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City of Tukwila
Planning and Community
Development Committee
Kathy Hougardy, Chair
Verna Seal
Thomas McLeod
Distribution:
K. Hougardy
V. Seal
T. McLeod
K. Kruller
Mayor Ekberg
D. Cline
R. Bianchi
C. O’Flaherty
A. Youn
L. Humphrey
AGENDA
MONDAY, FEBRUARY 1, 2021 – 5:30 PM
HAZELNUT CONFERENCE ROOM
(At east entrance of City Hall)
THIS MEETING WILL NOT BE CONDUCTED AT CITY FACILITIES
BASED ON THE GOVERNOR’S PROCLAMATION 20-28.
THE PHONE NUMBER FOR THE PU BL IC TO LISTEN TO THIS
MEETING IS: 1-253-292-9750, Access Code 697075721#
Click here to: Join Microsoft Teams Meeting
For Technical Support during the meeting call: 1 -206-431-2179.
Item Recommended Action Page
1. BUSINESS AGENDA
a. Tukwila South Multi-Family Design Guidelines and code
amendments.
Max Baker, Senior Planner
b. Economic Development Division Work Plan for 2021.
Derek Speck, Economic Development Administrator
c. 2021 Tourism Work Plan.
Brandon Miles, Business Relations Manager
d. Update on ExperienceTukwila.com.
Brandon Miles, Business Relations Manager
e. 2021 Committee work plan.
Laurel Humphrey, Legislative Analyst
2. MISCELLANEOUS
a. Forward to Planning
Commission for a public
hearing.
b. Discussion only.
c. Discussion only.
d. Discussion only.
e. Discussion only.
Pg.1
Pg.5
Pg.9
Pg.15
Pg.17
Next Scheduled Meeting: March 1, 2021
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Jack Pace, Director Community Development
BY: Max Baker, Senior Planner
CC: Mayor Ekberg
DATE: February 1, 2021
SUBJECT: Zoning Code amendments to TMC 18.41 and new design guidelines for multifamily
development in the Tukwila South Overlay (TSO) district.
ISSUE
New multifamily design guidelines must be adopted and existing multifamily development standards amended
to allow residential development on certain lands covered by the Tukwila South Overlay (TSO) district. Staff is
requesting direction from the PCD Committee to forward this issue to the Planning Commission for a public
hearing and review.
BACKGROUND
Tukwila South Master Plan and Development Agreement
The Tukwila South area consists of approximately 400 acres generally bounded by S 180th Street on the north, S.
204th Street on the south, Orillia Road and I‐5 on the west and the Green River on the east. Segale Properties
intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted
with the Development Agreement (Ordinance 2233). Per the Master Plan and accompanying environmental
analysis, a mix of uses is anticipated to be developed, including office, commercial, retail, and approximately
1,900 residential units. While the Master Plan provides some conceptual locations for specific types of land uses
within the project, it does not define specific areas for such uses and limits on any one kind of use. The intent of
the Master Plan is to provide for land use flexibility and intense use of developable areas to create a “live, work,
play” mixed‐use district within Tukwila South.
Zoning (Attachment A)
The Tukwila South area contains several zoning designations which include: Low Density Residential (LDR);
Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed‐Use Office (MUO). The entire Tukwila South area is
covered by the Tukwila South Overlay (TSO), and the related development standards supersede the underlying
zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay) may be applied by the City Council to
any property lying within the Comprehensive Plan's Tukwila South Master Plan.”
Requirements for Adoption of Multifamily Design Guidelines
Per TMC 18.41.090.A.2 and Table 18‐6, the development of residential dwelling is permitted on lands other than
those with the underlying LDR zoning in the TSO district only after additional standards and residential design
manual with criteria for approval is adopted. In 2018, the City adopted standards that apply only to multi‐family
development in the underlying Low Density Residential (LDR) zone of the TSO district. Since the design manual
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INFORMATIONAL MEMO
Page 2
does not apply to lands other than those with the underlying LDR zoning, multifamily development is not
permitted in these areas until design guidelines and standards are adopted.
Other Existing Codes and Design Guidelines
Commercial and industrial development uses permitted in the TSO district are reviewed using the existing
standards in TMC 18.41.090 and the TSO District Design Manual, adopted April 13th, 2009.
DISCUSSION
Proposed Code Amendments and Design Guidelines
The applicant has proposed draft Zoning Code text amendments that revise the existing multifamily residential
standards, and new draft multifamily design guidelines for the entire Tukwila South Overlay (TSO) district. The
code amendments provide guidance on the following:
Development area
Heights
Setbacks
Vehicle parking
Recreation space
The Design Guidelines would provide guidance on overall design intent and criteria for evaluating new
multifamily developments within the TSO district, including but not limited to pedestrian/vehicular access,
building layout, recreation space design, etc.
