HomeMy WebLinkAboutPCD 2021-07-19 COMPLETE AGENDA PACKETCity of Tukwila
Planning and Community
Development Committee
O Kathy Hougardy, Chair
O Verna Seal
O Thomas McLeod
AGENDA
MONDAY, JULY 19, 2021— 5:30 PM
HAZELNUT CONFERENCE Room
(At cyst cntrancc of City Hall)
Distribution:
K. Hougardy
V. Seal
T. McLeod
K. Kruller
Mayor Ekberg
D. Cline
R. Bianchi
C. O'Flaherty
A. Youn
L. Humphrey
THIS MEETING WILL NOT BE CONDUCTED AT CITY FACILITIES
BASED ON THE GOVERNOR'S PROCLAMATION 20-28.
THE PHONE NUMBER FOR THE PUBLIC TO LISTEN TO THIS
MEETING Is: 1-253-292-9750, Access Code 292841299#
Click here to: Join Microsoft Teams Meeting
For Technical Support during the meeting call: 1-206-433-7155
Item
Recommended Action
Page
1. BUSINESS AGENDA
a. Application for lodging tax funds: City of Tukwila for
a. Forward to 8/2 Consent
Pg.1
the Rave Green Run in the amount of $10,000.00.
Agenda.
Brandon Miles, Business Relations Manager
b. An update on code enforcement and rental housing.
b. Discussion only.
Pg.11
Kia Shagena, Code Enforcement Officer
c. A resolution on the Transit -Oriented Development
c. Forward to 7/26 C.O.W.
Pg.21
Housing Strategies Plan.
and 9/13 Special Meeting.
Meredith Sampson, Assistant Planner
2. MISCELLANEOUS
Next Scheduled Meeting: August2, 2021
S. The City of Tukwila strives to accommodate individuals with disabilities.
Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerk@TukwilaWA.gov) for assistance.
W
i City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Brandon Miles, Business Relations Manager
CC: Mayor Ekberg
DATE: July 13, 2021
SUBJECT: Lodging Tax Funding Requests
ISSUE
Review of a lodging tax funding request from the City of Tukwila, Office of Economic
Development to sponsor the 2021 Rave Green Run to be held on September 19, 2021.
BACKGROUND
The City collects a 1% lodging tax on certain qualifying overnight stays in paid accommodations
(hotels/motels/Airbnb) in the City. State law limits the use of these funds to tourism promotion'.
There is currently just over $1 million in lodging tax funds available for use.
The City's Lodging Tax Advisory Committee (LTAC) reviews all requests for use of lodging tax
funds. LTAC then forwards a list of recommended applications to the City Council for its review
and consideration. If LTAC does not recommend an application be funded, that application is
not forwarded to the City Council. The City Council may approve or deny any of the applications
recommended by the LTAC. The City Council may also approve an application and increase or
decrease the dollar amount awarded'.
The City accepts applications on a rolling basis, with the LTAC reviewing requests monthly.
Pending Applications
Following its July 9, 2021 meeting, LTAC recommended approval of a lodging tax request from
the City of Tukwila, Office of Economic Development in the amount of $10,000 to sponsor the
2021 Rave Green Run to be held in the city on September 19, 2021.
1 RCW 67.28.080 (6) defines "tourism promotion" as "...activities, operations, and expenditures designed to
increase tourism, including but not limited to advertising, publicizing, or otherwise distributing information for the
purpose of attracting and welcoming tourists; developing strategies to expand tourism; operating tourism
promotion agencies; and funding the marketing of or the operation of special events and festivals designed to
attract tourists."
2 On August 17, 2016, the Washington State Attorney General's Office issued an informal opinion regarding
whether a municipality could change the dollar amounts recommended by the local lodging tax advisory
committee. Specifically, the informal opinion states:
"When awarding lodging tax revenues pursuant to RCW 67.28.1816(2)(b)(ii), a municipality may award amounts
different from the local lodging tax advisory committee's recommended amounts, but only after satisfying the
procedural requirements of RCW 67.28.1817(2), according to which the municipality must submit its proposed
change to the advisory committee for review and comment at least forty-five days before final action on the
proposal."
1
2
INFORMATIONAL MEMO
Page 2
1. City of Tukwila, Office of Economic Development, 2021 Rave Green Run ($10,000).
In 2018 the Seattle Sounders moved its5k fun run from Redmond to Tukwila. In 2018 and 2019
the run attracted around 700 runners each year. In 2020 the event was transitioned to a virtual
run due to COVID-19. With the easing of COVID-19 the run is scheduled to return in 2021.
As we emerge from COVID-19 staff is looking for ways to bring people to the City and to
reintroduce them to the City and to remind them of the activities in the City. This event will bring
between 600 and 800 people to the City. This will be the first time the event will occur since the
City launched the Experience Tukwila digital initiative. The City's Experience Tukwila social
media provides an opportunity for the City to cross promote the run and other businesses in the
City. It also provides an opportunity for the City to continue to grow its social media platforms.
In 2019 the City and Westfield Southcenter partnered on a food truck event to occur on the
same day of the fun. Staff is working with Westfield to hopefully plan a similar event for 2021.
LTAC Recommendation on Application: Do Fund
Staff Recommendation on Application: Do Fund
FINANCIAL IMPACT
The total request for lodging tax funds is not to exceed $10,000. The six-year Tourism Financial
Plan approved by the City Council in December of 2020 allocated a total of $150,000 in lodging
tax funding for sponsorships in 2021.
2021 Tourism Six -Year Financial Plan Allocation
2021 Sponsorships
$150,000
Global to Local
($5,000)
Juneteenth
($1,500)3
2021 Seattle Seawolves
($10,000)
City of Tukwila, Rugby 7s
($10,000)
City of Tukwila, Rave Green
Run (Pendingl
($10,000)
Remaining 2021 Sponsorship
Funds:
$103,500
RECOMMENDATION
Staff recommends the funding request be approved and placed on the August 2 consent
agenda.
ATTACHMENTS
1. City of Tukwila, Staff Report to Lodging Tax Committee, Rave Green Run
2. City of Tukwila, Rave Green Run, Lodging Tax Application
3 This reflects the estimated actual expenditures of the $5,000 in funding
approved.
OTtl(liv ila
Staff Memorandum
Lodging Tax Advisory Committee Funding Request
Name of Applicant:
City of Tukwila, Office of Economic Development
Address:
6200 Southcenter Blvd.
Tukwila, WA 98188
Total Funds Requested:
$10,000
About the Applicant:
The City of Tukwila is a non -charter City organized under the laws of the State of Washington.
Founded in 1908, Tukwila is one of the oldest cities in King County. Since its founding, Tukwila has
always been a community at the "crossroads." Tukwila lies at one of the busiest freeway interchanges
in Washington State. The City has a small bedtime population of just under 20,000. During the day
the City's population swells to over 150,000 people, with people coming to the City to work, shop,
dine, stay in hotels, and to visit once in a life time experiences, such as the Museum of Flight or iFly.
The City is one of the most diverse cities in the country. Over 70 languages are spoken in the Tukwila
School District. Many well-known businesses are based in Tukwila, such as BECU, Westfield
Southcenter, Seattle Seawolves, Seattle Sounders FC, Top Pot Donuts, Pop Gourmet, and the Sabey
Corporation. The City has over 2,000 hotel rooms and over 100 restaurants
Funds Previously Awarded:
Lodging tax funds were awarded in the amount of $10,000 in 2018 and 2019 for the Rave Green Run.
In 2020 the event was virtual due to COVID-19 and the City provided $750 of sponsorship funding.
Funding Request Narrative:
Sponsorship of the 2021 Rave Green Run hosted by the Seattle Sounders FC in the City of Tukwila.
In 2018 the Seattle Sounders moved their 5k fun run from Redmond to Tukwila. In 2018 and 2019 the
run attracted around 700 runners each year. In 2020 the event was transitioned to a virtual run due
to COVID-19. With the easing of COVID-19 the run is scheduled to return in 2021.
City of Tukwila
6200 Southcenter Blvd.
Tukwila, WA 98188
3
flii'tkyvik
Staff Comments:
As we emerge from COVID-19 the City is looking for ways to bring people to the City and to
reintroduce them to the City and to remind them of the activities in the City. This event will bring
between 600 and 800 people to the City. This will be the first time the event will occur since the City
launched the Experience Tukwila digital initiative. The City's Experience Tukwila social media provides
an opportunity for the City to cross promote the run and other businesses in the City. It also provides
an opportunity for the City to continue to grow its social media platforms.
In 2019 the City and Westfield Southcenter partnered on a food truck event to occur on the same day
of the fun. Staff is working with Westfield to hopefully plan a similar event for 2021.
Consistency with Six Year Financial Model:
For 2021, the Six Year Financial Plan shows $150,000 for sponsorships. There are sufficient funds in
the budget for other 2021 sponsorships.
Total Funds Allocated in Six Year Financial Plan: $150,000
Global to Local (Spice Bridge): ($5,000)
Juneteenth: ($1,500)1
Seawolves: ($20,000)
City of Tukwila, Rugby 7s ($10,000)
City of Tukwila, Rave Green Run (Pending): ($10,000)
Remaining Funds: $103,500
City of Tukwila Staff
Recommendation to LTAC: Approval
Notes:
This is a project specific request. The goal is to have all the art installed by 2021, but this project could
extend into 2022.
1$This reflects the estimated actual expenditures of the $5,000 in funding approved.
4
City of Tukwila
6200 Southcenter Blvd.
Tukwila, WA 98188
Application to the City of Tukwila for Use of 2020 Lodging Tax Funds
Event or Activity Name (if applicable):
2021 Rave Green Run
Amount of Lodging Tax Requested:
Not to Exceed $10,000
Applicant Organization:
City of Tukwila, Mayor's Office
Federal Tax ID Number:
91-6001519
Mailing Address:
6200 Southcenter Blvd
Tukwila, WA 98188
Primary Contact Name:
Brandon J. Miles
Primary Contact Phone:
(206) 431-3684
Primary Contact Email Address:
Brandon.Miles@Tukwilawa.gov
Check all the service categories that apply to this application:
✓ Tourism promotion or marketing.
✓ Operation of a special event or festival designed to attract tourists.
Operation of a tourism -related facility owned or operated by a non-profit organization.
Operation and/or capital costs of a tourism -related facility owned by a municipality or a public
facilities district.
