HomeMy WebLinkAboutPCD 2025-04-14 Item 1A - Ordinance - Townhouse Allowances in Tukwila Urban Center AmendmentCity of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
CC: Mayor Thomas McLeod
FROM: Nora Gierloff, AICP, DCD Director
BY: Neil Tabor, AICP, Senior Planner
DATE: April 14, 2025
SUBJECT: Removing Townhouses as a Permitted Use in the Tukwila Urban Center
ISSUE
The proposed code amendment to remove townhouses as a Permitted use in the Tukwila Urban
Center would improve alignment of the City's planned density goals for the Urban Center by
removing a housing type that would not support attainment of the required density.
BACKGROUND
The Tukwila Urban Center is a regional
center designated with the Puget Sound
Regional Council for future growth,
capitalizing on transit infrastructure to
reduce car dependency. This Center
designation under the Regional Growth
Strategy, makes this area eligible for
additional transportation funding that can
improve these areas and help them
transition into denser transit -oriented
development over time. Under Puget Sound
Regional Growth Center standards, one of
requirement for a Center is that it plan for a
minimum of 45 "activity units" per acre. This
metric is a summation of jobs and housing
units per acre.
Currently, the Tukwila Urban Center
contains approximately 22 activity units per
acre, about half of the density for which the
area is planned. This total is supported
largely through area jobs, with recent
housing growth in the last ten years
beginning to help support the targeted activity
figure 70-7. Tukwiias Urban Center(5err fhcur ier) Boundaries
unit total.
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PLANNING COMMISSION RECOMMENDATION
A public hearing on code amendment L25-0002 was held at the January 23rd, 2025, Planning
Commission meeting. Commissioners entertained a motion to recommend that the City Council
adopt the code amendment to remove townhouses as a permitted use within the Tukwila Urban
Center, as included in the attached ordinance. An amendment was proposed to permit
townhouses only as an accessory use, instead of strictly removing townhouses as a permitted
use. The Commission's vote was split 3 to 3 on this amendment to language proposed by the
City. The language proposed in the attached ordinance reflects the original proposal as
presented by staff without amendment.
A link to the Planning Commission packet materials on this topic is provided here. Minutes of
the January 23rd Planning Commission meeting are included in the packet as an attachment.
ANALYSIS
As the City plans for additional growth in the Urban Center, redevelopment should be
encouraged to meet or exceed the minimum activity unit density planned for the area. While this
naturally occurs, in part, from market demand and property values, development allowances
should encourage uses which align with this density and should not permit uses that are not
expected to support this density. Townhouses are one such use currently permitted in the TUC
— Regional Center, TUC — Pond, TUC — TOD and partially within the TUC — Work Place zoning
districts, that would likely not meet the minimum density of 45 activity units per acre, if
developed. Generally, townhouses, even when constructed in an especially dense manner,
would not be expected to reach 30 units per acre. As townhouses will likely be permitted
throughout other residential zones within the City after the adoption of middle housing updates,
staff believes townhouses should be removed from the Tukwila Urban Center zones.
Language about comments received:
The City received comments from a property owner in the TUC-TOD district wishing to maintain
the ability to develop townhouses in relative proximity to the Green River shoreline. Shoreline
regulations apply to the first 200 feet from the river, and limit overall development allowed
within this buffer. Staff do not support the addition of this exception as the City has committed to
ensuring that development planned within its Urban Center supports the designated activity unit
totals.
SUMMARY OF PROPOSED CHANGES
Staff proposes removing townhouses from the list of allowed dwelling types in Table 18-2,
affecting the Tukwila Urban Center Regional Center, Transit Oriented Development and Pond
Zoning Districts.
P = Permitted, A = Accessory, C =
Conditional, UUP = Unclassified
Use Permit
Business For parking requirements see Regional Pond Commercial Work -
license Table 18-5 or Figure 18-7
Residential
Center TOD District Center Place
320
Dormitories
A
A
Ref.
abovet
Dwelling: Multi -family, Townhouses,
Mixed Use, Senior Citizen Housing
P
P
P
P4
510
Home Occupation
A
A
A
P4
2
Page 3
270
Continuing Care Retirement
Community
See TMC 18.28.260 for District specific parking standards.
4. Only on properties fronting the Green River or Minkler Pond.
Staff Report Criteria
P
P
TMC 18.82.030 requires that staff reports for proposed amendments to development regulations
address the five listed criteria in this section. As criteria pertain to both privately initiated code
amendment applications and those proposed by the City, some criteria may not be as relevant
for all code amendment proposals. Criteria and staff responses are listed below.
