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HomeMy WebLinkAboutPermit L05-029 - SEGALE PROPERTIES - TUKWILA SOUTH SUBDIVISION AND CODE AMENDMENTSTUKWILA SOUTH CODE AMENDMENTS A. ZONING CODE AMENDMENTS CHANGES B. SUBDIVISION CHANGES COMPREHENSIVE PLAN AMENDMENT COMPREHENISVE LAND USE AMENDMENT Tukwila South Overlay District Design Guidelines is in the DCD Library L05 -029 City of i Washington Ordinance No. D a3 b AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 1833, AS CODIFIED AT TUKWILA MUNICIPAL CODE CHAPTER 17.16, RELATING TO PROCEDURES FOR BINDING SITE IMPROVEMENT PLANS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to provide an optional process for land under a single ownership to be divided for the purpose of sale or lease; to facilitate alternative ownership options by allowing Binding Site Improvement Plans in conjunction with a condominium process for residential, commercial, or industrial purposes; and to allow phased infrastructure improvements for large tracts of land; and WHEREAS, an open record public hearing was held on May 26, 2009, on amendments to Tukwila's Binding Site Improvement Plan regulations; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Ordinance Amended. Ordinance No. 1833 §1 (part), as codified at Tukwila Municipal Code 17.16.010, is hereby amended to read as follows: 17.16.010 Purpose This chapter is established to: A. Provide an optional process for land under single ownership to be divided for the purpose of sale or lease; and B. Accommodate the division of land for the purpose of sale or lease of property within an integrated commercial or industrial center, which allows certain zoning standards (minimum parking, setbacks, landscaping, lot area and lot dimension) on the individual lots to be modified provided the standards for the entire center are met; and C. Facilitate alternative ownership options by allowing Binding Site Improvement Plans in conjunction with a condominium process for residential, commercial, or industrial purposes (RCW 64.34); and D. Allow phased infrastructure improvements for large tracts of land. Section 2. Ordinance Amended. Ordinance No. 1833 §1 (part), as codified at Tukwila Municipal Code 17.16.020, is hereby amended to read as follows: 17.16.020 Applicability A. ELIGIBILITY: A Binding Site Improvement Plan application may be submitted for a project located on any land zoned multi - family, commercial or industrial consistent with the terms of this chapter. B. CONSTRUCTION AUTHORIZATION THROUGH OTHER PERMITS: A Binding Site Improvement Plan creates or alters existing lot lines. A Binding Site Improvement Plan does not authorize construction. Construction is permitted upon approval of construction and building permits that implement the Binding Site Improvement Plan. W:\ Word Processing \ Ordinances \ Tukwila South Title 17 Binding Site Imp Plan.doc LV:ksn 05/28/2009 Page 1 of 6 Section 3. Ordinance Amended. Ordinance No. 1833 §1 (part), as codified at Tukwila Municipal Code 17.16.030, is hereby amended to read as follows: 17.16.030 Preliminary Binding Site Improvement Plan Approval A. APPLICATION/FEES: The following items are required, in quantities specified by DCD, for a complete Binding Site Improvement Plan application. Items may be waived if, in the judgment of the Short Subdivision Committee, said items are not applicable to the particular proposal: 1. Completed Binding Site Improvement Plan Application Form as prescribed by the DCD Director with fee as identified in TMC Chapter 18.88. 2. Completed Application Checklist. 3. A complete SEPA Checklist application if project is not exempt from SEPA. 4. Complete applications for other required land use approvals. 5. A vicinity map showing location of the site. 6. A survey prepared to the standards specified in TMC 17.04.060. 7. Site and development plans which provide the following information. The plans shall be neat and accurate on a decimal scale sufficient in size and detail to demonstrate the Binding Site Improvement Plan meets the ordinance requirements, on fftylef sheets in record of survey format: a. The owners of adjacent land and the names of any adjacent subdivisions. b. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted). c. Locations of existing and proposed public street rights -of -way and easements and private access easements. d. Location, floor area and setbacks of all existing structures on the site. e. Lot area, lot line dimensions and average widths for each lot. f. Location of proposed new property lines and numbering of each lot. g. Location, dimension and purpose of existing and proposed easements. Provide recorded documents that identify the nature and extent of existing easements. h. Location of proposed dedications. i. Existing and proposed topography at two -foot contour intervals extending to five feet beyond the project boundaries. j. Location of sensitive areas and sensitive area buffers (slopes 20% or greater, wetlands or watercourses) on the site. k. Location, size and species of any trees located within a sensitive area or its buffer or the shoreline zone unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to TMC Chapter 18.54. 1. Location of existing and /or proposed fire hydrants to serve the project. m. Description, location and size of existing and proposed utilities, storm drainage facilities and roads to serve the lots. n. Expected location of new buildings and driveways, including finished floor elevations of the buildings. This requirement may be waived by the Responsible Official for long -term, phased developments where a phasing plan is required. 8. Letter of water and sewer availability if the provider is other than the City of Tukwila. W: \Word Processing \Ordinances \Tukwila South Title 17 Binding Site Imp Plan.doc LV:ksn 05/28/2009 Page 2 of 6 9. Parking calculations to demonstrate that the requirements of TMC Chapter 18.56 have been met. 10. Proposed cross easement and maintenance agreement for shared parking, circulation, utility and landscaping improvements. 11. Legal descriptions of all tracts located within the boundaries of the short plat. 12. Consistency report addressing how the project complies with the applicable review criteria. 13. Estimated construction schedule with phasing plan and schedule. 14. Additional requirements for condominiums: Provide the following information on the site plan: number of units proposed, building dimensions, height and number of stories, distance between buildings, type of construction, sprinkler or non - sprinkler, and occupancy classification. 15. Items contained in TMC 18.104.060 not already listed above. B. REVIEW PROCEDURES: An application for Binding Site Improvement Plan shall be reviewed and acted upon in the same manner prescribed in TMC 17.12.020B for short subdivisions. C. APPROVAL CRITERIA: 1. Prior to approval of any Binding Site Improvement Plan, the Short Subdivision Committee shall insure that the following improvements are provided to sufficiently service the anticipated uses throughout the proposed plan and the decision criteria that follow are met: a. Adequate water supply. b. Adequate sewage disposal. c. Appropriate storm drainage improvements. d. Adequate fire hydrants. e. Appropriate access to all anticipated uses within the plan. f. Provision for all appropriate deed, dedication, and/ or easements. g. Monumentation of all exterior tract corners. 2. Legal Lots: a. Residential Binding Site Improvement Plan shall consist of one or more contiguous, legally- created lots and each lot shall meet the minimum dimensional requirements of the applicable zone or overlay district. b. If the site will contain commercial or industrial uses, or mixed -use commercial and residential uses, the lots shall meet the minimum dimensional requirements of the zoning district or meet the definition of "integrated site" in TMC Chapter 18.06, such that when taken as a whole and not considering interior lot lines, the integrated site meets all applicable zoning and subdivision requirements. 3. Appropriate easements and maintenance agreements for shared facilities, including but not limited to, circulation, parking, utilities and landscaping, have been provided. 4. Modifications to the minimum zoning standards for individual lots located within the integrated site -- including setbacks, parking, landscaping, lot area and lot dimension -- are not detrimental to the public health, safety and welfare, do not adversely affect the rest of the integrated site or other properties in the vicinity, and do not impede planned street, trail or pedestrian networks for the neighborhood or district. 5. Common improvements necessary to serve any particular phase of development must be sufficient for meeting the zoning and subdivision requirements for that phase. W:\ Word Processing \ Ordinances \ Tukwila South Title 17 Binding Site Imp Plan.doc LV:ksn 05/28/2009 Page 3 of 6 6. Access to the integrated site meets the subdivision ordinance standards. Access within the site provides for safe and efficient circulation and meets Fire Department access requirements. 7. The circulation system incorporates appropriate provisions for safe pedestrian activity to the site from the street and from building to building within the site. 8. The sign regulations shall be applied to the integrated site as a whole. For example, the number of freestanding signs allowed is based on one site within the Binding Site Improvement Plan. Individual ownerships within the integrated site are not considered to be separate sites in determining the number of freestanding signs allowed. 9. The requirements of the Washington State Building Code are met. 10. Future Development: The Binding Site Improvement Plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded Binding Site Improvement Plan. 11. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the Binding Site Improvement Plan. 12. Additional Approval Criteria for Binding Site Improvement Plans Proposing Condominium Ownership: Condominium developments are eligible for Binding Site Improvement Plan approval when the purpose of such approval is to divide the property so a portion of the parcel or tract can be subjected to either RCW Chapter 64.32 or 64.34. A Binding Site Improvement Plan can only be approved when the development has already been constructed or when the approval has been obtained and a building permit for an entire development or a portion of a development is issued. 13. Additional Approval Criteria for Phased Development: If the applicant chooses to develop the property in a phased development, the applicant must execute a development agreement with the City pursuant to RCW 36.70B.170 if one is not already in place. This agreement shall govern, at a minimum, the use and development of the property subject to the Binding Site Improvement Plan, including: a) vesting applicable to subsequent permits; b) the manner in which each phase of the development will proceed to ensure that the roads and utilities necessary to serve each phase of the development are constructed prior to the development of each phase; and c) expiration of the agreement and all provisions therein. 14. Consistency: The Binding Site Improvement Plan shall be consistent with any City approved master plans and development agreements. Section 4. Ordinance Amended. Ordinance No. 1833 §1 (part), as codified at Tukwila Municipal Code 17.16.040., is hereby amended to read as follows: 17.16.040 Final Approval of Plan A. Prior to the plan being granted final approval, a survey, prepared by a licensed surveyor to the standards contained in TMC 17.04.060, shall be submitted to the Short Subdivision Committee with the final plan. The survey and plan shall be consistent with the preliminary approval. B. Once the Short Subdivision Committee determines the survey, plan and other documents for recording are consistent with the preliminary approval, it will be certified for filing by the chair of the Short Subdivision Committee. C. After being certified for filing by the Short Subdivision Committee, Binding Site Improvement Plans and survey shall be filed by the applicant with the King County Department of Records and Elections, and a copy of the recorded documents shall be W:\ Word Processing \ Ordinances \Tukwila South Title 17 Binding Site Imp Plan.doc LV:ksn 05/28/2009 Page 4 of 6 returned to the Department of Community Development prior to issuance of any building permits for construction within the site. The applicant shall pay all costs associated with this filing. D. Binding Effect: Approved Binding Site Improvement Plans shall be binding and shall be enforceable by the City. All provisions, conditions and requirements of the Binding Site Improvement Plan shall be legally enforceable on the purchaser or on any person acquiring a lease or other ownership interest of any lot, tract, or parcel created pursuant to the Binding Site Improvement Plan. Section 5. Ordinance Amended. Ordinance No. 1833 §1 (part), as codified at Tukwila Municipal Code 17.16.050, is hereby amended to read as follows: 17.16.050 Improvements A. IMPROVEMENTS: The following improvement requirements shall be met for each Binding Site Improvement Plan prior to the issuance of a building permit for construction within a Binding Site Improvement Plan. 1. IMPROVEMENTS REQUIRED: Consistent with TMC Chapter 17.20, and subject to any applicable development agreement, the following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a Binding Site Improvement Plan may be recorded: grading and paving of streets and alleys; installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs; together with all appurtenances thereto to specifications and standards of this code, approved by the Short Subdivision Committee and in accordance with other standards of the City. A separate construction permit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. MODIFICATIONS: Proposals that contain commercial or industrial uses, or mixed -use commercial and residential uses, and meet the definition of "integrated site" in TMC 18.06 are not required to submit a modification request. Where a proposal is not eligible to be an "integrated site" or where the definition of "integrated site" does not expressly allow for a modification of a particular standard(s), modifications of improvement standards required in TMC Chapter 17.20 shall be made through the exception process in TMC Chapter 17.28. B. PHASING OF IMPROVEMENTS: To satisfy improvement requirements, the Short Subdivision Committee is authorized to impose conditions and limitations on the Binding Site Improvement Plan. If the Short Subdivision Committee determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Committee may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building's certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise permitted or required under City code. Section 6. Ordinance Amended. Ordinance No. 1833 51 (part), as codified at Tukwila Municipal Code 17.16.060, is hereby amended to read as follows: 17.16.060 Revision of Plan A. ALTERATION: Alteration of an approved Binding Site Improvement Plan, excluding standard easements for utilities and lot line adjustments, shall be accomplished following the same procedures required for a new Binding Site Improvement Plan application as set forth in this chapter; provided, that only owners of lots within the Binding Site Improvement Plan that are directly affected by the proposed alteration shall be required to authorize application for the alteration. If property subject to a Binding Site Improvement Plan approval is the subject of a development agreement, the alteration of the approved Binding Site Improvement Plan shall not require an amendment to the development agreement or approval by the City W: \ Word Processing \ Ordinances \Tukwila South Title 17 Binding Site Imp Plan.doc LV:ksn 05/28/2009 Page 5 of 6 Council and, after approval and recording, shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. B. VACATION: Vacation of a recorded Binding Site Improvement Plan shall be accomplished by following the same procedures required for a new Binding Site Improvement Plan application as set forth in this chapter. If a portion of a Binding Site Improvement Plan is vacated, the property subject to the vacation shall constitute one lot, and the balance of the approved Binding Site Improvement Plan shall remain as approved. Any non - conformities created by such a vacation must be remedied prior to final approval of the vacation. If a Binding Site Improvement Plan property subject to a Binding Site Improvement Plan approval is the subject of a development agreement, the vacation of the approved Binding Site Improvement Plan, whether total or partial, shall not require an amendment to the development agreement or approval by the City Council and, after approval and recording shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. Section 7. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 8. 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 days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this )4 day of TT (AA.) e. , 2009. ATTEST/ UTHENTICATED: Christy O'Fl. arty, CMC, City Clerk W: \Word Processing \Ordinances \Tukwila South Title 17 Binding Site Imp Plan.doc LV:ksn 06/05/2009 ayor 4- Filed with the City Clerk: 6 Passed by the City Council: Published: Effective Date: Ordinance Number: Page 6 of 6 SUMMARY OF Ordinance No. 2236 City of Tukwila, Washington On June 8, 2009 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2236, the main points of which are summarized by its title as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 1833, AS CODIFIED AT TUKWILA MUNICIPAL CODE CHAPTER 17.16, RELATING TO PROCEDURES FOR BINDING SITE IMPROVEMENT PLANS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be mailed upon request. Approved by the City Council at a Special Meeting thereof on June 8, 2009. Published Seattle Times: June 15, 2009. Christy O'Flaherty, - C, City Clerk City of Tukwila Washington Ordinance No. ,3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO REFLECT THE ADDITION OF A NEW "TUKWILA SOUTH OVERLAY" DISTRICT; ADOPTING THE TUKWILA SOUTH DESIGN MANUAL; REPEALING ORDINANCE NO. 1758 §1 (PART); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan as required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development regulations for the Tukwila South area through creation of a new district called the Tukwila South Overlay ( "TSO "); and WHEREAS, the proposed amendments include changes in definitions, administrative design review, setbacks, uses, and administration and enforcement; and WHEREAS, the City also desires to adopt a Tukwila South Design Manual to provide design guidelines for commercial development in the TSO; and WHEREAS, the proposed amendments to the Zoning Code will implement the new TSO district and integrate regulations for that district with the existing code; and WHEREAS, on May 26, 2009, an open record public hearing was held on the Zoning Code amendments, the new Tukwila South Overlay district, and adoption of the Tukwila South Design Manual; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Definition Added. A new definition is hereby added to TMC Chapter 18.06 to read as follows: Continuing Care Retirement Community "Continuing care retirement community" means housing planned and operated to provide a continuum of accommodations and services for seniors including, but not limited to, at least two of the following housing types: independent living, congregate housing, assisted living, and skilled nursing care. Section 2. Definition Added. A new definition is hereby added to TMC Chapter 18.06 to read as follows: Research and Development Facility "Research and development facility" means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in all aspects of bio- medical research and development. This use may be associated with, or accessory to, institutional and commercial uses such as business or administrative offices and medical facilities. Section 3. Ordinance Amended. Ordinance No. 1865 §1, as codified at TMC 18.06.203, is hereby amended to read as follows: W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 1 of 31 18.06.203 Design Criteria "Design criteria" explains mandatory design requirements for development proposals subject to design review. They are the decision criteria by which the Board of Architectural Review or DCD Director decides whether to approve, condition or deny a project. Section 4. Ordinance Amended. Ordinance No. 1865 §2, as codified at TMC 18.06.204, is hereby amended to read as follows: 18.06.204 Design Guidelines "Design guidelines" consist of advisory or recommended descriptions and illustrations that augment each design criteria, and provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and to the Board of Architectural Review or DCD Director in determining whether the project meets the design criteria. Section 5. Ordinance Amended. Ordinance No. 1758 §1 (part), as codified at TMC 18.08.010, is hereby amended to read as follows: 18.08.010 Use Districts In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/ LI Commercial /Light Industrial LI Light Industrial HI Heavy Industrial MIC/ L Manufacturing Industrial Center/ Light MIC/ H Manufacturing Industrial Center/ Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay Section 6. Ordinance Amended. Ordinance Nos. 2021 §8, 1997, 1986 §13, 1974 §9, 1954 §2, 1814 §2, 1774 §3, and 1758 §1 (part), as codified at TMC 18.36.020, are hereby amended to read as follows: 18.36.020 Permitted Uses The following uses are permitted outright within the Manufacturing Industrial Center /Light Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 2 of 31 (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.36.O20.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building); 3. Beauty or barber shops; 4. Bicycle repair shops; 5. Brew pubs; 6. Bus stations; 7. Commercial laundries; 8. Contractor storage yards; 9. Day care centers; 10. Heavy equipment repair and salvage; 11. Hotels; 12. Industries involved with etching, film processing, lithography, printing, and publishing; 13. Internet data /telecommunication centers; 14. Laundries: a. self - serve; b. dry cleaning; c. tailor, dyeing; 15. Libraries, museums or art galleries (public); 16. Manufacturing, processing and / or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment; 17. Manufacturing, processing and / or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging; 18. Manufacturing, processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 3 of 31 or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted); 19. Manufacturing, processing and/ or packaging pharmaceuticals and related products, such as cosmetics and drugs; 20. Manufacturing, processing, and /or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood; 21. Manufacturing, processing, assembling, packaging and/ or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment; 22. Motels; 23. Offices including, but not limited, to software development and similar uses, financial services, schools and studios for education or self - improvement Less than 20,000 square feet; 24. Outpatient, inpatient, and emergency medical and dental; 25. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation; 26. Railroad tracks, (including lead, spur, loading or storage); 27. Recreation facilities (commercial - indoor) - athletic or health clubs; 28. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks); 29. Rental of commercial trucks and fleet rentals requiring a commercial driver's license; 30. Research and development facilities; 31. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant; 32. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title; 33. Salvage arid wrecking operations that are entirely enclosed within a building; 34. Self- storage facilities; 35. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required; 36. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter, and screened pursuant to the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title; 37. Taverns, nightclubs; 38. Telephone exchanges; 39. Tow truck operations, subject to all additional State and local regulations; 40. Truck terminals; 41. Warehouse storage and /or wholesale distribution facilities; 42. Other uses not specifically listed in this title, which the Director determines to be: W: \Word Processing\Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV :ksn 06/01/2009 Page 4 of 31 a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 7. Ordinance Amended. Ordinance Nos. 2021 §9, 1986 §14, 1974 §10, 1971 §16, 1814 §2, 1774 §4, and 1758 §1 (part), as codified at TMC 18.38.020, are hereby amended to read as follows: 18.38.020 Permitted Uses The following uses are permitted outright within the Manufacturing Industrial Center - Heavy Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.38.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 3. Beauty or barber shops. 4. Bicycle repair shops. 5. Brew pubs. 6. Bus stations. 7. Computer software development and similar uses. 8. Contractor storage yards. 9. Day care centers. 10. Financial: a. banking; b. mortgage; c. other services. W:\ Word Processing\ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 5of31 11. Heavy equipment repair and salvage. 12. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop hammering. 13. Hotels. 14. Industries involved with etching, film processing, lithography, printing, and publishing. 15. Internet data /telecommunication centers. 16. Laundries: a. self - serve; b. dry cleaning; c. tailor, dyeing. 17. Libraries, museums or art galleries (public). 18. Manufacturing, processing and /or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering). 19. Manufacturing, processing and /or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 20. Manufacturing, processing and /or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging. 21. Manufacturing, processing and /or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment. 22. Manufacturing, processing and / or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 23. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. 24. Manufacturing, processing, and/ or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 25. Manufacturing, processing, assembling, packaging and/ or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 26. Motels. 27. Offices; must be associated with another permitted uses (e.g., administrative offices for a manufacturing company present within the MIC). 28. Outpatient, inpatient, and emergency medical and dental. 29. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 30. Railroad tracks (including lead, spur, loading or storage). 31. Recreation facilities (commercial - indoor), athletic or health clubs. 32. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). W: \Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06 /01/2009 Page 6 of 31 33. Rental of commercial trucks and fleet rentals requiring a commercial driver's License. 34. Research and development facilities. 35. Restaurants, including: a. drive- through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 36. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. 37. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 38. Salvage and wrecking operations. 39. Schools and studios for education or self - improvement. 40. Self- storage facilities. 41. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 42. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter, and screened pursuant to the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 43. Taverns, nightclubs. 44. Telephone exchanges. 45. Tow truck operations, subject to all additional State and local regulations. 46. Truck terminals. 47. Warehouse storage and /or wholesale distribution facilities. 48. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 8. Ordinance Amended. Ordinance Nos. 2097 §17, 2021 §10, 1986 §15, 1974 §11, 1971 §17, 1830 §25, 1814 §2, 1774 §5, and 1758 §1 (part), as codified at TMC 18.40.020, are hereby amended to read as follows: 18.40.020 Permitted Uses The following uses are permitted outright within the Tukwila Valley South district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06 /01/2009 Page 7 of 31 (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.40.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. 3. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 4. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 5. Beauty or barber shops. 6. Bicycle repair shops. 7. Billiard or pool rooms. 8. Brew pubs. 9. Bus stations. 10. Cabinet shops or carpenters shops employing less than five people. 11. Commercial laundries. 12. Commercial parking subject to TMC Chapter 18.56, "Off -Street Parking and Loading Regulations." 13. Computer software development and similar uses. 14. Contractor storage yards. 15. Convalescent and nursing homes for not more than twelve patients. 16. Convention facilities. 17. Day care centers. 18. Dwelling - One detached single - family unit per existing lot (includes factory built or modular home that meets UBC). 19. Farming and farm - related activities. 20. Financial: a. banking; b. mortgage; c. other services. 21. Fix -it, radio or television repair shops/ rental shops. W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 8 of 31 22. Fraternal organizations. 23. Frozen food lockers for individual or family use. 24. Greenhouses or nurseries (commercial). 25. Heavy equipment repair and salvage. 26. Hotels. 27. Industries involved with etching, film processing, lithography, printing, and publishing. 28. Internet data /telecommunication centers. 29. Laundries: a. self -serve; b. dry cleaning; c. tailor, dyeing. 30. Libraries, museums or art galleries (public). 31. Manufacturing, ' processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 32. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. 33. Manufacturing, processing, and / or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 34. Manufacturing, processing, assembling, packaging and /or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 35. Medical and dental laboratories. 36. Mortician and funeral homes. 37. Motels. 38. Offices, including: a. medical; b. dental; c. government; excluding fire and police stations; d. professional; e. administrative; f. business, such as travel, real estate; g. commercial. 39. Outpatient, inpatient, and emergency medical and dental. 40. Pawnbrokers. 41. Planned shopping center (mall). 42. Plumbing shops (no tin work or outside storage). 43. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 44. Railroad tracks (including lead, spur, loading or storage). 45. Recreation facilities (commercial - indoor), athletic or health clubs. 46. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 9 of 31 47. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 48. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 49. Research and development facilities. 50. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 51. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 52. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies. 53. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 54. Salvage and wrecking operations that are entirely enclosed within a building. 55. Schools and studios for education or self- improvement. 56. Self- storage facilities. 57. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter, and screened pursuant to the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 58. Studios - art, photography, music, voice and dance. 59. Taverns, nightclubs. 60. Telephone exchanges. 61. Theaters, excluding "adult entertainment establishments," as defined by this code. 62. Tow truck operations, subject to all additional State and local regulations. 63. Truck terminals. 64. Warehouse storage and /or wholesale distribution facilities. 65. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 9. Ordinance Amended. Ordinance Nos. 1991 §10, 1976 §61, 1865 §47, and 1758 §1 (part), as codified at TMC 18.40.050, are hereby amended to read as follows: 18.40.050 Unclassified Uses The following uses may be allowed within the Tukwila Valley South district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Cement manufacturing. W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Aniend.doc LV:ksn 06/01/2009 Page 10 of 31 3. Electrical substation - transmission /switching. 4. Essential public facilities, except those uses listed separately in any of the districts established by this title. 5. Hydroelectric and private utility power generating plants. 6. Landfills and excavations the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 7. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides, except for accessory storage of such materials. 8. Railroad freight or classification yards. 9. Removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits, together with associated structures. 10. Transfer stations (refuse and garbage) when operated by a public agency. 11. Mass transit facilities. Section 10. Chapter Created. A new TMC Chapter 18.41, "Tukwila South Overlay (TSO) District," is hereby created to read as follows: 18.41.010 Purpose A. This district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South Overlay (TSO) district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supersede the provisions of the underlying zoning district. B. The Tukwila South Overlay district is intended to create a multi-use regional employment center containing high technology, office, commercial, and residential uses. National and international employers specializing in emerging technologies (bio- tech /life sciences) are featured in campus settings. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high -tech campuses and residential neighborhoods. A mix of single - family and multi- family dwellings at low, medium, and high densities provide a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials, combined with traditional Puget Sound building elements. 18.41.020 Permitted Uses The following uses are permitted outright within the Tukwila South Overlay district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult day care. 2. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page ll of 31 facilities; (b) Care centers, preschools, nursery schools or other child care (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.41.O2O.2.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 3. Amusement parks. 4. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 5. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 6. Beauty or barber shops. 7. Bed and breakfast lodging. 8. Bicycle repair shops. 9. Billiard or pool rooms. 10. Brew pubs. 11. Bus stations. 12. Cabinet shops or carpenters shops employing less than five people. 13. Colleges and universities. 14. Computer software development and similar uses. 15. Continuing care retirement facility. 16. Convalescent and nursing homes. 17. Convention facilities. 18. Day care centers. 19. Dwelling (allowed after residential design manual with criteria for approval is adopted by ordinance): a. one detached single - family unit per lot; b. multi- family; c. multi- family units above office and retail space; d. senior citizen housing. 20. Electrical substation and distribution. 21. Farming and farm - related activities. 22. Financial: a. banking; b. mortgage; c. other services. W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 12 of 31 23. Fire and police stations. 24. Fix -it, radio or television repair shops/ rental shops. 25. Fraternal organizations. 26. Frozen food lockers for individual or family use. 27. Greenhouses or nurseries (commercial). 28. Hospitals, sanitariums and similar uses. 29. Hotels. 30. Industries involved with etching, film processing, lithography, printing, and publishing. 31. Internet data /telecommunication centers. 32. Laundries: a. self- serve; b. dry cleaning; c. tailor, dyeing. d. commercial 33. Libraries, museums or art galleries (public). 34. Manufacturing, processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 35. Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs. 36. Manufacturing, processing, and /or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 37. Manufacturing, processing, assembling, packaging and /or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 38. Medical and dental laboratories. 39. Motels. 40. Movie theaters with three or fewer screens. 41. Neighborhood stormwater detention and treatment facilities. 42. Offices, including: a. medical; b. dental; c. government, excluding fire and police stations; d. professional; e. administrative; f. business, such as travel, real estate; g. commercial. 43. Outpatient, inpatient, and emergency medical and dental. 44. Pawnbrokers. 45. Planned shopping center (mall) up to 500,000 square feet. 46. Plumbing shops (no tin work or outside storage). 47. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 48. Private stable. W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 13 of 31 49. Recreation facilities (commercial - indoor), athletic or health clubs. 50. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. 51. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 52. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 53. Research and development facilities. 54. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 55. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 56. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies. 57. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 58. Schools and studios for education or self - improvement. 59. Self- storage facilities. 60. Sewage lift stations. 61. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter, and screened pursuant to the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 62. Studios - art, photography, music, voice and dance. 63. Taverns, nightclubs. 64. Telephone exchanges. 65. Theaters for live performances only, not including adult entertainment establishments. 66. Tow truck operations, subject to all additional State and local regulations. 67. Water pump station. 68. Vehicle storage (no customers onsite, does not include park -and -fly operations). 69. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.030 Accessory Uses Uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Tukwila South Overlay district as follows: W: \Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 14 of 31 1. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property; d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 2. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 3. Family child care home, provided the facility shall be licensed by the Department of Social and Health Services Office of Child Care Policy and shall provide a safe passenger loading zone. 4. Home occupations. 5. Parking areas. 6. Recreational area and facilities for employees. 7. Residences for security or maintenance personnel. 8. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other accessory uses permitted within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.040 Conditional Uses The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title and subject to a determination that the use is consistent with and furthers the vision and principles established by the Tukwila South Master Plan. 1. Cemeteries and crematories. 2. Churches and community center buildings. 3. Helipads, accessory. 4. Utilities, regional. 5. Mortician and funeral homes. 6. Park - and -ride lots. 7. Radios, television, microwave, cellular or observation stations and towers. 8. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. 9. Schools, preschool, elementary, junior or high schools (public), and equivalent private schools. W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 15of31 10. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 11. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other conditional uses permitted within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.050 Unclassified Uses The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Electrical substation - transmission/ switching. 3. Essential public facilities, except those uses listed separately in any of the districts established by this title. 4. Mass transit facilities. 5. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides, except for accessory storage of such materials. 18.41.060 Special Permission Uses The following uses may be allowed within the Tukwila South Overlay district as a Type 3 Special Permission Decision. 1. Movie theaters with more than three screens if the following criteria are met: a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 2. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non - conforming; c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion must be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 16 of 31 f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 18.41.070 On -Site Hazardous Substances No on -site hazardous substance processing and handling or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.) 18.41.080 Design Review A. The Director shall require that all development within the Tukwila South Overlay district is consistent with the policies of the Tukwila Comprehensive Land Use Plan and the Tukwila South Master Plan, and conforms to the requirements of this title and any applicable development agreement. B. Design review is required for all non - exempt development within the Tukwila South Overlay district. The applicant may submit a site plan for review for all or a portion of the area covered by the Tukwila South Master Plan. Application requirements are provided by TMC Section 18.104.060. All applications for design review within the TSO shall be processed as Type 2 decisions per TMC Chapter 18.60. Prospective applicants are encouraged to schedule a pre - application conference as provided by TMC Section 18.104.050 prior to submitting a design review application. C. The following development activities are exempt from design review: 1. Interior remodeling of existing buildings or structures. 2. Underground utility projects. 3. Detached single - family subdivisions subject to TMC Title 17 - Subdivisions and Plats. 4. Exterior repair, reconstruction, cosmetic alterations or improvements if the cost of that work is less than 10% of the building's assessed valuation. 5. Development that is categorically exempt under the State Environmental Policy Act (SEPA) (RCW 43.21C). D. Design review includes an examination of the following elements: placement and scale of structures, design, height, form, parking, access, signage, vehicular and pedestrian connections and circulation, environmental considerations, open space, landscaping, and infrastructure needs as described in the Tukwila South Master Plan or any applicable development agreement. The purposes of the review process include: 1. Allowing City staff to review the detailed arrangement of the proposed development to ensure it is consistent with the intent and scope of the Tukwila South Master Plan, as well as any applicable development regulations, zoning district provisions, design review standards, and any approved development agreement provisions. 2. Assure the proposed development is compatible with both the physical characteristics of the site, and the existing and potential uses of the surrounding area as described in an approved Master Plan. 3. Ensure compliance with the requirements of the State Environmental Policy Act (SEPA - RCW 43.21C) and other applicable regulations and standards. E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. W: \Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 17 of 31 Lot N/ A Setbacks: Front - adjacent to a public street 15 feet* Second Front - adjacent to a public street 15 feet* Sides None *; increased to 10 feet if adjacent to residential use or non -TSO Zoned property 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. F. Upon completion of the City's review, the Director shall approve, approve with conditions or deny the application, as follows: 1. If the Director finds the application meets the applicable criteria and is consistent with the approved Master Plan for that area of the Tukwila South Overlay district, the Director shall approve the proposal. 2. Approve with Conditions: If the Director finds the application does not adequately address one or more of the applicable criteria, but is consistent with the approved Master Plan for the Tukwila South Overlay district, and there is a reasonable basis for conditions, the Director may approve the application with conditions. The intent of such conditions is that they mitigate an impact consistent with the intent of the applicable criterion. Conditions of approval may include, but are not necessarily limited to, the relocation or modification of the proposed structures, additional landscaping, buffering, screening, relocation of access, or other measures necessary to mitigate any impact or reduce hazards. The Director shall specify when the conditions shall be met. 3. Denial: If the Director finds the application does not meet applicable criteria and reasonable conditions cannot be found to mitigate the impact or reduce hazards, the Director shall deny the application as proposed. The Director's decision must specify the reasons for the denial based upon the review criteria. 18.41.090 Basic Development Standards A. Standards for residential uses will be developed at a later date. B. NON - RESIDENTIAL USES: W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 18of31 Rear None *; increased to 10 feet if adjacent to residential use or non -TSO zoned property Height 125 feet Landscaping: Fronts - adjacent to a public street 15 feet Side None; increased to 10 feet if adjacent to residential use or non -TSO zoned property Rear None; increased to 10 feet if adjacent to residential use or non -TSO zoned property Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid Waste Space requirements chapter for requirements Off - street parking: See TMC Chapter 18.56 *Subject to modification to meet Fire Department Access Requirements 18.41.100 Modifications to Development Standards through Design Review A. An applicant may request a modification to the Basic Development Standards established by TMC Section 18.41.090 as part of a design review application. The applicant shall submit a written description of the proposed modification and address the decision criteria stated below in subsection B; the Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with these decision criteria. B. The Director may grant modifications for individual cases provided the Director shall find that: 1. The modification is required due to unique circumstances related to the subject property that create significant practical difficulties for development and use otherwise allowed by this code; 2. The modification conforms to the intent and purpose of the Tukwila South Master Plan, any applicable development agreements, and this code; 3. The modification will not be injurious to other property(s) in the vicinity; 4. The modification will not compromise the current or reasonably anticipated provision of circulation, access, utility service or any other public service; and 5. An approved modification shall be the minimum necessary to ameliorate the identified practical difficulties giving rise to the request. 18.41.110 Final Site Plan A. Within 90 days of the approval by the Director, final plans shall be prepared and filed with the City. These plans shall include all required modifications and applicable conditions contained in the Director's Notice of Decision. B. The final plans are not required to be recorded unless there is an associated land division application, such as a binding site plan or subdivision. 18.41.120 Performance Guarantee The Building Official may not issue a Certificate of Occupancy until all improvements included in the approved plans have been installed and approved, with the following exceptions: 1. A performance guarantee has been posted for the improvements not yet completed. W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06 /01/2009 Page 19 of 31 Zoning Districts Front Yard (Second Front) Landscape Type for Fronts Side Yard Rear Yard Landscape Type for Side /Rear MDR 15 Type I 10 10 Type I HDR 15 1 Type I 10 10 Type I MUO 15 (12.5) Type I 6 5 3 5 3 Type I 6 2. The phasing of improvements has been accounted for in an associated Binding Site Plan, infrastructure phasing agreement, a condition of approval, or a development agreement. Section 11. Ordinance Amended. Ordinance No. 1758 §1 (part), as codified at TMC 18.46.020, is hereby amended to read as follows: 18.46.020 Permitted Districts Planned residential development (PRD) may be permitted in the LDR, MDR and HDR residential districts and in the TSO district when there are wetlands, watercourses, and associated buffers on the lot. Section 12. Ordinance Amended. Ordinance Nos. 2066 §1 and 1989 §9, as codified at TMC 18.50.060, are hereby amended to read as follows: 18.50.060 Cargo Containers as Accessory Structures A. Cargo containers are allowed outright in the LI, HI, MIC /L, MIC /H and TVS zones, subject to building setbacks. B. New containers may be allowed as accessory structures in LDR, MDR, and HDR for institutional uses, and in RC, RCM, TUC, TSO and C /LI for any permitted or conditional use. All new containers are subject to a Type 2 special permission decision and the restrictions in the various zoning districts. C. Criteria for approval are as follows: 1. Only two cargo containers will be allowed per lot, maximum length of 40 feet. 2. The container is located to minimize the visual impact to adjacent properties, parks, trails and rights -of -way as determined by the Director. 3. The cargo container is sufficiently screened from adjacent properties, parks, trails and rights -of -way, as determined by the Director. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings. 4. If located adjacent to a building, the cargo container must be painted to match the building's color. 5. Cargo containers may not occupy any required off -street parking spaces. 6. Cargo containers shall meet all setback requirements for the zone. 7. Outdoor cargo containers may not be refrigerated. 8. Outdoor cargo containers may not be stacked. D. Licensed and bonded contractors may use cargo containers in any zone for temporary storage of equipment and /or materials at a construction site during construction that is authorized by a City building permit. Section 13. Ordinance Amended. Ordinance No. 1872 §14 (part), as codified at TMC 18.52.020, is hereby amended to read as follows: 18.52.020 Perimeter Landscaping Requirements by Zone District A. 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 following table. W: \Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 20 of 31 O 15 (12.5) Type 6 5 3 5 3 Type 6 RCC 20 (10) 2 Type 6 5 3 10 Type II NCC 5 3 Type 6 0 3 0 3 Type II RC 10 TypeI 5 3 0 3 TypeII RCM 10 Type I 5 3 0 3 Type II 7 TUC 15 2 Type 5 0 0 3 Type II 7 C/ LI 12.5 Type I 5 0 4 TypeII 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 4 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 TSO 15 8 TypeI 0 9 0 9 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 11 if the front yard contains truck loading bays, service areas or outdoor storage. 6. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 7. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Only required along public streets. 9. Increased to 10 feet if adjacent to residential uses or non -TSO zoning. B. 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. 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. Section 14. Ordinance Amended. Ordinance No. 1872 §14 (part), as codified at TMC 18.52.035, is hereby amended to read as follows: 18.52.035 Interior Parking Lot Landscaping Requirements Landscaping within parking areas shall be provided as shown below. W:\ Word Processing \ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 21 of 31 1. Requirements for each distinctly separate parking area within the MDR and HDR zones: a. For areas with up to 20 parking stalls per parking area, no interior landscaping is required. b. For areas with 21 - 40 parking stalls per parking area, 7 square feet of interior landscape area is required for each parking stall. c. 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). d. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide with an average width of 5 feet. 2. Requirements for parking lots within the 0, MUO, RCC, and NCC zones: a. For lots with up to 20 parking stalls, no interior landscaping is required. b. 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. c. 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. 3. Requirements for parking lots within the RC, RCM, TUC, C /LI, TSO and TVS zones: a. For areas adjacent to public or private streets, a minimum of 15 square feet of landscaping is required for each parking stall. b. 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. 4. Planting Standards: a. 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. b. The minimum size for interior parking lot planting islands is 100 square feet. c. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. d. Raised curbs or curb stops shall be used around the landscape islands to prevent plant material from being struck by automobiles. e. 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. Section 15. Ordinance Amended. Ordinance Nos. 2118 §1, 2005 §17, 1865 §50, and 1758 §1 (part), as codified at TMC 18.60.030, are hereby amended to read as follows: 18.60.030 Scope of Authority A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. W: \Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 22 of 31 B. The DCD Director will review projects meeting the thresholds for administrative design review. The BAR will review all other projects requiring design review approval. The Board and the DCD Director shall have the authority to approve, approve with conditions, or deny all plans submitted based on a demonstration of compliance with all of the guidelines of this chapter, as judged by the preponderance of evidence standard. C. Design review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments exempted in the various districts; b. Developments in LI, HI, MIC /L and MIC /H districts, except when within 300 feet of residential districts or within 200 feet of the Green/ Duwamish River or that require a shoreline permit; 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation (for costs between 10% and 25 %, the changes will be reviewed administratively); a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see TMC Figure 18 -9). 3. Development applications using the procedures of TMC 18.60.60, Commercial Redevelopment Area. D. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. E. No changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project. Minor amendments to an approved project may be permitted upon request to the Director where they do not substantially change the appearance, intensity or impacts of the project. Major amendments to an approved project will require submittal of a new design review application. A major amendment is a substantial change to elements of the approved plans, including substantially revised building design, alteration of circulation patterns or intensification of development on the site. Section 16. Ordinance Amended. Ordinance Nos. 2199 §20, 1986 §16, 1865 §51, and 1758 §1 (part), as codified at TMC 18.60.050B, are hereby amended to read as follows: B. Commercial and Light Industrial Design Review Criteria. The following criteria shall be considered in all cases, except that multi - family and hotel or motel developments shall use the multi - family, hotel and motel design review criteria; developments within the MUO, NCC and RC districts of the Tukwila International Boulevard corridor (see Figure 18 -9) shall use the Tukwila International Boulevard design review criteria of this chapter; and developments within the TSO district shall use the Tukwila South design review criteria instead: 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. W: \Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 23 of 31 to the site. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. The height and scale of each building should be considered in relation c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. W:\ Word Processing \ Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 24 of 31 a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Section 17. Section Added. TMC 18.60.050 is hereby amended to add a new subsection F regarding Tukwila South design criteria, to read as follows: F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety: (1) Reduce the potential for conflicts between drivers and pedestrians. (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid light trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and/ or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment: (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually unobtrusive. (3) Locate and /or screen roof - mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. e. Natural Features: (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/ or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. f. Pedestrian and Vehicular Circulation: W:\ Word Processing\ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 25 of 31 (1) Provide an efficient and comprehensive internal circulation system, including motorized and non - motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment: (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian- oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation. (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design: (1) Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. W:\ Word Processing\ Ordinances \ Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 26 of 31 (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. Section 18. Ordinance Amended. Ordinance Nos. 2005 §18, 1865 §54, 1770 §35, and 1758 §1 (part), as codified at TMC 18.60.070, are hereby amended to read as follows: 18.60.070 Design Review Process A. DECISION PROCESS. Projects meeting the thresholds for administrative design review will be processed as Type 2 decisions pursuant to TMC 18.108.020. All other design review decisions shall be processed as Type 4 decisions pursuant to TMC 18.108.040. B. APPROVAL. If the DCD Director or BAR finds the proposed development plans satisfy the applicable design criteria they shall approve the proposed development. A building permit may then be issued by the appropriate City official providing all other requirements of applicable adopted codes and ordinances of the City have been complied with. C. APPROVAL WITH CONDITIONS. If the DCD Director or BAR approves the proposed development plans with conditions, it may require that such conditions shall be fulfilled prior to the issuance of a building or occupancy permit, where appropriate. D. DENIAL. The DCD Director or BAR may deny the proposed development plans if the plans do not satisfy the criteria listed in this chapter or the applicable design manual. E. TIME LIMIT OF APPROVAL. Construction permitting for design review approved plans must begin within three years from the notice of decision or the approval decision becomes null and void. Section 19. Ordinance Amended. Ordinance Nos. 2135 §19 and 2119 §1, as codified at TMC 18.104.010, are hereby amended to read as follows: 18.104.010 Classification of Project Permit Applications Project permit decisions are classified into five types, based on the degree of discretion associated with each decision, as set forth in this section. Procedures for the five different types are distinguished according to who makes the decision, whether public notice is required, whether a public meeting and /or a public hearing is required before a decision is made, and whether administrative appeals are provided. 1. Type 1 decisions are made by City administrators who have technical expertise, as designated by ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed record appeal hearing based on the information presented to the City administrator who made the decision. Public notice is not required for Type 1 decisions or for the appeals of those decisions. W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 27 of 31 TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (open record appeal) Administrative Design Review (TMC 18.60.030) Community Development Director Board of Architectural Review Administrative Planned Residential Development (TMC 18.46.110) Short Plat Committee Hearing Examiner Binding Site Improvement Plan (TMC Chapter 17.16) Short Plat Committee Hearing Examiner Cargo Container Placement (TMC 18.50.060) Community Development Director Hearing Examiner Code Interpretation (TMC 18.90.010) Community Development Director Hearing Examiner Exception from Single - Family Design Standard (TMC 18.50.050) Community Development Director City Council Modification to Development Standards (TMC 18.41.100) Community Development Director Hearing Examiner Parking standard for use not specified (TMC 18.56.100) Community Development Director Hearing Examiner Sensitive Areas (except Reasonable Use Exception) (TMC Chapter 18.45) Community Development Director Planning Commission TYPE OF PERMIT DECISION MAKER Any land use permit or approval issued by the City, unless specifically categorized as a Type 2, 3, 4, or 5 decision by this chapter As specified by ordinance Boundary Line Adjustment, including Lot Consolidation (TMC Chapter 17.08) Community Development Director Development Permit Building Official Minor modification to design review approval (TMC 18.60.030) Community Development Director Minor Modification to PRD (TMC 18.46.130) Community Development Director Sign Permit, except for those sign permits specifically requiring approval of the Planning Commission, or denials of sign permits that are appealable Community Development Director Tree Permit (TMC Chapter 18.54) Community Development Director Wireless Communication Facility, Minor (TMC Chapter 18.58) Community Development Director Type 1 Decisions 2. Type 2 decisions are decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Hearing Examiner, Planning Commission, City Council or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW 90.58. Type 2 Decisions W: \Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 28 of 31 Shoreline Substantial Development Permit (TMC Chapter 18.44) Community Development Director State Shorelines Hearings Board Short Plat (TMC Chapter 17.12) Short Plat Committee Hearing Examiner Sign Area Increase (TMC 19.32.140) Community Development Director Planning Commission Sign Permit Denial (TMC Chapter 19.12) Community Development Director Planning Commission Special Permission Parking, and Modifications to Certain Parking Standards (TMC 18.56.065 and .070) Community Development Director Hearing Examiner Special Permission Sign, except "unique sign" (various sections of TMC Title 19) Community Development Director Planning Commission Wireless Communication Facility, Minor (TMC Chapter 18.58) Community Development Director Hearing Examiner TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (closed record appeal) Conditional Use Permit (TMC Chapter 18.64) Planning Commission City Council Modifications to Certain Parking Standards (TMC Chapter 18.56) Planning Commission Hearing Examiner Public Hearing Design Review (TMC Chapter 18.60) Board of Architectural Review City Council Reasonable Use Exceptions under Sensitive Areas Ordinance (TMC 18.45.180) Planning Commission City Council Shoreline Conditional Use Permit (TMC 18.44.050) Planning Commission State Shorelines Hearings Board TYPE OF PERMIT DECISION MAKER Resolve uncertain zone district boundary Hearing Examiner Variance (zoning, shoreline, sidewalk, land alteration, sign) Hearing Examiner TSO Special Permission Use (TMC 18.41.060) Hearing Examiner 3. Type 3 decisions are quasi - judicial decisions made by the Hearing Examiner following an open record hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances that may be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58. Type 3 Decisions 4. Type 4 decisions are quasi - judicial decisions made . by the Board of Architectural Review or the Planning Commission, following an open record hearing. Type 4 decisions may be appealed to the Hearing Examiner or the City Council, based on the record established by the Board of Architectural Review or Planning Commission, except Shoreline Conditional Use Permits, which are appealable to the State Shorelines Hearings Board pursuant to RCW 90.58. Type 4 Decisions W:\ Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 29 of 31 TYPE OF PERMIT DECISION MAKER Planned Residential Development (PRD), including Major Modifications (TMC Chapter 18.46) City Council Rezone (TMC Chapter 18.84) City Council Sensitive Area Master Plan Overlay (TMC 18.45.160) City Council Shoreline Environment Re- designation (Shoreline Master Program) City Council Subdivision - Final Plat (TMC 17.12.030) City Council Unclassified Use (TMC Chapter 18.66) City Council Subdivision - Preliminary Plat (TMC 17.14.020) Planning Commission City Council Unique Signs (TMC 19.28.010) Planning Commission City Council Variance from Parking Standards over 10% (TMC 18.56.140) Planning Commission Hearing Examiner Wireless Communication Facility, Major or Waiver Request (TMC Chapter 18.58) Planning Commission City Council 5. Type 5 decisions are quasi - judicial decisions made by the Hearing Examiner or City Council following an open record hearing. Type 5 decisions may be appealed only to Superior Court. Type 5 Decisions Section 20. Tukwila South Overlay District Design Manual and Map Adopted. The City of Tukwila hereby adopts by reference, as if fully set forth herein, the "Tukwila South Overlay District Design Manual," attached hereto as Exhibit A, and the "Tukwila South Overlay Zoning District Map," attached hereto as Exhibit B. Section 21. Ordinance Repealed. Ordinance No. 1758 §1 (part), as codified at TMC 18.40.075, is hereby repealed. Section 22. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 23. Application of Overlay Zone. The City Council hereby applies the TSO to the properties shown on the map attached as "Exhibit B" to Ordinance No. 2234 (which Ordinance adopts the Master Plan for the subject property) (the "Master Plan Property"). Section 24. 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 upon the date on which all the Master Plan Property is within the municipal boundaries of the City of Tukwila. Section 25. Expiration. The City of Tukwila and La Pianta LLC have entered into a Development Agreement dated June 10, 2009 (the "Development Agreement ") regarding the Master Plan Property. If the Development Agreement terminates prior to the expiration of its term in accordance with the terms therein, this Ordinance shall expire without further legislative action and be of no further force or effect. W: \Word Processing \Ordinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/01/2009 Page 30 of 31 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Special Meeting thereof this 8r4 day of J 'i) L , 2009. ATTEST/ AUTHENTICATED: Christy O'Flal efi�Ey, CMC, City Clerk APPROVED BY: aggerto. : - or Filed with the City Clerk: b Passed by the City Council: (o Published: Effective Date: 0 - n Ordinance Number: X35 - . 0 e Attachment: xhibit - Tukwila South Overlay District Design Manual Exhibit B - Tukwila South Overlay'Zoning District Map W: \Word Processing \Crdinances \Tukwila South Title 18 Zoning Code Amend.doc LV:ksn 06/05/2009 Page 31 of 31 Segale Properties Memorandum To: Tukwila Planning Commission From: Sue Carlson, Segale Properties Date: September 28, 2005 RE: Industrial/Warehouse Distribution in Tukwila South Overlay Zone Issue The existing zoning in the Tukwila South area allows many industrial uses, including warehouse /distribution as an outright permitted use. In initial discussions with staff, there was agreement that heavy industrial would be restricted, but that light industrial uses, including warehouse distribution would continue to be allowed as a permitted use. Recently, the Community Development Department informed La Pianta that it was recommending to the Planning Commission that warehouse distribution facilities in the Tukwila South area become a conditional use and that there be a limit of 50 acres allowed for new uses of this type. This memo will address will address why these restrictions are unreasonable and unnecessary in the Tukwila South area. Discussion: The staff report gives three reasons for this change: 1) development of a substantial portion of the Tukwila South area with theses uses would be inconsistent with the vision established by the Comprehensive Plan and the proposed Tukwila South Master Plan 2) anticipated changes to the state tax law may significantly reduce revenue support provided by such uses and 3) the Conditional Use Permit process provides a mechanism for insuring compatibility of such uses with their surroundings. 1) Inconsistency with Comprehensive Plan and Tukwila South Master Plan The Comprehensive Plan for the Tukwila South area recognizes that this is an area in transition. Its prime location and consolidated land ownership will create the opportunity to attract major new employers to the area because of its location and large parcels that will be ready for development. While it is certainly the desire of La Pianta to market this property aggressively in the national and international marketplace as a location for a diverse mix of high tech, research, financial and other types of companies, there is nothing in the Comprehensive Plan Goals and Polices that precludes the more traditional type of companies that are currently in the valley from locating on this property. In fact the goals and policies that address the commercial and industrial uses envision a mix of uses that includes industrial companies. La Pianta has voluntarily agreed to exclude Heavy Industrial uses from the property because they will not fit in with the long term vision. However, warehouse distribution is allowed as primary permitted use in Tukwila's Light Industrial Zoning District, therefore it cannot be classified as a heavy industrial use. It fits the envisioned transitional nature of the site by allowing portions of the property to be developed with less intense uses that can create an income stream for the owner, yet is more easily redeveloped due to its lower costs to construct. The Comp Plan recognizes that it is important to ensure that this area can accommodate industrial uses that may be pushed out of the Tukwila Urban Center due to the increasing rise value of the land. Comp Plan language that addresses this issue includes: Goal 9.1 Commerciallndustrial Valley "Enhanced and enlarged commercial and industrial land supply within the Puget Sound urban area, with community resources such as the shoreline, wetlands, fish and wildlife habitats, hillsides, watercourses and recreational trails maintained, enhanced and utilized." Policies 9.1.1 Allow the industrial areas south of 180"' Street in order to support business and employment opportunities and minimize the displacement of manufacturing and non - retail uses. 9.1.2 Allow commercial uses to compete and mix with industrial uses for sites throughout the sub area. Implementation Strategy "Commercial and light industrial zoning district complementary and compatible with residential areas, the Tukwila Urban Center and sensitive areas." 2) Potential Changes to State Law Regarding Revenue Derived from Warehouse Distribution uses. The staff report sites potential change to state law and the reduction in revenue to the city as a reason for limiting this use on the property. La Pianta is aware of the potential in state law and understands that warehouse distribution does not have the highest potential for producing revenues for the city. However to single out La Pianta and deprive it of rights that it currently has and that other property owners enjoy in every other commercially and industrially zoned area of the city seems both arbitrary and unfair. Restricting La Pianta from developing warehouse distribution is not going to improve the city's revenue position. La Pianta is not interested in developing warehouse if higher density campus office users will locate here. If the City is going to engage in restricting the rights of property owners then it should do so in a fair and equitable manner for the entire city and only after due consideration has been given to all of the ramifications of this action. By restricting La Pianta property, but no one else's, the City has effectively given a competitive edge to other property owners in the City. It will not necessarily reduce the amount of warehouse distribution that is built in Tukwila, it may just shift it to another piece of property in the city. La Pianta is investing tens of millions of dollars in infrastructure and environmental mitigation to create a platform for development that all the citizens of Tukwila will benefit from. We will do everything we can to market this property for users other than warehouse. However, if the market does not accept Tukwila as an address for higher end users them we need to be certain that there is some economic return that we can create to pay for the significant upfront investment that we are making. Without some certainty guaranteed in the zoning that we can get some economic return, then moving forward becomes very risky and may not be an option. 3) The Conditional Use Permit process provides a mechanism for ensuring the compatibility of such uses with their surroundings. The definition in the Tukwila Zoning Code of Conditional Uses is "Conditional Use means an unusual and/or unique type of land use which, due to its nature, requires special consideration of its impacts on the neighborhood and land uses in the vicinity." This definition does not fit the permitting of warehouse distribution uses. This is an allowed use in the existing zoning and is allowed in every other commercial/industrial zone of the city as an outright permitted use. There is nothing unusual about it. The appropriate place for the discussion about siting, landscaping and relationship to neighboring uses for warehouses is during the design review process, not as a conditional use. Staff and La Pianta have agreed to criteria and guidelines for light industrial uses that address facades, lighting, orientation of buildings, building materials and colors. The Comprehensive Plan Policies for Tukwila South state: "Allow commercial uses to compete and mix with industrial uses for sites throughout the remainder of the valley floor in this sub area." It seems clear that the intent in this district was to create a zone where different types of uses were encouraged to co- exist. There is no special situation here that would necessitate putting this type of use into a special category. If a potential warehouse distribution user is told that a conditional use process is required and a lengthy expensive process must occur before knowing for sure if they can locate on the a given piece of property, they will look elsewhere first. This puts the Tukwila South property at a competitive disadvantage in order to achieve the same thing that design review will do. Conclusion Imposing a conditional use requirement for warehouse distribution puts the Tukwila South area at a competitive disadvantage for no reason. La Pianta will voluntarily limit the amount of warehouse distribution on the site to 100 acres which is 29% of the developable acreage. In addition, we will agree not to market our property for this use, nor submit a building permit application for this use for a period of 5 years to give the market a chance to respond to this property as a campus office/ high tech employment center. That can be documented in the development agreement to ensure that it is binding on the development. However we must preserve our right to realize a return on our investment of millions of dollars, from at least a portion of the property, if the marketplace does not respond in a timely manner to the shift in image for the area. Segale Properties Memorandum Date: 9/27/2005 To: Tukwila Planning Commission From: Sue Carlson, Segale Properties RE: Temporary Workforce Housing The Tukwila South Overlay District recognizes the value of permanent residences for maintenance and security personnel associated with permanent businesses (accessory use). However, in the current draft, the Overlay District does not include the possibility of temporary workforce housing for construction - related employees. The Tukwila South Master Plan vision and guiding principles identify taking a long -term vision, building value, and increasing density over time. The property will be developed over a 30 -year period, and will have significant up front investment in infrastructure construction and environmental mitigation such as the development of the stormwater detention and water quality features and work that is need to mitigate for the impacts to the sensitive areas. This mitigation includes the grading and planting of over 40 acres of wetlands, the creation of the off - channel fish habit area and the relocation of Johnson Creek. In this context, allowing temporary workforce housing for employees that are associated with the Tukwila South construction would support plan implementation while not impeding the Master Plan vision. The temporary workforce housing would consist of spaces for recreational vehicles. A total of 15 spaces are estimated to be needed for 10 years. It would only be used by employees of La Pianta that are working on the Tukwila South project. The workforce would be seasonal (e.g. wetland restoration site planting during the appropriate season) and would typically be working on the project for 6 -9 months at a time. Definition of recreational vehicle A vehicle primarily designed as a temporary living quarters for recreation, camping, or travel use, which either: (1) contains its own motive power as in the case of motor homes, mini -motor homes, or recreational vans; (2) is drawn by another vehicle as in the case of travel trailers. It contains sleeping 1 accommodations, a flush toilet, a tub or shower and kitchen facilities with plumbing and electrical connections provided for attachment to outside systems. Temporary recreational vehicle park, meeting the following requirements: a. the development site shall comprise not less than two contiguous acres; b. overall development density shall not exceed eight dwelling units per acre; c. vehicular access to individual hook -up sites shall be from the interior of the park; d. emergency access shall be subject to the approval of the Tukwila Fire Department; e. water, sewer, and power hook -ups shall be provided for each space; f. spaces for each unit shall be 2,000 square feet in area with a minimum 30 foot width; g. each unit shall have space for 2 parking spaces provided h. minimum distance between the RV homes shall be 15 ft. The minimum distance between canopy and the RV on an abutting site shall be 5 ft; i. on -site recreational space of 400 feet per unit shall be required; j. A 15 foot landscaped buffer will be planted along the street frontage of the site; k. the recreational vehicle park shall meet landscape and design standards of TMC 18.52 that address safety, screening, and landscaping; and I. provisions regarding the recreational vehicle park duration and number of spaces shall be met in accordance with the Tukwila South Development Agreement. Considering the following features, temporary workforce housing can be accommodated on the property as a support to the Master Plan implementation without affecting nearby properties or the vision for the property itself: • Temporary workforce housing will only be allowed in one area on the site- see exhibit; • The site is uniquely situated away from established residential neighborhoods, and no temporary compatibility concerns would be created; • All residents will be employed by La Pianta; • The housing will only be for a specific duration and this will be specified in the Development Agreement. We ask that you consider this temporary use for the Tukwila South area. Attachment: Location of proposed use TO: City of Tukwila INFORMATIONAL MEMORANDUM Mayor Haggerton City Council Jim Haggerton, Mayor FROM: Lisa Verner, Mayor's Office DATE: May 26, 2009 SUBJECT: Tukwila South Project: 1) Tukwila South Master Plan, 2) amendments to Title 18 (Zoning Code), 3) amendments to Title 17 (Binding Site Plan), and 4) amendment to Shoreline Master Plan map ISSUE Four actions went before the Planning Commission for review and are now before the City Council for action. These are related to the Tukwila South Project: 1) Tukwila South Master Plan (file L05 -041), 2) amendments to Title 18, TMC (Zoning Code) (file L05- 029A), 3) amendments to Title 17, TMC (Binding Site Plan) (file L05- 029B), and 4) amendment to Shoreline Master Plan map (L05 -030) BACKGROUND Staff reports for each of these actions have been prepared and are attached to this Informational Memorandum. The Planning Commission held four public hearings on September 29, 2005, reviewed all four proposals and voted unanimously to recommend approval to City Council. DISCUSSION Public hearings on all four issues have been scheduled for May 26, 2009. Deliberations on these issues, as well as on the Tukwila South Project Development Agreement, have also been scheduled for the May 26, 2009 Committee of the Whole meeting. RECOMMENDATION The Council is being asked to conduct deliberations on these issues after the public hearings at the May 26, 2009 Committee of the Whole meeting and forward subsequent to the June 1, 2009 Regular meeting for action. ATTACHMENTS Staff Report Regarding Tukwila South Master Plan (file L05 -041). Staff Report Regarding Zoning Code Amendments (file L05- 029A). Staff Report Regarding Amendments to the Subdivision (file L05- 029B). Staff Report Regarding Shoreline Master Plan Map Amendment (L05 -030). Ordinance adopting Tukwila South Master Plan. Ordinance adopting amendments to Title 18, TMC (Zoning Code). Ordinance adopting amendments to Title 17, TMC (Binding Site Plan). Ordinance adopting Shoreline Master Plan map amendment. 61 62 PUBLIC HEARING: NOTIFICATION: FILE NUMBER: APPLICANT: REQUEST: LOCATION: City -wide STAFF: Lisa Verner ATTACHMENTS: STAFF REPORT TO THE CITY COUNCIL REGARDING ZONING CODE AMENDMENTS May 26, 2009 Notice of the public hearing was published in the newspaper on May 11, 2009. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on May 7, 2009. It was posted at two locations on the Tukwila South property. L05 -029A Segale Properties (aka La Pianta, LLC) Amend City of Tukwila's Zoning Code (Title 18, TMC), including adoption of a new Tukwila South Overlay District (proposed TMC 18.41) SEPA DETERMINATION: Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005 Zoning Code Amendments Design Guidelines Map of property owned or leased by La Pianta LLC Staff Report to Council — Zoning Code Changes Page 2 FINDINGS Description of Request The applicant requests amendments to Title 18, TMC to implement the proposed Tukwila South Master Plan required by the Comprehensive Plan. The proposed amendments create a new district called Tukwila South Overlay (TSO) in Chapter 18.41. They also propose changes in definitions, administrative design review, setbacks, uses, and administration and enforcement. A Tukwila South Design Manual (design guidelines) is also proposed to guide commercial development in the TSO. In general, the amendments are to implement the new TSO district and integrate it with the existing code. The proposed amendments will be discussed in sections as follows: 1. Defmitions 2. Tukwila South Overlay 3. Other Zoning Code changes 4. Tukwila South Design Manual Background and Site Information The applicant is proposing the amendments in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of between 10.3 and 14 million square feet in a large - scale, campus setting on approximately 500 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5. The Tukwila South Project proposal is described in detail in the Tukwila South Draft and Final EIS. Application of the proposed Tukwila South Overlay (TSO) to specific properties will be decided by the City Council per Chapter 18.84 of the Zoning Code. The other proposed changes would apply citywide. The TSO will be applied to the entire area covered by the Tukwila South Master Plan. A copy of the Tukwila South Master Plan is included with this notebook. The Master Plan, TSO, and Design Manual are connected and present policies, requirements and guidelines for the Tukwila South Project area. A map of property owned or leased by the applicant is included with this report. There are several properties not owned by the applicant that are included in the area to which the TSO designation may ultimately be applied by the City Council. These properties are owned by Gaco Western, a paint coating business; Mitchell Moving & Storage; and the Tukwila Historical Society. 63 64 Staff Report to Council — Zoning Code Changes Page 3 Proposed Amendments Generally, the proposed amendments came from the applicant. Staff reviewed them and agreed with most, but organized them differently to be better integrated with the existing Zoning Code. In some cases, staff did not incorporate applicant proposed changes into its recommendations. Overall, staff found the applicant's proposals to be appropriate and consistent with the Tukwila Comprehensive Land Use Plan. 1. Definitions Changes are made to add definitions for uses which are contemplated by the applicant as possibly being located in the Tukwila South Project. Some existing definitions are amended to update them. These can be found in the revisions to Chapter 18.06, TMC. New uses such as "Continuing Care Retirement Community" and "Research and Development Facility" are added. Most of the uses contemplated by applicant are already found in the Zoning Code and no changes were needed. The terms "Design Criteria" and "Design Guidelines" are amended to address design review issues and to include the DCD Director as a decision- maker. 2. Tukwila South Overlay District A new district is proposed as an overlay to implement the Tukwila South Master Plan called for in the City's Comprehensive Plan. It would be in addition to, and overlay, the existing zoning on applicant's property. The TSO requirements supercede the provisions of the underlying zoning districts. The text can be found in the new Chapter 18.41, TMC. Permitted uses are identified and generally include commercial, retail, light industrial, business park, office, and residential. Accessory uses are defined, as are conditional uses and unclassified uses. Design review is required for all development, with a limited number of exemptions. Specific criteria are identified for the design review, including "substantial conformance with the criteria contained in the Tukwila South Design Manual." Design review is proposed to be administrative and the DCD Director is the decision - maker, with appeals going to the Board of Architectural Review (Type 2 process). Basic development standards are included for non - residential uses. Standards for residential uses are to be completed at a future date (applicant has not proposed standards at this point). Performance standards can be modified in individual cases if the stated criteria are met. Staff Report to Council — Zoning Code Changes Page 4 3. Other Zoning Code Changes Other sections of Title 18, TMC have proposed amendments to integrate the new TSO into the rest of the Zoning Code and to update the Code based on the ideas from the applicant's proposals. The text can be found in the revisions to Title 18, TMC. Chapter 18.36 — MIC /L: "Research and development facilities" is added as a new use. Chapter 18.38 — MIC/H: "Research and development facilities" is added as a new use. Chapter 18.40 — TVS: "Research and development facilities" is added as a new use. Section 18.40.075 is deleted as it will be met through Council adoption of the Tukwila South Master Plan and these amendments. Chapter 18.52 — Landscape, etc: Setbacks for the TSO are added. Chapter 18.60 — Board of Architectural Review: The title is changed to "Design Review." Specific design review criteria for TSO are added for site design, building design, landscape and signage. The design review approval process is amended to include the DCD Director as the decision -maker for administrative design review. Chapter 18.104 - Clarifications are made to the charts for Type 1 and Type 2 decisions. NOTE: The following chapters of the Zoning Code have one change in a reference to TMC 18.60 and changes "Board of Architectural Review" to "Design Review" in keeping with the new name of this chapter. 18.10 LDR Low Density Residential 18.12 MDR Medium Density Residential 18.14 HDR High Density Residential 18.16 MUO Mixed Use Office 18.18 0 Office 18.20 RCC Residential Commercial Center 18.22 NCC Neighborhood Commercial Center 18.24 RC Regional Commercial 18.26 RCM Regional Commercial Mixed Use 18.28 TUC Tukwila Urban Center 18.42 Public Recreation Overlay 4. Tukwila South Design Manual The Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to Chapter 18.41, TMC (the new TSO). These are Type 2 decisions with the DCD Director as decision - maker. The Tukwila South Design Manual can be found in this notebook (printed on blue paper). The Design Manual is organized into four major sections: site design, building design, landscape design, and signage. Within each section, a supporting design topic is identified (for example, under Site Design, a design topic might be "pedestrian 65 66 Staff Report to Council — Zoning Code Changes Page 5 environment "); within each supporting design topic are 1) an intent statement, 2) design criteria, and 3) design guidelines. The Design Manual gives further explanation and guidance to an applicant beyond the criteria listed in the new TSO and must be addressed by an applicant for site plan review approval (see 18.41.070.D.9, TMC). Staff supports Administrative Design Review for larger projects such as the Tukwila South Project because of the detailed criteria and design manual. Review Process Amendments to Title 18, TMC (development regulations /Zoning Code) are legislative decisions, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony on the proposed amendments, temporary worker housing, and warehouse uses as conditional uses; considered the staff recommendation; deliberated; and made a recommendation to the City Council on September 29, 2005. Now the City Council will hold a public hearing, and make a decision to approve, approve with modifications, or deny the amendments. CONCLUSIONS The proposed amendments to Title 18, TMC, including the new Chapter 18.41 Tukwila South Overlay, provide a framework for review and approval of development within the Tukwila South Master Plan area. The approval criteria and design manual provide specific and clear direction to decision - makers. The changes to definitions and other sections of the Zoning Code integrate the TSO within the existing structure of the city's development regulations. The proposed amendments are consistent with and will implement the policies of the Tukwila Comprehensive Land Use Plan. STAFF RECOMMENDATION TO PLANNING COMMISSION That the Planning Commission recommend approval of the staff - proposed amendments to Title 18, TMC, including the Tukwila South Design Manual, to the City Council. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL That the City Council approve the amendments to Title 18, TMC, (Zoning Code) including the Tukwila South Design Manual, with the staff - proposed changes and the following additional amendments: • Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses • Add "bio- tech/life sciences" in TMC 18.41.010, second paragraph, • Amend TMC 18.60.050.F.Building Design.B.1 and 2 to delete "(TIB)" and "(Redmond)" from the end of each line item Staff Report to Council — Zoning Code Changes Page 6 • Amend TMC 18.41.020, Permitted Uses, to add "warehouse" as a new use • Amend TMC 18.41.040.B, Conditional Uses, to add more conditional uses • Add a new section TMC 18.41.060, Temporary Uses, to allow temporary worker housing ADMINISTRATION RECOMMENDATION TO CITY COUNCIL Administration has reviewed the amendments proposed by the Planning Commission and discussed these with Tukwila South representatives through negotiations on the Development Agreement. The Administration is firmly opposed to additional warehouse uses (beyond existing uses) and to temporary worker housing. Both of these uses have been withdrawn by the applicant. The Administration supports the following changes recommended by the Planning Commission: 1. Add "bio- tech/life sciences" in TMC 18.41.010, second paragraph. 2. Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses. 3. Amend TMC 18.60.050.F.Building Design.B.1, .2 and .3 to delete "(TIB)" and "(Redmond)" from the end of each line item. These changes have been incorporated in the amendments to Chapter 18, TMC that are included in this notebook. Administration recommends City Council approve the new Tukwila South Overlay District and other amendments to TitleS-ectien 18, TMC, including the Tukwila South Design Manual, as included in this notebook. 67 PUBLIC HEARING: NOTIFICATION: STAFF REPORT TO THE CITY COUNCIL REGARDING ZONING CODE AMENDMENTS January 20, 2009 Notice of the public hearing was published in the newspaper on January 5, 2009. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on , 2008. It was posted at two locations on the Tukwila South property. FILE NUMBER: L05 -029A APPLICANT: Segale Properties (aka La Pianta, LLC) LOCATION: City -wide STAFF: Lisa Verner REQUEST: Amend City of Tukwila's Zoning Code (Title 18, TMC), including adoption of a new Tukwila South Overlay District (proposed TMC 18.41) SEPA DETERMINATION: Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005 ATTACHMENTS: Staff recommendations for Zoning Code and Design Guidelines Application with proposed Zoning Code and Design Guidelines Staff Report to Council — Zoning Code Changes Page 2 FINDINGS Description of Request The applicant requests amendments to Title 18, TMC to implement the proposed Tukwila South Master Plan required by the Comprehensive Plan. The proposed amendments create a new district called Tukwila South Overlay (TSO) in Chapter 18.41. They also propose changes in definitions, administrative design review, setbacks, uses, and administration and enforcement. A Tukwila South Design Manual (design guidelines) is also proposed to guide development in the TSO. In general, the amendments are to implement the new TSO district and integrate it with the existing code. The proposed amendments will be discussed in sections as follows: 1. Definitions 2. Tukwila South Overlay 3. Other Zoning Code changes 4. Tukwila South Design Manual Background and Site Information The applicant is proposing the amendments in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of between 10.3 and 14 million square feet in a large - scale, campus setting on approximately 500 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5. The Tukwila South Project proposal is described in detail in the Tukwila South Draft and Final EIS. Application of the proposed Tukwila South Overlay (TSO) to specific properties would be decided by the City Council per Chapter 18.84 of the Zoning Code. The other proposed changes would apply citywide. A map showing where the TSO is proposed to be applied is included with the application under the "Application" tab in this notebook. A copy of the proposed Tukwila South Master Plan is included with this notebook (File No. L05- 041) for Planning Commission review and recommendation. The Master Plan, TSO, and Design Manual are connected and present policies, requirements and guidelines for the Tukwila South area. A map of property owned or leased by the applicant is included with this notebook (Exhibit L05- 041 -1). There are several properties not owned by the applicant that are included in the area to which the TSO designation may ultimately be applied by the City Council. These include property owned by Gaco Western, a paint coating business; Mitchell Moving & Storage; and Schoenbachler LLC, a limited liability company for the Schoenbachler family. Staff Report to Council — Zoning Code Changes Page 3 Proposed Amendments Generally, the proposed amendments came from the applicant. Staff reviewed them and agreed with most, but organized them differently to be better integrated with the existing Zoning Code. In some cases, staff did not incorporate applicant proposed changes into its recommendations; these proposals are discussed in Item 5 below. Overall, staff found the applicant's proposals to be appropriate and consistent with the Tukwila Comprehensive Land Use Plan. 1. Definitions Changes are made to add definitions for uses which are contemplated by the applicant as possibly being located in the Tukwila South Project. Some existing definitions are amended to update them. These can be found in the revisions to Chapter 18.06, TMC located behind the "Staff Recommendation" tab in this notebook. New uses such as "Continuing Care Retirement Community" and "Research and Development Facility" are added. Most of the uses contemplated by applicant are already found in the Zoning Code and no changes were needed. The terms "Design Criteria" and "Design Guidelines" are amended to address design review issues and to include the DCD Director as a decision - maker. 2. Tukwila South Overlay District A new district is proposed as an overlay to implement the Tukwila South Master Plan called for in the City's Comprehensive Plan. It would be in addition to, and overlay, the existing zoning on applicant's property. The TSO requirements supercede the provisions of the underlying zoning districts. The text can be found in the new Chapter 18.41, TMC located behind the "Staff Recommendation" tab in this notebook. Permitted uses are identified and generally include commercial, retail, light industrial, business park, office, and residential. Accessory uses are defined, as are conditional uses and unclassified uses. Warehouse, contractor storage, and truck terminal uses have been identified as Conditional Uses and limited to 50 acres in total for new development after January 1, 2006. The additional public scrutiny for these kinds of uses is warranted for 3 reasons: 1) development of a substantial portion of the Tukwila South area with these uses would be inconsistent with the vision established by the Comprehensive Plan and the proposed Tukwila South Master Plan; 2) anticipated changes to state tax law may significantly reduce the revenue support provided by such uses, as recognized by Tukwila Comprehensive Land Use Plan Policy 2.1.10; and 3) the Conditional Use Permit process provides a mechanism for ensuring compatibility of such uses with their surroundings. Staff Report to Council — Zoning Code Changes Page 4 Design review is required for all development, with a limited number of exemptions. Specific criteria are identified for the design review, including "substantial conformance with the criteria contained in the Tukwila South Design Manual." Design review is proposed to be administrative and the DCD Director is the decision - maker, with appeals going to the Board of Architectural Review (Type 2 process). Basic development standards are included for non - residential uses. Standards for residential uses are to be completed at a future date (applicant has not proposed standards at this point). Performance standards can be modified in individual cases if the stated criteria are met. 3. Other Zoning Code Changes Other sections of Title 18, TMC have proposed amendments to integrate the new TSO into the rest of the Zoning Code and to update the Code based on the ideas from the applicant's proposals. The text can be found in the revisions to Title 18, TMC located behind the "Staff Recommendation" tab in this notebook. Chapter 18.36 — MIC /L: "Research and development facilities" is added as a new use. Chapter 18.38 — MIC/H: "Research and development facilities" is added as a new use. Chapter 18.40 — TVS: "Research and development facilities" is added as a new use. Section 18.40.075 is deleted as it will be met through Council adoption of the Tukwila South Master Plan and these amendments. Chapter 18.52 — Landscape, etc: Setbacks for the TSO are added. Chapter 18.60 — Board of Architectural Review: The title is changed to "Design Review." Specific design review criteria for TSO are added for site design, building design, landscape and signage. The design review approval process is amended to include the DCD Director as the decision -maker for administrative design review. Chapter 18.104 - Clarifications are made to the charts for Type 1 and Type 2 decisions. NOTE: The following chapters of the Zoning Code have one change and ARE NOT reproduced in the "Staff Recommendation" tab in this notebook. The change is in a reference to TMC 18.60 and changes "Board of Architectural Review" to "Design Review" in keeping with the new name of this chapter. LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed Use Staff Report to Council — Zoning Code Changes Page 5 TUC Tukwila Urban Center Public Recreation Overlay 4. Tukwila South Design Manual The Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to Chapter 18.41, TMC (the new TSO). These are Type 2 decisions with the DCD Director as decision - maker. The Tukwila South Design Manual can be found behind the revisions to Title 18, TMC located behind the "Staff Recommendation" tab in this notebook (printed on blue paper). The Design Manual is organized into four major sections: site design, building design, landscape design, and signage. Within each section, a supporting design topic is identified (for example, under Site Design, a design topic might be "pedestrian environment "); within each supporting design topic are 1) an intent statement, 2) design criteria, and 3) design guidelines. The Design Manual gives further explanation and guidance to an applicant beyond the criteria listed in the new TSO and must be addressed by an applicant for site plan review approval (see 18.41.070.D.9, TMC). Staff supports Administrative Design Review for larger projects such as the Tukwila South Project because of the detailed criteria and design manual. 5. Differences between Applicant Proposal and Staff Recommendation Staff understands the applicant accepts many of the changes in the Staff Recommendation, but there are differences from what the applicant requested. The major differences are described below: A. Administrative Conditional Use Permits: Applicant has proposed Administrative CUPs for the TSO with only general guidelines and criteria for decisions. Staff finds that more detailed criteria for decisions are needed if they are to be made administratively. Staff has not included Administrative CUPs in the "Staff Recommendation" language. B. New classification of use called "Existing Use:" Applicant has proposed a new classification of use called "Existing Use." This would allow existing uses which aren't desired on a long term basis to be expanded and otherwise treated as a "permitted use," but would not allow such uses to be newly established. Staff finds these uses should either be listed as permitted uses or should be considered "non- conforming" uses and has treated them accordingly in Chapter 18.41. C. Design guidelines and criteria: Applicant has proposed design guideline and criteria language such as "may be" and "similar to" and "encourage." Staff finds that administrative design review requires stronger and more definitive guidance, Staff Report to Council — Zoning Code Changes Page 6 Review Process CONCLUSIONS and has adjusted the proposed language accordingly. (Included in the "Application" tab are the original set of Design Guidelines submitted by applicant and the more recent version which applicant revised after talking with staff; the more recent version includes many improvements and is close to the level described by staff.) Amendments to Title 18, TMC (development regulations /Zoning Code) are legislative decisions, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The Planning Commission held a public hearing and took testimony on the proposed amendments, temporary worker housing, and warehouse uses as conditional uses; considered the staff recommendation; deliberated; and made a recommendation to the City Council on September 29, 2005. Now the City Council will hold a public hearing, take testimony, consider the Planning Commission recommendation and make a decision to approve, approve with modifications, or deny the amendments. The proposed amendments to Title 18, TMC, including the new Chapter 18.41 Tukwila South Overlay, provide a framework for review and approval of development within the Tukwila South Master Plan area. The approval criteria and design manual provide specific and clear direction to decision - makers. The changes to definitions and other sections of the Zoning Code integrate the TSO within the existing structure of the city's development regulations. The proposed amendments are consistent with and will implement the policies of the Tukwila Comprehensive Land Use Plan. STAFF RECOMMENDATION TO PLANNING COMMISSION That the Planning Commission recommend approval of the staff - proposed amendments to Title 18, TMC, including the Tukwila South Design Manual, to the City Council. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL That the City Council approve the staff — proposed amendments to Title 18, TMC, (Zoning Code) including the Tukwila South Design Manual, with the following additional amendments: 1. Add "bio- tech/life sciences" in TMC 18.41.010, second paragraph, to read as follows: 18.41.010 Purpose This district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila Staff Report to Council — Zoning Code Changes Page 7 South district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supercede the provisions of the underlying zoning district. The Tukwila South Overlay district is intended to create a multi -use regional employment center containing high technology, light industrial, office, commercial, and residential uses. National and international employers specializing in emerging technologies (bio- tech/life sciences) are featured in campus settings. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high tech campuses and residential neighborhoods. A mix of single - family and multifamily dwellings at low, medium, and high densities provide a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials combined with traditional Puget Sound building elements. 2. Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses, to read as follows: 2. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. 3. Amend TMC 18.41.020, Permitted Uses, to add "warehouse" as a new use, to read as follows: 75. Warehouse storage and/or wholesale distribution facilities permitted after January 1, 2011, subject to the total land area limitations in TMC 18.41.040.B 4. Amend TMC 18.41.040.B, Conditional Uses, to read as follows: The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits Staff Report to Council — Zoning Code Changes Page 8 chapter of this title, and subject to a determination that the use is consistent with and furthers the vision and principles established by the Tukwila South Master Plan, provided that the total land area devoted to such new uses established after January 1, 2006 within the Tukwila South Overlay District shall not exceed one hundred (100) acres: 1. Contractor storage yards, 2. Truck terminals, 3. Warehouse storage and/or wholesale distribution facilities permitted between January 1, 2006 through December 31, 2010. 5. Add a new section TMC 18.41.060 Temporary Uses, and renumber the sections following, to read as follows: 18.41.60 Temporary Uses The following uses may be allowed within the Tukwila South Overlay district on a temporary basis as a Type 2 permit, subject to the requirements, procedures and conditions identified for each use. 1. Temporary worker housing, subject to meeting the following criteria: a. Not more than 15 units, b. Not more than 10 years duration, c. Minimum of two parking spaces per unit, d. Minimum of 2,000 square feet pad space per unit, with a minimum width of 30 feet e. Paved access drive, which provides adequate emergency access, f. Connection of each unit to public sanitary sewer service and public water service g. Adequate storm drainage facilities for the site, h. Minimum 400 square feet per unit common recreation area onsite, i. Only employees engaged in construction or construction related activities on property within the Tukwila South Overlay district, and j. Eligible temporary housing must have cooking, bathing and toilet facilities within each unit, and includes recreational vehicles, travel trailers, "5 wheel" vehicles, and other similar vehicles (tents and tent trailers are not permitted). 6. Amend TMC 18.60.050.F.Building Design.B.1 and 2 to delete "(TIB)" and "(Redmond)" from the end of each line item, to read as follows: Building Design A. Architectural Concept 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. Staff Report to Council — Zoning Code Changes Page 9 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian- oriented features where possible. 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. B. Building Elements and Architectural Details 1. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 2. Buildings and site design should provide an inviting entry orientation. 3. Colors used on building exteriors should integrate a building's various design elements or features. ADMINISTRATION RECOMMENDATION TO CITY COUNCIL Administration has reviewed the amendments proposed by the Planning Commission and discussed these with Tukwila South representatives through negotiations on the Development Agreement. The Administration is firmly opposed to additional warehouse uses (beyond existing uses) and to temporary worker housing. Both of these uses have been withdrawn by the applicant. Administration recommends City Council approve the proposed new Tukwila South Overlay District and other amendments to Title 18, TMC, including the Tukwila South Design Manual, as recommended by staff and Planning Commission, except, from the Planning Commission's recommendations above, 1) delete the amendment to Section 18.41.020 to add warehouse as a permitted use; 2) delete Section 18.41.040.B allowing warehouse, contractor storage and truck terminals; and 3) delete proposed new Section 18.41.060 to add temporary worker housing as a temporary use (items 3, 4, and 5 of Planning Commission's recommendations). PUBLIC HEARING: NOTIFICATION: City afTukim Department of Community Development LOCATION: City -wide September 29, 2005 STAFF: Lisa Verner STAFF REPORT TO THE PLANNING COMMISSION Steven M. Mullet, Mayor Steve Lancaster, Director Notice of the public hearing was published in the newspaper on September 16, 2005. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on September 15, 2005. It was posted at two locations on the Tukwila South property. FILE NUMBER: L05 -029A APPLICANT: Segale Properties (aka La Pianta, LLC) REQUEST: Amend City of Tukwila's Zoning Code (Title 18, TMC), including adoption of a new Tukwila South Overlay District (proposed TMC 18.41) SEPA DETERMINATION:Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005 ATTACHMENTS: Staff recommendations for Zoning Code and Design Guidelines Application with proposed Zoning Code and Design Guidelines 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report — Zoning Code Changes L05 -029A Page 2 of 6 FINDINGS Description of Request The applicant requests amendments to Title 18, TMC to implement the proposed Tukwila South Master Plan required by the Comprehensive Plan. The proposed amendments create a new district called Tukwila South Overlay (TSO) in Chapter 18.41. They also propose changes in definitions, administrative design review, setbacks, uses, and administration and enforcement. A Tukwila South Design Manual (design guidelines) is also proposed to guide development in the TSO. In general, the amendments are to implement the new TSO district and integrate it with the existing code. The proposed amendments will be discussed in sections as follows: 1. Definitions 2. Tukwila South Overlay 3. Other Zoning Code changes 4. Tukwila South Design Manual Background and Site Information The applicant is proposing the amendments in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of between 10.3 and 14 million square feet in a large - scale, campus setting on approximately 500 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5. The Tukwila South Project proposal is described in detail in the Tukwila South Draft and Final EIS. Application of the proposed Tukwila South Overlay (TSO) to specific properties would be decided by the City Council per Chapter 18.84 of the Zoning Code. The other proposed changes would apply citywide. A map showing where the TSO is proposed to be applied is included with the application under the "Application" tab in this notebook. A copy of the proposed Tukwila South Master Plan is included with this notebook (File No. L05- 041) for Planning Commission review and recommendation. The Master Plan, TSO, and Design Manual are connected and present policies, requirements and guidelines for the Tukwila South area. A map of property owned or leased by the applicant is included with this notebook (Exhibit L05- 041-1). There are several properties not owned by the applicant that are included in the area to which the TSO designation may ultimately be applied by the City Council. These include property owned by Gaco Western, a paint coating business; Mitchell Moving & Storage; and Schoenbachler LLC, a limited liability company for the Schoenbachler family. P: \Steve and Lisa's Segale Folder \Development Regulations \STAFF REPORT - Zoning Code changes.doc Staff Report — Zoning Code Changes L05 -029A Page 3 of 6 Proposed Amendments Generally, the proposed amendments came from the applicant. Staff reviewed them and agreed with most, but organized them differently to be better integrated with the existing Zoning Code. In some cases, staff did not incorporate applicant proposed changes into its recommendations; these proposals are discussed in Item 5 below. Overall, staff found the applicant's proposals to be appropriate and consistent with the Tukwila Comprehensive Land Use Plan. 1. Definitions Changes are made to add definitions for uses which are contemplated by the applicant as possibly being located in the Tukwila South Project. Some existing definitions are amended to update them. These can be found in the revisions to Chapter 18.06, TMC located behind the "Staff Recommendation" tab in this notebook. New uses such as "Continuing Care Retirement Community" and "Research and Development Facility" are added. Most of the uses contemplated by applicant are already found in the Zoning Code and no changes were needed. The terms "Design Criteria" and "Design Guidelines" are amended to address design review issues and to include the DCD Director as a decision - maker. 2. Tukwila South Overlay District A new district is proposed as an overlay to implement the Tukwila South Master Plan called for in the City's Comprehensive Plan. It would be in addition to, and overlay, the existing zoning on applicant's property. The TSO requirements supercede the provisions of the underlying zoning districts. The text can be found in the new Chapter 18.41, TMC located behind the "Staff Recommendation" tab in this notebook. Permitted uses are identified and generally include commercial, retail, light industrial, business park, office, and residential. Accessory uses are defined, as are conditional uses and unclassified uses. Warehouse, contractor storage, and truck terminal uses have been identified as Conditional Uses and limited to 50 acres in total for new development after January 1, 2006. The additional public scrutiny for these kinds of uses is warranted for 3 reasons: 1) development of a substantial portion of the Tukwila South area with these uses would be inconsistent with the vision established by the Comprehensive Plan and the proposed Tukwila South Master Plan; 2) anticipated changes to state tax law may significantly reduce the revenue support provided by such uses, as recognized by Tukwila Comprehensive Land Use Plan Policy 2.1.10; and 3) the Conditional Use Permit process provides a mechanism for ensuring compatibility of such uses with their surroundings. P: \Steve and Lisa's Segale Folder \Development Regulations \STAFF REPORT - Zoning Code changes.doc Staff Report — Zoning Code Changes L05 -029A Page 4 of 6 Design review is required for all development, with a limited number of exemptions. Specific criteria are identified for the design review, including "substantial conformance with the criteria contained in the Tukwila South Design Manual." Design review is proposed to be administrative and the DCD Director is the decision - maker, with appeals going to the Board of Architectural Review (Type 2 process). Basic development standards are included for non - residential uses. Standards for residential uses are to be completed at a future date (applicant has not proposed standards at this point). Performance standards can be modified in individual cases if the stated criteria are met. 3. Other Zoning Code Changes Other sections of Title 18, TMC have proposed amendments to integrate the new TSO into the rest of the Zoning Code and to update the Code based on the ideas from the applicant's proposals. The text can be found in the revisions to Title 18, TMC located behind the "Staff Recommendation" tab in this notebook. Chapter 18.36 — MIC /L: "Research and development facilities" is added as a new use. Chapter 18.38 — MIC/H: "Research and development facilities" is added as a new use. Chapter 18.40 — TVS: "Research and development facilities" is added as a new use. Section 18.40.075 is deleted as it will be met through Council adoption of the Tukwila South Master Plan and these amendments. Chapter 18.52 — Landscape, etc: Setbacks for the TSO are added. Chapter 18.60 — Board of Architectural Review: The title is changed to "Design Review." Specific design review criteria for TSO are added for site design, building design, landscape and signage. The design review approval process is amended to include the DCD Director as the decision -maker for administrative design review. Chapter 18.104 - Clarifications are made to the charts for Type 1 and Type 2 decisions. NOTE: The following chapters of the Zoning Code have one change and ARE NOT reproduced in the "Staff Recommendation" tab in this notebook. The change is in a reference to TMC 18.60 and changes "Board of Architectural Review" to "Design Review" in keeping with the new name of this chapter. LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center P: \Steve and Lisa's Segale Folder\Development Regulations \STAFF REPORT - Zoning Code changes.doc Staff Report — Zoning Code Changes L05 -029A Page 5 of 6 RC Regional Commercial RCM Regional Commercial Mixed Use TUC Tukwila Urban Center Public Recreation Overlay 4. Tukwila South Design Manual The Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to Chapter 18.41, TMC (the new TSO). These are Type 2 decisions with the DCD Director as decision - maker. The Tukwila South Design Manual can be found behind the revisions to Title 18, TMC located behind the "Staff Recommendation" tab in this notebook (printed on blue paper). The Design Manual is organized into four major sections: site design, building design, landscape design, and signage. Within each section, a supporting design topic is identified (for example, under Site Design, a design topic might be "pedestrian environment "); within each supporting design topic are 1) an intent statement, 2) design criteria, and 3) design guidelines. The Design Manual gives further explanation and guidance to an applicant beyond the criteria listed in the new TSO and must be addressed by an applicant for site plan review approval (see 18.41.070.D.9, TMC). Staff supports Administrative Design Review for larger projects such as the Tukwila South Project because of the detailed criteria and design manual. 5. Differences between Applicant Proposal and Staff Recommendation Staff understands the applicant accepts many of the changes in the Staff Recommendation, but there are differences from what the applicant requested. The major differences are described below: A. Administrative Conditional Use Permits: Applicant has proposed Administrative CUPs for the TSO with only general guidelines and criteria for decisions. Staff finds that more detailed criteria for decisions are needed if they are to be made administratively. Staff has not included Administrative CUPs in the "Staff Recommendation" language. B. New classification of use called "Existing Use:" Applicant has proposed a new classification of use called "Existing Use." This would allow existing uses which aren't desired on a long term basis to be expanded and otherwise treated as a "permitted use," but would not allow such uses to be newly established. Staff P: \Steve and Lisa's Segale Folder \Development Regulations \STAFF REPORT - Zoning Code changes.doc Staff Report — Zoning Code Changes L05 -029A Page 6 of 6 finds these uses should either be listed as permitted uses or should be considered "non- conforming" uses and has treated them accordingly in Chapter 18.41. C. Design guidelines and criteria: Applicant has proposed design guideline and criteria language such as "may be" and "similar to" and "encourage." Staff finds that administrative design review requires stronger and more definitive guidance, and has adjusted the proposed language accordingly. (Included in the "Application" tab are the original set of Design Guidelines submitted by applicant and the more recent version which applicant revised after talking with staff; the more recent version includes many improvements and is close to the level described by staff.) Review Process Amendments to Title 18, TMC (development regulations /Zoning Code) are legislative decisions, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing and deliberations. The City Council holds a public hearing, considers the Planning Commission recommendation and makes a decision to approve, approve with modifications, or deny the amendments. CONCLUSIONS The proposed amendments to Title 18, TMC, including the new Chapter 18.41 Tukwila South Overlay, provide a framework for review and approval of development within the Tukwila South Master Plan area. The approval criteria and design manual provide specific and clear direction to decision - makers. The changes to definitions and other sections of the Zoning Code integrate the TSO within the existing structure of the city's development regulations. The proposed amendments are consistent with and will implement the policies of the Tukwila Comprehensive Land Use Plan. RECOMMENDATION That the Planning Commission recommend approval of the staff - proposed amendments to Title 18, TMC, including the Tukwila South Design Manual, to the City Council. P: \Steve and Lisa's Segale Folder\Development Regulations \STAFF REPORT - Zoning Code changes.doc PUBLIC HEARING: NOTIFICATION: FILE NUMBER: APPLICANT: REQUEST: STAFF REPORT TO THE CITY COUNCIL REGARDING AMENDMENTS TO SUBDIVISION CODE January 20, 2009 Notice of the public hearing was published in the newspaper on January 5, 2009. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on , 2008. It was posted at two locations on the Tukwila South property. L05 -029B LOCATION: City -wide STAFF: Lisa Verner Segale Properties (aka La Pianta, LLC) Amend City of Tukwila's Subdivision Code concerning the Binding Site Improvement Plan (BSIP) process, procedures, and content (Chapter 17.16, TMC). SEPA DETERMINATION:Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005 ATTACHMENTS: Staff recommended amendments to TMC 17.16 Application materials and proposed amendments Staff Report to City Council L05 -029B Page 2 of 3 FINDINGS Description of Request The applicant requests amendments to Chapter 17.16 Detailed Procedures for Binding Site Improvement Plan (BSIP). The amendments would 1) provide an optional process for land under a single ownership to be divided for the purpose of sale or lease, 2) facilitate alternative ownership options by allowing binding site plans in conjunction with a condominium process for residential, commercial, or industrial purposes, and 3) allow phased infrastructure improvements for large tracts of land. Background and Site Information The City currently has a Binding Site Plan section of the Subdivision Code (Section 17.16, TMC) which applies to the whole city. The amendments would also apply city -wide. The City's Binding Site Improvement Plan (BSIP) provisions provide an alternative to short plats and formal subdivisions for the purpose of dividing land. Binding site plans are specifically authorized for this purpose by state law (RCW 58.17.035). Binding site plans may be authorized to divide land for the following purposes: 1) sale or lease of industrially or commercially zoned land; 2) lease of lots within mobile home parks and trailer courts; and 3) condominium developments. The applicant proposed amendments (see "tab" in notebook titled "Application ") in order to improve the Binding Site Plan process as it applied to the Tukwila South Project, as La Pianta anticipates using the process to create lots within development on the Tukwila South site, such as a campus development or business park. The applicant is proposing the amendments in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of 10.3 million square feet in a large- scale, campus setting on approximately 500 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S /I -5. The Tukwila South Project proposal is described in detail in the Tukwila South Draft and Final EIS. Since the project involves large tracts of land, the applicant proposes Binding Site Plan amendments that will address this situation. Staff reviewed the proposed amendments, revised them and proposes to make them applicable city-wide (see "tab" in notebook titled "Staff Proposal "). The recommended amendments would accomplish the following: 1. Clarify the purpose and applicability of Binding Site Improvement Plan option, 2. Improve the utility of the BSIP tool with regard to phasing development, 3. Clarify how BSIPs are to be used in residential condominiums and mixed -use situations, P: \Long Range Projects \Tukwila South Project \Development Regulations \STAFF REPORT FOR COUNCIL - Subdivision Code changes.doc Staff Report to City Council L05 -029B Page 3 of 3 4. Specify site improvement requirements (streets, utilities, etc), and 5. Improve requirements and procedures for revisions to, or vacation of, approved BSIPs. Review Process Amendments to the Subdivision Code (Title 17, TMC) are legislative decisions. Following a public hearing, the Planning Commission is asked to make a recommendation to the City Council, which will make the final decision following its own public hearing. The Planning Commission held a public hearing and took testimony, deliberated, and made a recommendation to the City Council on September 29, 2005. Now the City Council will hold a public hearing, take testimony, review the Planning Commission recommendation, and make a decision to approve, approve with modifications, or deny the proposed amendments. CONCLUSIONS The proposed changes to the Binding Site Improvement Plan portion of the Subdivision Code will improve the existing BSIP provisions. The amendments identify more specific criteria for review, provide an optional process for land under a single ownership, allow phasing of infrastructure improvements, and coordinate the binding site plan and condominium processes. These amendments would be applicable citywide. The proposed amendments are consistent with the Tukwila Comprehensive Land Use Plan. STAFF RECOMMENDATION TO PLANNING COMMISSION That the Planning Commission recommend to the City Council approval of the staff - proposed amendments to the City of Tukwila's Subdivision Code (TMC Chapter 17) concerning Binding Site Improvement Plan (BSIP) requirements and procedures. PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL That the City Council approve the staff - proposed amendments to the City of Tukwila's Subdivision Code (TMC Chapter 17) concerning Binding Site Improvement Plan (BSIP) requirements and procedures. ADMINISTRATION RECOMMENDATION TO CITY COUNCIL That the City Council approve the staff - proposed amendments to the City of Tukwila's Subdivision Code (TMC Chapter 17) concerning Binding Site Improvement Plan (BSIP) requirements and procedures. P: \Long Range Projects \Tukwila South Project \Development Regulations \STAFF REPORT FOR COUNCIL - Subdivision Code changes.doc Jim Haggerton, Mayor Department of Community Development Jack Pace, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila Washington 98188 • Phone: 206 -431 =3670 • Fax 206- 431 -3665 • NOTIFICATION: FILE NUMBER: • APPLICANT: REQUEST: City of Tukwila Department of Community Development Steve Lancaster, Director LOCATION: City -wide STAFF: Lisa Verner STAFF REPORT TO THE PLANNING COMMISSION PUBLIC HEARING: September 29, 2005 Notice of the public hearing was published in the newspaper on September 16, 2005. The Notice was mailed to property owners and occupants within 500 feet of the Tukwila South Project boundaries on September 15; 2005. It was posted at two locations on the Tukwila South property. L05 -029B Segale Properties (aka La Pianta, LLC) Amend City of Tukwila's Subdivision Code concerning the Binding Site Improvement Plan (BSIP) process, procedures, and content (Chapter. 17.16,. TMC). SEPA DETERMINATION:Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005. The Final EIS was issued on July 7, 2005. An Addendum to the Final EIS was issued on September 23, 2005 ATTACHMENTS: Staff recommended amendments to TMC 17.16 Application materials and proposed amendments Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to Planning Commission L05 -029B Page 2 of 3 FINDINGS Description of Request The applicant requests amendments to Chapter 17.16 Detailed Procedures for Binding Site Improvement Plan (BSIP). The amendments would 1) provide an optional process for land under a single ownership to be divided for the purpose of sale or lease, 2) facilitate alternative ownership options by allowing binding site plans in conjunction with a condominium process for residential, commercial, or industrial purposes, and 3) allow phased infrastructure improvements for large tracts of land. Background and Site Information The City currently has a Binding Site Plan section of the Subdivision Code (Section 17.16, TMC) which applies to the whole city. The amendments would also apply city-wide. The City's Binding Site Improvement Plan (BSIP) provisions provide an alternative to short plats and formal subdivisions for the purpose of dividing land. Binding site plans are specifically authorized for this purpose by state law (RCW 58.17.035). Binding site plans may be authorized to divide land for the following purposes: 1) sale or lease of industrially or commercially zoned land; 2) lease of lots within mobile home parks and trailer courts; and 3) condominium developments. The applicant proposed amendments (see "tab" in notebook titled "Application ") in order to improve the Binding Site Plan process as it applied to the Tukwila South Project, as Segale anticipates using the process to create lots within development on the Tukwila South site, such as a campus development or business park. The applicant is proposing the amendments in conjunction with it's proposal for the Tukwila South Project, a mixed -use, master planned development of between 10.3 and 14 million square feet in a large - scale, campus setting on approximately 500 contiguous acres. The Tukwila South Project is generally located south of S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5. The Tukwila South Project proposal is described in detail in the Tukwila South Draft and Final EIS. Since the project involves large tracts of land, the applicant proposes Binding Site Plan amendments that will address this situation. Staff reviewed the proposed amendments, revised them and proposes to make them applicable city- wide (see "tab" in notebook titled "Staff Proposal "). The recommended amendments would accomplish the following: 1. Clarify the purpose and applicability of Binding Site Improvement Plan option, 2. Improve the utility of the BSIP tool with regard to phasing development, 3. Clarify how BSIPs are to be used in residential condominiums and mixed -use situations, P:1Steve and Lisa's Segale Folder\Development Regulations\STAFF REPORT - Subdivision changes.doc • Staff Report to Planning Commission L05 -029B Page 3 of 3 4. Specify site improvement requirements (streets, utilities, etc), and 5. Improve requirements and procedures for revisions to, or vacation of, approved BSIPs. Review Process Amendments to the Subdivision Code (Title 17, TMC) are legislative decisions. Following a public hearing, the Planning Commission is asked to make a recommendation to the City Council, which will make the final decision following its own public hearing. CONCLUSIONS The proposed changes to the Binding Site Improvement Plan portion of the Subdivision Code will improve the existing BSIP provisions. The amendments identify more specific criteria for review, provide an optional process for land under a single ownership, allow phasing of infrastructure improvements, and coordinate the binding site plan and condominium processes. These amendments would be applicable citywide. The proposed amendments are consistent with the Tukwila Comprehensive Land Use Plan. RECOMMENDATIONS That the Planning Commission recommend to the City Council approval of the staff - proposed amendments to the City of Tukwila's Subdivision Code (TMC Chapter 17) concerning Binding Site Improvement Plan (BSIP) requirements and procedures. P: \Steve and Lisa's Segale Folder \Development Regulations \STAFF REPORT - Subdivision changes.doc c J. RICHARD ARAMBURU JEFFREY M. EUSTIS J. RICHA ATTORNEY AT LAW SUITE 209, COLLEGE CLUB BUILDING 505 MADISON STREET SEATTLE, WASHINGTON 98104 (206) 625 -9515 • FAX (206) 682 -1376 Planning Commission City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila WA 98188 Re: Tukwila South Rezoning Comprehensive Plan Amendments File Nos. L05 -029A, L05 -29B, L -05 -030, L -05 -041 Dear Planning Commission: ARAMBURU September 29, 2005 This office represents the M &P Company, owners of property located at 18800 Southcenter Parkway. The M &P property is currently developed for warehouse use and has been for the past 40 years. My clients have asked me to provide comments on the above - referenced proposals. These proposals generally involve the adoption of the Tukwila South Master Plan, amendments to procedures for binding site plans, amendments to the Shoreline Master Program and certain zoning code amendments including the creation of a new district called the Tukwila South Overlay (TSO) in the City of Tukwila zoning code, Ch. 18.41. The M &P property is located within the master plan and other areas which are the subject of staff reports and recommendations and a public hearing scheduled for 7 p.m. on September 29, 2005. The staff reports on these matters were just received by this office on Monday, September 26, 2005 and constituted a large volume of reports, ordinances and plans. Because of the volume of these materials, there has been insufficient time for thorough review and comment. Accordingly, these comments should be considered preliminary with additional comments to be provided later. On June 22, 2005, we wrote to City staff concerning this matter and explained in that letter that planning for the Tukwila South Overlay September 29, 2005 Page 2 District and its associated master plan had proceeded without the participation of, or notice to, my clients. Indeed, planning and application documents provided to the City did not disclose that the M &P property was in separate ownership from the applicant, Segale Properties, Accordingly at least until that date, the planning did not include input from my clients or the recognition that their properties were in separate ownership. Since that date, planning and discussion has continued between Segale Properties and the City of Tukwila. We understand that a detailed "development agreement" is being negotiated between the City and Segale Properties. However, despite the obvious impact on my client, we have not been included in these negotiations and are completely unaware of its terms. The proposals currently before the Planning Commission, as described above, generally create a new overlay district zone to be controlled by a generalized master plan submittal dated April, 2005. This master plan is not really a master "plan" as such, but a series of concepts with vague and general criteria. Some "bubble" diagrams are provided indicating the location of uses, but without establishment of boundary or property lines. The zoning district accompanying the master plan presents a broad smorgasbord of use activities from big box retail to residential. The Tukwila South Master Plan as proposed will be the basis for the development with design review required for all development within the overlay zone. Significantly, design review will require "substantial conformance with the criteria contained in the Tukwila South Design Manual." Of particular concern to M &P is the application of the proposed master plan to their property. Page 9 of the plan contains provisions for housing opportunities which generally include most of the M &P property just west and across the river from Briscoe Park. The M &P property is designated low rise residential with structures from one to three stories in height, including "single family lots, detached townhouses and flats above retail." These neighborhoods would be "adjacent to the Green River." The staff report fro the master plan discusses, at page 4, the "master plan's vision with regard to future land use" including the following: September 29, 2005 Page 3 Housing opportunities: ... a wide variety of housing environments ... could include a mix of single family and multi - family units of low, mid and high rise structures .. . Low -Rise Unites [1 -3 stories] would be organized to create neighborhoods within the hillside and areas that are adjacent to the Green River. This language, quoted from the master plan, would apply to the M &P property. However, the M &P property is in no manner suited to low rise residential use. The property has historically been used for warehouse use, as it is currently. The property is also adjacent to a heavy industrial use, Gaco West, which is a Tong- established business (since 1968) within the area. These current use factors make the property unsuited for single family and low density residential uses. In addition, further on in the master plan at page 11, it indicates that "large scale retail uses" would be located within several hundred feet south of these proposed residential uses. Development of low rise and single family residential uses is utterly incompatible with large scale (here "big box ") retail uses like Costco, Wal -Mart or other similar uses. Accordingly, we object to the low -rise residential designation on the master plan as being totally incompatible with both current and future proposed use within the area. It is further troubling that the zoning code changes do not set forth at all development standards for the residential uses which were included on the M &P property. As the staff report indicates: Basic development standards are included for non- residential uses. Standards for residential uses are to be completed at a future date (applicant does not propose standards at this point). Performance standards can be modified in individual cases if the stated criteria are met. Accordingly, while the M &P property is slated for residential use within the master plan, there are no development standards as to how such uses would be regulated or what performance standards would be September 29, 2005 Page 4 applied. Further troubling is that apparently the City is relying on the applicant to propose standards for residential uses, but the applicant here is Segale Properties the owner of majority of property. in the area. Placing the property rights of M &P in the hands of an adjacent property owner, with possibly conflicting interests, is inappropriate and inconsistent with due process rights. Another problem with this overall proposal is how the needs of a small property owner will be incorporated into master plan design planning. Infrastructure, open space and recreational requirements, though not yet specified, are planned to be installed on a common basis throughout the overlay district. It is not clear from the plan how any of these requirements would be applied an individual application of M &P for land use approvals if it chose to develop their property for another use. It is of particular concern that M &P was entirely shut out of the planning process both by the applicant Segale Properties and by the City, and indeed not even recognized during the process. This suggests that the individual needs and considerations of my client, as a very small ownership in the overall plan, will not be taken into account. This is of particular concern because both the master plan and design guidelines are stated in only the vaguest terms. Standards such as "protect and enhances Tukwila South site's natural environment" (p. 13) and "minimize visual impacts of parking area" (p. 10) are stated in the most vague terms and do not meet standards of specificity necessary for land use regulations. A zoning ordinance does not have to meet impossible standards of specificity, but it must set forth uniform guidelines so that its interpretation is not left solely to the discretion of administrative bodies or officials. See, Burien Bark Supply v. King Cy., 106 Wn. 2d 868, 725 P.2d 994 (1986); Anderson v. Issaquah, 70 Wn. App. 64, 79, 851 P.2d 744 (1993). Indian Trail Property Owner's Ass'n v. City of Spokane 76 Wn. App. 430, 437, 886 P.2d 209 (1994). The master plan and design guidelines do not comport with these requirements. The plan does not make clear that the current use of the M &P property will be allowed to continue and expand as required to meet future needs. September 29, 2005 Page 5 Part of the master plan and design guidelines discuss factors and features of great significance to M &P. First, the master plan contemplates the movement of Southcenter Boulevard to the west to roughly parallel the base of the existing hillside. However, that alignment removes direct access from my client's property to this roadway. This is important because, as a warehouse use, adequate access for large vehicles must be provided to assure continued economically feasible use. The movement of the roadway away from the M &P property would have damaging effects but no specific scenario for continued adequate truck service to the property has been provided. Indeed, other than the realignment and extension of Southcenter Boulevard, the master plan and design guidelines discuss "internal vehicular circulation" which will not be on public rights of way. How the M &P property would be served by this internal street system is not defined or specified within the plan. The realignment and repositioning of Southcenter Parkway also includes plans to cut off road access from the south for a period of 18 months, effectively eliminating long standing access of traffic essential to a business conducted on the M &P property. This would functionally constitute serious damage to a business that has been conducted on the M &P property in Tukwila for approximately 40 years. M &P was excluded from planning of this road development to the detriment of its property value and business value. In addition, it is not clear how some of the internal infrastructure improvements might be charged back to M &P. The plans contemplate infrastructure build out within the early phases of development. The plan does not, however, define whether properties not owned by Segale Petitioners will fit into utility and other infrastructure improvements or whether they will be charged back, at some time for these improvements. This includes whether or not any development on the M &P property would be liable for concurrency charges for the construction of any roadway improvements connected with this project. As described above, M &P is a long established use literally surrounded by ownerships of Segale Properties. Clearly the master plan and zoning process must take account of the property rights of M &P in the master planning process. While it is appropriate for M &P to be a part of the Tukwila South Overlay, significant additional planning is required September 29, 2005 Page 6 to protect M &P's property interests and incorporate them into future planning. We trust the city will adopt appropriate modification to its planning and zoning documents to do so. Please keep us informed of future meetings and hearings on this important proposal. JRA /py cc: M &P Company Sincerely, . Richard Aramburu Mayor Frank Hansen Deputy Mayor Terry Anderson Councilmembers Gene Fisher Chris Wythe Ralph Shape Joe Brennan Don DeHan September 29, 2005 Mr. Steve Lancaster, Community Development Director a`"ano © e fve ' alai City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Re: Tukwila South Master Plan and related Zoning Code changes Dear Mr. Lancaster: Thank you for the opportunity to comment on the Tukwila South Master Plan and related Zoning Code changes. The City's concerns regarding this proposed development were expressed most recently in a letter dated May 5, 2005; those comments are still valid today. The City also submitted comments on January 6, 2005 and on August 17, 2004. Please see the attached documents. We reiterate our comments as they relate to the Tukwila South Master Plan and related Zoning Code amendments, and request that they be incorporated into the Planning Commission's record. Please let me know if you have any questions about our comments. Sincerely, )41 C. 4146•41.0 Stephen C. Butler, AICP Director of Planning and Community Development Enclosures: Comment Letter dated May 5, 2005 PDEIS Comments dated January 6, 2005 Comment Letter dated August 17, 2004 cc: Craig Ward, City Manager Mary Mirante Bartolo, City Attorney Dale Schroeder, Director of Public Works Bob Meyer, Fire Chief Greg Dymerski, Chief of Police Michael Scarey, Senior Planner "The Hospitality City" RECEIVED SEP 2 9 20051 COMMUNITY DEVELOPMENT DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT 4800 South 188th Street • SeaTac, WA 98188 -8605 City Hall: 206.973.4800 • Fax: 206.973.4809 • TDD: 206.973.4808 • www.ci.seatac.wa.us City Manager Craig R. Ward City Attorney Mary E. Mirante Bartolo City Clerk Judith L. Cary Mayor Frank Hansen Deputy Mayor Terry Anderson Councilmembers Gene Fisher Chris Wythe Ralph Shape Joe Brennan Don DeHan "The Hospitality City" DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT May 5, 2005 Via Hand Delivery and E -mail Mr. Steve Lancaster, Community Development Director City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Re: Tukwila South Development Project Draft EIS Dear Mr. Lancaster: Thank you for the opportunity to comment on the Draft EIS for the proposed Tukwila South Project. As you know, the City of SeaTac has serious concerns about the impacts of the proposal. The comments below detail those concerns. COMMENTS: IMPACTS TO THE TRANSPORTATION SYSTEM TR 1. The DEIS documents that the trip distribution patterns for all alternatives were based on the City of Tukwila's 2020 EMME /2 travel demand model assuming the land use information for the No Action alternative. This distribution appears to have been used for all of the future alternatives in 2015 and 2030. It is anticipated that with changes to both the mix of land -uses and size of development associated with each Alternative that the distribution of project traffic would also change. Therefore, the assumption that one distribution pattern is appropriate for the analysis of multiple horizon years with multiple land use scenarios would not be accurate. Requested Action Please revise the analysis of each alternative in 2015 and 2030 using a trip distribution appropriate to each development alternative developed from the EMME /2 travel demand model. TR 2. Even without consideration of the above comment related to the distribution and volume forecasts, Figure 14 of the DEIS shows 2 percent of project traffic traveling east/west on several major corridors within the City of SeaTac. This equates to approximately 40 -75 new trips per corridor for the 2015 alternatives City Manager Bruce A. Rayburn Assistant City Manager Craig R. Ward City Attorney Mary E. Mirante Bartolo City Clerk Judith L. Cary City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 2 and as many as 280 additional trips for 2030 Alternative 1. The impacts from these trips were not evaluated or disclosed in the DEIS for intersections west of Military Road, where the addition of project traffic of this magnitude would travel through additional intersections located within the City of SeaTac and could impact their operations. Requested Action As requested in SeaTac's August 17, 2004 comment letter, please provide an analysis of conditions at additional key signalized intersections within the City of SeaTac between I -5 and SR 99 (inclusive) to document project impacts to City of SeaTac facilities. Analysis to include all signalized intersections within the following corridors: S. 176 St. — Military Road to International Blvd. Military Road — S. 176 St. to International Blvd. S. 188 Street —1-5 to International Blvd. Orillia Rd. S. —1 -5 to S. 212 St. Please identify additional mitigation improvements as needed. TR 3. While the 2015 traffic volume forecasts were developed from the City of Tukwila's 2020 travel demand model, it appears from the information provided in Appendix A of the DEIS, the initial step in forecasting the 2015 volumes include only 55 percent of the growth anticipated to occur between the existing year and 2020, with the remaining 45 percent projected to occur between 2015 and 2020. A comparison of Existing 2004 traffic volumes in the DEIS with those projected for 2015 and 2030 provided in Appendix A for baseline conditions do not correlate well with intersections SeaTac spot checked. For example, the intersection of Military Rd/S 188 is forecast to be more than 400 trips lower in the PM peak hour in 2015 than in 2004. Likewise, forecasts at the intersection of Military Rd/176 only show minor increases in traffic volumes (less than a half a percent per year). This brings serious questions as to the validity of the traffic volume forecasts. The City has experienced growth of approximately 3% per year at these locations. Requested Action Please provide a comparison of 2015 volumes to 2020 volumes with documentation and detailed calculations that can be tracked to support the assumptions on which the 2015 volumes are based. Based on our spot checks, we feel that the forecasts are not valid and need to be revised to reflect more accurate growth rates. This would require revising the operational analysis and the proposed mitigation measures to accurately evaluate the true impacts of the project. City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 3 TR 4. From the documentation provided in the EIS it appears that 2030 traffic volume forecasts were developed from 2015 forecasts rather than directly from the 2020 forecasts generated directly from the City of Tukwila's EMME /2 model. Requested Action Please revise the 2030 traffic volume forecasts based on the output of the City of Tukwila's EMME /2 model. Please also provide a comparison of 2020 and 2030 traffic volumes. TR 5. It appears from the forecast traffic volumes that a blanket growth rate assumption was applied throughout the entire study area as the initial step in developing traffic forecasts for the two future horizon years. With long range horizon years 15 years apart, the growth rates often differ between corridors within a large study area due to changes in levels of congestion and travel times along parallel facilities which impact the attractiveness of alternative routes. Requested Action Please revise the 2015 and 2030 traffic volume forecasts to account for changes in travel patterns between study corridors, based on the output of the City of Tukwila's EMME/2 model. Also provide 2020 traffic volumes for comparison purposes. TR 6. The transportation analysis does not evaluate the roadway operations outside the City of Tukwila. A spot check of PM peak hour volumes on the approaches to the I -5 ramp terminal intersections with Orillia Road S indicates that during the 2030 weekday PM peak hour for Alternative 1, Orillia Road to the east of I -5 is anticipated to carry up to 7,724 vehicle per hour (vph) with 3,005 traveling eastbound and 4,719 traveling westbound. Orillia Road is currently a four lane road just east of I -5. Based on King County standards, a typical four lane road on level terrain has a capacity of between 1,930 and 2,600 in each direction, depending on variables such as turn lane channelization, width of roadway, and intersection spacing. Using these standards, Orillia Road would be well over capacity in both directions. The resulting combination of poor operations would also result in significant vehicle queuing on the approaches to this and other key intersections. Requested Action Please provide an evaluation of arterial levels of service for key corridors within the study area, including Orillia Rd. In addition a queuing analysis would also provide a valuable insight into operations within the study area and the interaction between adjacent intersections. TR 7. As part of Alternatives 1 and 2, S 178 Street west of Southcenter Parkway is proposed to be re- routed through the proposed site. The DEIS evaluates traffic City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 4 shifts within the City of Tukwila related to the realignment but there is no discussion regarding potential shifts that may occur across I -5 into SeaTac. As part of the Infrastructure Measures section at the bottom of page 64, there is mention that the new roadway would need to be between 2 and 4 lanes in 2030 depending on the land use mix and density; however, no analysis is provided to support this statement. It is our understanding that the existing roadway has a 21 percent grade and currently has safety problems. The proposed grade of the realignment is not mentioned in the analysis; however, it is reasonable to assume that the grade would be less than the existing 21 percent. The combination of additional capacity and removal of grade as a restriction on the roadway would likely increase its use as an east/west connection across I -5, which could impact City of SeaTac transportation facilities. Requested Action Please provide documentation of existing operations, safety conditions, and any restrictions resulting from the grade of the existing roadway. We would like the grade of the roadway identified and that the east -west shifts in traffic between SeaTac and Tukwila be clearly identified. The exact grade may not be available as the engineering and design of the roadway is probably not completed, but the project team should be able to provide an approximate value. If the existing grade is significantly improved, the roadway would likely become more attractive to east -west traffic between SeaTac and Tukwila and this should be clearly documented and evaluated. An improved grade may also make it a more attractive route for project traffic, which would impact trip distribution patterns. TR 8. The proposal calls for the relocation of S. 178 St. in Phase 1 of the project, beginning in 2006. The DEIS shows that only 2% of the traffic from the site will use S. 178 St., and that the majority of traffic will access the site from the south, north, or east. Under this assumption, the relocation of S. 178 St. is not justified by the analysis Requested Action Please amend the proposal to move the relocation of S. 178 St. to after 2015, when traffic volumes would justify this action. Alternatively, as pointed out in our comment TR5, we are requesting that 2015 and 2030 traffic volume forecasts be revised to account for changes in travel patterns between study corridors, based on the output of the City of Tukwila's EMME /2 model. If this revision justifies the relocation of S. 178 St., we request that the EIS propose mitigation for the impacts to the SeaTac intersections that will be affected by the increase in traffic along S. 176 St. City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 5 TR 9. No infrastructure measures were proposed to City of SeaTac intersections in 2015. However, 2015 operations show that the I -5 NB Ramps /Orillia Road intersection will operate at LOS E with a V/C over 1.3 for both Alternatives 1 and 2. The combination of poor intersection operations and the high forecast traffic volumes at this intersection would likely result in extensive vehicle queuing, which would likely impact operations at the adjacent SB ramp termini intersection. Requested Action Please provide documentation of vehicle queuing at this and other study intersections to provide an adequate disclosure of project impacts at study intersections. If additional impacts are identified as a result of the queuing analysis, please identify appropriate additional mitigation measures to offset the project impacts. Since operations are poor in 2015 for the Orillia Road/I -5 Ramps and other intersections, we would suggest that operational impacts of the project be evaluated for 2010 or similar horizon year based on future traffic volume forecasts derived from existing volumes. TR 10. The easiest access from the site to northbound I -5 is only via the Orillia Rd. ramps (Intersections #30 and #31). Northbound traffic leaving the site could access northbound I -5 from the north side of Southcenter, but because of route complexity and distance from the site, this is an unlikely choice for most drivers. Even with the mitigation measures proposed for intersections #30 and #31, these intersections fall from LOS C in 2004 to LOS F in 2030 under Alternative 1, and to LOS E under Alternative 2 (Table 3.12 -6). Essentially, this means that the proposed project absorbs virtually all of the remaining capacity at intersections #30 and #31 within the City of SeaTac. Requested Action Please propose the maximum improvements that could be made at the I- 5/Southcenter Parkway ramps and evaluate the capacity of these improvements mitigate the impacts to intersections #30 and #31. TR 11. Improvements are proposed in 2030 for City of SeaTac intersections, including: Military Road/S 176 Street • EB /WB right -turn only lanes (2030 Alternative 1) I -5 SB Ramps /Orillia Road • Provide an additional WB left -turn lane for dual lefts and an additional EB right -turn lane for dual rights. Rechannelize the SB leg for dual left -turn lanes and a thru -right lane. (2030 Alternative 1 and 2) I -5 NB Ramps /Orillia Road City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 6 • Provide dual WB right -turn lanes. Rechannelize the NB leg for dual left -turn lanes, a thru -right lane, and a right -turn lane. (2030 Baseline, No Action, Alt 1 and 2) Requested Action Please provide documentation that, given the existing geometric constraints associated with the interchange area, construction of the identified mitigation measures is possible. If this is not the case, please identify alternative mitigation measures to offset project impacts at these locations. Please evaluate queuing lengths on the northbound and southbound ramps to 1 -5 during peak hours to assess the ability of the ramps to accept more traffic from Orillia Road. TR 12. The base case assumption for 2015 includes completion of SR 509 and the Airport South access roadway. At this time, it appears that assumption is not valid. The additional capacity assumed at Orillia Road/S. 188 St. and I -5 by the completion of that project will probably not be available until much later (2020 to 2025). Requested Action Please evaluate the impact of SR 509 /South Access Road not being constructed until 2020 to 2025 and propose contingency mitigation necessary in the likely event that SR 509 will not be available until then. TR 13. In Section 3.12.5. Significant Unavoidable Adverse Impacts, it states that high capacity transit measures and/or new freeway connections to I -5 are required to meet Tukwila concurrency standards and new I -5 freeway connections may not be feasible. We are not aware of funded high capacity transit measures to serve the site and that would bring the project into concurrency for Alternative 1. Requested Action Please clarify which intersections would not meet Tukwila concurrency standards. Please identify high capacity measures that are programmed or funded to serve the site. If high capacity measures are available, please evaluate the project's ability to meet Tukwila concurrency standards. If I -5 connections and high capacity measures are not feasible, please describe the changes in the development proposal that are necessary for the project to meet concurrency. City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 7 COMMENTS: IMPACTS TO THE LAND AND SHORELINE USE LU 1. The Tukwila South Development proposal is not designated as an Urban Center under the King County Countywide Planning Policies (CPP), although Tukwila's Southcenter area is (at a size of approximately 1.35 sq. mi.). Vision 2020 is the regional land use and transportation growth strategy, adopted by the Puget Sound Regional Council. It articulates a vision for the future growth of the region, in part by identifying a number of designated Urban Centers (designated by the CPP), connected by a public high capacity transit system designed to serve these centers and reduce reliance on the single occupant automobile. Regional public investments in major infrastructure projects are guided by Vision 2020 and the CPP, and the distribution of regional population and employment forecasts upon which these plans are based. The Tukwila South proposal will be a de facto extension of Tukwila's designated Urban Center, and will add approximately 0.77 sq. mi. to the existing 1.35 sq. mi. resulting in an Urban Center that exceeds the 1.5 sq. mi. maximum for Urban Centers set forth in the CPP. Requested Action The EIS should acknowledge the impacts to the size of the Tukwila Urban Center and identify City action needed to address the inconsistency between the proposal and the adopted Urban Center criteria. LU 2. Phase 1 of the project calls for mass grading of the site, in preparation for infrastructure improvements that would serve the full buildout. On a site as large as this site, this seems like an unusual approach. If the anticipated development doesn't materialize, what will the proponent do with the site? The City is concerned about potential interim uses of the regraded site. Given the lucrative financial nature of commercial park'n fly operations (which the City of SeaTac is well aware of the pressure for) we are concerned that the proponent will establish a park `n fly operation, and use the relocated S. 178 St. to access Sea - Tac Airport via S. 176 St., with obvious negative impacts to SeaTac neighborhoods and residents. Given the unusual mass grading approach and the uncertainty of the anticipated development, the potential for this scenario is very real. The EIS does not disclose this potential outcome, nor its impacts. Requested Action Please amend the EIS to identify and address the impacts of this potential outcome of the proposed project. City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 8 COMMENTS: IMPACTS TO WATER RESOURCES WR 1. Surface water flows from the upstream areas located in the City of SeaTac currently join other surface water bodies in the area of the proposal. What infrastructure is planned to either bypass these flows or allow for the connection of the upstream flows into the system that will serve the proposed development area. We are particularly concerned about those areas of SeaTac east of I -5 that border the project area. Requested Action Please address the upstream drainage basin of the project area, particularly flows generated from the upstream areas that are in the City of SeaTac. WR 2. What is the source of potable water for the proposed development? If water will be drawn from an aquifer to serve the proposed development, this should be included in the scope of the EIS. Requested Action Please address the impacts to aquifers or other potable water sources in the EIS. COMMENTS: IMPACTS TO PUBLIC SERVICES PS 1. The City of SeaTac Fire Department will respond both primarily, and as backup, to the south end of the development where the City currently responds to in 5 minutes or less. This impact was not disclosed in the DEIS. Given the proximity of the Tukwila Fire stations and concurrent calls for Station 51, SeaTac will be used to supplement the City of Tukwila. Call volume in the DEIS was inaccurate for the south end of the development. Requested Action Please address the impacts of the project area, particularly increased requests for service from the City of SeaTac. PS 2. Increased traffic from the development will impact the streets in the City of SeaTac and likely result in higher traffic accidents, thereby increasing the requests for service from the City of SeaTac Fire Department. Requested Action Please address these impacts on the City of SeaTac Fire Department. PS 3. Impacts to the City of SeaTac Police Department will likely be similar to the impacts noted in our comment PS 1. Requested Action Please address the impacts of the project area, particularly increased requests for service from the City of SeaTac Police Department. City of SeaTac Comments: Tukwila South Project Draft EIS May 5, 2005 Page 9 COMMENTS: IMPACTS TO PARKS AND RECREATION PR 1. Some of SeaTac's most popular and heavily used parks are accessible from the site of the proposed development, including: Valley Ridge Park at 188 St. & I -5 Angle Lake Park at S.194 St. & International Blvd. Both of these parks attract visitors from outside SeaTac. These parks will likely be affected by the project. Requested Action The EIS should specifically address likely impacts to all of SeaTac's park and recreation facilities, not simply connections to the trail and shoreline. In addition, there should be thoughtful analysis and consideration of requiring new parks on the development site, to mitigate the potential impacts to SeaTac's parks. Thank you again for the opportunity to comment on the scope of the EIS for the Tukwila South Development proposal. Please let me know if you have any questions about our comments. Sincerely, Stephen C. Butler, AICP Director of Planning and Community Development cc: SeaTac City Council Bruce Rayburn, City Manager Craig Ward, Assistant City Manager Dale Schroeder, Director of Public Works Kit Ledbetter, Director of Parks & Recreation Bob Meyer, Fire Chief Greg Dymerski, Police Chief Ramin Pazooki, WSDOT Steve Mullet, Mayor, City of Tukwila TUKWILA SOUTH PDEIS COMMENTS REVIEWER: M. Scarey; City of SeaTac Dept. of Planning and Community Development DATE: January 6, 2005 PAGE: - 1 - COM MENT NO. IDENTIFIER (PAGE, SECTION, PARAGRAPH, OTHER) EXISTING TEXT REVIEWER COMMENTS 1 Fig. 3.12 -2 Figure shows Study area intersections for transportation impacts. Of the intersections that City of SeaTac specified in our scoping letter, only intersections #s 18, 29, 30 & 31 are shown to be in the study area. At the same time, intersections on Interurban Ave. as far north as 48 Ave. are within the study area. We feel that impacts to intersections in SeaTac, especially along International Boulevard and the major east -west streets in SeaTac are likely, given the project's proximity to the airport, and we request that the study area be expanded to include the intersections specified in our scoping comment letter of 8/17/04. 2 P. 3.6 -9 (Infrastructure Development Phase) Realignment of S 178 St. to connect with Southcenter Parkway at Segale Park Drive C (2006 — 2008) We are concerned that realignment of S. 178 St. will result in greatly increased traffic between the development site and Sea -Tac International Airport (beyond what is assumed in the pdeis), through an established City of SeaTac neighborhood via S. 176 St., with obvious negative impacts to this neighborhood. We also don't see how the realignment of S. 178 St. is required in the first phase of the development, since: • Intersection #18 remains at LOS D through 2015 under all alternatives; and • Primary access to the site is via I -5 /Southcenter Parkway, I -5 /Orillia Rd., and S. 200 St. or S. 180 St. from the east. We request that this project be postponed to Phase 2 of the development. We feel that reconstruction of the interchange at I -5 /Southcenter Parkway is a much higher priority (see comment #4). 3 Fig. 3.12 -6 Trip Distribution of EIS Alternatives Fig. 3.12 -6 indicates that 3% of the trips would use the improved S. 178 St., impacting the LOS at Intersection #18. We think this greatly underestimates the traffic impact, since this would be the most direct route to the Airport, the other routes (SR -518, Orillia Rd. /S. 188 St.) being more time consuming and circuitous, especially if the City of SeaTac DEIS Comments 1/6/05 2 I -5 /Southcenter parkway interchange isn't redesigned and reconstructed. It is also likely that this same traffic will increase volumes on Military Rd. We request that the estimates of future traffic volumes on the new S. 178 and on Military Rd. be re- evaluated. 4 Pp. 3.12 -16 through 3.12 -20 and Fig. 3.12- 3 Interchange at I -5 /Southcenter Parkway (intersection #14 and #75) has the symbol indicating New/Rebuilt Interchange. Although Fig. 3.12 -3 has the symbol indicating New/Rebuilt Interchange, the descriptions of the 2015 Baseline Networks 1, 2 & 3 do not include an assumed project to reconstruct this interchange. Currently, access to northbound I -5 from Southcenter is difficult and complicated. This situation does not appear to be improved under the proposal. Therefore it appears that trips between the site and I -5 will likely use the I- 5 /Orillia Rd. interchange. The northbound ramps at this interchange would go from LOS B to LOS E by 2015, even under the no action alternative (Fig 3.12 -5). Adding 20% of the trips (Fig. 3.12 -6) to this interchange under the development alternatives would really overburden this interchange. All of this indicates that I -5 access at the north end of the site needs to be improved, and mitigation measures proposed to encourage regional traffic leaving the site to be directed to the north. We request that the DEIS propose and analyze major improvements to the I -5 /Southcenter Parkway interchange, and propose mitigations to encourage regional traffic leaving the site to be directed to this new interchange. 5 P. 3.12 -41 Description of improvements to Intersection #31 (I- 5 /Orillia Rd.) The text indicates that the improvements to this intersection would occur in 2030, although Table 3.12 -5 indicates that this intersection would go from an existing LOS B to LOS E by 2015. We request that the identified improvements to this intersection, in addition to others that may be necessary, by made by 2015. 6 P. 3.2 -25 (Qpogi & Qpog2 Aquifers) "The ground surface would be lowered by up to about 65 feet in some areas of Planning Area B to achieve site grades" and provide structural material for other areas. In some areas "the Qpog2 aquifer could No mitigation is proposed, because it is not identified as a problem. Surely, exposing an aquifer to contamination in the context of a major construction site will have negative impacts on the aquifer. There may be no downgradient users presently, but this aquifer could be contaminated and rendered unfit for use in the future. We request that mitigation measures be proposed to protect the aquifers City of SeaTac DEIS Comments 1/6/05 2 City of SeaTac DEIS Comments 1/6/05 3 be exposed." "No users or springs are identified downgradient ... therefore no probable significant impacts would occur." from contamination in the event that either or both are exposed through grading operations. 7 P. 3.2 -17 Infrastructure development The DEIS states that the entire site will be pre - graded for infrastructure development that would serve the full buildout. It seems that grading the whole site would be a waste of resources, and would cause significant disruption to existing vegetation/land cover if the expected development doesn't materialize. We request that this approach be reconsidered. 8 P. 3.2 -17 Infrastructure development The City also has concerns about interim uses of the regarded area. If the proposed improvements are made to S. 178 St. a direct line to Sea -Tac International Airport will exist through an established SeaTac neighborhood, as we noted in comment #2. If the whole site is pre - graded, and the anticipated development doesn't materialize, we are concerned that a surface parking operation could be proposed, again with obvious negative impacts to SeaTac residents. We request that mitigation be proposed to address this possible impact. 9 Sec. 3.6.2 (pp. 3.6 -8 through 3.6 -14 Impacts to land and shoreline use Our scoping letter requested that the EIS address impacts to the Tukwila and SeaTac Urban Centers. The DEIS notes that the proposal will be compatible with the Tukwila Urban Center, but does not address the impact of an additional center in the proximity of these two designated Urban Centers, in terms of drawing development away from these centers, which is what we were asking for. Vision 2020 is the regional land use and transportation growth strategy, adopted by the Puget Sound Regional Council. It articulates a vision for the future growth of the region, in part by identifying a number of designated Urban Centers, connected by a public high capacity transit system designed to serve these centers and reduce reliance on the single occupant automobile (Sound Transit's Link Light Rail, currently under construction). The Urban Centers are designated by the King County Countywide Planning Policies (CPPs). Public investments in major infrastructure projects are guided by Vision 2020 and the CPPs, and the distribution of regional population and employment forecasts upon which these plans are based. City of SeaTac DEIS Comments 1/6/05 3 G:\ group \PLANNING\MIKES\NEIGHBOR \Tukwila \Tukwila South Proposal\PDEIS\PDEIS Comment Matrix -Draft 3.DOC City of SeaTac DEIS Comments 1/6/05 -4- We request that the impacts to the future growth of the SeaTac and Tukwila Urban Centers be addressed in the EIS. 10 Chapter 3.2 (Water resources) It isn't clear if the developments anticipated in the build -out scenarios and associated drainage facilities will be designed in accordance with the current King County Surface Water Design Manual. We request that all drainage facilities be designed in accordance with the current King County Surface Water Design Manual 11 Chapter 3.2 (Water resources) It isn't clear if the surface water volumes originating west of I -5 in the area of SeaTac sloping down to the east (Lower Green River Drainage Basin) have been factored in to the baseline surface water volumes affecting the project site. Please ensure that these baseline volumes are accounted for in the model/analysis. 12 3.15 -3 (Law Enforcement) The section only addresses impacts to the Tukwila Police Department Although currently in unincorporated King County, proposed to be annexed to Tukwila, the area just east of I -5 at Orillia Rd. is known as having a high accident rate, due to the curve and reduced sight distances, among other factors. Given the area's proximity to SeaTac City Hall, and distance from Tukwila's police station, the likelihood that SeaTac police would be called upon to respond to accidents here seems high. Please propose mitigation for this in the DEIS. 13 3.15 -3 (Fire Protection/Emergency Medical Service) The section only addresses impacts to the Tukwila Fire Department Similar to our comment #12, there appears to be a high likelihood that SeaTac firefighters would be called upon to respond to accidents on Orillia Rd. east of I -5. Please propose mitigation for this in the DEIS. G:\ group \PLANNING\MIKES\NEIGHBOR \Tukwila \Tukwila South Proposal\PDEIS\PDEIS Comment Matrix -Draft 3.DOC City of SeaTac DEIS Comments 1/6/05 -4- Mayor Frank Hansen Deputy Mayor Terry Anderson Councilmembers Gene Fisher Chris Wythe Ralph Shape Joe Brennan Don DeHan Re: Dear Mr. Lancaster: "The Hospitality City" DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT City Manager Bruce A. Rayburn Assistant City Manager Craig R. Ward City Attorney Mary E. Mirante Bartolo City Clerk Judith L. Cary August 17, 2004 Via FAX and Mail Mr. Steve Lancaster, Community Development Director City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Tukwila South Development proposal, Determination of Significance and Scope of EIS Thank you for the opportunity to comment on the Scoping Document for the proposed Tukwila South Development EIS. The City of SeaTac supports the conclusion that the proposed development requires an EIS in lieu of a SEPA checklist. While in general we feel that the City of Tukwila has done a good job of identifying many of the issues that should be included in the scope of the EIS, we do have several comments about issues that we request be addressed in the EIS, which are as follows: Impacts to the Transportation System Due to the size and intensity of the Tukwila South Proposal, impacts to the transportation system are very likely to extend well beyond Tukwila's boundaries in the southern part of Tukwila. Especially with the relocation of S. 178 St., providing enhanced direct access from the site to Sea -Tac Airport through the City of SeaTac, impacts to SeaTac's transportation system are likely to be significant. In particular, we are concerned about the following three intersections: 1. The intersection of 178 Sts. & Military Rd., which we expect will be strongly impacted if traffic northbound from the project area meets congestion on the extended Southcenter Parkway. We feel it will be crucial to design the intersection of the extended Southcenter Parkway and the relocated S. 178 St. to handle the anticipated traffic volumes, or to provide other transportation options for getting traffic into and out of the site of the proposed development; City of SeaTac Comments: Tukwila South Development Proposal, DS and Scoping Comments August 17, 2004 Page 2 2. Impacts to the intersection of S. 188 St. & 1 -5, which is the closest connection to 1 -5 from the site of the proposal; and, 3. I -5 Exits 154 A & B. This will be the only other connection to I -5 from the site of the proposal. We feel that if this interchange is not re- designed to handle the additional traffic traveling north out of the project area on the extended Southcenter Parkway, traffic will be forced west on the relocated S. 178th St. up to Military Rd. and have negative impacts to that intersection in SeaTac. Requested Actions 1. Expand the transportation study area to include the area from SeaTac International Airport on the West, SR518 on the North, and SR516 on the South, and address impacts to all transportation facilities in the expanded study area. 2. Include a detailed study of impacts to (and re- design if necessary) the I -5 exit/entrance at Exit 154 A &B. 3. Perform a Transportation Study on the impacts of each proposed alternative of development and the no action option on the levels of service of, and proposed mitigation for impacts to, the following intersections: • S. 188 St and I -5 • International Blvd. (SR99) and S. 160 St. (Signal) • Military Rd. S., S. 164 St., and 42 Ave. S. (Signal) • Military Rd. S. and S. 170 St. (Potential Signal) • Military Rd. S. and S. 176 St. /S. 178 St. (Signal) • Military Rd. S. and S. 182 St. (Potential Signal) • Military Rd. S., S. 188 St., Orillia Rd. S., and the 15 Interchange (Signals) • Orillia Rd. S. and S. 200 St. (Signal) • Orillia Rd. S., 42 Ave. S., and S. 212 St. (Signal) • S. 170 St. and 40 Ave. S. (4 -Way Stop and Flashing Light) • S. 170 St. and 34 Ave. S. (4 -Way Stop and Flashing Light) • International Blvd. (SR99) and S. 170 St. (Signal) • S. 176 St. and 42 Ave. S. (4 -Way Stop and Flashing Light @ T- Intersection) • S. 176 St. and 34 Ave. S. (T- Intersection) • S. 176 St. and 32 Ave. S. (Signal) • International Blvd. (SR99) and S. 176 St. (Signal) • S. 188 St. and 46 Ave. S. (Signal) • S. 188 St. and 42 Ave. S. (Signal) • S. 188 St. and 36 Ave. S. (Signal) ' • International Blvd. (SR99) and S. 188 St. (Signal) • S. 188 St. and 28 Ave. S. (Signal) City of SeaTac Comments: Tukwila South Development Proposal, DS and Scoping Comments August 17, 2004 Page 3 • International Blvd. (SR99) and S. 186 St. (Signal) • International Blvd. (SR99) and S. 184 St. (Signal) • International Blvd. (SR99) and S. 180 St. (Signal) • Any new intersections proposed on the above streets. 4. Address the impacts to Air Quality that lowered levels of service at intersections and additional traffic will have on the air within the City of SeaTac. Impacts to Water Resources Surface water flows from the upstream areas located in the City of SeaTac currently join other surface water bodies in the area of the proposal. What infrastructure is planned to either bypass these flows or allow for the connection of the upstream flows into the system that will serve the proposed development area. We are particularly concerned about those areas of SeaTac east of I -5 that border the project area. Requested Action Please address the upstream drainage basin of the project area, particularly flows generated from the upstream areas that are in the City of SeaTac. What is the source of potable water for the proposed development? If water will be drawn from an aquifer to serve the proposed development, this should be included in the scope of the EIS. Requested Action Please address the impacts to aquifers or other potable water sources in the EIS. Impacts to Land and Shoreline Use A phased development to construct more than 400 housing units in SeaTac immediately to the southwest of the proposed development is currently under construction, and partially completed. The Tukwila South Proposal will have impacts on this community. Requested Action Please address potential impacts to this area in the EIS. The Tukwila South Development proposal is not designated as an Urban Center under the regional growth management plan, although both SeaTac's commercial core and Tukwila's Southcenter are. The level of development anticipated for the Tukwila South proposal will certainly have an impact on the employment and residential growth that the regional plan anticipated for the SeaTac and Tukwila Urban Centers. Requested Action Please address potential impacts to the SeaTac and Tukwila Urban Centers in the EIS. City of SeaTac Comments: Tukwila South Development Proposal, DS and Scoping Comments August 17, 2004 Page 4 Impacts to Public Services With the level of development anticipated in Alternative 1, it is certainly conceivable that some employees would live in SeaTac and send their children to schools located in SeaTac. The Scoping document states that impacts to Kent and Renton school districts will be addressed, but fails to mention schools in SeaTac. Requested Action Please address potential impacts to Highline Schools in SeaTac in the EIS, along with mitigation plans and measures to address those impacts. It is likely that the proposed development will have, at least secondarily, impacts to SeaTac's Police and Fire services. Requested Action Please address potential impacts to SeaTac's Police and Fire services in the EIS, along with mitigation plans and measures to address those impacts. Impacts to Parks and Recreation Some of SeaTac's most popular and heavily used parks are accessible from the site of the proposed development, including: • Valley Ridge Park at 188 St. & I -5 • Angle Lake Park at S.194 St. & International Blvd. Both of these parks attract visitors from outside SeaTac. These parks will likely be affected by the project. Requested Action The EIS should specifically address likely impacts to all of SeaTac's park and recreation facilities, not simply connections to the trail and shoreline. In addition, there should be thoughtful analysis and consideration of requiring new parks on the development site, to mitigate the potential impacts to SeaTac's parks. City of SeaTac Comments: Tukwila South Development Proposal, DS and Scoping Comments August 17, 2004 Page 5 Although we did not comment specifically on some elements of the environment, we reserve the right to comment on these elements at another stage in the SEPA review process. Thank you again for the opportunity to comment on the scope of the EIS for the Tukwila South Development proposal. Please let me know if you have any questions about our comments. Sincerely, Stephen C. Butler, AICP Director of Planning and Community Development cc: Bruce Rayburn, City Manager Craig Ward, Assistant City Manager Dale Schroeder, Director of Public Works Kit Ledbetter, Director of Parks & Recreation Bob Meyer, Fire Chief Scott Somers, Police Chief September 29, 2005 VIA EMAIL City of Tukwila Planning Commission c/o Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 Re: Comments on Proposed Zoning Code Changes (L05 -029A) Dear Planning Commission Members: Cairncross & Hempelmann, P.S. RECEIVED SEP 2 9 2005 COMMUNITY TY DEVELOPMENT Cairncross & Hempelmann, P.S., submits these comments on behalf of Gaco Western, Inc. Gaco Western owns property and a business at 18700 Southcenter Parkway, wholly within the boundaries of the proposed Tukwila South Project and the proposed Tukwila South Overlay District zone ( "TSO "). Gaco Western manufactures innovative elastomeric coatings that are relied on across the globe. The opening of its Tukwila specialized paint manufacturing facility was welcomed by the City in 1968. Gaco Western is concerned that its Tukwila manufacturing facility not be threatened by the proposed zoning amendments, particularly the proposed TSO. It is very important that Gaco Western's operation not be made a nonconforming or conditional use by these amendments. Consequently, we were pleased to see that City Staffs draft TSO includes as a permitted use "manufacturing, processing, and/or packaging previously prepared materials including, but not limited to, ... paint, ...." (Sub- section 18.41.020.40.) We encourage the Planning Commission to accept the Staffs recommendation with regard to this permitted use. Thank you for the opportunity to provide these comments. Very truly yours, ia Andrew S. Lane cc: Ms. Lisa Verner (via email) Mr. Peter Davis (via email) Law Offices 524 Second Avenue, Suite 500 Seattle, Washington 98)04 -2323 Phone: 206-587-0700 Fax: 206-587-2308 www.cairncross.cnn7 :7i!!! ?�' � 1 : ;lii'il: �I'(J.• �. i dir;';N r :(6+ • • BACKGROUND ADDENDUM TO FINAL ENVIRONMENTAL IMPACT STATEMENT FOR TUKWILA SOUTH PROJECT Case File No. E05 -015 A Final Environmental Impact Statement for the Tukwila South Project proposal was issued on July 7, 2005. This Addendum to the Tukwila South Final EIS is being issued for the following purposes: 1. To document the applicability of the Tukwila South Final EIS to a proposal to amend Chapter 17.18 of the Tukwila Municipal Code relating to Zoning. 2. To document the applicability of the Tukwila South Final EIS to a proposal to amend Chapter 17.16 of the Tukwila Municipal Code (Subdivisions) relating to Binding Site Improvement Plans. 3. To correct the inadvertent exclusion from the Final EIS of a letter commenting on the Draft EIS. FINDINGS Zoning Code Amendments PROPOSAL: FILE NO.: 1. L05 -029A Amend Chapter 17.18 of the Tukwila Municipal Code relating to Zoning. The Tukwila South Project EIS identifies amendments to the zoning provisions of the Tukwila Municipal Code as among several actions proposed by the applicant to facilitate the Tukwila South project. The applicant submitted a specific proposal for Zoning Code amendments on May 6, 2005. Q:\PAA \TVS FEIS\ADDENDUM.doc -sjl- Created on 07/20/2005 2:24 PM Page 1 of 3 The applicant's proposal would create a new overlay district to be called the Tukwila South Overlay (TSO) district. The proposal includes specified permitted uses, conditional uses and unclassified uses, as well as typical development standards (building height, setbacks, etc.). The proposal also includes recommendations regarding project review processes and design criteria and guidelines. The proposal is consistent with and falls within the envelope of potential environmental impacts evaluated by the Tukwila South Project Final EIS. During staff review of the proposed amendments, it was determined that some proposed changes might have beneficial applicability to areas outside the Tukwila South area. Therefore, the staff proposal now includes the following: 1. Apply the proposed definition of "research and development facility" to the Tukwila Urban Center (TUC), Tukwila Valley South (TVS), Manufacturing Industrial /Light (MIC /L) and Manufacturing Industrial Heavy (MIC/H) districts. This will not change the type of uses allowed within those districts, but rather provide a clearer definition of this specific use. 2. Clarify the circumstances and criteria under which the Community Development Director may modify a previously approved project design. This change essentially codifies existing practice. These amendments are essentially procedural in nature, and will not create significant adverse environmental impacts. Subdivision Code Amendments PROPOSAL: Amend Chapter 17.17 of the Tukwila Municipal Code relating to Subdivisions. FILE NO.: 1. L05 -029B The Tukwila South Project EIS identifies amendments to the binding site plan provisions of the Tukwila Municipal Code (Subdivisions) as among several actions proposed by the applicant to facilitate the Tukwila South project. The applicant submitted a specific proposal for binding site plan amendments on May 6, 2005. Following staff review and with minor modifications, it is being recommended that the proposed revisions apply city -wide. The staff- recommended amendments would accomplish the following: 1. Clarify the purpose and applicability of the Binding Site Improvement Plan option. 2. Improve the utility of the BSIP tool with regard to phasing development. Q:\PAA\TVS FEISIADDENDUM.doc -sjl- Created on 07/20/2005 2:24 PM Page 2 of 3 • • • • 3. Clarify how BSIPs are to be used in residential condominiums and mixed -use situations. 4. Specify site improvement requirements (streets, utilities, etc.). 5. Improve requirements and procedures for revisions to, or vacation of approved BSIPs. Adoption of the proposed amendments and their city -wide application would modify application and procedural requirements, but would not substantially alter development standards or other provisions regulating physical impacts upon the environment. The proposed amendments will not create significant adverse environmental impacts. Inadvertent Exclusion of Comment Letter. The City of Tukwila conducted a public meeting to solicit comments on the Draft Environmental Impact Statement on April 27, 2005. Responses to oral comments made at that meeting are included in the Final EIS. Cairncross and Hempelmann, P.S., on behalf of Gaco Western, Inc, submitted a comment letter at that meeting (copy attached). This letter was not included in the Final EIS. The City of Tukwila hereby acknowledges that Gaco Western owns property and a business at 18700 Southcenter Parkway. The Final EIS disclosed potential impacts to the Gaco Western business and property. Please see for example: response to Department of Ecology matrix • comment #148 (FEIS p. II -58) and Figure 2 -2 (FEIS p. II -59) concerning affected land uses; response to Department of Ecology matrix comment #149 (FEIS p. II -58) concerning access to affected properties; response to Public Meeting comments # 7 and 9 of Mr. David Benoliel (FEIS pp. II -218 and II -219) concerning access to affected properties; and response to Public Meeting comment #8 of Mr. David Benoliel (FEIS p. II -218) concerning surface water impacts. CONCLUSIONS The City of Tukwila SEPA Responsible Official has determined that the Tukwila South EIS, together with the additional information contained above, adequately evaluates the potential for significant adverse environmental impacts associated with the proposed zoning and subdivision code amendments, and concerning impacts to the Gaco Western property at 18700 Southcenter Parkway. hi. 2 , date Steve Lancaster, SEPA Responsible Official City of Tukwila, Washington Q: \PAA \TVS FEIS \ADDENDUM.doc -sjl- Created on 07/20/2005 2:24 PM Page 3 of 3 April 27, 2005 Mr. Steve Lancaster Director, Department of Community Development City of Tukwila 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 Cairncross Hempelmann, P.S. Re: Comments on Tukwila South Project Draft EIS Dear Mr. Lancaster: Cairncross & 'Hempelmann, P.S., submits these comments on behalf of Gaco Western, Inc. Gaco Western owns property and a business at 18700 Southcenter Parkway, wholly within the boundaries of the proposed project. As a property and business owner within the affected area, Gaco Western has concerns with the DEIS. The DEIS appears to have overlooked the existence of Gaco Western, which has been located on this site since 1968. Although the DEIS identifies other businesses in the area that will be disturbed or displaced by the proposed project, there is no mention of Gaco Western. This oversight is particularly surprising since the project includes a road passing directly through Gaco Western's existing business. (See Figure 3.11 -11.) Gaco Western wishes to be kept informed about all aspects of the proposed Tukwila South Project. Please include the following on all mailing lists: Peter Davis President and CEO Gaco Western, 'Inc.. PO Box 88698 Seattle, WA 98138 cc: Mr. Peter Davis Law Offices 524 Second Avenue, Suite 500 Seattle, Washington 98104 -2323 Phone: 206 - 587 -0700 .Fax: 206 -587 -2308 www.cairncross.corn and Very truly yours, ademi,g John W. Hempelmann Andrew S. Lane John W. Hempelmann Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Avenue, Suite 500 Seattle, WA 98104 -2323 ;00.30i4o}i)s4C;! eitiatcros.. yen; i2067 :.4.4.;09 0 June 30, 2005 Ms. Susan Brock City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, Washington 98188 Re: Request for Audio CD Dear Ms. Brock: Andy Lane had been in contact with you regarding his request for an audio CD of a June 30, 2005 joint Tukwila City Council - Planning Commission work session on the Tukwila South Project. Enclosed is a check made payable to the City of Tukwila in the amount of $10.00 to cover the cost of the CD. Please have it sent to: Andy Lane Cairncross & Hempelmann, P.S. 524 Second Avenue, 5 Floor Seattle, Washington 98104 -2323 Thank you for your assistance with this matter. If you have any questions, please call me, Franny, at (206) 254 -4422. FD:fd Enclosure Law Offices 524 Second Avenue, Suite 500 Seattle, Washington 98104 -2323 Phone: 206-587-0700 Fax: 206- 587 -2308 www.cairncross.corn Very truly yours, a4wt q Franny Drobny Legal Assistant to Andrew S. Lane • Cairncross & Hempelmann, P.S. RECEIVED JUL. r 2005 COMMU'N;Tt DEVELOPMENT . 1,1 , oh; :; ,,,1:.. on; direct- 12011 :51 0 • • • STAFF DRAFT CHAPTER 17.16 DETAILED PROCEDURES FOR BINDING SITE IMPROVEMENT PLAN (BSIP) Sections: 17.16.010 Purpose 17.16.020 ApplicabilitySeepe 17.16.030 Preliminary Binding Site Improvement Plan (BSIP) approval 17.16.040 Final approval of plan 17.16.050 Improvements 17.16.060 Revision of plan 17.16.010 Purpose This chapter is established to A. Provide an optional process for land under single ownership to be divided for the purpose of sale or lease; and B. Aaccommodate the division of land for the purpose of sale or lease of property within an integrated commercial or industrial center, which allows certain zoning standards (minimum parking, setbacks, landscaping, lot area and lot dimension) on the individual lots to be modified provided the standards for the entire center are met -and- C. Facilitate alternative ownership options by allowing binding site plans in conjunction with a condominium process for residential, commercial, or industrial purposes (RCW 64.34); and D. Allow phased infrastructure improvements for large tracts of land. (Ord. 1833 §1(part), 1998) 17.16.020 SsepApplicability A. Eligibility: A binding site improvement plan application may be submitted for a project located on any land zoned multi - family, commercial or industrial, _ . . . - . , .. • .. . • . . : consistent with the terms of this chapter. (Ord. 1833 §1(part), 1998) 2. Completed Application Checklist. B. Merger: A binding site plan shall be considered together with a Design Review Application when design review is required in the zoning district. C. Construction Authorization through Other Permits: A binding site plan creates or alters existing lot lines. A binding site plan does not authorize construction. Construction is permitted upon approval of construction and building permits that implement the binding site plan. 17.16.030 Preliminary Binding Site Improvement Plan (BSIP) approval A. APPLICATION /FEES: The following items are required, in quantities specified by DCD, for a complete Binding Site Improvement Plan (BSIP) application. Items may be waived if in the judgment of the Short Subdivision Committee said items are not applicable to the particular proposal: 1. Completed Binding Site Improvement Plan Application Form as prescribed by the DCD Director with fee as identified m TMC Chapter 18.88. 3. A complete SEPA Checklist application if project is not exempt from SEPA. 4. Complete applications for other required land use approvals. 5. A vicinity map showing location of the site. 6. A survey prepared to the standards specified in TMC 17.04.060. 7. Site and development plans which provide the following information. The plans shall be neat and accurate on a decimal scale sufficient in size and detail to demonstrate the BSIP meets the ordinance requirements, on ►r sheets in record of survey format: a. The owners of adjacent land and the names of any adjacent subdivisions. b. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted). c. Locations of existing and proposed public street rights -of -way and easements and private access easements. d. Location, floor area and setbacks of all existing structures on the site. e. Lot area, lot line dimensions and average widths for each lot. f. Location of proposed new property lines and numbering of each lot. g. Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements. h. Location of proposed dedications. i. Existing and proposed topography at two -foot contour intervals extending to five feet beyond the project boundaries. j. Location of sensitive areas and sensitive area buffers (slopes 20% or greater, wetlands or watercourses) on the site. k. Location, size and species of any trees located within a sensitive area or its buffer or the shoreline zone unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to TMC Chapter 18.54. 1. Location of existing and/or proposed fire hydrants to serve the project. m. Description, location and size of existing and proposed utilities, storm drainage facilities and roads to serve the lots. n. Expected location of new buildings and driveways, including finished floor elevations of the buildings. This requirement may be waived by the Responsible Official for long term, phased developments where a phasing plan is required. 8. Letter of water and sewer availability if the provider is other than the City of Tukwila. 9. Parking calculations to demonstrate that the requirements of TMC Chapter 18.56 have been met. 10. Proposed cross easement and maintenance agreement for shared parking, circulation, utility and landscaping improvements. Binding Site Plan Amendments — Staff Draft 2 P:\ Steve and Lisa's Segale Folder17- 14_PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 11. Legal descriptions of all tracts located within the boundaries of the short plat. 12. Consistency Report — addressing how the project complies with the applicable review criteria. 13. Estimated construction schedule with phasing plan and schedule. 14 Additional Requirements for condominiums: Provide the following information on the site plan: number of units proposed, building dimensions, height and number of stories, distance between buildings. type of construction, sprinkler or non - sprinkler, and occupancy classification. 4-215. Items contained in TMC 18.104.060 not already listed above. B. REVIEW PROCEDURES: An application for binding site improvement plan shall be reviewed and acted upon in the same manner prescribed in Section 17.12.020B for short subdivisions. C. APPROVAL CRITERIA: 1. Prior to approval of any binding site improvement plan, the Short Subdivision Committee shall insure that the following improvements are provided to sufficiently service the anticipated uses throughout the proposed plan and the decision criteria that follow are met: a. Adequate water supply. b. Adequate sewage disposal. c. Appropriate storm drainage improvements. d. Adequate fire hydrants. e. Appropriate access to all anticipated uses within the plan. f. Provision for all appropriate deed, dedication, and/or easements. g. Monumentation of all exterior tract corners. 2. Legal Lots. a. Residential binding site plans shall consist of one or more contiguous, legally created lots and each lot shall meet the minimum dimensional requirements of the applicable zone or overlay district. b. If the site will contain commercial or industrial uses, or mixed use commercial and residential uses, the lots shall meet the minimum dimensional requirements of -the zoning district or meet the definition of "integrated site" in TMC 18.06, such that when taken as a whole and not considering interior lot lines, the integrated site meets all applicable zoning and subdivision requirements. 3. Appropriate easements and maintenance agreements for shared facilities, including but not limited to, circulation, parking, utilities and landscaping, have been provided. 4. Modifications to the minimum zoning standards for individual lots located within the integrated site, including setbacks, parking, landscaping, lot area and lot dimension are not detrimental to the public health, Binding Site Plan Amendments — Staff Draft 3 P: \Steve and Lisa's Segale Folder\ 7- 14 _PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 safety and welfare, do not adversely affect the rest of the integrated site or other properties in the vicinity, and do not impede planned street, trail, or pedestrian networks for the neighborhood or district. 56. Common improvements necessary to serve any particular phase of development must be sufficient for meeting the zoning and subdivision requirements for that phase. 6-7. Access to the integrated site meets the subdivision ordinance standards. Access within the site provides for safe and efficient circulation and meets Fire Department access requirements. 78. The circulation system incorporates appropriate provisions for safe pedestrian activity to the site from the street and from building to building within the site. 89. The sign regulations shall be applied to the integrated site as a whole. For example, the number of freestanding signs allowed is based on one site within the binding site improvement plan. Individual ownerships within the integrated site are not considered to be separate sites in determining the number of freestanding signs allowed. 94.0. The yard requirements of the Uniform Washington State Building Code are met. 11. Future Development. The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. 12. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. 13. Additional Approval Criteria for Binding Site Plans Proposing Condominium Ownership: Condominium developments are eligible for binding site plan approval, when the purpose of such approval is to divide the property so that a portion of the parcel or tract can be subjected to either Chapter 64.32 or 64.34 RCW. A binding site plan can only be approved either when the development has already been constructed or when the approval has been obtained and a building permit for an entire development or a portion of a development is issued. 14. Additional Approval Criteria for Phased Development: If the applicant chooses to develop the property in a phased development, the applicant must execute a development agreement with the city pursuant to RCW 36.70B.170 if one is not already in place. This agreement shall govern, at a minimum, the use and development of the property subject to the binding site plan, including: (1) vesting applicable to subsequent permits; (2) the manner in which each phase of the development will proceed to ensure that the roads and utilities necessary to serve each phase of the development are constructed prior to the development of each phase; and (3) expiration of the agreement and all provisions therein. 15. Consistency: The binding site plan shall be consistent with any City approved master plans and development agreements. _(Ord. 1833 §1(part), 1998) 17.16.040 Final approval of plan A. Prior to the plan being granted fmal approval a survey, prepared by a licensed surveyor to the standards contained in TMC 17.04.060, shall be submitted to the Short Subdivision Committee with the final plan. The survey and plan shall be consistent with the preliminary approval. 13. Once the Short Subdivision Committee determines the survey, plan and other documents for recording are consistent with the preliminary approval, it will be certified for filing by the chair of the Short Subdivision Committee. Binding Site Plan Amendments — Staff Draft 4 P: \Steve and Lisa's Segale Fol der\ 7- 14 _PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 C. After being certified for filing by the Short Subdivision Committee, binding site improvement plans and survey shall be filed by the applicant with the King County Department of Records and Elections, and a copy of the recorded documents shall be returned to the Department of Community Development prior to issuance of any building permits for construction within the site. The applicant shall pay all costs associated with this filing. (Ord. 1833 §1(part), 1998) • D. Binding Effect: Approved binding site plans shall be binding and shall be enforceable by the City. All provisions, conditions and requirements of the bindingsite plan shall be legally enforceable on the purchaser or on any person acquiring a lease or other o«mership interest of any lot, tract, or parcel created pursuant to the binding site plan. 17.16.050 Improvements A. Improvements. The following improvement requirements shall be met for each binding site plan prior to the issuance of a building permit for construction within a binding site improvement plan. 1. Improvements Required. Consistent with TMC 17.20, and subject to any applicable Development Agreement, the following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this code, approved by the Short Subdivision Committee and in accordance with other standards of the City. A separate constructionpermit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. Modifications: Proposals that contain commercial or industrial uses, or mixed use commercial and residential uses, and meet the definition of "integrated site" in TMC 18.06 are not required to submit a modification request. Where a proposal is not eligible to be an "integrated site" or where the definition of "integrated site" does not expressly allow for a modification of a particular standard(s), modifications of improvement standards required in TMC 17.20 shall be made through the exception process in TMC 17.28. B. Phasing of Improvements. To satisfy improvement requirements, the Short Subdivision Committee is authorized to impose conditions and limitations on the binding site plan. If the Short Subdivision Committee determines that any delay in satisfying requirements will not adversely impact the public health. safety or welfare, the Committee may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building's certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise permitted or required under City code. 17.16.060 Revision of plan A. Alteration: Alteration of an approved binding site plan. excluding standard easements for utilities and lot line adjustments, shall be accomplished following the same procedures required for a new binding site plan application as set forth in this Chapter; provided, that only owners of lots within the binding site plan that are directly affected by the proposed alteration shall be required to authorize application for the alteration. If property subject to a binding site plan approval is the subject of a development agreement, the alteration of the approved binding site plan shall not require an amendment to the development agreement or approval by the City Council and, after approval and recording, shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. Binding Site Plan Amendments — Staff Draft 5 P: \Steve and Lisa's Segale Folder\ 7 -14 _PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 B. Vacation: Vacation of a recorded binding site plan shall be accomplished by following the same procedures required for a new binding site plan application as set forth in this Chapter. If a portion of a binding site plan is vacated, the property subject to the vacation shall constitute one lot, and the balance of the approved binding site plan shall remain as approved. Any non - conformities created by such a vacation must be remedied prior to final approval of the vacation. Ha binding site plan property subject to a binding site plan approval is the subject of a development agreement, the vacation of the approved binding site plan. whether total or partial, shall not require an amendment to the development agreement or approval by the City Council and, after approval and recording shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. Binding Site Plan Amendments — Staff Draft 6 P:\Steve and Lisa's Segale Folder17- 14 _PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 • • • • • Applicant's Responses To Staff Discussion Regarding Proposed TSO and Design Guidelines • • • Jones & Stokes Memorandum Date: June 23, 2005 To: Sue Carlson, Segale Properties From: Lisa Grueter, Senior Planner Subject: Comments regarding City of Tukwila Staff Proposal for Tukwila South Overlay District Regulations On June 16, 2005, Tukwila City staff proposed an alternate version of a Tukwila South Overlay District in comparison to Segale's submittal on May 6, 2005. The City's suggested approach differs from the original outline we reviewed with staff in April, and from the City review of our initial pre- submittal draft (City comments received May 2, 2005). The City code proposal addresses land uses by a specific list, provides development standards that differ from those advanced in the Tukwila South Master Plan and EIS as well as base zones, and relies on design review rather than the administrative site plan review supported by design guidelines. Attached are three items — an outline, a land use comparison chart, and a commercial development standards comparison chart — that give an overview of our comments. Separately we have provided a brief discussion and design guideline examples that are both administrative and flexible. 