HomeMy WebLinkAboutPlanning 2024-01-25 Item 7.1 - Land Use Element Briefing - AttachmentsINTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
ACKNOWLEDGMENTS
TUKWILA CITY COUNCIL
Allan Ekberg, 2016 to 2023
Tom McLeod, Mayor 2024; Councilmember
2016 to 2023
Tosh Sharp, Councilmember
Kathy Hougardy, Councilmember*
Cynthia Delostrinos Johnson, Council
President*
TUKWILA PLANNING COMMISSION
Louise Strander
Ann Durant
Martin Probst
Dennis Martinez*
PLANNING DIVISION STAFF
Nora Gierloff, AICP, Community Development
Department Director
Nancy Eklund, AICP, Long Range Planning
Manager
CONSULTANT STAFF
MAKERS Architecture and Urban Design:
Julie Bassuk, AICP, Principal in Charge
Ian Crozier, AICP, Associate 1
Markus Johnson, Planner/Urban Designer
Queenie Gipaya
OTHER CITY STAFF
Economic Development
Finance
Parks, Recreation, and Open Space department
Public Works Department
* Former member
Mohamed Abdi, Councilmember
Kate Kruller, Councilmember*
De'Sean Quinn, Councilmember
Armen Papyan, Councilmember
Dennis Martinez, Councilmember
Jovita McConnell, Councilmember
Alexandria Teague
Apneet Sidhu, Chair*
Sharon Mann, Vice Chair*
Neil Tabor, AICP, Senior Planner
Max Baker, AICP, Development Supervisor
Isaac Gloor, Associate Planner
Heidi Watters, Urban Environmentalist
Leland Consulting Group:
Chris Zahas, Managing Principal
Jennifer Shuch, Analyst
Watershed Company:
Laura Jones
Police / Emergency Management
Regional Fire Authority
City Administration
And Thank You to all the members of the Tukwila community who contributed to the development of the
original Comprehensive Plan and who participated in the review and update process for the 2024-2044
Plan.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
TUKWILA COMPREHENSIVE PLAN
Table of Contents
APPENDICES
Appendices
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
LAND ACKNOWLEDGMENT
The City of Tukwila is located on the ancestral lands of the Coast Salish people. We acknowledge their
continuing connections to land, waters, and culture. We pay our respects to their elders, past, present,
and emerging.
Tukwila Snapshot
Using data from the U.S. Census Bureau, Washington State Office of Financial
Management, Puget Sound Regional Council, and other sources, a snapshot of the
Tukwila's population has been developed:
• Tukwila, incorporated on June 23, 1908, is a non -charter, optional code city operating
under a Mayor -Council form of government, which includes a full-time Mayor, seven -
member City Council elected at large, and a City Administrator. All elected -official
terms are for a period of four years.
• Tukwila is located in the heart of the Puget Sound region, approximately 12 miles
south of downtown Seattle, 17 miles north of Tacoma, and just east of Seattle -Tacoma
International airport.
• Tukwila is 9.2 square miles in size (2020), with a population of 2,373 persons per
square mile.
• Tukwila has an estimated population of 22,780 in 2023 and an estimated employment
of around 45,825 in 2022. Between 2018 and 2022, more than 82 percent of those 25
years and older reported being a high school graduate, and 26 percent had a
bachelor's degree or higher.
• Tukwila is an increasingly diverse city, with more than 69 percent of its population
identifying as nonwhite in 2023, and 40 percent born outside of the United States or
Puerto Rico. Approximately 47 percent of the residents speak a language other than
English at home.
• As of 2023, Tukwila had estimated 8,098 households with an average of 2.64 persons
per household.
• Tukwila's 2023 median household income was $76,331, and the Census Bureau
estimates that 13.3 percent of the City's residents live in poverty.
• In 2023, 18 percent of the population was under 18 years old, and 11 percent were
over 65 years old.
• Business Tukwila has more than 2,000 businesses, which comprise over 40,000 jobs.
Businesses cover multiple sectors with concentrations in retail, manufacturing,
services, and distribution and specialties in entertainment and aerospace.
• Between 2018 and 2022, 72 percent of the population age 16 and up participated in
the civilian labor force.
• School Districts Tukwila School District, Highline School District, and Renton School
District.
Sources: US Census Quickfacts, Puget Sound Regional Council
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
INTRODUCTION and PLANNING FOUNDATION
The City of Tukwila (City) Comprehensive Plan is a 20-year plan that articulates the community's vision
and values about how it will grow into the future. The goals, policies and implementation strategies
included in this Plan provide a basis for the City's regulations and guide future decision -making. The Plan
also addresses anticipated population, housing, and employment growth, and how facilities and services
will be maintained or improved to accommodate expected growth between now and the year 2044.
The purpose of the City of Tukwila's Comprehensive Plan is to provide a comprehensive statement of
City goals and policies to focus, direct, and coordinate the efforts of departments within the City's
government. It serves as a basic source of reference for decision -making officials as they consider
enacting ordinances or regulations that will affect the community's physical and economic development.
The Comprehensive Plan communicates to the public and City staff the policies of the City Council, and it
provides predictability to public and private sectors interested in the City of Tukwila.
The Comprehensive Plan is designed to be:
• Comprehensive in addressing all the geographic and functional elements relevant to the
community's physical development.
• General in summarizing the major policies and proposals of the City, but not defining specific
locations or establishing detailed regulation, except for in the City's designated Regional Growth
Centers and subareas.
• Long Range in looking beyond the current issues facing the City, but also anticipating issues that
will likely occur in the future.
WHY PLAN?
Tukwila's future is built on the conditions of yesterday and today and looks down the road to changes
that may occur in the future. The Comprehensive Plan is for all people in Tukwila, including residents,
the business community, and visitors. People need a safe and secure place to live, an economy that
provides jobs, ways to get around, schools and recreational opportunities. It is the local government's
responsibility to provide public services and facilities, develop policies, and adopt regulations to guide
the growth of a city that meets the needs of its people both now and in the future.
WHAT IS A COMPREHENSIVE PLAN?
A comprehensive plan is a broad statement of community goals and policies that direct the orderly and
coordinated physical development of a city into the future. It is designed to be a readable, functional
document that reflects current community goals and needs, anticipates change, and provides specific
guidance for future legislative and administrative actions. It reflects the results of public involvement,
technical analysis, and the judgment of decision makers.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
The goals, policies, and maps in this Comprehensive Plan provide
the guide for designating the use of land, implementing flexible
regulations, investing in infrastructure, and developing programs
and services. The elements of this Comprehensive Plan address
every aspect of the community — social, economic, and
environmental. Each element consists of goals, policies, and
implementation strategies.
Readers and users of this Comprehensive Plan should bear in mind
four important points:
• The policies articulated in the Plan are the foundation for
decision making and represent the City's official position.
• The goals and policies presented in this plan were
developed in response to the community conditions
identified in the background reports, and the Vision
identified for the community. Links to background reports
and other foundational resources are listed in this
document.
• Policies are not applied in isolation, but are weighed in
relation to other relevant policies, and considered within
the context of the goal they are intended to achieve.
• Two levels of implementation strategies' may be listed in
the Plan elements: one applied to specific policies that lists
who is responsible for completing them and on what
timeline, and a second list of other potential
implementation strategies applicable to one or more
policies. In 4-5 years after Plan adoption, the City will need
to report back to King County and the Puget Sound Regional Council on how well it did
completing short range strategies (with 0 to 5-year timelines).
TERMS
• Vision: A community's best desired
future.
• Goals are broad statements of
community aspiration related to an
element;
• Policies are specific statements of
the community's position on
particular issues to guide land use
review, development decisions, and
operational programs that will be
pursued in achieving goals; and
• Implementation strategies are the
approaches staff will use to
implement policies, as well as how
and when the actions will be
undertaken.
• Regulation: A rule or directive
found in City ordinances or the
municipal code. See Exhibit XX
illustrating the relationship of goals,
policies, regulations (development
rules), and programs, and project
review for development.
in
Comprehensive Plan Amendments
Tukwila's Comprehensive Plan is an evolving document and will be periodically reviewed and revised
over the next 20 years as better information becomes available and public attitudes, development
technologies, and economic forces and legislative policy change over time. The GMA limits
Comprehensive Plan amendments to no more than once per calendar year, except for certain
exemptions and emergency actions. Whenever the plan is amended it is important to verify that it is
"internally consistent" and that development regulations are consistent with implementing the
comprehensive plan.
1 This may be amended later in the process — it will depend on whether there are implementation strategies that
are not listed as being completed on a particular timeline.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
THE PLANNING FRAMEWORK
Growth Management Act
Washington State's Growth Management Act (GMA) of 1990 and 1991 provides a managed framework
for growth and development throughout the State. Among other things, it mandates that fast-growing
counties and cities must develop and maintain a comprehensive plan — covering the subsequent 20
years — that incorporates a number of specific elements.
GROWTH MANAGEMENT ACT GOALS
• Urban growth
• Reduce sprawl
• Transportation
• Housing
• Economic development
• Property rights
• Permits
• Natural resource industries
• Open space and recreation
• Environment
• Citizen participation and coordination
• Public facilities and services
• Historic preservation
• Climate change and resiliency
• Shorelines of the state
GMA BASICS: PLANNING PYRAMID
Slate- Growth Manayerne rnt Act Goals
Project Review
A major emphasis of the GMA is the coordination and consistency of local, regional, and State planning
efforts. This includes consistency with adopted multi -county planning policies, including VISION 2050,
and Countywide planning policies.
One of the most important characteristics of the Growth Management Act (GMA) and the
Comprehensive Plan is concurrency. Concurrency is the requirement that a jurisdiction must have
infrastructure and facilities (i.e., transportation, sewer, water, police, fire, stormwater, schools, and
parks and recreation) in place at the time, or within six years of, a development. This requirement can
have a significant impact on the pace and type of development in the City, particularly areas of the City
which require significant infrastructure improvements to accommodate new growth. If the City or a
developer cannot provide adequate facilities as described, then the development may not occur, and
the vision described in the Comprehensive Plan should be reevaluated. Similarly, the City must identify
sources of funding and commit those funds to support capital facility projects it has identified in its six -
year Capital Facilities plan, adopted by reference into the Comprehensive Plan.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
King County Countywide Planning Policies / Vision 2050
Tukwila is located within King County. The King County Growth Management Planning Council (GMPC)
has adopted a series of Countywide Planning Policies (CPPs) that provide guidelines and requirements
for the 39 cities within the County in implementing the Growth Management Act mandates. The
policies are adopted by the King County Council, and subsequently ratified by the County's cities. Taken
together, the CPPs try to balance issues related to growth, economics, land use, and the environment.
CPP objectives These requirements include:
• Providing a fair share of housing affordable to all segments of the population at a variety of
densities and at varying income levels through investment in needed infrastructure and modification
of land use regulations.
• Designating an Urban Growth Boundary that can accommodate at least 20 years of new population
and employment and, where appropriate, Urban Centers of concentrated population and
employment.
• Providing all King County residents with a more equitable future that offers access to housing,
transportation, education, employment choices, and open space amenities, regardless of race, social
or economic status.
• Designing efficient multimodal transportation systems that are based on local and regional
priorities.
• Shaping sustainable communities by integrating sustainable development and business practices,
including environmental justice principles, with ecological, social, and economic concerns.
• Ensuring that public facilities and services necessary to support development are adequate for
growth without decreasing levels of service below local standards.
• Designating Manufacturing/Industrial Centers to protect industrial and other high wage jobs they
provide.
• Identifying, establishing, and protecting open space; access to natural resource lands and water;
parks and recreation facilities; and fish and wildlife corridors of regional significance.
