HomeMy WebLinkAboutPCD 2025-02-10 COMPLETE AGENDA PACKETCity of Tukwila
Planning and Community
Development Committee
O Hannah Hedrick, Acting Chair
Jovita McConnell
AGENDA
Distribution:
J. McConnell
H. Hedrick
Mayor McLeod
M. Wine
A. Youn
L. Humphrey
MONDAY, FEBRUARY 10, 2025 — 5:30 PM
N-SITEPRESENCE:
TUKWILA CITY HALL
CITY COUNCIL CONFERENCE Room
6200 SOUTHCENTER BOULEVARD
EMOTE PARTICIPATION FOR THE PUBLIC:
1-253-292-9750, ACCESS CODE: 866559860#
Click here to: Join icrosofit Teams eetinq
For Technical Support: 1-206-433-7155
Item
Recommended Action
Page
1.
BUSINESS AGENDA
a. Contract with True Blue Strategies for Experience
a.
Forward to 2/24 Special
Pg. 1
Tukwila.
Meeting Consent
Brandon Miles, Director of Strategic Initiatives
and Government Relations
b. 2025 Zoning Code Amendment Work Plan.
b.
Forward to Planning
Pg.11
Neil Tabor, Senior Planner
Commission
c. Update on Code Enforcement & Rental Housing.
c.
Discussion Only
Pg.15
Nick Waggood, Building Official
2.
MISCELLANEOUS
Next Scheduled Meeting: March 10, 2025
S. The City of Tukwila strives to accommodate individuals with disabilities.
Please contact the City Clerk's Office at 206-433-1800(TukwilaCityClerk@TukwilaWA.gov) for assistance.
�
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
Planning and Community Development Committee
BnamdonJ. Miles, Director, Strategic Initiatives
Thomas McLeod
February 3,2825
SUBJECT: Agreement with True Blue Strategies for Experiencel[mkmiUa
ISSUE
Authorize the Mayor tosign anagreement with True Blue Strategiesfor the management and
operation of the Experience Tukwila Digital Initiative and to provide general marketing services for
the City.
BACKGROUND
In 2020, the City launched the Experience Tukwila Digital Initiative to aggressively promote the
Tukwila community within the Seattle region. Experience Tukwila includes dedicated auoio| media
accounts and avveboitewith original content highlighting restaurants, natai|aro' events, and the
overall Tukwila community. The Experience Tukwila digital initiative has allowed us to do
sponsorships and partnerships that we were unable to do in the past, including being a partner for
Seattle Restaurant Week and partnering with the Seattle Saavvo|vao.
For 2025and 2026 ExperienceTukwila will focus on growing its reach and followers onsocial media
with authentic posts, including video, and getting our social media and digital media assets ready for
the World Cup.
DISCUSSION
True Blue Strategies(formally Mammoth) has been the Cib/smarketing agencies for Experience
Tukwila since it launched in 2020. True Blue is small, woman owned marketing firm based out of
Seattle and isresponsible for the day-to-daymanagement ofExperience Tukwila. The City selected
True Blue in 2020 after interviewing several firms. True Blue was selected due to its small size and
overall background in working with both public policy and marketing. It takes time to build up and get
arhythm inmarketing and promotion. True Blue has gained good experience inmarketing the City
and continuing b}use them will provide significant value tothe City.
FINANCIAL IMPACT
The City Council approved lodging tax funding in 2025 for 2026 for $200,000 in both years for
Experience Tukwila. The agreement with True Blue ianot toexceed $ZUO.OUUand will run from
February 1.2O25bnJanuary 31.2O20.
As a reminder, lodging tax funds are collected at area lodging businesses from overnight stays.
Under Washington State law, lodging tax funds can only be used for tourism promotion activities,
such 8sExperience Tukwila.
RECOMMENDATION
Staff recommends that the Committee forward the Agreement tnthe consent agenda nnthe
February 24.2025special meeting.
ATTACHMENTS
1.DoftAgreement between theChxofTukwi|aandTmmB|ue Strategies.
2
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
Contract Number:
PROFESSIONAL SERVICES AGREEMENT
(Includes consultants, architects, engineers, accountants, and other professional services)
THIS AGREEMENT is entered into between the City of Tukwila, Washington, hereinafter
referred to as "the City", and TRUE BLUE STRATEGIES, hereinafter referred to as "the Consultant",
in consideration of the mutual benefits, terms, and conditions hereinafter specified.
