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HomeMy WebLinkAboutReg 2023-11-20 Item 4 - Presentation - Medium and High Density Zoning AnalysisCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 11/20/23 NT ITEM INFORMATION ITEM No. 4 STAFF SPONSOR: NEIL TABOR ORIGINAL AGENDA DATE: 11/20/23 AGENDA ITEM TITLE Medium and High -Density Zoning Analysis CATEGORY ❑ Discussion Mtg Date 11/20/23 ❑ Motion Mfg Date ❑ Resolution Mtg Date ❑ Ordinance Mtg Date ❑ Bid Award Aitg Date ❑ Public Hearing Mtg Date ❑ Other !Wig Date SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW SPONSOR'S SUMMARY This short presentation and attached report provide an analysis of Tukwila's medium and high -density residential zoning district development regulations and the market for residential development in Tukwila. This item is intended for information only. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev. ❑ LTAC DATE: ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. COMMITTEE CHAIR: RECOMMENDATIONS: SPONSOR/ADMIN. N/A, Information Only COMMITTEE COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED $N/A AMOUNT BUDGETED $N/A APPROPRIATION REQUIRED $N/A Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION MTG. DATE ATTACHMENTS 11/20/23 Informational Memo, Medium and High -Density Zoning Analysis Report on Medium and High -Density Zoning Analysis Condensed Presentation on Medium and High -Density Zoning Analysis 1 2 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila City Council FROM: Nora Gierloff, AICP, Community Development Director BY: Neil Tabor, AICP, Senior Planner CC: Mayor Ekberg DATE: November 20, 2023 SUBJECT: Medium and High -Density Zoning Analysis ISSUE The report and short presentation attached provide an analysis of Tukwila's medium and high - density residential zoning district development regulations and the market for residential development in Tukwila. BACKGROUND As part of the comprehensive plan periodic update grant, staff entered into a contract with MAKERS Architecture and Urban Design, with Leland Consulting Group providing expertise on housing analysis as a subconsultant. Staff will provide context for the information and introduce Jennifer Shuch, Analyst, and Chris Zahas, Managing Principal, from Leland Consulting Group, who will present the material. This presentation focuses primarily on the MDR and HDR zoning districts and provides a summary of Leland's findings on how City regulations currently restrict housing development. Recommendations are provided for regulations or processes the City could consider to enhance the likelihood and viability of new residential development. DISCUSSION The presentation is intended for informational purposes only. RECOMMENDATION N/A ATTACHMENTS Medium and High -Density Zoning Analysis Report Medium and High -Density Zoning Analysis Presentation 3 4 Medium- and High -Density Zoning Analysis PREPARED FOR City of Tukwila SEPTEMBER 2023 PREPARED BY L LELAND CONSULTING GROUP 01 0) Purpose and Goals Purpose Leland Consulting Group, Inc. (LCG) was engaged by the City of Tukwila as part of a multidisciplinary team led by MAKERS Architecture and Urban Design LLP to evaluate and analyze the demand for medium- and high - density residential and mixed -use development in Tukwila (MDR and HDR zones), identify barriers to development, and suggest policies, development code updates, or other changes to remove these barriers. The balance of this memo includes analyses of Tukwila's zoning code and related policies, local demand for medium- and high -density multifamily, typical construction types in South King County, and feasibility challenges in Tukwila. Goals The goal of this project is to assist the City of Tukwila in updating the City's Comprehensive Plan for the 2024- 2044 planning horizon as required by the Growth Management Act. The strategic advice provided by LCG in this memo will support MAKERS and the City in identifying gaps related to PSRC, GMA and the Countywide Planning Policy requirements. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 1 Executive Summary Topic Findings Zoning The main zoning challenges impacting feasibility in Tukwila's MDR and HDR zones relate to density restrictions, height limits, maximum lot coverage requirements, upper floor step -backs, required recreation space per unit, and parking. Similar requirements also present challenges in the RCC and NCC zones. Separate standards for senior housing are also unnecessary. There may be an opportunity to extend the HDR zone along S 144th Street. Multifamily Tax Exemption (MFTE) Tukwila was the only city in south King County that didn't have an MFTE program until a program was adopted very recently. This program helps developers build new housing in areas where the rents are not always sufficient to offset rising construction and labor costs. The MFTE program will help Tukwila compete for development with neighboring cities, but the City should consider expanding it beyond its current limited boundaries. Processes Design review is required for all housing in the MDR and HDR zones, adding time and expense to relatively small development projects that could instead be approved by administrative review. Demand There is relatively strong demand for medium- and high -density multifamily units in South King County, particularly in Tukwila. While in other cities the vacancy rates for these building types are expected to increase slightly by 2028, the lack of building in Tukwila compared with other South King County cities is likely to result in even tighter vacancy rates in the future. Recent Development There has been no recent development in the MDR or HDR zones in Tukwila, and two out of three developments in the pipeline have utilized development or master -plan agreements to bypass local zoning. Recent developments in South King County have primarily included garden, urban garden, and podium construction. These housing types are not feasible in MDR or HDR zones under Tukwila's current zoning code. Novel Housing Types New middle housing types and point access blocks have been legalized in cities like Seattle and Portland. Tukwila should make sure that its zoning and building codes allow for the construction of these types of housing. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 2 v CO Table of Contents Background & Existing Conditions Current Zoning Recent Housing Development in Tukwila South King County Housing Market Housing Market Dynamics Common Multifamily Prototypes in South King County New Typologies Analysis Feasibility Challenges Aligning Zoning Code & Housing Goals Opportunity Areas Conclusions & Recommendations Recommendations 3 4 9 14 15 22 27 33 34 39 43 45 46 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 3 Background & Existing Conditions 0 Current Zoning • Tukwila's zoning code has three residential zones: Low Density Residential (LDR), Medium Density Residential (MDR), and High Density Residential (HDR) • The following slides summarize the regulations in the MDR and HDR zones, pointing out which are most likely to have a negative impact on development feasibility. • In addition, this section includes a summary and key takeaways for Tukwila's Residential Commercial (RCC) and Neighborhood Commercial (NCC) zones. Loosening Restrictions in MDR and HDR Zones Will Improve Feasibility and Provide Developers More Flexibility The following pages include zoning and parking standards for developments in MDR and HDR zones. Zoning criteria is highlighted based on their level of impact to feasibility. The colors indicate: Likely Feasibility Impact Moderate Feasibility Impact Significant Feasibility Impact As discussed previously, the major impediments to housing production in the MDR and HDR zones include: • Density Restrictions: Current density restrictions (14.5 units per acre in MDR zones and 22 units per acre in HDR zones) significantly limit what can be built, impacting the feasibility of housing types typical in South King County, especially when compounded by other restrictions. • Maximum Lot Coverage & Lot Area Per Unit: The maximum lot coverage is 50% in both MDR and HDR zones, but it is further reduced by recreational space and vehicle circulation requirements. In many cases, this reduces density beyond the already tight restrictions. Tukwila also requires a high lot area per unit ratio, at 3,000 SF for MDR and 2,000 SF for HDR. This requirement is not needed in conjunction with the already low lot coverage ratio. It impacts feasibility by forcing developers to build fewer, larger units. • Upper Floor Step -Backs: While the setbacks required in MDR and HDR zones are fairly typical (15-foot front setbacks, 10-foot side setbacks), the additional step -backs required for upper floors significantly limit the number of units that can be built. The townhome, garden, and podium - style projects that typically get built in South King County have relatively uniform facades. Requiring each floor to be set back an additional 10 feet or more makes Tukwila a less appealing place to add new housing than other nearby cities with fewer restrictions. • Recreation Space (Non -Senior Housing): Tukwila requires 400 SF of recreation space per unit in non -senior housing. This recreation space then further limits the maximum lot coverage. Reducing the required recreation space to 100 SF per unit, as is the case in Tukwila's senior housing regulations, would help improve feasibility. • Structured Parking in the URO: Tukwila's Urban Renewal Overlay includes land zoned MDR and HDR. In this zone, 75% of required parking for multifamily properties must be in a structure (either a garage or podium). This is not feasible for projects at the densities required by Tukwila's zoning. Even in larger garden and podium style projects in South King County, much of the parking is in surface lots due to the rents in the area and the high cost of providing structured parking (typically $45,000 per space). Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 6 Zoning Summary Minimum Lot Area Lot Area per Unit Maximum Density Senior Non -Senior Setbacks Front Second Front Sides Rear Stepbacks Front (2nd Floor) Front (3rd Floor) Front (4th Floor) Second Front (2nd Floor) Second Front (3rd Floor) Second Front (4th Floor) Sides (2nd Floor) Sides (3rd Floor) Sides (4th Floor) Medium Density 8,000 SF 3,000 SF High Density 9,600 SF 2,000 SF1 14.5 60 14.5 22 15 feet 7.5 feet 10 feet 10 feet 15 feet 7.5 feet 10 feet 10 feet 20 feet 20 feet 30 feet 30 feet (TH: 20 feet) (TH: 20 feet) 45 feet (TH: 20 feet) 10 feet 10 feet 15 feet 15 feet (TH: 10 feet) 22.5 feet (TH: 10 feet) 20 feet (TH: 10 feet unless (TH: 10 feet) adjacent to LDR) 20 feet 20 feet (TH: 10 feet unless (TH: 10 feet unless adjacent adjacent to LDR; 30 feet to LDR) if adjacent to LDR) 30 feet (TH: 20 feet unless adjacent to LDR) Rear (2nd Floor) Rear (3rd Floor) Rear (4th Floor) Townhome Building Separation 1-2 Story Buildings 3-4 Story Buildings Maximum Height Max Lot Coverage* Multifamily Townhomes Recreation Space Non -Senior Senior Maximum Building Length General Bonus for Modulating Off -Sets 2-Story Buildings >2-Story Buildings Townhomes Medium Density High Density 20 feet 20 feet (TH: 10 feet unless adjacent (TH: 10 feet unless to LDR) adjacent to LDR) 20 feet 20 feet (TH: 10 feet unless adjacent (TH: 10 feet unless to LDR; 30 feet if adjacent adjacent to LDR; 30 feet to LDR) if adjacent to LDR) 30 feet (TH: 20 feet unless adjacent to LDR) 10 feet 20 feet 30 feet' 50% 75% 400 SF/du (1,000 SF minimum) 50 feet 100 feet 100 feet 80 feet TH: Townhome-Specific Regulation 'Lot area per unit does not apply to senior housing 10 feet 20 feet 45 feet 50% 75% 400 SF/du 100 SF/du 50 feet 200 feet 200 feet 125 feet Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 7 Zoning Summary Single Family Multifamily Typical In URO (including Mixed Use) Cars Bicycles 2 for each dwelling unit that contains up to 3 bedrooms 1 additional space for every 2 additional bedrooms 2 for each dwelling unit that contains up to 3 bedrooms 1 space per 10 parking 1 additional space for every stalls (minimum of 2 2 additional bedrooms spaces) 1 for each dwelling unit with up to 1 bedroom 0.5 additional spaces for every additional bedroom at least 75% of residential parking provided in an enclosed structure (garage or podium) screened from view of public rights of way 1 carshare space for every 1 secure, ground -level 50-200 spaces on site space for every 4 units MDR and HDR Zones in Tukwila (City of Tukwila) pour mo .S a IIi�IIIC'�[[[F1[I _MOEn II" `: Eimili 1111" :1 I 11 �!Iif Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 8 Tukwila's MDR and HDR Zoning Allow Densities Below What Developers Typically Build in South King County Tukwila's High Density Residential and Medium Density Residential zones allow for just 50% lot coverage for multifamily structures (75% for townhomes). In addition, the developable area is further reduced by the following surfaces (78.50.085 B): The footprint of an exclusive recreational facility A proportion of a recreational facility footprint when contained within a general use building as follows: the portion of the footprint area occupied by a recreational facility divided by the number of floors in that portion of the building Vehicle circulation aisles between separate parking areas Sidewalks Paths Other pedestrian/recreation facilities clearly designed to enhance the pedestrian environment On a one -acre site, 50% lot coverage minus the 400 SF per unit of recreation space required for non -senior multifamily limits the maximum number of units that can be built on site to roughly 15 in MDR zones and 24 in HDR zones, but the zoning code limits this further to 14.5 units in MDR zones and 22 in HDR zones. This discrepancy may be due to step -backs required for upper floors, which further limit the number of units that could be built on site. Senior housing in the HDR zone is exempt from the development area coverage maximum (78.50.085 C). The multifamily properties in the HDR zone located northeast of the intersection of I-5 and 1-405 were built between 1966 and 1989. The densities of these properties range from 17 to 36 units per acre. The La Vista Apartments, shown below, were built in 1970 and have a density of 36 units per acre. Current zoning would not allow for the construction of apartments at this density in the HDR zone. The La Vista Apartments in Tukwila, WA (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 9 Five Housing Developments Have Been Completed in Tukwila Since 2010 Jek � There have been 46 new multifamily buildings built in South King County (including Kent, Burien, Des Moines, Renton, SeaTac, and Tukwila) since 2010. Of these, 19 were in Renton and another 11 were in Kent. The only multifamily properties completed in Tukwila during this period were three senior housing complexes with a total of 704 units, one income -restricted building with 101 units and a mixed -use hotel and apartment development. None of these projects could be built under current code in the MDR or HDR zones, and in fact three of these projects utilized development agreements to bypass local zoning requirements. W ®e!i ase Tukwila Village Senior Living Year Built 2018 Units/Acre 57 Units 402 FAR 2.7 Avg. Unit Size 800 SF Parking Garage / Surface Construction 3-over-1 Avg. Rent/SF $2.40 Type R ��rlIf9WWlW irnWWWWWarage it Eli ifs sr ra rW Ql nree rrr roil -Fro re n rern RAI"! a-! a e r.. a sia 9`W W-W PnE-n e a aere aeru err W e R r a9 m a n n a-. 111.. 1.-11 as a n a-W a ae are arse n-v __... aarr es er?e..r❑ Hotel Interurban / Airmark Apartments Year Built 2018 Apt. Units Avg. Unit Size Construction Type 371 589 SF Steel Frame Units/Acre FAR Parking Avg. Rent/SF 110 (apts. only) 3.4 Garage $3.04 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 10 Cn Five Housing Developments Have Been Completed in Tukwila Since 2010 Holden Southcenter Mariblu Southcenter The Confluence Year Built 2020 Units/Acre 118 Year Built 2020 Units/Acre 138 Year Built 2021 Units/Acre 78 Units 134 FAR 2.37 Units 166 FAR 3.67 Units 101 FAR 1.96 Avg. Unit Size 660 SF Parking Surface Avg. Unit Size 946 SF Parking Garage Avg. Unit Size N/A Parking Mixed Construction Type 5-over-2 Avg. Rent/SF $5.58 Construction Type 5-over-2 Avg. Rent/SF $2.61 Construction Type 5-over-1 Avg. Rent/SF N/A Note: This is not a typical age -restricted multifamily property. It is more of a full -service senior and memory care community. Note: This is an income -restricted development, and many typical market metrics are not applicable. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 11 Residential Commercial (RCC) and Neighborhood Commercial (NCC) Zoning regulations Medium -density housing is also allowed in Tukwila's Residential Commercial Center (RCC) and Neighborhood Commercial Center (NCC) zones. While these zones lack the step -back requirements that are problematic in MDR and HDR zones, they maintain some of the features that make development challenging. Both zones limit heights to three stories, except for on International Boulevard where mixed -use buildings in the NCC zone can be four stories. In addition, both zones have significant setback requirements. The NCC zone requires additional setbacks adjacent to LDR, MDR, and HDR zones, despite the fact that the buildings allowed in NCC are not taller or denser than housing in the HDR zone. The required setback is one foot for every 1.5 feet of building height. Unlike the other zones, density in the NCC zone is determined by building envelope for non -senior housing. However, this is significantly limited by height, parking, and open space requirements. Like the MDR zone, density in the RCC zone is limited to 14.5 dwelling units per acre. This density is insufficient to meet the goal of the zone, which is to support a diverse mix of residential and retail uses. Design Review Requirement Minimum Lot Area Lot Area per Unit Senior Housing Max Density Senior Housing Setbacks Front Second Front Sides Side (within 50 ft LDR/MDR/HDR) Rear Rear (within 50 ft LDR/MDR/HDR) Maximum Height Intl Blvd Mixed -Use Recreation Space Senior Housing Parking Residential Office Retail Manufacturing Warehousing RCC NCC Multifamily over 1,500 SF 5,000 SF 3,000 SF 14.5 du/acre Multifamily over 1,500 SF 726 SF Determined by building envelope 60 du/acre 20 ft 6 ft (12 ft along Tukwila Intl Blvd S) 10 ft 5 ft 5 ft 10 ft 10 ft 1.5:1 (min of 10ft; max of 20 ft) 10 ft 10 ft 1.5:1 (min of 10ft; max of 20 ft) 3 stories / 35 ft 3 stories / 35 ft 4 stories / 45 ft 200 SF perdu (1,000 SF min) 200 SF perdu (1,000 SF min) 100 SF perdu See 18.56 3 per 1,000 SF 2.5 per 1,000 SF See 18.56 3 per 1,000 SF 2.5 per 1,000 SF 1 per 1,000 SF 1 per 2,000 SF Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 12 03 Urban Renewal Overlay (URO) Development Standards For land within the city's Urban Renewal Overlay zone, there are additional development standards that developers can request to use, if their projects meet specific criteria (18.43.070). These criteria include: At least 100 feet of the parcel's perimeter fronts onto Tukwila International Boulevard At least 75% of parking is within an enclosed structure screened from view from public rights -of -way The ground floor along Tukwila International Boulevard includes active uses Development must provide amenities that enable a high -quality pedestrian experience The property owner/manager must prepare a Transportation Management Plan Residential development must provide opportunities for tenants to use a car -sharing program and make one space available at no charge to a car -sharing program for every 50 to 200 residential units on site One secure, covered, ground -level bicycle parking space must be provided for every four units If a development within the URO meets these criteria, developers can request to use the URO District supplemental development standards: Building heights permitted up to 65 feet Existing NCC setback standards For multifamily, one parking space per each dwelling unit up to one bedroom, plus 0.5 spaces for every additional bedroom in a dwelling unit The maximum number of dwelling units shall be determined by building envelope rather than numeric density. Studios must be an average of 500 SF per unit with no units smaller than 450 SF. No more than 40% of units can be studios. Ground floor live/work units can meet the NCC requirement for ground floor retail or office space Ground floor residential allowed in buildings or portions of buildings that do not front an arterial Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 13 Key Takeaways: NCC & RCC Zones The zoning requirements in the NCC and RCC zones reflect some of the same challenges as the MDR and HDR zones. Like the MDR zone, RCC limits density to 14.5 units per acre. The stated purpose of the RCC zone is: "To create and maintain pedestrian -friendly commercial areas characterized and scaled to serve a local neighborhood, with a diverse mix of residential, retail, service, office, recreational and community facility uses." (18.20.010) This density is low even for townhome developments and is unlikely to support ground floor retail. In addition, the three-story height limit further imposes feasibility challenges, especially in a mixed -use project. The additional side setbacks in this zone when adjacent to LDR, MDR, or HDR zones negatively impact feasibility without adding value to the community. Structures in this zone have height limits just five feet higher than in MDR zones, with the same density restrictions. It therefore does not make sense to impose setbacks beyond what would be required elsewhere. Similarly, the purpose of the NCC zone is: "To provide for pedestrian -friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses." (18.22.010) The NCC zone allows structures up to four stories, with density determined by building envelope. However, requirements for parking, ground floor retail, open space, and setbacks significantly limit what can be built. Setbacks are a challenge in this zone, especially when adjacent to LDR, MDR, and HDR zones, where the maximum side setback can be up to 20 feet despite the fact that in most areas the allowed height in the NCC zone is not greater than in residential zones. Except for along Tukwila International Boulevard, structures in the NCC zone are limited to three stories. As in the RCC zone, this is insufficient to allow for ground floor active uses such as retail or office space. Typically, these uses are subsidized by multifamily units, which command higher rents and have lower vacancy rates. Two stories of multifamily above ground floor retail is unlikely to pencil, even in markets with higher rent than Tukwila. In both zones, parking and recreational space requirements are a major challenge. Because these types of properties are likely to be surface - parked, high parking requirements have a significant effect on what can be built. As in the MDR and HDR zones, recreation space requirements should be lowered or tied to the gross lot area rather than a per unit calculation. Additionally, the threshold for design review should be increased significantly. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 14 Ni O Recent Housing Development in Tukwila • Tukwila has seen less multifamily development than neighboring cities over the past several years, despite low vacancy rates and a need for new housing. The four newest housing developments are two age -restricted senior housing projects, a mixed -use hotel and apartment building, and an income restricted apartment building. • Only one of the recent developments are in MDR or HDR zones, and three of four utilized development agreements that allowed for taller, denser housing than allowed by city code, including the development in the HDR zoning. • The City's development pipeline includes three projects, two of which could add significant new housing units to the local supply. However, the MDR and HDR zones do not appear to be attracting new development. New Multifamily Construction Since 2010 Has Largely Been Built Near but Not In Tukwila The map to the right shows the locations of the 44 new multifamily buildings built in South King County since 2010. Despite concentrations of retail and services in Tukwila, most of the new multifamily construction in this area has taken place just outside city limits in Kent, Renton, and SeaTac. On average, these new multifamily buildings have a density of 60 units per acre, the maximum density allowed for senior housing in Tukwila's HDR zone. Rent and construction costs do not differ substantially in Tukwila compared with these neighboring cities, but Tukwila stands out as an area that is not realizing the full benefit of investment into South King County. Recent Multifamily Developments in South King County (CoStar, LCG) Housing Units o Q 10o 4500 = oly Limits ® Sounder Commuter Rea 0 LINK g it Station Highways Parks 0 2,500 5,000 Feet O 0 0.5 1 Miles ♦r Normandy• ; Park Raver Beach Uthaiio mn Seattle Lake Washington nl 0 '1 Q SeaTac SMA Akenr `4 m on , 1 i^ f I'-- o 0 Kent Rentoq O 0 O Newcastle 04, U t ',Pt, . e,•rs .: 0 0 4a P i ems. ad eaglevlew rernnologle:, mr � Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 16 N N New, Higher -Density Construction Is Limited to the NCC and TUC-TOD Zones The higher density zones where Tukwila's limited new construction is located are confined to commercial areas. The NCC zone is primarily located along Tukwila International Boulevard, northeast of the city's main Regional Commercial (RC) area. An additional NCC zone is located along 40th Avenue S, between Marginal Way and 128th Street. NCC allows detached single-family homes, multifamily above commercial (office or retail), and senior housing. Senior housing in the NCC zone can be up to 60 units per acre. The TUC-TOD Zone is located east of Southcenter along the Green River. There is a Public Recreation Overlay (shown in green stripes on the map to the right) that runs along the river's west bank as well as through the eastern portion of the zone. It is transit -oriented due to its proximity to the Tukwila Sounder Station. The TUC-TOD zone allows for multifamily, townhomes, mixed -use, senior housing, and retirement communities. Portions of the Tukwila Zoning Map Showing NCC and TUC-TOD Zones (City of Tukwila) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 17 None of the Multifamily Developments in Tukwila's Pipeline Are in the MDR or HDR Zones Tukwila currently has two multifamily projects in its development pipeline: The Southard (3118 S 140th Street) Prose (132 Andover Park E) Vintage (10811 47th Avenue S) The Southard (shown in the rendering to the right) is currently under construction with an expected completion date of 2024. It is an affordable development of for -sale rather than rental homes and is being developed by the Homestead Community Land Trust. It is in the City's LDR zone. The City and developer negotiated a development agreement allowing the project to exceed the typical LDR density requirements — the project density is 12.6 units per acre, twice as many as are typically allowed in this zone. Funding for the project is coming primarily from King County and the State of Washington. Prose is expected to have 285 units of non -senior housing on a 1.86-acre site (153 units per acre). The site is zoned TUC-TOD. The Vintage is expected to be a 272-unit senior housing development. The development will be on three parcels with a combined total of 4.85 acres (56 units per acre). The parcels are zoned LDR and HDR. Site Rendering of The Southard Development (CoStar) 3118 S 140th Street, Tukwila, WA Est. Completion Date 2024 Units 18 Construction Type Cottage Cluster / Parking Townhomes Units/Acre FAR 12.6 0.2 None Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 18 South King County Housing Market Housing Market Dynamics • Tukwila has the lowest market rent among South King County peer markets and has seen the fewest new multifamily units delivered over the past year. • The lack of construction has resulted in low vacancy rates but has not attracted new construction activity. • Tukwila's zoning code is more restrictive than the codes of peer cities that are seeing more construction. N 0) Tukwila Is Attracting Less Development Than Neighboring Cities with Similar Housing Markets Tukwila is located along 1-5 in South King County, sandwiched between SeaTac on the west and Renton and Kent on the east. Despite its proximity to Renton, Tukwila's demographics and housing market are more similar to SeaTac's. The chart to the right shows multifamily market indicators for the City of Tukwila compared with CoStar submarkets in South King County. Tukwila has the lowest market rent ($1,550) and rent per square foot ($1.93) of the comparison areas, though rents grew faster year over year in Tukwila than in Federal Way, Kent, and South Seattle. The stabilized vacancy rate in both Tukwila and CoStar's Burien/Des Moines/SeaTac submarket was 4.10%, lower than in surrounding communities. While Burien/Des Moines/SeaTac currently have 802 units under construction, Tukwila has just 18. It trails the rest of South King County in attracting multifamily construction. The most recently completed multifamily development in the Burien/Des Moines/SeaTac submarket is the Pointe by Vintage in Des Moines. It is an affordable housing project built in 2023 at a density of 110 units per acre with structured parking, likely enabled by public subsidy. Rendering of the Pointe by Vintage, Des Moines, WA (CoStar) 11�'kI l"I ' • L U --- Q2 2023 Multifamily Market Indicators in Tukwila and South King County Submarkets (CoStar) Costar Submarkets City of Burien/ Tukwila Des Moines/SeaTac South Seattle West Seattle Kent Federal Way Total Units 3,445 Units Under Construction 18 Stabilized Vacancy Rate 4.10% 12-Month Absorption (47) Y-o-Y Rent Growth Market Rent Market Rent/SF* *as of 7/14/2023 $1,550 $1.93 9,308 4.10% (158) $1,585 $1.97 7,066 335 5.10% 175 1.5% $1,761 $2.53 11,854 514 5.40% 289 3.6% $1,796 $2.45 13,453 8,586 477 200 5.60% 5.15% 119 (49) -2.1% -3.4% $1,844 $1,770 $2.14 $2.02 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 21 Relatively Low Vacancy Rates for Buildings with 8 to 20 Units Indicate Demand for Medium -Density Housing The chart on the right shows the stabilized vacancy rates for existing buildings with 8 to 20 units in South King County. While number of units does not directly correlate to density, these buildings are generally the types of moderate -scale housing typical of medium -density zones. The table below shows the number of buildings and units meeting this criteria for each city. Tukwila has the second lowest vacancy rate after SeaTac at 3.34%. This is below what would typically be considered a healthy market (5%). Renton has the highest vacancy rate for these types of buildings at 5.34%. CoStar's forecast through 2028 does not indicate that there will be a substantial rise in vacancy rates in these cities. Tukwila's is expected to go down slightly by 2028, likely due to a lack of new construction. Stabilized Vacancy Rates for Buildings with 8-20 Units, South King County (CoStar) 7.00% History Forecast - 6.00% 5.00% 4.00% 3.00% The relatively low stabilized vacancy rates across these cities, ranging from 2.89% in SeaTac to 5.34% in Renton, indicates strong demand for this type of smaller multifamily product. 2.00% Number of Buildings and Units Surveyed (CoStar) Tukwila SeaTac Burien Des Moines Kent Renton 1.00% # of Bldgs 15 11 64 26 56 50 0.o0% # of Units 194 142 772 311 684 615 - 1 \ 4.27% 1� � '`� \ 3.34% 7 5.66% 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 Tukwila -SeaTac -Burien Des Moines -Kent Renton Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 22 oo Tukwila Has a Particularly Low Vacancy Rate for Buildings with 21 to 100 Units The chart on the right shows the stabilized vacancy rates over time for buildings with 21 to 100 units in South King County cities. As of 2023, Tukwila has the lowest vacancy rate for these properties at 3.03%. SeaTac and Tukwila have the smallest inventory of this property type, while Kent and Renton has the largest. As with smaller multifamily buildings, the vacancy rate in Tukwila is expected to go down even further by 2028 due to lack of new construction. Des Moines, Burien, SeaTac, and Tukwila all have vacancy rates below 4% for these slightly larger multifamily buildings, indicating a strong demand for this product type throughout South King County. In 2021, both SeaTac and Des Moines had lower vacancy rates than Tukwila, but Tukwila's vacancy rate has not bounced back like the other cities'. The spread is expected to widen between Tukwila and SeaTac by 2028. Number of Buildings and Units Surveyed (CoStar) Tukwila SeaTac Burien Des Moines Kent Renton Stabilized Vacancy Rates for Buildings with 21-100 Units, South King County (CoStar) 7.00% History Forecast 6.00% 5.00% 5.78% L..,°ai_...'i11i 4.00% �����.