11820 Northup Way, Suite E300 • Bellevue, WA 98005 -1946 • tel. 425 822.1077 • fax 425 822.1079 www.jonesandstokes.com I. Land Uses Tukwila South is intended to be a major new mixed use employment center containing high technology, light industrial, office, commercial, and residential uses. However, given the principles of long -term vision, building value, and increasing density over time, the following use changes are requested: A. Permitted Uses: Add the following uses to the code as primary permitted uses: Research and development facility: This is central to the vision for high tech/biotech/flextech uses in a campus setting. Continuing care retirement facility: This is a use compatible with the mixed character of the district, and one which is more and more in demand; it is more complex than "senior housing" and should not be subject to density limits. Manufactured/workforce housing: Allow manufactured housing as work force housing (e.g. during construction phases) given the long -term buildout planned. These areas will move as the phases progress, and should not be subject to plat standards. Vehicle storage: This is an existing use and one that is likely to occur as an interim use given the 30 -year time frame. OUTLINE See the chart that follows for these and other comments, and the proposed definitions for several of these terms. B. Existing Heavy Manufacturing and Fabrication Uses: Add as "existing legal uses" heavy manufacturing and fabrication uses. The current investment and long -term phasing should be recognized for these uses. All the heavy industrial uses in the Segale Business Park and TVS zone should be accounted. A list of existing legal uses should be prepared, and then recognized by the City. C. Existing Salvage Uses: Add as "existing legal uses" outdoor salvage operations. This is an existing use on the property, and the long -term phased nature of the Master Plan should be recognized. June 23, 2005 • Page 2 D. Temporary Uses: Temporary uses, particularly contracting and marketing trailers, need to be addressed as allowed uses. This will be important to the long -term phasing of construction. • • • • • E. Administrative Conditional Use Process: The permit process for conditional uses should be streamlined. An administrative conditional use process would give the City control with the same conditional use criteria, but would allow for consistency and greater efficiency as the Tukwila South district competes for market opportunities and moves to achieve the vision. II. Development Standards: A. Residential Development Standards: The staff proposed lot sizes and areas per unit would not achieve the Tukwila South Master Plan/EIS levels of densities for low, medium, and high - rise uses. At a minimum, the development standards should allow achievement of these densities. B. Height: The maximum height addressed in EIS should be accommodated, which is not dissimilar to the heights in the TVS and TUC zones. See the attached chart. June 23, 2005 Page 3 C. Setbacks: City proposed setbacks and landscaping are more onerous than other zones. The Segale proposal focuses attention on the street frontages, and areas that may abut residential uses. Given the review of site plans and application of design guidelines, setbacks should be flexible. Comparison of Land Use Segale's Proposal Allowance Type City of Tukwila's Proposal Comments A. Research & Development Facility P ? Add Research and Development as a permitted use and add a definition to the code as proposed below. B. Office and Conference Conference center P P (Convention facilities) Office P P Ensure list and definition are broad enough to be flexible. C. Retail Sales & Services Eating and drinking establishments P P Retail/Wholesale, major P P Retail sales and services, indoor P P Retail sales and services, outdoor P P Cemeteries AC CU Government services P P D. Residential and Lodging Accessory dwelling unit P AU Caretakers residence P AU Continuing Care Retirement Facility P ? Add as a permitted use and add a definition to the code as proposed below. This should not be a use subject to density. Cottages P ? How are these addressed? Home occupations P AU Hotels P P Multifamily P P Table Comparing Permittin>7 Process by Use June 23, 2005 • Page 4 • • Comparison of Land Use Segale's Proposal Allowance Type City of Tukwila's Proposal Comments Single family, detached P P Single family, semi - attached P P Townhouses P P Manufactured Housing, temporary T ? (Definition of SF- detach allows for new manufactured housing only; assumes plat or one per lot) Allow manufactured housing as work force housing (e.g. during construction phases), not subject to plat standards. E. Recreation and Entertainment Cultural facilities P P Entertainment clubs P P Parks and trails P P Recreational facilities, indoor P P Recreational facilities, outdoor E, AC ? P — Amusement Park, Parks and Trails (public) CU — Drive -in theater Clarify how outdoor commercial recreation is permitted. Some language appears to conflict. (#43) Adult entertainment establishments P Exclude this from the overlay zone. F. Institutions College/University AC P K -12 Educational Institution AC CU Studios P P Trade or vocational school AC P Religious Facilities AC CU Medical Institutions AC P Fraternal organizations P G. Manufacturing and Warehouse Manufacturing and fabrication, light P P Manufacturing and fabrication, heavy E CU UC- refining or storing highly volatile noxious or Add as "existing legal uses ". The overlay zone needs to recognize the • • • June 23, 2005 Page 5 Comparison of Land Use Segale's Proposal Allowance Type City of Tukwila's Proposal Comments explosive products phased, long -term nature of the district. All the heavy industrial uses in the Segale Business Park and TVS zone need to be addressed. Warehouse and distribution P P Rock, stone, brick, concrete or asphalt batching or assembly T CU Hazardous material storage and treatment, on- site, accessory only AC Not Permitted, unless clearly incidental and secondary to a permitted use. H. Equipment and Storage Construction/contractor's office and yard E, T P Express transportation services T ? How is this interpreted in City list? Storage, outdoor E, T P -for materials allowed to be manufactured or handled within facilities conforming to uses in this chapter CU -of material up to a height of 20 feet This should be allowed as a primary use (not just accessory) to recognize the current use and to allow for interim uses given the phased, long -term nature of the Master Plan. Salvage needs to be allowed at least as an existing legal use. Truck terminals E, T P Vehicle and equipment rental and sales E, T P Vehicle Storage E, T AU This should be allowed as a primary use (not just accessory) to recognize the current use and to June 23, 2005 • Page 6 • • Comparison of Land Use Segale's Proposal Allowance Type City of Tukwila's Proposal Comments allow for interim uses given the phased, long -term nature of the Master Plan. I. Transportation Facilities and Utilities Commercial parking P P Helipads, accessory AC CU Mass transit facilities AC P (bus stations) UC Park and Ride P CU Utilities, local P P (Electrical Substation listed as P & UC) Utilities, regional AC CU Airports, landing fields and heliports UC J. Accessory, Temporary and Unlisted Uses Accessory uses not otherwise listed, and m conformance with Chapter 18.41E P AU Temporary uses not otherwise listed, and in conformance with Chapter 18.41E T ? How are temporary uses addressed, marketing and construction trailers? Unlisted uses per Chapter 18.41E P Under each use category there is a process to determine similar uses. K. Other Agriculture E, T P • • • AC- Administrative Conditional Use — See outline AU- Accessory Use CU- Conditional Use E- Existing Use P- Permitted T- Temporary Use — See outline UC- Unclassified Use June 23, 2005 Page 7 Added definitions: "Continuing care retirement community" means housing planned and operated to provide a continuum of accommodations and services for seniors, including but not limited to independent living, congregate housing, assisted living, and skilled nursing care. "Existing legal uses ": Where the term "existing legal" is applied to an allowed use in Chapter 18.41B, then those uses that can document their legal status, are considered to be a permitted use given all the rights of other permitted uses within the district. Existing Legal Uses may be remodeled or enlarged subject to applicable development code requirements. Expansion may occur on original parcels containing the use as of the effective date of "existing legal" status, or on adjoining property under the same ownership. Uses listed as permitted "existing legal" uses in a zone may be rebuilt or re- established should they suffer damage. "Research and Development Facility" means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in all aspects of bio- medical research and development. This use may be associated with, or accessory to, institutional and commercial uses such as business or administrative offices and medical facilities. "Vehicle storage" means an outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy two (72) hours. June 23, 2005 • Page 2 • • Commercial/Industrial Standard MIC/L TUC TVS Segale City Staff Height (maximum in feet) 45 115 115 125 100 Setbacks (minimum in feet) Front 20 15 25 10 typ. 15 -20 by use 25 Side (adjacent to residential) 0 (15) 10 (10) 5 (10) 0 typ.; 5 -20 by use (20 - landscape) 20 Rear (adjacent to residential) 0 (15) 10 (10) 5 (10) 0 (20 typ.; 0- 20 by use) 20 Landscape requirements Front (adjacent to residential) 5 (15) 15 (15) 15 (0) 10 typ.; 0 -15 by use (same) 20 Side (adjacent to residential) 0 (15) 0 (10) 0 (10) 0 (20) 20 Rear (adjacent to residential) 0 (15) 0 (10) 0 (10) 0 (20) 20 • • • Comparison of Commercial/Industrial Standards June 23, 2005 Page 3 • • Technical Memorandum 9S Jones & Stokes Date:June 27, 2005 To: Sue Carlson, Segale Properties From: Lisa Grueter, Senior Planner Subject: Administrative Conditional Use Criteria RECEIVED JUN 3 0 2005 COMMUNITY DEVELOPMENT The City of Tukwila staff indicated that their existing Conditional Use criteria might be difficult to interpret as part of an Administrative Conditional Use process. We reviewed Tukwila's Conditional Use criteria and the criteria used by several other local jurisdictions. Below are the City's existing Conditional Use criteria as well as proposed criteria for use by staff in reviewing Administrative Conditional Uses. • 18.64.050 Criteria (Tukwila's Existing Conditional Use criteria) The following criteria shall apply in granting a conditional use permit: 1. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated; 2. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy; 3. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; 4. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan; 5. All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. Proposed criteria for Administrative Conditional Use The following criteria shall apply in granting an administrative conditional use permit: 11820 Northup Way, Suite E300 • Bellevue, WA 98005 -1946 • Tel. 425.822.1077 • Fax 425 822.1079 www.jonesandstokes.com 1. The proposed use will be served by adequate public facilities, including streets, fire protection, and utilities; 2. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design: Tukwila South a. The proposed use shall meet or exceed the performance standards that are required in the district it will occupy; and b. The location size and height of buildings, structures, walls and fences, and screening vegetation for the conditional use shall not hinder neighborhood circulation or discourage the permitted development or use of neighboring properties. 3. The proposed use shall be in keeping with the goals and policies of the Comprehensive Land Use Policy Plan; and 4. Measures from SEPA review and /or the Tukwila Municipal Code provide sufficient mitigation for adverse impacts from the proposed conditional use. 2 Segale Properties • • • • • Sample text from other jurisdictions City of Bellevue's Administrative Conditional Use Criteria 20.30E.140 Decision criteria. The Director of Planning and Community Development may approve or approve with modifications an application for an Administrative Conditional Use Permit if: A. The administrative conditional use is consistent with the Comprehensive Plan; and B. The design is compatible with and responds to the existing or intended character, appearance, quality of development and physical characteristics of the subject property and immediate vicinity; and C. The administrative conditional use will be served by adequate public facilities including streets, fire protection, and utilities; and D. The administrative conditional use will not be materially detrimental to uses or property in the immediate vicinity of the subject property; and E. The administrative conditional use complies with the applicable requirements of this Code. City of Redmond • 20F.40.40 -040 Decision Criteria. (Conditional Use) The City may approve or approve with modifications the conditional use only if the applicant demonstrates that: (1) The conditional use is consistent with the Redmond Community Development Guide, which includes the Comprehensive Plan; (2) The conditional use is designed in a manner which is compatible with and responds to the existing or intended character, appearance, quality of development, and physical characteristics of the subject property and immediate vicinity; (3) The location, size and height of buildings, structures, walls and fences, and screening vegetation for the conditional use shall not hinder neighborhood circulation or discourage the permitted development or use of neighboring properties; (4) The type of use, hours of operation, and appropriateness of the use in relation to adjacent uses shall be examined to determine if there are unusual hazards or characteristics of the use that would have adverse impacts; (5) Requested modifications to standards are limited to those which will mitigate impacts in a manner equal to or greater than the standards of this title; (6) The conditional use is such that pedestrian and vehicular traffic associated with the use will not be hazardous or conflict with existing and anticipated traffic in the neighborhood; J&S Prefect 3 June 27, 2005 (7) The conditional use will be supported by adequate public facilities or services and will not adversely affect public services to the surrounding area or conditions can be established to mitigate adverse impacts on such facilities; (8) If applicable, the application must also conform to the standards established in Chapter 20D.170 RCDG, Special Uses. Mercer Island MICC 19.15.020 3. Conditional Use Permit (Conditional Use) a. The permit is consistent with the regulations applicable to the zone in which the lot is located; b. The proposed use is determined to be acceptable in terms of size and location of site, nature of the proposed uses, character of surrounding development, traffic capacities of adjacent streets, environmental factors, size of proposed buildings, and density; c. The use is consistent with policies and provisions of the comprehensive plan; and d. Conditions shall be attached to the permit assuring that the use is compatible with other existing and potential uses within the same general area and that the use shall not constitute a nuisance. Puyallup Administrative Conditional Use criteria 7.1. That the use for which the administrative conditional use permit is applied for is specified by this title as being conditionally permitted within, and is consistent with the description and purpose of the zone district in which the property is located. 7.2. That the granting of such administrative conditional use permit will not be detrimental to the public health, safety, comfort, convenience and general welfare, will not adversely affect the established character of the surrounding neighborhood, and will not be injurious to the property or improvements in such vicinity and/or zone in which the property is located. 7.3. That the proposed use is properly located in relation to the other land uses and to transportation and service facilities in the vicinity; and further, that the use can be adequately served by such public facilities and street capacities without placing an undue burden on such facilities and streets. 7.4. The site is of sufficient size to accommodate the proposed use and all yards, open spaces, walls and fences, parking, loading, landscaping and other such features as are required by this title or as are needed in the opinion of the Community Development Director are properly provided to be compatible and harmonious with adjacent and nearby uses. 7.5. That the granting of such administrative conditional use permit will not be contrary to the adopted comprehensive plan, or to the objectives of any code, ordinance, regulation, specifications or plan in effect to implement said comprehensive plan. Tukwila South 4 Segale Properties • • • • • • Renton Conditional Use Criteria G. DECISION CRITERIA: The Hearing Examiner or Zoning Administrator shall consider the following factors, among all other relevant information: 1. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or ordinance of the City of Renton. 2. Community Need: There shall be a community need for the proposed use at the proposed location. In the determination of community need the Hearing Examiner shall consider the following factors, among all other relevant information: a. The proposed location shall not result in either the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. b. That the proposed location is suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (Ord. 3599, 1 -11 -1982) a. Lot Coverage: Lot coverage in residential districts (SF and MR) shall not exceed fifty percent (50 %) of the lot coverage of the zone in which the proposed use is to be located. Lot coverage in all other zones shall conform to the requirements of the zone in which the proposed use is to be located. (Ord. 4404, 6 -7 -1993) b. Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. c. Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, belltowers, public utility antennas or similar structures may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding uses in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. 4. Compatibility: The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord. 3599, 1 -11 -1982) 5. Parking: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy five percent (75 %) of the lot coverage requirement of the zone in which the proposed use is located if all parking is provided underground or within the structure. (Ord. 3903, 4 -22 -1985) 6. Traffic: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in, the surrounding area. (Ord. 3599, 1 -11 -1982) J&S Project 5 June 27, 2005 7. Noise, Glare: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on -site parking areas, outdoor recreational areas and refuse storage areas. (Ord. 3599, 1 -11 -1982) 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. (Ord. 3599, 1 -11 -1982) 9. Accessory Uses: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool .facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. 10. Conversion: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. 11. Public Improvements: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities and services. Approval of a conditional use permit may be conditioned upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities and/or services. Benton County Oregon Conditional Use Criteria 53.215 Criteria. The decision to approve a conditional use permit shall be based on findings that: (1) The proposed use does not seriously interfere with uses on adjacent property, with the character of the area, or with the purpose of the zone; (2) The proposed use does not impose an undue burden on any public improvements, facilities, utilities, or services available to the area; and (3) The proposed use complies with any additional criteria which may be required for the specific use by this code. Seattle SMC 23.47.006 Conditional uses. (excerpt) A. All conditional uses shall be subject to the procedures described 1. The use shall not be materially detrimental to the public welfare or injurious to property in the zone or vicinity in which the property is located. 2. In authorizing a conditional use, adverse impacts may be mitigated by imposing any conditions needed to protect other properties in the zone or vicinity and to protect the public Tukwila South Segale Properties • • • interest. The Director shall deny or recommend denial of a conditional use if it is determined that adverse impacts cannot be mitigated satisfactorily. B. The following uses, identified as administrative conditional uses on Chart A of Section 23.47.004, may be permitted by the Director when the provisions of this subsection and subsection A are met: 1. Restaurants that include drive -in lanes may be permitted in NC3 zones as a conditional use according to the following criteria: a. The design of the structure, including architectural treatment, signage, landscaping and lighting, is compatible with other structures in the vicinity; and d8S Project b. Appropriate litter - control measures are provided; and c. The applicant, if required by the Director, prepares an analysis of traffic, circulation and parking impacts, and demonstrates that the use does not: (1) Cause significant additional traffic to circulate through adjacent residential neighborhoods, or (2) Disrupt the pedestrian character of an area by significantly increasing the potential for pedestrian- vehicle conflicts, or (3) Create traffic or access problems which will require the expenditure of City funds to mitigate, or (4) Interfere with peak -hour transit operations, by causing auto traffic to cross a designated high- occupancy vehicle lane adjacent to the lot, or (5) Cause cars waiting to use the facility to queue across the sidewalk or onto the street, or (6) Interrupt established retail or service frontage designed to serve pedestrians; d. Restaurants that are drive -in businesses shall also comply with the provisions of Section 23.47.028, Standards for drive -in businesses. 2. Drinking establishments in NC 1 and NC2 zones may be permitted as conditional uses. A drinking establishment in an NC 1 or NC2 zone shall be evaluated according to the following criteria: a. The size of the drinking establishment, design of the structure, signing and illumination shall be compatible with the character of the commercial area and other structures in the vicinity, particularly in areas where a distinct and definite pattern or style has been established. b. The location, access and design of parking shall be compatible with adjacent residential zones. 7 June 27, 2005 Tukwila South c. Special consideration shall be given to the location and design of the doors and windows of drinking establishments to ensure that noise standards will not be exceeded. The Director may require additional setbacks and/or restrict openings on lots that abut residential zones. d. Drinking establishments shall not generate traffic that creates traffic congestion or further aggravates spillover parking on residential streets. Segale Properties • • Provide consistent lighting with a gradual transition to unlighted areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily blinding. Most developments should use a maximum uniformity ratio of 4:1(average to minimum) with a minimum horizontal illuminance of 0.5 foot - candles and average horizontal illuminance of 2 foot - candles. Special situations should follow the appropriate lighting guideline by the Illuminating Engineering Society of North America (IESNA). TIB Manual Current Practice .. ..Y `;r{ IliB 3 101 ` 11113.1 8', .. Provide lighting at all building entrances, exits and corridors between buildings, especially where doors are recessed. TIB 4w Manual AB: 39�c .' Provide additional lighting at pedestrian crossings and where security is a concem. TIB .- Manual [II1eSt3.9 •;;:;4 * Ensure that site lighting is confined to the project site and does not cause direct off -site illumination of adjacent properties. 11;8.2,. Current II1B.3 Practice 'IIBi3r12 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. TIB Manual '°x _u ,�a II:B 2:2- �•:::�, Space light fixtures and plantings with allowance for plant size and shape at maturity. TIB Manual ! ;;ice Select shrubs to allow for adequate surveillance (maximum 3 -4 feet in height) and limb trees to a height that allows visibility undemeath (approximately 6 feet). TIB Manual t y II .B.3.6;, { 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. TIB Manual 7 :,' ?• .1=:7 111 Design site features and select fumishings that discourage vandalism. For' example, large blank walls encourage graffiti and fumishings that are easily P r9 g g 9 Y removed invite misuse. TIB Manual "' ter. . {' 1 _ ° Use materials that promote safety, such as non -slip walkway surfaces. TIB Manual a v IIB34r • ig and Screening of Service Areas 1. Minimize the sight, odor and sound impacts of service areas through site design, landscaping and screening. TCP 8.1.5 TIB Manual rr:€ 1.10:40.1, 'y l Trash dumpsters should not be placed in front yards. TCP 8.1.5 . ; d; _;°" ?. i Loading docks, trash and recycling collection points, utility vaults and maintenance areas, etc. should be located away from public view from streets, trails and adjacent residential areas. Where this is not possible special attention shall be paid to screening. TSOD DG ` ; ,, t11D32; ,..,. Landscaping is appropriate screening for utility vaults, loading docks and some storage areas. Be sure that service access will not harm landscaping. Current Practice ‘ i3 f II!D B; Garbage and recycling dumpsters visible from the public realm should be screened by opaque fences or walls in addition to landscaping. These walls shall be consistent with the primary building(s) relative to architecture, materials and colors. Current Practice <;v '; ;•x >' IIFD.3:3 ural Features and Sensitive Areas 1. Utilize natural features and environmental mitigation areas such as existing topography, significant trees or wooded areas, wetlands and /or watercourses and incorporate them into the overall site plan, where appropriate. TIB Manual � �''. IE2.1' ='Y Provide for a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Provide physical access where appropriate. Current Practice r: ="y. ;' °; II ° .E,3.3 2. Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. TIB Manual r ; IIEr2 • • • E. Siti F. Nat Minimize the amount of grading and filling to reduce potential erosion, drainage, and slope instability problems and minimize construction costs. TIB Manual tI ¢II °E:36' <= Site structures below prominent ridgelines to preserve the appearance of naturallandforms. TIB 4 _„4,.- Manual ° II.E.3:7:y Retain existing wind -firm vegetation along ridgelines. TIB i Manual Retain bands of vegetation that are parallel to the hillside contours, and TIB >;;;, ._.` avoid clearing large areas that are perpendicular to the hillside contours. Manual LIItE:3: ° - ' Minimize the use and height of retaining walls and use building walls as `" _A retaining structures where possible (integrate building design and placement TiB iII:E:3:6 ;;,: with grading design). Manual II.E:3.7' 3° Interconnected open spaces, trails, bike paths and river access should be developed in accordance with an overall Tukwila South Amenity Plan. TSMP ; I1°.E.2.3:.'r-` Where possible sensitive area tracts should be linked with other tracts or Current ;� . . open spaces on adjacent properties. Practice ',I1E.3 °2 ° %x . As properties develop they must provide links in the amenity network as this I . ' :''� ': • -'.:. is a critical component to achieving the Tukwila South vision. TSMP II,E.3.11O ?`4 4. Developments must be designed to preserve natural view corridors. TSMP =11 °E.2.4 -'; Building orientation and height should be carefully considered to preserve t and enhance on and off site visual access to Mt. Rainier, the Olympic i` ' "= Mountains and the river valley. TSOD DG ! II.E:3 :1?r' iestrian Circulation 1. Provide paved pedestrian walkways that connect all buildings and entries of TIB buildings within a site. Manual II.F :2 2 13? Provide distinctively marked pedestrian routes through parking lots using vertical design elements (such as bollards), special paving, painted crosswalks orsignage. ,,i ;.! 3w,,, Tie t,. Manual II:F :3:7:b ., ^Z1 Walkway widths within a site should be sized to accommodate anticipated .g ,..t ti use A six foot sidewalk, which allows two pedestrians to pass each other, TIB „ a:` is the minimum allowed width. High traffic walkways should be wider. , Manual 'II.F :3:7 :a Walkways are required to connect parking areas behind buildings to building Current : ; ;3r'•;'` entrances, see TMC 18.56.040. Practice ' II:F. 2° Provide a paved pedestrian walkway from the public sidewalk(s) to the main -'c entry of developments; where a development fronts two streets, access must be :; aN,7 provided from both streets. TCP 8.1.2 ILF 2:2�:+:;: These walkways shall be stamped, broom finish, colored or scored concrete or another equivalent and distinctive material such as decorative pavers or Current stone and either curbed or raised six inches above the parking lot surface. Practice rII.F:3:7.b - -. 3° Provide pedestrian connections from the on -site pedestrian network to trails, walkways on adjacent properties and to other off -site destinations such as transit stops p s. , ° TIB . ,;.... .:�� . � Manual >IIT:2:2 ;r Through block pedestrian connections am required for major new !” development or redevelopment, where feasible. TCP 1.8.5 417.3 7:d'; Provide steps, ramps, or a combination of the two where grades prohibit TIB °; ; : ";4• .. easy, direct and/or safe movement. Manual h143.3'.4 ` 0 .ate.:.. Facilities and improvements that support transit use are encouraged in new TCP 1.8.8 development and redevelopment Transit amenities include seating, TIB ,. . weather protection and trash receptacles placed near transit stops. Manual F�1:F.3:4 :: =` Sites along the River shall provide a shoreline trail across the property, see I standard cross section at TMC XXX. TSMP ill E.3.10 !.t< lestrian /Employee Amenities 4. G. Pe H. Pe 1. Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian /employee environment. TIB Manual 7779 LI G,:2.1;,? ' 1 Pedestrian amenities include but are not limited to outdoor benches, tables and other fumiture, balconies, arcades, gazebos, transparent glass at the ground floor, display windows, water features and landscaping in raised planters with seating walls. � � Federal Way • G 3.1' ^ Pedestrian amenities should be sited with regard to pedestrian traffic flow, automobile traffic, convenience for business customers and employees, access for those with special needs such as the elderly, disabled and children, and environmental factors such as wind, sun and rain. TIB Manual HI'G:1 Do not locate pedestrian amenities where pedestrians are likely to walk through landscaped areas or conflict with automobiles to access them. TIB , ��`r�, Manual 410: 3 3 Design Guidelines hitectural Concept 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. xl , Source ; �'•�•�£r ;f t.�- TIB , r ?r - r Manual III .A Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a comer location, a street or the river. Buildings and site design should provide an inviting entry orientation. Buildings should not tum their backs to the street. Redmond ,.,,,.�!,, . , Wiz_; 111:A. 3 3a - - Include consideration of features that reflect characteristics of Tukwila's history. TCP 1.2.4 - '.; ,aa The architectural forms, elements and details of a project should be organized to clearly express the building's function(s), orientation and relationship to the site and surrounding area. TIB Manual I II g3 z , II°k31 I:. »3 c Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of the building. Gas Station Guidelines r "` . . - /.sv 2. Projects on sites with multiple structures are required to display a unifying concept or architectural expression. TIB Manual, Federal Way °-,q , r `< . 0 . 1 . 1 1 .'` III:A:3 :2> Structures can be related through the use of design elements, features, colors or materials. New <.... t!'r� : „' °t +¢`r 'r ., Parking structures which are part of a new development shall be architecturally consistent with exterior architectural elements of the primary structure, including roof lines, fagade design and finish materials (comply with Tukwila's Parking Structure Design Manual). Federal Way ;'i: KC.3.7 i? `• ,itectural Relationships 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures. TIB Manual • • rtes: «k�r. II.A 2:2 Adjacent buildings should be unified through the use of common styles, colors, architectural details and orientation. TSOD DG llt&A.3.8::f (CD)within' a,siteanot;A: [ tta' ° (0,ugha New buildings should demonstrate design continuity with surrounding developments through building form, massing, scale, roof form, the proportions and arrangement of openings (doors, windows, arcades), architectural elements, materials and colors. TIB Manual ithroughout 1119 0.9%. * is ( CD) a - -; 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to residential developments. TCP 7.7.7 I��';' ^; {, ":;;�,: 8.5.8 tIII ,IA 2.• • • • 2. Building A. Arc B. Arc The perceived building scale can be reduced through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. TIB Manual III,A 34 ? Large buildings with facades visible from the public realm should be modulated to reduce the apparent building mass. The minimum depth of • ro'ections shall be one foot and the minimum width shall be five feet. Redmond III .A:3.4 111.A III.A319; • III.A Iding Elements, Details and Materials 1. Provide distinctive building comers at street intersections through the use of architectural elements and detailing, and pedestrian - oriented features where possible. TIB Manual III.A 2.3 Buildings at intersections are highly visible and present an opportunity of distinctive or landmark architectural treatments. Take advantage of these locations by providing a comer architectural element (such as a bay window, turret or pediment), placing an entrance at the comer, treating the comer distinctive! g recessing truncating g), providing a y (b y projecting, recessin or the buildin g special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. TIB Manual ' .:--:::;:,-:;:::<;.; : a t • `- ' ° •: , , +k: III:A3.6':i; Comer elements should not obstruct vehicle sight distances for safe crossing and tuming movements, see TMC 18.52.040 C. TIB Manual = (code;; :•: addresses )A 2. Relate the design and scale of building elements and details to the building's overall form and massing. TIB Manual Appropriately scaled and well-proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. :' -; ; , -' :: ;: =<^�z TIB =' : Manual •III.A.3.4 Buildings with three or more stories should be designed to have a distinct base, middle and top. The base, typically the first floor, should contain the greatest amount of architectural detail such as projecting windows, trim material, reveals and canopies. The middle section may be simpler and should be set off from the base through a variation in color or material. The top should include a distinctive comice line or roof shape. Federal Way ¢; .1, . , cr " 111:k3 4 ; 111:A134 ' I II.A "•3:19 . s IIIA322- in order to complement the human scale and adjacent uses, large facades should be broken up into small scale components through wall modulation, P P 9 fenestration and architectural detailing. TSOD DG iII.A.3.440 IIi.A 3.10 III :A :3`1 j III.A322r'1 3. Employ architectural details that are appropriate to the architectural character of the building. g• TIB Manual Building details and decorative features must be consistent in style and compatible in material, color and texture with the building as a whole. TIB Manual 1, :, All sides of a building visible from the public realm should express consistent architectural detail and character. All site walls, screen walls, pump island canopies and drive through structures should be architecturally integrated with the building by using similar materials, colors and detailing. Gas Station Guidelines "' ,..';' s .,.,, Building accents should be expressed through differing materials and/or architectural detailing and not solely through applied finishes such as paint. Gas Station Guidelines See,,:; .5t. matenais {in III.B. : ' .:' . Windows should be surrounded by wood trim or molding at least 4 inches wide on wood clad buildings. Lintels and sills should be incorporated in masonry and stucco clad buildings. Redmond °" . ± - ° • .': -•" 4. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. TIB ;, • !: Manual 1III.B.21, Buildings are encouraged to employ a variety of materials. TSOD DG :III.B.3.1 . .'' C. Bu • Building materials should be selected for their ease of maintenance and have the same anticipated life span as the structure. TIB' Manual . ,,, . . Facades of buildings need to be made of durable materials such as brick, stone, high quality g q y pre -cast concrete, cementitious materials (hardy plank), metal panels and clear or lightly tinted glass. TSOD DG • s' --. ,, k if 111.8:3`` $' .> Discouraged building materials include EIFS, plastic, vinyl siding, corrugated metal and reflective or highly tinted glass. } F` " Seeby TSOD DG !in III.B 3 .... Planters and ums should appear to be authentic materials such as terracotta, porcelain, stone or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. ,r � r: ;, °tr ';'; TSOD DG f 11/.13 3 8 = °' 5. Roof lines should be prominent and contribute to the character of the area. TCP x.<,. , ; : • . _:�. 8.1.12 iiI.A:2.4 , Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting comice lines or articulated parapets to make the rooflines prominent and create a distinct character. jrr . _ °. TCP ,, . • 8.5.11 IIII A"'3.5r .i; 6. Integrate the design and placement of exterior lighting with the architectural design and materials. TIB Manual = 4 ry:'M Select architectural lighting fixtures that complement the architectural character of a project, or that are understated in design. Altematively, locate fixtures so that they are hidden from view. Characters i;e "location. TIB §e'elsW Manual „00,:3°:1 Incorporate lighting design that enhances dramatic or interesting landscape or architectural features, where appropriate, with consideration for both daytime and nighttime viewing. f (Methodtol highlight TIB pcd:'. Manual 111:3:739 Light fixtures mounted under gas station or other exterior canopies should be recessed into the canopy with lenses that are flush with the canopy ceiling. The fascias (edges) of the canopy should extend below the ceiling level to reduce off-site glare. Gas Station J Guidelines ►-!<- 1.:;; " A solid lighting concept should be the focal point of any retailers that depend on evening patronage, such as restaurants. S'eei ° IIII 2 ; ;n TSOD DG ifor. r'ataiI All parking lot and site lighting fixtures should be of cut -off design, aimed downward and away from the property line. Gas i ,. . ! P • Xa Station See , ° , . Guidelines IIIB'3:.12 7. Colors used on building exteriors should integrate a building's various design elements or features. ;,t Redmond 111.13Z3 , Use accent colors in a way to enhance or highlight building design, and not in a manner that creates clutter or otherwise detracts from building design. Redmond ... " y ?' ' I.I B, 4- Buildings shall use neutral color palettes while incorporating bright colors as accents only. IlliB.3.14 ? TSOD DG (L l) } lestrian Oriented Features 1. Provide pedestrian - friendly facades on the ground floor of all buildings that are adjacent to sidewalks and trails. TIB `* ts:,? -., Manual Pedestrian friendly facades should have transparent windows, window displays, mosaics or bas -relief artwork along at least half of the length of the ground floor wall. TIB Manual, ;' 5 TCP 1.8.7 ' Retail fagade standards? t111 . Wherever feasible provide pedestrian weather protection with awnings, canopies, arcades or building overhangs on buildings with ground floor retail, office or commercial service uses. Structures should be at least 4 feet wide and between 8 and 15 feet above the sidewalk. 1";r ' `sr; SeaTac, III.B?3 > � Redmond illt.B.3 4-; ^ ;• Plastic, internally lit awnings are strongly discouraged. Current See 111.8.3 Practice 28. (retail)w. • • • D. Pe 2. Large blank walls that are visible from pedestrian walkways and parking areas TIB must have special treatment. Manual Blank walls can be treated with a planted vertical trellis, raised planter beds with plant materials that will obscure a significant portion of the wall, artwork such as a mosaic or mural and changes in materials and textures accented TIB by architectural details. Manual r. - ;. :.y::�'. <:b, 1 1 . A : 3 ' . 4 ' 1 1 1 . & 3 : 1 II I:A3:193`�'; 3. General - Blank Walls 111 A 322 ,. chanical Screening ,.. , w;,. 1. Locate and /or screen roof - mounted mechanical equipment to minimize TIB ':- ' Yt. visibility from streets, trails, and adjacent properties. Manual See 11 D 23 The first preference is to either place the equipment where it is not visible i from the street or nearest offsite property or screen the equipment using the Current roof forms or parapet walls. Practice See: :,IID:35 If equipment must be placed where it is visible it must be screened with Current} elements that are architecturally compatible with the building design. Practice See-.11 D3 5 2. Minimize visibility of ground level utility equipment from the public realm TIB s`.=r ° "; through location and /or screening. Manual IIAD: Current First preference is to site the equipment in less visible locations. Practice :t • II:D:3`2 •_ -` Second preference is landscape screening with evergreen trees and shrubs. Ensure that service and maintenance access does not damage the Current landscaping. Practice t :: ry; II:D, 3;2 'II D :3:3,4 r' Promote common service courts TDODDG {lI:D:3.4' pe Design , f; Idscape Design Source ' Z • 1. Develop a landscape design concept that fulfills the functional requirements of TIB •: `; : : r • .. the development, including screening and buffering. ManualIVAS :2:• Ensure that landscaping at crosswalks and other locations where vehicles TIB and pedestrians intersect does not block pedestrians and drivers' views. Manual IVAA3;9>. Projects are encouraged to use landscaping to screen incompatible land TIB 'A' ° °' '''" •> uses, service areas or other unattractive site features. Manual see] II» 7 IV:A:3.0, ;- -- Using landscaping as a buffer can reduce the impacts of wind, air pollution TIB 11 : D3 2 �'s and noise on a development and its neighbors. Manual 11 .1:4 3:* Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. New L (IV.A 3;10 ' Ensure that that the landscape design reinforces and complements plantings in TIB:..:' the public right -of -way. Manual IIV.A:3.8 >::> 2. Develop a landscape plan that demonstrates a design concept consistent with Current or complementary to the site design and the building's architectural character. Practice IIVA2:1'" The landscape plan should enhance the natural site features and significant TIB existing landscaping where appropriate. Manual See 11:E' = , An effective plan will take advantage of views of the landscaping from within the building enhance the building itself and organize and link the different TIB spaces and activities on the site. Manual IIV.A 31. Current 1 3. Use landscaping to enhance parking areas. Practice II - = ` E. Me 3. Landsca A. Lar • • • Landscaping can be used to enhance safety by marking pedestrian walkways with vertical plantings or using landscape strips to separate pedestrian from vehicle areas. TIB Manual " ° t:r I` I ?F In large parking lots landscaping should be used to define smaller parking areas within the larger lot. Current r Practice ia:;', 3 Surface parking should be heavily landscaped to avoid the "sea of parking" image. Landscape islands should be placed at both ends of each row of parking within a parking lot (see TMC 18.52.035 4 a). In highly visible locations mid -row landscape islands should be placed approximately every 10 stalls. 0 TSOD DG Current Practice codeste ,. 4. On sites adjacent to the River use landscaping to highlight this amenity. Current Practice e All weeds and invasive species must be controlled down to the MHWM. Current .b ' -: ? Practice +IV _B Plantings should enhance the trail experience by screening parking and service areas. Current Practice 'Il!C.3:3: ., ; °D32 Ming Design 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. TIB Manual �. ' x .•x:�f� ..•.� >� IUR652:2; Select a variety of plants with consideration of visual interest, plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. TIB Manual ° ::;r. ;, l } > IVY 83;5.;1 • Develop a planting design that complements overall project design and provides continuity with plantings on adjacent lots and natural areas. TIB Manual "; ' '` IV431 Select plants with an awareness of their growth requirements, tolerances, ultimate size, preferences for soil and climate and negative impacts. Use drought tolerant species where appropriate. TIB Manual r ; N:B 3 4 4 Provide adequate plant quantity, size and spacing for the intended effect. Many projects will need to exceed the minimum plant requirement standards in the Zoning Code in order to meet the design criteria in this manual. TIB Manual, Current Practice ":�`: -: `F," •' $ . `;,; i. 1VB3 2. Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. TIB =:: '''e Manual 0621 New development along hillsides and bluffs should retain substantial amounts of significant trees. ' ' m TCP 1.4.1 ,1,1,E.:3:244,- Retaining existing non - native species (such as blackbeny bushes), unhealthy trees or overgrown vegetation is not allowed. TIB a ;;• Manual lV6:36 In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural - appearing environment. •�;..,- „�. -;,,.. TCP 9.1.4 HtE3.4; ,, cage Concept Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. Source , -4r, TCP 10.2.8 ,,.A.2.1 :: Ensure that all signs on the site are coordinated and display similar or complementary design characteristics. TIB • ° -' °� Manual V.& . c' ` Locate signs on specific architectural elements such as a canopy or fascia so that they do not visually compete with the architecture. TIB Manual . /. Do not obscure important design features on building facades with signs. TIB Manual Coordinate color schemes or architectural details on signs, such as moldings, with the architectural scheme. TIB Manual ^ ` s .t Emphasize special building features, such as an entry or display window, with properly scaled signage. TIB Manual VfA.3.6 ' ; • • • B. Pla 4. Signage A. Sig Franchises are subject to the same signage standards as other commercial uses and are strongly encouraged to use the minimum amount of signage and building features to convey corporate identity. ,> . Redmond V.A :3 7 . nage Placement 1. Provide signage that is oriented to both pedestrians and motorists in design P 9 and placement. TIB Manual V.A:32; -;:Y'; Pedestrian oriented signs are most effective when located within 15 feet of the ground. TIB :R Manual 3.V A:3:2 Automobile - oriented signs should be designed and sized with consideration for the length of time that the sign will be visible to motorists given the location of the sign and the speed of travel. ky :. TIB Manual V:A32� 2. Provide adequate directional signage on site with building identification numbers that are legible from the street(s). TIB Manual ViA.2. ` ;..' Internal information signs may be used to enable customers, suppliers and emergency vehicles to easily find business and service areas, see TMC Chapter 19.22. TIB Manual :> ; e . °,.': code '''' - Provide signage to indicate service entrances and driveways, where appropriate. Current ::...w,= Practice V :3:1 0.« 3. Integrate any freestanding signs with the site as a whole. TIB :4:, :. Manual V'A:3;8a;r, Consider the location of signage and the long term growth characteristics of the plantings to ensure that the signage will remain visible. TIB Manual =' .'' ° y;; Design signs to be compatible in style, material and design with the associated building and other signage. Redmond 16,8 ='8 : t nage Design 1. Consider both day and night -time viewing in the design, placement and lighting of signage. TIB Manual ;iw ^1^- f 11B Sign lighting should be designed to avoid glare or spillover onto neighboring properties. TIB Manual "< .Y { Y. If X1'3' Commercial signage should be placed facing away from residential properties and neighborhoods whenever possible. TIB Manual ; II:B :3 :- . 2. Provide durable, high quality materials and finishes for signage. TIB Manual VA3.9,s < =:i Permanent signs may not be made of temporary materials such as cloth or plastic banners or painted plywood. TIB Manual <j<<.:, ;, v> *' V:A Design and detail signs to make them resistant to vandalism and weather damage. Current f:,;? = ; Practice V.A: B. Sig C. Sig Sources City of Tukwila Comprehensive Land Use Plan Goals and Policies (reference number listed in column) Tukwila International Boulevard Design Manual (TIB Manual) Gas Station and Convenience Store Design Guidelines for the City of Scottsdale, AZ Community Design Guidelines for the City of Federal Way City of SeaTac Special Standards for the City Center City-Wide Design Standards for Redmond Current Practice by Tukwila Planning Staff and the Board of Architectural Review Tukwila South Master Plan (TSMP) Tukwila South Overlay District Design Guidelines (TSOD DG) • n � Jones & Stokes Memorandum Date: June 22, 2005 To: Sue Carlson, Segale Properties From: Lisa Grueter, Senior Planner Subject: Draft Design Guidelines for Tukwila South Please find attached the Draft Tukwila South Overlay District Design Guidelines. Our approach was to identify design intent statements to implement the Tukwila South Master Plan and its Guiding Principles. We supported the intent statements with design guidelines. The guidelines exemplify how the design intent statements can be met. The draft guidelines are based upon the "Tukwila South Overlay District Design Guidelines" dated May 6, 2005, with added topics intended to get at the "public realm" issues identified by Tukwila staff such as circulation, pedestrian connections, gateways, etc. For these added topics, we drew from the examples that Tukwila staff provided, such as the Tukwila International Boulevard Manual, as well as other examples. We generally followed our draft outline prepared on June 10, 2005, although we collapsed some categories. The introduction section refers back to the Tukwila South Overlay District as proposed by Segale Properties in early May 2005; we understand the Overlay District is in discussion with City staff. You will see that the design guidelines provide direction to help implement the principles of creating a quality mixed use destination, but are intended to be flexible to allow for creativity and to recognize the 30 -year term of the site's development. This flexibility follows from Master Plan Guiding Principles that stress a long -term vision, building value, and increasing density over time. As envisioned by the proposed Tukwila South Overlay District dated May 6, 2005, these guidelines are intended to be administered at a staff level to create a streamlined permit process, but one which advances the Tukwila Master Plan vision and concepts that the City's Comprehensive Plan and zoning promotes. Administratively applied design guidelines are commonly applied in many jurisdictions in the Puget Sound (e.g. Renton, Kenmore, Tumwater). Also common are design processes that place 11820 Northup Way, Suite E300 • Bellevue, WA 98005 -1946 • tel. 425 822.1077 • fax 425 822.1079 www.jonesandstokes.com the most emphasis on design intent and less emphasis on the guidelines or have priorities determined so that conflicting standards can be easily resolved (e.g. Kenmore, Camas). Last, jurisdictions often vary the level of detail desired in design guidelines according to the type of district. Already developed and historic areas may be subject to more specific design standards, but newly developing areas may be subject to less specific design guidelines (e.g. Bainbridge Island). If you have questions, please let us know. Thank you. 11820 Northup Way, Suite E300 • Bellevue, WA 98005 -1946 • tel. 425 822.1077 • fax 425 822.1079 www.jonesandstokes.com Staff Draft of Tukwila South Overlay Changes • Title 18 ZONING Chapters: Page 18.02 Title 18.04 General Provisions 18.06 Definitions 18.08 Districts Established - Map 18.10 Low Density Residential 18.12 Medium Density Residential 18.14 High Density Residential 18.16 Mixed Use Office 18.18 Office 18.20 Residential Commercial Center 18.22 Neighborhood Commercial Center 18.24 Regional Commercial 18.26 Regional Commercial Mixed Use • 18.28 Tukwila Urban Center 18.30 Commercial /Light Industrial 18.32 Light Industrial 18.34 Heavy Industrial 18.36 Manufacturing Industrial Center /Light 18.38 Manufacturing Industrial Center/Heavy 18.40 Tukwila Valley South 18.41 Tukwila South Overlay 18.42 Public Recreation Overlay 18.44 Shoreline Overlay District 18.45 Environmentally Sensitive Areas 18.46 PRD - Planned Residential Development 18.50 Supplemental Development Regulations 18.52 Landscape, Recreation, Recycling/ Solid Waste Space Requirements 18.54 Tree Regulations 18.56 Off -street Parking and Loading Regulations 18.60 B of "rch Review 18.64 Conditional Use Permits 18.66 Unclassified Use Permits 18.70 Nonconforming Lots, Structures and Uses NG - 1 - 09/21/05 1:15 PM P:\Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.72 Variances 18.80 Amendments to the Comprehensive Plan and Development Regulations 18.84 Requests for Changes in Zoning 18.88 Application Fees 18.90 Appeals 18.96 Administration and Enforcement 18.100 Standards for approval of permits. 18.104 Permit Application Types and Procedures 18.108 Decision Processes 18.112 Public Hearing Processes 18.116 Appeal Processes Figures (located at back of this section): Figure 1 Shoreline Management Environments Figure 2 Sample Residential Sensitive Area Site Plan Submittal Figure 3 Building Height Exception Areas Figure 4 Location and Measurement, Yards on Lots Figure 5 Multi- Family Design Guideline Figure 6 Off - Street Parking Area Dimensions Figure 7 Minimum Number of Off - Street Parking Spaces Figure 8 Parking for the Handicapped Figure 9 Tukwila International Boulevard Corridor Figure 10 City of Tukwila Zoning Map Figure 11 Eligible Parcels for Location of Secure Community Transition Facility Figure 12 MIC/H Parcels Ineligible for Stand -alone Office Uses Appendix A Appendix B Zoning Code Use Matrix Zoning Code Ordinance History NG - 2 - 09/21/05 1:15 PM P: \Steve and Lisa's Segale Folder{7 -14_PC Hearing\ Strike- UnderZoneAmend050909.DOC • • • • Chapter 18.06 DEFINITIONS Sections: 18.06.005 General Definitions 18.06.010 Abandoned Mine Areas 18.06.015 Access Road 18.06.017 Adaptive Management 18.06.018 Adjacent 18.06.020 Adult Day Care 18.06.025 Adult Entertainment EstablishmentsPracticcs 18.06.035 Alley 18.06.037 Amusement Device 18.06.045 Applicant 18.06.050 Area, Site 18.06.055 Areas of Potential Geologic Instability 18.06.060 Basement 18.06.065 Bed - and - Breakfast Lodging 18.06.069 Best Available Science 18.06.070 Best Management Practices 18.06.071 Binding Site Improvement Plan 18.06.072 Block 18.06.073 Boarding House 18.06.074 Brew Pub 18.06.075 Buffer 18.06.080 Building 18.06.085 Building, Accessory 18.06.090 Building Area 18.06.095 Building, Detached 18.06.097 Building Footprint 18.06.100 Building Height 18.06.105 Building Line 18.06.110 Building, Nonconforming 18.06.115 Building Permit 18.06.118 Bulk Retail 18.06.120 Bus Station 18.06.125 Caliper 18.06.130 Canopy 18.06.135 Canopy Cover 18.06.137 Cargo Container 18.06.140 Certified Arborist 18.06.145 Clearing 18.06.150 Clinic 18.06.152 Closed Record Appeal 18.06.155 Club 18.06.165 Comprehensive Plan 18.06.170 Continuing Care Retirement Community 18.06.173 Convalescent/Nursing Home • 18.06.175 Cooperative Parking Facility 18.06.178 Correctional Institution NG - 5 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglS trike- UnderZoneAmend050909.DOC 18.06.180 Coverage 18.06.183 Cul -De -Sac 18.06.185 Curb -Cut 18.06.190 Dangerous Waste 18.06.195 Day Care Center 18.06.196 Daylighting 18.06.198 Dedication 18.06.200 Density Transfer 18.06.202 Department 18.06.203 Design Criteria 18.06.204 Design Guidelines 18.06.205 Designated Facility Zone 18.06.210 Development 18.06.215 Development Area 18.06.220 Diameter/Diameter - Breast - Height (D.B.H.) 18.06.225 Director 18.06.230 District 18.06.235 District, Overlay 18.06.237 Dormitory 18.06.240 Driveway 18.06.245 Dwelling, Manufactured or Mobile Home 18.06.250 Dwelling, Multi- Family 18.06.255 Dwelling, Single - Family 18.06.260 Dwelling Unit 18.06.264 Engineer, Geotechnical 18.06.266 Engineer, Professional 18.06.268 Engineering, Geotechnical 18.06.270 Essential Public Facilities 18.06.275 Essential Root Zone 18.06.280 Essential Use 18.06.285 Essential Street, Road, Right -of -Way or Utility 18.06.290 Extremely Hazardous Waste 18.06.300 Family Child Care Home 18.06.310 Fence 18.06.315 Filling 18.06.318 Final Plat 18.06.320 Fire Lane 18.06.325 Floor Area 18.06.340 Fratemal Organization 18.06.345 Garage, Private 18.06.353 General Retail 18.06.355 Geologist 18.06.365 Grade 18.06.370 Grading 18.06.380 Groundcover 18.06.385 Hazardous Substance 18.06.390 Hazardous Substance Processing or Handling 18.06.395 Hazardous Tree 18.06.400 Hazardous Waste 18.06.405 Hazardous Waste Storage 18.06.410 Hazardous Waste Treatment NG - 6 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • 18.06.415 Hazardous Waste Treatment and Storage Facility, Off -Site . 18.06.420 Hazardous Waste Treatment and Storage Facility, On -Site 18.06.425 High- Impact Environment 18.06.430 Home Occupation 18.06.435 Hospital 18.06.440 Hotel 18.06.445 Impervious Surface 18.06.450 Infrastructure 18.06.453 Integrated Site 18.06.454 Internet Data/Telecommunication Center 18.06.460 Junk Yard 18.06.465 Kennel 18.06.470 Laboratory, Medical And Dental 18.06.473 Land Surveyor 18.06.475 Land - Altering Activity 18.06.480 Land - Altering Permit 18.06.485 Landscape Architect 18.06.490 Landscaping or Landscaped Areas 18.06.493 Lease 18.06.495 Loading Space 18.06.500 Lot 18.06.505 Lot Area 18.06.510 Lot, Corner 18.06.515 Lot Coverage 18.06.520 Lot Depth • 18.06.525 Lot Frontage 18.06.530 Lot Lines 18.06.535 Lot, Interior 18.06.540 Lot, Through 18.06.545 Lot Width 18.06.550 Low- Impact Environment 18.06.555 Major Adjustment 18.06.560 Mall 18.06.565 Manufactured/Mobile Home Park 18.06.567 Manufacturing 18.06.568 Mass Transit Facilities 18.06.570 Mean High Water Mark 18.06.575 Mining And Quarrying 18.06.580 Minor Adjustment 18.06.581 Mitigation 18.06.583 Modular Home 18.06.585 Motel 18.06.590 Nonconforming Use 18.06.592 Office 18.06.593 Open Record Appeal 18.06.594 Open Record Hearing 18.06.595 Open Space 18.06.600 Open Space Tract 18.06.605 Ordinary High Water Mark • 18.06.610 Parcel 18.06.611 Park and Ride NG - 7 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.06.613 Parking, Commercial 18.06.615 Parking Space 18.06.617 Pawnbroker 18.06.618 Performance Bond or Guarantee 18.06.620 Performance Standards 18.06.625 Person 18.06.630 Plan 18.06.632 Planned Residential Development (PRD) 18.06.633 Planning Commission 18.06.635 Plat 18.06.636 Preliminary Plat 18.06.637 Principal Building 18.06.638 Private Access Road 18.06.640 Property Owner 18.06.645 Protected Tree/Protected Vegetation 18.06.650 Protection Measure 18.06.655 Protective Fencing 18.06.657 Public Meeting 18.06.660 Reach 18.06.665 Recreation Space 18.06.670 Recreation Space, Covered 18.06.675 Recreation Space, Uncovered 18.06.682 Research and Development Facility 18.06.685 Residence 18.06.687 Restaurant 18.06.688 Restaurant, Fast Food 18.06.689 Right -of -Way 18.06.690 River Channel 18.06.695 River Environment 18.06.697 Roadway 18.06.700 Sanitarium 18.06.705 Screening 18.06.706 Secure Community Transitional Facility 18.06.707 Self Storage Facility 18.06.708 Senior Citizen Housing 18.06.710 Sensitive Area Buffer 18.06.715 Sensitive Area Regulated Activities 18.06.720 Sensitive Areas 18.06.725 Sensitive Areas Ordinance 18.06.730 Sensitive Area Tract or Easement 18.06.735 Service Station 18.06.740 Setbacks 18.06.743 Shelter 18.06.745 Shelter Station 18.06.750 Shopping Center, Planned 18.06.760 Shoreline 18.06.765 Shoreline Zone 18.06.767 Short Plat 18.06.768 Short Subdivision 18.06.769 Short Subdivision Committee 18.06.770 Sign NG - 8 - 09/21/05 1:15 PM P: lSteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • • 18.06.775 Significant Tree 18.06.780 Site 18.06.785 Solid Planting 18.06.790 Story 18.06.795 Street 18.06.800 Structure 18.06.805 Structural Alteration 18.06.810 Studios 18.06.813 Subdivision 18.06.815 Substantial Construction 18.06.820 Surveyor 18.06.823 Theater 18.06.825 Tract 18.06.830 Trailer Court or Park 18.06.835 Trailer, Travel 18.06.840 Transit Center 18.06.843 Transit - Oriented Development (TOD) Housing 18.06.845 Tree 18.06.850 Tree Clearing Permit 18.06.855 Turbidity 18.06.860 Understory Vegetation 18.06.863 Usable Floor Area 18.06.865 Use 18.06.870 Use, Accessory • 18.06.875 Use, Conditional 18.06.880 Use, Permitted 18.06.885 Use, Primary or Principal 18.06.890 Use, Unclassified 18.06.895 Unlisted Use 18.06.900 Utilities 18.06.905 Variance 18.06.910 Vegetation 18.06.915 Vehicles 18.06.918 Warehouse 18.06.920 Watercourse 18.06.922 Wetland 18.06.924 Wetland edge 18.06.926 Wetland or Watercourse, Constructed 18.06.928 Wetland, Emergent 18.06.930 Wetland, Forested 18.06.932 Wetland, Isolated 18.06.933 Wetland, Regulated 18.06.934 Wetland, Scrub -Shrub 18.06.935 Yard 18.06.940 Yard, Front 18.06.945 Yard, Rear 18.06.950 Yard, Second Front 18.06.955 Yard, Side • NG - 9 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC I 8.06.005 General Definitions Except where specifically defined in this chapter, all words used in this title shall carry their customary meanings. Words used in the present tense include the future, and the plural includes the singular; the word "he" or "his" shall also refer to "she" or "her," the word "shall" is always mandatory, the word "may" denotes a use of discretion in making a decision; the words "used" or "occupied" shall be considered as though followed by the words "or intended, arranged or designed to be used or occupied." 18.06.010 Abandoned Mine Areas "Abandoned mine areas" means those areas directly underlain by, adjacent to, or affected by mine workings such as adits, tunnels, drifts, or air shafts. 18.06.015 Access Road "Access road" means that portion of a driveway which provides access to one or more parking lot or area, provides access to more than one property or lot, or may provide internal access from one street to another. This shall not include that portion of driveways whose primary function is to provide direct access to adjacent parking spaces and which, as a secondary function, also provides circulation within parking areas. 18. 06.017 Adaptive Management "Adaptive management" means the use of scientific methods to evaluate how well regulatory and non - regulatory actions protect a sensitive area. 18.06.018 Adj acent "Adjacent" means lying near or close to; sometimes, contiguous; neighboring. Adjacent implies that the two objects are not widely separated, though they may not actually touch. (Ord. 2075 1(purt ), 2004) 18.06.020Adult Day Care "Adult day care" means a facility which provides supervised daytime programs where up to six frail and/or disabled adults can participate in social, educational, and recreational activities led by paid staff and volunteers. 18.06.025 Adult Entertainment Establishments A. "Adult entertainment establishments" means adult motion picture theaters, adult drive -in theaters, adult bookstores, adult cabarets, adult video stores, adult retail stores, adult massage parlors, adult sauna parlors or adult bathhouses, which are defined as follows: 1. "Adult bathhouse" means a commercial bathhouse which excludes any person by virtue of age from all or any portion of the premises. 2. "Adult bookstore" means a retail establishment in which: a. 30% or more of the "stock -in- trade" consists of books, magazines, posters, pictures, periodicals or other printed materials distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas "; and/or b. Any person is excluded by virtue of age from all or part of the premises generally held open to the public where such material is displayed or sold. NG - 10 - 09/21/05 1:15 PM P: )Steve and Lisa's Segale Folderl7 -14 PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) (Ord. 2075 §1(part), 2004) (Ord. 1758 § 1 t,pa rt). 1995) 3. "Adult cabaret" means a commercial establishment which presents go -go dancers, strippers, male or female impersonators, or similar types of entertainment and which excludes any person by virtue of age from all or any portion of the premises. 4. "Adult massage parlor" means a commercial establishment in which massage or other touching of the human body is provided for a fee and which excludes any person by virtue of age from all or any portion of the premises in which such service is provided. 5. "Adult motion picture theater" means a building, enclosure, or portion thereof, used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. 6. "Adult retail store" means retail establishment in which: a. 30% or more of the "stock -in- trade" consists of items, products or equipment distin- guished or characterized by an emphasis on or simulation of "specified sexual activities" or "specified anatomical areas"; and/or b. Any person is excluded by virtue of age from all or part of the premises generally held open to the public where such items, products or equipment are displayed or sold. 7. "Adult sauna parlor" means a commercial sauna establishment which excludes any person by virtue of age from all or any portion of the premises. 8. "Adult video store" means a retail establishment in which: a. 30% or more of the "stock -in- trade" consists of prerecorded video tapes, disks, or similar material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas "; and/or b. Any person is excluded by virtue of age from all or any part of the premises generally held open to the public where such prerecorded video tapes, disks or similar material are displayed or sold. B. "Specified anatomical areas" means: 1. Less than completely and/or opaquely covered human genitals, pubic region, buttock, or female breast below a point immediately above the top of the areola; 2. Human male genitals in a discernibly turgid state even if completely or opaquely covered. C. "Specified sexual activities" means: 1. Acts of human masturbation, sexual intercourse or sodomy; or 2. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast; or 3. Human genitals in a state of sexual stimulation or arousal. D. "Stock -in- trade" means: 1. The dollar value of all products, equipment, books, magazines, posters, pictures, periodicals, prerecorded video tapes, discs, or similar material readily available for purchase, rental, viewing or use by patrons of the establishment, excluding material located in any storeroom or other portion of the premises not regularly open to patrons; or 2. The number of titles of all products, equipment, books, magazines, posters, pictures, period- icals, other printed materials, prerecorded video tapes, discs, or similar material readily available for purchase, rental, viewing or use by patrons of the establishment, excluding material Iocated in any storeroom or other portion of the premises not regularly open to patrons. (Ord. 1758 §1(part), 1995) 18.06.035 Alley "Alley" means a public thoroughfare or way usually having a width of not more than 20 feet which affords only a secondary means of access to abutting property and is not intended for general traffic circulation. (Ord. 18.4 §1, 1998; Ord. 1758 §1(part), 1995) NG - 11 - 09/21/05 1:15 PM P..VSteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • 18.06.037 Amusement Device "Amusement device" means a structure such as a ferris wheel, roller coaster or climbing wall. (Ord. 1815 §1, 1997) 18.06.045 Applicant "Applicant" means a property owner or a public agency or public or private utility which owns a right -of -way or other easement, or has been adjudicated the right to an easement pursuant to RCW 8.12.090, or any person or entity designated in writing by the property or easement owner to be the applicant for a project permit, and who requests approval for a project permit. (Ord. 1768 §1(part), 1996: Ord. 1758 §1(part), 1995) 18.06.050Area, Site "Site area" means the total two- dimensional horizontal area within the property lines excluding external streets. 8.06.055 Areas of Potential Geologic Instability "Areas of potential geologic instability" means those areas subject to potential landslides and/or potential seismic instabilities. (Ord. 1758 §1(part). 1995) 18.06.060 Basement "Basement" means that portion of a building between floor and ceiling which is all or partly below grade. If the finished floor level directly above a basement is more than two feet above grade for more than 20% of the total perimeter or is twelve feet above grade as defined at any point, such basement shall be considered as a story. (Ord. 1758 §1(part), 1995) 18.06.065Bed- and - Breakfast Lodging "Bed- and - breakfast" means an owner- occupied dwelling unit that contains guest rooms where lodging is provided for compensation. (Ord. 1976 §3, 2001; Ord. 1758 §1(part), 1995) 18.06.069Best Available Science "Best Available Science" means that scientific information applicable to the sensitive area prepared by appropriate local, State or Federal agencies, a qualified scientist or team of qualified scientists, which will be consistent with the criteria established in WAC 365- 195 -900 through WAC 365 -195 -925. Characteristics of a valid scientific process will be considered to determine whether information received during the permit review process is reliable scientific information. A valid scientific process includes some or all of the following characteristics: 1. Peer reviewed research or background information. 2. Study methods clearly stated. 3. Conclusions based on logical assumptions. 4. Quantitative analysis. 5. Proper context is established. 6. References are included that cite relevant, credible literature and other pertinent information. (Ord. 2075 § 1(part), 2004) NG - 12 - 09/2//05 1:15 PM P :ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) 18.06.070Best Management Practices "Best management practices (BMPs)" means conservation practices and management measures which serve to protect trees, including the following practices: 1. Avoiding physical damage to tree trunk, branches, foliage and roots; . 2. Restricting the movement, operation, and location of construction materials and equipment to avoid the area under a tree canopy; 3. Minimizing adverse changes in drainage conditions around tree roots; 4. Minimizing adverse changes to the chemical, physical, structural, and organic characteristics of soil around tree roots; 5. Those conservation practices defined by the State of Washington Department of Agriculture, Washington State Department of Ecology, and Intemational Society of Arborists as intended to protect trees. (Ord. 1758 §1(part), 1995) 18.06.071 Binding Site Improvement Plan "Binding Site Improvement Plan" means an improvement plan processed in accordance with Chapter 17.16, which is legally binding on the land owner, his heirs, successors and assigns. (Ord. 1834 §2(part). 1998) 18.06.072 Block "Block" means a group of lots, tracts or parcels, which have been subdivided, and are entirely surrounded by highways or streets or in part by a well - defined or fixed boundary. (Ord. 1834 §2(part), 1998) 18.06.073 Boarding House "Boarding house" means a residential building or use which provides housing on a short term commercial basis for tenants. The following uses are excluded: Bed and breakfast facilities, hotels and motels, shelters, and facilities which provide short- or long -term care for tenants suffering from physical, mental or other disabilities. (Ord. 1976 §12, 2001) 18.06.074 Brew Pub "Brew pub" means a restaurant -type establishment that meets the following criteria: 1. Sells beer for consumption on site and sale in sealed containers; 2. Restaurant portion can be no larger than 8,000 square feet; 3. Produces beer in batch sizes not less than seven U.S. barrels (thirty one gallons); 4. Produces no more than 2,000 barrels of beer per year; 5. The brew house is enclosed with an air treatment system; 6. Revenue from food sales must comprise at least 60% of total business revenues (Ord. 1814 §1, 1997) 18.06.075 Buffer "Buffer" means an area separating two different types of uses or environments for the purpose of reducing incompatibilities between them, or reducing the potential adverse impacts of one use or environment upon the other. (Ord. 1758 §1(part), 1995) NG - 13 - 09/21 /05 1:15 PM P : :VSteve and Lisa's Segale Folder17 -14_PC HearingVStrike- UnderZoneAmend050909.DOC • • • 18.06.080Building "Building" means a structure as defined in this definitions chapter. When a total structure is separated by division walls without openings, each portion so separate shall be considered a separate building. (Ord. 1758 §1(part), 1995) 18.06.085Building, Accessory "Accessory building" means a subordinate building, the use of which is incident to the use of the main building on the same lot. (Ord. 1758 §1(part), 1995) 18.06.090 Building Area "Building area" means the total ground coverage of a building or structure which provides shelter, measured from the outside of its external walls or supporting members or from a point four feet in from the outside edge of a cantilevered roof. (Ord. 1758 §1(part), 1995) 18.06.095Building, Detached "Detached building" means a building surrounded on all sides by open space. (Ord. 1758 §1(part), 1995) 18.06.097 Building Footprint "Building footprint" means the square footage contained within the foundation perimeter of all structures located on a lot, plus overhangs projecting in excess of 18 inches, but excluding decks less than 18 inches above grade. (Ord. 1971 §1, 2001) 18.06.100Building Height "Building height" means the height of a building as calculated by the method in the Washington State Building Code. (Ord. 1971 §2, 2001; Ord. 1758 §1(part), 1995) 18.06.105 Building Line "Building line" means the line of face or corner of part of a building nearest the property line. (Ord. 1758 §1(part), 1995) 18.06.110Building, Nonconforming "Nonconforming building" means a building or structure which does not conform in its construction, area, yard requirements or height to the regulations of the district in which it is located. 18.06.115Building Permit "Building permit" means a permit for construction in accordance with specific approved plans that are on file with the DCD. 18.06.118 Bulk Retail "Bulk Retail" is a business or store that specializes in the sale of large goods, requiring large on- site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail NG - 14 - 09/21/05 1:15 PM P.:ISieve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) (Ord. 1758 §1 (part), 1995) stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director. 18.06.120Bus Station "Bus station" means a facility providing connections between buses serving different inter -city routes. (Ord. 1758 §1(part). 1995) 18.06.125 Caliper "Caliper" means the American Association of Nurserymen standard for measurement of trunk size of nursery stock. Caliper of the trunk shall be taken 6 inches above the ground. (Ord. 1758 §1(part), 1995) 18.06.130Canopy "Canopy" means an area encircling the base of a tree, the minimum extent of which is delineated by a vertical line extending from the outer limit of a tree's branch tips down to the ground. (Ord. 1758 §1(part), 1995) 18.06.135 Canopy Cover "Canopy cover" means the cumulative areal extent of the canopy of all trees on the site. (Ord. 1758 §1(part), 1995) 18.06.137 Cargo Container "Cargo container" means a standardized, reusable vessel that was: 1. Originally, specifically or formerly designed for or used in the packing, shipping, movement or transportation of freight, articles, goods or commodities; and/or, 2. Designed for or capable of being mounted or moved on a rail car; and/or 3. Designed for or capable of being mounted on a chassis or bogie for movement by truck trailer or loaded on a ship. (Ord. 1989 §1, 2002) 18.06.140 Certified Arborist "Certified arborist" means an arborist certified by the International Society of Arboriculture or National Arborist Association. 18.06.145 Clearing "Clearing" means removal or causing to be removed, through either direct or indirect actions, any vegetation from a site. Actions considered to be clearing include, but are not limited to, causing irreversible damage to roots or trunks; poisoning; destroying the structural integrity; and/or any filling, excavation, grading, or trenching in the root area of a tree which has the potential to cause irreversible damage to the tree. 18.06.150Clinic "Clinic" means a building designed and used for the medical, dental and surgical diagnosis and treatment of patients under the care of doctors and nurses and/or practitioners. (Ord. 1758 § 1(part), 1995) NG - 15 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1795 §1(part), 1997) (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) • • • 18.06.152Closed Record Appeal "Closed record appeal" means a quasi-judicial appeal to a hearing body designated by this chapter from a decision regarding a project permit application that was made after an open record hearing. Testimony and submission of relevant evidence and information shall not be permitted at a hearing on such an appeal. The hearing on such an appeal shall be limited to argument based on the testimony, evidence and documents submitted at the open record hearing conducted on the project permit application. (Ord. 1768 §1(part), 1996) 18.06.155 Club "Club" means an incorporated or unincorporated association of persons organized for a social, education, literary or charitable purpose. (Ord. 1758 §1(part). 1995) 18.06.165 Comprehensive Plan "Comprehensive Plan" means the adopted City of Tukwila Comprehensive Plan. (Ord. 1758 §1(part). 1995) 18.06.170 Continuing Care Retirement Community "Continuing care retirement community" means housing planned and operated to provide a continuum of accommodations and services for seniors, including but not limited to at least two of the following housing types: independent living, congregate housing, assisted living and skilled nursing care. 18.06.173 Convalescent/Nursing Home "Convalescent/nursing home" means a residential facility, such as a hospice, offering 24 -hour skilled nursing care for patients suffering from an illness, or receiving care for chronic conditions, mental or physical disabilities or alcohol or drug detoxification, excluding correctional facilities. Care may include in- patient administration of special diets, bedside nursing care, and treatment by a physician or psychiatrist. (Ord. 1976 §I3, 2001) 18.06.175 Cooperative Parking Facility "Cooperative parking facility" means an off - street parking facility shared by two or more buildings or uses. 18.06.178 Correctional Institution "Correctional institution" means public and private facilities providing for: 1. the confinement of adult offenders; or 2. the incarceration, confinement or detention of individuals arrested for or convicted of crimes whose freedom is partially or completely restricted other than a jail owned and operated by the City of Tukwila; or 3. the confinement of persons undergoing treatment for drug or alcohol addictions whose freedom is partially or completely restricted; or 4. transitional housing, such as halfway houses, for offenders who are required to live in such facilities as a condition of sentence or release from a correctional facility, except secure community transitional facilities as defined under RCW 71.09.020. (Ord. 1991 §1, 2002; Ord. 1976 §14, 2001) NG - 16 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneArnend050909.DOC (Ord. 1758 § I (part), 1995) 18.06.180Coverage "Coverage" means the percentage of the area of a lot which is built upon or used for business or commercial purposes. (Ord. 1758 §1(part), 1995) 18.06.183 Cul -de -Sac "Cul -de -sac" means a street having one end open to traffic and being terminated at the other end by a circular vehicular turn- around. (Ord. 1834 §2(part), 1998) 18.06.185 Curb -Cut "Curb -cut" means a depression in the roadside curb for driveway purposes which provides access to a parking space on private premises from a public street. (Ord. 1758 § 1 (part), 1995) 18.06.190Dangerous Waste "Dangerous waste" means those solid wastes designated in WAC 173 - 303 -070 through 173 -303- 103 as dangerous waste. (Ord. 1758 §1(part), 1995) 18.06.195Day Care Center "Day care center" means a state licensed agency which regularly provides care for a group of children during part of the 24 -hour day. (Ord. 1758 § 1(part), 1995) 18.06.196 Daylighting "Daylighting" means removing piped sections of a watercourse to create open channels for watercourse conveyance. (C)rd. 2075 § 1(part), 2004) 18.06.198 Dedication "Dedication" means a deliberate appropriation of land by its owner for any general and public uses, reserving to himself no other rights than such as are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted. (Ord. 1834 §2(part), 1998) 18.06.200Density Transfer "Density transfer" means a percentage number which represents a credit for housing units which are not allowed to be built in wetlands, watercourses or their buffers. The density transfer is used in a formula for determining the number of residential units allowed on the buildable portion of a lot containing wetlands, watercourses and their buffers. 18.06.202 Department "Department" means the Department of Community Development. NG - 17 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder{7 -14_PC Hearing{ Strike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) (Ord. 1768 § 1(part), 1996) 18.06.203Design Criteria "Design criteria" explains mandatory design requirements for development proposals subject to Design Review. They are the decision criteria by which the Board of Architectural Review or • • • DCD Director decides whether to approve, condition or deny a project. (Ord. 1 865 §1, 1999) 18.06.204Design Guidelines "Design guidelines" consist of advisory or recommended descriptions and illustrations that augment each Design Criteria, provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and to the Board of Architectural Review or DCD Director in determining whether the project meets the Design Criteria. (Ord. 1865 §2, 1999) 18.06.205 Designated Facility Zone "Designated facility zone" means a zoning district in which hazardous waste treatment and storage facilities are allowed uses, subject to the St::' siting criteria designated in C W 70.10 . 18.06.21 0 D evelop ment "Development" means the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure that requires a building permit. (Ord. 1 1(part), 1995) 18.06.215 Development Area "Development area" means the impervious surface area less the following surfaces: the footprint of an exclusive recreational facility; a proportion of a recreational facility footprint when contained within a general use building as follows: the portion of the footprint area occupied by a recreational facility divided by the number of floors in that portion of the building; vehicle r111 circulation aisles between separate parking areas; sidewalks; paths; and other pedestrian/recreation facilities clearly designed to enhance the pedestrian environment. (Ord. 1758 §1(part), 1995) 18.06.220Diameter/Diameter- Breast - Height (d.b.h.) "Diameter /diameter- breast - height" (d.b.h.) means the diameter of any tree trunk, measured at 4.5 feet above average grade. (Ord. 1758 §1(part). 1995) 18.06.225 Director "Director" means the Director of the Department of Community Development. (Ord. 1755 lt,pari)_ 1995) 18.06.230 District "District" means an area or district accurately defined as to boundaries and location on the official zoning map (Figure 18 -10) and within which district only certain types of land uses are permitted. (Ord. 1758 §1(part). 1995) 18.06.235 District, Overlay "District, overlay" means a set of zoning requirements that is described in the title text, mapped, and is imposed in addition to those of the underlying district )rc,. ; '` (paI t1. 19t)51 NG - 18 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.06.237Dormitory "Dormitory" means a residential building or use which provides housing for students attending an affiliated school or housing for members of a religious order. Dormitories may include kitchens, cafeterias, meeting rooms, laundry rooms and other accessory facilities to serve the residents of the facility. ((7ri. 1 + 18.06.240Dri veway "Driveway" means a private road giving access from a public way to a building or abutting grounds. (Ord. 1758 §1(part). 1995) 18.06.245Dwelling, Manufactured Home "Dwelling, Manufactured Home" means a single - family dwelling required to be built in accordance with the regulations adopted under the national manufactured housing construction and safety standards act of 1974. (Ord. 2097 § 1, 2005; Ord. 1758 §1(part), 1995) 18.06.247 Dwelling, Mobile Home "Dwelling, Mobile Home" means a factory built dwelling constructed before June 15, 1976 to standards other than the national manufactured housing construction and safety standards act of 1974 and acceptable under applicable state codes in effect at the time of construction or introduction of the home into this state. (Ord. 2097 § 2, 2005; Ord. 2097, 2005) 18.06.250Dwelling, Multi- Family "Multi- family dwelling" means a building designed to contain two or more dwelling units. Duration of tenancy in multi - family dwellings is not less than one month. (Ord. 1976 §4, 2001; Ord. 1758 §1(part), 1995) 18.06.255 Dwelling, Single - Family "Single- family dwelling" means a building, modular home, or new manufactured home, designed to contain no more than one dwelling unit plus one accessory dwelling unit. (Ord. 2098 §1, 2005 ;Ord. 1976 §5, 2001; Ord. 1758 §1(part), 1995) 18.06.260Dwelling Unit "Dwelling unit" means the whole of a building or a portion thereof providing complete housekeeping facilities for a group of individuals living together as a single residential community, with common cooking, eating and bathroom facilities, other than transitory housing or correctional facilities as defined in this code, which is physically separated from any other dwelling units which may be in the same structure. (Ord. 1976 §7, 2001; Ord. 1758 §1(part). 1995) 18.06.264 Engineer, Geotechnical "Geotechnical engineer" means a professional engineer who can document at least four years of employment as a professional engineer in the field of geotechnical engineering. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part), 1995) 18.06.266Engineer, Professional "Professional engineer" means an engineer licensed in the State of Washington. NG - 19 - 09/21 /05 1:15 PM P :•lSteve and Lisa's Segale Folderl7 -J4_PC HearinglStrike- UnderZoneAmend050909.DOC • • • • NG - 20 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 2075 §1(part). 2004) • 18.06.268 Engineering, geotechnical "Geotechnical engineering" means the application of civil engineering technology that combines the basic physical sciences, geology and pedology, with hydraulic, structural, transportation, construction, and mining engineering as each relates to the natural materials found at or near the earth's surface (soils and rock). Geotechnical engineering includes: 1. Soils mechanics: kinematics, dynamics, fluid mechanics, and mechanics of material applied to soils in order to build with or on soils. 2. Foundation engineering. applied geology, soil mechanics, rock mechanics, structural engineering to design, and construction of civil engineering and other structures. Evaluate foundation performance (static and dynamic loading), stability of natural and excavated slopes, stability of permanent and temporary earth- retaining structures, construction problems, control of water movement and soil pressures, maintenance and rehabilitation of old buildings. 3. Rock engineering: buildings, dams, deep excavations, tunnels. (Ord. 2075 § I (part), 2004) 18.06.270Essential Public Facility "Essential public facility" means a facility which provides a basic public service, provided in one of the following manners: directly by a government agency, by a private entity substantially funded or contracted for by a government agency, or provided by a private entity subject to public service obligations (i.e., private utility companies which have a franchise or other legal obligation to provide service within a defined service area). (Ord. 1758 §1(part), 1995) 18.06.275 Essential Root Zone "Essential root zone" means the area located on the ground between the tree trunk and 10 feet beyond the canopy. (Ord. 1758 §1(part), 1995) 18.06.280Essential Use "Essential use" means that use for the preservation or promotion of which the use district was created and to which all other permitted uses are subordinate. (Ord. 1758 §1(part), 1995) 18.06.285 Essential Street, Road, Right -of -Way or Utility "Essential street, road, right -of -way or utility" means a utility facility, utility system, street, road or right -of -way where no feasible alternative location exists based on an analysis of technology and system efficiency. (Ord. 1758 §1(part). 1995) 18.06.290Extremely Hazardous Waste "Extremely hazardous waste" means those solid wastes designated in WAC 173 - 303 -070 through 173 - 303 -103 as extremely hazardous waste. (Ord. 1758 § I (part), 1995) 18.06.300Family Child Care Home "Family child care home" means a "family day -care provider" as defined in RCW 74.15.020: a state - licensed facility in the family residence of the licensee providing regularly scheduled care for 12 or fewer children, including children who reside at the home, within an age range of birth through 11 years, exclusively for periods less that 24 hours per day. An off - street parking space shall be made available for any non- resident employee. (Ord. 1976 §10, 2001: Ord. 1758 § I (part), 1995) 18.06.310Fence "Fence" means a wall or barrier for the purpose of enclosing space, separating parcels of land or acting as a screen or protective barrier. (Ord. 1758 § 1 (part). 1995) 18.06.315 Filling "Filling" means the act of transporting or placing (by any manner or mechanism) fill material from, to, or on any soil surface, natural vegetative covering of soil surface, or fill material (including temporary stockpiling of fill material). (Ord. 1758 § 1(part), 1995) 18.06.318Final Plat "Final Plat" means the final drawing of the subdivision and dedication prepared for filing for record with the Department of Records and Elections, and containing all elements and requirements set forth in the subdivision code. NG - 21 - 09/21/05 1:15 PM P: {Steve and Lisa's Segale Folderl7- 14_PC Hearing{ Strike- UnderZoneAmend050909.DOC (Ord. 1834 §2(part). 1998) 18.06.320Fire Lane "Fire lane" means an aisle, lane or roadway on an improved site which is designed, constructed and required for emergency access of fire and aid unit vehicles. (Ord. 1758 § ](part), 1995) 18.06.325 Floor Area "Floor area" means the sum of the gross horizontal areas of the floors of a building or buildings, measured from the exterior walls and from the centerline of divisions walls. Floor area includes basement space, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces with headroom of 7 feet 6 inches ormore, penthouse floors, interior balconies and mezzanines, enclosed porches, and malls. Floor area shall not include accessory water tanks and cooling towers, mechanical equipment or attic spaces with headroom of less than 7 feet 6 inches, exterior steps or stairs, terraces, breezeways and open spaces. (Ord. 1758 §1(part), 1995) 18.06.340 Fraternal Organization "Fraternal organization" means a group of people formally organized for a common interest, usually cultural, religious or entertainment, with regular meetings, rituals and formal written membership requirements. (Ord. 1758 § 1 (part), 1995) 18.06.345 Garage, Private "Private garage" means sheltered or enclosed space designed and used for the storage of motor vehicles or boats of the residents of the premises. (Ord. 1758 § 1(part). 1995) 18.06.353 General Retail "General Retail" is a business or a store which engages in the sale of goods and/or services to the general public. Examples include department stores and personal service shops. • • (Ord. 1795 §1(part), 1997) • 1 8.06.355 Geologist "Geologist" means a person licensed to practice as a geologist in the State of Washington who has earned a degree in geology, engineering geology, hydrogeology or one of the related geological sciences from an accredited college or university, or a person who has equivalent educational training and has experience as a practicing geologist. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part). 1995) • • 18.06.365 Grade "Grade" (adjacent ground elevation) means the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and a point five feet distant from said wall, or the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and the property line, if it is less than five feet distant from said wall. In case walls are parallel to and within five feet of a public sidewalk, alley, or other public way, the grade shall be the elevation of the sidewalk, alley or public way. (Ord. 1758 §1(part), 1995) 18.06.3 70 Grading "Grading" means any excavating, filling, clearing, or the creation of impervious surface, or any combination thereof, which alters the existing surface of the earth. (Ord. 1758 §1(part), 1995) 18.06.3 80 Groundcover "Groundcover" means trees, shrubs and any other plants or natural vegetation which covers or shades in whole or in part the earth's surface. (Ord. 1758 §1(part), 1995) 18.06.385 Hazardous Substance "Hazardous substance" means any liquid, solid, gas or sludge, including any material, substance, product, commodity or waste, regardless of quantity, that exhibits any of the characteristics or criteria of hazardous waste as defined by WAC 173 -303. (Ord. 1758 §1(part), 1995) 18.06.390Hazardous Substance Processing or Handling "Hazardous substance processing or handling" means the use, storage, manufacture, production, or other land use activity involving hazardous substances. Hazardous substances processing and handling activities do not include individually packaged household consumer products or quantities of hazardous substances of less than five gallons in volume per container. (Ord. 1758 §1(part), 1995) 18.06.395 Hazardous Tree "Hazardous tree" means a tree with a structural defect or disease, or which impedes safe vision or traffic flow, or otherwise currently poses a threat to life or property. (Ord. 1758 §1(part), 1995) 18.06.400Hazardous Waste "Hazardous waste" means and includes all waste as defined in this definitions chapter and all extremely hazardous waste as defined in this definitions chapter. NG - 22 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) 18.06.405 Hazardous Waste Storage "Hazardous waste storage" means the holding of hazardous waste for a temporary period. Accumulation of waste on the site of generation is not storage as long as the storage complies with applicable requirements of WAC 173 -303. ment; NG - 23 - 09/21/05 1:15 PM P. (Steve and Lisa's Segale Folderk7- 14_ PC_ HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) 18.06.4101- Iazardous Waste Treatment "Hazardous waste treatment" means the physical, chemical, or biological processing of dangerous waste to make such wastes nondangerous or less dangerous, safer for transport, or amenable for energy or material resource recovery. (Ord. 1758 §1(part), 1995) 18.06.415 Hazardous Waste Treatment and Storage Facility, Off -Site "Off -site hazardous waste treatment and storage facility" means the treatment and storage of hazardous wastes from generators on properties other than that on which the off -site facility is located. (Ord. 1758 §1(part), 1995) 18.06.420Hazardous Waste Treatment and Storage Facility, On -Site "On -site hazardous waste treatment and storage facility" means the treatment and storage of hazardous wastes generated on the same site. (Ord. 1758 §1(part), 1995) 18.06.425 High - Impact Environment "High- impact environment" means the area between the low- impact environment and a point 200 feet landward from the mean high water mark. (Ord. 1758 §1(part), 1995) 18.06.430Home Occupation "Home occupation" means an occupation or profession which is customarily incident to or carried on in a dwelling place, and not one in which the use of the premises as a dwelling place is largely incidental to the occupation carried on by a resident of the dwelling place; provided, that: 1. There shall be no change in the outside appearance of the surrounding residential develop - 2. No home occupation shall be conducted in any accessory building; 3. Traffic generated by such home occupations shall not create a nuisance; 4. No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odor, or electrical interference detectable to the normal senses off the lot; 5. The business involves no more than one person who is not a resident of the dwelling; and 6. An off -street parking space shall be made available for any non - resident employee. (Ord. 1974 § 1 1, 2001; Ord. 1758 §1(part), 1995) 18.06.435 Hospital "Hospital" means a building designed and used for the medical and surgical diagnosis, treatment and housing of persons under the care of doctors and nurses. Rest homes, nursing homes, convalescent homes and clinics are not included. (Ord. 1758 §1(part), 1995) • • • 18.06.440Hotel "Hotel" means a building or portion thereof designed or used for the transient rental of five or more units for sleeping purposes. A central kitchen and dining room and accessory shops and services catering to the general public can be provided. Not included are institutions housing persons under legal restraint or requiring medical attention or care. NG - 24 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folderl7 -I4_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) 18.06.445 Impervious Surface "Impervious surface" means those hard surfaces which prevent or retard the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area which causes water to run off the surface in greater quantities or at an increased rate of flow from the flow present under natural conditions prior to development. Such surfaces include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces or other surfaces which similarly affect the natural infiltration or runoff patterns existing prior to development. (Ord 1758 §1(part). 1994) 18.06.450Infrastructure "Infrastructure" means the basic installations and facilities on which the continuance and growth of a community depend, such as roads, public buildings, schools, parks, transportation, water, sewer, surface water and communication systems. (Ord. 1758 §1(part), 1995) 18.06.453 Integrated Site "Integrated site" means a commercial or industrial zoned property for which a Binding Site Improvement Plan is being or has been approved and recorded. The site typically contains within it multiple tracts of land under separate leasehold or ownership, but functions as a single center. Characteristics of an integrated site includes commonly shared access, parking, utilities, signage and landscaping; the site is not bisected by a public or private street; and zoning and sign regulations are applied to the entire site, as if there were no interior property lines. (Ord. 1834 §2(part), 1998) 18.06.454 Internet Data/Telecommunication Center "Internet data/telecommunication center" means a secure, climate - controlled facility with emergency backup power that contains internet data transmission and switching equipment and/or telecommunication transmission and switching equipment. This equipment may include computer network routers, switches and servers for one or more companies. {Ord.1974§1__2001) 18.06.460 Junk Yard "Junk yard" means a lot, land or structure, or part thereof, used for the collection, storage and sale of waste paper, rags, scrap metal or discarded material; or for the collecting, dismantling, storage, salvaging and sale of parts of machinery or vehicles not in running condition. 1'58 4llpart), 1095. 18.06.465 Kennel "Kennel" means a place where four or more dogs or cats or any combination thereof are kept. (Ord. 1758 §1(part), 1995) 18.06.470Laboratory, Medical and Dental "Medical or dental laboratory" means premises devoted to sample testing or product development in any branch of medicine or dentistry, including the application of scientific principles in testing, analysis, or preparation of drugs, chemicals or other products or substances but specifically excluding the commercial manufacturing or storage and distribution operations in excess of 20,000 square feet of floor area. esrti. 1995) 18.06.473 Land Surveyor "Land surveyor" means an individual registered in accordance with the provisions of RCW 18.43 and licensed to perform land surveys in the State of Washington. (Ord, 18;i §2tpart). 1998) 18.06.475 Land - Altering Activity "Land- altering activity" means any activity that results in change of the natural cover or topography, as defined in TMC Chapter 16.54, Land Altering. (Ord. 175S J 1(p;art), 1')95) 18.06.480 Land- Altering Permit "Land- altering permit" means a permit for land- altering activity issued by the City of Tukwila pursuant to TMC Chapter 16.54, Land Altering. (Ord. 1 758 §1(part), 1995) 18.06.485 Landscape Architect "Landscape architect" means a person licensed by the State of Washington to engage in the practice of landscape architecture as defined by RCW 18.96.030. (Ord. 1758 §1(part), 1995) 18.06.490Landscaping or Landscaped Areas "Landscaping or landscaped areas" means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use to which the land is put. 18.06.500 Lot A. "Lot" means a physically separate and distinct parcel of property which 1. was created by plat, short plat or binding site plan; or NG - 25 - 09/21/05 1:15 PM P.• (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC ((ird, 1758 §1( part), 1995) 18.06.493 Lease "Lease" means a contract or agreement whereby one party grants to another party general or limited rights, title or interest in real property. This definition is intended to apply to those agreements which are ordinarily considered "ground leases ", and shall not apply to those which are ordinarily considered "space leases." (Ord. 18 ?.z `�2i 1998) 18.06.495 Loading Space "Loading space" means a space which is on the same site with the principal use served and which provides for the temporary parking of a vehicle while loading or unloading merchandise, materials or passengers. (Ord. 1758 §1(part), 1995) • • • 2. was bought or sold as a separately owned parcel of property prior to the requirement that lots . be created by plat, short plat or binding site plan; or 3. was created by a transaction which was exempt from the requirement that lots be created by plat, short plat or binding site plan. B. "Lots" may be bought or sold as separate parcels of property but the fact that a parcel of property is defined as a "lot" does not necessarily mean that it may developed as a separate building site. (Ord. 2097 § 3. 2005: Ord. 1758 §1(part), 1995) 18.06.505 Lot Area "Lot area" means the total horizontal area within the boundary lines of a lot and exclusive of street right -of -way, street easement, or private access roads serving more than one lot authorized pursuant to the subdivision ordinance. (Ord. 1834 §3. 1998: Ord. 1758 §1(part), 1995) 18.06.510Lot, Corner "Corner lot" means a lot abutting two or more streets or parts of the same street forming an interior angle of less than 135 degrees within the lot lines. (Ord. 1758 §1(part), 1995) 18.06.515 Lot Coverage "Lot coverage" means the surface of the subject property covered with impervious surface, other than outdoor pools. (Ord. 1758 §1(part), 1995) • 18.06.520Lot Depth "Lot depth" means the mean dimension of the lot from the front street line to the rear line. (Ord. 1758 §1(part), 1995) 18.06.525 Lot Frontage "Lot frontage" means that front portion of a lot nearest the street, except on a corner lot in which case the front yard shall be considered the narrowest part of the lot that abuts a street. (Ord. 1758 §1(part), 1995) 18.06.530Lot Lines "Lot lines" means the property lines bounding the lot; except that in MDR and HDR zones, lot lines shall also include the curbline or edge or easement, whichever provides a greater width, of any adjacent `access roads'. (Ord. 1758 §1(part), 1995) 18.06.535 Lot, Interior "Interior lot" means a lot other than a corner lot with only one frontage on a street. (Ord. 1758 §1(part), 1995) 18.06.540Lot, Through "Through lot" means a lot fronting on two streets that do not intersect on the parcel's lot lines. (Ord. 1758 §1(part), 1995) 18.06.545 Lot Width "Lot width" means the mean horizontal distance between lot side lines. • (Ord. 1758 §1(part), 1995) NG -26- 09/21/051 :15 PM P: \Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.06.550Low- Impact Environment "Low- impact environment" means the area between the River Environment and a point 100 feet landward from the mean high water mark having environmentally protective land use regulations as established in the Shoreline Overlay District chapter of this title. (Ord. 1758 §1(part), 1995) 18.06.555 Major Adjustment "Major adjustment" means an adjustment determined by the Director as a major change in a final development plan which changes the basic design, density, open space or other substantive requirements or provisions. (Ord. 1758 §1(part), 1995) 18.06.560Mal1 "Mall" means an enclosed public area, typically a concourse, designed as a pedestrian walkway along rows of shops and often set with landscaping and/or seating. (Ord. 1758 §1(part), 1995) 18.06.565 Manufactured/mobile Home Park "Manufactured/mobile home park" means a master planned development consisting of a grouping of manufactured or mobile home dwellings, and may include park management offices and accessory community facilities for the exclusive use of park residents, such as recreation, laundry or storage facilities. (Ord. 1758 §1(part), 1995) 18.06.567 Manufacturing "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the research and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. (Ord. 1795 §1(part), 1997) 18.06.568Mass Transit Facilities "Mass transit facilities" shall include structures and infrastructure for public or private transportation systems having established routes and schedules such as transit centers, commuter and light rail facilities, both rail lines and stations, monorails, people movers and other similar mass transit facilities but not including incidental improvements such as bus stops. (Ord. 1865 §3, 1999) 18.06.570Mean High Water Mark "Mean high water mark" means the elevation of the surface of Green River and Duwamish River waters when the discharge rate at the U. S. Geological Survey Stream Gauging Station, Green River near Auburn (121130), is 9,000 cfs and as determined by maps on file with the City Clerk. (Ord. 1758 §1(part), 1995) 18.06.575 Mining and Quarrying "Mining and quarrying" means removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits, greater than 50,000 cubic yards cumulative. NG - 27 - 09/21/05 1:15 PM P :ISteve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) • • • 18.06.580 Minor Adjustment "Minor adjustment" means any change which is not determined by the Director to be a major change. 