1. An evaluation of the application materials;
Staff Response: Not applicable.
2. Impact upon the Tukwila Comprehensive Plan and Zoning Code;
Staff Response: The proposed code amendment is consistent with the comprehensive plan and
does not require an amendment to the comprehensive plan.
3. Impact upon surrounding properties, if applicable;
Staff Response: Not applicable.
4. Alternatives to the proposed amendment; and
Staff Response: The City could consider two possible alternatives: 1) the City could continue to
allow townhouses in the Urban Center, but allow them only an accessory use to another primary
use, or 2) the City could make no changes in the code, and continue to allow townhouses in the
Urban Center. Staff does not support either of these options, as they weaken or negate the
City's commitment to achieve planned housing and redevelopment densities required for the
Urban Center.
5. Appropriate code citations and other relevant documents.
Staff Response: More information on Tukwila's Urban Center profile can be found here.
Decision Criteria
TMC 18.82.020, Decision Criteria provides criteria for the final City Council decision on
proposed code amendments.
Decision criteria are as follows:
1. Is the amendment consistent with the Comprehensive Plan?
2. Does the amendment meet at least one of the following criteria;
a. Eliminates conflicts between TMC and the Comprehensive Plan; or
b. Accomplishes policy directives of the Council or Administration; or
c. Corrects an error or errors in the TMC.
FINANCIAL IMPACT
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No direct costs to the City are expected from this code amendment.
REQUESTED ACTION
The Council is being asked to approve an ordinance to remove townhouses as a Permitted use
in the Tukwila Urban Center, and to consider this item at the April 28, 2025, Committee of the
Whole meeting, and subsequent May 5, 2025, Regular meeting.
ATTACHMENTS
A. Ordinance
B. Ordinance Exhibit A
C. 1/23/2025 Planning Commission Minutes
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDI NCE NO. 2756
§4, AS CODIFIED AT TUKWILA MUNIC ' CODE (TMC)
TABLE 18-2, "TUKWILA URBAN C LAND USES
ALLOWED BY DISTRICT"; TO DA PERMITTED
RESIDENTIAL USES WITHIN THE T ILA URL `N CENTER
CONSISTENT WITH PUGET S • 1 D - GIONAL COUNCIL
DESIGNATED URBAN CENTER • ; PROVIDING FOR
SEVERABILITY; AND ESTABLISH! N EFFECTIVE DATE.
WHEREAS, the Tukwila Urban Center a • > - eu urban center by the Puget Sound
Regional Council ("PSRC"); and
WHEREAS, PSRC design -d urn n cen, 's guide regional growth allocations, inform
transit service planning and r- -s- _ : reas for federal transportation funding; and
WHEREAS, PSR - e• •an centers are required to plan to support a density
of combined jobs a► ousing ► 'ts o - 5 activity units per acre over time; and
WHEREAS, the Tu a Ur► Center only has about 22 activity units per acre; and
WHEREAS, in order to pan for the minimum PSRC requirement of 45 activity units per
acre, new uses with densities which are unlikely to achieve that density should be restricted;
and
WHEREAS, new townhouse development would not be expected to achieve the
minimum PSRC requirement of 45 activity units per acre; and
WHEREAS, on January 24, 2025, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
2025 Legislation: TUC Townhouse
Version: 4/9/25
Staff: N. Tabor
Page 1 of 3
5
WHEREAS, on January 23, 2025, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning
amendments to the Tukwila Municipal Code to remove townhouses as a permitted use in
zoning districts within the Tukwila Urban Center, and at that meeting adopted a motion
recommending that the City Council approve the proposed changes; and
WHEREAS, on May 5, 2025, after considering the analysis and proposed code
amendments prepared by City Staff, the recommendation from the Planning Commission,
and the public comments received, the City Council desire to adopt code amendments as
set forth herein.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Adoption of Findings of Fact. The City C• cil finds as follows:
A. The above recitals, set forth as "WHEREA " a► s, are hereby adopted as
Findings of Fact in support of the adoption of this or.' nce.
B. The amendments that are established pow ' ply with the requirements of the
Washington State Growth Management Act and ' wila Municipal Code.
