking. Allow densities that make under - building (ground floor) and/ or structured parking economically feasible To capture developers with a long -term investment horizon, develop compelling marketing materials that "tell the story "of the TIB District vision to inspire developers to participate in the area's redevelopment. pay the rent. Retailers also do not like to take risks, but if you have a coordinated merchandising plan and strive for a good tenant mix, the risk to retailers will be reduced. To achieve higher sales, rents and land values, landlords along the street need to band together and work proactively with the public sector to merchandise and lease their street in a coordinated and mutually supportive way. Source: The Urban Land Institute in "Ten Principles for Rebuilding Neighborhood Retail" Explore establishing a quasi - public retail leasing and management agency to "sell" the vision for the node, plan and coordinate the nodes' leasing strategy, actively recruit tenants, and direct them to appropriate landlords and property owners. Initiate the leasing program along one or two blocks that have the greatest redevelopment potential. Land Use in Commercial and Multifamily Areas Outside the Nodes POLICIES 8.2.10 On commercial properties along or near TIB, allow a diverse mix of uses, including residential, commercial services, office, recreational and community facilities. Allow limited new retail in the TIB area outside the nodes; once the nodes are established, expand opportunities for retail outside the nodes. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -12 ELEMENT 8 8.2J °fi On commercial properties along or near TIB, allow those types of light industrial uses that require hands -on labor and operate in such a manner that no nuisance factor is created, and the scale of such activities does not conflict with the TIB District vision of a walkable, pedestrian- oriented neighborhood. 8.2.12 Allow stand -alone multifamily residential buildings outside of the nodes. 8.2.13 Buffer residential areas from adjacent commercial areas. Ensure appropriate structural and landscape transitions between commercial and residential zones. 8.2.14 Encourage new commercial construction rather than converting existing residential structures to commercial uses. 8.2.15 Encourage the redevelopment of commercial properties fronting TIB by allowing the aggregation of residentially zoned parcels with commercially zoned parcels fronting TIB, where such action: • expands small and /or irregularly shaped commercial districts that can't be redeveloped per the overall goals for the area, • encourages redevelopment of non - conforming use sites; • fronts and orients any commercial uses toward TIB; and • creates a site, structures, landscaping and other features that are compatible with adjacent residential district standards and planned character. 8.2.16 Create gateways to provide a sense of arrival at the north and south edges of the TIB Corridor. Use architectural and landscape elements, along with signs and banners, to mark transitions and entrances into and within the TIB District in order to enhance way - finding, create visual interest and activity, and contribute to a sense of identity. 8.2.17 Encourage the aggregation of commercially -zoned properties fronting TIB with adjacent commercially -zoned properties to enhance the opportunities for redevelopment. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -13 ELEMENT 8 Implementation Strategies Amend the Zoning Code regulations to facilitate envisioned development: In the areas zoned Regional Commercial (RC), increase maximum building heights to at least 45 feet. In the areas zoned Neighborhood Commercial Center (NCC) and RC, explore implementing an increased height allowance if design incentives are met. Remove impediments to building at greater densities caused by existing parking, building height, and recreation space regulations. Prohibit commercial park- and -fly operations at motels /hotels in the TIB District, unless accommodated in a parking structure with substantial ground floor retail, or located in a way that provides effective visual screening from adjacent streets. Consider alternative ways and incentives to transition from higher intensity zones to adjacent single - family zoning. Modify Zoning Code and TIB Design Manual to address these transitions. This should include standards for building height and form and site design. Use the Urban Renewal Overlay height transition setback standards as a starting place. Modify multifamily design guidelines to address more urban forms of residential development in the TIB District. Designate additional residentially -zoned parcels as "Commercial Redevelopment Areas" where such action meets the intent of the policies. Identify appropriate locations for a gateway on the north and sound end of the TIB corridor. Identify design standards that can be used to ensure the privacy, safety and livability of ground floor living spaces along TIB. Explore incentives, programs and regulations that could be used to encourage parcel aggregation. Explore appropriate actions for the City to take to pursue amortization of non - conforming uses. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -14 ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD STREET DESIGN Street design, the vehicle volumes, and the functionality of the circulation network can affect many things, such as the type of business that can be successful and the investor who will develop along the street. In addition, the transportation system can have clear impacts on the social equity of the public investment by excluding or discouraging those who cannot or choose not to drive a vehicle or bicycle. Speed is widely perceived as the single most important transportation factor impacting retail performance. High speeds reduce awareness of one's surroundings, intimidate pedestrians, and divide the sides of a street into two separate entities. Street width is also an important determinant of business success and walkability. Narrower streets will tie the two sides of the street together into one retail experience and make it easier for customers to shop on both sides of the street. Shorter crossing distances at signalized intersections, along with longer crossing cycles, make a street more pedestrian - friendly. On- street parking is critical for the success of some businesses because it is the most convenient type of parking and creates the steady turnover of shoppers needed by stop- and -go retailers like coffee shops, dry cleaners, and specialty food stores. Source: "Impact of Traffic Patterns on Corridor Retail," by the Leland Consulting Group, Spring 2007. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 TIB as a Main Street STREET DESIGN GOAL 8.3 The Tukwila International Boulevard roadway is a "main street" serving as the central spine of the TIB neighborhood. Rather than moving traffic "through" the area, TIB is a "to" place, with slower speeds, better crosswalks, and on- street parking. TIB is a connector, not a divider. It strengthens the links among residents, schools, and businesses to foster a healthy, sustainable, and desirable neighborhood. POLICIES 8.3.1 Lower vehicular speed on TIB by adding traffic signals, pedestrian bulbs at intersections and on street parking, and increasing the number of - and plantings in - landscaped medians. Provide additional signalized crosswalks to increase convenience and safety. Carefully chose east /west pedestrian crossings to align with public amenities, activity areas, and planned development projects. PAGE 8 -15 TUKWILA INTERNATIONAL BOULEVARD 8.3.3 Invest in paving and other calming features at crosswalks to increase pedestrian safety and enhance the identity of the TIB neighborhood. Implementation Strategies Engage engineering staff and consultants to conduct studies on identified street design issues, such as installing additional crosswalks and on- street parking, and develop detailed plans that can implement these Main Street goals and policies. STREETSCAPES AND URBAN FORM Being able to walk continuously along the front of stores and see into the building interiors (e.g., shop display windows) instead of parking lots contributes significantly to a successful pedestrian environment. Thus, standards regarding a site's design — building setback, landscaping, fencing, sidewalks, and automobile access and parking — are the important issues. The Community Image and Identity Element of the Comprehensive Plan supplements TIB District Element Goal 8.4 with goals, policies and implementation strategies guiding the development of vibrant commercial districts characterized by high - quality urban design. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 Urban Form GOAL 8.4 The TIB District is a unique destination whose urban design and built form encourages people to explore the neighborhood, prioritizes pedestrian safety and comfort, and enhances the quality of life. POLICIES 8.4.1 Combine standards for parking placement with building site layout to achieve the compactness of a consistent building wall and pedestrian orientation along streets within the TIB District, where appropriate. PAGE 8 -16 Examples of a continuous building wall along a street Use incentives to encourage commercial businesses and residential buildings to create a continuous building wall along the street edge and locate a primary entrance from the front sidewalk, as well as from off - street parking areas, in the TIB District where buildings are not required to locate at the back of sidewalk. Where buildings are required to locate at the back of sidewalk, require a primary entrance on or adjacent to the front sidewalk. Fence exterior storage and sales areas with high - quality materials to support a visually pleasing environment without restricting connectivity and walkability; limit use, size and location of metal security and other fencing, and require concealment with appropriate landscaping. Implementation Strategies Update development standards to require on -site parking to be located away from the street in the TOD and Village Node areas, either behind or to the side of buildings. Outside of the Node areas, update development standards to limit the amount of parking in front of buildings, such as restricting parking between a building and street to one double - loaded aisle. Where buildings are not required to be located adjacent to the street, develop an incentive program that encourages businesses and residential buildings to locate adjacent to the back of sidewalk and provide a primary public entrance from the front sidewalk as well as from parking areas. Explore implementing a landscape and facade improvement program for existing commercial development. Design guidelines for buildings and site design that illustrate techniques for view protection. Consider fencing design guidelines. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -17 ELEMENT 8 GOAL 8.5 Establish parking requirements for uses that are based on urban rather than suburban densities and needs, and balance the parking needs with urban design goals and related policies to encourage transit use and walking. POLICIES 8.5.1 Recognize that parking needs will usually be less for uses in close proximity to transit, and along neighborhood shopping streets because some shoppers will arrive on foot, by transit, or bicycle. 8.5.2 Explore the potential for shared parking facilities for transit riders in developments within one -half mile walking distance of the Tukwila International Boulevard Station. Implementation Strategies In the TIB District, explore the feasibility of various ways to manage parking, including removing parking minimums and allowing the market to determine parking need, and setting parking maximums. Per the recommendations in the Right Size Parking (RSP) Policy Pilot Project study that was completed for the City in 2014, in the area surrounding the Tukwila International Boulevard Station: Reduce multifamily parking minimums to rates 20 percent above the RSP estimates, which would result in a substantial reduction in future parking required for multifamily development while accommodating the wide range in observed parking utilization on -site. Facilitate shared use agreements between commercial and /or residential lots for off - street parking. Establish policies on the priority users of on- street parking. Create design standards that include on- street parking for new and improved streets, including the conditions under which on- street parking can be safely implemented. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 RIGHT SIZE PARKING (RSP) CALCULATOR Too much parking at residential properties correlates with more automobile ownership, more vehicle miles travelled, more congestion, and higher housing costs. In addition, excess parking presents barriers to smart growth and efficient transit service. The amount of parking is optimized — i.e., right -sized — when it strikes a balance between supply and demand. The King County Right Size Parking calculator lets developers, jurisdictions and neighborhoods accurately project the optimum amount of parking for new multifamily developments. Users estimate parking use in the context of a specific site, based on a model using current local data of actual parking use correlated with factors related to the building, its occupants and its surroundings — particularly transit, population and job concentrations. It helps consider how much parking is "just enough "when making economic, regulatory, and community decisions about parking. PAGE 8 -18 TRAINS, CARS, BUSES AND FEET TIB is an important part of the local and regional transportation and circulation system. The TIB District has convenient highway access to SR 518 and SR 599. The Tukwila International Boulevard Station is located at the intersection of Southcenter Boulevard and TIB, providing service to SeaTac airport and downtown Seattle. The Tukwila International Boulevard Station is also served by a number of King County Metro bus routes. This includes two bus rapid transit (BRT) routes, one of which provides a frequent connection to the Southcenter, Burien and Renton areas and the Tukwila Sounder Commuter Rail /Amtrak Station; the other connects with points south. Despite the limited number of crosswalks on TIB, there are a high number of pedestrians walking along TIB and to /from the adjacent neighborhoods and activity centers. Continue Sound Transit's monitoring of occupancy levels at the Tukwila International Boulevard Station and on- street parking utilization within one -half mile of the Tukwila International Boulevard Station. Coordinate parking standards with the City of SeaTac to ensure uniformity. In the TIB District, consider revising development standards to allow a project to count adjacent on- street parking spaces towards meeting its parking requirements. In the TIB District, once there is a reservoir of public parking available in the area, consider regulations /incentives that reduce parking requirements for small commercial spaces if buildings are located near back of sidewalk. Prepare a study investigating the overall feasibility of developing a public parking structure within the TIB District, including identification of appropriate sites. Seek the development of a parking garage at Sound Transit's Tukwila International Boulevard Station property. Walkability and Connectivity GOAL 8.6 A larger network of streets, sidewalks, trails and other public spaces throughout the TIB District supports community interaction; connects neighborhoods, commercial areas, civic areas, and destinations; and improves community health. The TIB District's circulation network makes the neighborhood a great place to walk, improves mobility and safety for all users, encourages walking, bicycling and use of public transit, and supports the envisioned land uses. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -19 ELEMENT 8 Connected Pedestrian Network POLICIES Establish a more walkable and connected street network throughout the TIB District by investing in public sidewalks and requiring private redevelopment projects to organize site plan elements to allow for through connections. Consider supplemental and TIB District - specific transportation systems, such as trolleys and bike share. Work with transit agencies to expand transit service throughout the TIB District. Long term: Guide development of built form and streetscape to align with connected nodes concept Concept: Continuous building wall and pedestrian circulation system TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -20 ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD Black Sizes TIB Study Area OVI/ d► Wallingford r = ∎ =k1 - - - -. • ■= ■■■airp ter ■ ■_■■ ■= e�r,ar■■= ■ ■•Mr ■e!:mir=r ■a =�■ ■■Ii■i£ "74 II. Im1"1■■ NOMMEN 't; 1111 .1111 u. : :: 1111.1 II11•• ".E111111111 1MI ull ®ar■�11 �!uu uitult All l 1111nn �'1 ► M'llllilil������a■i 111111 11 :::: s ...__ � ■.■■ =ire Columbia City 111111■.■ gr1� 7�� vim A1111111il, I ■I Iiiav 1111111■ 11� /NW, pligi Lh1iUIIII s �1" "1 RIO 1l I t1�Ui'. il11 Vinal=egorn I jAziciammus a.5 {4 k. 025 Comparison of TIB District's existing block size with other walkable areas in Seattle. Implementation Strategies Phase the development of the TIB's sidewalk network: Expand the sidewalk network to east /west streets that intersect with TIB and connect to adjacent neighborhoods. Extend the sidewalk network to connecting north /south and east /west streets. As redevelopment occurs, encourage a finer - grained pedestrian grid. Break up larger blocks by extending the pedestrian system through properties and along property lines. Include the street and sidewalk network in future master planning efforts for the TIB District. Include new north /south and east/ west streets designed as "complete streets" including curb, gutter, sidewalks, and potential on- street parking between Military Road and TIB. Explore, where appropriate, the use of "woonerf" streets that allow pedestrians, cyclists and autos to share the space equally, such as for local access streets in the interior of a large development. Examples of Woonerfs where users share the street without boundaries, such as lanes or curbs TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -21 TUKWILA INTERNATIONAL BOULEVARD BUILDING BICYCLE EQUITY IN A COMMUNITY It is important to ensure that groups underrepresented within bicycling community, such as women of color among others, are not left behind as biking becomes an increasingly important way to enhance mobility, public health, and sustainable transportation. There are many model programs across the nation that introduce cycling as a safe and fun activity, particularly to beginner -level riders in low- income areas. Other programs offer bicycle maintenance clinics in lower - income neighborhoods, as many of these households often own bikes which are less expensive but require more maintenance. Encouraging the sale of low -cost bicycle parts — such as tires and tubes — in corner stores, and the installation of simple bike fix -it stations in convenient locations — such as gas stations — makes it easier to own and use a bicycle. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 Implement the City's Walk and Roll Plan. Explore the feasibility of implementing an internal transit system using buses, vans, or other alternative transit service circulating within theTIB District and connecting to other destinations in the City, such as Southcenter and the Tukwila Community Center. Develop a network of sidewalks, trails, alleys and pathways that connects theTIB neighborhood with amenities. Explore partnering with local businesses, METRO, and Sound Transit to create a Bike Share program in the Tukwila International Boulevard Station area. A Bike Share program will provide transit riders a solution to the last mile of their commute trip and provide local residents and employees access to bikes for local trips. With non -profit bicycle clubs and other partners, explore facilitating affordable bicycle ownership and maintenance programs for low- income residents. Also, explore implementing "Safe Biking" workshops and group rides that reach out to sectors of the community that typically do not bicycle. PAGE 8 -22 ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD Community and Character GOAL8.7 The TIB District takes pride in the ethnic and economic diversity of the community. TIB has an authentic main street character that promotes the District's many positive attributes and draws local and regional visitors. POLICIES 8.7.1 Strive to attract and retain locally owned and operated stores, especially specialty food stores, ethnic restaurants, service providers, and neighborhood- serving shops such as hardware stores. 8.7.2 Activate public and private community gathering spaces with temporary events including food, art, music, pop -ups and activities that leverage nearby assets, such as schools and cultural facilities, and reflect the international, multicultural character of the TIB area. 8.7.3 Create a central space for permitted food trucks, pop -ups, and a farmer's markets where residents and visitors will gather and sample the multicultural flavor of the TIB area. WHAT IS A POP -UP? Pop -ups by definition are temporary, intentional, irregular (not every weekend or regularly scheduled), sanctioned and unsanctioned, and instigated by both grassroots and top -down approaches. Pop- ups'content and use are only limited by one's imagination, and can be such activities as retail spaces, restaurants, public markets, art installations, or politically motivated statements that seek to affect urban policy and development. Pop -ups are often used as a temporary means to revitalize or occupy a vacant area or public space. They can reduce start -up costs for entrepreneurs by providing temporary leasing space, provide an opportunity for retail incubators, or be used to showcase artwork. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -23 ELEMENT' 8 IMMIGRANTS & MAIN STREET A recent study has shown that immigrants' role in "Main Street" businesses — the shops that give a neighborhood its character, such as restaurants, grocery stores, clothing boutiques, and beauty salons - is striking. Nationally, immigrants make up 28% of Main Street business owners, and 64% in cities with large immigrant populations. Main Street businesses present an important opportunity not only for residents who start out with little, but are also often a first business for immigrants and a source of first jobs for people in the community. And, they can play an important role in generating neighborhood -level economic growth by making areas attractive places to live and work. These are often businesses with thin profit margins. Finding ways to maximize the potential of immigrant small business owners, and to do so in a way that creates a positive climate for all business owners, should be an important project for cities focused on economic development and seeking to leverage the contribution of their immigrant population. For example, in Minneapolis, an old retail and distribution center was transformed into the Midtown Global Market — an international market that is both an incubator for new immigrant businesses and a neighborhood development project. In Philadelphia, revitalization of the El Centro de Oro corridor was helped by establishing an official Business District Manager who assists businesses in forming partnerships with the police department, understand zoning regulations, and find small business loans. Source: "Bringing Vitality to Main Street: How Immigrant Small Businesses Help Local Economies Grow',' Fiscal Policy Institute with the Americas Society /Council of Americas, January 2015. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 GOAL 8.8 The TIB District has stable neighborhoods, and residents and businesses that are actively engaged in improving the quality of life in the area. POLICIES 8.8.1 Encourage private landowners to maintain and upgrade their property to protect the neighborhood from adverse impacts of vacant and underutilized sites and blighted buildings and structures. Identify and support "champions "or leaders in the business community who will carry the vision for the TIB area, and build community interest and commitment among diverse stakeholders. Strengthen the City's engagement with the area's business community, and cultivate the success of the entrepreneurs and small businesses, including businesses owned by refugees, immigrants and non - native speakers. Implementation Strategies Develop a process to gain community consensus on a name for the TIB District that provides a positive identity for the neighborhood and can also be used to actively market the area. Use banners, signage, and architectural and landscape elements to "advertise "the new identity throughout the TIB District. Continue to emphasize engagement with the immigrant, refugee, and linguistic- minority communities and other historically under - represented groups in the TIB District. PAGE 8 -24 ELEMENT 8 Work with business and property owners to upgrade building facades and landscaping; ensure compliance with the sign code. Continue the City's Residential Rental Licensing and Inspection Program. Revise zoning ordinances to facilitate non - traditional retail. Support development of a TIB retailers group. Encourage ownership in the neighborhood by initiating a commemorative tile program for individuals or groups. Develop a small grant program for neighborhood improvement projects. Identify a "champion "for leading the TIB redevelopment. This could be a group or an individual, such as a business club, corporation, community development group, financial institution or neighborhood anchor. Establish a code enforcement emphasis area(s). ENGAGING THE DIVERSE ETHNIC COMMUNITY According to the Tukwila Strategic Plan, 36.2% of Tukwila residents are foreign -born, a much higher percentage than in other cities in South King County. The diverse cultural community brings rich experiences of resilience and persistence to succeed. The Strategic Plan emphasizes the need for greater connection with all of the community and, to that end, the City expects to continue implementing strategies for inclusion and engagement with the diverse ethnic groups in the area. The City has taken steps towards initiating conversations with community members in the TIB area through the Community Connector program. Starting with non - English speaking communities in the TIB area in 2014, Tukwila's Community Connectors program has endeavored to improve outreach to and engagement with communities that have been historically underrepresented in civic processes. Community Connectors are individuals who: • act as liaisons from their community to the City, • are involved in their communities, • have the skills to facilitate outreach to and communicate with their respective communities, and • have the ability to provide culturally sensitive guidance to City staff on how to design and undertake a comprehensive and effective outreach effort. By building stronger relationships with a broader range of Tukwila communities, the City will move toward the vision of ensuring that all Tukwila residents have equal access to opportunities. The Community Image Element's Goals 1.2 and 1.3 and the Parks and Open Space's Goal 6.3 supplement the more specific goals and policies for the TIB District in this section. They address creating a positive community identity and image, embracing diversity, and promoting cultural awareness through public art, interpretive signs and events. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -25 ELEMENT 8 REDUCING CRIME AND IMPROVING SAFETY In the TIB area, actions by the Tukwila Police Department — such as bicycle patrols, the installation of video cameras, and the implementation of a neighborhood resource center — have resulted in decreased crime. With the 2013 seizure of three motels along TIB that were the site for illegal activity, the Police Department notes that one year later, crime has dropped 30% on TIB, violent crime has declined 40 %, and there has been a 30% decrease in calls for service. Reducing crime, enforcing building health and safety codes, and improving the District's appearance are key goals for the TIB area. The Roles and Responsibilities Element contains general goals, policies and implementation measures calling for creating a positive social environment, and reducing and preventing crime to create a sense of safety and security. Goal 8.9 and the related policy in this section provide additional direction specific to the TIB District. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 GOAL 8.9 The TIB District is one of the safest places in South King County. POLICIES 8.9.1 Continue working with Sound Transit on reducing crime at the Tukwila International Boulevard Station. Public and private investment GOAL 8.10 Public and private investment in the TIB District has sparked additional project and business success and increased the overall pace of redevelopment. POLICIES 8.10.1 Invest public funds in the infrastructure and public amenities necessary to catalyze private investment, stimulate the location of businesses and housing, and create an attractive neighborhood. 8.10.2 Invest public funds strategically to acquire and assemble substandard parcels, to remove blighted uses, or make current land holdings more developable. 8.10.3 Continue to form public /private partnerships, and leverage private investment through development agreements and incentives. 8.10.4 Consider using City funding and City -owned property to offset development costs of market rate housing in "pioneering" residential or mixed -use projects. PAGE 8 -26 ELEMENT 8 8.10.5 Utilize developer incentives and funding strategies that would attract uses desired by the community, improve a project's performance, and make redevelopment financially attractive to developers. 8.10.6 Encourage coordinated stormwater detention and treatment for several properties as opposed to multiple individual systems, when possible, to provide more effective stormwater management, greater environmental benefit, and cost efficiency. 