1. Project Designation. The Consultant is retained by the City to perform marketing, advertising,
tourism promotional, and social media management services services in connection with the
project titled Experience Tukwila Digital Initiative.
2. Scope of Services. The Consultant agrees to perform the services, identified on Exhibit "A"
attached hereto, including the provision of all labor, materials, equipment and supplies.
3. Duration of Agreement; Time for Performance. This Agreement shall be in full force and
effect for a period being retroactive to February 1, 2025 and ending January 31, 2026, unless
sooner terminated under the provisions hereinafter specified. Work under this Agreement shall
commence upon written notice by the City to the Consultant to proceed. The Consultant shall
perform all services and provide all work product required pursuant to this Agreement no later
than January 31, 2026 unless an extension of such time is granted in writing by the City.
4. Payment. The Consultant shall be paid by the City for completed work and for services
rendered under this Agreement as follows:
A. Payment for the work provided by the Consultant shall be made as provided on Exhibit
"A" attached hereto, provided that the total amount of payment to the Consultant shall not
exceed $200,000 without express written modification of the Agreement signed by the
City.
B. The Consultant may submit vouchers to the City once per month during the progress of
the work for partial payment for that portion of the project completed to date. Such
vouchers will be checked by the City and, upon approval thereof, payment shall be made
to the Consultant in the amount approved.
C. Final payment of any balance due the Consultant of the total contract price earned will be
made promptly upon its ascertainment and verification by the City after the completion of
the work under this Agreement and its acceptance by the City.
D. Payment as provided in this section shall be full compensation for work performed,
services rendered, and for all materials, supplies, equipment and incidentals necessary to
complete the work.
E. The Consultant's records and accounts pertaining to this Agreement are to be kept
available for inspection by representatives of the City and the state of Washington for a
period of three (3) years after final payments. Copies shall be made available upon
request.
3
5. Ownership and Use of Documents. All documents, drawings, specifications and other
materials produced by the Consultant in connection with the services rendered under this
Agreement shall be the property of the City whether the project for which they are made is
executed or not. The Consultant shall be permitted to retain copies, including reproducible
copies, of drawings and specifications for information, reference and use in connection with
the Consultant's endeavors. The Consultant shall not be responsible for any use of the said
documents, drawings, specifications or other materials by the City on any project other than
the project specified in this Agreement.
6. Compliance with Laws. The Consultant shall, in performing the services contemplated by
this Agreement, faithfully observe and comply with all federal, state, and local laws, ordinances
and regulations, applicable to the services rendered under this Agreement.
7 Indemnification. The Consultant shall defend, indemnify and hold the City, its officers,
officials, employees and volunteers harmless from any and all claims, injuries, damages,
losses or suits including attorney fees, arising out of or resulting from the acts, errors or
omissions of the Consultant in performance of this Agreement, except for injuries and damages
caused by the sole negligence of the City.
Should a court of competent jurisdiction determine that this Agreement is subject to RCW
4.24.115, then, in the event of liability for damages arising out of bodily injury to persons or
damages to property caused by or resulting from the concurrent negligence of the Consultant
and the City, its officers, officials, employees, and volunteers, the Consultant's liability
hereunder shall be only to the extent of the Consultant's negligence. It is further specifically
and expressly understood that the indemnification provided herein constitutes the Consultant's
waiver of immunity under Industrial Insurance, Title 51 RCW, solely for the purposes of this
indemnification. This waiver has been mutually negotiated by the parties. The provisions of
this section shall survive the expiration or termination of this Agreement.
8. Insurance. The Consultant shall procure and maintain for the duration of the Agreement,
insurance against claims for injuries to persons or damage to property which may arise from
or in connection with the performance of the work hereunder by the Consultant, its agents,
representatives, or employees. Consultant's maintenance of insurance as required by the
agreement shall not be construed to limit the liability of the Consultant to the coverage provided
by such insurance, or otherwise limit the City's recourse to any remedy available at law or in
equity.
A. Minimum Amounts and Scope of Insurance. Consultant shall obtain insurance of the
types and with the limits described below:
1. Automobile Liability insurance with a minimum combined single limit for bodily injury
and property damage of $1,000,000 per accident. Automobile Liability insurance
shall cover all owned, non -owned, hired and leased vehicles. Coverage shall be
written on Insurance Services Office (ISO) form CA 00 01 or a substitute form
providing equivalent liability coverage. If necessary, the policy shall be endorsed to
provide contractual liability coverage.