Section 2. Ordinance No. 2756 §4, ied . TMC Table 18-2, "Tukwila Urban
Center Land Uses Allowed By District," is eb - ed as referenced in Exhibit A.
Section 3. Corrections ► C or Code Reviser Authorized. Upon
approval of the City Attorne . erk . • the code reviser are authorized to make
necessary corrections to th • . . cluding the correction of clerical errors;
references to other loc. - e • -deral laws, codes, rules, or regulations; or ordinance
numbering and sectir , subs. •n bering.
Section 4. Seve, • ility. If ny section, subsection, paragraph, sentence, clause or
phrase of this ordinance it •plication to any person or situation should be held to be
invalid or unconstitutiona any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 5. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2025.
2025 Legislation: TUC Townhouse
Version: 4/9/25
Staff: N. Tabor
Page 2 of 3
6
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Thomas McLeod, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Exhibit A: Table 18-2, "Tukwila Urban Center Land Uswed by District"
2025 Legislation: TUC Townhouse
Version: 4/9/25
Staff: N. Tabor
Page 3 of 3
7
00
Table 18-2: Tukwila Urban Center Land Uses Allowed By District**
Business
license
P = Permitted, A = Accessory, C = Conditional, UUP = Unclassified Use
Permit
For parking requirements see Table 18-5 or Figure 18-7
Regional Center
TOD
Pond District
Commercial Corridor
Work -Place
Retail' AN
60
Animal Kennels and Shelters, including doggy daycare
C
C
810A
Athletic or Health Clubs
P
P
P
P
P
90
Automotive Service and Repair
P2
P
400
Banks, Financial, Insurance, and Real Estate Services
P
P
P
1030
Bar & Nightclubs
P
P3
P
P
Ref. abovet
Brew Pubs, On -Site Brewing, Cocktail Lounges, & Pool
P
P
P
P
Bulk Retail
P
P
P
Business Services (e.g. copying, fax and mailing ,
P
P
P
P
Ref. abovet
Drive Through Facilities or Services
P
P3
P
P
360A
Electric Vehicle Charging Station L1&2
P
P
P
P
P
360B
Electric Vehicle Charging State L3
A
P3
A
A
A
90
Gas Stations, including Car Wash
P3
P
P
General Retail
P
P
P
P
P
Ref. abovet
Laundries, Tailors, and Dry Cleaners
P
P
P
P
P
Ref. abovet
Personal Services (e.g. beauty & barber shops, nail salons, spa, travel
agencies)
P
P
P
P
Ref. abovet
Recreation Facilities (commercial indoor)
P
P
P
810C
Recreation Facilities (commercial outdoor)
P
Ref. abovet
Repair Shops (small scale goods: bicycle, appliance, shoe, computer)
P
P
P
Ref. abovet
Restaurants with associated cocktail lounges and sidewalk cafes
P
P
P6
Ref. abovet
Theaters except adult entertainment
P
P
840
Vehicle Rental and Sales (not requiring a commercial DL)
P
P
P'
P
70
Veterinary Clinic with temporary indoor boarding and grooming
P
P
P
P
Professional, Outpatient Medical, Dental, Governmental Services, and
Research
P
P
P
P
630
Medical and Dental Laboratories
P
P
P
Lodging
Ref. abovet
Hotel, Motel, Extended Stay, Bed and Breakfasts
P P P
Civic & Institutional
290
Convention & Exhibition Facilities, including multipurpose arena facilities
P
P'
P
Ref. abovet
Cultural Facilities, including: libraries, museums, art galleries, performing
arts centers
P
P
P
Ref. abovet
Daycare Centers
P
P
P
r
P
Ref. abovet
Education and Instructional Facilities, public and private including college
and universities
P
P
P
Ref. abovet
Parks, Trails, Picnic Areas, Playgrounds, and Public Community Centers
P
P
P
r
P
410
Police and Fire Stations
C
C
C
r
r
Adopted 2016 - Ordinance No. 2500
Business
license
P = Permitted, A = Accessory, C = Conditional, UUP = Unclassified Use
Permit
For parking requirements see Table 18-5 or Figure 18-7
Regional Center
TOD
Pond District
Commercial Corridor
Work -Place
Post Office
P
P
P
820B
Religious Institutions, greater than 750 sf assembly area
C
C
C
C
C
820A
Religious Institutions, less than 750 sf assembly area
P
P
P
P
P
Industrial, Manufacturing, & Warehouse
190
Cargo Containers subject to TMC 18.50.060
A
550
Industrial Commercial Services (e.g. etching, film processing, lithography,
printing & publishing)
P