In addition to the GMA and CPPs, Tukwila's Comprehensive Plan is guided by the multicounty policies of
Vision 2050, the regional plan developed by the Puget Sound Regional Council (PSRC). Vision 2050 is an
integrated, long-range vision for maintaining a healthy region by promoting the well-being of people
and communities, economic vitality, and a healthy environment. It contains an environmental
framework, a regional growth strategy, and policy sections that are guided by overarching goals,
implementation actions, and measures to monitor progress. The Tukwila Comprehensive Plan must be
certified by PSRC as being consistent with Vision 2050 to be eligible to apply for and receive regional
transportation funding.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
WHAT IS IN A PLAN?
Comprehensive Plan Elements
Comprehensive plans are required by the GMA in RCW 36.70a.070 to address specific required issues,
or "elements." In addition, a city may include other elements as local needs and goals dictate. Tukwila's
Comprehensive Plan is made up of 123 elements, seven of which are mandated by the GMA. The
mandated elements include the following:
• Land Use • Transportation
• Housing • Economic Development
• Capital Facilities • Parks, Recreation and Open Space
• Utilities
Tukwila's Comprehensive Plan also includes the following optional elements identified as important to
this community:
• Community Character' • Shoreline
• Natural Environment • Regional Centers
HOW WAS THE PLAN DEVELOPED?
Over the years, the City has conducted extensive outreach to shape the creation and periodic updates of
its Comprehensive Plan. This outreach has guided many of the local planning documents that serve as
the foundation for the City's Comprehensive Plan.
1992 - Comprehensive Plan Visioning — "Tukwila Tomorrow"
In 1992, a 17-member advisory committee composed of residents, business representatives and
property owners began to work with ideas gathered from an earlier "Vision Tukwila" community
visioning process. The community vision and ideas for achieving that emerged were discussed with the
Planning Commission and City Council and were ultimately refined into the basis of the Comprehensive
Plan.
The Comprehensive Plan has been kept current with specific annual updates, as well as through a more
comprehensive review in 2004, a phased review from 2011 through 2015, and the update process that
is developing the 2024 to 2044 horizon Plan.
In addition, other local planning efforts have contributed to the community's guidance for the
Comprehensive Plan.
3 Will be finalized with the Plan's completion.
4 Will be finalized with review of that element.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
2012 - Tukwila Strategic Plan
The City Council developed a City Strategic Plan to provide a process for moving from the
Comprehensive Plan's long range (10- to 20-year) goals and policies to more specific short-term
initiatives and actions. The strategic process examined a number is considerations:
Where are we now?
• Who makes up the community and how is the population changing?
• What are the major businesses and the City's role in the regional economy?
• What are the City's greatest strengths and challenges?
Where do we want to go?
• What is the Community vision for the future of Tukwila?
• What do City residents want the community to be like in the future?
How do we get there?
• What actions and investments are necessary to make the vision a reality?
• What timeline is feasible for accomplishing the City's goals and priorities?
• How can the City and community best serve the needs of Tukwila's diverse community,
including residents, businesses and visitors?
BUILDING A LOCAL
COMPREHENSIVE PLAN
Plan I • em - tation,
Rev '• on, Moni = ing
Plan Adoption
��
Identify Action Steps - Policies ro
so�,e�eDevelop Goals and Policies "3`-
'0.1 Inventory Assessment - Assets and Deficits 4
0"S Land capacity analysis. CA identificotion,CFassessment 0.
P",>P
o Land Use Map and UGA 7�,
Visioning Process - Begin with the end in mind
Population Projections (CWPP)
The 2012 City Strategic Plan established a Vision for Tukwila - "The City of Opportunity, the Community
of Choice" - that included five aspirational goals:
Goal One:
Goal Two:
Goal Three:
A Community of Inviting Neighborhoods & Vibrant Business Districts
A Solid Foundation for All Tukwila Residents
A Diverse & Regionally Competitive Economy
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
Goal Four: A High -Performing & Effective Organization
Goal Five: A Positive Community Identity & Image
In 2018, the City conducted an extensive outreach effort to determine if the Plan still reflected
community priorities and values. The update identified improvements that had been completed over
the years as well as opportunities for ongoing progress, which were incorporated into the updated
Strategic Plan.
Items needing ongoing attention: Community input identified that the City still had work to do to
improve safety and project a positive image. The primary item needing work was ensuring that
Tukwila residents can get basic needs, especially affordable housing. In addition, the community
stated Tukwila should ensure that there are opportunities for community outreach and
engagement.
Is the 2012 Plan still valid? How should the City Prioritize its budget? Generally, constituents agreed
with the vision, mission, goals and objectives identified in the 2012 Strategic Plan, and supported
the City continuing to work toward the aspirational vision of being "The City of Opportunity, the
Community of Choice."
What changes should be made in the Plan — what is missing? The community and staff identified the
following important items that were missing from the Strategic Plan:
1. Equity, particularly with regard to race
2. Addressing gentrification and displacement
3. Health and environmental health
4. Infrastructure
5. Technology and innovation
2015 and 2024 Comprehensive Plan Periodic Updates
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
Over the years the City has reached out to all residents,
employees, and property owners in Tukwila about the
Comprehensive Plan process and encouraged them to
participate. The City has used a variety of approaches to
encourage engagement over the years, including all -city
mailings, the Hazelnut newsletter, and information posted
to the City website. For some topics the City formed
advisory committees or conducted video interviews with
residents, businesses, and other stakeholders to provide
guidance on new policy directions. In addition, staff has held
informal open houses where residents, property owners,
and business representatives could review changes and
provide input on the Plan. Ultimately, the plan is reviewed
at public hearings with the Planning Commission and City
Council.
During the 2015 update, the City used trained community
liaisons to reach out to different language groups to conduct
surveys and hold "Community Conversations" meetings in
multiple languages. In early 2023, the City received a limited
amount of state funding to use for outreach to community -
based organizations around the topic of housing. Staff
conducted interviews with affordable housing developers,
realtors, and City elected, appointed, and community
leaders to talk about City planning issues, with special focus
on housing type options and affordability, as well as
conducted Open Houses. Translation services have been
provided at Community meetings and the Comprehensive
Plan Update webpage has offered text and surveys in
numerous languages. The input from these engagement
events and activities has been folded into the goals and
policies identified in the 2024-2044 Comprehensive Plan.
Changes in 2024-2044 Comprehensive Plan Update
In preparing the 2024-2044 Plan, several changes
were made to the 2015 Plan. In addition to ensuring
the Plan was up-to-date, changes were made to
increase the Plan's readability, ensure that it was
consistent with state and regional requirements,
and to remove repetition and unnecessary verbiage.
These changes are intended to increase the Plan's
utility to elected officials, staff, the business
community, and the public. Some of the changes
included:
• Land Use: The City has not previously had a
stand-alone Land Use Element and provided the
GMA-required information in several different
elements. To provide data that focuses on parts
of Tukwila within the context of the entire city, a
single element has been developed. The new
Land Use element includes information from
these elements: Tukwila South, Tukwila
International Blvd, Residential Neighborhoods,
and Roles and Responsibilities.
• Residential Neighborhoods: Housing -related
information from this element has been
consolidated into the Housing element, and the
Community Character element.
• Southcenter and Manufacturing Industrial
Center: these two elements focus on the City's
PSRC-designated Regional Centers; they have
been collapsed into one new "Regional Centers"
Element.
• Roles and Responsibilities: This element is being
eliminated and its content is moving to the
renamed Community Image and Identity
element. The new Community Character
element will also include information from the
Residential Neighborhoods element.
Environmental Review
With its original Comprehensive Plan, Tukwila prepared an Environmental Impact Statement (EIS). Over
the years, as the Plan has been updated, the EIS has been updated as well. Through the environmental
review public participation process, the City has solicited review and discussion of the Comprehensive
Plan with neighboring jurisdictions and affected agencies.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
TUKWILA'S VISION
The vision for the community, which was articulated by the community in multiple community
engagement opportunities, emerge from the community's core values — respect for the past and
present, compassion and support for individuals and families, pride of place, and quality opportunities
for working, living and community involvement. This vision, discussed in the following section, provides
the foundation for the Goals of this Comprehensive Plan, described in each element of the Plan.
RESPECT FOR THE PAST AND PRESENT
■ TUKWILA WAS, AND WILL CONTINUE AS, A REGIONAL CROSSROADS
Puget Sound is a part of a larger area that has been the traditional aboriginal territory of the Coast
Salish peoples, who live around the Salish Sea in what is now Washington State and the Canadian
province of British Columbia. The Coast Salish Tribes have lived here since time immemorial and while
each tribe is unique, all share in a deep historical connection and legacy of respect for the land and its
natural resources. These sovereign tribal nations enrich the region through environmental stewardship,
cultural heritage, and economic development. The Duwamish and Muckleshoot Tribes bring their
perspectives to collaborate with Tukwila to shape the region's future.
Given its central location and convenient access to many modes of transportation Tukwila will continue
to be at a strategic crossroads. First the Duwamish River, then the Interurban railroad, and later major
highways have provided transportation access — first, for native Americans drawn to the river's fish,
then for 19th- and early 20th- century immigrants who harvested the timber and established farms, and
now for people who conduct business, shop, visit, or live in this urban area.
Modern methods of transportation such as Link Light Rail and bus rapid transit are important attractors
for new investment and should serve our residents while connecting local and regional travelers and
the region.
■ WE HONOR THE PASTAS WE MOVE TOWARD THE FUTURE
Our present institutions and housing, businesses, and public infrastructure facilities have resulted from
the efforts of many people to pursue their individual and collective dreams. We honor this past and
seek to preserve and enhance our community and environment by dreaming, planning, and investing in
our future. We support cultural preservation programs and activities that draw on the strengths of
long-term residents and families who provide a direct connection with the past.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
COMPASSION AND SUPPORT FOR INDIVIDUALS AND FAMILIES
■ WE SUPPORT OUR RESIDENTS
We seek to maintain each neighborhood fairly and equitably so that individuals and families can thrive
and reach out to their neighbors. We value the diversity of our residents; however, the rising cost of
housing threatens the ability of people to remain in their communities. The housing market has
experienced great highs and lows. This has benefitted some, while creating and exacerbating hardship
and inequalities for others. There are substantial disparities in housing access between white and
person of color households, underscoring the ongoing effects of systemic racism in housing. This
update of the plan will focus on approaches the community can use to address the ongoing housing
crisis and the issues of equity in how housing and city resources are distributed.
We encourage home ownership, and support both owners and renters in maintaining and improving
their homes. Research has shown that people of color are less likely to secure a home loan and have
significantly lower rates of homeownership compared to white households. In accordance with GMA
amendment HB 1220 this update will examine racially disparate impacts, displacement, and exclusion
in local housing policies. We cooperate with residents to improve neighborhood infrastructure. We
encourage neighborhood pride and interaction.
■ WE SUPPORT OUR FAMILIES
We support our families so they can thrive as caretakers for all family members, including elders. We
encourage their efforts to be self-supporting, engaged, responsible members of our community. We
seek opportunities to protect our residents from crime, accidents, and illness.
■ WE SUPPORT OUR CHILDREN
Our children are our future. We honor them. We protect them from harmful influences and will provide
educational, recreational, and other opportunities that enable them to become healthy, educated,
responsible adults.
PRIDE OF PLACE
■ WE VALUE OUR ENVIRONMENT
We seek to enable our residents to appreciate, participate in and enjoy the many benefits of a healthy,
thriving natural environment. We seek to protect our shoreline, streams, wetlands, and other natural
amenities, such as trees, to provide habitat for our native species of plants and animals. We support
wise use of existing resources and a transition to renewable resources to improve climate resilience
and adapt to the ongoing effects of climate change. We acknowledge the disproportionate impacts of
extreme weather, flooding, and wildfires due to climate change on our vulnerable populations.
