HomeMy WebLinkAboutCOW 2024-09-23 Item 4 & 5A - Public Hearing - Attachment C: 2024-2044 Comprehensive Plan UpdateATTACHMENT C
DRAFT
Tukwila Comprehensive Plan
Elements
Introduction
Community Character
Land Use
Regional Centers
Housing
Economic Development
Natural Environment
Shoreline
Parks, Recreation, and Open Space
Utilities
Capital Facilities
September 23, 2024
DRAFT
.iNtl'GdNCt%GN
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.
Introduction
September 2024
DRAFT
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.
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.
• Implementation strategies listed in the Plan elements provide direction on how
the Plan's policies will be acted upon by the city and community. The strategies
note which city department/s or outside group/s is responsible for the action and on
what timeline. Not all policies include implementation strategies, and some
strategies may support multiple policies. Within five years of Plan adoption, the
City will report back to King County and the Puget Sound Regional Council on how
well it did in completing the short term strategies (i.e., those identified as being
completed within 5 years) to which it committed.
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
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
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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.
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
GMA BASICS: PLANNING PYRAMID
State- Growth Mane
Multi-coun
King County— CountyxidD plainiig Policies
Tukwila Comprehensive Plan
Tukwila development Rules
Project Revi llr
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
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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.
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 had 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. Approximately47
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.
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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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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 11 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
• Utilities Space
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.
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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
Rev
em tation,
on, Moni ing
Plan Adoption
it� /Identify Action Steps - Policies
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fi Land Use Map and UGA
Develop Goals and Policies
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Inventory Assessment - Assets and Deficits
Land capacity analysis, CA identification, CFassessment
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:
Goal Four:
Goal Five:
A Community of Inviting Neighborhoods & Vibrant Business
Districts
A Solid Foundation for All Tukwila Residents
A Diverse & Regionally Competitive Economy
A High -Performing & Effective Organization
A Positive Community Identity & Image
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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
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
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engagement events and activities has been folded into the goals and policies identified in
the 2024-2044 Comprehensive Plan.
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.
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 19`h- and early 20`h- 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
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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
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.
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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. 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 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
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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.
• 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.
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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.2 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.
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.
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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:
• ADATransition Plan, 2016
• Capital Improvement Program, 2023-2024
• Comprehensive Emergency Management Plan (CEMP), every 5 years
• ComprehensiveSanitary Sewer Plan Update, 2023
• Comprehensive Water Plan Update - 2015, 2022
• Economic Development Strategy
• Green Tukwila 20-Year Stewardship Plan
• King County Regional Hazard Mitigation Plan, 2020-2025
• Neighborhood Traffic Calming Program: Top-10 Recommended NTCP Projects),
2022
• Older Adults Recreational Services Needs Assessment, 2019
• Parks, Recreation, and Open Space Plan, 2020 (and Technical Supplement, 2019)
• Public Arts & Culture Master Plan, 2018
• Public Facilities Plan, underway in 2023
• Recreation Program Plan, underway in 2023
• Residential Streets Prioritization program, 2016
• Shoreline Master Program, 2020
• Shoreline Restoration Plan, 2007
• Stormwater Management Program Plan - 2015
• Stormwater Pollution Protection Plan, underway in 2023
• Surface Water Comprehensive Plan - 2013
• Transit -Oriented Development Housing Strategies Plan, a.k.a., HousingAction Plan,
2021
• Transportation Plan, 2024
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 Project
• Tukwila Pond Park Master Plan, 2022
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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
■ Highline Water District Pan
■ King County Water District #125 Nan
■ King County Water District #20 Plan
■ Valley View Sewer District Plan
■ City of Seattle Plans for Water and Sewer Service
■ Etc.
1 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 has been eliminated and its content consolidated into
the newly named Community Character element (formerly the Community Image and Identity
element). The Community Character element will also include information from the Residential
Neighborhoods element.
2 Based on inventories, the Countywide Plan, and public input, it was deemed unnecessary for Tukwila to
provide designated agricultural lands or natural resource lands.
Introduction
July 2024
I - 1 5
DRAFT
Commatiity CaarActer
WHAT YOU WILL FIND IN THIS CHAPTER:
• A basic framework that celebrates Tukwila's history, builds on its diversity, and
fosters civic engagement while accommodating growth that furthers the
community's vision;
• A discussion of issues that shape Tukwila's identity and describe the community's
vision for safety and security, healthy living, communication, and public
engagement;
• Goals and policies for promoting the positive community character envisioned; and
• Goals, policies, and strategies to achieve a stronger community and expand
regional opportunities
PURPOSE
The Community Character element establishes the framework that celebrates the City's
history and environment — both physical and social. The community's character reflects
both the values placed on the views of Mt. Rainier, the Cascades, and the Green/Duwamish
River system, but also the social values surrounding the community's diversity and vision
for compassion and support, governmental responsiveness, civic engagement, and the
components that are essential to making Tukwila a safe, secure, successful, forward -
looking community.
ISSUES
Tukwila is an economically and geographically unique community. It has a large proportion
and expanse of commercial and industrial activity compared to the amount of residential
development.
It is divided into distinct areas by freeways and crisscrossing arterials, with the
Green/Duwamish River winding throughout the entire length of the City. The hillsides and
valleys in the area further split the City into numerous, almost disconnected segments.
Local streets and major arterials do not follow a predictable grid pattern. Large industrial
and commercial developments, together with associated parking, tend to dominate the
City's landscape when seen from freeways and major arterials. This persists as the overall
image of the City despite the community's many areas of quiet residential streets and
abundant vegetation. This geology also contributes to a sense of division between
neighborhoods, resulting in the challenge of developing solutions that serve all the
residents.
Community Character CC - 1
July 2024
DRAFT
Spectacular views of Mount Rainier, the Cascade Mountains and even the Seattle skyline
are available from many hillsides around the City. In addition, numerous streets run along
the hillsides and afford sweeping vistas of land and greenery. And finally, the
Green/Duwamish River and Tukwila Pond could serve as prominent and dramatic elements
of the community's image and identity. The potential of these two natural features as
unique amenities has yet to be fully realized.
Despite the region's wealth and the ongoing investments in public and human services,
inequity persists and has in some cases expanded. Historical data has consistently
revealed disparities in social, educational, health and economic outcomes based on race,
income, and other factors. Tukwila's community, similar to other South King County cities,
has experienced lower incomes, less educational attainment, higher rates of chronic
disease and morbidity, and a higher percentage of residents needing human services
assistance.
Tukwila's high numbers of immigrants, refugees and their children may struggle as they
seek employment or services or when in the classroom, trying to learn English while
receiving limited support for their home language and culture. Long-time residents,
including minorities, seniors, adults, and families, may face challenges in meeting basic
needs.
Historic Preservation and Cultural Awareness
While Tukwila has a rich history that has involved farming, the river, rail transportation and
the development of the aircraft industry, there are few visible indications of its earlier days.
With the exception of the Museum of Flight, the Duwamish Hill Preserve and some
interpretive markers along the Green/Duwamish River, there are no explanations or
celebrations of the major features of the community's heritage, such as the Interurban rail
line. Only a few places are given any degree of commemoration with respect to their role in
the history and growth of Tukwila.
Due to Tukwila's location on the Green/Duwamish River, the area has been home to many
Native American settlements and plays an important role in local Native American culture.
Development along certain portions of the river has exposed artifacts from the days when
Native Americans travelled the river and camped along its banks. These artifacts require
protection from future development, and improved interpretation so that the public can
appreciate their origin and significance. The Muckleshoot Tribe continues to be actively
involved in preserving and improving the habitat quality of the Green/Duwamish River.
Native American Culture and Settlement in Tukwila Area
This section will be completed before the plan is finalized.
Community Character CC - 2
Spetember 2024
DRAFT
Cultural Diversity
Tukwila's demographics have changed significantly in the nearly 30 years since the original
Comprehensive Plan was adopted. Similar to changes seen throughout all South King
County, Tukwila has become home to a diverse mix of people from many backgrounds and
countries. Our challenge is to create a community where residents — including both the
long-term and the recently -arrived, with varied backgrounds, traditions, languages, and
countries of origin —feel connected and committed to each other, their neighborhoods,
their community groups and organizations, and to the City as a whole.
Many people feel involved in their own piece of Tukwila, be it a block, a neighborhood, a
business park or a particular linguistic, cultural or interest group. In planning for the whole
community, Tukwila has sought to ensure that its planning efforts provide a shared sense of
belonging and involvement in Tukwila as a whole. To achieve that, the City has conducted
culturally appropriate and language -specific approaches to encourage participation in City
planning efforts that include the development of the City's Strategic Plan (2012), as well as
the City's Comprehensive Plan.
City Boundaries
There is little sense of entering or leaving either the community as a whole or individual
neighborhoods, because in many areas the City limits are irregular or do not coincide with
natural boundaries. In addition, Tukwila's growth through petitioned annexations has
created certain boundary anomalies:
• The border configuration between Tukwila and Seattle in the King County Airport
area, in which the boundary crosses Interstate 5 more than once and splits certain
industrial properties, creates a number of jurisdictional issues, including police
response.
• On the southwest, the boundary between Tukwila and SeaTac crosses Interstate 5
and other streets in several places, creating difficulties for the reasonable provision
of services. With major expansion largely ended, there is an opportunity to make
Tukwila's size and extent more visible by providing identifiable boundary markers.
Commercial Development, Urban Design, and Safety
Previous planning strategies noted that residents and businesses want a safe and visually
attractive community. The design of residential and commercial development is key to
accomplishing this goal. Visually attractive development occurs through the application of
design criteria that are functional, attractive, and safe. Safe and visually attractive
communities are also achieved through the enforcement of existing standards.
City planning and investment in infrastructure promotes safe, attractive neighborhoods and
business districts, and supports and enhances Tukwila's position as a major shopping and
employment center. Areas of focus include making the City more accessible for bicyclists
and walkers, and engaging residents and businesses in setting expectations for how
Tukwila's public and private spaces will look.
Community Character CC - 3
Spetember 2024
DRAFT
Perceived or actual lack of safety and security can hinder both individual and community
development and feelings of well-being. The City continues to seek opportunities to
collaborate with the whole community to reduce and prevent crime and enhance the
overall sense of safety and security.
Security also extends to emergency planning for natural and man-made emergency events,
such as earthquakes, terrorism, or the effects of climate change. The City anticipates and
has planned for these types of situations through efforts such as its Comprehensive
Emergency Management Plan, and Continuity of Operations Plan. Strategies that enhance
public safety and security will ultimately strengthen the community.
Healthy Living and Parks, Recreation and Open Space
The urban form — including the infrastructure and built environment — affects the health of
residents and workers, as well as the overall community identity. The proximity of trails,
sidewalks for safe walking, transit connections to reduce the use of single -occupant
vehicles that contribute to air pollution, the availability of recreation programs, and access
to healthy and affordable food choices all contribute to the health of a community.
The importance of providing healthy living choices is reflected throughout the
Comprehensive Plan especially in this element, as well as in the Parks, Recreation and
Open Space, Economic Development, and Transportation elements.
In the past, community members have consistently expressed their desire for better access
to recreational opportunities, safer routes to schools for children, and better access to
affordable, good quality food, including fresh fruits and vegetables. The U.S. Department of
Agriculture identified Tukwila ad "food desert," based on its definition that Tukwila's low-
income census tracts show a significant number of residents are located more than one
mile from the nearest supermarket.
Expanding access to healthy food and providing job training opportunities is an important
City goal. The City will continue to seek out opportunities to ensure that community
members have access to hands-on vocational training that provides the opportunity to
become better integrated into local communities and economies.
Community Image
Tukwila's image, as perceived within the community and region and portrayed by the
media, is often at odds with its many positive attributes. The City faces challenges in
shifting negative perceptions about public safety and crime to create and communicate an
image that better reflects reality, engages residents, and attracts visitors and businesses.
Communication and Involvement
Meetings at City Hall, printed mailings and website articles often have been used to inform
citizens about issues and events and solicit their opinions and involvement in City affairs.
Community Character CC - 4
Spetember 2024
DRAFT
While these methods are effective with some people, a broader approach is necessary to
communicate to the full community. Some Tukwila residents may choose to be involved in
City activities, while others may not be involved or represented due to cultural differences,
language issues, age, economic status, or lack of time or awareness. Diverse communities
may require the use of new methods of communication and engagement.
City processes and regulations that seem confusing and difficult for the public may present
an additional obstacle to clear communication and engagement between the community
and the City. A key challenge is developing communication tools that are clear, effective,
and appropriate, so that all residents are aware of and can choose to participate in the
processes and decisions that affect them. Communication within and across City
departments is crucial for developing a coordinated approach to problem -solving.
Regional Opportunity and Role
Many issues that the City faces are not exclusive to Tukwila and are prevalent throughout
the region. City representatives participating in various regional forums can both drive and
support policy and strategy that benefits Tukwila. The City's activities in regional
partnerships can help it achieve its long-term goals.
For example, the City's Human Services program has long engaged with other cities and
King County to craft more efficient ways to plan and deliver services and provide strategic
direction about how the County allocates funds for housing and community development.
Emergency Management staff participate in multiple regional planning efforts, including
maintaining the Regional Coordination Framework so that resources can be shared
between jurisdictions and efficiencies gained. Community Development staff are involved
with inter -jurisdictional groups to analyze, develop, and share data, policies, and
standards. Participation by elected officials in local, regional, Statewide, and national
organizations provides many benefits, including education on emerging issues and forging
valuable partnerships.
GOALS AND POLICIES
Overall Community Design
GOAL 1
POLICIES
Policy CC-1.1
A community of inviting neighborhoods and vibrant business
districts that are visually attractive, draw visitors, add value to
the community and encourage people to walk, bike and use
transit.'
Encourage the creation of locations and facilities where residents of all
ages and cultures can gather for activities and events, such as public
markets, parades, and festivals, including those that are representative
of the City's diverse population.2
Community Character CC - 5
Spetember 2024
DRAFT
Policy CC-1.2
Policy CC-1.3
Policy CC-1.4
Policy CC-1.5
Policy CC-1.6
GOAL 2
Policy CC-2.1
Policy CC-2.2
Policy CC-2.3
Policy CC-2.4
Policy CC-2.5
Capitalize on the potential that public projects, arts, and cultural
facilities have for serving as symbols of the community, catalyzing local
development, and contributing to a unique sense of place within a
neighborhood.'
Expand the system of incentives, tools, and supports that encourage
investment in and maintenance of private and public spaces.'
Encourage placemaking through creative use of signage, art, landmark
designation and improvement, and streetscape improvements.'
Require that sites have adequate lighting and are designed using crime -
reduction principles to increase safety.
Seek opportunities to integrate public art into public improvements.
Design streets to create a cohesive network, including
continuous non -motorized improvements that connect to the
surrounding business and residential neighborhoods and
enhance the visual quality of the community.
Where appropriate and feasible, provide lighting, seating, landscaping,
and other amenities for sidewalks, walkways, and trails.
Provide street lighting where needed and appropriate based on
neighborhood context to improve visibility and safety while minimizing
light/glare spillover.
Maintain, improve, and expand distinctive gateway features located at
freeway off -ramps and at City limit lines where they cross major arterial
streets; use graphics, orientation maps, informational signage, lighting,
specimen trees, plantings with seasonal color, artwork, monument
forms, or combinations thereof.
Promote the planting of street trees and other landscaping standards to
enhance corridor appearance, neighborhood identification and
streetscape unity.
Where possible, encourage developments to include pedestrian
weather protection, see -through glass, and distinctive rooflines in new
and redeveloped building facades.
Community Character CC - 6
Spetember 2024
DRAFT
Tukwila's Past, Present, and Future
GOAL 3
POLICIES
Policy CC-3.1
Policy CC-3.2
GOAL 4
POLICIES
Paleontological and archaeological artifacts and sites with
cultural and Native American significance are protected and
preserved.'
Ensure that the potential for the existence of paleontological and
archaeological sites is considered during development of new
construction projects.'
Identify and protect archaeological resources and culturally significant
sites and develop interpretive information that fosters public
appreciation of historical traditions and practices.'
A heritage conserved and interpreted so that Tukwila's citizens
recognize connections with the past and celebrate the diverse
cultures represented in the community today.10
Policy CC-4.1 Identify, protect, and designate historically significant properties,
structures and sites."
Policy CC-4.2 Provide prominent public art and interpretive markers that celebrate the
City's history of important buildings, sites, events or persons.'Z
Policy CC-4.3 Establish a process for providing incentives for the preservation and
reuse of historic landmarks.13
Policy CC-4.4 Develop and implement plans, projects, and programs to protect and
promote the historical legacy of the Green River Valley and its natural and
built environment.14
Policy CC-4.5
The Tukwila Arts Commission shall ensure that Tukwila's
characteristics, such as its history and cultural diversity, are considered
in public art projects.15
GOAL 5 The Tukwila community is proud of its cultural diversity,
distinctive identity, and unique character.16
Community Character CC - 7
Spetember 2024
DRAFT
POLICIES
Policy CC-5.1 City staff and leaders seek opportunities to generate positive media
coverage of the community and its attributes."
Policy CC-5.2 Promote Tukwila's international diversity as a strength.'$
Policy CC-5.3 Actively promote community engagement of all sectors of the City's
diverse population using a wide range of innovative methods responsive
to variety of communication requirements.19
Policy CC-5.4 Encourage and support communities in celebrating, preserving, and
transmitting their traditions through cultural and heritage activities and
education.20
Policy CC-5.5 Develop programs and City-wide events to celebrate the City's cultural
diversity.21
Policy CC-5.6 Enhance linkages with the school districts serving Tukwila to recognize
and support the strengths of Tukwila's multi-lingual student body.22
GOAL 6
POLICIES
Policy CC-6.1
Policy CC-6.2
A healthy community where active living and access to
affordable, culturally appropriate, and nutritious food is
available to all.23
Encourage the development of public, private and non-profit
partnerships to support the goal of healthy eating and active living,
including education and awareness.24
Develop and implement a communication plan and Healthy Tukwila
website with information and links about healthy eating, active living,
and related topics — including strategies for reaching communities who
do not speak English or use computers (e.g., translated written as well
as verbal).25
Policy CC-6.3 Provide healthy and culturally appropriate food and beverages in City
programs and facilities to promote healthy eating habits.26
GOAL 7 Food security, local food production and public health are
promoted.27
Community Character CC - 8
Spetember 2024
DRAFT
POLICIES
Policy CC-7.1 Explore incentives or regulatory changes to encourage location of
healthy food purveyors in underserved areas.28 29
Policy CC-7.2
Support the Tukwila Food Pantry and other organizations that help
provide food assistance to low-income residents so that all families,
seniors, schools, and community— based organizations are able to
access, purchase and increase intake of fresh fruits, vegetables, and
other nutritious foods. 30
Tukwila Government - Service to the Community
GOAL 8
POLICIES
Provide a high -performing, service- and results -oriented
government that works with citizens, citizens groups,
institutions, and service providers to recognize and solve
problems within the community.31
Policy CC-8.1 Implement the human services strategic approach and program to
support a solid foundation for all Tukwila residents, by providing high -
quality services and actively collaborating with service providers to help
meet basic needs and job readiness, including:
• Safety net for urgent and basic needs,
• Positive and healthy relationships,
• Support for self-sufficiency, and
• Information referral.32
Policy Change recommended in comment received at Public Hearing (from Tukwila
Human Services Department)
Policy CC-8.1
Support Implement the City's human services strategic approach anc
program in providing to support a solid foundation for all Tukwila
residents through by providing high -quality services and actively
collaborating with service providers to help meet basic needs and job
readiness, including:
• Safety net for urgent and basic needs,
• Positive and healthy relationships,
• Support for self-sufficiency, and
• Information referral (and system navigation).33
Policy CC-8.2 Enhance and encourage effective partnerships across City departments
and with providers to meet community needs.34
Community Character
Spetember 2024
CC-9
DRAFT
Policy CC-8.3
Policy CC-8.4
Policy CC-8.5
Policy CC-8.6
Policy CC-8.7
POLICIES
Ensure that land use, urban design, transportation, economic
development, and other policies, plans and projects in Tukwila consider
human services impacts, and benefit existing and future populations in
an equitable manner.35
Promote health, safety, and quality of life through responsive and
responsible investment of public funds in social and human services.36
Enable culturally and linguistically appropriate equitable access to
programs and services and help connect residents to service options,
particularly for those most disproportionately cost -burdened or
historically excluded.37
Adopt and use an equity impact review tool when developing plans and
policies to test for outcomes that might adversely impact Black,
Indigenous, and People of Color communities; immigrants and
refugees; people with low incomes; people with disabilities; and
communities with language access needs. Regularly assess the impact
of policies and programs to identify actual outcomes and adapt as
needed to achieve intended goals.38
Involve community groups especially immigrant, Black, Indigenous, and
People of Color communities continuously in planning processes to
promote civic engagement, government accountability, transparency,
and personal agency.39
Communication and Engagement
Policy CC-8.8 Use frequent and open communication and collaboration as an
operating principle in all affairs of the City.40 41
Policy CC-8.9 Design and implement processes and programs to be user-friendly for
the public and efficient for City staff.42
Policy CC-8.10 Strengthen the City's ability to engage with diverse populations within
the community, particularly those that do not participate in traditional
formats, by using a variety of participation techniques to reach all
segments of the population.43
Policy CC-8.11
Build meaningful and trusting connections between the City and the
diverse communities that make up the broader Tukwila community to
foster their participation and involvement in City affairs and decision -
making processes.44
Community Character CC - 10
Spetember 2024
DRAFT
Policy CC-8.12
Encourage the participation of dedicated, community -oriented
volunteers on City boards and commissions, striving to achieve a broad
and balanced representation of members from the entire community.45
Safety, Security, and Emergency Preparedness
Policy CC-8.13
Policy CC-8.14
Policy CC-8.15
Policy CC-8.16
Policy CC-8.17
Policy CC-8.18
Policy CC-8.19
Foster an environment of safety and security for those who live in, work
in, and visit Tukwila, through a broad and collaborative approach to
reducing and preventing crime.46
Equip residents, businesses, and community service providers through
education and training to be active participants in public safety
(including, but not limited to, emergency preparedness, crime
prevention, first aid, fire prevention, and climate -related hazards).47
The City Police Department works with community members and
businesses to identify approaches to addressing crime in the City.48
Maintain and update as required a City-wide Comprehensive Emergency
Management Plan (CEMP) and program, that:
• Establishes a comprehensive all -hazards approach to incident
management;
• Ensures ongoing operation and continuity of City government;
• Uses the National Incident Management System (NIMS);
• Serves to inform and educate City employees and the
community about emergency preparedness measures for all
hazards, including flood and climate -related emergencies;
• Effectively utilizes available resources from all City departments
and mutual aid partners, in an adequate and timely response to
emergency situations; and
• Addresses emergency preparedness for those with access and
functional needs, coordinating a broad range of stakeholders to
improve planning and responsive service.49
Continue to meet or exceed federal minimum standards for the National
Flood Insurance Program to better protect public health and safety, and
to achieve flood insurance premium discounts.5o
Ensure the City of Tukwila's continued participation in the National
Flood Insurance Program through periodic review and updating of flood
plain management standards and the flood zone construction permit
process.'
Encourage long-term community environmental security by supporting
and implementing the U.S. Conference of Mayor's Climate Protection
Agreement, climate pledges and commitments undertaken by the City,
and other multi -jurisdictional efforts to reduce greenhouse gas
Community Character CC - 11
Spetember 2024
DRAFT
Policy CC-8.20
emissions, address climate change and other impacts of changing
global conditions.52
Lead by example to establish policy decisions and priorities, and design
programs and facilities that consider long-term impacts on natural and
human environments to address sustainability and climate change.53
Regional Responsibility
GOAL 9
POLICIES
Foster a strong sense of Tukwila's regional responsibility and
accountability balanced by an awareness of regional impacts
on the City and its citizens.54
Policy CC-9.1 Accept Tukwila's responsibility to coordinate regionally on the siting or
expansion of Essential Public Facilities (see Land Use policies)55
Policy CC-9.2
Policy CC-9.3
Site public capital facilities of a Countywide or Statewide nature to
support the Countywide land use pattern, support economic activities,
mitigate environmental impacts, provide amenities or incentives, and
minimize public costs. Amenities or incentives shall be provided to
neighborhoods/jurisdictions in which facilities are sited.56
Work with affected citizens, property owners and the neighboring cities
of SeaTac, Kent, and Seattle to develop interlocal agreements that may
be necessary to address concerns regarding shared borders.57
GOAL 10 Benefit the community by participating in regional, State, and
national forums.58
Policy CC-10.1
Enhance Tukwila's interests through participation in regional, State, and
national organizations and committees, and by developing partnerships
that can benefit the City, its residents, businesses, and the natural
environment.59
Community Character CC - 12
Spetember 2024
DRAFT
RELATED INFORMATION
Tukwila Strategic Plan, 2012, amended 2018
Tukwila Capital Improvement Program, Biennial Budget 2023-2024
Food Access Research Atlas, U.S. Department of Agriculture, Economic Research Service
Food Innovation Network
12015 Goal 1.1 and Goal 1.6
2 2015 Policy 1.1.1
3 Too broad — not "clear and objective"
2015 Policy 1.1.3
s 2015 Policy 1.1.4
6 2015 Policy 7.7
2015 Goal 1.4
8 2015 Policy 1.4.2
2015 Policy 1.4.3
10 2015 Goal 1.3
112015 Policy 1.3.1, partial
12 2015 Policy 1.3.2
13 2015 Policy 1.3.3
14 2015 Policy 1.3.5
1s 2015 Policy 1.3.6
16 New goal; partially Goal 1.2
17 2015 Policy 1.2.1, partial
18 2015 Policy 1.2.3
19 2015 Policy 1.2.4
20 2015 Policy 1.3.6
212015 Policy 1.3.7
22 2015 Policy 1.3.8
23 2015 Goal 1.9
24 2015 Policy 1.9.1
2s 2015 Policy 1.9.2
26 2015 Policy 1.9.3
27 2015 Goal 1.10
28 2015 Policy 1.10.1
29 Moved to Land Use Element
30 2015 Policy 1.10.3
31 2015 Goal 15.1
32 2015 Policy 15.1.1, truncated
33 "System navigation" is the term used in the human services field to represent how people get connected to
resources. This includes the intake process, identifying additional, unmet needs and barriers, connecting residents
to resources and support.
34 2015 Policy 15.1.2
35 2015 Policy 15.1.3
36 2015 Policy 15.1.4
37 King County FW-6
Community Character CC - 13
Spetember 2024
DRAFT
38 King County FW-7
39 King County FW-8
4° 2015 Policy 15.1.11
41 Consolidated into Policy 15.1.16
42 2015 Policy 15.1.13
43 2015 Policy 15.1.15
44 2015 Policy 15.1.16
45 2015 Policy 15.1.19
' 2015 Policy 15.1.5
47 New policy
48 2015 Policy, 1.1.12, revised
49 2015 Policy 15.1.6
5° 2015 Policy 15.1.7
512015 Policy 15.1.
52 2015 Policy 15.1.8
53 2015 Policy 15.1.9
54 2015 Goal 15.2
55 New Policy based on other 15.2 policies
56 2015 Policy 15.3
57 2015 Policy 1.5.2
58 2015 Goal 15.2
S9 2015 Policy 15.3.1
Community Character CC - 14
Spetember 2024
DRAFT
LANd Use
WHAT YOU WILL FIND IN THIS CHAPTER:
• Regional Requirements
• Intentions for Growth
• Designation of Land Uses
• Subarea Planning Guidance
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.
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.
The following items are found in the Background Report:
• Information on Land Capacity and Growth Targets
• Community Demographics
• Information on potential annexation areas and historical annexations
• Current land use information
ISSUES
• Achieving Regional Growth Targets
• Accommodating Growth while Maximizing Quality of Life
• Capitalizing on Transit Investments in Tukwila
• Land use compatibility
Land Use
July 2024
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CR - Community
Residential
HDR- High Density Res.
MUO- Mixed Use Office
O - Office
RCC - Residential Com.
Center
NCC - Neighborhood
Com. Center
RC - Regional Com.
District
RCM - Regional Com.
Mixed -Use
C/LI - Com. / Light Ind.
HI - Heavy Ind.
LI - Light Ind.
MIC/L - Manufacturing
Ind. Center (Light)
MIC/H - Manufacturing
- Ind. Center (Heavy)
▪ TVS-Tukwila Valley
South
TUC- Pond
• TUC- Regional Center
TUC -Commercial
- Corridor
TUC - Workplace
— TUC-TOD
Tukwila Urban Center
North Tukwila
Manufacturing Industrial
Center
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DRAFT
Zoning
HDR- High Density Res.
MDR- Medium Density
Res.
LDR- Low Density Res.
C/LI -Com. / Light Ind.
HI - Heavy Ind.
LI - Light Ind.
MIC/H - Manufacturing
Ind. Center (Heavy)
MIC/L- Manufacturing
Ind. Center (Light)
MUO- Mixed Use Office
NCC - Neighborhood
Com. Center
— O - Office
RC - Regional Com.
District
RCC - Residential Corn.
Center
▪ RCM - Regional Com.
Mixed -Use
▪ TUC -Commercial
Corridor
▪ TUC -Pond
▪ TUC - Regional Center
▪ TUC-TOD
TUC - Workplace
mu TVS -Tukwila Valley
South
Urban Center Boundary
Q Manufacturing_Industrial
—0— Link Light Rail
Sounder Commuter Rail
— City Limits
r — -' Potential Annexation
— -1 Area
I I
0 0.5 1 Miles
July 2024
DRAFT
GOALS & POLICIES
Regional Roles and Obligations
GOAL 1
POLICIES
Land Use Policies are consistent with state, regional and county
requirements, and are updated to integrate new information to
enable informed decisions.
Policy LU 1.1 Monitor and maintain comprehensive plan goals and policies that are
consistent with county -wide and regional planning policies 1
Policy LU 1.2
Policy LU 1.3
Policy LU 1.4
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.2
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:
a. 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;
b. To determine whether jurisdictions are achieving urban densities
and planned growth consistent with comprehensive plans,
countywide planning policies, and multicounty planning policies;
and
c. To evaluate the sufficiency of land capacity to accommodate growth
for the remainder of the planning period.'
Regularly monitor the City's land use plan, development regulations,
and standards to guide progress toward the City meeting its identified
growth targets.4
Policy LU 1.5 Maintain a comprehensive land use map that designates future land use
and urban growth areas.'
Land Use
July 2024
LU - 4
DRAFT
Land Use Pattern
Growth
GOAL 2
POLICIES
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.
Policy LU 2.1 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.
Policy LU 2.2
Policy LU 2.3
The Tukwila Urban Growth Area promotes 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 offer a full range of urban services. Promote the
efficient use of land within Tukwila by:
1. 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);'
2. Optimizing the use of existing capacity for housing and employment;
3. Redeveloping underutilized lands, in a manner that considers equity
and mitigates displacement; and
4. Coordinating plans for land use, transportation, schools, capital
facilities, and services.'
Comprehensive Plan Designations
GOAL 3
Comprehensive Plan Designations provide general direction for desired
land uses present in the designation or anticipated in future
development in the designation over the planning period. Zoning
Districts should correspond with Comprehensive Plan Designations
when areas are redesignated as a new Zoning District (see table 1).
Land Use
July 2024
LU - 5
DRAFT
POLICIES
Residential
Policy LU 3.1 Community Residential (CR) designated areas are characterized a
variety of low and medium -density housing types including but not
limited to single-family, duplexes, triplexes, fourplexes, townhomes,
cottage housing, courtyard apartments, accessory housing units, and
their accessory uses, along with educational, institutional, and
recreational uses. These uses and densities are modified where covered
by the Commercial Redevelopment and Urban Renewal Overlays.
Policy LU 3.2
Commercial
High Density Residential (HDR) designated areas are characterized by
larger and higher density multi -family buildings and their accessory
uses, along with educational, institutional, and recreational uses. These
uses and densities are modified where covered by the Commercial
Redevelopment and Urban Renewal Overlays.
Policy LU 3.3 Office (0) designated areas are characterized by professional and
commercial office structures mixed with retail.
Mixed Use
Policy LU 3.4
Policy LU 3.5
Policy LU 3.6
Policy LU 3.7
Mixed Use Office (MUO) designated areas are characterized by
professional and commercial office structures, mixed with retail and
residential uses. These uses and densities are modified where covered
by the Tukwila South Overlay.
Neighborhood Commercial Center (NCC) designated areas are areas
characterized and scaled to serve multiple residential areas with a
diverse mix of uses. Uses include commercial; residential, including
senior citizen housing; retail; service; office; and recreational and
community facilities, generally along a transportation corridor. These
uses are modified where covered by the Urban Renewal Overlay.
Residential Commercial Center (RCC) designated areas are pedestrian -
friendly areas characterized and scaled to serve a local neighborhood,
with a diverse mix of uses. Uses include certain commercial; residential;
retail; service; office; and recreational and community facilities.
Regional Commercial (RC) designated areas are characterized by
residential, mixed use, commercial services, offices, lodging,
entertainment, and retail activities.
Land Use
July 2024
LU - 6
DRAFT
Policy LU 3.8
Policy LU 3.9
Policy LU 3.10
Industrial
Regional Commercial Mixed -Use (RCM) designated areas are areas
characterized by commercial services, offices, lodging, entertainment,
retail activities and associated warehousing, and certain accessory light
industrial uses. Residential uses mixed with certain commercial uses
are also allowed.
The Tukwila Urban Center (TUC) designated Southcenter Urban Center
subarea is intended to develop as a high -density, regionally -oriented,
mixed -use center. Residential development is encouraged in proximity
to water amenities, or within walking distance of the Sounder commuter
rail/Amtrak station or the bus transit center. It contains five sub -districts
differentiated through uses and development standards: Regional
Center (RC), Transit -Oriented Development (TOD), Pond (P),
Commercial Corridor (CC), and Workplace (WP).