Check which one of the following applies to your agency:
Non -Profit (Note: Attach a copy of your current non-profit corporate registration from the
Washington Secretary of State Office)
✓ Municipality
I am an authorized agent of the organization/agency applying for funding. I understand that:
• I am proposing a tourism -related service for 2020. If awarded, my organization intends to enter
into a services contract with the City; provide liability insurance for the duration of the contract
naming the City as additional insured and in an amount determined by the City; and file for a
permit for use of City property, if applicable.
• My agency will be required to submit a report documenting economic impact results in a
format determined by the City.
Signature:
Brandon J. Miles
Date:
5
1) Describe your tourism -related activity or event.
Sponsorship of the 2021 Rave Green Run hosted by the Seattle Sounders FC in the City of Tukwila.
In 2018 the Seattle Sounders moved their 5k fun run from Redmond to Tukwila. In 2018 and 2019 the
run attracted around 700 runners each year. In 2020 the event was transitioned to a virtual run due to
COVID-19. With the easing of COVID-19 the run is scheduled to return in 2021. Staff is looking to bring
unique events back to the City to reintroduce the Puget Sound community to Tukwila and the
Southcenter District.
2) If an event, list the event name, date(s), and projected overall attendance.
The event is the "2021 Rave Green Run" and will be held on Sunday, September 19 in the Southcenter
District of the City. Total attendance is estimated to be between 600 and 800 participants.
3) Is your event/activity/facility focusing on attracting overnight tourists, day tourists, or both?
The event is focused solely on bringing day visitors to the City and to help brand the City as a great
place to visit. With the easing of COVID-19 restrictions staff is looking for ways to reintroduce people to
the City through fun and existing events, such as this 5K run.
4) Describe why visitors will travel to Tukwila to attend your event/activity/facility.
In 2018 and 2019 the event was successful in bringing people to the City. The Rave Foundation is the
non-profit arm of Seattle Sounders FC. Sounder FC has a strong brand and various platforms to
promote the 5K fun. In the past the Sounders have used social media, emails, and announcements at
Sounder FC matches.
5) Describe the geographic target of the visitors you hope to attract (locally, regionally,
nationally, and/or internationally).
Generally, people within one hour of the City.
6) Describe the prior success of your event/activity/facility in attracting tourists
The event was brought to Tukwila from Redmond in 2018. The event ran successfully in Tukwila in both
2018 and 2019. The event was held virtually in 2020 due to COVID-19.
7) If this your first time holding the event/activity/facility provide background on why you think
it will be successful.
No.
6
8) Describe the media strategy you employ to promote your event/activity/facility to attract
overnight and/or day tourists? Please list any digital or print media (newsletters, e -blasts,
social media, etc.) your agency uses or intends to use to promote your event/activity/facility.
The Rave Foundation uses digital marketing, social media, email, and in game announcements
about the run. The Sounders have a strong brand and the run benefits from the Sounders
participation with the event.
The run will also be promoted via the Experience Tukwila social media and website. This will be the
first time we have had the run with Experience Tukwila assets up and running. The run provides the
opportunity for Experience Tukwila to grow its social media.
9) Describe how you will promote lodging establishments, restaurants, retailers, and
entertainment establishments in the City of Tukwila.
This will be promoted via the overall Experience Tukwila brand. Through the Experience Tukwila
social media and website existing Tukwila businesses will be cross promoted.
10) Is the City able to use your digital and print media for collaborative marketing?
N/A
11) Describe how you will use the name, "Tukwila" in publications, promotions, and for your
event?
The event will be promoted as occurring in Tukwila and Experience Tukwila will be a listed sponsor.
12) Measurements and Metrics (Note: You will be required to report these metrics as part of the
close out of the agreement between your organization and the City.)
As a direct result of your proposed tourism -related service, provide an estimate of:
a.
Overall attendance at your proposed event/activity/facility.
600-
800
b.
Number of people who will travel fewer than 50 miles for your
event/activity.
90%
c.
Number of people who will travel more than 50 miles for your
event/activity.
10%
d.
Of the people who travel more than 50 miles, the number of people
who will travel from another country or state.
0
7
e.
Of the people who travel more than 50 miles, the number of people
who will stay overnight in Tukwila.
0
f.
Of the people staying overnight, the number of people who will stay in
PAID accommodations (hotel/motel/bed-breakfast) in Tukwila.
0
g.
Number of paid lodging room nights resulting from your proposed
event/ activity/facility (for example: 25 paid rooms on Friday and 50
paid rooms on Saturday = 75 paid lodging room nights)
0
13) What methodologies did you use to calculate the estimates and what methodologies will you
use to track outcomes, such as total participants, estimated visitor spending, etc?
The estimates are based on the actual attendance for 2018 and 2019.
14) Are you applying for lodging tax funds from another community? If so, which communities
and in what amounts?
No.
No.
15) Are you applying funding from Seattle Southside Regional Tourism Authority (SSRTA)? If so, in
what amount?
16) What is the overall budget for your event/activity/facility? What percent of the budget are
you requesting from the City of Tukwila?
The City is only coming on as a sponsor for the event. The Rave Foundation, the non-profit arm of the
Seattle Sounder FC, will be organizing and managing the event.
17) What will you cut from your proposal or do differently if full funding for your request is not
available or recommended?
The event would likely still take place without the City's sponsorship. The City would not be able to
contractually obligate the event as being in Tukwila or partner with the Rave Foundation on social
media posts promoting the run and Experience Tukwila.
Applications are considered on a rolling basis. Please contact staff to discuss the process for having the
application reviewed by the City's Lodging Tax Advisory Committee.
Completed applications should be submitted to:
Lodging Tax Advisory Committee
8
c/o Brandon Miles
City of Tukwila
6200 Southcenter Blvd
Tukwila, WA 98188
Or,
Brandon.Miles@Tukwilawa.gov
Questions?
LTAC Contact:
Brandon J. Miles
(206) 431-3684
Brandon.Miles@Tukwilawa.gov.
Updated: December 17, 2019
9
DRAFT
City of Tukwila
General Administration
2020 Scope of Services
As outlined the budget above, funds will be used for the following activities intended to support the
operations of the lodging tax fund:
1. Purchase of office supplies;
2. Hiring of professional services, as needed (not project specific);
3. Training and Education for City staff, City elected officials, and LTAC members;
4. Membership, Registrations, and Subscriptions for the City;
5. Parking, Travel, and Meals
6. Indirect Cost Allocation
7. Staff costs (wages and labor)
8. Small Event Support and Sponsorship
Note, funds may be moved between the categories, but the total expenditure will not exceed
$133,000.
10
W
i City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Nora Gierloff, Community Development
BY: Kia Shagena, Code Enforcement Officer
CC: Mayor Ekberg
DATE: July 19, 2020
SUBJECT: Code Enforcement and Rental Housing Program Update
ISSUE
Review Code Enforcement and Rental Housing current activity to better understand ongoing
issues.
BACKGROUND
The Tukwila Code Enforcement Team works to support a safe, inviting, and healthy
environment for residents, businesses, and visitors by enforcing the parts of the Tukwila
Municipal Code that relate to conditions of private property. Compliance is typically reached
through promoting public awareness, communication, and collaboration. In difficult cases
monetary penalties and or legal action may be required. In addition to general code
enforcement, the Code Enforcement Team is also responsible for managing and administrating
the Residential Rental License and Inspection Program.
The City established the Residential Rental Business License and Inspection Program in 2010.
This program was established for rental units to protect the public health, safety and welfare by
ensuring the proper maintenance of such housing, by identifying and requiring correction of
substandard housing conditions, and by preventing conditions of deterioration and blight that
could adversely impact the quality of life in the City of Tukwila.
Last year Council adopted a resolution waiving rental license and inspection late fees due to
COVID but rental inspection deadlines were not extended at that time.
DISCUSSION
Briefing on current Code Enforcement activity:
Tukwila Municipal Code Chapter 8.45 establishes a system to enforce the development, land
use, and public health regulations of the City. The Code Enforcement team utilizes established
standard operating procedures to identify, track, and resolve violations. Attachment A illustrates
these procedures.
As of July 13, 2021, Code Enforcement has 186 open enforcement cases. Of these cases 123
cases are related to permits, 25 cases are related to garbage, 17 are related to overgrowth, and
11 are related to sensitive area violations. 6 cases are actively being appealed.
Many cases are straight forward and are easily resolved, while other cases are a bit more
challenging and time consuming. Attachment B details four examples of some of our more
challenging cases.
11
12
INFORMATIONAL MEMO
Page 2
Briefing on the Rental Housing Licensing and Inspection Program:
Tukwila Municipal Code Chapter 5.06 establishes regulations pertaining to rental housing
license and inspection. Residential rental properties are required to obtain an annual rental
business license. As of July 13, 2021, The Rental Housing Program has 4311 registered rental
units and 572 active rental licenses (one license per property). All program late fees for 2020
and for 2021 (through September 30, 2021) were waived in response to the ongoing COVID-19
pandemic. As of July 13, 2021, 61 properties have yet to renew their 2021 rental license.
Rental Inspection Deadline Extension
In addition to annual licensing, all rental housing units in the City must pass an inspection every
4 years Properties with up to 4 units may use a City inspector while all larger properties must
use a private inspector who meets specific qualifications. The City may also inspect units in
response to complaints and audit inspections submitted by private inspectors when inspection
reports are in question.
1810 rental units are due for their next inspection. Not including new rental licenses, 737 units
were due for inspection by or before September 30, 2020. 1074 units are due for inspection in
2021. Due to the pandemic nearly all property owners have postponed their inspections. In
response to the pandemic staff developed a virtual rental inspection beta program to address
inspection needs, however, few property owners have taken advantage of the option to date.
With the reopening of City Services to the public the Rental Housing Program has started
scheduling in person rental inspections again.
In response to the large backlog of inspections that was created due to the pandemic staff has
proposed a 2 -year extension to all inspection deadlines. Extending all inspection deadlines will
eliminate the backlog and will allow staff to focus on the properties that would have been the
most overdue without an extension.
FINANCIAL IMPACT
The Residential Rental License and Inspection Program YTD revenue for 2021 is $47,044 with
$244 in inspection fees paid. 2020 revenue was $55,123 with $2035 in inspection fees paid.
2019 revenue was $52,313 with $10,465 in inspection fees.
With a return of inspections, revenues from inspection fees will increase.