18.06.581 Mitigation "Mitigation" means replacing project- induced sensitive area and buffer losses or impacts, and includes but is not limited to the following: 1. Restoration: Actions performed to reestablish sensitive area and its buffer functional characteristics and processes which have been lost by alterations, activities or catastrophic events within an area which no longer meets the definition of a sensitive area; 2. Creation: Actions performed to intentionally establish a sensitive area and its buffer at a site where it did not formerly exist; 3. Enhancement: Actions performed to improve the condition of an existing degraded sensitive area or its buffer so that the functions it provides are of higher quality. (Ord. 2075 §1(part). 2004; Ord. 1758 §1(part), 1995) 18.06.583 Modular Home "Modular home" means a factory-built residential structure, transportable in one or more sections, which meets the requirements of the Uniform Building Code. NG - 28 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) (Ord. 1974 §6, 2001) 18.06.585 Motel "Motel" includes tourist cabins, tourist court, motor lodge, auto court, cabin court, motor inn and similar names. A motel is a building or buildings, detached or in connected units or designed as a single structure, the units of which are used as individual sleeping or dwelling units having their own private toilet facilities, and may or may not have their own kitchen facilities, and are designed primarily for the accommodation of transient automobile travelers. Accommodations for travel trailers are not included. (Ord. 1758 §1(part), 1995) 18.06.587 New manufactured home "New manufactured home" means any manufactured home required to be titled under Title 46 RCW, which has not been previously titled to a retail purchaser, and is not a "used mobile home" as defined in RCW 82.45.032(2). (Ord. 2097 §4, 2005) 18.06.590 Nonconforming Use "Nonconforming use" means the use of land which does not conform to the use regulations of the district in which the use exists. (Ord. 1758 §1(part), 1995) 18.06.592 Office "Office" is a building or a group of buildings dedicated to non - manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Examples include services such as accounting, advertising, architectural /engineering, consulting, information processing, legal, medical and/or dental. (Ord. 1795 §1(part), 1997) 18.06.593 Open Record Appeal "Open record appeal" means a quasi - judicial appeal to a hearing body designated by this chapter from a decision regarding a project permit application that was made without an open record hearing. Testimony and submission of relevant evidence and information shall be permitted at the hearing on such an appeal. (Ord. 1768 §1(part), 1996) 18.06.5940pen Record Hearing "Open record hearing" means a quasi - judicial hearing conducted by a hearing body which creates the official record regarding a permit application. Oral testimony and submission of relevant evidence and documents shall be permitted at such a hearing. (Ord. 1768 § I (part), 1996) 18.06.595 Open Space "Open space" means that area of a site which is free and clear of building and structures and is open and unobstructed from the ground to the sky. (Ord. 1758 §1(part), 1995) 18.06.6000pen Space Tract "Open space tract" means a tract that is established to preserve open space, and which is recorded on all documents of title of record for all affected lots and subsequent owners. (Ord. 1758 §1(part), 1995) 18.06.605 Ordinary High Water Mark "Ordinary high water mark (OHWM)" means the mark that will be found by examining the bed and banks of a stream and ascertaining where the presence and action of waters are so common and usual as to distinctly mark the soil from that of the abutting upland, in respect to vegetation. (Ord. 1758 §1(part), 1995) 18.06.610Parcel "Parcel" means a tract or plat of land of any size which may or may not be subdivided or improved. (Ord. 1758 §1(part), 1995) 18.06.611 Park and Ride "Park and Ride" means a facility for temporarily parking automobiles, the occupants of which transfer to public transit to continue their trips. 18.06.613 Parking, Commercial "Commercial parking" is a use of land or structure for the parking of motor vehicles as a commercial enterprise for which hourly, daily or weekly fees are charged. NG - 29 - 09/21/05 1:15 PM P :1Steve and Lisa's Segale Folder{7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1986 §3, 2001) (Ord. 1986 §4, 2001) 18.06.615 Parking Space "Parking space" means an off - street parking space which is maintained and used for the sole purpose of accommodating a temporarily parked motor vehicle and which has access to a street or alley. (Ord. 1758 §1(part), 1995) • • • 18.06.617 Pawnbroker "Pawnbroker" is an establishment engaged in the buying or selling of new or secondhand merchandise and offering loans in exchange for personal property. 18.06.618Performance Bond or Guarantee "Performance bond or guarantee" means that security to ensure installation of certain required improvements which may be accepted to defer those improvements when such a deferment is warranted and acceptable to the City. 18.06.620Performance Standards "Performance standards" means specific criteria for fulfilling environmental goals, and for beginning remedial action, mitigation or contingency measures, which may include water quality standards or other hydrological, geological or ecological criteria. NG - 30 - 09/21/051: 15 PM P: (Steve and Lisa's Segale Folder17 -I4_PC Hearing) Strike- UnderZoneAmend050909.DOC (Ord. 1974 §2, 2001) (Ord. 1834 §2(part). 1998) (Ord. 1758 §1(part), 1995) 18.06.625 Person "Person" means any legal entity recognized by the State of Washington for the purpose of assigning legal responsibility, to include - but not limited to - individuals, partnerships, corporations, associations, commissions, boards, utilities, institutions, and estates. (Ord. 1758 § I (part), 1995) 18.06.630 Plan "Plan" means a sketch, survey or other drawing, photograph or similar document which may be a part of the set of permit drawings or construction documents, sufficient for the Director to make a final permit decision. (Ord. 1758 §1(part), 1995) 18.06.632 Planned Residential Development (PRD) "Planned residential development (PRD)" means a form of residential development characterized by a unified site design for a number of dwelling units, clustered buildings, common open space, and a mix of building types. The PRD is an overlay district which is superimposed over the underlying district as an exception to such district regulations, as processed through procedures specified in the Planned Residential Development District chapter of this title. (Ord. 1758 §1(part), 1995) 18.06.633 Planning Commission "Planning Commission" means that body as defined under Title 2.36 of the Tukwila Municipal Code. 1 S34 $2(p.t11), 1 1 ) 0 8) 18.06.635 Plat "Plat" means a map or representation of a subdivision, showing thereon the division of a tract or parcel of land into lots, blocks, streets, and alleys or other divisions and dedications. (old 1534 2; l•.:rt). 1995) 18.06.636 Preliminary Plat "Preliminary plat" means a neat and approximate drawing of a proposed subdivision or short plat, showing the general layout of streets and alleys, lots, blocks, utilities, and restrictive covenants to be applicable to the proposal, and other elements of a plat which shall furnish a basis for the approval or disapproval of the application. s.) .1. 1 . :04 y2(p;u :, l t«r• 18.06.637Principal Building "Principal building" means the principal structure on a lot or building site designed or used to accommodate the primary use to which the premises are devoted. ):•, .1. I \ 2(parI; 199 . ) 18.06.638Private Access Road "Private access road" means a minor, privately owned and maintained road which serves to provide access to lots as authorized pursuant to TMC 17.24.030 and 17.28.050. ,c.nd 1834 §2(part). ]045) 18.06.640Property Owner "Property owner" means the owner of record for a site, or his or her authorized representative. (Ord. 1758 §1(part), 1995) 18.06.645 Protected Tree/Protected Vegetation "Protected tree /protected vegetation" means tree or area of understory vegetation identified on an approved landscape plan to be retained and protected during construction. (Ord. 1758 §1(part), 1995) 1 8.06.650Protection Measure "Protection measure" means the practice or combination of practices (e.g. construction barriers, protective fencing, tree wells, etc.) used to control construction or development activity, where such activity may impact vegetation which is approved for retention in a Tree Clearing Permit. (Ord. 1758 §1(part), 1995) 18.06.655 Protective Fencing "Protective fencing" means the temporary fence or other structural barrier installed to prevent permitted clearing or construction activity from adversely affecting vegetation which is approved for retention in a Tree Clearing Permit. (Ord. 1758 §1(part), 1995) 18.06.657Public Meeting "Public meeting" means an informal meeting or workshop to provide public information regarding a project permit application and to obtain comments about the application from the public. The information gathered at such a meeting does not constitute part of the official record regarding a project permit application. 18.06.660 Reach "Reach" means a segment of a watercourse with uniform characteristics. 18.06.665 Recreation Space "Recreation space" means covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery. NG - 31 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1768 § 1(part), 1996) (Ord. 1758 §1(part). 1995) • • NG - 32 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part). 1995) 18.06.670 Recreation Space, Covered "Covered recreation space" means an area of ground covered or overlaid by an artificial or manmade surface, such as rooftops or pavement. (Ord. 1758 §1(part), 1995) 18.06.675 Recreation Space, Uncovered "Uncovered recreation space" means an area of ground characterized by a natural surface, such as lawn, forests, or sandboxes (for children's play). (Ord. 1758 §1(part), 1995) 18.06.680 Regulated Wetlands "Regulated wetlands" means ponds or lakes 30 acres or less and those lands subject to the "wetland" definition contained in this chapter. Isolated wetlands that are 1,000 square feet or smaller in area may not require compensatory mitigation. (Ord. 1758 §1(part), 1995) 18.06.682 Research and Development Facility "Research and development facility" means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in all aspects of bio- medical research and development. This use may be associated with, or accessory to, institutional and such as business or administrative offices and medical facilities. • 18.06.685 Residence "Residence" means a building or structure, or portion thereof, which is designed for and used to provide a place of abode for human beings. (Ord. 1758 §1(part), 1995) 18.06.687 Restaurant "Restaurant" is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages. (Ord. 1795 §1(part), 1997) 18.06.688 Restaurant, Fast Food "Restaurant, Fast Food" means an establishment whose principal business is the sale of foods, frozen desserts, or beverages served in or on disposable containers for consumption while seated within the building or in a vehicle or incidentally within a designated outdoor area, or for takeout with consumption off the premises. (Ord. 1795 §1(part). 1997) 18.06.689 Right -of -Way "Right -of -way" means a right belonging to a party to pass over land of another. (Ord. 1834 §2(part). 1998) 18.06.690 River Channel "River channel" means that area of the river environment lying riverward of the mean high water mark. 18.06.695River Environment "River environment" means the area between the mean high water mark and a point 40 feet landward from the mean high water mark, having the most environmentally protective land use regulations as established in the Shoreline Overlay District chapter of this title. (Ord. 1758 §1(part), 1995) 18.06.697 Roadway "Roadway" means that improved portion of a street intended for the accommodation of vehicular traffic, generally within curb lines. 18.06.700 Sanitarium "Sanitarium" means a facility designed and used for the care, treatment and housing of persons with specific chronic diseases. Convalescent homes are not included. 18.06.705 Screening "Screening" means a continuous fence and/or evergreen landscaped planting that effectively conceals the property it encloses. 18.06.706 Secure Community Transitional Facility "Secure community transitional facility" means a secure community transitional facility as defined under RCW 71.09.020, which defines it as "a residential facility for persons civilly committed and conditionally released to a less restrictive alternative under this chapter. A secure community transition facility has supervision and security, and either provides or ensures the provision of sex offender treatment services. Secure community transition facilities include but are not limited to the facilities established pursuant to RCW 71.09.250 and any community- based facilities established under this chapter and operated by the DSHS secretary or under contract with the secretary." (Ord. 1758 §1(part), 1995) (Ord. 1834 §2(part). 1998) (Ord. 1758 §1(part), 1995) (Ord. 175.8 ;1(part:). 1915) (it'ti. 1 ?5 )(parr,. 18.06.707 Self-Storage Facility "Self- Storage facility" means a building designed and used for the purpose of renting or leasing individual indoor storage space to customers who are to have access to the space for the purpose of storing or removing personal property on a self - service basis. ;Ord 2(121 I. _•,tt. 18.06.708 Senior Citizen Housing "Senior Citizen Housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the population of disabled individuals may not exceed 20% of the residents. NG - 33 - 09/21/05 1:15 PM P:1Steve and Lisa's Segale Folderl7 -14_PC Hearing\ Strike- UnderZoneAmend050909.DOC • • • These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. 18.06.710 Sensitive Area Buffer "Sensitive area buffer" means an area lying adjacent to but outside a sensitive area as defined by this Title, whose function is to protect sensitive areas from the potential adverse impacts of development, land use, or other activities. A wetland or watercourse sensitive area buffer also provides critical habitat value, bank stabilization, or water overflow area functions. (Ord. 1758 §1(part), 1995) 18.06.715 Sensitive Area Regulated Activities "Sensitive area regulated activities" means any of the following activities that are directly undertaken or originate in a regulated wetland or watercourse or their buffers: 1. Removal, excavation, grading or dredging of soil, sand, gravel, minerals, organic matter or material of any kind; 2. Dumping, discharging or filling with any material; 3. Draining, flooding or disturbing the water level or water table; 4. Driving of pilings; 5. Placing of obstructions; 6. Construction, reconstruction, demolition or expansion of any structure; 7. Destruction or alteration of wetlands, watercourses or their buffers through clearing, harvest- ing, shading, intentional burning or planting of vegetation that would alter the character of a regulated wetland, watercourse or buffer, provided that these activities are not part of a forest practice governed under RCW 76.09 and its rules; or 8. Activities that result in a significant change to the water sources of wetlands or watercourses. These alterations include a significant change in water temperature; physical or chemical characteristics, including quantity; and the introduction of pollutants. 18.06.720 Sensitive Areas "Sensitive areas" means wetlands, watercourses, areas of potential geologic instability (other than Class I areas), abandoned coal mine areas, and fish and wildlife habitat conservation areas. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part). 1995) 18.06.725 Sensitive Areas Ordinance "Sensitive Areas Ordinance" means the Environmentally Sensitive Areas chapter of this title, or as amended hereafter, which establishes standards for land development on lots with sensitive areas (e.g. steep slopes, wetlands, watercourses, etc.). (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part), 1995) 18.06.730Sensitive Area Tract or Easement "Sensitive area tract or easement" means a tract or portion of a parcel that is created to protect the sensitive area and its buffer, whose maintenance is assured, and which is recorded on all documents of title of record for all affected lots and subsequent owners. (Ord. 2075 §1(part), 2004; C)rd. 1758 §1(part), 1995) 18.06.735 Service Station "Service station" means any area of land, including structures thereon, that is used for the sale of gasoline or other motor fuels, oils, lubricants, and auto accessories which may or may not NG - 34 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -l4_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) include washing, lubricating, tune -ups, and other minor servicing incidental to this use, but no painting or major repair operations. (Ord. 1758 §1(part), 1995) 18.06.740 Setbacks "Setbacks" means the distances that buildings or uses must be removed from their lot lines except that roof eaves may intrude a maximum of 18 inches into this area. (Ord. 1758 §1(part). 1995) 18.06.743 Shelter "Shelter" means a building or use providing residential housing on a short-term basis for victims of abuse and their dependents, or a residential facility for runaway minors (children under the age of 18). (Ord. 1976 §16, 2001) 18.06.745 Shelter station "Shelter station" means a shelter for protection from the elements for the waiting customers of a public transportation system. (Ord. 1758 §1(part), 1995) 18.06.750 Shopping Center, Planned "Planned shopping center" means a group of architecturally unified commercial establishments built on a site which is planned, developed, owned, and managed as an operating unit related in its location, size, and type of shops to the trade area that the unit serves. The unit provides on- site parking in definite relationship to the types and total size of the stores. (Ord. 1758 §1(part), 1995) 18.06.760 Shoreline "Shoreline" means the line at mean high water surrounding any body of water of 20 acres or larger or where the mean flow is 20 cubic feet per second or greater. 18.06.765 Shoreline zone "Shoreline zone" means a 200 -foot area surrounding any shoreline in Tukwila composed of three zones: (1) river environment, (2) low - impact environment, and (3) high impact environment. (Ord. 1758 §1(part), 1995) 18.06.767Short plat "Short plat" means the map or representation of a short subdivision. NG - 35 - 09/11/05 1:15 PM P. :1Steve and Lisa's Segale Folder17 -14_PC HearingiStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) (Ord. 1834 §2(part), 1998) 18.06.768 Short Subdivision "Short subdivision" means the division of land into nine or less lots, tracts, parcels, sites or divisions. (Ord. 1834 §2(part), 1998) 18.06.769Short Subdivision Committee The Short Subdivision Committee (SSC) shall consist of the Director of the Department of Community Development who shall be the chair, the Public Works Director, and the Fire Chief, or their designated representatives. (Ord. 1834 §2(part), 1998) • • • 1 8.06.770 Sign "Sign" means any medium, including paint on walls, merchandise, or visual communication device, its structure and component parts, which is used or intended to be used to attract attention to the subject matter for advertising or identification purposes. Bulletin boards and readerboards are considered to be signs. (Ord. 1758 §1(part), 1995) 18.06.775 Significant Tree A "significant tree" means a tree (Cottonwood excluded) which is 4 inches or more in diameter as measured 4.5 feet above grade. (Ord. 1775 §1, 1996; Ord. 1758 §1(part), 1995) 18.06.780 Site "Site" means any lot or group of adjoining lots, as defined in TMC 18.06.500, which are proposed as the location for a development, as defined in TMC 18.06.210, or for some other activity which requires a permit or approval pursuant to TMC titles 16, 17 or 18. (Ord. 2097 §5, 2005; Ord. 1758 §1(part). 1995) 18.06.785 Solid Planting "Solid planting" means a planting of evergreen trees and/or shrubs which will prevent a through and unobscured penetration of sight or light. NG - 36 - 09/21/05 1:15 PM P ::ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 § [(part), 1995) 18.06.790Story "Story" means story as defined in the Washington State Building Code. (Ord. 1971 §.3, 2001; Ord. 175S §1(part), 1995) 18.06.795 Street "Street" means a public thoroughfare which affords the principal means of access to abutting properties. (Ord. 1758 §1(part), 1995) 18.06.800 Structure "Structure" means a combination of materials constructed and erected permanently on the ground or attached to something having a permanent location on the ground, but excluding all forms of vehicles even though immobilized. Not included are residential fences, retaining walls less than three feet in height, rockeries and similar improvements of minor character. (Ord. 1758 § I (part), 1995) 18.06.805 Structural Alteration "Structural alteration" means any change in load or stress of the loaded or stressed members of a building or structure. itn 1. ? : = [(par;). 1995) 18.06.810 Studios "Studios" means a building or portion of a building used as a place of work by an artist, photographer, or artisan, or used for dance instruction. (Ord. 1758 §1(part), 1995) 18.06.813 Subdivision "Subdivision" means the division or redivision of land into ten or more lots, tracts, parcels, sites or divisions. (Ord. 1834 §2(part), 1998) 18.06.815 Substantial Construction "Substantial construction" means completion of more than 50% of the cost of work described in specified and approved plans. (Ord. 1758 §1(part), 1995) 18.06.820 Surveyor "Surveyor" means a person licensed by the State of Washington to engage in the practice of land surveying, as defined by RCW 18.43.020. (Ord. 1758 §1(part). 1995) 18.06.823 Theater "Theater" is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances. (Ord. 1795 §1(part), 1997) 18.06.825 Tract "Tract" means a parcel of land proposed for subdivision or a distinct parcel designated for a specific use. (Ord. 1834 §4, 1998; Ord. 1758 §1(part), 1995) 18.06.830Trailer Court Or Park "Trailer court or park" means any area of land occupied or designed for the occupancy of two or more travel trailers or mobile homes. (Ord. 1758 §1(part), 1995) 18.06.835 Trailer, Travel "Travel trailer" means a vehicular portable structure built on a chassis, designed to be used as a temporary dwelling for travel and recreational purposes. (Ord. 1758 §1(part), 1995) 18.06.840 Transit Center "Transit center" means a location where groups of buses or other public transportation vehicles can be brought together at the same time, allowing patrons to transfer between the routes. (Ord. 1758 §1(part), 1995) 18.06.843 Transit - Oriented Development (TOD) Housing "Transit- Oriented Development (TOD) Housing" means a multiple -unit housing or mixed -use project including multiple -unit housing that is located near transit services and thus encourages people to decrease their dependence on driving. (Ord. 2084 §1, 2005) 18.06.845 Tree "Tree" means any self - supporting woody plant, which at maturity is usually 20 feet or more in height and generally has one main trunk, with a potential diameter- breast - height of 2 inches or more. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part). 1995) NG - 37 - 09/21/051: 15 PM P: (Steve and Lisa's Segale Folder17-1 4_ PC_ HearingVStrike- UnderZoneAmend050909.DOC • • 18.06.850Tree Clearing Permit "Tree clearing permit" means a permit issued by the Director authorizing tree clearing activities, pursuant to the general permit provisions of this title. 18.06.855 Turbidity "Turbidity" means a cloudy condition in water due to the suspension of silt, finely divided organic matter, or other pollutants. 18.06.860Understory Vegetation "Understory vegetation" means small trees, shrubs, and groundcover plants, growing beneath and shaded by the canopy of a significant tree, which affect and are affected by the soil and hydrology of the area surrounding the significant tree roots. NG - 38 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder\7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) 18.06.863 Usable Floor Area "Usable Floor area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. (Ord. 1795 §1(part), 1997) 18.06.865 Use "Use" means the nature of the activities taking place on private property or within structures thereon. (Ord, 2097 §6.2005; Ord. 1758 §1.(part), 1995) 18.06.870Use, Accessory "Accessory use" means a use incidental and subordinate to the principal use and located on the same lot or in the same building as the principal use. (Ord. 1758 §1(part), 1995) 18.06.875 Use, Conditional "Conditional use" means an unusual and/or unique type of land use which, due to its nature, requires special consideration of its impacts on the neighborhood and land uses in the vicinity. (Ord. 1758 §1 (part), 1995) 18.06.880Use, Permitted "Permitted use" means any use authorized or permitted alone or in conjunction with any other use in a specified district and subject to the limitation of the regulations of such use district. (Ord. 1758 §1(part), 1995) 18.06.885Use, Primary or Principal "Primary or principal permitted use" means the use for which a lot, structure or building, or the major portion thereof, is designed or actually employed. (Ord. 1758 §1 (part), 1995) 18.06.890 Use, Unclassified "Unclassified use" means an unusual, large - scale, unique and/or special type of land use which, due to its nature, requires special review of its impacts on the community and land uses in the vicinity. 18.06.895Unlisted Use "Unlisted use" means uses which are not specifically named as permitted in any use classification contained within this title. 18.06.900Utilities "Utilities" means all lines and facilities related to the provision, distribution, collection, transmission or disposal of water, storm and sanitary sewage, oil, gas, power, information, telecommunication and telephone cable, or refuse, and includes facilities for the generation of electricity. 18.06.905 Variance "Variance" means an adjustment in the specific regulation of this title regarding a particular piece of property as provided in the Variance chapter of this title. 18.06.910 Vegetation "Vegetation" means living trees, shrubs or groundcover plants. NG - 39 - 09/21/051: 15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.D0C (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) (Ord. 1758 §1(part), 1995) (Ord. 1758 §1.(part), 1995) (Ord. 1758 §1(part), 1995) 18.06.915 Vehicles "Vehicles" means mechanical devices capable of movement by means of wheels, skids or runners of any kind, specifically including, but not limited to, all forms of trailers, recreational vehicles or mobile homes of any size whether capable of supplying their own motive power or not, without regard to whether the primary purpose of which device is or is not the conveyance of persons or objects, and specifically including all such automobiles, buses, trucks, cars, vans, recreational vehicles, trailers and mobile homes even though they may be at any time immobilized in any way and for any period of time of whatever duration. (Ord. 1758 §1(part), 1995) 18.06.918 Warehouse "Warehouse" is a building or group of buildings that are primarily for the storage of goods. (Ord. 1795 §1(part), 1997) 18.06.920 Watercourse "Watercourse" means a course or route formed by nature or modified by man, generally consisting of a channel with a bed and banks or sides substantially throughout its length along which surface water flows naturally, including the Green/Duwamish River. The channel or bed need not contain water year- round. Watercourses do not include irrigation ditches, stormwater runoff channels or devices, or other entirely artificial watercourses unless they are used by salmonids or to convey or pass through stream flows naturally occurring prior to construction of such devices. (Ord. 2075 §1(part), 2004: Ord. 1758 §1(part), 1995) • i • 18.06.922 Wetland • "Wetland" means those areas that are inundated or saturated by groundwater or surface water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands . generally include bogs, swamps, marshes, ponds, lakes and similar areas. Wetlands do not include those artificial wetlands intentionally created from non - wetland sites, including but not limited to irrigation and drainage ditches, grass -lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, landscape amenities or those wetlands created after July 1, 1990 that were unintentionally created as a result of the construction of a road, street or highway. However, those artificial wetlands intentionally created from nonwetland areas to mitigate conversion of wetlands as permitted by the City shall be considered wetlands. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part), 1995) • 18.06.924Wetland Edge "Wetland edge" means the boundary of a wetland as delineated based on the 1987 manual in use January 1, 1995 by the U.S. Environmental Protection Agency and the U.S. Army Corps of Engineers. (Ord. 1758 §1(part), 1995) 18.06.926 Wetlands or Watercourses, Constructed "Constructed wetlands" or "constructed watercourses" means those wetlands or watercourses which an applicant can demonstrate were intentionally created from nonwetland or nonwatercourse sites, including, but not limited to, irrigation and drainage ditches, grass -lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds and landscape amenities; and does not mean those wetlands and watercourses created through compensatory mitigation. (Ord. 1758 §1(part), 1995) 18.06.928 Wetland, Emergent "Emergent wetland" means a regulated wetland with at least 30% of the surface area covered by erect, rooted, herbaceous vegetation as the uppermost vegetative stratum. (Ord. 1758 §1(part), 1995) 18.06.930 Wetland, Forested "Forested wetland" means a regulated wetland with at least 30% of the surface area covered by woody vegetation 20 feet or greater in height that is at least partially rooted within the wetland. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part), 1995) 18.06.932 Wetland, Isolated "Isolated wetlands" means those wetlands that are not hydrologically connected to, and not contiguous to any 100 -year floodplain of a lake, river or stream, in accordance with current State and federal regulations; and have no contiguous hydric soil and hydrophytic vegetation between the wetland and any regulated surface water. (Ord. 2075 §1(part), 2004; Ord. 1758 §1(part). 1995) 18.06.933 Wetland, Regulated "Regulated wetland" means ponds or lakes 30 acres or less and those lands subject to the "wetland" definition contained in this chapter. Wetlands 1,000 square feet and less that do not meet any of the criteria of TMC 18.45.080B are not regulated. NG - 40 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale 6older17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 2("'5 §1( part). 2004; Ord. 17.58 §1(part), 1995) 18.06.934 Wetland, Scrub -Shrub "Scrub -shrub wetland" means a wetland with at least 30% of its surface area covered by woody vegetation less than 20 feet in height as the uppermost strata. (Ord. 2075 §1(part), 2004) 18.06.935 Yard "Yard" means a required open space unoccupied and unobstructed by any structure or portion of a structure from 30 inches above the general ground level of the graded lot upward. (Ord. 1758 §1 (part), 1995) 18.06.940Yard, Front "Front yard" means a yard extending between side lot lines across the front of a lot. In MDR and HDR zones, this shall also include areas adjacent to `access roads'. NG - 41 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend0S0909.DOC (Ord. 1758 §1(part), 1995) 18.06.945 Yard, Rear "Rear yard" means a yard extending across the rear of the lot between inner side yard lines. (Ord. 1758 §1(part), 1995) 18.06.950Yard, Second Front "Second front yard" means any yard adjacent to a public street that is not a front yard as defined in the Definitions chapter of this title. (See also the Supplemental Development Regulations chapter of this title and Figure 18 -4.) (Ord. 1758 §1(part), 1995) 18.06.955 Yard, Side "Side yard" means a yard extending from the rear line of the required front yard to the rear lot line, or in the absence of any clearly defined rear lot line to the point on the lot farthest from the intersection of the lot line involved with the public street. (Ord. 1758 §1(part), 1995) • • • • Sections: 18.08.010Use Districts 18.08.020Unclassified Areas 18.08.030Official Zoning Map 18.08.040Rules of Interpretation 18.08.050Title Compliance Chapter 18.08 DISTRICTS ESTABLISHED - MAP 18.08.010Use districts In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/LI Commercial/Light Industrial ID LI Light Industrial HI Heavy Industrial MIC/L Manufacturing Industrial Center/Light MIC/H Manufacturing Industrial Center/Heavy TVS Tukwila Valley South TSO Tukwila South Overlay PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay • NG - 42 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) 18.08.020Unclassified Areas All lands not classified according to the classification in the use districts section of this chapter on the official zoning map, and all lands, if any, of the City not shown on the official zoning map, shall be considered unclassified and, pending future classification, shall be subject to the restrictions and regulation of the LDR district. (Ord. 1758 §1(part), 1995) 18.08.0300fficial Zoning Map The boundaries of the use districts as outlined in the use districts section of this chapter are shown on the official zoning map (Figure 18 -10) which, together with all explanatory matters thereon, is hereby adopted by reference and declared to be a part of this title. The regulations of this title governing the uses of land, buildings and structures, the height of buildings and structures, the sizes of yards about buildings and structures, and other matters set forth in this title are hereby established and declared to be in effect upon all land included within the boundaries of each and every district shown upon said zoning map. The boundaries of the use districts shall be determined and defined or redefined from time to time, by the adoption of district maps covering the City showing the geographical area and location of the districts. Each district map shall be, upon its final adoption, a part of this title, and the map and all notations, references and other information shown thereon, thereafter shall be made a part of this title as though all matters and information set forth on the map were fully described herein. The official zoning map shall be identified by the signature of the Mayor, attested by the City Clerk and shall bear the seal of the City of Tukwila. The original of the official zoning map shall be retained in the office of the City Clerk. See Zoning Map, Figure 18 -10. 18.08.040Rules of Interpretation When uncertainty exists as to the boundaries of any use district shown on the official zoning map, the following rules of interpretation shall apply: 1. Where district boundaries are indicated as approximately following the centerline of streets, alleys, highways, structure or railroad tracts, the actual centerline shall be construed to be the boundary; 2. Where district boundaries are indicated as running approximately parallel to the centerline of a street, the boundary line shall be construed to be parallel to the centerline of the street; 3. Where district boundaries are indicated on such map as approximately following the lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such use district; 4. Where a district boundary on the official zoning map divides a tract in unsubdivided property, the location of the use district boundary, unless the same is indicated by dimensions thereon, shall be determined by use of the scale appearing on the official zoning map; 5. Unmapped shorelands shall be considered to be within the same land use district as the adjacent upland as shown on the official zoning map; 6. Where a public street or alley is officially vacated or abandoned, the regulations applicable to the abutting property to which the vacated portion reverts shall apply to such vacated or abandoned street or alley; 7. Where a district boundary line divides a lot which was in single ownership at the time of pas- sage of this title, the Hearing Examiner may permit, as a special exception, the extension of the regulations for either portion of the lot not to exceed 50 feet beyond the district line into the remaining portion of the lot; 8. In case uncertainty exists which cannot be determined by application of the foregoing rules, the Hearing Examiner shall determine the location of such use district boundaries. Applications for such special exceptions shall be a Type 3 decision processed pursuant to TMC 18.108.030. (Ord. 1796 §3(part), 1997; Ord. 1770 §23, 1996; Ord. 1758 §1(part), 1995) 18.08.050Title Compliance Except as provided in this title: 1. No building or structure shall be erected and no existing building or structure shall be moved, altered, added to or enlarged, nor shall any land, building, structure or premises be used, designed or intended to be used for any purpose or in any manner other than a use listed in this title as permitted in the use district in which such land, building, structure or premises is located. NC - 43 - 09/21/05 1:15 PM P: VSteve and Lisa's Segale Folder -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) • • • 2. No building or structure shall be erected, nor shall any existing building or structure be moved, reconstructed or structurally altered, to exceed in height the limit established by this title for the use district in which such building or structure is located. 3. No building or structure shall be erected, nor shall any building or structure be moved, altered, enlarged or rebuilt, nor shall ariy open spaces surrounding any building or structure be encroached upon or reduced in any manner, except in conformity with the building site requirements and the area and yard regulations established by this title for the use district in which such building or structure is located. 4. No yard or other open spaces, provided about any building or structure for the purpose of complying with the regulations of this title, shall be considered as providing a yard or open space for any other building or structure. (Ord. 1758 §1 (part), 1995) NG - 44 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Chapter 18.36 MANUFACTURING /INDUSTRIAL CENTER - LIGHT (MIC /L) DISTRICT Sections: 18.36.010Purpose 18.36.020 Permitted Uses 18.36.030 Accessory Uses 18.36.040 Conditional Uses 18.36.050Unclassified Uses 18.36.060 Parking Regulations 1 8.36.010Purpose This district implements the Manufacturing Industrial Center /Light Industrial Comprehensive Plan designation. It is intended to provide a major employment area containing distributive light manufacturing and industrial uses and other uses that support those industries. This district's uses and standards are intended to enhance the redevelopment of the Duwamish Corridor. (Ord. 1758 § 1(part), 1995) 18.36.020Permitted Uses The following uses are permitted outright within the Manufacturing Industrial Center /Light Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.36.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building); 3. Beauty or barber shops; NG - 114 - 09/2//05 1:15 PM P.:ISteve and Lisa's Segale FolderV 7 -14_PC HearinglStrike- UnderZoneAmend050909. DOC • • • 4. Bicycle repair shops; 5. Brew pubs. 6. Bus stations; 7. Commercial laundries; g. Contractors storage yards; 9. Day care centers; 10. Heavy equipment repair and salvage; 11. Hotels; 12. Industries involved with etching, film processing, lithography, printing, and publishing; 13. Internet data/telecommunication centers. 14. Laundries: a. self -serve; b. dry cleaning; c. tailor, dyeing; 15. Libraries, museums or art galleries (public); 16. Manufacturing, processing and/or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment; 17. Manufacturing, processing and/or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging; 18. Manufacturing, processing and/or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted); 19. Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs; 20. Manufacturing, processing, and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood; 21. Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment; 22. Motels; 23. Offices including but not limited to software development and similar uses, financial services, schools and studios for education or self - improvement less than 20,000 square feet. 24. Outpatient, inpatient, and emergency medical and dental; 25. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 26. Railroad tracks, (including lead, spur, loading or storage); 27. Recreation facilities (commercial - indoor) - athletic or health clubs; 28. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 29. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 30. Research and development facilities 310. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant; 324. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title; 332-. Salvage and wrecking operations which are entirely enclosed within a building; 343. Self - storage facilities. NG - 115 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Fol derl7- 14 _PC _ HearinglStrike- UnderZoneAmend050909.DOC 354. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required; 36. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title; 376. Taverns, nightclubs; 384. Telephone exchanges; 395. Tow truck operations, subject to all additional State and local regulations; 4039. Truck terminals; 410. Warehouse storage and/or wholesale distribution facilities. 42-1-. Other uses not specifically listed in this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2021 §8, 2003; Ord. 1986 §13. 2001; Ord. 1974 §9, 2001; Ord. 1954 §2. 2001; Ord. 1814 §2, 1997; Ord. 1774 §3, 1996; Ord. 1758 § 1 (part), 1995) 18.36.030 Accessory Uses Uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Manufacturing Industrial Center/Light Industrial district, as follows: 1. Billiard or pool rooms. 2. Dormitory as an accessory use to other uses that are otherwise permitted or approved condi- tional uses such as universities, colleges or schools. 3. Parking areas. 4. Recreational area and facilities for employees. 5. Residences for security or maintenance personnel. (Ord. 1976 §56, 2001; Ord. 1758 §1(part), 1995) . 18.36.040 Conditional Uses The following uses may be allowed within the Manufacturing Industrial Center/Light Industrial district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Colleges and universities. 2. Electrical substations - distribution. 3. Fire and police stations. 4. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop hammering. 5. Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering). 6. Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 7. Offices including, but not limited to, software development and similar uses, financial services, schools and studios for education or self - improvement, 20,000 square feet and over. 8. Park and ride lots. 9. Radios, television, microwave, cellular or observation stations and towers. NG - 116 - 09/21/05 1:15 PM P.:lSteve and Lisa's Segale Folder{7 -14_PC HearingtStrike- UnderZoneAmend050909.DOC r • • 10. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 11. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. 12. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials; (Ord. 1954 §3, 2001; Ord. 1865 §42. 1999: Ord. 1758 §1(part), 1995) 18.36.050Unclassified Uses The following uses may be allowed within the Manufacturing Industrial Center/Light Industrial district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Cement manufacturing. 3. Essential public facilities, except those uses listed separately in any of the districts established by this title. 4. Hydroelectric and private utility power generating plants. 5. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 6. Railroad freight or classification yards. 7. Removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits together with associated structures. 8. Transfer stations (refuse and garbage) when operated by a public agency. 9. Mass transit facilities. (Ord. 1991 §8, 2002; Ord. 1865 §43, 1999: Ord. 1758 §1(part), 1995) 18.36.0600n -Site Hazardous Substances No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.) (Ord. 1758 §1(part), 1995) 18.36.070Design Review Administrative design review is required for new developments within 300 feet of residential districts or within 200 feet of the Green/Duwamish River. (Ord. 2005 §13. 2002: Ord. 1758 §1(part), 1995) NG - 117- 09/21/051:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Setbacks to yards, minimum: • Front 20 feet • Second front 10 feet • Second front, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet • Sides None • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR - Istfloor 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 4 stories or 45 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements • Fronts 1 5 feet • Fronts, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet • Sides None • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet • Rear None • Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet Off Street Parking • 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. usable floor area min • Other Uses See TMC Chapter 18.56, Off - street Parking/Loading Regulations 18.36.080Basic 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 NC - 118 - 09/21/05 1 :15 PM P.•{Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC r • • 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 Chapter 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. (Ord. 1872 ¶11, 1999; Ord. 1758 § 1(pan). 1995) NG - 119 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Chapter 18.38 MANUFACTURING /INDUSTRIAL CENTER - HEAVY (MIC/H) DISTRICT Sections: 1 8.3 8.010 Purpose 18.3 8.020 Permitted Uses 18.38.030Accessory Uses 18.38.040Conditional Uses 18.38.050Unclassified Uses 18.38.0600n-Site Hazardous Substances 18.38.070Design Review 18.38.080Basic Development Standards 18.38.010Purpose This district implements the Manufacturing Industrial Center/Heavy Industrial Comprehensive Plan designation. It is intended to provide a major employment area containing heavy or bulk manufacturing and industrial uses, distributive and light manufacturing and industrial uses, and other uses that support those industries. This district's uses and standards are intended to enhance the redevelopment of the Duwamish Corridor. (Ord. 1758 §1(part), 1995) 18.38.020 Permitted Uses The following uses are permitted outright within the Manufacturing Industrial Center - Heavy Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. the distances specified in TMC 18.38.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Automotive services: a. gas, outside pumps allowed; NG - 120 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale FolderV 7 -14_PC HearingtStrike- UnderZoneAmend050909.DOC • • • b. washing; c. body and engine repair shops (enclosed within a building). 3. Beauty or barber shops. 4. Bicycle repair shops. 5. Brew pubs. 6. Bus stations. 7. Computer software development and similar uses. 8. Contractor storage yards. 9. Day care centers. 10. Financial: a. banking; b. mortgage; c. other services. 11. Heavy equipment repair and salvage. 12. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop hammering. 13. Hotels. 14. Industries involved with etching, film processing, lithography, printing, and publishing. 15. Internet data/telecommunication centers. 16. Laundries: a. self -serve; b. dry cleaning; c. tailor, dyeing. 17. Libraries, museums or art galleries (public). 18. Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering). 19. Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 20. Manufacturing, processing and/or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging. 21. Manufacturing, processing and/or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment. 22. Manufacturing, processing and/or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 23. Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs. 24. Manufacturing, processing, and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 25. Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 26. Motels. 27. Offices; must be associated with another permitted uses (e.g., administrative offices for a manufacturing company present within the MIC). 28. Outpatient, inpatient, and emergency medical and dental. 29. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. NG - 121 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 30. Railroad tracks, (including lead, spur, loading or storage). 31. Recreation facilities (commercial - indoor), athletic or health clubs. 32. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 33. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 34. Research and development facilities 354. Restaurants, including: a. drive- through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 36-5. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. 376. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 38P. Salvage and wrecking operations. 394. Schools and studios for education or self - improvement. 4039. Self - storage facilities. 410. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 424-. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 433. Taverns, nightclubs. 443. Telephone exchanges. 454. Tow truck operations, subject to all additional State and local regulations. 465. Truck terminals. 476. Warehouse storage and/or wholesale distribution facilities. 484. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2021 §9, 2003; Ord. 1986 §14, 2001; Ord, 1974 §10, 2001; Ord. 1971 §16, 2001; Ord. 1814 §2, 1997; Ord. 1774 §4, 1996; Ord. 1758 §1(part), 1995) 1 8.38.030Accessory Uses Uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Manufacturing Industrial Center/Heavy Industrial district, as follows: 1. Billiard or pool rooms. 2. Dormitory as an accessory use to other uses that are otherwise permitted or approved condi- tional uses such as universities, colleges or schools. 3. Parking areas. 4. Recreational area and facilities for employees. 5. Residences for security or maintenance personnel. (Ord. 1976 §57, 2001: Ord. 1758 §1(part), 1995) NG - 122 - 09/21/05 1:15 PM P:\S1eve and Lisa's Segale Folder\ 7- 14_ PC HearinglStrike- UnderZoneAmend050909.DOC • • • 18.38.040 Conditional Uses The following uses may be allowed within the Manufacturing Industrial Center/Heavy Industrial district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Colleges and universities. 2. Electrical substations - distribution. 3. Fire and police stations. 4. Hazardous waste treatment and storage facilities (off -site) subject to compliance with State siting criteria (RCW 70.105; see TMC Chapter 21.08). 5. Offices not associated with other permitted uses, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand -alone office uses are shown in Figure 18 - 12. b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations, may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12 -11 -1995 (the effective date of the Comprehensive Plan) may convert to a stand -alone office use subject to the provisions of this code. 6. Park and ride lots. 7. Radios, television, microwave, cellular or observation stations and towers. 8. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 9. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. (Ord. 2028 §§2, 2003; Ord. 1865 §44, 1999; Ord. 1758 § 1(part), 1995) 18.38.050Unclassified Uses The following uses may be allowed within the Manufacturing Industrial Center/Heavy Industrial district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Cement manufacturing. 3. Correctional institution. 4. Electrical substation - transmission/ switching. 5. Essential public facilities, except those uses listed separately in any of the districts established by this title. 6. Hydroelectric and private utility power generating plants. 7. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 8. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials. 9. Mass transit facilities. NG - 123 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Fol derl7- 14_ PC_ HearinglStrike- UnderZoneAmend050909.DOC 10. Railroad freight or classification yards. 11. Removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits together with associated structures. 12. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. (3) One mile from any existing secure community transitional facility or correctional b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050 -12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050 -12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18 -11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites /facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 13. Transfer stations (refuse and garbage) when operated by a public agency. (Ord. 1991 §9, 2002; Ord. 1976 §58, 2001; Ord. 1865 §45, 1999; Ord. 1758 §1(part), 1995) institution. 18.38.0600n -Site Hazardous Substances No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.) (Ord. 1758 §1 (part), 1995 ) 18.38.070Design Review Administrative design review is required for new developments within 300 feet of residential districts or within 200 feet of the Green/Duwamish River. (Ord. 2005 §14, 2002; Ord. 1758 §1(part). 1995) NG - 124 - 09/21/05 1:15 PM P: lSieve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • • Setbacks to yards, minimum: • Front 20 feet • Second front 10 feet • Second front, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet • 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 Waste Space requirements chapter for further requirements • Fronts 5 feet • Fronts, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet • Sides None • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet • Rear None • Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR 15 feet Off Street Parking • Warehousing 1 per 2,000 sq. ft. usable floor area min. • Offices 2.5 per 1,000 sq. ft. usable floor area min. • Manufacturing 1 per 1,000 sq. ft. usable floor area min • Other Uses See TMC Chapter 18.56, Off - street Parking & Loading Regulations • • • 18.38.080Basic 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 (Ord. 1872 §12, 1999; Ord. 1758 §1(part), 1995) NG - 125 - 09/21/051:15 PM P ::ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Sections: 18.40.010Purpose 18.40.020 Permitted Uses 18.40.030 Accessory Uses 18.40.040 Conditional Uses 18.40.050Unclassified Uses 18.40.060 On -Site Hazardous Substances 18.40.070Design Review 18.40.075 Tukwila South Master Plan Area 18.40.080Basic Development Standards Chapter 18.40 TUKWILA VALLEY SOUTH (TVS) DISTRICT 18.40.010Purpose This district implements the Tukwila Valley South Comprehensive Plan designation. It is intended to provide an area of high- intensity regional uses that include commercial services, offices, light industry, warehousing and retail uses, with heavy industrial uses subject to a Conditional Use Permit. (Ord. 1758 §1(part), 1995) 18.40.020Permitted Uses The following uses are permitted outright within the Tukwila Valley South district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. the distances specified in TMC 18.40.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. NG - 126 - 09/21/051:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • • 3. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 4. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 5. Beauty or barber shops. 6. Bicycle repair shops. 7. Billiard or pool rooms. 8. Brew pubs. 9. Bus stations. 10. Cabinet shops or carpenters shops employing less than five people. 11. Commercial laundries. 12. Commercial parking subject to TMC Chapter 18.56, "Off -Street Parking and Loading Regulations." 13. Computer software development and similar uses. 14 Contractor's storage yards. 15. Convalescent and nursing homes for not more than twelve patients. 16. Convention facilities. 17. Day care centers. 18. Dwelling - One detached single - family unit per existing lot. 19. Farming and farm- related activities. 20. Financial: a. banking; b. mortgage; c. other services. 21. Fix -it, radio or television repair shops/ rental shops. 22. Fraternal organizations. 23. Frozen food lockers for individual or family use. 24. Greenhouses or nurseries (commercial). 25. Heavy equipment repair and salvage. 26. Hotels. 27. Industries involved with etching, film processing, lithography, printing, and publishing. 28. Internet data/telecommunication centers. 29. Laundries: a. self -serve; b. dry cleaning; c. tailor, dyeing. 30. Libraries, museums or art galleries (public). 31. Manufacturing, processing and/or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 32. Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs. 33. Manufacturing, processing, and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 34. Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 35. Medical and dental laboratories. NG - 127 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 36. Mortician and funeral homes. 37. Motels. 38. Offices, including: a. medical; b. dental; c. government; excluding fire and police stations; d. professional; e. administrative; f. business, such as travel, real estate; g. commercial. 39. Outpatient, inpatient, and emergency medical and dental. 40. Pawnbrokers. 41. Planned shopping center (mall). 42. Plumbing shops (no tin work or outside storage). 43. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 44. Railroad tracks, (including lead, spur, loading or storage). 45. Recreation facilities (commercial - indoor), athletic or health clubs. 46. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. 47. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 48. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 49. Research and development facilities 5049. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 510. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 52�. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber/building materials, lawn and garden supplies, farm supplies. 533. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 543. Salvage and wrecking operations that are entirely enclosed within a building. 554. Schools and studios for education or self - improvement. 56-5. Self - storage facilities. 575. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 583. Studios - art, photography, music, voice and dance. 59$. Taverns, nightclubs. 6069. Telephone exchanges. 610. Theaters, excluding "adult entertainment establishments ", as defined by this Code. 624-. Tow truck operations, subject to all additional State and local regulations. 633. Truck terminals. 643. Warehouse storage and/or wholesale distribution facilities. 654. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; NG - 128 - 09/21/05 1:15 PM P: lSieve and Lisa's Segale Folder 7- 14_ PC_ HearinglStrike- UnderZoneAmend050909.DOC • • • b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord 2097 §17, 2005; Ord. 2021 §l0, 2003: ()rd. 1986 §15, 2001; Ord. 1974 § 1 1, 2001: Ord. 1971 §17, 2001: Ord. 1830 §25. 1998: Ord. 1814 §2, 1997; Ord. 1774 §5, 1996; Ord. 1758 §1(part). 1995) 18.40.030Accessory Uses Uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Tukwila Valley South district, as follows: 1.' Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single- family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 2. Dormitory as an accessory use to other uses that are otherwise permitted or approved condi- tional uses such as churches, universities, colleges or schools. 3. Family child care home, provided the facility shall be licensed by the Department of Social and Health Services Office of Child Care Policy and shall provide a safe passenger loading zone. 4. Home occupations. 5. Parking areas. 6. Recreational area and facilities for employees. 7. Residences for security or maintenance personnel. (Ord. 1976 §59, 2001; Ord. 1758 §1(part), 1995) 18.40.040Conditional Uses The following uses may be allowed within the Tukwila Valley South district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Amusement parks. 2. Animals shelters and kennels, subject to all additional State and local regulations (less than 4 cats or dogs does not need a permit). 3. Cemeteries and crematories. 4. Churches and community center buildings. 5. Colleges and universities. 6. Convalescent and nursing homes for more than twelve patients. 7. Drive -in theaters. 8. Dwelling - Multi - family units (Max. 22.0 units /acre except senior citizen housing which is allowed to 100 units /acre, as a mixed -use development that is non - industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 9. Electrical substations -- distribution. 10. Fire and police stations. 11. Hospitals, sanitariums, or similar institutions. NG - 129 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folderl7- 14_ PC_ HearinglStrike- UnderZoneAmend050909.DOC 12. Manufacturing, processing and/or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment. 13. Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soap, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering). 14. Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 15. Manufacturing, processing and/or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging. 16. Park and ride lots. 17. Radios, television, microwave, cellular or observation stations and towers. 18. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 19. Recreation facilities (commercial - outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields. 20. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble work, and the assembly of products from the above materials. 21. Salvage and wrecking operations. 22. Schools, preschool, elementary, junior or high schools (public), and equivalent private schools. 23. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. cot, i. 1565 : fib. 1999: 0n1. 1530;26. ]998: t)ri. 1 i : ](part). 1995) 18.40.O5OUnclassified Uses The following uses may be allowed within the Tukwila Valley South district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Cement manufacturing. 34. Electrical substation - transmission/ switching. 43. Essential public facilities, except those uses listed separately in any of the districts established by this title. 56. Hydroelectric and private utility power generating plants. 6 -7. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 7$. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials. 39. Railroad freight or classification yards. 9.1.9. Removal and processing of sand, gravel, rock, peat, black soil, and other natural deposits together with associated structures. 10-14. Transfer stations (refuse and garbage) when operated by a public agency. 114-2. Mass transit facilities. NG - 130 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZOneAmend050909.DOC • • Lot area per unit (multi- family, except senior citizen housing), minimum 2,000 sq. ft. 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 - lstfloor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 115 feet TVS BASIC DEVELOPMENT STANDARDS (Ord. 1991 § 10, 2002; Ord. 1976 §61, 2001; Ord. 1865 §47. 1999; Ord. 1758 §1(part), 1995) 18.40.0600n -Site Hazardous Substances No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08) 18.40.070Design Review Design review is required for new development within 300 feet of residential districts; within 200 feet of the Green/Duwamish River; for developments larger than 1,500 sq. ft. and for all multi - family developments. Commercial structures between 1,500 and 10,000 square feet and multi - family structures up to 1,500 square feet will be reviewed administratively. (Ord. 2005 §15, 2002; Ord. 1758 §1(part), 1995) 18.40.080Basic Development Standards Development within the Tukwila Valley South district shall conform to the following listed and referenced standards: NG - 131 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC iOrd. 1738 ; ](part), 1995) (Ord. 1758 §1(part), 1995) 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 similar features, subject to approval as a Type 2 special permission decision. • Sides None • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 10 feet • Rear None • Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR 10 feet 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) See TMC Chapter 18.56, Off street Parking/Loading Regulations • Office 3 per 1,000 sq. ft. usable floor area min. • Retail 4 per 1,000 sq. ft. usable floor area min. • Manufacturing 1 per 1,000 sq. ft. us able floor area min. • Warehousing 1 per 2,000 sq. ft. usable floor area min. • Other uses, including senior citizen housing See TMC Chapter 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 Chapter 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. (Ord. 1976 §60, 2001; Ord. 1872 §13, 1999; Ord. 1830 §27, 1998; Ord. 1758 §1 (part), 1995) NC - 132 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC Hearing{ Strike- UnderZoneAmend050909.DOC • • • Sections: 18.41.010 Purpose 18.41.020Permitted Uses 18.41.030Accessory Uses 18.41.040Conditional Uses 18.41.050Unclassi Uses 18.41.0600n -Site Hazardous Substances 18.41.070Design Review 18.41.080 Basic Development Standards Chapter 18.41 TUKWILA SOUTH OVERLAY (TSO) DISTRICT 18.41.010 Purpose This district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supercede the provisions of the underlying zoning district. The Tukwila South Overlay district is intended to create a multi -use regional employment center containing high technology, light industrial, office, commercial, and residential uses. National and international employers specializing in emerging technologies are featured in campus settings. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high tech campuses and residential neighborhoods. A mix of single - family and multifamily dwellings at low, medium, and high densities provide a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials combined with traditional Puget Sound building elements. 18.41.020Permitted Uses The following uses are permitted outright within the Tukwila South Overlay district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult day care. 2. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: 7 1 In or within 1 000 feet of an LDR MDR HDR MUO 0 NCC RC RCM or TU(f zone districts or any other residentially zoned_property; f2) In or within 1/2 mile of: NG - 133 - 09/21/05 1:15 PM P :ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers. preschools. nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public Library. b. the distances specified in TMC 18.40.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearestpoint of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 3. Amusement parks. 4. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 5. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 6. Beauty or barber shops. 7. Bed and breakfast lodging. 8. Bicycle repair shops. 9. Billiard or pool rooms. 10. Brew pubs. 11. Bus stations. 12. Cabinet shops or carpenters shops employing less than five people. 13. Colleges and Universities. 14. Computer software development and similar uses. 15. Continuing care retirement facility 17. Convalescent and nursing homes. 18. Convention facilities. 19. Day care centers. 20. Dwelling - One detached single- family unit per lot. 21. Dwelling — multi - family. 22. Dwelling - Multi - family units above office and retail uses. 23. Dwelling - Senior citizen housing. 24. Electrical substation and distribution. 25. Farming and farm- related activities. 26. Financial: a. banking; b. mortgage; c. other services. 27. Fire and police stations. 28. Fix -it, radio or television repair shops/ rental shops. 29. Fraternal organizations. 30. Frozen food lockers for individual or family use. 31. Greenhouses or nurseries (commercial). 32. Hospitals, sanitariums and similar uses. 33. Hotels. NG - 134 - 09/21/05 1:15 PM P: VSteve and Lisa's Segale Folder17 -14_PC HearingVStrike- UnderZoneAmend050909.DOC • • • • • • 34. Industries involved with etching, film processing, lithography, printing and publishing 35. Internet data /telecommunication centers. 36. Laundries: a. self - serve; b. dry cleaning; c. tailor, dyeing. d. commercial. 37. Libraries, museums or art galleries (public). 38. Manufacturing, processing and/or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts. frozen foods, instant foods and meats (provided that no slaughtering is permitted). 39. Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs. 40. Manufacturing, processing, and/or packaging previously prepared materials including. but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 41. Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 42. Medical and dental laboratories. 43. Motels. 44. Offices, including: a. medical; b. dental; c. government; excluding fire and police stations; d. professional; e. administrative; f. business, such as travel, real estate; R. commercial. 45. Outpatient, inpatient, and emergency medical and dental. 46. Neighborhood stormwater detention and treatment facilities. 47. Pawnbrokers. 48. Planned shopping center (mall). 49. Plumbing shops (no tin work or outside storage). 50. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 51. Private stable. 52. Recreation facilities (commercial - indoor). athletic or health clubs. 53. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. 54. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and certain trucks). 55. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 56. Research and development facilities 57. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 58. Retail sales of health and beauty aids, prescription drugs. food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, NG - 135 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14 PC HearinglStrike- UnderZoneAmend050909.DOC magazines, stationery, clothing, shoes, flowers, plants, pets. jewelry. gifts. recreation equipment and sporting goods, and items. 59. Retail sales of furniture, appliances, automobile parts and accessories. liquor, lumber/building materials. lawn and garden supplies, farm supplies. 60. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 61. Schools and studios for education or self - improvement. 62. Self - storage facilities. 63. Sewage lift stations. 64. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation. Recycling/Solid Waste Space Requirements chapter of this title. 65. Studios - art, photography, music, voice and dance. 66. Taverns, nightclubs. 67. Telephone exchanges. 68. Theaters for live performances, not including adult entertainment establishments. 69. Tow truck operations, subject to all additional State and local regulations. 72. Water pump station. 73. Vehicle storage (no customers onsite, does not include park- and -fly operations). 74. Other uses not specifically listed in this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district: and c. consistent with the policies of the Tukwila Comprehensive Plan. 18.41.03 0 Accessory Uses Uses and structures customarily appurtenant to a permitted use. and clearly incidental to such permitted use. are allowed within the Tukwila South Overlay district, as follows: 1. Accessory dwelling unit. provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single- family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 2. Dormitory as an accessory use to other uses that are otherwise permitted or approved condi- tional uses such as churches, universities, colleges or schools. 3. Family child care home, provided the facility shall be licensed by the Department of Social and Health Services Office of Child Care Policy and shall provide a safe passenger loading zone. 4. Home occupations. 5. Parking areas. 6. Recreational area and facilities for employees. 7. Residences for security or maintenance personnel. 8. Other uses not specifically listed in this Title, which the Director determines to be: NG - 136 - 09/21/05 1 :15 PM P :lSteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • • 18.41.040 Conditional Uses A. The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title and subject to a determination that the use is consistent with and furthers the vision and principles established by the Tukwila South Master Plan. 1. Cemeteries and crematories 2. Churches and community center buildings. 3. Helipads, accessory. 4. Utilities, regional. 5. Expansion or alteration of the followin types of businesses existing as of January I , 2006: a. Manufacturing, processing and /or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal. engraving. galvanizing and hand - forging. h. Contractor's storage yards. c. Truck terminals. d. Warehouse storage and/or wholesale distribution facilities. No new businesses may be established under this clause. 6. Mortician and funeral homes. 7. Park and ride lots. 8. Radios. television. microwave, cellular or observation stations and towers 9. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture. marble work, and the assembly of products from the above materials. 10. Schools, preschool, elementary, junior or high schools (public). and equivalent private schools. a. similar in nature to and compatible with other accessory uses permitted within this district: and b. consistent with the stated purpose of this district: and c. consistent with the policies of the Tukwila Comprehensive Plan. • 11 Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 12. Other uses not specifically listed in this Title. which the Director determines to be: a. similar in nature to and compatible with other conditional uses permitted within this district: and b. consistent with the stated purpose of this district: and c. consistent with the policies of the Tukwila Comprehensive Plan. B. The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title and subject to a determination that the use is consistent with and furthers the vision and principles established by the Tukwila South Master Plan, provided that the total land area devoted to such new uses established after January 1, 2006 within the Tukwila South Overlay District shall not exceed fifty (501 acres: 1. Contractor storage yards. 2. Truck terminals. 3. Warehouse storage and/or wholesale distribution facilities. NG - 137 - 09/21/05 1 :15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.41.050Unclassified Uses The following uses may be allowed within the Tukwila South Overlay district, subject to the requirements, procedures and conditions established by TMC Chapter 18.66 Unclassified Use Permits. 1. Airports, landing fields and heliports (except emergency sites). 2. Electrical substation - transmission/ switching. 3. Essential public facilities, except those uses listed separately in any of the districts established by this title. 4. Mass transit facilities. 5. Manufacturing, refining, or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides: except for accessory storage of such materials. 18.41.0600n -Site Hazardous Substances No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) 18.41.070Design Review The Director shall require that all development within the Tukwila South Overlay District Is consistent with the policies of the Tukwila Comprehensive Land Use Plan and the Tukwila South Master Plan, and conforms to the requirements of this Title and any applicable Development Agreement. A. Design Review is required for all non - exempt development within the Tukwila South Overlay District. The applicant may submit a site plan for review for all or a portion of the area covered by the Tukwila South Master Plan. Application requirements are provided by Section 18.104.060. All applications for Design Review within the TSO shall be processed as Type 2 decisions per Chapter 18.60. Prospective applicants are encouraged to schedule a preapplication conference as provided by Section 18.104.050 prior to submitting a Design Review application. B. The following development activities are exempt from design review: 1. Interior remodeling of existing buildings or structures. 2. Underground utility projects. 3. Detached single - family subdivisions subject to TMC Title 17 — Subdivisions and Plats. 4. Exterior repair, reconstruction, cosmetic alterations or improvements if the cost of that work is less than 10% of the building's assessed valuation. 5. Development that is categorically exempt under SEPA (RCW 43.21C). C. Design Review includes an examination of the following elements: placement and scale of structures, design,height, form, parking, access, signage, vehicular and pedestrian connections and circulation, environmental considerations, open space, landscaping, and infrastructure needs as described in the Tukwila South Master Plan or any applicable Development Agreement. The purposes of the review process include: NG - /38 - 09/2 / /05 1:15 PM P: {Steve and Lisa's Segale Folder{ 7- 14_PC_ Hearing{ Strike- UnderZoneAmend050909.DOC • • • • 1. Allowing City staff to review the detailed arrangement of the proposed development to ensure it is consistent with the intent and scope of the Tukwila South Master Plan, as well as any applicable development regulations, zoning district provisions, design review standards, and any approved development agreement provisions. 2. Assure the proposed development is compatible with both the physical characteristics of the site, and the existing and potential uses of the surrounding area as described in an approved Master Plan. 3. Ensure compliance with the requirements of the State Environmental Policy Act (SEPA - RCW 43.21C) and other applicable regulations and standards. D. All design review applications for development within the Tukwila South Overlay District shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, Including but not limited to fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable District standards in this Title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC 18.41.090. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan Goals and Policies. 4. Substantial conformance with the provisions of any applicable Development Agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be Injurious to the property or Improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual. 10. Substantial conformance with the Master Open Space and Trails Plan if applicable. NG - 139 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Non - residential Uses: • Lot N/A Setbacks: • Front — adjacent to a public street 15 feet • Second Front — adiacent to a public 15 feet street Sides None, increased to 10 feet if adjacent to residential use or non -TSO Zoned property ♦ Rear None, increased to 10 feet if adjacent to residential use or non -TSO Zoned property ♦ Height 125 feet Landscaping: • Fronts— adiacent to a public street 15 feet E. Upon completion of the City's review, the director shall approve, approve with conditions or deny the application, as follows: 1. I.f the Director finds that the application meets the applicable criteria and is consistent with the approved Master Plan for that area of the Tukwila South Overlay District, the Director shall approve the proposal. 2. Approve with Conditions: If the Director finds that the application does not adequately address one or more of the applicable criteria, but is consistent with the approved Master Plan for the Tukwila South Overlay District, and that there is a reasonable basis for conditions, the Director may approve the application with conditions. The intent of such conditions is that they mitigate an impact consistent with the intent of the applicable criterion. Conditions of approval may include, but are not necessarily limited to, the relocation or modification of the proposed structures, additional landscaping, buffering, screening, relocation of access, or other measures necessary to mitigate any impact or reduce hazards. The Director shall specify when the conditions shall be met. 3. Denial: If the Director finds that the application does not meet applicable criteria and that reasonable conditions cannot be found to mitigate the impact or reduce hazards, the Director shall deny the application as proposed. The Director's decision must specify the reasons for the denial based upon the review criteria. 18.41.080 Basic Development Standards Standards for residential uses will be developd at a later date. NG - 140 - 09/21/05 1: 15 PM P: VSteve and Lisa's Segale Folder17 -14 PC Hearing\ Strike- UnderZoneAmend050909.DOC • • • • Side None, increased to 10 feet if adjacent to residential use or non -TSO Zoned property • Rear None, increased to 10 feet if adjacent to residential use or non -TSO Zoned property Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid Waste Space requirements chapter for further requirements Off- street parking: See TMC Chapter 18.56 18.41.090 Modifications to Development Standards through Design Review A. An applicant may request a modification to the Basic Development Standards established by Section 18.41.080 as part of a Design Review application. The applicant shall submit a written description of the proposed modification and address the decision criteria stated below in subsection B; the Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with these decision criteria. B. The Director may grant modifications for individual cases provided that the Director shall find that: 1. The modification is refired due to unique circumstances related to the subject property that create significant practical difficulties for development and use otherwise allowed by this code. 2. The modification conforms with the intent and purpose of the Tukwila South Master Plan, any applicable Development Agreements, and this Code; 3. The modification will not be injurious to other property(s) in the vicinity; 4. The modification will not compromise the current or reasonably anticipated provision of circulation, access, utility service or any other public service. 5. An approved modification shall be the minimum necessary to ameliorate the identified practical difficulties giving rise to the request. 18.41.100 Final Site Plan A. Within 90 days of the Approval by the Director, final plans shall be prepared and filed with the City. These plans shall include all required modifications and applicable conditions contained in the Director's Notice of Decision. B. The final plans are not required to be recorded unless there is an associated land division application, such as a binding site plan or subdivision. 18.41.110 Performance Guarantee The Building Official may not issue a Certificate of Occupancy until all improvements included in the approved plans have been installed and approved, with the following exceptions: A. A performance guarantee has been posted for the improvements not yet completed. NG - 141 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAnsend050909.DOC B. The phasing of improvements has been accounted for in an associated Binding Site Plan, infrastructure phasing agreement a condition of approval, or a development greement. NG - 142 - 09/21/05 1:1 5 PM P: ( Steve and Lisa's Segale Folderl7 -14_PC HearingVStrike- UnderZoneAmend050909.DOC • • • Chapter 18.46 PRD - PLANNED RESIDENTIAL DEVELOPMENT Sections: 18.46.010 Purpose 18.46.020 Permitted Districts 18.46.030 Permitted Uses 18.46.060 Relationship of this Chapter to Other Sections and Other Ordinances 18.46.070 Multi- Family Density Standards 18.46.080 Open Space 18.46.090 Relationship to Adjacent Areas 18.46.110 Application Procedure Required for PRD Approval 18.46.112 Review Criteria 18.46.115 Restrictive Covenants Subject to Approval by City CouEIci! nno Attorney 18.46.120 Application Procedures for Building Permit 18.46.130 Minor and Major Adjustments 18.46.140 Expiration of Time Limits 18.46.01 OPurpose It is the purpose of this c ...,ourage imaginative site and building design and to create open space in residential developments by permitting greater flexibility in zoning requirements than is permitted by other sections of this title. Furthermore, it is the purpose of this chapter to: 1. Promote the retention of significant features of the natural environment, including topogra- phy, vegetation, waterways, wetlands and views; 2. Encourage a variety or mixture of housing types; 3. Encourage maximum efficiency in the layout of streets, utility networks, and other public improvements; and 4. Create and/or preserve usable open space for the enjoyment of the occupants and the general public. (Ord. 1758 §1(part), 1995) 18.46.020 Permitted Districts Planned residential development (PRD) may be permitted in the LDR, MDR and HDR residential districts and in the TSO District when there are wetlands, watercourses, and associated buffers on the lot. (Ord. 1758 § 1(part). 1995) 18.46.030 Permitted Uses The following uses are allowed in planned residential development: 1. In LDR districts, only single- family detached dwellings may be permitted; 2. In MDR and HDR districts, residential developments of all types regardless of the type of building in which such residence is located, such as single - family residences, duplexes, triplexes, four - plexes, rowhouses, townhouses or apartments; provided, that all residences are intended for permanent occupancy by their owners or tenants. Hotels, motels, and travel trailers and mobile homes and trailer parks are excluded; 3. Accessory uses specifically designed to meet the needs of the residents of the PRD such as garages and recreation facilities of a noncommercial nature; (Ord 1758 §1(part). 1995) NG - 174 - 09t22 `0512 :3511109.'211051:19 P\4 P: (Steve and Lisa's Segale Folder\7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.46.060Relationship of this Chapter to Other Sections and Other Ordinances A. Lot Size, Building Height and Setbacks. 1. Lot Size and Setbacks. A maximum reduction of 15% for lot areas and setbacks in LDR districts shall be permitted, provided that the following are also substantially provided: a. At least 15% of the natural vegetation is retained (in cases where significant stands exist). b. Advantage is taken or enhancement is achieved of unusual or significant site features such as views, watercourses, or other natural characteristics. c. Separation of auto and pedestrian movement is provided, especially in or near areas of recreation. d. Development aspects of the PRD complement the land use policies of the Comprehen- sive Plan. 2. Building Height. Building heights may be modified within a PRD when it assists in maintaining natural resources and significant vegetation, and enhances views within the site without interfering with the views of adjoining property. For increases in building height, there shall be a commensurate decrease in impervious surface. B. Off - street Parking. Off - street parking shall be provided in a PRD in the same ratio for types of buildings and uses as required in the Off - street Parking and Loading Regulations chapter of this title. However, for multiple- family zoned sites with sensitive areas, a minimum of two parking stalls per unit will be allowed, with a 50% compact stalls allowance, and parking stalls in front of carports or garages will be allowed if the design does not affect circulation. C. Platting Requirements. The standards of the subdivision code for residential subdivisions shall apply to planned residential developments if such standards are not in conflict with the provisions of this chapter. Upon final approval of the PRD, filing of the PRD shall be in accordance with procedures of the subdivision code if any lots are to be transferred. D. Impervious Surface. The maximum amount of impervious surface calculated for the total development allowed on sensitive areas sites will be 50% for each single - family development and each multi - family development. E. Recreation Space Requirements. Sensitive areas and stands of significant trees may be counted as area required to meet the recreation space minimums, if usable passive recreation opportunities within these areas are demonstrated. Opportunities could include connection and continuation of area -wide trail systems, wildlife or scenic viewing opportunities, or picnic areas. F. Landscape and Site Treatment for Sites with Class 2, Class 3 and Class 4 Geologic Hazard Areas: 1. Downslope and Side Yard Buffers. Photomontage or computer - generated perspectives, taken from the nearest downslope off -site privately owned property, shall show minimum landscape coverage of 25% of the structures at the time of project completion with anticipated 40% coverage within 15 years. This standard may supplement or be in lieu of the applicable landscape yard requirement. 2. Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge line of a hill shall have minimum five -foot planted medians. Trees shall be a species that provides a branch pattern sufficient to provide, at maturity, 50% coverage of the pavement area. Roads or drives which require retaining walls parallel to the topographic line shall plant roadside buffers of Northwest native plant species. G. Review guidelines contained in the Board o f " rc'litcctura'Design Review chapter of this title shall apply to PRD's. H. For single - family developments, site plans shall include placement and footprint of the residences, driveways and roads. (Ord. 1758 ti 1(part). 1995) NG - 175 - 09/22/05 12 • 3 5 fall 9 2111) 5 1:19 P1,! P: (Steve and Lisa's Segale Fol der17-1 4_ PC_ HearinglStrike- UnderZoneAmend050909.DOC • 41/ 18.46.070Multi- Family Density Standards In multiple - family residential districts, the City Council may authorize a dwelling -unit density not more than 20% greater than permitted by the underlying zones, after entry of findings that the following are substantially provided: 1. A variety of housing types is offered. 2. At Least 15% of the natural vegetation is retained (in cases where significant stands exist). 3. Advantage is taken or enhancement is achieved of unusual or significant site features such as views, watercourses, wetlands or other natural characteristics. 4. Separation of auto and pedestrian movement is provided, especially in or near areas of recreation. 5. Developmental aspects of the PRD complement the and use policies of the Comprehensive • Plan. (Ord. 1770 §27, 1996; Ord. 1758 §1(part). 1995) 18.46.0800pen Space A. Each planned residential development shall provide not less than 20% of the gross site area for common open space which shall: 1. Provide either passive or active recreation concentrated in large usable areas; 2. Network with the trail and open space system of the City and provide a connection and exten- sion, if feasible; and 3. Be under one ownership, owned and maintained by the ownership; or be held in common ownership by all of the owners of the development by means of a homeowners' association or similar association. Such association shall be responsible for maintenance of the common open space, or be dedicated for public use if acceptable to the city or other appropriate public agency. B. Planned residential developments shall set aside sensitive areas and their buffers in a sensitive areas tract as required by TMC 18.45.090, and will be exempted from other open space requirements of this section. (Ord. 1758 §1(part), 1995) 18.46.090Relationship to Adjacent Areas A. The design and layout of a planned residential development shall take into account the integration and compatibility of the site to the surrounding areas. The perimeter of the PRD shall be so designed as to minimize any undesirable impact of the PRD on adjacent properties. B. Setbacks from the property lines of the PRD shall be comparable to, or compatible with, those of the existing development of adjacent properties or, if adjacent properties are undeveloped, the type of development which may be permitted. (Ord. 1758 §1(part), 1995) 18.46.110Application Procedure Required for PRD Approval A. Filing of Application. Application for approval of the PRD shall be made on forms prescribed by the DCD and shall be accompanied by a filing fee as required in the Application Fees chapter of this title and by the following: 1. Justification for the density increases, or lot size and setback reductions, if requested by the applicant; 2. Program for development including staging or timing of development; 3. Proposed ownership pattern upon completion of the project; 4. Basic content of any restrictive covenants; 5. Provisions to assure permanence and maintenance of common open space through a home- owners' association, or similar association, condominium development or other means acceptable to the City; NG - 176 - 09'22/05 12:35 PA909/21/05 1:19 P51 P: (Steve and Lisa's Segale Folder17-1 4_ PC_ HearinglStrike- UnderZoneAmend050909.DOC 6. An application for rezone may be submitted with the PRD application if rezoning is necessary for proposed density. Fees for rezone request shall be in addition to those of the PRD application; 7. An application for preliminary plat may be submitted with the PRD application, if necessary. Fees for the subdivision shall be in addition to those of the PRD application; 8. Graphic images of development in any sensitive area or buffer, including photomontage or computer - generated perspectives in a standardized format required by the Director; 9. Every reasonable effort shall be made to preserve existing trees and vegetation and integrate them into the subdivision's design by preparing a tree inventory of the significant vegetation on -site as part of the preliminary plat application. A tree and vegetation retention/removal plan shall be part of any preliminary plat application. Such tree and vegetation retention/removal plan shall assure the preservation of significant trees and vegetation. B. City Council Public Hearing. 1. PRD's related to a subdivision or design review permit shall be processed as Type 5 deci- sions, pursuant to TMC 18.108.050. PRD's related to short plats, boundary line adjustments or binding site improvement plans shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. 2. The PRD shall be an exception to the regulations of the underlying zoning district. The PRD shall constitute a limitation on the use and design of the site unless modified by ordinance. (Ord. 2097 §18, 2005; Ord. 1770 §29, 1996; Ord. 1758 §1(part), 1995) 18.46.112 Review Criteria The City Council shall find that the proposed development plans meet all of the following criteria in their decision making: 1. Requirements of the subdivision code for the proposed development have been met, if appro- priate; 2. Reasons for density increases, or lot size and setback reductions, meet the criteria as listed in the Planned Residential Development District chapter of this title; 3. Adverse environmental impacts have been mitigated; 4. Compliance of the proposed PRD to the provisions of this chapter and the Sensitive Areas Overlay District chapter of this title; 5. Time limitations, if any, for the entire development and specified stages have been docu- mented in the application; 6. Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans; 7. Compliance with design review guidelines (see TMC Section 18.60); and 8. Appropriate retention and preservation of existing trees and vegetation recommended by the Director. (Ord. 1770 §30, 1996; Ord. 1758 §1(part), 1995) 18.46.115Restrictive Covenants Subject to Approval by City Council and City Attorney The restrictive covenants intended to be used by the applicant in a planned residential development (PRD), which purports to restrict the use of land or the location or character of buildings or other structures thereon, must be approved by the City Council and the City Attorney before the issuance of any building permit. NG - 177 - 09'2 2/05 12:35 P4109121105 1. 19 P,ti/ P: {Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) • • • • 18.46.120Application procedures for Building Permit The following procedures are required for approval of construction for the proposed planned residential development: 1. Time Limitation. A complete application for the initial building permit shall be filed by the applicant within twelve months of the date on which the City Council approved the PRD. An extension of time for submitting an application may be requested in writing by the applicant, and an extension not exceeding six months may be granted by the Director. If application for the initial building permit is not made within twelve months or within the time for which an extension has been granted, the plan shall be considered abandoned, and the development of the property shall be subject to the requirements and limitations of the underlying zone and the subdivision code. 2. Application. Application for building permit shall be made on forms prescribed by the DCD and shall be accompanied by a fee as prescribed by the building code. 3. Documentation Required. All schematic plans either presented or required in the approved PRD plans shall be included in the building permit application presented in finalized, detailed form. These plans shall include but are not limited to landscape, utility, open space, circulation, and site or subdivision plans. Final plats and public dedication documents must be approved by the City Council before the issuance of any building permits. 4. Sureties Required for Staging. If the PRD is to be developed in stages, sureties or other security device as shall be approved by the City Attorney shall be required for the complete PRD. The various stages or parts of the PRD shall provide the same proportion of open space and the same overall dwelling unit density as provided in the final plan. 5. DCD Action. The DCD shall determine whether the project plans submitted with the building permit are in compliance with and carry out the objectives of the approved PRD. (Ord, 2097 §19, 2005; Ord. 1758 §1(part), 1995) 18.46.130Minor and Major Adjustments If minor adjustments or changes are proposed following the approval of the PRD, by the City Council as provided in the Planned Residential Development District chapter of this title, such adjustments shall be approved by the DCD prior to the issuance of a building permit. Minor adjustments are those which may affect the precise dimensions or siting of structures, but which do not affect the basic character or arrangement of structures approved in the final plan, or the density of the development or open space provided. Major adjustments are those which, as determined by the DCD, substantially change the basic design, density, open space, or other substantive requirement or provision. If the applicant wishes to make one or more major changes, a revised plan must be approved pursuant to the Planned Residential Development District chapter of this title. NG - 178 - 09 12. 5 P4109'21.0:5 1:1 RV P: (Sieve and Lisa's Segale Folder{7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part). 1995) 18.46.140Expiration of Time Limits Construction of improvements in the PRD shall begin within six months from the date of the filing of the issuance of the building/development permit. If this permit expires the plan shall be considered abandoned, and the development of the property shall be subject to the requirements and limitations of the underlying zone and the subdivision code. An extension of time for beginning construction may be requested in writing by the applicant, and such extension not exceeding six months may be granted by the Department upon showing of good cause. If construction does not occur within 12 months from the date of permit issuance the zoning shall revert to the underlying designation. (Ord. 2097 §20, 2005; Ord. 1770 §31, 1996; Ord. 1758 §1(part), 1995) Chapter 18.50 SUPPLEMENTAL DEVELOPMENT STANDARDS Sections: 18.50.010 Purpose 18.50.020 Special Height Limitation Areas 18.50.030 Special Height Exception Areas 18.50.045 Height Regulations Around Major Airports 18.50.060 Cargo Containers as Accessory Structures 18.50.070 Yard Regulations 18.50.080 Exemption of Rooftop Appurtenances 18.50.083 Maximum Building Length 18.50.085 Maximum Percent Development Area Coverage 18.50.090 Height Limitation for Amusement Devices 18.50.100 MIC/L and MIC/H Site Lighting Standards 18.50.110 Archaeological/Paleontological Information Preservation Requirements 18.50.130 Structures Over Public R -O -W 18.50.010Purpose It is the purpose of this chapter to establish development standards that supplement those established within the various use districts. These supplemental standards are intended to address certain unique situations that may cross district boundaries, and to implement related policies of the Tukwila Comprehensive Plan. NG - 179 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZaneAmend050909.DOC (Ord. 1 § (p r , 1995) 18.50.020Special Height Limitation Areas There is hereby established a special height limitation area, as depicted by Figure 18 -3, within which no building shall be erected which exceeds six (6) stories in height, notwithstanding the provisions for the zoning district within which the subject property may lie. (Ord. 1758 § 1(part), 1995) 18.50.030 Special Height Exception Areas There are hereby established special height exception areas as depicted by Figure 18 -3, within which building heights of up to four, six, or ten stories, as illustrated by the Figure, are allowed, notwithstanding the height standards for zoning districts within which the subject property may lie. 1: hd. I i`N §liparty, N 18.50.045 Height Regulations Around Major Airports For the purposes of regulating heights within the vicinity of major airports, there are established and created certain height limitation zones which include all the land lying within the instrument approach zones, non - instrument approach zones, transition zones, horizontal zones and conical zones. Such areas may be shown and defined on an "airport height map" which shall become a part of the ordinance codified in this section by adoption of the Council and found on file in the office of the City Clerk. No building or structure shall be erected, altered or maintained, nor shall any tree be allowed to grow to a height in excess of the height limit herein established in any of the several zones created by this section; provided, however, that this provision shall not prohibit the construction of or alteration of a building or structure to a height of 35 feet above the • • • • average finish grade of the lot. Where an area is covered by more than one height limitation zone, the more restrictive limitations shall prevail. Under the provision of this section, the City adopts the following airport height map: Airport Height Map: King County International Airport (Boeing Field), August 1, 1986, and as the same may be amended. (Ord. 1758 §1(part), 1995) 18.50.050 Single Family Dwelling Design Standards All new single - family dwellings, except those that are part of an approved Housing Options Demonstration Program, constructed under building permits submitted to the City after August 19, 2005, must: 1. be set upon a permanent foundation with the space from the bottom of the home to the ground enclosed by concrete or an approved concrete product that can be either load bearing or decorative; 2. if a manufactured home, be comprised of at least two fully- enclosed parallel sections, each of not less than 12 feet wide by 36 feet long; 3. be thermally equivalent to the State's energy code; 4. have exterior siding that is residential in appearance including, but not limited to, wood clapboards, shingles or shakes, brick, conventional vinyl siding, fiber- cement siding, wood - composite panels, aluminum siding or similar materials. Materials such as smooth, ribbed or corrugated metal or plastic panels are not acceptable; 5. have the front door facing the front or second front yard, if the lot is at least 40 feet wide; and 6. have a roofing material that is residential in appearance including, but not limited to, wood shakes or shingles, standing seam metal, asphalt composition shingles or tile, with a minimum roof pitch of 5:12. and NG - 180 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -142C HearinglStrike- UnderZoneA?nend050909.DOC (Ord. 2098 §2, 2005) 18.50.055 Single Family Design Standard Exceptions The design standards required at 18.50.050 (5) and (6) may be modified by the DCD Director as a Type 2 Special Permission decision. 1. The criteria for approval of a roof pitch flatter than 5:12 are as follows: a. The proposed roof pitch is consistent with the style of the house (for example modern, southwestern); b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height; c. If a sloped roof is proposed, it must have at least 24 -inch eaves; d. The house exhibits a high degree of design quality, including a mix of exterior materials, detailing, articulation and modulation. 2. The criteria for approval of a house with a front door that faces the side or rear yard are as follows: a. The topography of the lot is such that pedestrian access is safer or more convenient from the side or rear yard; b. The house will be set back at least twice the minimum front yard setback; c. The entrance is oriented to take advantage of a site condition such as a significant view; or d. The entry feature is integral to a unique architectural design. (Ord. 2098 §3, 2005) 1 8.5 0.060Cargo Containers as Accessory Structures A. Cargo containers are allowed outright in the LI, HI, MIC/L, MIC/H and TVS zones, subject to building setbacks. B. New containers may be allowed as accessory structures in LDR, MDR, and HDR, for institutional uses and in RC, RCM, TUC, TSO and C/LI for any permitted or conditional use. All new containers are subject to a Type 2 special permission decision and the restrictions in the various zoning districts. C. Criteria for approval are as follows: 1. Only two cargo containers will be allowed per lot, maximum length of 40 feet. 2. The container is located to minimize the visual impact to adjacent properties, parks, trails and rights -of -way as determined by the Director. 3. The cargo container is sufficiently screened from adjacent properties, parks, trails and rights - of -way, as determined by the Director. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings. 4. If located adjacent to a building, the cargo container must be painted to match the building's color. 