The proposed code amendments and design guidelines would apply to all lands and underlying zoning within the
TSO district, including replacing those adopted in 2018 for the underlying LDR zone.
City + Consultant Review
As part of the City’s review, DCD staff have been working with an urban design consultant, NBBJ, to provide a
peer review of the proposed standards and guidelines. Staff will be incorporating NBBJ’s comments in the staff
recommended version of the proposed guidelines and standards that will brought forward to the Planning
Commission.
NEXT STEPS
Amendments to TMC Title 18 and adoption of design guidelines are legislative decisions. This will first require a
public hearing and review by the Planning Commission. Staff will bring the Planning Commission’s
recommendations back to the Planning and Community Development Committee who will then forward them
to the City Council for a public hearing, review, and adoption.
FINANCIAL IMPACT
None.
RECOMMENDATION
Forward the proposed code amendments and design guidelines for multifamily development in the TSO area to
the Planning Commission for a public hearing, review, and recommendation.
ATTACHMENTS
A. Current zoning map of the area
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Tukwila South Overlay and Underlying Zoning
Tukwila Technology Services
King County
City Limits
Buildings
Parcels
Overlay Areas
Zoning
LDR Low Density Residential
MDR Medium Density Residential
HDR High Density Residential
MUO Mixed Use Office
O Office
RCC Residential Commercial Center
NCC Neighborhood Commercial Center
RC Regional Commercial
RCM Regional Commercial Mixed Use
CLI Commercial Light Industrial
LI Light Industrial
HI Heavy Industrial
MIC/L Manufacturing Industrial Center/Light Industrial
MIC/H Manufacturing Industrial Center/Heavy Industrial
TVS Tukwila Valley South
TUC-P Tukwila Urban Center - Pond
TUC-RC Tukwila Urban Center - Regional Center
TUC-CC Tukwila Urban Center - Commercial Corridor
TUC-WP Tukwila Urban Center - Workplace
TUC-TOD Tukwila Urban Center - Transit Oriented Development
Potential Annexation Areas
1/25/2021, 1:43:37 PM
0 0.3 0.60.15 mi
0 0.45 0.90.23 km
1:20,000
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning & Community Development Committee
FROM: Derek Speck, Economic Development Administrator
CC: Mayor Ekberg
DATE: January 20, 2021
SUBJECT: Economic Development Division Workplan for 2021
ISSUE
This item is an opportunity for the Committee to ask questions and discuss items on the
workplan for the Economic Development division of the Mayor’s Office.
BACKGROUND
Attached is a copy of the 2021 workplan that economic development staff is using to guide our
work.
DISCUSSION
This item is intended to provide the Committee an opportunity to better understand and discuss
items on the economic development staff’s workplan for 2021.
FINANCIAL IMPACT
None
RECOMMENDATION
Information Only.
ATTACHMENTS
2021 Workplan for the Economic Development Division of the Mayor’s Office
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6
City of Tukwila
Project Description
Business A Monitor the pandemic, economy and resources. Inform businesses*
Recovery B Maintain Great Tukwila Carry-Out, SavingLocalKC*
Coordinate A HealthPoint*
Land Sales B Travelers Choice*
C George Long*
D Old Allentown Fire Station
E Longacres
F Old Fire Station 51
G Newporter
H Minkler
Experience A Launch and implement Experience Tukwila website*
Tukwila B Continue and expand social media posts*
C Launch and implement newsletter*
D
E Facilitate art in Southcenter District*
F Facilitate Baker Boulevard for festivals and events*
G Facilitate improvement of Tukwila Pond Park*
H Develop wayfinding plan*
I
Lodging Tax and A
Tourism B
C
D
Economic A
Development B
Plan
Policy A Manage City policy for Tukwila South*
A
B
Business A
Retention,B
Expansion, and C
Attraction D
E
F
Facilitate and sponsor special events*
Develop strategy to grow entertainment attractions
MAYORS OFFICE
ECONOMIC DEVELOPMENT DIVISION
2021 WORKPLAN - 1/7/21
Create an economic development plan for Tukwila*
Increase understanding and inclusion of equity and social justice*
Marketing to attract business and development
Networking to attract business and development
Support development of TIB with branding, business development, etc.