RECOMMENDATION
Information and discussion only
ATTACHMENTS
Attachment A. Code Enforcement Flowchart
Attachment B. Case Review (CE18-0149; CE20-0041; CE21-0026; CE21-0027)
https://tukwilawa.sharepoint.com/sites/departmentofcommunitydevelopment/COMMITTEE MEETINGS/PCD-
2021 /2021.07.19/InfoMemo_CodeEnforcementUpdate_F INAL.docx
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Case: CE18-0149
Address: 4### S 150th St
Violation: Building Permit Required & ADU registration
Date opened: June 1, 2018
History of case:
1. On December 2, 2020, two Notice of Violation and Orders (NOVO) was issued. One for ADU
Standards / Registration Required and the second one for Building Permits Required.
2. The Building Permit Required NOVO was issued separately since this a repeat violation.
3. On December 15, 2020, the NOVO for ADU Standards / Registration Required was appealed.
The second NOVO for Building Permits Required was not appealed.
4. On February 2, 2021, a hearing was held for the violations of Sections 18.50.220 and
.230 of the Tukwila Municipal Code (TMC) associated with unpermitted construction activity
and violations of the municipal code's requirements concerning Accessory Dwelling Unit (ADU)
standards and registration requirements.
5. On March 5, 2021, the Hearing Examiner's Decision was issued.
DECISION AND ORDER
Because substantial evidence supports the conclusion that the Appellant violated TMC
18.50.220 and .230, by performing or directing extensive construction work be performed on
Building 2, at 4### S. 150th Street, without benefit of permits or inspections, and continues to
rent the property to others without it being appropriately registered, the appeal is DENIED.
The Appellant is directed to:
1. Immediately remove listings advertising Building 2 on any and all residential rental
websites including but not limited to Airbnb. Fines of $250/day will begin accruing for
any continued rental of Building 2 prior to necessary permits, inspections, and
registrations being obtained.
2. Immediately discontinue all use and occupancy of Building 2 until all applicable permits
have been submitted, inspected, approved, and issued. As noted above, fines of $250/day
will begin accruing for any continued use of Building 2 prior to necessary permits,
inspections, and registrations being obtained.
3. Prior to further rental of Building 2, after all necessary permits and inspections have been
obtained, Mr. #### shall obtain necessary permits and submit required registration
information to the City, including submitting a complete and signed registration form,
signing and recording an affidavit of owner occupancy, and obtaining a Residential
Rental Business Inspection and License. An additional fine of $250/day (separate from
the $250/day fine detailed above related to use of Building 2) will begin accruing.
6. On March 26, 2021, the Appellant appealed the Hearing Examiner's Decision to the Superior
Court.
7. At this time, the City is waiting for the Superior Court's Decision.
Case Review, 7-8-2021 Page 1 of 6
15
Case Review, 7-8-2021
16
Page 2 of 6
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AirBnB Listing July 8, 2021
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The last two photographs are taken from the AirBnB listing in December 2020. The left photograph is the
second floor of the subject building and the drop down ladder leads to the attic space which is habitable. The
right photograph is the attic space and the window is located in the north wall. There are no permits for this
window and there is no egress from the attic space except for the drop down ladder.
Case Review, 7-8-2021
16
Page 2 of 6
Case: CE20-0041
Address: 14### 57th Ave S
Violation: Building Permit Required
Date opened: February 27, 2020
History of case:
1. On August 4, 2020, Notice of Violation and Order (NOVO) was issued for Building Permits
Required.
2. On August 12, 2020, the NOVO for Building Permits Required was appealed.
3. On September 22, 2020, a hearing was held for unpermitted construction activity in
violation of Tukwila Municipal Code (TMC) 16.04.020 and to unauthorized removal of posted
City notices in violation of TMC 8.45.020.
4. On October 5, 2020 the Hearing Examiner's Decision was issued.
DECISION AND ORDER
Because substantial evidence supports the conclusion that the Appellant violated IBC 105.1,
as adopted by TMC 16.04.020, by performing or directing extensive construction work to his
house at 14### 57th Avenue South without required permits and that the Appellant violated
TMC 8.45.020.B.3 by removing from the house lawfully posted City notices, the appeal is
DENIED. The Appellant is directed to achieve compliance with the Tukwila Municipal Code
no later than 60 days from the date of this decision by taking the following actions:
1. Discontinue all construction on the property until all applicable permits have been
submitted, approved, and issued for all work. All work must be inspected and approved
by City inspectors before each issued permit is considered complete.
2. Submit complete plans with applications for all applicable building permits for any and
all new construction on the property, including a building permit for the new two-story
addition on the rear (west side) of the house, plus all applicable electrical, mechanical,
and plumbing/gas piping permits associated with any new construction and renovations.
These plans must include the addition of an attached deck structure and steps leading
from the second floor on the north side of the house, the addition of a covered front entry
and concrete steps, and all other alterations including but not limited to the replacement
of windows, exterior siding, roofing (if sheathing was replaced), water heater, and
HVAC.
3. Obtain a separate permit for the construction of the large detached shed structure of 120
square feet or more total floor area (located in the north side yard).
5. On March 26, 2021, the Appellant appealed the Hearing Examiner's Decision to the Superior
Court.
6. On April 2, 2021, the City Attorney received notice from the Appellant's attorney of voluntary
dismissal of the Appeal to the Superior Court.
7. The new compliance date to submit all applicable permits and associated plans was May 31,
2021.
8. On June 15, 2021, no permits or plans had been submitted to the City.
9. On June 15, 2021, the subject house was posted with "Unsafe To Occupy Do Not Enter". The
Compliance date to vacate the house and secure it from unauthorized entry was June 30, 2021.
Case Review, 7-8-2021 Page 3 of 6
17
10. On July 2, 2021, no permits or plans had been submitted to the City.
11. On July 1, 2021, the subject house was posted with "Water Shut -Off Notice.
12. On July 9, 2021, the water was turned off at the subject property.
Current owner purchased home on May 31, 2019
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Case Review, 7-8-2021
18
Page 4 of 6
Case: CE21-0026 & CE21-0027
Address: 3### S Boeing Access Rd & 11### E Marginal Way S
Violation: Violation of Grading Standards, Unpermitted Use and Alterations of Wetlands, Filling and
Grading without a Permit, Violation of Nonconforming Uses, Removal of Trees without a Permit,
Unclassified Use Permit, & Accumulation of Garbage and Rubbish
Date opened: April 8, 2021
Environmentally Sensitive Area: Two Category III Wetlands and associated 80 -foot buffers. And one
uncategorized wetland.
History of case:
1. On April 21, 2021, Request for Compliance (RFC) was issued.
2. On May 12, 2021, a TEAMS meeting was held with the property owner to discuss the RFC letter.
3. On June 7, 2021, a TEAMS meeting was held with the property owner to continue the
discussion of the cited violations and the corrective measures in the RFC letter.
4. On June 11, 2021, a site visit was conducted with the City's Assistant City Attorney and Code
Enforcement Officer and with the property owner and their attorney. The visit was to clarify
compliance procedures and to negotiate compliance deadlines.
5. Continued conversations through email with the property owner from June 8, 2021 through
July 2, 2021.
6. On July 2, 2021, the property owner submitted their Erosion and Sediment Control plans.
7. The compliance for each violation has been determined by what is the most critical corrections
need to be completed first. For example, the erosion and sediment control measures must be
installed and finaled before October 1, 2021. The remaining violations will be corrected in 2022
and possibly 2023 due to budgetary constraints.
8. This case is ongoing and due to the magnitude of the violations and the acreage they cover, this
case will continue through 2025 or longer. For example, monitoring of the remediation of the
wetlands may be as long as 5 years.
Case Review, 7-8-2021 Page 5 of 6
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Case Review, 7-8-2021
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Page 6 of 6
W
i City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Nora Gierloff, Director of Community Development
BY: Meredith Sampson, Associate Planner
CC: Mayor Ekberg
DATE: July 19, 2021
SUBJECT: Transit Oriented Development Housing Strategies Plan
ISSUE
Staff would like to present a resolution to adopt the Transit Oriented Development Housing
Strategies Plan.
BACKGROUND
In the summer of 2019, the State legislature passed HB 1923 providing grants to local
jurisdictions to prepare housing action plans. Staff applied for the grant at the end of September
2019 after receiving approval to move forward by the Community Development and
Neighborhoods (CDN) Committee, and the City was awarded the full $100,000. Council
approved and authorized the Mayor to sign an Interagency Agreement with the WA Department
of Commerce to accept grant funding at the December 2, 2019, Regular Meeting.
The work has been divided into two distinct parts. The first part was the development of a Sub -
Regional Framework and is collaborative with Auburn, Burien, Federal Way, Kent, Renton, and
Tukwila. This is designed to inform the second part of the plan, the development of a Tukwila
Specific Transit Oriented Development Housing Strategies Plan. The Tukwila -specific portion of
the plan focuses on the transit -oriented development (TOD) area around the Tukwila
International Boulevard Link Light Rail Station, and ECONorthwest was the consultant selected
to prepare both the joint and the Tukwila -specific portions of the plan.
The primary focus of the TOD Housing Strategies Plan is to identify pathways to increase
residential building capacity while minimizing displacement of existing residents in the TIB
Station Area which includes properties within a half -mile walkshed of the Tukwila International
Boulevard Link Light Rail Station. The creation of this plan is consistent with the vision in the
TIB District Element and goals in the Housing Element of Tukwila's Comprehensive Plan. 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 Vision 2040 goals and policies, and the King County Countywide
Planning Policies.
Public Engagement
The public outreach process began with the creation of a Public Engagement Plan outlining
priorities and goals for the outreach process. Outreach included stakeholder interviews and
focus groups involving participants from key groups, including: Tukwila residents and people
with lived experiences in the TOD area; faith -based organizations; city staff; housing developers
with experience in Tukwila; cultural organizations; landlords; and children/youth. These
interviews and focus groups were conducted virtually from October 2020 --December 2020.
Thirteen interviews and four focus groups were conducted in this portion of the public outreach
21
22
INFORMATIONAL MEMO
Page 2
process. Feedback from these interviews and focus groups was used to inform the
recommendations outlined in the Draft TOD Housing Action Plan.
The City hosted a virtual community open house on May 12th to discuss the findings and
recommendations of the Draft TOD Housing Action Plan, and to solicit feedback. Invitations
were sent to all stakeholder interview and focus group participants, community-based
organizations, all City staff, all City boards and commissions, and City Council. Invitations were
also distributed to businesses along Tukwila International Boulevard and posted to the City's
social media accounts and there were 23 non -staff attendees. Following the presentation, the
group was divided into smaller breakout sessions of 4 to 5 participants each, plus two room
facilitators who were a mix of Tukwila staff and members of the consulting team.