The Tukwila Valley South (TVS) designated areas are characterized by
high -intensity regional uses that include commercial services, offices,
light industry, warehousing and retail, with heavy industrial subject to a
Conditional Use Permit. Mixed -use residential is conditionally permitted
within 500 feet of the Green River. These uses and densities are
modified where covered by the Tukwila South Overlay.
Policy LU 3.11 Commercial/Light Industrial (C/LI) designated areas are characterized
by a mix of commercial, office or light industrial uses.
Policy LU 3.12
Policy LU 3.13
Policy LU 3.14
Policy LU 3.15
Light Industrial (LI) designated areas are characterized by distributive
and light manufacturing uses, with supportive commercial and office
uses.
Heavy Industrial (HI) designated areas characterized by heavy or bulk
manufacturing uses and distributive and light manufacturing uses, with
supportive commercial and office uses. These uses are modified where
covered by the Tukwila South Overlay.
Manufacturing Industrial Center/ -Light (MIC/L) designated areas are a
major regional employment area containing distributive, light
manufacturing and limited office uses, with supportive commercial and
office uses.
Manufacturing Industrial Center/ -Heavy (MIC/H) designated areas are a
major regional employment area containing distributive, light
manufacturing and heavy manufacturing uses, with supportive
commercial and office uses.
Land Use
July 2024
LU - 7
DRAFT
Table 1
Comprehensive Plan Designation
Corresponding Zoning
Classifications
Residential
Community Residential (CR)
Community Residential (CR)
Low Density Residential (LDR)
Medium Density Residential (MDR)
High Density Residential (HDR)
High Density Residential (HDR)
Commercial
Office (0)
Office (0)
Mixed Use
Mixed Use Office (MUO)
Mixed Use Office (MUO)
Neighborhood Commercial Center (NCC)
Neighborhood Commercial Center (NCC)
Regional Commercial (RC)
Regional Commercial (RC)
Residential Commercial Center (RCC)
Residential Commercial Center (RCC)
Regional Commercial Mixed Use (RCM)
Regional Commercial Mixed Use (RCM)
Tukwila Urban Center
(Regional Growth Center)
TUC -CC, TUC-P, TUC -RC, TUC-TOD, TUC-
WP
(Regional Growth Center)
Tukwila Valley South (TVS)
Tukwila Valley South (TVS)
Industrial
Commercial/Light Industrial (C/LI)
Commercial/Light Industrial (C/LI)
Light Industrial (LI)
Light Industrial (LI)
Heavy Industrial (HI)
Heavy Industrial (HI)
Manufacturing Industrial Center/-
Light (MIC/L) (Regional
Employment Center)
Manufacturing Industrial Center/ -
Light (MIC/L) (Regional Employment
Center)
Manufacturing Industrial Center/-
Heavy(MIC/H)
(Regional Employment Center)
Manufacturing Industrial Center/-
Heavy(MIC/H)
(Regional Employment Center)
Special Overlays
GOAL 4
POLICIES
Policy LU 4.1
Special Overlays are designated where appropriate to reflect unique
public ownership, programs, agreements, or area specific intentions
for development, amending or superseding the development
standards of the underlying zoning district.
Areas under the Public Recreation Overlay are owned or controlled by a
public or quasi -public agency, which are dedicated for either passive or
active public recreation use, or public education uses.
Policy LU 4.2 Areas under the Tukwila South Overlay includes lands designated TVS,
HI, LDR and MUO, and supersedes the provisions of the underlying
Land Use
July 2024
LU - 8
DRAFT
Policy LU 4.3
Annexation
GOAL 5
POLICIES
Policy LU 5.1
Policy LU 5.2
zoning districts. It is intended to create a multi -use employment center
containing high technology, office, commercial, retail and residential
uses at the south end of the City.
Areas under the Urban Renewal Overlay apply the Tukwila International
Boulevard Revitalization and Urban Renewal Plans. The intent is to
promote community redevelopment and revitalization, and to
encourage investment that supports well -designed, compact, transit -
oriented and pedestrian -friendly residential and business
developments, to activate the community along Tukwila International
Boulevard.
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.9
Evaluate proposals to annex or incorporate urban unincorporated land
based on the following criteria, as applicable:
a. Conformance with Countywide Planning Policies including the
Urban Growth Area boundary;
b. The ability of the annexing or incorporating jurisdiction to efficiently
provide urban services at standards equal to or better than the
current service providers;
c. The effect of the annexation or incorporation in avoiding or creating
unincorporated islands of development;
d. 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
e. Outreach to community, the interest of the community in moving
forward with a timely annexation or incorporation of the area.10
Essential Public Facilities
GOAL 6
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.
Land Use
July 2024
LU - 9
DRAFT
POLICIES
Policy LU 6.1 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.11
Policy LU 6.2
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 7
POLICIES
Policy LU 7.1
Policy LU 7.2
Policy LU 7.3
Policy LU 7.4
Tukwila offers a land use pattern, scale, and density that supports
walking, biking, and transit, providing access to goods, services,
education, employment, recreation, and access to culturally
appropriate and nutritious food.
Increase access to healthy and culturally relevant food in communities
throughout the City by incentivizing 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
Encourage locally -based food production, distribution, and choice
through urban agriculture, community gardens, farmers markets and
food access initiatives.14
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. 15
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. 16
Land Use
July 2024
LU-10
DRAFT
Policy LU 7.5
Policy LU 7.6
Policy LU 7.7
Policy LU 7.8
Policy LU 7.9
Policy LU 7.10
Policy LU 7.11
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. 17
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. 19
Encourage facilities and improvements that support transit use in new
development, redevelopment, and street projects. 20
Encourage development in a manner that supports physical activity of
community members.21
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. 22
Land Use Compatibility and Nuisances
GOAL 8
POLICIES
Policy LU 8.1
Policy LU 8.2
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.23
Consider regulations, infrastructure investments, or other measures as
appropriate to address major noise impacts to residents, workers, and
businesses.24
Land Use
July 2024
LU - 11
DRAFT
Policy LU 8.3
Policy LU 8.4
Policy LU 8.5
Policy LU 8.6
Encourage increased residential density in areas with limited nuisance
impacts.
Avoid locating land uses and infrastructure that produce unhealthy
noise, vibration, light, or odor levels in residential areas.25 26
Work with the Port of Seattle, King County Airport, and the Federal
Aviation Administration to decrease adverse effects of airport
operations on Tukwila and its residents.27
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.28
Subareas in Tukwila
Boeing Access Road Station Area
GOAL 9
POLICIES
Policy LU 9.1
Policy LU 9.2
Policy LU 9.3
Policy LU 9.4
Policy LU 9.5
Tukwila South
GOAL 10
The Boeing Access Road Infill Station is supported by planning efforts
and accompanying development regulations which encourage
employment growth within and around the Manufacturing Industrial
Center and foster supporting uses.
Zoning and development regulations will be evaluated, and amended to
anticipate and adapt to impacts on the area with consideration for long-
term vision, compatibility, and equity.
Prioritize non -motorized connections from nearby job centers and
residential uses to the station area.
Collaborate with King County Metro and Sound Transit to ensure areas
that are currently underserved by transit benefit from the new station.
Engage with neighboring jurisdictions, and regional bodies, to ensure
coordination regarding planned infrastructure improvements, including
station supportive bike and transit infrastructure.
Consider changing infrastructure needs in capital improvement
planning.
Tukwila South becomes a regional destination, developed with high -
quality mixed use, office, advanced manufacturing, high-tech, retail and
Land Use
July 2024
LU-12
DRAFT
POLICIES
Policy LU 10.1
Policy LU 10.2
Policy LU 10.3
residential uses, while protecting the environment and providing
recreational opportunities.
Ensure the development of Tukwila South results in a cohesive
development pattern of compatible uses and neighborhoods.
Design infrastructure to accommodate increased employment and
residential density over time.29
Encourage development in Tukwila South to have internally integrated
districts and uses, in addition to external connections to neighboring
and regional assets. 30
Policy LU 10.4 Construct a comprehensive amenity system in Tukwila South that
leverages the area's assets. 31
Tukwila International Boulevard District
GOAL 11
POLICIES
Policy LU 11.1
The Tukwila International Boulevard (TIB) District is a thriving, walkable,
well-rounded neighborhood and a desirable place to live, work, shop,
worship, or play.32
At key locations on TIB, there are well -designed, pedestrian -oriented
mixed -use centers or "nodes" with distinct character.33
Tukwila International Boulevard transitions from an auto dependent
former state route toward a pedestrian focused corridor through road
diet, enhanced pedestrian, and other traffic calming measures.
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.34
Tukwila Village and Transit Oriented Development Nodes
Policy LU 11.2
Policy LU 11.3
Ensure that the master plans for the Tukwila Village and TOD nodes
encourage and incentivize the redevelopment of large parcels, promote
assembly of smaller parcels, and identify opportunities for shared
parking, pedestrian linkages, and subregional infrastructure needs,
such as surface water and recreation.35
Focus master planning for the nodes on non -auto -oriented uses.
Emphasize good pedestrian experiences and connections to nearby
residential areas, businesses, and amenities.36
Land Use
July 2024
LU - 13
DRAFT
Policy LU 11.4 Ensure that the Zoning Code and design guidelines support the types of
development envisioned in the nodes.37
Tukwila Village Node: South 144th and TIB
Policy LU 11.5
Policy LU 11.6
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.38
Tukwila Village Node: Transit -Oriented Development (TOD) Node at Tukwila
International Boulevard Station
Policy LU 11.7
Policy LU 11.8
Policy LU 11.9
Prioritize 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.39
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.4o
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.41
Outside the Nodes: Land Use in Commercial and Multifamily Areas
Policy LU 11.10
On commercial properties along or near TIB, allow a diverse mix of uses,
including residential, commercial services, retail, office, recreational
and community facilities that are not in conflict with the TIB District
vision of a walkable, pedestrian oriented neighborhood.
Policy LU 11.11 Allow stand-alone multifamily residential buildings outside of the
nodes.42
Policy LU 11.12
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:
a. expands small and/or irregularly shaped commercial districts that
can't be redeveloped per the overall goals for the area,
Land Use
July 2024
LU - 14
DRAFT
b. encourages redevelopment of non -conforming use sites; and
c. fronts and orients any commercial uses toward TIB.
Policy LU 11.13 Encourage the aggregation of commercially -zoned properties fronting
TIB with adjacent commercially -zoned properties to enhance the
opportunities for redevelopment.43
TIB as a Main Street: Street Design
GOAL 12
POLICIES
Policy LU 12.1
Policy LU 12.2
Policy LU 12.3
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.44
Traffic calming improvements prioritize comfortable and safe pedestrian
movement.45
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.46
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.47
GOAL 13 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.48
POLICIES
Policy LU 13.1 Parking requirements encourage dense development supported by
major transit facilities, and reflect the availability of transit service while
accommodating the needs of residents, workers and visitors frequenting
the area. 49
Policy LU 13.2
Explore the potential for shared parking facilities for transit riders in
developments within one-half mile walking distance of the Tukwila
International Boulevard Station.5o
Land Use
July 2024
LU - 15
DRAFT
Walkability and Connectivity
GOAL 14
POLICIES
Policy LU 14.1
Policy LU 14.2
Policy LU 14.3
Policy LU 14.4
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.51
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.52
Consider supplemental and TIB District -specific micro -mobility
transportation systems, such e-scooters and bike share.53
Work with transit agencies to expand transit service throughout the TIB
District.54
Public transportation facilities in Tukwila are maintained to be safe,
clean, and inviting. 5a
Community Texture and Diversity
GOAL 15
POLICIES
Policy LU 15.1
Policy LU 15.2
Policy LU 15.3
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.56
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.57
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. 58
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.59
Land Use
July 2024
LU-16
DRAFT
GOAL 16
POLICIES
Policy LU 16.1
Policy LU 16.2
Policy LU 16.3
GOAL 17
POLICIES
Policy LU 17.1
Policy LU 17.2
Policy LU 17.3
The TIB District has stable neighborhoods, and residents and
businesses that are actively engaged in improving the quality of life in
the area.6°
Encourage private landowners to maintain and upgrade their property to
protect the neighborhood from adverse impacts of vacant and
underutilized sites and blighted buildings and structures.'
Identify and support "champions" or leaders in the business community
who will carry the vision for the TIB area, and build community interest
and commitment among diverse stakeholders.62
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.63
The TIB District is one of the safest places in South King County.64
Continue working with Sound Transit to reduce crime at the Tukwila
International Boulevard Station.65
Work with community to identify and address safety concerns in TIB
District.
Consider safety in design of streets, sidewalks and public infrastructure
to enhance safety for pedestrians, cyclists and other active
transportation users.
Public and Private Investment
GOAL 18
POLICIES
Policy LU 18.1
Public and private investment has catalyzed greater private investment
in the TIB District which has created additional development and
business success and increased the overall pace of redevelopment. 66
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 neighborhoods'
Land Use
July 2024
LU - 17
DRAFT
Policy LU 18.2 Invest public funds strategically to acquire and assemble substandard
parcels, to remove blighted uses, or make current land holdings more
developable.68
Policy LU 18.3 Continue to form public/private partnerships and leverage private
investment through incentives, and limited large-scale development
agreements where appropriate 69
Policy LU 18.4 Consider using City funding and City -owned property to offset
development costs of market rate housing in "pioneering" residential or
mixed -use projects.70
Policy LU 18.5 Utilize developer incentives and funding strategies that would attract
uses desired by the community, improve a project's performance, and
make redevelopment financially attractive to developers."
Policy LU 18.6 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.
Policy LU 18.7 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.72
Policy LU 18.8 Emphasize self-sustaining, living wage employment opportunities within
the District.73
Policy LU 18.9 Encourage broad -scale marketing of the TIB area, and Tukwila as a
whole, in order to draw from a broader array of potential employers.74
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))
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)
7 King County Policy DP-3 and 4 (partial).
Land Use
July 2024
LU - 18
DRAFT
8 King County Policy DP-3 (partial)
9 King County Policy DP-27
10 King County Policy DP-30
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)
14 2015, Policy 1.10.2
15 King County Policy DP-6
16 King County Policy DP-34
17 PC vote tied 3:3 on whether to strike the policy (1-25-24)
18 PC vote tied 3:3 on whether to strike the policy (1-25-24)
19 2015, Policy 7.6.1
20 2015, Policy 1.6.4
21 Department of Commerce Policy LU-3 (RCW 36.70A.070(1) and WAC 365-196-405(2)(j))
22 King County Policy DP-5
23 King County Policy DP-23
24 2015, Policy 7.8.1 (partial)
25 2015, Policy 7.8.4
26 Planning Commission recommendation (1-25-24)
272015, Policy 7.8.6
28 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]
29 2015, Policy 9.1.2
30 2015, Policies 9.1.3 & 9.1.4
31 2015, Policy 9.1.5
32 2015, Policy 8.1
33 2015, Goal 8.2
34 2015, Policy 8.2.1
35 2015, Policy 8.2.7
36 2015, Policy 8.2.8
37 2015, Policy 8.2.9
38 2015, Policy 8.2.3
39 2015 Policy 8.2.4
40 2015 Policy 8.2.5
41 2015 Policy 8.2.6
44 2015 Goal 8.4
45 2015 Policy 8.3.1-8.3.3 (summary)
46 2015 Policy 8.4.1
47 2015 Policy 8.4.2
48 2015 Goal 8.5 (modified)
49 2015 Policy 8.5.1 (modified per PC recommendation)
s° 2015 Policy 8.5.2
51 2015 Goals 8.6
52 2015 Policy 8.6.1
53 2015 Policy 8.6.2
54 2015 Policy 8.6.3
55 Planning Commission Recommendation (1-25-24)
56 2015 Goal 8.7
57 2015 Policy 8.7.1
58 2015 Policy 8.7.2
Land Use
July 2024
LU-19
DRAFT
59 2015 Policy 8.7.3
60 2015 Goal 8.8
61 2015 Policy 8.8.1
62 2015 Policy 8.8.2
63 2015 Policy 8.8.3
64 2015 Goal 8.9
65 2015 Policy 8.9.1
662015 Goal 8.10 (modified per PC recommendation)
67 2015 Policy 8.10.1
68 2015 Policy 8.10.2
69 2015 Policy 8.10.3
7° 2015 Policy 8.10.4
71 2015 Policy 8.10.5
72 2015 Policy 8.10.6 (will reference in Utilities/Natural Environment elements, as appropriate)
73 2015 Policy 8.10.7 (will reference in Economic Development)
74 Planning Commission Recommendation (1-25-24)
Land Use
July 2024
LU - 20
DRAFT
Regioiae Casters
WHAT YOU WILL FIND IN THIS CHAPTER:
• A vision and description for the City's two designated centers, the Southcenter area
and Manufacturing and Industrial Center;
• A discussion of regional planning policies for urban centers;
• A discussion of relevant issues and opportunities to be addressed to ensure that
Tukwila's regional centers achieve the City's Vision for them; and
• Goals and Policies to guide future development in Tukwila's regional centers
PURPOSE
The purpose of this element is to discuss the City's two Regional Centers and the priorities
identified for each.
Regional Centers in the Puget Sound
By the year 2050, the central Puget Sound region will add another million and a half people,
reaching a population of 5.8 million. In order to ensure that all residents benefit from the
region's growth, cities in the King, Snohomish, Pierce, and Kitsap counties, plus Tribes and
other partners have worked together with PSRC to develop VISION 2050.
VISION 2050 established the region's plan for how we can collectively provide an
exceptional quality of life, opportunity for all, connected communities, a spectacular
natural environment, and an innovative, thriving economy. To achieve that goal, the plan
includes a Regional Growth Strategy that focuses growth in centers and near transit, with
the goal of sustaining and creating different types of urban communities, while preserving
the region's working resource lands and open spaces.
The Regional Growth Strategy assumes 65% of the region's population growth and 75% of
the region's job growth will locate in the regional growth centers and near high -capacity
transit. Two of the 30 designated Centers are located in Tukwila — the Southcenter Urban
Center and the Tukwila Manufacturing and Industrial Center along the Duwamish River.
These centers are discussed in the following two sections.
Regional Centers RC - 1
July 2024
DRAFT
SOUTHCENTER TUKWILA URBAN CENTER
Tukwila's Southcenter area is intended to develop as a high -density, regionally -oriented,
mixed- use center. In 1995, the Southcenter area was designated as a regional growth
center by the Puget Sound Regional Council's (PSRC) Vision 2050, and as an urban center
under the King County Countywide Planning Policies. The vision for Southcenter has
remained consistent since that time.
Urban centers are described in the Countywide Planning Policies as areas of
concentrated employment and housing, with direct service by high -capacity transit.
They encompass a wide range of land uses, including retail, recreation, public facilities,
parks, residential, and open space. They encourage the growth of each urban center as a
unique, vibrant community that is attractive to live and work. Centers should support
efficient public services including transit and respond to local needs and markets for
jobs and housing.
In Vision 2050, growth centers are intended to be compact areas of high -intensity
residential and employment development, with a mix of land uses including housing,
jobs, recreation, and shopping. Thedesignation ofregionalgrowthcentersisakeyelement
oftheregionalstrategyto preserve resource lands and protect rural lands from urban -
type development by promoting infill and redevelopment within urban areas to create
more compact,walkable, sustainable and transit- friendly communities. These
strategies direct the majority of the region's employment and housing growth to urban
centers in the form of compact, sustainable communities where housing and jobs are
located in a manner that provides for easy mobility and accessibility.
Urban centers are also given priority bytransit providers forfixed-railtransit service and other
transit service and facility improvements. The idea is to help ensure the long-term
economic viability and competitivenessof urban centers inthe region as energy costs
escalate, congestion increases and consumer preferences shift.
Tukwila is also designated as a Core City under Vision 2050. Core cities are major cities
with regionally -designated growth centers. They are intended to accommodate a significant
share of future growth, contain key hubs for the region's long-range multimodal
transportation system, and are major civic, cultural and employment centers within their
counties.
In 2002,Tukwila began creating an urban center planfortheSouthcenter area. The Plan
focused on retaining the urban center's competitive edge and economic strength as
retail development grows within the region. At that time, the City recognized that an
urban center of regional significance creates benefits for all ofTukwila. Participants in
the six public workshops supported the following ideas:
1. Making the Southcenter area a more attractive destination for shopping and leisure
activities;
Regional Centers RC- 2
July 2024
DRAFT
2. Relieving critical congestion points, improving circulation, and making alternative
modes of transportation available;
3. Supporting existing businesses and attracting new; and
4. Creating opportunities for residential development in appropriate areas.
Public investment in key areas willsupport progress towards the community's vision of
enhanced and diversified economic vitality.
Southcenter policies support and expand the qualities of the Center that have generated its
economic success:
■ Land use polices are flexible to support diverse uses.
■ Urban design policies implement the community's vision, to be achieved through public
and private sector initiative and cooperation.
■ Site and streetscape policies emphasize accessibility as a key factor, as well as choice
in transportation modes.
These policies will reinforce future competitiveness and will create an urban center that
gives identity to the City.
ISSUES
Southcenter currently provides regional comparison shopping, major discount shopping,
major facilities for incubator businesses, entertainment, and a full range of professional
services. It includes intensely developed areas such as Westfield Southcenter Mall and
Andover Industrial Park, transportation facilities such as the Sounder commuter
rail/Amtrak station, and natural features and amenities such as Tukwila Pond, Minkler
Pond, and the Green River.
Retail uses dominate Southcenter; Westfield Southcenter Mall, in the northwest corner of
the center, is the largest regional shopping mall in the Seattle area. Warehouse uses are
more prominent in the area to the south.
A goal of growth management is to integrate housing, job growth, and services in order
to reduce the need for long commutes, and to keep living and working communities easily
accessible to each other. As a significant employment center, Southcenter already
provides jobs to residents and nearby communities. However,considerable residential
development is needed inthe urban center to meettheCity's housingtargets. Thevision
for Southcenter includes expanded opportunities for housing, accommodating a
significant portion of the City's projected housing needs, and addressing the types of
amenities and infrastructure needed to attract quality housing and create a connected,
dynamic urban environment.
Southcenter's future of higher-densitygrowth willtake place during and beyond the 20-
Regional Centers RC- 3
July 2024
DRAFT
year horizon oftheCountywide policies. While urban centers playan integral role inthe
regionalvision,theCountywide policies require the form and function of these centers to
be determined atthe local level.
Vision Statement
The vision for Southcenter's next 20-40 years foresees:
■ a high -density area with housing and regional employment;
■ walkable —as well as auto -oriented —shopping and entertainment districts;
■ areas of high -quality housing near water amenities and within walking distance ofthe
Sounder commuter rail/Amtrak station and the new bus transit center;and
■ recreational opportunities for businesspeople, residents, and visitors.
Support for interlinked transit and a pedestrian system to supplement an improved road
network are included in the future, as well as sensitively enhancing the accessibility to the
City's natural amenities, such as Tukwila Pond, Minkler Pond and the Green River.
The land use, design, andtransportation policies oftheSouthcenter Planfocusonkeepingthe
area's successful economic engine running. TomakeSouthcenter morecompetitive and
attractive overthe long term, the Plan aims to transition Southcenter into a great place for
working, shopping, doing business, living, and playing. Great places contribute to the well-
being of people and communities.
An area made up of great places will continue to attract people and maintain economic
vitality. Economic success, in turn, provides the City of Tukwila the fiscal means to
continue providing our community with excellent public services and improvements.
Southcenter, Tukwila's urban center, is currently an economically vibrant, motor vehicle -
oriented area. It owes much of its success to a high level of regional accessibility and —in
the past —a lack of competition within the region, as well as the 30+ year vision and vigor of
its development community.
Achieving the long-range vision of an economically and environmentally sustainable
community is anticipated to be a gradual process. It should be pursued by reinforcing
Southcenter's strengths and increasing its overall attractiveness through a combination of
public and private investment. This would support both new and existing businesses and
the continuation of market -sensitive transitions.
Notable future features of the Southcenter Subarea Plan that will implement the Vision
include:
■ Improved connection between Westfield Southcenter Mall and Tukwila Pond Park.
■ A core area of high -quality walkable retail, entertainment, housing, public spaces, and
employment creating a memorable destination within the region.
Regional Centers RC- 4
July 2024
DRAFT
■ Anchor areas linked by frequent transit service (5 to 10 minute buses or shuttles),
enhanced with public and private pedestrian facilities, and development standards
supporting this type of built environment.
■ High -quality transit and pedestrian facilities, focusing on creating strong connections
between the Mall and the Sounder commuter rail/Amtrak station.
■ Overall improvements to the network of streets, trails, sidewalks, and other
infrastructure.
■ Encouragement of a pedestrian -oriented environment through building and streetscape
design standards and guidelines.
■ Sub -districts differentiated through uses and development standards.
Southcenter's Boundaries
Northern — Properties south of Interstate 405
Southern — 180th Street, with some properties on south side of the
street
Eastern — The center of the Green River between 180th Street and
the southern boundary of properties that abut the south
side of the Strander Boulevard alignment, thence
eastward to the City limits
Western — Toe of west valley wall
Regional Centers RC- 5
July 2024
DRAFT
Figure 70-7: Tukwi1a'5 Urban Center (Southcenter) Sourrdaries
Regional Centers RC- 6
July 2024
DRAFT
MANUFACTURING/INDUSTRIAL CENTER
Tukwila's Manufacturing/Industrial Center (MIC) is one of ten such employment centers in
King County, established through a designation process outlined by the Growth
Management Planning Council (Figure I). It comprises an area of 998 acres along the
Duwamish River, bounded generally by the City of Seattle on the north, South 125th Street
on the south, the Burlington Northern railway right -of- way on the east, and the Duwamish
River on the west (Figure 2).
The area is already economically healthy, but opportunities exist to improve its usefulness
and competitive position. This element of the Comprehensive Plan addresses these
opportunities and recommends policies for realizing them.
ISSUES
Figure I —
King County MIC Designated Areas
There are more than 100 businesses located in the Manufacturing/Industrial Center, with a
large employment base, much of it in manufacturing. The Center is an integral source of
direct (property tax) and indirect (sales tax) revenues received by Tukwila.
The Center is characterized by light to heavy manufacturing uses, storage facilities, office
development, small areas of commercial development along arterials, and a few older
residences. The southern third of King County International Airport occupies 175 acres of
the Center, and there are County plans to redevelop this portion of the airfield as leases
lapse. (Figure 4)
The Boeing Company and the King County International Airport collectively control the
largest proportion of the North Tukwila MIC. While business needs may change in the
future, the Boeing Company's current use of this area comprises a mix of warehouse,
manufacturing, engineering, laboratory, office, research, and development. This mix of use
produces a stable employment environment within the area, with a focus on
manufacturing, engineering, research, and development.
Figure 3—Tukwila MIC: Jobs by Sector
Regional Centers
July 2024
RC- 7
DRAFT
C [FUJI ky
man
Irpnrt •
Legend
l._.._.! Tukwila City Limits
L Manufacturing 1 Industrial Center
200' Shoreline BulterZone on both
sides of the river
Zanrckg Di9lricts
M ICPrI-Manufacturinrxg1 I ndustrial
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Because the Center is an established industrial area, an adequate infrastructure has been
in place and maintained for many years.
The Center is a major distribution hub well- served by automobile, truck, air, rail, and water
transportation facilities. Congestion represents a problem, however, partly owing to the
high number of single -occupancy vehicles. A number of street and intersection
improvements will be necessary to maintain acceptable levels of service. Regional
proposals for commuter rail and local rapid rail systems that include service to and through
Tukwila could also provide travel alternatives for area employees and regional travelers.
Regional Centers RC- 8
July 2024
DRAFT
Figure 4 —Tukwila MIC: Current land use
Tukwila's Manufacturing/Industrial Center is a major area of employment, providing
significant property and sales tax for the city, while much of the center is occupied by the
Boeing Company, the center is also characterized by other manufacturing, storage, office
uses, and limited older residential development. In addition, many smaller production
companies located in the MIC due to its central location.
A portion of King County International Airport (Boeing Field) is located inside the North
Tukwila MIC, at the far north end of the city. The center joins with Seattle's Duwamish MIC,
extending the industrial corridor south along the Duwamish. The center is a major regional
distribution hub, well served by auto, truck, air, rail, and water transportation.
The deferred Boeing Access Road Link Light Rail Station is moving forward as part of the
Sound Transit 3 (ST3) package. It will add a new elevated station in the vicinity of S Boeing
Access Rd, E Marginal Way, and 1-5 along existing Link 1 Line, bridging the 5.5-mile gap
between Rainier Beach and Tukwila International Boulevard stations. This project has
been a Tukwila priority for many years, as it will provide connections to the Duwamish
Manufacturing/Industrial Center and increase light rail access in southern Seattle and
northern Tukwila neighborhoods. A consultant has been hired to complete alternatives
analysis and the Sound Transit Board is scheduled to pick a preferred alternative in Q3
2024, with the station expected to open in 2031.
GOALS, POLICIES AND STRATEGIES
Southcenter Urban Center
The following goals, policies and strategies reflect the established vision for
Southcenter. These policies will help achieve the desired form and function ofTukwila's
urban center overthe 30- to 50-year planning period.
These goals and policies coverthe issues of land use, urban development, and
transportation and circulation. They support development and protection of the long-
term economic and
environmental sustainabilityofSouthcenter byfostering an attractive and functional
environment to live and recreate, aswell as retain its reputation as a good placetowork,
shop, and do business.
Goal RC-S-I
Land Use: Southcenter will contain an intense, diverse
mix of uses, which will evolve over time. The character
and pace of this change will be set by a combination of
guidelines, regulations, incentives, market conditions, and
Regional Centers
July 2024
RC- 9
DRAFT
proactive private/public actions,whichwill reinforce
existing strengths and open new opportunities. The desire
for a high -quality environment for workers, visitors and
residents will also drive this character transition.
➢ LAND USE POLICIES
Policy RC-S-1.1 Southcenter Character. Raise awareness of Southcenter as a regional
commercial/industrial area, with opportunitiesforhigh-quality,mixed-
usetransit-oriented development including housing, served by a balance
of auto, pedestrian, bicycle, and transit facilities (Figures 10-2 and 10-
3).
Policy RC-S-1.2 Private and Public Investment. Private and public investment will be
aimed at facilitating and encouraging overall growth and redevelopment
in Southcenter.
Policy RC-S-1.3 Tukwila Urban Center(Southcenter) "Districts." Southcenter
encompasses a relatively large area containing a wide variety of uses. To
create a more coherenturbanformandenhancetheCenter's long-term
competitive edge within the region, guide development and change to
create distinct areas, or districts, where the character, forms, types of
uses and activities benefit, complement and support each other.
Figure 10-2: Envisioned High -Density Development in Tukwila
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Figure 10-3: Envisioned Medium -Density Development in Tukwila
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Policy RC-S-1.4 Tukwila Urban Center (Southcenter) Residential Uses. To provide a
diverse set of housing alternatives and locations, a large percentage of
the City'sfuture housing needswillbeaccommodated in the urban
center. Residential development is especiallyencouraged in proximityto
water amenities or within walking distance of the Sounder commuter
Regional Centers RC- 10
July 2024
DRAFT
GOAL RC-S-2
rail/Amtrak station or the bus transit center, subject to design standards
and incentives.
Urban Development: The northern portion of the
Southcenter area will contain a central focus area.
Throughout Southcenter, the natural and built
environments are attractive, functional, environmentally
sustainable, and distinctive, and support a range of mixed
uses promoting business, shopping, recreation,
entertainment, and residential opportunities.
➢ URBAN DEVELOPMENT POLICIES
Policy RC-S-2.1
Natural Environment: Recognize, protect, and enhance the open space
network by: augmenting existing parks; enhancing access to passive
and active recreation areas such asTukwila Pond,Minkler Pond, andthe
Green River; and byimproving air and water quality and preserving natural
resources, thereby effectively integrating the natural and built
environments in Southcenter. In addition, recognize that open space
amenities are attractors for awide range of uses, including housing and
office (FigureX).
Policy RC-S-2.2 Streets, Streetscape, and Pedestrian Environment. Create a
"complete street" network that establishes a finer -grained street grid;
reflects the demand and need for motor vehicles, transit, pedestrians,
and bicyclists; and provides a safe, convenient, attractive, and
comfortable pedestrian and bicycling environment. Ensure that street
design eliminates potential conflicts, promotes safety for all modes of
travel, and maintains emergency services response capabilities.
Reinforce the different functions of streets by creating distinct identities
for major rights -of -way (Figure 10-5).
Policy RC-S-2.3 Site Development. Create regulations and design guidelines that
result in high -quality sitedesign and enjoyable and safepedestrian
environments, using site design techniques that include but are not
limited to:
■ integrating architectural, site design and landscape elements.
■ supporting motor vehicle, transit service, and pedestrian traffic by
ensuring that new development and infrastructure are designed and
constructed consistent with adopted standards and subarea plans.
■ using physical and natural elements that enhance an area's overall
aesthetic, including orienting a building to the street (Figure 10-6).
■ extending the street grid system
Regional Centers RC- 11
July 2024
DRAFT
Policy RC-S-2.4
Policy RC-S-2.5
Policy RC-S-2.6
Policy RC-S-2.7
Policy RC-S-2.8
Policy RC-S-2.9
Pedestrian Accessibility. Ensure that pedestrians have safe,
convenient, and comfortable paths from adjacent public ways to key
building entrances. This could include utilizing driveways or internal
streets with sidewalks for access to primary entrances, or by providing
clearly marked pathways through large parking lots from the public
sidewalks and from parked cars to key building entrances. There should
be minimum interruption to the pedestrian pathway by driveways and
other vehicular conflicts (Figure 10-7).
Siting and orientation of buildings and parking lots should create an
environment that is conducive to walking in the northern part of the
Southcenter area, particularly in the area between the Mall, the bus
transit center, Tukwila Pond, and the Sounder commuter rail/Amtrak
station.
