HomeMy WebLinkAboutPermit L99-0017 - CITY OF TUKWILA - LANDSCAPE CODE AMENDMENTSL99 -0017
LANDSCAPE ZONING CODE AMENDMENTS
COMPREHENSIVE LAND USE PLAN AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
Tukwila City Council Meeting
July 21, 1999
There are two minor changes to the landscape ordinance in your Council packet:
Page 2 -
WHEREAS, Tukwila's City Council held a public hearing on the amendments
on June 21, 1999;
and the sentence at the end of 18.52.050 B. on Page 38 should read -
The property owner shall keep all planting areas free of weeds and trash and replace any
unhealthy or dead plant materials for the life of the project in conformance with the intent
of the approved landscape plan and TMC 8.28.180.
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City of Tukwila
RECEIVED
NOTICE OF
JUN 14 1999
DEVELOPMENT
PUBLIC HEARING
NOTICE IS HEREBY GIVEN THAT THE TUKWILA CITY COUNCIL WILL HOLD A
PUBLIC HEARING ON MONDAY, JUNE .21, 1999, BEGINNING AT 7:00 PM IN THE
COUNCIL CHAMBERS AT TUKWILA CITY HALL, 6200 SOUTHCENTER BLVD.,
TUKWILA, WASHINGTON, TO CONSIDER THE FOLLOWING:
REVISIONS TO THE LANDSCAPE REQUIREMENTS IN THE ZONING CODE
WHICH WOULD SET MINIMUM STANDARDS FOR THE TYPE AND AMOUNT
OF LANDSCAPING TO BE PROVIDED IN TUKWILA'S MULTI - FAMILY,
COMMERCIAL, AND INDUSTRIAL AREAS, AND REQUIRE LANDSCAPE ISLANDS
WITHIN SOME COMMERCIAL PARKING LOTS.
ANY AND ALL INTERESTED PERSONS ARE INVITED TO BE PRESENT TO VOICE
APPROVAL, DISAPPROVAL, OR OPINIONS ON THIS ISSUE. FOR THOSE UNABLE TO
ATTEND THE MEETING IN PERSON, YOU MAY SUBMIT WRITTEN TESTIMONY TO
THE CITY CLERK'S OFFICE UNTIL 5 PM ON MONDAY, JUNE 21,1999.
THE CITY OF TUKWILA STRIVES TO ACCOMMODATE PEOPLE WITH DISABILITIES.
PLEASE CONTACT THE CITY CLERK'S OFFICE BY NOON ON MONDAY IF WE CAN BE
OF ASSISTANCE (206-433-1800 OR TDD 1- 800 - 833 - 6388).
DATED THIS / DAY OF 1999.
CITY OF TUKWILA
E E. CANTU, CMC, CITY CLERK
DATE OF PUBLICATION: SEATTLE TIMES, MONDAY, JUNE 14,1999
City of Tukwila John W. Rants, Mayor
Department of Community Development
MEMORANDUM
TO: Mayor Rants
City Council
FROM: Nora Gierloff, Associate Planner 41
RE: Landscape Ordinance
DATE: June 8, 1999
Steve Lancaster, Director
At the Council meeting on June 7th the Council Members added a reference to the landscape
section of the nuisance chapter in the TMC and set a date of June 215` for the public hearing on
the landscape ordinance. These changes have been incorporated into the attached ordinance
which is now ready for adoption.
C:\Nora's Files\DESNGUID \6 -21 Memo.doc
Attachment J
.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665
MEMORANDUM
TO: Mayor Rants
City Council
FROM: Nora Gierloff, Associate Planner
RE: Landscape Ordinance
DATE: May 27, 1999
At the COW meeting on May 24th the Council Members decided on changes to the landscape
buffer requirements between residential and non-residential uses. These changes have been
incorporated into the attached ordinance which is now ready for adoption.
CANora's Files\DESNGUID\6-7 Memo.doc
c5
Attachment H
•
City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Mayor Rants
City Council
FROM: Nora Gierloff, Associate Plannez(
RE: Proposed Landscape Code Changes
DATE: May 17, 1999
At the COW meeting on May 10th the Council Members asked for additional information on two
issues. The first was how the proposed changes might affect landscaping of detention ponds.
The second was how existing landscape requirements at TMC 18.52.030 had been carried
through into the draft code changes.
On the first issue, neither the current nor draft landscape requirements address planting or
screening of detention ponds, instead they focus on lot perimeter and parking lot landscape
requirements. One option would be to add general language stating that surface stormwater
detention and retention facilities should be screened with landscaping, which would be similar to
the way garbage collection and outdoor storage areas are treated in the code. We could also plan
on providing more specific guidance when we develop new commercial area design guidelines.
An explanation of the second issue is given below. The existing code provisions to be deleted
are listed in bold, followed by explanations of the proposed requirements and options for the
Council.
18.52.030 Special landscape requirements.
The required landscape areas shall be increased by a minimum of 25% or 50% or by
construction of a decorative fence or solid planting screen, to be approved by the Director,
along the applicable front, side and /or rear property line(s) in the following circumstances:
1. 25% increase with a minimum of five feet when:
a. Office use district occurs across the street from a single - family use district,
The 0 and MUO zones already require 15 feet of Type I front yard landscaping (12.5 for
a second front) so they are triple e- minimum 5 foot requirement. One option would be
to increase the landscaping to a ' ype II • this situation.
C:\Nora's Files \DESNGUID\Follow• up Memo.doc
ATTACHMENT F
�I
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431.3665
b. Commercial use district occurs across the street from a single- family use district,
This situation mainly occurs around the isolated RCC and NCC zones. The NCC zone
requires 5 feet of Type I front yard landscaping while the RCC zone requires 20 feet of
front and 10 feet of second front landscaping.
Two options are to increase the landscape Type II and/or increase the landscape width
for NCC to 10 feet. RCC already has the larges ont yard landscape requirement in the
City so increasing it would put an additional burden on the small lots that carry that
zoning.
c. Industrial use district occurs adjacent to an office use district;
This only occurs one place in the City, where MUO is adjacent to TVS near the
southwest corner of Southcenter Parkway and S. 180'h Street. The parcels are not
developed for either office or industrial use and any such development would require
design review.
i"\ An option to match the existing code would be to require 10 feet of Type II landscaping
toc in this situation.
2. 50% increase with a minimum of five feet when industrial use district occurs across
the street from a single - family or multiple - family use district;
The proposed code would increase the C/LI zone's front yard landscape requirement from
12.5 to 15 feet in this situation. This is not a 50% increase, but is consistent with the
requirement in section 4).
The LI and HI zones do not occur near residential zones (except Foster Golf Course
which is zoned LDR is across the River from LI zoning). The TVS zone does not occur
across a street from a residential zone.
In the proposed code the front yard landscape requirement for MIC/L and MIC/H is
increased from 5 to 15 feet if within 50 feet of residential zones.
3. Installation of a solid planting screen within a ten -foot wide landscape strip with a
height of five to eight feet or the construction of a decorative fence, to be approved
by the DCD when:
a. Commercial use district occurs adjacent to a single- family use district,
The proposed code would require that the side and rear landscape widths be increased to
10 feet of Type II landscapin option to more closely match the existing code would
be to require an upgrade to
C: Nora's Files \DESNGUID\Follow• up Memo.doc Page 2
b. Industrial use district occurs adjacent to a single- family or multiple- family use
district;
The proposed code requires 15 feet of Type II landscaping for C/LI, 15 feet of Type III
landscaping for MIC/L and MIC/H and 10 feet of Type III landscaping for TVS. The LI
and HI zones do not occur adjacent to residential zones.
An option would be to require that the landscape type be increased fro II to III for -C .,I
if in proximity to residential zones.
4. 15 feet of landscaping shall be provided when a nonresidential development in a
Commercial/ Light Industrial district or a Manufacturing Industrial Center/Light
district abuts or is across the street from residential uses. This landscaping shall be
outside of any fence used to prevent access to the development in a C/LI and MIC/L
district.
Front, side and rear landscaping widths would be increased to 15 feet in the C/LI and
MIC/L zones when they are within 50 feet of residential zones under the proposed code
revisions.
The Planning Commission elected to strike the requirement that all fences be placed on
the interior side of any required perimeter landscaping (see 18.52.40 F).
„r.
The next step would be for Staff to incorporate any changes into the Planning Commission draft
and return to Council with a final ordinance at a public hearing on June 7h.
C:Wora's Files\DESNGUID\FoIIow up Memo.doc Page 3
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LANDSCAPE CODE REVISIONS
PLANNING COMMISSION RECOMMENDED DRAFT
Ordinance No.
RAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING CITY ZONING
REGULATIONS AS CODIFIED AT TITLE 18 OF THE
TUKWILA MUNICIPAL CODE CREATING NEW LANDSCAPE
STANDARDS AND REQUIREMENTS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila's current development standards do not provide guidance on the type or
amount of landscaping to be provided within perimeter landscape areas or require landscaping within
commercial parking lots; and
WHEREAS, Tukwila's Comprehensive Plan Policies encourage a greater emphasis on landscape
quality; and
WHEREAS, In conjunction with developing new design guidelines and criteria for Tukwila's
commercial and light industrial areas Staff has developed revisions to Tukwila's Zoning Code landscape
standards;
'WHEREAS, These revisions create three landscape types that specify plant number, type and
spacing requirements within perimeter landscape areas; and
'WHEREAS, These revisions specify the minimum amount of landscaping required within
commercial parking lots; and
WHEREAS, the City of Tukwila Planning Commission after holding a public hearing made a
recommendation of approval for adoption of the amendments to the Zoning Code; and
WHEREAS, Tukwila's City Council held a public hearing on the amendments on May 17,
1999;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Ordinance 1830 § 7, Ordinance 1758 § 1 (part) and Ordinance 1865 § 18 as codified at
Section 18.16 are hereby amended to read as follows:
18.16.080 Basic development standards.
Development within the Mixed -Use Office district shall conform to the following listed and
referenced standards:
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MUO BASIC DEVELOPMENT STANDARDS
Lot area per unit, multi - family (except senior 3,000 sq. ft.
citizen housing), minimum
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
• Sides 10 feet
• Sides, if any portion of the yard is_ Ratio of 1.5:1 setback (for every 1.5 feet of
within 50 feet of LDR, MDR, HDR bldg. height, setback 1 foot from property
line) minimum of 10 feet and a maximum of
30 feet
• Rear 10 feet
• Rear, if any portion of the yard is Ratio of 1.5:1 setback (for every 1.5 feet of
within 50 feet of LDR, MDR, HDR bldg. height, setback 1 foot from property
line) minimum of 10 feet and a maximum of
30 feet
Height, maximum 3 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
• Front 15 feet
• Second Front 12.5 feet
• Sides 5 feet
• Sides, if any portion of the yard 10 feet
is within 50 feet of LDR, MDR, HDR
• Rear 5 feet
• Rear, if any portion of the yard is 10 feet
within 50 feet of LDR, MDR, HDR
Recreation space 200 sq.ft. per dwelling unit (1,000 sq.ft.
min.)
Recreation space, senior citizen housing 100 sq. ft. per dwelling unit
Off -street parking:
• Residential (except senior citizen housing) 2 per dwelling unit
• Accessory dwelling unit See Accessory Use section of this chapter
• Office, minimum 3 per 1,000 sq. ft. usable floor area
• Retail, minimum 2.5 per 1,000 sq. ft. usable floor area
• Other uses, including senior citizen housing See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 2. Ordinance 1758 § 1 (part) as codified . at Section 18.18 is hereby amended to read as
follows:
C:1Nora's FileADESNGUID\Landscape Ordinance.doc Page 2
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Draft Landscape Ordinance
18.18.080 Basic development standards.
Development within the Office district shall conform to the following listed and referenced
standards:
OFFICE BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front
• Second front
• Sides
• Sides, if any portion of the yard is within 50 feet
- 1st floor
- 2nd floor
- 3rd floor
• Rear
25 feet
12.5 feet
10 feet
of LDR,MDR, HDR
10 feet
20 feet
30 feet
10 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
10 feet
20 feet
30 feet
3 stories or 35 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
15 feet
12.5 feet
5 feet
10 feet
- 1st floor
- 2nd floor
• 3rd floor
Height, maximum
Landscape requirements(minimum
Front
• Second Front
• Sides
• Sides, if any portion of the yard
is within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Off -street parking:
Residential
• Accessory dwelling unit
Office, minimum
• Retail, minimum
• Other uses
5 feet
10 feet
2 per dwelling unit
See Accessory Use section of this chapter
3 per 1,000 sq. ft. usable floor area
2.5 per 1,000 sq. ft. usable floor area
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Co(p
C:Wora's Files\DESNGUIDU..andscape Ordinance.doc Page 3
follows:
raft Landscape Ordinance
Section 3. Ordinance 1758 § 1 (part) as codified at Section 18.20 is hereby amended to read as
18.20.080 Basic development standards.
Development within the Residential Commercial Center district shall conform to the following
listed and referenced standards:
RCC BASIC DEVELOPMENT STANDARDS
Lot area, minimum 5,000 sq. ft.
Lot area per unit (multi - family), minimum 3,000 sq. ft.
Floor area ratio for all structures 50% maximum
Setbacks to yards (minimum):
• Front 20 feet
• Second front 10 feet
• Sides 5 feet
• Sides, if any portion of the yard 10 feet
is within 50 feet of LDR, MDR, HDR
• Rear 10 feet
Height, maximum 3 stories or 35 feet
Landscape requirements (minimum): All setback areas shall be landscaped.
Required landscaping may include a mix of
plant materials, pedestrian amenities and
features, outdoor cafe -type seating and
similar features, subject to approval. See
Landscape, Recreation, Recycling/Solid
Waste Space chapter for further
requirements
• Front 20 feet
• Second front 10 feet
• Sides, if any portion of the yard 10 feet
is within 50 feet of LDR, MDR, HDR
• Rear, if any portion of the yard 10 feet
is within 50 feet of LDR, MDR, HDR
Recreation space 200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Off-street parking:
• Residential 2 per dwelling unit
• Accessory dwelling unit See Accessory Use section of this chapter
• Office, minimum 3 per 1,000 sq. ft. usable floor area
• Retail, minimum 2.5 per 1,000 sq. ft. usable floor area
• Other uses See TMC 18.56, Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
C:Wora's Files \DESNGUID\Landscape Ordinance.doc Page 4
Draft Landscape Ordinance
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 4. Ordinance 1830 § 13, Ordinance 1758 § 1 (part) and Ordinance 1865 § 25 as codified
at Section 18.22 are hereby amended to read as follows:
18.22.080 Basic development standards.
Development within the Neighborhood Commercial Center district shall conform to the
following listed and referenced standards: In the Tukwila International Boulevard corridor, there
are circumstances under which these basic standards may be waived (see TMC 18.60.030).
Certain setback and landscaping standards may be waived by the director of Community
Development as a Type 2 decision when an applicant can demonstrate that shared parking is
provided. If a project requires a Type 4 approval process, certain setbacks and landscaping may
be waived by the BAR when an applicant can demonstrate that the number of driveways is
reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian
space is provided. Landscaping and setback standards may not be waived on commercial
property sides adjacent to residential districts. See the Tukwila In;.;rnational Boulevard Design
Manual for more detailed directions.
NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen housing ,
minimum
Setbacks to yards, minimum
• Front
• Second front
Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Height, maximum
Landscape requirements (minimum):
• Front(s)
• Sides
• Sides, if any portion of the yard is
C :Wora's Files\DESNGUID\Landscape Ordinance.doc Page 5
,
• Draft Landscape Ordinance
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space, senior citizen housing
Off street parking
• Residential (except senior citizen housing)
• Accessory dwelling unit
Office
• Retail
Manufacturing
Warehousing
Other uses, including senior citizen housing
None
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
100 sq. ft. per dwelling unit
2 per dwelling unit
See Accessory Use section of this chapter
3 per 1,000 sq.ft. usable floor area
minimum
2.5 per 1,000 sq.ft. usable floor area
minimum
1 per 1,000 sq.ft. usable floor area
minimum
1 per 2,000 sq.ft. usable floor area
minimum
See TMC 18.56 Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2)TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 5. Ordinance 1758 § 1 (part) and Ordinance 1865 § 31 as codified at Section 18.24 are
hereby amended to read as follows:
18.24.080 Basic development standards.
Development within the Regional Commercial district shall conform to the following listed and
referenced standards. In the Tukwila International Boulevard corridor, there are circumstances
under which these basic standards may be waived (see TMC 18.60.030). Certain setback and
landscaping standards may be waived by the director of Community Development as a Type 2
decision when an applicant can demonstrate that shared parking is provided. If a project requires
a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when
an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is
increased, joint use of parking facilities is allowed or pedestrian oriented space is provided.
Landscaping and setback standards may not be waived on commercial property sides adjacent to
residential districts. See the Tukwila International Boulevard Design Manual for more detailed
directions. See also Chapter 18.50, Supplemental Development Regulations.
RC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family, except senior
citizen housing), minimum
C:Wora's Files\DESNGUID\Landscape Ordinance.doc Page 6
2,000 sq.ft.
Where the height limit is 6 stories:622 sq.ft.
Where the height limit is 10 stories:512 sq.ft.
cool .
Draft Landscape Ordinance
Setbacks to yards, minimum
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
When 3 or more stories
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
When 3 or more stories
Height, maximum
Landscape requirements (minimum):
• Front(s)
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space, senior citizen housing
Off Street Parking
• Residential
• Office
• Retail
• Manufacturing
• Warehousing
• Other uses, including senior citizen housing
20 feet
10 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 30 feet
30 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 30 feet
30 feet
3 stories or 35 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements c.'lapter for
further requirements
10 feet
5 feet
10 feet
None
10 feet
200 sq.ft per dwelling unit
(1,000 sq.ft. min.)
100 sq.ft per dwelling unit
2 per dwelling unit
3 per 1,000 sq.ft. usable floor area minimum
2.5 per 1,000 sq.ft. usable floor area
minimum
1 per 1,000 sq.ft. usable floor area minimum
1 per 2,000 sq.ft. usable floor area minimum
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor,
dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and
Federal standards for water quality and hazardous materials. In addition, all development subject
to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated
to determine whether adverse environmental impacts have been adequately mitigated.
Section 6. Ordinance 1830 § 19 and Ordinance 1758 § 1 (part) as codified at Section 18.26 are
hereby amended to read as follows:
C:\Nora's Files \DESNGUID\Landscape Ordinance.doc Page 7
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18.26.080 Basic development standards.
Development within the Regional Commercial Mixed Use district shall conform to the following
listed and referenced standards:
RCM BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family), minimum 3,000 sq. ft.
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Sides 10 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 10 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
- 2nd floor
-3rd floor
Height, maximum
Landscape requirements (minimum):
• Front(s)
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space, senior citizen housing
Off street parking
• Residential
• Office
• Retail
• Manufacturing
• Warehousing
• Other uses, including senior citizen housing
10 feet
20 feet
30 feet
3 stories or 35 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
10 feet
5 feet
10 feet
None
10 feet
200 sq.ft. per dwelling unit, 1,000 sq.ft. min.
100 sq.ft. per dwelling unit
2 per dwelling unit
3 per 1,000 sq.ft. usable floor area minimum
2.5 per 1,000 sq.ft. usable floor
area minimum
1 per 1,000 sq.ft. usable floor area minimum
1 per 2,000 sq.ft. usable floor area minimum
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
C:Wora's Files\DESNGUID\Landscape Ordinance.doc Page 8
Draft Landscape Ordinance
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 7. Ordinance 1830 § 22 and Ordinance 1758 § 1 (part) as codified at Section 18.28 are
hereby amended to read as follows:
18.28.080 Basic development standards.
Development within the Tukwila Urban Center district shall conform to the following listed and
referenced standards:
TUC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family, except senior 2,000 sq. ft.
citizen housing), minimum
Setbacks to yards,minimum
• Front 15 feet
• Second front 15 feet
• Sides 10 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
▪ 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 10 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
• 1st floor
- 2nd floor
- 3rd floor
Height, maximum
Landscape requirements, minimum
• Fronts
• Sides
• Sides - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Recreation space
Recreation space, senior citizen housing
Off Street Parking
• Residential (except senior citizen housing)
• Office
• Retail
C:Wora's Files\DESNGUID\Landscape Ordinance.doc Page 9
10 feet
20 feet
30 feet
115 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
15 feet; required landscaping may include a
mix of plant materials, pedestrian amenities
and features, outdoor cafe -type seating and
similar features, subject to approval as a
Type 2 special permission decision.
None
10 feet
None
10 feet
200 sq.ft. per dwelling unit, 1,000 sq.ft. min.
100 sq.ft. per dwelling unit
2 per dwelling unit
3 per 1,000 sq.ft. usable floor
area minimum
4 per 1,000 sq.ft. usable floor area
�2.