2. Commercial General Liability insurance with limits no less than $2,000,000 each
occurrence, $2,000,000 general aggregate. Commercial General Liability
insurance shall be at least as broad as ISO occurrence form CG 00 01 and shall
cover liability arising from premises, operations, stop -gap independent contractors
and personal injury and advertising injury. The City shall be named as an
additional insured under the Consultant's Commercial General Liability insurance
policy with respect to the work performed for the City using an additional insured
endorsement at least as broad as ISO endorsement form CG 20 26.
3. Workers' Compensation coverage as required by the Industrial Insurance laws of
the State of Washington.
CA revised May 2020
4
Page 2
4. Professional Liability with limits no Tess than $2,000,000 per claim and $2,000,000
policy aggregate limit. Professional Liability insurance shall be appropriate to the
Consultant's profession.
B. Public Entity Full Availability of Contractor Limits. If the Contractor maintains higher
insurance limits than the minimums shown above, the Public Entity shall be insured for the
full available limits of Commercial General and Excess or Umbrella liability maintained by
the Contractor, irrespective of whether such limits maintained by the Contractor are greater
than those required by this Contract or whether any certificate of insurance furnished to
the Public Entity evidences limits of liability lower than those maintained by the Contractor.
C. Other Insurance Provision. The Consultant's Automobile Liability and Commercial
General Liability insurance policies are to contain, or be endorsed to contain that they shall
be primary insurance with respect to the City. Any Insurance, self-insurance, or insurance
pool coverage maintained by the City shall be excess of the Consultant's insurance and
shall not be contributed or combined with it.
D. Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M.
Best rating of not less than A:VII.
E. Verification of Coverage. Consultant shall furnish the City with original certificates and a
copy of the amendatory endorsements, including but not necessarily limited to the
additional insured endorsement, evidencing the insurance requirements of the Contractor
before commencement of the work. Upon request by the City, the Consultant shall furnish
certified copies of all required insurance policies, including endorsements, required in this
Agreement and evidence of all subcontractors' coverage.
F. Notice of Cancellation. The Consultant shall provide the City with written notice of any
policy cancellation, within two business days of their receipt of such notice.
G. Failure to Maintain Insurance. Failure on the part of the Consultant to maintain the
insurance as required shall constitute a material breach of contract, upon which the City
may, after giving five business days notice to the Consultant to correct the breach,
immediately terminate the contract or, at its discretion, procure or renew such insurance
and pay any and all premiums in connection therewith, with any sums so expended to be
repaid to the City on demand, or at the sole discretion of the City, offset against funds due
the Consultant from the City.
9. Independent Contractor. The Consultant and the City agree that the Consultant is an
independent contractor with respect to the services provided pursuant to this Agreement.
Nothing in this Agreement shall be considered to create the relationship of employer and
employee between the parties hereto. Neither the Consultant nor any employee of the
Consultant shall be entitled to any benefits accorded City employees by virtue of the services
provided under this Agreement. The City shall not be responsible for withholding or otherwise
deducting federal income tax or social security or for contributing to the state industrial
insurance program, otherwise assuming the duties of an employer with respect to the
Consultant, or any employee of the Consultant.
10. Covenant Against Contingent Fees. The Consultant warrants that he has not employed or
retained any company or person, other than a bonafide employee working solely for the
Consultant, to solicit or secure this contract, and that he has not paid or agreed to pay any
company or person, other than a bonafide employee working solely for the Consultant, any
fee, commission, percentage, brokerage fee, gifts, or any other consideration contingent upon
or resulting from the award or making of this contract. For breach or violation of this warrant,
the City shall have the right to annul this contract without liability, or in its discretion to deduct
from the contract price or consideration, or otherwise recover, the full amount of such fee,
commission, percentage, brokerage fee, gift, or contingent fee.
CA revised May 2020
Page 3
5
11. Discrimination Prohibited. Contractor, with regard to the work performed by it under this
Agreement, will not discriminate on the grounds of race, religion, creed, color, national origin,
age, veteran status, sex, sexual orientation, gender identity, marital status, political affiliation,
the presence of any disability, or any other protected class status under state or federal law,
in the selection and retention of employees or procurement of materials or supplies.
12. Assignment. The Consultant shall not sublet or assign any of the services covered by this
Agreement without the express written consent of the City.
13. Non -Waiver. Waiver by the City of any provision of this Agreement or any time limitation
provided for in this Agreement shall not constitute a waiver of any other provision.
