Tumwater committee forwards mixed‑use housing ordinance to council; vote unanimous

TUMWATER, Wash. — The City of Tumwater General Government Committee on Jan. 8 voted unanimously to place Ordinance 02024-208 on the Jan. 21 City Council consideration calendar with a recommendation to adopt and to authorize the mayor to sign.

Ordinance 02024-208 would amend the municipal code for the General Commercial zone to allow high‑intensity multifamily residential as an outright permitted use when the development is mixed‑use and meets specific density and site‑mix standards. "If you're going to do just residential in a general commercial, it has to be super dense," a planning staff presenter said, summarizing the proposal.

Key provisions in the draft ordinance described at the meeting: - Multifamily residential would be permitted outright in the General Commercial zone only when part of a mixed‑use development that meets a minimum density of 40 dwelling units per acre. - For mixed‑use in the same structure, nonresidential uses (commercial or institutional) must occupy at least 25% of the structure's total square footage. - For mixed‑use on a multi‑building site, at least 40% of the project site must be allocated to nonresidential uses (including associated parking and support areas). - The ordinance replaces the current conditional‑use approach for high‑rise residential in the zone; it does not change the city—s existing height incentive framework for permanently affordable housing that was adopted in earlier code changes.

Planning staff said the 40 units‑per‑acre and 25/40 percent thresholds were chosen after reviewing prior site plans and market considerations; staff described the 40% site allocation as a "gut check" intended to preserve commercial character in limited General Commercial land. The Planning Commission held a public hearing Dec. 10 and recommended approval.

Committee members asked for a map of General Commercial zones, the staff rationale behind the chosen percentages, and whether the change includes any requirement for permanently affordable housing (it does not). Staff said the item addresses a particular redevelopment option and does not, by itself, establish new affordability requirements; broader housing and development‑code updates later this year will examine additional incentives and affordable‑housing tools.

Motion and vote: the committee motion to place Ordinance 02024-208 on the Jan. 21 council calendar with a recommendation to approve and to authorize the mayor to sign passed unanimously; three council members present signified aye.

What’s next: the ordinance will be considered by the full City Council on Jan. 21. Staff said they will provide the zoning map and additional explanatory materials to council as requested.