Require interior vehicular connection between adjacent parking areas
wherever possible.
Development standards will consider the needs of land owners,
developers, businesses, and the community.
Parking. Ensure an adequate supply of parking for visitors, employees,
residents, and customers. Provide a variety of flexible regulations,
strategies, and programs to meet, and over the longer term reduce,
parking demands. Ongoing needs will also be assessed to ensure
appropriate parking requirements and to encourage efficient and
effective use of land in parking design.
Building Design. Promote high quality architecture in Southcenter, with
attention to standards and guidelines that:
■ Promote an appropriate display of scale and proportion.
■ Give special attention to developing pedestrian -oriented features
and streetfront activity areas such asground floor windows,
modulated buildingfacades, and rich details in material andsignage.
■ Provide quality landscape treatment that emphasizes shade trees.
■ Provide an appropriate relationship to adjacent sites and features.
■ Encourage overall building quality, and sensitivity to — and respect
for — the area's important natural amenities such as the Green River
and Tukwila Pond.
■ Include property owners in developing urban design guidelines to
ensure that the intent of this policy is met.
Policy RC-S-2.10 Signage. Develop a directional sign program to aid pedestrians,
bicyclists, and motorists in wayfindingthrough Southcenter.
Regional Centers RC- 12
July 2024
DRAFT
Policy RC-S-2.11 Work collaboratively with Southcenter property owners, businesses,
and community members to implement the vision for Southcenter,
assess the potential to catalyze development intheSouthcenter
area, and form an economic redevelopment strategy.
Manufacturing Industrial Center
GOAL RC-MIC-1 Support for existing industrial activities in the
Manufacturing/ Industrial Center and development of new
industrial activity, in order to maximize the employment
and economic benefits to the people of Tukwila and the
region, while minimizing impacts on residential
neighborhoods.
POLICIES
Policies are designed to take advantage of the development and improvement
opportunities offered by the MIC and to realize its full revenue and employment potential.
Support New Development
Policy RC-MIC-1.1 Support the efforts of existing industries to expand and new industrial
businesses to develop in the Manufacturing/Industrial Center by
providing them with economic data, information on available
development sites, help in understanding and getting through the permit
processes, and other appropriate assistance.
PolicyRC-MIC-1.2 Assist landowners in remediating site problems caused by
contaminated soil.
Simplify Permit Processing
These policies aim at reducing unpredictable permit conditions and permit review time.
PolicyRC-MIC-1.3 Develop appropriate permit processes that minimize lengthy public
review and simplify the development permit process, while providing
meaningful opportunities for citizen input and protecting the
environment.
PolicyRC-MIC-1.4 Tailor Manufacturing/Industrial Center shoreline requirements to
achieve consistency between Shoreline and MIC element goals and
policies.
Regional Centers RC- 13
July 2024
DRAFT
Protect the Land Resource
The land in the Manufacturing/Industrial Center must be used effectively to allow it to
generate its potential of high -wage jobs and public revenue.
PolicyRC-MIC-1.5 Allow uses that are commonly associated with manufacturing and
industry, including those directly supporting such activity, such as
offices and laboratories, while limiting unrelated uses.
Policy RC-MIC-1.6 Develop and designate appropriate zoning, buffers, mitigation, and
access opportunities where manufacturing zoning directly abuts or
impacts residential zoning so that MIC uses may operate without
significant degradation of the residential environment.
Protect Adjacent Non -Industrial Land Uses from Negative Health Impacts
PolicyRC-MIC-1.7 Minimize or mitigate potential health impacts of the activities in
manufacturing/ industrial center on residential communities, schools,
open space, and other public facilities.'
Improve Duwamish River Access
The Duwamish River as a natural amenity can be an asset to the industrial community.
Policy RC-MIC-1.8 Support the Duwamish River becoming a natural feature amenity in the
MIC
PolicyRC-MIC-1.9 Improve public access and use of the west side of the river, protecting
owner's rights to reasonable use and enjoyment, improve employee
access to the east side of the river, and emphasize restoration on both
sides of the river.
Improve Transportation Flow
Work with other governmental agencies to address transportation problems.
Policy RC-MIC-1.10 Reduce reliance on the single- occupancy vehicle for transportation of
employees in and out of the MIC.
Continue Intergovernmental Coordination
Work with other jurisdictions as required to ensure that the economic purpose of the MIC is
fulfilled.
PolicyRC-MIC-1.11 Make appropriate adjustments to the boundaries between Tukwila, King
County and Seattle.
Policy RC-MIC-1.11 Work with other jurisdictions to bring about necessary changes in laws
and regulations and to develop other approaches to solving common
problems.
Regional Centers RC- 14
July 2024
DRAFT
RELATED INFORMATION
Southcenter
Vision 2050, Puget Sound Regional Council, 2020
King County Countywide Planning Policies, November 2023
Growth Transportation Efficiency Center (GTEC) Program, 2007
Manufacturing/Industrial Center
Two MIC Reports (and their supporting documents) were prepared in 2010 and 2011 -these
were not updated for this Comprehensive Plan Update. They will be revisited at a future
date for compliance with Puget Sound Regional Council requirements:
■ MIC Background Report, 2010
■ MIC Issues and Opportunities Report, 2011
o Attachment A: Business Stakeholder Survey Summary, 2011
o Attachment B: MIC Business Survey Tabulation, 2011
In 1997, the City developed a Draft Environmental Impact Statement for the Manufacturing
Industrial Center Implementation Plan. That document included three elements: a revised
shoreline plan for the area; a subarea plan; and proposed regulatory changes, including a SEPA
Planned Action (where project level environmental review is completed during the subarea plan
phase and development standards review).
In the intervening 25+ years, the City has determined that this work should be updated again before
its original intended purposes are continued. A recommendation to update this analysis may
emerge following the work to update the City's Centers plans required by the Puget Sound Regional
Council. The original document is linked below:
■ MIC Integrated GMA Implementation Plan ("Planned Action"), 1997
This policy was moved from another element.
Regional Centers RC- 15
July 2024
•
�fr City of Tukwila
•r t Comprehensive Plan
Housing Element
WHAT YOU WILL FIND IN THIS CHAPTER:
• Estimates of current and future housing needs; and
• Policies to preserve and improve the existing housing stock; encourage new housing that
meets the full spectrum of the community's needs; and develop thriving, equitable
neighborhoods.
Purpose
This Housing element describes how Tukwila's housing needs will be satisfied through 2044.
This element is based on a detailed analysis of Tukwila's housing needs contained in the
Housing Background Report; housing projections determined by ajoint committee including
King County and its cities; and community engagement input.
The goals and policies seek to guide City actions related to housing, including decisions related
to development regulations, affordable housing, and other programs. In the coming years, the
City will need to plan for growth while ensuring the existing and future housing stock serves the
changing needs of Tukwila's population, reducing barriers that prevent low- and moderate -
income households from living near their work or transit, and preserving housing that is
affordably priced. Tukwila's future must include thriving, equitable neighborhoods where
everyone has the opportunity to live in a safe, healthy, and affordable home in the "City of
opportunity and the community of choice".
Issues
In developing the goals and policies for Tukwila's Housing Element, these issues were identified.
Housing Stock
• Building age: Almost half of Tukwila housing units are more than fifty years old, and
most units were constructed between 1960 and 1980. As of 2023, only a tenth of the
existing units were constructed since 2000. Older buildings can be more expensive to
maintain, especially for cost -burdened residents. That said, if well -maintained and
protected from displacement, these units offer a naturally -occurring affordable housing
reservoir.
• Housing size: Housing units available for rent tend to consist of studios and 1- and 2-
bedroom units, while ownership units tend to have 3- or 4-bedrooms. However, renter
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households tend to be larger than homeowner households, creating a mismatch
between need and availability.
• Vacancy rates: Tukwila has very low vacancy rates. In 2021, the rental vacancy rate was
1.3% and the ownership vacancy rate was 1.4%. Low vacancy rates indicate a lack of
housing supply, which makes it more difficult for existing residents and prospective
renters and buyers to identify housing that might best suit them.
Figure 1. Housing of different designs, ownership arrangements, and prices help meet the diverse needs of
Tukwila residents.
Home Ownership Options and Middle Housing
Having a range of housing types to choose from facilitates home ownership among a wider
range of households. Homeownership can offer greater stability and the opportunity to build
wealth, as well as strengthen resilience against displacement.
Currently, most of Tukwila's housing stock consists of older single-family homes, and
apartments in large multi -family developments. These limited options do not accommodate
residents in all stages of life, including young adults, multigenerational families, older adults
hoping to "age in place," and older adults looking to downsize. Single family houses, the only
housing type allowed on most residential lots in Tukwila, are also generally the most expensive
type of housing to purchase, and develop per unit, meaning new units are financially out of
reach for many households.
"Middle housing" includes duplexes, townhouses, cottages, courtyard apartments, and other
building types that fall between single family detached houses and high -density apartments.
Middle housing tends to be more affordable to build and offers a greater variety of layouts and
sizes that are better suited to the range of household types in Tukwila. Expanding the areas in
which middle housing is allowed could help create new "starter homes" and offer the
advantages of homeownership to a new generation.
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Figure 2. Middle housing illustrations.
Housing Projections
The Puget Sound Regional Council — the regional planning organization that develops growth
projections — estimates that Tukwila will need a total of 14,239 housing units by 2044, or 5,045
more than the City's current stock (9,194 units). To achieve this growth, roughly 240 new units
will need to be developed every year. Historically, there has been a large gap between the City's
growth target and number of housing units actually constructed in the target period, although
housing production increased since 2018, partly due to modified development regulations in the
Southcenter urban center, and new development along Tukwila International Boulevard. Due to
the slow growth, the City is recommended to adopt "reasonable measures" to accelerate
housing production, potentially including changes to zoning, permitting procedures, or other
measures.
Analysis of Tukwila's current zoning shows that the City has a total capacity for 7,475 new
housing units within its zones that allow residential development and from anticipated housing
units from projects in the development pipeline. However antiquated development regulations
and extended permitting timelines have created barriers to new construction.
Affordable Housing Targets and Anti -Displacement Concerns
Under the Growth Management Act, cities and counties work together to plan for a sufficient
supply of housing affordable to all income levels. Since 2021, cities and counties have
coordinated to identify equitable individual housing targets that will meet regional housing
needs. Tukwila's targets are shown in Table 1 below.
Table 1. Tukwila Housing Supply and Need by Income
Income band
Extremely low (0-30% AMI)
Very low (30-50% AMI)
Low (50-80% AMI)
Moderate (80-100% AMI)
Higher (100-120% AMI)
High (>120%AMI)
Share of
Existing Units
Share of Existing
Households
New Unit
Target Share
4% 23% 21%
26%
35%
18%
7%
19%
12%
30%
4%
Needed
Housing Units
1367*
274
3% 214
19%
610
11% 692
51%
3,343
* Includes 471 needed permanent supportive housing units
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With a significant supply of relatively affordable housing present in Tukwila, the City is already
contributing significantly to countywide affordability. It is important to note that newly
developed units available at costs lower than 120% AMI can be allocated to the >120% AMI
level for target purposes.
As new homes are created, it will be important to act to reduce impacts on vulnerable
communities in Tukwila. These impacts may include displacement of naturally occurring
affordable housing (NOAHs) and cultural anchors, such as businesses and places of worship.
Displacement is most likely to occur in areas where zoning allows higher intensity development
relative to other parts of the City (e.g., along Tukwila International Boulevard), and where
vulnerable communities such as low-income residents, recent immigrants, or non-White
communities are present.
This element includes policies intended to prevent displacement; preserve and maintain older,
more affordable housing; and strengthen links with members of vulnerable communities.
Goals and Policies
The following goals and policies intend to help Tukwila establish vibrant neighborhoods and
encourage new housing, while maintaining affordable housing and meeting the needs of low-
income and special -needs households. Each goal is followed by a list of related policies.
(changes to policies in the 2015 plan are noted in this draft)
GOAL 1 — Support housing growth consistent with regional targets.
(Revised 3.1)
H1.1 Ensure zoned capacity is sufficient and encourages housing construction
sufficient to meet the regional growth target of at least 5,045 additional housing
units by 2044. (Revised 3.1.1)
H1.2 Identify and remove excessive regulatory barriers to housing production. (Revised
3.1.2)
H1.3 Modify residential zoning designations and development standards to align with
city goals, and periodically assess the amount of housing produced under these
standards. (New policy)
H1.4 Encourage housing growth near major transit stops, especially high -capacity
transit nodes and in Southcenter/Tukwila Urban Center. (New Policy)
H1.5 Align development regulations to market conditions to reduce reliance on time -
and funding -intensive development agreements. (New Policy)
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GOAL 2 - Promote safe, healthy, and affordable housing choices for
residents of all income levels. (Revised 3.2)
H2.1 Encourage production in all neighborhoods of diverse housing types that are
appropriate for residents in all stages of life and all household sizes. (Revised
3.2.1)
H2.2 Encourage housing development affordable to all income segments sufficient to
meet needs consistent with adopted targets.
H2.3 Encourage the creation of housing for different income levels in residential areas
throughout the city (Revised 3.2.2).
H2.4 Support the development of emergency housing, emergency shelters, and
permanent supportive housing sufficient to meet adopted targets, and ensure
that City regulations guiding such development are consistent with state and
regional guidance. (Revised 3.2.3)
H2.5 Support siting of transitional housing and permanent supportive housing in any
zones in which residential dwelling units or hotels are allowed, and siting of
indoor emergency shelters and indoor emergency housing in any zone where
hotels are allowed in accordance with state law. (New Policy)
H2.6 Expand capacity for moderate density housing, i.e., "missing middle housing", in
residential areas with low -density zoning throughout the city to increase home
ownership and rental housing options. (New Policy)
H2.7 Work with the owners and managers of Tukwila's new and existing permanent or
long-term low-income housing to maximize housing desirability, protect long-
term affordability, and strengthen community connections. (Revised 3.2.4)
H2.8 Strive to make alternative and affordable housing options available for residents
currently living in substandard housing, such as pre -HUD code mobile homes.
(No change; formerly 3.2.6)
H2.9 Encourage housing design that improves resilience in the face of climate -change
driven extreme weather events, such as flooding and extreme heat. (New policy)
Sidebar: RENTAL HOUSING INSPECTION PROGRAM
Implemented in 2011, the Tukwila Residential Rental Licensing and Inspection Program requires
all rental unit owners to obtain an annual residential rental business license and complete an
inspection every four years. The inspection may be conducted by a City inspector or a pre -
approved private inspector. Rental units must meet code standards, and violations must be
addressed within 30 days. The program seeks to improve substandard and unsanitary residential
buildings that do not meet State and local housing and technical codes.
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As of November 2023, 114 rental licenses (895 rental units) were due for inspection; in 2024, 180
rental licenses (1,570 units) are due.
GOAL 3 - Support collaborative efforts with other jurisdictions and
organizations to assess housing needs, coordinate funding, and
preserve and create affordable housing opportunities.
H3.1 Support the equitable distribution of regional funds, such as Community
Development Block Grants, interlocal-agreement sales taxes revenue, and other
federal, State and County funding, for needed affordable housing. (Revised 3.3.1)
H3.2 Pursue establishing, or expanding, programs to provide tax incentives for
increased housing development. (PC Public Hearing ask to staff)
H3.3 Play an active role in regional efforts to meet the needs of low-income
community members, including monitoring of housing needs and updating city
policies and regulations to align with regional goals. (Revised 3.3.2; removed
preservation clause)
H3.4 Continue to work closely with South King Housing and Homelessness Partnership
(SKHHP) and other partners to achieve development of subsidized affordable
housing for very low-, low- and moderate -income households. (Revised 3.3.3)
GOAL 4 — Limit displacement impacts to vulnerable and historically
underserved populations.
H4.1 Identify and take action to remove City policies, rules, and programs that
exacerbate racially disparate impacts. (New policy)
H4.2 Develop and implement strategies to reduce displacement of low-income
households in areas of redevelopment. (Relocated and revised 3.2.5)
H4.3 Evaluate City actions for potential to increase displacement risk for naturally
occurring affordable housing and vulnerable communities and mitigate or avoid
taking actions that significantly increase this risk. (New policy)
H4.4 Support the long-term preservation of existing naturally occurring affordable
housing developments by acting as a facilitator between affordable housing
groups interested in purchasing units and property owners. (Relocated and
revised 3.2.7)
H4.5 Continue to improve the condition of rental housing through administration of
the Residential Rental Licensing and Inspection Program. (Relocated 3.4.1)
H4.6 Continue to support the maintenance, weatherization, rehabilitation, and long-
term preservation or replacement of existing housing for low- and moderate -
income residents. (Relocated 3.4.2, also covers 7.5.8)
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H4.7 Continue to develop relationships with populations that have been historically
underserved and are at risk of displacement to better understand needs and risks.
(Relocated and revised 3.5.3)
H4.8 Support programs and City actions that increase homeownership opportunities
for vulnerable populations. (New policy)
H4.9 Adopt renter protections to ensure stable housing for Tukwila Renters.
Sidebar: MINOR HOME REPAIR PROGRAM
The City administers the Minor Home Repair Program, which provides and promotes the repair
and maintenance of housing for low- and moderate- income homeowners. The program is
funded through a Community Development Block Grant (CDBG). The City receives
approximately $25,000 in annual funding.
This program is a valuable resource for residents, however Tukwila Human Services estimates
the program meets a fraction of the existing need for home repair and maintenance. Additional
funding and partnerships can help to improve the look and quality of housing throughout the
City.
GOAL 5 - Promote housing options that support personal fulfillment
and a healthy social life and are appropriate for people in all
stages of life.
H5.1 Encourage development of housing that is appropriate for multi -generational
families, including the development of accessory dwelling units (ADUs), middle
housing, and family -sized apartments. (New policy)
H5.2 Review and update development code to support production of housing types
that provide relatively affordable homeownership options, such as middle
housing (including townhouses) and condominiums. (New policy)
H5.3 Encourage use of universal design principles in new housing development.
(Revised 3.5.1)
H5.4 Assist in providing residents with the human services, economic development,
and transportation needed to increase access to housing options. (Relocated and
revised 3.5.2)
H5.5 Support community groups that actively work to improve neighborhood quality
and strengthen sense of community. (Relocated and revised 3.6.3, also covers
7.5.1)
H5.6 Encourage site and building design that helps reduce social isolation and
supports active lifestyles. (New policy)
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H5.7 Support the creation of co -housing, housing cooperatives, co -living buildings,
and other types of housing that provide community -oriented housing
alternatives for families, seniors, young singles, religious communities, or other
groups with specific needs. (New policy)
Sidebar: Family -sized housing
Family -sized, family -friendly housing units contain at least two bedrooms and include features
such as areas where family members can gather for meals and other activities, sufficient storage
space, a spot for children to do homework, and easy access to outdoor play and recreation
space. Due to various factors related to building design, market demand, and building code
stipulations, apartment buildings are rarely constructed with family -sized units with more than
two bedrooms and associated spaces. While these elements are historically available in single
family detached homes, middle housing types of development, such as duplexes and
townhomes, can be well -suited to providing more spacious family -sized housing. Encouraging
new family -sized housing in areas with access to transit and proximity to schools, parks, low -
traffic streets, and other family -friendly elements will make it easier for families to find their
home in Tukwila.
Figure 3. Examples of housing with a common open space to strengthen relationships between neighbors and
create safe outdoor play areas for children.
September 2024 DRAFT Housing Element 8
City of Tukwila
Comprehensive Plan
Sidebar: What is Universal Design?
Universal design is an approach to designing buildings,
products, and the built environment to be easily usable by the
broadest possible range of people, regardless of age or ability.
The approach centers convenience and accessibility for the
benefits of all users.
As the population changes over time, family structures gradually
transform as well. Many homes are designed around the concept
of the nuclear family, typically two adults tied by partnership or
marriage, with their minor children. This arrangement once
represented a majority of households. Today there is a wider
variety of households than in the mid -twentieth century; for Figure4. Bathroom with universal
example, adults living without children, single adults, and
multigenerational families. Universal design helps to support
aging in place and multigenerational families by applying design principles that emphasize
flexibility, intuitive design, and variations in size and space for different users (Center for
Excellence in Universal Design). One example is a home that includes wide hallways and
doorways to ease wheelchair user navigation, tiered or height -adjustable countertops to
accommodate more than one height, and a bathroom shower that is spacious and flush with the
floor. Through home modifications or retrofitting, barriers that limit a home's accessibility can
be eliminated, and families can be better prepared for a lifetime of changing needs.
design principles. Source: US HUD
Resources
• Housing Background Report
• Tukwila Transit Oriented Development Housing Action Plan 2020
• Puget Sound Regional Council VISION 2050
• King County Countywide Planning Policies 2021
• Regional South King County Housing Action Framework 2020:
o Housing Strategies Framework
o Housing Context Assessment Methods
o Housing Policy Assessment
• Regional Affordable Housing Task Force 2018 Report
• Tukwila 2012 Strategic Plan
September 2024 DRAFT Housing Element 9
DRAFT
Gcoaomic DeveeopitieNt
WHAT YOU WILL FIND IN THIS CHAPTER:
• A description of Tukwila's economic setting,
• A discussion of issues that affect economic development in the City, and
• Goals, policies, and strategies for enhancing the community's economic well-
being.
PURPOSE
The overriding goal of this element is to enhance the community's economic well-being.
The Economic Development element recognizes the City's economy is strongly and
directly influenced by the regional economy, while it still identifies policies and strategies
the City can use to guide our local economy. The Economic Development element is a key
component integrating all elements of the Comprehensive Plan, suggesting ways in which
the City and its partners can use effective economic strategies in order to achieve the
goals of the Plan.
There are four primary ways in which the City can affect local economic activity:
• Land use, transportation, and utility planning that determine, within the local
regulation and infrastructure capacity, the space available for residential and
nonresidential development;
• Providing quality public services such as public safety, transportation,
infrastructure, and recreation;
• Directly or indirectly influencing private sector decisions as to location, operation,
and development of business real estate, and
• Helping coordinate public and private sector efforts to enhance the employability
and job advancement potential of the residential population.
The City's general approach to enhancing the community's economic well-being can be
summarized as follows:
• Sustain moderate growth in the sectors of retail and entertainment, advanced
manufacturing, aerospace, clean technology, information technology, life -
sciences, and tourism
• Attract and retain businesses generating positive financial benefits for the City
• Target family wage and higher salary industries
• Improve and support the opportunities for education, skills training, and job
acquisition for all Tukwila residents
Economic Development ED - 1
September 2024
DRAFT
• Provide capacity to meet Tukwila's employment targets as set by the Countywide
Planning Policies
• Encourage growth into certain areas through the use of zoning and developmental
regulations
• Encourage the retention and growth of existing local businesses, particularly for
Black, Indigenous, and other People of Color, immigrant, refugee, LGBTQIA+,
disabled, and women owned businesses
• Encourage entrepreneurs, local startups and businesses to establish in Tukwila
• Provide efficient and timely administration of City services
• Respond to specific requests for assistance from local firms
• Provide quality public services and infrastructure including public safety,
transportation, utilities, and recreation to existing and future needs of the economic
sector
• Support job enhancement programs to increase residents' employability through
coordination of private and public sector activities.
The following are potential tools available to the City to enhance economic development in the
City:
• Business Improvement Areas (BIAs)
• Local Improvement Districts (LIDs)
• Transportation Benefit Districts
• Tax Increment Financing (TIF)
• Multi -family property tax exemption (MFTE)
• Lodging tax and tourism promotion area (TPA) fees for tourism
• Local, state, and federal government funding and private resources
• Strategic sales of City property
• Use of infrastructure investment
• Funded, staffed, and administered economic development work group.
Economic Setting
The following statistics help set the background for economic development policies. The
Economic Development Background Memo contains additional supporting information,
including employment and housing growth targets per the Countywide Planning Policies.
Population, Income and Revenue
The population of Tukwila in 2023 was 22,780, an increase of approximately 3,264 from
2015 (OFM). The City's daytime population is estimated to be between 150,000 and
170,000. Taxes collected in 2015 were $45.2 million, which are projected to increase to
$51.4 million in 2023.
During the same period (2015 to 2023), the assessed valuation of the City grew from $5.00
billion to $8.98 billion. In 2015, there were 7,832 housing units; by 2023, this number had
increased to 9,194 units.
Economic Development ED - 2
September 2024
DRAFT
In 2021, the median age of Tukwila residents was 36.1 years; over 11 % of all citizens were
65 or older; and 22.1 % of the residents were under 20. In 2021, residents of color were
67.4% of the population. Foreign -born residents account for 39.2% of the population, and
more than 70 languages are spoken in the Tukwila School District.
The median household income in the City in 2021 was $71,688, up from $45,923 in 2015.
While Tukwila's median household income is still far below King County's median income
of $106,326, this represents a substantial increase, consistent with regional trends.
Employment
In 2015, Tukwila had 2.41 jobs per resident, this number decreased to 2.01 in 2022 with a
slight decrease in total jobs and slight increase in population. This ratio of jobs to residents
is extremely high compared to other King County cities and regionally. There were at least
2,291 licensed businesses of all types in Tukwila in 2022. The total number of jobs in
Tukwila has fluctuated since 2015, with impacts from COVID-19 seen across almost all
sectors. In 2015, the City had approximately 47,000 jobs, whereas, by 2022 the total
number of jobs in the City had fallen 2.4% to just under 46,000, with some rebounding trend
from pandemic impacts. The Service sector composes the largest sector of jobs, with 32%
of all jobs.
Manufacturing is next with 19.1% of jobs in the City. The number of manufacturing jobs has
been decreasing within Tukwila prior to this planning period, reflecting regional trends.
Between 2015 and 2022 Tukwila lost almost 2,100 manufacturing sector jobs. This trend
likely reflects the diminished presence of jobs with Boeing and other manufacturing firms in
the City's industrial areas.
Economic Development ED - 3
September 2024
DRAFT
In 2022, retail accounted for 16.4% of jobs in Tukwila. Warehousing, transportation,
and utilities made up 12.5%.
50000
40000
30000
20000
10000
0
Tukwila Covered Employment by Sector, 2015-2022
1
1
•
1
1
•
1
1
1
1
2015 2016 2017 2018 2019 2020 2021 2022
■ Const_Res
■ FIRE
■ Manufacturing
Retail
■ Services
■ WTU
■ Government
■ Education
Services composed the largest percentage of jobs in 2022, with 32% of all jobs.
Manufacturing (19.1%); Retail (16.4%); and Warehousing, Transportation and Utilities
(12.5%) also make up sizable shares of Tukwila's employment.
The shares of each sector, relative to each other, did not change significantly between
2015 and 2022. While the number of total jobs within Tukwila fluctuated between 2015
and 2022, most sectors remained fairly consistent in their share of total jobs. The
Manufacturing and Service sectors displayed the largest decreases, at 4.0% and 1.7%
respectively, while other sectors saw slight increases in share, with the FIRE (finance,
insurance, and real estate) sector having the large proportional increase at 2.5%.
SMALL BUSINESS DEVELOPMENT CENTER (SBDC)
The SBDC at Highline specializes in providing business and training services to
entrepreneurs and existing businesses, in order to be successful in today's economy.
The center provides:
• Knowledgeable, trusted, and confidential one-on-one advice on all aspects of a
business.
• A link to 23 other SBDC centers in the Statewide network for additional advice.
• Guidance on the purchase of an existing business or a franchise.
• Assistance in finding sources of capital to grow a business.
• Ideas about how an established business can move to the next level.
• Benchmarking a company's performance with others to identify improvement
opportunities.
• Matching a businessperson with resources to accelerate the success trajectory of
a business.
• Developing prospect lists through targeted database searches.
• Information about training and funding that can assist in growing a business.
Economic Development ED - 4
September 2024
DRAFT
ISSUES
There are a number of issues and trends affecting economic development in the City of
Tukwila:
Financial Challenges
• Retail Sales Tax: While Tukwila continues to enjoy the dominant role in attracting
retail, dining, and entertainment spending in South King County, sales tax has not
grown as fast as inflation. Retail sales tax in 2022 was only 1.5% above 2019's pre-
covid level. Retail and entertainment are still very strong in Tukwila, but sales tax
growth has gone elsewhere due to competition from other retail centers, the State's
change to destination -based sales tax, and consumer demand for online shopping.
• Property Tax: In 2001 Washington State voters passed an initiative that restricts
cities' ability to levy their annual property tax to only 1 % above their prior highest
lawful levy. New construction is added to the tax rolls above the 1 % limit, but then
becomes part of the taxing district's levy and grows at a maximum of 1 %. This law
limits Tukwila's property tax growth and poses challenges for funding City services
when the inflation rate is greater than 1 %.
Public Safety and Public Image
• Tukwila has an excellent police department but still faces public safety challenges.
Because Tukwila has millions of square feet of retail and is located at one of the
busiest interchanges in the Pacific Northwest, it is a convenient location for
shoplifting, car prowls, and other property crimes. The public perception of crime is
often magnified because security businesses publish crime statistics on a per
capita basis. Tukwila has a much higher crime rate per capita due to the large
business sector and daytime population, compared to its small number of
residents. In addition, the region's opioid and fentanyl crises have further blemished
the public's perception of safety in the City.
Other Challenges
• Compared to King County as a whole, Tukwila's population has a significantly lower
per capita income, $36,673 compared to $59,843, and higher poverty rate (12.4%
compared to 9.4%) for 2021. Household median income is also lower than the
county median at $71,688 compared to $106,326. Low per capita and household
median incomes relative to the region limit funds available for Tukwila residents to
support basic needs, save for larger purchases, and leaves them more susceptible
to increasing or unexpected costs.
Economic Development ED - 5
September 2024
DRAFT
• The Tukwila South area presents a significant opportunity for new development, but
it is so large that it is challenging to find a developer that can make a large enough
investment to ensure a coordinated and cohesive mixed -use development.
• Nearly all of the portion of Tukwila that lies on the valley floor south of 1-405 and
east of 1-5 is protected by the Green River flooding by levees and embankments. The
protection system is working, but maintenance, repairs, and improvements are
becoming more complex and expensive, especially given the challenges of
protecting the environment and endangered species in the river system.
• Regional housing values and housing costs in the Puget Sound and Seattle region
have increased significantly. This has led to development of some new single family
and multi -family housing investments in Tukwila, however, as property values and
housing prices increase, the risk of local residents being displaced increases.
• Tukwila would like to receive additional office development since it can further
support the retail sector, but the market demand for new office development is very
limited. This is, in part, because office businesses preferred to be in downtown
Seattle, Bellevue, or Redmond. Due to the significant increase in remote work,
those office concentrations now have excess capacity. Boeing has been downsizing
some of their facilities in Tukwila, but there is strong demand for manufacturing,
warehouse, and distribution facilities. ProLogis and Amazon recently opened large,
new facilities in Tukwila's manufacturing and industrial center (MIC).
• The Tukwila International Boulevard neighborhood has an active and
entrepreneurial business community but many of the businesses generate income
insufficient to afford to make significant investments in physical improvements or
growth.
GOALS AND POLICIES
The following goals and policies provide the pathway how the City can realize its economic
development vision that as a vibrant community with a strong and sustainable economy that
celebrates and empowers its diversity, supports economic prosperity for all residents, and
sustains a foundation for businesses of all sizes.
GOAL ED-1 A Vibrant, Diverse, and Resilient Economy
Policy ED-1.1
Policy ED-1.2
Continue to strengthen and balance economic and workforce
development with strategic housing growth in Tukwila to ensure an
adaptable and diverse economic base that leverages Tukwila's many
assets and ensures the City's financial stability.
Attract and retain office, research, and development, advanced
technology and manufacturing, aerospace, food manufacturing, and life
sciences businesses, including those that provide services for export.'
Economic Development ED - 6
September 2024
DRAFT
Policy ED-1.3
Policy ED-1.4
Policy ED-1.5
Policy ED-1.6
Policy ED-1.7
Encourage commercial and mixed -use development that provides a
range of job opportunities throughout the city and county to create a
closer balance between the locations of jobs and housing.2
Maintain support for and strengthen Tukwila's robust retail, hospitality,
and experiential sectors.
Evaluate the performance of economic development policies and
strategies in developing businesses and creating middle -wage jobs.'
Make local investments to maintain and expand infrastructure and
services that support local and regional economic development
strategies. Focus investment where it encourages growth in designated
centers and helps achieve employment targets.4
Promote the local workforce through priority hire programs that create
middle -wage employment opportunities, encouraging workforce
development partnerships, and identifying pipeline education or training
opportunities.
Regional Economy
Policy ED-1.8
Policy ED-1.9
Regional Centers
Policy ED-1.10
Policy ED-1.11
Coordinate local and countywide economic policies and strategies with
VISION 2050 and the Regional Economic Strategy. Emphasize support
for those industry clusters that are integral to that strategy.6
Prioritize growth of a diversity of middle -wage jobs and prevent the loss of
such jobs from the region.'
Concentrate economic and employment growth in designated regional,
countywide, and local centers through local investments, planning, and
financial policies.'
Support economic growth that, along with land use planning and
infrastructure development, facilitates Tukwila meeting its designated
regional growth targets.
Policy ED-1.12 Work to reduce the risk of industrial displacement through a variety of
anti -displacement strategies.'
Partnerships
Policy ED-1.13 Collaborate with the private sector to leverage catalytic development
sites.
Economic Development ED - 7
September 2024
DRAFT
Policy ED-1.14 Build and maintain relationships with property owners and businesses.
Site Selection and Development
Policy ED-1.15
Policy ED-1.16
Facilitate redevelopment of contaminated sites through local, county,
and state financing and other strategies that assist with planning, site
design, and funding for environmental remediation.1°
Continue working to achieve the vision in the Tukwila International
Boulevard District and Southcenter District, emphasizing walkability,
placemaking, and community gathering opportunities.
GOAL ED-2 A Safe, Desirable, and Healthy Community with a Positive
Identity
Policy ED-2.1
Policy ED-2.2
Policy ED-2.3
Policy ED-2.4
Policy ED-2.5
Policy ED-2.6
Enhance Tukwila's public safety perceptions and sense of place and
support a positive identity as a city in which to "Live, Work, Stay and Play"
— a community of choice for businesses, residents and visitors with
outstanding transportation, quality housing, fun experiences, amenities,
and supportive services.
Improve perceptions of public safety through crime reduction, visible
enforcement, improved communications, and messaging.
Invest in placemaking efforts that stimulate and instill community pride,
improve quality of life, and welcome visitors.
Promote positive aspects of the Tukwila community to the region.
Add to the vibrancy and sustainability of our communities and
community health and well-being by ensuring the provision of safe and
convenient access to local services, neighborhood -oriented retail,
purveyors of healthy food (e.g., grocery stores and farmers markets), and
sufficient transportation choices.'
Promote Tukwila's natural environment as a key economic asset and
work to improve access to it as an economic driver. Work cooperatively
with local businesses to protect and restore the natural environment in a
manner that is equitable, efficient, predictable, and complements
economic prosperity.'
GOAL ED-3 Prosperity and Opportunity for Businesses, Workers, and
Residents
Economic Development ED - 8
September 2024
DRAFT
Policy ED-3.1
Policy ED-3.2
Policy ED-3.3
Expand avenues of durable economic success for workers,
entrepreneurs, business owners, and residents in Tukwila, including
workforce development, with a focus on shared prosperity, opportunity,
and social responsibility for local communities.
Promote the local workforce through priority hire programs that create
middle -wage employment opportunities in historically disadvantaged
communities.13
Direct investments to community and economic development initiatives
that elevate equitable economic opportunity for those communities most
marginalized and impacted by disinvestment and economic
disruptions.14
Workforce Development and Partnerships
Policy ED-3.4 Improve awareness of, and access to, education and workforce
development resources.
Policy ED-3.5
Facilitate connections between employers and education and workforce
development institutions, seeking to increase graduation rates and
develop a highly educated and skilled local workforce. Align and
prioritize workforce development efforts with Black, Indigenous, and
other People of Color communities; immigrant and refugees; and other
marginalized communities.15
Policy ED-3.6 Act as a resource to residents and workers connecting them to workforce
development organizations.
Policy ED-3.7
Encourage private, public, and non-profit sectors to incorporate
environmental stewardship and social responsibility into their practices.
Encourage development of established and emerging industries,
technologies and services that promote environmental sustainability,
especially those addressing climate change and resilience.'6
GOAL ED-4 A Supportive Environment for Business and Entrepreneurs
Policy ED-4.1
Maintain a strong, supportive environment for local, independent, small,
and micro -businesses and the entrepreneurial ecosystem to ensure they
continue to flourish in Tukwila while attracting new business activities to
the City.
Policy ED-4.2 Where possible, ease regulations that challenge small businesses.
Policy ED-4.3
Ensure that business and entrepreneurial resources are available to
those with least access, including people of color, immigrants, and
refugees.17
Economic Development ED - 9
September 2024
DRAFT
Policy ED-4.4
Policy ED-4.5
Ensure that Tukwila projects an 'open for business' culture, and help
businesses thrive through:
• Transparency, efficiency, and predictability of local regulations and
policies;
• Communication and partnerships between business, government,
schools, civic and community organizations, and research
institutions; and
• Government contracts with local businesses.18
Foster a broad range of public -private partnerships to implement
economic development policies, programs, and projects, including
partnerships with community groups. Ensure such partnerships share
decision -making power with and spread benefits to community groups.19
Policy ED-4.6 Use partnerships to foster connections between employers, local
vocational and educational programs, and community needs.20
Policy ED-4.7 Identify, support, and leverage key regional and local assets to the
economy, including assets that are unique to our region's position as an
international gateway, such as major airports, seaports, educational
facilities, research institutions, health care facilities, long -haul trucking
facilities, and manufacturingfacilities.21
Policy ED-4.8
Policy ED-4.9
Support the regional food economy including the production,
processing, wholesaling, and distribution of the region's agricultural food
and food products to all King County communities. Emphasize improving
access for communities with limited healthy, affordable, and culturally
relevant food options.22
Develop and implement systems that provide a financial safety net
during economic downturns and recovery. Direct resources in ways that
reduce inequities and build economic resiliency for those communities
most negatively impacted by asset poverty.23
GOAL ED-5 A Community that Values Diversity and Access to Opportunity24
Policy ED-5.1
Policy ED-5.2
Foster a business community in Tukwila that welcomes and empowers
residential and business diversity in all its forms while capturing
increased market share and building resilience to economic shocks.
Seek to understand the dynamics, needs, and relationships within
communities, and where possible, provide crucial technical support and
regulatory relief where feasible for small businesses owned by those with
least access, including people of color, immigrants, and refugees.25
Economic Development ED - 10
September 2024
DRAFT
Policy ED-5.3
Policy ED-5.4
Policy ED-5.5
Policy ED-5.6
Policy ED-5.7
Highlight the dynamic diversity of local communities as a means to
enhance social capital, neighborhood cohesion, the county's global
relationships, and support for cultural and arts institutions.26
Promote business diversity by signaling public sector support and ensure
public investment decisions protect culturally significant economic
assets and advance the business interests of Black, Indigenous, and
other People of Color communities; immigrant and refugees; and other
marginalized communities.27
Eliminate and correct for historical and ongoing disparities in income,
employment, and wealth by building opportunities for Black, Indigenous,
and other People of Color; women; and other intersecting marginalized
identities.28
Promote an economic climate that is supportive of business formation,
expansion, and retention, and that emphasizes the importance of small
businesses, locally owned businesses, women -owned businesses, and
businesses with Black, Indigenous, and other People of Color; immigrant
and refugee; LGBTQIA+; disabled; and women -owned or -led businesses,
in creatingjobs.29
Stabilize and prevent the economic displacement of small, culturally
relevant businesses and business clusters during periods of growth,
contraction, and redevelopment. Mitigate displacement risks through
monitoring and adaptive responses.3o
RELATED INFORMATION
King County Countywide Planning Policies (2022)
Vision 2050 (2021)
Economic Development Element strategy
1 King County Countywide Planning Policy K_EC-6
2 King County Countywide Policy K_EC-26
3 King County Countywide Planning Policy K_EC-4
4 King County Countywide Policy K_EC-18
'Combined King County Countywide Policy K_EC-13, and PSRC Consistency tool: Economy. "...Expand
access to economic opportunities through actions such as adopting a priority hire ordinance, encouraging
workforce development partnerships, and identifying pipeline education or training opportunities...).
6 King County Countywide Policy K_EC-1 and K_EC-3.
King County Countywide Policy K_EC-2, in part
8 King County Countywide Policy K_EC-17; this policy requires a strategy
9 PSRC MIC Consistency Tool: Economy, Guidance; this policy requires a strategy
Zo King County Countywide Policy K_EC-24
Economic Development ED - 11
September 2024
DRAFT
11 King County Countywide Planning Policy K_EC-19 (Edited from original)
12 King County Countywide Planning Policy K_EC-20
13 King County Countywide Planning Policy K_EC-13
14 King County Countywide Planning Policy K_EC-16
is King County Countywide Planning Policy K_EC-12; the PC (at their 9/28/23 mtg) wanted us to revisit this
second sentence. See minutes.
16 King County Countywide Planning Policy K_EC-21
17 Change recommended during City staff equity review.
18 King County Countywide Planning Policy K_EC-5
19 King County Countywide Planning Policy K_EC-8
20 King County Countywide Planning Policy K_EC-9
21 King County Countywide Planning Policy K_EC-10
22 King County Countywide Planning Policy K_EC-11
23 King County Countywide Planning Policy K_EC-27
24 This change was modified to reflect the City's emphasis on "inclusion" rather than "equity": equity is
being described more as creating opportunity for, and directing resources to, those with least access. We
are addressing what equity looks like when applied.
25 Policy/Strategy 5B from recently adopted Tukwila Economic Development Strategy.
26 King County Countywide Planning Policy K_EC-14; modified by City Staff equity review
27 King County Countywide Planning Policy K_EC-28
28 King County Countywide Planning Policy K_EC-15
29 King County Countywide Planning Policy K_EC-7
30 King County Countywide Planning Policy K_EC-29
Economic Development ED - 12
September 2024
NatnraC environment
WHAT YOU WILL FIND IN THIS CHAPTER
• Adescriptionofthenatural resourcesandenvironmentally critical areas present in
the CityofTukwila;
• AdiscussionoflocalCityeffortstoprotectTukwila'snaturalresources;and
• Goals and Policies for protecting sensitive natural resources, includingthe urban
forest.
PURPOSE
This element of the Comprehensive Plan addresses the City's natural environment - air,
land, and water resources - by guiding future development in a manner that protects the
community's environment and resilience in the face of change, improves the quality of life
in the City, and provides protection of community residents from natural hazards.
To be healthy and sustainable, a community must integrate the natural environment into
urban development design. The natural environment and its associated ecological
processes provide many benefits to Tukwila, including:
• Visual relief from the hard, constructed surfaces of urban development;
• Fish and wildlife habitat;
• Air and water quality;
• Surface water runoff management;
• Recreational opportunities for interaction with nature;
• Human health; and
• Aesthetic and economic benefits.
Trees and vegetation also provide critical environmental services which, in turn, affect the
quality of life of residents, visitors, daytime workers and neighboring communities. Some of
the benefits of trees are shown as follows.
The City conducted a required periodic update of its critical areas regulations in 2018 and
2019. This included a Public Outreach Plan that used a variety of methods to notify the
general public and property owners including an open house, mailings, notice in a
stormwater bill, postings on the City's website, creation of a broadcast email group that
received updates of the process, and articles in the City's Hazelnut newsletter.
Natural Environment EN - 1
July 2024
DRAFT
Benefits of Trees
ENVIRONMENTAL
• Fish and wildlife habitat
• Improved air quality
• Storm water mitigation
• Reduced energy consumption
• Sequestration of carbon
• Stabilization of slopes
SOCIAL
• Lower crime rates
• Mental health benefits
• Improved physical health
• Aesthetics and quality of life
CONOMIC
• Consumer satisfaction/ increased spending
• Increased property values
• Reduced maintenance of road surfaces (shade)
• Green infrastructure — reduced cost over installing and maintaining surface water
infrastructure
The Natural Environment Element sets forth goals and policies to guide the protection and
management of wetlands, watercourses, springs, fish and wildlife habitat areas, and
geologically hazardous areas — collectively called "environmentally critical areas". It also
includes goals and policies related to flood management, surface water management,
water quality, and the urban forest (the combination of trees, shrubs and other plants that
make up the formal landscaped areas of the City and the natural areas in our parks and on
private property).
Tukwila Pond serves as both wetland habitat and temporary stormwater storage. [Image]
Southgate Creek is an example of a watercourse with little riparian protection from urban
impacts. [Image]
THE STATE OF TUKWILA'S URBAN ENVIRONMENT
Tukwila encompasses about nine square miles, and much of the city lies within an
extensive valley centered on the Lower Green/Duwamish River watershed. The valley is
virtually flat and almost entirely built out except for the currently undeveloped Tukwila
South area. The upland areas of the City have rolling topography and numerous areas with
steep and potentially unstable slopes. Many of the steep hillsides are forested with second -
or third -growth trees and understories with a mix of native and invasive vegetation. These
areas —together with the City's numerous streams, wetlands, springs, and the River —
provide important fish and wildlife habitat that coexist with the built environment. The
following is a summary of conditions in the constituent elements of Tukwila's environment.
Natural Environment EN - 2
July 2024
DRAFT
The City conducted a required periodic update of its critical areas regulations in 2018 and
2019. This included a Public Outreach Plan that used a variety of methods to notify the general
public and property owners including an open house, mailings, notice in a stormwater bill,
postings on the City's website, creation of a broadcast email group that received updates of
the process, and articles in the City's Hazelnut newsletter.
WETLANDS AND WATERCOURSES
As urban development has occurred, natural drainage corridors have been altered or
placed in culverts, and wetlands have been filled. Remnant wetlands remain in some of the
City's parks, on undeveloped slopes (formed by springs and groundwater seeps), in freeway
interchanges, and in other areas of the City. Wetlands and watercourses have been
provisionally identified and mapped on the City's Environmentally Critical Areas Map. The
City has purchased Tukwila Pond and Macadam wetland for preservation. Tukwila Pond
serves as both a wetland and temporary storm water storage pond for commercial
development on its north side. Macadam wetland collects mostly natural surface water
from the steep slopes located on its east side.
FISH SPECIES IN TUKWILA
Fish species found in the Green/Duwamish River include the following:
• Cutthroat trout
• Puget Sound Chinook salmon (threatened)
• Puget Sound Steelhead (threatened)
• Chum salmon
• Coho salmon
• Pink salmon
• Sockeye salmon
• Bull trout (threatened)
Resident Cutthroat trout are found in Tukwila's streams, as well as other fish and
aquatic species.
(Cutthroat trout photo courtesy of Washington Department of Fish & Wildlife.)
Stream alterations have affected wildlife and fish habitat. There are a few remaining open
channels in the four main streams in Tukwila (Johnson Creek, Gilliam Creek, Southgate
Creek and Riverton Creek), which have been channelized, relocated and piped for much of
their length. Construction of urban streets and highway systems and driveways required
watercourses to be placed in culverts, which have blocked or made fish passage difficult.
All the streams discharge into the Green/Duwamish River.
Stormwater Runoff - coupled with steep slopes in the upper reaches of Gilliam, Southgate
and Riverton Creeks - has caused scouring and erosion in the stream channels, resulting in
deepened ravines with steep banks, instability, bank erosion and downstream
sedimentation. The lower reaches of Tukwila's streams are generally lacking in pools and
woody debris, which are important for good fish habitat. Thus, the open reaches of
Tukwila's streams are generally in deteriorated conditions with poor riparian habitat and
narrow buffers. In fact, many tributaries of the urban watercourses flow in roadside ditches
Natural Environment EN - 3
July 2024
DRAFT
with little protection from urban impacts. Recent City -led projects to remove flap -gates are
working at enriching stream habitat at River outlets by removing barriers, increasing
complexity, replanting, and increasing hydrologic connectivity.
FISH AND WILDLIFE
The Washington Department of Fish and Wildlife (WDFW) has mapped and identified
priority habitats and species in Tukwila to ensure their protection and management. They
include: the Green/Duwamish River; reaches of Gilliam Creek, Southgate Creek and
Riverton Creek; riparian areas (areas adjacent to streams and rivers) and freshwater
wetlands. Also mapped are wetland complexes and Johnson Creek in Tukwila South.
WDFW has also inventoried and mapped barriers to fish passage in Tukwila as part of a
larger Statewide effort. A federal court injunction ordered Washington State agencies to
repair culverts that block fish passage in violation of the Stevens Treaties that ensured
tribal right to fish "at usual and accustomed" places. While the federal injunction does not
apply to local jurisdictions such as Tukwila, there are county, state and federal programs
supporting the repair of barriers to fish passage within local jurisdictions. The City's
Surface Water Comprehensive Plan includes the inventoried list and additional information
on barriers to fish passage within Tukwila. The City of Tukwila advocates for barrier removal
through mufti -benefit approach capital improvement projects in conjunction with other
surface water priorities including drainage and water quality improvements, flood
protection, and salmon habitat restoration when funding opportunities present.
The Shoreline Master Program provides more detail on the City's involvement with the
Water Resource Inventory Area 9 (WRIA 9) and the Green/Duwamish River Salmon Habitat
Plan, which guides local sponsor restoration planning and implementation for Chinook
salmon habitat.
Volunteers removing invasive blackberry - Duwamish River Shoreline Restoration Project
[Image]
Community volunteers stocking Coho salmon in Southgate Creek.
[Image]
Pacific tree frog at wetland restoration site.
[Image]
Tukwila residents and businesses are actively involved in stewardship, wildlife protection,
and enhancement through City -sponsored activities such as Green Tukwila, as well as in
private initiatives to restore shorelines and open spaces and annually stock and incubate
Coho salmon eggs in local creeks. In addition, the City's NPDES program works to educate
citizens, businesses, and school age children on ways to improve water quality and directly
benefit salmon habitat.
Waterfowl areas in Tukwila include Tukwila Pond and the wetlands in Tukwila South, both of
which provide important winter habitat for migrating waterfowl and permanent habitat for
other waterfowl. More than 50 species of birds have been recorded at Tukwila Pond. Other
bird species found in Tukwila include osprey, which regularly nest near the Green/
Natural Environment EN - 4
July 2024
DRAFT
Duwamish River; hawks; and passerine birds. Other wildlife species found in Tukwila
include harbor seals, coyotes, deer, Eastern Grey squirrels, beaver, otter, nutria, turtles
(mostly non-native red -eared sliders), garter snakes, snails, amphibians (non-native
bullfrogs, native Pacific tree frogs and salamanders), opossum, and raccoons.
FLOOD MANAGEMENT
Tukwila's urban center, the light industrial and manufacturing area south of South 180th
Street, part of Tukwila South, and Fort Dent Park are protected from flooding of the Green
River by levee systems. The City participates in the National Flood Insurance Program
administered by the Federal Emergency Management Agency (FEMA), which has mapped
regulated floodplains in Tukwila. Mapped floodplains and the levee systems are explained
in more detail in the Shoreline Element of the Comprehensive Plan.
Impervious surfaces and the reduction of natural wetland functions have caused localized
flooding from streams periodically, at varying levels of severity on some areas of public
right-of-way, as well as private properties where inadequate or no surface water
infrastructure exists. The City has resolved many of the flooding problems through
improvements to surface water infrastructure. The surface water management system
(surface water utility) is described in more detail in the Utilities Element of the
Comprehensive Plan. More detailed information on localized flooding problems is provided
in the City's Comprehensive Surface Water Management Plan.
EARTH RESOURCES AND GEOLOGIC HAZARDS
The City has mapped areas with steep and unstable slopes, including active landslide
areas, to ensure that there is adequate review of slope stability if development is proposed
in these areas. In addition, there are coal formations on the southwest side of Interurban
Avenue South, some of which have been mined and are defined as environmentally critical
areas based on the City of Tukwila Abandoned Underground Coal Mine Hazard
Assessment, May 1990.
WATER QUALITY
The City has conducted periodic water quality studies that have indicated Tukwila's
streams and the Green/Duwamish River suffer from poor water quality due to stormwater
runoff, small buffers, and suboptimal vegetation. Rain events wash contaminants off
rooftops, driveways, sidewalks, parking lots and roads into the watercourses. Runoff from
these areas can contribute to high temperatures in urban streams and carry contaminants
into streams and wetlands.
New developments are required to implement Green Stormwater Infrastructure3 and
comply with flow control and water quality treatment requirements intended to moderate
and treat discharges that flow towards streams. There are, however, still areas of Tukwila
where runoff from impervious surfaces discharges directly to streams and the river with no
treatment. (See Natural Environment Element Regulatory Background Report for more
information on water quality.)
Riparian habitat plays a valuable role in protecting stream water quality. Adequately -sized
Natural Environment EN - 5
July 2024
DRAFT
and healthy riparian buffers help to mitigate a variety of pollutant impacts. Shade streams
reduce the high water temperatures that contribute to anaerobic stream conditions, which
have lethal effects on fish and other aquatic species. Unfortunately, most of Tukwila's
streams have poor quality, narrow riparian areas.
AIR QUALITY
Tukwila lies in the air quality region made up of King, Kitsap, Pierce and Snohomish
counties. Air quality is monitored and managed by the Puget Sound Clean Air Agency.
Through the efforts of the Clean Air Agency, King County as a whole generally has good air
quality, however, climate conditions have increasingly had an impact on air quality in
Tukwila and the region. Wildfires have created air quality concerns as harmful chemicals
and tiny particles suspended in the air create health issues for the public. During these
periods of smoke exposure, the City follows the guidance of regional, state, and national
health, emergency management, and air quality partners in providing public education and
community response options.
Tukwila is divided throughout by significant transportation corridors, including Interstates 5
and 405, as well as Washington 599, and Washington 518. These road systems have been
found to negatively impact community health. A study completed by the Puget Sound
Clean Air Agency (PSCAA) documented that some areas of Tukwila bear among the worst
air quality health impacts from road systems within King, Pierce, Snohomish, and Kitsap
counties. "Tukwila/Allentown" was identified as the most impacted of the "Highly
Impacted Communities", and the "Tukwila/Kent" area experienced the third worst air
quality. Much of that impact comes from diesel pollution, as well as industrial source
pollution.
In addition, the Duwamish Valley south of Seattle suffers from higher particulate pollution
levels that are damaging to human health. This corridor provides valuable economic
services to the region in terms of transportation corridors, industry, and commerce, which
comes at a cost to the area's inhabitants.
CLIMATE CHANGE
The impacts of climate change in Tukwila affect several aspects of the natural environment,
as well as the provision of utilities to its residents. Climate modelling indicates that the
region will experience warmer temperatures, changing the precipitation pattern towards
less snow and more rain during the winter. This poses challenges to flood hazard mitigation
within Tukwila and the valley, and also will impact the regional water supply. Climate
change causes sea levels to rise, which would affect the tidally -influenced portions of the
Green/Duwamish River, raising water levels in the river and causing tidal waters to reach
further upriver and into streams. This, in turn, could impact flood hazard mitigation
measures and fish and wildlife habitat, with particular detriment to salmon. Other possible
effects of climate change could include new and increased insect infestations in the City's
urban forest; changes in wildlife behavior and diversity; increased demands on City
resources; and reduced availability of water supplies for drinking water, irrigation of
gardens, landscaped areas, street trees and parks.
Natural Environment EN - 6
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DRAFT
Increases in temperatures could exacerbate existing heat island effects in the highly
developed areas of the City where there is a significant amount of impervious surface
(buildings, streets, and parking lots). Recently, King County created a heat map4, showing
how Tukwila, with a relatively large, paved footprint, can reach extremely high temperatures
and is unable to cool at night during extreme heat events. Tukwila residents and workers
are thus being increasingly exposed to heat -related illness, at an inequitable rate as
compared to other parts of the region. This underscores the importance of increasing tree
canopy in these areas to help reduce temperatures during the summer months, particularly
over impervious surfaces such as parking lots. High water temperatures are already a
problem for salmon in the Green/Duwamish River, where there is a lack of shade from trees
along the shoreline in many areas. Restoration plantings and maintaining large trees on the
shoreline will help improve conditions for salmon in the river and in its tributaries, and help
to reduce even greater water temperatures that could be caused by climate change.
TUKWILA'S URBAN FOREST
A tree engulfed by invasive English ivy.
[Image]
The "City of Tukwila Urban Tree Canopy Assessment," was last updated 2012, although
work is underway to update the study'. The assessment quantifies existing urban tree
canopy, as well as impervious surfaces, surface water, grasslands, and bare soils.
Assessment information shapes the basis for several new goals and policies relating to the
urban forest. (See the assessment report appended to this chapter of the Comprehensive
Plan.)
The City is fortunate to have remnant stands of second- or third -growth native forests and
good canopy coverage in its low density residential areas -- on undeveloped steep slopes
and in some of its parks (for example, Crystal Springs Park and Tukwila Park). However,
these forest stands lack active management and suffer from over -crowding, lack of
diversity, and infestations of invasive plants like blackberry and ivy, all of which
compromise their sustainability. Trees in undeveloped areas are threatened by future
development. Aging trees in already -developed residential and commercial areas become
hazardous and require removal and are not always replaced with new trees. Many landslide
hazard slopes in Tukwila currently enjoy the protection of canopy coverage, however the
lack of active management leaves this protective factor vulnerable to threats.
The City has street trees of varying species, sizes, health, and maturity planted on City
rights -of -way throughout Tukwila. They range from large canopy trees to small canopy or
young trees that do not provide many benefits. Street trees often do not get replaced when
they are damaged or removed and do not all get the level of care or the conditions they
need to thrive.
Shade trees cover is gradually improving in most of the City's commercial parking lots and
other landscaped areas with the implementation of new tree codes and code enforcement.
Trees in these areas are often improperly pruned or removed and not replaced. Trees
Natural Environment EN - 7
July 2024
DRAFT
throughout the City are frequently damaged by installation or maintenance of infrastructure
and new development.
The Green/Duwamish River and the City's streams generally have narrow riparian buffers,
the result of development occurring before protective buffer widths were required. These
too -small buffers have been impacted by urbanization, and the increasing amounts of
impervious surface, reducing the amount of urban forest in these areas. Some reaches of
the river are characterized by large native canopy trees (Foster Golf Course, for example),
while in other areas there is little to no tree canopy and large expanses of invasive
vegetation instead. Trees have been removed from the Green River levee south of SR 405 to
meet Corps of Engineers requirements. New efforts to increase multi -benefit approaches
to flood control may take ecology further into account.
Several environmental restoration projects to enhance the urban forest have been
completed and also are underway in the City's parks, wetlands, and streams, and along the
Duwamish River. Trees have been planted along the river by King County as mitigation for
removal of trees elsewhere. The City also plants hundreds of trees in its parks each year;
requires trees as part of landscaping for commercial, industrial, office and multi- family
developments; and requires tree replacement in environmentally critical areas.
The City does not have, however, a comprehensive written urban forestry plan, street tree,
or other program in place to ensure retention, protection, and maintenance of a healthy
urban forest across all areas of the City. A program to improve the urban forest should
include the following emphasis:
• Preservation of existing trees and forest;
• Preservation and improvement of the "tree -growing" environment (i.e., adequate
growing conditions for trees);
• Planting for the long term (i.e., ensuring that the right tree is placed in the right place
with sufficient provisions for tree maintenance and care);
• Monitoring for emerging threats to the urban forest; and
• Promotion of the environmental equity goals that should be realized in the urban forest.
REGULATIONS
In addition to the State Growth Management Act, many regulations at the federal, State,
and local levels apply to the management of Tukwila's natural environment. More
information can be found in the Background Report for this Element.
ISSUES
In the Natural Environment Element, several key issues are addressed that reflect new
community priorities and respond to new regulations at the local, regional, State, and
federal levels. The goals and policies that follow respond to these identified issues.
Natural Environment EN - 8
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ENVIRONMENTAL QUALITY, COMMUNITY EDUCATION AND ENVIRONMENTAL
STEWARDSHIP
In order to foster best practices for protecting Tukwila's environmental quality, improve the
protection and restoration of the City's environmentally critical areas and fish and wildlife
habitat, and improve air and water quality, the City needs to provide information and
education to the community in various forms. In addition, the City should continue to
expand efforts, in collaboration with other organizations and businesses, to engage the
community through hands-on environmental stewardship and restoration activities.
Policies regarding the protection of fish and wildlife and climate change are also important
to incorporate into the Natural Environment Element.
ENVIRONMENTALLY CRITICAL AREAS
Although Tukwila has enacted significant revisions to its Environmentally Critical Areas
regulations over the years, most recently in 2020, new policies are needed to reflect the
current best available science information, and new federal and State regulations and
guidelines. Tukwila also needs to improve the protection of watercourses and find
mechanisms and resources to ensure that compensatory mitigation is successful for the
long term.
A great deal of nonconforming development was legally established prior to current
regulations and continues to negatively impact the quality of the City's buffers. To
ameliorate the impact of these damaging developments, the City should partner with, and
provide incentives to, landowners to encourage redevelopment that conforms to current
standards.
FISH AND WILDLIFE HABITAT
The listing of Puget Sound Chinook salmon and Bull Trout under the Endangered Species
Act has underscored the need for the City to protect and restore habitat for fish and other
wildlife. Continued restoration efforts and new sources of funding are needed to carry out
habitat restoration on the Green/Duwamish River and its tributaries. The City must continue
to be actively involved in shaping programs and helping implement the WRIA 9 Salmon
Habitat Enhancement Plan, in collaboration with other local jurisdictions and county, State
and federal government agencies.
WATER QUALITY
More efforts are needed to improve and protect water quality in the City's wetlands,
watercourses, springs, and the Green/Duwamish River; therefore, the City needs to ensure
that adequate resources are available. Programs for monitoring water quality, retrofitting
surface water management systems where there are water quality problems, and
improving riparian buffers are important actions for the City to carry out.
SURFACE WATER MANAGEMENT
With new State requirements for the management of surface water, the City must modify its
surface water regulations and begin implementing and requiring low -impact development
techniques for surface water system retrofits and for new development. The City operates
its street drain network (MS4) under a State issued NPDES Permit (Permit) and manages the
Natural Environment EN - 9
July 2024
DRAFT
ditches, swales, ponds, pipes, vaults, catch basins and manholes to be consistent with an
approved manual of Best Management Practices (BMPs). The MS4 Permit requires the City
to use an approved manual. Tukwila adopted the King County Surface Water Design Manual
and all its appendices and correlations to control construction permits along with public
and private operations and maintenance of all components of the surface water system,
including groundwater.
FLOOD MANAGEMENT
Because the City has levees along parts of the Green/Duwamish River to reduce flood
potential, it is necessary for the City to coordinate with County and federal officials and
neighboring local jurisdictions, on maintenance and rebuilding of the levees and ensuring
that federal certification is continued, where applicable. Also, due to the listing of Chinook
salmon and other aquatic species under the Endangered Species Act and Corps of
Engineers policies limiting vegetation on levees, the City needs to be involved in efforts to
achieve good riparian conditions, while not compromising the integrity of levees or losing
federal certification.
The King County Flood Control District prioritizes the design and implementation of a multi -
benefit floodplain approach that reduces flood risks, ensures public safety, and restores
river ecosystems in an equitable and just manner. The ten multi -benefits include: equity
and social justice, environmental justice, habitat protection and salmon recovery, jobs and
sustainable livelihoods, open space conservation, productive and viable agriculture,
recreational opportunities, resilient communities and ecosystems, sustainable and clean
water, and sustainable development.
EARTH RESOURCES
The definition of steep slopes should be clarified, and new policies are needed to require
setbacks and better protect trees on steep slopes.
TREES AND THE URBAN FOREST
The City needs to establish policies and programs to protect and enhance the urban forest,
including enforcing and continually improving policies for protecting trees, increasing tree
canopy, and ensuring sufficient resources to properly maintain trees, improve tree health,
and reduce potential hazards to the public.
GOALS AND POLICIES'
Environmental Quality and Stewardship
GOAL EN-1 The City's air, land, and water resources are restored and protected
for future generations and are resilient to a changing climate'.
Natural Environment EN - 10
July 2024
DRAFT
POLICIES
Policy EN-1.1
Policy EN-1.2
Policy EN-1.3
Policy EN-1.4
Policy EN-1.5
Policy EN-1.6
GOAL EN-2
Anticipate the effects of climate change by incorporating Best Available
Science, considering long-term climate change projections, and planning
for adaptative management of City regulations and internal procedures,
as needed.
Develop and implement environmental strategies that use integrated and
interdisciplinary approaches to environmental assessment and planning,
in coordination with local jurisdictions, tribes, and other stakeholders.9
Collaborate with federal, state, and tribal10 fish and wildlife agencies to
identify priority habitats and species, to establish appropriate
protections to ensure no net loss of ecological functions and values."
Provide guidance to assist applicants in understanding and complying
with federal and State fish and wildlife regulations for all public and
private sector projects.
Develop and implement programs that encourage and incentivize
Tukwila residents and businesses to take active measures to protect,
enhance, and plan for changing conditions of Tukwila's natural
environment to increase climate resiliency. Such measures could
include, but are not limited to, the use of Low Impact Development (LID)
techniques, natural streambank restoration, non -toxic lawn care, and
composting and recycling.13
Identify and preserve regionally significant open space networks through
implementation of the Regional Open Space Conservation Plan. Develop
strategies and funding to protect lands that provide the following
valuable functions:
a. Ecosystem linkages and migratory corridors crossing jurisdictional
boundaries;
b. Physical or visual separation providing buffers between
incompatible uses;
c. Active and passive outdoor recreation opportunities;
d. Wildlife habitat and migration corridors that preserve and enhance
ecosystem resiliency in the face of urbanization and climate change;
e. Preservation of ecologically sensitive, scenic, or cultural resources;
and
f. Urban green space, habitats, and ecosystems."
An educated public that understands the importance of protecting
and enhancing the functions and values of environmentally critical
areas, including fish and wildlife habitat conservation areas,
Natural Environment EN - 11
July 2024
DRAFT
POLICIES
Policy EN-2.1
Policy EN-2.2
Policy EN-2.3
Water Resources
GOAL EN-3
wetlands, floodplains, and the Green/Duwamish River, and actively
assists in their stewardship.
Develop and expand free or low-cost educational programs and
materials for the community about the benefits of protecting and
enhancing the City's environmentally critical areas, the urban forest and
wildlife habitat, and individual responsibilities for their stewardship in a
changing climate. The City should continue to develop and support
community -oriented wildlife educational programs, such as the Tukwila
Backyard Wildlife Program, and communicate the requirements of City
environmental regulations so as to maximize compliance and minimize
code enforcement actions and environmental degradation.
Provide individualized education and technical support to residential
property owners and general guidance to businesses regarding
environmental stewardship and climate change resiliency strategies.
Collaborate with environmental organizations and businesses to
support recruiting and training of environmental stewards, identify and
sponsor restoration projects, incorporate climate change -focused
strategies and provide logistical support for their work. Action should be
taken to encourage expanding the citizen volunteer base in Tukwila for
restoration and enhancement of the City's natural areas to promote the
continued health of these systems.19
Water resources that function as a healthy, integrated system;
provide a long-term public benefit from enhanced environmental
quality; are resilient from a range of climate -related events including
increased flood events, changes in water temperature, and drought;
and have the potential to reduce public infrastructure costs.20
Wetlands/ Fish and Wildlife Habitat Conservation Areas
GOAL EN-4
POLICIES
Policy EN-4.1
Vital and self-sustaining fish and wildlife habitat areas and habitat
corridors are protected and restored and that provide, where
appropriate, opportunities for recreational and educational uses.21
Restore, protect, and enhance watershed functions and values through
environmentally critical area restoration projects on public and private
land to build resilience to climate change through ecological solutions.
Natural Environment EN - 12
July 2024
DRAFT
Policy EN-4.2
Policy EN-4.3
Policy EN-4.4
Policy EN-4.5
Policy EN-4.6
GOAL EN-5
Restoration projects should improve habitat corridors and connections,
particularly in riparian management zones and floodplain wetlands,
wherever feasible.22
Develop best management practices (BMPs) for stormwater
management and related maintenance activities to avoid impacts to
riparian management zones or other environmentally critical areas.
Where riparian vegetation is disturbed through development or
maintenance activities, restoration should be required to preserve the
functions and values of the habitat.24
Identify staff, financial support, or funding opportunities for restoration
projects, wherever feasible, to enhance anadromous fish habitat in
riparian management zones, wetlands and the Green/Duwamish River,
including projects identified in the Shoreline Master Program (SMP)
Habitat Restoration Program, the Water Resource Inventory Area (WRIA)
9 Salmon Habitat Plan, WRIA 9 Duwamish-Green Watershed
Restoration and Enhancement Plan, or other regional watershed
restoration plans.25
Ensure that new development, open space protection efforts, and
mitigation projects support the State's streamflow restoration law.
Promote robust, healthy, and sustainable salmon populations and other
ecosystem functions, working closely within WRIA 9 and utilizing
adopted watershed plans.26
Prohibit piping of watercourses, except where unavoidable for access
purposes. Wherever feasible and practical, encourage removal of piped
sections of watercourses when permitting any new or redevelopment
activities to improve riparian habitat functions and values.27
Prohibit creation of new fish barriers and, where possible, encourage
elimination of existing barriers to fish passage through implementation
of capital improvement projects, coordination with regional partners
and the WRIA 9 Lead Entity to seek funding opportunities, and by
providing incentives to private sector development.28
Riparian management zones, floodplains, wetlands, and their
buffers are protected from encroachment and degradation and
improved through impact avoidance, mitigation, enhancement, and
restoration projects to increase resiliency to impacts from climate
change29.
Natural Environment EN - 13
July 2024
DRAFT
POLICIES
Policy EN-5.1
Regulate land use and development, using Best Available Science, to
protect and improve natural vegetation and hydrology, habitat corridors,
and open spaces, to prevent significant erosion, sedimentation, or
degradation of areas of potential geologic instability, wetlands,
floodplains, fish and wildlife habitat areas and their associated
buffers.3o
Policy EN-5.2 Ensure mitigation sequencing is applied to avoid or minimize impacts to
environmentally critical areas, consistent with federal and State
guidelines.31
Policy EN-5.3 Require and enforce mitigation in order to ensure no net loss of
environmentally critical area functions, as well as mitigation designed to
replace environmentally critical area acreage lost due to development.32
Policy EN-5.4 Ensure the effectiveness of environmentally critical area mitigation by
improving City oversight, tracking, and monitoring of mitigation sites.33
Policy EN-5.5 Allow off -site wetland mitigation only when a site -specific study,
prepared by a qualified professional, documents that there are no
feasible opportunities for on -site mitigation, is greater functional
benefit, no significant adverse impact to the drainage sub -basin, and no
significant adverse impact to existing wetlands or riparian management
zones.'
Policy EN-5.6
Policy EN-5.7
Consider creating a City in -lieu fee program for future wetland
mitigation, or collaborate with King County to establish in -lieu fee sites
in Tukwila for wetland restoration projects, including projects along the
Green/Duwamish River shoreline, when a site specific study, prepared
by a qualified professional, documents that there are no feasible
opportunities for on -site mitigation.35
In collaboration with other agencies, develop a program to provide
guidance to property owners interested in restoring or enhancing
environmentally critical areas, shorelines or associated buffers on their
private property that public or private sector projects can utilize to
compensate for impacts on project sites that lack opportunities for on -
site mitigation.36
Water Quality and Quantity
GOAL EN-6 Protect, enhance and plan for changing conditions of Tukwila's
water resources for the benefits of recreation, fish and wildlife
Natural Environment EN - 14
July 2024
DRAFT
POLICIES
Policy EN-6.1
Policy EN-6.2
Policy EN-6.3
Policy EN-6.4
Policy EN-6.5
Policy EN-6.6
resources and habitat, flood protection, and open space to create a
more climate resilient city for current and future generations.37
Retrofit existing City surface water systems and improve surface water
management through use of low -impact development (LID) techniques
for all new development and redevelopment to improve the water
quality of discharges.38
Prevent and reduce pollution and sedimentation of water resources
through implementation of surface water, stormwater, and land clearing
regulations and inspections.3340
Adopt policies, regulations, and processes, related to new or existing
fossil fuel facilities, which are designed to protect and preserve natural
ecosystems from the construction and operational impacts of fossil fuel
facilities, and prepare for and mitigate any impacts of fossil fuel
disasters the community.41
Prohibit the application of pesticides (insecticides, herbicides,
fungicides, algaecides, rodenticides, etc.) to surface water systems or
their buffers, unless warranted to protect ecological functions of the
system, and inform applicators about State pesticide licensing
regulations.42
Develop public outreach materials and implement management
programs to reduce the use of chemicals including fertilizers and
pesticides, having negative impacts on surface water systems or their
buffers, unless warranted to protect ecological values and functions. 43
Prevent, mitigate, and remediate harmful environmental pollutants and
hazards, including light, air, noise, soil, and structural hazards, where
they have contributed to racialized health or environmental disparities,
and increase environmental resiliency in frontline communities.44
GOAL EN-7 Surface water generated by urban development does not exceed
pre -development discharge rates.
POLICIES
Policy EN-7.1
Require that all proposed development applications identify hydrologic
features, both on- and off -site, that could be impacted by the project.
Evaluate and prevent project impacts on on -site and off -site floodplains,
wetlands, drainage features and springs to avoid adverse impacts to
Natural Environment EN - 15
July 2024
DRAFT
Flood Control
GOAL EN-8
POLICIES
existing environmentally critical area hydrology to meet today's climate
needs and prepare for future climate needs.49
Protect and enhance the natural flood attenuation functions of
wetlands, floodplains and floodways and plan for increased
seasonal flooding associated with climate change to reduce and
prevent damage to life, property, and public safety.5o
Policy EN-8.1 Restrict or prohibit development that could create a danger to health,
safety, and property due to potential flood hazards.'
Policy EN-8.2 Coordinate and fund holistic flood hazard management efforts through
the King County Flood Control District.52
Policy EN-8.3 Work cooperatively to meet regulatory standards for floodplain
development as these standards are updated for consistency with
relevant federal requirements including those related to the Endangered
Species Act.53
Policy EN-8.4
Policy EN-8.5
Policy EN-8.6
Wetlands provide services that have the potential to reduce impacts of
climate change. As such the City of Tukwila will promote wetland
restoration and enhancement throughout the City and ensure that
development avoids and minimizes impacts to wetlands and their
buffers and provides compensatory mitigation to retain equal or greater
wetland functions and values within the same drainage basin or
watershed, and results in no net loss of wetland area except in limited
circumstances.54
Plan for changes in seasonal flood events associated with climate
change and reduce flooding that adversely affects public health, safety,
and general welfare, and protect against flood damage through surface
water and flood management projects.55
Minimize adverse impacts to water resources by conserving native
shoreline vegetation or using bioengineering and natural solutions to
enhance stream fe-r banks and shoreline stability and reduce hazards
associated with slope failures and erosion. Invasive plant removal and
replacement of native trees and shrubs should be prioritized over
retention of low functioning vegetation.56
Policy EN-8.7 Require mitigation to achieve the goal of no net loss of ecological
functions and maintenance of good water quality by requiring setbacks,
Natural Environment EN - 16
July 2024
DRAFT
Earth Resources
GOAL EN-9
POLICIES
Policy EN-9.1
Policy EN-9.2
Policy EN-9.3
Policy EN-9.4
Policy EN-9.5
Policy EN-9.6
Urban Forestry
GOAL EN-10
buffers, and stormwater treatment and detention facilities to adhere to
BAS recommendations and guidelines.57
Protect the ecological integrity of the natural environment, including
functions and services, while allowing for compatible growth and
development by minimizing development in geologically hazardous
areas and protecting surface water features.58
In geologically hazardous areas, require areas where vegetation must
remain undisturbed, land disturbance minimized and cut -and -fill
construction limited, to protect slope stability on sites cleared for
development. Require significant replanting and maintenance upon
completion of development.
Require setbacks for buildings and other infrastructure where needed,
from the top and/ or toe of steep slopes, to reduce risks of slope failure
and risks to public safety.
Require the use of erosion control measures and, where warranted,
written erosion and sediment control plans, to minimize erosion during
and after construction activities on steep slopes or other erosion -prone
areas.
Utilize geotechnical reports and other existing resources to update the
City's GIS data to incorporate and maintain a geologically hazardous
areas layer.59
Ensure that proposed development projects in mapped coal mine
hazard areas adequately consider and mitigate for possible risks.
Actively manage protective forest canopies on geologically hazardous
slopes, both public and private, through regulatory requirements,
incentives, investment, and partnerships.
Trees are recognized by Tukwila citizens, businesses, City staff and
decision -makers for their benefits to the environment, climate
adaptation, urban infrastructure, and their aesthetic value.6o
Natural Environment EN - 17
July 2024
DRAFT
POLICIES
Policy EN-10.1
Policy EN-10.2
Policy EN-10.3
Policy EN-10.4
Policy EN-10.5
Policy EN-10.6
Policy EN-10.7
Policy EN-10.8
Develop a formal urban forest management plan to promote and guide
preservation, restoration and maintenance of a sustainable urban forest
that is consistent with tree canopy goals and ecosystem management
priorities, using the goals and policies of this chapter as a basis for
guidance.61
Ensure that the benefits of trees are factored into site design, zoning and
permit decisions, including resistance to drought, retention of large or
significant trees, tree canopy considerations, and the preservation of
open space, tree, and green space.62
Continue to fund an urban forester/municipal arborist position within
the City, to provide expertise for urban forest management planning,
incorporate climate resiliency strategies, provide oversight of tree
planting and maintenance, and assistance to all City departments that
have responsibilities for tree management.64
Educate the public, elected officials and City staff about the importance
of urban forest planning and management and benefits provided by
trees in Tukwila.66
Develop tree valuation methods to reflect the value trees provide,
including considering the benefits that trees provide in a changing
climate for use in assessing fines, determining damages, or estimating
loss of tree benefits.'
Identify funding sources to support urban forestry planning and
management and establish an urban forestry budget and account to
preserve and enhance the urban forest sites on publicly -owned
property.67
Consider developing an "exceptional" or "heritage" tree program to
foster tree appreciation in the community and encourage retention of
open and green spaces.68
Enhance the urban tree canopy to provide wildlife habitat, support
community resilience, mitigate urban heat, manage stormwater,
conserve energy, protect and improve mental and physical health, and
strengthen economic prosperity. Prioritize places where Black,
Indigenous, and other People of Color communities; low-income
populations; and other frontline community members live, work, and
play 69
Natural Environment EN - 18
July 2024
DRAFT
Policy EN-10.9
GOAL EN-11
POLICIES
Policy EN-11.1
Policy EN-11.2
Policy EN-11.3
Policy EN-11.4
Policy EN-11.5
Policy EN-11.6
Encourage public and partner organization involvement in urban forest
stewardship, through volunteer events, free training workshops, and
other related community events.70
Overall City tree canopy increased in diversity and total cover, with
an increase in the use of native species, by 2034, and No Net Loss of
canopy cover in individual zoning categories, or environmentally
critical areas and open spaces"
The City shall adopt and implement updated tree canopy goals and shall
continue to amend policies to support stormwater management and
water quality improvement in receiving waters. The City will provide
mapping of City -owned or operated properties with tree canopy no later
than December 31, 2028, as based on available existing data.72
Promote and support a systematic approach to enhancing the city
through carefully planned plantings and ongoing maintenance of street
trees, public landscaping, and open spaces to support a sustainable
and environmentally just future for residents of Tukwila.73
Promote soil stability using natural drainage systems and retention of
existing native vegetation when determined feasible and practical by a
qualified geotechnical engineer in a site -specific assessment."
Conduct forest practices within environmentally critical and shoreline
areas in a manner that ensures water quality, maintains, or increases
tree canopy cover, and maintains native vegetation buffer strips
sufficient to protect fish populations and to avoid erosion of stream
banks.75
Ensure that required replacement trees at maturity will provide an
equivalent or greater shade cover than the removed tree(s), and
replacement trees are suitable species fit for future conditions based on
climate change models. This may result in the need to have multiple
trees replace a single tree and will allow for the flexibility of avoiding
conflict with existing or future infrastructure and/or public or private
utilities.76
Promote the utilization of grants and other funding opportunities to
develop tree planting and urban forest rehabilitation programs for City
parks, open spaces, wildlife habitats and corridors, and other publicly
owned lands.
Natural Environment EN - 19
July 2024
DRAFT
Policy EN-11.7
Policy EN-11.8
Collaborate with other agencies, such as Washington's Department of
Transportation, to promote planting in highway interchanges and other
locations that are underserved or at higher risk to being vulnerable to the
effects of climate change.'
Collaborate with other government, non-profit organization, school, and
private sector entities, to promote urban forest management and
restoration, the use of native plants in the urban landscape, and
removal of impervious surfaces to support the City's tree canopy
cover goals and mitigate the urban heat island effect.82
The policy below was inadvertently omitted from the version considered by the
Planning Commission. This language was recommended by our consultant, and is
based on the 2015 Plan policies.
Policy EN-11.8
Develop tree planting and urban forest rehabilitation programs for City
parks and other publicly -owned lands. Collaborate with other
government, non-profit organization, school, and private sector
entities, to promote urban forest management and restoration, the
use of native plants in the urban landscape, and removal of
impervious surfaces to support the City's tree canopy cover goals and
mitigate the urban heat island effect.
Policy EN-11.9
GOAL EN-12
POLICIES
Policy EN-12.1
Policy EN-12.2
Evaluate current development requirements to identify opportunities to
increase tree canopy, and opportunities to remove pavement and install
appropriate plantings. Priority should be given to areas or zoning
designations that are currently underserved or lack proximity to public
open spaces and recreational areas.84
Tukwila's streetscapes and landscaped areas are sustainable and
attractive, and its urban forest is healthy, diverse, and safe.
Conduct periodic tree/urban forest inventories and assess the health of
trees and forests in Tukwila's public spaces to determine maintenance
needs and restoration opportunities. Any restoration should be done in
coordination with Policy EN-13.8.85
Develop maintenance plans and programs for trees on City property or
rights -of -way to ensure that maintenance pruning is properly carried
out, that diseases and pest infestations are managed, that hazardous
trees are identified and managed in a timely manner to reduce risks,
Natural Environment EN - 20
July 2024
DRAFT
Policy EN-12.3
Policy EN-12.4
Policy EN-12.5
invasive vegetation is properly managed, and any replacement trees are
sustainably located following the concept of "right tree, right place."86
Consistent with landscape code requirements, educate property
owners, property managers, City and public and private utility
maintenance staff, and landscape contractors to promote best
practices for soil preparation, planting techniques, pruning (including
near utility lines), trenching, root protection, and general tree care.87
Enforce landscape regulations including financial guarantees,
monitoring, and maintenance to ensure successful plant establishment.
Landscape code should state qualified professional requirements for
landscape design, installation and maintenance.88
Ensure landscape code considers wildlife habitat corridors and urban
heat island effect in landscape development standards. This includes
requiring a diversity of tree species native to the ecoregion in landscape
planting plans as site conditions allow. 89
CLIMATE CHANGE
Goal EN-13: Tukwila infrastructure and investments enable Tukwila residents to
make choices that emit lower greenhouse gas emissions.
Policy EN-13.1
Policy EN-13.2
Adopt and implement policies and programs that support King County's
target of reducing greenhouse gas emissions by 75% by 2040 (compared
to a 2007 baseline), including net -zero emissions through carbon
sequestration and other strategies, by 2050. Evaluate and update these
targets over time to incorporate the latest climate science and
statewide targets aimed at limiting the most severe impacts of climate
change and keep global warming growth under 1.5 degrees Celsius (2.7
degrees Fahrenheit).94
Plan for development patterns that minimize air pollution and
greenhouse gas emissions, through the following actions:
a. Direct growth to Urban Centers and other mixed -use or high -density
locations that support mass transit, encourage non -motorized
modes of travel, and reduce trip lengths.95
b. Through interjurisdictional and local efforts, facilitate modes of
travel other than single -occupancy vehicles including transit,
walking, bicycling, and carpooling;96
c. Encourage the transition to a sustainable energy future by reducing
demand through efficiency and conservation, supporting the
development of energy management technology, and meeting
reduced needs from sustainable sources.97
Natural Environment EN - 21
July 2024
DRAFT
d. Support and provide incentives to increase the percentage of new
development and redevelopment— both public and private —to be
built at higher -performing energy and environmental standards.
e. Implement infrastructure design manuals that incorporate energy
saving strategies and develop regulations that provide extra
flexibility or density bonuses to proposals that implement green
building standards, such as the Living Building Challenge or LEED
certification.98
Policy EN-13.3 Reallocate public space dedicated to carbon intensive uses, such as
single occupant vehicle lanes and parking, toward transit, pedestrian,
and bike facilities.99
Policy EN-13.4 Develop minimum standards for rights -of -way and new private streets
that require facilities for safe protected bicycle and pedestrian routes to
all destinations.101
Policy EN-13.5 Ensure all federal and state air quality standards are met and reduce
emissions of air toxics and greenhouse gases.'02
Policy EN-13.6 Recognize that dense development utilizes less resources per person
and promote greater densities and mixed uses near Tukwila's urban
centers and high -capacity transit. Work with local transit and
transportation agencies to provide additional multi -modal access and
transit frequency to underserved areas.'03
Policy EN-13.7
Policy EN-13.8:
Policy EN-13.9
Recognize, protect, restore, and enhance Tukwila's natural resources,
by expanding or improving existing parks, wetlands, estuaries, and the
urban tree canopy, and enhance access to passive and active recreation
areas, improving air and water quality, and improving opportunities for
carbon sequestration in Tukwila.104
Prioritize investments in areas in proximity to underserved and
historically marginalized populations in order to ensure that all Tukwila
residents have equal access to public spaces, natural areas, the urban
tree canopy, and the opportunity to make low -emission choices in a
low -pollutant environment, regardless of their race, social, or economic
status.'05
In order to minimize air pollution and greenhouse gas emissions,
facilitate modes of travel other than single -occupancy vehicles
including transit, walking, bicycling, and carpooling, plus, for trips that
must be made via single -occupant vehicle, facilitate electric vehicle
adoption by creating requirements for electric vehicle charging
installations in residential and commercial developments.'06
Natural Environment EN - 22
July 2024
DRAFT
RELATED INFORMATION
Natural Environment Background Report
Tukwila Sensitive Areas Map
Tukwila Shoreline Master Program
WRIA 9 Salmon Habitat Enhancement Plan
Abandoned Underground Coal Mine Hazards Assessment Report
Tukwila Urban Tree Canopy Assessment
Tukwila Municipal Code, Chapter 18.45
Green Tukwila 20-year Stewardship Plan
3 "Green" stormwater infrastructure is designed to mimic nature and capture rainwater where it falls. See
Glossary.
4https://kingcounty.gov/en/legacy/elected/executive/constantine/news/release/2021/j une/23-heat-ma ppi ng-resu Its
The 2023 canopy is completed — we are dissecting the data to finalize the summary at this time
There was a missing goal 3 during review, and Gola 10 was moved to Capital Facilities. These goals and
policies have been renumbered to be sequential.
$ Required by GMA goals
9 Policy K_EN-2;
10 EN-2
11 Consultant addition; other recycling policies are in Capital Facilities: partial K_EN-2
13 Consultant: Consider incentivizing measures that are resilient to a changing climate. Other practices
that utilize the most current water conservation technologies and strategies such as water -smart
landscapes, rainwater harvesting, and green infrastructure should also be considered and incentivized.
14 K_EN-20, a-f
19 This policy should encourage collaborative efforts with the community to help ensure ecosystem
functions are retained and are resilient to climate change.
20 Climate change is anticipated to impact water resources by increasing the frequency and severity of
flooding and temperature -related impacts.
21 The inclusion of habitat corridors will aid in the protection of the function and values of fish and wildlife
habitat conservation areas, as well as other environmentally critical areas.
22 Supporting restoration opportunities that reconnect floodplain wetlands and restore natural processes
will improve water quality, fish and wildlife habitat, and mitigate impacts of flooding and erosion. When
planning and prioritizing restoration projects it will be important to identify locations where these efforts
will be most beneficial and effective in the long-term.
24 This policy should plan for increased stormwater management demands associated with increased
flood events to avoid the potential for overflow events and related adverse environmental impacts.
25 This policy should be broadened to include enhancement of anadromous fish habitat, including
salmonids, and utilization of regional Watershed Restoration Plans, when available.
Natural Environment EN - 23
July 2024
DRAFT
26 En-10
27 This policy should be revised to expand encouragement of removal of piped watercourses for any type
of development review and highlights the purpose of removal.
28 Working with regional partners will strengthen this policy and lead to better long term collaboration
and results.
29 Supporting restoration opportunities that reconnect floodplain wetlands and restore natural processes
will improve water quality, fish and wildlife habitat, and mitigate impacts of flooding and erosion.
3° Wildlife and plant species and habitats already strained by urban fragmentation will be further stressed
by climate change. Consideration of habitat corridors and open spaces will aid in the protection of the
function and values of environmentally critical areas.
31 This policy should be revised to update the reference to environmentally critical areas.
32 This policy should be revised to update the reference to environmentally critical areas.
33 Portions of the existing policy are requirements in the CAO. It is recommended to revise the goal to
focus on areas of improvement of implementation outside of the existing code requirements.
34 The policy should be reinforced to document that there are no opportunities for on -site mitigation in
compliance with mitigation sequencing.
3s The policy should note the importance of landscape -scale, watershed -based restoration and mitigation
projects and allow the City to consider off -site compensatory mitigation for projects in areas where
compensatory mitigation can be difficult or impractical to achieve.
36 This policy should provide additional specificity on the intent of the program to provide off -site
mitigation opportunities where private property owners are willing to allow project proponents to
conduct restoration or enhancement activities to compensate for impacts that have occurred on another
site.
3' Changing this language aligns this goal with sustainable practices that prioritize economic,
environmental, and social benefits as well as adding a climate element.
38 This language is in line with the Surface Water Management section of the Comprehensive Plan and is
encouraged by the WA Dept. of Ecology. This will also allow for the elimination of policy 4.7.6 as it was
incorporated into this policy.
39 While sediment is a type of water pollutant this policy should address all pollutants. Additionally, this
policy should be expanded to include all erosion, not just erosion associated with streambanks and
channels, this includes nearby hillsides and upland areas under development.
40 Similar to K-EN-24.
41EN-26,c&b
42 Was part of 4.7.3, but made a separated policy because of focus, application vs. education- see 4.7.4
43 Pesticides is an all -encompassing term and examples of pesticides do not need to be included. Nutrient
loading, partially caused by lawn and garden fertilizers, are a common cause of diminished water quality
and should be included in this language. Human health should not be included under this policy as this
policy is applicable to water quality and as such having good water quality will support human health.
Applicators should already be aware of State pesticide licensing regulations and if not, then this could be
considered one of the public outreach materials that are discussed within this policy (put into new policy
4.7.4).
44 EN-25
49 This policy could either be removed, as it should be a requirement of the development code however
adding language specific to climate change allows for it to be retained as a policy.
50 This changed language is in line with Climate Change projections for Washington State and will help
utilize the natural floodplain to protect the city of Tukwila.
s1 Complying with federal regulations is not optional. Eliminate this language as it is a requirement and
should already be occurring with development permits.
Natural Environment EN - 24
July 2024
DRAFT
52 EN-12
53 EN-13
'This revised policy is better in line with BAS and incorporates the climate element.
55 Climate change models predict an increase in winter rainfall events which has the potential to lead to
increased seasonal flooding. By planning for these events the city will be able to prevent or reduce the
adverse impacts associated with flood events.
56 This revision will allow for the abatement of noxious weeds and low functioning vegetation while
encouraging the retention of native plant species.
57 This policy revision will help demonstrate compliance with the GMA requirement of BAS.
58 By protecting the functions and services of the natural environment and reducing development in
geologically hazardous areas the city can help reduce costs associated with flooding, erosion, and other
natural disasters.
59 The are many resources currently available that contain geologically hazardous areas information. The
WA Department of Natural Resources has a Geologic Information Portal available to the public at
https://www.dnr.wa.gov/geologyportal.
60 Trees can aid in mitigating the impacts of climate change by providing shade, carbon storage and other
related benefits.
61 Urban heat island effect can be mitigated through establishment and retention of tree canopy. Open
spaces and native landscaping should be managed to maintain ecosystem functions and contribute to
habitat connectivity on a City-wide landscape -scale.
62 Development actions, such as converting forests into impervious surfaces, can increase the urban heat
island effect. Encouraging the preservation of open spaces and considering trees that are resistant to
drought can help reduce the impacts of climate change.
64 A licensed arborist or urban forester benefits the City by providing guidance on appropriate strategies
that will improve the resiliency of planned or existing urban forests to the impacts associated with a
changing climate.
65 This policy could be expanded to include the importance of urban forest planning and management for
clarity and continuity with the other policies in this section.
66 The assessment of tree valuation should include the future benefits that trees provided in contributing
to climate resiliency, particularly for shade and carbon storage.
'This policy should be expanded to define the purpose of the urban forestry planning and management
fund to support City departments that have responsibilities for tree management and preservation.
68 Open spaces contribute to habitat connectivity and ecosystem functions. Retention of tree canopy can
help mitigate the urban heat island effect.
69 EN-11
70 This policy should be expanded to clarify "other means". Promotion of community events could help
encourage public participation and highlight the importance of urban forest stewardship.
71 This policy will be modified upon finalization of the 2023 tree inventory data; it has been broadened,
while still retaining the intent of increased canopy and no net loss. By proposing to increase diversity of
trees, as well as total canopy cover, the City will be more likely to resist the effects of a changing climate.
Per the 2024-29 NPDES permit, by December 31, 2028, Permittees will need to adopt and implement the
City's updated tree canopy goals and policies to support stormwater management and water quality
improvement in receiving waters.
72 Per 2024-29 NPDES permit
73 Most of these policy points are implemented into other policies within this section. Proposed language
encompasses these points in addition to addressing the urban heat island effect which can have
detrimental effects on residents in underserved areas. By promoting and enhancing tree canopy cover
and access to open space the public welfare and urban habitat areas can be greatly improved.
Natural Environment EN - 25
July 2024
DRAFT
74 It is important to promote the use of native vegetation to stabilize slopes when site conditions allow,
however certain circumstances may require other methods of soil stabilization.
'This language will add clarity to the importance of the urban canopy in environmentally critical areas
and the role they play in maintaining ecological integrity of these areas.
76 It is not always appropriate or desirable to have a species with a larger tree canopy. Preferred language
would result in greater shade cover without necessarily required a larger canopy from a single tree.
81 There are many opportunities for grants and other funding sources that should be utilized whenever
possible. The proposed language will help promote these funding sources while expanding the areas that
can benefit from these programs while preparing for a changing climate and making Tukwila a more
equitable place for its residents.
82 Broadening the language of this policy will help address not just the tree canopy but other factors that
play a role in mitigating the effects of a changing climate.
"This policy could be broadened to include all development standards, not just parking lot landscaping
standards, within each zoning designation while also promoting equity.
85 Periodic maintenance and coordination with restoration efforts supports the sustainability goal. 13.8 =
"Develop tree planting and urban forest rehabilitation programs for City parks and other publicly -owned
lands. Collaborate with other..."
86 Streetscapes and utility corridors must be managed for public safety and long-term sustainability.
Ensuring that tree management is based on expert advice that considers surrounding land use is
important to reduce maintenance needs and increase sustainability. This may involve a plan that provides
approved lists of tree species for specific land uses (e.g., city street, utility corridor).
'Simplified policy language. The focus here is on education.
88 Simplified policy to apply more broadly. This revision is consistent with current regulations under TMC
18.52— Landscape Requirements. Qualified professional standards are listed under Landscape Plan
Requirements TMC 18.52.110. Current code requires professional certifications for design; BMPs are
noted for installation and maintenance.
89 Cleaned up policy language and included references to climate change stressors and resiliency
strategies.
94 EN-27
95 K_EN-28a.
96 K_EN-28b and d
97 K_EN-4
98 K_EN28C and E
99 K_EN-28 and EN-28b
101 K_EN-28 and EN-28b
102 WAC 173-420-080, MPP-En-22
103 K_EN-28a, and d
104 K_EN-32
1os K EN5 and EN-25
106 EN-30
Natural Environment EN - 26
July 2024
DRAFT
S4oreeiie
WHAT YOU WILL FIND IN THIS CHAPTER
• A discussion of shoreline areas in the City of Tukwila;
• An overview of the Shoreline Management Act and how it applies in Tukwila;
• Goals and Policies for managing development in shoreline areas; and
• A map of Tukwila's adopted Shoreline Environment Designations.
PURPOSE
This element of the City's Comprehensive Plan presents goals and policies related
to development and restoration along the Green/Duwamish River — a shoreline of
Statewide significance subject to the Washington State Shoreline Management Act
(SMA) — which flows northerly through the entire length of Tukwila. A small fragment
of the Black River flows into the Duwamish River just north of Fort Dent Park and is
also subject to the SMA and the goals and policies of this chapter.
The Shoreline Element of the Comprehensive Plan represents the Shoreline Master
Program's role in the community -wide planning process. It reflects the relationship
between shoreline development and other Comprehensive Plan goals and policies,
and the importance of a shoreline vision to a community vision. The Shoreline
Element identifies existing local and regional policies, land use and shoreline
conditions, and sets forth shoreline goals and the policies for achieving them. These
goals and policies reflect Tukwila's priorities in these areas:
• Facilitating redevelopment and prioritizing water -dependent industrial uses
in the Manufacturing/Industrial Center (MIC) and encouraging
redevelopment in the Tukwila Urban Center (TUC) that recognizes the river
as a valuable resource.
• Ensuring the safety of new development from flooding and from destabilized
riverbanks by establishing setbacks for new construction. Setbacks will
allow for eventual replacement of existing flood control levees and regrading
of over -steepened banks.
• Increasing public access to the river.
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• Supporting restoration of habitat along the river through a restoration plan in
the Shoreline Master Program. Restoration is accomplished, in part, through
removing invasive vegetation and replacing it with native species,
constructing off -channel habitat, and setting back levees to incorporate a
mid -slope bench that can be planted to improve habitat.
Shoreline policies encourage high -quality development and redevelopment along
the river. At the same time, they recognize the value of the Green/Duwamish River
as an aesthetic resource by encouraging new development in the urban center to
"face" the river, providing views and public or private access to the shoreline. The
policies also recognize the shoreline as an important natural resource that requires
protection and restoration of shoreline ecological functions (such as habitat,
surface water and flood attenuation, water quality improvement and others).
Policies in the Master Program support restoration of shoreline ecological
functions, particularly improved habitat for endangered fish species (Chinook
salmon and Pacific Bull Trout).
As a whole, the Tukwila Shoreline Master Program acts as the implementation
mechanism for achieving these goals and policies.
WHAT IS THE SHORELINE MANAGEMENT ACT?
The Shoreline Management Act (SMA) was approved by Washington voters in 1972
and is designed to prevent degradation of the State's shorelines from
uncoordinated development.
WHERE DOES THE SHORELINE MANAGEMENT ACT APPLY?
Each city and county defines their own shoreline jurisdiction based on the
provisions of the SMA and regulations from the Department of Ecology. The SMA
applies to the following areas:
• Marine waters,
• Streams and rivers that have an average annual flow of at least 20 cubic feet
per second,
• Upland areas within 200 feet of regulated waterbodies, and
• Wetlands and flood -prone areas associated with regulated waterbodies.
Additional information regarding the Shoreline Management Act is available on the
Department of Ecology's website at: https://ecology.wa.gov/water-
shorelines/shoreline-coastal-management/shoreline-coastal-planning/shoreline-
management-act-sma hittp://www.ccy.wa.gov/programs/sc\l/ shorclincs/smp/indcx.html'
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ISSUES
Department of Ecology guidelines, along with the City's obligations as a participant
in the implementation of the Green/Duwamish Salmon Habitat Restoration Plane,
dictate that Shoreline Master Program policies and regulations be established to
ensure restoration and no net loss of shoreline ecological functions. The major
issue facing the City is balancing the existing and planned future urban
development along the river with these requirements.
The Shoreline Management Act promotes increased recreational opportunities and
public access to the shoreline environment. (Graphic)
SHORELINE MANAGEMENT ACT PRIORITIES
The SMA designates the Green/Duwamish River as a shoreline of Statewide
significance. "Because these shorelines are major resources from which all people
in the State derive benefit, the [development] guidelines and master programs must
give preference to uses which favor public and long-range goals." [WAC 173-16-
040(5)] 3 The SMA states that master programs for shorelines of Statewide
significance shall give preference to uses that (in order of preference):
1. Recognize and protect the statewide interest over local interest.
2. Preserve the natural character of the shoreline.
3. Result in long-term over short-term benefit.
4. Protect the resources and ecology of the shoreline.
5. Increase public access to publicly -owned areas of the shoreline.
6. Increase recreational opportunities for the public in the shoreline.
7. Provide for any other element, as defined in RCW 90.58.100, deemed
appropriate or necessary (that is, which further the State's shoreline
policies).
The Washington State Shoreline Management Act requires that, where alterations in
the natural condition of a shoreline are authorized, priority shall be given to the
following uses:
• Single-family residences
• Ports
• Shoreline recreational uses
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• Industrial and commercial developments dependent upon a shoreline
location
• Other developments that will provide an opportunity for a substantial
number of people to enjoy the shoreline.
The policies established in the Tukwila Shoreline Master Program attempt to
balance the river's value as a long-term natural resource for the region with the
demands of intense urban development. The City's Shoreline Master Program also
recognizes that, except for the area north of the Turning Basin, most of the Green
River is not navigable by large commercial vessels and therefore opportunities to
establish water -dependent uses are limited. There has been interest in providing
nonmotorized water access for both recreational use and official city use (e.g.,
police and fire having a place to launch a motorboat).°
GOALS, POLICIES AND STRATEGIES
In 2020, Tukwila's updated its 2011 approved Shoreline Master Program, which is
incorporated by reference as part of this Plan. The goals and policies of this plan
have been —revised to be consistent with the revisions made in the 2020 update of
the City's SMP. some of the 100� Comprehensive Plan goals and policies and
added new ones to address new issues, changed conditions along the river, or new
qu
y
gton state uep
gy•
Tukwila shoreline policies give priority to the economic vitality of the City's two
regional growth centers —the Manufacturing Industrial Center (MIC)niie, and focus
intense multi -purpose urban uses — such as water -enjoyment commercial activity
and public access — in the Tukwila Urban Center. The policies also emphasize the
importance of a variety of shoreline public access methods, both physical and
visual, linked to other areas of the region. They recognize the value of the river as a
natural resource by encouraging restoration — including removal of invasive plants —
of wildlife habitat and native riverbank vegetation, including tree planting.
➢ Shoreline Environment Designations
The two -hundred -foot shoreline jurisdiction that comprises each shoreline
environment is divided lengthwise into a shoreline -adjacent' buffer and outside -
buffer area; and specifies allowed uses are specified for each environment. The
shoreline environments are intended to facilitate the City's long-range objectives
for land and shoreline management, including:
• Ensuring no net loss of ecological shoreline functions;
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• Providing for habitat protection enhancement and restoration, to improve
shoreline ecological functions degraded over time and protection of already -
restored areas;
• Allowing continued and increased urban development in recognition of
Tukwila's role as a regionally -significant industrial and commercial center;
and
• Providing for improved flood control, in coordination with King County and
the U.S. Army Corps of Engineers.
The Shoreline Master Program provides more information on buffer size and
function. The adopted buffers for each shoreline environment balance shoreline
ecological function, human life and property protection (including future levee
repair/reconstruction), existing land use patterns, and State and federal agency
policies.
Figure 5-1: Shoreline Management Act Jurisdiction
See image in draft
GOAL-5 1
POLICIES
Shoreline Environment designationsthat meet Washington State
Shoreline Management Act requirements, -_and reflect local
conditions and Tukwila's long-term vision for its shoreline. The
shoreline zone generally extends for 200feet on either side of the
Ordinary High Water mark, consistent with the Washington State
Shoreline Management Act (as illustrated in Figure 5-1).
Shoreline Residential6
Policy 1.1 S'-'ELIT E RESIDET In the Shoreline
Residential Environment, priority shall be given to the following:
■ Uses that preserve or restore the natural character of the
shoreline, or promote preservation of vegetation, open space,
flood plain or sensitive area lands;
■ Development that is compatible with the natural and biological
limitations of the land and water and that will not require
extensive alteration of the shoreline or new "hard" structural
shoreline stabilization. Where possible, the removal of bulkheads,
revetments, levees or other "hard" structural shoreline
stabilization is required. Hard structural shoreline stabilization
may be replaced with alternative bioengineered bank stabilization;
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■ On publicly -owned property, water -dependent or water -related
recreational activities that are compatible with the character of
the shoreline residential areas;
■ Maintenance of existing single-family residential development
patterns and public open space and recreation uses;
■ Residential and recreational development that promotes
vegetation conservation and enhancement, sensitive areas
protection, and maintenance of water quality to assure no net loss
of shoreline ecological functions;
■ Residential and recreational development that contributes to the
restoration of ecological functions in areas where ecological
degradation has occurred over time.
Urban Conservancy Environment
Policy 1.2
. In the Urban Conservancy
Environment, priority shall be given to the following:
■ Development that promotes vegetation conservation and
enhancement, sensitive areas protection, and preservation of
water quality to assure no net loss of shoreline ecological
functions;
■ Water enjoyment uses;
■ Uses that remove shoreline armoring unless required for a
shoreline -dependent use, and uses that prevent and/or minimize
flood damage;
■ Uses that preserve or restore shoreline ecological functions
provided by vegetation, open space, flood plain or sensitive area
lands;
■ Uses that minimize interference with navigation and flood control,
consider impacts to public views, and allow for the safe,
unobstructed passage of fish and wildlife, particularly those
species dependent on migration;
■ Uses that provide public access and public recreation, whenever
feasible and when ecological impacts can be mitigated;
■ Development that is compatible with the natural and biological
limitations of the land and water that do not require extensive
alteration of the shoreline or new shoreline stabilization, except
for restoration projects;
■ Enhancement and restoration of ecological functions; and
■ Redevelopment of underutilized areas and development of
commercial and industrial activities where shoreline impacts are
minimized and where there is no net loss of shoreline functions.
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G.1.3 High -intensity Shoreline Environment?
Policy 1.3
In the High -Intensity Environment, priority shall be given to the
following:
■ Water -dependent commercial and industrial uses;
■ Development that promotes vegetation conservation and
enhancement, sensitive areas protection and preservation of
water quality, to assure no net loss of shoreline ecological
functions;
■ Uses that remove shoreline armoring unless required for a
shoreline -dependent use, and uses that prevent and/or minimize
flood damage;
■ Uses that preserve or restore shoreline ecological functions
provided by vegetation, open space, flood plain or sensitive area
lands;
■ Uses that minimize interference with navigation and flood control,
consider impacts to public views, and allow for the safe,
unobstructed passage of fish and wildlife, particularly those
species dependent on migration;
■ Uses that provide public access and public recreation, whenever
feasible and when ecological impacts can be mitigated;
■ Development compatible with the natural and biological
limitations of the land and water that does not require extensive
alteration of the shoreline or new shoreline stabilization, except
for restoration projects;
■ Enhancement and restoration of ecological functions; and
■ Redevelopment of underutilized areas and development of
intensive commercial and industrial activities, where shoreline
impacts are minimized and where there is no net loss of shoreline
functions.
Shoreline Environments
Map 5-1: Shoreline Environment Designations
Shoreline Aquatic Environment
Policy 1.4 In the Shoreline Aquatic
Environment, priority shall be given to the following:
■ Uses that preserve or restore the natural character of the
shoreline or promote preservation of vegetation, open space,
flood plain or sensitive area lands;
■ Water -dependent uses;
Shoreline
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Photo
■ Uses that remove shoreline armoring unless required for a
shoreline -dependent use, and uses that prevent and/or minimize
flood damage;
■ Uses that minimize interference with navigation and flood control,
consider impacts to public views, and allow for the safe,
unobstructed passage of fish and wildlife, particularly those
species dependent on migration;
■ Uses that provide public access and public recreation, whenever
feasible and when ecological impacts can be mitigated;
■ Development compatible with the natural and biological
limitations of the land and water, that does not require extensive
alteration of the shoreline or new shoreline stabilization, except
for restoration projects;
■ Enhancement and restoration of ecological functions; and
■ Uses compatible with the adjoining shoreline environments.
The Aquatic Environment applies to areas below the ordinary High Water
Mark of a lake, stream or marine water body.
➢ Shoreline Planning and Management
Tukwila is located in the lower reach of the Green/Duwamish River watershed,
which covers 482 square miles and includes over 93 river miles from the Cascade
Mountains to Elliott Bay. The City's portion of the river covers approximately 13 river
miles; as a result, the City's Shoreline Master Program recognizes that — to be
successful— protection and enhancement of shoreline resources is not only a City
responsibility but also a regional one. The City is a member of the Water Resource
Inventory Area (WRIA) 9, which covers the Green/Duwamish River watershed, and
has adopted the WRIA 9 Salmon Habitat Plan that identifies specific actions and
restoration projects to improve salmon habitat.
GOAL 2 Expanded value of the river as a community and regional
resource, through regional coordination of shoreline management
programs and through programs that foster river appreciation and
awareness, involving partnerships among businesses, schools,
residents and government and community organizations.
POLICIES
Policy 2.1
Coordinate shoreline planning and management activities with other
local jurisdictions and their plans — such as the WRIA 9 Salmon
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Policy 2.2
Policy 2.3
Habitat Plan and the King County Flood Hazard Management Plan — to
establish region -wide consistency in addressing river issues with
regional implications, such as economic development, public
access, wildlife habitat, water quality control and flood control.
Promote river stewardship and increase river awareness through
actions which further shoreline goals, such as educational programs,
community activities and partnerships with Tukwila residents,
businesses, schools, government, and community organizations.
Promote and participate in the implementation of the Watershed
Resource Inventory Area (WRIA) 9 Plan, including supporting the
recommended projects located in Tukwila to improve the habitat
functions of the Green/Duwamish River, as well as the Plan's policies
and goals.
➢ Land Development Use and Economic Vitality
An objective of the City's Shoreline Master Program, identified in the Issue section
of this chapter, is to allow continued and increased urban development in
recognition of the City's role as a regionally- significant industrial and commercial
center, while also ensuring no net loss of shoreline ecological functions. The
following policies address these objectives.
GOAL 3 Development along the shoreline that fosters the economic vitality of
Tukwila while preserving the long-term benefits of the river.
General Policies
Policy 3.1
Policy 3.2
Implement shoreline design guidelines to:
■ Encourage design that views the river as an amenity;
■ Guide the design of shoreline multiple uses;
■ Establish techniques for increasing shoreline multiple use;
■ Prioritize locations for uses; and
■ Encourage removal of invasive species with nonchemical
methods and maintenance of native planted vegetation to
minimize the presence of invasive species.
Design and locate all shoreline development to minimize impacts on
areas identified as important for other river uses, such as wildlife and
aquatic habitat, river vegetation, public access and recreation,
historical resources, and flood control.
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Policy 3.3
Policy 3.4
Policy 3.5
When no other feasible alternative exists, allow structures for water
dependent uses to be placed in the water, or structural reinforcement
of the riverbank, only when this provides a significant, long-term
public benefit, does not interfere with navigation or flood
management, does not cause a loss of shoreline function, or is
essential to a water -dependent use.
Prohibit the construction of new flood control facilities unless
constructed to incorporate habitat restoration features, and work to
remove existing shoreline armoring — where possible — to restore
habitat functions.
Recognize and promote the river's contribution to the economic
vitality of Tukwila, as a valuable amenity for existing and future
businesses which depend on or benefit from a shoreline location.
Policy 3.6 Ensure that shoreline development does not diminish the commercial
navigability of the river.
Tukwila Urban Center Development
Policy 3.7
Design and locate shoreline development in the Tukwila Urban Center
to encourage water enjoyment uses that:
■ Provide for shoreline multiple uses consistent with the underlying
zoning;
■ Provide additional benefits, such as riverbank restoration, fishing
piers, non -motorized boat launches, river views, or interpretive
signs;
■ Support public access to and along the shoreline;
■ Provide water -enjoyment uses as a transition between the river
and non -water uses;
■ Encourage efficient use of land through such techniques as
clustering, mixed -use projects, cooperative parking or parking
located under principal structures, and shared utility and access
corridors; and
■ Ensure that new development and re -development in the Urban
Center acknowledges the goal of a continuous street facade along
Christensen Road and the riverfront, and locates parking facilities
to the interior of the lot.
(See also: Shoreline Design Quality policies)'
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Policy for Manufacturing Industrial Center Development
Policy 3.8
Policy 3.9
Ensure that non -water dependent shoreline development in the MIC
provides for shoreline multiple uses to the extent that site security
and the success of industrial operations are not jeopardized; ensures
no net loss of shoreline function and provides adequate mitigation for
the loss of shoreline multiple use opportunities.
Allow opportunities for commercial and recreational marinas to
locate in Tukwila downstream of the turning basin, where compatible
with existing and future navigability and existing and future ecological
restoration projects.
(See also: Shoreline Design Quality policies)
Development Outside the Tukwila Urban Center or Manufacturing Industrial Center
Policy 3.10 Design and locate shoreline development outside of the Tukwila
Urban Center and the MIC to:
■ Provide for shoreline multiple uses;
■ Provide water -enjoyment uses as transitions between the river
and non -water- dependent uses;
■ Encourage efficient use of land through such techniques as
clustering, mixed -use projects, cooperative parking or parking
located under principal structures, and shared utility and access
corridors; and
■ Treat the river as an amenity in the design and location of the
project.
(See also: Shoreline Design Quality policies)
p
➢ Private Property Rights
GOAL 4 Protect rights of property owners to reasonable use and
enjoyment of private property through appropriate location,
access to, and design of shoreline uses.
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POLICIES
Policy 4.1
Policy 4.2
Policy 4.3
Policy 4.4
Policy 4.5
Design, locate and manage shoreline uses in a manner that maintains
reasonable use and enjoyment of private property.
Design and locate public access in a way that is appropriate for the
site, depending on site conditions and private property concerns.
Special sensitivity is required for residential property; therefore, all
single-family residential development of four or fewer single-family
residential lots is excluded from requirements to provide private or
public access. Single-family property owners are not exempt from the
responsibility to improve the habitat value of the shoreline
environment.
Maintain flexibility in methods of obtaining access, to allow for
different site conditions and private property concerns that might
conflict with access, such as privacy, safety and security.
Obtain additional easement area to permit the improvement of river
habitat, by setting back levees or removing revetments and other hard
shoreline armoring, and replacing with more habitat -friendly
shoreline treatment.
➢ Shoreline Design Quality
GOAL 5 Enhanced identity of the river as a unique community asset
through high -quality development and public activities that
reflect Tukwila's history and sense of community pride.
POLICIES
Policy 5.1 Require that shoreline development outside of the MIC:
■ Ensures no net loss of shoreline function;
■ Is designed to be consistent with Tukwila river design guidelines;
■ Reflects principles of high -quality design in such areas as site
planning, architecture and landscaping; and
■ Includes setbacks, bulk, height, density, landscape buffers and
provisions for open space that enhance the shoreline
environment.
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Policy 5.2
Photo
Require that shoreline development in the MIC:
■ Is designed to be consistent with Tukwila shoreline design
guidelines;
■ Maintains or enhances the existing visual quality along the river;
■ Provides trees and other landscaping to buffer industrial uses that
are incompatible with other river uses; and
■ Provides amenities that enhance enjoyment of the river by
employees.
Tukwila's Manufacturing/Industrial Center is an important regional industrial
center located along the Duwamish River.
➢ Access and Recreational Use
Public access to shorelines of the State is one of the key goals of the Shoreline
Management Act; of the seven uses identified in RCW 90.58.020 as having
preference in the shoreline, two relate to public access and recreation.
In addition to the Green River Trail, which runs along much of the length of the river
through the City, Tukwila is fortunate to have a number of other public access sites
along the river. The following goals and policies support preserving existing public
access sites and providing additional public access to the river. To support
implementation of these goals and policies, the City's development regulations
include incentives for private development projects to provide public access to the
shoreline.
GOAL 6 Increase the amount and diversity of opportunities for public
recreation and access to and along the river, including visual and
cultural access, access to the water's edge, opportunities for
small boat navigation and access, and connections to other
neighborhoods consistent with the shoreline character.
General Policies
Policy 6.1 Retain and improve areas identified as important in the network of
public access to the river, including cross-town connections, former
railroad rights -of -way and unimproved street -end rights -of -way,
historic sites, unique natural features, or other areas valuable for
their interpretive potential.
Policy6.2 Maintain existing parks along the shoreline and acquire additional
park land to increase access and recreation opportunities.
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Policy 6.3
Photo
Incorporate river access requirements to guide the design, location,
and management of shoreline public access in all subdivisions and
short plats over four lots, as well as multi -family, commercial, and
industrial development; to identify types of access appropriate and
feasible for various site conditions and locations; and to establish
strategies, funding sources and priorities for acquisition and
enhancement of shoreline public access.
Shoreline rails provide important public access opportunities for Tukwila
residents.
Policy 6.4
Policy 6.5
Policy 6.6
Design, locate and manage public access for diverse types and
variable levels of intensity, in order to minimize impacts on vulnerable
features of the natural environment and to minimize conflicts with
private property uses.
Where shoreline development provides public access areas, reserve
such areas through the means most appropriate for the type, scale
and impacts of the development, such as donation or sale of an
easement or right-of-way to the City.
Support the implementation of the King County Green River Trail — per
the existing King County Green River Trail Master Plan — as well as
pedestrian/bicycle connections with the Trail from properties on the
opposite bank and the expansion of this Trail, where appropriate.
Policies For Development Outside Manufacturing Industrial CenterMl6
Policy 6.7
Require subdivisions, multifamily residential uses, and commercial
and industrial uses along the shoreline to provide a trail for public
access along the river, in areas identified for trail connections
consistent with the King County Green River Trail Master Plan,
Shoreline Master Program, or any other approved access plan.
Require any property not included in the King County Green River Trail
Plan to provide public access or a private natural area in lieu of
physical public access.9
Policy 6.8 Where shoreline public access is provided, ensure that it is designed
to be safe and convenient and includes access amenities such as
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Policy 6.9
benches, drinking fountains, public parking areas, handicapped
access and appropriate lighting, consistent with the shoreline access
guidelines.
Except for single-family residential development of four or fewer
single-family residential lots, shoreline developments shall maintain
views of the water from the shoreline and from upland areas, through
appropriate design of building height, bulk and modulation, windows,
breezeways, and outdoor spaces.
Policy 6.10 Public access improvements should be designed and constructed to:
■ Look and "feel" welcoming to the public.
■ Connect to public areas, street ends, and other pedestrian or
public thoroughfares.
■ Enhance the character of Tukwila.
■ Avoid conflicts with water -dependent uses.
■ Provide for public safety and minimize impacts to private property
and individual privacy and security.
■ Require a low level of operation and maintenance.
■ Ensure that construction (i.e., structures and access pathways)
incorporates environmentally -sensitive design and materials (e.g.,
non -toxic, natural materials).
Policy 6.11 Improve pedestrian connections between the river, Green River Trail
and the Urban Center's commercial, office, and residential uses.
Policies for Development in Manufacturing Industrial Center
Policy 6.12
For MIC properties included in the King County Green River Trail
Master Plan, require shoreline development to provide a trail for
public access along the river.
Policy 6.13 Where shoreline public access is provided, ensure that it is designed
to be safe and convenient, and includes access amenities such as
benches, drinking fountains, public parking areas, handicapped
access, and appropriate lighting, consistent with the shoreline
access guidelines.
Policy 6.14
For MIC properties not included in the King County Green River Trail
Plan, require shoreline development to provide public access or a
private natural area in lieu of public access, or otherwise mitigate the
loss of public access.
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➢ Transportation Within the Shoreline Zone
GOAL 7 Safe corridors and amenities for pedestrians, cyclists, and users
of public transportation, allowing more citizens to access and
enjoy the river.
POLICIES
Policy 7.1 Design and locate transportation uses within the shoreline
jurisdiction to be compatible with shoreline vegetation or other
habitat features, turn -outs or parking areas for public access, boat
ramps, biofiltration swales to protect water quality, public art, or
interpretive signs.
Policy 7.2
Policy 7.3
Policy 7.4
Ensure that transportation uses within the shoreline jurisdiction and
within those corridors identified as river cross -connections provide
safe, convenient and attractive pedestrian, bicycle, and boater
access and facilities for public transportation.
Minimize transportation impacts on the natural environment (such as
noises, odors, and air or water pollution), and enhance the natural
environment wherever possible through planting treeslow impact
development, green stormwater infrastructure, planting trees, -and
other habitat features.10
Encourage maintenance of the river's navigability up to the turning
basin" —where this achieves a greater public interest and a balance
between costs and benefits to the broader community, and impacts
to the habitat functions of the river — in recognition of the historical
significance of navigation and its importance to the economic vitality
of water -dependent uses and the MIC.
➢ Historical Resource Use
GOAL 8 Recognition of the river's contribution to Tukwila history and
community identity through identification, enhancement,
restoration and protection of sites with historic and cultural
value, and through development of interpretive and educational
programs.
POLICIES
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Policy 8.1
Ensure that shoreline development reflects the river's important role
in Tukwila history, and that long-term public use of the river as a
historical resource is protected by providing for the identification,
protection and interpretation of unique historic and archaeological
features.
Policy 8.2 Ensure that public shoreline development reflects the river's natural
features and community traditions.
Policy 8.3 Ensure that archaeological artifacts and sites are protected when
development takes place in the shoreline jurisdiction.
➢ Natural Environment and Habitat Use
The Green/Duwamish River has undergone extensive modifications in the past, to
reduce channel migration and limit the extent and duration of valley flooding by
constructing levees and revetments. These modifications to the river system have
negatively impacted ecological functions, including hydrology, water quality,
riparian habitat and in -stream habitat. River flows have been modified by dam
construction, stream diversion, and urban development. River management and
levees have reduced the connection between the rivers and their floodplains,
changing the spatial extent of habitat, and increasing the potential for negative
water quality impacts. Disturbances to the channel banks have resulted in areas
that are dominated by non-native invasive species. Wood, in the form of riparian
trees and in -channel wood, is generally lacking throughout the system, which has a
negative impact on riparian and aquatic habitats.
The following goals and policies seek to improve the ecological function of the river
system.
Photo
Aerial view of North Winds Weir Off -Channel Habitat (photo courtesy of
WRIA9)
GOAL 9 Restored, enhanced, and protected natural environmental
resources along the river, including trees, wildlife habitat, and
features with value for long-term public, scientific and
educational uses.
POLICIES
Policy 9.1
Ensure that shoreline development results in no net loss of shoreline
ecological function and minimizes impacts on wildlife, and that
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Policy 9.2
Policy 9.3
Policy 9.4
Policy 9.5
significant vegetation, sandbars, wetlands, watercourses and other
critical areas identified as important for habitat are maintained
through the proper location, design, construction, and management
of all shoreline uses and activities.
Ensure that shoreline development and activities protect riverbank
vegetation and, where feasible, restore degraded riverbanks in
accordance with the vegetation management provisions of the
Shoreline Master Program, in order to minimize and compensate for
impacts on fish and wildlife habitat.
Mitigate unavoidable disturbances of significant vegetation or habitat
through replacement of habitat and provision of interpretive features
consistent with the shoreline access guidelines.
Support relief from certain Shoreline Master Program requirements
for properties affected by habitat restoration projects that result in
the movement of the ordinary high water mark.
Support establishing the Transition Zone — given its importance for
subtidal and intertidal habitats — as the priority area for habitat
restoration projects, to allow salmonids to gradually adjust to the
change between fresh and saltwater conditions.12
➢ Water Quality, Surface Water, and Flood Control Use
A system of levees and revetments have been constructed along a major portion of
the river in Tukwila. The City has adopted a minimum levee profile to promote river
bank stability, protect structures, and enhance shoreline ecological functions. The
minimum levee profile incorporates a mid -slope bench that provides a wider river
channel to accommodate higher flows during storm events, and that allows
planting of native vegetation to improve habitat functions. The vegetation on the
mid -slope bench will also reduce the speed of water flows during storm events.
POLICIES
Policy 10.1
Design, locate and manage shoreline development including streets,
flood control projects, surface water drainage and sewer systems,
clearing and grading activities, and landscaping in a manner that
minimizes opportunities for pollutants to enter the river, provides
erosion control, and otherwise protects water quality.
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Policy 10.2
Design, manage and mitigate flood control uses to minimize impacts
on other shoreline uses such as trees and riverbank vegetation,
public access and recreation, and fish habitat; and set them back
from the river, where feasible for the project, with land areas between
the water and the levee set aside as open space for public recreation
or wildlife habitat.
Policy 10.3 Consistent with project feasibility, mitigate unavoidable negative
impacts on other shoreline uses owing to flood control uses through
such measures as restoration of trees and native riverbank
vegetation, provision of public access to the water's edge,
interpretive features, or other mitigation of loss of opportunities for
shoreline multiple uses.
Policy 10.4 Obtain additional easements, where needed, from property owners to
set back levees to improve flood control and shoreline habitat
functions. Where possible, as redevelopment occurs, replace
bulkheads, revetments or other hard bank stabilization with more
natural levees, riverbanks, or other shoreline treatments, to improve
flood control, ecological functions and habitat.
Figure 5-2: Proposed profile for reconfigured levees
➢ Public Health, Safety and Welfare
GOAL 11 Shoreline uses that do not endanger public health, safety and
welfare, or the capacity of the river to provide long-term benefits
and resources to the community.
Policy 11.1 Design, locate and manage shoreline uses, such as capital
improvement projects and private development, in a manner that
does not endanger public health, safety and welfare, and enhances
the capacity of the river to provide long-term benefits and resources
to the community.
➢ Shoreline Use Preferences
Goal 12: Tukwila, in developing and implementing its shoreline master
program for shorelines of statewide significance, including the
Green/Duwamish River, shall give preference to uses in the
following order of preference thatwhich:
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1. Recognize and protect the statewide interest over local
interest;
2. Preserve the natural character of the shoreline;
3. Result in long term over short term benefit;
4. Protect the resources and ecology of the shorelines;
5. Increase public access to publicly owned areas of the
shorelines;
6. Increase recreational opportunities for the public in the
shoreline;
1,7. Provide for any other element as defined in RCW 90.58.100
deemed appropriate or necessary 13
RELATED INFORMATION
Shoreline Master Program
Washington State Shoreline Management Act
Washington State Department of Ecology -Shoreline Information
Water Resource Inventory Area (WRIA) 9: Green/Duwamish Salmon Habitat
Restoration Plan
1 We assume that the Washington Department of Ecology will want this link to be corrected, however we
need to hear back from Ecology that this is acceptable. The 2015 link has been changed to the link shown.
2 This title is another inconsistency that needs to be confirmed with Washington Department of Ecology.
This section of the WAC does not exist — need to confer with DOE on correction.
4 This statement was included at the request of Public Works. It will require DOE approval to include it.
6 This clarification was added to better reflect how Tukwila has interpreted the Shoreline Management Act
requirements.
6 Headers were modified to make this element more consistent with other Comprehensive Plan elements.
These were listed below - they have been moved to a better location; the sequence of these sections has been made
more intuitive.
3 MIC Policies were moved to improve the logical flow of the policies
9 This language is not in the state -adopted Shoreline Element; will need to determine if DOE will allow to stay
10 Language added by Public Works; will need to confirm that Ecology will allow this change.
11 Need to confirm with DOE what is considered "navigable" when smaller craft could travel beyond this point.
12 This language is not exactly what is in the adopted SMP, but is better language: DOE adopted: Support
establishing the Transition Zone as the priority area for habitat restoration projects given its importance for
subtidal and intertidal habitats to allow salmonids to gradually adjust to the change between fresh and
saltwater conditions
13 In adopted SMP; omitted from Tukwila SMP — need to confirm with DOE that this should or shouldn't be retained.
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PAr4s, Recs'eatioi, ANC Open Space
WHAT YOU WILL FIND IN THIS CHAPTER1
• A description of the existing facilities, operations of the system, and
intergovernmental coordination;
• A summary of issues; and
• The goals, policies and implementation strategies to guide development of the
desired future parks, recreation and open space system.
PURPOSE
Tukwila's parks, recreation and open space system provides opportunities for all
residents and workers, all ages, and all cultures and language groups to enjoy
nature, gather together and exercise. This system supports healthy lifestyles,
community interaction and identity, while supporting economic vitality. This system
also provides for interaction with nature, protection and conservation of the
environment, and a walking and biking network for physical activity and
transportation.
The Parks, Recreation and Open Space Element guides decision -making that is
consistent with Washington's Growth Management Act, community priorities, and
related planning efforts and policies, which in turn are the basis for determining the
future of Tukwila's parks, recreation, and open space system. State requirements
and local aspirations are fulfilled by the Parks, Recreation and Open Space
Background Report and the Parks, Recreation and Open Space (PROS)
Comprehensive Plan, which is incorporated by reference in Tukwila's
Comprehensive Plan.
EXISTING SYSTEM AND INTERGOVERNMENTAL COORDINATION
Park Lands
In total, there are 33 park properties in the City's inventory, totaling 260.7 acres of
parks and open space, classified as either a Local Park, Special Use Park or Open
Space, as shown in Table 1.
Parks, Recreation, and Open Space PROS - 1
Julyn 2024
DRAFT
• Local parks are mostly located in residential areas and range in size from 0.1
acres (Riverton Mini Park) to 10+ acres and provide places to play, gather,
and/or experience nature.
• Special use parks have a single purpose such as the golf course at Foster
Golf Links, or feature a unique facility or feature that is intended for the entire
community, such as Codiga Park or Duwamish Hill Preserve. As noted
below, some sites are owned or operated by other providers.
• Open space (and undeveloped parcels) Parks are intended for natural green
space preservation, habitat restoration or protection, or similar purpose.
Table 1 — Public Park Facilities in Tukwila
Park Type
Number of Parks Acres
Local Parks 10 47.7
Special Use
Parks 11 182.4
Open Space 12 30.6
33 260.7
Source: City of Tukwila Parks, Recreation, and OpenSpace Plan, March 2023
Of the park and recreation facilities available within the City, several are provided
through agreements and easements with other entitles, such as the Tukwila School
District, Highline School District, King County, and special districts such as the
Tukwila Municipal School District.
Another recreational resource within Tukwila is its trail corridors. Trail Corridors3
flare linear parks that facilitate pedestrian and bicycle movement via trails in an
attractive open space setting. Trails range in length and width and may be located in
utility corridors, along street rights of way, in riparian/natural corridors, or in
conjunction with other easements.
The existing System Map (Figure 1) shows the location of all parks and recreation
resources in the system, comprising developed and undeveloped park lands. Trails,
schools, and recreation sites owned by other providers are also part of this system
and add to the number of resources available in the City. 5
(Figure 1) PROS Existing System Map
Parks, Recreation, and Open Space PROS - 2
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Open Space Network
Although not officially mapped, there is an informal and varied network of
undeveloped land, made up of the river channel and its banks, creek corridors,
landscaped yards and public street trees, and steep valley hills, such as the State
highway rights -of -way. This undeveloped open space creates a green network that
softens the impact of the urban environment in which we live and work. Much of this
informal open space network exists and will be maintained due to community
standards and environmental regulations.
Programs and Services
The City of Tukwila offers a wide range of recreational programs and public services.
The Tukwila Community Center serves a vital role by providing the majority of public
recreation programming and support services in the city. Along with the City -
sponsored programs, the number of park- and recreation -related opportunities
available to Tukwila residents is expanded through neighboring communities,
public schools, private providers and nonprofits. Starfire Sports, SeaTac
Community Center, Tukwila Pool, and the Matt Griffin YMCA provide additional
programs in and around Tukwila.
Intergovernmental Coordination
Tukwila relies on partnerships with several organizations and local governments to
provide services to area residents and to ensure coordination with land use
policies. At the crossroads of the regional trail system, Tukwila coordinates with the
neighboring cities of Renton and SeaTac, and other governments including King
County, to plan, develop and manage the regional trail system. Managing the city's
Green/Duwamish River frontage also requires coordination with local, King County
and Statewide environmental policies and regulations.
The City partners with area schools to increase access to sport fields and
playgrounds in areas that lack parks. The Highline and Tukwila School Districts
partner with the City by leasing former school sites for park uses. In general, public
schools also present an opportunity for access to recreation activities since they
are well distributed in the City, especially in areas without access to park land.
In 2011, Tukwila residents voted to create the Tukwila Metropolitan Park District to
fund and operate the Tukwila Pool. This independent entity provides aquatics
programming at the pool facility located on Tukwila School District property. The
City also works with King County to expand park and recreation opportunities.
ISSUES6
Several community priorities and key needs emerged as a result of outreach and
engagement activities associated with the 2020 PROS Plan. These include:
Parks, Recreation, and Open Space PROS - 3
September 2024
DRAFT
Reinvigorated Quality of Existing Parks and Facilities
The community has expressed a desire to elevate the quality of existing parks and
facilities to make them more inviting, comfortable, and stimulating. Reinvesting and
maximizing use of existing resources resonated strongly with residents.
• Enhance basic comfort and safety.
• Stimulate park activities and formats- upgrade or expand features within
existing parks (e.g., community gardens, playgrounds, and areas for dogs).
• Address barriers — increase maintenance and repair/restoration practices,
incorporate sustainable practices and artistic elements into parks.
Safe, Family -Friendly Places
Concern for safety often keeps community members from enjoying parks and trails.
When asked to identify barriers within the park system, respondents most
frequently cited feeling unsafe in certain areas. Respondents also frequently cited
needed maintenance and upgrades to equipment and facilities as key issues.
Overall, community members are seeking changes to support safe, family -friendly
parks throughout Tukwila.
Affordable, Stimulating Experiences For All Ages
Community feedback also noted many opportunities for parks to offer greater
stimulation across all age groups- providing for more things to do and the
introduction of new features, facilities, or activities. Suggestions pointed to a need
for a rich variety of elements to support multiple types of activities, especially those
catering to young children, older youth, teens, adults, and seniors. The Older Adults
Recreational Services Needs Assessment (2019) also highlighted a need to address
social isolation among older adults, which can lead to significant health issues.
Community members are looking for better activation of spaces and more
stimulating experiences. They also noted affordability as an important quality to
maintain.
Close Interaction With Nature
Getting out in nature is the top reason respondents indicated for spending time in
Tukwila parks. Whether getting out to observe, relax, or exercise, community
members enjoy close interaction with nature. Further, participants identified
providing natural, low impact places that support wildlife habitat as the top idea for
improving parks and recreation in the city. Community members value Tukwila's
abundant natural elements: forests, Tukwila Pond, the Green/Duwamish River,
native plants, and animals (particularly salmon). Another high priority was
expanding programs and activities related to nature and outdoor recreation
activities, such as wildlife watching, guided hikes, and Wildlife Fairs.
