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Home My WebLink AboutPlanning 2025-05-22 Item 7.2 - Tukwila Int'l Blvd Neighborhood: Introduction, History & Future - Staff Report & AttachmentsTO: FROM: BY: DATE: City of Tukwila Thomas McLeod, Mayor Department of Community Development - Nora Gierloff, AICP, Director Tukwila Planning Commission Nora Gierloff, AICP, Community Development Director Isaac Gloor, Senior Planner, DCD May 22, 2025 SUBJECT: Tukwila International Boulevard Neighborhood: Introduction, History, and Future ISSUE The Department is contemplating potential modifications to development standards within designated zoning districts associated with the Tukwila International Boulevard (TIB) neighborhood. To initiate discussions, this meeting aims to provide an overview of the past efforts already undertaken to prepare for code amendments, including public engagement initiatives, community events, consultations with business stakeholders, and collaboration with a consultant team on possible code language revisions. DISCUSSION Background The Tukwila International Boulevard neighborhood (see Figure 1) has been one of the City's highest priority areas for revitalization for more than 25 years. The area is highly multicultural and contains many small businesses. It also contains Tukwila's sole Link Light Rail station, which is the City's highest value transportation asset. The area is connected to Seattle, SeaTac Airport, and Snohomish County via high quality and frequent rail service, and to Renton, Burien, and Federal Way via bus rapid transit. However, it remains a relatively low -density, auto -oriented neighborhood. Redevelopment of underused properties has been slow, piecemeal, and has generally required labor intensive Development Agreements, which are one-off deals that allow exceptions from zoning standards. Figure 1 9 INFORMATIONAL MEMO Page 2 Tukwila's 2015 Comprehensive Plan intended to help achieve the community's vision for the TIB neighborhood and create a "complete neighborhood" with diverse, immigrant -owned businesses, a safe and walkable main street, and excellent transit connections. It envisioned the TIB neighborhood as a destination for its own sake, rather than an arterial highway leading to "somewhere else". The 2024 Comprehensive Plan carried that vision forward, with the following goal: These visions and goals were formed following many previous planning efforts, including the adoption of the rewritten zoning code in 1995, and the Tukwila International Boulevard Design Manual, and the Tukwila International Boulevard Revitalization and Urban Renewal Plan, from the years 1999 and 2000 respectively. Previous Planning Efforts In 2017, the City contracted with the Congress for New Urbanism (CNU) to kickstart implementation of the Comprehensive Plan with a community workshop. After reviewing existing conditions, plans, and the community goals and visions for the neighborhood, the CNU then presented their recommendations to the City Council. Recommendations included physical changes to the streetscape, as well as changes to the zoning ordinance to permit greater diversity and capacity of uses and development patterns that are more consistent with a walkable and dense neighborhood. From 2017 to 2020, the Department worked with various consultants, including the CNU, Fehr & Peers, and Placemakers, held community events, and received feedback from stakeholders in the neighborhood. Using the information gathered, consultants generated many draft policy ideas, including options for neighborhood design and development standards. Transportation consultants Fehr & Peers also analyzed the existing traffic in the neighborhood and attempted to estimate future traffic conditions. This information was used to identify rechannelization options and analyze potential traffic diversions onto adjacent streets. Implementation and Roadblocks In 2017, the City Council acted quickly to adopt measures that aligned with the recommendations of the CNU and established an immediate moratorium on certain uses within areas zoned Regional Commercial (RC) and Neighborhood Commercial Center (NCC) within the TIB area. Those uses included hotels, motels, extended -stay facilities, and auto -oriented commercial uses, such as gas stations, car washes, vehicular repair, service, or storage, commercial parking, and drive throughs. The intention of the moratorium was to quickly take interim steps that would prevent investment in the neighborhood that was incompatible with the vision. It was expected that the moratorium would be replaced by