14. Termination.
A. The City reserves the right to terminate this Agreement at any time by giving ten (10) days
written notice to the Consultant.
B. In the event of the death of a member, partner or officer of the Consultant, or any of its
supervisory personnel assigned to the project, the surviving members of the Consultant
hereby agree to complete the work under the terms of this Agreement, if requested to do
so by the City. This section shall not be a bar to renegotiations of this Agreement between
surviving members of the Consultant and the City, if the City so chooses.
15. Applicable Law; Venue; Attorney's Fees. This Agreement shall be subject to, and the
Consultant shall at all times comply with, all applicable federal, state and local laws,
regulations, and rules, including the provisions of the City of Tukwila Municipal Code and
ordinances of the City of Tukwila. In the event any suit, arbitration, or other proceeding is
instituted to enforce any term of this Agreement, the parties specifically understand and agree
that venue shall be properly laid in King County, Washington. The prevailing party in any such
action shall be entitled to its attorney's fees and costs of suit. Venue for any action arising
from or related to this Agreement shall be exclusively in King County Superior Court.
16. Severability and Survival. If any term, condition or provision of this Agreement is declared
void or unenforceable or limited in its application or effect, such event shall not affect any other
provisions hereof and all other provisions shall remain fully enforceable. The provisions of this
Agreement, which by their sense and context are reasonably intended to survive the
completion, expiration or cancellation of this Agreement, shall survive termination of this
Agreement.
17. Notices. Notices to the City of Tukwila shall be sent to the following address:
City Clerk
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Notices to Consultant shall be sent to the following address:
True Blue Strategies, LLC
255 S. King Street, Ste. 800
Seattle, WA 98104
18. Entire Agreement; Modification. This Agreement, together with attachments or addenda,
represents the entire and integrated Agreement between the City and the Consultant and
supersedes all prior negotiations, representations, or agreements written or oral. No
amendment or modification of this Agreement shall be of any force or effect unless it is in
writing and signed by the parties.
CA revised May 2020
6
Page 4
DATED this day of , 20
CITY OF TUKWILA
Thomas McLeod, Mayor
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
CONSULTANT:
By:
Printed Name:
Title:
CA revised May 2020
Page 5
7
Exhibit "A"
Scope of Services
Contractor shall provide marketing, advertising, and social media management services to the City
with the intent of bringing more visitors to the City and improving the City's image. The focus for
2025 shall be to continue to promote the City of Tukwila as a great place to play, stay, shop, and
dine.
Day -to -Day Management of Experience Tukwila
Contractor is responsible for the day-to-day management of the City of Tukwila Experience Tukwila
social media accounts (Facebook, Instagram, X, and Linkedln) and the ExperienceTukwila.com
website. Contractor shall provide the following services outlined in Table 1 below.
Special Services
In addition to the work outlined in Table 1, Contractor shall provide the following additional special
services to the City. The reimbursement for these items shall be negotiated separately and no work
shall be performed until written (email suffices) notification has been provided by the City.
1. On dates mutually agreed by the City and Contractor, organize a two-day photo shoot within
the City to capture more crowds, personal portraits, and b-roll footage.
2. Juneteenth Poster and other special art work coordination.
3. Produce videos or animations promoting the City.
4. Website refresh of ExperienceTukwila.com.
5. Paid media recommendations, as needed, with the specific services added by the City upon
request, with a cost estimate provided by the Contractor.
6. Provide recommendations and strategies to help the City improve its social media followers
and engagement.
7. Earned media and community partners program. The specific work shall be negotiated by the
City and the Contractor, with the Contractor providing the City an estimate for the proposed
work.
8. Other marketing and advertising services deemed necessary by the City to achieve the goals
of promoting the City to visitors. Specific services and costs shall be negotiated as specific
projects are proposed by either City or Contractor.
CA revised May 2020
8
Page 6
Table 1 shows an estimate as to how funds will be allocated. The City may reallocate
funds for specific tasks or eliminate tasks.
Task
Notes
Monthly
Rate
12-month cost
(February,
2025 through
January, 2026)
Project
Manageme
nt and
Reporting
Project Management, monthly analytics
reporting on web and social analytics, site
hosting and administration.
$1,500
$18,000
Social
Media
Content
and
Manageme
nt. One off
design
services.
Creation and posting of original social
media content for existing Facebook,
lnstagram, Twitter, and Linkedln accounts
including custom graphics and sourced
photography. 5-7 posts per week.