In the breakout rooms, participants were asked their reaction to the data presented relative to
their perception of Tukwila, how they envision the new housing needed to meet future needs in
the City, and what types of incentives they would be comfortable with the City offering to
encourage new housing.
Workshop attendees commented that they were surprised that Tukwila has a higher share of
low-income residents than surrounding cities, and that the percentage of renters who are cost -
burdened — spending more than 30% of their income on housing — is disproportionately
greater among Tukwila's Black and Hispanic populations compared to their proportion of the
population.
Housing Affordability — Cost Burdening by Race
Other, _
non -Hispanic
Amer. Indian & Alaskan Native, _
non -Hispanic
Pac. Islander & Native Hawaiian, _
non -Hispanic
Multiple, _
non -Hispanic
Black. _
non -Hispanic
Asian, _
non -Hispanic
Hispanic, _
any race
White, _
non -Hispanic
0.4% 10.2%
0.5% 10.6 %
3.3%.2.4%
7.1% - 6.1%
25.4% 12.6%
10.7 % MI= 14.3%
32.7% 19.8%
19.8%
44.0%
50% 25% 0% 25% 50%
Source:ACS S -year 2014-2018 PUMS data.
■ Share of burdened renters
Share of area population
Participants voiced concerns that there are not enough affordable multi -bedroom units in
Tukwila, which was a key theme heard during the stakeholder interviews and focus groups as
well. Participants would like to see current residents able to continue living in Tukwila without
being priced out and wondered if new housing units built in Tukwila would serve Tukwila's
population (i.e., would new housing serve people priced out of other communities, or would it
serve local residents needing affordable housing?).
Attendees commented that parking requirements can quickly make a development project
infeasible due to the high costs associated with providing surface parking stalls and the space it
takes up. Participants also noted that adjusting parking requirements needs to be a balancing
act -- that parking supply is important to support the diverse mobility needs of the population,
INFORMATIONAL MEMO
Page 3
and that localized parking analysis should factor into decisions about how much parking is
needed in an area. Many participants brought up the importance of open space in urban areas
and that it contributes to a higher quality of life and helps to build places that contribute to a
sense of community. There was support for more rooftop gardens and recreation space for
children.
Overall, participants noted that a lack of housing options and low availability levels seem to be
an issue across the region, and if nothing is done, housing needs could become more dire.
Overall, most participants stated that they love the community of Tukwila. They have seen
displacement happen and want to be able to continue living in their community without being
priced out.
A Public Hearing with the Planning Commission was held on June 24, 2021. Planning
Commission made amendments to the Draft Housing Strategies Plan and forwarded the
amended document to City Council. One public comment letter was received by the Department
of Commerce and is attached, and no members of the public provided public comment at the
meeting.
DISCUSSION
Recommended Actions
Below are the recommended actions contained in the Draft TOD Housing Strategies Plan
showing the language amendments made by Planning Commission at the Public Hearing held
on June 24, 2021. By itself, Plan adoption does not implement any code changes. After
adoption of the Plan by the City Council, staff will look for opportunities to incorporate
recommendations into future zoning code and city policy updates.
Objective A: Encourage Higher Density Development
Al. Modify Unit Mix Requirements: Modify Unit Mix Requirements Focusing on Share of
2 -Bedroom Units.
Next Steps:
■ Consider modifying unit mix standards in the zoning code to target and regulate
minimum thresholds of two-bedroom units, as opposed to limiting the share of studio
units, to support more family -sized multifamily units in the TIB Station Area.
• The City could consider a requirement that at least 25% of new units in a project in the
TIB Station Area are 2- or 3 -bedrooms instead of regulating unit mix by a limitation on
studio units in the current code.
Planning Commission recommendation: Keep as written.
A2. Reduce Parking Ratios to 1.0 Stall Per Unit in HDR and NCC Zones for Studio and 1 -
Bedroom Units and 2.0 Stalls for 2+ Bedroom Units.
Next Steps:
■ The City should consider reducing parking requirements to 1.0 stall per unit for studio
and one -bedroom units within the TIB Station Area.for all zones and unit types in the TIB
Station Area. Reducing the parking requirements in mixed-use developments in the NCC
zone or URO district will help support the development of larger units, make more
development feasible,—and increase the amount of housing available in the TIB area.
23
INFORMATIONAL MEMO
Page 4
Planning Commission recommendation and reasoning: Adjust recommendation to reduce
parking ratios to one stall per unit for studio and one -bedroom units, and two stalls for two+
bedroom units. One parking stall for a two-bedroom unit will not fit the community needs.
A3. Modify Parking Standards for 4 -over -1 Development
Next Steps:
The City should eliminate the structured parking requirement as an option in the Urban
Renewal Overlay so that 4 -over -1 podium prototypes can be developed in the TIB
Corridor. This change would encourage higher density development and mixed-use
development with commercial space and make development of new housing in the TIB
much more feasible.
The City should consider regulating 4 -over -1 development in the zoning code without the
additional structured parking requirements restrictions that come along with accessing
additional density through the Urban Renewal Overlay.
Planning Commission recommendation and reasoning: Specify in the next steps that this
recommendation only impacts the structured parking requirements that come along with the
Urban Renewal Overlay zone.
A4. Adjust Recreational Space Requirements
Next Steps:
The City should consider revising the approach to regulating recreational space
requirements to regulate by lot area, rather than per residential unit.
The City could consider requiring that 10% of the lot area be dedicated to recreational
space.
The City could also create minimum and maximum recreational space requirements to
ensure that households in developments have access to a minimum amount of
recreational space but also to ensure the requirements do not disproportionately impact
higher density development in the station area through a maximum.
The City could also consider developing a fee -in -lieu structure to satisfy open space
requirements. This fee -in -lieu structure would require a future study and analysis to
calibrate the fee rate to not be cost prohibitive to development. The fee rate should be
calibrated along with any modification to on-site open space requirements.
Planning Commission recommendation: Keep as written.
A5. Reduce Step Back Requirements
Next Steps
• The City should consider removing or modifying step back requirements for development
sites adjacent to LDR zones.
If the City chooses to include some form of step back requirements, it should consider
requiring the step backs beginning on thc fourth or fifth floor to reduce thc negative
impact to development feasibility while also mitigating the impact of higher density
podium development on adjacent LDR zones.
24
INFORMATIONAL MEMO
Page 5
Planning Commission recommendation and reasoning: Strike this recommendation from the
plan. Removing or altering step back requirements, especially for parcels that border low-
density residential zoned parcels, may create abrupt transitions in density that affect the quality
of life on single family parcels that border higher density zones.
A6. Promote Site Assembly for Smaller Parcels
Next Steps:
■ The City could explore opportunities to support and negotiate land sales between
different property owners and a developer.
■ The City could work with a real estate broker to track data on properties that are
available for sale in the TIB Station Area to help inform land assembly strategies. The
City could then use this information to work with developers and help facilitate land
transactions that support assembly.
Planning Commission recommendation: Keep as written.
Objective B: Anti -Displacement and Community Stabilization
B1. Consider a 12 -year Multi -Family Tax Exemption (MFTE1 Program
Next Steps:
■ The City should consider developing and adopting a 12 -year MFTE program that
requires the provision of affordable units for the duration of the tax exemption.
■ The City could consider at least 20% set-aside requirement for units to be available at
80% or below AMI for the MFTE program.
■ The City should pursue further analysis and look to policies of neighboring cities to
determine the appropriate targets for the income requirement and affordable units,
before passing an ordinance to authorize 12 -year MFTE in the TIB Station Area. The
City will want to ensure that set-aside targets and affordable levels are comparable to
other cities within the South King County market to make enrollment in the MFTE
program attractive to developers.
■ The City should conduct a financial analysis of the impacts of potential tax exemptions
through an MFTE program on the City's budget and service and infrastructure delivery.
Planning Commission recommendation and reasoning: Adjust the recommendation to spell out
Multi -Family Tax Exemption for clarity.
B2. Identify Opportunities to Increase Home Ownership
Next Steps:
■ The City should work with South King Housing and Homelessness Partners (SKHHP)
and regional partners to collaborate with the Washington State Housing Finance
Commission to develop area -specific down payment assistance funding and programs
for South King County. in the same way that is done with A Regional Coalition for
■ City staff could also work with community organizations, landlords, and housing
providers to encourage referrals to homebuyer education programs sponsored by the
Washington State Housing Finance Commission and the Washington Homeownership
Resource Center.
25
INFORMATIONAL MEMO
Page 6
• Identify opportunities to promote development of a wider variety of housing types
including, but not limited to, townhomes at diverse income levels including medium and
high income.
Planning Commission recommendation and reasoning: Remove references to South King
Housing and Homelessness Partners (SKHHP) in favor of more general language. Add a next
step that focuses on promoting the development of townhomes at a range of income levels.
Development of housing at all income levels is needed to meet the future housing demand in
Tukwila, and townhomes are a desirable "missing middle".
Housing
Next Steps:
t _ _
community and faith based institutions.
non experts or create a development guide that outlines the necessary steps and
actions for non experts to walk through. The City of Portland recently created a two part
development guide specifically for faith based institutions who want to turn their
underutilized property into mission serving affordable housing.
for development expertise and financial resources necessary to fund predevelopment.
Planning Commission recommendation and reasoning: Strike this recommendation from the
plan. No special assistance should be given to these organizations that is not given to any other
affordable housing permit applicant.
B4. Expand Tenant Supports
Next Steps:
• The City should strengthen enforcement of fair -housing and anti -discrimination policies.
• The City could explore additional requirements beyond source of income regulations to
support low -barrier application screening (e.g., Fair Choice Housing or Ban the Box
efforts).
• The City could consider a good -landlord incentive program to benefit landlords (and
tenants) when properties routinely pass inspections. These types of incentives do not
need to have costs: inspecting less often or inspecting fewer units can actually save the
City's code enforcement time and resources.
• The City could create tenant's rights and education resources (e.g., funding for RentWell
programs).
• The City should ensure language translation of tenant information for increased
education is available for immigrant and refugee communities.
• The City could seek out funding or technical assistance to incentivize landlords to
improve their rental properties.