permanent changes to the zoning code. However, the temporary six month moratorium was, in the end, extended 5 times. Finally, in March of 2020, the Council adopted an ordinance that permanently changed the permitted uses within the RC and NCC zones in the TIB neighborhood. Today, that remains the only outcome of the work from 2017- 2020 that has been implemented. The delay in adopting changes to neighborhood zoning was due to a City Council decision in late 2018. The Council determined that additional studies were needed to fully determine the impacts of rechannelization on traffic through the TIB neighborhood. As part of that decision, QtR.nges to the zoning code were placed on hold, as previous decisions had established that Ming changes could not precede a decision on rechannelization of TIB. INFORMATIONAL MEMO Page 3 In March of 2020, PW presented Fehr & Peers' final report to the City Council's Planning and Economic Development Committee. The outcome of that meeting was mixed, as the councilmembers present did not have a consensus on a preferred outcome of the rechannelization efforts. A clear timeline was not established to forward the topic to the full City Council. Shortly afterwards, the early scope of the impacts of the coronavirus pandemic became obvious. The Department and the City Council were required to cease all in person activities and transition to fully remote operations. The pandemic contributed to unique budgetary constraints and affected work timelines for all projects and resulted in TIB rechannelization discussions being dropped from the City Council's work plan. Current Status There has been little progress to implement the community's vision for TIB within the last 5 years. The sole change to development standards that resulted from the work from 2017-2020 was the previously mentioned minor change in the allowed uses in the RC and NCC zoning districts. The remainder of the zoning standards in the area remain largely similar to their original condition, established decades ago. The area contains the following zoning districts and overlay areas (see Figure 2 for a map of zones and overlays): • Regional Commercial • Neighborhood Commercial Center • Low -Density Residential • Medium -Density Residential • High -Density Residential • Urban Renewal Overlay • Commercial Redevelopment Area • Public Recreation Overlay • Special Height Exception Area Proposed amendments to the Low -Density Residential (LDR) and Medium -Density Residential (MDR) zoning districts have been forwarded to the City Council. Those changes would allow for a wider range and increased density of residential uses, as part of the City's State mandated Middle Housing update. Significant modifications to the High -Density Residential (HDR) zoning district are not currently on the agenda. Given the zone's presence throughout the City, amendments may not be within the scope of discussions regarding implementing the Tukwila International Boulevard vision, specifically. Figure 2 INFORMATIONAL MEMO Page 4 The RC and NCC zoning districts govern the development standards and allowed uses along Tukwila International Boulevard, and with some minor exceptions, exist only within the TIB neighborhood. Within the RC and NCC, development standards are complex and disjointed. It can be difficult to ascertain which standards apply to an individual parcel, given the presence of overlapping overlays. Feedback regarding the current standards includes that they are relatively onerous to work with, outdated, and incompatible with the City's plans, including Comprehensive Plan goals and policies, as well as the community's vision for the neighborhood. See Table 1 for a summary of some of the current development standards in the RC and NCC zone: Table 1: Summary of Development and Use Standards in the RC and NCC Regional Commercial Neighborhood Commercial Center Density Allowances Baseline: No maximum density 1 home per 2000 square feet of land area South of SR518: 1 home per 512 square feet of land area Setbacks (Setbacks increased if near CR or HDR properties) Fronts: Fronts: 20 feet Sides / Second Fronts: 6 feet (12 feet, if along TIB) Sides / Rear: 10 feet Rear: 10 feet Second Fronts: 10 feet 5 feet Heights Baseline: Baseline: 3 stories Link Light Rail Property: 3 stories Mixed -Use Buildings on TIB: 4 stories South of SR518: 4 stories 10 stories Recreation Space 200 square feet per home 200 square feet per home Examples of Allowed Uses • Cemeteries • Drive In Theaters • Light and Heavy Manufacturing• • Motels • Drive Throughs • Self -Storage; Outdoor Storage • Warehouses • Vehicle Sales Lots • Single -Use Multi -Family Buildings • Single -Family Homes Mixed Use Multifamily • Light Manufacturing • Restaurants (without drive- throughs) • Retail (with drive-throughs) • Vehicle Service Stations Examples of Prohibited Uses • Multi -Family Buildings on any property that borders Tukwila International Boulevard • Mixed -Use Multifamily Buildings (all multi -family buildings must be single -use) • Single -Use Multi -Family Buildings (all multi -family buildings must be mixed use) • Hotels • Offices • Taverns Design Standards 1 9 Development uses TIB Design Manual • Developed in 1999 • Non -Compliant with Washington State Law (standards are not "Clear and Objective") • Difficult to administer, enforce, and understand. INFORMATIONAL MEMO Page 5 Case Studies Table 2 uses three existing properties within the TIB neighborhood to highlight of the conflict between the current development standards and the vision and goals of the Comprehensive Plan. Table 2: Application of Development Standards: Case Studies Maximum Possible Use Comprehensive Plan Policies Example 1 Site Address: 15210 Tukwila International Boulevard Current Use: McDonalds Drive -Through Restaurant Property Size: 77,416 square feet Zoning Designation: Regional Commercial Polaris SeaTac (7 stories) Potential Developments: Low -Rise Offices Drive -Through Restaurants Self -Storage Prohibited Developments: Residential Mid -Rise or High -Rise Buildings • Policy LU 11.7: "Prioritize this area for a more intensive, transit - oriented mix of mid- to high-rise office, multifamily residential and hospitality uses and services..." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." 13 INFORMATIONAL MEMO Page 6 Example 2 Site Address: 3400 S 150th Street Current Use: Single Story Light Industrial Property Size: 38,867 square feet Zoning Designation: Re•ional Commercial TIB Link Light Rail Station Potential Developments: Low -Rise Offices Drive -Through Restaurants Self -Storage Light Industrial Low -Rise Multifamily • 3 Stories • Maximum 19 homes Prohibited Developments: Mixed -Use Residential Mid -Rise or High -Rise Buildings • Policy LU 11.7: "Prioritize this area for a more intensive, transit - oriented mix of mid- to high-rise office, multifamily residential and hospitality uses and services..." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." Example 3 Site Address: 3716 S 144th Street Current Use: Single Story Retail Property Size: 30,552 Square Feet Zoning Designation: Nei•hborhood Commercial Cente Potential Developments: Drive -Through Restaurants Light Industrial Single Family Home Low -Rise & Mixed Use Multifamily • 3 Stories • First story must be commercial Prohibited Developments: Single -Use Residential Mid -Rise or High -Rise Buildings • Policy LU 11.5: "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." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." INFORMATIONAL MEMO Page 7 The first two examples are located within the TIB Station / Transit Oriented Development (TOD) node (see Figure 3) of the TIB neighborhood, which is intended to promote mid -rise and high-rise development, foster walkability, and capitalize on the proximity to the Link Light Rail. The third example is located within the Tukwila Village node of the TIB neighborhood, which is envisioned to contain an attractive and walkable mix of uses, similar to the existing Tukwila Village development. Current development standards do not allow the vision to be realized. Until the requirements of the zoning districts are amended, redevelopment of any of these properties is unlikely. Next Steps The Department is resuming discussions with the Planning Commission regarding possible changes to the Regional Commercial and Neighborhood Commercial Center zoning districts, with the goal of adopting development standards that will implement the community's expressed vision and goals. Previous study, outreach, and discussion on this topic was extensive, and the Department is well situated to build on that work. Figure 3 Potential areas for changes to standards in the TIB neighborhood include: • Updates to the development and design standards (setbacks, height, etc.) in the RC and NCC zones. • Updates to parking requirements. • Updates to permitted uses. • Adoption of development incentives. o This could include a program in which the City grants additional development rights in exchange for the project providing an amenity that helps achieve comprehensive plan goals. Some examples of qualifying amenities could include: ■ A residential building providing a high percentage of