5. Cargo containers may not occupy any required off - street parking spaces. 6. Cargo containers shall meet all setback requirements for the zone. 7. Outdoor cargo containers may not be refrigerated. 8. Outdoor cargo containers may not be stacked. D. Licensed and bonded contractors may use cargo containers in any zone for temporary storage of equipment and/or materials at a construction site during construction that is authorized by a City building permit. (Ord. 2066 §1, 2004; Ord. 1 989 §9, 2002) 1 8.50.070Yard Regulations A. Fences, walls, poles, posts, and other customary yard accessories, ornaments, furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety. B. In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages. C. Where the front yard that would normally be required on a lot is not in keeping with the prevailing yard pattern, the DCD may waive the requirement for the normal front yard and substitute therefor a special yard requirement which shall not exceed the average of the yards provided on adjacent lots. D. In the case of corner lots, a front yard of the required depth shall be provided in accordance with the prevailing yard pattern, and a second front yard of half the depth required generally for front yards in the district shall be provided on the other frontage. NC - 181 - 09/21/05 1:15 PM P.:lSteve and Lisa's Segale Folder{ ? -14 PC HearinglStrike- UnderZoneAmend050909.DOC • • • • E. In the case of comer lots with more than two frontages, the DCD shall determine the front yard requirements, subject to the following conditions: 1. At least one front yard shall be provided having the full depth required generally in the district; 2. The second front yard shall be the minimum set forth in the district; 3. In the case of through lots and corner lots, there will be no rear yards but only front and side yards; 4. In the case of through lots, side yards shall extend from the rear lines of front yards required. In the case of corner lots, yards remaining after full and half -depth front yards have been established shall be considered side yards. (See Figure 18 - 4.) NC - 182 - 09/21/05 1:15 PM P: { Steve and Lisa's Segale Folder17- 14_ PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1758 § 1(part). 1995) 18.50.080Exemption of Rooftop Appurtenances The height limitations specified in this chapter shall not apply to church spires, monuments, chimneys, water towers, elevator towers, mechanical equipment, and other similar rooftop appurtenances usually required to be placed above the roof level and not intended for human occupancy or the provision of additional floor area; provided, that mechanical equipment rooms or attic spaces are set back at least ten feet from the edge of the roof and do not exceed 20 feet in height. (Ord. 1158 i(part).1990 For all buildings except as described below: MDR ...50 ft HDR...50 ft Maximum building length with bonus for modulating off-sets: For structures with a maximum MDR ..100 building height of 2 stories or 25 ft ft., whichever is less, and having HDR...2OO horizontal modulation or a mini- mum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less: ft For structures with a building height over 2 stories or 25 ft., whichever is less, with a horizon- MDR ..100 ft tal and vertical modulation of 4 HDR...2OO ft. or an 8 ft. modulation in either direction: ft 18.50.083Maximum Building Length In the MDR and HDR zones, the maximum building length shall be as follows: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18 -5). (Ord. 1'4 •`.;1t 1995) 18.50.085Maximum Percent Development Area Coverage In the MDR and HDR zones the maximum percent development area coverage shall be 50 %, except for senior citizen housing developments in HDR. If the building is converted to regular apartments the 50% limit must be met. tt;rd. 1 +?f) §28. : s)rd.. 17:1 §1(N11.). 199 ) 18.50.O90Height Limitation for Amusement Devices Amusement devices shall be allowed up to 115 feet in height in any commercial or industrial zones. Any devices that exceed the height limit of the zone in which they are located shall be subject to a conditional use permit. 18.50.100MIC/L and MIC/H Site Lighting Standards A. The following site lighting standards shall apply to portions of developments within 100 feet of the Tukwila Manufacturing/Industrial Center boundary as defined in the 1995 Comprehensive Plan: 1. The minimum light levels in parking areas, paths between the building and street or parking areas shall be 1 foot - candle; 2. The maximum ratio of average:minimum light level shall be 4:1 for illuminated grounds; 3. Maximum illumination at the property line shall be 2 foot - candles; 4. Lights shall be shielded to eliminate direct off -site illumination; and 5. General grounds need not be lighted. NG - 183 - 09/21/05 1:15 PM P. ;VSteve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1 I 2.1997) • • • • • • B. Variation from these standards may be granted by the Director of the Department of Community Development based on technical unfeasibility or safety considerations. (Ord. 1853 §4, 1998) 18.50.110 ArchaeologicaUPaleontological Infonnation Preservation Requirements The following provisions shall apply in all zones: 1. If there is reason to believe that archaeological resources will be disturbed, a cultural resources assessment shall be conducted and, if warranted, an archaeological response plan and provisions for excavation monitoring by a professional archaeologist shall be made prior to beginning construction. The assessment should address the existence and significance of archaeological remains, buildings and structures on the State or Federal historic registers, observable paleontological deposits and may include review by the State Archaeologist. 2. It is recommended that the applicant coordinate a predetermination study by a professional archaeologist during the geotechnical investigation phase, to determine site archaeological potential and the likelihood of disturbing archaeological resources. 3. Excavations into historically native soil, when in an area of archaeological potential, shall have a professional archaeologist on site to ensure that all State statutes regarding archaeological conservation/ preservation are implemented. The applicant shall provide a written commitment to stop work immediately upon discovery of archaeological remains and to consult with the State Office of Archaeology and Historic Preservation (OAHP) to assess the remains and develop appropriate treatment measures. These may include refilling the excavation with no further responsibility. 4. An applicant who encounters Indian burials shall not disturb them and shall consult with OAHP and affected tribal organizations pursuant to State statutes. 5. The Director is authorized to: a. conduct studies to generally identify areas of archaeological/ paleontological potential; b. make determinations to implement these provisions; and c. waive any and all of the above requirements, except for TMC 18.50.110 -4 (reporting of discovered Indian burials), if the proposed action will have no probable significant impact on archaeological or historical resources that are eligible for listing in the National Register of Historic Places, or on observable paleontological resources. Examples of such actions include excavation of fill materials, disturbance of less than 10,000 square feet of native soils to a depth of 12 inches, penetration of native soils with pilings over a maximum 8% of the building footprint, and paving over native soils in a manner that does not damage cultural resources. The above examples are illustrative and not determinative. A case -by -case evaluation of archaeological /paleontological potential value and proposed disturbance must be made. (Ord. 2076 §1, 2004) 18.50.130Structures Over Public R -O -W A developer who controls parcels on both sides of a public right -of -way may request approval to bridge the street with a structure as a Type 2 special permission decision. Only the width of the building that extends across the street is exempt from setbacks; the remainder of the building must meet them. The developer must also obtain air rights and comply with all other relevant codes, including the Washington State Building Code. NG - 184 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1971 §18, 2001) 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 18.52.010Purpose 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. NG - 185 - 09/21/05 1:15 PM P.:lSteve and Lisa's Segale Folder17 -14_PC Hearing) Strike- UnderZoneAmend050909.DOC (Ord. 1872 §14(part), 1999) I 8.52.020Perimeter Landscaping Requirements by Zone District A. 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 following table. • • • 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 YP 5 3 5 3 T e[ YP 0 15(12.5) YP Type 5 3 5 3 T eI YP RCC 20 (10) 2 Type 1 5 3 10 Type II NCC 5 3 T eI YP 03 0 3 Type II RC 10 TypeI 5 0 3 YP ell Type II 7 RCM 10 Typel 5 0 3 Type II 7 YP ell TUC 15 2 Type I 5 0 3 0 3 Type II C/LI 12.5 4 Type I 5 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 I1 0 4 0 4 Type III MIC/H 5 4 Type II 0 4 0 4 Type Ill TVS 15 2 Type II 0 3 0 3 Type III ISO 15 S Type 1 0 9 0 y Type III • • • Notes: 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. 6 Increased to Type 11 if any portion of the yard is within 50 feet of LDR, MDR or HDR. 7 Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8 Only required along public streets 9 Increased to 10 feet if adjacent to residential uses or non -TSO Zoning 1. B. 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. NG - 186 - 09/21/051:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 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. (Ord. 1872 §14(part), 1999) 18.52.030Perimeter 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 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. (Ord. 1872 §14(part). 1999) NG - 187 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl 7- l4_PC HearinglStrike- UnderZoneAmend050909.DOC • • • 18.52.035Interior Parking Lot Landscaping Requirements Landscaping within parking areas shall be provided as shown below. 1. Requirements for each distinctly separate parking area within the MDR and HDR zones: a. For areas with up to 20 parking stalls per parking area, no interior landscaping is • • required. b. For areas with 21 - 40 parking stalls per parking area, 7 square feet of interior landscape area is required for each parking stall. c. 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). d. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide with an average width of 5 feet. 2. Requirements for parking lots within the 0, MUO, RCC, and NCC zones: a. For lots with up to 20 parking stalls, no interior landscaping is required. b. 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. c. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior land- scape 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. 3. Requirements for parking lots within the RC, RCM, TUC, C /LI, TSO and TVS zones: a. For areas adjacent to public or private streets, a minimum of 15 square feet of landscaping is required for each parking stall. b. 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. 4. Planting Standards: a. 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. b. The minimum size for interior parking lot planting islands is 100 square feet. c. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. d. Raised curbs or curb stops shall be used around the landscape islands to prevent plant material from being struck by automobiles. e. 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. (Ord. 1872 §14(part), 1999) 18.52.040General Landscape and Screening Requirements 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. NG - 188 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 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 11.20.090). 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. Fences. All fences shall be placed on the interior side of any required perimeter landscaping. G. Lighting. Trees shall not be planted in locations where they would obstruct existing or planned street or site lighting. H. 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. I. 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. (Ord. 1 872 §14(part), 1999) 18.52.050 Landscape Plan Requirements A. 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, quantity, spacing and location of plants and materials, typical planting details and the location of irrigation systems. B. 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% 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 NG - 189 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14 PC HearinglStrike- UnderZoneAmend050909.DOC • • • 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. (Ord, 1971 §19, 20-01: Ord. 1872 § 14(part), 1999) 18.52.060Recreation 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 two 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. 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. (Ord, 1872 §14(part), 1999) 18.52.065 Lighting A. 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. NG - 190 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC B. 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. NG - 191 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearingStrike- UnderZoneAmend050909.DOC (Ord. 1872 §14(part), 1999) 18.52.070Recycling Storage Space for Residential Uses Apartment and condominium developments over six units shall provide 1 -1/2 square feet of recycling storage space per dwelling unit and located in collection points as follows: 1. No dwelling unit within the development shall be more than 200 feet from a collection point. 2. Collection points shall be located so that hauling trucks do not obstruct pedestrian or vehicle traffic on -site, or project into any public right -of -way. 3. Collection points shall not be located in any required setback or landscape area. (Ord. 1 872 §14(part). 1999) 18.52.080Recycling Storage Space for Non - Residential Uses A. Recycling storage space for non - residential uses shall be provided at the rate of at least: 1. Two square feet per every 1,000 square feet of building gross floor area in office, medical, professional, public facility, school and institutional developments. 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. (Ord. 1872 §14(part), 1999) 18.52.090Design 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. (Ord. 1872 §14(part), 1 999) • • • • • • Chapter 18.56 OFF - STREET PARKING AND LOADING REGULATIONS Sections: 18.56.010 Purpose 18.56.020 Chapter Application 18.56.030 Reduction of Existing Parking Spaces 18.56.040 General Requirements 18.56.050 Required Number of Parking Spaces 18.56.060 Loading Space Requirements 18.56.065 Residential Parking Requirements 18.56.070 Cooperative Parking Facility 18.56.080 Parking for the Handicapped 18.56.090 Compact Car Allowance 18.56.100 Uses Not Specified 18.56.110 Landscaping and Screening 18.56.120 Filing of Plans 18.56.130 Development Standards for Bicycle Parking 18.56.140 Administrative Variance from Parking Standards 18.56.010 Purpose It is the purpose of this chapter to provide for adequate, convenient, and safe off -street parking and loading areas for the different land uses described in this title. (Ord. 1795 §3(part), 1997; Ord. 1758 §1(part). 1995) 18.56.020 Chapter Application Off -street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the requirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change in its principal use. (Ord. 1795 §3(part), 1997; Ord. 1758 §1(part), 1995) 18.56.030Reduction of Existing Parking Spaces Any off -street parking area already in use or established hereafter shall not be reduced below the limits required by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional building or structure on the property. Any change of principal and/or secondary use must meet the parking requirements of the new use. (Ord. 1795 §3(part), 1997; Ord. 1758 §1(part). 1995) 18.56.040 General Requirements Any required off - street parking and loading facilities shall be developed in accordance with the following standards: 1. Location. Any on- premises parking area which contains parking stalls located more than 1,000 feet from the principal use shall require B of rei itccturalDesign Review approval for the entire parking lot. 2. Minimum parking area dimensions for surface and structured parking facilities shall be as provided in Figure 18 -6. 3. Tandem Parking Spaces. In the MDR and HDR zones, tandem spaces (where one car is parked directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. NG - 200 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17- 14_PC_ Hearing) Strike- UnderZoneAmend050909.DOC No more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than compact size vehicles based on the dimensions in Figure 18 -6. 4. Parking Area and Parking Area Entrance and Exit Slopes. The slope of off - street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off -street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 5. Driveways and maneuverability. a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director and the Board of Architectural Review. c. All parking spaces shall be internally accessible to one another without reentering adjoining public streets. d. When off -street parking is provided in the rear of a building and a driveway or lane alongside the building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a sidewalk of at least a three -foot section, adjoining the building, curbed or raised six inches above the driveway surface. e. Ingress and egress to any off -street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director or Planning Commission may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require areas not designed or approved for parking to be appropriately marked and/or signed to prevent parking. 7. Surface. a. The surface of any required off -street parking or loading facility shall be paved with asphalt, concrete or other similar approved material (s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks. b. All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. d. Where pedestrian walks are used in parking Iots for the use of foot traffic only, they shall be curbed or raised six inches above the lot surface. e. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right -of -way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head -in parking. 8. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right -of -way. 9. Obstructions. No obstruction which would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 10. Lighting. Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 11. Curb - cuts. All parking areas shall have specific entrance and/or exit areas to the street. The width of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access road shall be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in single - family districts shall be limited to a maximum of 20 feet in width and the location shall be approved by the Public Works Director. 12. Parking stalls shall not be used for permanent or semi - permanent parking or storage of trucks or materials. (Ord. 1795 §=(part), 1997; Ord. 1758 §1 (part), 1995) NG - 201 - 09/2//05 /:15 PM P ::1Steve and Lisa's Segale Folder{7 -14 PC Hearing) Strike- UnderZoneAmend050909DOC • • • Number of Spaces Other Commercial and Industrial Buildings (30% minimum large spaces) 1 Under 10,000 2 10,000 to 25,000 3 25,000 to 85,000 4 85,000 to 155,000 5 155,000 to 235,000 6 235,000 to 325,000 7 325,000 to 425,000 8 425,000 to 535,000 9 535,000 to 655,000 10 655,000 to 775,000 11 775,000 to 925,000 Number of Spaces Office Buildings, Hotels, Hospitals, and Institutions 1 3,000 to 100,000 2 100,000 to 335,000 3 335,000 to 625,000 4 625,000 to 945,000 5 945,000 to 1,300,000 6 1,300,000 to 1,695,000 7 1,695,000 to 2,130,000 8 2,130,000 to 2,605,000 9 2,605,000 to 3,120,000 10 3,120,000 to 3,675,000 4111 8.56.050Required Number of Parking Spaces The minimum number of off - street parking spaces for the listed uses shall be as shown in Figure 18 -7. Minimum parking requirements shall be maintained over the life of the original or primary use. Any additional uses, either secondary or accessory in nature, must have parking available that does not impact the minimum parking of the original or primary use. This extends to parking spaces used for park- and -fly lots or use of parking for storage or outdoor displays. (Ord. 1795 §3(part), 1997; Ord. 1758 § 1(part), 1995) • • 18.56.060 Loading Space Requirements Off - street space for standing, loading and unloading services shall be provided in such a manner as not to obstruct freedom of traffic movement on streets or alleys. For all office, commercial, and industrial uses, each loading space shall consist of at least a ten -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as pickup trucks, or a 12 -foot by 65- foot loading space with 14 -foot height clearance for large trucks, including tractor - trailer large spaces. The prescribed number of spaces required are as follows: Loading Space Requirements Square Feet of Gross Floor Area (Except Basement Area) NG - 201- 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC These requirements may be modified as a Type 4 decision, where the Planning Commission or, on appeal, the City Council finds that such reduction will not result in injury to neighboring property or obstruction of fire lanes or traffic and will be in harmony with the purposes and intent of this chapter. ia,jt,.1. 19 :' { ' )) ;Ord 17 ;r_ ( 1 ;; 114mro. 18.56.065 Residential Parking Requirements A. Two off - street parking spaces shall be provided for each dwelling unit which contains up to three bedrooms. One additional off - street parking space shall be required for every two bedrooms in excess of three bedrooms in a dwelling unit (i.e., four and five bedroom dwelling units shall have three off - street parking spaces, six and seven bedroom homes shall have four spaces, and so on). B. The Director shall have the discretion to waive the requirement to construct a portion of the off - street parking requirement if, based on a parking demand study, the property owner establishes that the dwelling will be used primarily to house residents who do not and will not drive due to a factor other than age. Such a study shall assure that ample parking is provided for residents who can drive, guests, caregivers and other persons who work at the residence. If such a waiver is granted, the property owner shall provide a site plan which demonstrates that, in the event of a change of use which eliminates the reason for the waiver, there is ample room on the site to provide the number of off - street parking spaces required by this Code. In the event that a change of use or type of occupant is proposed that would alter the potential number of drivers living or working at the dwelling, the application for change of use shall be conditioned on construction of any additional off - street parking spaces required to meet the standards of this Code. 18.56.070 Cooperative Parking Facility A. Shared Parking: When two or more property owners agree to enter into a shared parking agreement, the setbacks and landscaping requirements on their common property line(s) may be waived with that land used for parking, driveway and/or building. B. Covenant Parking: When off -site parking is provided on a lot other than the lot of the use to which it is accessory, the following conditions shall apply: 1. A covenant between the owner or operator of the principal use, the owner of the parking spaces and the City stating the responsibilities of the parties shall be executed. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with King County, and a copy with the recording number and parking layouts shall be submitted as part of any permit application for development. 2. The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service and operations approved by the Director. C. When any Shared or Covenant parking agreement between parties, as referenced above, is modified or terminated, the owner of the parking spaces shall be responsible for notifying the Director. In this event, all affected parties shall provide documentation that a minimum of 50% of the required minimum parking will be available within 90 days following termination of the agreement, with the remainder to be available 365 days following termination of the original agreement. If a variance is sought, the application must be submitted within 14 days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. NG - 203 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1976 §62. 2001) • • • • D. Complementary Parking: A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. E. Applications for shared, covenant or complementary parking shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. (Ord. 1795 §2(part), 1997; Ord. 1758 §1(part). 1995) 18.56.080Parking for the Handicapped All parking provided for the handicapped, or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by Washington Administrative Code, section 51.30, et seq. (See Figure 18 -8.) (Ord. 1795 §2(part), 1997; Ord. 1758 §1(part), 1995) 18.56.090Compact Car Allowance A. A maximum of 30% of the total off - street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a minimum of eight -inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18 -6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. (Ord. 1795 §2(part), 1997; Ord. 1758 §1(part), 1995) 18.56.100Uses Not Specified In the case of a use not specifically mentioned in this chapter, the requirements for off - street parking facilities shall be determined by the Director. Such determination shall be based upon the requirements for the most comparable use specified in this chapter. (Ord. 1795 §2(part), 1997; Ord. 1758 §1(part), 1995) 18.56.110 Landscaping and Screening Landscaping and screening requirements shall be as provided in the Landscape, Recreation, Recycling/ Solid Waste Space Requirements chapter of this title. (Ord. 1795 §2(part), 1997; Ord. 1758 §1(part), 1995) 18.56.120Filing of Plans Detailed plans of off - street parking areas, indicating the proposed development including the location, size, shape, design, curb -cuts, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features and appurtenances of the proposed parking facility, shall be filed with and reviewed by the DCD. The parking area shall be developed and completed to the required standards before an occupancy permit for the building may be issued. (Ord. 1795 §2(part), 1997; Ord. 1758 §1(part), 1995) NG - 204 - 09/21/05 1:15 PM P: (Sieve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC 18.56.130 Development Standards for Bicycle Parking A. Required number of bicycle parking spaces: The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18 -7. B. Location: 1. Required bicycle parking must be located within 50 feet of an entrance to the building or use 2. Bicycle parking may be provided within a building, but the location must be accessible for bicycles C. Safety and Security: 1. Legitimate bicycle spaces are individual units within ribbon racks, inverted `U' racks, locking wheel racks, lockers, or other similar permanent structures. 2. If bicycle lockers are used, windows and/or view holes must be included to discourage improper uses. 3. If bicycle parking is not visible from the street, a sign must be posted indicating the location of the bicycle parking spaces. 4. All bicycle parking must be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device. D. Process: Upon application to and review by the Planning Commission, subject to a Type 4 decision process outlined in TMC 18.108.040, the bicycle parking requirements may be modified or waived, where appropriate. (Ord. 1795 §2(part), 1997) 18.56.140 Administrative Variance from Parking Standards A. General: 1. A request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. Administrative variances are only eligible for requests for reductions of required parking between 1% and 10 %. Requests for reductions from minimum parking standards in excess of 10% must be made to the Planning Commission. 2. The project developer shall present all findings to the Director prior to any final approvals, including design review, conditional use permit review, building review or any other permit reviews required by the Director. B. Criteria: 1. All requests for reductions in parking shall be reviewed under the criteria established in this section. 2. In addition to the following requirements, the Director may require specific measures not listed to ensure that all impacts with reduced parking are mitigated. Any spillover parking which cannot be mitigated to the satisfaction of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an Administrative variance or requests to the Planning Commission, after: a. All shared parking strategies are explored. b. On -site park and ride opportunities are fully explored. c. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. d. The site is at least 300 feet away from a single - family residential zone. e. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. C. Process: 1. An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding properties or potential future uses. This may take the form of a brief report for administrative variances. Decreases in excess of 10% must be made to the Planning Commission. The Director may require additional studies to ensure that negative impacts are properly mitigated. A complete and detailed Parking Demand study is required for requests reviewed by the Planning Commission. NG -205- 09/21/051:15 PM P: tSteve and Lisa's Segale Folder17 -14_PC HearingVStrike- UnderZoneAmend050909.DOC • • • • • 2. All site characteristics should be described in report, including a. Site accessibility for transit. b. Site proximity to transit, with 15- to 30- minute headways. c. Shared use of on -site parking. d. Shared use of off -site parking. e. Combined on -site parking. f. Employee density. g. Adjacent land uses. D. Review: Applications for Administrative Variances for reductions below minimum parking requirements between 1% and 10% shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. Applications for reductions from minimum parking requirements in excess of 10% shall be processed as Type 4 decisions, pursuant to TMC 18.108.040, including a hearing before the Planning Commission. (Ord. 1795 §2(part). 1997) NG - 206 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Sections: 18.60.010 18.60.020 18.60.030 18.60.040 18.60.050 18.60.060 18.60.070 BOARD Chapter 18.60 11 DESIGN REVIEW Purpose and objectives Membership Scope of authority Application requirements Design review criteria Commercial redevelopment areas approval procedures and criteria Design Review Process 18.60.010Purpose and Objectives It is the purpose of this chapter to provide for the review by public officials of land development and building design in order to promote the public health, safety and welfare. Specifically, the Board of Architectural Review ( "BAR ") and DCD Director shall only approve well - designed developments that are creative and harmonious with the natural and manmade environments. Throughout this chapter, any reference to the Board or BAR shall also include the DCD Director in the case of administrative design review. (Ord. 2005 §16, 2002; Ord. 1865 §49, 1999; Ord. 1758 §1(part), 1995) 18.60.020 Membership The Board of Architectural Review shall consist of the members of the Planning Commission. The officers of the Planning Commission shall also sit as officers of the Board of Architectural Review. 18.60.030Scope of Authority A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. B. Projects meeting the thresholds for administrative design review will be reviewed by the DCD Director. All other projects requiring design review approval will be reviewed by the BAR. The Board and the DCD Director shall have the authority to approve, approve with conditions, or deny all plans submitted based on a clear demonstration of compliance with all of the guidelines of this chapter. C. Design review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments exempted in the various districts, b. Developments in LI, HI, MIC /L, and MIC/H and TVS districts, except when within 300 feet of residential districts or within 200 feet of the Green/Duwamish River or that require a shoreline permit; 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation (for costs between 10% and 25 %, the changes will be reviewed administratively); a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and NG - 207 - 09/21/05 1:15 PM P. \Steve and Lisa's Segale Folderl7 -14_PC Hearing\ Strike- UnderZoneAmend050909.DOC (Ord. 1758 §1(part), 1995) • • • b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see TMC Figure 18 -9). 3. Development applications using the procedures of 18.60.060, Commercial Redevelopment Area. . D. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. E. No changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project. Minor amendments to an approved project may be permitted upon request to the Director where they do not substantially change the appearance, intensity or impacts of the project. Major amendments to an approved project will require submittal of a new design review application. A major amendment is a substantial chan • e to elements of the as ,roved s lans includin substantiall revised buildin design, alteration of circulation patterns or intensification of development on the site. 1. RELATIONSHIP OF STRUCTURE TO SITE. (Ord. 2005 §17, 2002; Ord. 1865 §50, 1999; Ord. 1758 §1(part), 1995) 18.60.040Application Requirements All applications shall be accompanied by a filing fee as required in the Application Fees chapter of this title and shall include, but are not limited to, site plans, exterior building elevations, an environmental checklist if applicable, and other materials as required by the DCD. Models and/or photo montages shall be required for multi - family projects over six (6) dwelling units. Exemptions for minor projects may be granted by the Director. Minor projects shall include, but not be limited to, new interior garages, dumpster screening, and other changes which have no significant affect on project design. Building permit applications shall not be granted until approval of plans by the BAR. (Ord. 1758 §1(part), 1995) . 18.60.050Design Review Criteria A. Generally. The BAR is authorized to request and rely upon any document, guideline, or other consideration it deems relevant or useful to satisfy the purpose and objectives of this chapter, specifically including but not limited to the following criteria. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. B. Commercial and Light Industrial Design Review Criteria. The following criteria shall be considered in all cases, except that multi - family, hotel or motel developments, outside of the Tukwila International Boulevard corridor, shall use the multi - family, hotel and motel design review criteria developments within the MUO, NCC and RC districts of the Tukwila International Boulevard corridor (see Figure 18 -9) shall use the Tukwila International Boulevard design review criteria of this chapter and developments within the TSO District shall use the Tukwila South design review criteria instead: NG - 208 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places that tend to be unsightly, should be accom- plished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale NG - 209 - 09/21/05 1:15 PM P. (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneArend050909.DOC • • • should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. C. Multi- Family, Hotel and Motel Design Review Criteria. In reviewing any multi- family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi - Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmo- niously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi - family development's design need not be harmoniously integrated with adjacent single - family structures if that existing single - family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single - family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Com- prehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non - conforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. NG - 210 - 09/21/05 1:15 PM P :ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.D0C d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uni- form vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards, and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. D. Tukwila International Boulevard Design Review Criteria. In reviewing any application for development, in the MUO, NCC, and RC districts within the Tukwila International Boulevard study area (see Figure 18 -9), the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended, shall be used by the BAR in its decision making. E. Parking Structure Design Guidelines. The Parking Structure Design Guidelines shall be used whenever the provisions of this Title require a design review decision on proposed or modified parking structures." F. Tukwila South Design Criteria. The criteria Listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this Title require a design review decision on a proposed or modified development in the Tukwila South Overlay District. Site Design A. Site Design Concept and Site Relationships 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. NG - 211 - 09/21/05 1:15 PM P :ISieve and Lisa's Segale Folder17 -14_PC Hearing1Strike- UnderZoneAmend050909.DOC • • • • • 2. Maintain visual and functional continuity between the development and adjacent proDerties where appropriate. B. Site Design for Safety 1. Reduce the potential for conflicts between drivers and pedestrians. 2. Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. 3. Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. 4. Avoid light trespass beyond the boundaries of the property lines. C. Siting and Screening of Parking Areas 1. Organize site and building designs to deemphasize vehicular circulation and parking. 2. Use building placement, walls, berms, and /or landscaping to create a distinct street edge. D. Siting and Screening of Service Areas and Mechanical Equipment 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. 3. Locate and/or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. E. Natural Features 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas. wetlands, and/or watercourses into the overall site plan where appropriate. 2. Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. F. Pedestrian and Vehicular Circulation 1. Provide an efficient and comprehensive internal circulation system, including motorized and nonmotorized access points, parking, loading, and emergency accessways. 2. Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. G. Pedestrian Environment 1. Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian /employee environment. 2. Ensure that pedestrian amenities are durable and easy to maintain. 3. Select site furnishings that complement the building and landscape design of the development. N. Gateways 1. Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. 2. Provide special treatment at designated gateway locations. NG - 212 - 09/21/05 1:15 PM P :ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC Building Design A. Architectural Concept 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian - oriented features where possible. 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. B. Building Elements and Architectural Details 1. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. ( 2. Buildings and site design should provide an inviting entry orientation. (R+) 3. Colors used on building exteriors should integrate a building's various design elements or features. (I} Landscape Design A. Landscape Design 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. B. Planting Design 1. Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. Signage A. Signage Design 1. Provide signage that is consistent with the site's architectural theme. 2. Manage sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. 3. Provide signage that is oriented to both pedestrians and motorists in design and placement. 4. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. (Ord. 1986 §16,200L Ord. 1 865 §51, 1999; Ord. 1758 §1(part), 1995) NG - 21.E - 09/21/05 1:15 PM P :1Steve and Lisa's Segale Folder17 -14_PC HearingVStrike- UnderZoneAmend050909.DOC • • • • • 18.60.060Commercial Redevelopment Areas Approval Procedures and Criteria The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that serves the space needs of mixed use or commercial development that fronts on Tukwila International Boulevard, to allow and create developments that are designed and built to better buffer the negative impacts of the commercial district on the adjacent residential neighborhoods, to better integrate, where appropriate, the mixed use or commercial developments with the adjacent residential neighborhoods. Development within the four identified commercial redevelopment areas that is not in accordance with the requirements of the underlying zone's uses and standards may be approved by the BAR if the development complies with the following criteria. 1. Uses allowed. The permitted and accessory uses shall be those of the adjacent commercial district to which the residentially zoned properties are being aggregated. 2. Standards. The basic development standards shall be those of the adjacent commercial district to which the site is being aggregated and the standards for the uses that are being proposed. 3. Approval procedure. a. In a Commercial Redevelopment Area, the BAR must review and approve any development proposal, that is not in keeping with the underlying zone, per the Tukwila International Boulevard Design Manual and the intent and criteria of this section. b. The development must include at least one parcel that fronts on Tukwila International Boulevard and any number of additional adjacent parcels within the commercial redevelopment areas. (Exception: Commercial use of property in Site 2, in the block bounded by 42 Av. S., S. 144 St. Tukwila International Boulevard and S. 142 St., must aggregate with the property on the north side S. 142 St.) c. The following criteria from the Tukwila International Boulevard Design Manual are augmented to include the following intent: (1) to create streetscapes that are similar in setback, landscape and building heights where development occurs across from single - family residential; (2) to create architecture that is compatible with desired residential character and scale where development occurs adjacent to residential: 1. Site Design D. Continuity of Sites with Adjacent Sites G. Siting and Screening of Service Yards 2. Building Design B. Architectural Relationships 3. Landscape Design A2. Landscape design 18.60.070 Design Review Process (Ord. 1865 §53, 1999) A. APPROVAL. DECISION PROCESS. Projects meeting the thresholds for administrative design review will be processed as Type 2 decisions pursuant to TMC 18.108.020. All other design review decisions shall be processed as Type 4 decisions pursuant to TMC 18.108.040. B. APPROVAL. If the DCD Director or BAR finds that the proposed development plans satisfy the applicable design criteria they shall approves the proposed development_ sA building permit may then be issued by the appropriate City official providing all other requirements of the building code and ordinances of the City have been complied with. C$. APPROVAL WITH CONDITIONS. If the DCD Director or BAR approves the proposed • development plans with conditions, it may require that such conditions shall be fulfilled prior to the issuance of a building or occupancy permit, where appropriate. NG - 214 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17 -14_PC HearinglS trike- UnderZoneAmend050909.DOC Q. DENIAL. The DCD Director or BAR may deny the proposed development plans if the plans do not satisfy the criteria listed inguidelines -of this chapter or the applicable design. manual. ED. TIME LIMIT OF APPROVAL. Construction permitting for BAR-design review approved plans must begin within three years from the notice of decision or the approvalBAR decision becomes null and void. (Ord. 2005 §18, 2002; Ord. 1865 §54. 1999; Ord. 1770 `35. 1996; Ord. 1758 §1(part), 1995) NG -215 - 09/21/05 1:15 PM P.:ISieve and Lisa's Segale Folderl7 -14_PC HearinglS bike- UnderZoneAmend050909.DOC • • • • Chapter 18.104 PERMIT APPLICATION TYPES AND PROCEDURES Sections: 18.104.010 Classification of Project Permit Applications 18.104.020 Consolidation of SEPA Procedures and Appeals 18.104.030 Consolidation of Permit Applications 18.104.040 Relationship to SEPA 18.104.050 Pre - application Conferences 18.104.060 Application Requirements 18.104.070 Notice of Complete Application to Applicant 18.104.080 Notice of Application - Contents 18.104.090 Notice of Application - Procedure 18.104.100 Party of Record 18.104.110 Posted Notice 18.104.120 Mailed Notice 18.104.130 Time Periods for Permit Issuance 18.104.140 Applications - Modifications to Proposal 18.104.150 Vesting 18.104.160 Hearing scheduling - Notice of Hearing 18.104.170 Notice of Decision 18.104.180 Referral to Other City Departments • 18.104.190 Date of Mailing • 18.104.010 Classification of Project Permit Applications A. Project permit decisions are classified into five types, based on the degree of discretion associated with each decision, as set forth in this section. Procedures for the five different types are distinguished according to who makes the decision, whether public notice is required, whether a public meeting and/or a public hearing is required before a decision is made, and whether administrative appeals are provided. B. Type 1 decisions are made by City administrators who have technical expertise as designated by ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed record appeal hearing based on the information presented to the City administrator who made the decision. Public notice is not required for Type 1 decisions or for the appeals of those decisions. NG - 240 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC TYPE OF PERMIT DECISION MAKER Development Permit Building Official Sign Permit, except for those sign permits specifically requiring approval of the Planning Commission or denials of sign permits which are appealable Community Development Director Boundary Line Adjustment, including Lot Consolidation (TMC 17.08) Community Development Director Minor Modification to PRD (TMC 18.46.130) Community Development Director Minor modification to BAR appee- design review approval Community Development Director (TMC 18.60.030) Any land use permit or approval issued by the City, unless specifically categorized as a Type 2, 3, 4, or 5 decision by this Chapter As specified by Ordinance TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (open record appeal) Administrative Design Review (TMC 18.60.030) Community Development Director Board of Architectural Review Administrative Planned Residential Development (TMC 18.46) Short Plat Committee Hearing Examiner Short Plat (TMC 17.12) Short Plat Committee Hearing Examiner Binding Site Improvement Plan (TMC Chap.17.16) Short Plat Committee Hearing Examiner Shoreline Substantial Development Permit (TMC Chapter 18.44) Community Development Director State Shoreline Hearings Board TYPE 1 DECISIONS C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Hearing Examiner, Planning Commission, City Council, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW 90.58. TYPE 2 DECISIONS NG - 241 - 09/21/05 1:15 PM P ::\Steve and Lisa's Segale Falder17 -14_PC Hearing\ Strike- UnderZoneAmend050909.DOC • • • Decision regarding Sensitive Areas (except Reasonable Use Exception) (TMC 18.45) Community Development Director Planning Commission Special Permission Parking, and Shared, Covenant or Complimentary Parking (TMC 18.56.065 and .070) Community Development Director City Council Parking standard for use not specified (TMC 18.56.100) Community Development Director City Council Code Interpretation (TMC 18.90.010) Community Development Director Hearing Examiner Special Permission Sign, except "unique sign" (various sections of TMC Title 19) Community Development Director Planning Commission Sign Permit Denial (TMC Chapter 19.12.020) Community Development Director Planning Commission Sign Area Increase (TMC 19.32.140) Community Development Director Planning Commission Placement of Cargo Container (TMC 18.50.060) Community Development Director Hearing Examiner Exception from Single Family Design Standard Community Development Director Planning Commission Modifications to Community Hearing Examiner Development Standards Development (TMC 18.41.090) Director TYPE OF PERMIT DECISION MAKER Variance (zoning, shoreline, sidewalk, land alteration, sign) Hearing Examiner Resolve uncertain zone district boundary Hearing Examiner • D. Type 3 decisions are quasi-judicial decisions made by the Hearing Examiner following an open record hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances that may be appealed to the State Shoreline Hearings Board pursuant to RCW 90.58. TYPE 3 DECISIONS NG - 242 - 09/21/05 1:15 PM P.:ISteve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (closed record appeal) Shoreline Conditional Use Permit (TMC 18.44.050) Planning Commission State Shorelines Hearings Board Reasonable Use Exceptions under Sensitive Areas Ordinance (TMC 18.45.180) Planning Commission City Council Public Hearing Design Review (TMC Chapter 18.60, 18.56.040 and Shoreline Master Program) Board of Architectura 1 Review City Council Variance from Parking Standards over 10% (TMC Chapter 18.56.140) Planning Commission City Council Modification or Waiver to Loading Zone or Bicycle Parking Requirements (TMC 18.56.060 or 130) Planning Commission City Council Conditional Use Permit (TMC Chapter 18.64) Planning Commission City Council Unique Signs (TMC 19.28.010) Planning Commission City Council TYPE OF PERMIT DECISION MAKER Subdivision - Preliminary Plat (TMC 17.14.020) City Council Subdivision - Final Plat (TMC 17.14.030) City Council E. Type 4 decisions are quasi - judicial decisions made by the Board of Architectural Review or the Planning Commission, following an open record hearing. Type 4 decisions may be appealed to the City Council, which will hold a closed record appeal hearing based on the record established by the Board of Architectural Review or Planning Commission, except Shoreline Conditional Use Permits, which are appealable to the State Shoreline Hearings Board pursuant to RCW 90.58. TYPE 4 DECISIONS F. Type 5 decisions are quasi-judicial decisions made by the City Council following an open record hearing. Type 5 decisions may be appealed only to Superior Court. TYPE 5 DECISIONS NG - 243 - 09/11/051:15 PM P: (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC f • • Planned Residential Development (PRD), including Major Modifications (TMC Chapter 18.46) • City Council Unclassified Use (TMC Chapter 18.66) City Council Rezone (TMC Chapter 18.84) City Council Sensitive Area Master Plan Overlay (TMC 18.45.160) City Council Shoreline Environment Redesignation (Shoreline Master Program) City Council • • (Ord. 2098 §4, 2005; Ord. 2097 §22, 2005; Ord. 2066 §2, 2004; Ord. 2005 §20, 2002; Ord. 1857 §7, 1998; Ord. 1847 §2, 1998; Ord. 1796 §3(part). 1997; Ord. 1768 §2(part), 1996) 18.104.020 Consolidation of SEPA Procedures and Appeals Except as provided in TMC 21.04.280, no administrative appeals of procedural and substantive SEPA decisions shall be permitted. In any case in which an administrative appeal of a procedural or substantive SEPA decision is made, the hearing on such appeal shall be consolidated with the hearing on the merits of the underlying permit(s). (Ord. 1768 §2(part), 1996) • 18.104.030 Consolidation of Permit Applications A. Applicants shall have the right to request that all permit applications related to a single project be processed as a consolidated permit application. B. All permits included in consolidated permit applications that would require more than one Type of land use decision process, shall be processed together, including any administrative appeals, using the highest numbered land use decision Type applicable to the project application; except that decisions on Type 1 applications shall still be made by the responsible administrative agency or officer and shall not be subject to administrative review or appeal. (Ord. 1768 §2(part), 1996) 18.104.040 Relationship to SEPA Land use permits that are categorically exempt from review under the State Environmental Policy Act ( "SEPA ") will not require a threshold determination. For all other projects, the SEPA review procedures codified in TMC Chapter 21.04 are supplemental to the procedures set forth in TMC Chapter 18.104. NC - 244 - 09/21/051.15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1768 §2(part), 1996) 18.104.050 Pre - Application Conferences Prior to filing a permit application requiring a Type 1, 2, 3, 4 or 5 decision, the applicant may contact the Department to schedule a pre - application conference. The purpose of the pre - application conference is to review and discuss the application requirements with the applicant and provide comments on the development proposal. The pre- application conference shall be scheduled by the Department at the request of an applicant, and shall be held in a timely manner. (Ord. 1768 §2(part), 1996) 18.104.060 Application Requirements In order to comply with the requirements of RCW 36.70B.080 (which requires that the City specify the contents of a complete application for a land use permit), RCW 36.7OB.O7O (which requires the City to determine whether applications are complete within 28 days of submission) and RCW 36.7OB.O9O (which requires the City to make a decision on a permit application within 120 days of determining the application is complete), the following standards for permit applications are established: 1. Applications shall be made by the property owner, lessee, contract purchaser, governmental agency, or by an authorized agent thereof. The Department shall not commence review of any application set forth in this chapter until the applicant has submitted the materials and fees specified for complete applications. Applications shall be considered complete as of the date of submittal upon determination by the Department that the materials submitted meet the requirements of this section. Except as provided in Subsections 2 and 4 of this section, all land use permit applications shall include the following in quantities specified by the Department: a. An application form provided by the Department and completed by the applicant. The applicant shall be allowed to file a consolidated application for all land use project permits requested by the applicant for the development proposal at the time the application is filed. b. If the water utility serving the site is an entity other than the City, a current Certificate of Water Availability from the water utility purveyor serving the site pursuant to TMC 14.36.010. c. Site percolation data approved by the Seattle -King County Department of Environmental Health pursuant to TMC 14.36.020 if the site is proposed for development using a septic system, or a Certificate of Sewer Availability from the sewer utility purveyor serving the site if the sewer utility serving the site is an entity other than the City. d. A site plan, prepared in a form prescribed by the Director. e. Proof that the lot or lots are recognized as separate lots pursuant to the provisions of TMC Title 17 and RCW 58.17. f. Any sensitive areas studies required by TMC Chapter 18.45. g. A completed environmental checklist, if required by TMC Chapter 21.04. h. A list of any existing environmental documents known to the applicant or the City that evaluate any aspect of the proposed project. i. A list of any permits or decisions applicable to the development proposal that have been obtained prior to filing the application or that are pending before the City or any other governmental entity. j. A storm water design which meets the requirements set forth in the Surface Water Design Manual adopted pursuant to TMC 16.54.060. k. For land use permits requiring a Type 3, 4 or 5 decision: current Assessor's maps and a list of tax parcels to which public notice must be given; a set of mailing labels addressed to the owners thereof; and a set of mailing address labels addressed to the occupants thereof, including tenants in multiple occupancy structures, to the extent the owner's addresses are not the same as the street addresses of the properties to which notice is required. 1. Legal description of the site. m. A soils engineering report for the site. n. Traffic study or studies, if required pursuant to TMC Chapter 9.48. o. A landscaping plan, if required by TMC Chapter 18.52. p. A tree - clearing plan, if required by TMC Chapter 18.54. q. A parking plan, if required by TMC Chapter 18.56. r. Design review plans and related documents, if required by TMC Chapter 18.60 or the Shoreline Master Program. s. Verification of applicable contractor's registration number, if required by RCW 18.27.110. NG - 245 - 09/21/05 1:15 PM P ::ISteve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC • • • • 2. The Director may waive any of the specific submittal requirements listed in this section that are determined to be unnecessary for review of an application. 3. A permit application is complete for purposes of this section when it meets the procedural submission requirements of the Department and is sufficient for continued processing even though additional information may be required or project modifications may be subsequently undertaken. The determination of completeness shall not preclude the Department from requesting additional information or studies either at the time of notice of completeness or subsequently if new or additional information is required or substantial changes in the proposed action occur, as determined by the Department. 4. There are additional application requirements for the following land use permits, which must be provided in addition to the materials identified in this section in order for an application to be deemed complete: a. Land altering permit, see TMC 16.54.100, .110 and .230. b. Construction permits, see TMC Title 16, building and construction codes. c. Water system connections, see TMC 14.04.030. d. Sanitary sewer connection, see TMC 14.12.070. e. Flood control zone permit, see TMC 16.52.070. f. Short subdivisions, see TMC 17.08.030. g. Preliminary subdivisions, see TMC 17.12.020. h. Final subdivisions, see TMC 17.12.030. i. Binding site improvement plans, see TMC 17.16.030. j. Planned residential developments, see TMC 18.46.110. k. Sign permits, see TMC 19.12.020 and .030. 1. Shoreline substantial development permits, shoreline conditional use permits and shoreline variances, see TMC Chapter 18.44, RCW 90.58 and the applicable Shoreline Master Program. 5. The applicant shall attest by written oath to the accuracy of all information submitted for an application. The Department shall have the authority to require the applicant to submit a title report or other proof of ownership of the property or other proof of the applicant's authority to submit an application regarding the property. 6. Applications shall be accompanied by the payment of applicable filing fees, if any. (Ord. 1768 §2(part), 1996) 18.104.070 Notice of Complete Application to Applicant A. Within 28 days following receipt of a permit application, the Department shall mail or provide in person written notice to the applicant that the application is either complete or incomplete. If the application is incomplete, the notice shall state with specificity what is necessary to make the application complete. To the extent known by the Department, the notice shall identify other agencies of local, state, regional or federal governments that may have jurisdiction over some aspect of the development proposal. B. An application shall be deemed complete under this section if the Department does not provide written notice to the applicant that the application is incomplete within the 28 -day period as provided herein. C. If the application is incomplete and the applicant submits the additional information requested by the Department, the Department shall mail or provide in person written notice to the applicant, within 14 days following the receipt of the additional information, whether the application is complete or what further information, specified by the Department as provided in TMC 18.104.070A, is necessary to make the application complete. An application shall be deemed complete if the Department fails to provide written notice to the applicant within such • 14 -day period that the application is incomplete. NG - 246 - 09/21/05 1:15 PM P: (Steve and Lisa's Segale Folder17- 14_ PC HearinglStrike- UnderZoneA,nend050909.DOC D. An application shall be conclusively deemed to be complete on the Department's issuance of a notice of complete application as provided in Subsections A or C hereof, or the expiration of the time periods for issuance of such a notice as provided in Subsections B or C hereof. E. The Department shall cancel an incomplete application if the applicant fails to submit the additional information required by TMC 18.104.070A or 070C within 90 days following notification from the Department that the application is incomplete. The Department may extend this cancellation date up to 120 additional days if the applicant submits a written request for an extension prior to cancellation. The request must clearly demonstrate that the delay is due to circumstances beyond the applicant's control (such as the need for seasonal wetland data) or unusual circumstances not typically faced by other applicants, and that a good faith effort has been made to provide the requested materials. F. The fact that an application is deemed complete pursuant to this section shall not, under any circumstances, prevent the City from subsequently requesting additional information or studies regarding any aspect of a proposed project which is deemed necessary to a complete review of the proposed project. 18.104.080 Notice of Application - Contents A. A Notice of Application shall be provided to the public and departments and agencies with jurisdiction for all land use permit applications requiring Type 2, 3, 4 or 5 decisions and for all Type 1 decisions which require SEPA review, except that a Notice of Application is not required in the case of a Code Interpretation pursuant to TMC 18.96.010 or a Sign Permit Denial pursuant to TMC Chapter 19.12. B. A Notice of Application shall be issued by the Department within 14 days following the Department's determination that the application is complete. C. If the Responsible Official has made a Determination of Significance (DS) under RCW 43.21 prior to the issuance of the Notice of Application, notice of the determination shall be combined with the Notice of Application. If a determination of significance (DS) has been made prior to the issuance of the Notice of Application, the Notice of Application shall also include the scoping notice required by WAC 197 -11 -360. D. All required Notices of Application shall contain the following information: 1. The file number. 2. The name of the applicant and the owner of the property, if different than the applicant. 3. A description of the project, the location, a list of the permits included in the application and the location where the application and any environmental documents or studies can be reviewed. 4. A site plan on 8 1/2 x 11 inch paper, if applicable. 5. A statement establishing a public comment period, which shall be 14 days for Type 1, 2, 3 and 4 decisions and 21 days for Type 5 decisions following the date of the Notice of Application, provided that a public comment period is not required in the case of a Code Interpretation pursuant to TMC 18.96.010 or a Sign Permit Denial pursuant to TMC Chapter 19.12, and further provided that the comment period for projects requiring a Shoreline Substantial Development permit shall be either 20 or 30 days, as specified in RCW 90.58.140. 6. The procedures and deadline for filing comments, requesting notice of any required hearings, and any appeal rights. Any person may comment in writing on the application during the public comment period, and may participate by submitting either written or oral testimony, or both, at any hearings, and may request a copy of the decision once made. The Notice shall specify any appeal procedures that apply to the permit application. NC - 147 - 09/21/05 1:15 PM P.lSteve and Lisa's SegaleFolderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1768 §2(part), 1996) • • • t , 7. For Type 5 decisions, the date, time and place of the public meeting required by TMC 18.112.120 and an explanation of the purpose of and procedure to be followed at such meeting. 8. The date, time place and type of hearing, if applicable and scheduled at the time of notice. 9. The identification of other permits not included in the application to the extent known by the Department. 10. A statement of the preliminary determination, if one has been made, of those development regulations that will be used for project mitigation and for determining consistency with applicable City requirements. E. Additional information is required by RCW 90.58 for Notices of Application for projects which require a Shoreline Substantial Development permit. F. Except for a determination of significance, the Depar. '1,i4 no ;csue a threshold determination pursuant to RCW 43.21C, and the Department shall not issue a t '. ecision or a recommendation on the application until the expir Finn of tilc public comment pert, on the Notice of Application. (Ord. 1768 §2(part), t 1) (; ) 18.104.090 Notice of Application - Procedure Notice of Application shall be provided as follows: 1. For all Type 2, 3, 4 and 5 decisions, and Type 1 decisions which require SEPA review, the Notice of Application shall be mailed by first class mail to the applicant and to departments and agencies with jurisdiction, except that a Notice of Application is not required in the case of a Code Interpretation pursuant to TMC 18.96.010 or a Sign Permit Denial pursuant to TMC Chapter 19.12. 2. For Type 1 decisions and Type 2 decisions which require SEPA review, the Notice of Application shall be provided by posting pursuant to TMC 18.104.110, provided that the Notice of Application for a Type 1 decision involving a single - family residence need not be posted but shall be published one time in a newspaper of general circulation in the City. 3. For short plats of 5 through 9 lots and Type 3, 4 and 5 applications, the Notice of Application shall be posted pursuant to TMC 18.104.110 and mailed pursuant to TMC 18.104.120. Notice requirements for secure community transition facilities shall be in accordance with RCW 71.09.315 as amended. 4. For applications which require any Shoreline permit, additional notice shall be provided as required by RCW 90.58. 5. For preliminary plats, additional published notice shall be provided as required by RCW 58.17.090(a). 6. The Director shall have the discretion in unusual circumstances (i.e., lengthy utility corridor or right -of -way construction projects) where posting and mailed notice would be impractical, to require the notice of application to be published in a newspaper of general circulation in the area where the proposal is located, in lieu of posting and mailed notice (Ord. 1991 §13. 2002; Ord. 1S34 §8. 1998; Ord. 1768 §2(part). 1996) 18.104.100 Party of Record Any person who (1) submits comments, in writing, on an application during the public comment period, (2) requests, in writing, copies of notice of any public hearing on an application (3) requests, in writing, copies of any decision on the application, (4) testifies on an application at a public hearing, or (5) who otherwise indicates, in writing, a desire to be informed of the status of the application, shall be a party of record. The applicant shall always be considered a party of record. (Ord. 1768 §2(part). 1996) NG - 248 - 09/21/05 1:15 PM P: \Steve and Lisa's Segale Folder17 -14 PC HearinglStrike- UnderZoneAmend050909.DOC 18.104.110 Posted Notice Posted notice for a proposal shall consist of one or more notice boards prepared and posted by the applicant within 14 days following the Department's determination of completeness as follows: 1. A single notice board shall be posted for a project. This notice board shall also be used for the posting of the Notice of Decision and any Notice of Hearing, and shall be placed by the applicant as follows: a. The notice board shall be located at the midpoint of the site street frontage or as otherwise directed by the Department for maximum visibility. b. The notice board shall be five feet inside the street property line except when the board is structurally attached to an existing building, provided that no notice board shall be placed more than five feet from the street property without approval of the Department. c. Notice boards shall be at least four feet by four feet in size and shall be designed, constructed and installed in accordance with specifications promulgated by the Department. d. The top of the notice board shall be between seven to nine feet above grade. e. The notice board shall be placed so that it is completely visible to pedestrians. 2. Additional notice boards may be required by the Department when: a. The site does not abut a public road; b. A large site abuts more than one public road; or c. The Department determines that additional notice boards are necessary to provide adequate public notice. 3. Notice boards shall be maintained in good condition by the applicant during the notice period as follows: a. For Type 3, 4 or 5 decisions, from 14 days after the determination of completeness until the date of the public hearing on the application. b. For Type 2 decisions requiring posted notice of application, from 14 days after the determination of completeness until the later of (i) 14 days after the issuance of a decision by the Director or other administrative authority, or (ii) the date of any administrative appeal hearing on the application. c. For a Type 1 decision requiring posted notice of application, from 14 days after the determination of completeness until the expiration of the public comment period. d. For any project requiring a Shoreline Substantial Development permit, the notice board shall be posted for a minimum of 30 days. 4. The Department shall have the discretion to determine that removal of the notice board prior to the end of the notice period, or failure to maintain it in good condition, is cause for discontinuance of review of the application until the notice board is replaced and remains in place for a specified time period. 5. An affidavit of posting shall be submitted to the Department by the applicant within 14 days following the Department's determination of completeness to allow continued processing of the application by the Department. (Ord. 1768 §2(part), 1996) 18.104.120 Mailed Notice A. Mailed notice shall be issued by first class mail by the Department within 14 days following the Department's determination of completeness as follows: 1. To owners of record of property within 500 feet of the site, and to the occupants thereof to the extent the street addresses of such properties are different than the mailing addresses of the owners. 2. To any agency or tribe which the Department may identify as having an interest in the proposal. 3. To any other party of record. NG - 249 - 09/21/05 1:15 PM P: lSteve and Lisa's Segale Folder17 -14_PC HearingtStrike- UnderZoneAmend050909.DOC . 1, • . Q r o' • • B. Mailed notice shall be considered supplementary to posted notice and be deemed satisfactory despite the failure of one or more persons to receive mailed notice. (Ord. ]7( l7(18 Y2wartt, 1406) 18.104.130 Time Periods for Permit Issuance A. Final decisions by the City on all permits shall be issued within 120 days from the date the applicant is notified by the Department that the application is complete. The following periods shall be excluded from this 120 -day period: 1. Any period of time during which the applicant has been requested by any City department, agency or hearing body with jurisdiction over some aspect of the application to correct plans, perform required studies, or provide additional information. The period shall be calculated from the date the applicant is notified of the need for additional information until the earlier of (a) the date the department, agency or hearing body determines whether the additional information satisfies the request, or (b) 14 days after the date the information has been provided to the department, agency or hearing body. If the department, agency or hearing body determines that the action by the applicant is insufficient, it shall notify the applicant of the deficiencies and the procedures of this section shall apply as if a new request for information had been made. If the applicant fails to provide a requested correction or additional information within 90 days of the request the Department may cancel the application due to inactivity. 2. The period of time during which an environmental impact statement is being prepared following a determination of significance pursuant to RCW 43.21C. 3. A period of no more than 90 days for an open record appeal hearing on a Type 2 land use decision, and no more than 60 days for a closed record appeal on a Type 4 land use decision appealable to the City Council. • 4t. Any additional time period for administrative review agreed upon by the Department and the applicant. 5. Any additional time period agreed upon by the Department, the applicant and any parties to an appeal. 6. Any period of time during which an applicant fails to post the property, if permit processing is suspended by the Department pursuant to TMC 18.104.110. B. The time limits established in this section shall not apply if a project permit application requires an amendment to the comprehensive plan or a development regulation. C. The time limitations established in this section shall not apply to street vacations or other approvals related to the use of public areas or facilities issued pursuant to TMC Title 11. D. If a final decision cannot be issued within the time limits established by this section, the Department shall provide written notice of this fact to the project applicant. The notice shall include a statement of reasons why the time limits have not been met and an estimated date for issuance of the notice of final decision. (Ord. 2097 §23, 2005; Ord. 1768 §2(part), 1996) 18.104.140 Applications - Modifications to Proposal A modification to project plans occurring before issuance of the permit shall be deemed a new application for the purpose of establishing time periods pursuant to TMC 18.104.130 when such modification would result in a substantial change in a project's review requirements, as determined by the Department. NG - 250 - 09/21/05 1:15 PM P: \Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (r)rd. 176 .§ (nart), 1906) 18.104.150 Vesting A. Applications for Type 1, 2, 3, 4 and Type 5 decisions (other than rezones and shoreline environment redesignations) shall be considered under the zoning and other land use control ordinances in effect on the date a complete application is filed meeting all of the requirements of TMC 18.104.070. The Department's issuance of a notice of complete application as provided in TMC 18.104.070A or 070C, or the failure of the Department to provide such a notice as provided in TMC 18.104.070B or 070C, shall cause an application to be deemed complete for purposes of the vested rights doctrine. B. Supplemental information required after filing of a complete application shall not affect the validity of the vesting for such application. C. Vesting of an application does not vest any subsequently required permits, nor does it affect the requirements for vesting of subsequent permits or approvals. D. A determination that an application is complete shall not be deemed to affect the requirement of the vested rights doctrine that an application is not vested if it fails to comply with the zoning and other land use control ordinances in effect at the time a complete application is filed. NG - 251 - 09/21/05 1:15 PM P. (Steve and Lisa's Segale Folder17 -14_PC HearinglStrike- UnderZoneAmend050909.DOC i t )rd, 1 7 rid; `?(part), i 996) 18.104.160 Hearing Scheduling - Notice of Hearing A. At least 14 days prior to any public hearings on Type 3, 4 and 5 decisions, open record appeal hearings on Type 2 decisions and closed record appeal hearings on Type 4 decisions, the Department shall issue a Notice of Hearing by mail pursuant to the provisions of TMC 18.104.120. Notice requirements for secure community transition facilities shall be in accordance with RCW 71.09.315 as amended. In addition, at least 14 days before such hearing, the Director shall post the Notice of Hearing on any posted notice board(s) erected pursuant to TMC 18.104.110. Such Notice of Hearing shall include the following information: 1. The file number. 2. The name of the applicant. 3. A description of the project, the location, a list of the permits included in the application, and the location where the application, the staff report, and any environmental documents or studies can be reviewed. 4. A site plan on 8.5 x 11 inch paper, if applicable. 5. The date, time, place and type of hearing. 6. The phone number of the Department and the name of the staff person who can provide additional information on the application and the hearing. B. The Director shall have the discretion to include additional information in the Notice of Hearing if the Director determines that such information would increase public awareness or understanding of the proposed project. (Ord. 1991 §I4, 2002; Ord. 1768 §2(part). 1996) 18.104.170 Notice of Decision A. The Department shall provide written notice in a timely manner of the final decision on permits requiring Type 2, 3, 4 and 5 decisions and on permits requiring Type 1 decisions which require SEPA review. Such notice shall identify the threshold determination, if any, and the procedures for administrative appeals, if any. Notice shall be delivered by first class mail or in person to the applicant, to the Department of Ecology and to agencies with jurisdiction, and to all parties of record. II 1 b ., • I • B. Notices of Decision for Shoreline Substantial Development permits shall also comply with the requirements of RCW 90.58. (Ord. 1768 §2(part), 1996) 18.104.180 Referral to Other City Departments The Department shall refer permit applications and portions of permit applications to other City departments and administrators with authority and/or expertise to review such applications. The Department shall incorporate the decisions and consider the recommendations of such other City departments and administrators in permits, approvals and recommendations issued pursuant to this Title. NG - 252 - 09/21/05 1.15 PM P: (Steve and Lisa's Segale Folderl7 -14_PC HearinglStrike- UnderZoneAmend050909.DOC (Ord. 1768 §2(part), 1996) 18.104.190 Date of Mailing All notices issued pursuant to this chapter shall be deemed to have been issued on the date on which they are mailed by the Department. (Ord. 1768 §2(part), 1996) Tukwila South Overlay District Design Manual Staff Draft 9 -29 -05 Table of Contents I. Introduction and Applicability 1 A. Design Guideline Organization 1 B. Land Use Categories 1 C. Applicability and Interpretation 3 Ih Site Design 5 A. Site Design Concept and Site Relationships 5 B. Site Design for Safety 7 C. Siting and Screening of Parking Areas 10 D. Siting and Screening of Service Areas and Mechanical Equipment 11 E. Natural Features 13 F. Pedestrian and Vehicular Circulation 15 G. Pedestrian Environment 17 H. Gateways 18 III. Building Design 21 A. Architectural Concept 21 B. Building Elements and Architectural Details 24 IV. Landscape Design 31 A. Landscape Design 31 B. Planting Design 3 V. Signage 35 A. Signage Design 35 0912112005 Draft TSO District Design Manual Staff Draft fi Introduction and Applicability A. Design Guideline Organization The Tukwila South Design Manual is organized in four major sections as follows: • Site Design • Building Design ■ Landscape Design • Signage Within each section are supporting design topics. The general structure is shown below. Major Section (e.g. Site Design) A. Supporting Design Topic (e.g , Pedestrian Environment) 1. Intent Statement Provided to guide the application of guidelines to differing site circumstances in a consistent manner. 2. Design Criteria: General requirements to be met by non - exempt development. 3. Design Guidelines (all uses): Example measures that guide development design to meet design criteria and the design topic intent above. • Guidelines by use or category where applicable (e.g. Campus Office, Urban Office, Retail, and Light Industrial) B. Land Use Categories The criteria and guidelines are written to address four major types of land use categories. These development types are generally characterized below to assist in determining applicable design criteria and design guidelines: 0912112005 Draft TSO District Manual Staff Draft 1. Campus Office A campus office environment is distinguished by a multi - building development that frames organized open spaces. Pedestrian circulation routes focus around a campus core allow for employee collaboration, interaction and easy and convenient access to adjacent buildings and amenities. Structured and surface parking fields should be distributed around buildings and located to minimize visibility. 2. Urban Office Urban Office environments tend to have multi -story buildings oriented towards primary streets in a traditional development pattern. Building facades generally parallel front property lines and lie at the minimum setback to create a street edge. Ground floors may contain storefront retail. Parking entrances and loading tend to be accessed from secondary streets to avoid interrupting the pedestrian environment. 3. Retail Retail space should be concentrated around major focal points of interest. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high tech campuses and residential neighborhoods. Retail development is characterized by window displays, inviting entries, architectural accents, and signs oriented both to pedestrians and drivers. This retail development is critical to creating a lively pedestrian experience and establishing an identity for the Tukwila South area Stand -alone (or big box) retail should be grouped with similar uses with adequate, adjacent and landscaped parking areas. Locations are close to major circulation access routes. 4. Light Industrial Light industrial developments are characterized by large- scale, high quality buildings with landscaped lots. Service areas, loading areas and refuse enclosures should be oriented away from public view, residential uses and street frontages. C. Applicability and Interpretation 1. Applicability Tukwila South Design Manual is applied to developments that are subject to the Design Review process pursuant to TMC 18.41. Those activities exempt from Design Review in TCM 18.41.070 are exempt from the application of this Design Manual. 2. Interpretation Design criteria are requirements that are to be met by development subject to design review. Design guidelines are examples of how the design criteria may be met, and equivalent or alternative techniques that meet the design criteria and design topic intent are allowed. In determining the degree of applicability of a design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the "public realm" such as pedestrian and vehicular circulation, site design for safety, location and orientation of buildings, and screening of incompatible uses, parking, and service areas. 0912112005 11. Site Design A. Site Design Concept and Site Relationships 1. Intent • To ensure that Tukwila South is developed in a coordinated manner that takes into consideration the design and layout of adjacent sites and promotes a consistent, harmonious theme throughout. • To encourage appropriate transitions between developments. 2. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site 2. Maintain visual and functional continuity between the development and adjacent properties where appropriate. 3. Design Guidelines General Site Layout 1. The site layout of structures, parking, driveways, and outdoor functions should be arranged and located to emphasize the aesthetically desirable components of the site, such as existing mature trees, other natural features, views, or interesting architectural features. See Natural Features, Section ILE. 0912112005 aft ISO District Manual Staff Draft 2. Service facilities, outside storage and equipment areas, and trash enclosures should be sited in an unobtrusive manner through building and landscaping placement and design. [See Section II.D. Siting and Screening of Service Areas and Mechanical Equipment] 3. The site should be planned to accomplish a desirable transition from the streetscape and to provide for adequate landscaping and pedestrian movement. 4. Building locations, vehicular circulation systems and parking areas should be planned in a manner that can accommodate future expansion. Relationship to Neighboring Sites 5. New building setbacks along streets should consider the setbacks of neighboring structures to allow for continuity among buildings and ensure visibility from the street. 6. The orientation of the buildings should complement adjacent structures through placement, mass and scale. 7. Provide landscaped buffers and other screening techniques between adjoining sites where commercial and /or industrial uses abut low density residential development. [See Section IV- Landscape Design] 8. Link the proposed development to existing and planned sidewalk, trail, storm drainage, and utility systems to assure their efficient continuation. Focal Points 9. Look for opportunities to incorporate open spaces such as green areas, hard surface urban plazas, street parks and pocket parks. 10. Orient public open space to receive the maximum direct sunlight possible, consider using trees, overhangs and umbrellas to provide shade in the warmest months. Design such spaces to take advantage of view and solar access when available for the site. Specific to Campus Office Orientation and Location of Buildings 11. Buildings should be oriented to focus on interior plazas, courtyards and open spaces to help identify clear pedestrian routes and building entries. 6 12. Consider clustering to enhance connectivity between similar building uses. Specific to Urban Office Uses Orientation and Location of Buildings 13. Building facades should be parallel to their front property line and at the minimum setback. 14. A building's front facades should face the primary street that that serves the development area B. Site Design for Safety 1. Intent • To ensure that the organization of site elements contributes to the safety of pedestrians on the site To encourage building and site design that enhances the feeling of personal safety and property security. ■ To ensure that the nighttime environment is safe and inviting. • To avoid lighting that interferes with the use of neighboring properties or streets. 2. Design Criteria 1. Reduce the potential for conflicts between drivers and pedestrians. 2. Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. 3. Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. 4. Avoid light trespass beyond the boundaries of the property lines. 0912112005 Draft ISO District Manual Staff Draft 3. Design Guidelines General Site Circulation 1. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrians and motorist paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. 2. Provide raised sidewalks, crosswalks, and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped areas. 3. Where possible, service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. Visibility& Sightlines 4. Grades and materials of walkways, paths, parking spaces, terraces, and other paved areas should promote safety. 5. Avoid site and building design features that create entrapment areas (such as tunnels, long corridors, and opaque fences) in locations with pedestrian activity. 6. Select and locate trees, shrubs, and ground cover that allows for adequate surveillance. 7. Consider locating windows, balconies and entries to look out on pedestrian routes, vehicular circulation routes and parking areas to allow for informal surveillance of these areas. Lighting 8. Where appropriate to the complexity of the project and the sensitivity of adjacent uses, prepare a lighting plan to identify standards, illumination levels, and other elements of lighting. 9. To promote a sense of security, provide lighting on the building facade, in all pedestrian areas, parking Tots, on the underside of overhead weather protections, in recessed entrances and doorways, and around street furniture. 8 10. Provide lighting at consistent lumens with a gradual transition to unlit areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily disorienting. 11. Direct building lights onto the building itself or the ground immediately abutting to it. 12. Install nonglare parking lot or display lot light fixtures mounted above the ground to minimize the impact onto adjacent and abutting properties. Provide fixtures fitted with a cutoff type luminaire as exemplified below. 9 Cutoff Type Luminaire 13. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. 14. Commercial signage should be placed facing away from low density residential properties. Specific to Retail Uses Security Measures 15. Monitoring devices mounted on the storefront exterior should be camouflaged. 16. Bars and grates are strongly discouraged; however, if shopkeepers feel such measures are necessary, bars or grates should be installed on the inside of the windows. Roll -down grates are preferred over permanently mounted bars. 0912112005 Draft ISO District Staff Draft nual C. Siting and Screening of Parking Areas 1. Intent • To maintain active continuous sidewalks and street frontages; • To efficiently and appropriately locate parking areas to accommodate users and tenants. • To minimize the visual impacts of parking areas. 2. Design Criteria 1. Organize site and building designs to deemphasize vehicular circulation and parking. 2. Use building placement, walls, berms, and /or landscaping to create a distinct street edge. 3. Design Guidelines General Parking Lot Landscaping and Screening 1. Use the following techniques to screen surface parking and create a visible street edge a. Urban Office and Mixed Use Environments: Where feasible, surface parking should be placed behind or beside buildings rather than in front to achieve compactness and pedestrian orientation. (TCP 7.7.4 and 8.5.5) Where surface parking abuts streets, use trellises, low walls, and /or landscaping to screen it. b. Retail Environments: Trellises, low walls, and /or landscaping should be used to screen surface parking. c. Campus Office and Light Industrial Environments: Consider site topography or berms in conjunction with landscaping to screen surface parking. 2. Parking spaces may be shared by two or more businesses with different peak usage times. 10 1. Intent Specific to Campus Office and Urban Office Parking Location and Entrances 3. Structured and surface parking fields should be sited, where practicable, to provide maximum facade visibility. 4. Parking should not be adjacent to open spaces or high public visibility areas. 5. Parking should be integrated with pedestrian circulation routes to enhance site access and minimize walking distances between buildings. Specific to Retail and Urban Office Parking Entrances and Loading Areas 6. Retail and urban office parking entrances and loading areas should be predominantly located along secondary streets. 7. Reduce the number of driveway entrances by exploring opportunities for internal connections between parking areas. Provide safe ingress /egress of vehicular traffic. Specific to Urban Office Parking Structures 8. Parking structures should reflect the design of its associated building(s). The Tukwila Parking Structure Design Guidelines should be met. 9. To the extent practical, parking structures located along public rights -of- way should incorporate facade treatments, landscaping or other building design features to reduce aesthetic impacts. [See Sections III and IV.] D. Siting and Screening of Service Areas and Mechanical Equipment • To minimize the sight, odor and sound impacts of services areas. 1 1 09/2112005 Draft ISO District Manual Staff Draft 2. Design Criteria 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. 3. Locate and /or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. 3. Design Guidelines General 1. Service areas include, but are not limited to, trash dumpsters, compactors, ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. 2. Screening of service areas should be accomplished by use of walls, fencing, plantings, or a combination. 3. Consideration should be given to developing common service courts between buildings and if adjacent sites. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. 4. Mechanical or HVAC rooftop units shall be screened from public view. For example, screening may be integrated into the design and massing of the roof form or parapet walls. If mechanical equipment must be placed where it is visible, it must be screened with elements that are architecturally compatible with the building design. 12 E. Natural Features 1. Intent • To protect and enhance the Tukwila South, site's natural environment. • To create a comprehensive amenity system that leverages the site's assets, including the wooded hillside to the west, the Green River to the east, and views of the river valley and Mount Rainier. 2. Design Criteria 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and /or watercourses into the overall site plan where appropriate. 2. Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. 3. Design Guidelines General Natural Environment 1. Sensitive area tracts or public open spaces and trails should be linked with other tracts or open spaces on adjacent properties, and should be consistent with the open space network concepts in the Tukwila South Master Plan, Master Open Space and Trails Plan and Sensitive Area Master Plan Overlay (SAMP). 2. Consistent with the Tukwila South Master Plan open space network concept and SAMP, provide for transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Provide physical or visual access where appropriate. Hillsides 3. Allow modification of the hillside that results in a moderately sloping, natural- appearing environment, consistent with the Tukwila South Master Plan natural environment section. 13 0912112005 Draft ISO District Manual Staff Draft 4. Site and design buildings to respond to the natural features of the site, topography, and drainageways when feasible to avoid unnecessary recontouring of the land. 5. Site and design buildings to reduce impact on views from surrounding areas. This may involve techniques such as using multiple, terraced low retaining walls or rockeries; on downhill elevations articulating and screening elevations as well as providing transitional plantings. 6. Feather cut and fill areas into the natural topography surrounding the building area. Shorelines 7. For sites in the shoreline jurisdiction provide and enhance physical and visual public access opportunities in the River Environment. a. Particularly where uses are intended to facilitate public enjoyment of the shoreline, orient structures and /or land uses to the Green River. b. Provide for plaza connectors between buildings and dikes where appropriate to enhance pedestrian access and for landscaping purposes. 8. Provide a north -south pedestrian network/ trail system through the Tukwila South District. The trail may align along the Green River and may connect to public and private sidewalk systems where appropriate to the environmental conditions of the shoreline and security requirements of adjacent developments. Commercial and residential developments should link to the Tukwila South trail system. 9. Connect the Tukwila South open space network to other public parks and trails along the Green River. Specific to Campus Office 10. Reduce the visual impact of buildings located on hillsides through terracing. 14 I F. Pedestrian and Vehicular Circulation 1. Intent • To ensure that intemal vehicular circulation is designed in an efficient manner. To encourage development organized around pedestrian oriented circulation systems, with simplified vehicular circulation to foster linkages. • To provide adequate parking with safe and convenient pedestrian access. • To provide easily identified and functional pedestrian connections within sites, between properties and /or from the public right -of -way. 2. Design Criteria 1. Provide an efficient and comprehensive, internal circulation system, including motorized and nonmotorized access points, parking, loading, and emergency accessways. 2. Create on -site pedestrian networks from streets and drives to building entrances, through parking Tots to connect buildings to the street, and between sites. 3. Design Guidelines General Vehicle Circulation 1. Traffic circulation patterns should be designed to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars. 2. Take advantage of opportunities for shared driveways and coordinate parking areas with adjoining sites to limit the number of access driveways. 15 09/21/2005 Draft ISO District Manual Staff Draft Transit 3. Ensure that public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations consistent with transit operator plans. 4. When appropriate, look for opportunities to accommodate future regional transit facilities into development plans. Non - motorized circulation 5. Bicycle lanes shall be included where public or private street standards require them. [See Section II. G. regarding bicycles] 6. Pedestrian walkways. a. Definition: Pedestrian walkways are located on parcels /lots. Pedestrian walkways are typically 4 to 6 feet in width, and consist predominantly of an all weather walking surface. b. Visual Prominence: Pedestrian walkways should be made visually prominent through techniques such as paving, landscaping, and lighting. Consider using raised concrete pavement where a walkway traverses between parking stalls and /or is adjacent to vehicular circulation. c. Connection to Streets: New development, excluding secured sites and areas, should provide convenient and safe pedestrian access to adjacent streets. d. Through -Block Locations: Through -block pedestrian connections are encouraged through larger sites and districts. e. Parking Areas: Pedestrian walkways should be provided through parking lots provided for public use. f. Between Buildings: Development should incorporate convenient and safe access between buildings and public areas for pedestrians. g. Connections to Offsite Pedestrian Network: Provide pedestrian access to existing and proposed sidewalks, trails and parks. Specific to Campus Office Access road location 7. Major access roads should be located at the perimeter to help define the campus edge. 16 G. Pedestrian Environment 1. Intent • To provide a common theme for street furniture, light fixtures and other streetscape structures throughout the Tukwila South development. • To provide site and pedestrian amenities that will facilitate and encourage the use of pedestrian walkways and open space areas. • To create a comfortable, active, and safe pedestrian environment. 2. Design Criteria 1. Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian /employee environment. 2. Ensure that pedestrian amenities are durable and easy to maintain. 3. Select site furnishings that complement the building and landscape design of the development. 3. Design Guidelines General Site Furnishing - General 1 Provide durable site furnishings, such as benches, planters, bike racks, trash receptacles, and tree grates to create inviting and comfortable open spaces, plazas, and walkways. Site them in consideration of employee and pedestrian flow and convenience. 2. Site furnishings, especially weather protection, should be designed to be part of the architectural concept of building design and landscape. Materials should be compatible with nearby buildings or natural settings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. 3. Do not Locate furnishings where users are likely to walk through landscaped areas or conflict with vehicles to access them. 17 09121/2005 Draft ISO District Manual Staff Draft H. Gateways 1. Intent 4. Areas in front of retail can be used for merchandising, benches, planters, cafe seating, provided a clear pedestrian walkway is maintained. Trash Receptacles 5. Trash receptacles should be located in areas of high pedestrian uses, such as food establishments. 6. All trash receptacles should incorporate smoking receptacles. 7. Smoking receptacles should be located outside of all offices where employees congregate to smoke. Bicycles 8. All development should incorporate bicycle stands or racks complementary to the buildings architectural form. 9. When possible, bike stands should be located on side streets versus on main streets. • To highlight important points of entry to Tukwila South as gateways by providing special design features, landscaping, and /or architectural elements at gateways. 2. Design Criteria 1. Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. 2. Provide special treatment at designated gateway locations. 3. Design Guidelines General 1. Provide gateway features at the primary arterial intersections of Tukwila South, such as Southcenter Parkway Expansion /S 180th Street, 18 Southcenter Parkway Expansion /Segale Park Drive C, and Southcenter Parkway Expansion /S 200th Stree #. 2. Gateways should be visually prominent. Gateways are encouraged to have two or more of the following types of features: a. Public art; b. Monuments; c. Special landscape treatment; d. Open space /plaza, fountains; e. Identifying building form or prominent architectural features; f. Special paving, unique lighting, or bollards; g. Signage, displaying entry identification; h. Other features that meet the intent of highlighting gateway areas. 3. Secondary focal points may be established at future districts, such as office campuses, or retail districts, or other major districts. Focal points may have unique district signage, art, fountains, markers, landscaping, or other features, compatible and complementary to the overall Tukwila South gateway features. 19 09121/2005 III. Building Design A. Architectural Concept 1. Intent • To ensure that new development implements the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place. • To provide conceptual guidance on each of the envisioned building types in the Tukwila South Overlay District including: campus office, retail, urban office, and light industrial. • To provide for `human scale' in building design. 2. Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian - oriented features where possible. 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. 21 0912112005 Draft TS0 District Manual Staff Draft 3. Design Guidelines General. 1. Develop an architectural concept for development that is responsive to the functional characteristics of the development. 2. Display a unifying concept or architectural expression on sites with multiple structures. 3. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. 4. Scale: a. Perceived building scale can be reduced through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. b. Appropriately scaled and well - proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. 5. Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to make the rooflines prominent and create a distinct character. 6. Take advantage of intersection locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. 7. Business identity, expressed through awnings, accent bands, paint or other applied color schemes, signage, parapet details or materials, should not be the dominant architectural feature of a building. Campus Office 8. Campus office development should offer a unified environment with building placements which frame organized open spaces. 22 9. Adjacent buildings should be unified using common styles, colors, architectural details and orientation. 10. Each building should help complement and unify the design of the campus office development. 11. Consider modulation and articulation in building design to provide a strong building base that focuses on the human scale. 12. Large structures should be designed to reduce mass and bulk on facades along pedestrian circulation routes. Retail 13. Facades of retail buildings should face primary and secondary roads; 14. Facades of retail buildings should be accessible to both parking and the pedestrian environment. 15. Front entrances for all retail stores should be on the same side of the building (TSOD DG). 16. Retail space should be concentrated around major focal points of interest. 17. Small display /showcase windows and blank walls should be avoided whenever possible. 18. For stand -alone retail, building facades should blend in with adjacent development. 19. For stand -alone retail, building facades greater than 100' should be modulated with wall plane projections or recesses. 20. For stand - alone retail, loading docks and areas should be screened from public view. 21. For stand -alone retail, large scale buildings should be designed to be easily adapted for reuse. Light Industrial 22. Exterior lighting should be integrated into the overall building design and should be consistent with the development's overall architectural concept. 23 09/22/2005 Draft TSO District Manual Staff Draft 1. Intent 23. Large facades should be broken up into small -scale components through wall modulation, fenestration and architectural detailing. Urban Office 24. Rooftops overlooked by other taller buildings should be attractively designed. 25. Consider incorporating innovative designs into a development, such as vegetated roofs. 26. Buildings of considerable lengths or with large floor plates should incorporate design features that reduce their apparent bulk. Examples of these techniques include building articulation, changes in fagade patterns, building breaks, vertical setbacks and material changes. 