'.aft Landscape Ordinance
minimum
• Manufacturing 1 per 1,000 sq.ft. usable floor area
minimum
• Warehousing 1 per 2,000 sq.ft. usable floor area
minimum
• Other uses, including senior citizen housing See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 8. Ordinance 1758 § 1 (part) as codified at Section 18.30 is hereby amended to read as
follows:
18.30.080 Basic Development Standards
Development within the Commercial Light Industrial district shall conform to the following
listed and referenced standards:
C/LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
• Second front if any portion of the yard is 15 feet
within 50 feet of LDR, MDR, HDR
• Sides 5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 15 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 15 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further
requirements
• Fronts 12.5 feet
• Fronts — if any portion of the 15 feet
yard is within 50 feet of LDR, MDR, or HDR
• Sides 5 feet
• Sides - if any portion of the yard 15 feet
is within 50 feet of LDR, MDR, or HDR
C:Wora's Files\DESNGUID\Landscape Ordinance.doc Page 10
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• Rear
• Rear - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off street parking
• Residential
• Office
• Retail
• Manufacturing
• Other Uses
None
15 feet
2 per dwelling unit
3 per 1,000 sq. ft. usable floor area min.
2.5 per 1,000 sq.ft. usable floor area min.
1 per 1,000 sq.ft. usable floor area min.
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 9. Ordinance 1758 § 1 (part) as codified at Section 18.32 is hereby amended to read as
follows:
18.32.080 Basic development standards.
Development within the Light Industrial district shall conform to the following listed and
referenced standards:
LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
• Sides 5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
-3rd floor 30 feet
• Rear 5 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further
• Fronts
• Sides
• Sides - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
C:\Nora's Files \DESNGUID \Landscape Ordinance.doc Page 11
requirements
12.5 feet
None
10 feet
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• Rear
• Rear - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off street parking
• Warehousing
• Office
• Retail
• Manufacturing
• Other Uses
None
10 feet
1 per 2,000 sq.ft. usable floor area min.
3 per 1,000 sq. ft. usable floor area min.
2.5 per 1,000 sq. ft. usable floor area min.
1 per 1,000 sq. ft. gross floor area min.
See TMC 18.56, Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor,
dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and
Federal standards for water quality and hazardous materials. In addition, all development subject
to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated
to determine whether adverse environmental impacts have been adequately mitigated.
Section 10. Ordinance 1793 § 2 and Ordinance 1758 § 1 (part) as codified at Section 18.34 are
hereby amended to read as follows:
18.34.080 Basic development standards.
Development within the Heavy Industrial district shall conform to the following listed and
referenced standards:
HI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
• Sides 5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor
- 3rd floor
• Rear
20 feet
30 feet
5 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 115 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further
• Fronts
• Sides
• Sides - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear
C:Wora's Files\DESNGUIDU.andscape Ordinance.doc Page 12
requirements
12.5 feet
None
10 feet
None
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• Rear - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off Street Parking
• Warehousing
• Office
• Retail
• Manufacturing
• Other Uses
follows:
10 feet
1 per 2,000 sq.ft. usable floor area min.
3 per 1,000 sq. ft. usable floor area min.
2.5 per 1,000 sq. ft. usable floor area min.
1 per 1,000 sq. ft. usable floor area min.
See TMC 18.56, Off-street Parking & Loading
Regulations
Section 11. Ordinance 1758 § 1 (part) as codified at Section 18.36 is hereby amended to read as
18.36.080 Basic Development Standards
Development within the Manufacturing Industrial Center/Light Industrial district shall conform
to the following listed and referenced standards:
MIC/L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Second front if any portion of the yard is 15 feet
within 50 feet of LDR, MDR, HDR
• Sides None
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 15 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear None
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
- 2nd floor
- 3rd floor
Height, maximum
Landscape requirements (minimum):
• Fronts
• Fronts - if any portion of the
yard is within 50 feet of LDR, MDR, or HDR
• Sides None
• Sides - if any portion of the yard 15 feet
is within 50 feet of LDR, MDR, or HDR
• Rear None
• Rear - if any portion of the yard 15 feet
is within 50 feet of LDR, MDR, or HDR
Off Street Parking
15 feet
20 feet
30 feet
4 stories or 45 feet
See Landscape, Recreation, Recycling/Solid
Waste Space requirements chapter for further
requirements
5 feet
15 feet
C:Wora's Files\DESNGUID\Landscape Ordinance.doc Page 13
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• Warehousing
• Office
• Manufacturing
• Other Uses
'aft Landscape Ordinance
1 per 2,000 sq.ft. usable floor area min.
3 per 1,000 sq.ft. usable floor area min.
1 per 1,000 sq. ft. floor area min.
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 12. Ordinance 1758 § 1 (part) as codified at Section 18.38 is hereby amended to read as
follows:
18.38.080 Basic Development Standards
Development within the Manufacturing Industrial Center/Heavy Industrial district shall conform
to the following listed and referenced standards:
MIC/H BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Second front if any portion of the yard is 15 feet
within 50 feet of LDR, MDR, HDR
• Sides None
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 15 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear None
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 15 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 125 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid
• Fronts
• Fronts - if any portion of the
yard is within 50 feet of LDR, MDR, or HDR
• Sides
• Sides - if any portion of the yard
is within 50 feet of LDR, MDR, or HDR
• Rear
C :Wora's Files'DESNGUID\Landscape Ordinance.doc Page 14
Waste Space requirements chapter
for further requirements
5 feet
15 feet
None
15 feet
None
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• Rear - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off Street Parking
• Warehousing
• Offices
• Manufacturing
• Other Uses
15 feet
1 per 2,000 sq. ft. usable floor area min.
3 per 1,000 sq. ft. usable floor area min.
1 per 1,000 sq.ft. usable floor area min.
See TMC 18.56 Off- street Parking &
Loading Regulations
Section 13. Ordinance 1830 § 27 and Ordinance 1758 § 1 (part) as codified at Section 18.40 are
hereby amended to read as follows:
18.40.080 Basic development standards.
Development within the Tukwila Valley South district shall conform to the following listed and
referenced standards:
TVS BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family), minimum 2,000 sq. ft.
Setbacks to yards, minimum
• Front 25 feet
• Second front 15 feet
• Sides 5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
▪ 2nd floor 20 feet
▪ 3rd floor 30 feet
• Rear 5 feet
Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
• 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 115 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid
Waste Space requirements chapter for
further requirements
• Fronts 15 feet
• Sides
• Sides - if any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear None
• Rear - if any portion of the yard is 10 feet
within 50 feet of LDR, MDR, or HDR
Required landscaping may include a mix of
plant materials, pedestrian amenities and
features, outdoor cafe -type seating and
similar features, subject to approval as a
Type 2 special permission decision.
None
10 feet
C:Wora's Files\DESNGUID\Landscape Ordinance.doc
Page 15
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Recreation space
Recreation space, senior citizen housing
Off Street Parking
• Residential (except senior citizen housing)
• Office
• Retail
• Manufacturing
• Warehousing
• Other Uses, including senior citizen housing
200 sq. ft. per dwelling unit,
1,000 sq. ft. min.
100 sq.ft per dwelling unit
2 per dwelling unit
3 per 1,000 sq. ft. usable floor area min.
4 per 1.000 sq. ft. usable floor area min.
1 per 1,000 sq. ft. usable floor area min.
1 per 2,000 sq. ft. usable floor area min.
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Section 14. TMC Chapter 18.52 is hereby amended to read as follows:
Chapter 18.52 LANDSCAPE, RECREATION, RECYCLING /SOLID WASTE
SPACE REQUIREMENTS
Sections:
18.52.010 Purpose.
18.52.020 Perimeter Landscaping requirements by zone district.
18.52.030 Perimeter Landscape Types.
18.52.035 Interior parking lot landscaping requirements.
18.52.040 General landscaping and screening requirements.
18.52.050 Landscape plan requirements.
18.52.060 Recreation space requirements.
18.52.065 Lighting.
18.52.070 Recycling storage space for residential uses
18.52.080 Recycling storage space for non - residential uses.
18.52.090 Design of collection points for garbage and recycling containers.
18.52.010 Purpose.
The purpose of this chapter is to establish minimum requirements for landscaping to promote
safety, to provide screening between incompatible land uses, to mitigate the adverse effects of
development on the environment, and to improve the visual environment for resident and
nonresident alike.
18.52.020 Perimeter Landscaping requirements by zone district.
In the various zone districts of the City, landscaping in the front, rear and side yards shall be
provided as established by the various zone district chapters of this title. These requirements are
summarized in the table below.
-19
C:\Nora's Files\DESNGUID\Landscape Ordinance.doc Page 16
Draft Landscape Ordinance
Perimeter Landscape Requirements
Zoning
Districts
Front Yard
(Second front)
Landscape Type
for Fronts
Side
Yard
Rear
Yard
Landscape Type
for Side/Rear
MDR
15 1
Type I
10
'
10
Type I
HDR
15 1
Type I
10
.
10
Type I
MUO
15 (12.5)
Type 1
5 3
5'
Type I
0
15 (12.5)
Type I
5 3
5 3-
Type I
RCC
20 (10) 2
Type I
5 3
10
Type II
NCC
5
Type I
0 3
0'
Type II
RC
10
Type I
5 3
0'
Type II
RCM
10
Type I
5 3
0 3
Type II
TUC
152
Type Is
03
03
Type II
C/LI
12.5 4
Type IS
5 4
0 4
Type II
LI
12.5
Type II
0 3
0 3
Type III •
HI
12.5
Type II
0 3
0 3
Type III
MIC/L
54
Type II
04
04
Type III
MIC/H
5'
Type II
0 4
0 4
Type III
TVS
152
Type II
03
03
Type III
Notes:
1 Minimum required front yard landscaped areas in the MDR and HDR zones may have up to
20% of their required landscape area developed for pedestrian and transit facilities upon
approval as a Type 2 special permission decision.
2 Required landscaping may include a mix of plant materials, pedestrian amenities and
features, outdoor cafe -type seating and similar features, subject to approval as a Type 2
special permission decision. Required plant materials will be reduced in proportion to the
amount of perimeter area devoted to pedestrian oriented space.
3 Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR
4 Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR
5 Increased to Type II if the front yard contains truck loading bays, service areas or outdoor
storage.
The landscape perimeter may be averaged if the total required square footage is achieved, unless
the landscaping requirement has been increased due to proximity to LDR, MDR or HDR.
Landscape perimeter averaging may be allowed as a Type 2 special permission decision if all of
the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank building
walls;
2. Perimeter averaging enables significant trees or existing built features to be retained;
3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint
use of parking facilities between neighboring businesses;
C :Wow's Files\DESNGUID1Landscape Ordinance.doc Page 17
Draft Landscape Ordinance
4. Width of the perimeter landscaping is not reduced to the point that activities on the site
become a nuisance to neighbors;
5. Averaging does not diminish the quality of the site landscape as a whole.
18.52.030 Perimeter Landscape Types
A. Type I landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes, provide a light visual separation
between uses and zoning districts, screen parking areas, and allow views to building
entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 30 lineal feet of required perimeter excluding curb cuts; and
b. One shrub for each 7 lineal feet of required perimeter excluding curb cuts or a
planted berm at least 24 inches high; and
c. Living groundcover to cover 90% of the landscape area within three years.
B. Type II landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes, provide a moderate visual separation
between uses and zoning districts, screen blank building walls and parking areas, and
allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 20 lineal feet of required perimeter excluding curb cuts; and
b. One shrub for each 5 lineal feet of required perimeter excluding curb cuts; and
c. Living groundcover to cover 90% of the landscape area within three years.
C. Type III landscape perimeter
1. Purpose is to provide extensive visual separation between industrial areas and nearby
residential areas.
2. Plant materials shall consist of the following
a. One tree per 20 lineal feet of required perimeter excluding curb cuts; and
b. Shrubs to provide a solid planting screen with a height of five to eight feet or a
solid wooden fence or masonry wall to be approved by the Community
Development Director; and
c. Living groundcover to cover 90% of the landscape area within three years.
D. Plant material requirements:
1. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls,
2. Deciduous trees shall be used to allow visual access to entryways, signage and
pedestrian use areas;
3. Evergreen shrubs shall be used to screen parking lots along street frontages;
4. In perimeters located adjacent to residential zones 75% of trees and shrubs shall be
evergreen.
5. Evergreen trees shall be a minimum of 6 feet in height at time of planting.
6. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined
according to the American Standard for Nursery Stock.
7. Shrubs shall be at least 18 inches in height at time of planting.
8. Existing vegetation may be used to meet the requirements of this chapter. All
significant trees located within any required perimeter landscaping area which are not
dead, dying, or diseased and which do not pose a safety ha72rd as determined by the
Community Development Director shall be retained.
C :Wora's Files\DESNGUID\Landscape Ordinance.doc Page 18
8i
.� :
.--� Draft Landscape Ordinance
9. The classification of plant material as trees, shrubs and evergreens shall be as listed in
the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada.
18.52.035 Interior parking lot landscaping requirements.
Landscaping within parking areas shall be provided as shown below.
A. Requirements for each distinctly separate parking area within the MDR and HDR zones:
1. For areas with up to 20 parking stalls per parking area no interior landscaping is
required.
2. For areas with 21 - 40 parking stalls per parking 7 square feet of interior
landscape area is required for each parking stall.
3. For areas with more than 40 parking stalls per parking area 12 square feet of interior
landscape area is required for each parking stall (see Multi- Family Design Guidelines,
Site Planning Section, No. 31 for the normal 15 square feet to be provided).
4. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide
with an average width of 5 feet.
B. Requirements for parking lots within the 0, MUO, RCC, and NCC zones:
1. For lots with up to 20 parking stalls, no interior landscaping is required.
2. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior landscape
area is required for each parking stall over 20.
3. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior
landscape area plus 15 square feet for each parking stall over 40 is required. For areas
placed behind buildings or otherwise screened from streets, parks and City trails the
interior landscape requirement is reduced to a minimum of 200 square feet plus 10
square feet for each parking stall over 40.
C. Requirements for parking lots within the RC, RCM, TUC, C/LI and TVS zones:
1. For areas adjacent to public or private streets a minimum of 15 square feet of
landscaping is required for each parking stall.
2. For areas placed behind buildings or otherwise screened from streets, parks and City
trails a minimum of 10 square feet of interior landscape area is required for each
parking stall.
D. Planting Standards:
1. Interior landscape islands shall be distributed to break up expanses of paving.
Landscaped areas shall be placed at the ends of each interior row in the parking area
with no stall more than 10 stalls or 100 feet from a landscape area.
2. The minimum size for interior parking lot planting islands is 100 square feet.
3. Planting islands shall be a minimum of 6 feet in any direction and generally the
length of the adjacent parking space.
4. Raised curbs or curb stops shall be used around the landscape islands to prevent plant
material from being struck by automobiles.
5. A minimum of 1 evergreen or deciduous tree is required per landscape island with the
remaining area to contain a combination of shrubs, living groundcover and mulch.
18.52.40 General landscape and screening requirements.
C:\Nora's Files\DESNGUID\Landscape Ordinance.doc Page 19
:
g2
'raft Landscape Ordinance
A. Appropriate Plant Materials. New plant materials shall include native species or non-
native species that have adapted to the climatic conditions of the Puget Sound Region. Drought
resistant species are encouraged, except where site conditions within the required landscape
areas assure adequate moisture for growth. Grass may be used as a groundcover where existing
or amended soil conditions assure adequate moisture for growth. Landscape perimeter trees
should be selected for compatibility with existing plant material or street trees.
B. Coverage Standards. All landscaped areas in the MDR and HDR zones (including shrub
beds) shall achieve 90% live ground coverage in three years and all areas not occupied by a
building (including surface parking areas) shall achieve 40% horizontal tree coverage in ten
years.
C. Visibility. The landscaping shall not obstruct view from or into the driveway, sidewalk
or street. Landscape design shall allow for surveillance from streets and buildings and avoid
creating areas that might harbor criminal activity. No shrubs shall be planted or allowed to grow
over two feet in height within thirty feet of intersecting curblines or pavement edges (see TMC
11.36.040). No tree may be planted within two feet of a sidewalk or pavement edge.
D. Outside Storage Areas. Outdoor storage shall be screened from abutting public and
private streets and from adjacent properties. Such screens shall be a minimum of eight feet high
and not less than 60% of the height of the material stored. Said screens shall be specified on the
plot plan and approved by the Community Development - Director. Except in the MDR and HDR
zones, where outdoor storage shall be fully screened from all public roadways and adjacent
parcels with a sight obscuring structure equal in height to the stored objects and with a solid
screen of exterior landscaping. A top screen cover may be exempted if the item(s) has a finished
top and an equivalent design quality is maintained. The screening structure shall reflect building
architecture as determined by the BAR to be appropriate.
E. Ground level mechanical equipment and garbage storage areas shall be screened with
evergreen plant materials and/or fences or masonry walls.
F. Lighting. Trees shall not be planted in locations where they would obstruct existing or
planned street or site lighting.
G. Automatic irrigation. All landscape areas shall be served by an automatic irrigation
system. Water conservation features such as moisture sensors with automatic rain shut -off
devices, automatic timers, pressure regulating devices, backflow prevention devices, separate
irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant
conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and
overspray onto adjacent property, non irrigated areas and impervious surfaces.
H. Utility Easements. Utility easements and other similar areas between property lines and
curbing shall be landscaped and/or treated with dust and erosion control planting or surfacing
such as evergreens, groundcover, shrubs, trees, sod or a combination of similar materials. In
areas of overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed.
Trees should not be planted within 10 feet of underground water, sewer or storm drainage pipes.
18.52.050 Landscape plan requirements.
A Washington State licensed landscape architect shall prepare and stamp the landscape plans in
accordance with the standards herein. Detailed plans for landscaping and screening shall be
submitted with plans for building and site improvements. Included in the plans shall be type,
spacing and location of plants and materials and the location of irrigation systems.
C:\Nora's Files\DESNGUID \Landscape Ordinance.doc Page 20
83
Draft Landscape Ordinance
Installation of the landscaping and screening shall be completed and a Landscaping Declaration
submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If
necessary due to weather conditions or construction scheduling the installation may be postponed
to the next planting season if approved by the Community Development Director and stated on
the building permit. A performance assurance device equal to 150 percent of the cost of the labor
and materials must be provided to the City before the deferral is approved. The property owner
shall keep all planting areas free of weeds and trash and replace any unhealthy or dead plant
materials for the life of the project in conformance with the intent of the approved landscape
plan.
18.52.060 Recreation space requirements.
In all MDR and HDR zoning districts, any proposed multiple - family structure, complex or
development shall provide on the premises and for the use of the occupants a minimum amount
of recreation space according to the following provisions:
1. Required Area.
a. For each proposed dwelling unit in the multiple - family development, a minimum of 400
square feet (100 square feet for senior citizen housing) of recreation space shall be provided.
Any multiple - family structure, complex or development shall provide a minimum of 1,000
square feet of total recreation space;
b. The front, side and rear yard setback areas required by the applicable zoning district shall
not qualify as recreation space;
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or covered space in
standard multi - family developments. Senior citizen housing must have at least 20% indoor or
covered space;
b. The Board of Architectural Review may grant a maximum of two square feet of
recreation space for each one square foot of extensively improved indoor recreation space
provided. Interior facility improvements would include a full range of weight machines, sauna,
hot tub, large screen television and the like.
3. Uncovered Space.
a. A minimum of 50% of the total required recreation space shall be open or uncovered, up
to 100% of the total requirement may be in open or uncovered recreation space in standard multi-
family developments. Senior citizen housing allows up to 80% of recreation space to be
outdoors and has no minimum outdoor space requirement;
b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that
the proposed space design clearly facilitates and encourages the anticipated use as endorsed by
the Director.
c. The Board of Architectural Review may grant a maximum credit of two square feet of
recreation space for each one square foot of outdoor pool and surrounding deck area.
4. General Requirements.
a. Multiple - family complexes (except senior citizen housing) which provide dwelling units
with twd or more bedrooms shall provide adequate recreation space for children with at least one
space for the 5 -to -12 -year old group. Such space shall be at least 25% but not more than 50% of
the total recreation space required under TMC 18.52.060.1, and shall be designated, located and
maintained in a safe condition;
C:\Nora's Files \DESNGUID\L.andscape Ordinance.doc Page 21
,. _
)raft Landscape Ordinance
b. Adequate fencing, plant screening, or other buffer shall separate the recreation space
from parking areas, driveways or public streets.
c. The anticipated use of all required recreation areas shall be specified and designed to
clearly accommodate that use.
18.52.065 Lighting z
Parking and loading areas shall include lighting capable of providing adequate illumination for \ m z
• security • and safety. Lighting standards shall be in scale with the height and use of the associated re
structure. Any illumination, including security lighting, shall be directed away from adjoining D
properties and public rights -of -way. ° o
In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall be .J '
provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with w o
lighting bollards. 2
J
18.52.070 Recycling g P storage space for residential uses u) D
Apartment and condominium developments over six units shall provide 1 -1/2 square feet of I w
recycling storage space per dwelling unit and located in collection points as follows: z
1. No dwelling unit within the development shall be more than 200 feet from a collection z o
point; w w
2. Collection points shall be located so that hauling trucks do not obstruct pedestrian or 0 o
vehicle traffic on -site, or project into any public right -of -way; o P,
3. Collection points shall not be located in any required setback or landscape area. w
ww
U
18.52.080 Recycling storage space for non - residential uses. o,
A. Recycling storage space for non - residential uses shall be provided at the rate of at least: w z
1. Two square feet per every 1,000 square feet of building gross floor area in office, o i'
medical, professional, public facility, school and institutional developments;
17- ~'
2. Three square feet per every 1,000 square feet of building gross floor area in
manufacturing, industrial and other non - residential uses not specifically mentioned in these
requirements;
3. Five square feet per every 1,000 square feet of building gross floor area in retail �.
developments.