Parks, Recreation, and Open Space PROS - 4
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DRAFT
Fun Fitness Opportunities
Exercising, playing, and dog walking are among the most popular activities that
draw residents to Tukwila's parks. Community members also value open grass
areas for play and pick-up sports. Overall, features and programs that support
fitness are an important part of Tukwila's system. Beyond competitive sport
facilities, participants are looking for fun play and fitness activities that bring
exercise regimes to parks, expand or close gaps in the trail network (specifically
east -west connectors and loops), and respond to current trends. Providing a variety
of enjoyable ways to stay fit and healthy is particularly crucial in Tukwila, where
recent studies show fewer people exercise as compared to the King County
average.
Expanded Parks/Preserved Open Space
Community members conveyed a sense of urgency around preserving sufficient
open space for future generations to enjoy. Residents appreciate convenient
access to parks and green space for fresh air, exercising, socializing, dog walking,
and screen breaks. Particularly with Tukwila's share of denser housing types (over
60% of housing includes four or more units), anticipated residential development,
and limited land available for new parks, it is crucial to acquire park land to keep
pace with growth. Strategically acquiring land to grow the system may broaden
park access to ensure that every resident is no more than a 10-minute walk from a
high -quality place to play, exercise, enjoy nature, or link to a trail.
Cultural Heritage Inspiration
A strong connection to cultural roots stood out as a distinguishing aspect of
Tukwila's system. The rich cultural heritage of Tukwila can be traced back to the
indigenous people of the area. Participants emphasized the importance of
respecting tribal traditions and values. One of the top ideas for improving the
system is to create unique places that reflect Tukwila's character, history, or
culture. Expanding cultural arts programming, cultural celebrations, and
educational events are community members' highest program -related priorities.
Indigenous peoples' links to nature, stories, arts, and other practices provide
inspiration that can be conveyed through physical designs, as well as through
programming. Participants expressed a desire to hold cultural events as a way to
bring people of different cultures together. The City can explore ways to support
these community led gatherings within parks and community facilities.
Vibrant Urban Water Centerpiece
Community members see the Green/Duwamish River and Tukwila Pond Park as
major assets that could be further accentuated as a focus of the system. The waters
and banks of the 12.5-mile segment of the river sustain fish and wildlife and provide
a serene backdrop to nearby parks and trails. Tukwila can continue to lead in
restoring this urban ecosystem and maintaining the health of the river. Numerous
Parks, Recreation, and Open Space PROS - 5
September 2024
DRAFT
responses captured a desire to invest in parks and habitat restoration of green
spaces along the river and within Tukwila Pond Park. Additional ideas involved
expanding river -related recreational activities, such as canoeing or kayaking, and
activating portions of the Green River Trail with vendors, cafes, and river -facing
patios.
Lively Park -Adjacent Commerce
Participants described nearby food, cafes, and other businesses as an important
means of better activating parks. They pinpointed the synergy created between
parks and commerce and expressed a desire to see more local businesses and
development around parks to stimulate park use. Providing places to gather and eat
was also rated among the top ideas for making parks and recreation better in
Tukwila. In addition to providing traditional picnic and gathering areas in parks,
nearby commerce could help meet needs of busy residents, workers, and families
with convenient access to refreshments and park -facing seating areas.
Convenient, Accessible System
Participants identified unsafe, or lack of, pedestrian and bicycle connections as
predominant reasons preventing park use. A long-term goal is for every Tukwila
resident to be within a safe 10-minute walk from a quality park or green space.
Improving walking paths, bike routes, and trails and closing gaps in the system will
facilitate safe and comfortable access. Lack of convenient public transportation
was also indicated as a top barrier. Another critical need involves improved
promotion and wayfinding around parks. Not knowing where Tukwila parks are
located was the top reason respondents identified that keeps them from using
parks. Overall, residents seek to maximize use of park and facility resources by
making access more comfortable and convenient.
PREPARING FOR FUTURE GROWTH$
Tukwila's population has grown slowly in the past with an average annual growth
rate of 2.09% between years 2015 and 2023. This was far lower than the county-
wide average but only about one-third the rate of growth in the nearby jurisdictions
of Renton, Kent and Burien.
In terms of housing unit growth, over the past six years there has been a modest
increase in multi -family construction, with nearly 1,350 units constructed and more
underway. This development has occurred in the northeast part of the Southcenter
District and along the Tukwila International Boulevard Corridor. Per King County's
adopted Growth Targets, Tukwila must plan for and accommodate 6,500 net new
housing units between 2019 and 2044, or roughly another 5,200 between 2023 and
2044 at a pace of about 250 new units per year. New growth may occur in the
Tukwila South District which is zoned for intensive mixed use development, within
the Southcenter District, existing higher density mixed use zones, and within
Parks, Recreation, and Open Space PROS - 6
September 2024
DRAFT
existing residential areas due to new state legislation that allows additional units on
single family lots. New residents and visitors will require additional services and
recreation opportunities. New residents and visitors will require additional services
and recreation opportunities.
Figure 2: PROS System Concept Map
GOALS AND POLICIES
Goals and policies guide the desired future of the parks, recreation, and open space
system over the planning period. Policies reflect public needs, past and current
planning efforts and priorities, as well as strategic planning, design and
management principles. The Tukwila Parks, Recreation and Open Space System
Concept Map is the graphic representation of these goals and policies. (Figure 2)
Goal 1: Safe, Convenient and Connected System - Parks,
recreation opportunities, and open spaces are close to
home and work and are interconnected by safe streets,
off-street trails, and public transportation.
POLICIES
Policy 1.1
Policy 1.2
Policy 1.3
Policy 1.4
Create a system of close -to -home recreation opportunities, aiming
for a'/4-mile to' -mile travel distance between most residential uses
and parks and recreation areas. Prioritize historically underserved
communities for open space improvements and investments."
Create a system of close -to -work recreation opportunities, aiming for
a'/4-mile to' -mile travel distance between most employment places
and parks and recreation areas.
Link parks to neighborhood gathering spots and other destinations in
the community and region such as schools, neighboring jurisdictions,
regional parks and natural areas, and major employment centers.
Improve the pedestrian and bicycle environment by creating safe and
efficient connections across busy streets, railways, and the
Green/Duwamish River.
Policy 1.5 Increase physical and scenic connectivity with the Green/Duwamish
River.
Parks, Recreation, and Open Space PROS - 7
September 2024
DRAFT
Policy 1.6 Integrate linkages to recreation areas and open spaces when planning
and designing the transportation system.
Policy 1.7 Align parks and recreation programs and services with public transit
service and advertise how to attend by transit.12
Policy 1.8 Continue to provide a safely -designed and maintained trail system. 13
Policy 1.9
Distribute public recreational facilities throughout the City so that
they are easily accessible to residents, visitors, and those who come
to Tukwila to work.
Policy 1.10 Create a trail system that links significant community focal points and
connects the trail network together at strategic points.14
Policy 1.11 Connect concentrations of commercial and retail activity with the trail
network.
Policy 1.12 Maximize potential and capacity of existing parks and recreation
resources to offset existing and future demand.
Policy 1.13 Identify and create opportunities to develop parks, civic places
(including schools) and public spaces, especially in or adjacent to
centers.15
Goal 2: A Network of Green Spaces- Recreational amenities,
historical sites, rivers, wetlands, creeks, and other
natural resources that are connected to each other and
neighboring networks of lands. This network defines
Tukwila as Northwest city and includes visually
significant bands of vegetation that provide protection
for wildlife habitat, and that provide a contrast to the
built environment.
POLICIES
Policy 2.1
Recognize that the City's open space network will be made up of
public and private lands that provide, or have the potential to provide,
many different functions.
Parks, Recreation, and Open Space PROS - 8
September 2024
DRAFT
Policy 2.2 Retain and expand the open space network through acquisition,
donation, easements, partnerships and regulation.
Policy 2.3 Coordinate with other regional and local plans to complement and
enhance the Tukwila open space network.
Policy 2.4
Policy 2.5
Integrate natural features, such as daylighting streams, and adding
trees, shrubs, and other plants into the built environment, including
residential, commercial, and industrial areas.
Increase the public's awareness and stewardship of the City's open
space resources and benefits, including examples such as organizing
volunteer events, developing and distributing information."
Policy 2.6 Monitor and maintain natural areas to control invasive species and
other impacts.18
Policy 2.7 Co -locate public infrastructure, environmental and recreational
projects when practicable.19
Goal 6.3:
POLICIES
Policy 3.1
A Sense of Community - Tukwila's parks and recreation
opportunities build community cohesion by providing
places and programs for social interaction and
gatherings of all sizes, with designs that strengthen
community identity.
Design parks and recreation facilities that celebrate unique features
of Tukwila and that contribute to quality of life and neighborhood
needs.
Policy 3.2 Hold community events that encourage interaction between
neighbors and celebrate the diversity of Tukwila.
Policy 3.3 Interpret local culture, history, and environment throughout the
system.
Policy 3.4 Integrate art throughout the City, guided by the Tukwila Municipal Arts
Plan..
Parks, Recreation, and Open Space PROS - 9
September 2024
DRAFT
Policy 3.5
Goal 6.4:
POLICIES
Leverage the opportunities presented by multiple redevelopment projects to
expand Tukwila's park and trails system into Tukwila South and Southcenter,
serving the needs of new residents, as well as visitors and workers of this
evolving area.
Opportunities for All- Tukwila's parks, recreation
opportunities, and public services offer something for all
ages, abilities, and cultures, in settings locations and
times that are convenient to as many as possible.
Policy 4.1 Offer flexible recreation programming that is constantly improving and
responding to current trends and community desires.
Policy 4.2 Provide programs, activities and special events that embrace
Tukwila's many cultures, customs and interests.
Policy 4.3 Design accessible parks, facilities, and programs for all ages and
abilities.
Policy 4.4 Increase the capacity at existing parks and recreation facilities to
maximize use and expand public access.
Policy 4.5 Provide indoor and outdoor spaces designed for increased access
and flexibility of use.
Policy4.6 Consider future growth needs and planned density when providing
parks and recreation opportunities to meet community needs.
Policy 4.7 Expand program options through enhanced partnerships with
businesses and organizations, and through volunteerism.
Policy 4.8 21Develop a city-wide special event permitting process to promote
and encourage tourism, art, culture and sports events.
Policy 4.9
Address mobility and accessibility barriers to parks, facilities, and
programs through the development and implementation of a
transition plan for parks and recreation, consistent with the
Americans with Disabilities Act of 1990.
Parks, Recreation, and Open Space PROS - 10
September 2024
DRAFT
Policy 4.10 Ensure the provision of a variety of inclusive programs, activities, and
events to better serve persons with physical and/or developmental
disabilities and adapt offerings to encourage social inclusion and
belonging.
Policy 4.11
Provide, promote and encourage reasonable accommodations -
changes, exceptions, modifications or adjustments to rules, policies,
practices, programs or services so that a person with a disability has
an equal opportunity to use and enjoy parks and recreation facilities,
parks and programs.
Policy 4.12 Provide, promote, and encourage meaningful language access so that
persons with Limited English Proficiency (LEP) can realize improved
access to department programs, services, and information,
consistent with Title VI of the Civil Rights Act of 1964.
Goal 6.5:
POLICIES
Policy 5.1
Policy 5.2
Policy 5.3
Policy 5.4
Policy 5.5
Safe, Inviting, and Affordable- Parks and facilities are
safe, well maintained and clean, and programs and
services that are welcoming and accessible for all
people.
Design parks and public spaces using accepted public safety
standards such as Crime Prevention through Environmental Design
Principles (CPTED) or Defensible Space.
Reflect the highest standard of design quality in public developments
to enhance neighborhood quality and set a high design standard for
private development.
Develop site -specific master plans or site designs that guide all major
park improvements and that achieve cohesive design and efficient
phasing of projects.
Involve the community, including expected users and neighborhood
residents, in appropriate aspects of capital project and program
planning and implementation.
Involve community partners and volunteers in the construction and
maintenance of parks to increase the sense of public ownership and
reduce City costs.
Parks, Recreation, and Open Space PROS - 11
September 2024
DRAFT
Policy 5.6 Increase access to affordable, free, or reduced -cost programs and
services.
Policy 5.7 Expand awareness of the full range of program offerings and
recreation options made available by the City and others.
Policy 5.8 Maintain parks and public spaces so that they are safe, clean, and
welcoming.
Goal 6.6:
POLICIES
Healthy People and Places - Parks and recreation
opportunities that promote healthy, active lifestyles are
designed and managed to engage and enhance the
natural environment and the local economy.
Policy 6.1 Provide services for all ages to encourage community members to try
new activities and build a habit of healthy living.
Policy 6.2 Promote healthy food choices and active living programs as a central
focus for community education.
Policy 6.3 Strive to create projects and programs that provide social, economic,
and environmental benefit to the community.22
Policy 6.4
Policy 6.5
Leverage the park, recreation, and open space system to meet the
needs of the residents while considering economic development and
needs of visitors, business, and workers.
Provide public education resources and volunteer opportunities to
promote understanding and appreciation of Tukwila's natural
environment and Green/ Duwamish River ecosystem, while building an
environmental stewardship ethic in the community.
Policy 6.6 Encourage and support the use of public lands for urban agriculture
activities through existing and new programming or partnerships.23
Policy 6.7 Consider long-term management, operations. and maintenance
needs when implementing new projects and programs.
Parks, Recreation, and Open Space PROS - 12
September 2024
DRAFT
Policy 6.8
Employ best practices in managing facilities, parks, and open space
areas, and provide continuing education for City staff on these
practices.
RELATED INFORMATION
• Parks. Recreation and Open Space Final Draft (March 2020)
• Parks, Recreation and Open Space, Technical Supplement, September 2019
• Older Adults Recreational Services Needs Assessment (March 2019)
• Public Arts & Culture Master Plan (January 2018)
• Green Tukwila 20-Year Stewardship Plan (2017)
• Tukwila Pond Park Master Plan (January 2022_}
Parks, Recreation, and Open Space PROS - 13
September 2024
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Appendix A
LOCAL PARKS
Park
57th Avenue South Park
Cascade View Community Park
Crystal Springs Park
Hazelnut Park
Riverton Mini Park
Tukwila Park
Total
Crestview Park
Duwamish Park
Riverton Park
Total
Joseph Foster Memorial/Lee Philips Park
Total
TOTAL LOCAL PARKS
SPECIAL USE PARKS
Special Use Park
Bicentennial Park
Codiga Park
Duwamish Gardens
Duwamish Hill Preserve
Fort Dent Park (Starfire Sports Complex)
Foster Golf Links
Ikawa Park (Japanese Garden)
Macadam Winter Garden & Wetlands
Tukwila Community Center
Tukwila Pond Park
Total
Tukwila Pool
Total
TOTAL SPECIAL USE PARKS
OPEN SPACE
Open Space
Black River Lot
Christensen Road Property/Riverview Plaza
Riverfront
Interurban Hill Lot
Siccardi Parcel
Southgate Park
TIB Parcel
Tukwila Hill
Tukwila Parkway
Wilcox Drive/Pamela Drive Open Space
Cecil Moses Memorial Park
Lookout Park
North Wind's Weir
P-17 Pond
Acres Ownership
0.4 City of Tukwila
2.4 City of Tukwila
11 City of Tukwila
0.6 City of Tukwila
0.1 City of Tukwila
6.4 City of Tukwila
City of Tukwila
10.9 Highline School District
2.1 Tukwila School District
Total Acres
4.9 Tukwila School District
School District
8.9 Tukwila School District, City of Tukwila
Tukwila School District, Cityllr
Acres Ownership
1.3 City of Tukwila
6.7 City of Tukwila
2.2 City of Tukwila
8.7 City of Tukwila
51.3 City of Tukwila
63.3 City of Tukwila
0.2 City of Tukwila
9.9 City of Tukwila
12.7 City of Tukwila
17.9
8.9
47.7
Total Acres
24.8 City of Tukwila
City of Tukwila
1.3 Tukwila School District/Tukwila MPD
Tukwila School DistrictfTukwila MPD
1.3
182.4
Acres Ownership Total Acres
0.3 City of Tukwila
3 City of Tukwila
1.7 City of Tukwila
0.9 City of Tukwila
10.9 City of Tukwila
0.9 City of Tukwila
1.8 City of Tukwila
1 City of Tukwila
0.7 City of Tukwila
Total City of Tukwila AIM21.2
3 King County
0.2 King County
2.6 King County
Total King County
3.6 City of Tukwila, King County
City of Tukwila, King County
TOTAL SPECIAL USE PARKS
TOTAL ALL PARK LAND
30.6
260.7
Parks, Recreation, and Open Space PROS- 14
September 2024
DRAFT
1 Changes to text found in original Comprehensive Plan have been edited to reflect the 2020 PROS plan
and the policies found there. Where information was out of date or inaccurate, it has been updated.
Proposed revisions are shown in "track changes" format. Formatting for the document will be finalized
at a later date, including formatting of the maps, tables, and figures within the entire document.
3 Called out trails to address in a specific paragraph.
4 For Trails: See Pages C7 & C8 of PROS Plan Supplement. Walk and Roll Plan is noted as default
resource.
Open Space was described earlier; and trails were moved to a separate paragraph.
6 The list of issues provided in the existing Comprehensive Plan Parks element was from the previous
PROS plan and has been deleted. The new text below is from the 2020 Parks Plan.
$ This section was updated to reflect current demographic data.
11 Added to address PSRC Policy En-15: Provide parks, trails, and open space within walking distance of
urban residents: Prioritize historically underserved communities for open space improvements and
investments.
12 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan
Policy)
13 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan
Policy)
'The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan
Policy)
1s New Policy - added portion of PSRC Policy D-11: Identify and create opportunities to develop parks,
civic places (including schools) and public spaces, especially in or adjacent to centers.
'Text rearranged to reflect policy in 2020 Plan.
18 Policies 6-2.6 and 6-2.7 are new to the PROS Plan and have been added here to the Comp Plan PROS
Element.
19 Policy from PROS plan added here.
21 New policy from Parks staff
22 Revised Plan to be consistent with 2020 plan
23 Combined 6.6.6 and 6.6.7 (as in PROS Plan)
Parks, Recreation, and Open Space PROS - 15
September 2024
DRAFT
titieities
WHAT YOU WILL FIND IN THIS CHAPTER:
• A description of the utility systems and providers in the City of Tukwila;
• Goals and Policies for providing effective utility service to Tukwila's residents; and
• Strategies for implementing the City's policies and working with private utility
providers.
PURPOSE STATEMENT:
To provide utility services and facilities that meet the community's current and future needs
in a safe, reliable, efficient, economic and environmentally responsible manner.
PURPOSE
The availability and adequacy of utility facilities and services are closely linked to the
development of land, affecting whether, how, and when it can be developed, as well as to
other comprehensive plan elements and goals. The City of Tukwila provides a range of
utility facilities and services and also relies on other public and private agencies to provide
many of these services.
Sewer, water, surface water management, solid waste, electricity, natural gas, and
telecommunications are addressed in this Element. Policies pertaining to utilities and
vegetation are located in the Natural Environment element. The Utilities Element profiles
both City and non -City -owned utilities operating within Tukwila. Sewer and water services
are provided by the City, adjacent municipalities, and special districts. Surface water
drainage is managed locally, but with interjurisdictional and watershed wide cooperative
planning and management. The remaining utilities are provided to residents and
businesses through franchise agreements between the City and service providers.
The Utilities Element establishes a basis for decision -making that is consistent with
Washington's Growth Management Act, the Puget Sound Regional Council's Vision 2050,
and King County's Countywide Planning Policies, including targets for housing units and
employment, which are a basis for determining demand for utility services and
infrastructure. These State and regional requirements are fulfilled by the Utilities
Background Report, Comprehensive Sanitary Sewer Plan, Comprehensive Water Plan, and
the Surface Water Comprehensive Plan. These documents, along with the six -year Capital
Utilities
August 2024
U - 1
Improvement Program and the City of Tukwila budget, are adopted by reference in
Tukwila's Comprehensive Plan.
TUKWILA UTILITY PROVIDERS WATER
City of Tukwila
City of Seattle
City of Renton
King County Water District #20
King County Water District #125
Highline Water District
SEWER
City of Tukwila
City of Seattle
City of Renton
Valley View Sewer District
SURFACE WATER
City of Tukwila
ELECTRICITY
Puget Sound Energy
Seattle City Light
NATURAL GAS
Puget Sound Energy
REGULATORY REQUIREMENTS
This element is consistent with Washington State
GMA, PSRC Vision 2050, and King County County-
wide Planning Policies requirements for utilities
planning, based on housing and employment
targets.
These requirements are fulfilled by the following
documents:
Utilities Background Report
Comprehensive Sanitary Sewer Plan
Comprehensive Water Plan
Comprehensive Surface Water Management Plan
ISSUES
Several key issues in meeting the utility needs of the City are addressed in this Utilities
Element:
Service Extensions. Planned extensions of utility services are based on existing needs, or to
accommodate planned growth or growth targets.
Coordination of Service Providers. The City -managed utilities must coordinate with
adjacent providers that provide utility services to portions of the City. Coordination among
Tukwila's three non -City sewer and five non -City water districts is critical.
Concurrency and Implications for Growth. Utility projects and other capital facilities must
be developed so that improvements are in place by the time they are needed, to address
growth and to accommodate growth targets.
Environmental Sustainability. Utility planning and operations requires compliance with
federal and state laws including the Clean Water Act, NPDES, ESA, State Waste Discharge
Permit, and contributes to watershed -wide restoration efforts to preserve the quality of the
natural environment.
Residential Neighborhood and Sub -Area Vitality. City -planned utility improvements and
extensions place priority on improving and sustaining residential neighborhood quality and
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August 2024
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DRAFT
livability. Utility investments affect neighborhood quality of life and contribute to human
health and vitality and the ability to realize established visions for specific sub -areas.
System Rehabilitation, Replacement, and Retrofit. Much of the City's utility infrastructure
has reached or is near its life expectancy. Rehabilitation or replacement of these systems is
needed to ensure their continued reliability. Federal, State, and local polices require utility
system improvements to comply with new regulations.
SYSTEM DESCRIPTIONS
WATER AND SEWER
The City of Tukwila purchases all of its water from the Cascade Water Alliance under a
contract through the year 2064. Tukwila's Comprehensive Water System Plan identifies
areas of water supply and distribution deficiency, and the six -year Capital Improvement
Plan proposes corrective improvements. See Map U-1.
The Tukwila sewer system is exclusively a collector system with no treatment component.
King County DNRP Wastewater Treatment Division provides Regional wastewater treatment
at the South Treatment Plant in Renton. The Comprehensive Sewer System Plan identifies
deficiencies in the system, and corrective improvements are proposed in the six -year
Capital Improvement Plan. See Map U-2.
Certain areas of the City are served by other water and sewer providers, which develop their
own plans in coordination with the City of Tukwila.
Tukwila's Comprehensive Water System and Sewer System Plans are adopted by reference
as part of the Comprehensive Plan. Those system plans identify present and future
improvements and establish certain required levels of service and priorities for system
improvements. Level of service standards are also established by applicable Board of
Health regulations, the Uniform Plumbing Code, and the Uniform Fire Code. Consistent
with State mandates, Tukwila revises and updates system plans to assure consistency with
the Comprehensive Plan and the Capital Improvement Program.
SURFACE WATER MANAGEMENT
Tukwila's surface water system consists of both built stormwater drainage infrastructure
and surface waters such as rivers and creeks. All of the City's sub -basins drain to the
Green/Duwamish River. For locations of surface water management facilities, see Map U-3.
The Surface Water Comprehensive Plan contains an inventory of existing facilities and
identifies current system deficiencies and planned improvements. It evaluates the system
under present development conditions and identifies remedies for segments of the system
where problems exist or are likely to develop in the future as a result of growth and
development. Proposed improvements are included in the Six -Year Capital Improvement
Program (CIP).
Utilities
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DRAFT
Map U-1
Tukwila
Water
System
Water Districts
Tukwila
Highline
Renton
Seattle
125
1 20
❑ Reservoir
Pressure Relief
• Valve
O Intertie
0 Supply Station
— Closed Pipeline
0 1 2Mi
I 1 I i I
8/26/24
Utilities
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DRAFT
Map U-2: Tukwila Sewer System
Tukwila
Sewer
Syste m
Sewer District
Tukwila
1 Valley View
Renton
- Seattle
None
QTreatment Plant
0 Lift Station
- Sewer Pipeline
- Force Main Pipeline
0 1 2 Mi
I i I i I
8/26/24
Utilities
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DRAFT
Map U-3: Surface Water Management Facilities
Surface
Water
Facilities
0 Supply Station
rxix Trench Drain
Culvert/Ditch
Pipe
❑ Waterbody
Stream
0 1 2 Mi
i I 1 1
8/26/24
Utilities
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DRAFT
The City reviews and updates its Surface Water Management Plan annually to assure
consistency with this Plan, State and local regulations, the CIP, and other ongoing City
planning processes.
TURNING WASTE INTO ENERGY
King County's Cedar Hills Landfill is the destination for much of Tukwila's solid waste.
The landfill has a gas -to -energy project which leads to cleaner air and reductions in
greenhouse gas emissions. In 2021, the landfill generated an average of about 6,500
standard cubic feet per minute of landfill gas. This gas is transmitted to the Bio Energy
Washington (BEW) gas -to -energy plant and converted into pipeline -quality biogas. The
renewable gas produced equals the amount of energy needed to meet the natural gas needs
of over 17,500 homes in King County.
Image source: King County Solid Waste Division
SOLID WASTE
Solid Waste collection, transportation and disposal in Tukwila is governed by State and
local regulations, an interlocal agreement with King County, and collection contracts with
solid waste providers. Through a competitive ten-year contract with the City, as of
November 1, 2023, Recology provides comprehensive garbage, recycling, and food and
yard waste collection services to residential, multifamily, and commercial customers.
Residential garbage collection is voluntary.
The City's solid waste is ultimately taken to King County's Cedar Hills Landfill for disposal.
As part of the Solid Waste Interlocal Agreement (ILA) with King County, Tukwila and other
parties will develop plans and alternatives to waste disposal at Cedar Hills Landfill in
advance of its closure in 2038.
ELECTRIC POWER
Electric power involves both transmission systems and distribution systems. Tukwila's
electric power is provided by Puget Sound Energy, with approximately 3,800 customers,
and Seattle City Light, serving approximately 5,700 residential and 1,000 commercial
customers in Tukwila. Both companies operate under non-exclusive franchise agreements
with the City. See Map U-4.
Utilities
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DRAFT
Map U-4: Electrical Service Providers in Tukwila
Electrical
Service
Providers
Electrical Service
Area
—I Seattle City Light
Puget Sound Energy
— Electrical Line
SCLTrunk Line
0 Substation
0 1 2 Mi
I 1 I i I
8/26/24
Utilities
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DRAFT
Plans from both Seattle City Light and Puget Sound Energy place a priority on using energy
conservation as a way to increase service capacity. Puget Sound Energy estimates that half
of its long-term need for electric power can be met by energy efficiency and additional
wind -power. The rest is likely to be met with added natural gas -fired resources. To meet
future demand, some new transmission lines and substations will be built in Tukwila, and
existing ones rebuilt and/or maintained. Distribution plans include line and station projects.
Future distribution improvements will be required to meet the demands of Tukwila's
projected growth. Seattle City Light's plans for future distribution capacity include
additional feeder capacity that is expected to meet demand in Tukwila through the year
2031. Seattle City Light intends to meet electrical load growth through conservation and
new generation resources powered by renewable energy.
NATURAL GAS
Puget Sound Energy, an investor -owned utility, builds, operates, and maintains natural gas
facilities serving approximately 3,400 customers in Tukwila. Puget Sound Energy covers
virtually all of Tukwila with their main distribution lines. The utility foresees no difficulties in
meeting future demand during the planning period. No major improvement projects are
planned at this time. For natural gas service areas in Tukwila, see Map U-5.
TELECOMMUNICATIONS
As telecommunications technologies have evolved, convergence of these technologies has
occurred, resulting in multiple communication services migrating into consolidated
networks.
Telecommunications in Tukwila includes both wired and wireless telephone services, cable
and satellite television, and high-speed broadband technology. Through partnerships with
franchised telecommunications companies, internal public works projects and completion
of capital projects, the City has a robust conduit infrastructure that would enable and
facilitate future fiber optic connectivity projects benefitting the City, its residents and
businesses, and project partners. The City has joined a connectivity consortium of cities
and other public partners that would construct and maintain a regional fiber-optic
telecommunications system. This fiber-optic system would provide redundancies,
enhance communications networks, and emergency operations.
CABLE AND SATELLITE TELEVISION
The City of Tukwila has a non-exclusive franchise agreement with Comcast Corporation to
construct, operate and maintain a cable system in compliance with Federal
Communications Commission (FCC) regulations. Comcast's network provides high -
definition television capacity and high-speed internet access through cable modems, and
includes coaxial and fiber optic cabling systems deployed both underground and overhead
using utility poles leased from power and telephone companies.
Utilities
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Map U-5: Natural Gas Providers in Tukwila
DRAFT
Natural
Gas
Provider
High Pressure Lines
PSE Service Provider
0 1 2 Mi
I i I i 1
8/26/24
Utilities
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DRAFT
Satellite television competes directly with cable television by delivering hundreds of
channels directly to mini -dishes installed in homes and businesses throughout Tukwila.
WIRELINE AND WIRELESS COMMUNICATIONS
Many companies offer telecommunications services including integrated voice and data,
and voice over Internet protocol (VoiP) technology. CenturyLink, the Incumbent Local
Exchange Carrier (ILEC), is now joined by several Competitive Local Exchange Carriers
(CLECs) in providing more communications service options to Tukwila residents and
businesses.
With expansion of telecommunications infrastructure, new technologies and competition,
telecommunications utilities are expected to meet voice, video, and broadband demands
during the planning period.
GOALS, POLICIES AND STRATEGIES
GOAL 1
Utility services and facilities that meet the community's current and
future needs in a safe, reliable, efficient, economic, and
environmentally responsible manner.
➢ POLICIES FOR CITY -MANAGED UTILITIES
Service Extensions
Policy 1.1 Ensure that the City of Tukwila utility functional plans and operations
meet applicable federal, State, regional and county requirements and
regulations to address health and safety requirements, address
deficiencies, and assure quality of service.
Policy 1.2 Require the use of Tukwila's applicable service standards to design and
construct all utility service extensions.
Policy 1.3
Policy 1.4
Base the extension and sizing of utility system components on
applicable design standards and Comprehensive Plan development
priorities.
Ensure that new development, redevelopment, and other actions within
the City of Tukwila's jurisdiction do not cause significant adverse
upstream or downstream impacts on flooding, erosion, and natural
resources within and outside of Tukwila's jurisdiction.
Coordination of Service Providers
Policy 1.5 Coordinate with service providers for reliable and cost-effective utility
services to the public.
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September 2024
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DRAFT
Policy 1.6
Coordinate with other jurisdictions and agencies in planning and
implementing utility operations, facility additions and improvements
located in or affecting multiple jurisdictions.
Policy 1.7 Participate in the regulation of all water, sewer, and surface water utility
services within the City's boundaries.
Policy 1.8
Policy 1.9
Allow utility service outside City boundaries only when required by
adjustments to City limits or to provide temporary service due to
emergency.
Establish and maintain franchises and working agreements with
electricity, gas, sewer, and water utilities currently operating within the
City limits, to ensure that the level of service provided is consistent with
the City's requirements and revitalization plans.
Policy 1.10 Allow special-purpose sewer and water districts to continue to operate
and serve Tukwila residents and businesses, when appropriate.
Concurrency and Implications for Growth
Policy 1.11 Schedule and phase utility extensions to occur concurrently with
expected growth and development.'
Policy 1.12
Equity
Policy 1.13
Approve development only if adequate utilities are available when a
need is created for those facilities, or within a reasonable period as
required by State law.
Promote affordable and equitable access of public services, including
drinking water and telecommunication infrastructure, to provide access
to all communities, especially underserved communities2
Environmental Sustainability
Policy 1.14 Provide environmentally sound and sustainable operations with cost-
effective methods in water, sewer, and surface water management
utilities operations.
Policy 1.15 Make conservation and efficiency efforts an integral part of Tukwila's
utility operations and management.'
Policy 1.16
Promote energy efficiency, conservation methods, and sustainable
energy sources in utility operations to support climate change reduction
goals.
Policy 1.17 Consider Tukwila's Urban Forest together with other green stormwater
infrastructure systems — during utility planning, design, installation
Utilities
September 2024
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DRAFT
Policy 1.18
and/or maintenance —to ensure that trees and water quality are
protected.
Require water reuse and reclamation, where feasible, especially for
high -volume non -potable water users such as parks, schools, and golf
courses.'
Neighborhood and Sub -Area Vitality
P Policy 1.19 Give priority to the City's regional growth and manufacturing/industrial
centers, while balancing the needs of residential neighborhoods for
City -planned utility improvements and extensions.
Policy 1.20 Design, construct, and maintain facilities to minimize impacts on
adjacent neighborhoods and businesses.
Water Utility
Policy 1.21
Policy 1.22
Sewer Utility
Policy 1.23
Actively participate in determining a regional solution to Tukwila's water
supply and addressing the potential impacts of climate change and
fisheries protection on regional water resources.'
Provide safe, reliably maintained, and sustainable water service for
domestic, commercial, industrial, fire flow and water emergency uses,
to meet present and future needs.'
Serve all existing and potential residences and businesses with a sewer
utility.
Policy 1.24 Replace failing septic systems within the City with sanitary sewers or
alternative technology that is comparable or better.'
Surface Water Utility
Policy 1.25 Serve all of Tukwila's residences and businesses with a surface water
utility.