Community moderation. Identify externally
generated content to share, retweet, or
otherwise promote. Ongoing content
creating for Linkedln one post per week.
Expanded stories, videos, gifs, and
interactive content. City retains ownership
of all social media accounts. Upon request,
Contractor shall provide the City sign in
credentials for social media accounts. True
Blue will also support the City with one-off
design needs, such as one -pagers, posters,
etc. when retainer hours are available.
$6,500
$78,000
Website
Content
Updates
Ongoing website support and content
updates, editorial calendar management,
blog content and event updates. Includes
adding additional content to the site such
as new restaurant and shopping listings,
updating imagery including refreshing
homepage content. Contractor is
responsible for hosting
ExperienceTukwila.com. City retains
ownership of ExperienceTukwila.com
website and the domain name. Upon
termination of this Agreement, Contractor
shall transfer hosting and the domain name
ExperienceTukwila.com to the City.
$2,000
$24,000
Email
Marketing
Deployment of one email per month to
Experience Tukwila newsletter subscribers.
$1,000
$12,000
CA revised May 2020
Page 7
9
Content
and
Manageme
nt
Email content development and
management including
subscriber/engagement reporting
Totals:
$11,000
$132,000
The Contractor may also complete other services as needed and as directed by the City. Other
work that may be added to the scope of the agreement, but shall not exceed $68,000, including, but
not limited to, the following:
• Securing and paying for third party social media and marketing support services.
• Obtaining art and other graphics for City events.
• Ad buys, including commissions for work.
• Providing recommendations on search engine optimization for ExperienceTukwila.com
• City newsletter support and creation.
• Providing general marketing recommendations to the City.
• Graphic design work and support.
• Special marketing projects.
CA revised May 2020
10
Page 8
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Nora Gierloff, AICP, DCD Director
BY: Nancy Eklund, AICP, Long Range Planning Supervisor
CC: Mayor Thomas McLeod
DATE: February 3, 2025
SUBJECT: 2025 Zoning Code Amendment Workplan
ISSUE
In the interest of streamlining items for a busy 2025 Planning and Community Development
(PCD) Committee calendar and keeping the PCD apprised of upcoming items, staff is
requesting direction on the review process for the 2025 Zoning code amendment workplan
items.
BACKGROUND
Per TMC 18.82.040 the Planning Commission's workplan, including review of code
amendments, is delegated to them by the Planning and Community Development Committee, or
full City Council. Such potential code amendments do not require Planning Commission review
before being considered by the City Council; however, the Council may elect to have
amendment issues reviewed more extensively by the Commission before the Council renders
its final decision.
The shift of City Council Committee meetings from twice a month to once a month has reduced
available committee dates, thus lengthening the lead time needed to process a code
amendment. Typically, code amendments are presented to the PCD Committee as single
amendments or a small package of amendment topics.
DISCUSSION
The following list of topics includes those placed by the Council on DCD's workplan, those
mandated by new state regulations, and those proposed by staff for permit streamlining. Staff
would like direction on which items the Committee would like to forward to the PC for a hearing
and recommendation, and which, if any, the Council would prefer to expedite by addressing
themselves. This consolidated approach will reduce staff and Committee member time, provide
a more comprehensive view on proposed Planning Commission Workplan topics, and preserve
more Committee time for discussion, updates, and any unanticipated items. Additional items not
included in this Workplan would still need authorization from the PCD Committee to proceed to
the Planning Commission.
2025 Workplan Items
City Priorities
Tukwila international Boulevard Subarea Planning
The City has undertaken significant planning efforts within the Tukwila International Boulevard
Study Area. Over the last 25+ years, efforts or documents created include:
• Pacific Highway Revitalization Plan (1997)
11
INFORMATIONAL MEMO
Page 2
• Tukwila International Boulevard Design Manual (1999)
• Tukwila International Boulevard Plan (2000)
• Transfer of SR 99 to the City (2003)
• Establishment of the Urban Renewal Overlay (2009)
• Tukwila Village Development (2015-2021)
• Justice Center Development (2020)
• TIB Rising (2017-2020)
• Transit -Oriented Development Housing Strategies Plan (2021)
Though great effort has been made by residents, community members, stakeholders, and staff
to advance the six original goals of the Pacific Highway Revitalization Plan, current development
standards do not align with market realities in supporting new investment in further advancing
these goals and supporting the City's overall priorities.
As affirmed by market studies conducted as part of the Housing Strategies Plan and discussed
within the most recent comprehensive plan update, development standards for housing have
not kept pace with construction type realities and increases in development costs. The existing
development regulations are not competitive with many comparable development sites in South
King County.
Low height allowances of three to four stories, high requirements for parking and recreation
space, restrictive upper story stepbacks, limited permitted uses, and other outdated standards
have forced recent desirable developments to go through negotiated and one-off development
agreements or contract rezones to achieve viability. This creates a permitting bottleneck and
introduces a large amount of ambiguity in the development process, which creates significant
unpredictability for potential projects and discourages private investment. This situation results
in this area lagging similar peer locations and reduces the city's capacity for growth. It also
increases the risks of gradual displacement among residents of un-subsidized affordable
housing as area housing costs naturally increase, and the affordable homes are not replaced
with new affordable housing.
In the interest of furthering the goals for the TIB District and benefitting all current and future
residents in this area, staff is proposing to undertake significant code amendments to zoning
and development regulations within this district. Areas of expected code amendment proposals
could include:
• Anti -displacement provisions
• Affordability requirements
• Modification of the TIB study area
• Changes to the zoning districts
• Changes to development regulations including height, density, and massing
• Changes to the parking and recreation space requirements
• Modifications to the design standards
Parking and Use Chart Consistency
The municipal code contains separate tables that list permitted uses for zoning districts outside
of and within the Tukwila Urban Center (TUC). The same is true for parking requirement tables.
In many cases, the uses listed in these tables do not match, making it difficult to pair parking
requirements with the established use type and compare uses across different zoning districts.
This creates confusion for applicants and is difficult for staff to administer.
Through permitting experience and applicant feedback, the Department has also identified
parking requirements which are out of step with realistic parking needs. These requirements
raise costs of development by mandating largely unused parking areas, limit reuse and
12
INFORMATIONAL MEMO
Page 3
redevelopment potential, frequently force projects to undertake extra processes to reduce
parking requirements, or prevent the project from moving forward altogether. Staff proposes to
revisit the amount of parking required across uses as part of this update to the parking and use
tables.
Station Area Planning (SRO)
Property owners south of SR 518 and the Tukwila International Boulevard Link Station have
expressed interest in undertaking a transit -oriented and mixed -use high -density development,
capitalizing on the future connections provided by a new pedestrian bridge across the highway.
Sound Transit's documents indicate the bridge will provide direct access from the site to Link
Light Rail and the under -development Stride bus rapid transit line, which will allow travel from
Tukwila to Bellevue in less than 40 minutes. In the interest of supporting development at this
site, staff suggests exploring further subarea planning of this area in conjunction with property
owners and adjacent stakeholders.
Cannabis Businesses
The Council has expressed an interest in revisiting the Zoning regulations for cannabis
businesses. TMC 18.50.210, last amended in 2017, addresses the production, processing, and
retailing of marijuana. These uses are permitted (if a state license has been issued) in Heavy
Industrial, Tukwila Valley South, and in the Tukwila South Overlay zone (where the underlying
zoning is HI or TVS). In addition, the Tukwila code requires separation from various common
community uses, making it difficult to site such a business, given the limited zones in which
cannabis businesses are allowed. The code also references compliance with sections of the
Revised Code of Washington (RCW) that are no longer defined in the RCW. Staff would present
the current standards and provide alternatives.
Permit Streamlining
Critical Area Permit
As readily available development sites become scarcer within both Tukwila and the broader
region, sites containing environmentally critical areas such as wetlands, streams, and steep
slopes become more attractive for potential development. Ambiguity over the presence of
critical areas on a site and associated restrictions on development potential can introduce
significant uncertainty as to whether site development is viable or not. Confirming the presence
of critical areas and their boundaries at the beginning of the development process can better
clarify project viability and save costly revisions.
Staff proposes establishing a new critical area permit to determine the presence, categorization,
and location of critical areas and their associated buffers on a site. The permit, undertaken at
the beginning of a project, would grant assurance of developable areas on a site and be valid
for a five-year period. Other jurisdictions, such as King County and the City of Kent, currently
offer similar permits.
State Mandates and Recommendations
Critical Area Code Update
The growth management act (GMA) requires jurisdictions to update their critical area standards
within 12 months of the adoption of the periodic update of the comprehensive plan, or no later
than December 31, 2025. Critical area updates should incorporate best available science (BAS)
and create standards that reflect changes directed by the Department of Ecology, such as
modifications to the methodology of how wetlands are rated. These changes are reviewed for
compliance at the state level and may impact characteristics such as buffer distances required
for certain critical areas. The City's Critical Areas Ordinance was last updated in 2020.
13
INFORMATIONAL MEMO
Page 4
Affordable Housing Bonuses for Religious Facilities
RCW 36.70A.545 requires fully planning cities to "allow an increased density bonus consistent
with local needs for any affordable housing development of any single-family or multifamily
residence located on real property owned or controlled by a religious organization".
The Tukwila Municipal Code currently contains no such provision for increased density on
property owned or controlled by a religious organization. To comply with state law and provide
transparency for potential developers, a code amendment addressing these requirements is
advised.
Safe Parking Standards
As a response to the ongoing housing crisis and need to provide safe options for unhoused
individuals, safe parking sites have been established in several cities, including Bellevue,
Kirkland and Tacoma. Safe parking sites can help provide stability for persons and families
living out of their vehicles by offering a legal, secure location to sleep. Many sites also offer
wraparound services such as showers, case workers and health services on -site.
Cities are required to allow religious organizations to host unhoused individuals in a number of
temporary housing configurations, including "vehicle resident safe parking", per RCW
35A.21.360. Staff suggests exploring a code amendment to establish regulations specific to
safe parking sites, compliant with RCW 35A.21.360.
FINANCIAL IMPACT
N/A
RECOMMENDATION
The Planning and Community Development Committee is requested to determine which code
amendments should be forwarded to the Planning Commission for a recommendation and
which, if any, will be directly addressed by Council and return to a future PCD meeting.
ATTACHMENTS
N/A
14
TO:
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
Planning and Community Development Committee
FROM: Nora Gierloff, Community Development Director
Nick Waggood, Building Official
BY:
Joseph Mose, Code Enforcement Officer
Wally Snover, Code Enforcement Officer
Amy Wardian, Code Enforcement Administrative Support
Lori Solberg, Administrative Support Coordinator
CC: Mayor Thomas McLeod
DATE: February 4, 2025
SUBJECT: Code Enforcement & Rental Housing Program Update
ISSUE
Provide an annual update on Code Enforcement activity and review the Rental Housing
Program's background and current activity.
BACKGROUND
The Tukwila Code Enforcement team works to support a safe, inviting, and healthy environment
for residents, businesses, and visitors by enforcing the parts of the Tukwila Municipal Code that
relate to conditions on private property. Compliance is typically reached through promoting
public awareness, communication, and collaboration. In difficult cases monetary penalties
and/or legal action may be required. In addition to general code enforcement, the team is also
responsible for managing and administering the Residential Rental Business License and
Inspection Program.
The city established the Rental Program in 2010 to protect public health, safety, and welfare by
ensuring the proper maintenance of rental housing. It does this by identifying and requiring
correction of substandard housing conditions and by preventing conditions of deterioration and
blight that could adversely impact the quality of life in the City of Tukwila.
DISCUSSION
Rental Housing Business Licensing and Inspection Program:
Tukwila Municipal Code Chapter 5.06 establishes regulations pertaining to rental housing
licensing and inspection. Residential rental properties are required to obtain an annual rental
business license. As of January 28, 2025, the Rental Housing Program has 4,608 registered
rental units and 560 active rental licenses (one license per property) and 309 properties have
renewed their 2025 rental licenses. Late fees begin March 1 at a rate of $10 per month until the
license is renewed.
Rental Inspections:
In addition to annual licensing, all rental housing units in the city must pass an inspection every
4 years. This allows the city to catch and correct health and safety violations that otherwise
tenants might be reluctant to report due to language barriers or fear of retaliation by landlords.
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The purpose of the periodic inspections is to ensure that all rental units are safe, healthy, and
suitable for occupancy. The inspectors check for properly working door locks, functional
appliances, windows that are intact and that open, smoke and carbon monoxide detectors,
adequate emergency escape routes, mold, and other items. Some of the most common
maintenance items that we find during inspections are improperly installed and maintained
water heaters, water leaks, and missing or inoperable carbon monoxide or smoke detector(s).
Properties with up to 12 units may use a city inspector (code enforcement officer) while all larger
properties must use a private inspector who meets specific qualifications. The city may also
inspect units in response to complaints and audit inspections submitted by private inspectors if
the quality of the inspections is in question. In 2024 we did 9 courtesy inspections; 6 of those
failed, 4 have been brought into compliance.
The rental program continues to show its effectiveness in improving housing quality in the city.