family sized homes. ■ A residential building providing homes that are affordable to lower income households. ■ A development enhancing a site's frontage (with landscaping or pedestrian features) greater than required. ■ A development providing neighborhood serving uses, such as childcare, community meeting rooms, or commercial uses that the community desires, like grocery stores. Additionally, DCD continues to work with Public Works and other Departments to determine next steps regarding the rechannelization of Tukwila International Boulevard. While work within the streetscape of TIB is essential to achieving the community's vision, the scope of physical changes will be dependent on multiple factors, including the provision of adequate funding. More information will be provided regarding progress on this topic, including potential requirements for frontage improvements along TIB, in future discussions. The Department anticipates that a future discussion with the Planning Commission regarding specific zoning code amendments in the TIB neighborhood will be scheduled before autumn 2025. 15 INFORMATIONAL MEMO Page 8 Discussion Questions • How do you engage with the TIB neighborhood? What is your vision for its future? • What do you think has changed in the neighborhood while this project was on hold? • What kinds of improvements to pedestrian and bicycle safety do you think TIB needs? • What kinds of uses or designs would you most interested in incentivizing along TIB? • Are there any areas that you think are good examples for TIB to emulate? ATTACHMENTS 1. Tukwila International Boulevard Presentation Tukwila International Boulevard Neighborhood: Introduction, History, and Future Planning Commission May 12, 2025 Tukwila International Boulevard (TIB) Neighborhood TIB Neighborhood Discussion Planning Commission 05/22/2025 TIB: 30 years of Planning • 1995: • Zoning code adopted, with TIB specific zones • 1998: • Final Pacific Highway Revitalization Plan • 1999: • Tukwila International Boulevard Design Manual • 2000: • Tukwila International Boulevard Revitalization and Urban Renewal Plan • 2015: • Comprehensive Plan TIB Element TIB Neighborhood Discussion Planning Commission 05/22/2025 City of Tukwila Pacific Highway Revitalization Plan Tukwila International Boulevard Plan • Revitalization • Urban Renewal NTENAT1 RD T AT,+,, Tukwila International Boulevard (TIB) Neighborhood Goal. for TIB (from2024 Comprehensive Plan) • —11111111111111111111112 J' ,„„„„„,„„,„ ,,,,,,,,, „„, Vm !!!III uy 001111111101111001 nIIIIIII ,„„ .„„„, „„„„„„„n„„„„ .„„„„,„. !!!!!,e,„mir„„, .........:::: „„,::. „„„,:: 10000000 III„ 111111111111111 olillll t0V1a11111111rC IIII IIIIIIIIIIIIIIIII1111IIIIIIIIIIIIII IIIII 1111111111111, '„� 11111111111111111111111111111111111111 1h111111111111111111111111IIIIIIIIII� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIuuulIIIIIIIII IIII uuuu .... uuuuugllluw 111111111111 111111111111111111111 TIB Neighborhood Discussion Planning Cornmission 05/22/2025 .j11LA W\\� o ;era •2017:City contracted Congress for New Urbanism (CNU) Previous Efforts • CNU held workshops, reviewed existing conditions, plans, and community goals and visions for the neighborhood. • CNU presented recommendations to the City Council: -physical changes -changes to the zoning ordinance. • City Council established moratorium on auto- oriented uses TIB Neighborhood Discussion Planning Commission 05/22/2025 • 2017 to 2020: City + CNU+Fehr & Peers + Placemakers: held community events, received feedback from stakeholders TIB Neighborhood Discussion Planning Commission 05/22/2025 Previous Efforts Draft policy ideas: Options for neighborhood design and development standards. • Fehr & Peers empted to estima future traffic conditions. • Temporary six- month moratorium was extended 5 times Previous Efforts • 2020 Council, permanently changed permitted uses within the TIB neighborhood. • Changes to the zoning code were placed on hold • PW presented Fehr & Peers' final report to the City Council's Planning and Economic Development Committee.. TIB Neighborhood Discussion Planning Commission 05/22/2025 • Council did not have a consensus on a preferred outcome Previous Efforts • Timeline was not established to forward the topic to the full Council. • Coronavirus pandemic: Cease all in person activities • COVID-19: Strained Budget Changed work priorities TIB dropped from the Council's work plan. TIB Neighborhood Discussion Planning Cornmission 05/22/2025 Current Status • 11.6 • Little progress in 5 years • TIB consists of: • 5 zones • 4 overlays • Two zones exist almost