Burien planners weigh rezoning North of Neera to meet job targets

City of Burien planning staff and outside consultants on Feb. 11 presented zoning options for the North of Neera area meant to implement the city’s recent comprehensive‑plan change and create capacity for about 700 net new jobs over the next 20 years. The presentation described a mismatch between existing RS‑7200 residential zoning and the area’s new industrial land‑use designation and proposed new, consolidated industrial zones and development standards to resolve that inconsistency.

"So the North of Neera is a portion of the city that was changed its designation as part of the periodic update to the comprehensive plan," said Chaney Skadsen, senior planner, who outlined the objectives to rezone the property and develop zoning that can accommodate allocated job growth. Consultants from Burke and BERC Consulting presented three case studies (Sumner, Seattle/Georgetown and Marysville) to illustrate different approaches to mixing employment and limited residential uses.

Why it matters: the city allocated the area about 700 net new jobs—roughly 15% of the citywide total in the plan update—so zoning will be calibrated to ensure sufficient employment capacity. Staff said the industrial designation is coupled with an air‑and‑noise overlay near SeaTac Airport and the city’s critical areas code, which will constrain some uses to protect groundwater and limit incompatible residential development.

Commissioners and consultants discussed a range of potential allowed uses and regulatory tools. Ben Hahn, senior planner with Burke Consulting, described examples such as overlays that encourage maker spaces, live‑work and incubators while limiting predominantly residential projects, and Marysville’s 'flex' zone approach for mixed uses. Commissioners emphasized prioritizing high‑employment uses that help meet the 700‑job target, but also suggested street‑front retail, corner grocery or community‑serving uses that benefit existing residents.

Several commissioners pressed staff on environmental protections. A commissioner asked about the area’s aquifer and critical aquifer recharge area (CARA); staff replied the draft existing‑conditions memo is a living document and that protections in the critical areas ordinance and SEPA review will be applied to address groundwater and other impacts. "There will be safeguards in effect," staff said.

Staff also discussed nonconforming status for existing residences if new zoning restricts residential development: legally permitted homes would typically be grandfathered with limits on expansion, and the city does not intend to acquire or displace property as part of the rezoning. Minimum lot size adjustments and coordination with Public Works on road classifications and right‑of‑way improvements were identified as additional topics staff will analyze.

Public outreach and next steps: staff and consultants plan a public survey, targeted mailings to property owners, roundtables with current business operators and an open house on April 22 to collect feedback before returning to the commission with preferred zoning alternatives. Consultants said they will provide area‑specific data (square feet per employee by use) and liaise with economic colleagues to help commissioners evaluate job‑capacity and fiscal tradeoffs.

The commission did not vote on any ordinance or code change at the meeting; staff said the April meeting will present a preferred alternative informed by the outreach and data analysis.