27. Exterior openings should be in scale (i.e., proportionate) for the building's function and use. 28. At prominent building corners and spaces between buildings not crossed by streets, building projections are allowed to the maximum height of each building. B. Building Elements and Architectural Details • To provide flexible design parameters to allow each development opportunities for creativity and expression in architectural design. • To provide texture to streetscapes and interest and variety to the building facade. • To make major building entrances obvious, visually prominent, and welcoming. 2. Design Criteria 1. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 2. Buildings and site design should provide an inviting entry orientation. 24 3. Colors used on building exteriors should integrate a building's various design elements or features. 3. Design Guidelines General Building Materials 1. Building structures are encouraged to employ a variety of durable materials. Building Entries 2. Building entrances should be visually prominent and easy for pedestrians and bicycles to reach. 3. Canopies, awnings, and protected entryways are encouraged to highlight and define building entrances as well as provide weather protection. 4. When the purpose is to provide weather protection, provide a sufficient width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for awnings and canopies. Colors 5. Use accent colors in a way to enhance or highlight building design, and avoid detracting from building design. 25 09!2112005 Draft ISO District Manual Staff Draft Campus Office Building Materials 6. Each building should complement and unify the design of all campus buildings. Examples of the types of material encouraged and discouraged are listed below: Encouraged Materials: ■ glass ■ steel • precast masonry ■ wood • metal panels Discouraged Materials • EIFS • plastic/fypon • vinyl siding • corrugated metal as a facade • residential details and or materials Urban Office Building Materials 7. Buildings‘should be constructed with predominantly masonry material. Following is a list of encouraged and discouraged materials: Encouraged • Brick; • Stone; • Pre -cast Concrete Panels. Discouraged • EIFS; • Vinyl siding; • Other residential -type materials. 8. The use of reflective or darkly tinted glass on a buildings facade is discouraged unless the applicant can demonstrate special circumstances apply. 26 9. All -glass vertical expression is allowed in recessed areas. 10. Building trim may be of stone, metal, pre -cast glass fiber reinforced concrete (GFRC) or similar materials. 11. Punched windows are strongly encouraged for building facades. 12. Building design should incorporate a horizontal expression line above the first or second floor, depending on the building's height, to develop a sense of continuity. 13. Balconies on the second floors, especially above entrances, are encouraged to provide a focal point to the building facade. Light Industrial Building Materials 14. Facades that face a public street should be architecturally emphasized through window design, wall detailing, and entryway placement. 15. Harmonious and natural building colors should be used. Bright colors should be used for accent only. Retail Building Materials 16. Fit and finishes of all storefront components should be of high quality. Following is a list of encouraged and discouraged materials: Encouraged • Durable, smooth exterior -grade woods such as oak, redwood, cherry, maple and medium density overlay (MDO) are acceptable materials, • Metal, • Stone, • Cast stone, • Concrete, • Plaster; • Opaque, smoked and reflective glass should be used for accent elements /spandrel elements only. 27 09121/2005 Draft TS0 District Manual Staff Draft Discouraged • Pine, • Pressure- treated lumber; Ground Floor Details 17. Retail development should include visually interesting ground floor details such as awnings, window displays, doors, architectural accents, and signage. Building Entries 18. The primary building entrance should be clearly marked, while side entrances should be as close to the front street as possible. 19. Site amenities such as benches and planters are encouraged near building entries [see Section II- Pedestrian Environment]. 20. Doors should be compatible with and complementary to a storefront's design. 21. Where feasible, restaurants should use their building entries to connect with outdoor seating areas. 22. Doors with a high percentage of glass are encouraged to increase visibility into the storefront. 23. Recessed doors are encouraged to provide shelter for passing pedestrians. 28 Lighting 24. Storefront facades, recessed doorways, outdoor spaces, parking areas, and passageways should be lit. Encouraged • Concealed lighting; • Down lighting; • Internal window lighting past hours of operation; • Mounted pedestrian lighting; • Lighting that becomes signage. Awnings 25. Provide awnings at ground level in mixed use buildings to distinguish retail function. 26. Awnings should project from the building facade to provide protection from climatic conditions. 27. Awnings must be at least eight feet above the sidewalk to the lowest point of the awning. Awnings should be mounted above display windows and below cornice or second store windowsills. 28. Awnings must be durable, fire resistant, and resistant to fading. The following is a list of encouraged and discouraged materials: Encouraged • Canvas; • Retractable awnings; • Variety of sizes and shapes among stores. Discouraged • Vinyl awnings; • Same awning across several storefronts. 29 0912112005 IV. Landscape Design A. Landscape Design 1. Intent • Integrate landscape design with site and building design in a cohesive manner. • Soften and screen the visual impact of hard surfaces such as parking lots, service areas, walls, pedestrian walkways, public rights -of -way, sidewalks and gathering places, by incorporating trees and landscaping into the site design. • Ensure private landscaping reinforces, complements and enhances public streetscape improvements and reinforces onsite pedestrian connections. 2. Design Criteria 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. 3. Design Guidelines General Complimentary to Building Character 1. Develop a landscape design concept that is consistent with or complementary to site design and the development's architectural character. The landscape concept should also enhance natural site features, significant existing landscaping, and /or other existing amenities, 31 0912112005 Draft TS0 District Manual Staff Draft where appropriate. An effective landscape plan will direct and enhance the experience of a site when it: a. Takes advantage of views of the landscaping from inside the building. b. Enhances the building itself, as viewed from within the site and adjacent public streets. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition from the street to the development. 2. Landscaping should provide design continuity between neighboring sites. 3. Building facade modulation and setbacks should include features such as courtyards, landscaping, or other special features. 4. See associated design guidelines in Section II.E — Natural Environment related to hillsides. Screening and Buffering (Perimeter verses Interior) 5. Required perimeter landscaping may be averaged and clustered if the total required square footage is achieved onsite. 6. Consider using landscaping as a buffer to reduce the impacts of wind, air pollution and noise on a development and surrounding sites. 7. See associated design guidelines in Section II.A, C, and D — Site Design Concepts and Site Relationships, Sitting and Screening of Parking and Siting and Screening of Service Areas and Mechanical Equipment, as well as Section IV B. Planting Design. Reinforce and Enhance Public Streetscape Improvements 8. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. 9. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians and drivers' views. 10. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. 32 11. Landscaping is encouraged to help define pedestrian walkways and parking areas, and should be used to mitigate climate and solar conditions. Specific to Light Industrial 12. Landscaping should be incorporated where light industrial areas end and residential and commercial uses begin. Appropriate landscaped areas should be provided to create a transition to adjoining properties and uses. B. Planting Design 1. Intent • To encourage selection of plant materials that will enhance the overall landscape design concept and provide for variety and visual interest on the site. • To encourage the use of plant materials that will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. 2. Design Criteria 1. Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 3. Design Guidelines General 1. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent Tots and natural areas. 2. Provide adequate plant quantity, size and spacing for the intended effect. 33 09121/2005 Draft ISO District Manual Staff Draft 3. Areas not in use by structures, driveways, plazas, walkways and parking spaces should be landscaped. 4. Consider the use of indigenous plant species or plant species proven adaptable to the local climate in all landscaping. 5. Select a variety of plants with consideration of visual interest, including using plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. 6. All weeds and invasive species on site must be controlled including in sensitive areas 7. Landscape features such as decorative paving, fountains, rock features walkways, or benches are permitted within perimeter landscaping areas. 8. Planters and ums should be used extensively throughout the Tukwila South development in the development areas that are urban in nature. Large planters are movable for flexibility and give a more open feeling to the sidewalks and plazas. All planters should appear to be authentic materials such as terra -cotta, porcelain, stone, or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. 9. Tree grates may be used throughout the project. 10. See associated design guidelines in Section ILE— Natural Environment. 34 V. Signage A. Signage Design 1. Intent • To create a sense of arrival to the Tukwila South development • To create a path for wayfinding through Tukwila's South development To support Tukwila South development's identity as a special place. • Provide a means of identifying and advertising businesses; providing directional assistance; and creating color and interest. 2. Design Criteria 1. Provide signage that is consistent with the site's architectural theme. 2. Manage sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. 3. Provide signage that is oriented to both pedestrians and motorists in design and placement. 4. Provide a wayfinding system within the development to allow for quick location of buildings and addresses that coordinates with other sites and the district, where appropriate. 3. Design Guidelines General (all uses): 1. In the Tukwila South development, iconic elements and signage should: 35 0912112005 Draft TS0 District Manual Staff Draft • Provide project identity • Create a sense of arrival • Allow for sub -brand identity • Create a path for wayfinding throughout Tukwila South's development • Identify specific venues 2. Signage should be scaled appropriate to the use and volume of the street. Signage directed toward drivers should be easy to read from a distance. Information conveyed to pedestrians can be of a more intimate scale. District Identification 3. Signage that provides identification and directional information should be used to improve wayfinding throughout the Tukwila South Development. 4. Wayfinding signage should identify specific elements and districts within the Tukwila South development providing project identification throughout the community. 5. Wayfinding signage should be legible and consistent in placement, style, format, and icons. "Project Identification 6. Signage should be an integral part of the design approach to the building and site Signage should emphasize special building features, such as an try or display window, with properly scaled signage. 7. Corporate logos and signs should be sized appropriately for their location. 8. Signs within a development should be coordinated and display similar or complementary design characteristics. 9. Provide durable, high quality materials and finishes for signage. 10. Provide signage to indicate site access and service entrances where appropriate. Retail 11. Sign lighting, including flat mounted and blade and banner signs, must be lit with concealed lighting, or from above with down - lighting. 36 • FROM SEGALF. 6 -27-05 • Appendix A • DRAFT Tukwila South Overlay District Design Guidelines • • • • Table of Contents I. Introduction and Applicability 1 A. Vision 1 B. Guiding Principles and Overall Intent 1 C. Design Guideline Organization 2 D. Applicability and Interpretation 3 II. Site Design 5 A. Site Design Concept and Site Relationships 5 B. Site Design for Safety 7 C. Siting and Screening of Parking Areas 10 D. Siting and Screening of Service Areas and Mechanical Equipment 12 E. Natural Features 13 F. Pedestrian and Vehicular Circulation 16 G. Pedestrian Environment 18 H. Gateways 19 III. Building Design 21 A. Architectural Concept 21 B. Building Elements and Architectural Details 24 IV. Landscape Design 31 A. Landscape Design 31 B. Planting Design 33 V. Signage 35 A. Siqnage Design 35 i June 27, 2005 Draft Tukwila South Overlay District Design Guidelines Segale Properties 11 • • I. Introduction and Applicability A. Vision The Tukwila South Master Plan seeks to "transition almost 500 acres of mostly undeveloped property in Tukwila, Washington, to a memorable regional destination that can compete nationally and internationally for employers and goods and services." (TSMP, page 1) This vision is further articulated in the Master Plan guiding principles, and land use, natural environment, and infrastructure concepts. The Master Plan will be implemented by site specific development that is consistent with the Tukwila South Overlay District which includes these Design Guidelines. B. Guiding Principles and Overall Intent The best communities build on their history and background while creating a bold vision for the future. The guiding principles developed for this project rose from the history of the Segale family, the desire to maintain the natural beauty of Puget Sound, and the site's key characteristics. The creation of the Tukwila South Master Plan helped define the guiding principles, which, in turn have helped define the Tukwila South Overlay District Design Guidelines. Abbreviations of the guiding principles appear below, and the full text is included in Attachment A to these Design Guidelines. The full guiding principles should be reviewed together with the individual design topic intent statements to ensure that application of the Tukwila South Design Guidelines supports the vision and guiding principles for the property. 1. Long Term Vision: Development will be guided by a long -term vision. 2. Creating a Destination: The Tukwila South will become a regional destination. 3. Building Value: Development decisions will be weighted by their ability to maximize the site's potential to create value. 1 June 27, 2005 Draft Guidelines Tukwila South Overlay District C. Design Guideline Organization The Tukwila South Design Guidelines are organized in four major sections as follows: Segale Properties 4. Multi -Use: Tukwila South will be multi -use and include a wide range of businesses. 5. Increasing Density Over Time: Tukwila South will be planned to accommodate increased density over time. 6. Quality Environment: Tukwila South will create a memorable and regionally identifiable place. 7. Connections: Tukwila South will connect externally to neighboring and regional assets. 8. Amenities: Tukwila South will create a comprehensive amenity system that leverages the site's assets. 9. Implementation Strategy: ueveloprnent must be strategically phased to successfully transition from an agricuitui- ^1 to an urban destination. 10. Environmental Stewardship: Development must p "Itect and enhance the site's natural environment. • Site Design • Building Design • Landscape Design • Signage Within each section are supporting design topics. The general structure is shown below. Major Section (e.g. Site Design) A. Supporting Design Topic (e.g. Pedestrian Environment) 1. Intent Statement: Provided to guide the application of guidelines to differing site circumstances in a consistent manner. 2 • 2. Design Criteria: General requirements to be met by non - exempt development. • 3. Design Guidelines (all uses): Example measures that guide development design to meet design criteria and the design topic intent above. • Guidelines by use or category where applicable (e.g. Campus Office, Urban Office, Retail, and Light Industrial) D. Applicability and Interpretation 1. Applicability Tukwila South Design Guidelines apply to developments that are subject to the Site Plan Development Review process pursuant to TMC 18.41. 2. Exemptions Those activities exempt from Site Plan Development Review in TCM 18.41 are • exempt from the application of these Design Guidelines. [Recommend that City proposal incorporate additional exemptions for temporary uses.] 3. Interpretation Design criteria are requirements that are to be met by non - exempt development, unless a modification is granted pursuant to TMC 18.41. Design guidelines are examples of how the design criteria may be met, and equivalent or alternative techniques that meet the design criteria and design topic intent are allowed. The degree to which each design criteria applies to a development project shall be evaluated on a case -by -case basis in an effort to achieve an overall design which meets the Vision of the Tukwila South Master Plan and the overall intent of the design topic. In determining the degree of applicability of a design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the "public realm" such as pedestrian and vehicular circulation, site design for safety, location and orientation of buildings, and screening of incompatible uses, parking, and service areas. 3 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Abbreviations In this draft document parentheses follow several of the guidelines. The abbreviations listed below identify the source of the draft design guidelines: TCP — Tukwila Comprehensive Land Use Plan TIB — Tukwila International Boulevard Manual TSOD DG — Tukwila South Overlay District Design Guidelines TMC — Tukwila Municipal Code TSMP — Tukwila South Master Plan 4 • • • 11. Site Design A. Site Design Concept and Site Relationships 1. Intent • To develop a well - planned multi -use environment that provides flexibility and can respond to changes in market demands and development cycles. (TSMP) • To ensure that Tukwila South is developed in a coordinated manner that takes into consideration the design and layout of adjacent sites and promotes a consistent, harmonious theme throughout. • To encourage appropriate transitions between developments. 2. Design Criteria 1. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (TIB) 2. Maintain visual and functional continuity between the development and adjacent properties where appropriate (TIB) 3. Provide adequate public services and facilities necessary to accommodate the proposed use and density. (TSOD SPR) 5 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties 3. Design Guidelines General Site Layout 1. The site layout of structures, parking, driveways, and outdoor functions should be arranged and located to emphasize the aesthetically desirable components of the site, such as existing mature trees, other natural features, views, or interesting architectural features. See Natural Features, Section II.E. 2. Service facilities, outside storage and equipment areas, and trash enclosures should be sited in an unobtrusive manner through building and landscaping placement and design. [See Section II.D. Siting and Screening of Service Areas and Mechanical Equipment] 3. The site should be planned to accomplish a desirable transition from the streetscape and to provide for adequate landscaping and pedestrian movement. (adapted from TMC 18.60.070 B) 4. Building locations, vehicular circulation systems and parking areas should be planned in a manner that can accommodate future expansion. (TSOD DG- Light Industrial) Relationship to Neighboring Sites 5. New building setbacks along streets should consider the setbacks of neighboring structures to allow for continuity among buildings and ensure visibility from the street. (TIB) 6. The orientation of the buildings should complement adjacent structures through placement, mass and scale. (TSOD DG) 7. Provide landscaped buffers and other screening techniques between adjoining sites where commercial and /or industrial uses abut low density residential development. [See Section IV- Landscape Design] 8. Link the proposed development to existing and planned sidewalk, trail, storm drainage, and utility systems to assure their efficient continuation. (Redmond) Focal Points 9. Look for opportunities to incorporate open spaces such as green areas, hard surface urban plazas, street parks and pocket parks. (TSMP) 6 • • • 1. Intent 10. Orient public open space to receive the maximum direct sunlight possible, consider using trees, overhangs and umbrellas to provide shade in the warmest months. Design such spaces to take advantage of view and solar access when available for the site. (Seattle DG, general concept mentioned in TSOD DG) Specific to Campus Office Orientation and Location of Buildings 11. Buildings should be oriented to focus on interior plazas, courtyards and open spaces to help identify clear pedestrian routes and building entries. (TSOD DG ) 12. Consider clustering to enhance connectivity between similar building uses. (TSOD DG) Specific to Urban Office Uses Orientation and Location of Buildings 13. Building facades should be parallel to their front property line. (TSOD DG) Corner lots are considered to have two front yards. (TSOD DG) 14. When possible, a building's front facades should face the primary street that that serves the development area. (TSOD DG) B. Site Design for Safety • To ensure that the organization of site elements contributes to the safety of pedestrians on the site. (TIB) • To encourage building and site design that enhances the feeling of personal safety and property security. (TIB) • To ensure that the nighttime environment is safe and inviting. (TIB) • To avoid lighting that interferes with the use of neighboring properties or streets. 7 June 27. 2005 Draft Guidelines Tukwila South Overlay District Segale Properties 2. Design Criteria 1. Reduce the potential for conflicts between drivers and pedestrians. (TIB) 2. Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (TIB) 3. Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. 4. Avoid light trespass beyond the boundaries of the property lines. (Renton Municipal Code) 3. Design Guidelines General Site Circulation 1. Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrians and motorist paths must cross, provide adequate sight distance and clearly delineated pedestrian ways. (TIB) 2. Provide raised sidewalks, crosswalks, and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped areas. (TIB) 3. Where possible, service and delivery vehicles and loading zones should be separated from building customer and occupant traffic. (TIB) Visibility& Sightlines 4. Grades and materials of walkways, paths, parking spaces, terraces, and other paved areas should promote safety. (TMC 18.60.070B) 5. Avoid site and building design features that create entrapment areas (such as tunnels, long corridors, and opaque fences) in locations with pedestrian activity. (TIB) 6. Select and locate trees, shrubs, and ground cover that allows for adequate surveillance. (TIB). 7. During building and site design, consider locating windows, balconies and entries to look out on pedestrian routes, vehicular circulation routes and 8 • • • parking areas to allow for informal surveillance of these areas. (TIB Manual). Lighting 8. Where appropriate to the complexity of the project and the sensitivity of adjacent uses, prepare a lighting plan to identify standards, illumination levels, and other elements of lighting. (Kenmore) 9. To promote a sense of security, provide lighting on the building facade, in all pedestrian areas, parking lots, on the underside of overhead weather protections, in recessed entrances and doorways, and around street furniture. 10. Provide lighting at consistent lumens with a gradual transition to unlit areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily disorienting. (Current practice and TIB) 11. Direct building lights onto the building itself or the ground immediately abutting to it. (Renton Muncipal Code) 12. Install nonglare parking lot or display lot Tight fixtures mounted above the ground to minimize the impact onto adjacent and abutting properties. Provide fixtures fitted with a cutoff type luminaire as exemplified below. (Renton Muncipal Code) luminaire 9 total cutoff e Cutoff Type Luminaire 13. Sign lighting should be designed to avoid glare or spillover onto neighboring properties. (TIB) 14. Commercial signage should be placed facing away from low density residential properties. (TIB) June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Specific to Retail Uses Security Measures 15. Monitoring devices mounted on the storefront exterior should be camouflaged.(TSOD DG) 16. Bars and grates are strongly discouraged; however, if shopkeepers feel such measures are necessary, bars or grates should be installed on the inside of the windows. Roll -down grates are preferred over permanently mounted bars. (TSOD DG) Specific to Light Industrial Lighting 17. Security lighting should be provided to promote a safe and secure facility. (TSOD DG) C. Siting and Screening of Parking Areas 1. Intent • To maintain active continuous sidewalks and street frontages; (TSOD DG) • To efficiently and appropriately locate parking areas to accommodate users and tenants. • To minimize the visual impacts of parking areas. (TSOD DG) 2. Design Criteria 1. Organize site and building designs to deemphasize vehicular circulation and parking. 2. Use building placement, walls, berms, and /or landscaping to create a distinct street edge. 10 f • 3. Design Guidelines • • General . Parking Lot Landscaping and Screening 1. Use the following techniques to screen surface parking and create a visible street edge a. Urban Office and Mixed Use Environments: Where feasible, surface parking should be placed behind or beside buildings rather than in front to achieve compactness and pedestrian orientation. (TCP 7.7.4 and 8.5.5) Where surface parking abuts streets, use trellises, low walls, and /or landscaping to screen it. b. Retail Environments: Trellises, low walls, and /or landscaping should be used to screen surface parking. c. Campus Office and Light Industrial Environments: Consider site topography or berms in conjunction with landscaping to screen surface parking. 2. Parking spaces may be shared by two or more businesses with different peak usage times. (Current practice) Specific to Campus Office and Urban Office Parking Location and Entrances 3. Structured and surface parking fields should be sited, where practicable, to provide maximum facade visibility. (TSOD DG) 4. Parking should not be adjacent to open spaces or high public visibility areas. (TSOD DG) 5. Parking should be integrated with pedestrian circulation routes to enhance site access and minimize walking distances between buildings. (TSOD DG) Specific to Retail and Urban Office Parking Entrances and Loading Areas 6. Retail and urban office parking entrances and loading areas should be predominantly located along secondary streets. (TSOD DG) 11 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties D. Siting and Screening of Service Areas and Mechanical Equipment 1, Intent 7. Reduce the number of driveway entrances by exploring opportunities for internal connections between parking areas. Provide safe ingress /egress of vehicular traffic. (TSOD DG) Specific to Urban Office Parking Structures 8. Parking structures should reflect the design of its associated building(s). (TSOD DG) The Tukwila Parking Structure Design Guidelines should be met. (TMC 18.60.050 E) See Section III. 9. To the extent practical, parking structures located along public rights -of- way should incorporate facade treatments, landscaping or other building design features to reduce aesthetic impacts. [See Sections III and IV.] • To minimize the sight, odor and sound impacts of services areas. (TIB) 2. Design Criteria 1. Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties and roadways through site design, building design, landscaping, and screening. (Bainbridge Island, Light Industrial; TIB, TCP 8.1.5) 2. Ensure that larger pieces of mechanical equipment are visually unobtrusive. (Bainbridge Island, Light Industrial) 3. Locate and /or screen roof mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. 12 • 3. Design Guidelines • • 1. Intent General 1. Service areas include, but are not limited to, trash dumpsters, compactors, ground level mechanical equipment, utility vaults, loading zones, outdoor storage areas, and trash and recycling areas. (TIB) 2. Service areas and loading docks should be located away from public view from streets, trails, and adjacent residential areas. Where this is not possible, special attention should be paid to screening. (TSOD DG) 3. Screening of service areas should be accomplished by use of walls, fencing, plantings, or a combination. (TMC 18.60.070 B) 4. Consideration should be given to developing common service courts between buildings and if adjacent sites. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses. (similar to wording in TSOD DG for Light Industrial uses). 5. Mechanical or HVAC rooftop units should be screened from public view and integrated into the design and massing of the roof form or parapet walls(TSOD DG- Light Industrial Uses and Urban Office and Current Practice). If mechanical equipment must be placed where it is visible, it must be screened with elements that are architecturally compatible with the building design (Current Practice). E. Natural Features • To protect and enhance the Tukwila South site's natural environment. (TSMP) 13 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties • To create a comprehensive amenity system that leverages the site's assets, including the wooded hillside to the west, the Green River to the east, and views of the river valley and Mount Rainier. (TSMP, Green River added) 2. Design Criteria 1. Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and /or watercourses into the overall site plan where appropriate. (TIB) 2. Design and site structures to reduce visual and environmental impacts. (TIB) 3. Connect to existing and planned trails, open spaces, and parks. 4. Preserve and enhance view corridors to natural features in the valley and region. 3. Design Guidelines General Views 1. Building orientation and height should be carefully considered in order to preserve and enhance views of Mount Rainier, the Olympic Mountains, the Green River, and other natural view corridors, while also achieving the character and scale envisioned in the Tukwila South Master Plan. (TSOD DG, Green River added) Natural Environment 2. Where possible sensitive area tracts or public open spaces and trails should be linked with other tracts or open spaces on adjacent properties, and should be consistent with the open space network concepts in the Tukwila South Master Plan and Sensitive Area Master Plan Overlay (SAMP). (City Current Practice) 3. Consistent with the Tukwila South Master Plan open space network concept and SAMP, provide for a transition from built features to an informal development edge that is in keeping with the adjoining natural features being preserved. Provide physical or visual access where appropriate. (Current Practice; TSMP) 14 • • Hillsides 4. Allow modification of the hillside that results in a moderately sloping, natural- appearing environment, consistent with the Tukwila South Master Plan natural environment section. (TCP 9.1.4; TSMP) 5. Conduct grading and filling activities in a manner that reduces potential erosion, drainage, and slope instability problems and manages construction costs. (TIB) 6. Site and design buildings to respond to the natural features of the site, topography, and drainageways when feasible to avoid unnecessary recontouring of the land. (Talus) 7. Site and design buildings to reduce impact on views from surrounding areas. This may involve techniques such as using multiple, terraced low retaining walls or rockeries; on downhill elevations articulating and screening elevations as well as providing transitional plantings. (Talus) 8. Feather cut and fill areas into the natural topography surrounding the building area. (Talus) Shorelines 9. For sites in the shoreline jurisdiction provide and enhance physical and visual public access opportunities in the River Environment. (TMC 18.44.130; TSMP) a. Particularly where uses are intended to facilitate public enjoyment of the shoreline, orient structures and /or land uses to the Green River. b. Provide for plaza connectors between buildings and dikes where appropriate to enhance pedestrian access and for landscaping purposes. (Based on TMC 18.44.130) 10. Promote a north -south pedestrian network/ trail system through the Tukwila South District. The trail may align along the Green River and may connect to public and private sidewalk systems where appropriate to the environmental conditions of the shoreline and security requirements of adjacent developments. Commercial and residential developments should link to the Tukwila South trail system. 11. Promote connection of the Tukwila South open space network to other • public parks and trails along the Green River. (TSMP) 15 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Specific to Campus Office 12. Consider the terracing of buildings located in hillside areas to reduce the visual impact to surrounding uses. (TSOD DG) F. Pedestrian and Vehicular Circulation 1. Intent • To ensure that internal vehicular circulation is designed in an efficient manner. (TIB) • To encourage development organized around pedestrian oriented circulation systems, with simplified vehicular circulation to foster linkages. (TSMP) • To provide adequate parking with safe and convenient pedestrian access. • To provide easily identified and functional pedestrian connections within sites, between properties and /or from the public right -of -way. 2. Design Criteria 1. Provide an efficient and comprehensive internal circulation system, including motorized and nonmotorized access points, parking, loading, and emergency accessways. (TSOD Site Plan Review Criteria) 2. Create on -site pedestrian networks from streets and drives to building entrances, through parking Tots to connect buildings to the street, and between sites. (Kenmore) 3. Design Guidelines General Vehicle Circulation 1. Traffic circulation patterns should be designed to accommodate garbage collection trucks, moving vans, delivery trucks, emergency service vehicles as well as passenger cars. (Current Practice) 2. Where possible, service and delivery vehicles and loading zones should be separated from employee and customer traffic. (Current Practice) 16 • • • 3. Take advantage of opportunities for shared driveways and coordinate parking areas with adjoining sites to limit the number of access driveways. Transit 4. Ensure that public transportation facilities such as bus shelters, bus pullouts, and other similar features are accommodated in appropriate locations consistent with transit operator plans. 5. When appropriate, look for opportunities to accommodate future regional transit facilities into development plans. Non - motorized circulation 6. Bicycle lanes should be included where street standards require them. Developments are encouraged to provide bicycle lanes on private streets. [See Section II. G. regarding bicycles] 7. Pedestrian walkways. a. Definition: Pedestrian walkways are located on parcels /lots. Pedestrian walkways are typically 4 to 6 feet in width, and consist predominantly of an all weather walking surface. b. Visual Prominence: Pedestrian walkways should be made visually prominent through techniques such as paving, landscaping, and lighting. Consider using raised concrete pavement where a walkway traverses between parking stalls and /or is adjacent to vehicular circulation. c. Connection to Streets: New development, excluding secured sites and areas, should provide convenient and safe pedestrian access to adjacent streets. d. Through -Block Locations: Through -block pedestrian connections are encouraged through larger sites and districts. e. Parking Areas: Pedestrian walkways should be provided through parking lots provided for public use. f. Between Buildings: To the extent possible, development should incorporate convenient and safe access between buildings and public areas for pedestrians. (TSOD DG) g. Connections to Offsite Pedestrian Network: Provide pedestrian access to existing and proposed sidewalks, trails and parks. (TSOD DG) 17 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Specific to Campus Office Access road location 1. Intent 8. Major access roads should be located at the perimeter to help define the campus edge. (TSOD DG) G. Pedestrian Environment • To encourage a common theme for street furniture, light fixtures and other streetscape structures throughout the Tukwila South development. (TSOD DG) • To provide site and pedestrian amenities that will facilitate and encourage the use of pedestrian walkways and open space areas. • To create a comfortable, active, and safe pedestrian environment. 2. Design Criteria 1. Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian /employee environment. 2. Ensure that pedestrian amenities are durable and easy to maintain. 3. Select site furnishings that complement the building and landscape design of the development. 3. Design Guidelines General Site Furnishing- General 1. Provide durable site furnishings, such as benches, planters, bike racks, trash receptacles, and tree grates to create inviting and comfortable open spaces, plazas, and walkways. Site them in consideration of employee and pedestrian flow and convenience. 2. Site furnishings should be designed to be part of the architectural concept • of building design and landscape. Materials should be compatible with 18 • • • H. Gateways 1. Intent nearby buildings or natural settings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. (TMC 18.60.070 B, similar to wording in TSOD DG) 3. Do not locate furnishings where users are likely to walk through landscaped areas or conflict with vehicles to access them. (TIB) 4. Areas in front of retail can be used for merchandising, benches, planters, cafe seating, provided a clear pedestrian walkway is maintained. Trash Receptacles 5. Trash receptacles should be located in areas of high pedestrian uses, such as food establishments. (TSOD DG) 6. All trash receptacles should incorporate smoking receptacles. (TSOD DG) 7. Smoking receptacles should be located outside of all offices where employees congregate to smoke. (TSOD DG) Bicycles 8. All development should incorporate bicycle stands or racks complementary to the buildings architectural form. (TSOD DG) 9. When possible, bike stands should be located on side streets versus on main streets. (TSOD DG) 10. No more than six bikes should be parked in any one location. (TSOD DG) • To highlight important points of entry to Tukwila South as gateways by providing special design features, landscaping, and /or architectural elements at gateways. 2. Design Criteria 1. Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. 19 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties 2. Provide special treatment at designated gateway locations. 3. Design Guidelines General 1. Provide gateway features at the primary arterial intersections of Tukwila South, such as Southcenter Parkway Expansion /S 180th Street, Southcenter Parkway Expansion /Segale Park Drive C, and Southcenter Parkway Expansion /S 200th Street. (TSMP) 2. Gateways should be visually prominent. Gateways are encouraged to have two or more of the following types of features: (Based on Renton Urban Centers) a. Public art; b. Monuments; c. Special landscape treatment; d. Open space /plaza, fountains; e. Identifying building form or prominent architectural features; f. Special paving, unique lighting, or bollards; g. Signage, displaying entry identification; h. Other features that meet the intent of highlighting gateway areas. 3. Secondary focal points may be established at future districts, such as office campuses, or retail districts, or other major districts. Focal points may have unique district signage, art, fountains, markers, landscaping, or other features, compatible and complementary to the overall Tukwila South gateway features. 20 • • • III. Building Design A. Architectural Concept 1. Intent • To ensure that new development implements the vision for the Tukwila South Overlay District as a regional destination with multiple uses and as a memorable and regionally identifiable place. • To provide conceptual guidance on each of the envisioned building types in the Tukwila South Overlay District including: campus office, retail, urban office, and light industrial. • To provide for 'human scale' in building design. 2. Design Criteria 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (TIB) 2. Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (based on TCP 7.7.7, 8.5.8) 3. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian- oriented features where possible. (TIB) 4. Provide prominent rooflines that contribute to the character of the area, and that are consistent with the type of building function and uses. (TCP 8.1.12) 21 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties 3. Design Guidelines General 1. Develop an architectural concept for development that is responsive to the functional characteristics of the development. 2. Display a unifying concept or architectural expression on sites with multiple structures. (TIB Manual, Federal Way) 3. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. (Redmond) 4. Scale: a. Perceived building scale can be reduced through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, dormers and columns. (TIB) b. Appropriately scaled and well - proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the scale of a building to the user. (TIB) 5. Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to make the rooflines prominent and create a distinct character. (TCP 8.5.11) 6. Take advantage of intersection locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating sculpture or artwork. (TIB) Campus Office 7. Campus office development should offer a unified environment with building placements which frame organized open spaces. (TSOD DG) 8. Adjacent buildings should be unified using common styles, colors, architectural details and orientation. (TSOD DG) 22 • 9. Each building should help complement and unify the design of the campus office development. (TSOD DG) • 10. Consider modulation and articulation in building design to provide a strong building base that focuses on the human scale. (TSOD DG) 11. Large structures should be designed to reduce mass and bulk on facades along pedestrian circulation routes. (TSOD DG.) Retail 12. Facades of retail buildings should face primary and secondary roads; (TSOD DG) 13. Facades of retail buildings should be accessible to parking. (TSOD DG) 14. Front entrances for all retail stores should be on the same side of the building. (TSOD DG) 15. Retail space should be concentrated around major focal points of interest. (TSOD DG) 16. Small display /showcase windows and blank walls should be avoided whenever possible. (TSOD DG) Light Industrial 17. Exterior lighting should be integrated into the overall building design and should be consistent with the development's overall architectural concept. (TSOD DG). 18. Large facades should be broken up into small -scale components through wall modulation, fenestration and architectural detailing. (TSOD DG) Urban Office 19. Rooftops overlooked by other taller buildings should be attractively designed. (TSOD DG) 20. Consider incorporating innovative designs into a development, such as vegetated roofs. (TSOD DG) 21. Buildings of considerable lengths or with large floor plates should III incorporate design features that reduce their apparent bulk. Examples of 23 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties these techniques include building articulation, changes in facade patterns, building breaks, vertical setbacks and material changes.(TSOD DG) B. Building Elements and Architectural Details 1. Intent 22. Exterior openings should be in scale (i.e., proportionate) for the building's function and use. (TSOD DG) 23. At prominent building corners and spaces between buildings not crossed by streets, building projections are allowed to the maximum height of each building. (TSOD DG) • To provide flexible design parameters to allow each development opportunities for creativity and expression in architectural design. • To provide texture to streetscapes and interest and variety to the building facade. • To make major building entrances obvious, visually prominent, and welcoming. 2. Design Criteria 1. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (TIB) 2. Buildings and site design should provide an inviting entry orientation. (Redmond) 3. Colors used on building exteriors should integrate a building's various design elements or features. (Redmond) 3. Design Guidelines General Building Materials 1. Building structures are encouraged to employ a variety of durable materials. (TSOD DG) 24 • • • Building Entries 2. Building entrances should be visually prominent and easy for pedestrians, bicycles, and vehicles to reach. (Current Practice) 3. Canopies, awnings, and protected entryways are encouraged to highlight and define building entrances. (TSOD DG) 4. When the purpose is to provide weather protection, provide a sufficient width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for awnings and canopies. (TIB) Colors 5. Use accent colors in a way to enhance or highlight building design, and avoids detracting from building design. (Redmond) 25 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Campus Office Building Materials 6. Each building should complement and unify the design of all campus buildings. Examples of the types of material encourage and discouraged are listed below: (TSOD DG) Encouraged Materials: • glass • steel • precast masonry • wood • metal panels Discouraged Materials • EIFS • plastic /fypon • vinyl siding • corrugated metal as a facade • residential details and or materials Urban Office Building Materials 7. Buildings should be constructed with predominantly masonry material. Following is a list of encouraged and discouraged materials: Encouraged • Brick; • Stone; • Pre -cast Concrete Panels. Discouraged • EIFS; • Vinyl siding; • Other residential -type materials. 8. The use of reflective or darkly tinted glass on a buildings facade is discouraged unless the applicant can demonstrate special circumstances apply. (TSOD DG) 26 • 9. All -glass vertical expression is allowed in recessed areas. (TSOD DG) • • 10. Building trim may be of stone, metal, pre -cast glass fiber reinforced concrete (GFRC) or similar materials. (TSOD DG) ' 11. Punched windows are strongly encouraged for building facades.(TSOD DG) 12. Building design should incorporate a horizontal expression line above the first or second floor, depending on the building's height, to develop a sense of continuity. (TSOD DG) 13. Locate balconies on the second floors, especially above entrances to provide a focal point to the building facade. (TSOD DG) Light Industrial Building Materials 14. Facades that face a public street should be architecturally emphasized through window design, wall detailing, and entryway placement. (TSOD DG) 15. Harmonious and natural building colors should be used. Bright colors should be used for accent only. (TSOD DG) Retail Building Materials 16. Fit and finishes of all storefront components should be of high quality. Following is a list of encouraged and discouraged materials: (TSOD DG) 27 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Encouraged • Durable, smooth exterior -grade woods such as oak, redwood, cherry, maple and medium density overlay (MDO) are acceptable materials, • Metal, • Stone, • Cast stone, • Concrete, • Plaster; • Opaque, smoked and reflective glass should be used for accent elements /spandrel elements only. Discouraged • Pine, • Pressure - treated lumber; 17. Windows should be designed for energy conservation, and should be e- rated glass to minimize discoloration of merchandise and window displays. Ground Floor Details 18. Retail development should include visually interesting ground floor details such as awnings, window displays, doors, architectural accents, and signage. Building Entries 19. The primary building entrance should be clearly marked, while side entrances should be as close to the front street as possible. (TSOD DG). 20. Site amenities such as benches and planters are encouraged near building entries [see Section II- Pedestrian Environment]. 21. Doors should be compatible with and complementary to a storefront's design. (TSOD DG) 22. Where feasible, restaurants should use their building entries to connect with outdoor seating areas. (TSOD DG) 23. Doors with a high percentage of glass are encouraged to increase visibility into the storefront. (TSOD DG) 24. Recessed doors are encouraged to provide shelter for passing pedestrians. (TSOD DG) 28 • • • Lighting 25. Storefront facades, recessed doorways, outdoor spaces, parking areas, and passageways should be lit. Encouraged • Concealed lighting; • Down lighting; • Internal window lighting past hours of operation; • Mounted pedestrian lighting; Lighting that becomes signage. Awnings 26. Provide awnings at ground level to distinguish retail function. (TSOD DG) 27. Awnings should project from the building facade to provide protection from climatic conditions. (TSOD DG) 28. Awnings must be at least eight feet above the sidewalk to the lowest point of the awning. Awnings should be mounted above display windows and below cornice or second store windowsills. (TSOD DG) 29. Awnings must be durable, fire resistant, and resistant to fading. The following is a list of encouraged and discouraged materials: (TSOD DG) Encouraged • Canvas; • Retractable awnings; • Variety of sizes and shapes among stores. Discouraged • Vinyl awnings; • Same awning across several storefronts. 29 June 27, 2005 • • • IV. Landscape Design A. Landscape Design 1. Intent Integrate landscape design with site and building design in a cohesive manner. (TIB) • Soften and screen the visual impact of hard surfaces such as parking lots, service areas, walls, pedestrian walkways, public rights -of -way, sidewalks and gathering places, by incorporating trees and landscaping into the site design. (adapted from TIB) • Ensure private landscaping reinforces, complements and enhances public streetscape improvements and reinforces onsite pedestrian connections. (TIB) 2. Design Criteria 1. Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. (Current Practice) 2. Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. (TIB) 3. Design Guidelines General Complimentary to Building Character 1 Develop a landscape design concept that is consistent with or complementary to site design and the development's architectural character. The landscape concept should also enhance natural site 31 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties features, significant existing landscaping, and /or other existing amenities, where appropriate. An effective landscape plan will direct and enhance the experience of a site when it: (TIB) a. Takes advantage of views of the landscaping from inside the building. b. Enhances the building itself, as viewed from within the site and adjacent public streets. c. Organizes, enhances and links the different spaces and activities on the site. d. Reinforces the streetscape design, and provides a pleasant transition form the street to the development. 2. Landscaping should provide design continuity between neighboring sites. (adapted from TSOD DG) 3. Building facade modulation and setbacks should include features such as courtyards, landscaping, or other special features. (adapted from TSOD DG and TIB) 4. See associated design guidelines in Section II.E — Natural Environment related to hillsides. Screening and Buffering (Perimeter verses Interior) 5. Required perimeter landscaping may be averaged and clustered if the total required square footage is achieved onsite. (Current practice) 6. Consider using landscaping as a buffer to reduce the impacts of wind, air pollution and noise on a development and surrounding sites. (TIB) 7. See associated design guidelines in Section II.A, C, and D — Site Design Concepts and Site Relationships, Sitting and Screening of Parking and Siting and Screening of Service Areas and Mechanical Equipment, as well as Section IV B. Planting Design. Reinforce and Enhance Public Streetscape Improvements 8. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. (TIB) 32 • • • 1. Intent 9. Ensure that landscaping at crosswalks and other locations where vehicles and pedestrians intersect does not block pedestrians and drivers' views. (TIB) 10. Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. (Staff suggestion, "new ") 11. Landscaping is encouraged to help define pedestrian walkways and parking areas, and should be used to mitigate climate and solar conditions. (TIB in part) Specific to Light Industrial 12. Landscaping should be incorporated where light industrial areas end and residential and commercial uses begin. Appropriate landscaped areas should be provided to create a transition to adjoining properties and uses. (TSOD DG) B. Planting Design • To encourage selection of plant materials that will enhance the overall landscape design concept and provide for variety and visual interest on the site. (TIB) • To encourage the use of plant materials that will survive with minimal or reasonable maintenance, are resistant to drought, and are otherwise appropriate for conditions. (TIB) 2. Design Criteria 1. Incorporate existing significant trees, wooded areas and /or vegetation in the planting plan where they contribute to overall landscape design. (TIB) 2. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. (TIB) 33 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties 3. Design Guidelines General 1. Develop a planting design that complements overall project design and provides continuity with plantings on adjacent Tots and natural areas. (TIB). 2. Provide adequate plant quantity, size and spacing for the intended effect. (TIB) 3. Areas not in use by structures, driveways, plazas, walkways and parking spaces should be landscaped. 4. Consider the use of indigenous plant species or plant species proven adaptable to the local climate in all landscaping. (Concept in TIB) 5. Select a variety of plants with consideration of visual interest, including using plants as accents and contrasting textures. Where feasible, coordinate selection of plant material to provide a succession of blooms and seasonal color. (TIB) 6. In sensitive areas such as wetlands and the river environment adjacent to Green River all weeds and invasive species must be controlled. (Current Practice) 7. Landscape features such as decorative paving, fountains, rock features walkways, or benches are permitted within perimeter landscaping areas. 8. Planters and urns should be used extensively throughout the Tukwila South development in the development areas that are urban in nature. Large planters are movable for flexibility and give a more open feeling to the sidewalks and plazas. All planters should appear to be authentic materials such as terra -cotta, porcelain, stone, or heavy clay. Newer resins can be used, but must be compatible with adjacent architecture or site furnishings. (TSOD DG) 9. Tree grates may be used throughout the project. (TSOD DG) 10. See associated design guidelines in Section II.E— Natural Environment. 34 • • • V. Signage A. Signage Design 1. Intent • To create a sense of arrival to the Tukwila South development • To create a path for wayfinding through Tukwila's South development • To support Tukwila South development's identity as a special place. • Provide a means of identifying and advertising businesses; providing directional assistance; and creating color and interest. (Renton Urban Center Design Guidelines) 2. Design Criteria 1. Provide signage that is consistent with the site's architectural theme. 2. Manage sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. (TSOD, original site plan review criteria) 3. Provide signage that is oriented to both pedestrians and motorists in design and placement. (TIB) 4. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate.(TSOD, original site plan review criteria) 35 June 21, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties 3. Design Guidelines General (all uses): 1. In the Tukwila South development, iconic elements and signage should:(TSOD DG) • Provide project identity • Create a sense of arrival • Allow for sub -brand identity • Create a path for wayfinding throughout Tukwila South's development • Identify specific venues 2. Signage should be scaled appropriate to the use and volume of the street. Signage directed toward drivers should be easy to read from a distance. Information conveyed to pedestrians can be of a more intimate scale. (TSOD DG) District Identification 3. Signage that provides identification and directional information should be used to improve wayfinding throughout the Tukwila South Development. (TSOD DG) 4. Wayfinding signage should identify specific elements and districts within the Tukwila South development providing project identification throughout the community. (TSOD DG) 5. Wayfinding signage should be legible and consistent in placement, style, format, and icons. Project Identification 6. Signage should be an integral part of the design approach to the building and site. (Renton Urban Center; TCP 10.2.8) Signage should emphasize special building features, such as an entry or display window, with properly scaled signage. (TIB Manual) 7. Corporate logos and signs should be sized appropriately for their location. (Renton Urban Center; TCP 10.2.8) 36 • 8. Signs within a development should be coordinated and display similar or complementary design characteristics. (TIB) • • 9. Provide durable, high quality materials and finishes for signage. (TIB) 10. Provide signage to indicate site access and service entrances where appropriate. (Current practice) Retail 11. Sign lighting, including flat mounted and blade and banner signs, must be lit with concealed lighting, or from above with down - lighting. (TSOD DG) 37 June 27, 2005 • • • Attachment A Tukwila South Master Plan Guiding Principles - -Full Text 39 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties Principle #1: Long Term Vision: The development of Tukwila South will be guided by a long -term vision that will create a different, more cohesive development pattern than if the property was developed on a parcel -by- parcel basis. A long -term vision requires a commitment to make decisions and investments that support its development. The Segale family has committed to this Tong -term vision and to building out the site's central infrastructure including temporary and permanent stormwater and erosion control, mitigation for environmental impacts, mass grading and relocation of the existing flood protection barrier dike as the initial phase. This investment will ensure the long -term plan is implemented. Principle #2: Creating a Destination: The Tukwila South project will become a regional destination. Tukwila South is a regionally visible site. The site is considered "close in" in real estate terms and is adjacent to one of the region's largest retail destinations. Many of the valley's residents and businesses move through or around the site daily. Its access and visibility from the valley and eastern edge neighborhoods make it a natural regional destination. The site's initial value is enhanced by its proximity to significant regional investments such as SeaTac Airport, the Southcenter retail district, and 1 -405, I- 5, SR 167 and many other local arterials. The Master Plan will ensure these assets are leveraged. Principle #3: Building Value Development decisions will be weighted by their ability to maximize the site's potential to create value. Tukwila South's full potential can only be reached through the implementation of a Tong -term strategic vision that uses each newly - developed parcel to lift the value of the remaining parcels. This vision and Master Plan will span many development cycles. Early developments will include low -cost surface parking lots, that will allow room for future infill development when structured parking makes economic sense. As the value of the land increases, redevelopment of surface parking lots and infill sites will follow to maximize future density. This can only occur because of the site's single ownership. 40 • • • At just under 500 acres, Tukwila South could include regional employment, housing, and goods and services. Multi -use districts will allow many of these uses to work together by sharing infrastructure, parking and access. These districts will enable the creation of a highly desirable, fine- grained pedestrian environment. When housing, jobs, and goods and services are located appropriately, a community is created. Principle #4: Multi - Use Tukwila South will include employment, goods and services, and housing. The project will be multi -use and include a wide range of businesses instead of focusing on industrial and retail users. Residential is also being considered to bring additional vitality to the area. A development strategy that emphasizes multiple uses will increase the rate of development and create a more desirable environment for each use: retail supports housing and jobs, housing supports retail and jobs, jobs support retail and housing. This diversity of uses will support the creation of destination districts, increase the project's overall value, and enhance the vitality of the city of Tukwila. The market value of office and hotel uses will be increased by having retail and restaurant uses nearby. A well - planned multi -use environment will also help mitigate development risk as the markets for various uses fluctuate from development cycle to development cycle. Careful consideration of use adjacencies is essential to ensure efficient sharing of amenities, parking and infrastructure. Initial planning configurations must also keep future infill development opportunities in mind to ensure judicious use of each square foot of the project's land. Principle #5: Increasing Density Over Time Tukwila South will be planned to accommodate increased density over time. As noted in the discussion of Principle #3, the surface parking lots dictated by today's market opportunities for employment, goods and services, and housing will provide the basis for each developing district, enabling its evolution over time into a denser environment. With each development, the district will become more desirable. This increase in value will allow infill development in the early - phase parking lots. Early -phase uses must, therefore, be carefully chosen to complement each other and serve as engines for future development. It is essential to pick the right retailers, the right employment clusters, and the right mix of housing to create the synergy necessary to allow all of the uses to thrive. 41 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segaie Properties Principle #6: Quality Environment Tukwila South will create a memorable and regionally identifiable place. Tukwila South will build on the Northwest tradition of quality outdoor environments by integrating its iconic outdoor spaces with high quality indoor spaces. Quality building materials combined with traditional Puget Sound building elements (canopies, lush landscaping, etc.) will create memorable and regionally identifiable environments that help attract world -class talent. Growth in the regional economy is expected to come in four major sectors: aerospace, life sciences, information technology, and trade and logistics. Due to its size and location, Tukwila South is perfectly situated to bring these new types of jobs to the city of Tukwila. Because these businesses need to attract the best and the brightest, they demand a very high quality work environment. Tukwila South offers the opportunity to live and work in a single location, increasingly associated with a high quality of life. Beautifully designed public spaces will be required to connect jobs with goods and services, and goods and services and jobs with housing. The people who work at Tukwila South will want a development environment that is clean, safe, well organized, and convenient. More than that, like many who live and work in the Northwest, they value quality outdoor environments. Tukwila South's outdoor and indoor environments will be integrated wherever possible, and the project's amenities will provide a variety of on -site recreational opportunities and connections to the site's outdoor environments. The buildings and the spaces between the buildings will be designed to work together. Institutional - quality building materials and landscape design will support memorable buildings that become Tukwila South's image in the Puget Sound. Establishing clear boundaries and gateways for the project will help define Tukwila South in its environment. Principle #7: Connections Tukwila South will connect externally to neighboring and regional assets, as well as internally by connecting its districts and their uses. The Tukwila South Master Plan connects the project to its surroundings on many different levels: • Extending Southcenter Parkway through the site to S 200th Street not only connects the property to regional infrastructure, but allows efficient circulation for the site's users and creates a new gateway to the Tukwila Urban Center. 42 • • • Relocating S 178th Street connects adjacent neighborhoods to Tukwila South's new neighborhood goods and services and provides and access point with greater capacity and safety. • Selecting retailers compatible with Southcenter's existing tenants will allow Tukwila South to connect to Tukwila's reputation as a regional retail center. • The five- minute connection to SeaTac Airport will draw airport tenants, travelers and businesses seeking international relationships to Tukwila South. A future non - auto -base transportation link will further enable the growth of airport- dependent users. Providing pedestrian connections throughout the project — from district to district, district to trails and amenities, and district to surrounding neighborhoods — will encourage non - auto -based trips and attract residents and employers. • Strategically locating public parking will create a "park- once" environment that makes it easy for pedestrians to connect to site amenities, goods and services, jobs and housing. Principle #8: Amenities Tukwila South will create a comprehensive amenity system that leverages the site's assets. The Tukwila South project is perfectly positioned between two of the area's most striking natural amenities: the wooded hillside to the west, and the Green River to the east. Each of these offers almost unlimited recreational opportunities, as well as views of the river valley and Mt. Rainier. The appropriate mix of goods and services on the site will be viewed as an amenity to housing and office users that will allow Tukwila South to be highly competitive in the Puget Sound marketplace, and the pedestrian quality of the project's secondary road system will foster an activated streetscape that will make Tukwila South highly desirable. Finally, the Master Plan will ensure the site's access to nearby amenities such as SeaTac Airport and Tukwila Urban Center's retail hub will be easy and convenient. Principle 9 :Implementation Strategy Development must be strategically phased to successfully transition Tukwila South from an agricultural property to an urban destination. 43 June 27, 2005 Draft Guidelines Tukwila South Overlay District Segale Properties While many of the site's infrastructure and planning features will be designed and built in the initial phase, flexibility must be maintained throughout the vertical development of the districts and the secondary roadway and amenity systems. This flexibility is required to meet changing market conditions. The Infrastructure Development Phase is expected to take three years and is scheduled for the years 2006 -2008. At the end of this phase, all of the site's spine infrastructure will be in place. Discussions with potential tenants and development partners have been ongoing concurrent with the planning and infrastructure development efforts. Completing the site's infrastructure all at once will create a sense of certainty about the development's future. The site's first new tenants will take occupancy soon after the completion of the infrastructure development. Principle #10: Environmental Stewardship The Tukwila South project has a huge stake in protecting and enhancing the site's natural environment. The Segale family takes its role as stewards of Tukwila South's environment seriously not only because it is the right thing to do, but because sustainable projects have greater market acceptance. Environmental enhancements include: • Protection and enhancement of pasture wetland and improvement of ditches conveying natural drainage into streams capable of supporting fish rearing and creating nearby "flood -flow refuge" fish habitat within the Green River channel. • Tributary stream fish habitat with associated restored wetlands and flood flow refuge on the Green River mainstem were historically present throughout the lower Green River basin, but are now missing and therefore habitat - limiting for fish and a variety of wildlife. • Provisions for the re- creation of valuable habitats out of degraded agricultural ditches. In the process, the aquatic habitat enhancement plan will mitigate for filling peripheral and isolated wetlands and ditches now located in active croplands. • Enhancement of Johnson Creek into a fish- friendly tributary connected to the Green River. • Creation of a back -water fish habitat in the Green River. 44 • • • • Restoration of a wetland complex of approximately 32 acres associated with the tributary drainage of the Green River that was historically present, but now absent in the basin. Sustainable planning concepts will include: • Integrated transit environments • "Park- once" site organization and pedestrian environments • Shared parking concepts • Redevelopment of surface parking lots • Creating internal natural environments with visual connections to natural amenities 45 June 27, 2005 Draft Tukwila South Design Criteria and Guidelines 1. Site Design A. Site Design Concept Source 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the TIB functions of the site. Manual Building entrances should be visually prominent and easy for pedestrians, Current bicycles and vehicles to reach. Practice Traffic circulation patterns should be designed to accommodate garbage Current collection trucks, moving vans and fire trucks as well as passenger cars. Practice Sites with more than one building should be designed to provide adequate Current circulation and access to both buildings. Practice Buffers between residential and commercial or industrial uses are required. TCP 1.7.4 TIB 2. Minimize the amount of space devoted to vehicular circulation. Manual Limit the number of access driveways and /or take advantage of opportunities TIB for shared driveways. Manual TIB Ensure that internal site circulation is efficient. Manual B. Relationship to Street Front 1. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. TCP 1.8.2 Projects are encouraged to site buildings at the minimum setback distance from the right -of -way in order to create a more pedestrian oriented TIB environment. Manual The majority of parking spaces should be placed behind or beside buildings where feasible rather than in front to achieve compactness and pedestrian TCP 7.7.4, orientation. 8.5.5 TIB 2. Orient at least one building entry to a major street. Manual TIB Building entrances should be a prominent element of the streetscape. Manual Enhance building entries through the use of weather protection, landscaping, TIB pedestrian amenities and /or distinctive architectural features. Manual 3. Provide special treatment at designated gateway locations. TSMP Important points of entry must be improved with some combination of landscaping, lighting, signage, special paving materials or other design elements. TSMP C. Continuity of Site with Adjacent Sites 1. Maintain visual and functional continuity between the proposed development TIB and adjacent properties where appropriate. Manual Continuity can be achieved by using setbacks, building massing, TIB vehicular /pedestrian circulation and landscaping. Manual Consider the building setbacks of neighboring structures when establishing setbacks. Continuity along the edge created by structures ensures that all TIB structures have equal visibility from the street. Manual Where possible and consistent with other design guidelines, interior vehicular circulation between adjacent parking areas is required. TCP 10.2.4 Link the proposed development to existing and planned sidewalk, trail, storm drainage and utility systems to assure their efficient continuation. Redmond 2. Incorporate opportunities for joint development of sites where there is potential TIB for shared driveways, parking, landscaping, or other shared facilities. Manual The required perimeter landscaping may be averaged and clustered if the Current total required square footage is achieved on site, see TMC 18.52.020. Practice Current Parking spaces may be shared by two or more businesses with different peak Practice usage times, see TMC 18.56.070 A. TSMP D. Site Design for Safety TIB 1. Minimize conflicts between drivers, pedestrians and bicycles. Manual Conflicts can be reduced through the siting of structures, location of circulation TIB elements, landscape design, and placement of signs Manual Where possible service and delivery vehicles and loading zones should be Current separated from building customer and occupant traffic. Practice Limit the number of potential encounters between pedestrians and vehicles through site design. Where pedestrian and motorist paths must cross, TIB provide adequate sight distance and clearly delineated pedestrian ways. Manual Provide raised sidewalks, crosswalks and pedestrian walkways where possible, or provide at -grade walkways protected by curbs and /or landscaped TIB areas. Manual Provide bicycle lanes within large developments. TSMP 2. Design and site structures to maximize site surveillance opportunities from TIB buildings and streets. Manual Avoid site and building design features that create entrapment areas (for example tunnels, long corridors, and opaque fences) in locations with TIB pedestrian activity. Manual Ensure that the site provides sight lines that allow observation of outdoor TIB activities by building occupants and passersby. Manual Site buildings so that windows, balconies and entries overlook pedestrian routes, vehicular circulation routes, and parking areas and allow for informal TIB surveillance of these areas. Manual 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. TCP 1.7.3 Provide an overlapping pattern of light at a height of about 7 feet in lighted TI B areas. Manual Provide consistent lighting with a gradual transition to unlighted areas. Avoid creating highly contrasting pools of light and dark areas, which can be temporarily blinding. Most developments should use a maximum uniformity ratio of 4:1(average to minimum) with a minimum horizontal illuminance of 0.5 foot - candles and average horizontal illuminance of 2 foot - candles. Special TIB situations should follow the appropriate lighting guideline by the Illuminating Manual Engineering Society of North America (IESNA). Current Practice Provide lighting at all building entrances, exits and corridors between TIB buildings, especially where doors are recessed. Manual Provide additional lighting at pedestrian crossings and where security is a TIB concern. Manual Ensure that site lighting is confined to the project site and does not cause Current direct off -site illumination of adjacent properties. Practice 4. Design landscaping so that long term growth will not interfere with site lighting TIB and surveillance. Manual Space light fixtures and plantings with allowance for plant size and shape at TIB maturity. Manual Select shrubs to allow for adequate surveillance (maximum 3 -4 feet in height) and limb trees to a height that allows visibility underneath (approximately 6 TIB feet). Manual 5. Use durable, high quality materials in site furnishings and features for ease of TIB maintenance. Manual Design site features and select furnishings that discourage vandalism. For example, large blank walls encourage graffiti and furnishings that are easily TIB removed invite misuse. Manual TIB Use materials that promote safety, such as non -slip walkway surfaces. Manual E. Siting and Screening of Service Areas TCP 8.1.5 1. Minimize the sight, odor and sound impacts of service areas through site TIB design, landscaping and screening. Manual Trash dumpsters should not be placed in front yards. TCP 8.1.5 Loading docks, trash and recycling collection points, utility vaults and maintenance areas, etc. should be located to the side or rear of buildings, away from streets, trails and adjacent residential areas. Where this is not Current possible special attention shall be paid to screening. Practice Landscaping is appropriate screening for utility vaults, loading docks and Current some storage areas. Be sure that service access will not harm landscaping. Practice Garbage and recycling dumpsters visible from the public realm should be screened by opaque fences or walls in addition to landscaping. These walls shall be consistent with the primary building(s) relative to architecture, Current materials and colors. Practice F. Natural Features and Sensitive Areas 1. Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and /or watercourses and incorporate them into the TIB overall site plan, where appropriate. Manual Provide for a transition from built features to an informal development edge Current that is in keeping with the adjoining natural features being preserved. Practice Preserve and enhance on and off site visual access to natural features where Current possible. Provide physical access where appropriate. Practice Where possible sensitive area tracts should be linked with other tracts or open spaces on adjacent properties. 2. Design and site structures on hillsides to minimize the visual and environmental TIB impact of development in these locations. Manual In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural - appearing environment. TCP 9.1.4 Minimize the amount of grading and filling to reduce potential erosion, TIB drainage, and slope instability problems and minimize construction costs. Manual Site structures below prominent ridgelines to preserve the appearance of TIB natural landforms. Manual TIB Retain existing wind -firm vegetation along ridgelines. Manual Retain bands of vegetation that are parallel to the hillside contours, and avoid TIB clearing large areas that are perpendicular to the hillside contours. Manual Minimize the use and height of retaining walls and use building walls as retaining structures where possible (integrate building design and placement TIB with grading design). Manual G. Surface Stormwater Detention Facilities 1. Integrate water quality treatment techniques such as biofiltration swales and TIB ponds with overall site design, where possible and appropriate. Manual Surface storm drainage systems should have a natural- occurring appearance and should be designed to complement existing landforms and proposed open space rather than appear as rigid engineered shapes. Redmond The first preference is to locate biofiltration swales, ponds or other approved biofiltration systems at the side or rear of the lot and incorporate as part of a landscape screen. Trees may be planted near the grass swale as long as they do not substantially shade the grass within the swale. Orient the swale or pond so that it does not impede pedestrian circulation or shared parking TIB * CHECK between two or more properties. Manual The second preference is to locate the biofiltration system within the paved parking or service area. Orient the swale or pond so it does not impede pedestrian circulation and landscape it as part of the required internal parking TIB lot landscaping. Manual H. Pedestrian Circulation 1. Provide paved pedestrian walkways that connect all buildings and entries of TIB buildings within a site. Manual Provide distinctively marked pedestrian routes through parking lots using vertical design elements (such as bollards), special paving, painted TIB crosswalks or signage. Manual Walkway widths within a site should be sized to accommodate anticipated use. A six foot sidewalk, which allows two pedestrians to pass each other, is TIB the minimum allowed width. High traffic walkways should be wider. Manual Walkways are required to connect parking areas behind buildings to building Current entrances, see TMC 18.56.040. Practice 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. TCP 8.1.2 These walkways shall be stamped, broom finish, colored or scored concrete or another equivalent and distinctive material such as decorative pavers or Current stone and either curbed or raised six inches above the parking lot surface. Practice 3. Provide pedestrian connections from the on -site pedestrian network to trails, walkways on adjacent properties and to other off -site destinations such as transit TIB stops. Manual Through block pedestrian connections are required for major new development or redevelopment, where feasible. TCP 1.8.5 Provide steps, ramps, or a combination of the two where grades prohibit easy, TIB direct and /or safe movement. Manual Facilities and improvements that support transit use are encouraged in new TCP 1.8.8 development and redevelopment. Transit amenities include seating, weather TIB protection and trash receptacles placed near transit stops. Manual Sites along the River should provide a shoreline trail across the property. TSMP I. Pedestrian /Employee Amenities 1. Incorporate amenities in site design to increase the utility of the site and TIB enhance the overall pedestrian /employee environment. Manual Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, arcades, gazebos, transparent glass at the ground floor, display windows, water features and landscaping in raised Federal planters with seating walls. Way Pedestrian amenities should be sited with regard to pedestrian traffic flow, automobile traffic, convenience for business customers and employees, access for those with special needs such as the elderly, disabled and TIB children, and environmental factors such as wind, sun and rain. Manual Do not locate pedestrian amenities where pedestrians are likely to walk TIB through landscaped areas or conflict with automobiles to access them. Manual 2. Building Design Guidelines A. Architectural Concept Source 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the TIB functional characteristics of the development. Manual Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature such as a corner location, a street or the river. Buildings and site design should provide an inviting entry orientation. Buildings should not turn their backes to the street. Redmond Include consideration of features that reflect characteristics of Tukwila's history. TCP 1.2.4 The architectural forms, elements and details of a project should be organized to clearly express the building's function(s), orientation and relationship to the TIB site and surrounding area. Manual Business identity, expressed through awnings, accent bands, paint or other Gas applied color schemes, signage, parapet details or materials, should not be Station the dominant architectural feature of the building. Guidelines TIB Manual, 2. Projects on sites with multiple structures are required to display a unifying Federal concept or architectural expression. Way Structures can be related through the use of design elements, features, colors or materials. New Parking structures which are part of a new development shall be architecturally consistent with exterior architectural elements of the primary structure, including roof lines, facade design and finish materials (comply with Federal Tukwila's Parking Structure Design Manual). Way B. Architectural Relationships 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an TIB appropriate level of architectural quality. Manual In some areas, the existing context is not well defined, or may be undesirable. In such cases the new development should be recognized as a pioneer with the opportunity to establish a pattern for future development. The site's Zoning and relevant Comprehensive Plan policies indicate the desired direction for the area. Redmond New buildings should demonstrate design continuity with surrounding developments through building form, massing, scale, roof form, the proportions and arrangement of openings (doors, windows, arcades), TIB architectural elements, materials and colors. Manual 2. Reduce the apparent scale of large commercial and industrial buildings located TCP 7.7.7 adjacent to residential developments. 8.5.8 The perceived building scale can be reduced through changes in materials, use of distinctive rooflines, small scale additions to the building, landscaping and special decorative features such as arcades, balconies, bay windows, TIB dormers and columns. Manual Large buildings with facades visible from the public realm should be modulated to reduce the apparent building mass. The minimum depth of projections shall be one foot and the minimum width shall be five feet. Redmond C. Building Elements, Details and Materials 1. Provide distinctive building corners at street intersections through the use of architectural elements and detailing, and pedestrian- oriented features where TIB possible. Manual Buildings at intersections are highly visible and present an opportunity of distinctive or landmark architectural treatments. Take advantage of these locations by providing a corner architectural element (such as a bay window, turret or pediment), placing an entrance at the corner, treating the corner distinctively (by projecting, recessing or truncating the building), providing a special window treatment (such as an awning or canopy) or incorporating TIB sculpture or artwork. Manual Corner elements should not obstruct vehicle sight distances for safe crossing TIB and turning movements, see TMC 18.52.040 C. Manual 2. Relate the design and scale of building elements and details to the building's TIB overall form and massing. Manual Appropriately scaled and well - proportioned architectural elements such as roof forms, entrances, arcades, porches, canopies, columns, dormers, doors and windows reduce the apparent scale of a structure and help relate the TIB scale of a building to the user. Manual Buildings with three or more stories should be designed to have a distinct base, middle and top. The base, typically the first floor, should contain the greatest amount of architectural detail such as projecting windows, trim material, reveals and canopies. The middle section may be simpler and should be set off from the base through a variation in color or material. The Federal top should include a distinctive cornice line or roof shape. Way Buildings shall be articulated to provide human scale. Architectural details that increase articulation include reveals, battens and other three dimensional details that create shadow lines and break up flat surfaces. Redmond 3. Employ architectural details that are appropriate to the architectural character of TIB the building. Manual Edit Building details and decorative features must be consistent in style and compatible in material, color and texture with the building as a whole. TIB Manual All sides of a building visible from the public realm should express consistent architectural detail and character. All site walls, screen walls, pump island Gas canopies and drive through structures should be architecturally integrated with Station the building by using similar materials, colors and detailing. Guidelines Gas Building accents should be expressed through differing materials and /or Station architectural detailing and not solely through applied finishes such as paint. Guidelines Windows should be surrounded by wood trim or molding at least 4 inches wide on wood clad buildings. Lintels and sills should be incorporated in masonry and stucco clad buildings. Redmond 4. Utilize durable, high quality building materials that contribute to the overall TIB appearance, ease of maintenance, and longevity of the building. Manual Building materials should be selected for their ease of maintenance and have TIB the same anticipated life span as the structure. Manual Examples of finish materials commonly used in commercial construction are brick, split -face block, wood siding and stucco finished dryvit. Stucco and synthetic building materials should be detailed to avoid damage due to weather or use. Industrial materials such as plain concrete block and metal siding are appropriate only when detailed so that the installation exhibits a TIB high degree of workmanship and durability. Large areas of T -111, plywood or Manual, similar materials are prohibited. Redmond TCP 5. Roof lines should be prominent and contribute to the character of the area. 8.1.12 Buildings should use design elements such as slopes, peaks, caps, steps, gables, domes, barrel vaults, projecting cornice lines or articulated parapets to TCP make the rooflines prominent and create a distinct character. 8.5.11 6. Integrate the design and placement of exterior lighting with the architectural TIB design and materials. Manual Select architectural lighting fixtures that complement the architectural character of a project, or that are understated in design. Alternatively, locate TIB fixtures so that they are hidden from view. Manual Incorporate lighting design that enhances dramatic or interesting landscape or architectural features, where appropriate, with consideration for both daytime TIB and nighttime viewing. Manual Light fixtures mounted under gas station or other exterior canopies should be recessed into the canopy with lenses that are flush with the canopy ceiling. Gas The fascias (edges) of the canopy should extend below the ceiling level to Station reduce off -site glare. Guidelines Gas All parking lot and site lighting fixtures should be of cut -off design, aimed Station downward and away from the property line. Guidelines 7. Colors used on building exteriors should integrate a building's various design elements or features. Redmond Use accent colors in a way to enhance or highlight building design, and not in a manner that creates clutter or otherwise detracts from building design. Redmond Colors should be compatible with the architectural character of the surrounding buildings and neighborhood. Redmond D. Pedestrian Oriented Features 1. Provide pedestrian - friendly facades on the ground floor of all buildings that are TIB adjacent to sidewalks and trails. Manual Pedestrian friendly facades should have transparent windows, window TIB displays, mosaics or bas - relief artwork along at least half of the length of the Manual, ground floor wall. TCP 1.8.7 Retail facade standards? Wherever feasible provide pedestrian weather protection with awnings, canopies, arcades or building overhangs on buildings with ground floor retail, office or commercial service uses. Structures should be at least 4 feet wide SeaTac, and between 8 and 15 feet above the sidewalk. Redmond 2. Provide special treatment for large blank walls that are visible from pedestrian TIB walkways and parking areas. Manual Blank walls can be treated with a planted vertical trellis, raised planter beds with plant materials that will obscure a significant portion of the wall, artwork such as a mosaic or mural and changes in materials and textures accented by TIB architectural details. Manual E. Mechanical Screening 1. Locate and /or screen roof - mounted mechanical equipment to minimize visibility TIB from streets, trails, and adjacent properties. Manual The first preference is to either place the equipment where it is not visible from the street or nearest offsite property or screen the equipment using the roof Current forms or parapet walls. Practice If equipment must be placed where it is visible it must be screened with Current elements that are architecturally compatible with the building design. Practice 2. Minimize visibility of ground level utility equipment from the public realm through TIB location and /or screening. Manual Current First preference is to site the equipment in less visible locations. Practice Second preference is landscape screening with evergreen trees and shrubs. Ensure that service and maintenance access does not damage the Current landscaping. Practice 3. Landscape Design A. Landscape Design Source 1. Develop a landscape design concept that fulfills the functional requirements of TIB the development, including screening and buffering. Manual Ensure that landscaping at crosswalks and other locations where vehicles and TIB pedestrians intersect does not block pedestrians and drivers' views. Manual Projects are encouraged to use landscaping to screen incompatible land uses, TIB service areas or other unattractive site features. Manual Using landscaping as a buffer can reduce the impacts of wind, air pollution TIB and noise on a development and its neighbors. Manual Provide pedestrian paths across landscape areas where needed to allow convenient pedestrian circulation and prevent plants from being trampled. New Ensure that the landscape design reinforces and complements plantings in TIB the public right -of -way. Manual 2. Develop a landscape plan that demonstrates a design concept consistent with Current or complementary to the site design and the building's architectural character. Practice The landscape plan should enhance the natural site features and significant TIB existing landscaping where appropriate. Manual An effective plan will take advantage of views of the landscaping from within the building, enhance the building itself and organize and link the different TIB spaces and activities on the site. Manual 3. Use landscaping to enhance parking areas. Landscaping can be used to enhance safety by marking pedestrian walkways with vertical plantings or using landscape strips to separate pedestrian from TIB vehicle areas. Manual In large parking lots landscaping should be used to define smaller parking Current areas within the larger lot. Practice Landscape islands should be placed at both ends of each row of parking within a parking lot (see TMC 18.52.035 4 a). In highly visible locations mid- Current row landscape islands should be placed approximately every 10 stalls. Practice 4. On sites adjacent to the River use landscaping to highlight this amenity. All weeds and invasive species must be controlled down to the MHWM. Plantings should enhance the trail experience by screening parking and service areas. B. Planting Design 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth TIB characteristics. Manual Select a variety of plants with consideration of visual interest, plants as accents and contrasting textures. Where feasible, coordinate selection of TIB plant material to provide a succession of blooms and seasonal color. Manual Develop a planting design that complements overall project design and TIB provides continuity with plantings on adjacent lots and natural areas. Manual Select plants with an awareness of their growth requirements, tolerances, ultimate size, preferences for soil and climate and negative impacts. Use TIB drought tolerant species where appropriate. Manual TIB Provide adequate plant quantity, size and spacing for the intended effect. Manual, Many projects will need to exceed the minimum plant requirement standards Current in the Zoning Code in order to meet the design criteria in this manual. Practice 2. Incorporate existing significant trees, wooded areas and /or vegetation in the TIB planting plan where they contribute to overall landscape design. Manual New development along hillsides and bluffs should retain substantial amounts of significant trees. TCP 1.4.1 Retaining existing non - native species (such as blackberry bushes), unhealthy TIB trees or overgrown vegetation is not allowed. Manual In the TVS Zone the hillside may be modified as part of an approved master plan that results in a moderately sloping, natural - appearing environment. TCP 9.1.4 4. Signage A. Signage Concept Source 1. Provide signage that is integrated with the architectural concept in scale, detailing, use of color and materials, and placement. TCP 10.2.8 Ensure that all signs on the site are coordinated and display similar or TIB complementary design characteristics. Manual Locate signs on specific architectural elements such as a canopy or fascia so TIB that they do not visually compete with the architecture. Manual TIB Do not obscure important design features on building facades with signs. Manual Coordinate color schemes or architectural details on signs, such as moldings, TIB with the architectural scheme. Manual Emphasize special building features, such as an entry or display window, with TIB properly scaled signage. Manual Franchises are subject to the same signage standards as other commercial uses and are strongly encouraged to use the minimum amount of signage and building features to convey corporate identity. Redmond B. Signage Placement 1. Provide signage that is oriented to both pedestrians and motorists in design and TIB placement. Manual Pedestrian oriented signs are most effective when located within 15 feet of the TIB ground. Manual Automobile- oriented signs should be designed and sized with consideration for the length of time that the sign will be visible to motorists given the location TIB of the sign and the speed of travel. Manual 2. Provide adequate directional signage on site with building identification TIB numbers that are legible from the street(s). Manual Internal information signs may be used to enable customers, suppliers and emergency vehicles to easily find business and service areas, see TMC TIB Chapter 19.22. Manual Provide signage to indicate service entrances and driveways, where Current appropriate. Practice TIB 3. Integrate any freestanding signs with the site as a whole. Manual Consider the location of signage and the long term growth characteristics of TIB the plantings to ensure that the signage will remain visible. Manual Design signs to be compatible in style, material and design with the associated building and other signage. Redmond C. Signage Design 1. Consider both day and night -time viewing in the design, placement and lighting TIB of signage. Manual Sign lighting should be designed to avoid glare or spillover onto neighboring TIB properties. Manual Commercial signage should be placed facing away from residential properties TIB and neighborhoods whenever possible. Manual TIB 2. Provide durable, high quality materials and finishes for signage. Manual Permanent signs should not be made of temporary materials such as cloth or TIB plastic banners or painted plywood. Manual Design and detail signs to make them resistant to vandalism and weather Current damage. Practice June 20, 2005 • STATE OF WASHINGTON • DEPARTMENT OF COMMUNITY, TRADE AND ECONOMIC DEVELOPMENT 128 - 10th Avenue SW • PO Box 42525 • Olympia, Washington 98504 -2525 • (360) 725 -4000 RECEIVED JUN 2 2 2005 Lisa Verner Tukwila South Project Coordinator City of Tukwila 6300 Southcenter Boulevard Tukwila, Washington 98188 RE: Submittal of Documents to the Washington State Department of Community, Trade, and Economic Development for City of Tukwila Dear Ms. Verner: COMMUNITY DEVELOPMENT Thank you for sending this department the following: Draft Amendment to the Development Regulation Proposed amendments to development regulations, pertaining to project application from La Pianta LLC /Segale Properties. Received on 06/20/2005. Please keep this letter. It is your record of when the Department of Community, Trade and Economic Development (CTED) received this material. We have forwarded a copy of this notice to other state agencies. Adopted amendments should be sent to CTED immediately upon publication, as well as to any state agencies that commented on the draft regulation. A jurisdiction does not need to send its regulation to the agencies which have been called ahead and that have indicated the local plan will not be reviewed. The jurisdiction should keep a record of this contact with state agencies and the state agencies' response. If you have any questions or concerns, please call me at (360) 725 -3056. Sincerely, Ike Nwankwo Technical & Financial Assistance Manager Growth Management Services Enclosure 4 Cities and counties need to send their development regulations to the agencies' representatives, as listed below, at least 60 days ahead of adoption. Adopted development regulations should be sent to Washington State Department of Community, Trade and Economic Development (CTED) immediately upon publication, as well as to any state agencies that commented on the draft regulation. A jurisdiction does not need to send its regulation to the agencies which have been called ahead and that have indicated the local plan will not be reviewed. The jurisdiction should keep a record of this contact with state agencies and the state agencies response. Elizabeth McNagny Department of Social and Health Services Post Office Box 45848 Olympia, Washington 98504 -5848 (360) 902 -8164 Fax: 902 -7889 Email: mcnagec @dshs.wa.gov Steve Penland Department of Fish and Wildlife Post Office Box 43155 Olympia, Washington 98504 -3155 (360) 902 -2598 Fax: (360) 902 -2946 Email: penlastp @dfw.wa.gov Review Team Department of Community, Trade and Economic Development Growth Management Services Post Office Box 42525 Olympia, Washington 98504 -2525 (360) 725 -3000 Fax: (360) 753 -2950 Email: reviewteam @cted.wa.gov Anne Sharar Department of Natural Resources Post Office Box 47001 Olympia, Washington 98504 -7001 (360) 902 -1739 Fax: (360) 902 -1776 Email: anne.sharar @wadnr.gov John Aden Department of Health Division of Drinking Water Post Office Box 47822 Olympia, Washington 98504 -7822 (360) 236 -3157 Fax: (360) 236 -2252 Email: John.Aden @doh.wa.gov • • STATE AGENCIES REVIEWING DEV REGS Revised May 16, 2005 S: \Gmu \ADMIN \Lists \State Agencies Reviewing Dev Regs.doc Maintained by Linda Weyl SEPA /GMA Coordinator Department of Ecology Post Office Box 47600 Olympia, Washington 98504 -7600 (360) 407 -6960 Fax: (360) 407 -6904 Email: gmacoordination @ecy.wa.gov Harriet Beale Puget Sound Water Quality Action Team Post Office Box 40900 Olympia, Washington 98504 -0900 (360) 725 -5442 Fax: (360) 407 -7333 Email: hbeale @psat.wa.gov Bill Wiebe Department of Transportation Post Office Box 47300 Olympia, Washington 98504 -7370 (360) 705 -7965 Fax: 705 -6813 Email: wiebeb @wsdot.wa.gov Rebecca Barney Department of Corrections Post Office Box 41112 Olympia, Washington 98504-1112 (360) 753 -3973 Fax: (360) 586 -8723 Email: rmbarney @doc.wa.gov June 17, 2005 Mr. Ike Nwankwo Growth Management Planner Office of Community Development PO Box 48350 Olympia WA 98504 -8350 RE: Proposed amendments to City of Tukwila development regulations (Tukwila South Project, file L05 -029) Dear Ike, I am notifying the Department of Community, Trade and Economic Development that the City of Tukwila City Council is expected to review and adopt changes to the City's development regulations (Zoning Code and Subdivision Code) in 60 days. Attached are the proposed changes submitted by the applicant, La Pianta LLC /Segale Properties. The proposed changes are part of the overall project called "Tukwila South" and the application file number is L05 -029. La Pianta has proposed 1) changes to create a new "Tukwila South Overlay District" zone, 2) changes to the Definitions section of the Zoning Code (Title 18, TMC), and 3) changes to the Binding Site Improvement Plan section of the Subdivision Code (Title 17, TMC). The Planning Commission will review the proposed changes in July and the City Council will review them in August, 2005. Please let me know if you have any questions concerning the proposed amendments. I can be reached at lverner @ci.tukwila.wa.us or 206 - 431 -3662. Thank you. Sincerely, • Ciy of Tukwila ,;()frvvub" Lisa Verner Tukwila South Project Coordinator Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 ARTHUR H. MCKEAN • 1 REC Eftfrin FACSIMILE: 206- 623 -5764 TELEPHONE: 206 -624 -2650 June 16, 2005 JUN 1 71005 AIKEN, ST. LOUIS & SILJEG, P.S. E O WhYIU,NrT'r �E ATTORNEYS AT LAW 1200 NORTON BUILDING 801 SECOND AVENUE SEATTLE, WASHINGTON 98104 DIRECT LINE: (206) 654 -1682 E -MAIL: MCKEAN@AIKEN.COM Department of Community Development Sent Via Fax: 206- 431 -3665 City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Proposed Re- Alignment of S. 178 St at Southcenter Parkway Dear Department of Community Development: We have received your notice of public meeting scheduled for June 23, 2005 at 3:30 p.m. Our office represents Mr. Herman Schoenbachler who has resided in and has owned real property in what is now the City of Tukwila since before incorporation of the City. Mr. Schoenbachler first resided in what is now Tukwila in 1933 and purchased his first parcel of real property there in 1938. Mr. Schoenbachler now resides in his residence located at 18115 - 57 Ave. S. (Southcenter Parkway) in the City of Tukwila. He built the residence at this address and has resided there since 1964. I have attached a copy of the legal description of Mr. Schoenbachler's property for your information. In 1995, Mr. Schoenbachler conveyed the property to Schoenbachler Enterprises LLC, a Washington limited liability company created by Mr. Schoenbachler to retain title in some of his assets and to assist in his estate planning. The limited liability company is owned by Mr. Schoenbachler and other members of his immediate family. Mr. Schoenbachler retains the right to reside in the residence on the property indefinitely. I am writing on behalf of Mr. Schoenbachler in response to your recent notice. The diagram on the back of the notice appears to indicate that the proposed re- alignment of S. 178 Street would run the re- aligned street through Mr. Schoenbachler's property and possibly through the present location of his residence. Mr. Schoenbachler has asked that I write to express his strong objection to this proposed re- alignment which would result in removing Mr. Schoenbachler from the family home he has occupied for over 40 years. We hope that the City will recognize the rights and interests of one of its original citizens and respectfully request that the Department of Community Development and the City not take any steps which would impact Mr. Schoenbachler's residence. Department of Community Development June 16, 2005 Page 2 • • If you have any questions about Mr. Schoenbachler's position, please feel free to contact me. I will attend your meeting on June 23 at 3:30 p.m. to answer any questions and provide whatever input you may request. AHM:bjd Attachment cc: Mr. Robert Schoenbachler 1:\schobo \1 \0616 city.doc schobo.004 (4962 -1 -E) Very truly yours, Arthur H. McKean y,,, 1 • LEGAL DESCRIPTION Parcels 1 and 2 of City of Tukwila Boundary Line Adjustment or Lot Consolidation No. L96 -0032, according to the survey recorded under King County Recording No. 9701160096, being a portion of the West 1/2 of Section 35, Township 23 North, Range 4 East, W.M.; Situate in the City of Tukwila, County of King, State of Washington w • • 06 -15 -05 PUBLIC MEETING TUKWILA SOUTH PROJECT Talking notes (sjI) Four types of actions: o Changes to Shoreline Plan o Changes to TMC o Zoning change o Sensitive Area Master Plan Overlay designation. Basic process: All of these decisions require a public hearing before the City Council (tentatively August 8). Two of these types of decisions also require a Public Hearing and recommendation to the Council by the Tukwila Planning Commission (tentatively July 14) Changes to the Shoreline Master Plan Proposal is to pre- designate annexation area as "Urban." Process (Shoreline Master Plan): 1. Planning Commission Public Hearing and recommendation to City Council 2. City Council Public Hearing and decision Criteria (TMC 18.80.050): 1. Is the issue already adequately addressed by City plans? 