Tukwila: Restricting Townhomes in Urban Center
The Tukwila Urban Center, a designated regional growth center within the Puget Sound Regional Council's growth strategy, is striving to increase its density and reduce reliance on cars. This designation makes the area eligible for additional funding to facilitate its transition into a denser, transit-oriented development. A key requirement for regional centers is a minimum of 45 "activity units" per acre, a metric combining jobs and housing units. Currently, the Tukwila Urban Center falls short of this goal, with only 22 activity units per acre. While this number is primarily driven by existing employment opportunities, recent residential growth has begun to contribute to the desired density.
As Tukwila plans for future growth, redevelopment within the Urban Center should prioritize achieving and exceeding the minimum activity unit density. While market forces and property values play a role in this process, zoning regulations should actively encourage development that aligns with this density target and discourage uses that fall short. Townhouses, currently permitted in several Tukwila Urban Center zoning districts, including Regional Center, Pond, Transit Oriented Development, and parts of the Work Place zone, present a challenge to achieving the required density. Even in high-density configurations, townhouses are unlikely to reach more than 30 units per acre, significantly below the 45-unit threshold. With townhouses likely to be permitted in other residential zones throughout the city after upcoming middle housing updates, staff recommends removing them as an allowed housing type within the Tukwila Urban Center.
This proposed change specifically targets the Tukwila Urban Center's Regional Center, Transit Oriented Development, and Pond zoning districts. The aim is to ensure that new development within these key areas contributes to the overall density goals of the regional center. By removing townhouses from the permitted dwelling types in these zones, the city can incentivize the development of housing options that better support the required activity unit density. This shift will help the Tukwila Urban Center realize its potential as a vibrant, transit-oriented community and fulfill its designation as a regional growth center. The Planning Commission is being asked to recommend the proposed zoning changes to the City Council for review and adoption.
UPDATE 2/20/2025
The Tukwila Planning Commission held a public hearing regarding the above outlined proposed zoning amendments to the Tukwila Urban Center (TUC) on January 23,2025. Senior Planner Neil Tabor presented the proposal, explaining that the TUC, a designated regional growth center, aims to increase density and reduce car dependency through transit-oriented development. This designation makes the TUC eligible for additional funding, but requires meeting a minimum of 45 "activity units" per acre, a measure combining jobs and housing. Currently, the TUC has only 22 activity units per acre. To achieve the required density, staff proposed removing townhouses as a permitted dwelling type in the TUC's Regional Center, Pond, Transit Oriented Development, and portions of the Work Place zoning districts. Townhouses, even in high-density configurations, typically fall short of the 45 activity units per acre target.
Commissioners raised several questions. Commissioner Durant inquired about the potential impact on funding eligibility if townhouses were not removed. Mr. Tabor stated that while individual use allowances are unlikely to affect eligibility, regulations should align with the TUC's density goals. Commissioner Halverson asked about the possibility of allowing smaller townhouse-style development. Staff explained that such development is inconsistent with the overall density objectives.
Following discussion, Commissioner Halverson proposed an amendment to the staff recommendation. Instead of removing townhouses entirely, he suggested changing their designation to an accessory use. Commissioner Strander seconded the motion. The Planning Commission was divided on the amendment. Ultimately, Commissioner Halverson moved to forward the split recommendation, including the proposed amendment, to the City Council for review. Commissioner Strander seconded, and the motion carried. The Planning Commission deferred the specific formatting of the accessory use amendment to staff. No public comments, either written or oral, were received during the public hearing.