Ref. abovet
Light Industrial: Manufacturing, Processing and Assembling uses that have
little potential for creating off -site noise, smoke, dus .tion or other
external impacts or pollution. Manufacturing and • s .f food and
beverages including fermenting and distilling; r withob tasting
room, provided the tasting room occupies I- n 50% of th tal area of
the building occupied by the tenant but • •re than 3500 s re feet;
and the manufacturing process does not c. off -site impo
neighboring properties or create a public nui -
P
990A/B
Outdoor storage of materials to be manufactured or handl-
permitted use within the Zone, screened pursuant TMC
A
960
Self -Storage Facilities
P
1110
Warehouse Storage and Wholesale Distribution Facilities
P
Transportation, Communication, & Infrastructure' ili
240
Commercial Parking, day use only
P
P
P
P
370
Essential Public Facilities, except those listed separately
P
UUP
UUP
UUP
UUP
Intermodal Transit Stations, Rail transit facilities
UP
UUP
UUP
UUP
UUP
Ref. abovet
Internet Data Centers & Telephone Exchanges
P
7100
Park and Ride Lots
U
P
UUP
UUP
720
Parking Areas
A
A
A
Public Transit Facilities and Stations (Bus)
P
P
P
P
P
780
Radio, Television, Microwave, or Observation Stations and Towers
C
C
C
C
C
Ref. abovet
Utility Facilities, above ground/ not in ROW
C
C
C
P
Ref. abovet
Utility Facilities, underground/in ROW
P
P
P
P
1140
Wireless Communication Facilities
P7
P7
P7
P7
P7
320
Dormitories
A
A
Ref. abovet
Dwelling: Multi -family, Mixed Use, Senior Citizen Housing
P
P
P
P4
510
Home Occupation
A
A
A
P4
270
Continuing Care Retirement Community
P
P
STEP Housing
Emergency Housing
P8
P8
P8
Emergency Shelter
P8
P8
138
Permanent Supportive Housing
P9
P9
P9
p4, 9
Transitional Housing
P9
P9
P9
P49
(0
t Reference the above general zoning code use matrix for specific business license code.
** See TMC 18.28.260 for District specific parking standards.
1. Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use conversions in existing buildings are not required to meet this standard.
2. New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual.
3. East of the Green River only.
4. Only on properties fronting the Green River or Minkler Pond.
5. Excludes vehicle storage or maintenance.
6. 3,500 sf max per use.
7. Subject to TMC 18.58.
8. Subject to the criteria and conditions at TMC 18.50.250 a C 18.50.270.
9. Subject to the criteria and conditions at TMC 18.50.26' :.50.270.
Thomas McLeod, Mayor
Department of Community Development - No Gierlo ; MCP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Date: January 23, 2025
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, In -Person Attendance,
Council Chambers, 6200 Southcenter Blvd., Tukwila, WA 98188
L Call to Order
Chair Probst called the Tukwila PC meeting to order at 6:35 p.m.
II. Roll Call
The PC Secretary took roll call.
Present: Chair Martin Probst; Vice Chair Ann Durant; Commissioners Louise
Strander, Alex Kaehler, Richard McLeland Wieser, and Jacob Halverson
Excused Absence: Commissioner Jane Ho
Staff: Director Nora Gierloff, American Institute of Certified Planners (AICP), Department of
Community Development (DCD); Long Range Planning Manager Nancy Eklund, AICP,
DCD; Development Supervisor Max Baker, AICP, DCD; Senior Planner Neil Tabor, AICP,
DCD; and PC Secretary Wynetta Bivens, DCD
III. Amendment of the Agenda
No changes to the agenda were requested.
IV. Approval of Minutes
Commissioner Halverson moved to adopt the 12/12/24 Minutes. Commissioner Durant
seconded the motion. Commissioner Kaehler recused himself due to absence. Motion
carried.
V. Written General Public Comments
No submittals.
VI. Old Business
None
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila; WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
)
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VII. New Business
PUBLIC HEARING
1. Shelter, Transitional, Emergency, Permanent (STEP) Housing Changes
FILE NUMBER: L24-0026, E25-0001
PURPOSE: Code amendment to comply with state law.