B. Outdoor collection points shall not be located in any required setback or landscape area;
C. Collection points shall be located in a manner so that hauling trucks do not obstruct
pedestrian or vehicle traffic on -site, or project into any public right -of -way.
18.52.090 Design of collection points for garbage and recycling containers
Residential and non - residential collection points shall be designed as follows:
1. An opaque wall or fence of sufficient size and height to provide complete screening shall
enclose any outside collection point. Architectural design shall be consistent with the design of
the primary structure(s) on the site;
2. Collection points shall be identified by signs not to exceed two square feet;
3. Weather protection of recyclables and garbage shall be ensured by using weather -proof
containers or by providing a roof over the storage area.
C:\Nora's Files \DESNGUID \Landscape Ordinance.doc Page 22
�S .
Draft Landscape Ordinance
Sect: .3n 15. Ordinance 1819 § 1 (part) as codified at Section 18.70 is hereby amended to read as
follows:
18.70.090 Nonconforming landscape areas.
A. Adoption of the landscaping regulations contained in this title shall not be construed to
require a change in the landscape improvements for any legal landscape area which existed on
the date of adoption of this title, unless and until a change of use or alteration of the structure
requiring Board of Architectural Review approval is proposed (see TMC 18.60).
B. At such time as a change requiring approval by the Board of Architectural Review is
proposed for a use or structure, and the associated premises does not comply with the landscape
requirements of this title, a landscape plan which conforms to the requirements of this title shall
be submitted to the Board of Architectural Review for approval as a Type 4 decision,.prior to
issuance of a building permit. The BAR may modify the standards imposed by this title when, in
their judgment, strict compliance with the landscaping standards of this code would create
substantial practical difficulties, the existing and proposed additional landscaping and screening
materials together will adequately screen or buffer possible use incompatibilities, soften the
barren appearance of parking or storage areas, and/or adequately enhance the premises
appropriate to the use district and location of the site.
Section 16. Repealer. Ordinance 1758 § 1 (part) and Ordinance 1830 § 29 as codified at TMC
18.52 are hereby repealed.
Section 17. Severability. Should any section, paragraph, sentence, clause or phrase of this
ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise
invalid for any reason, or should any portion of this ordinance be pre - empted by state or federal law or
regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this
ordinance or its application to other persons or circumstances.
Section 18. Effective. Date. This ordinance or a summary thereof shall be published in the
official newspaper of the City, and shall take effect and be in full force five (5) days after passage and
publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of , 1999.
John W. Rants, Mayor
ATTEST /AUTHENTICATED:
Jane E. Cantu, City Clerk
APPROVED AS TO FORM:
By
Office of the City Attorney
C:\Nora's Files \DESNGUID\Landscape Ordinance.doc Page 23
l(p
Draft Landscape Ordinance
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
C:Wora's Files\DESNGUID\Landscape Ordinance.doc Page 24
�� .
Pam Carter, 10:18 AM x/7/99, Re: landscape requirements
To: "Pam Carter" <pmcarter @jps.net>
From: Tukwila Department of Community Development
<tukplan @ci.tukwila.wa.us>
Subject: Re: landscape requirements
Cc:
Bcc:
X- Attachments:
Hi Pam,
Our current approach to landscape enforcement is to fill out an RFA on a
complaint basis, we don't have a system of periodic inspections. It
wouldn't hurt to add a line to the ordinance to point out the enforcement
authority at 8.28.180, though I don't think that it would be required in
order for the Code Enforcement Officer to invoke that authority. I'll make
copies of that section for your discussion tonight.
It does look like we ought to revise that reference to CM, that was the
planned business park zone that is now part of TUC.
Nora Gierloff
At 12:26 AM 6/7/99 -0700, you wrote:
>Nora,
>I have what I hope is a simple question. On page 42 of the Council's
agenda
>packet (page 17 of draft ordinance) 18.52.050.B the last sentence contains
a
>requirement that the landscaping be maintained for the life of the
project.
>That's very good. My question is whether we need to have an enforcement
>clause. I realize that failure to maintain landscaping is deemed a
nuisance
>in the TMC at 8.28.180. So do we need refer to 8.28.180, say that it will
be
>considered a nuisance, & /or say that it will be enforced as in 8.28.230?
Or
>is it fine just the way it is?
>While we're discussing nuisances, that nuisance section 8.28.180 needs
>revised as it refers to zoning designation C -M. I'm not sure what current
>zoning corresponds to that designation.
>Pam Carter
Printed for Tukwila Department of Community Development <tuk...
1
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Mayor Rants
City Council
FROM: Steve Lancaster, DCD Director
RE: Draft Landscape Code Changes
DATE: May 4, 1999
In February staff presented a draft revision to the Zoning Code landscape standards and a
proposed process for reviewing the changes to the Community Affairs and Parks
Committee. The Committee suggested some changes and forwarded the draft to the
Planning Commission for a recommendation. The CAP minutes for that meeting are
Attachment B to this packet.
The Planning Commission then held a work session and public hearing to formulate their
recommended changes to the landscape standards. Attachment C to this packet is the
staff report for the Planning Commission's March 25th public hearing and Attachment D
is the strikeout/underline version of their recommended changes. Explanations of the
proposed changes are given in shaded boxes at the beginning of each section.
The last Attachment contains diagrams of the three different landscape types referenced
in the new code language. They have been revised to address Planning Commission
concerns raised during the review process.
C:Wora's Files\DESNGUID\Landscape Memo.doc
[3
Attachment A
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • .Fax (206) 431-3665
Community Affairs and Parks Committee .
Tuesday, February 16, 1999 ' -
Present: Steve Mullett; Pam Linder, Joan Hernandez; John McFarland; Don Williams; Steve Lancaster;
Evelyn Boykan; Nora Gierloff; Kirstie Weaver, Rhonda Berry
1. Human Services Roundtable. Evie distributed a list of "pros" and "cons" for continued
membership in the Roundtable. Joan expressed interest in remaining a part of the group, but would
like to see broader representation from suburban cities. Steve M. Inquired as to the purpose of the
group and whether it was meeting its stated mission. He felt that the investment of time, on the
part of Council members as well as staff, was more of an issue than the membership fee. Pam
concurred and stated that she felt the money could probably be used elsewhere. She also voiced
concern about the large contingent from the City of Seattle that repeatedly comes to the meetings,
uses most of the group's time to further issues that are of import only to Seattle, then leave the
meeting before hearing from the other cities' representatives. Joan spoke in favor of retaining
membership and forwarding Council's concerns to the Roundtable. It was agreed that Evie and
Pam will attend the next Roundtable meeting on February 23 and carry forward Council's
concerns. Further committee discussion will depend on the reaction at the 2/23 meeting.
2. Contract for Services -- Southwest King County Chamber of Commerce. The draft contract,
was reviewed. Joan thanked the Chamber for the participation of it's Marketing Director on the
Equity and Diversity Commission, and requested that either an alternate be appointed from the
Chamber staff to attend those meetings that Ms. Narcisse could not, or that her workload be
adjusted to enable her to attend the meetings. Joan also requested that the verbiage in the contract
be changed to delete the reference to the SWKCC "Monitoring" the activities of the Equity and
Diversity Commission. (Additional Services Item C). It was also agreed that that Additional
Services Sections B(Tukwila Pond Park) and D (Gateways committee) be deleted as those projects
have been completed. Don suggested that the chamber should participate in the development of
the Six year Park Plan, and Pam Linder questioned whether Chamber staff and members could take
some leadership in cleaning up the section of trail behind the Boeing Employee Credit Union.
Refer to COW.
Kirsti thanked the committee for all of its support, and said that she looks forward to becoming
involved in her home city of Burien.
3. Landscape Standards. Nora explained the need for some baseline standards that would be
applicable throughout the city. She stated that the standards being proposed were comparable to
those in neighboring cities. The standards include a checklist and a certification that the
developer would complete to ensure that the completed landscaping meets standards. There was
much discussion of exemptions and trade -offs. Nora emphasized that the standards and the
checklist would be especially useful during those times when the City is not fortunate enough to
have a landscape architect as part of the Planning Division staff- -that any planner would be able to
determine if the plantings met code. Nora directed the committee to the proposed schedule for
further discussion and adoption of these standards. Refer to Planning Commission.
4. Replacement of Trees. Discussion of this item was requested after a Council member
reviewed vouchers related to the purchase of trees. The Committee referred to the memo from
Don Williams and felt that the explanation provided therein was sufficient. Info only.
5. Citv /School District Proiect Review. Don explained that in the interest of efficiency and
effective use of resources, the development of the playfields at Thorndyke and Tukwila Elementary
schools would be included in the renovation bids. The City Attorney is preparing an agreement
that would specify responsibilities of the district and the City, and that the draft agreement and
w
Attachment B
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
HEARING DATE:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared March 12, 1999
March 25, 1999
Notice of Public Hearing mailed and published March 14, 1999
L99 -0017 Landscape Code Amendments
City of Tukwila
Revise Tukwila's Zoning Code to include standards for the
number and type of plants required in lot perimeter and interior
parking lot landscape areas.
City wide
RECOMMENDATION: Approval
SEPA
DETERMINATION: The determination will be made on the final Planning
Commission Recommended Draft.
STAFF:
ATTACHMENTS:
Nora Gierloff, Associate Planner
A. Draft Landscape Code Revisions
Attachment C
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax. (206) 431-3665
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Staff Report to the Planninc-- ^ommission Page 2
Landscape Code Amendm 1 L99 -0017
FINDINGS
BACKGROUND
In conjunction with developing new design guidelines and criteria for Tukwila's
commercial and light industrial areas Staff has been working on revisions to
Tukwila's landscape standards. In contrast to most Puget Sound jurisdictions,
Tukwila's only landscape requirement for commercial zones is a certain width of
lot perimeter landscaping. Other jurisdictions generally provide guidance on the
type and amount of landscaping to be provided within this width, as well as
requiring landscaping within parking lots. In Tukwila interior parking lot
landscaping is generally negotiated during design review, but currently is only
required for multi - family zones.
A draft set of landscape code revisions was presented to the Planning Commission
at a worksession on February 25th. The attached landscape code revisions reflect
changes made at that meeting.
PROPOSAL
The draft landscape code revisions specify the number and type of plants required
for different situations, such as commercially zoned front yards, industrially zoned
front yards, side or rear yards adjacent to commercial or industrial zones, and side
or rear yards adjacent to residential zones. A new provision would allow the
perimeter landscaping to be clustered as long as the total required square footage
was provided and the lot was not adjacent to residential zones.
A new requirement that has been added to the code is a standard for parking lot
landscape islands in commercial zones. The required square footage varies by
zone and parking lot size, with lower requirements in office and neighborhood
commercial zones, smaller parking lots, and lots set back from the street. No
landscape islands are required in industrial zones as they interfere with truck
circulation.
Property owners would be required to fill out a "Landscaping Declaration" and
"Landscaping Checklist" prior to calling for a final inspection of their properties.
This would document that the landscaping had been installed according to the
approved plan and that any substitutions had been approved by the City.
In addition to these changes the Zoning Code requirements have been reorganized
and revised to be more consistent across the zoning categories.
CONCLUSIONS
The code changes would provide more guidance to applicants, establish a
minimum standard for landscaping throughout the City, and bring Tukwila's
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LANDSCAPE CODE REVISIONS
PLANNING COMMISSION RECOMMENDED DRAFT
Notes explaining the revisions are listed in boxes like this. They are not part of the
ordinance text. Staff suggested changes to the current zoning code are given in
strikeout/underline format. Changes recommended by the Planning Commission are indicated
by double strikeout/underline format.
The Planning Commission changed the standard for increases in setback and landscaping widths
from "if across from or adjacent to LDR, MDR or HDR" to "if any portion of the yard is within
50 feet of LDR, MDR or HDR." The landscape widths for second fronts have been made equal
to the setback requirements for consistency.
Mixed Use Office (MUO) District
18.16.080 Basic development standards.
Development within the Mixed -Use Office district shall conform to the following listed and
referenced standards:
MUO BASIC DEVELOPMENT STANDARDS
Lot area per unit, multi - family (except senior
citizen housing), minimum
Setbacks to yards, minimum
• Front
• Second front
• Sides
• Sides, if adjasen44e any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if adjase any portion of the yard is
within 50 feet of LDR, MDR, HDR
Height, maximum
Landscape requirements (minimum):
• Fronts
• Second Front
• Sides
• Sides, if adjasefit-to any portion of the yard
is within 50 feet of LDR, MDR, HDR
• Rear
C:Wora's Files\DESNGUIDU . andscape standard revisions.docPage 1
3,000 sq. ft.
25 feet
12.5 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) minimum of 10 feet and a maximum of
30 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) minimum of 10 feet and a maximum of
30 feet
3 stories or 45 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
15 feet
12.5 feet
5 feet
10 feet
5 feet
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Staff Report to the Planning C'-Thmission ' `,. Page 3
Landscape Code Amendments ..i9 -0017
landscape requirements into line with those in other jurisdictions. The Board of
Architectural Review may still impose higher standards on those projects that are
subject to design review. These code changes will complement the design
guidelines to be developed for Tukwila's commercial and light industrial zones.
RECOMMENDATION
Staff supports the code amendments. The Planning Commission may continue its
review and deliberation after the public hearing has been closed or at a subsequent
meeting. The Planning Commission's final recommendation will be forwarded to
the City Council for review.
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• Rear, if adjessot4a any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space, senior citizen housing
Off - street parking:
• Residential (except senior citizen housing)
• Accessory dwelling unit
• Office, minimum
• Retail, minimum
• Other uses, including senior citizen housing
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
10 feet
200 sq.ft. per dwelling unit (1,000 sq.ft.
min.)
100 sq. ft. per dwelling unit
2 per dwelling unit
See Accessory Use section of this chapter
3 per 1,000 sq. ft. usable floor area
2.5 per 1,000 sq. ft. usable floor area
See TMC 18.56, Off - street Parking &
Office (0) District
18.18.080 Basic development standards.
Development within the Office district shall conform to the following listed and referenced
standards:
OFFICE BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
• Sides 10 feet
• Sides, if any portion of the yard is within 50 feet of LDR,MDR, HDR
10 feet
20 feet
30 feet
10 feet
- 1st floor
- 2nd floor
- 3rd floor
• Rear
• Rear, if adjacent-to any portion of the vard is within 50 feet of LDR, MDR, HDR
- 1st floor
- 2nd floor
- 3rd floor
Height, maximum
Landscape requirements(minimum):
• Front(s)
• Second Front
• Sides
• Sides, if adj3cent-te anv portion of the yard
C:Wora's Files\DESNGUID\Landscape standard revisions.docPage 2
10 feet
20 feet
30, feet
3 stories or 35 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
15 feet
12.5 feet
5 feet
10 feet
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is within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if adjase any portion of the yard is
within 50 feet of LDR, MDR, HDR
Off - street parking:
• Residential
Accessory dwelling unit
• Office, minimum
Retail, minimum
Other uses
5 feet
10 feet
2 per dwelling unit
See Accessory Use section of this chapter
3 per 1,000 sq. ft. usable floor area
2.5 per 1,000 sq. ft. usable floor area
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Residential Commercial Center (RCC) District
18.20.080 Basic development standards.
Development within the Residential Commercial
listed and referenced standards:
RCC BASIC DEVELOPMENT STANDARDS
Lot area, minimum
Lot area per unit (multi - family), minimum
Floor area ratio for all structures
Setbacks to yards (minimum):
• Front
• Second front
• Sides
• Sides, if adjasen4-to any portion of the yard
is within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if adjacent to LDR, MDR, HDR
Height, maximum
Landscape requirements (minimum):
• Front
C:Wora's Files\DESNGUID \Landscape standard revisions.docPage 3
Center district shall conform to the following
5,000 sq. ft.
3,000 sq. ft.
50% maximum
20 feet
10 feet
5 feet
10 feet
10 feet
10 feet
3 stories or 35 feet
All setback areas shall be landscaped.
Required landscaping may include a mix of
plant materials, pedestrian amenities and
features, outdoor cafe -type seating and
similar features, subject to approval. See
Landscape, Recreation, Recycling /Solid
Waste Space chapter for further
requirements
20 feet
20
• Second front
• Sides, if adjacent o any portion of the yard
is within 50 feet of LDR, MDR, HDR
• Rear, if any portion of the yard
is within 50 feet of LDR, MDR, HDR
Recreation space
Off -street parking:
• Residential
• Accessory dwelling unit
• Office, minimum
• Retail, minimum
• Other uses
10 feet
10 feet
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
2 per dwelling unit
See Accessory Use section of this chapter
3 per 1,000 sq. ft. usable floor area
2.5 per 1,000 sq. ft. usable floor area
See TMC 18.56, Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Neighborhood Commercial Center (NCC) District
18.22.080 Basic development standards.
Development within the Neighborhood Commercial Center district shall conform to the
following listed and referenced standards: In the Tukwila International Boulevard corridor, there
are circumstances under which these basic standards may be waived (see TMC 18.60.030).
Certain setback and landscaping standards may be waived by the director of Community
Development as a Type 2 decision when an applicant can demonstrate that shared parking is
provided. If a project requires a Type 4 approval process, certain setbacks and landscaping may
be waived by the BAR when an applicant can demonstrate that the number of driveways is
reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian
space is provided. Landscaping and setback standards may not be waived on commercial
property sides adjacent to residential districts. See the Tukwila International Boulevard Design
Manual for more detailed directions.
NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen housing ,
minimum
Setbacks to yards, minimum
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
C:\Nora's Files\DESNGUID \Landscape standard revisions.docPage 4
726 sq. ft. (senior housing)
6 feet (12 feet if located along Tukwila
International Boulevard South)
5 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
02`
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Rear
Rear, if adjase+4440 any portion of the yard is
within 50 feet of LDR, MDR, HDR
Height, maximum
Landscape requirements (minimum):
• Front(s)
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if adjeoe44e any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space, senior citizen housing
Off street parking
• Residential (except senior citizen housing)
• Accessory dwelling unit
• Office
• Retail
• Manufacturing
Warehousing
• Other uses, including senior citizen housing
line) with a minimum of 10 feet and a
maximum of 20 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 20 feet
3 stories or 35 feet
(4 stories or 45 feet in the NCC of the
Tukwila International Boulevard Corridor, if
a mixed use with a residential and
commercial component)
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
5 feet
None
10 feet
None
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
100 sq. ft. per dwelling unit
2 per dwelling unit
See Accessory Use section of this chapter
3 per 1,000 sq.ft. usable floor area
minimum
2.5 per 1,000 sq.ft. usable floor area
minimum
1 per 1,000 sq.ft. usable floor area
minimum
1 per 2,000 sq.ft. usable floor area
minimum
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2)TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
C:\Nora's Files \DESNGUID\Landscape standard revisions.docPage 5
1.,
Regional Commercial (RC) District
18.24.080 Basic development standards.
Development within the Regional Commercial district shall conform to the following listed and
referenced standards. In the Tukwila International Boulevard corridor, there are circumstances
under which these basic standards may be waived (see TMC 18.60.030). Certain setback and
landscaping standards may be waived by the director of Community Development as a Type 2
decision when an applicant can demonstrate that shared parking is provided. If a project requires
a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when
an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is
increased, joint use of parking facilities is allowed or pedestrian oriented space is provided.
Landscaping and setback standards may not be waived on commercial property sides adjacent to
residential districts. See the Tukwila International Boulevard Design Manual for more detailed
directions. See also Chapter 18.50, Supplemental Development Regulations.
RC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family, except senior
citizen housing), minimum
Setbacks to yards, minimum
• Front
• Second front
• Sides
• Sides, if ac anent to any portion of the yard is
within 50 feet of LDR, MDR, HDR
When 3 or more stories
• Rear
• Rear, if adjasont.-te any portion of the yard is
within 50 feet of LDR, MDR, HDR
When 3 or more stories
Height, maximum
Landscape requirements (minimum):
Front(s)
• Sides
• Sides, if ac sentte any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
C:Wora's Files\DESNGUID \Landscape standard revisions.docPage 6
2,000 sq.ft.
Where the height limit is 6 stories:622 sq.ft.
Where the height limit is 10 stories:512 sq.ft.
20 feet
10 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 30 feet
30 feet
10 feet
Ratio of 1.5:1 setback (for every 1.5 feet of
bldg. height, setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 30 feet
30 feet
3 stories or 35 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
10 feet
5 feet
10 feet
None
10 feet
200 sq.ft per dwelling unit
(1,000 sq.ft. min.)
a5
N`h
Recreation space, senior citizen housing
Off Street Parking
• Residential
• Office
• Retail
• Manufacturing
• Warehousing
• Other uses, including senior citizen housing
100 sq.ft per dwelling unit
2 per dwelling unit
3 per 1,000 sq.ft. usable floor area minimum
2.5 per 1,000 sq.ft. usable floor area
minimum
1 per 1,000 sq.ft. usable floor area minimum
1 per 2,000 sq.ft. usable floor area minimum
See TMC 18.56 Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor,
dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and
Federal standards for water quality and hazardous materials. In addition, all development subject
to the requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated
to determine whether adverse environmental impacts have been adequately mitigated.
Regional Commercial Mixed Use (RCM) District
18.26.080 Basic development standards.
Development within the Regional Commercial Mixed Use district shall conform to the following
listed and referenced standards:
RCM BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family), minimum 3,000 sq. ft.
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Sides 10 feet
• Sides, if adjasent-te anv portion of the vard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 10 feet
• Rear, if adjasent4e any portion of the yard is within 50 feet of LDR, MDR, HDR
- l st floor
- 2nd floor
- 3rd floor
Height, maximum
Landscape requirements (minimum):
• Front(s)
• Sides
• Sides, if adjacent to any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if adjaseet a anv portion of the yard is
C:Wora's Files\DESNGUID'Landscape standard revisions.doc Page 7
10 feet
20 feet
30 feet
3 stories or 35 feet
See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
10 feet
5 feet
10 feet
None
10 feet
:, ..:.,.:,..:,
a��
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space, senior citizen housing
Off street parking
• Residential
• Office
• Retail
• Manufacturing
• Warehousing
• Other uses, including senior citizen housing
200 sq.ft. per dwelling unit, 1,000 sq.ft. min.
100 sq.ft. per dwelling unit
2 per dwelling unit
3 per 1,000 sq.ft. usable floor area minimum
2.5 per 1,000 sq.ft. usable floor
area minimum
1 per 1,000 sq.ft. usable floor area minimum
1 per 2,000 sq.ft. usable floor area minimum
See TMC 18.56 Off -street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Tukwila Urban Center (TUC) District
18.28.080 Basic development standards.
Development within the Tukwila Urban Center district shall conform to the following listed and
referenced standards:
TUC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family, except senior 2,000 sq. ft.
citizen housing), minimum
Setbacks to yards,minimum
• Front 15 feet
• Second front 15 feet
• Sides 10 feet
• Sides, if adj cet a any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 10 feet
• Rear, if adjacent to anv portion of the yard is within 50 feet of LDR, MDR, HDR
• 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 115 feet
Landscape requirements, minimum See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for
further requirements
• Fronts 15 feet; required landscaping may include a
mix of plant materials, pedestrian amenities
and features, outdoor cafe -type seating and
C:Ulora's Files\DESNGUID \Landscape standard revisions.docPage 8
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• Sides
• Sides - if adjasent any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if adj anent -any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Recreation space
Recreation space, senior citizen housing
Off Street Parking
• Residential (except senior citizen housing)
• Office
• Retail
• Manufacturing
• Warehousing
• Other uses, including senior citizen housing
similar features, subject to approval as a
Type 2 special permission decision.
None
10 feet
None
10 feet
200 sq.ft. per dwelling unit, 1,000 sq.ft. min.
100 sq.ft. per dwelling unit
2 per dwelling unit
3 per 1,000 sq.ft. usable floor
area minimum
4 per 1,000 sq.ft. usable floor area
minimum
1 per 1,000 sq.ft. usable floor area
minimum
1 per 2,000 sq.ft. usable floor area
minimum
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
The front yard landscaping requirement for C/LI and MIC/L has been increased to 15 feet
when within 50 feet of residential zones to be consistent with the requirement at TMC 18.52.030
4. The second front, side and rear setbacks for lots within 50 feet of residential zones have been
increased to 15 feet to allow for the required 15 feet of landscaping.
Commercial/Light Industrial (C/LI) District
18.30.080 Basic Development Standards
Development within the Commercial Light Industrial district shall conform to the following
listed and referenced standards:
C/LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front
• Second front
• Second front if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Sides
C:Wora's Files\DESNGUID\Landscape standard revisions.docPage 9
25 feet
12.5 feet
15 feet
5 feet
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• Sides, if adjacentte anv portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 4015 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if adjasent-to any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 4 -015 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further
• Fronts
• Fronts — if €46F966-404;f1 any portion of the
yard is within 50 feet of LDR, MDR, or HDR
• Sides
• Sides - if adjacent any portion of the yard
is within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if adjaeen4 any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off street parking
• Residential
• Office
• Retail
• Manufacturing
• Other Uses
requirements
12.5 feet
15 feet
5 feet
15 feet
None
15 feet
2 per dwelling unit
3 per 1,000 sq. ft. usable floor area min.
2.5 per 1,000 sq.ft. usable floor area min.
1 per 1,000 sq.ft. usable floor area min.
See TMC 18.56 Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
Light Industrial (LI) District
18.32.080 Basic development standards.
Development within the Light Industrial district shall conform to the following listed and
referenced standards:
LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
Q2-)
C:Wora's Files\DESNGUID\Landscape standard revisions.docPage 10
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• Sides 5 feet
• Sides, if adjason44o anv portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if adjacent to anv portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further
requirements
• 12.5 feet
• None
10 feet
Fronts
Sides
Sides - if adjacent any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if ac sent -any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off street parking
• Warehousing
• Office
• Retail
• Manufacturing
• Other Uses
None
10 feet
1 per 2,000 sq.ft. usable floor area min.
3 per 1,000 sq. ft. usable floor area min.
2.5 per 1,000 sq. ft. usable floor area min.
1 per 1,000 sq. ft. gross floor area min.
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, '
dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and
Federal standards for water quality and hazardous materials. In addition, all development subject
to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated
to determine whether adverse environmental impacts have been adequately mitigated.
Heavy Industrial (III) District
18.34.080 Basic development standards.
Development within the Heavy Industrial district shall conform to the following listed and
referenced standards:
HI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
• Sides 5 feet
• Sides, if anv portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
C:\Nora's Files\DESNGUID \Landscape standard revisions.docPage 11
a�.
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if adjacent to any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 115 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid
Waste Space requirements chapter for further
Fronts
• Sides
Sides - if a scent any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if ad}aseii any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off Street Parking
• Warehousing
• Office
• Retail
• Manufacturing
• Other Uses
requirements
12.5 feet
None
10 feet
None
10 feet
1 per 2,000 sq.ft. usable floor area min.
3 per 1,000 sq. ft. usable floor area min.
2.5 per 1,000 sq. ft. usable floor area min.
1 per 1,000 sq. ft. usable floor area min.
See TIM 18.56, Off - street Parking & Loading
Regulations
Manufacturing/Industrial Center — Light (MIC/L) District
18.36.080 Basic Development Standards
Development within the Manufacturing Industrial Center/Light Industrial district shall conform
to the following listed and referenced standards:
MIC/L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front
• Second front
• Second front if any portion of the yard is
within 50 feet of LDR, MDR. HDR
• Sides
20 feet
10 feet
15 feet
None
• Sides, if adjacent any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 4-015 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear None
• Rear, if adj bent any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 4015 feet
C :\Nora's Files \DESNGUID \Landscape standard revisions.docPage 12
- 2nd floor
- 3rd floor
Height, maximum
Landscape requirements (minimum):
• Fronts
• Fronts - if acr0064FAR4 any portion of the
yard is within 50 feet of LDR, MDR, or HDR
• Sides
• Sides - if adjasent any portion of the yard
is within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if adjassnt any portion of the yard
is within 50 feet of LDR, MDR, or HDR
Off Street Parking
• Warehousing
• Office
• Manufacturing
• Other Uses
20 feet
30 feet
4 stories or 45 feet
See Landscape, Recreation, Recycling /Solid
Waste Space requirements chapter for further
requirements
5 feet
15 feet
None
15 feet
None
15 feet
1 per 2,000 sq.ft. usable floor area min.
3 per 1,000 sq.ft. usable floor area min.
1 per 1,000 sq. ft. floor area min.
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately mitigated.
The required landscaping widths for MIC/H have been increased to 15 feet when within
50 feet of residential zones to be consistent with the requirements in other zones. The second
front, side and rear setbacks for lots within 50 feet of residential zones have been increased to 15
feet to allow for the required 15 feet of landscaping.
Manufacturing/Industrial Center — Heavy ( MIC/H) District
18.38.080 Basic Development Standards
Development within the Manufacturing Industrial Center/Heavy Industrial district shall conform
to the following listed and referenced standards:
MIC/H BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Second front if any portion of the yard is 15 feet
within 50 feet of LDR. MDR. HDR
• Sides
C: \Nora's Files\DESNGUID\Landscape standard revisions.docPage 13
•
None
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• Sides, if adjaseat any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 4415 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear None
• Rear, if adjassnt any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 4415 feet
- 2nd floor 20 feet
-3rd floor 30 feet
Height, maximum 125 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid
Waste Space requirements chapter
for further requirements
5 feet
15 feet
• Fronts
• Fronts - if acres any portion of the
yard is within 50 feet of LDR, MDR, or HDR
• Sides
• Sides - if adjas®nt any portion of the yard
is within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if adjacent any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Off Street Parking
• Warehousing
• Offices
• Manufacturing
• Other Uses
None
4415 feet
None
44 15 feet
1 per 2,000 sq. ft. usable floor area min.
24 3 per 1,000 sq. ft. usable floor area min.
1 per 1,000 sq.ft. usable floor area min.
See TMC 18.56 Off - street Parking &
Loading Regulations
Tukwila Valley South (TVS) District
18.40.080 Basic development standards.
Development within the Tukwila Valley South district shall conform to the following listed and
referenced standards:
TVS BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi - family), minimum 2,000 sq. ft.
Setbacks to yards, minimum
• Front 25 feet
• Second front x415 feet
• Sides 5 feet
Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
1st floor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if aeljaeeat.4e any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 10 feet
C:\Nora's Files \DESNGUID\Landscape standard revisions.docPage 14
31
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- 2nd floor
- 3rd floor
Height, maximum
Landscape requirements (minimum):
• Fronts
• Sides
• Sides - if adjasent any portion of the yard is
within 50 feet of LDR, MDR, or HDR
• Rear
• Rear - if adjacent -any portion of the yard is
within 50 feet of LDR, MDR, or HDR
Recreation space
Recreation space, senior citizen housing
Off Street Parking
Residential (except senior citizen housing)
• Office
Retail
• Manufacturing
Warehousing
• Other Uses, including senior citizen housing
20 feet
30 feet
115 feet
See Landscape, Recreation, Recycling /Solid
Waste Space requirements chapter for
further requirements
15 feet
Required landscaping may include a mix of
plant materials, pedestrian amenities and
features, outdoor cafe -type seating and
similar features, subject to approval as a
Type 2 special permission decision.
None
10 feet
None
10 feet
200 sq. ft. per dwelling unit,
1,000 sq. ft. min.
100 sq.ft per dwelling unit
2 per dwelling unit
3 per 1,000 sq. ft. usable floor area min.
4 per 1.000 sq. ft. usable floor area min.
1 per 1,000 sq. ft. usable floor area min.
1 per 2,000 sq. ft. usable floor area min.
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply
with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated
to determine whether adverse environmental impacts have been adequately mitigated.
This chapter has been reorganized and added to in order to implement the Pacific
Highway Design Manual and prepare for the update of the Citywide design guidelines. The
changes include putting all of the perimeter landscape width requirements into one table,
allowing averaging of perimeter landscape width, specifying minimum numbers and types of
plants for landscape areas, and adding requirements for interior parking lot landscaping in certain
zones.
Chapter 18.52 LANDSCAPE, RECREATION, RECYCLING /SOLID WASTE
SPACE REQUIREMENTS
Sections:
C: \Nora's Files \DESNGUID\Landscape standard revisions.docPage 15
3a.
18.52.010 Purpose.
18.52.020 Perimeter Landscaping requirements by zone district.
18.52.030 _ _ _. _ _ _ _ .' -- - . Perimeter Landscape Types.
18.52.035 Interior parking lot landscaping requirements.
18.52.040 General landscaping and screening requirements.
18.52.050 Landscape plan requirements.
18.52.060 Recreation space requirements.
18.52.065 Lighting.
18.52.070 Recycling storage space for residential uses
18.52.080 Recycling storage space for non - residential uses.
18.52.090 Design of collection points for garbage and recycling containers.
18.52.010 Purpose.
The purpose of this chapter is to establish minimum requirements for landscaping to promote
safety, to provide screening between incompatible land uses, to mitigate the adverse effects of
development on the environment, and to improve the visual environment for resident and
nonresident alike.
18.52.020 Perimeter Landscaping requirements by zone district.
In the various zone districts of the City, landscaping in the front, rear and side yards shall be
provided as established by the various use zone district chapters of this title. These requirements
are summarized in the table below.
Perimeter Landscape Requirements
Zoning
Districts
Front Yard
(Second front)
Landscape Type
for Fronts
Side
Yard
Rear
Yard
Landscape Type
for Side/Rear
MDR
15 1
Type I
10
10
Type I
HDR
15 1
TypeI
10
10
Type I
MUO
15 (12.5)
Type I
5 3
5 3
Type I
0
15 (12.5)
Type
5 3
5 3
Type I
RCC
20 (10) 2
Type I
5 3
10
Type II
NCC
5
TypeI
03
03
Type II
RC
10
TypeI
5 3
0 3
Type II
RCM
10
Type
5 3
0 3
Type II
TUC
152
Type I5
0a
03
Type II
C/LI
12.5 4
Type 15
5 4
0 4
Type II
LI
12.5
Type II
03
03
Type III
HI
12.5
Type II
03
03
Type III
MIC/L
54
Type II
04
04
Type III
MIC/H
5 4
Type II
0 4
0 4
Type III
TVS
152
Type II
03
03
Type III
C: \Nora's Files \DESNGUID\Landscape standard revisions.docPage 16
33.
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Notes:
1 Minimum required front yard landscaped areas in the MDR and HDR zones may have up to
20% of their required landscape area developed for pedestrian and transit facilities upon
approval as a Type 2 special permission decision
2 Required landscaping may include a mix of plant materials, pedestrian amenities and
features, outdoor cafe -type seating and similar features, subject to approval as a Type 2
special permission decision. Required plant materials will be reduced inproportion to the
amount of perimeter area devoted to pedestrian oriented space.
3 Increased to 10 feet if any portion of the yard is within 50 feet of
LDR, MDR or HDR
4 Increased to 15 feet if any portion of the yard is within 50 feet of
LDR, MDR or HDR
5 Increased to Type II if the front yard contains truck loading bays, service areas or outdoor
storage.
= - -• - - •
The landscape perimeter may be averaged if the total required square footage is achieved, unless
the landscaping requirement has been increased due to proximity to LDR, MDR or HDR.
Landscape perimeter averaging may be allowed as a Type 2 special permission decision if all of
the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank building
walls.
2. Perimeter averaging enables sienificant trees or existing built features to be retained;
3. Perimeter averaging is used to reduce the number of driveways and curb cuts and allow joint
use of parking facilities between neighboring businesses;
4. Width of the perimeter landscaping is not reduced to the point that activities on the site
become a nuisance to neighbors;
5. Averaging does not diminish the quality of the site landscape as a whole.
The requirements for increased landscaping widths are addressed in the Perimeter
Landscape Table. The requirements for fences or planting screens are addressed in the
Perimeter Landscape Types chapter.
a.
b.
c.
25% increase with a minimum of five feet when:
Office use district occurs across the street from a single family use district,
Commercial use district occurs-auees the street from a single family use district,
Industrial use district occurs adjacent te-en effice use district;
50% increase with a min of fie feet when industrial use district -occurs across the
C:\Nora's Filcs\DESNGUID\L.andscape standard revisions.docPage 17
......
'1. 15 feet of landscaping shall be provided when a nonresidential development in a
This is a new chapter that specifies the minimum number and type of plant materials to
be provided within the required perimeter landscape widths.
18.52.030 Perimeter Landscape Types
A. Type I landscape perimeter
1 Purpose is to enhance Tukwila's streetscapes. provide a light visual separation
between uses and zoning districts, screen parking areas, and allow views to building
entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 30 lineal feet of required perimeter excluding curb cuts; and
b. One shrub for each 7 lineal feet of required perimeter excluding curb cuts or a
planted berm at least 24 inches high; and
c. Living groundcover to cover 90% of the landscape area within three years.
B. Type 1I landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes, provide a moderate visual separation
between uses and zoning districts, screen blank building walls and parking areas. and
allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 20 lineal feet of required perimeter excluding curb cuts; and
b. One shrub for each 5 lineal feet of required perimeter excluding curb cuts; and
c. Living groundcover to cover 90% of the landscape area within three years.
C. Type III landscape perimeter
1. Purpose is to provide extensive visual separation between industrial areas and nearby
residential areas.
2. Plant materials shall consist of the following
a. One tree per 20 lineal feet of required perimeter excluding curb cuts; and
b. Shrubs to provide a solid planting screen with a height of five to eight feet or a
solid wooden fence or masonry wall to be approved by the Community
Development Director; and
c. Living groundcover to cover 90% of the landscape area within three years.
D. Plant material requirements:
1. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls,
2. Deciduous trees shall be used to allow visual access to entryways, signage and
pedestrian use areas;
3. Evergreen shrubs shall be used to screen parking_ lots along street frontages;
4. In perimeters located adjacent to residential zones ape-r-equifed-te-pfe*ide-a-Faininikini
75% of even trees and 751 ev°• green shrubs shall be evergreen.
5. Evergreen trees shall gaff be a minimum of 6 feet in height at time of
planting.
C: \Nora's Files\DESNGUID\Landscape standard revisions.docPage 18
35,
6. Deciduous trees shall have at least a 2 inch caliper at time of planting, determined
according to the American Standard for Nursery Stock.
7. Shrubs shall be at least 18 inches in height at time of planting.
8. Existing vegetation may be used to meet the requirements of this chapter. All
significant trees located within any required perimeter landscaping area which are not
dead, dying, or diseased and which do not pose a safety hazard as determined by the
Community Development Director shall be retained.
9. The classification ofplant material as trees, shrubs and evergreens shall be as listed in
the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada.
This is a new section to expand the requirement for interior parking lot landscaping to
commercial zones.
18.52.035 Interior parking lot landscaping requirements.
The standards for parking lot landscaping in multi family zones are existing and have
been moved from TMC 18.52.040 for clarity.
Landscaping within parking areas shall be provided as shown below.
A. Requirements for each distinctly separate parking area within the MDR and HDR zones:
1. For areas with up to 20 parking stalls per parking area no interior landscaping is
required.
2. For areas with 21 - 40 parking stalls per parking area 7 square feet of interior
landscape area is required for each parking stall.
3. For areas with more than 40 parking stalls per parking area 12 square feet of interior
landscape area is required for each parking stall (see Multi- Family Design Guidelines,
Site Planning Section, No. 31 for the normal 15 square feet to be provided).
4. All parking areas shall have aperimeter landscape strip a minimum of 2 feet wide
with an average width of 5 feet.
Tukwila's office and neighborhood commercial zones generally contain small parcels, so
the perimeter landscaping required by zone is adequate and interior landscaping is only
required for larger lots.
B. Requirements for parking lots within the 0, MUO, RCC, and NCC zones:
1. For lots with up to 20 parking stalls, no interior landscaping is required.
2. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior landscape
area is required for each parking stall over 20.
3. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior
landscape area plus 15 square feet for each parking stall over 40 is required. For areas
placed behind buildings or otherwise screened from streets, parks and City trails the
interior landscape requirement is reduced to a minimum of 200 square feet plus 10
square feet for each parking stall over 40.
In regional commercial zones developments are generally larger and more automobile
oriented. In order to encourage pedestrian friendly development patterns an incentive is
given for placing parking behind buildings.
C:Wora's Files\DESNGUID'Landscape standard revisions.docPage 19
C. Requirements for parking lots within the RC, RCM, TUC, C/LI and TVS zones:
1. For areas adjacent to public or private streets a minimum of 15 square feet of
landscaping is required for each parking stall.
2. For areas placed behind buildings or otherwise screened from streets, parks and City
trails a minimum of 10 square feet of interior landscape area is required for each
parking stall.
No interior parking lot landscaping is required for industrial zones in order to
accommodate the loading docks and truck circulation requirements common for industrial
uses. Perimeter screening is provided by the requirements given at 18.52.020.
D.
Planting Standards:
1. Interior landscape islands shall be distributed to break up expanses of paving.
Landscaped areas shall be placed at the ends of each interior row in the parking area
with no stall more than 10 stalls or 100 feet from a landscape area.
2. The minimum size for interiorparking lot planting islands is 100 square feet.
3. Planting islands shall be a minimum of 6 feet in any direction and generally the
length of the adjacent parking space.
4. Raised curbs or curb stops shall be used around the landscape islands to prevent plant
material from being struck by automobiles.
5. A minimum of 1 evergreen or deciduous tree is required per landscape island with the
remaining area to contain a combination of shrubs, living groundcover and mulch.
18.52.40 General landscape and screening requirements.
Section A has been relocated to 18.52.050
Appropriate Plant Materials. New plant materials shall include native species or non-
native species that have adapted to the climatic conditions of the Puget Sound Region. Now
Drought resistant species are encouraged, except where site
conditions within the required landscape areas assure adequate moisture for growth. Grass may
be used as a eroundcover where existing or amended soil conditions assure adequate moisture for
growth. Landscape perimeter trees should be selected for compatibility with existing plant
material or street trees.
B. Coverage Standards. All landscaped areas in the MDR and HDR zones (including shrub
beds) shall achieve 90% live ground coverage in three years and all areas not occupied by a
building (including surface parking areas) shall achieve 40% horizontal tree coverage in ten
years.
C. Visibility. The landscaping shall not obstruct view from or into the driveway, sidewalk
or street. Landscape desien shall allow for surveillance from streets and buildings and avoid
creating areas that mieht harbor criminal activity. No shrubs shall be planted or allowed to Brow
C:\Nora's Files \DESNGUID \Landscape standard revisions.docPage 20
31 .
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over two feet in height within thirty feet of intersecting curblines or pavement edges (see TMC
11.36.040). No tree may be planted within two feet of a sidewalk or pavement edge.
D. Outside Storage Areas. Outdoor storage shall be screened from abutting public and
private streets and from adjacent properties. Such screens shall be a minimum of eight feet high
and not less than 60% of the height of the material stored. Said screens shall be specified on the
plot plan and approved by the Community Development Director. Except in the MDR and HDR
zones, where outdoor storage shall be fully screened from all public roadways and adjacent
parcels with a sight obscuring structure equal in height to the stored objects and with a solid
screen of exterior landscaping. A top screen cover may be exempted if the item(s) has a finished
top and an equivalent design quality is maintained. The screening structure shall reflect building
architecture as determined by the BAR to be appropriate.
These sections have been moved to 18.52.035
feet -lr.
F. Interior landscaping for-each distinctly separate parking area. In the MDR and HDR
1. For areas with up to 20 parking stalls, no interior landscaping is required.
•
family deve1opmen4
1. Planting Standards:
c. plantors to be a minimum of 6 foot in any direction and generally the length of tho
ayacent-park-ing-spase
E. Ground level mechanical equipment and garbage storage areas shall be screened with
evergreen plant materials and/or fences or masonry walls.
11
F. Lighting. Trees shall not be planted in locations where they would obstruct existing or
planned street or site lighting.
G. Automatic irrigation. In the MDR and HDR vanes-, aAll landscape areas shall be served
by an automatic irrigation system. Water conservation features such as Mmoisture sensors such
with automatic rain shut -off devices. automatic
timers, pressure regulating devices. backflow prevention devices, separate irrigation zones for
grass and planting beds. and sprinkler heads matched to site and plant conditions shall be
C:Wora's Files\DESNGUID\Landscape standard revisions.docPage 21
3S.
installed. Irrigation water shall be applied with goals of avoiding_runoff and overspray onto
adjacent property, non irrigated areas and impervious surfaces.
H. Utility Easements. Utility easements and other similar areas between property lines and
curbing shall be landscaped and/or treated with dust and erosion control planting or surfacing
such as evergreens, groundcover, shrubs, trees, sod or a combination of similar materials. In
areas of overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed.
Trees should not be planted within 10 feet of underground water. sewer or storm drainage pipes.
18.52.050 Landscape plan requirements.
A Washington State licensed landscape architect shall prepare and stamp the landscape plans in
accordance with the standards herein. Detailed plans for landscaping and screening shall be
submitted with plans for building and site improvements. Included in the plans shall be type3
spacing and location of plants and materials and the location of spFithling irrigation systems.
A Landscaping Declaration requirement has been added to ensure that the required
number and type of plantings are installed in the correct locations.
Installation of the landscaping and screening shall be completed and a Landscaping Declaration
submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. of
If necessary due to weather conditions or construction
scheduling the installation may be postponed to the next planting season if approved determined
by the Community Development Director and stated on the building permit. A performance
assurance device equal to 150 percent of the cost of the labor and materials must be provided to
the City before the deferral is approved. The property owner shall keep all planting areas free of
weeds and trash and replace any unhealthy or dead plant materials for the life of the project in
conformance with the intent of the approved landscape plan.
18.52.065 Lighting
Parking and loading areas shall include lighting capable of providing adequate illumination for
security and safety. Lighting standards shall be in scale with the height and use of the associated
structure. Any illumination, including security lighting, shall be directed away from adjoining
properties and public rights -of -way.
In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall be
provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with
lighting bollards.
The current language concerning landscape areas is vague and needs to be clarified.
18.70.090 Nonconforming landscape areas.
A. Adoption of the landscaping regulations contained in this title shall not be construed to
require a change in the landscape improvements for any legal landscape area which existed on
the date of adoption of this title, unless and until a change of use or alteration of the structure
requiring Board of Architectural Review approval is proposed (see TMC 18.60).
B. At such time as a change requiring approval by the Board of Architectural Review is
proposed for a use or structure, and the associated premises does not comply with the landscape
C: \Nora's Files\DESNGUID\Landscape standard revisions.docPage 22
39
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requirements of this title, a landscape plan which conforms to the requirements of this title shall
be submitted to the Board of Architectural Review for approval as a Type 4 decision prior to
issuance of a building permit. The BAR may modify the standards imposed by this title when, in
their judgment, strict compliance with the landscaping standards of this code would create
substantial practical difficulties, the existing and proposed additional landscaping and screening
materials together will adequately screen or buffer possible use incompatibilities, soften the
barren appearance of parking or storage areas, and/or adequately enhance the premises
appropriate to the use district and location of the site.
C:Wora's Files\DESNGU1D1Landscape standard revisions.docPage 23
LANDSCAPING DECLARATION
I, , declare as follows:
1. I am the a) owner or authorized agent of the owner of the property, or
(circle one) b) landscape architect who prepared the approved landscape plan, or
c) landscape contractor hired to install the approved plantings,
responsible for executing the approved Landscape plan for the property located at
, Tukwila, Washington.
2. The permits obtained for this project include:
Building Permit D -
Land Altering Permit MI -
Design Review Permit L -
Other Permit
3. I certify that the landscaping and irrigation devices shown on the approved landscaping
plans for this property have been installed in conformance with those plans as
documented in the Landscape Checklist.
4. I understand that changes to any of the following aspects of the approved landscape plan
require a revision to the plans and approval by the City of Tukwila.
a) Minimum number of trees, shrubs and ground cover;
b) Location of required plantings or planting areas;
c) Substitution of species required by permit conditions to mitigate environmental
impacts;
d) Compliance with the Tree Ordinance for sensitive areas.
NOTE: If any of these items have been changed do not sign this Declaration until a
revised landscape plan has been approved by the Tukwila Department of Community
Development.
I declare under penalty of perjury under the laws of the State of Washington that the preceding is
true and correct.
Dated
at , Washington.
Signature
C:\Nora's Filcs\DESNGUID\Landscape standard revisions.docPage 24
LANDSCAPING CHECKLIST
Checklist to accompany Landscaping Declaration:
Number of Plants
Tree Species
Number of trees required
Number of trees installed
Number of existing trees to be
preserved
Number of existing trees left
Shrub Species
Number of shrubs required
Number of shrubs installed
Groundcover Species
Number of ground cover plants
required
Number of ground cover plants
installed
Yes No
❑ ❑ Size of installed plants is per approved plan.
❑ ❑ Spacing of installed plants is per approved plan.
❑ ❑ Approximate location of trees, shrubs and ground cover is per the
approved plan.
Note: if the size of the nursery pots of ground cover are increased and therefore
fewer pots have been installed attach a description showing how the proposed
changes meet Landscape Code standards.
Substitutions
The following species have been substituted after approval by the Department of Community
Development.
Number of Plants Approved Species
Installed Species Size
C:Wora's Files\DESNGUID\Landscape standard revisions.docPage 25
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CITY OF TUKWILP
DETERMINATION OF NONSIGNIFI' NCE s.Dt•.S'-,
DET.ittRIPTION OF PROPOSAL:
ENVIRONMENTAL REVIEW OF A NEW DESIGN MANUAL FOR
TUKWILA COMMERCIAL AREAS NOT COVERED C''' THE
TUKWILA INTERNATIONAL BOULEVARD DESIGN MANUAL, AND
REVISIONS TO THE LANDSCAPE STANDARDS IN THE ZONING
CODE, INCLUDING REOUIREMENTS .F.OR INTERIOR PA.rKINi.
LOT' LANDSCAPING AND SPECIFIC. NUMBER r.ND .TYPE .OF
PLANTS TO BE PROVIDED IN .PERIMETER LANDSCAPE AREA'S
PROPONENT: CITY' OF TUKWILA:
LOCATION OF FR000AL 'INCLUDING STREET'ADDRESS,
ADDRES', 8'3f0 SO UTHCENTER
' PARCELriNO: 00020 -0005
.'SEC, TWN/F.IV6 CITY WIDE
FILE NO'S: E99700I1 :.
The ,City. has, i1 terinirie,d t. hat. the proutjir,,1 does not have t, pr
.ignif;l:• .ant ads. er e isiipact 'r'rn the !,e nVir oilmen t. An env ir' ±liSi7lt't'tt i l'
impact% - tatem:�nt •'(EIS.r, is. not r °:euu fi'r'ed uri ?ier R+'W +��.21c:.03.0(2)
This, d'e :c . iari .wa F.: made after .ret:'.iew: of `a,; completed env it onment,a 1 •
check t • and other 1n.ioi''Aia.ti on file w;'ith the lead a e:ic:V.
into "r -srrat1On is..•i3',.'a11abJe. to ;the pub. 11 c•o r';' r'eCl:le .t.
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This 'ieter^,miri''at.i.en .s, final and sigrie.1
199
Steve Lanca: tet� -',' hespon ible Oft' it 1 t1
City Of Tukwriln`< C206? 431 -3670
6300 Sou thcenter ar,d
Tukw.i 1a. WA, 9C168`
Copies of the procedures for 'SEPA 'app1NL:l_ are available with the
Department of Community Development.
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HEARING DATE:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared March 12, 1999
March 25, 1999
Notice of Public Hearing mailed and published March 14, 1999
L99 -0017 Landscape Code Amendments
City of Tukwila
Revise Tukwila's Zoning Code to include standards for the
number and type of plants required in lot perimeter and interior
parking lot landscape areas.
City wide
RECOMMENDATION: Approval
SEPA
DETERMINATION: The determination will be made on the final Planning
Commission Recommended Draft.
STAFF:
ATTACHMENTS:
Nora Gierloff, Associate Planner
A. Draft Landscape Code Revisions
3
Staff Report to the Planning ..ommission
Landscape Code Amendments L99 -0017
FINDINGS
BACKGROUND
Page 2
In conjunction with developing new design guidelines and criteria for Tukwila's _ H
commercial and light industrial areas Staff has been working on revisions to \. ' '~ w
Tukwila's landscape standards. In contrast to most Puget Sound jurisdictions, 6 j
Tukwila's only landscape requirement for commercial zones is a certain width of v v
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lot perimeter landscaping. Other jurisdictions generally provide guidance on the N W
type and amount of landscaping to be provided within this width, as well as w i
requiring landscaping within parking lots. In Tukwila interior parking lot u
landscaping is generally negotiated during design review, but currently is only w 0
required for multi - family zones. g =
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A draft set of landscape code revisions was presented to the Planning Commission N Ci
at a worksession on February 25`''. The attached landscape code revisions reflect _:
changes made at that meeting. z ~'
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PROPOSAL
Ill uj
The draft landscape code revisions specify the number and type of plants required v N;
for different situations, such as commercially zoned front yards, industrially zoned o I
e7�5 front yards, side or rear yards adjacent to commercial or industrial zones, and side = w
or rear yards adjacent to residential zones. A new provision would allow the 1' i='
perimeter landscaping to be clustered as long as the total required square footage z
was provided and the lot was not adjacent to residential zones. v co
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A new requirement that has been added to the code is a standard for parking lot z
landscape islands in commercial zones. The required square footage varies by
zone and parking lot size, with lower requirements in office and neighborhood
commercial zones, smaller parking lots, and lots set back from the street. No
landscape islands are required in industrial zones as they interfere with truck
circulation.
Property owners would be required to fill out a "Landscaping Declaration" and
"Landscaping Checklist" prior to calling for a final inspection of their properties.
This would document that the landscaping had been installed according to the
approved plan and that any substitutions had been approved by the City.
In addition to these changes the Zoning Code requirements have been reorganized
and revised to be more consistent across the zoning categories.
CONCLUSIONS
The code changes would provide more guidance to applicants, establish a
minimum standard for landscaping throughout the City, and bring Tukwila's
Staff Report to the Planning .,ommission
Landscape Code Amendments L99 -0017
Page 3
landscape requirements into line with those in other jurisdictions. The Board of
Architectural Review may still impose higher standards on those projects that are
subject to design review. These code changes will complement the design
guidelines to be developed for Tukwila's commercial and light industrial zones.
RECOMMENDATION
Staff supports the code amendments. The Planning Commission may continue its
review and deliberation after the public hearing has been closed or at a subsequent
meeting. The Planning Commission's final recommendation will be forwarded to
the City Council for review.
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
CITY OF TUKWILA
PUBLIC NOTICE
Notice is hereby given that the City of Tukwila Board of Architectural Review and
Planning Commission will be holding a public hearing at 7:00 p.m. on March 25, 1999,
located at 6200 Southcenter Blvd., to discuss the following:
CASE NUMBERS:
APPLICANT:
REQUEST:
LOCATION:
PLANNING COMMISSION PUBLIC HEARING
L99 -0017
City of Tukwila
Revisions to Tukwila's landscape standards including lot
perimeter and interior parking lot landscape requirements.
City Wide
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
L98 -0087 and E98 -0029
City of Tukwila
To construct parking lots, totaling 90 spaces to serve Tukwila City
Hall, the Minolta Building, the Xerox Building and King County
Housing Authority.
LOCATION: 15447 65th Ave. South
Persons wishing to comment on the above cases may do so by written statement, or by
appearing at the public hearing. Information on the above cases may be obtained at the
Tukwila Planning Division at 431 -3670. The City encourages you to notify your
neighbors and other persons you believe would be affected by the above items.
Published: March 14, 1999, Seattle Times
Distribution: Mayor, City Clerk, Property Owners /Applicants, and Adjacent
Property Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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MEMORANDUM
TO: Planning Commission Members
FROM: Nora Gierloff, Associate Planner
RE: Revised Landscape Standards
DATE: February 18, 1999
Enclosed is the packet of information about the proposed changes to Tukwila's landscape
standards that was presented to the Community Affairs and Parks Committee on February
17`x'. They reviewed and discussed the information and forwarded it on to the Planning
Commission for your recommendation.
Staff will present the draft changes to the landscape standards at your worksession on the
25th and if so directed prepare a Planning Commission version for a public hearing.
DRAFT LANDSCAPE CODE REVISIONS
Notes explaining the revisions are listed in boxes like this. They are not part of
the ordinance text. Changes to the current zoning code are given in strikeout/underline
format.
The front yard landscaping requirement for C /LI and MIC /L has been increased.to
15 ;feet when across from residential zones to be consistent with the requirement at TMC
.::1,8:52.030i4. The side and rear setbacks for lots adjacent to residential zones have:been
increased to,15 feet to allow for the required 15 feet of landscaping.
Commercial/Light Industrial (C /LI) District
18.30.080 Basic Development Standards
Development within the Commercial Light Industrial district shall conform to the
following listed and referenced standards:
C/LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
Front 25 feet
• Second front 12.5 feet
• Sides 5 feet
• Sides, if adjacent to LDR, MDR, HDR
- 1st floor 4.015 feet
2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if adjacent to LDR, MDR, HDR
- 1st floor 4-015 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter
for further requirements
• Fronts 12.5 feet
• Fronts — if across from LDR. MDR. or HDR 15 feet
• Sides 5 feet
• Sides - if adjacent to LDR, MDR, or HDR 15 feet
• Rear . None
• Rear - if adjacent to LDR, MDR, or HDR 15 feet
Off street parking
• Residential 2 per dwelling unit
Page 1
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• Office 3 per 1,000 sq. ft. usable floor area min.
• Retail 2.5 per 1,000 sq.ft. usable floor area
nun.
• Manufacturing 1 per 1,000 sq.ft. usable floor area min.
• Other Uses See TMC 18.56 Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall
comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for
odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted
State and Federal standards for water quality and hazardous materials. In addition, all
development subject to the requirements of the State Environmental Policy Act, RCW
43.21C, shall be evaluated to determine whether adverse environmental impacts have
been adequately mitigated.
Manufacturing /Industrial Center - Light (MIC /L) District
18.36.080 Basic Development Standards
Development within the Manufacturing Industrial Center /Light Industrial district shall
conform to the following listed and referenced standards:
MIC/L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front
• Second front
Sides
Sides, if adjacent to LDR, MDR, HDR
- 1st floor 4415 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear None
• Rear, if adjacent to LDR, MDR, HDR
1st floor 4415 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling /Solid Waste Space
requirements chapter for further
requirements
• Fronts 5 feet
• Fronts - if across from LDR, MDR, or HDR 15 feet
• Sides None
• Sides - if adjacent to LDR, MDR, or HDR 15 feet
• Rear None
• Rear - if adjacent toLDR, MDR, or HDR 15 feet
Off Street Parking
20 feet
10 feet
None
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• Warehousing 1 per 2,000 sq.ft. usable floor area min.
• Office 3 per 1,000 sq.ft. usable floor area min.
• Manufacturing 1 per 1,000 sq. ft. floor area min.
• Other Uses See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall
comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for
odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted
State and Federal standards for water quality and hazardous materials. In addition, all
development subject to the requirements of the State Environmental Policy Act, RCW
43.21C, shall be evaluated to determine whether adverse environmental impacts have
been adequately mitigated.
The required landscaping widths. for MIC/H have been increased to :15 feet when
across from or adjacent to residential zones to be consistent with the requirements in
other zones. The side and rear setbacks for lots adjacent to residential zones have been
increased to 15 feet to allow for the required 15 feet of landscaping.
Manufacturing/Industrial Center — Heavy (MIC /H) District
18.38.080 Basic Development Standards
Development within the Manufacturing Industrial Center /Heavy Industrial district shall
conform to the following listed and referenced standards:
MIC/H BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Sides None
• Sides, if adjacent to LDR, MDR, HDR
- 1st floor 4415 feet
- 2nd floor 20 feet
-3rd floor 30 feet
• Rear None
• Rear, if adjacent to LDR, MDR, HDR
- 1st floor 4915 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 125 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling /Solid Waste Space
requirements chapter
for further requirements
• Fronts 5 feet
• Fronts - if across from LDR, MDR, or HDR 15 feet
• Sides None
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• Sides - if adjacent to LDR, MDR, or HDR
• Rear
• Rear - if adjacent to LDR, MDR, or HDR
Off Street Parking
• Warehousing
• Offices
• Manufacturing
• Other Uses
-1-G 15 feet
None
4-0 15 feet
1 per 2,000 sq. ft. usable floor area
min.
24 3 per 1,000 sq. ft. usable floor area
min.
1 per 1,000 sq.ft. usable floor area min. •
See TMC 18.56 Off - street Parking &
Loading Regulations
This chapter has been reorganized and added to in order to implement the Pacific
Highway Design Manual and prepare for the update of the Citywide design guidelines.
The changes include putting all of the perimeter landscape width requirements into one
table, allowing averaging of perimeter landscape width, specifying minimum numbers
and types of plants for landscape areas, and adding requirements for interior parking lot
landscaping in certain zones
Chapter 18.52 LANDSCAPE, RECREATION, RECYCLING /SOLID WASTE
SPACE REQUIREMENTS
Sections:
18.52.010 Purpose.
18.52.020 Perimeter Landscaping requirements by zone district.
18.52.030 _ . _' . . _ .. _ _ ... _ _ . Perimeter Landscape Types.
18.52.035 Interior parking lot landscaping requirements.
18.52.040 General landscaping and screening requirements.
18.52.050 Landscape plan requirements.
18.52.060 Recreation space requirements.
18.52.065 Lighting.
18.52.070 Recycling storage space for residential uses
18.52.080 Recycling storage space for non - residential uses.
18.52.090 Design of collection points for garbage and recycling containers.
18.52.010 Purpose.
The purpose of this chapter is to establish minimum requirements for landscaping to
promote safety, to provide screening between incompatible land uses, to mitigate the
adverse effects of development on the environment, and to improve the visual
environment for resident and nonresident alike.
18.52.020 Perimeter Landscaping requirements by zone district.
In the various zone districts of the City, landscaping in the front, rear and side yards shall
be provided as established by the various iise zone district chapters of this title. These
requirements are summarized in the table below.
Page 4
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Perimeter Landscape Requirements
Zoning
Districts
Front Yard
(Second front)
Landscape Type
for Fronts
Side
Yard
Rear
Yard
Landscape Type
for Side /Rear
MDR
15 1
TypeI
10
10
Type I
HDR
15 1
TypeI
10
10
Type I
MUO
15
TypeI
53
53
TypeI
O >.
15
Type I
53
53
Type I
RCC
20 (10) 2
TypeI
53
10
Type II
NCC
5*
Type I
0 3
0 3
Type II
RC:
10
TypeI
53
03
Type II
,RCM
10
TypeI
5 3
0 i
Type II
TUC <
15 2
Type I5
0 3
0 i
Type II
C/LI
12.5 '
Type I5
5 4
0 '
Type II
LI:
12.5
Type II
03
03
Type III
12.5
Type II
0 3
0 3
Type III
MIC/L
5 `t
Type II
0 `t
0
Type III
MIC/H
5 4
Type II
0 4
0 4
Type III
TVS:
15 2
Type II
0 3
0 3
Type III
f)
Notes:
1 Minimum required front yard landscaped areas in the MDR and HDR zones may
have up to 20% of their required landscape area developed for pedestrian and transit
facilities upon approval as a Type 2 special permission decision b Beal -of
Architectural R y ew
2 Required landscaping may include a mix of plant materials, pedestrian amenities and
features, outdoor cafe -type seating and similar features, subject to approval as a Type
2 special permission decision. Required plant materials will be reduced in proportion
to the amount of perime area devoted to pedestrian oriented space. !, 4ka.c, 50.- L,C'
3 Increased to 10 feet i across om or adjacent to LDR, MDR or HDR • Qt's
4 Increased to 15 feet i ' acros' from or adjacent to LDR, MDR or HDR-.^ % p o 44'n - s
5 Increased to Type II if t front yard contains truck loading bays, service areas or
outdoor storage.
The landscape perimeter may be averaged if the total required square footage is achieved,
unless the landscaping requirement has been increased due to adjacency to LDR, MDR or
HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission
decision if all of the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank
building walls,
2. Perimeter averaging enables significant trees or existing built features to be retained;
3. Perimeter averaging is used to reduce the number of driveways and curb cuts and
allow joint use of parking facilities between neighboring businesses;
Page 5
4. Width of the perimeter landscaping is not reduced to the point that activities on the
site become a nuisance to neighbors;
5. Averaging does not diminish the quality of the site landscape as a whole.
The requirements for increased landscaping widths are addressed in the
Perimeter Landscape Table. The requirements for fences or planting screens are
,addressed in the Perimeter Landscape Types chapter.
1. 25% increase with a minimum of five feet when:
a. Office use district occurs acros the street from a single family use district,
c. Industrial use district occurs adjacent to an office use district;
2. 50% increase with a minimum of five feet when industrial use district occurs
ICB -when:
a. Commercial use district occurs adjacent to a single family use district,
b.— industrial use district occurs adjacent to a single family or multiple family use
district;
This is a new chapter that specifies the minimum number and type of plant
materials to be provided within the required perimeter landscape widths.
18.52.030 Perimeter Landscape Types
A. Type I landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes, provide a light visual separation
between uses and zoning districts, screen parking areas, and allow views to
building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 30 lineal feet of required perimeter excluding curb cuts;
and
b. One shrub for each 7 lineal feet of required perimeter excluding curb cuts
or a planted berm at least 24 inches high; and
c. Living groundcover to cover 90% of the landscape area within three years.
Page 6
B. Type II landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes, provide a moderate visual
separation between uses and zoning districts, screen blank building walls and
parking areas, and allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 20 lineal feet of required perimeter excluding curb cuts;
and
b. One shrub for each 5 lineal feet of required perimeter excluding curb cuts;
and
c. Living groundcover to cover 90% of the landscape area within three years.
C. Type III landscape perimeter
1. Purpose is to provide extensive visual separation between industrial areas and
nearby residential areas.
2. Plant materials shall consist of the following
a. One tree per 20 lineal feet of required perimeter excluding curb cuts; and
b. Shrubs to provide a solid planting screen with a height of five to eight feet
or a solid wooden fence or masonry wall to be approved by the
Community Development Director; and
c. Living groundcover to cover 90% of the landscape area within three years.
D. Plant material requirements:
1. A mix of evergreen trees and evergreen shrubs shall be used to screen bl nk
walls4round level mechanical equipment, and garbage collection areas; 5
2. Deciduous trees shall be used to allow visual access to entryways, signage and
pedestrian use areas;
3. Evergreen shrubs shall be used to screen parking lots along street frontages;
4. Perimeters located adjacent to residential zones are required to provide a
minimum 75% evergreen trees and 75% evergreen shrubs.
5. Evergreen trees shall range from 6 to 8 feet in height. -l— a- ^^''" "C' G' °".' L"''
6. Deciduous trees shall have at least a 2 inch caliper at time of planting, pla
determined according to the American Standard for Nursery Stock.
7. Shrubs shall be at least 18 inches in height at time of planting.
8. Existing vegetation may be used to meet the requirements of this chapter. All
significant trees located within any required perimeter landscaping area which
are not dead, dying, or diseased and which do not pose a safety hazard as
determined by the Community Development Director shall be retained.
9. The classification of plant material as trees, shrubs and evergreens shall be as
listed in the Hortus Third, A Concise Dictionary of Plants Cultivated in the
U.S. and Canada.
This is a new section to expand the requirement for interior parking lot
landscaping to commercial zones.
18.52.035 Interior parking lot landscaping requirements.
The standards for parking lot landscaping in multi family zones are existing and .
have been moved from TMC 18.52.00 for clarity.
Page 7
Landscaping within parking areas shall be provided as shown below.
A. Requirements for each distinctly separate parking area within the MDR and HDR
zones:
1. For areas with up to 20 parking stalls per parking area no interior landscaping
is required.
2. For areas with 21 - 40 parking stalls per parking area 7 square feet of interior
landscape area is required for each parking stall.
3. For areas with more than 40 parking stalls per parking area 12 square feet of
interior landscape area is required for each parking stall (see Multi- Family
Design Guidelines, Site Planning Section, No. 31 for the normal 15 square
feet to be provided).
4. All parking areas shall have a perimeter landscape strip a minimum of 2 feet
wide with an average width of 5 feet.
Tuki-vila's office and neighborhood commercial zones generally contain small
parcels,': so the perimeter landscaping required by zone is adequate and interior
landscaping is only required for larger lots.
B. Requirements for parking lots within the O, MUO, RCC, and NCC zones:
1. For lots with up to 20 parking stalls, no interior landscaping is required.
2. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior
landscape area is required for each parking stall over 20.
3. For lots with more than 40 parking stalls, a minimum of 200 square feet of
interior landscape area plus 15 square feet for each parking stall over 40 is
required. For areas placed behind buildings or otherwise screened from
streets, parks and City trails the interior landscape requirement is reduced to a
minimum of 10 square feet for each parking stall over 40:400s, C.
In regional commercial zones, developments are generally larger and more
automobile oriented. In order to encourage pedestrian friendly development
patterns an incentive is given for placing parking behind buildings.
C. Requirements for parking lots within the RC, RCM, TUC, C /LI and TVS zones: •
1. For areas adjacent to public or private streets a minimum of 15 square feet of
landscaping is required for each parking stall.
2. For areas placed behind buildings or otherwise screened from streets, parks
and City trails a minimum of 10 square feet of interior landscape area is
required for each parking stall.
- No,interior parking lot landscaping is required for industrial zones in order to.
accommodate the loading clocks and truck circulation requirements common for.
industrial uses. Perimeter screening is provided by the requirements given at
18:52.020.
Page 8
D. Planting Standards:
1. Interior landscape islands shall be distributed to break up expanses of paving.
Landscaped areas shall be placed at the ends of each interior row in the
parking area with no stall more than 10 stalls or 100 feet from a landscape
area.
2. The minimum size for interior parking lot planting islands is 100 square feet.
3. Planting islands shall be a minimum of 6 feet in any direction and generally
the length of the adjacent parking space.
4. Raised curbs or curb stops shall be used around the landscape islands to
prevent plant material from being struck by automobiles.
5. A minimum of 1 evergreen or deciduous tree is required per landscape island
with the remaining area to contain a combination of shrubs, living
groundcover and mulch.
18.52.40 General landscape and screening requirements.
Section.A has been relocated to 18.52.050
Appropriate Plant Materials. New plant materials shall include native species or
non - native species that have adapted to the climatic conditions of the Puget Sound
Region. New plant materials shall consist of drought resistant species, except where site
conditions within the required landscape areas assure adequate moisture for growth.
Grass may be used as a groundcover where existing or amended soil conditions assure
adequate moisture for growth. Landscape perimeter trees should be selected for
compatibility with existing plant material or street trees.
B. Coverage Standards. All landscaped areas in the MDR and HDR zones
(including shrub beds) shall achieve 90% live ground coverage in three years and all
areas not occupied by a building (including surface parking areas) shall achieve 40%
horizontal tree coverage in ten years.
C. Visibility. The landscaping shall not obstruct view from or into the driveway,
sidewalk or street. No shrubs shall be planted or allowed to grow over two feet in height
within thirty feet of intersecting curblines or pavement edges (see TMC 11.36.040). No
tree may be planted within two feet of a sidewalk or pavement edge.
D. Outside Storage Areas. Outdoor storage shall be screened from abutting public
and private streets and from adjacent properties. Such screens shall be a minimum of
eight feet high and not less than 60% of the height of the material stored. Said screens
shall be specified on the plot plan and approved by the Community Development
Director. Except in the MDR and HDR zones, where outdoor storage shall be fully
screened from all public roadways and adjacent parcels with a sight obscuring structure
equal in height to the stored objects and with a solid screen of exterior landscaping. A
top screen cover may be exempted if the item(s) has a finished top and an equivalent
design quality is maintained. The screening structure shall reflect building architecture as
determined by the BAR to be appropriate.
Page 9
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These sections have been moved to 18.52.035
E.
Parking Area Perimeter. In the MDR and IIDR zones, all parking areas shall have
F.
average-5-feet-width,
Interior landscaping for each distinctly separate parking area. In the MDR and
_..
1. For areas with up to 20 parking stalls, no interior landscaping is required.
2. For areas with 21 10 parking stalls, the required amount of interior landscape
3 For areas with more than 10 parking stalls per parking area, the required amount
Planting Standards:
.. - --
c. planters to be a minimum of 6 feet in any direction and generally the length of tho
adjaeent-parking-sfeee
d. a landscaped area shall be placed at the end of each interior row in the parking
area with no more than 10 stalls or 90 feet between the landscape areas
o. minimum of 1 evergreen or deciduous tree per planting area.
E. Fences. All fences shall be placed on the interior side of any required perimeter
landscaping.
F. Lighting. Trees shall not be planted in locations where they would obstruct
existing or planned street or site lighting.
G. Automatic irrigation. . ! ' . - - " • , - All landscape areas shall be
served by an automatic irrigation system. Water conservation features such as
Mmoisture sensors
b _ _ . . - - . • with automatic rain
shut -off devices, automatic timers, pressure regulating devices. backflow prevention
devices, separate irrigation zones for grass and planting beds. and sprinkler heads
matched to site and plant conditions shall be installed. Irrigation water shall be applied
with goals of avoiding runoff and overspray onto adjacent property, non irrigated areas
and impervious surfaces.
H. Utility Easements. Utility easements and other similar areas between property
lines and curbing shall be landscaped and /or treated with dust and erosion control
planting or surfacing such as evergreens, groundcover, shrubs, trees, sod or a
combination of similar materials. In areas of overhead transmission lines, no shrubs or
trees over 20 feet at maturity will be allowed. Trees should not be planted within 10 feet
of underground water, sewer or storm drainage pipes.
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18.52.050 Landscape plan requirements.
A Washington State licensed landscape architect shall prepare and stamp the landscape
plans in accordance with the standards herein. Detailed plans for landscaping and
screening shall be submitted with plans for building and site improvements. Included in
Page 10
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the plans shall be type. spacing and location of plants and materials and the location of
sprinliling irrigation systems.
A Landscaping Declaration requirement has been added to ensure that the
required number and type ofplantings are installed in the correct locations.
Installation of the landscaping and screening shall be completed and a Landscaping
Declaration submitted by the owner or owner's agent prior to issuance of the certificate
of occupancy. or within a reasonable period of time If necessary due to weather
conditions or construction scheduling the installation may be postponed to the next
planting season if approved deter-mined by the Community Development Director and
stated on the building permit. A performance assurance device equal to 150 percent of the
cost of the labor and materials must be provided to the City before the deferral is
approved. The property owner shall keep all planting areas free of weeds and trash and
replace any unhealthy or dead plant materials for the life of the project in conformance
with the /approved landscape plan.
18.52.065 Lighting
Parking and loading areas shall include lighting capable of providing adequate
illumination for security and safety. Lighting standards shall be in scale with the height
and use of the associated structure. Any illumination. including security lighting, shall be
directed away from adjoining properties and public rights -of -way.
In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall
be provided with low level safety lighting. Pedestrian walkways and sidewalks may be
lighted with lighting bollards.
The current language concerning landscape areas is vague and needs to be::
clarified.
18.70.090 Nonconforming landscape areas.
A. Adoption of the landscaping regulations contained in this title shall not be
construed to require a change in the landscape improvements for any legal landscape area
which existed on the date of adoption of this title, unless and until a change of use or
alteration of the structure requiring Board of Architectural Review approval is proposed
(see TMC 18.60).
B. At such time as a change requiring approval by the Board of Architectural Review
is proposed for a use or structure, and the associated premises does not comply with the
landscape requirements of this title, a landscape plan which conforms to the requirements
of this title shall be submitted to the Board of Architectural Review for approval as a
Type 4 decision prior to issuance of a building permit. The BAR may modify the
standards imposed by this title when, in their judgment, strict compliance with the
landscaping standards of this code would create substantial practical difficulties, the
existing and proposed additional landscaping and screening materials together will
adequately screen or buffer possible use incompatibilities, soften the barren appearance
of parking or storage areas, and /or adequately enhance the premises appropriate to the use
district and location of the site.
Page 11
LANDSCAPING DECLARATION
declare as follows:
1. I am the a) owner or authorized agent of the owner of the property, or
(circle one) b) landscape architect who prepared the approved landscape plan, or
c) landscape contractor hired to install the approved plantings,
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responsible for executing the approved landscape plan for the property located at :N o'
, Tukwila, Washington. 'w =;
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2. The permits obtained for this project include: W O,
Building Permit D - Q'
• Land Altering Permit MI - = D:.
Design Review Permit L - :1— _ •
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3. I certify that the landscaping and irrigation devices shown on the approved D`
• :DOs
landscaping plans for this property have been installed in conformance with those U u)
plans as documented in the Landscape Checklist. i0 f-
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4. I understand that changes to any of the following aspects of the a pp roved •
•
landscape plan require a revision to the plans and approval by the City of 0: •
Tukwila. w N`
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a) Minimum number of trees, shrubs and ground cover;
b) Location of required plantings or planting areas;
c) Substitution of species required by permit conditions to mitigate
environmental impacts;
d) Compliance with the Tree Ordinance for sensitive areas.
NOTE: If any of these items have been changed do not sign this Declaration until
a revised landscape plan has been approved by the Tukwila Department of
Community Development.
I declare under penalty of perjury under the laws of the State of Washington that the
preceding is true and correct.
Dated
at , Washington.
Signature
Page 12
LANDSCAPING CHECKLIST
Checklist to accompany Landscaping Declaration:
Number of Plants
Tree Species
Number of trees required
Number of trees installed
Number of existing trees to
be preserved
Number of existing trees left
Shrub Species
Number of shrubs required
Number of shrubs installed
Groundcover Species
Number of ground cover
plants required
.
Number of ground cover
plants installed
Yes No
❑ ❑ Size of installed plants is per approved plan.
❑ ❑ Spacing of installed plants is per approved plan.
❑ ❑ Approximate location of trees, shrubs and ground cover is per the approved plan.
Note: if the size of the nursery pots of ground cover are increased and therefore
fewer pots have been installed attach a description showing how the proposed
changes meet Landscape Code standards.
Substitutions
The following species have been substituted after approval by the Department of Community
Development.
Number of Plants Approved Species
Installed Species Size
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MEMORANDUM
TO: Mayor Rants
Community Affairs and Parks Committee
FROM: Steve Lancaster, DCD Director
RE: Revised Landscape Standards
DATE: February 8, 1999
In conjunction with developing new design guidelines and criteria for Tukwila's
commercial and light industrial areas Staff has been working on revisions to Tukwila's
landscape standards. In contrast to most Puget Sound jurisdictions, Tukwila's only
landscape requirement for commercial zones is a certain width of lot perimeter
landscaping. Other jurisdictions generally provide guidance on the type and amount of
landscaping to be provided within this width, as well as requiring landscaping within
parking lots. In Tukwila interior parking lot landscaping is generally negotiated during
design review, but currently is only required for multi - family zones.
These draft landscape code revisions specify the number and type of plants required for
different situations, such as commercially zoned front yards, industrially zoned front
yards, side or rear yards adjacent to commercial or industrial zones, and side or rear yards
adjacent to residential zones. A new provision would allow the perimeter landscaping to
be clustered as long as the total required square footage was provided and the lot was not
adjacent to residential zones.
A new requirement that has been added to the code is a standard for parking lot landscape
islands in commercial zones. The required square footage varies by zone and parking lot
size, with lower requirements in office and neighborhood commercial zones, smaller
parking lots, and lots set back from the street. No landscape islands are required in
industrial zones as they interfere with truck circulation.
In addition to these changes the draft code revisions have been reorganized and revised to
be more consistent across the zoning categories. Staff's suggested process for review of
the landscape code revisions is listed in the table below.
Group
Action
Date
CAP
Present draft landscape code revisions
February 16th
PC
Present draft code revisions in a workshop session
for review
February 25`''
PC
Hold public hearing on the code revisions
March 25`'
CAP
Present PC recommended draft language
April
COW
Present PC recommended draft language for
review
April
Council
Present draft ordinance for adoption
May
The next step would be for the CAP to forward the suggested landscape code changes to
the Planning Commission for consideration.
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DRAFT LANDSCAPE CODE REVISIONS
L'U- y 7
Notes explaining the revisions are listed in boxes like this. They are not part of
the ordinance text. ; Changes to the current zoning code are given in strikeout/underline
format.
The front yard landscaping requirement for C/LI and MIC/L has been increased to
feet when across from residential zones to be consistent with the requirement at TIM.
18.52.030 4
Commercial/Light Industrial (C/LI) District
18.30.080 Basic Development Standards
Development within the Commercial Light Industrial district shall conform to the
following listed and referenced standards:
C/LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 25 feet
• Second front 12.5 feet
Sides 5 feet
• Sides, if adjacent to LDR, MDR, HDR
- 1st floor 1. feet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear 5 feet
• Rear, if adjacent to LDR, MDR, HDR
- 1st floor l6feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter
for further requirements
• Fronts 12.5 feet
•
Fronts — if across from LDR, MDR, or HDR 15 feet
Sides 5 feet
Sides - if adjacent to LDR, MDR, or HDR 15 feet
Rear _ None
Rear - if adjacent to LDR, MDR, or HDR 15 feet
Off street parking
• Residential 2 per dwelling unit
• Office 3 per 1000 sq. ft. usable floor area min.
Page 1
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• Retail
• Manufacturing
• Other Uses
2.5 per 1000 sq.ft. usable floor area
min.
1 per 1,000 sq.ft. usable floor area min.
See TMC 18.56 Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall
comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for
odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted
State and Federal standards for water quality and hazardous materials. In addition, all
development subject to the requirements of the State Environmental Policy Act, RCW
43.21C, shall be evaluated to determine whether adverse environmental impacts have
been adequately mitigated.
Manufacturing/Industrial Center — Light (MIC/L) District
18.36.080 Basic Development Standards
Development within the Manufacturing Industrial Center/Light Industrial district shall
conform to the following listed and referenced standards:
MIC/L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Sides None
• Sides, if adjacent to LDR, MDR, HDR
- 1st floor lfrfeet
- 2nd floor 20 feet
- 3rd floor 30 feet
• Rear None
• Rear, if adjacent to LDR, MDR, HDR
- 1st floor 16 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling /Solid Waste Space
requirements chapter for further
requirements
Fronts 5 feet
•
Fronts - if across from LDR, MDR, or HDR 15 feet
• Sides None
• Sides - if adjacent to LDR, MDR, or HDR 15 feet
• Rear None
• Rear - if adjacent to LDR, MDR, or HDR 15 feet
Off Street Parking
• Warehousing 1 per 2,000 sq.ft. usable floor area min.
Page 2
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• Office
• Manufacturing
• Other Uses
3 per 1,000 sq.ft. usable floor area min.
1 per 1,000 sq. ft. floor area min.
See TMC 18.56, Off - street Parking &
Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall
comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for
odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted
State and Federal standards for water quality and hazardous materials. In addition, all
development subject to the requirements of the State Environmental Policy Act, RCW
43.21 C, shall be evaluated to determine whether adverse environmental impacts have
been adequately mitigated.
The required landscaping widths for MIC/H have been increased to 15 feet when
across from or adjacent to residential zones to be consistent with the requirements' in
other zones.
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Manufacturing/Industrial Center — Heavy ( MIC/H) District
18.38.080 Basic Development Standards
Development within the Manufacturing Industrial Center /Heavy Industrial district shall
conform to the following listed and referenced standards:
MIC/H BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front 20 feet
• Second front 10 feet
• Sides None
• Sides, if adjacent to LDR, MDR, HDR
- 1st floor lfffeet
2nd floor 20 feet
-3rd floor 30 feet
• Rear None
• Rear, if adjacent to LDR, MDR, HDR
- 1st floor 16feet
- 2nd floor 20 feet
- 3rd floor 30 feet
Height, maximum 125 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling /Solid Waste Space
requirements chapter
for further requirements
5 feet
• Fronts
• Fronts - if across from LDR, MDR, or HDR
• Sides
• Sides - if adjacent to LDR, MDR, or HDR
• Rear
Page 3
15 feet
None
-14 15 feet
None
ti
• Rear - if adjacent to LDR, MDR, or HDR •1-9 15 feet
Off Street Parking
• Warehousing
• Offices
• Manufacturing
• Other Uses
1 per 2,000 sq. ft. usable floor area
min.
2-4 3 per 1,000 sq. ft. usable floor area
min.
1 per 1,000 sq.ft. usable floor area min.
See TMC 18.56 Off - street Parking &
Loading Regulations
This chapter has been reorganized and added to in order to implement the Pacific
Highway Design Manual and prepare for the update of the Citywide design guidelines.
Thechanges include putting all of the perimeter landscape width requirements into one
table, allowing averaging of perimeter landscape width, specifying minimum numbers
and'. types' of plants for landscape areas, and adding requirements for interior parking lot
landscaping in certain zones
Chapter 18.52 LANDSCAPE, RECREATION, RECYCLING /SOLID WASTE
SPACE REQUIREMENTS
Sections:
18.52.010 Purpose.
18.52.020 Perimeter Landscaping requirements by zone district.
18.52.030 _ _ .. _ _.. __ . - -- - . Perimeter Landscape Types.
18.52.035 Interior parking lot landscaping requirements.
18.52.040 General landscaping and screening requirements.
18.52.050 Landscape plan requirements.
18.52.060 Recreation space requirements.
18.52.065 Lighting.
18.52.070 Recycling storage space for residential uses
18.52.080 Recycling storage space for non - residential uses.
18.52.090 Design of collection points for garbage and recycling containers.
18.52.010 Purpose.
The purpose of this chapter is to establish minimum requirements for landscaping to
promote safety, to provide screening between incompatible land uses, to mitigate the
adverse effects of development on the environment, and to improve the visual
environment for resident and nonresident alike.
18.52.020 Perimeter Landscaping requirements by zone district.
In the various zone districts of the City, landscaping in the front, rear and side yards shall
be provided as established by the various use zone district chapters of this title. These
requirements are summarized in the table below.
Page 4
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Perimeter Landscape Requirements
Zoning
Districts
Front Yard
(Second front)
Landscape Type
for Fronts
Side
Yard
Rear
Yard
Landscape Type
for Side/Rear
MDR
15 1
Type I
10
10
Type I
HDR
15 1
Type I
10
10
Type I
MUO
15
Type I
5 3
5 3
Type I
0
15
Type I
5
5 3
Type I
RCC
20 (1 0) 2
Type I
5 '
10
Type II
NCC
5
Type I
0 3
0 3
Type II
RC
10
Type I
5 '
0 3
Type II
RCM
10
Type I
5 3
0 3
Type II
TUC
152
Type I5
03
03
Type II
C/LI
12.5 4
Type I5
5 4
0 4
Type II
LI
12.5
Type II
0 3
0 3
Type III
HI
12.5
Type II
0 3
0 3
Type III
MIC/L
5 4
Type II
0 4
0
Type III
MIC/H
54
Type II
04
0`1
Type III
TVS
15 2
Type II
0 3
0 3
Type III
Notes:
1 Minimum required front yard landscaped areas in the MDR and HDR zones may
have up to 20% of their required landscape area developed for pedestrian and transit
facilities upon approval as a Type 2 special permission decision bythe-Berme€
Architectural Review
2 Required landscaping may include a mix of plant materials, pedestrian amenities and
features, outdoor cafe -type seating and similar features, subject to approval. Required
plant materials will be reduced in proportion to the amount of perimeter area devoted
to pedestrian oriented space. ea c`'''^'-
3 Increased to 10 feet if across from or adjacent to LDR, MDR or HDR 1 40 eChh4
4 Increased to 15 feet if across from or adjacent to LDR, MDR or HDR u,t, n (3 c 7
5 Increased to Type II if the front yard contains truck loading bays, service areas or
outdoor storage.
The landscape perimeter may be averaged if the total required square footage is achieved,
unless the landscaping requirement has been increased due to adjacency to LDR, MDR or
HDR. Landscape perimeter averaging may be allowed as a Type 2 special permission
decision if all of the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and blank
building walls;
2. Perimeter averaging enables significant trees or existing built features to be retained;
3. Perimeter averaging is used to reduce the number of driveways and curb cuts and
allow joint use of parking facilities between neighboring businesses:,
Page
4. Width of the perimeter landscaping is not reduced to the point that activities on the
site become a nuisance to neighbors;
5. Averaging does not diminish the quality of the site landscape as a whole.
The requirements for increased landscaping widths are addressed in the
Perimeter Landscape Table. The requirements for fences or planting screens are
addressed in the Perimeter Landscape Types chapter.
1 1 .
The required landscape areas shall be increased by a minimum of 25% or 50% or by
Director, along the applicable front, side and /or rear property line(s) in the following
across the street from a single family or multiple family use district;
height of fie teeight feet or the construction of a decorative fence, to bo approved by tho
DCD when:
district;
4. 15 feet of landscaping shall be provided when a nonresidential development in a
Commercial/ Light Industrial district or a Manufacturing Industrial Center/Light district
any fence used to prevent acce: c to the development in a C/LI and MIC /L district.
This is a new chapter that specifies the minimum number and type of plant
materials to be provided within the required perimeter landscape widths.
18.52.030 Perimeter Landscape Types
A. Type I landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes. provide a light visual separation
between uses and zoning districts, screen parking areas, and allow views to
building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 30 lineal feet of required perimeter excluding curb cuts;
and
b. One shrub for each 7 lineal feet of required perimeter excluding curb cuts
or a planted berm at least 24 inches high; and
c. Living groundcover to cover 90% of the landscape area within three years.
Page 6
Type II landscape perimeter
1. Purpose is to enhance Tukwila's streetscapes, provide a moderate visual
separation between uses and zoning districts, screen blank building walls and
parking areas, and allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 20 lineal feet of required perimeter excluding curb cuts;
and
b. One shrub for each 5 lineal feet of required perimeter excluding curb cuts;
and
c. Living groundcover to cover 90% of the landscape area within three years.
C. Type III landscape perimeter
1. Purpose is to provide extensive visual separation between industrial areas and
nearby residential areas.
2. Plant materials shall consist of the following
a. One tree per 20 lineal feet of required perimeter excluding curb cuts; and
b. Shrubs to provide a solid planting screen with a height of five to eight feet
or a solid wooden fence or masonry wall to be approved by the
Community Development Director; and
c. Living groundcover to cover 90% of the landscape area within three years.
D. Plant material requirements:
1. A mix of evergreen trees and evergreen shrubs shall be used to screen blank
walls, ground level mechanical equipment, and garbage collection areas;
2. Deciduous trees shall be used to allow visual access to entryways, signage and
pedestrian use areas;
3. Evergreen shrubs shall be used to screen parking lots along street frontages;
4. Perimeters located adjacent to residential zones are required to provide a
minimum 75% evergreen trees and 75% evergreen shrubs.
5. Evergreen trees shall range from 6 to 8 feet in height.
uous trees shall have�a 2 inch caliper at time of planting, determined
according to the American Standard for Nursery Stock.
7. Shrubs shall be at least 18 inches in height at time of planting.
8. Existing vegetation may be used to meet the requirements of this chapter. All
significant.trees located within any required perimeter landscaping area which
are not dead, dying, or diseased and which do not pose a safety hazard as
determined by the Community development Director shall be retained.
9. The classification of plant material as trees, shrubs and evergreens shall be as
listed in the Hortus Third, A Concise Dictionary of Plants Cultivated in the
U.S. and Canada.
This is a new section to expand the requirement for interior parking lot
landscaping to commercial zones.
18.52.035 Interior parking lot landscaping requirements.
The standards for parking lot landscaping in multi family zones are existing and
have been moved from TMC 18.52.040 for clarity.
Page 7
Landscaping within parking areas shall be provided as shown below.
A. Requirements for each distinctly separate parking area within the MDR and HDR
zones:
1. For areas with up to 20 parking stalls per parking area no interior landscaping
is required.
2. For areas with 21 - 40 parking stalls per parking area 7 square feet of interior
landscape area is required for each parking stall.
3. For areas with more than 40 parking stalls per parking area 12 square feet of
interior landscape area is required for each parking stall (see Multi - Family
Design Guidelines, Site Planning Section, No. 31 for the normal 15 square
feet to be provided).
4. All parking areas shall have a perimeter landscape strip a minimum of 2 feet
wide with an average width of 5 feet.
. Tukwila 's office and neighborhood commercial zones generally contain small
parcels, so the perimeter landscaping required by zone is adequate and interior
landscaping is only required for larger lots.
B. Requirements for parkin lots within the 0, MUO, RCC, and NCC zones:
1. For lots with up t 20 arking stalls, no interior landscaping is required.
2. For lots with 21 - 4 parking stalls. a minimum of 10 square feet of interior
landscape area is required for each parking stall over 20.
3. For lots with more than 40 parking stalls, a minimum of 200 square feet of
interior landscape area plus 15 square feet for each parking stall over 40 is
required. For areas placed behind buildings or otherwise screened from
streets, parks and City trails the interior landscape requirement is reduced to a
minimum of 10 square feet for each parking stall over 40.
In regional commercial zones developments are generally larger and inore
automobile oriented. In order to encourage pedestrian friendly development
patterns an incentive is given for placing parking behind buildings.
C. Requirements for parking lots within the RC, RCM, TUC, C/LI and TVS zones:
1. For areas adjacent to public or private streets a minimum of 15 square feet of
landscaping is required for each parking stall.
2. For areas placed behind buildings or otherwise screened from streets, parks
and City trails a minimum of 10 square feet of interior landscape area is
required for each parking stall.
No interior parking lot landscaping is required for industrial zones in order to
accommodate the loading docks and truck circulation requirements common for
industrial uses. Perimeter screening is provided by the requirements given at
18.52.020.
Page 8
:
D. Planting Standards:
1. Interior landscape islands shall be distributed to break up expanses of paving.
Landscaped areas shall be placed at the ends of each interior row in the
parking area with no stall more than 10 stalls or 100 feet from a landscape
area.
2. The minimum size for interior parking lot planting islands is 100 square feet.
3. Planting islands shall be a minimum of 6 feet in any direction and generally
the length of the adjacent parking space.
4. Raised curbs or curb stops shall be used around the landscape islands to
prevent plant material from being struck by automobiles.
5. A minimum of 1 evergreen or deciduous tree is required per landscape island
with the remaining area to contain a combination of shrubs, living
groundcover and mulch.
18.52.40 General landscape and screening requirements.
Section A has been relocated to 18.52:050
A.
Landscape Architect Required. In the MDR and HDR zones, a Washington State
orcin.
Appropriate Plant Materials. New plant materials shall include native species or
non - native species that have adapted to the climatic conditions of the Puget Sound
Region. New plant materials shall consist of drought resistant species, except where site
conditions within the required landscape areas assure adequate moisture for growth.
Grass may be used as a groundcover where existing or amended soil conditions assure
adequate moisture for growth. Landscape perimeter trees should be selected for
compatibility with existing plant material or street trees.
B. Coverage Standards. All landscaped areas in the MDR and HDR zones
(including shrub beds) shall achieve 90% live ground coverage in three years and all
areas not occupied by a building (including surface parking areas) shall achieve 40%
horizontal tree coverage in ten years.
C. Visibility. The landscaping shall not obstruct view from or into the driveway,
sidewalk or street. No shrubs shall be planted or allowed to grow over two feet in height
within thirty feet of intersecting curblines or pavement edges (see TMC 11.36.040). No
tree may be planted within two feet of a sidewalk or pavement edge.
D. Outside Storage Areas. Outdoor storage shall be screened from abutting public
and private streets and from adjacent properties. Such screens shall be a minimum of
eight feet high and not less than 60% of the height of the material stored. Said screens
shall be specified on the plot plan and approved by the Community Development
Director. Except in the MDR and HDR zones, where outdoor storage shall be fully
screened from all public roadways and adjacent parcels with a sight obscuring structure
equal in height to the stored objects and with a solid screen of exterior landscaping. A
top screen cover may be exempted if the item(s) has a finished top and an equivalent
design quality is maintained. The screening structure shall reflect building architecture as
determined by the BAR to be appropriate.
Page 9
These sections have been moved to 18.52.035
a perimeter landscape strip. This strip shall be a minimum of 2 feet wide and have an
average 5 foot width.
F. Interior landscaping for each distinctly separate parking area. In the MDR and
_..
1 For areas with up to 20 parking stalls, no interior landscaping is required.
Design Guidelines, Site Planning Section, No. 31 for the normal 15 square feet to be
41. Planting Standards:
a. interior planting areas to be distributed to break up expanses of paving
b. minimum size of interior parking lot planting islands is 100 square feet
c. planters to be a minimum of 6 feet in any direction and generally the length of the
d. a landscaped area shall be placed at the end of each interior row in the parking
area with no more than 10 stalls or 90 feet between the landscape area
c. minimum of 1 evergreen or deciduous tree per planting area.
E. Fences. All fences shall be placed on the interior side of any required perimeter
landscaping.
F. Lighting. Trees shall not be planted in locations where they would obstruct
existing or planned street or site lighting.
G. Automatic irrigation. In the MDR and HDR zones, aAll landscape areas shall be
served by an automatic irrigation system. Water conservation features such as
Mmoisture sensors . - - - -. - - - - - _ with automatic rain
shut -off devices, automatic timers, pressure regulating devices, backflow prevention
devices, separate irrigation zones for grass and planting beds. and sprinkler heads
matched to site and plant conditions shall be installed. Irrigation water shall be applied
with goals of avoiding runoff and overspray onto adjacent property, non irrigated areas
and impervious surfaces.
H. Utility Easements. Utility easements and other similar areas between property
lines and curbing shall be landscaped and /or treated with dust and erosion control
planting or surfacing such as evergreens, groundcover, shrubs, trees, sod or a
combination of similar materials. In areas of overhead transmission lines, no shrubs or
trees over 20 feet at maturity will be allowed. Trees should not be planted within 10 feet
of underground water, sewer or storm drainage pipes.
18.52.050 Landscape plan requirements.
A Washington State licensed landscape architect shall prepare and stamp the landscape
plans in accordance with the standards herein. Detailed plans for landscaping and
screening shall be submitted with plans for building and site improvements. Included in
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the plans shall be type, spacing and location of plants and materials and the location of
pr- inikliag irrigation systems.
A Landscaping Declaration requirement has been added to ensure that the
required number and type of plantings are installed in the correct locations.
Installation of the landscaping and screening shall be completed and a Landscaping
Declaration submitted by the owner or owner's agent prior to issuance of the certificate
of occupancy. _ . _ . _ - . _ _ _ • -- If necessary due to weather
conditions or construction scheduling the installation may be postponed to the next
planting season if approved deteanined by the Community Development Director and
stated on the building permit. A performance assurance device equal to 150 percent of the
cost of the labor and materials must be provided to the City before the deferral is
approved. The property owner shall keep all planting areas free of weeds and trash and
replace any unhealthy or dead plant materials for the life of the project in conformance
with the approved landscape plan.
18.52.065 Lighting
Parking and loading areas shall include lighting capable of providing adequate
illumination for security and safety. Lighting standards shall be in scale with the height
and use of the associated structure. Anv illumination, including security lighting, shall be
directed away from adjoining properties and public rights -of -way.
In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall
be provided with low level safety lighting. Pedestrian walkways and sidewalks may be
lighted with lighting bollards.
The current language concerning landscape areas is vague and needs to be
clarified.
18.70.090 Nonconforming landscape areas.
A. Adoption of the landscaping regulations contained in this title shall not be
construed to require a change in the landscape improvements for any legal landscape area
which existed on the date of adoption of this title, unless and until a change of use or
alteration of the structure requiring Board of Architectural Review approval is proposed
(see TMC 18.60).
B. At such time as a change requiring approval by the Board of Architectural Review
is proposed for a use or structure, and the associated premises does not comply with the
landscape requirements of this title, a landscape plan which conforms to the requirements
of this title shall be submitted to the Board of Architectural Review for approval as a
Type 4 decision prior to issuance of a building permit. The BAR may modify the
standards imposed by this title when, in their judgment, strict compliance with the
landscaping standards of this code would create substantial practical difficulties, the
existing and proposed additional landscaping and screening materials together will
adequately screen or buffer possible use incompatibilities, soften the barren appearance
of parking or storage areas, and/or adequately enhance the premises appropriate to the use
district and location of the site.
Page 11
LANDSCAPING DECLARATION
I, , declare as follows:
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(circle one) b) landscape architect who prepared the approved landscape plan, or
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c) landscape contractor hired to install the approved plantings, 6 v
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responsible for executing the approved landscape plan for the property located at N w:
, Tukwila, Washington.
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2. The permits obtained for this project include: 2
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Building Permit D - LL D;
Land Altering Permit MI - = W`
Design Review Permit L - z 1=-'
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3. I certify that the landscaping and irrigation devices shown on the approved 1u
landscaping plans for this property have been installed in conformance with those D 0
plans as documented in the Landscape Checklist. 0 N;
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4. I understand that changes to any of the following aspects of the approved i c?
landscape plan require a revision to the plans and approval by the City of p`
Tukwila. . Z
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a) Minimum number of trees, shrubs and ground cover; z
b) Location of required plantings or planting areas;
c) Substitution of species required by permit conditions to mitigate
environmental impacts;
d) Compliance with the Tree Ordinance for sensitive areas.
NOTE: If any of these items have been changed do not sign this Declaration until
a revised landscape plan has been approved by the Tukwila Department of
Community Development.
I declare under penalty of perjury under the laws of the State of Washington that the
preceding is true and correct.
Dated , at , Washington.
Signature
Page 12
LANDSCAPING CHECKLIST
Checklist to accompany Landscaping Declaration:
Number of Plants
Number of trees required
Number of trees installed
Number of shrubs required
Number of shrubs installed
Number of ground cover plants required
Number of ground cover plants installed
Number of existing trees to be preserved
Number of existing trees left
Yes No
❑ ❑ Size of installed plants is per approved plan.
❑ . ❑ Spacing of installed plants is per approved plan.
❑ ❑ Approximate location of trees, shrubs and ground cover is per the
approved plan.
Note: if the size of the nursery pots of ground cover are increased and
therefore fewer pots have been installed attach a description showing how
the proposed changes meet Landscape Code standards.
Substitutions
The following species have been substituted after approval by the Department of
Community Development.
Number of Plants Approved Species Installed Species
Page 13
PCJ Article: Green Enhances Growth
PlarniersWeb
www.plannersweb.com
PLANNING COMMISSIONERS JOURNAL
Looking Around:
Green Enhances Growth
by Edward T. McMahon
[From Issue 22, page 4, of the PCJ, Winter 1996]
What's • big, green, and disappearing? In many
communities the answer is trees. New development,
old age, careless cutting, gypsy moths, utility
companies, highway departments, and other culprits
are all combining to slowly strip our communities of
trees.
For the most part people care about trees. As a result, tree
preservation and planting have become hot issues in
communities across the U.S. and Canada. Hundreds of
places, both big and small, have established urban greening
and street tree planting programs. For example, Lakeland,
Florida, has been planting over one thousand trees per year
since 1990. A Houston, Texas, based nonprofit, "Trees for
Houston," has used private donations and corporate funding
to plant tens of thousands of street trees throughout the
sprawling city. Dozens of other big cities have done the
same. Likewise the National Arbor Day Foundation and
American Forest's "Global ReLeaf' program have helped
hundreds of small towns start tree planting programs.
While the simple act of planting trees can have a profound
long -range impact on a community and its inhabitants, until
relatively recently the idea of protecting existing trees
through local tree preservation ordinances was rare. As
recently as 1984, the University of Pennsylvania could
identify only one hundred communities nationwide with tree
protection laws. But today, tree protection ordinances are
sprouting up all over the country. In California and Florida
http:// www. plannersweb .com/articles /look22.html
Page 1 of 6
Other PCJ Articles Online
About the
Author
Edward T. McMahon
is a land use
planner, attorney,
and director of
The Conservation
Fund's "American
Greenways
Program." He is
former president
of Scenic America,
a national non-
profit
organization
devoted to
protecting
America's scenic
landscapes.
McMahon's column,
"Looking Around,"
appears in each
issue of the
Planning
Commissioners
Journal.
10/6/98
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Pacific Highway Property Information
004000 -0822
3417
S
148 St
Bradco Inc.
Rupert Daniel W + Debra
092304 -9120
12421
Pacific
13346
0
See 092304 -9367
Welch, John
CLI
$26,600
$0
161000 -0005
3711
S
140 St
14400
na
1
Single family
1
Halstead William A
MDR
$41,000
$77,400
161000 -0006
14010
37 Av S
21780
na
2
Single family
1
Fetters Terry J
MDR
$45,000
$48,600
161000 -0015
3718
S
141 St
6030
na
1
Single family
1
Stickley K + C
MDR
$33,000
$77,300
161000 -0016
3719
S
140 St
6030
na
2
Single family
1
Duncan M A
MDR
$33,000
$61,300
161000 -0025
3724
S
141 St
12060
na
1
Apartment
4
14
Grant Earl + Darlene E
MDR
$30,100
$95,900
161000 -0035
3736
S
141 St
12060
na
1
Single family
1
Cherrington Frank
MDR
$42,200
$41,300
161000 -0036
3728
S
141 St
12060
na
1
Single family
1
Brines Wayne M
MDR
$42,200
$47,000
161000 -0045
3742
S
141 St
12060
na
1
Single family
1
Runge Ida H
MDR
$42,200
$33,700
161000 -0085
3703
S
141 St
5848
na
2
Single family
1
Banker Edward 3
MDR
$34,000
$36,800
161000 -0086
14118
37 Av S
6450
na
1
Single family
1
Sims Marvin + Barbara
MDR
$34,000
$13,200
161000 -0087
14112
37 Av S
5848
na
1
Single family
1
Housing and Urban Dev.
MDR
$34,000
$36,000
161000 -0095
3715
S
141 St
18146
na
2
Apartment
16
19
Kaye H Robert Jr
MDR
$63,500
$315,000
161000 -0115
3731
S
141 St
18146
na
2
Single family
1
Idler Gerald
MDR
$63,500
$37,700
161000 -0195
3730
S
142 St
18146
na
2
Apartment
2
5
Northwest Development Trust
MDR
$63,500
$44,500
161000 -0205
3720
S
142 St
18146
na
1
Single family
1
Benson Florine R
MDR
$63,500
$23,200
161000 -0215
14126
37 Av S
7682
na
1
Single family
1
Hansen Bradley N
MDR
$35,000
$34,300
161000 -0216
14132
37 Av S
18370
na
2
Maple Apts
14
33
Maple Apts
MDR
$64,200
$381,000
161000 -0217
14124
37 Av S
7515
na
1
Single family
1
Teppo Theodore C
MDR
$35,000
$35,100
553720 -0117
14227
34 Av S
58428
na
2
South Center Satellite
25
19
Sannes Lenora + Arlene
MDR
$71,800
$390,200
553720 -0118
14226
Military
8675
na
1
Millers Home TRS
1
Stimach Teresa A
MDR
$35,000
$55,500
553720 -0119
14230
Military
7108
na
1
Single family
1
Sanchez Jose Cesar
MDR
$35,000
$62,400
611110 -0005
14225
42 Av S
63143
na
2
Normandy Ct Condo
46
32
Multiple ownerships
MDR
$221,000
$1,264,200
004000 -0084
14414
34 Av S
10797
Single family
1
Svenson, Yvonne
MDR
$37,700
$41,700
004000 -0085
14406
34 Av S
10592
Single family
1
Striker, Patti
MDR
$32,400
$41,900
004000 -0086
3417
S
144 St
10489
Single family
1
Lance, Margaret
MDR
$32,400
$41,100
004000 -0088
3421
S
144 St
10489
Single family
1
Cagee, Ruth
MDR
$32,400
$53,000
152304 -0097
3501
S
142 PI
6750
Single family
1
Ashton, Vincent
MDR
$31,300
$16,400
152304 -0259
3503
S
142 PI
8100
Single family
1
Schauss, Robert + Karesa
MDR
$32,300
$53,800
152304 -9084
3507
S
142 PI
7200
Single family
1
Kitting, Judith
MDR
$32,300
$49,200
152304 -9284
(37 Av)
S
142 PI
12180
Vacant
Smothers, Edna
MDR
$28,500
$0
161000 -0055
3748
S
141 St
14070
Single family
1
Baker, Daniel
MDR
$77,600
$8,300
735960 -0855
13209
37 Av S
16016
Single family
1
Mettler, N M
MDR
$43,700
$68,000
162304 -9001
12844
Military
29.06 A
49060
2
Riverton Hosp Tax Portion
Highline Community Hospital
MDR/0
$630,900
$6,348,900
734060 -0940
13350
Pacific
2200
0
0
Vacant
Uniservice Corp
MUO
$6,600
$0
734060 -1025
13475,
Pacific
8343
0
Luckys Used Trucks
.■
Gronewold E
MUO
$25,000
$0
734060 -1024
13335
Pacific
17915
1034
1
Luckys Used Trucks
Lee James Finance Aurora
MUO
$50,000
$1,000
734060 -1027
13500
Pacifc
148540
1887
1
Canyon MH Park
10
3
Kirkland William H
MUO
$222,800
$54,700
736060 -0130
4004
S
139 St
5066
5066
1
Derby Tavern
1
Perovich Robert
MUO
$40,500
$42,700
Page 5
LNDUSE.XLS7 /23/98
PCJ Article: Green Enhances Growth
alone almost two hundred communities now have city tree
ordinances. Nor are they confined to big urban states. New
laws can now be found in virtually every state from
Mississippi to Missouri.
As you might expect, ordinances mandating landscaping and
requiring the protection of existing trees and woodlands
have provoked protests from the business community in
many places. Now, however, a growing number of
homebuilders, developers, and other businesses are
embracing landscaping and tree protection measures because
they realize protecting trees makes economic sense.
Two new publications, one by the Urban Land Institute
(ULI) and the other by the National Association of
Homebuilders (NAHB), make clear just how valuable trees
and landscaping can be.
In 1991, the ULI, in cooperation with the American Society
of Landscape Architects, examined eleven real estate
developments to assess whether money spent on site
planning, landscaping, and preservation of mature trees
justified the added cost of development. What they found
was that landscaping and greenspace increased profits for
developers while
providing numerous other
benefits to both the user
and the community.
Specifically, greenspace
and landscaping translated
into increased financial
returns of 5 to 15 percent
depending on the type of
project. Landscaping also
gave developers a
competitive edge and
increased the rate of
project absorption. See
Sidebar, Resources,
"Value by Design"
"Trees are not
frills or
cosmetic add -
ons. They are
basic
infrastructure
and a major
factor in
contributing
to community
pride, quality
of life, and
economic
development."
Likewise, Building
Greener Neighbors , a
new publication by the
NAHB, demonstrates how
builders and developers
can save money, generate
sales, and enhance their
prestige in the community
by creating tree preservation plans. The report points out that
"lots with trees sell for an average of 20 to 30 percent more
than similarly sized lots without trees," and that "mature
trees that are saved during development add more value to a
lot than post construction landscaping."
Reinforcing these findings is a 1995 survey conducted for a
http: / /www.plannersweb .com/articles /look22.html
Page 2 of 6
Research shows
that trees and
greenspace
increase profits
... and add value
to homes
10/6/98
Pacific Highway Property Information
004000-08221 3417
S
148 St
1
1Bradco Inc.
Rupert Daniel W + Debra
092304 9120
12421
Pacific
13346
0
See 092304 -9367
Welch, John
CLI
1
$26,600
$0
170100 -0010
13500
37 Av S
96740
na
2
Colony Square Condos
62
28
Multiple ownership
MUO
$334,800
$2,597,800
734060 -1023
13348
37 Av S
16267
na
Single family
1
Klotzbuecher Heinz
MUO
$56,900
$76,200
734060 -1040
13504
Pacific
54050
na
1
Pac Village Apts
20
16
Moeller Bryon D
MUO
$81,000
$250,200
734060 -1041
13502
37 Av S
6000
na
Single family
1
Willis Patricia
MUO
$32,000
$41,100
734060 -1042
13545
Pacific
30075
na
0
Vacant
Jensen Frank
MUO
$105,200
$0
734060 -1043
13512
37 Av S
8025
na
Single family
1
Pearl E L
MUO
$36,000
$44,900
734060 -1044
13508
37 Av S
6000
na
Single family
1
Hihm, Kathleen
MUO
$32,000
$54,900
734060 -1046
13520
37 Av S
13125
na
1
Apartment
4
13
Myers David + Robin
MUO
$45,900
$80,100
736060 -0030
13708
37 Av S
10200
na
Single family
1
Young Francis M
MUO
$35,700
$71,200
734060 -1021
13325
Pacific
6716
Single family
1
Spagnole, Barber 8z Lillian
MUO
$33,500
$33,900
004000 -0029
14434
Military
10077
0
0
Parking
Lee Sung Soon
NCC
$60,400
$0
004000 -0175
14420
Pacific
30463
0
0
Great Bear Motel
Cho, Choo 8z Kim
NCC
$252,600
$0
004000 -0191
4021
S
144 St
21475
0
1
Storage
Water Dist 125
NCC
$214,700
$29,400
004000 -0194
14404
Pacific
4980
0
0
Dandy's parking
Albanese, Ralph
NCC
$49,800
$0
004000 -0901
14600
Pacific
19708
0
Chevron Station
Choi Won W + Mi Soon
NCC
$216,700
$0
004000 -0910
14620
Pacific
7452
0
0
Vacant
Choi Won W + Mi Soon
NCC
$74,500
$0
152304 -9010
(142 St)
37 Av S
15540
0
0
Used with #9011
Mckinney Family Partnership
,NCC
$101,000
$0
152304 -9088
14251
Pacific
24350
0
0
Parking
Mckinney Family Partnership
NCC
$170,400
$0
152304 -9152
(144 St)
37 Av S
23310
0
0
Used with #9011
Mckinney Family Partnership
NCC
$151,500
$0
152304 -9182
14235
Pacific
29173
0
0
Used with MI # 9011
Mckinney Family Partnership
NCC
$233,300
$0
155420.0030
14226
Pacific
8200
0
0
Vacant
Norton Larry E + Mary V
NCC
$40,000
$0
161000-0057
14013
Pacific
5400
0
N
Used with MI #0056
Graversen Charles
NCC
$43,200
$0
161000 -0076
14004
Pacific
2950
400
1
Southgate Motors
Kim Mark C + Soon S
NCC
$23,600
$0
004000 -0995
14661
Pacific
3654
768
1
Neighborhood Resource Ce
OBrien, Timothy
NCC
$36,500
$48,800
004000 -0032
14438
Military
11417
864
1
Egan's Pit Stop
Egan Joseph P
NCC
$68,500
$1,000
004000 -0253
14452
Pacific
9824
934
1
Dons Barber Shop
Demulling Donald A
NCC
$108,000
$1,000
161000 -0150
14141
Pacific
15060
1060
1
Duplex
2
8
Stotsenberg Gregory A + Canda
NCC
$11 2,900
$1,000
152304 -9123
14120
Pacific
30050
1 182
2
Sea Tac Motors
Ben Carol Land Dev Inc
NCC
$225,300
$1,000
161000 -0075
14004
Pacific
13147
1265
1
Pacific Auto Sales
Kim Mark C + Soon S
NCC
$105,100
$91,400
004000 -0874
14607
Pacific
21078
1276
1
Johnson Western Gunnite
Wynn, Harold
NCC
$231,800
$1,000
161000 -0156
3742
S
142 St
10492
1488
2
Single family
1
Stotsenberg Gregory A + Canda
NCC
$68,100
$1,000
004000 -0905
14604
Pacific
9839
1686
1
Quality Rentals
Quality Rentals
I NCC
$113,100
$80,200
004000 -0136
14415
Pacific
27817
1736
1
BP Service Station
Tosco Corp
NCC
$305,900
$170,600
004000 -0902
14638
Pacific
22825
2156
1
Pizza Hut
Aliagas Spiro
NCC
$251,000
$26,000
161000 -0295
14207
Pacific
22917
2400
1
7 -1 1 Store
Hirschburg Peter L
NCC
$183,300
$136,800
004000 -0180
14404
Pacific
9577
2450
1
Dandy's Nite Club
Albanese Ralph
NCC
$105,300
$247,200
161000 -0140
14121
Pacific
40000
2640
1
Video Movies
Pezzella Paul Sr
NCC
$300,000
$28,900
152304 -9242
14212
Pacific
26072
2748
1
Country Vittles
Flesher Jack + Darlene
NCC
# # # # # # # ##
$131,300
Page 6
.
LNDUSE.XLS7 /23/98
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PCJ Article: Green Enhances Growth Page 3 of 6
group of the nation's largest volume homebuilders by
American Lives, a San Francisco -based firm. Pollster Brook
Warrick says that the results show that "consumers are
putting an increasingly high premium on interaction with the
outdoor environment through the inclusion of wooded tracts,
nature paths, and even wilderness areas in housing
developments." In fact, 77 percent of consumers put "natural
open space" as the feature they desired most in a new home
development.
These and other studies make one thing abundantly clear:
trees are not frills or cosmetic add -ons. They are basic
infrastructure and a major factor in contributing to
community pride, quality of life, and economic
development. Street trees, for example, are important not
just because they absorb noise and air pollution, lower utility
costs, and provide a habitat for birds and other wildlife, but
because the roadway and its frontages are a community's
major public arena or ordering device. Trees growing along
a street visually tie a neighborhood or a development
together and make it a unit. This is why Southern Living
Magazine says that "for America's relatively low density
communities, trees and landscaping will do more than
buildings to make a great urban presence."
American communities need aggressive tree planting
programs as well as comprehensive programs to protect
existing trees and to mandate landscaping of commercial
areas and parking lots. While mandating anything in
today's political climate is likely to encounter some
resistance, passing tree protection and landscaping
ordinances may not be as hard as it once was. This is
because more and more builders and developers are
recognizing that trees not only make our communities
more livable, but also make their developments more
valuable.
Cons UMel"s want
"natural open
space"
Trees es core pcirt of
the basic
infrastructure
Resources:
National Arbor Day Foundation
100 Arbor Ave.
Nebraska City, NE 68410
402 - 474 -5655
American Forest's Global ReLeaf Program
1516 P Street, NW
Washington, DC 20005
202 - 667 -3300
Building Greener Neighborhoods is available from the National Association of Home
Builders, 1201 15th St. NW, Washington, DC 20005; 800 - 223 -2665.
http:// www. plannersweb .com/articles /look22.html
10/6/98
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Pacific Highway Property Information
004000 -0822
3417
S
148 St
Bradco Inc.
1
Rupert Daniel W + Debra
092304 -9120
12421
Pacific
13346
0
See 092304 -9367
Welch, John . NCLI
$26,600
$0
152304 -9096
14224
Pacific
15801
3100
1
Northfield Carwash
Norton Larry E + Mary V
NCC
$126,400
$89,600
161000 -0270
3747
S
142 St
17493
4294
2
Jet Inn Motel
Chao Tung + Shu Chen
NCC
$122,400
$827,900
004000 -0190
14440
Pacific
18893
4366
2
Moonrise Motel
Min Richard H + Mu Yeon
NCC
$207,800
$451,600
161000 -0056
14013
Pacific
9360
4607
1
Big Wheel Auto Parts
Graversen Charles
NCC
$74,800
$84,900
004000 -0252
14442
Pacific
21130
4761
2
Spruce Motel
Cho Young Soo
NCC
$232,400
$934,100
004000 -0911
3747
S
146 St
26626
4956
2
Travelers Choice Motel
Kim Chul Joon
NCC
$266,200
$768,300
004000 -0022
14432
Military
10694
5122
1
Riverton Hts Dental Clinic
Lee Sung Soon
NCC
$64,100
$103,600
735960 -0610
13003
Pacific
966S
6248
2
Bernie 81 Boys
Salle Bernardo
NCC
$51,000
$142,900
004000 -0254
3920
S
146 St
23701
6716
1
Retail
Kim Kyung Wam
NCC
$260,700
$226,000
004000 -0865
14639
Pacific
74216
8611
1
Apppliance Distributors
OBrien, Timothy
NCC
$742,100
$1,000
152304 -9092
14242
Pacific
35483
9620
1
South City Motel
Malefait Leon T
NCC
$390,300
$15,400
152304 -9140
3716
S
144 St
32640
10800
1
True -Value Hardware
Livengood Lynn H
NCC
$228,400
$219,300
161000 -0335
14110
Pacific
39622
12075
1
Ben Carol Motel
L 8z L Motels Inc
NCC
$257,800
$270,400
161000 -0125
14101
Pacific
52546
14400
1
21 Club
Pezzella Paul Sr
NCC
$341,500
$725,500
152304 -9011
14227
Pacific
50529
32584
1
Blockbuster Video
Mckinney Family Partnership
NCC
$404,200
$1,085,100
004000 -01 15
3725
S
144 St
217268
53395
2
Larry's Market
Aikai L. P.
NCC
# # # # # # # ##
$2,600,000
004000 -0074
14462
34 Av S
12448
Seven Eleven Riverton
Southland Corporation
NCC
$74,600
$127,300
004000 -0145
14416
Pacific
8655
na
1
Apartment
4
20
Yoshikawa Terrace
NCC
$95,200
$1,000
004000 -0146
14412
Pacific
7834
na
1
Single family
1
Yoshikawa Terrace
NCC
$87,000
$4,300
004000 -0310
3530
S
146 St
18605
na
1
Apartment
4
9
Ginn Ardella
NCC
$74,400
$61,600
004000 -0854
3531
S
146 St
10500
na
Single family
1
Wynn, Harold
NCC
$63,000
$17,000
004000 -0890
3703
S
146 St
14875
na
1
Single family
1
Wynn, Harold
NCC
$95,300
$1,000
155420 -0005
14247
41 Av S
7789
na
Duplex
2
11
Malefait, Janet
NCC
$30,000
$50,400
155420 -0010
14241
41 Av S
6510
na
Single family
1
Malefait, Leon 8z Janet
NCC
$30,000
$35,800
155420 -0015
14245
41 Av S
6300
na
Single family
1
Malefait, Leon 8z Janet
NCC
$30,000
$39,000
155420 -0020
14237
41 Av S
6300
na
Single family
1
Sleight, Jack
NCC
$30,000
$23,000
155420 -0025
14223
41 Av S
6300
na
Single family
1
Moyer, ]oseph + Georgia
NCC
$38,000
$23,800
155420 -0030
14223
41 Av S
8200
na
Vacant
Bruner, Karen
NCC
$40,000
$0
161000 -0186
3740
S
142 St
9546
_ na
1
Single family
1
Kearney, lames M
NCC
$62,000
$27,300
161000 -0265
3743
S
142 St
18200
na
1
Single family
1
Lester Philip S
NCC
$127,400
$6,800
161000 -0325
14224
37 Av S
26400
na
2
Ingrid Manor
36
Fitz Ebba
NCC
$92,400
$547,600
735960 -0625
(130 St
35 Av S
5390
na
Single family
1
Salle Bernardo
NCC
$3,000
$0
004000 -0015
14404
Military
7960
Single family
1
Mitchell, William
NCC
$29,700
$78,600
004000 -0016
14410
Military
13057
Single family
1
Allsopp, J
NCC
$31,500
$56,000
004000 -0019
14403
34 Av S
8050
Single family
1
Peterson, Lorraine
NCC
$31,500
$67,600
004000.0070
14450
34 Av S
7343
Lee's One Hour Cleaner
Lee Soo Man +Kyung Jae
NCC
$44,000
$29,400
152304 -9295
3742
S
144 St
21011
1
Kentucky Fried Chicken
Mckinney Family Partnership
NCC
$192,800
$86,600
155420 -0033
14238
41 Av S
10384
1
Single family
1
Whitley, Thomas + Barbara
NCC
$40,700
$27,900
.. , ..
Page 7
LNDUSE.XLS7 /23/98
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Perimeter Landscape Type Illustrations
Deciduous Tree
2" Caliper
Minimum at
Time of Planting
atIA1111
1..1411.111111a1141.11W/M11.11101
TYPE I LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Shrub Height
18" Minimum
at Time of
Planting
TYPE I LANDSCAPE PERIMETER
. Conceptual Plan — Not to Scale
Width Varies
See Zoning
Standards
Deciduous
Tree
Height 5
Years
After
Planting
TYPE I LANDSCAPE PERIMETER
Conceptual Elevation — Not .to Scale
Perimeter Landscape Strip Limit
TYPE I LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Shrub
Height
5 Years
After
Planting
Width
Varies
Evergreen Tree
Height at. Time
of Planting
Deciduous
Tree Height
at Time of
Planting
TYPE 1I LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
Shrub HeigF
1, at Time of
Planting
TYPE II LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Width
Varies
Evergreen.
Tree
Height 5
Years
After
Planting
Deciduous
Tree Height
5 Years
After
Planting
r.
TYPE 11 LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
Shrub
Height
5 Years
After
Planting
TYPE 11 LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Width
Varies
Evergreen Tree
Height at Time
of Planting
Tree Height
at Time of
Planting
Shrub Height
at Time of
Planting
TYPE III LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
TYPE III LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Width
Varies
Evergreen
Tree Height
6' Minimum
at Time of
Planting
Deciduous Tree
2" Caliper Minimum
at Time of Planting
TYPE II LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
TYPE II LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Shrub Height
18" Minimum
at Time of
Planting
Width Varies
See Zoning
Standards
Evergreen
Tree Height
5 Years
After
Planting
Deciduous
Tree
Height 5
Years
After
Planting
Shrub Height 5
Years After
Planting
TYPE III LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
TYPE III LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Width
Varies
Evergreen 4
Tree Height
6' Minimum;
at Time of
Planting
Deciduous Tree
2" Caliper Minimum
at Time of Planting
. Shrub Height
5' Minimum at
Time of Planting,
or Solid Fence
TYPE III LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
TYPE I11 LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Width Varies
See Zoning
Standards
Evergreen Tree
Height at Time
6f PI ting
TYPE 11 LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
Deciduous
Tree
at Time of
Planting
TYPE 11 LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Shrub Heigh -
Time of •
Planting
Width
Varies
Evergreen Tree
Height at Time
Decidyous
Tree Ha
at Time of
Planting
moment la
Shrub Height 5'
at Time of
Planting
TYPE III LANDSCAPE PERIMETER
Conceptual Elevation — Not to Scale
Perimeter Landscape Strip Limit
OA,
TYPE III LANDSCAPE PERIMETER
Conceptual Plan — Not to Scale
Width
Varies