exclusively within TIB: • Regional Commercial (RC) • Neighborhood Commercial Center (NCC) TIB Neighborhood Discussion Planning Commission 05/22/2025 Setbacks (Setbacks increased if near CR or HDR properties) RCC and NCC Re:ion Commercial. Baseline: 1 home per 2000 square feet of land area Nei a hborhood Commercial Center No maximum density South of SR51 8: 1 home per 512 square feet of land area Fronts: Fronts: 20 feet 6 feet (12 feet, if along TIB) Sides / Second Fronts: 10 feet Rear: 10 feet Baseline: 3 stories Link Light Rail Property: 4 stories South of SR51 8: 10 stories TIB Neighborhood Discussion Planning Commission 05/22/2025 Sides / Rear: 10 feet Second Fronts: 5 feet Baseline: 3 stories Mixed -Use Buildings on TIB: 4 stories Recreation Space RCC and NCC 200 square feet per home • Cemeteries • Drive -In Theaters • Light and Heavy Manufacturing • Motels • Drive-Throughs • Self -Storage; Outdoor Storage • Warehouses • Vehicle Sales Lots • Single -Use Multi -Family Buildings Multi -Family Buildings on any property that borders Tukwila International Boulevard Mixed -Use Multifamily Buildings (al multi -family buildings must be single- use) 200 square feet per home • Single -Family Homes • Mixed -Use Multifamily • Light Manufacturing + Restaurants (without drive-throughs) + Retail (with drive-throughs) + Vehicle Service Stations Single -Use Multi -Family Buildings (all multi- family buildings must be mixed use) Hotels Offices Taverns Development uses TIB Design Manual • Developed in 1999 • Non -Compliant with Washington State Law (standards are not "Clear and Objective") • Difficult to administer, enforce, and understand. TIB Neighborhood Discussion Planning Commission 05/22/2.025 Case Study 1 • Policy LU 11.7: "Prioritize this area for a more intensive, transit - oriented mix of mid- to high-rise office, multifamily residential and hospitality uses and services..." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." TIB Neighborhood Discussion Planning Commission 05/22/2.025 Polaris SeaTac (7 stories "el 4.04 '',"40:14"1414, Ar. T"A t 33 TIB Link Light Rail Station g4, Case Study 2 • Policy LU 11.7: "Prioritize this area for a more intensive, transit -oriented mix of mid - to high-rise office, multifamily residential and hospitality uses and services..." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." TIB Neighborhood Discussion Planning Commission 05/22/2025 Subject Site 44444144 TIB Link Light Rail Station Case Study 3 • Policy LU 11.7: "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." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." TIB Neighborhood Discussion Planning Cornmission 05/22/2025 Subject Site Foster High School Goals • TIB/TOD node: • Promote mid -rise and high-rise development • Foster walkability • Capitalize on the proximity to the Link Light Rail • Tukwila Village node: • Attractive and walkable mix of uses, similar to the existing Tukwila Village development TIB Neighborhood Discussion Planning Commission 05/22/2025 144t Tukwila Village Node Ti static node Next Steps Potential areas for changes: • RC & NCC: Updates to development and design standards (setbacks, height, etc.) • Updates to parking requirements • Updates to permitted uses • Adoption of development incentives, such as: • Family sized homes. • Homes that are affordable to lower income households. • Frontage enhancements • Neighborhood serving uses like childcare, community meeting rooms, or commercial uses that the community desires, like grocery stores. TIB Neighborhood Discussion Planning Commission 05/22/2025 Next Steps • DCD is working with Public Works and other Departments to determine next steps regarding the rechannelization of the Boulevard. • Scope will depend on multiple factors, including the provision of adequate funding. • More information will be provided regarding progress on this topic in future discussions. TIB Neighborhood Discussion Planning Commission 05/22/2025 Next Steps • Future discussion regarding specific zoning code amendments will be scheduled before autumn 2025. TIB Neighborhood Discussion Planning Cornmission 05/22/2025 Questions and Discussion How do you engage with the neighborhood? What is your vision for its future? What do you think has changed in the neighborhood while this project was on hold? oho What kinds of improvements to pedestrian and bicycle safety do you think TIB needs? Are there any areas that you think are good examples for TIB to emulate? What kinds of uses or designs would you most interested in incentivizing along TIB? TIB Neighborhood Discussion Planning Commission 05/22/2025