Policy 1.26
Policy 1.27
Policy 1.28
Provide capital, maintenance, education, and enforcement programs as
a function of the surface water utility.
Require low impact development techniques including green
stormwater infrastructure for both development and redevelopment
projects.
Apply an adopted surface water design manual and all appendices as
the minimum requirement for all development projects and other
actions that could cause or worsen flooding, erosion, water quality and
habitat problems, for both upstream and downstream development.
Utilities
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DRAFT
Policy 1.29
Policy 1.30
Policy 1.31
Coordinate water quality improvement programs with adjoining
jurisdictions whose surface waters flow into or through Tukwila.
Use the Surface Water Fund to retrofit surface water systems to improve
water quality, support forest conservation and restoration, restore
aquatic and riparian habitat and enhance fish passage, by establishing:
• A water quality retrofit program that prioritizes projects based on
need, benefit, and other criteria, and takes into account Washington
Department of Ecology's expanded listing of impaired water bodies;
and
• A Habitat restoration programs that restore aquatic and riparian
habitats and remove fish barriers. Project priorities are based on
habitat needs, benefits and other criteria and meet regulatory
requirements.
• An urban canopy preservation program that emphasizes supports
citywide canopy preservation policies and strategies.
Encourage the retention and planting of trees for their beneficial effects
on surface water runoff, including flow attenuation, water quality
enhancements and temperature reduction including through the use of
Green Stormwater Infrastructure, such as rain gardens.
UTILITIES NOT OPERATED BY THE CITY
Aside from water, sewer and surface water management, most utilities serving the
residents of Tukwila are not owned or operated by the City. While the City can provide input
on planning efforts for these utilities, it does not directly control service rates or the exact
location of new infrastructure.
Private utilities are required to obtain any City permits necessary to operate or install
infrastructure within the City and must comply with all applicable City and State
regulations.
Image Source: Puget Sound Energy
➢ POLICIES FOR NON -CITY -OWNED UTILITIES
Non -City -owned utilities develop strategic and operational plans with varying degrees of
input and involvement from the City. They set capacity and service levels on an area -wide
basis and rely on the local government's involvement to ensure that capacity is sufficient.
As a condition of applying for a permit, new development that uses non -City owned water
and sewer utilities is required to obtain a letter of service availability. This letter establishes
that utility service meeting City standards is either available or will be available prior to
occupancy.
Utilities
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U - 14
DRAFT
The electric power and natural gas utilities project adequate capacity during the 20-year
planning period, assuming responsible use of these resources. Electric utility capacity is
set regionally, with Tukwila's needs determined and provided for as part of an area -wide
system. Similarly, natural gas is provided via a regional delivery system.
With new technologies, telecommunications utilities project virtually limitless capacity
within the planning horizon.
Through long-term Interlocal Agreements (ILAs), the solid waste system will continue to be
upgraded to meet Tukwila's current and future needs. The Cedar Hills Landfill expects to
reach full capacity in 2025. The current ILA that expires in 2040 addresses the process that
cities and King County will follow to develop disposal options prior to Cedar Hills Landfill
reaching its full capacity. Tukwila and other suburban cities participate in planning and
contribute to reaching regional goals via their recycling and waste reduction strategies and
practices.
General Policies
Policy 1.32 Actively coordinate project implementation with individual utilities,
based on Tukwila's Comprehensive Plan and development regulations.
Policy 1.33
Policy 1.34
Policy 1.35
Policy 1.36
Policy 1.37
Policy 1.38
Require new development that uses non -City -owned water and sewer
utilities to obtain a letter of service availability as a condition of receiving
a Tukwila permit.
Require utilities operating in the right-of-way to obtain a franchise that
includes service levels and requirements meeting Comprehensive Plan
forecasts and other applicable federal, State, and local regulations.
Encourage utilities to consolidate facilities, use existing transportation
corridors, and minimize visual impacts of facilities, where technically
feasible.
Encourage communication between the City of Tukwila, the Washington
Utilities and Transportation Commission, and the utilities regarding cost
distribution and rate -setting for existing and proposed facilities and
services.
All new electrical and communication facilities shall be constructed
underground, unless specifically exempted by the Tukwila Municipal
Code or determined by the City Council to be financially impractical.
If a utility relocation is required by a public works project — such as a
street widening project, utility repairs or upgrades — or any major
replacement of aerial facilities, the relocated/replaced facilities shall be
underground, unless the City determines that doing so is not in the best
interest of the public.
Utilities
September 2024
U - 15
DRAFT
Policy 1.39
Recognize and support agreements with water purveyors to promote
effective conveyance of water supplies and secure adequate supplies
for emergencies.'
Telecommunications
Policy 1.40 Provide telecommunication infrastructure to serve growth and
development in a manner consistent with Tukwila's vision, as outlined in
the Comprehensive Plan.
Policy 1.41
Encourage the equitable provision of telecommunication infrastructure
and affordable, convenient, and reliable broadband internet access to
businesses, and households of all income levels, with a focus on
underserved areas.°
Solid Waste Management
Policy 1.42 Reduce the solid waste stream and encourage reuse and recycling.10
Policy 1.43
Policy 1.44
Maintain a comprehensive solid waste management program that
includes environmental responsibility and sustainability, competitive
rates, and customer service excellence for Tukwila's residential,
multifamily, and commercial customers.
As current franchise agreements expire in areas annexed to the City,
provide waste management services that are consistent with that
provided to other areas of the City."
Policy 1.45 Encourage and actively participate in a uniform regional approach to
solid waste management.
Electric and Gas Utility
Policy 1.46 Reduce the rate of energy consumption and use efficiency and
conservation as a means to lower energy costs and mitigate
environmental impacts associated with traditional energy supplies.'Z
Policy 1.47
Policy 1.48
Policy 1.49
Promote use of renewable and alternative energy resources to help
meet long-term energy needs, reduce environmental impacts
associated with traditional energy supplies, and increase community
sustainability.13
Ensure that development regulations are consistent with and do not
otherwise impair fulfilling public service and other obligations imposed
by federal and State law.
Actively support the greenhouse gas reduction policies pertaining to
utilities described in the Natural Environment Element of this
Comprehensive Plan (The locations of these policies will be listed during
final formatting)14.
Utilities
September 2024
U - 16
DRAFT
RELATED INFORMATION
Utilities Background Report
Tukwila Water Plan
Tukwila Sewer Plan
Tukwila Surface Water Plan
Tukwila Capital Improvement Program (CIP)
Valley View Sewer District
City of Renton Utilities
City of Seattle (Water, Sewer)
Highline Water District
King County Water District #125
King County Water District #20
Puget Sound Energy (Electric, Natural Gas)
Seattle City Light
Waste Management, Inc. (Solid Waste, Recycling)
1 Supporting a PSRC-RGC requirements (Public Services)
2 Vision 2050, MPP-PS-2, PS-16, PS-22
3 Partial for King County Countywide Planning Policy K_PF-10
4 King County Countywide Planning Policy, PF-11
5 King County Countywide Planning Policy K_PF-5
6 King County Countywide Planning Policy K_PF-6
MPP-PS-11
8 King County Countywide Planning Policies, K_PF-9 - policy has been pared back from scope of
original
9 King County Countywide Planning Policies, PF-17
10 King County Countywide Planning Policies, K_PF-14
11 This is a clarification of the circumstances — it relates to waste disposal in Tukwila South.
12 King County Countywide Planning Policies, K_PF-15
13 King County Countywide Planning Policies, K_PF-16
14 In the interests of reducing repetitiveness in the Plan, policies pertaining to the reduction of
greenhouse gases have been moved to the Natural Environment element.
Utilities
September 2024
U - 17
DRAFT
Ca pifae Facieities
WHAT YOU WILL FIND IN THIS CHAPTER:
• A description of how and why capital facilities are planned;
A discussion of the funding methods and challenges facing the City; and
Goals and Policies for providing adequate levels of service.
PURPOSE
Growth Management Act Capital Facility Planning Requirements
This element of the Comprehensive Plan presents the goals and policies for Tukwila's
Capital Facilities. Capital Facilities Planning under the Growth Management Act (GMA)
requires an inventory of public facilities and their capacities; establishment of a minimum
acceptable level of service for the community; a list of needed capital projects to serve
growth and that maintain the adopted standards; a realistic financing plan; and stipulation
that adjustment of the Plan will occur if funding is inadequate or if growth requires
previously unanticipated expansion.
In Tukwila, Capital Facilities are defined as including structures, streets, land, parks, major
equipment, and other infrastructure necessary for both general government and enterprise
funds, and that are usually amortized over a long period of time.
In adopting its Comprehensive Plan and the supporting documents, Tukwila makes a
commitment that the land use intensities and pattern of uses are appropriate for the
community and that its adopted levels of service will be met and maintained.
WHY PLAN FOR CAPITAL FACILITIES?
Under GMA, the City is required to include a capital facilities element in its Comprehensive Plan. The Capital
Facilities Element and associated Capital Facilities Plan describe how public services will be provided and
financed. Capital facilities planning also helps the City manage limited funds, provide the greatest value to
City residents and take full advantage of available funding opportunities.
WHAT IS CONCURRENCY?
"Concurrency" exists when adequate public facilities or services are in place to serve new development.
Specifically pertaining to streets and utilities in Tukwila, concurrency requirements are intended to prevent
new development from outpacing Tukwila's ability to provide the improvements that are needed to serve the
new development. New development's infrastructure demands can result in congestion or overcrowding
that will impact new and existing residents alike, if improvements are not made in time. Concurrency is
often referred to as a pass -or -fail test for a new development.
Capital Facilities CF - 1
July 2024
DRAFT
The GMA Capital Facilities Plan for Tukwila consists of:
1 The Comprehensive Plan Capital Facilities goals and policies;
2. The Capital Facilities Element Background Report, which contains a discussion of the
City's growth targets for the Comprehensive Plan's planning period to 2044;
3. The City's Capital Improvement Program/Financial Planning Model (CIP/FPM), which
includes projects for the six -year period and projects to address community needs and
maintain standards to 2044. The Comprehensive Plan's goals cannot be carried out
unless the supporting infrastructure can be financed. The CIP/FPM addresses how
specific projects and facilities will be financed, and provides a current assessment of
the City's financial capacities and limitations; and
4. The systems plans and their regular updates, such as the Puget Sound Regional Fire
Authority Capital Facilities Plan; the Parks, Recreation and Open Space Plan; the
Surface Water Comprehensive Plan; the Water Plan; the Sewer Plan; and the
Transportation Plan; all of which are adopted by reference as part of this Comprehensive
Plan.
Concurrency
A key concept of the GMA and capital facilities planning is concurrency —that specific public
facilities will be available when the impacts of development occur or within ten years of the
development for transportation. Concurrency in Tukwila is supported through policy and
systems planning and implemented in current regulation. Tukwila implements concurrency
on water delivery, sewer collection, and transportation facilities.
Tukwila's public facility needs are served not only by City facilities but also by regional
agencies such as the Washington State Department of Transportation, Sound Transit, King
County, and the Port of Seattle; and by special purpose districts such as Tukwila and Renton
School Districts, King County Library System, and the King County Flood Control, Valley
View Sewer, Highline Water, and the Metropolitan Park Districts. (See also the Utilities
Element.) In addition to maintaining adequate levels of service on City -provided facilities,
the City of Tukwila must coordinate with these special purpose districts and regional
providers on Tukwila's growth and land use planning.
Capital Facility Planning in Tukwila
Capital facilities planning in Tukwila is separated into two categories:
• Capital Project Funds which include funds for general capital needs such as residential
streets, arterials, buildings, parks and trails, and other improvements.
• Enterprise Funds, which include funds for which fees are received in exchange for
specific goods and services. In Tukwila these include water, sewer, surface water, and
the Foster Golf Course.
General Government Facilities
General government facilities are designed, built, and operated for the general public, unlike
enterprise funds, which serve specific fee -paying customers. Any person may drive on City
streets, walk on a trail, play in a City park, be served by fire and emergency aid, etc.
Capital Facilities CF - 2
September 2024
DRAFT
Tukwila does capital improvement planning by organizing its general government facilities
needs into similar programmatic categories, which are referred to as funds. There are four
categories of funds, which illustrate the focus of the City's capital planning and spending. All
phases of a capital project are included in capital planning, from plan and project
development, preliminary engineering, right-of-way acquisition, permitting, construction
engineering, to construction.
• The Residential Streets Program is specifically identified for street improvement in
residential neighborhoods, and includes lane widening, curbs and gutters, sidewalks,
illumination, and utilities undergrounding. Funding for the program's projects is primarily
through City General revenues, grants, and motor vehicle excise tax.
• The Bridges and Arterial Streets Program is designed to improve mobility within the City
and to correct deficiencies in arterial streets and traffic operations and is the largest
category of spending in the City's Capital Facilities Plan. The dollar size for the current
six -year list of projects is ten times larger than any of the other City program funds. It
also complements the City's Transportation Improvement Program, which is a State
requirement. Expenses supported through this fund include transportation planning,
sidewalks, new streets, traffic control devices, nonmotorized improvements, and lane
additions.
In addition to City General revenues, projects in this program are paid for with grants, real
estate excise tax, motor vehicle excise tax, parking tax, developer funds, local improvement
district funds, and impact fees.
• The Parks and Trails Program supports the acquisition and development of land for parks
and recreational facilities, including the planning and design costs associated with the
projects. Dollars to pay for these projects come from City funds, grants, real estate
excise tax, excess property tax levy, and impact fees.
• The Fire Improvements Program collects fire impact fees, which are directed to the
Regional Fire Agency for major capital expenses.
General government sources of revenue for capital expenditures and allocation percentages
by funding category are illustrated in Figure 14-1.
[image]
Figure 14-1: General government sources of capital revenue and expenditures by capital
improvement programming categories
Enterprise Facilities Funds
Enterprise Funds are supported by revenues generated by user fees and charges. Grants and
developer contributions supplement the Water, Sewer and Surface Water Funds, and the
Foster Golf Course is self-supporting. Enterprise funds are used by public agencies to
account for operations that are financed and operated in a manner similar to private
business enterprises. They are established as fully self-supporting operations with revenues
Capital Facilities CF - 3
September 2024
DRAFT
provided primarily from fees, charges, or contracts for services, and require periodic
determination of revenues earned, expenses incurred, and net income for capital
maintenance, public policy, management control and accountability.
In order to provide for the short-term and long-term operating and capital needs of the
water, surface water and sewer utilities, the City evaluates and utilizes a combination of
revenue sources such as utility rates, bonds, loans, grants, developer contributions, Public
Works Trust Fund loans, and local improvement districts (LIDs). An example of enterprise
capital sources of funds and expenditures is illustrated in Figure 14-2.
[Graphic]
Figure 14-2: Enterprise capital sources of funds and expenditures.
Water and Sewer Funds
Slightly more than 50 percent of the area of the City is served by Tukwila Water and Sewer
Utilities. With respect to sewer service, the remainder of the City is either not served or
served by other districts. In order to provide infrastructure in the unserved portions of the
City, additional revenue is needed in order to extend service to these areas. Available
revenue sources include local improvement districts, grants, Trust Fund loans, rate
increases, customer contributions, and general fund loans or transfers.
Surface Water Fund
This fund accounts for operations and capital improvements for the management of the
City's storm drainage system and surface waters, including stormwater, flood hazard
management and habitat restoration projects as well as the City's NPDES pollution
prevention program. Surface Water capital projects are required to correct deficiencies and
to meet federal, State, and local laws and priorities. Required infrastructure is paid for by
developers, local improvement districts, and grants, but the largest fund contribution comes
from the utility's ratepayers.
Foster Golf Course
This is a publicly -owned facility funded by operating revenues, primarily user fees but also
general obligation bonds, Councilmanic bonds, and transfers in from the General Fund. The
City has chosen to account for the Golf Course as an enterprise fund for a number of
reasons. Enterprise funds may be used to report any activity for which a fee is charged to
users for goods or services, and the enterprise fund structure provides transparent
accounting of costs and revenues. The Golf Course is expected to meet its capital and
operating needs over the 20-year planning period, and to maintain a rate structure
competitive with nearby municipal courses. Capital improvements will be funded from the
above -mentioned revenues. The Golf Course Enterprise Fund accounts for operation,
maintenance, and improvements of the municipal golf facility. The difference between the
Golf Course Enterprise Fund and other utility enterprise funds is that the Golf Fund serves
voluntary customers as opposed to the users of the water, sewer, and surface water funds,
who have no choice in service provider.
Capital Facilities CF - 4
September 2024
DRAFT
Relationship To Other Plans
Capital facility planning is related to a variety of other long-range, sub -area and system
plans adopted by the City. Figure 14-3 illustrates how these various plans are interrelated.
[Graphic]
Figure 14-3: Relationship of Adopted City of Tukwila Planning Documents
ISSUES
The following issues are based upon City experiences as well as from likely events that
could impact Tukwila's ability to pay for its future.
Decreases in Capital Spending
Figure 14-4 shows 10 years in operations and maintenance spending versus capital
spending. There is a trend line that shows the increasing percentage of City revenues being
spent on operations and maintenance, and less on capital. In addition, capital projects are
being funded by dedicated revenue sources rather than general operating revenues.
External Forces Reducing Available Local Revenues
The Washington State legislature capped the growth of property tax revenue to no more
than one percent over the previous years' revenues or Implicit Price Deflator (IPD),
whichever is lower. The 1% property tax limitation is still the most revenue restrictive
element of the general revenue base. Accordingly, other revenue categories must make up
the difference in order to achieve the overall 3% revenue growth target.
[Graphic]
Figure 14-4: Operations vs. Capital Spending Trend (2003-2012).
Sales tax is the City's largest revenue source. The pandemic that started in early 2020
caused businesses to close for a few months in the spring 2020. Businesses slowly
reopened throughout the summer months but the effects of businesses being closed
significantly reduced this revenue stream. While sales tax revenue has returned to pre -
pandemic levels, increases have not kept pace with inflation resulting in ongoing
expenditures rising faster than ongoing revenues. Retail sales tax from construction activity
is expected to remain relatively strong as a number of projects are in the pipeline.
Additionally, the Washington State Legislature ended the payment of Streamlined Sales
and Use Tax Agreement mitigation payments to cities hard-hit by destination -based sales
tax. The mitigation payments decline each year and are scheduled to end in 2026.
Capital Facilities CF - 5
September 2024
DRAFT
WHAT ARE SPECIAL PURPOSE DISTRICTS?
Special Purpose Districts can be created to provide a new service or a higher level of service than is
currently available. Special Purpose Districts can be established for a variety of purposes, such as
agriculture, economic development, education, parks, or environmental protection. Special
Purpose Districts may collect funds within their boundaries to provide services related to their
stated purpose, though funding mechanisms (property tax, fees, etc.) vary by district.
Levying New Taxes and Fees
There are several ways that the Tukwila community has been able to compensate for the
decrease in revenues. Beginning in 2006 the City instituted a Utility Tax, which applies to
electric, natural gas and communication sales. The City enacted a solid waste utility tax in
2009 to address revenue shortfalls in certain areas and unexpected costs in other areas.
Utility tax revenues have remained fairly level over the past several years but took a dip in
2020 due to businesses being closed for a few months. Increases of up to 2.4% are
expected in 2023 but, due to conservation efforts and changes in consumer behavior, no
growth is projected for 2024. The City enacted a business license fee in 2010 which
currently is expected to generate revenues exceeding $3.2 million per year.
In order to continue to provide the same high-level of services in the next biennium and in
the out years, it will be necessary for the City to implement a new revenue stream. The
Council approved a modest business and occupation (B&O) tax to take effect in January
2024. The tax is levied on businesses that exceed $750 thousand annual gross revenue. In
addition to maintaining the current level of service, this new revenue source will allow the
City to hire frozen commissioned officer police positions within the Police Department.
Real Estate Excise Tax (REET)
Real Estate Excise Tax (REET) is levied on the sales of real property. The tax is calculated
based on the selling price, including the amount of any liens, mortgages, and other debts
given to secure the purchase. The tax is due at the time of sale and is collected by the
County at the time of recording. The City of Tukwila imposes a 0.25% real estate excise tax -
known as REET1 or the "first quarter percent" and an additional 0.25% REET2 tax on the
"second quarter percent" with such proceeds to be used primarily for capital projects and
limited maintenance.
Creating More Special Purpose Districts
Forming special purpose districts allows the community to collect additional money for
specific needs, such as for parks. In 2011 a Metropolitan Park District was created with
coterminous boundaries with the City of Tukwila, in order to sustain the operation of the
Tukwila Pool. Beginning in 2013, Tukwila property owners began paying an additional 15
cents per $1,000 of assessed valuation.
[Graphic]
Levee repair at Lilly Point
Capital Facilities CF - 6
September 2024
DRAFT
Preparing for Disasters and Emergencies
The effects of climate change can be felt throughout the Puget Sound region and can be
categorized into six categories: temperature, precipitation, sea level rise, vegetation
change, ocean acidification and slope stability. We have witnessed firsthand temperatures
rising, and patterns of rain and drought changing. Flooding events will occur with greater
frequency, water levels will rise, and more droughts will occur. Tukwila is already
experiencing more severe weather impacts due to climate change and the opportunity for
flooding to occur more often. A significant water feature of the City is the Duwamish/Green
River and its tributaries.
Property owners of the City pay taxes to the King County Flood Control District which
manages the levee system along the Green/Duwamish River. The primary levee located
with Tukwila is the Tukwila 205 Levee which mitigates flood risks to both residents and
businesses along the Lower Green River. The Tukwila 205 Levee is a 4.3-mile levee located
along the left bank of the Green River from the southern boundary of the city extending to I-
405. Over the course of the next 25 years the city in conjunction with the King County Flood
Control District is rebuilding this entire levee system to provide 500-year level of flood
protection plus 3 feet of freeboard. There are other smaller levees and revetments found
throughout Tukwila along the Green/Duwamish River that mitigate flooding risks. The 205
levee is a prioritized project in the Regional Hazard Mitigation Plan.
Tukwila is located in a seismic zone and is vulnerable to earthquake or a hazardous
substance release. As one of the responsible public service entities, the ability to support
the community after such an event is paramount . The location and condition of the City's
infrastructure to withstand significant catastrophes, and the presence of a reserve to pay
for unexpected events, must be included in the City's capital planning. The city is in
compliance with all regulations to be eligible for federal and state reimbursement if it
experiences a Presidential Declared Disaster.
GOALS AND POLICIES
These policies are intended to ensure the availability of financing to accomplish the goals
expressed here and in the other elements of the Comprehensive Plan over the next 20
years.
GOAL 1
General Policies
Policy 1.1
Public facilities and services that reflect desired levels of quality,
address past deficiencies, and anticipate the needs of growth
through acceptable levels of service, prudent use of fiscal
resources, and realistic timelines.
The City shall use non -capital and regionally -shared capital options to
meet its public facility needs when there are financial or economies of
scale to be gained.
Capital Facilities CF - 7
September 2024
DRAFT
Policy 1.2
Policy 1.3
Policy 1.4
The City's management of its capital facilities shall follow this order:
1. Regular inspection of systems for evaluation and to ensure
conformity with current safety standards;
2. Prioritizing projects when making improvements, if the public health
and safety is at risk;
3. Preventive maintenance and cost-effective replacement of aging
elements; and
4. Planning for the orderly extension and upgrading of capital systems
to accommodate future growth
Projects listed to be initiated during the 7-20 year time frame shall be
generally described, estimated, and evaluated using Comprehensive
Plan goals. Projects in the six -year CIP/FPM shall include a
progressively more detailed description, project budget, anticipated
funding sources, and projected expenses).'
The City shall ensure that transportation capital facilities are provided
within a maximum of six years of the occurrence of impacts that will
degrade adopted level of services standards.
Policy 1.5 Dedicated funding for building needs shall be included in the CIP/FPM.
Policy 1.6
Continue to fund the correction of residential neighborhood
infrastructure deficiencies, including transportation, surface water,
sewer and water, through interfund loans or general fund transfers, in
order to address emergency and public health and safety issues.
Policy 1.7 No capital improvement projects located outside the city limits shall be
approved without specific City Council approval.
Paying For Facilities
Policy 1.8 If the City determines that the public's health, safety, and welfare will be
benefited, or if funding is available through external sources such as
development or grant funds, the City may allocate funding for
preliminary engineering and design of commercial and residential street
projects.2
Policy 1.9
Late -comer agreements shall be considered an acceptable means of
funding capital projects, improvements, and replacements, in whole or
in part when requested by a developer.
Policy 1.10 The City shall initiate property negotiations in all projects with a request
for donation of the property needed for rights -of -way and easements.
Policy 1.11 Arterial street improvements listed in the six -year CIP/FPM may be
funded through an LID or financing external to the City. The City may use
Capital Facilities CF - 8
September 2024
DRAFT
Policy 1.12
Policy 1.13
Policy 1.14
Policy 1.15
Policy 1.16
Policy 1.17
operating revenues, grants, or bonds, based on health and safety needs
or public benefit.
The City may consider paying for local improvement district formation
costs in addition to the preliminary and construction engineering costs,
in order to provide a more -timely option for residential street
improvements.
The City shall, whenever practical and advantageous, apply for grants,
loans, or other external financing sources. Grant applications for capital
facilities shall be made:
• Only for projects listed in the CIP/FPM, and
• After City Council approval.
Transportation, fire, and parks impact fees shall be collected so that
"growth may pay for growth" and growth -caused improvements may be
constructed.
Impact fees shall be adjusted periodically based upon an appropriate
capital cost index and/or other relevant data, to ensure that the fees
reflect the cost of planned system improvements related to growth and
shall be subject to City Council approval.
The City shall consider issuance of bonds for facilities, if repayment can
be made from revenue allocations and if it is more cost-effective.
Non -transportation and non -utility capital projects and improvements
(i.e., parks, trails, City offices) shall be funded by general revenues,
impact fees, grants, or bonds as determined in the biennial CIP/FPM
review process.
Facility Construction — Prioritizing, Site Selection, and Design
Policy 1.18 Provide affordable and equitable access to public services to all
communities, especially the historically underserved. Prioritize
investments to address disparities.3
Policy 1.19
Policy 1.20
Policy 1.21
Capital improvements shall be coordinated, whenever feasible, with
related improvements by other jurisdictions.
Transportation improvements shall be coordinated with related
improvements such as utility, landscaping, sidewalks, etc.
Capital facility projects shall be prioritized using Comprehensive Plan
and Strategic Plan goals and policies.
Capital Facilities CF - 9
September 2024
DRAFT
Policy 1.22
Policy 1.23
Policy 1.24
Policy 1.25
Prioritize the selection, design, and construction of capital facility
projects using consideration of how these choices reduce greenhouse
gas emissions (GHG) and support state, regional, and local GHG
reduction goals'
Prioritize capital facility decisions that require and expand the use of
conservation, alternative energy sources, and energy management
technology.'
Support coordinated planning for public safety services and programs,
including emergency management, in partnership with communities
that have disproportionately carried the burden of harm from social, or
political disenfranchisement.'
Establish new or expanded sites for public facilities, utilities, and
infrastructure in a manner that ensures disaster resiliency and public
service recovery.'
Financial Planning and Plan Maintenance
Policy 1.26 Capital planning decisions shall be linked to City-wide goals, by tracking
actual growth patterns and evaluating growth targets and level -of -
service standards.
Policy 1.27 The CIP/FPM shall be updated biennially and include reviews of
forecasts and actual growth, revenue, and cost totals.
Policy 1.28
Policy 1.29
Policy 1.30
Capital Facility policies shall be reviewed biennially during revisions to
the CIP/FPM. Desirable changes shall be implemented during the
annual Comprehensive Plan amendment process.
Policies and practices of sound governmental budgeting and accounting
principles, revenue diversity, and promoting the economic well-being of
the City shall be used, in order to maintain an AA bond rating or better
for the City.
In the event that anticipated funding falls short of meeting existing
and/or anticipated needs, the City shall reassess and revise the
following, as needed:
• Funding alternatives; and/or
• The level of service standards of the City.
Enterprise Funds Policies
Policy 1.31 Utility rates and charges shall be structured to ensure adequate
infrastructure development, in addition to compliance with operation,
maintenance, and federal and State requirements.
Capital Facilities CF - 10
September 2024
DRAFT
Policy 1.32
Policy 1.33
Policy 1.34
Policy 1.35
Policy 1.36
Policy 1.37
Policy 1.38
Adequate reserved working capital balances shall be maintained for
each enterprise fund's annual expenditures. The fund balance for
enterprise funds, at the close of each fiscal year, shall equal or exceed
20% of the previous year's revenue, exclusive of significant non -
operating, non -recurring revenues such as real estate sales, transfers in
from other funds, or debt proceeds.
Rate increases shall be small, applied frequently, and staggered to
avoid an overly burdensome increase and undue impact in any given
year.
Each enterprise fund shall be reviewed at least biennially and shall have
a rate structure adequate to meet its operations and maintenance and
long-term capital requirements.
Rate increases of external agencies (i.e., King County secondary
wastewater treatment fees) shall be passed through to the users of the
utility.
For safety and health reasons, the City shall provide sewers to all
residential and commercial areas in the City's service area by using a
combination of operating revenues, grants, loans, bonds, voluntary
local improvement district formations, and/or interfund loans.
Interfund loans shall be permissible if practical. Interest rates shall be
computed based on the discounted market rate that is based on the US
Treasury note rate(s) corresponding to the term of the loan, in order to
adequately compensate the loaning fund.
When there is a general long-term benefit to the respective enterprise
fund and its customers, the City shall use bonded indebtedness as a
funding alternative.
Level -of -Service Standards
Policy 1.39 Sufficient system capacity for surface water, water, sewer, and
transportation is required prior to approval of any new development.
(Standards for surface water, water and sewer are codified in the City's
Municipal Code, and the transportation standards are in the
Transportation Element of this Plan.) New development must pass the
concurrency tests before development may be permitted.
Policy 1.40 The City shall monitor the capacity and maintain the water, sewer,
surface water, and transportation systems at the adopted standards.
GOAL 2 A Capital Improvement Program and facility designs that meet the
broad spectrum of the City's human needs, rather than just
Capital Facilities CF - 11
September 2024
DRAFT
Policy 2.1
Policy 2.2
Policy 2.3
Policy 2.4
Policy 2.5
Policy 2.6
Policy 2.7
traditional needs such as vehicular and pedestrian circulation,
drinking water distribution, and sewage collection.
The City shall recognize and provide for multiple purposes and functions
of all City facilities and, where possible, incorporate the needs of the
individual within the design.
The design of infrastructure improvements shall include conservation of
resources, such as water reuse and energy -efficient electric fixtures,
and the use of local power generation.
The design and location of infrastructure improvement shall consider
the impact of climate change, environmental justice, seismic
occurrence, flood risk, and maintaining the ability to serve the
community in the event of a natural or other' disaster.
Minimizing the costs of maintaining, operating, and other life cycle costs
shall be used as a criterion in the design and funding for any capital
facility.
The design and construction of capital projects shall:
• Use best practices for constructing in accordance with crime
prevention through environmental design;
• Create high -quality built places that, as appropriate, are accessible
to all;
• Have a strong landscape component;
• Maximize environmental and economic benefits;
• Minimize environmental impacts; and
• Promote public health by providing opportunities for safe and
convenient daily physical activity.
Throughout the City, the focus of capital investments shall be on
creating a connected, dynamic urban environment.
The City, both acting on its own or in coordination with flood protection
partners, shall seek, design, and implement flood hazard reduction
projects, that are long-term and low -maintenance flood hazard
management solutions that meet multiple objectives, such as flood
hazard protection, flood storage, water quality, recreation and habitat
restoration.
Policy 2.8 Reduce the solid waste stream and encourage reuse and recycling.'
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September 2024
DRAFT
GOAL 3.1
Policy 3.2
The Green River levee system is constructed, maintained and
certified to meet the accreditation standards of the Federal
Emergency Management Administration and the City's Shoreline
Master Program.10
Coordinate with King County Flood Control District and the U.S. Army
Corps of Engineers to inspect and maintain the City's levee system and
determine if it adequately protects the City in the face of increased flood
events associated with Climate Change"
Policy 3.3 Restrict levee encroachments by adjacent property owners.
Policy 3.3
Policy 3.4
Continue to work with the U.S. Army Corps of Engineers to develop levee
vegetation policies for the Green River levee system that enhance the
ecosystem by providing shade and improving fish habitat, while at the
same time protecting public safety and reducing long-term maintenance
needs and costs.
Coordinate with the City of Kent on flood control projects and climate
impact studies that affect both jurisdictions, while complying with
Tukwila's Shoreline Master Program.12
Capital Facilities CF - 13
September 2024
DRAFT
RELATED INFORMATION
Capital Facilities Element Background Report
Capital Improvement Program/Financial Planning Model (CIP/FPM)
Fire Master Plan
Parks, Recreation and Open Space Plan
Surface Water Plan
Water Plan
Sewer Plan
Transportation Background Report
1 This phrase added for clarification 12-5-23
2 Reflects current practice.
3 King County Countywide Planning Policies, K_PF-2
PSRC goals/policies: (MPP-CC-1, CC-3, CC-5, CC-11-12, CC-Action-3)
5 PSRC goals/policies: (MPP-CC-1, CC-3, CC-5, CC-11-12, CC-Action-3)
6 King County Countywide Planning Policy K_PF-26
King County Countywide Planning Policy PF-27
$ To account for man-made disasters - huge fires, explosions, etc.
9 King County Countywide Planning Policy, K_PF-14
19 Based on maps of the city it appears the Fort Dent levee is located north of 1-405 and additional levees
are located south of 1-405. Referring to it as the Green River levee system will prevent confusion.
11 While the levee system is currently adequate seasonal flooding is projected to increase in both
frequency and severity. Ensuring that this system is in line with future flooding predictions will ensure
public health, safety and general welfare.
12 Any proposed projects should consider how those projects may be impacted by climate change.
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September 2024