�•% .74% .45% 5.90% 3.00% 2.00% 1.00% # of Bldgs 28 17 36 29 61 51 a.0a% # of Units 1,435 1,051 1,574 1,724 3,449 2,569 2.58% 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 Tukwila -SeaTac -Burien Des Moines -Kent Renton Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 23 Tukwila Has Had Only One New Multifamily Development Completed Since 2018 Since 2014, a net total of 941 multifamily rental units have been delivered in Tukwila — an average of 94 units per year. While this is above SeaTac's average of 82 units per year over that time, the projects that have been delivered largely utilized development agreements, which add significant time and cost to a project, and benefitted from the city's short-lived MFTE program, which was only very recently reinstated, in limited areas of the city. Tukwila has only seen one new multifamily project since 2018. SeaTac and Tukwila are neighbors, with similar demographics and comparable rents, each with LINK light rail and BRT service. But between 2014 and 2023, 44% more net new units were delivered in SeaTac than in Tukwila. In part, this is likely due to differences in zoning between the two cities. SeaTac has several residential zones, including UM-3,600, UM-2,400, UH-1,800, and UH-900. The numbers associated with the zones are the minimum lot sizes per unit in square feet. The chart on the next page contrasts residential zoning standards in SeaTac with those in Tukwila. Cumulative Deliveries Across South King County Cities, 2014-2026 (CoStar) 800 History Forecast Hotel Interurban & Tukwila Village it 700 Senior Living I 1 600 500 400 300 200 100 0 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 Tukwila SeaTac -Burien Des Moines Kent Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 24 W Small Changes to Zoning Regulations Could Have a Big Impact SeaTac's zoning regulations for medium- and high -density residential zones are not radically different from Tukwila's. In Tukwila, the minimum lot area per unit in medium density zones is 3,000 SF while in SeaTac it ranges from 2,400 SF to 3,600 SF. The lot area per unit and maximum density in Tukwila's HDR zone are similar to those in SeaTac's UH-1,800 zone. Even setbacks are not too dissimilar in the two cities' zones. The major differences are the requirements for step -backs, height, and minimum recreation space per unit. Unlike Tukwila, where all multifamily housing in MDR and HDR zones must have front, side, and rear step - backs on upper floors, SeaTac only requires upper - floor rear step -backs on UH lots that directly abut UL and UM zones. SeaTac also allows for an extra story of height in its medium- and high -density zones compared with Tukwila's. And where Tukwila requires 400 SF of recreation space per unit, SeaTac requires between 120 SF and 200 SF depending on the unit size. SeaTac also does not require lot coverage to be net of this recreation space. Comparison of Zoning Regulations in Tukwila and SeaTac Medium- & High -Density Zones Minimum Lot Area Lot Area per Unit Maximum Density Senior Non -Senior Setbacks Front Second Front Sides Rear Step -Backs Front Side Rear Adj. to UL Zones Adj. to UM Zones Maximum Lot Coverage Multifamily Townhomes Maximum Height Minimum Rec Space/Unit 2-Bed 1-Bed Studio Tukwila Medium Density High Density UM-3,600 SeaTac UM-2,400 UH-1,800 UH-900 8,000 SF 3,000 SF 14.5 14.5 15 feet 7.5 feet 10 feet 10 feet 20 ft (2nd floor) 30 ft (3rd floor) 10 ft (2nd floor, TH only) 20 ft / 10 ft TH (3rd floor) 20 ft / 10 ft TH (2nd & 3rd floor) 30 ft if adjacent to LDR 50% 75% 30 feet 400 SF 400 SF 400 SF 9,600 SF 2,000 SF 60 22 15 feet 7.5 feet 10 feet 10 feet 20 ft (2nd floor) 30 ft (3rd floor) 45 ft (4th floor) 20 ft / 10 ft TH (2nd & 3rd floor) 30 ft if adjacent to LDR 30 ft / 20 ft TH (4th floor) 20 ft / 10 ft TH (2nd & 3rd floor) 30 ft if adjacent to LDR 30 ft / 20 ft TH (4th floor) 50% 75% 45 feet 400 SF 400 SF 400 SF N/A 3,600 SF 12 12 15 feet 5 feet 10 feet 55% 40 feet 200 SF 160 SF 120 SF N/A 2,400 SF 18 18 15 feet 5 feet 10 feet 55% 40 feet 200 SF 160 SF 120 SF N/A 1,800 SF 24 24 10 feet 5 feet 5 feet 35 ft height limit within 10 ft of setback 40 ft height limit within 10 ft of setback 75% 55 feet 200 SF 160 SF 120 SF N/A 900 SF 48 48 10 feet 5 feet 5 feet 35 ft height limit within 10 ft of setback 40 ft height limit within 10 ft of setback 75% 55 feet 200 SF 160 SF 120 SF Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 25 SeaTac's Highest Density Residential Zone Has Few Limitations SeaTac also has residential and commercial zones that allow for significantly higher lot coverage and height standards, without restrictions on density. The Urban High -Urban Center Residential (UH-UCR) and Community Business -Urban Center (CB-C) zones, shown in the table to the right, allow for much higher -intensity development than can be found in Tukwila's high density residential zone. The UH-UCR zone allows for 90% lot coverage with limited setbacks and no upper -floor step -backs. On lots adjacent to lower -intensity zones, a ten -foot landscaping buffer is required. Height is limited in both zones by FAA and fire department regulations. While Tukwila's HDR zone is more comparable to SeaTac's other high density residential (UH) zones, Tukwila lacks a high -density residential zone that allows for taller, denser, more urban -style multifamily buildings. SeaTac utilizes UH-UCR zoning in targeted areas, such as along S 154th Street, just west of the Tukwila International Boulevard Link station. On the east side of Tukwila International Boulevard, Tukwila has zoned this area as a mix of Regional Commercial (RC) and High Density Residential. Developers who want to build transit -oriented development near the Link station are more likely to build in SeaTac, where the UH-UCR zone has fewer restrictions than Tukwila's HDR and RC zones. Minimum Lot Area Setbacks Min. Front Max. Front Min. Side Min. Rear Maximum Lot Coverage Maximum Height Landscape Standards Street Frontage Building Facade Side/Rear Yards Side/Rear Buffer SeaTac UH-UCR CB-C 7,200 SF (3,000 SF for small lot single family) 0 20 ft 5 ft 5 ft 90% Limited by FAA & fire department regulations 5 ft 5 ft 5 ft 10 ft N/A 0 10 ft N/A N/A 75% Limited by FAA & fire department regulations 5 ft 5 ft 5 ft 10 ft Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 26 W IV Non -Senior Housing Attracts Younger Workers & Benefits the City and Local Businesses The emphasis on senior housing in the City's code is unusual, especially given the city's relatively low median age of 36. According to Esri, just 12.8% of Tukwila residents are 65 or older, while 75.5% are under the age of 55. These households, many of whom include prime -age workers, have higher incomes and more spending power than households headed by adults over 55 years old. However, the emphasis on building senior housing in Tukwila's zoning code limits the future growth of this younger, higher -earning demographic. If the City is interested in incentivizing senior housing, there are potential avenues for this that do not simultaneously disincentivize housing that supports other demographics. Income Distribution of Seniors and Non -Seniors in Tukwila (Esri) The graph to the right shows the distribution of income for 25% households headed by adults under 55 vs. those headed by adults 55 ■ <ss ss+ or older. Younger households are more likely to make over $50,000 per year (72% vs. 61%). The median household income for 20% householders aged 45-54 in Tukwila is $86,815, while for householders aged 65-74 it is $60,169. 15% In fact, according to Esri the top demographic group in Tukwila is "Bright Young Professionals" — young, educated, working adults with 10% a median age of 33 and a median household income of $54,000 with a higher -than -average labor force participation. Over 57% of these 5% households are renters. Young, educated, upwardly mobile households tend to spend their money on housing, food, apparel, and entertainment, bolstering the local economy. Along with more °% local spending, higher -wage households also contribute more in ,,�°°° �tib.,°� �,��°'�� ����°° ��b,D°° �°�°°° ��°°° ���°°° °°o°°x taxes, supporting the fiscal health of the city. o°° o°° o°° o°° o°° o ' o Y 6ti Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 27 Common Multifamily Prototypes in South King County • Garden and podium -style apartment buildings are the most feasible types of multifamily developments in South King County. • Garden -style housing is typically 20 to 25 units per acre, while podium -style construction is typically at least 60 units per acre. • Due to the significant cost associated with structured parking (typically $45,000 per stall), most South King County developments are built with surface parking. Structured parking is generally found in cities or neighborhoods with higher rents and zoning that allows for taller, denser construction. • The following prototypes were all built after 2010 in South King County. W Townhomes, Garden Apartments, and Low -to -Mid -Rise Podium Construction Are Common in South King County Miller Creek Court 215 S 162nd Street Burien, WA Year Built 2014 Units/Acre 21 Units 46 FAR 0.72 Avg. Unit Size 1,337 SF Parking Surface / Garage Construction Type Townhomes Avg. Rent/SF $1.80 Astral Apartments 6329 S 212th Street Kent, WA Year Built 2023 Units 155 Avg. Unit Size 661 Construction Type Garden Style Units/Acre 24 FAR 0.54 Parking Surface Avg. Rent/SF $2.69 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 29 Townhomes, Garden Apartments, and Low -to -Mid -Sized Podium Construction Are Common in South King County Ethos 2200 W Meeker Street Kent, WA Year Built 2019 Units 288 Avg. Unit Size 774 SF Construction Type Garden Style Units/Acre 14 FAR 0.52 Parking Surface Avg. Rent/SF $2.66 ■ Year Built Units Avg. Unit Size Construction Type Ka i ros 2030 W Meeker Street Kent, WA 2022 208 784 SF 5-Over-2 Units/Acre FAR Parking Avg. Rent/SF 35 0.8 Garage / Covered / Surface $2.91 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 30 W 0) Townhomes, Garden Apartments, and Low -to -Mid -Sized Podium Construction Are Common in South King County Viewpoint Apartment Homes 21428 International Boulevard S SeaTac, WA Year Built 2012 Units/Acre 60 Units 90 FAR 0.88 Avg. Unit Size 625 SF Parking Structured / Surface Construction Type 4-over-1 Avg. Rent/SF $2.99 Altitude Apartments 1600 Benson Road S Renton, WA Year Built 2015 Units 120 Avg. Unit Size 987 Construction Type 4-over-1 Units/Acre 45 FAR 0.8 Parking Surface Avg. Rent/SF $2.24 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 31 Density and Rent Determine the Ability to Provide Structured Parking in South King County Adriana Senior Apartments 22525 7th Avenue S Des Moines, WA Year Built 2018 Units 119 Avg. Unit Size 620 SF Construction Type 5-Over-1 Units/Acre FAR Parking Avg. Rent/SF 178 3.44 Structured $2.64 Midtown 64 24615 64th Avenue S Kent, WA Year Built 2020 Units 365 Avg. Unit Size 782 Construction Type 3-Over-1 Units/Acre 37 FAR 0.73 Parking Surface Avg. Rent/SF $2.60 Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 32 W W New Typologies • Innovations in housing design and materials allowing more units on smaller lots are changing the way cities plan for density. • The City's building and zoning codes should be flexible enough to allow for these new typologies to enable the City to benefit from a wider variety of housing types. • Point access blocks (also known as single staircase buildings) are now legal in Seattle, and cities can adopt Seattle's building code changes starting in 2026. Preparing Tukwila's zoning code for those changes now will help developers understand and adapt to city rules prior to legalization. • Allowing middle housing on residential lots increases opportunities for homeownership. SB 5491 Legalized Point Access Blocks Statewide in Washington Point Access Blocks, also referred to as Single Staircase buildings, are characterized by dwelling units built around a single staircase and elevator core in the center of the building. While these are generally allowed under the International Building Code up to 3 stories, Seattle allows them to be up to 5 or 6 stories. SB 5491 allows cities with adequate fire services to adopt Seattle's building code changes starting in 2026. According to a 2021 report by Larch Lab for the City of Vancouver, British Columbia, the benefits of point access blocks include: "increased livability, reductions in embodied carbon, reductions in operational carbon, increased accessibility and adaptability, potential cost savings, increased climate resilience, and increased urban resilience - with no discernable reduction in safety." Importantly, single -staircase buildings allow for a wider variety of unit types and sizes, including 3- and 4-bedroom units suitable for families. These buildings are also typically less expensive to build, especially those that are 5 