8.10.7 Emphasize self- sustaining, living wage employment opportunities within the District. 8.10.8 The City shall remain flexible in considering and responding to emerging development opportunities in theTIB District. Implementation Strategies: Develop a strategic and financial plan for implementing these Tukwila International Boulevard District policies aimed at investing public funds and facilitating private investment. Use a decision matrix to prioritize projects and show project consistency with theTIB Element goals and policies. Explore adopting a variety of development incentives and funding tools, such as the Multifamily Tax Exemption program for residential and residential /mixed -use projects; Land Conservation and Local Infrastructure Program (LCLIP) through Transfer of Development Rights (TDR) to add density, preserve developable open space, and fund infrastructure needed for development; pioneer project provisions; access to alternative financing including EB5 and New Market Tax Credits; transportation concurrency adjustments; and developer agreements. Create a public sector redevelopment kit of public resources /tools that can be used to offer developers some assistance in order to achieve the community's goals for the TIB District. Adopt, adapt and /or create new tools if existing programs are insufficient. Explore developing a new public open space or "play space" that is centrally located within the TIB District and within easy walking distance of the majority of the households. TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -27 ELEMENT 8 TUKWILA INTERNATIONAL BOULEVARD RELATED INFORMATION VISION 2040 King County Countywide Planning Policies Tukwila Strategic Plan TUKWILA COMPREHENSIVE PLAN - OCTOBER 2014 PAGE 8 -28 EXHIBIT GLOSSARY Not all of the terms and names used in the Comprehensive Plan may be familiar to all readers. Some of the more important ones are defined here. Accessory Dwelling Unit (ADU): A separate, complete dwelling unit attached to or contained within the structure of the primary dwelling, or contained within a separate structure that is accessory to the primary dwelling unit on the premises. Affordable Housing: Housing that costs less than 30% of gross household income based on county -wide median income. Best Available Science: Scientific information applicable to the sensitive area that is prepared by appropriate local, State or federal agencies, a qualified scientist or team of qualified scientists, and will be consistent with the criteria established in WAC 365- 195 -900 through WAC 365- 195 -925. Characteristics of a valid scientific process will be considered to determine whether information received during the permit review process is reliable scientific information. A valid scientific process includes some or all of the following characteristics: 1. Peer - reviewed research or background information. 2. Study methods clearly stated. 3. Conclusions based on logical assumptions. 4. Quantitative analysis. 5. Proper context is established. 6. References are included that cite relevant, credible literature and other pertinent information. Capital Facility: Includes structures, streets, land, parks, major equipment and other infrastructure necessary for both general government and enterprise funds, and usually amortized over a long period of time. Capital Improvement Plan (CIP): A timetable or schedule of all future capital improvements proposed to be carried out during a specific period, listed in order of priority together with cost estimates and the anticipated means of financing each project. Certified Local Government (for historic preservation): A local government that has been certified by the State Historic Preservation Officer as having established its own historic preservation commission and a program meeting federal and State standards for historic preservation. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XIV Community Development Block Grant (CDBG) Program: Federal funds that provide communities with resources to address a wide range of housing and community development needs. Funds are distributed annually to local governments in King County participating in the CDBG Consortium. The primary objective as set forth by Congress is "development of viable urban communities by providing decent housing, a suitable living environment, and expanding economic opportunities principally for persons of low and moderate income." Commute Trip Reduction Program: Passed by Washington State in 1991 and incorporated into the State's Clean Air Act, this law is intended to improve air quality, reduce traffic congestion, and decrease petroleum fuel consumption. Affected employers are required to implement programs encouraging employees to reduce their number of single- occupancy - vehicle (SOV) commutes as well as vehicle miles travelled (VMT) per employee. Concurrency: Concurrency means that streets, sewer, water and surface water facilities, or the funds required for the improvements, meet the City's adopted standards that are in place at the time they are needed. Councilmanic Bond: Bonds issued by the City Council without a vote of the people. The State statutory capacity for this type of debt is 75% of the City's assessed valuation. Countywide Planning Policies: The Growth Management Act requires that counties prepare planning policies that set a countywide framework from which county and city comprehensive plans are developed and adopted to ensure that they are consistent with each other. The King County's Countywide Planning Policies serve as a blueprint for how King County and its cities should grow over the next 20 years. The Countywide Planning Policies establish employment and housing growth targets for each of the County's jurisdictions during the planning period. Crime Prevention Through Environmental Design (CPTED): Multi- disciplinary approach to deterring criminal behavior through environmental design. CPTED principles of design affect elements of the built environment ranging from the small -scale (i.e., use of shrubbery and other vegetation) to the overarching, including the building form of an entire neighborhood and the amount of opportunity for "eyes on the street :' Defensible Space: Physical space organized in a manner that discourages criminal activity and promotes personal safety through a variety of design techniques, including appropriate lighting, visibility, and the clear definition of private and public spaces. Such spaces encourage users to take ownership and feel responsibility for activities occurring there. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XV Ecological /Ecosystem Functions (or shoreline functions): The work performed or role played by the physical, chemical and biological processes that contribute to the maintenance of the aquatic and terrestrial environments constituting the shoreline's natural ecosystem. Enterprise Funds: Funds supported by revenues generated by fees and charges, and supplemented by contributions from grants and developers. These funds can be used only for the particular utility that is the source of the revenue; in Tukwila these are water, sewer, storm and surface water, and the Foster Golf Course. Environment Designation: The term used to describe the character of the shoreline in Tukwila, based upon the recommended classification system established by WAC 173 -26 -211 and as further refined by Tukwila's Shoreline Master Program. Essential Public Facility: A facility which provides basic public services in one of the following manners: directly by a government agency, by a private entity substantially funded or contracted for by a government agency, or by a private entity subject to public service obligations (e.g., a private utility company which has a franchise or other legal obligation to provide service within a defined service area). Expanded Level of Service (LOS): LOS grade A to F is expanded with additional gradations through I recognizing increased congestion levels. LOS F was any intersection delay exceeding 60 seconds; delays of two and three minutes are common now so the expanded LOS provides differentiation between an intersection with a minute and a half delay and two and a half minutes of delay. Fair -Share Costs: The breakdown of transportation improvement costs anticipated and planned over the next 20 years to maintain level -of- service standards and proportionately allocate costs by development - generated vehicle trips. Feasible: For the purposes of the Shoreline Master Program, means an action such as a development project, mitigation or preservation requirement, which meets all of the following conditions: 1. The action can be accomplished with technologies and methods that have been used in the past in similar circumstances, or studies or tests have demonstrated in similar circumstances that such approaches are currently available and likely to achieve the intended results; 2. The action provides a reasonable likelihood of achieving its intended purpose; and 3. The action does not physically preclude achieving the project's primary intended legal use. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XVI Federal Emergency Management Agency (FEMA): See National Flood Insurance Program. Financial Planning Model: A forecast of revenues and expenditures for a six -year planning period. It includes all general government expenditures and general capital funds. This model is the basis for the annual budget process and the Six -Year Capital Improvement Plan. Flood Elevation, 100 year: The elevation of the 100 -year flood flow or 100 -year storm event (5 inches of rain in a 24 -hour period), which delineates the 100 -year floodplain. Flood Hazard Areas: Areas of deep and fast flowing water, large debris, or rapid bank erosion and channel migration. Flood Hazard Areas, Lesser: Areas of shallow, slow moving water. Flood Insurance Rate Maps: Maps produced by the Federal Emergency Management Agency (FEMA) that delineate the 100 -year floodplain elevation for the purpose of assessing flood hazard and establishing flood insurance rates for shoreline development. These FEMA maps are on file at City of Tukwila Department of Public Works. Floodplain: The area susceptible to inundation with a 1% chance of being equaled or exceeded in any given year (synonymous with 100 -year flood plan). The limit of this area shall be based upon flood ordinance regulation maps or a reasonable method which meets the objectives of the Shoreline Management Act. Floodplain Maps: See Flood Insurance Rate Maps. Floodway The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Floor Area Ratio (FAR): A ratio that expresses the relationship between the amount of gross floor area in a structure and the area of the lot on which the structure is located. Functional Street Classification System: The grouping of highways, streets and roads into distinct classes. It defines the primary role a route serves within the total existing or future transportation network. Gateway: An important and definable point of entrance into Tukwila or one of its neighborhoods. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XVII General Government Funds: Funds for all general government needs, derived primarily from sales and property tax revenues, and supplemented by grants, bond proceeds, developer agreements and local improvement districts. Geometric Capacity: Geometric capacity improvements to streets include increasing radiuses, widening lanes, adding lanes, reducing grades, and other similar physical measures. Gross Acre: The total horizontal acreage of a particular analysis area. At the area -wide planning level, gross acre refers to the total horizontal area of the City or a subdistrict, including but not limited to all individual parcels, road right -of -ways, and utility easements. At the site development level, this is the total horizontal parcel area. Growth Management Act (GMA): Passed by the State Legislature in 1990 and amended in 1991, this act guides county and city governments in the management of the State's growth, mandating among other things that each city prepare a 20 -year comprehensive plan. Growth Management Planning Council: A group consisting of elected officials from King County, Seattle, Bellevue, other cities and towns in King County, special purpose districts and the Port of Seattle, which establishes the Countywide planning policies that serve as the consistent framework from which city and county comprehensive plans are developed. Historic Preservation: Safeguarding the existence and appearance of historically significant elements of the community and the area, such as buildings, sites, objects, districts and landscapes, archaeological resources and traditional cultural places, to help maintain historic, architectural and aesthetic character and heritage, and provide a sense of place and continuity. Infill: Development or redevelopment on properties or groups of properties within existing built - up areas. Infrastructure: The basic installations and facilities on which the continuance and growth of a community depend, such as roads, public buildings, schools, parks, transportation, electrical power, water, sewer, surface water and communication systems. King County Comprehensive Flood Hazard Reduction Plan: 2013 policies and standards adopted by King County and administered by King County Surface Water Management for the purpose of reducing flood hazards and flooding effects of shoreline uses and activities along six major rivers and their tributaries in the County. The Plan includes floodplain land use policies; recommendations for maintenance, capital improvement projects, and planning programs; and recommended priorities. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XVIII Land Use Map: The official land use map for the Comprehensive Plan that designates the general location and extent of the uses of land for housing, commerce, industry, open space and other land uses as required by the Growth Management Act. Levee: A broad embankment of earth built parallel with the river channel to contain flow within the channel and prevent flooding from a designated design storm. Levee, Minimum Profile: Where there is room, the minimum levee profile for any new or reconstructed levee is the King County "Briscoe Levee" profile - 2.5:1 overall slope with 15- foot mid -slope bench for maintenance access and native vegetation plantings. Where there is insufficient room for a levee backslope due to the presence of legal nonconforming structures existing at the time of the adoption of this SMP, a floodwall may be substituted. The figure below illustrates the minimum levee profile. �10'— 2 1 r- l< 18' Typical Shoreline Buffer in Leveed Areas -Width Will Vary Reconfigured Levee Vegetated Bench Willows 1.5 Existing Levee Maintenance Easement n li i ;lt'ili i= iTi1iTi1m` i F 15' riT I 1 � �III���trf ��t * Reconfigured Slope averages 2.5:1 with bench I �IIH AA,' Ordinary High Water Mark OHWM Minimum Levee Profile Not To Scale Level -of- Service (LOS): This defines an established minimum capacity of