LOCATION: Non -Project Action/Citywide
Senior Planner Neil Tabor gave the presentation for staff. He provided background on STEP Housing
and the purpose of the public hearing. He said that legislature narrowed restrictions for the STEP
Housing types, which resulted in the allocation of certain housing targets. The City of Tukwila
previously adopted code amendments to recognize the STEP Housing types. In 2021, the State
legislature passed HB 1220 which sets requirements for STEP Housing. The following housing types are
not included:
• Temporary Encampments
• Tiny Home Villages
• Group Homes
• Oxford Homes/Recovery Residence
• Assisted Living Facility
• Adult Family Homes
• Senior Living
• Traditional Income -Restricted Housing
Staff noted that the State, Puget Sound Regional Council, and Countywide King County each
commented that the city's current development regulations do not meet requirements. Staff went over the
proposed standards and walked through the STEP housing requirements in which the City of Tukwila is
not in compliance.
To meet state law requirements and provide capacity to site the city's allotted amount of STEP Housing,
while maintaining reasonable occupancy and spacing requirements, staff propose to amend TMC
18.50.250, 18.50.260 and Table 18-2 Tukwila Urban Center (TUC) Land Uses Allowed by District
Staff addressed clarifying questions from the PC.
Recommendation
Staff are requesting that the Planning Commission forward a recommendation for adoption of the draft
code amendments to the City Council (CC) for their review.
Public Hearing
Chair Probst opened the public hearing.
Staff noted that there were no public hearing comments letters received.
There was no public testimony.
Chair Probst closed the public hearing.
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Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
Planning Commission Minutes
1/23/25
Page 3
Deliberations/Motion
There was no deliberation.
Commissioner Halverson moved to adopt the staff's recommendation and forward them to the CC for
their review. Commissioner Durant seconded the motion. Motion carried.
PUBLIC HEARING
2. Phased Binding Site Improvement Plans (BSIP)
FILE NUMBER: L25-0001, E25-0002
PURPOSE: Code amendment to remove development agreement requirement.
LOCATION: Non -Project Action/Citywide
Senior Planner Neil Tabor gave the presentation for staff. He provided background on the proposed.
BSIPs are plans used to provide flexibility for sale of property within a larger development. These
developments often rely on shared features within the larger site, such as: Parking; access points;
landscaping; utilities; refuse collection areas; etc. Phased BSIPs improvement plans and proposals to
develop in phases are required to enter into a development agreement in addition to completing the
BSIP.
The requirement for phased BSIPs to execute a development agreement is listed in the Tukwila
Municipal Code (TMC) 17.16.030(C) Preliminary Binding Site Improvement Plan (BSIP) approval,
approval Criteria.
Staff proposed removing the sole provision requiring the execution of a development agreement with
phased BSIPs. References requiring consistency with approvals and options to apply conditions and
limitations for phased BSIPs are already present in other sections of TMC 17.16 and throughout the
TMC.
Staff addressed clarifying questions from the PC.
Recommendation
Staff are requesting that the Planning Commission forward a recommendation for the adoption of the
draft code amendments to the CC for their review.
Public Hearing
A public hearing comment letter was received from Sam Pace, Housing Specialist.
Seattle King County REALTORS, on January 22, 2025, which was distributed to the PC on January 22,
2025.
Chair Probst opened the public hearing.
There was no public testimony.
Chair Probst closed the public hearing.
Deliberations/Motion
There was no deliberation.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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Planning Commission Minutes
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Commissioner Durant moved to adopt the staff's recommendations and forward it to the CC for their
review. Commissioner McLeland Wieser seconded the motion. Motion carried.
PUBLIC HEARING
3. Townhouses in the TUC
FILE NUMBER: L25-0003, E25-0004
PURPOSE: Code amendment to update residential allowances.
LOCATION: Non -Project Action/Citywide
Senior Planner Neil Tabor gave the presentation for staff. He provided background on the proposed. He
stated this item is on townhouse allowances in the TUC, which is a regional center designated with the
Puget Sound Regional Council for future growth, capitalizing on transit infrastructure to reduce car
dependency. This center designation under the Regional Growth Strategy makes this area eligible for
additional funding that helps them transition into denser, transit -oriented development over time. It
covers Pierce, Snohomish, King, and Kitsap Counties. Within these counties, centers can be designated
where high capacity transit exists, encouraging the greater use of public transportation.
Part of the requirement for a center is that it plans for a minimum of 45 "activity units" per acre.