■ WE APPRECIATE OUR SURROUNDINGS
Each distinctive residential neighborhood, commercial area, and manufacturing area contributes to our
wholesome living and working experience. We seek to create a natural environment, a physical
infrastructure, and a community image that prompts people to respect and care for each other, and
which attracts newcomers to live, do business, shop in, visit, and enjoy the special features of the City.
People who arrive here want to stay here and invest their time and resources in making the community
a better place.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
QUALITY OPPORTUNITIES FOR WORKING, LIVING, AND COMMUNITY INVOLVEMENT
■ THRIVING AND RESPONSIBLE BUSINESSES
We support a stable, thriving economy that provides quality work experiences and income, and
generates revenue for public services. We cooperate with our business community and seek to attract
new businesses by supporting their development and necessary infrastructure. In return, we expect
them to maintain high standards and participate in attaining our community vision.
■ RESPONSIVE GOVERNMENT THAT RESPECTS INDIVIDUAL RIGHTS
We value all our residents. We respect the rights of our residents, workers, property owners, and
visitors to pursue their individual and collective visions, provided that their actions respect the same
rights of others. We strive to limit government regulations to those necessary to protect the rights of
present and future generations and to achieve our community goals. We encourage all members of the
community to become actively involved in community affairs, and we provide opportunities for
participation in the decisions that affect them.
■ WE SEEK TO PROVIDE OPPORTUNITIES FOR RESIDENTS
We believe that while individuals bear primary responsibility for themselves, their communities
perform a vital role in providing a positive environment, support, and growth opportunities. We also
acknowledge the legacy of legal racial, ethnic, and gender discrimination that has limited the
opportunities available to segments of our community. We believe that, in addition to City provided
social services, many opportunities and services are best provided by non -profits, private businesses
and voluntary organizations. We encourage these efforts, partner with organizations that help meet
the basic needs of our residents, and support Tukwila's active spirit of volunteerism. We encourage the
social and civic engagement of all community residents who are a tremendous resource and have much
to contribute.
We pay special attention to those whose opportunities have been, and continue to be, limited by
circumstances they cannot control, and use our limited resources to develop a solid foundation for all
Tukwila residents.
PLAN OBJECTIVES
As discussed, Tukwila's Comprehensive Plan essential function is to serve the residents and business
community by providing guidelines for a safe, livable, environmentally sustainable, and economically
viable community with which they are proud to identify. The Plan, based on its Vision for the Future of
Tukwila, provides the framework that allows Tukwila to respond dynamically to the changes that are
inevitable over the immediate long term.
The Plan's goals and policies contribute to shaping the major emphases of this periodic Plan update:
• To Identify opportunities to increase housing type availability and affordability for Tukwila's
community, today and tomorrow.
• To ensure that City processes address historic racial disparities in the prioritization of how
resources are spent and City processes conducted.
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INTRODUCTION and FOUNDATION
Existing Comprehensive Plan (with proposed changes)
• To focus future housing and job development in the City's two regional growth centers,
Southcenter and the Manufacturing Industrial Center, while also focusing on other opportunities
for growth in transit -oriented development areas within the City.
• To encourage and pursue opportunities for preparing the City, its infrastructure, and community
for the environmental and social changes that will come with increased climate change.
• To build the City's relationship with all quadrants of the community, including community -based
organizations, the business community, and residents, and strive to provide the highest level of
governmental services and responsiveness.
COMPREHENSIVE PLAN MAP
The Growth Management Act requires that the Plan be internally consistent, and that all elements be
consistent with the future land use map. Tukwila's Future Land Use Map, located in the Land Use
element, meets State requirements to identify locations for the following land uses: housing,
commerce, industry, recreation, open space, public utilities, and public facilities'. The Future Land Use
map sets forth the categories of allowable land uses and densities for the purpose of directing future
development and redevelopment of private and public property in the City. It is implemented in large
part through the City's official Zoning Map, which is a regulatory tool. The Comprehensive Future Land
Use Map is available at the City of Tukwila Department of Community Development and online.
PLAN IMPLEMENTATION
Adopting an updated Comprehensive Plan is the first step toward adjusting and maintaining the City's
vision. The Plan is implemented through policies and strategies listed in the Elements, as well as through
adopted functional and special plans, and service programs and funding priorities established by the
City.
Tukwila's implementation program comprises a combination of short-term, mid-term, long-term, and
ongoing actions that contribute to the City achieving its vision. Actions identified as "short term" would
require up to 5 years, "mid-term" actions require up to 10 years, "long term" actions require up to 15
years, and "ongoing" actions would be progressively worked on over the years. A short-term action
could include implementing a Citywide communications plan including language translation strategies to
reach and involve all residents. Other implementing actions could include amending regulations such as
the Zoning Code to align with newly developed policies and State regulations. Longer -term actions
include sub -area planning, facility development, and developing a Capital Improvement Plan (CIP) that
allocates resources to projects that will spur the City's development in the direction envisioned in the
Plan.
Based on inventories, the Countywide Plan, and public input, it was deemed unnecessary for Tukwila to provide
designated agricultural lands or natural resource lands.
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Other actions will be taken by the City when required or as resources become available. A successful
Plan is one that can respond to changing conditions. As changes in land uses, regional trends, or the
economic or environmental climate occur over time, it may be necessary to reassess or modify how to
implement the community's vision. The Comprehensive Plan contains the policy wording that provides
for monitoring, evaluating, and amending the plan as community needs change. Comprehensive Plans
are allowed to be modified and updated annually between major updates cycles that occur each
decade. The City will also be obligated to report back to PSRC and King County on the success it has had
(or not had) with implementing its strategies.
City Plans
Many City departments have adopted functional plans that serve to implement the vision, policies,
principles, and guidelines set forth in the Comprehensive plan. Typically, functional plans are more wide
reaching, but there is a range of more specific plans that also support the Comprehensive Plan's vision.
Examples of some of the City's plans include:
■ ADA Transition Plan
■ Capital Improvement Program, 20_
■ Comprehensive Emergency Management Plan (CEMP), every 5 years
■ Comprehensive Sanitary Sewer Plan Update, 2022
■ Comprehensive Water Plan Update, 2022
■ Economic Development Strategy, 2024
■ Green Tukwila 20-Year Stewardship Plan, 2017
■ Hazard Mitigation Plan, 2020
■ Neighborhood Traffic Calming Program, 2022
■ Older Adults Recreational Services Needs Assessment, 2019
■ Parks, Recreation, and Open Space Plan (and Technical Supplement), 2020
■ Public Arts & Culture Master Plan, 2018
■ Public Facilities Plan, underway in 2023
■ Public Safety Plan, 2016
■ Recreation Program Plan, underway in 2023
■ Residential Streets Prioritization program, 2016
■ Shoreline Master Program, 2020 (DCD)
■ Shoreline Restoration Plan, 2007
■ Stormwater Management Program Plan, 2015
■ Stormwater Pollution Protection Plan, underway in 2023
■ Surface Water Management Plan, 2023 (Public Works)
■ Transit -Oriented Development Housing Strategies Plan, a.k.a., Housing Action Plan, 2021 (DCD)
■ Transportation Plan 2024 (Public Works)
In addition, there are numerous site -specific City plans that the community has developed that reflect
the Comprehensive Plan priorities, including:
■ Community Center Business Plan, underway
■ Tukwila International Boulevard District Plan
■ Tukwila South Plan
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■ Southcenter Plans
■ Manufacturing and Industrial Center Plan
■ Teen & Senior Center Project
■ Tukwila Pond Park Master Plan, 2022
External Agency Plans
External agencies have also developed plans, in conjunction with Tukwila, that implement local and
regional priorities. These agencies include King County and the Tukwila and other School Districts with
facilities in City limits:
■ King County Water Resources Inventory Area 9
■ King County Flood Control District Lower Green River Flood Hazard Management plan
■ King County Flood Hazard Management Plan
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CITY OF TUKWILA
COMPREHENSIVE R AN
ACKNOWLEDGMENTS
TUKWILA ELECTED OFFICIALSCITY COUNCIL
MAYOR
Allan Ekberg, 2016 to 2023
Tom McLeod, Mayor 2024; Councilmember
2016 to 2023
TUKWILA CITY COUNCIL
Tosh Sharp, Councilmember
Kathy Hougardy, Councilmember*
Thomas McLeod
TUKWILA PLANNING COMMISSION
Louise Strander
VacantAnn Durant
Martin Probst
Dennis Martinez*
* Former member
PLANNING DIVISION STAFF
Nora Gierloff, AICP, Community Development
Department Director
Nancy Eklund, AICP, Long Range Planning
Manager
CONSULTANT STAFF
MAKERS Architecture and Urban Design:
Julie Bassuk, AICP, Principal in Charge
Ian Crozier, AICP, Associate 1
Markus Johnson, Planner/Urban Designer
Queenie Gipaya
OTHER CITY STAFF
Economic Development
Cynthia Delostrinos Johnson, Council President
*
Mohamed Abdi, Councilmember
Kate Kruller, Councilmember*
De'Sean Quinn, Councilmember
Armen Papyan, Councilmember
Dennis Martinez, Councilmember
Jovita McConnell, Councilmember
Alexandria Teague
Apneet Sidhu, Chair*
Sharon Mann. Vice Chair*
Neil Tabor, AICP, Senior Planner
Max Baker, AICP, Development Supervisor
Isaac Gloor, Associate Planner
Heidi Watters, Urban Environmentalist
Leland Consulting Group:
Chris Zahas, Managing Principal
Jennifer Shuch, Analyst
Watershed Company:
Laura Jones
Finance
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Parks, Recreation, and Open Space department
Public Works Department
Police / Emergency Management
* Former member
Regional Fire Authority
City Administration
And Thank You to all the members of the Tukwila community who contributed to the development of the
original Comprehensive Plan and who participated in the review and update process for the 2024-2044
Plan.
Thank you to all thc members of thc Tukwila Community who participated in thc development of this
plan.
TUKWILA COMPREHENSIVE PLAN
Table of Contents
APPENDICES
Appendices
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LAND ACKNOWLEDGMENT
The City of Tukwila is located on the ancestral lands of the Coast Salish people. We acknowledge their
continuing connections to land, waters, and culture. We pay our respects to their elders, past, present,
and emerging.
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Tukwila Snapshot
Using data from the U.S. Census Bureau, Washington State Office of Financial
Management, Puget Sound Regional Council, and other sources, a snapshot of the
Tukwila's population has been developed:
• Tukwila, incorporated on June 23, 1908, is a non -charter, optional code city operating
under a Mayor -Council form of government, which includes a full-time Mayor, seven -
member City Council elected at large, and a City Administrator. All elected -official
terms are fora period of four years.
• Tukwila is located in the heart of the Puget Sound region, approximately 12 miles
south of downtown Seattle, 17 miles north of Tacoma, and just east of Seattle -Tacoma
International airport.
• Tukwila is 9.2 square miles in size (2020), with a population of 2,373 persons per
square mile.
• Tukwila has an estimated population of 22,780 in 2023 and an estimated employment
of around 45,825 in 2022. -Between 2018 and 2022, more than 82 percent of those 25
years and older reported being a high school graduate, and 26 percent had a
bachelor's degree or higher.
• Tukwila is an increasingly diverse city, with more than 69 percent of its population
identifying as nonwhite in 2023, and 40 percent born outside of the United States or
Puerto Rico. Approximately 47 percent of the residents speak a language other than
English at home.
• As of 2023, Tukwila had estimated 8,098 households with an average of 2.64 persons
per household.
• Tukwila's 2023 median household income was $76,331, and the Census Bureau
estimates that 13.3 percent of the City's residents live in poverty.
• In 2023, 18 percent of the population was under 18 years old, and 11 percent were
over 65 years old.
• Business Tukwila has more than 2,000 businesses, which comprise over 40,000 lobs.
Businesses cover multiple sectors with concentrations in retail, manufacturing,
services, and distribution and specialties in entertainment and aerospace.
• Between 2018 and 2022, 72 percent of the population age 16 and up participated in
the civilian labor force.
• School Districts Tukwila School District, Highline School District, and Renton School
District.
Sources: US Census Quickfacts, Puget Sound Regional Council
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INTRODUCTION and PLANNING FOUNDATION
The City of Tukwila (City) Comprehensive Plan is a 20-year plan that articulates the community's vision
and values about how it will grow into the future. The goals, policies and implementation strategies
included in this Plan provide a basis for the City's regulations and guide future decision -making. The Plan
also addresses anticipated population, housing, and employment growth, and how facilities and services
will be maintained or improved to accommodate expected growth between now and the year 2044.
The purpose of the City of Tukwila's Comprehensive Plan is to provide a comprehensive statement of
City goals and policies to focus, direct, and coordinate the efforts of departments within the City's
government. It serves as a basic source of reference for decision -making officials as they consider
enacting ordinances or regulations that will affect the community's physical and economic development.
The Comprehensive Plan communicates to the public and City staff the policies of the City Council, and it
provides predictability to public and private sectors interested in the City of Tukwila.
The Comprehensive Plan is designed to be:
• Comprehensive in addressing all the geographic and functional elements relevant to the
community's physical development.
• General in summarizing the major policies and proposals of the City, but not defining specific
locations or establishing detailed regulation, except for in the City's designated Regional Growth
Centers and subareas.
• Long Range in looking beyond the current issues facing the City, but also anticipating issues that
will likely occur in the future.
WHY PLAN?
Tukwila's future is built on the conditions of yesterday and today and looks down the road to conditions
hanges that may occur in the future. -The Comprehensive Plan is for all people in Tukwila, including
residents, the business community, and visitors.- People need a safe and secure place to live, an
economy that provides jobs, ways to get around, schools and recreational opportunities. It is the local
government's responsibility to provide public services and facilities, develop policies, and adopt
regulations to guide the growth of a city that meets the needs of its people both now and in the future.
WHAT IS A COMPREHENSIVE PLAN?
A comprehensive plan is a broad statement of community goals and policies that direct the orderly and
coordinated physical development of a city into the future. It is designed to be a readable, functional
document that reflects current community goals and needs, anticipates change, and provides specific
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guidance for future legislative and administrative actions. It reflects the results of public involvement,
technical analysis, and the judgment of decision makers.
This Comprehensive Plan is designed to be a readable, functional document that will guide Tukwila's.
development for the next 20 years. This Comprehensive Plan has the dual responsibility to meet the
goals and needs of Tukwila's current and future residents and the fulfillment of its regional
responsibilities in growth management.
The goals, policies, and maps e4-in this Comprehensive Plan
provide the guide for designating the use of land, implementing
flexible regulations, investing in infrastructure, and developing
programs and services. -The elements of this Comprehensive Plan
address every aspect of the community — social, economic, and
environmental. Each element consists of goals, policies, and
implementation strategies.
Readers and users of this Comprehensive Plan should bear in mind
four four important points:
• The policies articulated in the Plan are the foundation for
decision making and represent the City's official position.
• The goals and policies ^ bcttcr u ndcrstand'ing of the
^tent of the R 3I „d policies presented in this plan were
developed in response to the community conditions
identified in the background reports, and the Vision
identified for the community. Links to background reports
and other foundational resources are here may bc gained
by reviewing the preliminary information available in the
background reports prepared during the course of Plan
development. Links and references listed in this are
included in this document.
• It should be borne in mind that Ppolicies are not applied in
isolation, but are weighed in relation to other relevant
policies, and considered within the context of the goal they
are intended to achieve.
•
Two levels of implementation strategies
TERMS
• Vision: A community's best desired
future.
• Goals are broad statements of
community aspiration related to an
element;
• Policies are specific statements of
the community's position on
particular issues to guide land use
review, development decisions, and
operational programs that will be
pursued in achieving goals; and
• Implementation strategies are the
approaches staff will use to
implement policies, as well as how
and when the actions will be
undertaken.
• Regulation: A rule or directive
found in City ordinances or the
municipal code. See Exhibit XX
illustrating the relationship of goals,
policies, regulations (development
rules), and programs, and project
review for development.
may be listed in the Plan elements: one applied to
specific policies that lists who is responsible for those that list who will bc completing them and
on what timeline, and a second -list of other possible tential those that arc possible future
implementation strategies applicable to one or more policies. -In 4-5 years after Plan adoption,
1 This may be amended later in the process — it will depend on whether there are implementation strategies that
are not listed as being completed on a particular timeline.
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the City will need to report back to King County and the Puget Sound Regional Council on how
well it did in completing short range strategies (with 0 to 5-year timelines). The lists arc not
Comprehensive Plan Amendments
Tukwila's Comprehensive Plan is an evolving document and will be periodically reviewed and revised
over the next 20 years as better information becomes available and public attitudes, development
technologies, and economic forces and legislative policy change over time. The GMA limits
Comprehensive Plan amendments to no more than once per calendar year, except for certain
exemptions and emergency actions. Whenever the plan is amended it is important to verify that it is
"internally consistent" and that development regulations are consistent with -a -Rd implementing the
comprehensive plan.
THE PLANNING FRAMEWORK
Growth Management Act
Washington State's Growth Management Act (GMA) of 1990 and 1991 provides a managed framework
for growth and development throughout the State. Among other things, it mandates that fast-growing
counties and cities must develop and maintain a comprehensive plan — covering the subsequent 20
years — that incorporates a number of specific elements.
GROWTH MANAGEMENT ACT GOALS
• Urban growth
• Reduce sprawl
• Transportation
• Housing
• Economic development
• Property rights
• Permits
• Natural resource industries
• Open space and recreation
• Environment
• Citizen participation and coordination
• Public facilities and services
• Historic preservation
• Climate change and resiliency
• Shorelines of the state
GMA BASICS: PLANNING PYRAMID
State- Growth Management Act Goals
Reion—Multi-coun
Icing County— Countywide planning Policies.
Tukwila development Rules
Project Review
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A major emphasis of the GMA is the coordination and consistency of local, regional, and State planning
efforts. This includes consistency with adopted multi -county planning policies, including VISION 2050,
and Countywide planning policies.
One of the most important characteristics of the Growth Management Act (GMA) and the
Comprehensive Plan is concurrency. Concurrency is the requirement that a jurisdiction must have
infrastructure and facilities (i.e., transportation, sewer, water, police, fire, stormwater, schools, and
parks and recreation) in place at the time, or within six years of, a development. This requirement can
have a significant impact on the pace and type of development in the City, particularly areas of the City
which require significant infrastructure improvements to accommodate new growth. If the City or a
developer cannot provide adequate facilities as described, then the development may not occur, and
the vision described in the Comprehensive Plan should be reevaluated. Similarly, the City must identify
sources of funding and commit those funds to support capital facility projects it has identified in its six -
year Capital Facilities plan, adopted by reference into the Comprehensive Plan.
King County Countywide Planning Policies / Vision 2050
Tukwila is located within King County. The King County Growth Management Planning Council (GMPC)
has adopted a series of Countywide Pplanning pPolicies (CPPs) that provide guidelines and
requirements for the 39 cities within the County in implementing the Growth Management Act
mandates. The policies are adopted by the King County Council, and subsequently ratified by the
County's cities. Taken together, the CPPs try to balance issues related to growth, economics, land use,
and the environment. CPP objectives These requirements' include:
• Providing a fair share of housing affordable to all segments of the population at a variety of
densities and at varying income levels through investment in needed infrastructure and modification
of land use regulations.
• Designating an Urban Growth Boundary that can accommodate at least 20 years of new population
and employment and, where appropriate, Urban Centers of concentrated population and
employment.
• Providing all King County residents with a more equitable future that offers access to housing,
transportation, education, employment choices, and open space amenities, regardless of race, social
or economic status.
• Designing efficient multimodal transportation systems that are based on local and regional
priorities.
• Shaping sustainable communities by integrating sustainable development and business practices,
including environmental justice principles, with ecological, social, and economic concerns.
• Ensuring that public facilities and services necessary to support development are adequate for
growth without decreasing levels of service below local standards.
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• Designating Manufacturing/Industrial Centers to protect industrial -and otherthe high wage jobs
t-they provides.
• Identifying, establishing, and protecting open space; access to natural resource lands and water;
parks and recreation facilities; and fish and wildlife corridors of regional significance.
.
In addition to the GMA and CPPs, Tukwila's Comprehensive Plan is guided by the multicounty policies of
Vision 2050, the regional plan developed by the Puget Sound Regional Council (PSRC). Vision 2050 is an
integrated, long-range vision for maintaining a healthy region by promoting the well-being of people
and communities, economic vitality, and a healthy environment. -It contains an environmental
framework, a regional growth strategy, and policy sections that are guided by overarching goals,
implementation actions, and measures to monitor progress.- The Tukwila Comprehensive Plan must be
certified by PSRC as being consistent with Vision 2050 to be eligible to apply for and receive regional
transportation funding.
WHAT IS IN A PLAN?
Comprehensive Plan Elements
Comprehensive plans are required by the GMA in RCW 36.70a.070 to address specific required issues,
or "elements." In addition, a city may include other elements as local needs and goals dictate. Tukwila's
Comprehensive Plan is made up of 123 elements seven of which are mandated by the GMA. The
mandated elements include the following:
• Land Use • Transportation
• Housing • Economic Development
• Capital Facilities • Parks, Recreation and Open Space
• Utilities
Tukwila's Comprehensive Plan also includes the following optional elements identified as important to
this community:
• Community Character4
• Natural Environment
• Shoreline
3 Will be finalized with the Plan's completion.
4 Will be finalized with review of that element.
• Regional Centers
Centers
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HOW WAS THE PLAN DEVELOPED?
Over the years, the City has conducted extensive outreach to shape the creation and periodic updates of
its Comprehensive Plan. -This outreach has guided many of the local planning documents that serve as
the foundation for the City's Comprehensive Plan.
1992 - Comprehensive Plan Visioning — "Tukwila Tomorrow"
In 1992, In 1992, "Tukwila Tomorrow" a --a-17 member advisory committee composed of residents,
business representatives and property owners = —began to work with ideas gathered from an thc earlier
"Vision Tukwila" community visioning process. The community vision and ideas for achieving that
emerged+t- were discussed with the Planning Commission and City Council and were . Based on these
discussions, which suggested format and policy language, thc Committee's ideas ultimately were refined
into the basis of the Comprehensive Plan.
The Comprehensive Plan has been kept current with specific annual updates, as well as through a more
comprehensive review in 2004, and in a phased review from 2011 through 2015, and the current update
process that is developing the with a time horizon of 2024 to 2044 horizon Plan.
In addition, other local planning efforts have contributed to the community's guidance for the
Comprehensive Plan.
2012 - Tukwila Strategic Plan
The City Council developed a City Strategic Plan to provide a The City developed a strategic plan in 2012
that provided a process for moving from the Comprehensive Plan's long —range (10- to 20-year) goals
and policies and objectives of the Comprehensive Plan to more specific short-term initiatives and
actions. The strategic process examined a number is considerations:
Where are we now?
• Who makes up our the community and how is eethe population changing?
• What are theeiw major businesses and the City's our role in the regional economy?
• What are the City's eagreatest strengths and challenges?
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BUILDING A LOCAL
COMPREHENSIVE PLAN
Plan
Rev
Identify Action Steps - Policies
r ■ slate- 1
Icngc ,,.- Cwrcr n. r...A woo
- Inventory Assessment - Assets and Deficits ->`
Land roparity anatysrs, CA identifrrotioR, CFassessmeni
G° Land Use Map and UGA->er
Visioning Process - Begin with the end in mind
Population Projections (CWPP)
Where do we want to go?
• What is our the Community vision for the future of Tukwila?
BUILDING A LOCAL
COMPREHENSIVE PLAN
eF
Plan I tation,
Rev'. on, Moni ing
Plan Adoption
Identify Action Steps - Policies
• What do City residents -we want our the community to be like in the future?
How do we get there?
• What actions and investments are necessary to make our the vision a reality?
• What timeline is feasible for accomplishing ethe City's goals and priorities?
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• How can we -the City and community best serve the needs of eTukwila's diverse community,
including residents, businesses and visitors?
BUILDING A LOCAL
COMPREHENSIVE PLAN
Plan I . em - q tation,
Rev - on, Moni ing
Plan Adoption
/Identify Action Steps - Policies ro
ao�,e� Develop Goals and Policies y
Os.
� Inventory Assessment - Assets and Deficits /tea
Land copacity analysis. CA identihcotion, CFassessment �/`
Land Use Map and UGA "i*
Visioning Process - Begin with the end in mind
Population Projections (CWPP)
The 2012 City_'s adopted Strategic Plan established established a Vision for the future of Tukwila —
The City of Opportunity, the Community of Choice" — that included and five aspirational goals:
Goal One: A Community of Inviting Neighborhoods & Vibrant Business Districts
Goal Two: A Solid Foundation for All Tukwila Residents
Goal Three: A Diverse & Regionally Competitive Economy
Goal Four: A High -Performing & Effective Organization
Goal Five: A Positive Community Identity & Image
In 2018, the City conducted an extensive outreach effort to determine if the Plan still reflected
community priorities and values. —The update identified improvements that had been completed over
the years as well as opportunities for ongoing progress, which were incorporated into the updated
Strategic Plan.
Items needing ongoing attention: -Community input identified that the City still had work to do to
improve safety and project a positive image. -The primary item needing work was ensuring that
Tukwila residents can get basic needs, especially affordable housing.- In addition, the community
stated Tukwila should ensure that there are opportunities for community outreach and
engagement.
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Is the 2012 Plan still valid? How should the City Prioritize its budget? -Generally, constituents agreed
with the vision, mission, goals and objectives identified in the 2012 Strategic Plan, and supported
the City continuing to work toward the aspirational vision of being "The City of Opportunity, the
Community of Choice."
What changes should be made in the Plan — what is missing?— The community and staff identified
the following important items that were missing from the Strategic Plan:
1. Equity, particularly with regard to race
2. Addressing gentrification and displacement
3. Health and environmental health
4. Infrastructure
5. Technology and innovation
2015 and 2024 Comprehensive Plan Periodic Updates HOW `"' S THE PUBLIC INVO ED?
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Over the years the City has reached out to all residents,
employees, and property owners in Tukwila about the
Comprehensive Plan process; and encouraged them to
participate. The City has used a variety of approaches to
encourage engagement over the years, A variety of
approaches have been used including all -city mailings, the
Hazelnut newsletter, +notice boards, articles in thc Tukwila
Reporter, and information posted to the City website.
For some topics the City we have formed advisory
committees or conducted video interviews with residents,
businesses, and other stakeholders to provide guidance on
new policy directions.- In addition- staff has held informal
open houses where residents, property owners, and
business representatives could review changes and provide
input on the Plan. -Ultimately, the plan is reviewed at public
hearings with the Planning Commission and City Council. -
During the 2015 update, the City used we explored new
approaches including trained ing community liaisons to
reach out to different language groups to feF-conducting
surveys and holding "Community Conversations" meetings
in multiple languages.- In early 2023, the City received a
limited amount of state funding to use for outreach to
community -based organizations around the topic of
housing. -Staff conducted interviews with affordable
housing developers, realtors, and City elected, appointed,
and community leaders to talk about City planning issues,
with special focus on housing type options and affordability,
as well as conducted Open Houses. Translation services
have been provided at Community meetings and the
Comprehensive Plan Update webpage has offered text and
surveys in numerous languages. -The input from these
engagement events and activities has been folded into the goals and policies identified in the 2024-2044
Comprehensive Plan. We provided information about the Comprehensive Plan at various community
events.
Changes in 2024-2044 Comprehensive Plan Update
In preparing the 2024-2044 Plan, several changes
were made to the 2015 Plan. -In addition to ensuring
the Plan was up-to-date, changes were made to
increase the Plan's readability, ensure that it was
consistent with state and regional requirements,
and to remove repetition and unnecessary verbiage.
These changes are intended to increase the Plan's
utility to elected officials, staff, the business
community, and the public. -Some of the changes
included:
• Land Use: The City has not previously had a
stand-alone Land Use Element and provided the
GMA-required information in several different
elements.- To provide data that focuses on parts
of Tukwila within the context of the entire city, a
single element has been developed. -The new
Land Use element includes information from
these elements: Tukwila South, Tukwila
International Blvd, Residential Neighborhoods,
and Roles and Responsibilities.
• Residential Neighborhoods: Housing -related
information from this element has been
consolidated into the Housing element, and the
Community Character element.
• Southcenter and Manufacturing Industrial
Center: these two elements focus on the City's
PSRC-designated Regional Centers; they have
been collapsed into one new "Regional Centers"
Element.
• Roles and Responsibilities: This element is being
eliminated and its content is moving to the
renamed Community Image and Identity
element. -The new Community Character
element will also include information from the
Residential Neighborhoods element.
Environmental ReviewThc City has also held informal open house meetings for residents, property
owners and business representatives to review maps of recommended land use changes and discuss
goals and policies with City staff, as well as holding public hearings with thc Planning Commission and
City Council. We used online tools and information to provide opportunities for the public to review
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and comment on background information and policy updates. For this update we used a new approach
of contracting with community organizations who provided a direct link to the local populations that
they serve.
With its original Comprehensive Plan,
In conjunction with public participation in the Comprehensive Plan review, Tukwila prepared an
Environmental Impact Statement (EIS).; Over the years, as the Plan has been updated, the EIS has been
which has been updated as well. along with thc Comprehensive Plan through thc years. Through the
environmental review EIS public participation process, the City has solicited review and discussion of
the Comprehensive Plan with neighboring jurisdictions and affected agencies.
TUKWILA'S VISION
The vision for the community, which was articulated by the community in multiple community
engagement opportunities, emerge from the communiticscommunity's core values — respect for the
past and present, compassion and support for individuals and families, pride of place, and quality
opportunities for working, living and community involvement.- This vision, discussed in the following
section, provides the foundation for the Goals of this Comprehensive Plan, described in each element
of the Plana following section:.
PREFACE — Original Text moved to back
The elements of this Comprehensive Plan address every aspect of the community social, economic,
• 6-eats d statements of community aspiration related to an clement
• Policies af-e specific statements of the community's position on particular issues to
pursued in achieving goals
• station strategies ativc approaches to policy implementation
aimed at achieving goals
Readers and uscrs of this Comprehensive Plan should bcar in mind four important points:
• policies articulated in the Plan arc the foundation for decision making and
represent the City's official position.
• A better understanding of the intent of the goals and policies presented here may be
gained by reviewing the preliminary information available in the background reports
prepared during the course of Plan development. Links and references arc included in this
document.
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• it should be --borne in mind that policies are not applied in isolation but weighed in
relation to other relevant policies and considered in thc context of thc goal they are
intended to achieve.
• station Strategies notedthroughout the Plan arc not exhaustive. In addition
to those strategics listed, other strategics may be used in the future.
The history of what is now thc City of Tukwila is thc story of thc native people of this region
and thc settlers who in turn stopped beside thc river, traded, fished, built homes, farmed thc
land, and worked to create a supportive community. It is the story of how these early settlers
envisioned the prosperous community we enjoy today and began laying the groundwork for
our place in the region. It is the chronology of Tukwila's willingness to grow and to change with
the times, while diligently keeping those strong community values that make the City a r of
home town.
The demographic and economic changes that have shaped our country, our region and our
neighboring cities have also changed Tukwila in the twenty nine y ars since we first adopted
this Comprehensive Plan in 1995. Tukwila continues to be enlivened by an influx of people
from around the world who have added their languages and traditions to our cultural
landscape. This 202415 version of the Plan continues much of the original vision while
reflecting our shifting circumstances and aspirations for the future.
WuAP
Tukwila's future is built on yesterday and today. This Comprehensive Plan is for all of our
people, including residents, business community and visitors. People need a safe and secure
place to live, an economy that provides jobs, ways to get around, schools and recreational
opportunities. It is the local government's responsibility to provide public services and
facilities, develop policies, and adopt regulations to guide the growth of a city that meets the
needs of its people both now and in the future.
GROWTH MANAGE1MAENT ACT
Washington State's Growth Management Act (GMA) of 1990 and 1991 provides a managed
framework for growth and development throughout the State. Among other things, it
mandates that fast growing counties and cities must develop and maintain a comprehensive
plan — covering the subsequent 20 years — that incorporates a number of specific elements. A
major emphasis of the GMA is the coordination and consistency of local, regional and State
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planning efforts. This includes consistency with adopted multi county planning policies,
including VISION 20540, and Countywide planning policies.
Tukwila is located within King County. The King County Growth Management Planning Council
(GMPC) has adopted a series of Countywide planning policies that provide guidelines and lay
down requirements for cities within the County in implementing the Growth Management Act
mandates. These requirements include:
Providing a fair share of housing affordable to all segments of the population at a variety of
densities through investment in needed infrastructure and land use regulation.
• Designing efficient multimodal transportation systems that arc based on local and
regional priorities.
Designatingldentifying an Urban Growth BoundaryAr as that can accommodate at I ast 20
yc\ars of new population and employment and, where appropriate, Urban Centers of
concentrated population and employment within them.
• Designating Manufacturing/Industrial Centers to protect industry and the high wage
jobs it provides.
• Ensuring that public facilities and services necessary to support development arc
adequate for growth without decreasing levels of service below local standardsDctcrmining
potential annexation areas consistent with the Urban Growth Ar as.
• Identifying, establishing and protecting open space; access to natural resource lands and
water; parks and recreation facilities; and fish and wildlife corridors of regional significance.
The GMPC also adopted policies regarding the incorporation of Manufacturing/Industrial
Center developments into the comprehensive plans to ensure future maintenance of the
existing quality of life and the environment.
Tukwila's Comprehensive Plan, however, is more than a response to the mandate expressed in
the Growth Management Act, multi county policies and the King County policies implementing it
regionally. It is an essential tool and guide to the preservation and enhancement of Tukwila's
long term economic growth and community viability and identity.
It expresses the vision of the community and how that vision may be realized.
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r_nnn BASICS: of NNING PYRAMID
GMA BASICS: PLANNING PYRAMID
State- Growth Manage meat Act Goals
Region-- Multi-countyplarrning policies
King County-- Countywide planning Policies
WHAT'S IN THE PLAN?
RESPECT FOR THE PAST AND PRESENT
• TUKWILA WAS, AND WILL CONTINUE AS, A REGIONAL CROSSROADS
Puget Sound is a part of a larger area that has been the traditional aboriginal territory of the Coast
Salish peoples, who live around the Salish Sea in what is now Washington State and the Canadian
province of British Columbia. The Coast Salish Tribes have lived here since time immemorial and while
each tribe is unique, all share in a deep historical connection and legacy of respect for the land and its
natural resources. These sovereign tribal nations enrich the region through environmental stewardship,
cultural heritage, and economic development. The Duwamish and Muckleshoot Tribes bring their
perspectives to collaborate with Tukwila to shape the region's future.
Tukwila will continue to be at a strategic crossroads, Ggiven its central location and convenient access
to many modes of transportation.- Tukwila will continue to be at a strategic crossroads. First the
Duwamish River, then the Interurban railroad, and later major highways have provided transportation
access — first, for native Americans drawn to the river's fish, then for 19th- and early 20th- century
immigrants who harvested the timber and established farms, and now for people who conduct
business, shop, visit, or live in this urban area.
Modern New mmMethods of transportation such as Link Light Rail and bus rapid transit are important
attractors for new investment and should serve our residents while connecting local and regional
travelers and the region.
• WE HONOR THE PASTAS WE MOVE TOWARD THE FUTURE
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Our present institutions and housing, businesses, and public infrastructure facilities have resulted from
the efforts of many people to pursue their individual and collective dreams. We honor this past and
seek to preserve and enhance our community and environment by dreaming, planning, and investing in
our future. We support cultural preservation programs and activities that draw on the strengths of
long-term residents and families who provide a direct connection with the past.
COMPASSION AND SUPPORT FOR INDIVIDUALS AND FAMILIES
■ WE SUPPORT OUR RESIDENTS
We seek to maintain each neighborhood fairly and equitably so that individuals and families can thrive
and reach out to their neighbors. We value the diversity of our residcnts,residents; however, the rising
cost of housing threatens the ability of people to remain in their communities. The housing market has
experienced great highs and lows. This has benefitted some, while creating and exacerbating hardship
and inequalities for others. There are substantial disparities in housing access between white and
person of color households, underscoring the ongoing effects of systemic racism in housing.- This
update of the plan will focus on approaches the community can use to address the ongoing housing
crisis and the issues of equity in how housing and city resources are distributed.
We attempt to protect our residents from crime, accidents and illness. We encourage home ownership,
and support both owners and renters in maintaining and improving their homes. -Research has shown
that people of color are less likely to secure a home loan and have significantly lower rates of
homeownership compared to white households. In accordance with GMA amendment HB 1220 this
update will examine racially disparate impacts, displacement, and exclusion in local housing policies.
We cooperate with residents to improve neighborhood infrastructure. We encourage neighborhood
pride and interaction.
■ WE SUPPORT OUR FAMILIES
We support our families so they can thrive as caretakers for all family members, including elders. We
encourage their efforts to be self-supporting, engaged, responsible members of our community. We
seek opportunities auto protect our residents from crime, accidents, and illness.
■ WE SUPPORT OUR CHILDREN
Our children are our future. We honor them. We protect them from harmful influences and will provide
educational, recreational, and other opportunities that enable them to become healthy, educated,
responsible adults.
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PRIDE OF PLACE
■ WE VALUE OUR ENVIRONMENT
We seek to enable our residents to appreciate, participate in and enjoy the many benefits of a healthy,
thriving natural environment. We seek to protect our shoreline, streams, wetlands, and other natural
amenities, such as trees, to provide habitat for our native species of plants and animals. We support
wise use of existing resources and a transition to renewable resources to improve climate resilience
and adapt to the ongoing effects of climate change., and our historical landmarks. We acknowledge the
disproportionate impacts of extreme weather, flooding, and wildfires due to climate change on our
vulnerable populations.
■ WE APPRECIATE OUR SURROUNDINGS
Each distinctive residential neighborhood, commercial area, and manufacturing area contributes to our
wholesome living and working experience. We seek to create a natural environment, a physical
infrastructure, and a community image that prompts people to respect and care for each other, and
which attracts newcomers to live, do business, shop in, visit, and enjoy the special features of the City.
People who arrive here want to stay here and invest their time and resources in making the community
a better place.
QUALITY OPPORTUNITIES FOR WORKING, LIVING, AND COMMUNITY INVOLVEMENT
■ THRIVING AND RESPONSIBLE BUSINESSES
We support a stable, thriving economy that provides quality work experiences and income, and
generates revenue for public services. We cooperate with our business community andcommunity and
seek to attract new businesses by supporting their development and necessary infrastructure. In return,
we expect them to maintain high standards and participate in attaining our community vision.
■ RESPONSIVE GOVERNMENT THAT- RESPECTS INDIVIDUAL RIGHTS
We value all our residents. We respect the rights of our residents, workers, property owners, and
visitors to pursue their individual and collective visions, provided that their actions respect the same
rights of others. We strive to limit government regulations to those necessary to protect the rights of
present and future generations and to achieve our community goals. We encourage all members of the
community to become actively involved in community affairs, and we provide opportunities for
participation in the decisions that affect them.
■ WE SEEK TO PROVIDE OPPORTUNITIES FOR RESIDENTS
We believe that while individuals bear primary responsibility for themselves, their communities
perform a vital role in providing a positive environment, support, and growth opportunities. We also
acknowledge the legacy of legal racial, ethnic, and gender discrimination that has limited the
opportunities available to segments of our community. We believe that, in addition to City provided
social services, many opportunities and services are best provided by non --profits, private businesses
and voluntary organizations.
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We encourage these efforts, partner with organizations that help meet the basic needs of our
residents, and support Tukwila's active spirit of volunteerism. We encourage the social and civic
engagement of all community residents who are a tremendous resource and have much to contribute.
We pay special attention to those whose opportunities have been, and continue to be,are limited by
circumstances they cannot control, and use our limited resources to develop a solid foundation for all
Tukwila residents.
PLAN OBJECTIVES
As discussed, A glance at Tukwila's Comprehensive Plan will reveal that it touches on every aspect of
community life and development from the character of neighborhoods and standards of urban design,
to the development of vibrant centers of economic life and the revitalization of residential areas. The
Plan's essential function is to serve the residents and business community by providing guidelines for a
safe, livable, environmentally sustainable, and economically viable community with which they are
proud to identify. The Plan, based on its Vision for the Future of Tukwila, will provides the -a framework
that allowsifig Tukwila to respond dynamically to the changes that are inevitable over the immediate
long term.
These are the planning guidelines and criteria that set the direction and substance of the community's
future development, while maintaining the flexibility to adjust to changing circumstances.
All of tThese Plan's elements, goals and policies contribute to the implementation of the shaping the
major emphases of this periodic Plan update: Plan's following four major objectives, which arc listed in
priority order:
• To Identify opportunities to increase housing type availability and affordability for Tukwila's
community, today and tomorrow.
• To ensure that City processes address historic racial disparities in the prioritization of how
resources are spent and City processes conducted.
• To focus future housing and jobs development in the City's two regional growth centers,
Southcenter and the Manufacturing Industrial Center, while also focusing on other opportunities
for growth in transit -oriented development areas within the City.
• To encourage and pursue opportunities for preparing the City, its infrastructure, and community
for the environmental and social changes that will come with increased climate change.
• To build the City's relationship with all quadrants of the community, including community -based
organizations, the business community, and residents, and strive to provide the highest level of
governmental services and responsiveness.
improve and sustain residential neighborhood quality and livability.
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PREFACE / INTRODUCTION and FOUNDATION
Chapter 0
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1, To redevelop and reinvigorate the Tukwila International Boulevard District both economically and
residentially.
Marginal Way.
3. To further develop a thriving Urban Center as a true regional concentration of employment,
housing, shopping and recreational opportunities.
COMPREHENSIVE DI N CI EMENTS
r"» eIement .
1
cIei eriis-as IocaI, need nbra-g alsr-dictate. -T-LIkwirar` CrComprehen ive Dlan, ch
elements:
• 6and Tcon64t-i rtha fellowinrr -eleme de rto
separate elements) including•
Tukwila International Boulevard District
Tukwila South
d "t-hcenter _ Tukwila I Irban Center and
Manufacturing/Industrial Center
• Housing
• Capital Facilities
• Utilities
• T-r-ansportation
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PREFACE / INTRODUCTION and FOUNDATION
Chapter 0
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Existing Comprehensive Plan (with proposed changes)
Economic Development
Parke Recreation and Open Space
1
Tu-kwilaLs-Garnwehensive-Plan-a-ke-inG14eles-the-fellowkag-Gption-aelements
identified ae important to thie community:
L
L
Community Image and Identity
Natural Environment
• Shoreline
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Chapter 0
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Existing Comprehensive Plan (with proposed changes)
ROLES AIUII RESPONSIBI ITIES
"
,
"
"
" _ ._ _J (1
..........., r..........
of the Plan" elements, were deleted since they have been accomplished or aro
covered in other parts of the Plan. The issues discussed in "Obstacles to Plan
/1
"
aGGempligheeir
format of other itlrisdictions
Tukwila s entire land area is shown on the Comprehensive 1 and I Ise Man
building intensities and the future population targets for the City,
The basic public right for clean water is a Washington State goal for land u se
planning There i o public potable o� n ate • supply within Tukwila for any
p,�rn�rrr� �-li�v-�w�v*r�v gi �or�-�--�v-r
of the three water providers An emphasis on improved surface water
management means that a greater part of the land area both public and
,
p-Fivate1 1 1
d Duw sh P d Puget Sound, are in�ddeC iolTc{sthrTooughou any
different elements of this Plan
17
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PREFACE / INTRODUCTION and FOUNDATION
Chapter 0
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. ..... .. a.. �..... .... ... p. p.... �.... .. �.....1
......... .... \...,. �... �. ... .., �......... �...... .......b.... �..... .1
houCing and employment through the planning perio1
background reports for each of the elements. These reports and other
refercncee are Iieted in the Related Information eection at the hack of each
clement.
COMPREHENSIVE PLAN MAP
The Growth Management Act also requires that the Plan be internally consistent, and that all elements
be consistent with the future land use map. comprehensive plans to contain a future land use map.
Tukwila's Comprehensive Future Land Use Map, located in the Land Use element, meets State
requirements to identify locations e -for the following land uses: housing, commerce, industry,
recreation, open space, public utilities, and public facilities. Based on inventories, the Countywide Plan
and public input, it was deemed unnecessary for Tukwila to provide for agricultural lands or natural
resource larel-ss. The Future Land Use map sets forth the categories of allowable land uses and
densities for the purpose of directing future development and redevelopment of private and public
property in the City.- It is implemented in large part through the City's official Zoning Map, which is a
regulatory tool. -The Comprehensive Future Land Use Map is contained at the back of this document;
larger maps arc available at the City of Tukwila Department of Community Development and online.
PLAN IMPLEMENTATION
Adopting an updated Comprehensive Plan is the first step toward adjusting and maintainingrcalizing the
City's vision. -The Plan is implemented through policies and strategies listed in the PlanElements, specific
s Based on inventories, the Countywide Plan, and public input, it was deemed unnecessary for Tukwila to provide
designated agricultural lands or natural resource lands.
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PREFACE / INTRODUCTION and FOUNDATION
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strategics identified listed, as well as through adopted functional and special plans developed, and
targeted service programs; and funding priorities established by the City.
Tukwila's implementation program comprises a combination of short-term, mid-term, -and-long-term
and ongoing actions that contribute to the City achieving its c that vision. Actions identified as "short
term" would require up to 5 years, "mid-term" actions require up to 10 years, "long term" actions
require up to 15 years, and "ongoing" actions would be progressively worked on over the years. -A
short-term action could include implementing a Citywide communications plan including language
translation strategies to reach and involve all residents. Other implementing actions could include
amending rent of regulations such as the Zoning Code to align with newly developed policies and State
regulations. Longer -term actions include sub -area planning, facility development, and developing a
Capital Improvement Plan (CIP) that allocates resources to projects that will spur the City's development
in the direction envisioned in the Plan.
Other actions will be taken by the City when required or as resources become available. A successful
Plan is one that can respond to changijged conditions. As changes in land uses, regional trends, or the
economic or environmental climate occur over time, it may be necessary to reassess or modify how to
implement_ing the community's vision may require re assessment. The Comprehensive Plan contains
the policy wording that provides for monitoring, evaluating, and amending the plan as community needs
change. -Comprehensive Plans are allowed to be modified and updated annually between major updates
cycles that occur each decade. -The City will also be obligated to report back to PSRC and King County on
the success it has had (or not had) with implementing its strategies.
City Plans
Many City departments have adopted functional plans that serve to implement the vision, policies,
principles, and guidelines set forth in the Comprehensive plan. -Typically, functional plans are more wide
reaching, but there is a range of more specific plans that also support the Comprehensive Plan's vision.
Examples of some of the City's plans include:
■ Examples of City and special include: ADA Transition Plan
■ Capital Improvement Program, 20
■ Comprehensive Emergency Management Plan (CEMP), every 5 years
■ Comprehensive Sanitary Sewer Plan Update, 2022
■ Comprehensive Water Plan Update, 2022
■ Economic Development Strategy, 2024
■ Green Tukwila 20-Year Stewardship Plan, 2017
■ Hazard Mitigation Plan, 2020
■ Neighborhood Traffic Calming Program, 2022
■ Older Adults Recreational Services Needs Assessment, 2019
■ Parks, Recreation, and Open Space Plan (and Technical Supplement), 2020
■ Public Arts & Culture Master Plan, 2018
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■ Public Facilities Plan, underway in 2023
■ Public Safety Plan, 2016
■ Recreation Program Plan, underway in 2023
■ Residential Streets Prioritization program, 2016
■ Shoreline Master Program, 2020 (DCD)
■ Shoreline Restoration Plan, 2007
■ Stormwater Management Program Plan, 2015
■ Stormwater Pollution Protection Plan, underway in 2023
■ Surface Water Management Plan, 2023 (Public Works)
■ Transit -Oriented Development Housing Strategies Plan, a.k.a., Housing Action Plan, 2021 (DCD)
■ Transportation Plan 2024 (Public Works)
In addition, there are numerous site -specific City plans that the community has developed that reflect
the Comprehensive Plan priorities, including:
■ Community Center Business Plan, underway
■ Tukwila International Boulevard District Plan
■ Tukwila South Plan
■ Southcenter Plans
■ Manufacturing and Industrial Center Plan
■ Teen & Senior Center Protect
■ Tukwila Pond Park Master Plan, 2022
External Agency Plans
External agencies have also developed plans, in conjunction with Tukwila, that implement local and
regional priorities. These agencies include King County and the Tukwila and other School Districts with
facilities in City limits:
■ King County Water Resources Inventory Area 9
■ King County Flood Control District Lower Green River Flood Hazard Management plan
■ King County Flood Hazard Management Plan
These strategic goals arc also guiding the update of the Comprehensive Plan.
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LAND USE
Chapter 3
Comprehensive Plan
PURPOSE
The Land Use Element addresses the major land use issues facing the City of Tukwila over the next 20
years. The element considers the general distribution, location, and intensity of land uses. It provides a
framework for the other elements of the comprehensive plan, setting up connectivity for people of all
ages and abilities between residential areas, viable business districts, and public amenities that are
essential to the community's health and vitality.
The Growth Management Act establishes the Land Use Element as the basis for development
regulations within the City and requires those land use regulations to be consistent with the goals and
policies in this Element. Additionally, the element shall be consistent with Vision 2050 and the
Countywide Planning Policies as described below.
GOALS & POLICIES
Regional Roles and Obligations
GOAL Land Use Policies are consistent with state, regional and county requirements, and
are updated to integrate new information to make informed decisions.
POLICIES
• Monitor and maintain comprehensive plan goals and policies that are consistent
with county -wide and regional planning policies 1
• Provide a consistent population projection throughout the plan, consistent with
King County's sub -county allocation of that forecast for housing needs and
employment targets.'
• Utilize a buildable lands program that meets or exceeds the review and
evaluation requirements of the Growth Management Act. The purposes of the
buildable lands program are:
o To collect and analyze data on development activity, including land supply,
zoning, development standards, land uses, critical areas, and capacity for
residential, commercial, and industrial land uses in urban areas;
1 Department of Commerce Policy LU-1 ([RCW 36.70A.210 WAC 365-196-305)
2 Department of Commerce Policy LU-4 (RCW 36.70A.115, RCW 43.62.035 and WAC 365-196-405(f))
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LAND USE
Chapter 3
Comprehensive Plan
o To determine whether jurisdictions are achieving urban densities and
planned growth consistent with comprehensive plans, countywide planning
policies, and multicounty planning policies; and
o To evaluate the sufficiency of land capacity to accommodate growth for the
remainder of the planning period.3
• Regularly monitor the City's land use plan, development regulations, and
standards to guide progress toward the City meeting its identified growth
targets.'
• Maintain a comprehensive land use map that designates future land use and
urban growth areas.'
Land Use Pattern
Growth
GOAL Growth is actively guided and managed in a way that:
• Preserves and enhances the quality of life and the diverse residential
neighborhoods of the community, and serves them with vibrant business
districts, open space, recreational facilities, affordable housing, and other
supportive land uses;
• Maximizes and leverages public infrastructure investments, including public
transit facilities;
• Protects environmentally critical areas and shorelines; and
• Promotes economic development.
POLICIES
• Promote a pattern of compact development within the City that includes
housing in a range of urban densities, commercial and industrial development,
and other urban facilities, including medical, governmental, institutional,
educational uses and schools, and parks and open space.
• The Tukwila Urban Growth Area will include a mix of uses that are convenient to,
and support, public transportation, in an effort to reduce reliance on single -
occupancy vehicle travel for most daily activities.'
• Develop and use residential, commercial, and manufacturing land efficiently
within the City to create healthy, vibrant, and equitable urban communities that
3 King County Policy DP-20
4 King County DP-21
5 Department of Commerce Policy LU-2
6 King County Policy DP-2 (partial)
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LAND USE
Chapter 3
Comprehensive Plan
Annexation
GOAL
POLICIES
offer a full range of urban services. Promote the efficient use of land within
Tukwila by:
o Focusing housing and employment growth and infill development in areas
such as the City's designated regional centers, transit station areas, and
locally designated local centers consistent with the goals of the Vision 2050
(the Regional Growth Strategy);'
o Optimizing the use of existing capacity for housing and employment;
o Redeveloping underutilized lands, in a manner that considers equity and
mitigates displacement; and
o Coordinating plans for land use, transportation, schools, capital facilities,
and services.$
The annexation process will follow County guidance in a predictable, prescribed
manner.
• Coordinate with King County on Potential Annexation Areas and work to establish
pre -annexation agreements that identify mutual interests and ensure
coordinated planning and compatible development until annexation is feasible.'
• Evaluate proposals to annex or incorporate urban unincorporated land based on
the following criteria, as applicable:
o Conformance with Countywide Planning Policies including the Urban Growth
Area boundary;
o The ability of the annexing or incorporating jurisdiction to efficiently provide
urban services at standards equal to or better than the current service
providers;
o The effect of the annexation or incorporation in avoiding or creating
unincorporated islands of development;
o The ability of the annexing or incorporating jurisdiction to serve the area in a
manner that addresses racial and social equity and promotes access to
opportunity; and
o Outreach to community, the interest of the community in moving forward
with a timely annexation or incorporation of the area.'"
' King County Policy DP-3 and 4 (partial).
8 King County Policy DP-3 (partial)
9 King County Policy DP-27
1" King County Policy DP-30
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LAND USE
Chapter 3
Comprehensive Plan
Essential Public Facilities
GOAL
POLICIES
Essential public facilities are sited in coordination with King County, the State,
and/or other cities and tribes, with consideration being provided for environmental
justice principles that address development of healthy communities for all.
• Ensure that any discussion of siting or expanding essential public facilities or
facilities of regional importance use a process that incorporates broad public
involvement, especially from historically marginalized and disproportionately
burdened communities, and that impacts and benefits are equitably dispersed.'
• Ensure that regional discussions of essential public facilities siting address
climate change, equity, economic, and health impacts to communities12
A Healthy and Equitable Community
GOAL
POLICIES
Tukwila offers a land use pattern, scale, and density that supports walking, biking,
and transit, providing access to goods, services, education, employment, recreation,
and culturally appropriate and nutritious food.
• Increase access to healthy and culturally relevant food in communities
throughout the City by encouraging the location of healthy food purveyors, such
as grocery stores, farmers markets, urban agriculture programs, and community
food gardens in proximity to residential uses and transit facilities, particularly in
those areas with limited access to healthy food.13
• Adopt land use and community investment strategies that promote public
health and address racially and environmentally disparate health outcomes and
promote access to opportunity. Focus on residents with the highest needs in
providing and enhancing opportunities for employment, safe and convenient
11 PF-24 (partial), with Policies 15.2.1 and 15.2.2 (partial)
12 PF-25 and Policy 15.2.3 (partial)
13 King County Policy DP-8 (see also food policies in Community Character Element)
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daily physical activity, social connectivity, protection from exposure to harmful
substances and environments, and housing in high opportunity areas. 14
• Evaluate the potential physical, economic, and cultural displacement of
residents and businesses near high -capacity transit station areas, particularly for
Black, Indigenous, and other People of Color communities; immigrants and
refugees, low- income populations; disabled communities; and other
communities at greatest risk of displacement. Use a range of strategies to
mitigate identified displacement impacts. 15
• Mitigate potential displacement from City Actions through communication and
collaboration with existing tenants, business and property owners, and seek to
replace lost commercial and residential spaces within redevelopment.
• Emphasize preserving and replacing affordable housing in redevelopment.
• Mitigate new dense residential development from major sources of
environmental pollutants to the extent possible.
• Link commercial areas located within approximately one -quarter -mile of
residential areas with high -quality pedestrian and bicycle access facilities. 16
• Encourage facilities and improvements that support transit use in new
development, redevelopment, and street projects. 17
• Encourage development in a manner that supports physical activity of
community members.18
• Adopt land use and community investment strategies that promote public
health and address racially and environmentally disparate health outcomes and
promote access to opportunity. Focus on residents with the highest needs in
providing and enhancing opportunities for employment, safe and convenient
daily physical activity, social connectivity, protection from exposure to harmful
substances and environments, and housing in high opportunity areas. 19
• Reduce greenhouse gas emissions through land use strategies that promote a
mix of housing, employment, and services at densities sufficient to encourage
walking, bicycling, transit use, and other alternatives to auto travel, and by
locating housing closer to areas of high employment. 20
Land Use Compatibility and Nuisances
14 King County Policy DP-6
15 King County Policy DP-34
16 2015, Policy 7.6.1
17 2015, Policy 1.6.4
18 Department of Commerce Policy LU-3 (RCW 36.70A.070(1) and WAC 365-196-405(2)(j))
19 King County Policy DP-6
20 King County Policy DP-5
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GOAL:
POLICIES
Land uses within and adjacent to the city are located and managed in a way that
mitigate nuisances and health impacts to residents, workers, and businesses within
the City of Tukwila.
• Coordinate with neighboring cities, tribal governments, the Port of Seattle, King
County, and other related entities to avoid or mitigate the potential cross -border
impacts of urban development and encroachment of incompatible uses."
• Consider regulations, design choices, infrastructure investments, or other
measures as appropriate to address major noise impacts to residents, workers,
and businesses.22
• Encourage increased residential density in areas with limited noise impacts.
• Avoid locating land uses and infrastructure that produce unhealthy noise levels
in residential areas.23
• Work with the Port of Seattle, King County Airport, and the Federal Aviation
Administration to decrease adverse noise effects of airport operations on
Tukwila and its residents.24
• Ensure that zoning designations discourage the siting of incompatible uses
adjacent to general aviation airports, and that proposed development adheres
to Environmental Protection Agency and Federal Aviation Administration
standards.25
Tukwila South
Quality Development
GOAL
POLICIES
Subareas in Tukwila
Tukwila South becomes a regional destination, developed with high -quality mixed
use, office, retail and residential uses, while protecting the environment and
providing recreational opportunities.
21 King County Policy DP-23
22 2015, Policy 7.8.1 (partial)
23 2015, Policy 7.8.4
242015, Policy 7.8.6
25 Department of Commerce Policy LU-9 and 2015 7.8.7 9 (partial). [RCW 36.70A.510, RCW 36.70.547 Note: The plan
(and associated regulations) must be filed with the Aviation Division of WSDOT. WAC 365-196-455]
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• Implement the long-term vision and master plan for Tukwila South in order to
create a more cohesive development pattern, versus developing the property on
a parcel -by -parcel basis.26
• Design infrastructure to accommodate increased employment and residential
density over time.27
• Encourage development in Tukwila South to have internally integrated districts
and uses, in addition to external connections to neighboring and regional
assets. 28
• Construct a comprehensive amenity system in Tukwila South that leverages the
area's assets. 29
Tukwila International Boulevard District
GOAL The Tukwila International Boulevard (TIB) District is a thriving, walkable, well-
rounded neighborhood and a desirable place to live, work, shop, worship, or play.3o
GOAL At key locations on TIB, there are well -designed, pedestrian -oriented mixed -use
centers or "nodes" with distinct character.31
GOAL Transition Tukwila International Boulevard from an auto dependent former state
route toward a pedestrian focus corridor through road diet, enhanced pedestrian,
and other traffic calming measures.
POLICIES
• Continue to focus redevelopment efforts on carefully chosen "nodes" of more
intensive development along TIB to maximize the impact of the City's
investments, create momentum, and foster faith in the vision for the TIB
district.32
Tukwila Village and Transit Oriented Development Nodes
• Ensure that the master plans for the Tukwila Village and TOD nodes encourage
and incentivize the redevelopment of large parcels, promote assembly of
smaller parcels, and identify opportunities for shared parking, pedestrian
26 2015, Policy 9.1.1
27 2015, Policy 9.1.2
28 2015, Policies 9.1.3 & 9.1.4
29 2015, Policy 9.1.5
3° 2015, Policy 8.1
31 2015, Goal 8.2
32 2015, Policy 8.2.1
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linkages, and subregional infrastructure needs, such as surface water and
recreation.33
• Focus master planning for the nodes on non -auto -oriented uses. Emphasize
good pedestrian experiences and connections to nearby residential areas,
businesses, and amenities.34
• Ensure that the Zoning Code and design guidelines support the types of
development envisioned in the nodes.35
Tukwila Village Node: South 144th and TIB
• Designate this area for an attractive, walkable, locally -oriented mix of uses,
including multifamily residential, neighborhood -serving retail and services,
restaurants, civic and social gathering spaces, and other people -intensive and
customer -oriented activities that build on the Tukwila Village project.
• Generate high levels of foot traffic vital to the success of the node by attracting
an "anchor" that draws customers and allows them to park once and walk to
adjacent retail.36
Tukwila Village Node: Transit -Oriented Development (TOD) Node at Tukwila
International Boulevard Station
• Designate this area for a more intensive, transit -oriented mix of mid- to high-rise
office, multifamily residential and hospitality uses and services, with structured
parking that builds on the momentum of the Tukwila International Boulevard
Station's proximity to SeaTac Airport and generates jobs for the community.37
• Identify and promote an "identity" for the area around the Tukwila International
Boulevard Station that is distinct from other stations along the LINK light rail
alignment.38
• Optimize opportunities for transit -supportive redevelopment in and around the
station by partnering with the City of SeaTac and Sound Transit to shape TOD
policies and practices in the master plan.39
Outside the Nodes: Land Use in Commercial and Multifamily Areas
33 2015, Policy 8.2.7
34 2015, Policy 8.2.8
35 2015, Policy 8.2.9
36 2015, Policy 8.2.3
37 2015 Policy 8.2.4
38 2015 Policy 8.2.5
39 2015 Policy 8.2.6
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• On commercial properties along or near TIB, allow:
o a diverse mix of uses, including residential, commercial services, office,
recreational and community facilities. Allow limited new retail in the TIB
area outside the nodes; once the nodes are established, expand
opportunities for retail outside the nodes.40
o allow those types of light industrial uses that require hands-on labor and
operate in such a manner that minimal nuisances are created, and the scale
of such activities does not conflict with the TIB District vision of a walkable,
pedestrian -oriented neighborhood.41
• Allow stand-alone multifamily residential buildings outside of the nodes.42
• Encourage new commercial construction rather than converting existing
residential structures to commercial uses.43
• Encourage the redevelopment of commercial properties fronting TIB by allowing
the aggregation of residentially zoned parcels with commercially zoned parcels
fronting TIB, where such action:
o expands small and/or irregularly shaped commercial districts that can't be
redeveloped per the overall goals for the area,
o encourages redevelopment of non -conforming use sites; and
o fronts and orients any commercial uses toward TIB.
• Encourage the aggregation of commercially -zoned properties fronting TIB with
adjacent commercially -zoned properties to enhance the opportunities for
redevelopment.44
TIB as a Main Street: Street Design
GOAL
POLICIES
The Tukwila International Boulevard roadway is a "main street" serving as the
central spine of the TIB neighborhood. Rather than moving traffic "through" the
area, TIB is a "to" place, with slower speeds, better crosswalks, and on -street
parking. TIB is a connector, not a divider. It strengthens the links among residents,
schools, and businesses to foster a healthy, sustainable, and desirable
neighborhood.4s
4° 2015 Policy 8.2.10
41 2015 Policy 8.2.11
42 2015 Policy 8.2.12
43 2015 Policy 8.2.14
44 2015 Policy 8.2.17
45 2015 Goal 8.3
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• Lower vehicular speed on TIB by adding traffic signals, pedestrian bulbs at
intersections, on -street parking, and increasing the number of landscaped
medians.46
• Provide additional signalized crosswalks to increase convenience and safety.
Carefully chose east/west pedestrian crossings to align with public amenities,
activity areas, and planned development projects.47
• Invest in paving and other traffic calming features at crosswalks to increase
pedestrian visibility and safety, and enhance the identity of the TIB
neighborhood.48
TIB as a Main Street: Street Design
GOAL
POLICIES
The TIB District is a unique destination whose urban design and built form
encourages people to prioritize pedestrian safety and comfort, explore the
neighborhood, and enhance their quality of life.49
• Combine standards for parking placement with building site layout to achieve
the compactness of a consistent building wall and pedestrian orientation along
streets within the TIB District, where appropriate.'
• Use incentives to encourage commercial businesses and residential buildings to
create a continuous building wall along the street edge and locate a primary
entrance from the front sidewalk, as well as from off-street parking areas, in the
TIB District where buildings are not required to locate at the back of sidewalk.
Where buildings are required to locate at the back of sidewalk, require a primary
entrance on or adjacent to the front sidewalk.'
• Fence exterior storage and sales areas with high -quality materials to support a
visually pleasing environment without restricting connectivity and walkability;
limit use, size and location of metal security and other fencing, and require
concealment with appropriate landscaping.'
46 2015 Policy 8.3.1
47 2015 Policy 8.3.2
48 2015 Policy 8.3.3
49 2015 Goal 8.4
5° 2015 Policy 8.4.1
51 2015 Policy 8.4.2
52 2015 Policy 8.4.3
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LAND USE
Chapter 3
Comprehensive Plan
GOAL
POLICIES
TIB parking requirements are based on urban, rather than suburban, densities and
needs and balance the need for parking with TIB urban design goals and policies
that encourage transit use and walking.53
• Recognize that parking needs will generally be less for uses in close proximity to
transit and along neighborhood shopping streets because many shoppers will
arrive on foot, by transit, or bicycle. 54
• Explore the potential for shared parking facilities for transit riders in
developments within one-half mile walking distance of the Tukwila International
Boulevard Station.55
Walkability and Connectivity
GOAL
A larger network of streets, sidewalks, trails, and other public spaces throughout the
TIB District supports community interaction; connects neighborhoods, commercial
areas, civic areas, and destinations; and improves community health. The TIB
District's circulation network makes the neighborhood a great place to walk,
provides mobility and safety for all users, encourages walking, bicycling, and use of
public transit, and supports the envisioned land uses.56
• Establish a more walkable and connected street network throughout the TIB
District by investing in public sidewalks and requiring private redevelopment
projects to organize site plan elements to allow for through connections.57
• Consider supplemental and TIB District -specific micro -mobility transportation
systems, such e-scooters and bike share58.
• Work with transit agencies to expand transit service throughout the TIB
District.59
Community Texture and Diversity
53 2015 Goal 8.5 (modified)
54 2015 Policy 8.5.1
55 2015 Policy 8.5.2
56 2015 Goals 8.6
57 2015 Policy 8.6.1
58 2015 Policy 8.6.2
59 2015 Policy 8.6.3
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Chapter 3
Comprehensive Plan
GOAL
POLICIES
The TIB District takes pride in the ethnic and economic diversity of the community.
TIB has an authentic main street character that promotes the District's many
positive attributes and draws local and regional visitors.60
• Strive to attract and retain locally owned and operated stores, especially
specialty food stores, ethnic restaurants, service providers, and neighborhood -
serving shops such as hardware stores.61
• Activate public and private community gathering spaces with temporary events
including food, art, music, pop -ups, and activities that leverage nearby assets,
such as schools and cultural facilities, and reflect the international, multicultural
character of the TIB area. 62
• Create a central space for permitted food trucks, pop -ups, and a farmer's
markets where residents and visitors will gather and sample the multicultural
flavor of the TIB area.63
GOAL The TIB District has stable neighborhoods, and residents and businesses that are
actively engaged in improving the quality of life in the area.64
POLICIES
• Encourage private landowners to maintain and upgrade their property to protect
the neighborhood from adverse impacts of vacant and underutilized sites and
blighted buildings and structures.65
• Identify and support "champions" or leaders in the business community who will
carry the vision for the TIB area, and build community interest and commitment
among diverse stakeholders.66
• Strengthen the City's engagement with the area's business community, and
cultivate the success of the entrepreneurs and small businesses, including
businesses owned by refugees, immigrants and non -fluent English speakers.fi7
GOAL The TIB District is one of the safest places in South King County.68
POLICIES
60 2015 Goal 8.7
61 2015 Policy 8.7.1
62 2015 Policy 8.7.2
63 2015 Policy 8.7.3
64 2015 Goal 8.8
65 2015 Policy 8.8.1
66 2015 Policy 8.8.2
67 2015 Policy 8.8.3
68 2015 Goal 8.9
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Comprehensive Plan
• Continue working with Sound Transit to reduce crime at the Tukwila
International Boulevard Station.69
• Work with community to identify and address safety concerns in TIB District.
Public and Private Investment
GOAL Public and private investment in the TIB District has sparked additional project and
business success and increased the overall pace of redevelopment. 70
POLICIES
• Invest public funds in the infrastructure and public amenities necessary to
catalyze private investment, stimulate the location of businesses and housing,
and create an attractive neighborhood.'
• Invest public funds strategically to acquire and assemble substandard parcels, to
remove blighted uses, or make current land holdings more developable.'Z
• Continue to form public/private partnerships and leverage private investment
through incentives, and limited large-scale development agreements where
appropriate 73
• Consider using City funding and City -owned property to offset development
costs of market rate housing in "pioneering" residential or mixed -use projects."
• Utilize developer incentives and funding strategies that would attract uses
desired by the community, improve a project's performance, and make
redevelopment financially attractive to developers.'s
• Identify barriers to development in TIB and use available tools, including MFTE,
zoning reform, parking reform, etc., to eliminate barriers and encourage new
development supporting community needs.
• Encourage coordinated stormwater detention and treatment for several
properties as opposed to multiple individual systems, when possible, to provide
more effective stormwater management, greater environmental benefit, and
cost efficiency.76
• Emphasize self-sustaining, living wage employment opportunities within the
District."
69 2015 Policy 8.9.1
70 2015 Goal 8.10
71 2015 Policy 8.10.1
72 2015 Policy 8.10.2
73 2015 Policy 8.10.3
" 2015 Policy 8.10.4
75 2015 Policy 8.10.5
76 2015 Policy 8.10.6 (will reference in Utilities/Natural Environment elements, as appropriate)
77 2015 Policy 8.10.7 (will reference in Economic Development )
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