Planning Commission recommendation and reasoning: Add a Next Step to prioritize assistance
to landlords for rental property improvement to increase the quality of the existing housing stock.
26
INFORMATIONAL MEMO
Page 7
Next Steps
operators in the City.
The City should work with these housing providers to ensure data sharing is possible. It
provide affordability restriction information and expiration deadlines. Along with strong
a database that monitors upcoming expirations so it can prepare in advance of
affordability expirations.
The City should ensure it is familiar with the various funding sources that are available to
support recapitalization and rehabilitation of its existing multifamily housing stock,
including the Low Income Housing Tax Credit, HUD Funding (such as CDBG or HOME
funds), funding opportunities through the Washington State Housing Finance
- ---------
Commerce.
Planning Commission recommendation and reasoning: Strike recommendation from the plan.
This is time consuming, there is no plan for how to use this information, and they are concerned
that staff does not have the capacity to fit it into the work plan.
Next Steps:
monitoring and tracking unregulated affordable housing.
The City could consider dedicating staff resources to create a database of information to
track potential low cost market rentals and track information overtime.
Planning Commission recommendation and reasoning: Strike recommendation from the
plan. This is time consuming, there is no plan for how to use this information, and they
are concerned that staff does not have the capacity to fit it into the work plan.
Next Steps:
The City should explore a policy or ordinance that requires landlords, to provide
advanced notice when they intend to sell a property containing units that rent below a
redevelopment risk, it can be ready to contact landlords and work with them when they
Advanced notice to sell can be helpful in a fast moving market when cash buyers and
investors are present. The City of Auburn's "Notice of Intent to Sell" is a great example of
such a policy.
If funding sources and restrictions allow, the City should consider expanding the Human
Services Department's Minor Home Repair Grant program to qualified multifamily
the Human Services Department to gauge this program's effectiveness and see if thero
arc opportunities to twqak, expand, or pilot changes in the TIB Station area.
27
INFORMATIONAL MEMO
Page 8
Planning Commission recommendation and reasoning: Strike recommendation from the
plan. Asking landlords for a notice of intent to sell puts a burden on them and the City has
no plan for how to use that information.
B8. Evaluate a Preservation Funding Program in Exchange for Affordability Restrictions
Next Steps:
• The City could engage with regional affordable housing partners through contractual
agreements to explore the efficacy and funding sources of a preservation and
rehabilitation incentive program for existing housing.
• The City could continue partnerships in South King County and work with other cities
and community based organizations to establish a regional rehabilitation fund through
the SKHHP.
• The City should could partner with mission oriented acquisition funds like the REDI Fund
or Sound Transit's Transit Oriented Development Revolving Loan Fund. These funds
stand ready to deploy capital aimed at acquiring and rehabilitating low-cost market
rentals and create new, affordable units.
Planning Commission recommendation and reasoning: Amend Next Steps to specify that all
partnerships should occur through contractual agreements so that Tukwila maintains control
of the housing and remove specifications for acquisition funds.
B9. Develop TIB Community Economic Development Strategies
Next Steps:
• The City should include developing TIB community economic development strategies as
part of the upcoming Citywide Economic Development Strategy.
• The City should explore grant opportunities to fund the implementation of community
economic development strategies that will be developed as part of the forthcoming
Citywide Economic Development Strategy.
Planning Commission recommendation: Keep as written - there was strong support for this
effort.
Objective C: Station Area Planning and Infrastructure
SR -5-1-8
Next Steps:
Community Development's work planning over the next two fiscal years to create a
development framework and street plan for the future development area South of SR
548,
Plan to fund and support the creation of a development framework and street plan.
Having a development framework and street plan in place would make Tukwila more
competitive for additional federal resources that might comc from a futurc infrastructure
funding bill that could help support funding of pedestrian bridge that better connects
transit stations with current and future development opportunities.
Planning Commission recommendation and reasoning: Strike this recommendation from the
plan. Development should be provided as much flexibility as possible and a street network
would compromise that.
28
INFORMATIONAL MEMO
Page 9
C2. Create a TIB Station Area Parking Strategy
Next Steps:
The City should explore a district parking strategy as part of a development framework
for the area south of SR 518.
The City should explore allowances in the zoning code to support shared parking
between development projects as part of a development framework.
Planning Commission recommendation: Keep as written.
C3. Connect the Station Area to Parcels South of SR 518
Next Steps:
The City should continue to collaborate with the Washington State Department of
Transportation (WSDOT) and Sound Transit to improve pedestrian connectivity between
current and future transit stations to support transit -oriented development in the area
south of SR 518.
The City should collaborate with WSDOT and Sound Transit to explore opportunities for
funding through infrastructure funding identified in the American Rescue Plan and a
potential forthcoming infrastructure spending bill.
Planning Commission recommendation and reasoning: Keep as written.
FINANCIAL IMPACT
Grant funded. No financial match needed.
RECOMMENDATION
Forward this resolution to the Committee of the Whole meeting on July 26, 2021.
ATTACHMENTS
A. Public Review Draft of the Transit Oriented Development Housing Strategies Plan, with
strike -out underline of Planning Commission and associated edits
B. Transit Oriented Development Housing Strategies Plan, with edits incorporated
C. Public Comment Letter from the Department of Commerce
D. Tukwila Housing Plan Engagement Memo
E. Tukwila Housing Plan Community Forum Summary
F. Draft Resolution
29
30
STATE OF WASHINGTON
DEPARTMENT OF COMMERCE
1011 Plum Street SE • PO Box 42525 • Olympia, Washington 98504-2525 • (360) 725-4000
www. commerce. wa.gov
June 21, 2021
City Council
City of Tukwila
c/o Ms. Meredith Sampson
6300 Southcenter Boulevard
Tukwila, Washington 98188
Sent Via Electronic Mail
Re: City of Tukwila - Draft Transit -Oriented Development Housing Strategies Plan
Dear Tukwila City Council:
Thank you for the opportunity to comment on Tukwila's proposed draft of the Transit -Oriented
Development (TOD) Housing Strategies Plan. We appreciate your coordination with our agency as
you work to fulfill the grant contract to develop this plan. Tukwila has done an excellent job through
this draft plan to address all the required elements of a housing action plan as outlined in RCW
36.70A.600.
The plan, if implemented as designed, will help the city address its future housing needs by
accommodating the future population demand with a greater diversity of housing options and greater
affordability, while addressing displacement and preserving affordable housing in the Tukwila
International Boulevard (TIB) station area. We appreciate that this plan recognizes the benefit of
focusing on a specific area for transit -oriented development (TOD) while supporting the city's larger
efforts to create a diverse range of housing options to meet the needs of its residents.
The following parts of the city's Housing Strategies Plan are strong and commendable:
• The thorough examination of development feasibility was helpful in developing targeted and
specific strategies that will help the city move forward with specific changes quickly. This
analysis looks at the real world implications of how the city can achieve the desired
development identified in the plan.
• The recommendations are presented so that readers understand the impacts of each
recommendation based on the development feasibility, where applicable, and what next steps
would be for implementation.
• The wide range of anti -displacement strategies is laudable. While planning has typically
focused on new housing and preservation of housing, displacement is becoming an important
area to focus on as residents are increasingly priced out of areas.
31
Tukwila City Council
June 21, 2021
Page 2
• Figure 55. Recommended Actions and Implementation Considerations ties the plan together
giving an easy visual to help the city and decision makers decide how and when to implement
this plan. As indicated in the plan, the TOD Housing Strategies Plan will assist and can be
incorporated in the city's upcoming required Growth Management Act (GMA)
comprehensive plan and development regulation update process.
As the city looks to adoption and implementation of this robust set of housing strategies, we have a
few suggestions for strengthening your plan:
• Explore tax increment financing (TIF) for infrastructure (re: D1, D3). This new tool for
Washington jurisdictions has been successfully used throughout the nation for infrastructure
in urban areas.
• Consider expansion of income streams for affordable housing. Affordable housing at the
lowest income levels will not be provided by the private market and will require government
support, therefore having as many tools as possible to support this critical need is important.
• Explore the feasibility of allowing a wider variety of housing types in more zones. For
example, allowing duplexes in the LDR zone and townhomes in the RC zone could allow
more affordable home ownership options in more areas of the city.
• Develop a list of indicators and a monitoring plan to track progress. Such a plan would allow
the city to measure its progress and evaluate which changes have been effective at meeting
the goals, and which might need modifications to meet the intended purpose.
Congratulations to the staff for the good work that the draft TOD Housing Strategies Plan represents.
We extend our continued support to the City of Tukwila as you work toward setting your intended
direction for housing policy. If you have any questions or need technical assistance, please feel free
to contact me at laura.hodgson@commerce.wa.gov or (360) 764-3143.
Sincerely,
/awc.a
Laura Hodgson
Associate Planner
Growth Management Services
cc: Nora Gierloff, Community Development Director, City of Tukwila
David Andersen, AICP, Managing Director, Growth Management Services
Steve Roberge, Deputy Managing Director, Growth Management Services
Ben Serr, AICP, Eastern Region Manager, Growth Management Services
Anne Fritzel, AICP, Senior Housing Planner, Growth Management Services
32
Aviv
1 ww
BROADVIEW
PLAN N I NG
206.709.9588
www.broadviewplanning.com
To: Minnie Dhaliwal, Meredith Sampson + Niesha Fort -Brooks — City of Tukwila
Cc: Tyler Bump + Madeline Baron — ECONorthwest
From: Andrea Petzel + Valerie Pacino — Broadview Planning
Re: Summary of Tukwila Housing Action Plan Public Engagement - Final
Date: 13 January 13, 2021
This memorandum summarizes stakeholder feedback for developing the City of Tukwila's new
Housing Action Plan (HAP).
Project Overview
The purpose of the community engagement element of the HAP is to connect with residents, workers,
businesses, non-profit organizations, service providers, and other key stakeholders to discover
qualitative data and stakeholder stories to support and ground -truth the HAP's quantitative data. As
captured in the project's initial public engagement plan, the dual priorities for this work are to:
1. Assess Tukwila's housing needs in the context of social equity, demographic changes, and
market dynamics.
2. Develop a suite of strategies that respond to the unique opportunities of Tukwila and its
residents.
The public outreach process includes three iterative phases: stakeholder interviews, focus groups, and
a final community open house. This report provides analysis of feedback from all interviews and focus
groups to inform HAP recommendations and strategies. Teens, in particular teens of color, are
typically underrepresented and undervalued in traditional planning processes. In order to elevate the
voices of our teen focus group, we've highlighted their feedback in a dedicated section of this report.