stories or more. At the same time, these buildings allow for higher -density construction on smaller lots due to the space saved by not requiring a second staircase. Point Access Block Diagram (Second Egress) N N co Code 2018 Seale 6 gEedioXiit 1006 '3. Gore Ntior' le oreoen 10' dIt or's ex t SsaR e ProPem n¢h With oneesto xit to per Pro roan 6 storeys dwelling exit conditions P ir max. o Single rook � Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 34 Examples of Single -Staircase / Point Access Block Buildings Capitol Urban Hill Apartments, Seattle, WA (Second Egress) The High Street Apartments, Melbourne, Australia — a CLT Point Access Block Apartment Building (Gardiner Architects) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis Detached Single -Family Houses Middle Housing Could Provide an Opportunity for Gentle Density in LDR and MDR Zones Missing middle housing can refer to a wide range of housing types, including small "plexes" with two to six units, townhomes, cottage clusters, and low-rise apartment buildings. HB 1110, which passed through the Washington Legislature in 2023, requires cities in King County with 25,000-75,000 residents to allow two units per lot in all predominantly residential zones and four units per lot near major transit stops. However, Tukwila should allow middle housing at a higher density than is required under HB 1110, especially in the city's LDR and MDR zones. Portland's Residential Infill Project (RIP), which went into effect in 2021, allows buildings up to 4 units on nearly all residential lots, and up to 6 units if half are affordable at 60% AMI. To incentivize the construction of these middle housing types rather than large single-family homes in these areas, Portland capped the floor area ratio (FAR) of single-family Missing Middle Housing Typologies (Opticos) lujj eau a 4I� Pex: Live- MidRise �'- �i `C �1'� F- aw• Townhouse MUICplez 5[aClked work Courtyard Cottage Med um Duplex: Fourplex: Buiidin Courl SideBySide. Stacked g — — Stacked _ Missing Middle Housingxe - M1 homes, providing a bonus with each additional unit. The incentivization of multi -unit buildings has helped Portland increase the housing supply while minimizing demolitions. Since 2021, 271 duplex, triplex, and four- plex units have been built on 81 lots, resulting in the demolition of just 46 houses. Middle housing could potentially help Tukwila increase its housing supply in lower -density zones while mitigating displacement. Portland Residential Infill: Lots & Demolitions vs. Number of Units Permitted (City of Portland) 300 200 10D Q 12 lots Total Lots • Demolished units Constructed LIMN 24 houses 1.2:1 126 units House, House wlADU* 81 + lots 41 ho®a 3.4:1 271 units Duplex, Triplex, Fourplee* Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 36 N Middle Housing Helps Prevent Displacement and Provide Opportunities for Homeownership and Wealth Building Since it went into effect in 2021, RIP has been revised to allow a wider variety of housing types, including side -by -side six-plexes and detached duplexes. ADU rules have also been adjusted — the maximum size of an ADU is no longer tied to the size of the primary structure. Portland incentivized the building of four-plexes by tying FAR to the number of units on site, with bonuses for each additional unit up to four. An analysis of RIP conducted by Cascadia Partners for the City of Portland found the following benefits: Middle housing uses land nearly three times more efficiently than single houses Over 99% of middle housing units had two or more bedrooms Building size limits prevented the construction of large, expensive new single-family homes (sometimes called McMansions) Legalizing middle housing resulted in more housing units and fewer demolitions, limiting residential displacement. Eliminating parking minimums for middle housing helped increase the feasibility of building four-plexes The case studies included in the report show that middle housing units are less expensive to purchase than single family homes, but the number of units still allows developers to realize a profit. In the Creston -Kenilworth neighborhood, a developer built three four -unit townhome structures on three separate lots (12 units total). The developer purchased the lots for $1.23 million. The average price per townhome unit was $419,900 — the median sale price of a single-family home in that neighborhood is $575,000 as of July 2023. The price for all 12 was an estimated $5.04 million, roughly four times the cost of the land. The middle housing study currently being conducted by MAKERS and the Black Homeownership Initiative for the City provides more community - based recommendations for this housing type. Creston -Kenilworth Townhomes in Portland, OR (Redfin) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 37 Examples of Middle Housing Four -Unit Building, Portland, OR (Property Shark) "Shake Shacks" Townhomes, Seattle, WA (Hybrid Development) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 38 Feasibility Challenges • Tukwila's MDR and HDR zones have a number of provisions that challenge feasibility for the most common housing types. • Rules governing height, density, step -backs, and lot coverage prevent the type of development that conforms to the City's stated goals in these zones. 0) The Tukwila TOD Development Housing Strategies Plan Demonstrates the ImpsstaWoning on Feasibility ECONorthwest conducted a feasibility analysis as part of the Tukwila Transit -Oriented Development Housing Strategies Plan (2021) to determine which code requirements are most likely to impact feasibility. They used a residual land value (RLV) approach benchmarked against typical land prices ($50-$70 PSF) in Tukwila. RLV is a calculation of how much a developer could pay for land given development costs and an expected return. If RLV is below the market value of land, the development is not feasible without additional incentives. The findings were organized by prototype and are summarized in the tables below. For 4-story wood frame apartments, parking and recreation space requirements currently in the City's zoning code negatively impact feasibility. Tax incentives like an MFTE program as well as changes to recreational space and step -back requirements would improve the feasibility of a 4- over-1 podium -style apartment building. (Note: the City's current HDR zoning has a maximum height of 45 feet, prohibiting 5-story buildings.) Feasibility Findings based on RLV from the 2021 Tukwila TOD Housing Strategies Plan (City of Tukwila, ECONorthwest) Prototype Parking Recreation Space Townhomes Reducing requirement from 2 spaces to 1 improves RLV by $2.40 PSF Defining recreational space by share of lot rather than square foot per but the RLV is still lower than typical land prices. unit increases RLV by $14.80 PSF. The RLV of $123.20 is at the lower end of land prices in Tukwila. 4-Story Wood Frame Reducing required parking from 1.5 spaces to 1 improves RLV by $14.30 PSF, making this prototype feasible at the entire range of typical land values. The alternative recreational space requirement improves RLV by $13.30 PSF. When combined with a reduction in required parking, the RLV is higher than the typical cost of land in Tukwila. Prototype Structured Parking Mixed Income Recreational Space Step —Backs 4-over-1 Podium Not feasible with or without structured 12-year MFTE program feasible Feasible with alternative recreational Not feasible with step -backs. parking. Structured leaves a negative due to tax abatement; Inclusionary space requirement. RLV. Housing without a tax abatement is not feasible. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 41 Step -Back Requirements and Height Limits in the HDR Zone Prevent Podium -Style Construction As discussed previously in this report, one of the most common types of housing built in South King County is 4-over-1 podium -style construction. Although podiums have a higher overall building cost, the density of these projects improves their feasibility (especially if parking requirements are relatively flexible). However, Tukwila's HDR zone requires front, side, and rear step -backs above the ground floor, significantly limiting density and therefore feasibility. The chart on the right, taken from the TOD Housing Strategies Plan (2021) shows the impact of these step -backs on residual land value. ECONorthwest found that the current zoning code's upper floor step - back requirements reduce density by 8.7 dwelling units per acre for 4- over-1 projects, a reduction of 11%. This results in a $26 per square foot decrease in residual land value. Assuming typical land prices between $50 and $70 per square foot, the step -back requirements directly impact feasibility, even if other requirements remained. For 4-over-1 projects, ECONorthwest estimated that the typical density would be 79.9 units per acre — higher than what is currently allowed in the HDR zone (60 units per acre for senior housing, 22 units per acre for non -senior housing). It also assumes a height limit higher than 35 feet. The current density limits in the HDR zone are more suited to garden - style construction, which is very rarely subject to step -back requirements. The fact that no multifamily housing has been built recently in the MDR or HDR zones sends a signal to the City that the current zoning requirements do not reflect the reality of development economics in South King County. Feasibility Impacts of Step -Back Requirements (City of Tukwila, ECONorthwest) 4-over-1 4-over-2 Dwelling Units per Acre (DUA) 79.9 71.1 -8.7 161.2 122.0 -39.2 Floor Area Ratio (FAR) 1.83 1.77 -0.06 4.50 3.76 -0.74 RLV psf $ 52 $ 26 -$26 -$29 -$87 -$58 Park 16 Garden -Style Apartments in Federal Way — No Upper Floor Step -Backs (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 42 CO Developers Should Have Flexibility over How Much Structured Parking to Provide Tukwila's zoning code requires that multifamily properties provide two car parking spaces for each dwelling unit that contains up to three bedrooms, and one additional space for every two bedrooms (i.e., a 5-bedroom apartment would be required to have three parking spaces). One bicycle space is also required for every ten parking stalls, with a minimum of two bike parking spaces. However, multifamily and mixed -use housing in the Urban Renewal Overlay (URO) has slightly different parking requirements. In the URO, multifamily and mixed -use housing must have one car parking space for each dwelling unit with up to one bedroom and 0.5 additional spaces for every additional bedroom (i.e., a 3-bedroom unit would need 2 parking spaces). 