Government

Ryan Hill Neighborhood Study

Study Background

The Ryan Hill neighborhood annexed into the City of Tukwila in 1989 as part of the Fire District #1 annexation.  The neighborhood is located adjacent to Seattle along Interstate 5, with direct freeway access via Boeing Access Road. Over the past 30 years, there have been small additions to the neighborhood but, as a whole, the neighborhood has remained relatively unchanged.  It is located on the eastern wall of the Duwamish River basin and contains sensitive features such as wetlands, streams, and slopes and development challenges such as limited sewer, water, and transportation infrastructure.  The area also is dissected by a 100 foot wide l Seattle Power & Light utility easement

City residents have said they want neighborhoods with:

  • Land use patterns that encourage a strong sense of community;
  • Physical features that preserve and strengthen neighborhood character, and enhance neighborhood quality;
  • Enhancement and revitalization that encourages long term residency and environmental sustainability;
  • High quality pedestrian character with a variety of housing options for residents in all stages of life; and
  • Supportive neighborhood commercial areas and protection from noise impacts.

Development interest within the Ryan Hill neighborhood has gradually been increasing.  Thisis creating the need for a thorough look at the neighborhood including what, if any, land use changes should be made and what types of infrastructure improvements would be required to support potential redevelopment. A comprehensive review and analysis is being undertaken to ensure that development decisions are working collectively to achieve the above goals for the neighborhood and that development-driven infrastructure improvements, such as sewer, water, and roadways, are coordinated and maximized.

 

Study Objectives

Change is inevitable and, with our roaring regional economy, is happening very quickly.  We may not be able to stop change, but we can certainly coordinate how and to what extent it happens.  There are many areas of the Ryan Hill neighborhood that will likely remain the same, but there may be opportunity where development can support the goals for residential neighborhoods such as long-term residency and high quality infrastructure.  This study will take a look at what types of development are feasible within the neighborhood and what types of water, sewer, roadway, and public facility improvements would be required to support any land use changes, should they occur.  This study is a proactive approach to understanding the realities of the area and the desires of its property owners and residents.  The City will provide information on options and costs for supporting neighborhood goals.

 

Process

Step One:  Assess the neighborhood’s existing conditions and constraints, analyze development patterns, and identify infrastructure deficiencies.

Step Two:  Solicit feedback on neighborhood opportunities and challenges from residents, property owners, and stakeholders.

Step Three:  Create three future land use scenarios that reflect input, existing conditions, and development realities.  Prepare infrastructure cost estimates associated with each of the three land use scenarios.

Step Four:   Provide the land use scenarios and their respective implications and development costs to the public; make scenario adjustments, as necessary.

Step Five:  Present public comments on the land use scenarios, infrastructure options, and possible financing strategies to City Council.

Step Six:  Prepare a Comprehensive Plan amendment to adjust zoning in the area, if necessary.

 

Take the Survey

What are your thoughts on the issues and opportunities within the Ryan Hill neighborhood?  Take our brief survey and let us know your thoughts!  The survey will take between 5 to 10 minutes to complete, and your views and insight are an integral part of planning the future of the Ryan Hill neighborhood.

 

Neighborhood Input Meeting

We need your input!  Join us on Wednesday, November 15th from 5pm to 7pm for a neighborhood meeting on the Ryan Hill Study.  Come learn more about this project and provide feedback on the future of the Ryan Hill neighborhood.  We will have flexible input stations with a presentation at 6pm, so stop by, meet the team, and tell us your thoughts.  See you there!

What:  Ryan Hill Neighborhood Input Meeting

When:  Wednesday, November 15 from 5pm to 7pm (Presentation at 6pm)

Where:  Tukwila Community Center, Meeting Room A. 12424 42 Avenue S., Tukwila, WA 98168

 

Contact Us

For more information on the Ryan Hill Study, please contact project manager Brandon Gonzalez, AICP at bgonzalez@ldccorp.com or Nora Gierloff, Deputy Department of Community Development Director, at nora.gierloff@tukwilaWA.gov.