Staff proposes removing townhouses from the list of allowed dwelling types in table 18-2, affecting the
TUC Regional Center, Transit Oriented Development, Pond and portions of the Work Place Zoning
Districts.
Staff are requesting that the PC forward a recommendation for the adoption of the proposed redlined
language to the CC for their further review and adoption.
Staff addressed clarifying questions from the PC.
Commissioner Halverson stated that he would propose an amendment, stating he is against removing
townhomes from the use in the TUC.
Commissioner Durant stated it was mentioned in the staff background report that regional growth
strategy designation makes the area eligible for additional funding. She asked if townhomes are not
stricken and allow zoning that wouldn't meet the 45 activity units whether the City of Tukwila would be
ineligible for the funding or would it be less accessible to the city. She said the change makes sense to
her. Mr. Tabor stated individual use allowances would be unlikely to eliminate funding eligibility, but
regulations should be consistent with goals for the center.
Commissioner Halverson inquired whether there is any concept to build small townhouse -style
residential.
Staff said they identified this as something that is inconsistent with the overall goals, which is why they
are proposing it.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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Planning Commission Minutes
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Staff proposes removing townhouses from the list of allowed dwelling types in table 18-2, affecting the
Tukwila Urban Center (TUC) Regional Center, Transit Oriented Development, Pond and portions of the
Work Place Zoning Districts.
There was extensive discussion around this subject.
Recommendation
Staff are requesting that the Planning Commission forward a recommendation for the adoption of the
draft code amendments to the CC for their review.
Public Hearing
Chair Probst opened the public hearing
Staff noted that there were no public hearing comments letters received.
There was no public testimony
Chair Probst closed the public hearing
Deliberations/Motion
There was no deliberation.
Commissioner Halverson moved to amend staff's recommendation, to change townhomes to an
accessory use in the Tukwila Urban Center instead of striking them. Commissioner Strander seconded
the motion. There was a split decision.
Commissioner Halverson moved to forward the split recommendation to the CC for their review.
Commissioner Stander seconded the motion. Motion carried.
Staff asked for clarification on how the PC would like to foiuiat the suggested amendment to change
Townhouses to an accessory use. The PC deferred the decision to staff.
PUBLIC HEARING
4. Residential Conversions
FILE NUMBER: L25-0002, E25-0003
PURPOSE: Code amendment to comply with changes in state law.
LOCATION: Non -Project Action
Senior Planner Neil Tabor gave the presentation for staff. He provided background on the proposed
amendment. He stated that in the 2023 legislative session, HB 1042 passed and broadened allowances
for conversions of non-residential to residential spaces. Per the Municipal Research and Services Center
(MRSC) he went over several of the key provisions of the requirements. He said the intent with this code
amendment is to provide consistency with the state law. Also, to provide future allowances that the city
can still maintain ground floor commercial space that is required in new use development and identified
areas.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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In the interest in preserving the ability to maintain ground floor commercial space staff propose to adopt
a major pedestrian corridor along Tukwila International Boulevard (TIB).
Staff proposed adopting a new code section within the Tukwila Municipal Code (TMC). TMC 18.50.230
for Residential Conversion.
Staff addressed clarifying questions from the PC.
Recommendation
Staff are requesting that the Planning Commission forward a recommendation for the adoption of the
draft code amendments to the CC for their review.
Public Hearing
Chair Probst opened the public hearing.
Staff noted that there were no public hearing comments letters received.
There was no public testimony.
Chair Probst closed the public hearing.
Deliberations/Motion
There was no deliberation.
Commissioner McLeland Wieser moved to adopt staff's recommendations to adopt the draft code
amendments and forward them to the PC for their review. Commissioner Durant seconded the motion.
Commissioner Halverson abstained. Motion carried.
VIII. Director's Report
Coming up: (may meet more than once a month some months)
February - Additional Middle Housing (MH) presentation and discussion. Review of mapping
and density standards. Intro to design and road standards.
March - Public Hearing #1 on MH, focusing on general development regulations and consistency.
April - Public Hearing #2 on MH focusing on objective design standards and road standards.
Move the full package to the City Council, aiming for adoption by the end of June.
Quick Quack Carwash has received design review approval. Now they are working on some other
issues.
IX. Adjournment
Commissioner McLeland Wieser moved to adjourn. Commissioner. Durant seconded the motion.
Adjourned at: 7:59 p.m.
Submitted by: Wynetta Bivens
PC Secretary
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Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov