The North of NERA area proposal is intended to support small-scale local entrepreneurship and job opportunities while respecting the existing residential neighborhood and addressing concerns raised throughout the community engagement process.
The draft proposal was shaped through community conversations, survey responses, focus groups, Planning Commission discussions, and analysis of existing neighborhood conditions and airport land use compatibility guidance.
Why is the City Proposing New Zoning?
In 2024, Burien adopted an updated Comprehensive Plan to accommodate future housing and job growth required under state and regional planning policies. As part of that process, the North of NERA area was designated from residential to an employment-oriented land use designation due to its proximity to Seattle-Tacoma International Airport and long-term airport compatibility considerations.
The proposal is intended to:
- Align future land uses with airport compatibility and health considerations;
- Implement the Comprehensive Plan’s direction for employment-oriented uses;
- Support small-scale local businesses and entrepreneurship opportunities;
- Respect the existing residential neighborhood and development pattern;
- Minimize environmental and neighborhood impacts; and
- Reflect community priorities identified throughout the engagement process.
Addressing Community Concerns
Throughout the process, residents expressed concerns about displacement, negative environmental impact, loss of tree canopy large industrial uses, traffic, parking, and neighborhood character. The draft proposal includes several provisions intended to directly respond to those concerns.
Existing Residential Property Rights
The proposal would allow existing homes to remain and continue indefinitely as conforming uses.
Key elements of the proposal include:
- Existing single-family homes would be added to the zoning use table as an allowed use to avoid homes becoming legally nonconforming;
- Existing homes could continue to be maintained, repaired, remodeled, and expanded;
- Existing homes could add an accessory dwelling unit (ADU); and
- Existing developed lots with a single-family home could be rebuilt with a new single-family home if damaged or if desired to be redeveloped.
- The proposal does not require the removal of existing homes or mandate redevelopment.
Environmental Protections
The proposal focuses on small-scale, lower-impact employment uses and does not introduce traditional heavy industrial zoning into the neighborhood.
Protections proposed include:
- Applying the City’s residential tree retention and planting standards, which are among the strongest in Burien;
- All future development would continue to be subject to the recently updated Critical Areas Ordinance (CAO), including protections for wetlands, streams, steep slopes, and environmentally sensitive areas.
- Restrictions on uses with higher risks of groundwater contamination within the Critical Aquifer Recharge Area (CARA); and
- Operational standards intended to reduce impacts related to noise, lighting, odors, traffic, and outdoor storage.
The proposal would prohibit many uses commonly associated with traditional industrial areas, including:
- Heavy industrial uses;
- Large warehouses and distribution centers;
- Data centers;
- Marijuana-related businesses;
- Recycling facilities;
- Car dealerships;
- Heavy equipment rental;
- Gas stations, car washes, and other uses with higher groundwater contamination risk;
- Indoor shooting ranges; and
- Self-storage facilities.
The proposal instead focuses on lower-impact neighborhood-oriented business opportunities.
Proposed New Zoning Districts
The proposal includes three new zoning districts designed specifically for the North of NERA area. These zones are intended to reflect differences in airport compatibility, neighborhood conditions, and appropriate business intensity.
Mixed-Use Business (MU-B)
The MU-B zone implements the Industrial Land Use Comprehensive Plan designation while aligning with Airport Compatibility Zone 6, where residential compatibility is greater.
This district is intended to encourage a more mixed-use, multimodal environment near North SeaTac Park, with opportunities for neighborhood-serving businesses and community gathering spaces.
Neighborhood Business 1 (NB-1)
The NB-1 zone corresponds with Airport Compatibility Zone 4 and is intended to support small-scale, pedestrian-oriented employment uses that are compatible with the surrounding neighborhood.
Neighborhood Business 2 (NB-2)
The NB-2 zone corresponds with Airport Compatibility Zone 2. Because this area experiences greater airport impacts and has fewer pedestrian connections, the zone is intended to accommodate employment-oriented uses with somewhat lower emphasis on pedestrian activity.
Allowed uses would still focus on lower-impact employment and business activity and prohibits traditional industrial development.
| Topic | Mixed-Use Business (MU-B) | Neighborhood Business 1 (NB-1) | Neighborhood Business 2 (NB-2) |
| Goal of the Zone | Create a vibrant mixed-use business environment near the park | Support compatible neighborhood-scale business activity | Support employment uses compatible with the neighborhood airport conditions |
| Residential Uses | Existing homes allowed and one ADU; new multifamily only allowed as part of mixed-use development | Existing homes allowed and one ADU | Existing homes allowed and one ADU |
| New Standalone Residential Development | Not permitted | Not permitted | Not permitted |
| Typical Desired Uses | Restaurants, cafés, recreation uses, markets, artisan manufacturing, entertainment, recreation uses, barber shops, nail salons, artisan retail, maker spaces, plant nurseries | Restaurants, cafés, recreation uses, markets, artisan manufacturing, barber shops, nail salons, artisan retail, maker spaces, plant nurseries | Limited retail and entertainment uses. Flexibility for small production businesses, contractor offices, maker spaces, service businesses. |
| Community Gathering Uses | Strongly encouraged | Encouraged | Limited |
| Walkability Focus | Strong emphasis | Strong emphasis | Lower emphasis |
Thank You for Participating
Thank you to the residents, business owners, property owners, and community members who have participated in this process so far. Community input has directly informed the draft proposal and resulted in significant changes to the zoning approach, including stronger residential protections, limitations on industrial uses, and a greater focus on neighborhood-scale businesses and compatibility.
The City encourages continued participation as the proposal moves through the public review process.
Upcoming public meetings include:
- June 10, 2026 — Planning Commission Briefing
- June 29, 2026 — City Council Briefing
- July 1, 2026 — Virtual Code Amendments Walkthrough
- July 8, 2026 — Planning Commission Public Hearing
Additional project materials, maps, and meeting information are available on the project webpage.