During the program's first round of inspections from 2010-2014 we found many properties with
deferred maintenance and poor living conditions that the City was able to require landlords to
fix. Now we are seeing an increased number of units fail after we paused inspections and gave
a 2-year extension due to Covid.
2022
• Inspections began again in March of 2022. In 2022, the city conducted 105 inspections; 29
properties failed, all have been brought into compliance.
2023
• In 2023, the city inspector conducted 137 inspections; 42 properties failed, currently 33 of
those properties have been brought into compliance.
2024
• In 2024, the city conducted 151 inspections; 42 properties failed, 20 have currently been
brought into compliance.
2025
• In 2025, 134 licenses (676 rental units) are due for their next inspection; of those 13
properties will be inspected by a private inspector.
o As of now, in 2026, 99 licenses (510 units) will be due for inspection.
RENT14-0524: 14438 59th Ave S #22:
On December 7, 2024, the Rental Housing Team received a tenant complaint regarding severe
mold issues in the bedroom and bathroom. After initiating a courtesy inspection, the property
was visited on December 13, 2024, and discovered additional deficiencies, including a
completely inoperable oven and stove that had been out of order for several months, forcing the
family to rely on a gas burner, which I strongly advised against using indoors. The inspection
confirmed the presence of mold and other issues. Following the inspection, a detailed report
was sent to the property owner and management. They promptly complied, completing all
necessary repairs and replacing equipment in a timely manner, ensuring the home met safety
and habitability standards.
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After Inspection
Current Code Enforcement activity:
Two code enforcement officers are primarily responsible for code enforcement activities though
they and the rental housing inspector are cross trained and cover each other's functions when
needed.
2024
• In 2024, 363 cases were opened and 329 were closed. The most common case types
were Overgrowth (16.5%), Building permit required (14.6%), and garbage/rubbish
(11.6%).
• Case growth has gone up 25% between 2023 (289 new cases) and 2024 (363 new cases)
while staffing has remained the same.
Here are some examples of some significant 2024 code enforcement cases:
CE24-0263: 14644 Military Rd S:
On October 9, 2024, the Tukwila Police Department contacted code enforcement about a job
trailer where a warrant had been served due to illegal activities. The structure, deemed unsafe
and used for housing, was part of a site known for drug distribution. Collaborating with police
officers, several arrests were made, and the area was secured. Code Enforcement worked with
the property owner and manager to remove tons of junk and garbage from the lot. The property
is now cleared, secured, and actively monitored by both Code Enforcement and the police to
ensure continued compliance. Impact Elementary School is adjacent to the site.
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CE24-0264: Illegal Hookah Lounge at Single -Family Residence:
On October 23, 2024, a complaint led Code Enforcement and the Tukwila Police Department to
inspect a single-family rental home suspected of operating as an illegal hookah lounge. The
inspection, conducted with the property owner and manager, revealed severe mold, infestations,
insufficient plumbing and electrical systems, and illegal subletting by the listed tenant. The
downstairs unit was being used as a hookah lounge without proper egress. Due to unsafe
conditions, the property was condemned and boarded up pending corrective actions to resolve
the extensive safety violations.
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CE24-0270: 14603 35th Ave S:
On October 6th, 2024, PD contacted code enforcement about people living in a vacant
commercial building and doing illegal activities. After we investigated the complaint, code
enforcement drove to Seattle and spoke to the property owners about the activities on their
property. On October 25th, with permission from the property owners code enforcement and PD
entered the property and removed the occupants. The owner then came in and removed
truckloads of garbage, boarded the building back up, and secured the property from entry.
FINANCIAL IMPACT
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The Residential Rental License and Inspection Program YTD revenue for 2025 is $33,539; YTD
revenue for 2024 was $65,444; 2023 was $58,442; 2022 was $44,241.
2025 RENTAL BUSINESS LICENSE FEES:
• $88 for properties with up to four units
• $229 for properties with 5 to 20 units
• $287 for properties with 21 to 50 units
• $357 for properties with 51 or more units
2025 RENTAL INSPECTION FEES:
• $83 per unit up to 4 units; each additional unit, up to 12, is $39 per unit.
2024 Business License Emphasis
In 2024, Code Enforcement launched a cooperative initiative to identify businesses operating
without licenses. Through this effort, code enforcement officers identified 21 businesses, with 14
that have since applied for licenses —bringing approximately $27,700 in additional revenue to
the city. This initiative not only supports compliance but also strengthens our local business
community and City resources.
RECOMMENDATION
Information and discussion only
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