75% of this residential parking must be in an enclosed structure, screened from view of public rights of way. In addition, there must be one carshare space for every 50 to 200 spaces on site, and 1 secure, ground -level bicycle parking space for every four units. Typically, structured parking is estimated to cost at a minimum $45,000 per space, while surface parking costs just $2,500 per space. For a 22-unit building with 30 parking spaces in the URO, 23 structured spaces would cost over $1 million to build, nearly 14 times as much as 30 surface spaces. Garden -style apartment buildings, like the Astral Apartments in Kent, which are typically up to 25 units per acre, do not have the density to support the high cost of structured parking, even when rents are relatively high. The Kairos, a 5-over-2 podium -style building completed in 2022 with an average rent of $2.91 per square foot, has a mix of garage, covered, and surface parking. While it makes sense from a placemaking perspective that the City would not want large surface parking lots in an area intended to be walkable, there are other ways to achieve this, such as requiring that parking be located behind the housing, which could then front directly onto the street. The Alta Civic Station in Gresham, Oregon (shown below) is an example of this. Ultimately, developers will not build housing at this density if it is required to include structured parking, even at the lower ratio required in the URO. Developers should have the flexibility to determine — based on rent prices, material costs, land configuration, and other factors — whether and to what extent structured parking makes sense for their project. Alta Civic Station Apartments, Gresham, OR (CoStar) 11,11. n, cid ®0 P 9 CI itEIllIm IE II Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 43 Maximum Lot Size Calculations Should Be Calculated from Gross Land Area According to Tukwila's zoning code (18.50.085): In the MDR and HDR zones the maximum percent development area coverage shall be 50%, less the following surfaces: �. The footprint of an exclusive recreational facility; 2 A proportion of a recreational facility footprint when contained within a general use building as follows: the portion of the footprint area occupied by a recreational facility divided by the number of floors in that portion of the building; 3. Vehicle circulation aisles between separate parking areas; 4. Sidewalks 5. Paths; and 6. Other pedestrian/recreation facilities clearly designed to enhance the pedestrian environment. This is relatively atypical of zoning standards, the majority of which calculate the maximum lot coverage based on gross land area. In addition, other regulations already significantly limit the area on which housing can be built. The basic diagram to the right demonstrates the impacts of some space regulations on a mid -block, 1-acre plot of land in the HDR zone. The box diagram below shows the amount of space that would be dedicated to parking, recreation space, and setbacks on a 1-acre property. This does not take into account paths, sidewalks, other pedestrian facilities, or sidewalks. While parking itself (other than circulation aisles) is not excluded from the maximum lot coverage calculation, surface parking is typically 350 SF per space — for a 22-unit building, Tukwila requires 44 parking spaces (15,400 SF) and 8,800 SF of recreation space. The 17,266 SF left for building is under 40% of the total site area. While the current code language is unclear, City planners interpret this regulation to mean that exempt spaces are subtracted from total site area before the 50% lot area is calculated. In this case, that would leave a buildable land area of 17,380 SF. Calculating lot coverage based on net area is unconventional and significantly limits development. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 44 01 O Aligning Zoning Code EL Housing Goals • Tukwila's zoning code specifies goals for each zone, which align with the City's goals for housing production. • However, as currently implemented the MDR and HDR zones are not meeting these goals. • Aligning the City's zoning code and housing goals will require removing or adjusting barriers to feasibility. Loosening Restrictions in MDR and HDR Zones Will Improve Feasibility and Provide DevelopemaMore Flexibility The major impediments to housing production in the MDR and HDR zones include: • Density Restrictions: Current density restrictions (14.5 units per acre in MDR zones and 22 units per acre in HDR zones) significantly limit what can be built, impacting the feasibility of housing types typical in South King County, especially when compounded by other restrictions. • Minimum Lot Coverage: The minimum lot coverage is 50% in both MDR and HDR zones, but it is further reduced by recreational space and vehicle circulation requirements. In many cases, this reduces density beyond the already tight restrictions. Typically, jurisdictions calculate minimum lot coverage based on gross lot area. • Lot Area per Unit. Tukwila requires a high lot area per unit ratio, at 3,000 SF for MDR and 2,000 SF for HDR. This requirement is not needed in conjunction with the already low lot coverage ratio. It impacts feasibility by forcing developers to build fewer, larger units. • Upper Floor Step -Backs: While the setbacks required in MDR and HDR zones are fairly typical (15-foot front setbacks, 10-foot side setbacks), the additional step -backs required for upper floors significantly limit the number of units that can be built. The townhome, garden, and podium -style projects that typically get built in South King County have relatively uniform facades. Requiring each floor to be set back an additional 10 feet or more makes Tukwila a less appealing place to add new housing than other nearby cities with fewer restrictions. While some jurisdictions in the area utilize rear step -backs for upper floors on lots abutting a low -density residential district, Tukwila's requirement of step -backs on all upper floors and all sides of a building is unique. • Recreation Space (Non -Senior Housing): Tukwila requires 400 SF of recreation space per unit in non -senior housing. This recreation space then further limits the maximum lot coverage. Reducing the required recreation space to 100 SF per unit, as is the case in Tukwila's senior housing regulations, or even 160 SF per unit in line with SeaTac's zoning regulations, would help improve feasibility. • Parking Requirements. Tukwila requires two spaces per multifamily dwelling unit up to three bedrooms outside of the URO. This does not allow developers to "right size" parking based on market demand. Typically, even in the absence of parking requirements developers will build parking to meet demand. Therefore, parking minimums should ideally be low to allow developers the flexibility to respond to changes in the market. • Structured Parking in the URO: Tukwila's Urban Renewal Overlay includes land zoned MDR and HDR. In this zone, 75% of required parking for multifamily properties must be in a structure (either a garage or podium). This is not feasible for projects at the densities required by Tukwila's zoning. Even in larger garden and podium style projects in South King County, much of the parking is in surface lots due to the rents in the area and the high cost of providing structured parking (typically at least $45,000 per space for above -ground structures and over $60,000 per space for below -ground). Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 46 01 IV Minimum Lot Size per Unit and Upper Floor Step -Backs Limit What Can Be Built in Tukwila's MDR Zone The purpose of Tukwila's Medium Density Residential (MDR) zone is: To provide areas for family and group residential uses, and [serve] as an alternative to lower density family residential housing and more intensely developed group residential housing and related uses. (18.12.010A) The maximum density is 14.5 dwelling units per acre, compared with 6.7 units per acre in the Low Density Residential (LDR) zone. The townhome condos shown in the photo to the right are 2,138 square foot two bed, two and a half bath units in Renton. There are seven total units on just under half an acre of land — a density of 15.9 units per acre. Redfin estimates that each unit is worth just under $1 million. These condos would not be able to be built in Tukwila's MDR zone due to the City's density and massing regulations, which require second floor step -backs of 20 feet at the front of the building. According to the King County Assessor, there is less than 3,000 square feet of land per dwelling unit, which would also be prohibited in Tukwila's MDR zone. These units are large, with ample landscaping protecting privacy from the street. If this is the type of medium -density housing Tukwila hopes to attract in its MDR zone, it should address lot coverage, minimum lot size per unit, and second and third floor step -backs. Condo Townhomes at 1750 Lake Washington Boulevard N, Renton (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 47 Tukwila's Density Standards in HDR Zones Differ Widely for Senior and Non -Senior Housing The purpose of Tukwila's High Density Residential (HDR) zone is: To provide a high -density, multiple -family district which is also compatible with commercial and office areas. (18.14.010A) The maximum density is 22 units per acre for non -age -restricted housing and 60 units per acre for senior housing. Heights are restricted to 45 feet (approximately four stories) and, as in the MDR zone, the maximum lot coverage is 50%. The maximum lot size per unit is 2,000 feet — lower than in the MDR zone but still above what is typical for a high -density multifamily district. In Des Moines, for example, the highest density residential district (RM-900) requires just 900 SF of lot area per dwelling unit. The Mill Creek Vista Apartments in Kent, shown at the top right, is a 12-unit building on a 0.55-acre site — a density of 22 units per acre. The gross lot size per unit is 1,997 SF, just under the minimum allowed in Tukwila's HDR zone. It is surface parked, as is typical for garden -style housing which does not have the density needed to support structured parking. The Bristol at Southport is a 383-unit apartment complex on 6.35 acres of land — a density of 60 units per acre, the maximum density for senior housing in Tukwila's HDR zone. At 4 stories, this is the kind of project that could be built in HDR zones if Tukwila used the standards for senior housing across the board and relaxed step -back and lot coverage requirements. The gross lot size per unit at The Bristol at Southport is 722 SF. Like Mill Creek Vista, this project is surface -parked. Neither Mill Creek Vista nor The Bristol at Southport conform to Tukwila's requirement that upper stories be set back. This requirement makes it extremely challenging to build garden -style apartment complexes, especially given the lot size and coverage standards. The City should allow all multifamily in the HDR zone to be 60 units per acre and eliminate upper -floor step -back requirements. Mill Creek Vista Apartments, Kent (CoStar) The Bristol at Southport, Renton (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 48 01 Tukwila Should Also Consider Changing Its Design Review Requirements While the zoning code changes suggested above will have the biggest As Tukwila revises its zoning code to allow the types of multifamily impact on feasibility, discretionary reviews can add time, expense, and housing that would benefit the community, it should consider allowing uncertainty to projects beyond what can be covered by expected conforming structures to go through an administrative rather than a revenues. discretionary review. This would reduce the time and expense Design review by Tukwila's Board of Architectural Review (BAR) is associated with predevelopment and improve feasibility, especially for required for: smaller projects in the MDR zone. Sites with gross building square footage over 10,000 SF in MUO, O, RCC, NCC, RC, RCM, and C/LI zones Any sites in the NCC, MUO, or RC zones in the Tukwila International Boulevard corridor Multifamily structures in the MDR and HDR zones Any new non -single family homes built in the shoreline jurisdiction New residential or mixed -use buildings up