Provide permitting assistance for priority projects*
Coordinate lodging tax committee*
Monitor legislative issues
Build upon business relationships
Coordinate TPA review*
Support maintenance of KentValleyWA.com and SoundsideAlliance.com*
Manage City's regional transportation policy and advocacy*
Participate in zoning and on street parking policy for Tukwila Int'l Boulevard*
Respond to business inquiries*
Page 1 of 2 7
City of Tukwila
Project Description
MAYORS OFFICE
ECONOMIC DEVELOPMENT DIVISION
2021 WORKPLAN - 1/7/21
Tukwila Village A
B
Regional Economic A Participate in Greater Seattle Partners, Chambers of Commerce,
Development
Administrative A
B Staff Soundside Alliance for Economic Development*
C Staff Port of Seattle Roundtable (START)*
D
E
Other A
B
C
Potential Projects A
B
C
D Support analysis of sales tax
E
F
G
H
I Participate in regional economic development policy such as PSRC
J Provide input into Regional Economic Framework (Greater Seattle Partners)
K
*Top priority items
Support Tukwila Village Community Development Associates (non-profit)*
Approve developer parking management plan*
Seattle Sports Commission, Int'l Council of Shopping Centers, etc.
Coordinate development agreements (when ED is the lead)
Manage multi-family property tax exemption program (for approved projects)*
Coordinate Port of Seattle economic development grant*
Participate on Administrative Team*
Staff Airport Budget Proviso Working Group*
Support analysis of affordable housing economics and policy
Expand branding related to business retention, expansion, and attraction
Support special event permit process to attract strategic festivals and events
Coordinate policy review for expansion of multi-family tax exemption program
Respond to general inquiries*
Adapt to economic development plan
Coordinate way to leverage business community relationships, better contacts
Evaluate ZIP code effect on city tax revenue and image
Participate in Green and Duwamish River related policies (levee, habitat, amenity)
Page 2 of 28
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning & Community Development Committee
FROM: Brandon Miles, Business Relations Manager
CC: Mayor Ekberg
DATE: January 25, 2021
SUBJECT: Tourism 2021 Workplan
ISSUE
This item is an opportunity for the Committee to ask questions and discuss items on the
workplan for tourism.
BACKGROUND
Attached is a copy of the 2021 workplan that economic development staff is using to guide our
work for tourism related activities.
DISCUSSION
This item is intended to provide the Committee an opportunity to better understand and discuss
related to tourism.
FINANCIAL IMPACT
None
RECOMMENDATION
Discussion Only.
ATTACHMENTS
2021 Tourism Workplan Outline.
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2021 Tourism Work Plan
Item Narrative LTAC
Funded?
Consultant
Work?
Experience
Tukwila Digital
Initiative
Launch of website for Experience
Tukwila.
Yes Yes
Launch monthly newsletter. Yes Yes
Add additional tools to website:
Map, sort function for restaurants,
etc.
Yes Yes
Continue to build social media
engagement and followers across
all channels (consultant and staff
work).
Yes, through
March.
Yes
Back end website maintenance
(consultant work)
Yes, through
March.
Yes
Google Search No Yes
Creation of videos highlighting the
City for both tourism and overall
No Yes
2nd photo shoot, focused on the
summer, once COVID-19
restrictions are eased. Need photos
of people not wearing masks.
No Yes
Consider other features to add to
the site and changes once it has
been up and running.
No Yes
Experience
Tukwila
Campaigns
“We Are Open Campaign.” There
is a pent-up demand for people to
get out and have fun. Once we
have been given the “all clear”, the
City would promote coming back to
shop, dine, and play to households
within the Greater Seattle region.
No No
“Bring Your Event to Tukwila.”
Many small, local events in the
Seattle region are in need of funds
to continue events in the future.
Through a small ad buy, the City
would attempt to promote these
events relocating in the City, with
an emphasis being on established
No No
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events that help promote the City’s
multi-cultural community.
Experience
Tukwila
Sponsored
Events
International Food Truck Rally
(August)
Yes N/A
Sounder Rave Green Run
(September)
No N/A
Seattle Chocolate Haunted House
(October)
Yes N/A
Tourism
Promotion
Area Review
Working with the cities of SeaTac
and Des Moines, complete a review
of the tourism promotion area
interlocal agreement.
N/A N/A
Baker Blvd.
Festival Street
Development.
Continue to explore ways to make
Baker Blvd more attractive for
large, regional festivals and events.
No. N/A
Spice Bridge
Support
Since it opened in 2020 Spice
Bridge has received significant
media attention in the region.
Support Spice Bridge’s marketing
efforts to help bring more people
to Tukwila. Look for ways to cross
promote Tukwila and Spice Bridge.
Funding
application
currently
pending.
N/A
Tukwila Pond
Master Plan
Continue support with Parks for
Tukwila Pond Master Plan project.
Yes Yes
Seattle
Seawolves
Partnership
Continue to work with the
Seawolves to promote the City and
Seawolves.
Small credit
remains due
to canceled
2020 season
N/A
Rugby
Research
Research and explore product
development for rugby for 2022.
Are there additional events or
activities we can develop or bring
to the City? How can we be known
as the “Epicenter of Rugby in the
PNW?”
N/A, staff
time only.
N/A
Lodging Tax
Supported Art
Follow-up on art installation in the
Southcenter District with phase 2
project. Consider expansion to TIB.
No Perhaps
Wayfinding
Plan Master
Plan
Development a wayfinding master
plan
No Yes.
Advertising
grants for
restaurants
and
entertainment
businesses.
Provide certain businesses, such as
restaurants and entertainment
businesses, small funds to
reimburse for marketing costs.
Businesses can pick the best
channel and method for
promotion. City would reimburse
to a set limit, with documentation
provided.
No Yes
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SavingLocalKC.
com
Continue support and management
of Saving Local to help businesses
impacted by COVID
Yes, through
February.
Yes
Kent Valley Wa
Initiative
In partnership with the Cities of
Renton, Kent, Auburn, and Algona
promote the Kent Valley area for
aerospace and technology
conferences.
N/A N/A
Third Party
Funding
Requests and
contract
administration
.
Review and process of third-party
funding requests. Execute contracts
with organizations and businesses
receiving funding. Monitor contract
compliance.
N/A N/A
New
opportunities.
Continue to look for creative, low
cost ways to promote the City to
help with branding and foot traffic
(i.e. Dicks Drive In Food Truck, etc).
N/A N/A
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning & Community Development Committee
FROM: Brandon Miles, Business Relations Manager
CC: Mayor Ekberg
DATE: January 25, 2021
SUBJECT: ExperienceTukwila.com Update
ISSUE
Update on the launch of ExperienceTukwila.com.
BACKGROUND
Last year the City launched the Experience Tukwila digital marketing campaign. The City
created new social media pages on Facebook, Twitter, Instagram, and LinkedIn to promote the
City for tourism and general economic development. Experience Tukwila is focused
geographically on people within 50 miles of the City. The City uses the “Seattle Southside”
brand in partnerships with the cities of Des Moines and SeaTac to promote the City to people
outside 50 miles.
In addition to new social media channels, the City also allocated lodging tax funds to create a
new website to be used for Experience Tukwila. Staff will provide an overview of the website to
the committee at the meeting.
DISCUSSION
This item is intended to provide the Committee an opportunity to better understand and discuss
ExperienceTukwila.com. The website is intended to be a living digital medium and will be
updated on a regular basis to ensure that the content and messaging remain relevant.
FINANCIAL IMPACT
None, already funded.
RECOMMENDATION
Discussion only.
ATTACHMENTS
None.
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Tukwila City Council Planning & Community Development Committee – 2021 Work Plan
Updated 1/26/21
Description Qtr Dept Action or
Briefing Status/Notes
1. Tourism Work Plan Update 1 ED B
2. Tukwila Village CDA Board appointment – Council role 1 ED A
3. Buildable Lands Report 1 DCD B
4. Development Review Process Improvements 1 DCD B
5. Housing Action Plan 2 DCD B
6. Branding and Wayfinding Program 2 ED A
7. Homeless/shelter facility regulations DCD A,B
8. Comprehensive Plan Amendments (Allentown, Tukwila Hill) DCD A
9. Accessory Dwelling Unit Update DCD B
10. PSRC 2050 Vision Updates DCD B
11. Permit process implementation updates DCD B
12. Tourism Promotion Area Review 1-4 ED A,B
13. Economic Development Plan 1-3 ED B
14. COVID-19 Related Business Recovery 1-4 ED B
15. Experience Tukwila Updates 1-4 ED B
16. Lodging Tax Funding Applications/Contracts 1-4 ED A Applications accepted on rolling basis
17. South King Housing & Homelessness Partnership Updates 1-4 DCD A CM McLeod serves as Tukwila Rep
18. Orilla Road Annexation/Zoning DCD A Pending King County response
19. Housekeeping Code Amendments DCD A
20. MFTE TIB Option DCD A
21. Economic Development Plan Adoption ED A
22. Transit Oriented Development Regulations for SRO DCD B
23. Tukwila Valley South Housing Standards DCD A
24. Sound Transit I-405 BRT Unclassified Use Permit DCD A
25. Code enforcement briefings 1-4 DCD B
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