In March 2021, the third phase of outreach, a community open house, will invite the public to consider
and react to draft housing recommendations and strategies.
Qualitative Research Methodology
Qualitative data and community stories provide insight and a greater understanding of community
perceptions and experiences with housing and what types of housing choices community members
seek now and in the future. One-on-one and small group interviews allow stakeholder participation on
their own terms and with a sense of empowerment and inclusion. Qualitative research is also
beneficial because it:
33
Supports quantitative data meaningfully and purposefully, allowing for more detailed
understanding of complex issues.
— Values lived experiences and expresses data in people's own words, with the capacity to
uncover multiple perspectives or unconventional thinking.
— Informs and enhances decision-making and adds immeasurably to our understanding of
human, institutional, and systems behavior.
However, the quantitative research process generates a tremendous amount of information that must
be thoughtfully analyzed, edited, and presented. It is also important to remember that a qualitative
research process will never reach all stakeholders, and while participants are considered
"representative," they are speaking from their own lived experiences. A final note: analysis is through
the lens of the interviewer, and even with an emphasis on neutrality interpretation can carry elements
of our own biases.
Outreach Approach
The community engagement process began with a collaborative effort to identify specific outreach
goals. These goals are detailed as follows:
1. Conduct community engagement based on clear and reasonable expectations for stakeholder
participation.
— This includes timely and advance notice and paying for participation (if possible given
funding guidelines).
2. Tailor stakeholder outreach to help inform housing strategies that are anti -displacement and
focused on transit -oriented development.
3. Authentically engage a broad range of people that reflect the cultural and demographic
diversity of Tukwila and translating that qualitative data into actionable housing strategies.
4. Maintain flexibility and focus given the challenges of the COVID-19 pandemic.
5. Use community engagement to inform elected officials and decision makers.
6. Demonstrate the significance of public participation and how community engagement
influences housing policy solutions.
Building on the outreach goals, we established a process designed to maximize inclusion of voices that
are historically underrepresented in traditional planning processes and representative of Tukwila's
cultural and demographic diversity. This process included:
Stakeholder Interviews: We conducted 13 interviews with 15 people across a broad range of
community stakeholders representing City staff, non -profits, social service providers, faith -based
organizations, apartment owners, and community residents.
2
34
COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITATION
Focused Group Conversations: We held four focused conversations of two or more people,
representing faith -based community leaders, youth, and shelter/service providers. Ten people
participated in focused conversations.
Interview + Focused Conversation Results
The cumulative content of each interview was analyzed to identify key themes and insights that
should be proactively considered when developing housing policy recommendations. Most
stakeholders are not housing policy experts, and while some feedback may provide direct
recommendations for housing strategies, the real value of their perspective is what we glean from
their lived experiences and use to develop housing policies to directly address their concerns. Some
examples of questions we asked participants are:
- How would you describe the perception of housing availability and the quality of housing stock
in Tukwila ?
- What are the unfilled housing needs in Tukwila?
- Thinking about the area around the light rail station, do you feel that this should be an area of
focus for housing Tukwila? Why or why not?
- Do you feel that Tukwila is inviting for new businesses to locate along TIB? What are some
things that could improve Tukwila's support of businesses along TIB?
- Ten years from now, what should housing look like in Tukwila?
- How can the City of Tukwila think more creatively about providing housing for all?
After reviewing all stakeholder input, we identified the following key themes, summarized below.
Each theme is further supported by quotes, insight, and recommendations from stakeholders in their
own words and detailed in Appendix B.
Key Themes
- The richness of Tukwila is its diversity of people and businesses, and that should be celebrated
and built upon. It's a special place to live, and residents, especially teens, strongly identify with
being from Tukwila. People want to stay but are already
facing displacement due to housing costs.
Stakeholders perceive that Tukwila's greatest housing need
is for family -sized (3+bedroom), affordable housing for 5o%
AMI and under.
- City staff should be on the forefront of communicating to
the public about housing needs, and have explanations for
the differences between multifamily housing, affordable
housing, and low-income housing.
- Tukwila has several land use and infrastructure code
requirements that are outdated, reflecting the City's suburban past rather than the urban
center it is today. This impacts all development potential, but particularly affordable housing.
- The business area around Tukwila International Boulevard (TIB) is suffering from COVID
impacts and while vulnerable before, is particularly fragile now. Businesses need support from
the City in advance of more changes coming to the TIB.
"Many business owners in this
area very intertwined with this
area — they live/work here, or
close by, and are very
connected to their community.
They are worried about
displacement but aren't
supported enough to
understand their options."
- Tukwila business owner
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITA'F
There are still unsettled feelings from the lack of outreach and engagement and subsequent
displacement of businesses related to the Justice Center development. However, people
understand the need for housing along the TIB and want to be engaged in the planning process
and to participate in shaping the look and feel of the area.
- Tukwila should provide a diverse range of housing options for people in all stages life; from
new families to single renters, seniors, and intergenerational families, everybody has healthy
and safe options for a home in Tukwila.
- People recognize change is coming, and City staff should immediately begin engaging with the
diverse ethnic and cultural communities along the TIB. Engagement should be meaningful and
authentic, involve community leaders, and be conducted by people who reflect Tukwila's
diverse communities and that can communicate with people in their primary (non-English)
languages.
- In addition to needing more housing (and diverse types), there should more opportunities for
home ownership in the form oftownhomes and condos. The City should sponsor
financial/home-buying educational opportunities so people invest in a home and start to build
intergenerational wealth.
- Many seniors want to live in Tukwila, and some feel the city treats them well. However, many
others can't afford to live here, and state that even the SHAG development is too expensive.
There are slightly different perspectives between residents and developers about the need for
parking in the TIB area. While both perspectives agree that there is now, and will continue to
be, a need for parking for new residential units, residents feel a much greater need for more
parking while developers feel requirements are too onerous.
- City staff, including police and fire, are perceived as open and approachable.
Unique Statements
In addition to themes that were consistently repeated, we captured stakeholder comments that
offered new, or important insights:
- Developers should be required to include culturally relevant voices at the table, and the City
should hold them accountable, and spearhead partnerships between community members and
developers.
- Respect the voices and time commitment of community
members and compensate them for the time they take to
participate in planning and engagement processes.
Low-income homeowners, in particular seniors, need more
assistance to maintain their property. This allows them to
take care of their property, age in place, and in some
instances earn additional rental income. They also don't lose
money due to declining property value when they sell their
home.
City staff has an important role to play in humanizing the
need for housing, and it should involve all departments working together to educate the public
about the overall need for more housing (and affordable housing), in Tukwila.
"Recognize that generational
shift in need and focus on the
need. Lots of retirees are
looking for other economic
opportunities: sell part of your
land, build an ADU. If people
want to stay and not leave,
give them a chance to do
something new."
-Tukwila resident
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITATION
Create an enforcement option for landlords that continue to cause problems and disregard
tenant wellbeing or consistently have problematic properties. Develop an incentive program
for landlords with properties that routinely pass inspection, for instance inspecting less often
or receiving a smaller percentage of inspections.
- Allow senior housing residents to live with a younger companion. The East African community
does not allow seniors to live alone, but senior housing complexes don't recognize this need
and have policies that prohibit younger family members from living with their senior family
member.
- Find innovative ideas to support small businesses so they aren't displaced. Offer them right of
first return after development and find a transitional business location/building to support
them during development. Meet with businesses now to help them plan and survive.
- Create a structured, or tiered, permitting process that prioritizes and expedites permitting for
affordable housing projects. Also apply that privilege to any business who risks displacement
due to development.
Prioritizing Input from the Next Generation
Although we plan with their future in mind, children and teens are typically left out of planning
processes. Research suggests that civic engagement in adolescence is positively associated with
subsequent income, education, mental health, and health behaviors.' Given the synergies between
civic engagement and a community's housing opportunities
and challenges, we hosted a focus group to hear directly from
the young people of Tukwila.
This online conversation was held with three eleventh -grade
students (and one adult proctor) to learn about their housing
experiences. One was a current Tukwila resident, and two
recently moved to another city after their family could no
longer afford to stay in Tukwila. This dynamic group of teen
leaders is experienced communicating about complex policy
issues, and raised many thoughtful concerns about
displacement and gentrification, transit -oriented development,
and the intersection of housing and education.
Meeting with the teens allowed us to note that there is
potential for schools and community organizations to partner
with the fire department to address smoke alarm batteries
which disrupt classrooms and present safety hazards. There are
exciting examples of this kind of partnership.2
HOW WOULD YOU DESCRIBE?
...your home?
messy
small
compact
comfortable
...your neighborhood?
poor
communal
safe
familiar
walkable
...Tukwila?
home
community
together
strong
opportunity
learning
Ballard PJ, Hoyt LT, Pachucki MC. Impacts of adolescent and young adult civic engagement on health and socioeconomic status in
adulthood. Child Dev. 2018; 00(0):1-17.
2 Stein P. Chirping smoke detectors at students' home were disrupting virtual classes. Now firefighters are helping to fix them. The
Washington Post. 2020, September 21. Available at: https://www.washingtonpost.com/local/education/chirping-smoke-detectors-at-
students-home-were-disrupting-virtual-classes-now-firefighters-are-helping-to-fix-them/2020/oq/21/ebR e4-fgfo-ilea-be57-
doobb9bc632d_story.html
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITA31
These students (and likely others) would love the opportunity to speak directly with elected officials
about their concerns and would welcome engaging in a future dialogue with city leaders.
"..just being a bit more comfortable. We've moved 9 times and were evicted once. We're moving to messy
apartments over and over and we shouldn't have to worry about it. It shouldn't be that hard. I want to be
relaxed and secure. Stable. "
"The residential area is hard to walk and bike."
"In my experience, almost no one who wants to live here can. Nobody living outside of Tukwila was living
there by choice. [School] attendance is super hard when you have to bus so far— nearly an hour."
"This is my perfect community. If 1 could stay (in Tukwila] forever, l would. So having to move out of my
number 1 spot to spend my days... kinda sucks. It's so approachable and communal and was so easy to
develop natural relationships."
"We need to be able to get more places safely. 1 imagine just walking to my friends' houses after school,
and it's such a dream."
"Nobody in my friend group lives there anymore. Very few people can actually live there, or at least
somewhere they enjoy living. I know so many people who what to and can't and I'm one of those people."