public facilities or services that must be provided per unit of demand or other appropriate measured need. In transportation capacity, a grading system from A to F is used, which is based on the average vehicle delay. LOS A is best (no more than 7.5 seconds delay) and LOS F is worst (greater than one minute delay). Local Improvement District (LID): Voted debt by property owners for a special benefit to their property, including streets, water and sewer facilities, and other special benefits such as sidewalks. The City usually participates by providing preliminary engineering. The value of the benefit must be at least as much as the cost per owner. TUKWILA COMPREHENSIVE PLAN — AUGUST 2015 PAGE XIX Manufactured Home: A detached residential dwelling unit fabricated in an off -site manufacturing facility for installation or assembly at the building site, bearing an insignia issued by the State of Washington certifying that it is built in compliance with the Federal Manufactured Housing Construction and Safety Standards for manufactured homes. Manufacturing /Industrial Center (MIC): A land use designation established in the King County countywide planning policies for areas characterized by a significant amount of manufacturing or other industrial employment, differing from other employment areas in that a land base is an essential element of their operation. Mixed Use: A development with combined commercial and residential uses, either in the same building or adjacent buildings. Mobile Home: A mobile home is a factory -built home that is 1) built prior to June 15, 1976, and 2) not built to a uniform construction code. Mode (or modal) Split Goals: Transportation planning goals for the separation of particular modes of travel, usually expressed as a ratio to total trips, such as 85% private auto, 10% bus, and 5% pedestrian. Modular Home: A single - family dwelling which is factory - built, transportable in one or more sections, and meets the International Building Code. Multimodal Center: A facility serving more than one type of transit service, accessible to motorized and nonmotorized transportation modes. National Flood Insurance Program (NFIP): A federal government program established in 1968 as a strategy to limit future development in the floodplain and thereby reduce flood damages. The NFIP is administered by the Federal Emergency Management Agency (FEMA), and provides federal flood insurance to residents of communities that adopt minimum floodplain regulations, and provides disaster assistance to public agencies. Multi- family Dwelling: A building containing two or more complete dwelling units, including units that are located one over the other. Multi- family buildings include duplexes, townhomes, garden apartments, and mid- and high -rise apartments. Single- family homes with accessory dwelling units are not considered multi - family housing. Native Vegetation: Vegetation with a genetic origin of Western Washington, Northern Oregon and southern British Columbia, not including cultivars. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XX Neighborhood Gathering Spots: Neighborhood gathering spots are community facilities such as parks, schools, libraries or neighborhood commercial areas where residents meet and form social links. These links are the basis for a strong sense of community. Neighborhood gathering spots are also landmarks which help to give a neighborhood identity. Net Acre: A measure of horizontal area for calculating development potential. At the area -wide planning level, net acre refers to the gross acre less the estimated area to be transferred (e.g. sale, dedication or donation) to public ownership from individual parcels. Net acreage is typically 67 -75% of gross acreage, and depends largely on the amount of road right -of -way. Net acre also excludes area for parks and schools. At the site development level, this is the total acreage of a parcel less the area transferred to public ownership. The remaining net acreage is the basis for determining development density and potential. Net acre typically includes easement areas. No Net Loss: A standard intended to ensure that shoreline development or uses, whether permitted or exempt, are located and designed to avoid Toss or degradation of shoreline ecological functions that are necessary to sustain shoreline natural resources. Ordinary High Water Mark (OHWM): The mark that will be found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual and so long continued in all ordinary years, as to mark upon the soil a character distinct from that of the abutting upland, in respect to vegetation as that condition exists on June 1, 1971, as it may naturally change thereafter, or as it may change thereafter in accordance with permits issued by a local government or the Department of Ecology. In any area where the ordinary high water mark cannot be found, the ordinary high water mark adjoining salt water shall be the line of mean higher high tide, and the ordinary high water mark adjoining fresh water shall be the line of mean high water. Open Space Network: A network of lands, connected where possible with other such regional networks, that includes and connects Tukwila's recreational amenities, historical sites, water resources and other natural resources, and provides visually significant bands of vegetation that contrast with the built environment. Planned Residential Development (PRD): A form of residential development characterized by a unified site design for a number of dwelling units, clustered buildings, common open space, and a mix of building types. The PRD is an overlay zone which is superimposed over the underlying zone district as an exception to such district regulations. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXI Priority Habitat: A habitat type with unique or significant value to many species. An area classified and mapped as priority habitat must have one or more of the following attributes: comparatively high fish and wildlife density comparatively high fish and wildlife species diversity important fish and wildlife breeding habitat important fish and wildlife seasonal ranges important fish and wildlife movement corridors limited availability high vulnerability to habitat alteration unique or dependent species A priority habitat may be described by a unique vegetation type (e.g., oak woodlands) or by a dominant plant species that is of primary importance to fish and wildlife. A priority habitat may also be described by a successional stage (e.g., old growth and mature forests). Alternatively, a priority habitat may consist of a specific habitat element (e.g., talus, slopes, caves, snags) that is of key value to fish and wildlife. A priority habitat may contain priority and /or non - priority fish and wildlife species. Private Natural Area: An area adjacent to the ordinary high water mark that is not developed and has no structures for human use, but where vegetation is maintained for the primary purpose of wildlife habitat. Native vegetation predominates, but non - native plantings that enhance habitat are allowed. Public Access: The ability of the general public to reach, touch or enjoy the water's edge, to travel on the waters of the State, and to view the water and the shoreline from adjacent locations. Public access may be provided by an owner by easement, covenant, or similar legal agreement of substantial walkways, corridors, parks, or other areas serving as a means of view and /or physical approach to public waters. The Director may approve limiting public access as to hours of availability, types of activity permitted, location and area. Public Amenities Plan: Coordination of various physical improvements in public streets and trails into a mutually reinforcing non - motorized system in the Tukwila Urban Center. The key characteristic of this system is to enhance and link various Tukwila Urban Center activity nodes. Elements of this system could include enhanced sidewalks, street trees, and special pedestrian lighting to link Southcenter Mall with the Sounder Station; special pavers for key intersections; and a system of markers denoting the area's history and development. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXII Puget Sound Regional Council: An association of local governments in the central Puget Sound region that serves as the Metropolitan Planning Organization (MPO), responsible by State and federal law for conducting and supporting numerous State and federal planning, compliance, and certification programs, enabling entities in the region to obtain State and federal funding. It also acts as a forum for developing policies and making decisions about important regional growth. The PSRC prepares Multi- county Planning Policies for the four - county region, including King County. Rails -to- Trails: A program for converting abandoned or about- to -be- abandoned railroad corridors to public trails, through the cooperative efforts of railroads, adjacent property owners, resident groups and public agencies. Rideshare Program: A program that encourages alternatives to single- occupancy - vehicle trips, such as vanpools and carpools; it can include matching commuters and providing vehicles. Sensitive Areas Ordinance (SAO): TMC Chapter 18.45, or as amended hereafter, which establishes standards for land development on lots with sensitive areas (e.g., steep slopes, wetlands, watercourses, fish and wildlife habitat areas, etc.). SEPA: The commonly used acronym for the State Environmental Policy Act adopted in 1971, which governs all activities with potential environmental impacts. Service Streets: A public or private road which provides secondary /alley access to abutting properties. Generally the width would be 20 feet and its use would be oriented toward support vehicles and allowing circulation between developments. Shoreline Master Program: Tukwila's response to the Washington State Shoreline Management Act (adopted in 1974), containing goals, policies and regulations to guide actions and development affecting the City's shoreline. Shoreline Multiple Uses: Uses that fall into the categories of uses and activities specified for shoreline master programs by the Washington State Shoreline Management Act (WAC 173.16.040); specifically, the categories of economic development, public access, circulation, recreational (e.g., boat launches), shoreline land use, conservation, and historical /cultural uses. Single- family Dwelling: A detached residential dwelling unit other than a mobile or manufactured home, designed for and occupied by one family only, which includes modular homes that are factory - built, transportable in one or more sections, and meet the Washington State Building Code. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXIII Specimen Tree: A tree that exemplifies the shape, branch pattern, color and growing behavior of a specific type of tree. Transportation Demand Management Program: The art of modifying travel behavior through policies, programs and actions, implemented to decrease use of single- occupancy vehicles and to encourage public transit, carpool or vanpool use; cycling and walking; and telecommuting and other technical alternatives to commuting. Tukwila Tomorrow Committee: A 17- member committee of residents and business people from the five Vision Tukwila neighborhoods, which was tasked with recommending goals and policies for Tukwila's 1995 Comprehensive Plan update. Utility District: Utility districts in this plan include water and sewer districts which provide water and sewer services to portions of the City of Tukwila. Those districts operate in the City under a franchise agreement. Vision Tukwila: A 1992 citizen participation process developed to solicit public input in two key areas: the identification and resolution of immediate and short -range problems and issues, and the integration of the issues of five distinct neighborhoods into a City -wide strategic plan for the future. Visual Access: Non - physical public use of the shoreline, including views of the water and riverbanks from indoors or out of doors, and visual cues to the river's presence, such as significant groves of trees, bridges or fishing piers, that are provided for the benefit of pedestrians, bicyclists, motorists and occupants of buildings near the river. Water- Dependent Use: A use or portion of a use which cannot exist in a location that is not adjacent to the water and which is dependent on the water by reason of the intrinsic nature of its operations. Examples of water - dependent uses include ship cargo terminal loading areas, marinas, ship building and dry docking, float plane facilities, sewer outfalls, and shoreline ecological restoration projects. Water Enjoyment Use: A recreational or other use that facilitates public access to the shoreline as a primary characteristic of the use. The use must be open to the general public, and the shoreline- oriented space within the project must be devoted to the specific aspects of the use that foster shoreline enjoyment. Examples of water - enjoyment uses include parks, piers, museums, restaurants, educational /scientific reserves, resorts and mixed -use projects. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXIV Water - Related Use: A use in which operations or production of goods or services cannot occur economically without a riverfront location, such as fabrication of ship parts and equipment, transport of goods by barge, or seafood processing. Water Re -use: The recycling of previously- consumed water supplies for new uses, such as the use of treated water from sewage treatment plants for irrigation or industrial purposes. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE XXV EXHIBIT 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 character, 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. To reflect the community's goals, changes in existing land use patterns are proposed in some areas such as the Southcenter Subarea and the Tukwila International Boulevard District. Such change is expected to occur gradually as strategic plans for specific areas are developed, the plans are implemented and promoted, and 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. TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 9 1 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 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.) TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 10 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 Tight 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 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.) TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 11 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 Plan text.) Southcenter: A special area of retail and commercial services, residential, industrial development, entertainment, and recreational and cultural amenities, connected to a regional system of centers by an expanded transit system 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. It 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.) TUKWILA COMPREHENSIVE PLAN - AUGUST 2015 PAGE 12