to 50 dwelling units in the TUC zones (Type 2 decision); new residential or mixed -use buildings with 50+ units in the TUC zones (Type 4 decision) These reviews increase the equity needs of developers as well as financial risk. As a result, developers may choose to build in nearby cities where the lower -density projects the City expects in the MDR and HDR zones can go through administrative approvals. Tukwila Village Senior Living (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 49 Opportunity Areas • Opportunity areas are locations with the kind of amenities that support density. These amenities typically include public services, local recreational and community spaces, and essential retail like pharmacies and supermarkets. Increasing density in amenity -rich locations helps reduce the number of car trips and promotes active transportation. The presence of nearby amenities such as parks and libraries also allows people to live more comfortably in smaller units. • The map on the following page shows that there are amenity -rich areas in Tukwila surrounded by land zoned low -density residential (LDR). • The City should consider increasing density along these corridors. C31 C, Amenities Are Concentrated in Southcenter and along Tukwila International Boulevard The map on the right shows the major amenities and points of interest in and adjacent to Tukwila. Amenities are concentrated in the Southcenter area, specifically in the TUC-P, RUC -RC, and TUC-TOD zones, as well as along Tukwila International Boulevard and S 144th Street. These amenity -rich areas are typically where higher density housing should be built. While there are some MDR and HDR zones set back from International Boulevard, the largest HDR zones are separated from amenity -rich neighborhoods. The largest HDR zone in the City is north of 1-405 and east of 1-5. While there are some parks and places of worship there, it is separated by a highway from the retail, transit, and public services in Southcenter. Similarly, while the small HDR-zoned area north of Southcenter Boulevard is adjacent to the RapidRide F Line that connects to Burien and Renton, it is nearly a mile to the nearest grocery store, and there are few amenities within walking distance. The City should consider expanding the HDR zone along S 144th Street, where there is a concentration of public amenities including schools and parks. In addition, the City should ensure that the TUC zoning in Southcenter allows the kind of high -density and mixed -use development that pairs well with retail. Tukwila Amenities with Zoning r=; City Limit; Rsoynda,Commute.Rel Railroad ea LINK Light Red Fluhndays Points of Interest by Type Ju Education eN Faith-Baastl Institution L Ftnenytelserv,�= E McMats&Grocery Parks a Community canters • Pal. Serene, Retail GTransportaton Zoning UDR MDR Lou HI LI - MlotH MUO ILCC RC RCC _ RCM - TUC -CC Tue-P EMr - TUC -TOR TUC.toy wp 0 2.500 5,000 Feet o as i 1 Miles SoutM120011t Street Station 1 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 51 Conclusions & Recommendations C31 co Recommendations • In order to increase the feasibility of housing in MDR and HDR zones and attract more development, the City's zoning code will need to be more flexible, with fewer barriers to housing construction. • As the City weighs changes to its zoning code, it should also consider expanding higher density zones in areas where residents can reach essential services without a car. MDR and HDR Zones Should be Modified to Allow the Types of Housing Most Common in South King County While Tukwila has seen very limited new construction, other South King County cities with similar rent prices and demographics have seen more investment. This is not because Tukwila is less attractive or lacks the transportation infrastructure of these other cities. It is mainly due to Tukwila's zoning code, which makes it difficult to build the types of multifamily housing that are most feasible given local rents (typically between $2.60 and $2.90 per square foot for new construction). These include townhomes, middle housing, garden -style and urban garden - style apartments, 4-story wood frame apartments, and 4-over-1 podium construction. Tukwila's zoning code changes should begin with determining what kinds of housing the City wants to see in its MDR and HDR zones. LCG recommends the following: MDR: townhomes, middle housing, and low -density garden -style apartments up to 24 dwelling units per acre. HDR: garden apartments, urban garden apartments, 4-story wood frame, and 4-over-1 podium construction up to 60 units per acre. The table to the right includes recommendations for zoning code changes that would allow these types of construction. Note that both senior and non -senior housing should meet the same criteria in the HDR zone. Recommended Changes for MDR and HDR Zones MDR HDR Maximum Density Maximum Lot Coverage Maximum Height 24 du/ac 60% of gross land area 35 ft (3 stories) Upper Floor Step- None Backs Minimum Recreation Space per Unit Minimum Parking No more than 160 SF per unit 60 du/ac 75% of gross land area 55 ft (5 stories) 10 ft from rear setback line when adjacent to LDR zone No more than 160 SF per unit 1 space per unit 1 space per unit The City should allow administrative review for conforming structures rather than requiring design review for housing in MDR and HDR zones. In addition, structured parking should not be required in the URO. Instead, the city can require that parking be located behind the building and eliminate front setbacks to allow facades along the sidewalk. Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 54 6) Re -Opening Tukwila's MFTE Program Will Increase the City's Regional Competitiveness Neighboring cities that compete with Tukwila to attract development and which have demographics and market dynamics comparable to Tukwila's offer tax exemptions for multifamily housing through the MFTE program. SeaTac, Burien, and Des Moines all offer eight -year tax abatements for multifamily housing that meets city -specific criteria (outlined in the table below). SeaTac and Burien also offer twelve-year abatements for projects in which 20% of units are affordable to low- and moderate -income households. Because rents are slightly lower in south King County than in other parts of the metro area, there is less of a gap between market rate housing and housing targeted for tenants making 80% AMI. To attract more housing development, Tukwila should consider expanding its recently re -instated MFTE program. City 8-Year MFTE Requirements 12-Year MFTE Requirements SeaTac Burien Des Moines • Located in designated residential target area • At least 20 multifamily units • Developed in a way that increases or preserves property valuation • Compliant with all zoning and land use requirements • Located in designated residential target area • Must not displace existing residential tenants • At least 4 multifamily units • 50% of space dedicated to permanent residential occupancy • Located in designated residential target area • Limited to a total of 3,000 units (or 10 years after approval date) • Must further city goals & objectives for the Pacific Ridge neighborhood • Must be at least 50 feet in height with 60 residential units • Compliant with SeaTac Municipal Code • Must be completed within 3 years of approval date • Written agreement with the City • Construction must be complete within 3 years of approval • Compliant with all City standards and guidelines • Minimum density of 50 units per acre • 50% of space dedicated to permanent residential occupancy • Property management required on -site 24/7 • Developed in a way that increases or preserves property valuation • Compliant with zoning code & land use regulations • Must be completed within 3 years of approval date • Same requirements at 8-year, AND • 20% of multifamily housing units must be affordable housing for low - and moderate -income households • Same requirements at 8-year, AND • 20% of multifamily housing units must be affordable housing for low - and moderate -income households • No 12 year program currently offered Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 55 Ensure that Local Building and Zoning Codes Allow for Novel Housing Types The MDR and HDR zones should allow for unconventional building types like point access blocks, which are already legal in Seattle, and middle housing types like duplexes, triplexes, fourplexes, six-plexes (vertical and side -by -side), and cottage clusters. The side -by -side six-plex, shown in the drawing at the top right, was legalized in Portland under the second phase of the Residential Infill Project. Its design was a response to a survey of communities of color who expressed preferences for private outdoor space and front doors as well as fewer stairs. In design, it is a two-story townhome building turned sideways to fit on a residential lot. Allowing this type of culturally responsive design in MDR and/or HDR zones would help expand the diversity of housing options in Tukwila's residential neighborhoods. The image on the bottom right shows the plan for the Riverview Cottages in Oregon City — a prefabricated mass timber cottage cluster planned to be roughly 18 units per acre. It provides a mix of private and community green spaces along with smaller -unit detached housing. While Oregon City is less urban than Tukwila, there is room for this type of housing in a more urban environment, as the Southard development proves. However, the Southard is being built in the city's LDR zone through a development agreement, rather than by -right. The City's code should explicitly legalize cottage clusters in the MDR and HDR zones. Finally, the City should legalize point access block/single staircase buildings. SB 5491 will allow adoption of Seattle's point access block code for cities with adequate fire services starting in 2026. The City should ensure that its own building and zoning codes are ready to adopt that change as soon as it is legal. Illustration of a Side -by -Side Six-plex (Portland: Neighbors Welcome) r P Riverview Cottages, Oregon City (Aria Touch) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 56 Cf) N Extend the HDR Zone along Service Corridors like S 144th Street The Urban Renewal Overlay covers a relatively small area where NCC, HDR, and MDR are the predominant zoning types. The URO runs along Tukwila International Boulevard from 140th Street to 146th Street. The amenities map compiled by LCG and shown at the top right, indicates that there are a number of services along S 144th Street (the dashed blue line on the maps to the right), where outside of the URO most of the zoning is LDR. These services include: Walgreens Tukwila Library Tukwila Village Farmer's Market Foster High School Tukwila Fire Station #54 Tukwila Pool Showalter Middle School Tukwila School District Administration Office Extending the HDR zone along S 144th Street would enable more households to access these crucial services on foot or bicycle rather than by car. Points of Interest Map, Zoomed to S 144th Street (LCG) Mir12 Muni In 17676. r�i �1 nR1 ll ram Fit" a � =y =!i C� I, HMII. Ujila ,i„i .■� a ii!I�■1� °-411111 — 64, Education Faith -Based Institution Financial Services Healthcare Markets & Grocery Parks & Community Centers Public Services Retail Transportation Tukwila Zoning Map Showing the Area around S 144th Street (city of Tukwila) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 57 LELAND CONSULTING GROUP Peop e Places Prosperiy 503.222.1600 www.lelandconsulting.com Strategic Advisors to Public and Private Development Medium- and High -Density Zoning Analysis Presentation ia the City Cour":il P F"fARED FOR City of Tukwila NOVEMBER 2023 PREPARED BY L LELAND CONSULTING GROUP Purpose and Goals Purpose • Analyze Tukwila's zoning code, related policies, and local demand for medium- and high -density multifamily housing Goals Assist the City of Tukwila in updating the City's Comprehensive Plan for the 2024- 2044 planning horizon as required by the Growth Management Act. • Identify gaps related to PSRC, GMA and the Countywide Planning Policy requirements. eklummun Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 1 C) 6) Zones to be Analyzed MDR: Medium Density Residential • Family and group residential uses • Alternative to lower density family residential housing and more intensely developed group residential housing and related uses HDR: High Density Residential • High -density, multiple -family compatible with commercial and office Zoning High Density Residential Medium Density Residential Low Density Residential Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 2 Al.Categories of Key Findings Zoning Multifamily Tax Processes Demand Exemption (MFTE) Recent Novel Developments Housing Types Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 3 Recent Housing Development in Tukwila New Multifamily Construction Since 2010 Has Largely Been Built Near but Not In Tukwila • • • • 44 new multifamily buildings have been built in South King County since 2010 Most of the new multifamily construction in this area has taken place just outside Tukwila city limits in Kent, Renton, and SeaTac On average, these new multifamily buildings have a density of 60 units per acre Despite similar rents and construction costs, Tukwila stands out as an area that is not realizing the full benefit of investment into South King County Recent Multifamily Developments in South King County (CoStar, LCG) Housing Units o ,0 0 100 0500 City Limits ® Sounder Commuter Rail LINK Light Rail Station Highways Parks 0 2.500 5,000 Feet 0 0 05 .5 1 Miles Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 5 Five Housing Developments Have Been Completed in Tukwila Since 2010 • • None of these projects could be built under current code in the MDR or HDR zones Three of the projects utilized development agreements to bypass local zoning requirements. The Confluence Tukwila Village Senior Living Mariblu Southcenter Hotel Interurban / Airmark Apartments Holden Southcenter Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 6 None of the Multifamily Developments in Tukwila's Pipeline Are in the MDR or HDR Zones Site Rendering of The Southard Development (CoStar) The Southard • 18-unit cottage cluster / townhome development on LDR site Prose 285 units proposed on a 1.86-acre TUC-TOD site The Vintage • 272 units of senior housing proposed on 4.85 acres of land zoned LDR and HDR 3118 S 140th Street, Tukwila, WA Units/Acre 12.6 FAR 0.2 Construction Type Cottage Cluster / Parking None Townhomes Est. Completion Date 2024 Units 18 Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 7 Common Multifamily Prototypes in South King County Garden -Style Apartment Buildings in South King County Miller Creek Court 215 S 162nd Street Burien, WA Year Built 2014 Units/Acre 21 Units 46 FAR 0.72 Avg. Unit Size 1,337 SF Parking Surface / Garage Construction Type Townhomes Avg. Rent/SF $1.80 Astral Apartments 6329 S 212th Street Kent, WA Year Built 2023 Units 155 Avg. Unit Size 661 Construction Type Garden Style Units/Acre 24 FAR 0.54 Parking Surface Avg. Rent/SF $2.69 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 9 Podium -Style Apartment Buildings in South King County Viewpoint Apartment Homes 21428 International Boulevard S SeaTac, WA Year Built 2012 Units/Acre 60 Units 90 FAR 0.88 Avg. Unit Size 625 SF Parking Structured / Surface Construction Type 4-over-1 Avg. Rent/SF $2.99 Altitude Apartments 1600 Benson Road S Renton, WA Year Built 2015 Units 120 Avg. Unit Size 987 Construction Type 4-over-1 Units/Acre 45 FAR 0.8 Parking Surface Avg. Rent/SF $2.24 Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 10 Density and Rent Determine the Ability to Provide Structured Parking in Podium Projects Year Built Units Avg. Unit Size Construction Type Adriana Senior Apartments 22525 7th Avenue S Des Moines, WA 2018 119 620 SF 5-Over-1 Units/Acre FAR Parking Avg. Rent/SF 178 3.44 Structured $2.64 Year Built Units Avg. Unit Size Construction Type 2020 365 782 3-Over-1 Midtown 64 24615 64th Avenue S Kent, WA Units/Acre FAR Parking Avg. Rent/SF 37 0.73 Surface & Structured $2.60 Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 11 Aligning Zoning Code & Housing Goals Major Challenges in the MDR and HDR Zones Density restrictions Upper floor step -backs Maximum lot coverage requirements Recreation space requirements Minimum lot area per unit Parking requirements Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 13 00 Minimum Lot Size per Unit and Upper Floor Step -Backs Limit What Can Be Built in Tukwila's MDR Zone The purpose of Tukwila's Medium Density Residential (MDR) zone is: To provide areas for family and group residential uses, and [serve] as an alternative to lower density family residential housing and more intensely developed group residential housing and related uses. (18.12.010A) Case Study: Renton Town homes 14.5 du/ac 15.9 du/ac Step -backs required on all Top -floor front step -backs sides of 2nd & 3rd stories only Min. required lot area of 2,738 SF gross lot area per 3,000 SF per unit unit Condo Townhomes at 1750 Lake Washington Boulevard N, Renton (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 14 Tukwila's Density Standards in HDR Zones Differ Widely for Senior and Non -Senior Housing The purpose of Tukwila's High Density Residential (HDR) zone is: To provide a high -density, multiple -family district which is also compatible with commercial and office areas. (18.14.010A) Case Studies: Mill Creek Vista & Bristol at Southport Tukwila HDR Zoning Mill Creek Vista Bristol at Southport 12 units; Built 1980 195 units; Built 2006 Upper floor step -backs No step -backs required on all sides No step -backs Max density of 22 du/ac (60 du/ac for senior housing) 22 units per acre 60 units per acre 2,000 SF lot area per unit 1,997 SF lot area per unit 722 SF lot area per unit Structured parking Surface parking required in URO Surface parking Max height of 45 ft 27 ft 54 ft Mill Creek Vista Apartments, Kent (Costar) The Bristol at Southport, Renton (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 15 00 Maximum Lot Size Calculations Should Be Calculated from Gross Land Area • • • Tukwila's zoning code (18.50.085) requires that in MDR and HDR zones, maximum developable area coverage is 50% of NET lot area Recreational facilities, vehicle circulation aisles, sidewalks, and paths are all excluded from the lot coverage calculation Calculating lot coverage based on net area is unconventional and significantly limits development. Example Lot Coverage for a 22-Unit Development on a 1-Acre Site Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 16 Tukwila Should Also Consider Changing Its Design Review Requirements Design review by Tukwila's Board of Architectural Review (BAR) is required for multifamily structures in the MDR and HDR zones These reviews increase the equity needs of developers as well as financial risk. Amending the design review process to an administrative process for most or all projects would: • • • • Reduce the time the process takes, Increase certainty for developers, Eliminate redundancies in staff and BAR each conducting design review, and Standardize the process with state requirements for smaller residential projects Tukwila Village Senior Living (CoStar) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 17 Recommendations MDR and HDR Zones Should be Modified to Allow the Types of Housing Most Common in South King County • • • • Tukwila's zoning code changes should begin with determining what kinds of housing the City wants to see Both senior and non -senior housing should meet the same criteria in the HDR zone. The City should allow administrative review for conforming structures Structured parking should not be required in the URO. Maximum Density 24 du/ac 60 du/ac Maximum Lot Coverage 60% of gross land area 75% of gross land area Maximum Height Upper Floor Step -Backs Minimum Recreation Space per Unit Minimum Parking 35 ft (3 stories) None No more than 160 SF per unit 1 space per unit 55 ft (5 stories) 10 ft from rear setback line when adjacent to LDR zone No more than 160 SF per unit 1 space per unit Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 19 CO Re -Opening Tukwila's MFTE Program Will Increase the City's Regional Competitiveness Tukwila recently re -instated its 8- and 12-year MFTE programs. The City should consider expanding these programs beyond the current zones to help attract development. The Polaris at SeaTac used the MFTE Program 2022 HUD Maximum Rents for Regulated Affordable Housing & Tukwila Market Rent by Unit Size Unit Size 30% 40% 50% 60% 70% 80% Studio 1-Bed 2-Bed 3-Bed $680 $728 $873 $1,009 $906 $971 $1,165 $1,346 $1,132 $1,213 $1,456 $1,682 $1,359 $1,585 $1,456 $1,699 $1,747 $2,038 imh$2,019_ $2,355 Sources: US Department of Housing and Urban Development; CoStar $1,668 $1,787 $2,145 $2,478 Mkt Rent $1,322 $1,348 $1,680 $1,945 Tukwila Comprehensive Plan Medium- and High -Density Zoning Analysis 20 Middle Housing Could Provide an Opportunity for Gentle Density in LDR and MDR Zones Middle housing could potentially help Tukwila increase its Tukwila should allow middle housing at a higher density housing supply in lower -density zones while mitigating than is required under HB 1110, especially in the city's LDR displacement. and MDR zones Portland Residential Infill: Lots & Demolitions vs. Number of Units Permitted Missing Middle Housing Typologies (Opticos) (City of Portland) 300 200 0 102 lots Total Lots • Demolished Units Constructed Unlls 24 ikpmas 1.2:1 126 units House, House w/ADU* 81 lots 46 heuaes .J.. ! � �� ty�•tI ! C t ge Medum Ste iked Work \\ Cou ty d — '- Duplex. F pl x: ourtyar — — — — IVO Rise SideBySide. Stacked — \ stacked _Courtyard Missing Middle Housing 271 units Duplex, Triplex, Fourplex" Detached Single -Family Houses Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 21 CO O7 Ensure that Local Building and Zoning Codes Allow for Novel Housing Types Illustration of a Side -by -Side Six-plex (Portland: Neighbors Welcome) Riverview Cottages, Oregon City (Aria Touch) Point Access Block in West Hollywood (Auckland Design Manual) Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 22 Extend the HDR Zone along Service Corridors like S 14491 Street Points of Interest Map, Zoomed to S 144th Street (LCG) Education Faith -Based Institution Financial Services Healthcare Markets & Grocery Parks & Community Centers Public Services Retail Transportation Tukwila Zoning Map Showing the Area around S 144th Street (city of Tukwila) 1 1111 w..�w o r � E ._ 51l e. a■�f;�I�1• 11 _ ~ _...._.__ 911 • lip► Iiiilli=1iiiE1+ Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 23 CO 00 Thank you! Questions? Tukwila Comprehensive Plan I Medium- and High -Density Zoning Analysis 24 LELAND CONSULTING GROUP Peop e Places Prosperiy 503.222.1600 www.lelandconsulting.com Strategic Advisors to Public and Private Development