"My ideal housing development -1'm imagining all the parking near the middle school. I would take that
parking and build housing for students and families to live there so they don't have to worry about
attendance."
— In response: "That would be such a dream — I would LIVE for that. Imagine going to your friend's
house and meeting up before school."
"1 would eliminate $600,000 houses — they're so unnecessary. We do need diversity in price and a range of
houses, but it's hard to see them go up right across from our school. But we rarely have enough money to
do what we want in school, and taxes are one of the few ways we get money for schools. Bellevue and
Kirkland schools do so well because they have housing taxes to do so. "
Development Standards + Housing: Developers' Perspectives
To a gain better understanding of the experience of building new
housing in Tukwila, we hosted two focus groups with developers who
had either completed housing developments or had projects
currently under construction. Their feedback helped understand the
current and historical development process through their
professional experience. Below is a summary of their feedback which
is more technical in nature and provides insight into opportunities
and challenges associated with Tukwila's development standards,
city permitting processes, and the limitations of project financing.
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38
"We could have put on
another floor of housing units
but couldn't make it make
sense to provide the parking
required."
-Non-profit Housing
Developer
COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITATION
Parking standards are incredibly outdated. The city is willing to negotiate reductions, but it's
still too high. Parking will get built because there's demand, but the requirements are too high.
- Outdated infrastructure drives up the cost of development. The city has stricter fire codes than
the state and development had to upgrade in order to meet the requirements, which is costly.
- A lot of the sites along TIB will have issues meeting the turning radius of fire department
trucks, which will need a huge amount of space. The shape of the lots makes this difficult.
- The requirement for dedicated walking paths also reduces development capacity and doesn't
really add much value to the site.
- The city's requirement for restrictive covenants is redundant with what's already required.
- Construction projects that intersect between private development projects and city projects
needs to be aligned and coordinated.
- Understand the need for larger units (average size), and units with more bedrooms. Seniors in
particular want larger spaces and we will rarely build studio senior apartments. It diminishes
the livability for seniors.
Understand the need for more family sized units, but financing those projects is more difficult
than 1 bedroom. And 1 bedrooms are more valuable that 2/3 -bedrooms.
- Affordable housing that's been built is long-term with King County covenants in place. These
projects are still very valuable and marketable even with the affordability requirements. They
are strong long-term values that should be kept in the hands of affordable housing and not
shared with the overall real estate investment community.
Outreach Challenges + Opportunities
Conducting community outreach with the challenges of COVID-19 is difficult. All outreach was held
via video or phone calls, with people who had access to technology. Scheduling was relatively easy,
and groups for focused conversations never exceeded more than four people. While somewhat small,
the size of the group allowed for more in-depth conversation and shared ideas.
Next Steps
Community input from this phase of the outreach process will be used to shape the direction of the
HAP's strategies and recommendations. Draft strategies and recommendations will be reviewed by
staff and City Council, and a community open house will be held in January or February 2021 for
further refinement and feedback.
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITA'F
Appendix A. Participants
Stakeholder Interviews
Abidirasak Ahmed, Abu Bakr Islamic Center
Lina Ali -Stenson, Tukwila Health Point
Arash Aminpour, Edgewood Apartments (owner)
Mohammad Aminpour, Edgewood Apartments (owner)
Jan Bolerjack, Riverton Park United Methodist Church
Margaret Bratcher, resident
Pam Carter, TIBAC
Eileen English, SHAG resident
Andrea Gamboa, Foster High School
Stacy Hansen, City of Tukwila
Hodo Hussein, City of Tukwila
Jonathan Joseph, resident
Nichelle Paige, Church by the Side of the Road, Foster High School
Chris Smith, Church by the Side of the Road
Focused Conversations
Kasey Liedtke, Bellwether Housing
Richard Loo, Bellwether Housing
Kara Martin, Food Innovation Network (Spice Bridge)
AJ McClure (Global to Local)
Bryan Park, SHAG
Nate Robinson, Teens for Tukwila
Jonathan Smith, Bellwether Housing
Three anonymous Foster High School students
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITATION
Appendix B. Stakeholder Feedback Organized by Theme
Below is a summary of feedback received, organized thematically. Where noted, the statement is a
verbatim quote from a stakeholder.
TIB Development
TOD is a huge opportunity, and we should maximize it. "We might already be behind the ball in
terms of the station area."
- The TIB needs a vision — a real VISION — not just a mix of different housing types and
businesses. It need a community driving vision.
- Make sure there's a business mix, and especially keep in mind senior housing. They need
places to go, and places to sit and commune.
- Could bring more traffic.
High density is ok if there are opportunities for condos/home ownership.
- It's a great place to live for people who don't need a car. Because of that there should be a lot
of space for small, diverse businesses to try and keep the existing business dynamic.
- "The TIB area must include affordable, lovely business spaces, too. They should be safe,
accessible, and affordable for the business model that is small, family -run, and community -
supported."
- There's not a lot of land to build on, but we can go high. Increase the zoning so more people
can live here. The look and feel will be fine.
TIB has the best opportunity for housing development in the community. Multi -unit model
with corner stores/shops along the Blvd. Get a great mixed dynamic.
- "We really focus on suspending some of the zoning requirements and think about big -picture
goals. Really go into negotiations w/developers and not use this archaic zoning: parking
requirements too much and green space requirements too much. Maybe charge impact fees —
every year your profit goes to parks and rec or community services."
City Government/staff
— "Tukwila is pretty open —the City Council is approachable and make time for you. City
departments make time for you. Police and fire have been really approachable."
- The city is conscious of their citizens and want a safe and harmonious place to live.
"The Community Development Department staff, they don't live in Tukwila, but they decide
what Tukwila needs. They don't think about the demand for parking."
- COVID has dismantled a lot of cultural norms and traditions, and changed what people said
couldn't be done Tukwila could be a leader in showing other communities how housing can be
done. Engage with community leaders to break down existing norms and narratives for new
and innovative ideas.
- "We have good working relationships with the city, but there are a lot of wounds from the
justice center. The boulevard was always about businesses and allowed them to flourish. Now
they are gone."
- "A different way of thinking would be the city knowing they don't have to be the decision
makers you can be the convener to build a collaborative process to find the solution. Help
guide the process forward with community investment."
"We live and die by sticking to schedules and we need the City to know that and stick to it."
9
COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITAT,�1J
Immigrants/Refugees Housing Needs
— "Immigrant families need 3+ bedrooms and you're driving people out of Tukwila by not
building the housing they need."
- Many in the immigrant business community feel as though they're being erased and as they
move out it's changing the look and feel of the TIB. It's been East African and LatinX driven,
with some Bosnian and Cambodia communities as well.
- Many would love to purchase a home, but don't have a sense of what the process looks like.
They need financial coaching, and a way to get out of the cycle of renting and start to build
intergenerational wealth. Develop programs to transition from renter to homeowner because
a lot of people just don't think it's possible.
- "For a long time Tukwila residents complained about everyone new was too transient. We
came and we stayed, and we didn't get the reward. We lost our community when the Justice
Center went in."
Communities of Color
- Do the research on how some policies created and the historical disparities and know what's
happening now. What made Tukwila, Tukwila?? Understand this is what communities of color
are fighting against — this historical oppression.
"City tactics haven't adjusted, and they haven't made the moves be truly inclusive. And with
the Justice Center it was really siloed conversations that happened only with targeted
audiences."
- The city could sponsor a tour where people could learn about different ethnic businesses and
what makes Tukwila unique. Give people an opportunity to learn from each other and more
about the city."
- As Seattle gentrifies Tukwila is just one step behind and the impacts are starting to be felt.
Housing costs are up, and people are leaving.
Seniors
- For a lot of Tukwila seniors, even SHAG isn't considered affordable.
A lot of seniors want to live in Tukwila —the city treats their seniors well. But many can't afford
it here
- Help low-income seniors maintain their homes (provide more grants or assistance) to keep
their housing stock in good condition so they don't have to leave or lose money when they
have to sell.
- There's a catch-22 for a lot of senior housing SSI income is too much to qualify for many
places, but it's not enough to live on.
Outreach + Engagement
- "Each community has a way then like to engage with the city — from their background. What's
the best way to connect with them? Ask them!"
"Engage people in solutions don't just come and tell them things."
- "Have the complete circle — have initial meetings, make a decision, and then come back and
tell them how the decision was made".
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITATION
There should be a lot of investment in community members participating in decisions.
- "Good working relationships would be more community meetings. All of us know we need
housing; we can't deny that. More one-on-one meetings with the community are necessary."
- "Our high school speaks 45 different languages — if we're proud of that we have to do the
outreach."
TIB Businesses
- With COVID, they need a lot of support right now.
- "People from the outside perceive these businesses aren't kept up enough, so they should be
gone. The buildings don't look great to white people. They don't understand it's about their
livelihood".
- There needs to be more awareness/education about the diverse businesses.
- Feels like there's a lack of engagement with business owners who are mostly minorities, and
more engagement needs to happen, and done by people who represent these communities.
Business owners want to participate and be a part of what the city is proposing —the change
that is coming.
- Look at the different ways people shop — don't need an abundance of products, bazaars are
awesome.
Missing Housing
- Supported housing for homeless with mental health services
- Workforce housing
Studios/"apodments" for workers.
- Units that are 3+ and affordable.
- In terms of missing housing types, it's all over the board: independent living, small affordable
spaces, disabled need housing — they have limited incomes, but aren't seniors. We also need
apartments that are 3+ bedrooms."
- Look at examples (Georgia) where malls added housing options.
- More townhome models. Starter home model/growing and creating intergenerational wealth.
Perceptions of Housing
— There's some fear of multifamily zoning because of concerns about decreased property values,
lack of parking, and too many cars. But the city can lead on educating about perception versus
reality.
- There's a bias against renters — even in single family units.
The city should provide opportunities for affordable housing developers to educate the public
about their projects, like leading tours for residents to show them what affordable housing
looks like.
- People confuse affordable housing and Section 8 housing all the time.
Housing Stock
— Most housing was built in the 6o's and doesn't fit today's families. They need more space.
— There are a lot of buildings that need maintenance.
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITAT4
ADUs seem to be trending but can't rent out both units. But over the last two years there's
been an uptick.
— There are a lot of substandard buildings and that will pay off in the long run as they will
eventually be redeveloped.
More Community Needs
— Housing should also address food access issues.