2. Is there a public need for the change? 3. Is the proposed change the best means for meeting the identified need? 4. Will the change result in a net benefit to the community? Changes to the Tukwila Municipal Code Proposal is to amend the Tukwila Zoning Code (create a "Tukwila South Overlay District ") and Tukwila Subdivision Code (modify "binding site plan" provisions). Process (not specified) 1. Planning Commission Public Hearing and recommendation to City Council 2. City Council Public Hearing and decision Criteria (RCW 36.70A.130(1)(b)): 1. Shall be consistent with and implement the Comprehensive Plan. Zoning Change Proposal is to apply a new Tukwila South Overlay District designation to the Tukwila South area. 0 r • • • Process (TMC 18.84.010): 1. City Council Public Hearing and decision. Criteria (TMC 18.84.030): 1. Shall be consistent with the Comprehensive Plan, the Zoning Code and the public interest. 2. Shall be supported by plans showing the relationship between the proposal and its surroundings. Designation of Sensitive Area Master Plan Overlay District Proposal is to designate an area as a Sensitive Area Master Plan Overlay District. This provides an alternative to the standard "cookbook" approach to managing environmentally sensitive areas such as wetlands and streams. Process (TMC 18.45.160) 1. City Council Public Hearing and decision. Criteria (TMC 18.45.160) 1. The Overlay area must be at least 10 acres. 2. City Council must find that it is "likely to result in net improvements to sensitive area functions and values." Opportunities for public input/involvement. 1. Written comments to the Department of Community Development. Any written comments delivered to our offices or postmarked by June 21 will be considered by the Department in developing our recommendations to the Planning Commission and City Council. 2. Planning Commission Public Hearing. Oral or Written comments submitted to the Planning Commission at its public hearing will be considered by the Commission in making its recommendations to the City Council. 3. City Council Public Hearing Oral or Written comments submitted to the Planning Commission at its public hearing will be considered by the Commission in making its recommendations to the City Council. QUESTIONS AND COMMENTS? In order to streamline the approval process Tukwila has reformatted the proposed changes to parallel our existing Zoning Code. The right hand column contains the reference to where the Segale suggested language can be found in the Tukwila draft, or why we thought that it was not necessary to make a change to our Code. PROPOSED TUKWILA SOUTH OVERLAY DISTRICT 1 Chapter 18.41A TUKWILA SOUTH OVERLAY DISTRICT: GENERAL PROVISIONS 2 18.41A.010 Overlay District Purpose and Description 2 18.41A.020 Environmental Review and Documentation 2 18.41A.030 Approved Master Plan and Documentation 2 18.41A.040 Uses, Development Standards and Procedures 2 CHAPTER 18.41B TUKWILA SOUTH OVERLAY DISTRICT: USE ALLOWANCES 3 18.41B.010 Purpose and Intent 3 18.41B.020 Permitted Uses 3 18.41B.030 Unlisted Uses 5 CHAPTER 18.41C TUKWILA SOUTH OVERLAY DISTRICT: DEVELOPMENT REGULATIONS 6 18.41C.010 Purpose and Intent 6 18.41C.020 Development Regulations 6 DEVELOPMENT STANDARDS CHART 7 CHAPTER 18.41D TUKWILA SOUTH OVERLAY DISTRICT: SITE PLAN DEVELOPMENT REVIEW....13 18.41D.010 Purpose and Intent• 13 18.41D.020 Applicability 13 18.41D.030 Optional Preapplication Conference 13 18.41D.040 General Submittal Requirements 15 18.41D.050 Additional Submittals 17 18.41D.060 Process: 17 18.41D.070 Criteria for Review 17 18.41D.080 Modifications to Development Standards through Site Plan Review Process 20 18.41D.090 Modification Decision Criteria 20 18.41D.100 Site Plan Decision- 20 18.41D.110 Final Site Plan: 22 18.41D.120 Performance Guarantee 22 18.41D.130 Site Plan Amendments 22 18.41D.140 Simultaneous Processing 22 18.41D.150 Appeal Procedure 23 CHAPTER 18.41E TUKWILA SOUTH OVERLAY DISTRICT: SPECIAL REGULATIONS: EXISTING LEGAL, TEMPORARY, ACCESSORY, CONDITIONAL AND UNLISTED LAND USES 24 18.41E.010 Purpose and Intent 24 18.41E.020 Existing Legal Uses 24 18.41E.030 Temporary Uses 24 18.41E.040 Accessory Uses 25 18.41E.050 Administrative Conditional Uses 26 18.41E.060 Unlisted Uses 26 Proposed: TSO District - Annotated PROPOSED TUKWILA SOUTH OVERLAY DISTRICT Annotated with Tukwila Response 1 May 16, 2005 18.41A.010 Overlay District Purpose and Description The Tukwila South Overlay District implements the Comprehensive Plan Tukwila South Master Plan Area designation and the Tukwila South Master Plan to accomplish the vision for a major new mixed use employment center containing high technology, light industrial, office, commercial, and residential uses. The Overlay District provides for use, development, and permit process standards. TMC 18.41.010 Purpose 18.41A.020 Environmental Review and Documentation Environmental review shall be conducted in conformance with the Tukwila South Development Agreement and with Tukwila's adopted Environmental Regulations contained in TMC Chapter 21.04. It is not necessary to state this. 18.41A.030 Approved Master Plan and Documentation The Master Plan for the Tukwila South Overlay District is included in the Tukwila South Development Agreement. Amendments to an approved Master Plan are governed by the Tukwila South Development Agreement. It is not necessary to state this. 18.41A.040 Uses, Development Standards and Procedures Chapters 18.41B to 18.41E contain the use allowances, development standards, and district specific procedures applicable to the Tukwila South Overlay District. It is not necessary to state this. We have reformatted to follow our standard zoning district outline. Chapter 18.41A TUKWILA SOUTH OVERLAY DISTRICT: GENERAL PROVISIONS Proposed: ISO District - Annotated 2 May 16, 2005 18.418.010 Purpose and Intent TMC 18.41.010 Purpose The purpose of the Tukwila South Use Allowance regulations is to create a multi -use regional employment center containing high technology, light industrial, office, commercial, and residential uses. P National and international employers specializing in emerging technologies are featured in campus settings. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high tech campuses and residential neighborhoods. A mix of single - family and multifamily dwellings at low, medium, and high densities provide a variety of housing opportunities. Existing uses and temporary uses are allowed to facilitate a gradual transition to the long -term vision as expressed in the Tukwila Comprehensive Land Use Plan and adopted Tukwila South Master Plan. P 18.41B.020 Permitted Uses TMC 18.41.020 The following uses are permitted in the Tukwila South Overlay District. Uses are identified as permitted outright (P), existing legal uses (E), administrative conditional uses (AC), and temporary uses (T). We have reformatted into our existing categories of Requirements for existing legal, administrative conditional, temporary, and accessory uses are identified in Chapter 18.41E. Definitions of each permitted, accessory, conditional and unclassified uses. The permitted uses term are included in Chapter 18.06 TMC. listed in the Tukwila draft are based on the uses suggested here and allowed in TVS, with the addition of more residential uses and fewer heavy industrial uses. Land Use Allowance Type A. Research & Development Facility P B. Office and Conference Conference center P Office P C. Retail Sales & Services Eating and drinking establishments P Retail/Wholesale, major P Retail sales and services, indoor P Retail sales and services, outdoor P Cemeteries AC Government services P D. Residential and Lodging Accessory dwelling unit P CHAPTER 18.41B TUKWILA SOUTH OVERLAY DISTRICT: USE ALLOWANCES Proposed: TSO District — Annotated 3 May 16, 2005 Land Use Allowance Type Caretakers residence P Continuing Care Retirement Facility P Cottages P Home occupations P Hotels P Multifamily P Single family, detached P Single family, semi - attached P Townhouses P Manufactured Housing, temporary T E. Recreation and Entertainment Cultural facilities P Entertainment clubs P Parks and trails P Recreational facilities, indoor P Recreational facilities, outdoor E, AC F. Institutions College/University AC K -12 Educational Institution AC Studios P Trade or vocational school AC Religious Facilities AC Medical Institutions AC G. Manufacturing and Warehouse Manufacturing and fabrication, light P Manufacturing and fabrication, heavy E Warehouse and distribution P Rock, stone, brick, concrete or asphalt hatching or assembly T Hazardous material storage and treatment, on -site, accessory only AC H. Equipment and Storage Construction/contractor's office and yard E, T Express transportation services T Storage, outdoor E, T Truck terminals E, T Vehicle and equipment rental and sales E, T Vehicle Storage E, T I. Transportation Facilities and Utilities Commercial parking P Helipads, accessory AC Mass transit facilities AC Park and Ride P Utilities, local P Utilities, regional AC J. Accessory, Temporary and Unlisted Uses Accessory uses not otherwise listed, and in conformance with Chapter 18.41E P Temporary uses not otherwise listed, and in conformance T Proposed: TSO District — Annotated 4 May 16, 2005 Land Use Allowance Type with Chapter 18.41E Unlisted uses per Chapter 18.41E P K. Other Agriculture E, T 18.41B.030 Unlisted Uses Any use not specifically enumerated or defined above as permitted, conditionally permitted, accessory, or temporary uses, may be permitted by the Director pursuant to TMC 18.41E.060. Our code contains a standard provision in each use section stating that the Director may permit other uses not specified that are similar in nature and compatible with other uses permitted in the district as well as consistent with the stated purpose of the district. Proposed: TSO District - Annotated 5 May 16, 2005 18.41C.010 Purpose and Intent The purpose of the Tukwila South Overlay District development regulations is to provide predictability and flexibility in development for the range of uses allowable within the zone, which implements the Tukwila Comprehensive Plan and the vision of the Tukwila South Master Plan. It is not necessary to state this. 18.41C.020 Development Regulations TMC 18.41.080 Unlike other zones, different A. Development Standards Established: Zone - specific development sets of development standards standards as specified in the following chart apply in the Tukwila South are proposed for the different Overlay District. Consistency with these standards will be determined development types. We are proposing a simplified set of at the time a development application is submitted. area, width, height, setback and landscape standards. These would be categorized into low, mid and high rise and non - residential. The proposed parking standards are so close to our existing requirements that we thought it was not necessary to amend them. B. Alternative Standards: Certain setback standards may be reduced through the site plan development review process where specified in the following chart. Altematively for practical difficulties, a modification to standards may be requested through the site plan review process sections 18.41.D.080 and 18.41D.090. TMC 18.41.090 CHAPTER 18.41C TUKWILA SOUTH OVERLAY DISTRICT: DEVELOPMENT REGULATIONS Proposed: TSO District — Annotated 6 May 16, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear A. Residential Low -Rise Single family, detached 3,000 sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft. Based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum; 45- 80 ft. lot width: average of 15 ft.; Over 80 ft., average of 20 ft. 20' 2 spaces /unit. Spaces for each unit may be placed in tandem Minimum 30% of lot area; 30' Single family, semi - attached 3,000 sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft. Based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum.; 45 -80 ft. lot width: average of 15 ft.; Over 80 ft., average of 20 ft. 20' 2 spaces /unit. Spaces for each unit may be placed in tandem Minimum 30% of lot area; 30' • DEVELOPMENT STANDARDS CHART Proposed: Tukwila South Overlay District 7 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear Cottages 1,600sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft. Setbacks from the perimeter of the parent lot are based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum.; 45 -80 ft. lot width: average of 15 ft.; Over 80 ft., average of 20 ft. Minimum distance between cottages of 6'. 20' 2 spaces /unit. Spaces for each unit may be placed in tandem Minimum common/shared open space in a central usable area sized at 200 sq. ft. per cottage minimum. Private open space minimum shall be 150 sq. ft. for each unit. 18' Townhouses 1,800 sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft.; Individual lots can be further subdivided into fee Setbacks from the perimeter of the parent lot are based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum.; 45 -80 ft. lot 20' 2 spaces /unit. Spaces may be placed in tandem Minimum 30% of lot area 30' Proposed: Tukwila South Overlay District 8 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear simple lots without front yard setbacks as long as the unit is set back from the exterior boundaries of the parent lot. width: average of 15 ft.; Over 80 ft., average of 20 ft. Mid Rise (Mixed Use) No minimum lot area. Maximum 4.0 FAR for Mixed Use with residential uses Minimum of 5' ft.; can be reduced to zero through a binding site plan Average of 5' minimum for both sides. 5 ft. side yard setback between residential high rise structures 10 ft. at ground floor 1 space per studio unit, 1.5 for each one or two bedroom unit; 2 spaces for 3+ bedroom units. Reduction allowable based on ability for shared parking* Minimum 1 Private open space of 150 sq. ft. per unit if residential units are included 65' High Rise (Apartments) No minimum lot area. Maximum 6.0 FAR Minimum of 10'.; can be reduced to zero through a binding site plan Average of 5' minimum for both sides. 5 ft. side yard setback between residential high rise structures 10 ft. at ground floor, 1 space per studio unit, 1.5 for each one or two bedroom unit; 2 spaces for 3+ bedroom units. Reduction allowable based on ability for shared parking ** Minimum of 150 sq. ft. private open space per residential unit 100' B. Commercial Proposed: Tukwila South Overlay District 9 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear Campus Office N/A Minimum 15'; can be reduced through site plan review process 0' Average of 15' minimum for both sides of parent lot. 20' if adjacent to residential uses, otherwise no rear setback requirement Minimum of 3/1000 sq. ft. usable floor area* 15' landscaping strip along major arterials, 10' landscaping strip along local street /private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 100' Urban Office N/A Minimum 10'; can be reduced through site plan review process 0' 0' Minimum of 3/1000 sq. ft. usable floor area* 20' wide buffer landscaping required if adjacent to residential uses. 125' Retail Commercial N/A Minimum 10'; can be reduced through site plan review process 0' 0' 3/1000 sq. ft. useable floor area *; On street parking credit for properties located adjacent to a right of way where on street parking is permitted (1 off- street parking stall for each 20 linear feet of abutting rights of way) 10' landscaping strip along major arterials, 10' landscaping strip along local street /private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 30' • Proposed: Tukwila South Overlay District 10 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet • Front Side Rear Restaurant N/A Minimum 10'; can be reduced through site plan review process 0' 10' if adjacent to residential uses, otherwise no rear setback requirement 1 /100 sq. ft. useable floor area*; on street parking credit for properties located adjacent to a right of way where on street parking is permitted (one off - street parking stall for each 20 linear feet of abutting rights of way) 10' landscaping strip along major arterials, 10' landscaping strip along local street /private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 30' Lodging N/A Minimum 10'; can be reduced through site plan review process 0' Average of 20' minimum for both sides of parent lot. 20' if adjacent to residential uses, otherwise no rear setback requirement 1 space /room; plus one employee space for each 20 hotel rooms ; 10' landscaping strip along major arterials, 10' landscaping strip along local street /private street frontage. 20' wide buffer landscaping required if adjacent to residential uses 100' Proposed: Tukwila South Overlay District 11 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear C. Industrial Light Industrial & Warehousing N/A Minimum 20' can be reduced through site plan review process 5 feet 20' if adjacent to residential uses, otherwise no rear setback requirement 1 /1,000 sq. ft. useable area* 15' landscaping strip along major arterials, 10' landscaping strip along local street/private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 40' *When 2 or more land uses have different hours of operation, such uses may qualify for a shared parking credit. Required parking based on the use that demands the greatest amount of parking. Two or more uses which have similar hours of operation and combine parking facilities may qualify to decrease the number of parking stalls: 2 uses (5% reduction); 3 uses (10% reduction) 4 uses (15% reduction) Proposed: Tukwila South Overlay District 12 May 5, 2005 18.41D.010 Purpose and Intent: TMC 18.41.070.0 Site Plan Development Review is an administrative review procedure (Type 2) for proposed development in the Tukwila South Overlay District. Site Plan Development Review includes an examination of the following elements: placement and scale of structures, design, height, form, uses, parking, access, signage, vehicular and pedestrian connections and circulation, environmental considerations, open space, landscaping, and infrastructure needs as described in an approved Master Plan or any associated Development Agreements. The purposes of the Site Plan Development Review application process include: A. Allowing City staff to review the detailed arrangement of the proposed development to ensure it is consistent with the intent and scope of an approved Master Plan, as well as any applicable development regulations, zoning district provisions, design review standards, and any approved development agreement provisions. B. Assure the proposed development is compatible with both the physical characteristics of the site, and the existing and potential uses of the surrounding area as described in an approved Master Plan. 18.41D.020 Applicability TMC 18.41.070 A & B A. Site Plan Development Review is required for all development within the Tukwila South Overlay District. The applicant may submit a site plan for development review for all or a portion of the area covered by an approved Master Plan B. Development exempt from site plan review includes the following: 1. Interior remodeling of existing buildings or structures. 2. Underground utility projects. 3. Single- family subdivisions subject to TCM Title 17 — Subdivisions and Plats. 4. Changes in use, within existing structures or improved areas, provided that the new use is consistent with the approved Master Plan and equal or less intensive that the existing use. 5. Development that is categorically exempt under SEPA (RCW 43.21C). 18.41 D.030 Optional Preapplication Conference TMC 18.41.070 A A. General: Prospective applicants are encouraged to schedule a preapplication conference with the City prior to submitting a Site Plan Development Review application. The preapplication conference CHAPTER 18.41D TUKWILA SOUTH OVERLAY DISTRICT: SITE PLAN DEVELOPMENT REVIEW Proposed: Tukwila South Overlay District 13 May 5, 2005 allows the prospective applicant to meet with City staff who will outline the substantive and procedural requirements of the Tukwila South Overlay District and the approved Master Plan and otherwise identify policies and regulations that create opportunities or pose significant constraints for the proposed development. B. Submittal: At a minimum prior to the preapplication conference, the applicant should provide the City with plans showing the location of the development and its relationship to the approved Master Plan, significant existing natural and man made features in and around the site, and a general idea of the major features and uses of the proposed development. Existing TMC 18.104.050 C. Procedure: See TMC 18.104.050. Existing TMC 18.104.050 D. Scoping: At the preapplication conference, the Director or his/her designee shall review with the prospective applicant any approved Master Plans, potential development issues and concerns. Based on the information provided by the applicant, City staff will provide guidance to the applicant on the process necessary to receive approval of the site plan. Proposed: Tukwila South Overlay District 14 May 5, 2005 18.41 D.040 General Submittal Requirements A. The following shall be submitted by the applicant, unless otherwise waived by the Director. 1. Site Plan Development Review application form. 2. Applicable Fees. 3. A site plan for one or more phases of the site, on fully dimensioned plan sheets drawn at a scale of 1 inch equals 20 feet (or other scale approved by the City) showing the following: a. Name of the proposed Site Plan (phase). b. Name and address of owner(s) of record. c. Name and address of person or firm preparing the plan or map. d. Date, scale, north arrow. e. Property lines drawn to scale. Distances, angles and area should be shown. f. Locations, widths, elevations and names of existing and proposed adjacent streets. g. Location and arrangement of proposed site access and egress, including all paths for pedestrian, bicycle and vehicular travel within the site and how these paths fit into the overall Tukwila South Master Plan network. h. Location of any transit facilities. i. Location of all existing public improvements, such as, curbs, gutters, sidewalks, fire hydrants, utility poles, and drainage. j. Location and dimensions of all existing and proposed: i. Structures. ii. Setbacks and buffers. iii. Open space areas. iv. Parking, off - street loading space, curb cuts. v. Fencing and retaining walls. vi. Garbage and recycling areas. vii. Exterior air conditioning units. viii. Utility junction boxes and public utility transformers. ix. Storage areas, temporary structures for use during construction. k. Location and dimensions of all easements referenced on the title report with the recording number and type of easement labeled. 4. Current Title Report 5. Project Narrative — General description of the project, including development size intended use, number of employees /residents, and other information relevant to the project or identified by staff. 6. Consistency Report - Addressing how the project complies with the applicable review criteria. Existing TMC 18.104.060 Application forms Proposed: Tukwila South Overlay District 15 May 5, 2005 7. Map showing the limits of the site plan within the approved Master Plan area as well as current zoning classification of the property, including exact zoning boundary if in more than one 'district. 8. Landscape Plan with planting schedule including a landscape analysis demonstrating how the project meets minimum landscaping requirements. 9. Clearing and Grading Plan showing proposed topography at two -foot contour intervals. This information can be combined with a map of existing topography if it can be clearly depicted. 10. Existing Topography Map 11. Architectural Elevations 12. Conceptual Floor plans (including gross floor area) 13. Lighting plan - location, size design and construction maters of all outdoor lighting 14. Sign plan - location, size of all outdoor signs 15. Lot coverage analysis, including percent of coverage on the subject property and the cumulative addition to the overall impervious surface coverage in the District. The applicant shall obtain the most current cumulative lot coverage analysis from the Permit Center. 16. Parking analysis, including the demand for parking on the site, and cumulative addition of site trips to the "trip bank" established for the District. The applicant shall obtain the most current cumulative trip analysis from the Permit Center. 17. Significant on -site features including but not limited to natural and artificial drainage ways, streams, wetland areas, ditches, floodplains, and other hydraulic features. Indicate the location, area dimensions and any required setbacks or buffers. 18. Estimated construction schedule with phasing plan as appropriate. Proposed: Tukwila South Overlay District 16 May 5, 2005 18.41 D.050 Additional Submittals The City may require additional submittal of items not listed in TMC section 18.41D.040. Items may include but are not limited to the following: Existing TMC 18.104.060 Application forms A. If the applicant is not the property owner, written permission from the property owner shall be required. B. Evidence that any required federal or state permit has been applied for or approved shall be submitted concurrently. C. Drainage Control Plan & Report D. Trip Generation Analysis E. Utilities Plan F. Geotechnical Report G. Construction Mitigation Description/plan H. Any item required by a Development Agreement or applicable EIS or other SEPA documents. 18.41 D.060 Process: We decided that there was A. Permit Process: Site Plan Development Review shall be reviewed as very little to be gained by a Type 2 procedure. A complete application together with all required creating a new site plan review process and have made materials shall be submitted to the Permit Center prior to staff review of adjustments to our existing the application. administrative design review process to accommodate the B. Referral And Comment: Once the City's Permit Center has received a complete Site Plan Development Review application, it shall be circulated to the appropriate staff. Other agencies with jurisdiction will be provided with Notice of Application pursuant to TMC Section goals of the proposal. 18.104.090(1). C. Public Notice: Once a complete Site Plan Development Review application has been received, the City will be responsible for providing public notice of the application pursuant to TMC Chapter 18.104. 18.41 D.070 Criteria for Review A. General Criteria: All site plan development review applications shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the approved Master Plan and make a reasonable attempt to balance any conflicting criteria in reaching a site plan development review decision. 1. Conformity: TMC 18.41.070 D a. Substantial conformance with the approved Master Plan. Including but not limited to fostering the vision and guiding principles of the Master Plan. b. Substantial compliance with the applicable District standards in this Title, and other applicable City regulations. c. Substantial consistency with Comprehensive Plan Goals and Policies. d. Substantial conformance with the provisions of any applicable Development Agreement. e. Substantial conformance with all applicable mitigation Proposed: Tukwila South Overlay District 17 May 5, 2005 measures identified in the associated EIS or other SEPA documents. 2. Consistent Design: a. Maintains a visually consistent design concept compatible with surroundings development. b. Substantial compliance with applicable development regulations and design guidelines contained in Appendix A. c. Recognizes the public benefit and desirability of maintaining visual accessibility to attractive natural features, including but not limited to the Green River Valley and Mount Rainer. d. Provides effective screening from public streets and residential uses for all permitted outdoor storage areas for surface mounted utility equipment, rooftop equipment, and for refuse, garbage and recycling containers. e. Size, scale, mass, character, architectural design and landscaping along the perimeter provide a suitable transition to adjacent lower density residential uses. f. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare. 3. Adequate public services and facilities necessary to accommodate the proposed use and density are or can be made available. 4. Transportation & Accessibility: Provides safe, efficient and coordinated vehicle and pedestrian access and circulation within the existing and future development phases. a. Provision of adequate and safe vehicular access to and from all properties. b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, with those points being capable of channelization for turning movements. c. Consolidation and coordination of access points with adjacent properties, when feasible. d. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bike paths, and emergency access ways. e. Separation of loading and delivery areas from parking and pedestrian areas. f. Provisions for transit and carpool facilities and access where appropriate. g. Promotion of the efficient function of parking and service areas by effective location, design, and screening. Promotes use of shared facilities, where feasible. 5. Signage: High quality and consistent with both the Tukwila Sign Code (Title 19 TMC) and site's architectural theme. a. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of Proposed: Tukwila South Overlay District 18 May 5, 2005 the surrounding area and appear in proportion to the building and site to which they pertain. b. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility. c. Provision of a wayfinding system to allow for quick location of buildings and addresses. 6. Phasing: Each phase of the Master Plan's development contains the required parking spaces, open space, landscaping, utilities necessary for creating and sustaining desirable and stable environment, so that each phase together with previous phases, can stand alone. Proposed: Tukwila South Overlay District 19 May 5, 2005 18.41 D.080 Modifications to Development Standards through Site Plan Review Process An applicant may request a modification for any requirement of this Chapter except for uses in Chapter 18.41B, maximum densities in Chapter 18.41C, and permit process requirements. Modification from standards, either in whole or in part, shall be subject to a Type 2 process and requires submittal of a modification request by the applicant. The applicant shall submit a written description of the proposed modification and address the decision criteria. The Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with the decision criteria in Section 18.41D.090. The decision by the Director shall be appealable to the City Council. TMC 18.41.090 18.410.090 Modification Decision Criteria Whenever there are practical difficulties involved in carrying out the provisions of this Chapter, the City may grant modifications for individual cases provided that the Director shall find that: A. The modification conforms with the intent and purpose of the associated Master Plan, any applicable Development Agreements, and this Code; C. The modification will not be injurious to other property(s) in the vicinity; and D. The modification can be shown to be justified and required for the use and situation intended. TMC 18.41.090 18.41 D.100 Site Plan Decision: A. Findings: Before approving an application for a Site Plan Development Review, the Director shall find that all of the following are true: 1. Consistency. The Site Plan Development Application conforms to Section 18.41D.070. 2. Improvements. Adequate utilities, roadway improvements, sanitation, water supply, and drainage are available. 3. Site Suitability. The site is physically suitable for the type of development and for the intensity of development. 4. Issuance Not Detrimental. Approval of the site plan will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties. B. Approve: If the Director finds that the site plan development review application meets the applicable criteria and is consistent with the approved Master Plan for that area of the Tukwila South Overlay District, the Director shall approve the site plan. C. Approve with Conditions: If the Director finds that the site plan development review application does not adequately address one or more of the applicable criteria, but is consistent with the approved TMC 18.60.070 18.41.070 E Proposed: Tukwila South Overlay District 20 May 5, 2005 Master Plan for the Tukwila South Overlay District, and that there is a reasonable basis for conditions, the Director may approve the application with conditions. The intent of such conditions is that they mitigate an impact consistent with the intent of the applicable criterion. Conditions of approval may include, but are not necessarily limited to, the relocation or modification of the proposed structures, additional landscaping, buffering, screening, relocation of access, or other measures necessary to mitigate any impact or reduce hazards. The Director shall specify when the conditions shall be met. D. Denial: If the Director finds that the application does not meet applicable criteria and that reasonable conditions cannot be found to mitigate the impact or reduce hazards, the Director shall deny the application as proposed. The Director's decision must specify the reasons for the denial based upon the site plan development review criteria. Proposed: Tukwila South Overlay District 21 May 5, 2005 18.41D.110 Final Site Plan: A. Within 90 days of the Approval by the Director, a Final Site Plan shall be prepared and filed with the City. This plan shall include all required modifications and applicable conditions contained in the Director's Notice of Decision. B. The final site plan is not required to be recorded unless there is an associated application, such as a binding site plan or subdivision. TMC 18.41.100 18.41D.120 Performance Guarantee The Building Official may not issue a Certificate of Occupancy until all improvements included in the approved Site Plan have been installed and approved, with the following exceptions: A. A performance guarantee has been posted for the improvements not yet completed. B. The phasing of improvements has been accounted for in an associated Binding Site Plan, infrastructure phasing agreement, a condition of approval, or a development agreement. TMC 18.41.110 18.41 D.130 Site Plan Amendments A. Minor Amendments: Minor amendments to an approved Site Plan may be permitted by the Director where they do not substantially change the nature or intensity of the uses approved in the Site Plan or their impacts, or require additional environmental review. B. Major Amendments: Major Amendments to an approved site plan will require submittal of a new Site Plan Development Review application. A major amendment is a substantial change or modification to elements of the approved site plan, including significant intensification of existing uses or other changes that require additional environmental review. TMC 18.60.030 E 18.41D.140 Simultaneous Processing A. Merger with Other Permits: When a single project includes a combination of land use applications, the permits shall be reviewed in combination unless otherwise requested by the applicant. A consolidated report setting forth decision criteria for each application along with the findings and decision of the Director will be issued. B. Timing of Building Permits: 1. The applicant may choose to submit associated building permits at the same time as applying for Site Plan Development Review or anytime after a Site Plan Development Review application has been submitted and prior to receiving approval of a site plan development review. 2. No building permit will be issued prior to the approval of the Existing TMC 18.104.030 Proposed: Tukwila South Overlay District 22 May 5, 2005 associated site plan. 3. The applicant is responsible for making any changes or modifications to a building permit application, necessary to ensure it complies with the approved site plan. 18.41 D.150 Appeal Procedure Appeals will follow the existing Appeals of any Director decision on a Site Plan Development Review Type 2 procedure with appeals application shall be to the City Council. to the Board of Architectural Review. Proposed: Tukwila South Overlay District 23 May 5, 2005 Instead of creating several new classes of uses with new procedures we distributed these uses into our existing categories of permitted, accessory and conditional uses. CHAPTER 18.41E TUKWILA SOUTH OVERLAY DISTRICT: SPECIAL REGULATIONS: EXISTING LEGAL, TEMPORARY, ACCESSORY, CONDITIONAL AND UNLISTED LAND USES 18.41E.010 Purpose and Intent This Chapter provides a process to ensure a smooth transition over time from present conditions to the Master Plan vision. This transition is accomplished by allowing existing uses to remain until the market conditions induce redevelopment, and allowing temporary uses that provide revenue to support construction of key long -term infrastructure while not impeding the Master Plan vision. This Chapter also provides an administrative process to interpret allowable accessory and other uses not specifically enumerated in Chapter 18.41B. 18.41 E.020 Existing Legal Uses A. Permitted Status: Where the term "existing legal" is applied to an allowed use in Chapter 18.41B, then those uses that can document their legal status, are considered to be a permitted use given all the rights of other permitted uses within the district. B. Expansion: Existing Legal Uses may be remodeled or enlarged subject to applicable development code requirements. Expansion may occur on original parcels containing the use as of the effective date of "existing legal" status, or on adjoining property under the same ownership. Uses listed as permitted "existing legal" uses in a zone may be rebuilt or re- established should they suffer damage. 18.41 E.030 Temporary Uses A. Temporary Uses: The Director may authorize temporary uses. A Temporary Use Permit is required to establish a use listed as Temporary (T) in Chapter 18.41B. A Temporary Use Permit is also required to establish a use that is not listed in Chapter 18.41B, but meets the definition of a Temporary Use. B. Exempt Temporary Uses. The following uses and structures do not require a temporary use permit provided they are associated with an approved site plan development application, subdivision, binding site plan, and /or an active building or construction permit and approved by the City: 1. Contractor's office, storage yard, and equipment parking and servicing on or near the site or in the vicinity of an active construction project. 2. One model home located on an existing lot, and located within the subdivision or residential development to which they pertain. 3. Sales /marketing trailers used for the purpose of real estate sales and /or rental information, located within the subdivision or development to which they pertain. Proposed: Tukwila South Overlay District 24 May 5, 2005 4. A mobile home or travel trailer with adequate water and sewer service used as a dwelling while a residential building on the same lot is being constructed or while a damaged residential building is being repaired. C. Temporary Use Permit Submittal Requirements: 1. An applicant for a temporary use with a term of less than one year shall submit a temporary use permit application form, a project narrative describing the proposal, and a scaled site plan showing the location and extent of the planned property alterations and improvements. The City may require supplemental data pertaining to traffic, public services and utilities, critical areas, or other issues. 2. An applicant for a temporary use with a term of greater than one year shall submit an application substantially similar to the requirements in 18.41D unless waived by the Director. 3. Expansions to Temporary Uses: Applications to expand a Temporary Use shall be processed in the same manner as subsections C.1 or C.2, and shall be subject to the same process, criteria, and potential conditions in Subsections D through F. D. Temporary Use Permit Process: Temporary use permits shall be processed as a Type 2 permit. E. Temporary Use Permit Review Criteria: The Director may grant, deny, or condition applications for temporary uses provided that: 1. The use shall not be materially detrimental to the public welfare; and 2. The use shall not result in substantial injury to the property or vicinity; and 3. The use shall be consistent with the spirit and purpose of the Tukwila South Master Plan. F. The Director may establish such additional conditions as may be deemed necessary to ensure land use compatibility and to minimize potential impacts on nearby uses. These may include, but are not limited to, the term of the temporary use, time and frequency of operation, temporary arrangements for parking and traffic circulation, requirement for screening or enclosures, and guarantees for site restoration and cleanup following termination of a temporary use. 18.41 E.040 Accessory Uses A. Accessory Uses Allowed: The following accessory uses are allowed in the Tukwila South Overlay District: 1. All enumerated accessory uses in Chapter 18.41B. 2. All accessory uses included in the definitions of allowable uses contained in chapter 18.06 TMC. 3. Parking Proposed: Tukwila South Overlay District 25 May 5, 2005 4. Accessory uses that are not listed in Chapter 18.41B or Chapter 18.06, but found to be incidental, necessary and commonly found with allowable uses, and consistent with the definition of accessory uses in Chapter 18.06. B. Request for Interpretation: Upon inquiry by an applicant, an administrative interpretation shall be made by the City to determine if a proposed use is allowed as an accessory use. In accordance with the Type 2 permit process, the Director may determine that an accessory use, even if not specifically listed in Chapter 18.41B, is permitted as an accessory use in the Tukwila South Overlay District. If the applicant does not concur with the interpretation, appeal may be made to the City Council. 18.41 E.050 Administrative Conditional Uses Uses that require an administrative conditional use permit shall be processed in accordance with Type 2 procedures as an administrative action. The submittal requirements, review criteria, and expiration clauses shall be as listed in TMC 18.64 for conditional uses. The Director's decision to grant or deny a conditional use permit shall be appealable to the City Council. 18.41E.060 Unlisted Uses If a proposed use is not specifically listed in Chapter 18.41B or included in the definitions of allowable uses in Chapter 18.06, an applicant may request an administrative interpretation by the City. If the applicant does not concur with the interpretation, appeal may be made to the City Council. To determine whether an unlisted use is permitted, the Director shall determine the unlisted use is: A. In keeping with the purpose and intent of the zone, and consistent with the Tukwila Comprehensive Land Use Plan policies, and an applicable adopted Master Plan; and B. Similar in nature to, and no more intense than, a specifically - listed permitted or accessory use; and C. Similar to the physical characteristics, supporting structures, scale, traffic, hours of operation, and other features of specifically listed permitted uses. Proposed: Tukwila South Overlay District 26 May 5, 2005 May 6, 2005 A L A P I A N T A L L C TRADE NAME INDUSTRIAL • COMMERCIAL • AGRICULTURAL • NATURAL RESOURCES Ms. Lisa Verner City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98199 -2544 Dear Lisa, RE: Tukwila South Overlay District The enclosed package of materials contains the Tukwila South Overlay district application package for the Tukwila South Project. The enclosed materials are the following: tGALE PROPERTIES J r! G u )"Cn o Tukwila South Overlay District Application Form. As you know, the City does not have a specific application form for this type of application. The City indicated eight questions from its Comprehensive Zoning Code and Amendment Criteria application will constitute the Overlay District Application. Those responses are included. Letter Responding to City Comments on First Draft of Overlay District Tukwila South Overlay District Regulations . Included are Development Regulations, Site Plan Review Process, and use allowances. Design Guidelines Design guidelines for use during Site Plan Review Process Binding Site Plan. Proposed changes to the City's existing binding site plan process in the Subdivision Code to facilitate the development process in the District. Definitions Definitions that apply to the Tukwila South Overlay District Tukwila South Overlay District Site Plan Exhibit . Copies of an I 1 x 17 color site plan are enclosed to facilitate Staff, Director, and City Council review of the District . A black and white version of the same exhibit is also included. If you have any questions or need additional materials, please do not hesitate to call. Sincerely, Susan Carlson Director of Development Segale Properties P O B O X 88028 • T U K W I L A , W A 9 8 1 3 8 • 5 8 1 1 S E G A L E P A R K D R I V E C • T U K W I L A , W A 9 8 1 8 8 P 2 0 6 . 5 7 5 . 2 0 0 0 • F 2 0 6. 5 7 5. 1 8 3 7 • www.segaleproperties.com Rezone Application TMC 18.80 Comprehensive Plan Amendment Criteria (TMC 18.80.010) This application is for a rezone to establish the Tukwila South Overlay District. No Comprehensive Plan amendments are proposed as a part of this application. The Comprehensive Plan amendments associated with the Tukwila South Master Plan Area were addressed in 2004. 1. A detailed statement of what is proposed and why; The proposal is to rezone the area addressed in the Tukwila South Master Plan, located within the City of Tukwila's Tukwila South planning area. The area is approximately 500 acres in size. The rezone will establish the Tukwila South Overlay District, which implements the Comprehensive Plan Tukwila South Master Plan Area designation and the Tukwila South Master Plan to accomplish the vision for a major new mixed use employment center containing high technology, light industrial, office, commercial, and residential uses. The Overlay District will provide for use, development, and permit process standards. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; The general boundaries of the Tukwila South Overlay District are S 178 /S 180 Street on the north, S. 204 Street on the south; Orillia Road and Interstate -5 on the west, and the Green River on the east. The creation of the Tukwila South Overlay District will allow for the type of development envisioned in the Tukwila South Master Plan Area. The area is currently a mix of low density industrial, recreational, and agricultural uses. Over time, this area will transition into a more intensive mix of uses than what exists today as envisioned in the Comprehensive Plan. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; The proposed rezone implements the Comprehensive Plan Tukwila South Master Plan Area designation to allow for a new mixed use employment center with a range of industrial, office, commercial, and residential uses. The rezone is intended to implement the City's relevant Comprehensive Plan policies for the long -term development of the Tukwila South Master Plan Area and promotes the goals of the Growth Management Act (GMA) for managing growth and coordinating land use planning with the provision of infrastructure. The rezone addresses the general goals of the GMA and the policies contained within the City's Comprehensive Plan by facilitating the development of growth in designated urban growth areas, establishing development standards that support the type of development envisioned in the Comprehensive Plan, supporting economic development consistent with the City's adopted Comprehensive Plan, including provisions which allows for a variety of housing types and densities, and including provisions for the timing of public facilities and services necessary to support development. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; The rezone implements the vision of the Tukwila South Master Plan, which outlines phased infrastructure improvements for the Overlay District. Major utility infrastructure would be extended through the site within the Southcenter Parkway right -of -way such as such as stormwater conveyance pipe, water transmission line, sewer trunk line, electricity, gas, and telecommunications. The Tukwila South Project Draft EIS (April 2005), Section 3.16 analyzes the proposed infrastructure improvements associated with the Tukwila South Master Plan including the extension of Southcenter Parkway right -of -way through the site, consistent with the Land Use policies for the Tukwila South Master Plan Area. Installation of utilities would be coordinated with the City of Tukwila, Highline Water District and Puget Sound Energy. Extensions to these major utility lines within Southcenter Parkway would be constructed as future development occurs. The City of Tukwila's wastewater service area includes the north portion of the Tukwila South Overlay District within the City limits. The southern portion of the site is not currently included in any municipal wastewater service area. It is assumed that the City would extend the boundary of its sewer service area to include the site, and that future wastewater service to the site would be provided by the City. This may require amendments to the City's 1991 Comprehensive Sewer System Plan and 1999 Addendum, which is currently being updated. It is anticipated that changes to the City's Shoreline Master Program will need to occur. The proposal to amend Tukwila's Shoreline Master Plan addresses the portion of the site subject to annexation and shoreline re- designation, currently designated "Rural" under the King County Shoreline Master Program (SMP). Designation of the newly annexed Tukwila South shoreline as "Urban Environment" would be consistent with the Shoreline Element of the Tukwila Comprehensive Plan. Since the use, setback, height restriction and other provisions of the existing King County and proposed Tukwila shoreline master program designations are similar, no net loss of shoreline ecological functions would be anticipated.. The comprehensive, permanent stormwater control system proposed as part of the Tukwila South Project would meet the requirements of the 1998 King County Surface Water Design Manual, adopted by the City of Tukwila, and would include a conveyance system of two major water quality treatment and runoff control facilities. Discharge of stormwater during construction would require a National Pollutant Discharge elimination system permit and an individual Section 401 Water Quality Certification issued by the Department of Ecology. These permits will require a variety of measure for construction stormwater discharge that are intended to result in no adverse impacts to receiving waters. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; See item 6 above. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. Changes that are required in other City codes to implement the proposed changes include: the creation of the Tukwila South Overlay District (Chapter 18.41), amendments to binding site plan regulations (Chapter 17.16), and amendments to city zoning definitions (Chapter 18.06). Zoning Amendment Criteria (TMC 18.84.030) 1. The use or change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest; See item 4 above. The rezone proposal is in the public interest because it implements the City's Comprehensive Plan vision for the area which recognizes the "ability of the area to transition to a dynamic, urban, multi -use district." This includes the opportunity to create major new employment, commercial, and residential areas, economic development opportunities for the City, improve environmental protection of the site and its surroundings, and improve circulation network in the community. 2. The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas as set forth in the application form. This rezone application is supported by the Tukwila South Master Plan. 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TAC =mug uiiirrr union 1 LTURAL 1 NIT RES 'l I 1 ANGLE LAKE X1111111111 111 '• IIn KENT KENT SINGLE - FAMILY (SR -1 INDUS ''IAL PARK LEGEND: . .. . . *WO_ kireP TUKWILA MUNICIPAL BOUNDARY AFTER LA PIANTA ANNEXATION ZONING BOUNDARY \ \ TUKWILA SOUTH OVERLAY DISTRICT (( • �� !GOLDSMITH TUKWILA SOUTH PROJECT TUKWILA SOUTH OVERLAY DISTRICT - EXHIBIT 1 TUKWILA, KING COUNTY. WASHINGTON May 6, 2005 Dear Lisa: REGALE PROPERTIES A L A P I A N T A L L C TRADE NAME INDUSTRIAL • COMMERCIAL • AGRICULTURAL • NATURAL RESOURCES Ms. Lisa Verner City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98199 -2544 You transmitted comments on the first draft Tukwila South Overlay District on May 2, 2005. Below are the City comments, with responses noted in italics. Please let me know if you have questions. 1. Change the name to "Tukwila South Overlay District" as it is not a zone such as LDR, TUC, HI or other zones. A District will convey the notion of something in addition to a zone. Change made. 2. The City doesn't use the term "Articles" in the Municipal Code, so this needs to be changed. The City uses "Chapters" or "Sections" and each section includes the Title number, Chapter number, and Section number, ie 18.41.100. Change made. Articles are called Chapters and numbered 18.41A, 18.41B., etc. 3. There should be an overall "statement of purpose and intent" at the beginning of the Chapter, identifying why this Chapter exists (as opposed to within sections). Change made. 4. The "Environmental Review" section and the "Master Plan Established" section should be taken out and moved into the Development Agreement. We'll spell out the SEPA procedures and adopt the Master Plan in the Development Agreement. Text removed, except that cross references are made for these topics. S. In "Use Allowances," purpose and intent section should say "the long -term vision as expressed in the Tukwila Comprehensive Land Use Plan and adopted Tukwila South Master Plan." This purpose and intent section could actually do well for the overall one discussed in Item 3 above. Change made. 6. In "Use Allowances," adult entertainment is not listed under permitted uses, although there is a definition for it. If you want adult entertainment, it should be listed. Definition removed. 7. Your listing of "unclassified uses" under "Use Allowances" is different than the Unclassified Uses listed currently in the Zoning Code. I think what you're talking about here are really "unlisted uses" and this would be a better title for this section, so as to avoid confusion. Change made. P O B O X 88028 • T U K W I L A , W A 9 8 1 3 8 • 5 8 1 1 S E G A L E P A R K D R I V E C • T U K W I L A , W A 9 8 1 8 8 P 2 0 6 . 5 7 5 . 2 0 0 0 • F 2 0 6. 5 7 5. 1 8 3 7 • www.segaleproperties.com Ms. Lisa Verner May 6, 2005 Page 2 8. In "Site Plan Development Review," "Responsible Official" should be changed as follows: Changes made. a. For pre - application conferences, it should say "Director or his/her designee" b. For Binding Site Plans, Short Plats and Plats, it should say "Short Subdivision Committee" (consists of Directors of DCD and PW and Fire Chief) c. For everything else, it should read "Director" 9. For Type 2 permits, the body appeals go to is the Hearing Examiner. Where "City Council" is mentioned, it should be changed to Hearing Examiner. In 18.104, Type 2 appeals vary between BAR, Hearing Examiner, and City Council. Our preference is to have appeals to the City Council. 10. In proposed 18.41.530, 3.g., the "all paths" should include how the "all paths" on the one site fit into an overall pedestrian, bicycle and vehicular path network. Change made. 11. In 18.41.530.15 and 16, a tracking system should be mentioned and analysis submitted that identifies how the number of PM peak hour trips for the proposed development fit into the overall "trip bank" and how the proposed square footage of impervious surface fits into the overall 85% impervious surface coverage within the developable area. We are going to want to track these items, and they need to be identified in the application submittals. Change made. Note that the City will need to have primary responsibility for tracking, but with information supplied by future applicants. 12. There are a couple of times when paragraphs are needed, such as 18.31.530.9, where this item is included in the previous item. Change made. 13. In 18.41.550 and other sections, the "Planning Division" should be changed to "Permit Center" as the place where applications are submitted. Change made. 14. In 18.41.560.A.1.b, with "applicable overlay zoning and development standards" if you mean THIS OVERLAY DISTRICT, it should be changed to "this title ". In section "c ", delete the second sentence, as the criteria should only be "consistency with Comprehensive Plan Goals and Policies." Change made. 15. In 18.41.560.5. "Signage ", this should say signs will be consistent with the Tukwila Sign Code. Change made. 16. In 18.41.585, the first line should say "the Building Official may not issue a C of 0..." Change made. 17. In 18.41.585.B, this does not apply to life safety issues; the wording should reflect this. This section would allow for phasing of improvements based upon City conditions or agreements with the City. The City will always have the decision authority here, and that should ensure that life /safety issues are taken into account. 18. In the "Special Regulations" section, 18.41.720.B, there should be a limit on the ability to expand temporary uses, for example, a maximum of 25% of the existing footprint? Subsection F allows the Director to impose conditions, including the "term" of the temporary uses. Also, we added a proposed section that says that Ms. Lisa Verner May 6, 2005 Page 3 additions to temporary uses are to be process the same as the original temporary use application. 19. Under "E, Temporary Use Permit Review Criteria," the subsections should be numbered rather than lettered. Also, there should be a time limit on temporary uses, for example, the standard time limit could be 3 years, with additional time increments of 1 year added upon request, with a maximum of 5 years total. See number 18. The issue of temporary uses is different for the buildout of a site largely in a single ownership and phased over 30 years. Please note that many of the temporary uses are already allowed in the TVS base zone without "terms" and by making them "temporary uses" in the Overlay District, the stage is set that these uses will not stay as the Master Plan is fulfilled. They may however fit an interim view of the property. 20. In 18.41.740, "Conditional Uses" is different that the "conditional uses" in the current code. So, you either need to follow the current code for conditional uses, or call these kinds of use something else...and establish clear criteria for the Director to approve them. We propose to call them "administrative conditional use permits" a distinction found in the City of Renton code for example. 21. For 18.41.740 "Unclassified Uses," see Item 7 above. Change made. If you have any questions or need additional materials, please do not hesitate to call. Sincerely, Susan Carlson Director of Development Segale Properties PROPOSED TUKWILA SOUTH OVERLAY DISTRICT PROPOSED TUKWILA SOUTH OVERLAY DISTRICT 1 Chapter 18.41A TUKWILA SOUTH OVERLAY DISTRICT: GENERAL PROVISIONS 2 18.41A.010 Overlay District Purpose and Description 2 18.41A.020 Environmental Review and Documentation 2 18.41A.030 Approved Master Plan and Documentation 2 18.41A.040 Uses, Development Standards and Procedures 2 CHAPTER 18.41B TUKWILA SOUTH OVERLAY DISTRICT: USE ALLOWANCES 3 18.418.010 Purpose and Intent 3 18.41B.020 Permitted Uses 3 18.41B.030 Unlisted Uses 4 CHAPTER 18.41C TUKWILA SOUTH OVERLAY DISTRICT: DEVELOPMENT REGULATIONS 5 18.41C.010 Purpose and Intent 5 18.41C.020 Development Regulations 5 DEVELOPMENT STANDARDS CHART 6 CHAPTER 18.41D TUKWILA SOUTH OVERLAY DISTRICT: SITE PLAN DEVELOPMENT REVIEW ...12 18.41D.010 Purpose and Intent: 12 18.41D.020 Applicability 12 18.41D.030 Optional Preapplication Conference 12 18.41D.040 General Submittal Requirements 13 18.41D.050 Additional Submittals 15 18.41D.060 Process. 15 18.41D.070 Criteria for Review 15 18.41D.080 Modifications to Development Standards through Site Plan Review Process 17 18.41D.090 Modification Decision Criteria 17 18.41D.100 Site Plan Decision: 18 18.41D.110 Final Site Plan. 18 18.41D.120 Performance Guarantee 18 18.41D.130 Site Plan Amendments 19 18.41D.140 Simultaneous Processing 19 18.41D.150 Appeal Procedure 19 CHAPTER 18.41E TUKWILA SOUTH OVERLAY DISTRICT: SPECIAL REGULATIONS: EXISTING LEGAL, TEMPORARY, ACCESSORY, CONDITIONAL AND UNLISTED LAND USES 20 18.41E.010 Purpose and Intent 20 18.41E.020 Existing Legal Uses 20 18.41E.030 Temporary Uses 20 18.41E.040 Accessory Uses 21 18.41E.050 Administrative Conditional Uses 22 18.41E.060 Unlisted Uses 22 Proposed: Tukwila South Overlay District 1 May 5, 2005 Chapter 18.41A TUKWILA SOUTH OVERLAY DISTRICT: GENERAL PROVISIONS 18.41A.010 Overlay District Purpose and Description The Tukwila South Overlay District implements the Comprehensive Plan Tukwila South Master Plan Area designation and the Tukwila South Master Plan to accomplish the vision for a major new mixed use employment center containing high technology, light industrial, office, commercial, and residential uses. The Overlay District provides for use, development, and permit process standards. 18.41A.020 Environmental Review and Documentation Environmental review shall be conducted in conformance with the Tukwila South Development Agreement and with Tukwila's adopted Environmental Regulations contained in TMC Chapter 21.04. 18.41A.030 Approved Master Plan and Documentation The Master Plan for the Tukwila South Overlay District is included in the Tukwila South Development Agreement. Amendments to an approved Master Plan are governed by the Tukwila South Development Agreement. 18.41A.040 Uses, Development Standards and Procedures Chapters 18.41B to 18.41E contain the use allowances, development standards, and district specific procedures applicable to the Tukwila South Overlay District. Proposed: Tukwila South Overlay District 2 May 5, 2005 Land Use Allowance Type A. Research & Development Facility P B. Office and Conference Conference center P Office P C. Retail Sales & Services Eating and drinking establishments P Retail/Wholesale, major P Retail sales and services, indoor P Retail sales and services, outdoor P Cemeteries AC Government services P D. Residential and Lodging Accessory dwelling unit P Caretakers residence P Continuing Care Retirement Facility P Cottages P Home occupations P Hotels P Multifamily P Single family, detached P Single family, semi - attached P Townhouses P Manufactured Housing, temporary T E. Recreation and Entertainment Cultural facilities P CHAPTER 18.41B TUKWILA SOUTH OVERLAY DISTRICT: USE ALLOWANCES 18.41B.010 Purpose and Intent The purpose of the Tukwila South Use Allowance regulations is to create a multi -use regional employment center containing high technology, light industrial, office, commercial, and residential uses. National and international employers specializing in emerging technologies are featured in campus settings. Retail activities range from individual large -scale national retailers to gateway and village retail and shopping centers that support office and high tech campuses and residential neighborhoods. A mix of single - family and multifamily dwellings at low, medium, and high densities provide a variety of housing opportunities. Existing uses and temporary uses are allowed to facilitate a gradual transition to the long -term vision as expressed in the Tukwila Comprehensive Land Use Plan and adopted Tukwila South Master Plan. 18.41B.020 Permitted Uses The following uses are permitted in the Tukwila South Overlay District. Uses are identified as permitted outright (P), existing legal uses (E), administrative conditional uses (AC), and temporary uses (T). Requirements for existing legal, administrative conditional, temporary, and accessory uses are identified in Chapter 18.41E. Definitions of each term are included in Chapter 18.06 TMC. Proposed: Tukwila South Overlay District 3 May 5, 2005 Land Use Allowance Type Entertainment clubs P Parks and trails P Recreational facilities, indoor P Recreational facilities, outdoor E, AC F. Institutions College/University AC K -12 Educational Institution AC Studios P Trade or vocational school AC Religious Facilities AC Medical Institutions AC G. Manufacturing and Warehouse Manufacturing and fabrication, light P Manufacturing and fabrication, heavy E Warehouse and distribution P Rock, stone, brick, concrete or asphalt hatching or assembly T Hazardous material storage and treatment, on -site, accessory only AC H. Equipment and Storage Construction/contractor's office and yard E, T Express transportation services T Storage, outdoor E, T Truck terminals E, T Vehicle and equipment rental and sales E, T Vehicle Storage E, T I. Transportation Facilities and Utilities Commercial parking P Helipads, accessory AC Mass transit facilities AC Park and Ride P Utilities, local P Utilities, regional AC J. Accessory, Temporary and Unlisted Uses Accessory uses not otherwise listed, and in conformance with Chapter 18.41E P Temporary uses not otherwise listed, and in conformance with Chapter 18.41E T Unlisted uses per Chapter 18.41E P K. Other Agriculture E, T 18.41 B.030 Unlisted Uses Any use not specifically enumerated or defined above as permitted, conditionally permitted, accessory, or temporary uses, may be permitted by the Director pursuant to TMC 18.41E.060. Proposed: Tukwila South Overlay District 4 May 5, 2005 CHAPTER 18.41C TUKWILA SOUTH OVERLAY DISTRICT: DEVELOPMENT REGULATIONS 18.41C.010 Purpose and Intent The purpose of the Tukwila South Overlay District development regulations is to provide predictability and flexibility in development for the range of uses allowable within the zone, which implements the Tukwila Comprehensive Plan and the vision of the Tukwila South Master Plan. 18.41C.020 Development Regulations A. Development Standards Established: Zone - specific development standards as specified in the following chart apply in the Tukwila South Overlay District. Consistency with these standards will be determined at the time a development application is submitted. B. Alternative Standards: Certain setback standards may be reduced through the site plan development review process where specified in the following chart. Alternatively for practical difficulties, a modification to standards may be requested through the site plan review process sections 18.41.D.080 and 18.41 D.090. Proposed: Tukwila South Overlay District 5 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear A. Residential Low -Rise Single family, detached 3,000 sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft. Based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum; 45- 80 ft. lot width: average of 15 ft.; Over 80 ft., average of 20 ft. 20' 2 spaces /unit. Spaces for each unit may be placed in tandem Minimum 30% of lot area; 30' Single family, semi - attached 3,000 sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft. Based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum.; 45-80 ft. lot width: average of 15 ft.; Over 80 ft., average of 20 ft. 20' 2 spaces /unit. Spaces for each unit may be placed in tandem Minimum 30% of lot area; 30' DEVELOPMENT STANDARDS CHART Proposed: Tukwila South Overlay District 6 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear Cottages 1,600sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft. Setbacks from the perimeter of the parent lot are based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum.; 45-80 ft. lot width: average of 15 ft.; Over 80 ft., average of 20 ft. Minimum distance between cottages of 6'. 20' 2 spaces /unit. Spaces for each unit may be placed in tandem Minimum common/shared open space in a central usable area sized at 200 sq. ft. per cottage minimum. Private open space minimum shall be 150 sq. ft. for each unit. 18' Townhouses 1,800 sq. ft. Minimum of 10 ft; covered porches can extend into setback maximum of 6 ft.; Individual lots can be further subdivided into fee Setbacks from the perimeter of the parent lot are based on lot width. Width less than 45ft: average of 10 ft for both sides, no minimum.; 45-80 ft. lot 20' 2 spaces /unit. Spaces may be placed in tandem Minimum 30% of lot area 30' Proposed: Tukwila South Overlay District 7 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear simple lots without front yard setbacks as long as the unit is set back from the exterior boundaries of the parent lot. width: average of 15 ft.; Over 80 ft., average of 20 ft. Mid Rise (Mixed Use) No minimum lot area. Maximum 4.0 FAR for Mixed Use with residential uses Minimum of 5' ft.; can be reduced to zero through a binding site plan Average of 5' minimum for both sides. 5 ft. side yard setback between residential high rise structures 10 ft. at ground floor 1 space per studio unit, 1.5 for each one or two bedroom unit; 2 spaces for 3+ bedroom units. Reduction allowable based on ability for shared parking* Minimum 1 Private open space of 150 sq. ft. per unit if residential units are included 65' High Rise (Apartments) No minimum lot area. Maximum 6.0 FAR Minimum of 10'.; can be reduced to zero through a binding site plan Average of 5' minimum for both sides. 5 ft. side yard setback between residential high rise structures 10 ft. at ground floor, 1 space per studio unit, 1.5 for each one or two bedroom unit; 2 spaces for 3+ bedroom units. Reduction allowable based on ability for shared parking"* Minimum of 150 sq. ft. private open space per residential unit 100' B. Commercial Proposed: Tukwila South Overlay District 8 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear Campus Office N/A Minimum 15'; can be reduced through site plan review process 0' Average of 15' minimum for both sides of parent lot. 20' if adjacent to residential uses, otherwise no rear setback requirement Minimum of 3/1000 sq. ft. usable floor area* 15' landscaping strip along major arterials, 10' landscaping strip along local street/private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 100' Urban Office N/A Minimum 10'; can be reduced through site plan review process 0' 0' Minimum of 3/1000 sq. ft. usable floor area* 20' wide buffer landscaping required if adjacent to residential uses. 125' Retail Commercial N/A Minimum 10'; can be reduced through site plan review process 0' 0' 3/1000 sq. ft. useable floor area *; On street parking credit for properties located adjacent to a right of way where on street parking is permitted (1 off- street parking stall for each 20 linear feet of abutting rights of way) 10' landscaping strip along major arterials, 10' landscaping strip along local street/private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 30' Proposed: Tukwila South Overlay District 9 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear Restaurant N/A Minimum 10'; can be reduced through site plan review process 0' 10' if adjacent to residential uses, otherwise no rear setback requirement 1 /100 sq. ft. useable floor area *; on street parking credit for properties located adjacent to a right of way where on street parking is permitted (one off -street parking stall for each 20 linear feet of abutting rights of way) 10' landscaping strip along major arterials, 10' landscaping strip along local street/private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 30' Lodging N/A Minimum 10'; can be reduced through site plan review process 0' Average of 20' minimum for both sides of parent lot. 20' if adjacent to residential uses, otherwise no rear setback requirement 1 space /room; plus one employee space for each 20 hotel rooms ; 10' landscaping strip along major arterials, 10' landscaping strip along local street/private street frontage. 20' wide buffer landscaping required if adjacent to residential uses 100' Proposed: Tukwila South Overlay District 10 May 5, 2005 Use Lot Area in square feet or FAR Setbacks, in feet Parking Landscaping Building Height, in feet Front Side Rear C. Industrial Light Industrial & Warehousing N/A Minimum 20' can be reduced through site plan review process 5 feet 20' if adjacent to residential uses, otherwise no rear setback requirement 1 /1,000 sq. ft. useable area* 15' landscaping strip along major arterials, 10' landscaping strip along local street/private street frontage. 20' wide buffer landscaping required if adjacent to residential uses. 40' *When 2 or more land uses have different hours of operation, such uses may qualify for a shared parking credit. Required parking based on the use that demands the greatest amount of parking. Two or more uses which have similar hours of operation and combine parking facilities may qualify to decrease the number of parking stalls: 2 uses (5% reduction); 3 uses (10% reduction) 4 uses (15% reduction) Proposed: Tukwila South Overlay District 11 May 5, 2005 CHAPTER 18.41D TUKWILA SOUTH OVERLAY DISTRICT: SITE PLAN DEVELOPMENT REVIEW 18.41D.010 Purpose and Intent: Site Plan Development Review is an administrative review procedure (Type 2) for proposed development in the Tukwila South Overlay District. Site Plan Development Review includes an examination of the following elements: placement and scale of structures, design, height, form, uses, parking, access, signage, vehicular and pedestrian connections and circulation, environmental considerations, open space, landscaping, and infrastructure needs as described in an approved Master Plan or any associated Development Agreements. The purposes of the Site Plan Development Review application process include: A. Allowing City staff to review the detailed arrangement of the proposed development to ensure it is consistent with the intent and scope of an approved Master Plan, as well as any applicable development regulations, zoning district provisions, design review standards, and any approved development agreement provisions. B. Assure the proposed development is compatible with both the physical characteristics of the site, and the existing and potential uses of the surrounding area as described in an approved Master Plan. 18.41D.020 Applicability A. Site Plan Development Review is required for all development within the Tukwila South Overlay District. The applicant may submit a site plan for development review for all or a portion of the area covered by an approved Master Plan B. Development exempt from site plan review includes the following: 1. Interior remodeling of existing buildings or structures. 2. Underground utility projects. 3. Single - family subdivisions subject to TCM Title 17 — Subdivisions and Plats. 4. Changes in use, within existing structures or improved areas, provided that the new use is consistent with the approved Master Plan and equal or less intensive that the existing use. 5. Development that is categorically exempt under SEPA (RCW 43.21C). 18.41 D.030 Optional Preapplication Conference A. General: Prospective applicants are encouraged to schedule a preapplication conference with the City prior to submitting a Site Plan Development Review application. The preapplication conference allows the prospective applicant to meet with City staff who will outline the substantive and procedural requirements of the Tukwila South Overlay District and the approved Master Plan and otherwise identify policies and regulations that create opportunities or pose significant constraints for the proposed development. Proposed: Tukwila South Overlay District 12 May 5, 2005 B. Submittal: At a minimum prior to the preapplication conference, the applicant should provide the City with plans showing the location of the development and its relationship to the approved Master Plan, significant existing natural and man made features in and around the site, and a general idea of the major features and uses of the proposed development. C. Procedure: See TMC 18.104.050. D. Scoping: At the preapplication conference, the Director or his/her designee shall review with the prospective applicant any approved Master Plans, potential development issues and concerns. Based on the information provided by the applicant, City staff will provide guidance to the applicant on the process necessary to receive approval of the site plan. 18.41D.040 General Submittal Requirements A. The following shall be submitted by the applicant, unless otherwise waived by the Director. 1. Site Plan Development Review application form. 2. Applicable Fees. 3. A site plan for one or more phases of the site, on fully dimensioned plan sheets drawn at a scale of 1 inch equals 20 feet (or other scale approved by the City) showing the following: a. Name of the proposed Site Plan (phase). b. Name and address of owner(s) of record. c. Name and address of person or firm preparing the plan or map. d. Date, scale, north arrow. e. Property lines drawn to scale. Distances, angles and area should be shown. f. Locations, widths, elevations and names of existing and proposed adjacent streets. g. Location and arrangement of proposed site access and egress, including all paths for pedestrian, bicycle and vehicular travel within the site and how these paths fit into the overall Tukwila South Master Plan network. h. Location of any transit facilities. i. Location of all existing public improvements, such as, curbs, gutters, sidewalks, fire hydrants, utility poles, and drainage. j. Location and dimensions of all existing and proposed: i. Structures. ii. Setbacks and buffers. iii. Open space areas. Proposed: Tukwila South Overlay District 13 May 5, 2005 iv. Parking, off - street loading space, curb cuts. v. Fencing and retaining walls. vi. Garbage and recycling areas. vii. Exterior air conditioning units. viii. Utility junction boxes and public utility transformers. ix. Storage areas, temporary structures for use during construction. k. Location and dimensions of all easements referenced on the title report with the recording number and type of easement labeled. 4. Current Title Report 5. Project Narrative — General description of the project, including development size intended use, number of employees /residents, and other information relevant to the project or identified by staff. 6. Consistency Report — Addressing how the project complies with the applicable review criteria. 7. Map showing the limits of the site plan within the approved Master Plan area as well as current zoning classification of the property, including exact zoning boundary if in more than one district. 8. Landscape Plan with planting schedule including a landscape analysis demonstrating how the project meets minimum landscaping requirements. 9. Clearing and Grading Plan showing proposed topography at two -foot contour intervals. This information can be combined with a map of existing topography if it can be clearly depicted. 10. Existing Topography Map 11. Architectural Elevations 12. Conceptual Floor plans (including gross floor area) 13. Lighting plan- location, size design and construction maters of all outdoor lighting 14. Sign plan - location, size of all outdoor signs 15. Lot coverage analysis, including percent of coverage on the subject property and the cumulative addition to the overall impervious surface coverage in the District. The applicant shall obtain the most current cumulative lot coverage analysis from the Permit Center. 16. Parking analysis, including the demand for parking on the site, and cumulative addition of site trips to the "trip bank" established for the District. The applicant shall obtain the most current cumulative trip analysis from the Permit Center. Proposed: Tukwila South Overlay District 14 May 5, 2005 17. Significant on -site features including but not limited to natural and artificial drainage ways, streams, wetland areas, ditches, floodplains, and other hydraulic features. Indicate the location, area dimensions and any required setbacks or buffers. 18. Estimated construction schedule with phasing plan as appropriate. 18.41D.050 Additional Submittals The City may require additional submittal of items not listed in TMC section 18.41D.040. Items may include but are not limited to the following: A. If the applicant is not the property owner, written permission from the property owner shall be required. B. Evidence that any required federal or state permit has been applied for or approved shall be submitted concurrently. C. Drainage Control Plan & Report D. Trip Generation Analysis E. Utilities Plan F. Geotechnical Report G. Construction Mitigation Description /plan H. Any item required by a Development Agreement or applicable EIS or other SEPA documents. 18.41D.080 Process: A. Permit Process: Site Plan Development Review shall be reviewed as a Type 2 procedure. A complete application together with all required materials shall be submitted to the Permit Center prior to staff review of the application. B. Referral And Comment: Once the City's Permit Center has received a complete Site Plan Development Review application, it shall be circulated to the appropriate staff. Other agencies with jurisdiction will be provided with Notice of Application pursuant to TMC Section 18.104.090(1). C. Public Notice: Once a complete Site Plan Development Review application has been received, the City will be responsible for providing public notice of the application pursuant to TMC Chapter 18.104. 18.41D.070 Criteria for Review A. General Criteria: All site plan development review applications shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the approved Master Plan and make a reasonable attempt to balance any conflicting criteria in reaching a site plan development review decision. Proposed: Tukwila South Overlay District 15 May 5, 2005 1. Conformity: a. Substantial conformance with the approved Master Plan. Including but not limited to fostering the vision and guiding principles of the Master Plan. b. Substantial compliance with the applicable District standards in this Title, and other applicable City regulations. c. Substantial consistency with Comprehensive Plan Goals and Policies. d. Substantial conformance with the provisions of any applicable Development Agreement. e. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 2. Consistent Design: a. Maintains a visually consistent design concept compatible with surroundings development. b. Substantial compliance with applicable development regulations and design guidelines contained in Appendix A. c. Recognizes the public benefit and desirability of maintaining visual accessibility to attractive natural features, including but not limited to the Green River Valley and Mount Rainer. d. Provides effective screening from public streets and residential uses for all permitted outdoor storage areas for surface mounted utility equipment, rooftop equipment, and for refuse, garbage and recycling containers. e. Size, scale, mass, character, architectural design and landscaping along the perimeter provide a suitable transition to adjacent lower density residential uses. f. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare. 3. Adequate public services and facilities necessary to accommodate the proposed use and density are or can be made available. 4. Transportation & Accessibility: Provides safe, efficient and coordinated vehicle and pedestrian access and circulation within the existing and future development phases. a. Provision of adequate and safe vehicular access to and from all properties. b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, with those points being capable of channelization for turning movements. c. Consolidation and coordination of access points with adjacent properties, when feasible. Proposed: Tukwila South Overlay District 16 May 5, 2005 d. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bike paths, and emergency access ways. e. Separation of loading and delivery areas from parking and pedestrian areas. f. Provisions for transit and carpool facilities and access where appropriate. g. Promotion of the efficient function of parking and service areas by effective location, design, and screening. Promotes use of shared facilities, where feasible. 5. Signage: High quality and consistent with both the Tukwila Sign Code (Title 19 TMC) and site's architectural theme. a. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. b. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility. c. Provision of a wayfinding system to allow for quick location of buildings and addresses. 6. Phasing: Each phase of the Master Plan's development contains the required parking spaces, open space, landscaping, utilities necessary for creating and sustaining desirable and stable environment, so that each phase together with previous phases, can stand alone. 18.41 D.080 Modifications to Development Standards through Site Plan Review Process An applicant may request a modification for any requirement of this Chapter except for uses in Chapter 18.41B, maximum densities in Chapter 18.41C, and permit process requirements. Modification from standards, either in whole or in part, shall be subject to a Type 2 process and requires submittal of a modification request by the applicant. The applicant shall submit a written description of the proposed modification and address the decision criteria. The Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with the decision criteria in Section 18.41D.090. The decision by the Director shall be appealable to the City Council. 18.41 D.090 Modification Decision Criteria Whenever there are practical difficulties involved in carrying out the provisions of this Chapter, the City may grant modifications for individual cases provided that the Director shall find that: A. The modification conforms with the intent and purpose of the associated Master Plan, any applicable Development Agreements, and this Code; C. The modification will not be injurious to other property(s) in the vicinity; and D. The modification can be shown to be justified and required for the use and situation intended. Proposed: Tukwila South Overlay District 17 May 5, 2005 18.41 D.100 Site Plan Decision: A. Findings: Before approving an application for a Site Plan Development Review, the Director shall find that all of the following are true: 1. Consistency. The Site Plan Development Application conforms to Section 18.41D.070. 2. Improvements. Adequate utilities, roadway improvements, sanitation, water supply, and drainage are available. 3. Site Suitability. The site is physically suitable for the type of development and for the intensity of development. 4. Issuance Not Detrimental. Approval of the site plan will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties. B. Approve: If the Director finds that the site plan development review application meets the applicable criteria and is consistent with the approved Master Plan for that area of the Tukwila South Overlay District, the Director shall approve the site plan. C. Approve with Conditions: If the Director finds that the site plan development review application does not adequately address one or more of the applicable criteria, but is consistent with the approved Master Plan for the Tukwila South Overlay District, and that there is a reasonable basis for conditions, the Director may approve the application with conditions. The intent of such conditions is that they mitigate an impact consistent with the intent of the applicable criterion. Conditions of approval may include, but are not necessarily limited to, the relocation or modification of the proposed structures, additional landscaping, buffering, screening, relocation of access, or other measures necessary to mitigate any impact or reduce hazards. The Director shall specify when the conditions shall be met. D. Denial: If the Director finds that the application does not meet applicable criteria and that reasonable conditions cannot be found to mitigate the impact or reduce hazards, the Director shall deny the application as proposed. The Director's decision must specify the reasons for the denial based upon the site plan development review criteria. 18.41D.110 Final Site Plan: A. Within 90 days of the Approval by the Director, a Final Site Plan shall be prepared and filed with the City. This plan shall include all required modifications and applicable conditions contained in the Director's Notice of Decision. B. The final site plan is not required to be recorded unless there is an associated application, such as a binding site plan or subdivision. 18.41D.120 Performance Guarantee The Building Official may not issue a Certificate of Occupancy until all improvements included in the approved Site Plan have been installed and approved, with the following exceptions: A. A performance guarantee has been posted for the improvements not yet completed. Proposed: Tukwila South Overlay District 18 May 5, 2005 B. The phasing of improvements has been accounted for in an associated Binding Site Plan, infrastructure phasing agreement, a condition of approval, or a development agreement. 18.41D.130 Site Plan Amendments A. Minor Amendments: Minor amendments to an approved Site Plan may be permitted by the Director where they do not substantially change the nature or intensity of the uses approved in the Site Plan or their impacts, or require additional environmental review. B. Major Amendments: Major Amendments to an approved site plan will require submittal of a new Site Plan Development Review application. A major amendment is a substantial change or modification to elements of the approved site plan, including significant intensification of existing uses or other changes that require additional environmental review. 18.41 D.140 Simultaneous Processing A. Merger with Other Permits: When a single project includes a combination of land use applications, the permits shall be reviewed in combination unless otherwise requested by the applicant. A consolidated report setting forth decision criteria for each application along with the findings and decision of the Director will be issued. B. Timing of Building Permits: 1. The applicant may choose to submit associated building permits at the same time as applying for Site Plan Development Review or anytime after a Site Plan Development Review application has been submitted and prior to receiving approval of a site plan development review. 2. No building permit will be issued prior to the approval of the associated site plan. 3. The applicant is responsible for making any changes or modifications to a building permit application, necessary to ensure it complies with the approved site plan. 18.41 D.150 Appeal Procedure Appeals of any Director decision on a Site Plan Development Review application shall be to the City Council. Proposed: Tukwila South Overlay District 19 May 5, 2005 CHAPTER 18.41E TUKWILA SOUTH OVERLAY DISTRICT: SPECIAL REGULATIONS: EXISTING LEGAL, TEMPORARY, ACCESSORY, CONDITIONAL AND UNLISTED LAND USES 18.41E.010 Purpose and Intent This Chapter provides a process to ensure a smooth transition over time from present conditions to the Master Plan vision. This transition is accomplished by allowing existing uses to remain until the market conditions induce redevelopment, and allowing temporary uses that provide revenue to support construction of key long -term infrastructure while not impeding the Master Plan vision. This Chapter also provides an administrative process to interpret allowable accessory and other uses not specifically enumerated in Chapter 18.41B. 18.41E.020 Existing Legal Uses A. Permitted Status: Where the term "existing legal" is applied to an allowed use in Chapter 18.41B, then those uses that can document their legal status, are considered to be a permitted use given all the rights of other permitted uses within the district. B. Expansion: Existing Legal Uses may be remodeled or enlarged subject to applicable development code requirements. Expansion may occur on original parcels containing the use as of the effective date of "existing legal" status, or on adjoining property under the same ownership. Uses listed as permitted "existing legal" uses in a zone may be rebuilt or re- established should they suffer damage. 18.41 E.030 Temporary Uses A. Temporary Uses: The Director may authorize temporary uses. A Temporary Use Permit is required to establish a use listed as Temporary (T) in Chapter 18.41B. A Temporary Use Permit is also required to establish a use that is not listed in Chapter 18.41B, but meets the definition of a Temporary Use. B. Exempt Temporary Uses. The following uses and structures do not require a temporary use permit provided they are associated with an approved site plan development application, subdivision, binding site plan, and /or an active building or construction permit and approved by the City: 1. Contractor's office, storage yard, and equipment parking and servicing on or near the site or in the vicinity of an active construction project. 2. One model home located on an existing lot, and located within the subdivision or residential development to which they pertain. 3. Sales /marketing trailers used for the purpose of real estate sales and /or rental information, located within the subdivision or development to which they pertain. 4. A mobile home or travel trailer with adequate water and sewer service used as a dwelling while a residential building on the same lot is being constructed or while a damaged residential building is being repaired. Proposed: Tukwila South Overlay District 20 May 5, 2005 C. Temporary Use Permit Submittal Requirements: 1. An applicant for a temporary use with a term of less than one year shall submit a temporary use permit application form, a project narrative describing the proposal, and a scaled site plan showing the location and extent of the planned property alterations and improvements. The City may require supplemental data pertaining to traffic, public services and utilities, critical areas, or other issues. 2. An applicant for a temporary use with a term of greater than one year shall submit an application substantially similar to the requirements in 18.41D unless waived by the Director. 3. Expansions to Temporary Uses: Applications to expand a Temporary Use shall be processed in the same manner as subsections C.1 or C.2, and shall be subject to the same process, criteria, and potential conditions in Subsections D through F. D. Temporary Use Permit Process: Temporary use permits shall be processed as a Type 2 permit. E. Temporary Use Permit Review Criteria: The Director may grant, deny, or condition applications for temporary uses provided that: 1. The use shall not be materially detrimental to the public welfare; and 2. The use shall not result in substantial injury to the property or vicinity; and 3. The use shall be consistent with the spirit and purpose of the Tukwila South Master Plan. F. The Director may establish such additional conditions as may be deemed necessary to ensure land use compatibility and to minimize potential impacts on nearby uses. These may include, but are not limited to, the term of the temporary use, time and frequency of operation, temporary arrangements for parking and traffic circulation, requirement for screening or enclosures, and guarantees for site restoration and cleanup following termination of a temporary use. 18.41 E.040 Accessory Uses A. Accessory Uses Allowed: The following accessory uses are allowed in the Tukwila South Overlay District: 1. All enumerated accessory uses in Chapter 18.41B. 2. All accessory uses included in the definitions of allowable uses contained in chapter 18.06 TMC. 3. Parking 4. Accessory uses that are not listed in Chapter 18.41B or Chapter 18.06, but found to be incidental, necessary and commonly found with allowable uses, and consistent with the definition of accessory uses in Chapter 18.06. B. Request for Interpretation: Upon inquiry by an applicant, an administrative interpretation shall be made by the City to determine if a proposed use is allowed as an accessory use. In accordance with the Proposed: Tukwila South Overlay District 21 May 5, 2005 Type 2 permit process, the Director may determine that an accessory use, even if not specifically listed in Chapter 18.41B, is permitted as an accessory use in the Tukwila South Overlay District. If the applicant does not concur with the interpretation, appeal may be made to the City Council. 18.41E.050 Administrative Conditional Uses Uses that require an administrative conditional use permit shall be processed in accordance with Type 2 procedures as an administrative action. The submittal requirements, review criteria, and expiration clauses shall be as listed in TMC 18.64 for conditional uses. The Director's decision to grant or deny a conditional use permit shall be appealable to the City Council. 18.41E.060 Unlisted Uses If a proposed use is not specifically listed in Chapter 18.41B or included in the definitions of allowable uses in Chapter 18.06, an applicant may request an administrative interpretation by the City. If the applicant does not concur with the interpretation, appeal may be made to the City Council. To determine whether an unlisted use is permitted, the Director shall determine the unlisted use is: A. In keeping with the purpose and intent of the zone, and consistent with the Tukwila Comprehensive Land Use Plan policies, and an applicable adopted Master Plan; and B. Similar in nature to, and no more intense than, a specifically - listed permitted or accessory use; and C. Similar to the physical characteristics, supporting structures, scale, traffic, hours of operation, and other features of specifically listed permitted uses. Proposed: Tukwila South Overlay District 22 May 5, 2005 Chapter 18.06 DEFINITIONS Add or amend the following definitions in TMC 18.06. Chapter 18.06 DEFINITIONS 1 18.06.016 Accessory Dwelling Unit: 2 18.06.030 Agriculture: 2 18.06.136 Caretaker's Residence: 2 18.06.138 Cemetery 2 18.06.160 College/University. 2 18.06.167 Conference Center: 2 18.06.169 Construction/Contractor's Office and Yard: 2 18.06.171 Continuing Care Retirement Community 2 18.06.179 Cottages. 2 18.06.184 Cultural Facilities. 3 18.06.262 Eating and Drinking Establishment: 3 18.06.269 Entertainment Club: 3 18.06.287 Express Transportation Services. 3 18.06.360 Government Services: 3 18.06.397 Hazardous Material, On -Site Storage and Treatment, Accessory: 3 18.06.423 Helipads, Accessory: 3 18.06.463 K -12 Educational Institution: 3 18.06.566 Manufactured Housing, Temporary 4 18.06.567 Manufacturing 4 18.06.573 Medical Institutions and Services. 5 18.06.616 Parks and Trails: 5 18.06.677 Recreational Facilities, Indoor 5 18.06.679 Recreational Facilities, Outdoor: 5 18.06.681 Religious Facility: 5 18.06.683 Research and Development Facility. 5 18.06.688A Retail Sales and Services, Indoor 5 18.06.688B Retail Sales and Services, Outdoor: 5 18.06.688C Retail/Wholesale, Major: 6 18.06.698 Rock, Stone, Brick, Concrete or Asphalt, Batching or Assembly: 6 18.06.257 Dwelling, Single - Family, Semi - Attached: 6 18.06.787 Storage, Outdoor 6 18.06.824 Townhouse: 6 18.06.827 Trade or Vocational School: 6 18.06.853 Truck Terminals. 6 18.06.873 Use, Administrative Conditional. 6 18.06.877 Use, Existing Legal: 7 18.06.887 Use, Temporary: 7 18.06.900 Utilities 7 18.06.916 Vehicle Storage. 7 18.06.919 Warehousing and Distribution: 7 Proposed: Definition Amendments 1 May 5, 2005 18.06.016 Accessory Dwelling Unit: "Accessory dwelling unit" means an independent subordinate dwelling unit contained within a single family detached dwelling or its accessory detached garage. 18.06.030 Agriculture: "Agriculture" means the use of land for growing crops for sale or consumption. This use includes accessory produce stands and farmers markets. This definition includes but is not limited to produce farms and Christmas tree farms. 18.06.136 Caretaker's Residence: "Caretaker's Residence" means a dwelling unit located on the site of a nonresidential use and occupied only by a caretaker or guard employed on the premises, and consisting of only one residence per permitted establishment. 18.06.138 Cemetery: "Cemetery" means property used for interring of the dead. This definition includes accessory buildings, crematories, and mausoleums. 18.06.160 College /University: "College" or "university" means a public or private school, college or university that provides post- secondary professional education and /or continuing education programs. Accessory dormitories, supporting retail, and conference centers may be included. 18.06.167 Conference Center: "Conference center" means a facility where individuals converge to meet on a variety of subjects. These facilities are characterized by one or more spaces where exhibits, meeting rooms and associated amenities, including food sales /service and retail sales and services, are conducted, and may include accessory lodging facilities.. 18.06.169 Construction /Contractor's Office and Yard: "Construction or Contractor's Office and Yard" means an area where a construction contractor maintains its office, as well as storage for equipment and materials, for construction purposes. 18.06.171 Continuing Care Retirement Community: "Continuing care retirement community" means housing planned and operated to provide a continuum of accommodations and services for seniors, including but not limited to independent living, congregate housing, assisted living, and skilled nursing care. 18.06.179 Cottages: "Cottages" mean detached single - family housing that has the following characteristics: A. Each unit is of a size and function suitable for a single person or very small family; B. Each unit has the construction characteristics of a single - family house; Proposed: Definition Amendments 2 May 5, 2005 C. The development is comprised of at least four (4) cottages arranged on at least two (2) sides of a common open space with a maximum of twelve (12) cottages per cluster; D. Site is designed with a coherent concept in mind, including: shared functional open space, shared amenities, off - street parking, access within the site and from the site, and consistent landscaping. 18.06.184 Cultural Facilities: "Cultural facilities" means a use that offers passive entertainment and enjoyment activities to the general public. This definition includes, but is not limited to, museums and libraries. 18.06.262 Eating and Drinking Establishment: "Eating and drinking establishment" means a retail sales use in which food and /or beverages are prepared and sold at retail for immediate consumption. 18.06.269 Entertainment Club: "Entertainment club" means any facility where live entertainment including, but not limited to, live theater; dance performances; musical performances; comedy routines; book /poetry readings; and other forms of live entertainment are conducted. 18.06.287 Express Transportation Services: "Express transportation services" means services that provide rapid delivery (i.e., overnight, within an hour, etc.) of air parcels, foodstuff, household and entertainment goods, as well as taxi services. This use is distinguished by space for multiple small delivery vehicles, and is typically associated with areas used for sorting or handling of packages and accessory administrative offices. 18.06.360 Government Services: "Government services" means facilities of any unit of government. Types of facilities include government offices, community centers, courts of law, fire stations, and other types of municipal facilities. 18.06.397 Hazardous Material, On -Site Storage and Treatment, Accessory: "Accessory hazardous material, on -site storage and treatment" means a subordinate facility engaged in storage or treatment of materials produced on -site that are flammable, explosive, or that may present hazards to the public health, safety, and welfare. 