The City of Tukwila desires to create a special place in the heart of a neighborhood. We call this place Tukwila Village.
The City of Tukwila owns six acres in a prime location for a mixed-use, neighborhood center. Tukwila Village will include a branch of the nationally recognized King County Library System and the City's neighborhood police resource center in combination with other retail, office, live/work, or residential space.
Located at the intersection of Tukwila International Boulevard and South 144th Street, Tukwila Village is within 10 minutes of downtown Seattle, 5 minutes to SeaTac Airport, and walkable to the new light-rail station. The neighborhood around Tukwila Village is one of the most unrecognized values in the Seattle office and residential markets.
Looking for a new location for your business?
Office and retail businesses are encouraged to express
your interest to us. We would love to include your specifications in the design of Tukwila Village.
Project Status:
8/30/10
The economy and global financial crisis have taken their toll on Tukwila Village.
At the City Council meeting on May 17, 2010 City staff presented an update on the status of Tukwila Village and explained that economy had
affected the timeline for the project. The timeline for the original vision in which the library, retail, plaza, and residential were all
built at the same time anticipated completing our legal agreements with Tarragon in 2010. In preparation for the May update, Tarragon continued
to express interest in developing the project. However, Tarragon said they would wait to start design until the economy and credit markets have
improved. It was staff's prediction that Tarragon would complete design in 2012 and complete the first phase of construction in 2015.
Due to this extended time frame, at the May 17th Council meeting there was discussion about moving forward with the library portion of the
project to "get the ball rolling" and then develop the retail and residential portions as the economy improves. Council asked staff to return with some options.
Since that meeting, staff checked with Tarragon to see what initial portion of the development they would like to do. They considered all
imaginable options, even just building the library by itself. After much thought, they determined that constructing just one building is
not the type of business they want to be in and they don't see market demand or financing for a larger development in the near future.
This extra scrutiny prompted them to assess their general business model and they determined that building a mixed-use neighborhood development
is no longer a good fit with their business model and they don't anticipate that model changing in the next few years. Thus, they said they
are no longer interested in developing Tukwila Village and have withdrawn their proposal.
After hearing that decision from Tarragon, we contacted Legacy since they were the alternate developer. We had a good conversation but the
markets have changed and Legacy is also not interested in developing Tukwila Village at this time.
We also contacted Legacy's application partner, the Low Income Housing Institute. LIHI had proposed the 50 units of affordable senior housing
and some affordable townhouses. They still have a passion for providing this sort of housing but after some analysis, they decided that without
being part of the entire development and given some changes in Washington State's affordable housing finance programs, they would need a considerable
subsidy from the City to be able to construct affordable housing at this time. Since the City is facing significant budget challenges, staff
explained that it is unlikely we could provide a large subsidy and so they declined to participate at this time.
These are disheartening words to those of you who have invested a lot of time and energy into this project over the past many years. Please
remember that the community has made a lot of progress and all is not lost. We are currently talking with other developers who have expressed
interest in the project.
The King County Library System has stood with us throughout these discussions and they remain interested. They have started their process to
hire an architect to look at the Tukwila Village site and determine the optimal locations if they were to move forward and construct the library
as a stand alone building. Staff presented a list of options including pros and cons to the City Council on August 23rd for Council
discussion. Entering negotiations with the library as a stand along building on a portion of the site will be one of those options.
The Council is scheduled to decide on those options on Tuesday, September 7, 2010.
Thank you for your continued interest.
Timeline
| April 7, 2008: | Deadline for submission of Applications and Statement of Qualifications (Extended from March 31st) |
| May 23, 2008: | City's selection of three most qualified developers and issuance of formal RFP |
| July 15, 2008: | Deadline for submission of completed Proposals |
| July 16, 2008: | Community Meeting from 6:00 p.m. to 8:30 p.m. at Foster High School |
| August 18, 2008: | Developers presented proposals at the City Council meeting. |
| August 25, 2008: | Council discussion of Tukwila Village |
| September 8, 2008: | Council discussion of Tukwila Village |
| September 22, 2008: | The City Council selected Tarragon as the developer for Tukwila Village. |
| October 2008: | City and Tarragon started negotiations. |
| March 2009: | Norhtfield Carwash Demolished. |
| July 23, 2009: | Planning Commission First Meeting on Zoning Changes |
| August 24, 2009: | City Council Project Development Negotiations Update |
| August 27, 2009: | Planning Commission Approved Zoning Changes |
| October 12, 2009: | Public Hearing on proposed zoning amendment |
| October 19, 2009: | City Council approved zoning amendment |
| May 17, 2010: | City Council update on project status |
| June 2010: | Tarragon withdraws from the process |
| August 23, 2010: | City Council discussion on next steps |
| September 7, 2010: | City Council decision on next steps (Tentative) |
Recent Presentations
• City Council Meeting: August 23, 2010
• City Council Meeting: May 17, 2010
• City Council Meeting: August 24, 2009
• City Council Meeting: September 22, 2008
• City Council Meeting: September 8, 2008
• City Council Meeting: August 25, 2008
• Tarragon Tukwila Village Proposal - July 16, 2008 (Updated Version)
• Legacy Partners Tukwila Village Proposal - July 16, 2008 (Updated Version)
• Community Meeting Presentation: July 16, 2008
• City Council Meeting: May 12, 2008
• City Council Meeting: April 28, 2008
City Staff Analyses
• August 23, 2010 Staff Report To City Council
• October 5, 2009 Staff Report to City Council
• September 8, 2009 Staff Report to Council CAP Committee
• August 27, 2009 Summary of Staff Recommendations
• August 27, 2009 Staff Report to the Planning Commission
• August 27, 2009 11x17 attachments to Staff Report
• July 23, 2009 Staff Report to the Planning Commission
• Zoning Recommendation Summary
• Tukwila Village Proposals Housing Affordability
• Tukwila Village Projected Apartment Rents
• Tukwila Village Fuller/Sears/Ravenhurst Report
• Tukwila Village Proposals: Significant Differences
• Evaluation Criteria Worksheet
Background Information
• Urban Renewal Overlay Applications
• 2008 Focus Groups and Survey Results
• Tukwila Village Request For Proposals
• Tukwila Village Conceptual Analysis - Metrovation, August 2007
• Tukwila Village Request For Qualifications
• RFQ Application and Instructions
• TIB Real Estate Market Analysis
• 2007 Tukwila Village Demographic Data
• 2007 Tukwila Village Demographic Map
Citizen Participation
We encourage citizen input on the Tukwila Village development through the following opportunities:
(1) Fill out and submit the Tukwila Village Survey. This is a survey to find out what kinds of retail stores, restaurants, services,
and cultural spaces you would like to have there. Your answers will help us tailor the development to your needs.
♦ Fill out the Tukwila Village survey online.
♦ Download a Spanish version of the Tukwila Village survey.
♦ Download a Somali version of the Tukwila Village survey.
(2) On 7/16/08 we held a community meeting in which the top 2 developers presented their proposals.
(3) As Tarragon develops their plan, they will organize one or more
public meetings or focus groups for the developer to hear citizen suggestions.
Sign up for the Tukwila Village email notification list to receive project updates.
Related Links
- GVA Kidder Mathews Market Research
- Enterprise Seattle - Partnerships for Regional Prosperity
- The Puget Sound Economic Forecaster
- Redfin - Real Estate Listings
- Dupre & Scott - Apartment Advisors
- Tukwila International Boulevard Action Committee
- King County Library System
Contact Information:
Derek Speck
Economic Development Administrator
Office of the Mayor
6200 Southcenter Blvd.
Tukwila, WA 98188
Phone: 206 433-1832