— If you can't get rid of single-family zoning, at least reduce the minimum lot size requirements.
— "Living here is a thing. It's an attachment. Kids really care about living here and being from
here and it's devastating for their social life and perception of self when they have to move."
— Tukwila is unique—there's just one of everything. One Catholic church, one mosque, one
cemetery, one high school. People strongly identify with living in Tukwila.
io years from now:
— "People should be able to live and work in Tukwila, with more mixed housing in neighborhoods
that include cute starter homes, and mother-in-law apartments. Just smaller houses in
general."
— "People are able to come to Tukwila and find housing that changes with you as you change in
your life. Housing has to be safe and health — can't be old and dilapidated. To live in safe,
maintained housing is a right. Anybody in our community can find a safe, healthy place to
afford to live and can start to build community. They invest in community and we invest in
them by having housing for them."
"Tukwila will be a place where diversity is welcome and embraced — both cultures and people. I
already know me; I want to see and meet people from other cultures and places."
— Housing for different people at different stages of life.
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COMMUNITY PLANNING 1 PUBLIC ENGAGEMENT 1 FACILITATION
City of Tukwila: Housing Action Plan Community Forum
Meeting Notes
May 12th, 2021, 4:30-6:00 pm — Zoom
Facilitators:
• Andrea Petzel, Broadview Planning
• Clair Leighton, Broadview Planning
• Tyler Bump, ECONW
• Andres Arjona, ECONW
• Nora Gierloff, City of Tukwila
• Meredith Sampson, City of Tukwila
• Niesha Fort -Brooks, City of Tukwila
• Nancy Eklund, City of Tukwila
• Heidi Watters, City of Tukwila
• Jaimie Reavis, City of Tukwila
Overview:
On May 3.2th the City of Burien hosted an online community meeting to discuss the recommendations
of the draft Housing Action Plan. Twenty-six people participated (excluding city facilitators +
consultants). The meeting included an interactive poll to gauge who was participating and their
understanding of housing issues.
After a presentation of findings and initial recommendations in the draft Housing Action Plan, meeting
participants were split into 3 breakout rooms to have a discussion and provide feedback on the
recommendations. Staff and consultants facilitated the breakout rooms and took notes. Below is a
summary of the major themes and stakeholder suggestions as captured by the facilitators, followed by
each facilitator's notes and quotes in the Complete Notes section.
1. What is your primary connection to Tukwila? (18 responses)
Homeowner
Renter
Business owner
Work in Tukwila
Service provider
Student
G
Developer
Other
17
1
45
2. What is one word you would use to describe housing in Tukwila? (13 responses)
Uri markable
Unaffordable
challenging
# Limited:::'
remote SCarae Needed
3. What does affordable housing mean to you? (18 responses)
Families can stay
Includes everyone
accessible
safe & accessible to al I rni use
Nan affordable diversity
accessible to many accssibk taw many
Inc=lusive affordable to the mean Attainable
Human right Affordable with full time
Building cimlrriunity
In addition, participants submitted the following questions and comments via chat or in the breakout
sessions. These will also be taken as feedback in the process of updating the HAP.
• That cost burdening is more impactful to Black + Latino families is an important point for us to
acknowledge. Tyler can you say that one more time please?
46
2
• Is it possible to further explain which income groups are in greatest need of new housing? I was
not clear on that part.
• Examples of innovative thinking: Evanston, IL where they are providing money to black families
to purchase homes (part of a "reparations" strategy.
• Why was King County AMI used instead of Tukwila's AMI? Some additional context of why a
more local value cannot be used and how equitable that AMI process was, would be helpful.
o The King County AMI is the standard method used at the federal and state level for
affordable housing subsidies, such as federal tax credits. The county -level AMI is used
as a starting place to compare the community with the region.
• Who will be prioritized to live in the affordable housing units when they are built in Tukwila?
Will they be prioritized for people who are housing insecure in Tukwila or will people from
elsewhere be able to fill them? If other cities aren't doing much to build affordable housing,
they will be in high demand. How does Tukwila's response fit within a county -wide response?
• How do we ensure that people who are already living in Tukwila don't get displaced by people
moving from more expensive places? Does the Puget Sound Regional Council consider
movement of people across areas in determining population growth and projected housing
need in individual communities?
Does the data presented on housing need and affordability match your perception of Tukwila's
housing?
• Not surprised at most of the information presented, but some surprise that there is a higher
percentage of lower-income families in Tukwila than other South King County cities and
surprise at the significant cost -burdening that people of color experience.
If you could reimagine what your community could look like with more housing, what would that
be?
• More affordable mixed-use multi -family housing.
• A community where fewer people are cost -burdened.
Are there any recommendations that we should know to keep existing businesses on Tukwila
International Boulevard?
• Acknowledgement that this would be challenging.
• Interest in increased density in the area, while maintaining businesses on the ground floor.
What types of incentives are you comfortable with the City offering to encourage new housing?
• Increased density / taller buildings.
• Address parking requirements.
• Remember community and quality of life are important
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47
Complete Notes
Does the data presented on housing need and affordability match your perception of Tukwila's
housing?
• I was a little surprised that we had a higher percentage of lower income folks in Tukwila than
other cities. As I think about it that may be because Tukwila is so much smaller, physically, than
others, and we don't have the wealthier enclaves that some cities do, such as Burien, which has
more expensive homes along the water.
• When was the data collected? 8 months old is pretty good. A lot of the models have been
presented before. Areas of Tukwila are different — Cascade View is not majority white. Tukwila
Hill was predominantly white, now becoming more diverse.
• The data was not surprising from an affordability perspective. Shocked at the cost burden
information and the racial disparities for black, Hispanic, and Asian populations. The white
population may be a larger home owning population. How do we build/provide opportunities
for black and brown people? Tukwila has covenants that prevented black and brown people
from owning property. This is an opportunity to try to repair that. In my neighborhood, a lot of
the black and Hispanic people have moved out, more Asians and whites are moving in.
• Not surprised at the data. King County released rental data and it showed that we have low
housing stock everywhere, housing is going to continue to be a big issue for awhile.
• Between 2013-2020, housing costs have gone up 126 percent, rents up 3o+ percent. There is an
expected big jump in rental rates. The situation could become more dire.
If you could reimagine what your community could look like with more housing, what would that be?
• More affordable housing units for families, so that people can stay in Tukwila in homes that fit
their families.
• Multifamily units for community members with larger families.
• A community where fewer people are cost burdened.
• Mixed -income developments where there are middle- and lower-income families living
together in the same area. This is important so that one area does not become labeled as the
low-income housing area where no one wants to live.
• Having newer, well-maintained multifamily buildings with various income levels.
Are there any recommendations that we should know to keep existing businesses on Tukwila
International Boulevard (TIB)?
• Build developments with businesses in the first floor. Increase density with businesses on the
first floor.
• The challenge is that businesses may be located there because rents are low. There is also a lack
of certain local services along TIB (such as hairdressers).
• It will be challenging to keep local businesses as development happens.
What types of incentives are you comfortable with the City offering to encourage new housing?
(examples: higher buildings, less parking, less open space).
• Higher buildings and density.
• Higher buildings and density with rooftop gardens.
48
• Addressing parking requirements (surface stall = $35K, structured=$65K). We want to provide
the amount of parking that meets the demands of our tenants. The 2 stalls per unit parking
requirement applied to their project would require another floor of parking. Were already
stretched to the build the project as-is. Need to find a middle ground.
• From my point of view, I want to look at the quality of life for the people who are going to live
there. Children play in the parking lot because there's not enough green space. It's a huge
financial puzzle to solve to be able to build an affordable housing project. Is it possible to
monetize the parking spaces that are in excess, for example as a park and ride in proximity to
light rail? Then, after 5-10 years, the spaces revert back to the property owner. Interested in
creative solutions, that may require changes at higher than the local level.
• Focus on the goal of building community. Look at every lever.
5
49
50
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, ADOPTING THE TRANSIT -
ORIENTED DEVELOPMENT HOUSING STRATEGIES PLAN.
WHEREAS, a priority of City Council is to respond to regional growth and better meet
the needs of the community; and
WHEREAS, the City Council authorized the acceptance of grant funds from the
Washington Department of Commerce and approved the scope of work to create a South
King County Housing Framework and a Transit -Oriented Development Housing
Strategies Plan on December 2, 2020; and
WHEREAS, the South King County Housing Framework indicated that South King
County is projected to need 63,090 new housing units by 2040, and Tukwila is projected
to need 4,224 new housing units by 2040; and
WHEREAS, between 2012 and 2016, 84% of renters and 60% of homeowners
earning less than 50% of the area median income in Tukwila were cost burdened by
housing; and
WHEREAS, the Housing Needs Assessment created by ECONorthwest indicated
that the need for affordable housing is especially critical for people earning less than 50%
of the area median income; and
WHEREAS, the transit -oriented development area around the Tukwila International
Boulevard Link Light Rail Station has been planned and zoned to accommodate higher
densities and some of the City's future housing needs; and
WHEREAS, targeted growth in the transit -oriented development area around the
Tukwila International Boulevard Link Light Rail Station is consistent with the City's
Comprehensive Plan, King County Countywide planning policies, and Puget Sound
Regional Council's Vision 2040 goals and policies; and
WHEREAS, staff and the City's consultant, ECONorthwest, conducted public
outreach through stakeholder interviews, focus groups, the project website, and a virtual
open house; and
CC:\Legislative Development\Transit Oriented Development Housing Strategies Plan 6-28-21
MS:bjs Review and analysis by Barbara Saxton Page 1 of 2
51
WHEREAS, an environmental review was conducted on the Transit -Oriented
Development Housing Strategies Plan and a Determination of Non -Significance was
issued on XXXX; and
WHEREAS, the Planning Commission held a properly noticed public hearing on June
24, 2021, to review the Transit -Oriented Development Housing Strategies Plan; and
WHEREAS, the Planning Commission has forwarded their recommended draft of the
Transit -Oriented Development Housing Strategies Plan to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
The City Council approves adoption of the document entitled "Transit Oriented
Development Housing Strategies Plan" dated June 2021 and hereby incorporated by
reference as Attachment A.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2021.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Kate Kruller, Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Office of the City Attorney
Attachment A: Transit -Oriented Development Housing Strategies Plan dated June 2021
CC:\Legislative Development\Transit Oriented Development Housing Strategies Plan 6-28-21
MS:bjs Review and analysis by Barbara Saxton Page 2 of 2
52
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