18.06.423 Helipads, Accessory: "Accesory helipad" is a designated landing area for a helicopter. The activity is accessory to a primary use such as office, medical institution, or other use that may have need for such transportation incidental to and associated with their business. 18.06.463 K -12 Educational Institution: "K -12 educational institution" means a public or private school encompassing grades K -12. Proposed: Definition Amendments 3 May 5, 2005 18.06.566 Manufactured Housing, Temporary: "Temporary manufactured housing" means short -term housing primarily intended for use by construction or site management and operations personnel. Housing structures may include manufactured homes or other similar structures with or without foundations. 18.06.567 Manufacturing "Manufacturing" is a building or group of buildings which specializes in the manufacturing of products or in the research and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops. (Ord. 1795 §1(part), 1997) A. MANUFACTURING AND FABRICATION, HEAVY: The transformation of materials or substances into new products including construction and assembly of component parts, and the blending of materials such as lubricating oils, plastics, resins or liquors. Heavy manufacturing and fabrication are often characterized by the need for large outdoor areas in which to conduct operations, and can result in environmental impacts beyond their own sites. This definition includes, but is not limited to: 1. Manufacturing, processing and /or assembly of electrical or mechanical equipment, vehicles, and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats, or other vehicles or equipment. 2. Manufacturing, processing and /or assembly using chemicals, metals, plastics, solvents, soap, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products. This definition excludes slaughterhouses and rendering plants. 3. Manufacturing, processing and /or assembly of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 4. Manufacturing, processing and /or assembly of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand - forging. B. MANUFACTURING AND FABRICATION, LIGHT: The transformation of materials or substances into new products including construction and assembly of component parts, and the blending of materials such as lubricating oils, plastics, resins or liquors. Light manufacturing and fabrication is characterized by the use being contained within buildings, and materials or equipment used in production having minimal outside storage. Light manufacturing and fabrication activities generally do not generate external emissions such as smoke, odor, noise, vibrations or other impacts outside of a structure. This definition includes but is not limited to: 1. Manufacturing, processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 2. Manufacturing, processing and /or packaging of pharmaceuticals and related products, such as cosmetics and drugs. 3. Manufacturing, processing, and /or packaging of previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 4. Manufacturing, processing, assembly, packaging and /or repairing of electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. Proposed: Definition Amendments 4 May 5, 2005 18.06.573 Medical Institutions and Services: "Medical institutions and services" means a facility providing physical or mental health services, in- patient accommodations, and medical or surgical care of the sick or injured. This definition includes hospitals, clinics, hospice, and convalescent centers. This definition excludes continuing care retirement communities. 18.06.616 Parks and Trails: "Parks and trails" means a public or dedicated tract of land or a corridor designed to meet the active and /or passive recreational needs of individuals. 18.06.677 Recreational Facilities, Indoor: "Indoor recreational facilities" mean a place designed and equipped for the conduct of sports and leisure - time activities within an enclosed space. Examples include gymnasiums, amusement arcades, sports clubs, bowling alleys, billiards room, and indoor swimming pools. 18.06.679 Recreational Facilities, Outdoor: "Outdoor recreational facilities" mean a place designed and equipped for the conduct of sports and leisure -time activities with little or no enclosed space. Examples include: private outdoor tennis courts, private outdoor swimming pools, batting cages, miniature golf courses, golf driving ranges, and playgrounds. This definition excludes Parks and Trails. 18.06.681 Religious Facility: "Religious facility" means an institution such as a church, temple, mosque, synagogue or other structure, together with its accessory structures and uses, used primarily for religious worship. 18.06.683 Research and Development Facility: "Research and Development Facility" means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in all aspects of bio- medical research and development. This use may be associated with, or accessory to, institutional and commercial uses such as business or administrative offices and medical facilities. 18.06.688A Retail Sales and Services, Indoor: "Indoor retail sales and services" means establishments within a permanent structure of less than 75,000 square feet engaged in selling goods or merchandise to the general public for direct consumption and not for resale, or in which services are provided to individuals, businesses, and /or households. 18.06.688B Retail Sales and Services, Outdoor: "Outdoor retail sales and services" means business establishments engaged in the sale of products and services primarily outside of a building or structure, ,including but not limited to, rentals and sales of vehicles garden supplies, farmer's markets, manufactured homes, and building and landscape materials. Proposed: Definition Amendments 5 May 5, 2005 18.06.688C Retail/Wholesale, Major: "Major retail /wholesale" means an indoor establishment engaged in the sale of products and services that occupies no less than seventy five thousand (75,000) square feet of gross floor area. 18.06.698 Rock, Stone, Brick, Concrete or Asphalt, Batching or Assembly: "Rock, stone, brick, concrete or asphalt, batching or assembly" means enterprises preparing materials for use in heavy construction projects, including, but not limited to, highways and streets, bridges, railroads, utilities, and flood control projects. 18.06.257 Dwelling, Single - Family, Semi - Attached: "Semi- attached single family dwelling" means a building designed to be a detached stand -alone structure exclusively for residential purposes for one family, and is physically connected to adjacent dwellings at secondary or ancillary building parts such as garages, carports, trellises, porches, covered decks, storage areas and gateways. 18.06.787 Storage, Outdoor: "Outdoor storage" means a use engaged in outdoor storage, wholesale, sales, rental, and distribution of products, supplies, and equipment. This definition excludes hazardous material storage and vehicle storage. 18.06.824 Townhouse: "Townhouse" means a one - family, ground - related dwelling attached to one or more such units in which each unit has its own exterior, ground -level access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common walls. 18.06.827 Trade or Vocational School: "Trade or vocational school" means an educational institution that provides post secondary education including industrial and technical processes and may offer continuing education courses as an accessory use. This definition does not include studios. 18.06.853 Truck Terminals: "Truck terminals" means an area in which semi - trailers, including tractor and /or trailer units and other trucks are parked or stored for seventy two (72) hours or less. Terminals may include incidental servicing and washing facilities. 18.06.873 Use, Administrative Conditional: "Administrative conditional use" means uses that retain special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to review by the Director. Proposed: Definition Amendments 6 May 5, 2005 18.06.877 Use, Existing Legal: Where the term "existing legal" is applied to an allowed use in this Title, then those uses that can document their legal status are considered to be a Permitted Use with all the rights of other permitted uses within the district. 18.06.887 Use, Temporary: "Temporary use" means a use authorized by the Director for a limited duration. 18.06.900 Utilities "Utilities" means all lines and facilities related to the provision, distribution, collection, transmission or disposal of water, storm and sanitary sewage, oil, gas, power, information, telecommunication and telephone cable, or refuse, and includes facilities for the generation of electricity. (Ord. 1758 §1(part), 1995) A. UTILITIES, LOCAL: For the purposes of the Tukwila South Overlay District, "local utilities" meansall lines and facilities related to the provision, distribution, collection, transmission or disposal of stormwater, sanitary sewage, oil, gas, power, telecommunications or refuse. This definition includes facilities constructed for flood control purposes, i.e., flood levees and dikes, or other similar flood control structures. B. UTILITIES, REGIONAL: For the purposes of the Tukwila South Overlay District, "regional utilities" means large scale or moderate scale facilities serving a regional or subregional need such as two hundred thirty (230) kv power transmission lines, regional water storage tanks and reservoirs, regional water transmission lines or regional sewer collectors and interceptors. 18.06.916 Vehicle Storage: "Vehicle storage" means an outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy two (72) hours. 18.06.919 Warehousing and Distribution: "Warehousing and distribution" means a use engaged in storage and distribution of manufactured products, supplies, and equipment. Proposed: Definition Amendments 7 May 5, 2005 STAFF DRAFT CHAPTER 17.16 DETAILED PROCEDURES FOR BINDING SITE IMPROVEMENT PLAN (BSIP) Sections: 17.16.010 Purpose 17.16.020 ApplicabilitySeepe 17.16.030 Preliminary Binding Site Improvement Plan (BSIP) approval 17.16.040 Final approval of plan 17.16.050 Improvements 17.16.060 Revision of plan 17.16.010 Purpose This chapter is established to A. Provide an optional process for land under single ownership to be divided for the purpose of sale or lease; and B. Aeccommodate the division of land for the purpose of sale or lease of property within an integrated commercial or industrial center, which allows certain zoning standards (minimum parking, setbacks, landscaping, lot area and lot dimension) on the individual lots to be modified provided the standards for the entire center are met; and, C. Facilitate alternative ownership options by allowing binding site plans in conjunction with a condominium process for residential, commercial, or industrial purposes (RCW 64.34): and D. Allow phased infrastructure improvements for large tracts of land. (Ord. 1833 §1(part), 1998) 17.16.020 Scope- Applicability A. Eligibility: A binding site improvement plan application may be submitted for a project located on any land zoned multi - family, commercial or industrial, • - .. - - . . . - - . • . • - • . : consistent with the terms of this chapter. (Ord. 1833 § 1(part), 1998) 2. Completed Application Checklist. B. Merger: A binding site plan shall be considered together with a Design Review Application when design review is required in the zoning district. C. Construction Authorization through Other Permits: A binding site plan creates or alters existing lot lines. A binding site plan does not authorize construction. Construction is permitted upon approval of construction and building permits that implement the binding site plan. 17.16.030 Preliminary Binding Site Improvement Plan (BSIP) approval A. APPLICATION/FEES: The following items are required, in quantities specified by DCD, for a complete Binding Site Improvement Plan (BSIP) application. Items may be waived if in the judgment of the Short Subdivision Committee said items are not applicable to the particular proposal: 1. Completed Binding Site Improvement Plan Application Form as prescribed by the DCD Director with fee as identified in TMC Chapter 18.88. 3. A complete SEPA Checklist application if project is not exempt from SEPA. 4. Complete applications for other required land use approvals. 5..A vicinity map showing location of the site. 6. A survey prepared to the standards specified in TMC 17.04.060. 7. Site and development plans which provide the following information. The plans shall be neat and accurate on a decimal scale sufficient in size and detail to demonstrate the BSIP meets the ordinance requirements, on mylar sheets in record of survey format: a. The owners of adjacent land and the names of any adjacent subdivisions. b. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted). c. Locations of existing and proposed public street rights -of -way and easements and private access easements. d. Location, floor area and setbacks of all existing structures on the site. e. Lot area, lot line dimensions and average widths for each lot. f. Location of proposed new property lines and numbering of each lot. g. Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements. h. Location of proposed dedications. i. Existing and proposed topography at two -foot contour intervals extending to five feet beyond the project boundaries. j. Location of sensitive areas and sensitive area buffers (slopes 20% or greater, wetlands or watercourses) on the site. k. Location, size and species of any trees located within a sensitive area or its buffer or the shoreline zone unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to TMC Chapter 18.54. 1. Location of existing and/or proposed fire hydrants to serve the project. m. Description, location and size of existing and proposed utilities, storm drainage facilities and roads to serve the lots. n. Expected location of new buildings and driveways, including finished floor elevations of the buildings. This requirement may be waived by the Responsible Official for long term, phased developments where a phasing plan is required. 8. Letter of water and sewer availability if the provider is other than the City of Tukwila. 9. Parking calculations to demonstrate that the requirements of TMC Chapter 18.56 have been met. 10. Proposed cross easement and maintenance agreement for shared parking, circulation, utility and landscaping improvements. Binding Site Plan Amendments — Staff Draft 2 June 30, 2005 P:1Steve and Lisa's Segale Folder17- 14_PC_Hearing\BSIP- StaffDraft.doc r 11. Legal descriptions of all tracts located within the boundaries of the short plat. 12. Consistency Report — addressing how the project complies with the applicable review criteria. 13. Estimated construction schedule with phasing plan and schedule. 14 Additional Requirements for condominiums: Provide the following information on the site plan: number of units proposed, building dimensions, height and number of stories, distance between buildings, type of construction, sprinkler or non- sprinkler, and occupancy classification. X15. Items contained in TMC 18.104.060 not already listed above. B. REVIEW PROCEDURES: An application for binding site improvement plan shall be reviewed and acted upon in the same manner prescribed in Section 17.12.020B for short subdivisions. C. APPROVAL CRITERIA: 1. Prior to approval of any binding site improvement plan, the Short Subdivision Committee shall insure that the following improvements are provided to sufficiently service the anticipated uses throughout the proposed plan and the decision criteria that follow are met: a. Adequate water supply. b. Adequate sewage disposal. c. Appropriate storm drainage improvements. d. Adequate fire hydrants. e. Appropriate access to all anticipated uses within the plan. f. Provision for all appropriate deed, dedication, and/or easements. g. Monumentation of all exterior tract corners. 2. Legal Lots. a. Residential binding site plans shall consist of one or more contigruous, legally created lots and each lot shall meet the minimum dimensional requirements of the applicable zone or overlay district. b. If the site will contain commercial or industrial uses, or mixed use commercial and residential uses, the lots shall meet the minimum dimensional requirements of -the zoning district or meet the definition of "integrated site" in TMC 18.06, such that when taken as a whole and not considering interior lot lines, the integrated site meets all applicable zoning and subdivision requirements. 3. Appropriate easements and maintenance agreements for shared facilities, including but not limited to, circulation, parking, utilities and landscaping, have been provided. 4S.. Modifications to the minimum zoning standards for individual lots located within the integrated site, including setbacks, parking, landscaping, lot area and lot dimension are not detrimental to the public health, Binding Site Plan Amendments — Staff Draft 3 P: \Steve and Lisa's Segale Folder\ 7- 14_PC_Hearing \BSIP - StaffDraft.doc June 30, 2005 safety and welfare, do not adversely affect the rest of the integrated site or other properties in the vicinity , and do not impede planned street, trail or pedestrian networks for the neighborhood or district. 56. Common improvements necessary to serve any particular phase of development must be sufficient for meeting the zoning and subdivision requirements for that phase. 67-. Access to the integrated site meets the subdivision ordinance standards. Access within the site provides for safe and efficient circulation and meets Fire Department access requirements. 78. The circulation system incorporates appropriate provisions for safe pedestrian activity to the site from the street and from building to building within the site. 89. The sign regulations shall be applied to the integrated site as a whole. For example, the number of freestanding signs allowed is based on one site within the binding site improvement plan. Individual ownerships within the integrated site are not considered to be separate sites in determining the number of freestanding signs allowed. 94.8. The yard- requirements of the 14flifoiiii Washington State Building Code are met. 11. Future Development. The binding site plan shall contain a provision regpiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. 12. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. 13. Additional Approval Criteria for Binding Site Plans Proposing Condominium Ownership: Condominium developments are eligible for binding site plan approval, when the purpose of such approval is to divide the property so that a portion of the parcel or tract can be subjectld to either Chapter 64.32 or 64.34 RCW. A binding site plan can only be approved either when the development has already been constructed or when the approval has been obtained and a building permit for an entire development or a portion of a development is issued. 14. Additional Approval Criteria for Phased Development: If the applicant chooses to develop the property in a phased development, the applicant must execute a development agreement with the city pursuant to RCW 36.70B.170 if one is not already in place. This agreement shall govern, at a minimum, the use and development of the property subject to the binding site plan, including: (1) vgsting applicable to subsequent permits; (2) the manner in which each phase of the development will procee4 to ensure that the roads and utilities necessary to serve each phase of the development are constructed prior to the development of each phase; and (3) expiration of the agreement and all provisions therein. 15. Consistency: The binding site plan shall be consistent with any City approved master plans and development agreements. _(Ord. 1833 §\(part), 1998) 17.16.040 Final approval of plan A. Prior to the plan being granted final approval a survey, prepared by a licensed surveyor to the standards contained in TMC 17.04.060, shall be submitted to the Short Subdivision Committee with the fatal plan. The survey and plan shall be consistent with the preliminary approval. B. Once the Short Subdivision Committee determines the survey, plan and other documents for recording are consistent with the preliminary approval, it will be certified for filing by the chair of the Short Subdivision Committee. Binding Site Plan Amendments — Staff Draft 4 P: \Steve and Lisa's Segale Folder\ 7- 14_PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 I, C. After being certified for filing by the Short Subdivision Committee, binding site improvement plans and survey shall be filed by the applicant with the King County Department of Records and Elections, and a copy of the recorded documents shall be returned to the Department of Community Development prior to issuance of any building permits for construction within the site. The applicant shall pay all costs associated with this filing. (Ord. 1833 § 1(part), 1998) D. Binding Effect: Approved binding site plans shall he binding and shall be enforceable by the City. All provisions, conditions and requirements of the bindin s site plan shall be legally enforceable on the purchaser or on any person acquiring a lease or other ownership interest of any lot, tract, or parcel created pursuant to the binding site plan. 17.16.050 Improvements A. Improvements. The following improvement requirements shall be met for each binding site plan prior to the issuance of a building permit for construction within a binding site improvement plan. 1. Improvements Required. Consistent with TMC 17.20, and subject to any applicable Development Agreement, the following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this code, approved by the Short Subdivision Committee and in accordance with other standards of the City. A separate construction permit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. Modifications: Proposals that contain commercial or industrial uses, or mixed use commercial and residential uses, and meet the definition of "integrated site" in TMC 18.06 are not required to submit a modification request. Where a proposal is not eligible to be an "integrated site" or where the definition of "integrated site" does not expressly allow for a modification of a particular standard(s), modifications of improvement standards required in TMC 17.20 shall be made through the exceptionprocess in TMC 17.28. B. Phasing of Improvements. To satisfy improvement requirements, the Short Subdivision Committee is authorized to impose conditions and limitations on the binding site plan. If the Short Subdivision Committee determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Committee may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building's certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise pennitted or required under City code. 17.16.060 Revision of plan A. Alteration: Alteration of an approved binding site plan. excluding standard easements for utilities and lot line adjustments, shall be accomplished following the same procedures required for a new binding site plan application as set forth in this Chapter; provided, that only owners of lots within the binding site plan that are directly affected by the proposed alteration shall be required to authorize application for the alteration. If property subject to a binding site plan approval is the subject of a development agreement, the alteration of the approved binding site plan shall not require an amendment to the development agreement or approval by the City Council and, after approval and recording, shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. Binding Site Plan Amendments — Staff Draft 5 P: \Steve and Lisa's Segale Folder\ 7- 14 _PC_Hearing\BSIP- StaffDraft.doc June 30, 2005 B. Vacation: Vacation of a recorded binding site plan shall be accomplished by following the same procedures required for a new binding site plan application as set forth in this Chapter. If a portion of a binding site plan is vacated, the property subject to the vacation shall constitute one lot, and the balance of the approved binding site plan shall remain as approved. Any non- conformities created by such a vacation must !,:le remediedprior to final approval of the vacation. If a binding site plan property subject to a binding site plan approval is the subject of a development agreement, the vacation of the approved binding site plan, whether total pr partial, shall not require an amendment to the development agreement or approval by the City Council and, after 4pproval and recording shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. Binding Site Plan Amendments — Staff Draft 6 P:1Steve'and Lisa's Segale Folder \7- 14_PC_Hearing\BS1P- StaffDraft.doc June 30, 2005 I NAME OF PROJECT/DEVELOPMENT: Tukwila South Project See Attached List • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us Name: Sue Carlson, Segale Properties G: APPHANILANDUSE.APP\COMPAPP.doc, 06/28/00 t i t # "="k, l 1/ f COMPREHENSIVE PLAN /ZONING CODE AMENDMENTS APPLICATION LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Quarter: Section: Township: Range: See Attached List (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Address: 5811 Segale Park Dr C, Tukwila, WA 98188 Phone: 206 -5 -2000 FAX: 206 - 575 -1837 Signature: � /i � /' � �� Date: S O� FOR STAFF USE ONLY Sierra Type: P- CPA/P -ZCA Planner: File Number: L 0 c — D Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: I NAME OF PROJECT/DEVELOPMENT: Tukwila South Project See Attached List • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci.tukwila.wa.us Name: Sue Carlson, Segale Properties G: APPHANILANDUSE.APP\COMPAPP.doc, 06/28/00 t i t # "="k, l 1/ f COMPREHENSIVE PLAN /ZONING CODE AMENDMENTS APPLICATION LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS. Quarter: Section: Township: Range: See Attached List (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Address: 5811 Segale Park Dr C, Tukwila, WA 98188 Phone: 206 -5 -2000 FAX: 206 - 575 -1837 Signature: � /i � /' � �� Date: S O� A. COMPREHENSIVE PLAN DESIGNATION: Existing: Combination of LDR, MUO, HI, TUC & TV$ Proposed: same B. ZONING DESIGNATION: Existing: Combination of LDR, MUO, HI, TUC & TVS Proposed: Tukwila South Overlay District G: APPHAMLANDUSE.APPTOMPAPP.doc, 06/28/00 C. LAND USE(S): Existing: Combination of agricultural and industrial Proposed: Proposed mixed use "Tukwila South Master Plan" (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. North side: A commercial /industrial mix, in Tukwila, zoned "Tukwila Urban Center" East side: Bounded by the Green River. Beyond, in Tukwila & Kent, is an industrial /commercial mix, along with one parcel in Kent zoned "OS" South side: Agricultural and low density residential in Kent West side: Bounded entirely by Orillia Rd & Interstate 5. To the west of Orillia is a small pocket of LDR in King County, and beyond 1 -5 in SeaTac is SFR. ATTACHMENT TO APPLICATION MAY 6, 2005 TAX PARCEL s 6 JURISDICTION S-T-R 1/4 SEC, 022204 -9008 KING COUNTY 2 -22-4 EWM NW 022204 -9011 KING COUNTY 2 -22-4 EWM NW 022204 -9015 KING COUNTY 2 & 3 -22-4 EWM SW 2 - SE 3 022204 -9033 KING COUNTY 2 -22-4 EWM NW - NE 022204 -9036 KING COUNTY 2 -22 -4 EWM NW 022204 -9037 KING COUNTY 2 -22-4 EWM NW 022204 -9040 KING COUNTY 2 -22 -4 EWM NW 022204 -9043 KING COUNTY 2 -22 -4 EWM NW 022204 -9057 KING COUNTY 2 -22 -4 EWM NW 022204 -9061 KING COUNTY 2 -22-4 EWM NW 023900 -0352 KING COUNTY 3 -22-4 EWM NE 032204 -9006 KING COUNTY 3 -22-4 EWM NE 032204 -9047 KING COUNTY 3 -22-4 EWM NE 032204 -9049 KENT & KING CO. * 2 & 3 -22-4 EWM SW 2 - SE 3 032204 -9056 KING COUNTY 3 -22 -4 EWM SE 032204 -9062 KING COUNTY 3 -22 -4 EWM SE 032204 -9090 KING COUNTY 3 -22 -4 EWM NE 032204 -9092 KING COUNTY 3 -22 -4 EWM SE 032204 -9093 KING COUNTY 3 -22-4 EWM SE 032204 -9100 KING COUNTY 3 -22 -4 EWM NE 032204 -9102 KENT 3 -22 -4 EWM SE 032204 -9106 KING COUNTY 2 & 3 -22-4 EWM NW 2 - NE 3 262304 -9065 TUKWILA 26 -23 -4 EWM SW 352304 -9008 TUKWILA 35 -23-4 EWM NW 352304 -9009 TUKWILA 35 -23-4 EWM NW 352304 -9013 TUKWILA 35 -23-4 EWM NW 352304 -9014 TUKWILA 35 -23-4 EWM SW 352304 -9015 TUKWILA 35 -23 -4 EWM SW 352304 -9016 KING COUNTY 35 -23-4 EWM SW 352304 -9017 TUKWILA 35 -23 -4 EWM SW 352304 -9018 TUKWILA 35 -23 -4 EWM SE 352304 -9019 TUKWILA 35 -23-4 EWM NW 352304 -9025 TUKWILA 35 -23-4 EWM NW 352304 -9027 TUKWILA 35 -23 -4 EWM NW 352304 -9032 TUKWILA 35 -23-4 EWM NW 352304 -9033 (Tukwila Portion Only) TUK. & SEATAC 35 -23-4 EWM NW 352304 -9034 TUKWILA 35 -23-4 EWM NW - SW 352304 -9036 TUKWILA 35 -23-4 EWM SW 352304 -9038 TUKWILA 35 -23 -4 EWM NW 352304 -9040 TUKWILA 35 -23-4 EWM NW 352304 -9041 KING COUNTY 35 -23 -4 EWM SW - SE 352304 -9045 TUKWILA 35 -23 -4 EWM SW 352304 -9049 TUKWILA 35 -23-4 EWM SW 352304 -9050 TUK. & KING CO. ** 35 -23-4 EWM SW 352304 -9051 TUKWILA 35 -23 -4 EWM SW 352304 -9055 TUKWILA 35 -23-4 EWM NE 352304 -9065 KING COUNTY 35 -23-4 EWM SW 352304 -9066 KING COUNTY 35 -23-4 EWM SW 352304 -9068 TUKWILA 35 -23-4 EWM SW 352304 -9078 KING COUNTY 35 -23-4 EWM SW ATTACHMENT TO APPLICATION MAY 6, 2005 • 6 352304 -9081 TUKWILA 35 -23-4 EWM SW 352304 -9082 TUKWILA 35 -23 -4 EWM SW 352304 -9090 TUKWILA 35 -23 -4 EWM NW 352304 -9104 TUKWILA 35 -23-4 EWM NE - SE 352304 -9108 TUKWILA 35 -23 -4 EWM NE - SE 352304 -9109 TUKWILA 35 -23 -4 EWM NW 352304 -9112 TUKWILA 35 -23-4 EWM ALL FOUR 352304 -9115 TUKWILA 35 -23 -4 EWM SW - SE 352304 -9116 TUKWILA 35 -23-4 EWM SW 352304 -9117 KING COUNTY 35 -23 -4 EWM SW 352304-9118 TUKWILA 35 -23-4 EWM NW - SW 352304 -9119 TUKWILA 35 -23 -4 EWM NE - SW - SE 352304 -9120 TUKWILA 35 -23 -4 EWM NE 352304 -9121 TUKWILA 35 -23-4 EWM NE - SE * EST. 1/3 OF TAX LOT IN KENT - 2/3 IN KING CO. ** EST. 4/5 OF TAX LOT IN TUKWILA - 1/5 IN KING CO. PUGET SOUND DUWAMISH RIVER SEATTLE BURIEN NORMAN PARK DES MOINES SEA TAC SEATAC AIRPORT PLOTTED: 5/6/05 SCALE: VIEW: DJ DATE: 5/6/05 XREF: LSF: FLO BK: A PO /: GREEN RIVER LAKE WASHINGTON c (0 Co TUKWILA SOUTH PROJECT LA PIANTA LLC JOB NO: 03102 !GOLDSMITH 8c ASSOCIATESV awe 1958 Engineering - Land Use Planning - Surveying 1215114th Avenue SE. Bellevue, WA 98004, P.O. Box 3565, Bel, WA 98009 OFFICE: (425) 462 -1080, FAX: (425) 462- 7719, slaff@goldsmilhengineelng.com DRAWN DESIGNED: PPROVED: I • 0,000' LADAMS LADAMS LADAMS ACAD DWO.: 03102E157 PSSF: VICINITY MAP TUKWILA SOUTH PROJECT CITY OF TUKWILA WASHINGTON RENTON SHEET ELLEVUE 1 -1 KC LDR ANGLE LAKE r C LDR (KC IND) 1y IJLI11JI; 1tU di 117111.1L SEATAC '93111E f _ H 1800 i I SEATAC :71_ _I__ _s 188 ST r 7 : LI - IJ 1 -1.1 1 -- --, [ 1 T i L MIND @INa �. 1 1 L .J— r - :- IIR . ` 1 f �� 4 . 1 _ 1 I f TUKWILA t —... TUC c __ i �� . 0. r.. < 0., ,_ ,..„.. I 1- KENT — P �[i ' ES SINGLE-FAN ILY 1 (SR -1) / 1 s _ l000 Fr 11_ - � �r� ri1nU i 1'a • -- LEGEND: N„ ®v TUKWILA MUNICIPAL BOUNDARY AFTER LA PIANTA ANNEXATION ZONING BOUNDARY t I TUKWILA SOUTH PROJECT AREA s — 1000' OFFSET TO PROJECT AREA 0 'GOLDSMITH 1_ i ce _ SSOCIATENY TUKWILA SOUTH PROJECT TUKWILA SOUTH 1000' RADIUS SURROUNDING LAND USE MAP TUKWILA, KING COUNTY, WASHINGTON • —Wr.4-tAIA L/ a il✓ie�/l. Q� T O s P ° ,tom COM P- REHENSI \ PLAN /ZONING CODE AMENDMENT CRITERIA I The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the fol ing circumstances justifies a re- designation of your property or a change in e 'ng Plan policies: `. vv v 1. Describe how th sue is addressed in the Comprehensive Plan. If the issue is not adequatel dressed, is there a need for it? 2. Why is th roposed change the best means for meeting the identified public need? at other options are there for meeting the identified public need? 3. Why % '11 the proposed change result in a net benefit to the community? If not, w type of benefit can be expected and why? B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) In addition to the above question, a response to each of the following circumstances is also necessary: 1. detailed statement of what is proposed and why; 2. vA statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) 4. ✓A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 6. ✓A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; 7. VA statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; • • 8. ,/A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. C. ZONING AMENDMENT CRITERIA (TMC 18.84.030) Demonstrate how each of the following circumstances justifies a rezone of your property or a change in the existing Zoning Code. 1. ✓The use or change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest; 2. .I'he use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas as set forth in the application form. G :WPPHAMLANDUSE.APPICOMPAPP.doc, 06/28/00 .� `4 rt Infor' 'io a y(r tiy. t .b 404101 '(rYa! c e vu ' !_, t - ' 7 2 �'tl � [f � �Y� • � r j� i � d ♦1 ,�,� . , p 6M j : a 11'466""P b i40tr Plannig�, m„ *R ° i r j Y� t .. '".n 1, $ ���.t.. '7 Yr JL .1 ! 4.�y����� f :' te r 1 \�. .CE- '' ' 1 / , 9 � ,, ,.t•., �b 1 r� n ;alrcjiy#q�io K .r d '= /r' •'1Wi �p ,. Ir 1• .. '()iFt�' eltlse ga .,.:0'.141 r" `t�j ` ` ? � ly� wfi ? ..S ^, � 4: ,�,r 'at {c $F' r 4: i � u r I IIJ� y o �,�v � 4,04 Irts'& :�, „ . 14, 411 % �, I� l t7 �! 4 t$ I �i �M :�c , �1 ^ a t. >.,.. . +,'i t .r ^ y , cr1 APPLICATION FORMS: 1. Application Checklist: one (1) copy, indicating items submitted with application. V 2. Comprehensive Plan/Zoning Application Packet: eight (8) copies and one set of High Quality Photo Reductions of all plans. (See Project Description and Analysis, Site Plans and Evaluations). 3. Application Code Amendment Fee ($1000). ✓ PUBLIC NOTICE MATERIALS: 4. King County Assessor's map(s) which shows the location of each property within 500 feet of the subject lot. 5. Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. ( Note: Each unit in multiple - family buildings -e.g. apartments, condos, trailer parks -must be included). i c — r aye 6. A 4' x 4' Public Notice Board will be required on site within 14 days of the Department determining that a complete . application has been received. n /1 t-/ . - is )/ f1t f 7 O2-J- ` PROPERTY INFORMATION: C.� I 7. Vicinity Map with site location. 8. Surrounding Land Use Map for all existing land uses within a 1,000 foot radius from the lot's property lines. ® -r ( ('� 9. Title Report - Clearly establish status as legal lot(s) of record, ownership, all known easements and encumbrances. 10. Lot lines for 300 ft. from the site's property lines including right -of -ways. / c PROJECT DESCRIPTION AND ANALYSIS: 11. A written discussion of project consistency with each review criterion. 12. Eight (8) complete sets and one (1) set of High Quality Photo Reductions of all plans which contain information listed in the table below. • • COMPLETE APPLICATION CHE.CKL:IST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact the Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted in a later timely manner . for use at the public hearing (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff is available to answer questions about application materials at 206 -431 -3670. COMPLETE APPLICATION CHECKLIST TABLE G: APPHAMLANDUSE.APP\COMPAPP.doc, 09/11/02 NIW Vi e ' ` q flY 7 ( u ' � . b(#q r �K'�.'�>'a �.t�{,3 XY f,Cy {{ "iW ✓ ] - z: s. > tr�. ...� ?i }.i_. ;. •t, r i't? , "i•� .r t. .. .4.T• (Y .Tk ti')X �� � ' >Li•af a�l[:.ti'��'�45!S.?S:4vk�� ��A SITE PLANS: 13. One set of all plans (including a landscape plan) that shall be stamped by a licensed professional surveyor, architect, landscape architect, or engineer, and have an original signature. Additional copies of the signed set may be submitted to satisfy the total number of copies required. Revisions shall satisfy this criteria. 14. A boundary and topographic survey (2 ft. contours including a minimum 20 ft. beyond the property line) with all structures, improvements, easements, encumbrances and right -of -way width/infrastructure. Elevations shall be City of Tukwila datum (NGV 1929 datum for 100 year flood elevation with equation to City of Tukwila datum). This shall be stamped by the surveyor. 0 15. Location of all sensitive areas (e.g., streams, wetlands, slopes over 20 %, coal mine areas and important geological and archaeological sites.). Provide sensitive area studies as needed per TMC 18.45. Also show trees over 4" caliper, indicating those to be saved. All proposed sensitive area and tree protection measures shall be shown. 16. 100 yr. flood plain boundary and elevation as shown on FEMA maps. 17. Proposed lot lines (solid), existing lot lines (dashed). G :WPPHAMLANDUSE. 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WASHINGTON State of Washington County of King City of Tukwila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(ciici.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) I Do)0, _L (°) VYI,=),S () (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on ° 1 t °t 1(>5 the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at S , Zcx0 -St( -S Y- S ( � r S, L Q i so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number Lb S oej \ . Los - 07 -9 a LOS 0 7-°1A L- 6S --03° I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. On this day personally appeared before me -7 bYl c i -S to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this day of (_4 u T wt a NOT • RY ' U : L - in and j the t� o sh i / 0 —? residing at My commission expires on dOs Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , -2 HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non- Significance Board of Adjustment Agenda Pkt Project Name: 1 1M-4V(.j►f) Determination of Significance & Scoping Notice Project Number: .111 5 Board of Appeals Agenda Pkt Mailer's Signature: Notice of Action (X: Planning Commission Agenda Pkt Person requesting mailing: I Official Notice :S(r� VQ,L, � Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this 23day of in the year 200 P : GINAWYNETTA/FORMS/AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: 1 1M-4V(.j►f) Project Number: .111 5 LADS Lz / Mailer's Signature: 1 i L i Person requesting mailing: I :S(r� VQ,L, � Was mailed to each of the addresses listed on this 23day of in the year 200 P : GINAWYNETTA/FORMS/AFFIDAVIT -MAIL 08/29/003:31 PM t ". 4"4,71"-AMPAIlikjt, • .- GACO WESTERN INC. Waterproofing our World from NASA to your Neighborhood. Caro Western has you Covered with Innovative Solutions. Mark Elliott Chief Financial Officer Office 206- 357 -2727 Fax 206 -575 -0587 metliott@gaco.com www.gaco.com � \ OE1( alZ7l0s ' LIJC1 v inur - r\ . I ur.wn aoutn manning commission Public Hearing From: "Bleifuhs, Steve" <Steve.Bleifuhs @METROKC.GOV> To: 'Lisa Verner' <Iverner @ci.tukwila.wa.us >, Ryan Larson <rlarson @ci.tukwila.wa.us> Date: 9/20/05 4:49PM Subject: RE: Tukwila South Planning Commission Public Hearing Hi Lisa, If it's possible to send the material to me digitally on Friday, that would be preferable. Otherwise, please sent it to me, as follows: / r CiiiiimostommoveAnd".Rvsources Division 201 South Jackson St., Ste. 600 Seattle, WA 98104 With respect to the question about an agreement between King County and Segale for trails and easements, the short answer is no. Rather, the easement requirements need to be a requirement of the City's developers agreement with Segale. And so, the long answer to your question is, as follows, excerpted from the County's May 5, 2005 DEIS response letter: Levee Design and Construction Standards King County is party to several signed interlocal agreements with the City of Tukwila and other municipal jurisdictions within the lower Green River Valley, establishing construction and maintenance standards for flood containment levees along the banks of the Green River. Under the terms of these agreements, King County has agreed to use funding secured by the GRFCZD to maintain and repair levees within easements granted to the GRFCZD, and to King County, for this purpose. This King County maintenance role is conditional on levees being brought into compliance with current design and construction standards by each affected jurisdiction. According to Section 4.2.4 of the July 2002 Interlocal Agreement for the Administration of the GRFCZD, "Local land use actions shall also provide for the obtaining of any additional easement areas or tracts of land reasonably necessary to accommodate levee structural integrity and slope stability needs. Such needs shall be determined in a manner consistent with applicable federal levee engineering guidelines, and with any additional engineering or geotechnical studies prepared for this purpose." King County, Tukwila, and Kent are all signatory parties to this Interlocal Agreement. Page 1 Planning Commission TVS Public Hearing Agenda Packet (binder) Agenda Minutes? eiit Tukwila South Master Plan (Green tabs) Staff Report Attachments A. Tukwila South Master Plan / i a a+f ....x,. w. r]...LM w plan) Application materials — 7 Zoning Code Amendments (Yellow tabs) ep Staff Report Attaelients C. Staff - recommended Zoning C mendments DDApplication materials 7 Subdivision Code. Amendments (Orange tabs) Q Staff Report Attachments . E. Staff - recommended Subdivision Code Amendments pplication materials ? Shoreline Master Program Amendments (Blue tabs) 0 9 Staff Report p. Application Materials 7 7 Addendum to Final EIS for Tukwila South Project (Red tab) Q: \PAA \TVS StaffRpts PC\PC TVS PH binder.doc -sjl- Created on 09/20/2005 11:03 AM `faraT b 7 Page l of 1 Dept. Of Community Development City of Tukwila *, 8 AFFIDAVIT OF DISTRIBUTION I , HEREBY DECLARE THAT: c ///Y/\ /\ Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non- Significance Determination of Significance & Scoping Notice Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgnr. Permit _ FAX To Seattle Times Mail: Gail Muller Classifieds Box 70 - Seattle WA 98111 Other x tr Was mailed to each of the addresses listed on this 1'day of in the year 20 ej.5'' Person requesting mailing: P:GINAWYNETTA/FORMS/AFFIDAVIT -MAIL 08/29/003:31 PM �s �. • City of Tukwila CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Department of Community Development Steve Lancaster, Director The City has received the following four applications from La Pianta LLC (Segale Properties) in conjunction with the Tukwila South Project: 1. Tukwila South Master Plan; File L05 -041 2. Zoning Code changes, including a new Tukwila South Overlay District zone; File L05 -029A 3. Subdivision Code changes, including changes to Binding Site Plan; File L05- 029B 4. Shoreline Master Program map amendment to apply "Urban" shoreline environment designation; File L05 -030 The proposed Zoning Code and Subdivision Code changes may apply citywide. The Shoreline Master Program map amendment is proposed to apply to property proposed for annexation into the City located south of the City limits along the west side of the Green River to S 204 Street and inward from the water 200 feet from the Ordinary High Water Mark (OHWM). The Tukwila South Master Plan will apply to property generally south of S 178 /S 180 Street, west of the Green River, north of S 204 Street, and east of Orillia Road S/I -5. You are invited to comment on the applications by attending a public hearing scheduled for 7:00 PM on September 29, 2005 before the Planning Commission or by writing a statement which is received in the Department of Community Development by 5:00 PM on the date of the hearing. The public hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 - 431 -3670. For further information on these proposals, contact Lisa Verner at 206 - 431 -3662 or lverner@ci.tukwila.wa.us or visit our offices at 6300 Southcenter Blvd, Suite 100, Monday through Friday, 8:30 AM to 5:00 PM. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Blvd, Suite 100. Public hearing notice mailed September 16, 2005. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 DON 1 = gIn .111� . 1 ■ , ►t ' 111 1 :1 11 ' 'II' 11 11 III 11 i1I11 II II I 11 .r� iII ,1 11• . lIiI 1 ,111111111 :.1..1111 ::�Ill:illlli III. I 11!! :::�, i ELT 4 1111 11 11I11�11101`1 z 1 11■. o •111 ehibl ■■ 11. 1 ■ii■ 11111. v i I� J 11111111111111111111:■ JI li'i i i I `fI 111111/1 ■111111111111: INN IMF /ow LEGEND: _. 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ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDLIFE () BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 () FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION () K.C. DEPT OF PARKS &REC () K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA UBRARY () RENTON LIBRARY ( ) KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY () ()WEST ( ) SEATTLE CITY LIGHT UGET SOUND ENERGY IGHLINE WATER DISTRICT ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES )PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE - 4MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM ( ) FISHERIES PROGRAM ( ) WILDLIFE PROGRAM 1'SEATTLE TIMES (SOUTH COUNTY JOURNAL P: IADM INISTRATIVEIFORMSICHKLIST.DOC CHE T: ENVIRONMENTAL REVIEW /SHORELINE PER MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES () DEPT OF SOCIAL & HEALTH SERV. IA:VEPT OF ECOLOGY, SHORELAND DIV ' f xt ( ) DEPT OF ECOLOGY, SEPA DIVISION' ~Q � ' ( ) OFFICE OF ATTORNEY GENERAL • SEND CHKLIST W/ DETERMINATIONS • SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES SCHOOLS/LIBRARIES UTILITIES CITY AGENCIES KENT PLANNING DEPT a -r'0- e-S4T)^- TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE ( ) POLICE () FINANCE ( ) PLANNING () BUILDING ( ) PARKS & REC. () MAYOR () CITY CLERK OTHER LOCAL AGENCIES MEDIA () FOSTER LIBRARY () K C PUBLIC UBRARY ()HIGHLINE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT PC h �s > ) S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE () HEALTH DEPT () PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES -SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL ()ACC. LAND & WATER RESOURCES () OLYMPIC PIPELINE () VAL -WE SEWER DISTRICT () WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS () BRYN MAWR LAKERIDGE SEWERNVATER DISTRICT "IkRENTON PLANNING DEPT ITY OF SEA-TAC - -r3 } - .a^- () CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU () STRATEGIC PLANNING OFFICE' • NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE () P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT ( ) DUWAMISH RIVER CLEAN -UP COALITION *SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER HIGHLINE TIMES ( CI.TUKWILA.WA.US.W W W PC \4" S 02ecr} k eT g e-a l • -t 31 o 1 k o 'nw - PcJe S 1- =" (La 11 Q vue w A 4S coo 8 -- 5`157._ KIettutavrau A,,.i o O ) A ��.4 CA , - 'ew i r � 14,�., W % se,v;c42_ Z z F fit., Are . s . 4 ,A- L.1 A- c i 0032. - 9N C__ Pio\ \A, tA-ail cat 1 6 5s\7 , Ovn&A-o- 2o. sue, J ccksa,,, ).fie 60 Parties of Record 8 -4 -05 1. Arthur H. McKean Aiken, St. Louis, & Siljeg, PS V 801 Second Avenue, Suite 1200 Seattle, WA 98104 2. David Benoliel M &P Partnership 14100 SE 36 Street, Suite 204/ Bellevue, WA 98006 3. M &P Company E. Mitchell PO Box 1083 Edmonds, WA 98020 4. Peter Davis Gaco Western Inc PO Box 88698 Seattle, WA 98138 v 5. Andrew S. Lane Cairncross & Hempelmann / 524 Second Avenue, Suite 500 V Seattle, WA 98104 6. Roger McCracken McCracken Properties LLC 19604 International Blvd, Suite 200 Sea -Tac, WA 98188 7. Rich Buck Lease Return Center 19607 Orillia Road S Kent, WA 98032 8. L. Jonientz 5565 S. 178 Street Tukwila, WA 98188 9. Richard Aramburu, Attorney 505 Madison Street Seattle, WA 98104 10. Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 11. Steve Butler City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 12. Dale Schroeder City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -8605 13. Bob Meyer City of SeaTac 4800 South 188 Street SeaTac, Washington 98188 -86 14. James Grief 2 4Z"' ,Lo sac. , WA q$Igg 15. Lori Jenkins Des Moines, WA 16. Tony Zgraggen 43014 212` Ave SE Enumclaw, WA 98022 17. James Adsley 19805 Orillia Road S Kent, WA 98032 18. Chris Bauer King County Fire District #24 19805 Orillia Road S Kent, WA 98032 19. Thomas D. Keown, PE Highline Water District PO Box 3867 Kent, WA 98032 20. Kim Marousek City of Kent 220 Fourth Ave S Kent, WA 98032 -5895 22. Dale Myers V 1 0 21. King County Department of Transportation, Road Services Division 201 S Jackson Seattle, WA 98104 • Kir Tukwila RE: 262304 9079 17300 Southcenter Pkwy Tukwila WA 98188 King County RE: 352304 9037 500 KC Admin Bldg. Seattle WA 98104 Southcenter Properties RE: 352304 9101 601 SW 2n Ave #2100 Portland OR 97204 Tukwila Historical Society RE: 022204 9036 14475 59 Ave S Tukwila WA 98168 Drainage District 1 RE: 102204 9045 PO BOX 297 Kent WA 98035 Jo Etal & Larry Gallagher RE: 032204 9053 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 032204 9025 6821 112 Ave SE Renton WA 98056 Armando Scoc RE: 10 9007 68 12` Ave SE nton WA 98056 Armando occolo RE: 204 9044 6 1 112` Ave SE Renton WA 98056 AV3AV - I 1- 800 -GO -AVERY CLPF - TUKWILA RE: 262304 9067 350 S Grand Ave #25 Los Angeles CA 90071 Mario Segale RE: 352304 9032 PO Box 88046 Tukwila WA 98138 Vien Bui & Thanhthien Tonnu RE: 352304 9039 12613 38 Ave SE Everett WA 98208 Armondo Scocc RE: 102 9186 682 2` Ave SE castle WA 98056 Larry Gallagher RE: 032204 9103 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 102204 9 5 6821 1 ve SE Re n WA 98056 Armando Scoccolo RE: 1022 40 682 2` Ave SE enton WA 98056 Union Pacific Railroad Co. RE: 032204 9027 1700 Farnam St Ohama NE 68102 AVCIIYW51bUw ®0915 31V1dW31 gt GaAV aSn jam rree rnnung , Use Avery® TEMPLATE 5160® Armondo Scoc RE: 10220 185 6821 11 Ave SE Renton A 98056 • Armondo Scocc RE: 10220 184 6821 1 Ave SE Ren • n WA 98056 Fred Pittenger RE: 032204 9072 4301 S 200 St Kent WA 98032 La Pianta RE: 022204 9047 PO Box 88050 Tukwila WA 98138 Schoenbachler Enterprises LLC RE: 352304 9034 9253 E Sands Dr Scottsdale AZ 85255 Kwan Patrick /Rosalyn RE: 788880 0160 5862 S 194t St Kent WA 98032 St. Demetrios RE: 102 9001 2100 over Ave S Se tle WA 98112 First Union National Bank RE: 022204 9052 745 Atlantic Ave Boston MA 02111 Shasta Beverages RE: 352304 9072 1 N University Dr Plantation FL 33324 Houghton Harbor RE: 352304 9084 1233 Andover Park E Tukwila WA 98188 r 1 Aa3AV-09-00S-I. Kir Tukwila RE: 352304 9005 17600 Southcenter Pkwy Tukwila WA 98188 YVVYVY.UVC► V-Vlll 1- 800 -GO -AVERY Vince Coluccio RE: 023900 310 210 SW 194t PL Normandy Park WA 98166 Assoc Catholic Cemeteries RE: 032204 9021 205 NE 205 St Seattle WA 98155 Gregory Real Estate Two LLC RE: 788880 0180 1216 6t Ave N Kent WA 98032 Schoenbachler Enterprises LLC RE: 352304 9015 106 110t Place SE Bellevue WA 98004 King County RE: 032 049 500 Ave ttle WA 98104 City of Kent RE: 0222 061 220 t Ave S K t WA 98032 U AVERY® 5160® Union Pacific Railroad RE: 352304 9108 1416 Dodge St #325 Omaha NE 68179 Southcenter Partners LLC RE: 352304 9095 601 SW 2 " Ave #2100 Portland OR 97204 Houghton Harbor RE: 352304 9122 1233 Andover Park E Tukwila WA 98188 Two Nine Three & Four LTD RE: 352304 9110 1325 4t Ave #1940 Seattle WA 98101 009LS 31V1dW31 tip AMY eSfl Jam Free Printing Use Avery® TEMPLATE 5160® Bellwether Properties RE: 788890 0111 18435 Olympic Ave S Tukwila WA 98188 Sound Floor Covering RE: 788890 0130 18375 Olympic Ave S Tukwila WA 98188 Campbell James E ate RE: 788890 ' • 2 1001 Ka • • ila Blvd. Kapo - HI 96707 Doug Thompson RE: 032204 9097 4417 S 200 St Kent WA 98032 Tri -Land Corporation RE: 352304 9103 1325 4 Ave #1940 Seattle WA 98101 Gray Cat Collective LLC RE: 352304 9069 5430 45 Ave W Seattle WA 98199 City of t RE: 7 :: 880 0111 22 4 Ave S Kent WA 98032 Bruce C. & Elizabeth S. Mitchell RE: 352304 9082 19000 57 PL NE Kenmore, WA 98028 www.avery.com • 1- 800 -GO -AVERY James Camp RE: 78 1001 0 0120 amokila Blvd Kaiolei HI 96707 Pacific Metal RE: 788890 0140 3400 SW Bond Ave Portland OR 97239 Ty & Van Ly Lam RE: 184030 0185 17804 51 Ave S Seatac WA 98188 Waco Enterprises RE: 352304 9092 1205 Andover Park W Tukwila WA 98188 KMBR RE: 352304 9074 1232 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9 6200 So center Blvd Tuk • WA 98188 0 Connell Heritage LLC RE: 022204 9017 20431 Frager Rd S. Kent WA 98032 Roberto Ordonio & Virg Warren RE: 032204 9023 20811 100' Ave SE Kent WA 98031 King County RE: 03 4 9049 500 Ave ttle WA 98104 St. Demetrios RE: 102204 9003 2100 Boyer Ave E Seattle WA 98112 Campbell James Es RE: 788890 1001 K. . ila Blvd. Ka • °i HI 96707 1... AVERY® 5160® Campbell Real Estate LLC RE: 788890 0121 18435 Olympic Ave S Tukwila WA 98188 LA PIANTA LLC RE: 35230 090 PO BO 8028 Tu ila WA 98138 Boeing Oregon Masabi Trust RE: 352304 9105 1325 4 Ave #1940 Seattle WA 98101 GCC LLC RE: 352304 9085 1 180 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9003 6200 South er Blvd Tukwil A 98188 t. Demetrios RE: 032204 24 2100 B r Ave E Seat WA 98112 St. Demetrio RE: 10 210 4 9175 oyer Ave E S r the WA 98112 City of Ke RE: 11 04 9008 220 Ave S K t WA 98032 James Adsley RE: 032204 9104 3280 Saratoga Rd Langley WA 98260 —no i c Id1dw71 ...AJaAV aSn JdIt1 rree rnnung . Use Avety® TEMPLATE 5160® Johnson Property Holdings RE: 660021 0230 20205 59 PI SE Kent WA 98032 La Terra RE: 66002 .260 PO Box = .028 Tuk , a WA 98138 Bakery Chef Inc. RE: 788880 0050 999 Oakmont Plaza Dr. #610 Westmont IL 60559 PCS Properties LLC RE: 788880 0080 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0130 10250 NE Marx St Portland OR 97220 Stress -Tek Inc. RE: 788880 0140 5920 S 194 St Kent WA 98032 Mark & Kay Hockman RE: 788880 0170 19400 58 Ave NE Kenmore WA 98028 Streng Heinz & Renate RE: 788880 0200 19311 Richmond Beach Dr NW Shoreline WA 98177 Thomas Herche RE: 78880 0510 PO Box 3837 Seattle WA 98124 Green Garden Food Products RE: 788880 0550 5851 S 194 St Kent WA 98032 r�l • Johnson Property Holdings RE: 660021 0 20205 5 - SE Kent A 98032 La Terra RE: • . •021 0270 • Box 88028 Tukwila WA 98138 TBI Building RE: 788880 0060 6412 S 190' St Kent WA 98032 PCS Properties LLC RE: 788880 • ! ' 0 PO Box 7 Merc - sland WA 98040 Market Contracto LTD RE: 78888 31 1025 Marx St Po and OR 97220 Robbins Holdings RE: 788880 0150 5866 S 194 St Kent WA 98032 Gregory Real Estate Two LLC RE: 788880 0180 12166 Ave N Kent WA 98032 196 Corridor LLC RE: 788880 0210 PO Box 120 Renton WA 98057 Dahava Financial LP RE: 788880 0535 10777 Main St #300 Kent WA 98032 www.dvery.cum 1- 800 -GO -AVERY • S King County Activity Center RE: 788880 0560 19731 Russell Rd Kent WA 98032 1113 A'd -A [► -nn4 -1 La Terra RE: 660021 0250 PO Box 88028 Tukwila WA 98138 City of Kent • RE: 660021 0360 220 4t Ave S Kent WA 98032 TBI Building RE: 788880 0070 6412 S 190 St Kent WA 98032 River's Edge Business Park RE: 788880 0100 10900 NE 8t St #900 Bellevue WA 98004 Market Contractors LTD RE: 788880 2 1025 Marx St rtland OR 97220 Robert & Phyllis Slayton RE: 788880 0155 14900 Interurban Ave S #21 Tukwila WA 98168 B &B Holdings LLC RE: 788880 0190 3371 46th Ave NE Seattle WA 98032 U AVERY® 5160® Aldarra LLC RE: 788880 0400 1717 Main Street #3700 Dallas TX 75201 Green Garden Food Products RE: 788880 0540 5851 S 194t St Kent WA 98032 Campbell James Estate RE: 788890 0110 1001 Kamokila Blvd Kapolei HI 96707 --nni C 3 n i 1IAI I ..LIGAM asn Jam Free Printing Use Avery® TEMPLATE 5160® CASTELLO LAND CO INC RE:262304 9096 PO Box 40629 Bellevue WA 98015 N B Kaiser RE:352304 9010 5126 S 178th St Seatac WA 98188 Gaco Western Inc. RE: 352304 9014 PO Box 88698 Seattle, WA 98138 ALLIED DISTRICT PROPERTIES RE:352304 9087 33 W Monroe St #21 Chicago IL 60603 Gaco Western In RE: 352 017 PO 88698 attle, WA 98138 Gaco Western Inc. RE: 352304 9081 PO Box 88698 Seattle, WA 98138 King County RE: 022204 9015 500 4 Ave #500A Seattle WA 98104 First Union Nat ank RE: 02204 52 745 Atl is Ave Bost MA 02111 Ivan:Ospina RE':» 84030 021 :17828:;5:1.g`Ave S Seata •88 • RAMOS PROPERTIES LLC RE:262304 9134 133 SW 158th St Burien WA 98166 LA PIANTA LLC RE:35230 ' ' 9 PO 88028 kwila WA 98138 MILLER LAKE RANCHES LLC RE:352304 9061 17800 Southcenter Pkwy Tukwila WA 98188 ALLIED DISTRICT P' 0 RTIES RE:352304 9 33 W - roe St #21 C • go IL 60603 Rohrbach Southcenter RE:352304 9107 PO Box 58408 Seattle WA 98138 City of Kent RE: 000020 0043 220 4 Ave S Kent WA 98032 City of Kent RE: 0 22 4 9042 th Ave S nt WA 98032 Marilyn Robinson RE: 184030 0181 5129 S 178 St Seattle WA 98188 r�l Ab3AV-O! -008 -L Denis;. Lind 7Landpwski RE'`;1`84030 } -Q220 17900 5.1 gAv.•e 'S Se atac.WAi9818.8 www.avery.wIII 1- 800 -GO -AVERY U AVERY® 5160® KIRTukwila ? RE:262304 9110 �0�1MnRler Tu.vvifal�Vg9,.F 18'8 CLPF - Tukwila RE:262304 9136 17555 Southcenter Pkwy Tukwila WA 98188 Franmo Holdings L L C RE:352304 9031 3300 Douglas Blvd #440 Roseville CA 95661 William M & Susan J Starr RE:352304 9076 PO Box 98134 Des Moines WA 98198 MILLER LAKE RANCHES LLC RE:352304 9123 17850 Southcenter Pkwy Tukwila WA 98188 City of Kent RE: 00 0044 22 Ave S Kent WA 98032 La Pianta LLC RE: 02204 9047 PO BO = ;. 8 T ila WA 98138 Orville Geving RE: 184030 0200 17820 51" Ave S Seattle WA 98188 Dickson Brothers RE: 660021 0220 20119 59 PI S Kent WA 98032 009LS 31V10131 asfl Use Avery® TEMPLATE 5160'' Charles A Bauer RE:023900 198 rillia Rd S nt WA 98032 Douglas D & Clare - • mpson RE:023900 15018 S 24th St Kent A 98042 Richard L & Elizabeth P ck RE:032204 24 E 220th St aple Valley WA 98038 OCONNELL HERITAGE LLC RE:032204 9022 20431 Frager Rd S Kent WA 98032 Patricia Kiwa Lynch RE:032204 9060 4411 S 200th St Kent WA 98032 New Testament Church RE: 032204 9058 PO Box 6493 Kent WA 98064 LA PIANTA RE:0 4 9092 P Box 88028 Tukwila WA 98138 LA PIAN C RE 204 9100 0 Box 88028 Tukwila WA 98138 Jas `ona°&;MelissaC RE:184030 0190 1781 st Ave. S SeaTac 98:188 eons ®A213AY 1�/1 • Charles A Bauer RE:023900 0246 19805 Orillia Rd S Kent WA 98032 Patricia Kiwa Lynch RE:023900 0300 4411 S 200th St Kent WA 98032 LA PIANTA LLC RE:023900 0 PO B 028 wila WA 98138 Mary K Arnold RE:032204 9052 20016 Orillia Rd S Kent WA 98032 Sara L Stuth RE:032204 9061 22232 196th Ave SE Renton WA 98058 LA PIANTA LLC RE:03220 3 PO 8028 ukwila WA 98138 CASTELLO LAND CO INC RE:262304 9013 PO Box 40629 Bellevue WA 98015 ALUM - L IIIfl A(J AP -AOMM 1- 500 -6U -AV tKY ss 0 Douglas D & Clare I Thompson RE:023900 0247 15018 SE 224th St Kent WA 98042 Vincent Coluccio RE:0 • 20 SW 194th PI Normandy Park WA 98166 Vincent Coluccio RE:02390 5 210 194th PI ormandy Park WA 98166 Anton Zgraggen RE:032204 9020 4503 S 204th St Kent WA 98032 LA PIANTA LLC RE:032 • ' u 6 ' = = ox 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 906 PO Box 88 • Tuk h . A 98138 Richard L & Elizabeth P Buck RE:032204 9067 24601 SE 220th St Maple Valley WA 98038 Robert N & Myrna L Bauer RE:032204 9097 15045 SE 296th St Kent WA 98042 Ty & Van Ly Lam RE:184030 0185 9221 14th Ave SW Seattle WA 98106 LA PIANTA LLC RE:262304 9065 PO Box 88028 Tukwila WA 98138 ®09LS 31V10131®IGaAV esti 6unuud aaJA wer Jam Free Printing Use Avery® TEMPLATE 5160® Consolidated Container Company RE: 7888900110 6545 So. Glacier St. Tukwila, WA 98188 Bakery Chef RE: 7888800050 6320 So. 190 St. Kent, WA 98188 Tally Genicom RE: 7888800080 6020 S. 190 St. Kent, WA 98032 Clarke American RE: 7888800510 5869 So. 194 St. Kent, WA 98032 MC, Ltd RE: 7888800130 6040 So. 194 St., Suite 101 Kent, WA 98032 • Paragon Pacific Insulation RE: 7888800550 19710 58 Place South Kent, WA 98032 The Boxmaker Inc. RE: 7888800070 6230 S. 190 St. Kent, WA 98032 ESP Printing RE: 7888800100 19201 62 " Ave So. Kent, WA 98032 Alaska Airlines RE: 7888800400 P.O. Box 68900 Seattle, WA 98168 -0900 United Warehouses RE: 7888800510 6013 So. 194 St. Kent, WA 98032 Plastic Dynamics, Inc. RE: 7888800130 6040 So. 194 St., Suite 102 Kent, WA 98032 Great American Gaming Corp RE: 7888800155 5872 So. 194 Street Kent, WA 98032 1 Y7 AM- AC1dV1Q - vvww.avcry.wm 1- 800 -GO -AVERY Paragon Pacific In ion RE: 78888 19710 Place South K t, WA 98032 'Crate Tech Inc. RE: 7888800070 6206 S. 190` St. Kent, WA 98032 Raleigh America, Inc. RE: 7888800090 6020 S. 190 St., Suite 101 Kent, WA 98032 Teel Rule Concepts RE: 7888800131 19221 62 " Ave So. Kent, WA 98032 Kraft Foods RE: 7888800400 19032 62 " Ave So. Kent, WA 98032 Green Garden, Inc. RE: 7888800540 5851 So. 194 Way Kent, WA 98032 Stress -Tek, Inc. RE: 7888800140 5920 So. 194 St. Kent, WA 98032 ApPlus RE: 7888800155 5868 So. 194 Street Kent, WA 98032 V AVERY® 516o® MO 9L5 31V1dW31 eaftaAV asf1 Use Avery® TEMPLATE 5160® Shasta Beverages RE: 352309072 1227 Andover Park East Tukwila, WA 98188 Claim Jumper Restaurant RE: 3523049031 5901 S 180 Street Tukwila, WA 98188 Larkin Precision RE: 788880190 5810 So. 194 Way Kent, WA 98032 Wireless Technologies, Inc. RE: 788880210 19823 58 Place South Kent, WA 98032 Evergreen Pet Supply RE: 7888900162 18200 Olympic Ave. So. Tukwila, WA 98188 Hellmann RE: 788900152 18289 Olympic Ave S Tukwila, WA 98188 Pacific Metal RE: 7888900140 18325 Olympic Ave. So. Tukwila, WA 98188 Sound Floor Coverings RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 Seattle Bindery RE: 7888900120 6540 So. Glacier St., Suite 120 Tukwila, WA 98188 0nalea,11I * ra • Apollo Spas RE: 3523049084 1233 Andover Park East Tukwila, WA 98188 Thomasville Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 HS Machine Works RE: 788880200 19713 58 Place South Kent, WA 98032 Selway Machine Tool, Inc. RE: 7888800180 5844 So. 194 Way Kent, WA 98032 Mult Alloy RE: 7888900152 18201 Olympic Ave. So. Tukwila, WA 98188 SKCAC Industries RE: 7888800560 19731 58 Place South Kent, WA 98032 The Source RE: 7888900130 18365 Olympic Ave. So. Tukwila, WA 98188 Rainier Industries RE: 7888900111 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 Ventree RE: 7888900120 6540 So. Glacier St., Suite 140 Tukwila, WA 98188 A8l3AV 09-008-1 1- 800 -GO -AVERY 0 Cod Furniture RE: 3523049069 1230 Andover Park East Tukwila, WA 98188 Bassett Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 The Robbins Company RE: 7888800150 5866 So. 194 St. Kent, WA 98032 Acoustical Design RE: 7888800190 5820 So. 194 Way Kent, WA 98032 Perfect Fit — McDonald RE: 7888900152 18249 Olympic Ave. So. Tukwila, WA 98188 Iron Mountain RE: 0222049052 19826 Russell Road Kent, WA 98032 Smooth Corporation RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 AVERY® 5160 Rainier Industries RE: 7888900121 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 MicroSery RE: 7888900120 6540 So. Glacier St., Suite 160 Tukwila, WA 98188 e091.5 311f1dW3i e Many esrt Jam Free Printing Use Avery® TEMPLATE 5160® Levitz Furniture RE: 3523049087 17601 Southcenter Parkway Tukwila, WA 98188 Banfield Pet Hospital RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Joanne's RE: 26230409067 17501 Southcenter Pkwy #100 Tukwila, WA 98188 Applebee's Restaurant RE: 3523049005 17790 Southcenter Parkway Tukwila, WA 98188 Macy's Furniture Gallery RE: 3523049005 17750 Southcenter Parkway Tukwila, WA 98188 Regal Cinemas RE: 3523049061 5910 S 180 Street Tukwila, WA 98188 Aptex, Inc. RE: 3523049092 1205 Andover Park West Tukwila, WA 98188 Mitchell Moving & Storage RE: 3523049082 18800 Southcenter Pkwy Tukwila, WA 98188 Vico Furniture RE: 3523049074 1230 Andover Park West Tukwila, WA 98188 • Levitz Furniture RE: 3523049088 17601 Southcenter Parkway Tukwila, WA 98188 Linens N Things RE: 2623049067 17501 Southcenter Pkwy #400 Tukwila, WA 98188 Azteca Restaurant RE: 2623049134 17555 Southcenter Parkway Tukwila, WA 98188 David's Bridal RE: 3523049005 17740 Southcenter Parkway Tukwila, WA 98188 Newport Restaurant RE: 3523049123 17920 Southcenter Parkway Tukwila, WA 98188 Sansaco RE: 3523049105 5950 S 180 Street Tukwila, WA 98188 Vina Sewing, Inc. RE: 3523049092 1207 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049085 1180 Andover Pk West Tukwila, WA 98188 Cascade Container RE: 3523049074 1232 Andover Park West Tukwila, WA 98188 www.avery.com 0 1- 800 -GO -AVERY CA AVERY® 5160® Home Furniture RE: 3523049107 17855 Southcenter Parkway Tukwila, WA 98188 Petsmart RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Borders Books RE: 2623049067 17501 Southcenter Pkwy #200 Tukwila, WA 98188 K & G Fashion Superstore RE: 2623049067 17501 Southcenter Pkwy #300 Tukwila, WA 98188 Shoe Pavilion RE: 3523049005 17720 Southcenter Parkway Tukwila, WA 98188 Shane Company RE: 3523049123 17950 Southcenter Parkway Tukwila, WA 98188 Dania RE: 3523049103 1251 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049092 1180 Andover Park West Tukwila, WA 98188 Goodwill Industries RE: 3523049085 1174 Andover Pk West Tukwila, WA 98188 Electrical Distributing RE: 3523049095 6750 S 180 Street Tukwila, WA 98188 Use Avery® TEMPLATE 5160® Pizza Schmizza RE: 17784 Southcenter Parkway Tukwila, WA 98188 Occupant RE: 3523049010 5126 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300185 17804 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 5870 So. 194 Street Kent, WA 98032 • Occupant RE: 5862 So. 194 Street Kent, WA 98032 Occupant RE: 1840300181 5129 So. 178 Street Tukwila, WA 98188 Occupant RE: 7888800100 19017 62 " Ave So. Kent, WA 98032 Aa3AV 1- 800 -GO -AVERY • Bell Electronics RE: 19725 Russell Road Kent WA 98032 Occupant RE: 3523049021 5118 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300200 17820 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 7888800131 19219 62 Ave. So. Kent, WA 98032 MV CRRY W 5160'W 00915 31 GetleAV ash Jam Free Printing ' Use Avery® TEMPLATE 5160® United Stationers 18264 Southcenter Parkway Tukwila WA 98188 Continental Mills 18000 Andover Park West Tukwila WA 98188 Barnes & Noble 300 Andover Park West #200 Tukwila WA 98188 The Good Gu 300 A er Park West #500 T ila WA 98188 Southcenter Golf 18791 Southcenter Parkway Tukwila WA 98188 Seagle Properties 5811 Segale Park Dr "C" Tukwila WA 98188 • MEM 11111111Mo United Stationers 18300 Southcenter Parkway Tukwila WA 98188 Qwest Communications 6101 South 180th Street Tukwila WA 98188 Starbucks Coffee 300 Andover Park West #300 Tukwila WA 98188 Seattle Lighting 300 Andover Park West #600 Tukwila WA 98188 Continental Mills 6155 Segale Park Dr "C" Tukwila WA 98188 Seattle Tractor Parts & Eqp 18801 Southcenter Parkway Tukwila WA 98188 %I •v_aen_nnn_I www.avery.co 1- 800 -GO -AVER C\ AVERY® 5160® RTS Packaging 18340 Southcenter Parkway Tukwila WA 98188 GameStop 300 Andover Park West #100 Tukwila WA 98188 Office Depot 300 Andover Park West #400 Tukwila WA 98188 300 Andover Park West #800 Tukwila WA 98188 Kent Landsberg 5835 Segale Park Dr "C" Tukwila WA 98188 Jam Free.Pnnting • Use Avery® TEMPLATE 5160® • Talmadge & Stockmeyer Enterprise Enterprise 18010 Southcenter Parkway 18500 Southcenter Parkway 18400 Southcenter Parkway Tukwila Wa 98188 Tukwila WA 98188 Tukwila WA 98188 Johnstone Supply 18205 Andover Park West Tukwila WA 98188 18285 Andover Park West Tukwila WA 98188 Cascade Controls 18338 Andover Park West Tukwila Wa 98188 18290B Andover Park West Tukwila WA 98188 Allegis Corp 18296 Andover Park West Tukwila, Wa 98188 Continental Mills 18125 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18161 Segale Park Dr "B" Tukwila WA 98188 H & W Distributors 18221 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18301 Andover Park West Tukwila WA 98188 Grating Pacific 18340 Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18292 Andover Park West Tukwila, WA 98188 Alpak Food Equipment 18298 Andover Park West Tukwila, WA 98188 High Five Sportwear 18200 Segale Park Dr "B" Tukwila WA 98188 18270 Segale Park Dr "B" 18300 Segale Park Dr "B" Tukwila WA 98188 Tukwila WA 98188 Daniel Smith, Inc. 18191 Segale Park Dr "B" Tukwila WA 98188 �1 1)1 All- An -nfR www.avcI y.wu n 1- 800 -GO -AVERY • AVERY® 5160® Engineered Products 18271 Andover Park West Tukwila WA 98188 Keyston Bros. 18303 Andover Park West Tukwila WA 98188 Universal Freight 18290A Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18294 Andover Park West Tukwila, WA 98188 Surface Art Inc. 18323 Andover Park West Tukwila, WA 98188 Commercial Office Interiors ' 18260 Segale Park Dr "B" Tukwila WA 98188 Crown Cork 18340 Segale Park Dr "B" Tukwila WA 98188 A.America 18255 Segale Park Dr "B" Tukwila WA 98188 A.America • A.America Cenveo 18287 Segale Park Dr "B" 18325 Segale Park Dr "B" 6233 Segale Park Dr "D" Tukwila WA 98188 Tukwila WA 98188 Tukwila WA 98188 ®0915 31V1d1N31 dbAJaAV es f1 jam rree rnnurig Use Avery® TEMPLATE 5160® Fernando Raguinaga RE: 3523049046 17825 54` PI. So. SeaTac WA 98188 -4617 Barry Bennet RE: 3523049118 18010 Southcenter Pkwy Tukwila WA 98188 Nicolas Garcia /Maria Simental/ Ester Zapara RE: 18803 C Southcenter Pkwy Tukwila WA 98188 Sara Lynne Stuth RE: 0322049062 4330 So. 204 Street Kent WA 98032 • Phouma & Novan Onesyla RE: 0222049037 19212 Frager Rd So. Kent WA 98032 _ rrCii A113A11-On-008-L Caeser Baldera RE: 18803 A Southcenter Pkwy Tukwila WA 98188 Rina Segale c/o M.A. Segale RE: 3523049032 18038 Southcenter Pkwy Tukwila WA 98188 Paul & A. Lorraine Jonientz RE: 3523049019 5565 So. 178 Street Tukwila WA 98188 www.avery.wm 1- 800 -GO -AVERY Jack & Stella Stevens RE: 0322049092 4655 So. 200 Street Kent WA 98032 U AVERY® 5160® Juan Casillas RE: 18803 B Southcenter Pkwy Tukwila WA 98188 Simaile Vaega & Teu Taulapapapa Vaega RE: 3523049090 5563 So. 178 Street Tukwila WA 98188 6h09L5 31V1cRA11/ y asn Use Avery TEMPLATE 5160® ®09IS ®AH AW • Ab3Ay-O9-00B-I 1400 -6O -AVERY • Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 ®0915 31yldW31 lo asn Andrew S. Lane Cairncross & Hem elmann, P.S. 524 Second Ave., uite 500 Seattle, WA 98 4 -2323 Andrew S. L(ne Cairncross Hemp mann, P.S. 524 Second Ave., S ite 500 Seattle, WA 981 -2323 Aaand- oq -DOR -L Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. ane Cairncros & Hempelmann, P.S. 524 Sec d Ave., Suite 500 Seattl , WA 98104-2323 Andrew S. Lane Cairncross & Hemp mann, P.S. 524 Second Ave., S Ite 500 Seattle, WA 981 -2323 Andrew S. Lane Cairncross & empelmann, P.S. 524 Second ve., Suite 500 Seattle, A 98104 -2323 Andrew S. Lane Cairncross & mpelmann, P.S. 524 Second e., Suite 500 Seattle, W 98104 -2323 a nnawn JAaAV asn iam rr r iIr1y • Use TEMPI/RO® M & P Company Attn: E. Mitchell' PO Box 1083 Edmonds,,' A 98020 M & P Compa Attn: E. M ell PO Box 83 Edmo c s, WA 98020 _ la t....., n • M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Com Attn: E itchell PO x 1083 monds, WA 98020 M & P Company Attn: E. M ell PO B 083 Ed onds, WA 98020 M & P Company Attn: E. Mitch PO Box 1 ., --Ed s, WA 98020 Ml3AV-O9-008-L wwwax yaw y.wnl A ® 1- 80o- GO- AVERY•agel ssaippic encinnlie M & P Comp Attn: E. M c 11 PO Box 10 Edmon M &PCom y Attn: E. itchell PO • x 1083 Edmonds, WA 98020 M & P Company Attn: E. Mite PO Box Ed ds, WA 98020 M & P Comp Attn: E. PO Bo 083 E , onds, WA 98020 WA 98020 Y chell 009 15 311fidW31 okaAV OSn Arthur H. McKean Aiken, St. Louis & iljeg, P.S. 801 Second Ave. 1200 Seattle, WA 9 04 -1571 Arthur H. cKea Aiken, St! Louis 801 Second Av Seattle, WA Peter Da Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Wes rn, Inc. PO Box 698 Seattle A 98138 Pete i Davi Gaco Wes ern, Inc. PO Box 698 Seattle A 98138 Siljeg, P.S. #1200 8104 -1571 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., S to 200 Bellevue, WA 98 6 -1334 Bob Scofield 4212 Hunts Poi Road Bellevue, WA 8004 Arthur cKean Aiken : t. Louis & Siljeg, P.S. 801 : econd Ave., #1200 attle, WA 98104 -1571 Arthur H. Mc an Aiken, St. Lo & Siljeg, P.S. 801 Secon Ave., #1200 Seattle, A 98104 -1571 Peter Davi Gaco stern, Inc. PO x 88698 S ttle, WA 98138 Peter Day s Gaco We tern, Inc. PO Box 8698 Seattle WA 98138 David Beno 'el M & P P tnership 14100 S . 36 St., Suite 200 Bellev e, WA 98006 -1334 David Benoliel M & P Partne ship 14100 SE 36` St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts P int Road Bellevue, W 98004 Bob Scofield 4212 Hunts oint Road Bellevue, A 98004 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Lo & Siljeg, P.S. 801 Secon ' Ave., #1200 Seattle ` A 98104 -1571 Peter Day Gaco W stern, Inc. PO B x 88698 Sea le, WA 98138 David B oliel M & artnership 141;0 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Be oliel M & P artnership 1410 E 36 St., Suite 200 Bell vue, WA 98006 -1334 Bob Scofie 4212 Hu s Point Road Bellev e, WA 98004 Bob S ofield 4212 unts Point Road Be evue, WA 98004 Jam tree•rrmun Use Aveiii® TEL' ... 5160 • James Greif 21231 4nd Ave. So. SeaTac, WA 98188 Dale Myers 17101 - 156 Ave. SE Renton, WA 98058 Dale Myers 17101 - 156 Av Renton, W 8058 - • t •••• (r 1-800-GO-AVERY Dale M 1719kJ56 Ave. SE ti, 98058 Dale Mye 1710 156 Ave. SE ton, WA 98058 AW3AV vv v. who v c yolorm Dale M 1719V 156 Ave. SE R nton, WA 98058 • AVERYQO 5160e 0 091S 31V1d1A131 and esn Dept. Of Community Development a 4 : a 1 .A City of Tukwila n ` r . iS,Ya; ; AFFIDAVIT OF DISTRIBUTION .: ,. I , 1 /> ,11/9 EREBY DECLARE THAT: • s A, ' Notice of Public Hearing : Determination. of: Non - Significance . ::'r ' = „..' Notice of Public Meeting a g Mitigated Determination lion- Significance :. - • , . - 1 1 wQ . Lipvtf • Board of Adjustment Agenda Pkt �. Determination of 'Significance &" Scopin Notice .:q; : •- Y Board of Appeals Agenda Pkt Notice of Action rE Planning Commission Agenda Pkt Official Notice • Short Subdivision Agenda Notice of Application W'`'" Shoreline Mgmt Permit Notice of Application for-Shoreli* 1 t Permit ` • __ FAX To Seattle Times Classifieds Mail : Gail Muller Classifieds PO Box 70 - Seattle WA 98111 ( X Other a (.. . • Was mailedjo each of the addresses listed on this year 2003 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM A, ' Project Name: : Project Number: ' = „..' Mailer's Signature: a g Person requesting mailing: - 1 1 wQ . Lipvtf • • Was mailedjo each of the addresses listed on this year 2003 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM ti TO: Planning Commission FROM: Steve Lancaster U.A^ DATE: July 8, 2005 City of Tukwila Department of Community Development Steve Lancaster, Director CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT SUBJECT: Cancellation of July 14 Planning Commission meeting This is to notify you that the Planning Commission meeting scheduled for July 14 has been cancelled. We intend to reschedule the issues that were to come before you for a later date, and will let you know when that occurs. Please call me at 206/431 -3670 if you have any questions. Cc: Mayor Mullet City Council Rhonda Berry Jane Cantu Steven M. Mullet, Mayor Q: \PAA \TVS Segale \Code Amendments \Julyl4cancel.doc -sjl- Created on 07/08/2005 11:28 AM Page 1 of 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Lisa Verner - Tukwila Planning Commission Meeting July 14 CANCELLED P a 1 From: Steve Lancaster To: Aramburu @nwlink.com; Canderson @ci.kent.wa.us; cward @ci.seatac.wa.us; Fsatterstrom @ci.kent.wa.us; gzimmerman @ci.renton.wa.us; Jgreif51 @hotmail.com; Loj @cascadecontrols.com; Mckean @aiken.com; Mikes @ci.seatac.wa.us; Sbutler @ci.seatac.wa.us Date: 7/8/05 11:51 AM Subject: Tukwila Planning Commission Meeting July 14 CANCELLED The public hearing scheduled for July 14 to consider several code amendment proposals related to the Tukwlia South project has been CANCELLED. We expect this hearing to be rescheduled, and will let you know when that occurs. Please contact me or Lisa Verner (Iverner @ci.tukwila.wa.us - 206/431 -3670) if you would like additional information. Steve Lancaster, Director Tukwila Department of Community Development 206/431 -3670 CC: Lisa Verner; MIKE KENYON; Rhonda Berry; Shelley Kerslake; Sue Carlson State of Washington County of King City of Tukwila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (106) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) I EARR 1 (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on Th%E S td` the Public Notice Board(s) in accordance with Section p- 1 18.104.110 and the other applicable guidelines were posted on the property located at ' s 000L ^/or. +L J a so as to be clearly seen from each right -of -way primary vehicular t access to the property for applicatiole number Las -9 L.c>'-030, Ga5'O3 / n4 or ► fi SaW < ~ ceK R kwb11 e.-A S uf-L t80 I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. C.0 Cfd Y s .fit or Pr.— Manager's Signature i --tt On this day personally appeared before me / N to me known to be the individual who executed the foregoing ' strument . d acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBE�DOAQiSWORN to before me this /Cday of n �L( ��� °� P N A. P y a @g 8p //� t/7 Q . l''' ?N 4 " k 1 m a' ' j N u RY PUBLIC i( nd r the State of Washington 0 e ` � r 1 e 1 re ding at &gold o 24.0 a a �// i 4 A ; . a d My commission expires on f) pUBLvil p f •M b , sr Y o o � u 9 ®e f`e a .. °° °.° oar ° ".:r..." 9p y.41 !L , - --. • State of Washington County of King City of Tukwila I Barry Bennett (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 7/1/05 the Public Notice Board(s) in accordance with Section 18j 011 met the other applicqble guidelines were posted on the property located at Frager North o 04th and e ection of Sow Park = -ay 52'S. 18oth St so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number L05 -029A, L05 -029B, L054030 I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within .urteen (14) days of a Notice letter. On this day personally appeared before me to be the individual who executed the foregoing instrument a as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIB� A F�I � W� ORN to before me this / - day of t° P p 1 . S PHt mb h J s.,e. ` °6 • �yti o 6(,'P3 +..0 1 0 F P I NOTARY is o i • o • v ri o e $ 0704., ao : I 11 t z. ,0 ` ptl J 1.6 t O A. `':, � o b : O � s 61, a "-�y°ooahc"'A, CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail.: tukplan(7a,ci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) residing at My commission expires on dihedd S� jOG ager's Signature to me known a nowledged that he /she signed the same dae A Dept. Of Community Development ...1 City of Tukwila AFFIDAVIT OF DISTRIBUTION } • rt 4r I , SJL& ' rb HEREBY DECLARE THAT: • . y :Y ;X: Notice of Public Hearing Determination of Non-Significance •`''`"' g . 7 . :: Notice of Public Meeting Mitigated Determination of Non- .M Significance ::.�: . W,_ Board of Adjustment Agenda Pkt Determination of Significance & Scopi•.ng=:; . Notice ,..;:,..,..0.710.. Pc Board of Appeals Agenda Pkt Project Name: ( //(/4-64./_);(q Notice of Action . ., Planning Commission Agenda Pkt Mailer's Signature: 010 Official Notice :' ry L, C3° Short Subdivision Agenda Person requesting mailing: Notice of Application ..,: Shoreline Mgmt Permit Notice of'Application for ShorelineAm Permit • • FAX To Seattle Times Classifieds Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other .� w •`�` "' y -e 01, 4 ' ._r;M:,;y :' ' Was mailed to each of the addresses listed on this o d of 1W-tin the year 2005" P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM y , I Ct* Pc bi. . ::�: Project Name: ( //(/4-64./_);(q Project Number: -,,` Mailer's Signature: 010 IP i L, C3° ` ". Person requesting mailing: z � l J-Gf ,A,(./f ,: • • ...r� Was mailed to each of the addresses listed on this o d of 1W-tin the year 2005" P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Chy of Tukwila Department of Community Development Steve Lancaster, Director July 1, 2005 CITY OF TUKWILA • NOTICE OF PUBLIC HEARING PROJECT INFORMATION The City has received the following three applications from La Pianta LLC (Segale Properties) in conjunction with the Tukwila South Project: 1. Zoning Code changes, including a new Tukwila South Overlay District zone; File L05 -029A 2. Subdivision Code changes, including changes to Binding Site Plan; File L05- 029B 3. Shoreline Master Program map amendment to apply "Urban" shoreline environment designation; File L05 -030 The proposed Zoning Code and Subdivision Code changes may apply citywide. The Shoreline Master Program map amendment is proposed to apply to property proposed for annexation into the City located south of the City limits along the west side of the Green River to S 204 Street and inward from the Water 200 feet from the Ordinary High Water Mark (OHWM). You are invited to comment on the applications by attending a public hearing scheduled for 7:00 PM on July 14, 2005 before the Planning Commission or by Writing a statement which is received in the Department of Community Development by 5:00 PM on the date of the hearing. The public hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 -431 -3670. For further information on these proposals, contact Lisa Verner at 206 - 431 -3662 or lverner @ci.tukwila.wa.us or visit our offices at 6300 Southcenter Blvd, Suite 100, Monday through Friday, 8:30 AM to 5:00 PM. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Blvd, Suite 100. Steven M. Mullet, Mayor (5300 Southcenter Boulevard. Suite #100 • Tukwila. Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 '111 91 11111 i1� 1 1 �_ . 7 1/ :IIIIIIIII�I��L — E ga = "i- ''1111 "11 �w • ■. � . X11.. ■■ 1111 ■IIII�I ■■m 11■1 l C : I II..i a " nu: 11111: �,. , 11. 11111 _ w 1 11 I .1111111■■1.ui.ir. 111,11 uG■11ruc :I�i1:1:1::1�I111C��:111 !Eell1'1 =1 �= 1::I:iliI1111LAII ±'= llll:�: :r 1 1:11 =11 q 111 111 111:11 �� 1111111111.1111 X1111 II1111111111111.111��0 �! ; 1'- � � -rru uli� ; �' mow 1 I II 1 1 X111 �. 1 1 11 �_ �. 111 u.1111.11111u1111_ e.. 1111111111111_ mo s iiii Ilgiiir I T ■Y 1 u11 111:■■11i:11�1,■■11 vnlifi lllill: 1111 1.111111111111.11111:. JP .1 ; Ji 111111 1111111111111111111111: C == =�1..� !111'1- - � �� i �� i•u.1 Ig ~ ���VI:IP it �ri1�.11. . 4 :: ■� :► � 4 ��■ q •��..1:: 0 :: ; go UIIIIIII. 1 � sue, x• Ir . I • ♦♦ _ �m,„,, r t 11111..4... flr�� ♦ ♦ ♦♦ � • • n u cm r 11111.11111P m r : wi r VIE •1....11111 111 11 r: 1E4O IU 'III I 1111111 NUM NMI ii in; B L ; mimed ANGLE LAKE NEW LEGEND: IS, =II ® CVO or TUKWILA MUNICIPAL BOUNDARY AFTER LA PIANTA ANNEXATION EXISTING TUKWILA / KING COUNTY LINE EXISTING TUKWILA SHORELINE JURISDICTION AREA PROPOSED TUKWILA SHOREUNE JURISDICTION AREA ACTUAL ADDITIONAL SHOREUNE AREA WITHIN MANAGEMENT ZONE !GOLDSMITH & ASSOCATE S TUKWILA SOUTH PROJECT TUKWILA SOUTH SHORELINE MASTER PROGRAM AMENDMENT - EXHIBIT 1 TUKWILA, KING COUNTY. WASHINGTON )(U.S. ARMY CORPS OF ENGINEERS ( ) FEDERAL HIGHWAY ADMINISTRATION ( ) DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. ( ) DEPT OF FISHERIES & WILDLIFE ( ) BOUNDARY REVIEW BOARD ( ) FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DIVISION ( ) K.C. DEPT OF PARKS & REC () K.C. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON LIBRARY () KENT LIBRARY ( ) CITY OF SEATTLE LIBRARY ( ) OWEST ( ) SEATTLE CITY LIGHT PUGET SOUND ENERGY IGHLINE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES CITY AGENCIES KENT PLANNING DEPT 4p , _ I ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE ( ) POLICE () FINANCE ( ) PLANNING () BUILDING ( ) PARKS & REC. () MAYOR ( ) CRY CLERK (UGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM ( ) FISHERIES PROGRAM ( ) WILDLIFE PROGRAM SEATTLE TIMES ( SOUTH COUNTY JOURNAL P: WDMINISTRATIV E\FORMS \CHKLIST.DOC UP.,Z-fAriikk.QA ".47-49 CHEC : ENVIRONMENTAL REVIEW /SHORELINE PE MAILINGS / FEDERAL AGENCIES WASHINGTON STATE AGENCIES KING COUNTY AGENCIES SCHOOLS/LIBRARIES UTILITIES OTHER LOCAL AGENCIES MEDIA "IJ.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE () DEPT OF SOCIAL & HEALTH SERV. D EPT OF ECOLOGY, SHORELAND DIV () DEPT OF ECOLOGY, SEPA DIVISION' ( ) OFFICE OF ATTORNEY GENERAL SGNyho- SEND CHKLIST W/ DETERMINATIONS SEND SITE MAPS WITH DECISION ( ) HEALTH DEPT () PORT OF SEATTLE () K.C. DEV & ENVIR SERVICES-SEPA INFO CNTR ( ) K.C. TRANSIT DIVISION - SEPA OFFICIAL (x) KC. LAND & WATER RESOURCES 60' () FOSTER LIBRARY () K C PUBLIC LIBRARY ()HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT () RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 ( ) CITY OF RENTON PUBLIC WORKS ( ) BRYN MAWR- IAKERIDGE SEWERNVATER DISTRICT �Q RENTON PLANNING DEPT TY OF SEA -TAC viz_ (.'t � ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU () STRATEGIC PLANNING OFFICE' • NOTICE OF ALL SEATTLE RELATED PING PROJ. () DUWAMISH INDIAN TRIBE ( ) P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT () DUWAMISH RIVER CLEAN -UP COALITION 'SEND NOTICE OF ALL APPLICATIONS ON DUWAMISH RIVER 'HI GHLINE TIMES $CI.TUKWILA.WA.US.WWW P: ADMINISTRATIVE \FORMS \CIIICLIST.DOC PUBLIC NOTICE MAILINGS FOR PALS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Site plan, with mean high water mark & improvements — Cross- sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) public hearing notices Parties of Record 6 -23 -05 1. Arthur H. McKean Aiken, St. Louis, & Siljeg, PS 801 Second Avenue, Suite 1200 Seattle, WA 98104 2. David Benoliel M &P Partnership 14100 SE 36 Street, Suite 200 Bellevue, WA 98006 3. M &P Company E. Mitchell PO Box 1083 Edmonds, WA 98020 4. Peter Davis Gaco Western Inc PO Box 88698 Seattle, WA 98138 5. Andrew S. Lane Cairncross & Hempelmann 524 Second Avenue, Suite 500 Seattle, WA 98104 Roger McCracken McCracken Properties LLC 19604 International Blvd, Suite 200 Sea -Tac, WA 98188 p Rich Buck Lease Return Center 19607 Orillia Road S Kent, WA 98032 L. Jonientz 5565 S. 178 Street Tukwila, WA 98188 11. Rick Aramburu 505 Madison Street Seattle, WA 98104 10. Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 -1(ce- ci_f2-dL4 SD J 6z_ tze 02-L Use Avery® TEMPLATE 5160® Roger McCracken McCracken Properties LLC 19604 International BL, Suite 200 SeaTac, WA 98188 6DO9LS @AU3AV VIA 1-800-GO-AVERY 40 Rich Buck Lease Return Center 19607 Orillia Rd. So. Kent, WA 98032 L. Jonientz 5565 So. 178 St. Tukwila, WA 98188 Rick Aramburu 505 Madison St. Seattle, WA 98104 AH3AV-09 1111V14 12A D'AAAAAA ® ur H. McKean n, St. Louis & Siljeg, P.S. Second Ave., #1200 tle, WA 98104 -1571 hur H. McKean :en, St. Louis & Siljeg, P.S. Second Ave., #1200 ittle, WA 98104 -1571 thur H. McKean ken, St. Louis & Siljeg, P.S. 11 Second Ave., #1200 cattle, WA 98104 -1571 'eter Davis saco Western, Inc. 'O Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 • Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Arthur H. McKean Aiken, St. Louis & Siljeg, P.S. 801 Second Ave., #1200 Seattle, WA 98104 -1571 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 Peter Davis Gaco Western, Inc. PO Box 88698 Seattle, WA 98138 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 David Benoliel M & P Partnership 14100 SE 36 St., Suite 200 Bellevue, WA 98006 -1334 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Use Avery TEMPLATE 5160' 609LS ®A}J3AV • Ab3AV - 1. w0]•I(laeWMMM 1- 800 -GO -AVERY Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 ®09L5 31V1dW31®IJaAV es' 6wiuu.r pail wet M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 00915 JoJ aleidwal as 41 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 sLage� ssaappy M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 M & P Company Attn: E. Mitchell PO Box 1083 Edmonds, WA 98020 ®AU3AV t7d wl slaaus Daa4 mows Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 ,a139LS 6 A)I=AW 1 711 • Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104-2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Al13AV 09 - L Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 Andrew S. Lane Cairncross & Hempelmann, P.S. 524 Second Ave., Suite 500 Seattle, WA 98104 -2323 ®0915 311f1dW31 te asn 1.111n 9^J IJ IIIR, Jam Free Printing Use Avery® TEMPLATE 5160® Charles A Bauer RE:023900 0248 19805 Orillia Rd S Kent WA 98032 Douglas D & Clare I Thompson RE:023900 0351 15018 SE 224th St Kent WA 98042 Richard L & Elizabeth P Buck RE:032204 9005 24601 SE 220th St Maple Valley WA 98038 OCONNELL HERITAGE LLC RE:032204 9022 20431 Frager Rd S Kent WA 98032 Patricia Kiwa Lynch RE:032204 9060 4411 S 200th St Kent WA 98032 New Testament Church RE: 032204 9058 PO Box 6493 Kent WA 98064 LA PIANTA LLC RE:032204 9092 PO Box 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 9100 PO Box 88028 Tukwila WA 98138 Jason & Mel OkC *lexani er RE:184030 0190 1781251st=AveS SeaTac WA 98188 • Charles A Bauer RE:023900 0246 19805 Orillia Rd S Kent WA 98032 Patricia Kiwa Lynch RE:023900 0300 4411 S 200th St Kent WA 98032 LA PIANTA LLC RE:023900 0352 PO Box 88028 Tukwila WA 98138 Mary K Arnold RE:032204 9052 20016 Orillia Rd S Kent WA 98032 Sara L Stuth RE:032204 9061 22232 196th Ave SE Renton WA 98058 LA PIANTA LLC RE:032204 9093 PO Box 88028 Tukwila WA 98138 CASTELLO LAND CO INC RE:262304 9013 PO Box 40629 Bellevue WA 98015 AV3AV www.avery.com 1- 800 -GO -AVERY ® C\ AVERY® 5160® Douglas D & Clare I Thompson RE:023900 0247 15018 SE 224th St Kent WA 98042 Vincent Coluccio RE:023900 0320 210 SW 194th PI Normandy Park WA 98166 Vincent Coluccio RE:023900 0365 210 SW 194th PI Normandy Park WA 98166 Anton Zgraggen RE:032204 9020 4503 S 204th St Kent WA 98032 LA PIANTA LLC RE:032204 9056 PO Box 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 9062 PO Box 88028 Tukwila WA 98138 Richard L & Elizabeth P Buck RE:032204 9067 24601 SE 220th St Maple Valley WA 98038 Robert N & Myrna L Bauer RE:032204 9097 15045 SE 296th St Kent WA 98042 Ty & Van Ly Lam RE:184030 0185 9221 14th Ave SW Seattle WA 98106 LA PIANTA LLC RE:262304 9065 PO Box 88028 Tukwila WA 98138 ®09L5 31V1dVJ31 ®tiaAy asn Use Amery® TEMPLATE 5160® 'CASTELLO LAND CO INC RE:262304 9096 PO Box 40629 Bellevue WA 98015 N B Kaiser RE:352304 9010 5126 S 178th St Seatac WA 98188 Gaco Western Inc. RE: 352304 9014 PO Box 88698 Seattle, WA 98138 ALLIED DISTRICT PROPERTIES RE:352304 9087 33 W Monroe St #21 Chicago IL 60603 Gaco Western Inc. RE: 352304 9017 PO Box 88698 Seattle, WA 98138 Gaco Western Inc. RE: 352304 9081 PO Box 88698 Seattle, WA 98138 King County RE: 022204 9015 500 4th Ave #500A Seattle WA 98104 First Union Natl Bank RE: 02204 9052 745 Atlantic Ave Boston MA 02111 Ivan; Ospina RE 1 "84030021`0 1782 8'.5:1 s` Ave:,S S 98188 4%09L5 cT A21=AW G1 • RAMOS PROPERTIES LLC RE:262304 9134 133 SW 158th St Burien WA 98166 LA PIANTA LLC RE:352304 9019 PO Box 88028 Tukwila WA 98138 MILLER LAKE RANCHES LLC RE:352304 9061 17800 Southcenter Pkwy Tukwila WA 98188 ALLIED DISTRICT PROPERTIES RE:352304 9088 33 W Monroe St #21 Chicago IL 60603 Rohrbach Southcenter RE:352304 9107 PO Box 58408 Seattle WA 98138 City of Kent RE: 000020 0043 220 4th Ave S Kent WA 98032 City of Kent RE: 022204 9042 220 4th Ave S Kent WA 98032 Marilyn Robinson RE: 184030 0181 5129 S 178 St Seattle WA 98188 D s& &; Linda, La.nndo RE: A8:403O 0220 1 7 ;;5 1:g`AveS Seatac WA x.98188 AV3AV 09 L 1- 800 -GO -AVERY • u AVERY® 5160® j A T kk iifit RE:262304 9110 4 1IVi k e r B�I,�v� , T MIRW 981'88 CLPF - Tukwila RE:262304 9136 17555 Southcenter Pkwy Tukwila WA 98188 Franmo Holdings L L C RE:352304 9031 3300 Douglas Blvd #440 Roseville CA 95661 William M & Susan J Starr RE:352304 9076 PO Box 98134 Des Moines WA 98198 Ie ncaDollsn RE3523 049.090 5'!563, 18 t N S X9St 8 1 1 1 8 '" $ Tukwi,�aV1A MILLER LAKE RANCHES LLC RE:352304 9123 17850 Southcenter Pkwy Tukwila WA 98188 City of Kent RE: 000020 0044 220 4 Ave S Kent WA 98032 La Pianta LLC RE: 02204 9047 PO BOX 88028 Tukwila WA 98138 Orville Geving RE: 184030 0200 17820 51' Ave S Seattle WA 98188 Dickson Brothers RE: 660021 0220 20119 59 PI S Kent WA 98032 ®09LS 31V1dIN31 e Arany esn .cc I I 11..111V Use Avery TEMPLATE 5160® Johnson Property Holdings RE: 660021 0230 20205 59 PI SE Kent WA 98032 La Terra RE: 660021 0260 PO Box 88028 Tukwila WA 98138 Bakery Chef Inc. RE: 788880 0050 999 Oakmont Plaza Dr. #610 Westmont IL 60559 PCS Properties LLC RE: 788880 0080 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0130 10250 NE Marx St Portland OR 97220 Stress -Tek Inc. RE: 788880 0140 5920 S 194 St Kent WA 98032 Mark & Kay Hockman RE: 788880 0170 19400 58 Ave NE Kenmore WA 98028 Streng Heinz & Renate RE: 788880 0200 19311 Richmond Beach Dr NW Shoreline WA 98177 Thomas Herche RE: 78880 0510 PO Box 3837 Seattle WA 98124 Green Garden Food Products RE: 788880 0550 5851 S 194 St Kent WA 98032 .,note gm 1117 ra • Johnson Property Holdings RE: 660021 0240 20205 59 PI SE Kent WA 98032 La Terra RE: 660021 0270 PO Box 88028 Tukwila WA 98138 TBI Building RE: 788880 0060 6412 S 190` St Kent WA 98032 PCS Properties LLC RE: 788880 0090 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0131 10250 NE Marx St Portland OR 97220 Robbins Holdings RE: 788880 0150 5866 S 194 St Kent WA 98032 vvvvvv.avc, r.wn. 1- 800 -GO -AVERY • Gregory Real Estate Two LLC RE: 788880 0180 1216 6 Ave N Kent WA 98032 196` Corridor LLC RE: 788880 0210 PO Box 120 Renton WA 98057 Dahava Financial LP RE: 788880 0535 10777 Main St #300 Kent WA 98032 S King County Activity Center RE: 788880 0560 19731 Russell Rd Kent WA 98032 All3AV - 008 - L La Terra RE: 660021 0250 PO Box 88028 Tukwila WA 98138 City of Kent RE: 660021 0360 220 4 Ave S Kent WA 98032 TBI Building RE: 788880 0070 6412 S 190 St Kent WA 98032 River's Edge Business Park RE: 788880 0100 10900 NE 8 St #900 Bellevue WA 98004 Market Contractors LTD RE: 788880 0132 10250 NE Marx St Portland OR 97220 Robert & Phyllis Slayton RE: 788880 0155 14900 Interurban Ave S #21 Tukwila WA 98168 B &B Holdings LLC RE: 788880 0190 3371 46th Ave NE Seattle WA 98032 U AVERY® 5160e Aldarra LLC RE: 788880 0400 1717 Main Street #3700 Dallas TX 75201 Green Garden Food Products RE: 788880 0540 5851 S 194` St Kent WA 98032 Campbell James Estate RE: 788890 0110 1001 Kamokila Blvd Kapolei HI 96707 ®09LS 31V10131®tieAV asn Use Avery® TEMPLATE 5160® Bellwether Properties RE: 788890 0111 18435 Olympic Ave S Tukwila WA 98188 Sound Floor Covering RE: 788890 0130 18375 Olympic Ave S Tukwila WA 98188 Campbell James Estate RE: 788890 0162 1001 Kamokila Blvd. Kapolei HI 96707 Doug Thompson RE: 032204 9097 4417 S 200 St Kent WA 98032 Tri -Land Corporation RE: 352304 9103 1325 4 Ave #1940 Seattle WA 98101 Gray Cat Collective LLC RE: 352304 9069 5430 45 Ave W Seattle WA 98199 City of Kent RE: 788880 0111 220 4th Ave S Kent WA 98032 Bruce C. & Elizabeth S. Mitchell RE: 352304 9082 19000 57 PL NE Kenmore, WA 98028 re09L5 SA?J3AV • James Campbell RE: 788890 0120 1001 Kamokila Blvd Kapolei HI 96707 Pacific Metal RE: 788890 0140 3400 SW Bond Ave Portland OR 97239 Ty & Van Ly Lam RE: 184030 0185 17804 51' Ave S Seatac WA 98188 Waco Enterprises RE: 352304 9092 1205 Andover Park W Tukwila WA 98188 KMBR RE: 352304 9074 1232 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9002 6200 Southcenter Blvd Tukwila WA 98188 O Connell Heritage LLC RE: 022204 9017 20431 Frager Rd S. Kent WA 98032 Roberto Ordonio & Virg Warren RE: 032204 9023 20811 100` Ave SE Kent WA 98031 King County RE: 032204 9049 500 4 Ave Seattle WA 98104 St. Demetrios RE: 102204 9003 2100 Boyer Ave E Seattle WA 98112 Aa3AV 09 - L �......L.�.e .... 1- 800 -GO -AVERY Campbell Real Estate LLC RE: 788890 0121 18435 Olympic Ave S Tukwila WA 98188 Campbell James Estate RE: 788890 0152 1001 Kamokila Blvd. Kapolei HI 96707 LA PIANTA LLC RE: 352304 9090 PO BOX 88028 Tukwila WA 98138 Boeing Oregon Masabi Trust RE: 352304 9105 1325 4th Ave #1940 Seattle WA 98101 GCC LLC RE: 352304 9085 1 180 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9003 6200 Southcenter Blvd Tukwila WA 98188 St. Demetrios RE: 032204 9024 2100 Boyer Ave E Seattle WA 98112 St. Demetrios RE: 102204 9175 2100 Boyer Ave E Seattle WA 98112 City of Kent RE: 112204 9008 220 4 Ave S Kent WA 98032 James Adsley RE: 032204 9104 3280 Saratoga Rd Langley WA 98260 AWLRYE 5160® ®0915 31V1d1/431 �aAy as f {'1 u7 u1JJ aa1J IIIPr Use Avery TEMPLATE 5160 Armondo Scoccolo RE: 102204 9185 6821 112' Ave SE Renton WA 98056 009LS ®A213AV 12 • s Armondo Scoccolo RE: 102204 9184 6821 112' Ave SE Renton WA 98056 Fred Pittenger RE: 032204 9072 4301 S 200 St Kent WA 98032 La Pianta RE: 022204 9047 PO Box 88050 Tukwila WA 98138 Schoenbachler Enterprises LLC RE: 352304 9034 9253 E Sands Dr Scottsdale AZ 85255 Kwan Patrick /Rosalyn RE: 788880 0160 5862 S 194t St Kent WA 98032 St. Demetrios RE: 102204 9001 2100 Boyer Ave S Seattle WA 98112 First Union National Bank RE: 022204 9052 745 Atlantic Ave Boston MA 02111 Shasta Beverages RE: 352304 9072 1 N University Dr Plantation FL 33324 Houghton Harbor RE: 352304 9084 1233 Andover Park E Tukwila WA 98188 Kir Tukwila RE: 352304 9005 17600 Southcenter Pkwy Tukwila WA 98188 AU3AV wor .18AW uA % 1- 800 -GO -AVERY 0 Vince Coluccio RE: 023900 310 210 SW 194 PL Normandy Park WA 98166 Assoc Catholic Cemeteries RE: 032204 9021 205 NE 205' St Seattle WA 98155 Gregory Real Estate Two LLC RE: 788880 0180 1216 6t Ave N Kent WA 98032 Schoenbachler Enterprises LLC RE: 352304 9015 106 110' Place SE Bellevue WA 98004 King County RE: 032204 9049 500 4t Ave Seattle WA 98104 City of Kent RE: 022204 9061 220 4 Ave S Kent WA 98032 Union Pacific Railroad RE: 352304 9108 1416 Dodge St #325 Omaha NE 68179 Houghton Harbor RE: 352304 9122 1233 Andover Park E Tukwila WA 98188 Southcenter Partners LLC RE: 352304 9095 601 SW 2n Ave #2100 Portland OR 97204 Two Nine Three & Four LTD RE: 352304 9110 1325 4 Ave #1940 Seattle WA 98101 ®091S 31V1dW31®IGaAy ash 6wiuud eaq wer Use A ;e ry® TEMPLATE 5160® — arum a .e. I AU/ 1\�/V 1 • Kir Tukwila RE: 262304 9079 17300 Southcenter Pkwy Tukwila WA 98188 King County RE: 352304 9037 500 KC Admin Bldg. Seattle WA 98104 Southcenter Properties RE: 352304 9101 601 SW 2n Ave #2100 Portland OR 97204 Tukwila Historical Society RE: 022204 9036 14475 59 Ave S Tukwila WA 98168 Drainage District 1 RE: 102204 9045 PO BOX 297 Kent WA 98035 Jo Etal & Larry Gallagher RE: 032204 9053 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 032204 9025 6821 112` Ave SE Renton WA 98056 Armando Scoccolo RE: 102204 9007 6821 112' Ave SE Renton WA 98056 Armando Scoccolo RE: 102204 9044 6821 112' Ave SE Renton WA 98056 Ab3AV - 09 - 008 - 1. r•r•rr.o rc. y.�wn 1- 800 -GO -AVERY U AVERY® 5160® CLPF- TUKWILA RE: 262304 9067 350 S Grand Ave #25 Los Angeles CA 90071 Mario Segale RE: 352304 9032 PO Box 88046 Tukwila WA 98138 Vien Bui & Thanhthien Tonnu RE: 352304 9039 12613 38 Ave SE Everett WA 98208 Armondo Scoccolo RE: 102204 9186 6821 112 Ave SE Newcastle WA 98056 Larry Gallagher RE: 032204 9103 PO Box 1099 Bandon OR 97411 Union Pacific Railroad Co. RE: 032204 9027 1700 Farnam St Ohama NE 68102 Armando Scoccolo RE: 102204 9035 6821 112 Ave SE Renton WA 98056 Armando Scoccolo RE: 102204 9040 6821 112' Ave SE Renton WA 98056 009LS 31V1d1/131 ®tiaAV asfl Jan1 I I OC F U li lti Use Avery® TEMPLATE 5160® ,evitz Furniture LE: 3523049087 7601 Southcenter Parkway 'ukwila, WA 98188 anfield Pet Hospital LE: 2623049067 7585 Southcenter Parkway 'ukwila, WA 98188 oanne's :E: 26230409067 7501 Southcenter Pkwy #100 'ukwila, WA 98188 pplebee's Restaurant tE: 3523049005 7790 Southcenter Parkway 'ukwila, WA 98188 ✓Iacy's Furniture Gallery tE: 3523049005 7750 Southcenter Parkway ukwila, WA 98188 Legal Cinemas tE: 3523049061 ;910 S 180 Street Tukwila, WA 98188 \ptex, Inc. tE: 3523049092 205 Andover Park West Tukwila, WA 98188 vlitchell Moving & Storage tE: 3523049082 [ 8800 Southcenter Pkwy Tukwila, WA 98188 Iico Furniture tE: 3523049074 [230 Andover Park West Tukwila, WA 98188 _nn1a e. 1 VIM • Levitz Furniture RE: 3523049088 17601 Southcenter Parkway Tukwila, WA 98188 Linens N Things RE: 2623049067 17501 Southcenter Pkwy #400 Tukwila, WA 98188 Azteca Restaurant RE: 2623049134 17555 Southcenter Parkway Tukwila, WA 98188 David's Bridal RE: 3523049005 17740 Southcenter Parkway Tukwila, WA 98188 Newport Restaurant RE: 3523049123 17920 Southcenter Parkway Tukwila, WA 98188 Sansaco RE: 3523049105 5950 S 180 Street Tukwila, WA 98188 Vina Sewing, Inc. RE: 3523049092 1207 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049085 1180 Andover Pk West Tukwila, WA 98188 Cascade Container RE: 3523049074 1232 Andover Park West Tukwila, WA 98188 11213AV -09 -008 - l vvvvvv.o v c. r.�ai i. 1- 800 -GO -AVERY 0 Goodwill Industries RE: 3523049085 1174 Andover Pk West Tukwila, WA 98188 Electrical Distributing RE: 3523049095 6750 S 180 Street Tukwila, WA 98188 AVEIRYQ9 5160w Home Furniture RE: 3523049107 17855 Southcenter Parkway Tukwila, WA 98188 Petsmart RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Borders Books RE: 2623049067 17501 Southcenter Pkwy #200 Tukwila, WA 98188 K & G Fashion Superstore RE: 2623049067 17501 Southcenter Pkwy #300 Tukwila, WA 98188 Shoe Pavilion RE: 3523049005 17720 Southcenter Parkway Tukwila, WA 98188 Shane Company RE: 3523049123 17950 Southcenter Parkway Tukwila, WA 98188 Dania RE: 3523049103 1251 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049092 1180 Andover Park West Tukwila, WA 98188 ®09LS 31V1dW31®IGaAy as11 • Use Avery® TEMPLATE 5160® Shasta Beverages RE: 352309072 1227 Andover Park East Tukwila, WA 98188 Claim Jumper Restaurant RE: 3523049031 5901 S 180 Street Tukwila, WA 98188 Larkin Precision RE: 788880190 5810 So. 194 Way Kent, WA 98032 Wireless Technologies, Inc. RE: 788880210 19823 58 Place South Kent, WA 98032 Evergreen Pet Supply RE: 7888900162 18200 Olympic Ave. So. Tukwila, WA 98188 Hellmann RE: 788900152 18289 Olympic Ave S Tukwila, WA 98188 Pacific Metal RE: 7888900140 18325 Olympic Ave. So. Tukwila, WA 98188 Sound Floor Coverings RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 Seattle Bindery RE: 7888900120 6540 So. Glacier St., Suite 120 Tukwila, WA 98188 Th091.s t)A)1 AW 17/1 • s Apollo Spas RE: 3523049084 1233 Andover Park East Tukwila, WA 98188 Thomasville Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 HS Machine Works RE: 788880200 19713 58 Place South Kent, WA 98032 Selway Machine Tool, Inc. RE: 7888800180 5844 So. 194 Way Kent, WA 98032 Mult Alloy RE: 7888900152 18201 Olympic Ave. So. Tukwila, WA 98188 SKCAC Industries RE: 7888800560 19731 58 Place South Kent, WA 98032 The Source RE: 7888900130 18365 Olympic Ave. So. Tukwila, WA 98188 Rainier Industries RE: 7888900111 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 Ventree RE: 7888900120 6540 So. Glacier St., Suite 140 Tukwila, WA 98188 A813AV - 1. vvvvvv.avtIy.wm 1- 800 -GO -AVERY NM! Cort Furniture RE: 3523049069 1230 Andover Park East Tukwila, WA 98188 Bassett Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 The Robbins Company RE: 7888800150 5866 So. 194 St. Kent, WA 98032 Acoustical Design RE: 7888800190 5820 So. 194 Way Kent, WA 98032 Perfect Fit — McDonald RE: 7888900152 18249 Olympic Ave. So. Tukwila, WA 98188 Iron Mountain RE: 0222049052 19826 Russell Road Kent, WA 98032 Smooth Corporation RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 U AVERY® 5160® Rainier Industries RE: 7888900121 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 MicroSery RE: 7888900120 6540 So. Glacier St., Suite 160 Tukwila, WA 98188 ®0915 31V1dIN3/ o keAV esn Use Avery® TEMPLATE 5160® Pizza Schmizza RE: 17784 Southcenter Parkway Tukwila, WA 98188 Occupant RE: 3523049010 5126 S 178` Street Tukwila, WA 98031 Occupant RE: 1840300185 17804 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 5870 So. 194 Street Kent, WA 98032 ,m 09LS ®A213AV • Occupant RE: IBM! 5862 So. 194 Street Kent, WA 98032 Occupant RE: 1840300181 5129 So. 178 Street Tukwila, WA 98188 Occupant RE: 7888800100 19017 62 " Ave So. Kent, WA 98032 AU3AV - 09 - 008 - 1 u1mvCI AWAAAAAA 1- 800 -GO -AVERY Bell Electronics RE: 19725 Russell Road Kent WA 98032 Occupant RE: 3523049021 5118 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300200 17820 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 7888800131 19219 62 " Ave. So. Kent, WA 98032 U a+VIGItYu 5160'' ®091.S 31V1dW31 ®Liam/ esn Annul A aa am rree rnnung Use Avery® TEMPLATE 5160® Talmadge & Stockmeyer 18010 Southcenter Parkway Tukwila Wa 98188 Johnstone Supply 18205 Andover Park West Tukwila WA 98188 18285 Andover Park West Tukwila WA 98188 Cascade Controls 18338 Andover Park West Tukwila Wa 98188 18290B Andover Park West Tukwila WA 98188 Allegis Corp 18296 Andover Park West Tukwila, Wa 98188 Continental Mills 18125 Andover Park West Tukwila WA 98188 18270 Segale Park Dr "B" Tukwila WA 98188 Hung San Foods, Inc. 18161 Segale Park Dr "B" Tukwila WA 98188 A.America 18287 Segale Park Dr "B" Tukwila WA 98188 • Enterprise 18500 Southcenter Parkway Tukwila WA 98188 H & W Distributors 18221 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18301 Andover Park West Tukwila WA 98188 Grating Pacific 18340 Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18292 Andover Park West Tukwila, WA 98188 Alpak Food Equipment 18298 Andover Park West Tukwila, WA 98188 High Five Sportwear 18200 Segale Park Dr "B" Tukwila WA 98188 18300 Segale Park Dr "B" Tukwila WA 98188 Daniel Smith, Inc. 18191 Segale Park Dr "B" Tukwila WA 98188 A.America 18325 Segale Park Dr "B" Tukwila WA 98188 A)J3AV www.avery.com 1- 800 -GO -AVERY U AVERY® 5160® Enterprise 18400 Southcenter Parkway Tukwila WA 98188 Engineered Products 18271 Andover Park West Tukwila WA 98188 Keyston Bros. 18303 Andover Park West Tukwila WA 98188 Universal Freight 18290A Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18294 Andover Park West Tukwila, WA 98188 Surface Art Inc. 18323 Andover Park West Tukwila, WA 98188 Commercial Office Interiors 18260 Segale Park Dr "B" Tukwila WA 98188 Crown Cork 18340 Segale Park Dr "B" Tukwila WA 98188 A.America 18255 Segale Park Dr "B" Tukwila WA 98188 Cenveo 6233 Segale Park Dr "D" Tukwila WA 98188 ®09L5 31V1dW31 cetlaAV asf1 Use Averye' TEMPLATE 5160' United Stationers 18264 Southcenter Parkway Tukwila WA 98188 Continental Mills 18000 Andover Park West Tukwila WA 98188 Barnes & Noble 300 Andover Park West #200 Tukwila WA 98188 The Good Guys! 300 Andover Park West #500 Tukwila WA 98188 Southcenter Golf 18791 Southcenter Parkway Tukwila WA 98188 Seagle Properties 581 1 Segale Park Dr "C" Tukwila WA 98188 ® 09Ls ®AU3AV • a United Stationers 18300 Southcenter Parkway Tukwila WA 98188 Qwest Communications 6101 South 180th Street Tukwila WA 98188 Starbucks Coffee 300 Andover Park West #300 Tukwila WA 98188 Seattle Lighting 300 Andover Park West #600 Tukwila WA 98188 Continental Mills 6155 Segale Park Dr "C" Tukwila WA 98188 Seattle Tractor Parts & Eqp 18801 Southcenter Parkway Tukwila WA 98188 1- 800 -GO -AVERY RTS Packaging 18340 Southcenter Parkway Tukwila WA 98188 GameStop 300 Andover Park West #100 Tukwila WA 98188 Office Depot 300 Andover Park West #400 Tukwila WA 98188 300 Andover Park West #800 Tukwila WA 98188 Kent Landsberg 5835 Segale Park Dr "C" Tukwila WA 98188 MI AV 00915 31V/1d0131®IMaAV as fl w0YLIeAe IA Mn 6w1uud 90.14 wer Use Avery® TEMPLATE 5160 Sara Lynne Stuth RE: 0322049062 4330 So. 204 Street Kent WA 98032 ®0915 ®A213AV 1 91 Fernando Raguinaga RE: 3523049046 17825 54 PI. So. SeaTac WA 98188 -4617 Barry Bennet RE: 3523049118 18010 Southcenter Pkwy Tukwila WA 98188 Nicolas Garcia /Maria Simental/ Ester Zapara RE: 18803 C Southcenter Pkwy Tukwila WA 98188 • Phouma & Novan Onesyla RE: 0222049037 19212 Frager Rd So. Kent WA 98032 Caeser Baldera RE: 18803 A Southcenter Pkwy Tukwila WA 98188 Rina Segale c/o M.A. Segale RE: 3523049032 18038 Southcenter Pkwy Tukwila WA 98188 Paul & A. Lorraine Jonientz RE: 3523049019 5565 So. 178 Street Tukwila WA 98188 A83AV IIIf11•&IOAD•AAAAAA 1- 800 -GO -AVERY Jack & Stella Stevens RE: 0322049092 4655 So. 200 Street Kent WA 98032 RVICItYts' 5160'W Juan Casillas RE: 18803 B Southcenter Pkwy Tukwila WA 98188 Simaile Vaega & Teu Taulapapapa Vaega RE: 3523049090 5563 So. 178 Street Tukwila WA 98188 ®091S 31V1dW31 ®tiaAV asf finnan a21.1 a21.1 IIIVI Parties of Record 6 -23 -05 1. Arthur H. McKean Aiken, St. Louis, & Siljeg, PS 801 Second Avenue, Suite 1200 Seattle, WA 98104 2. David Benoliel M &P Partnership 14100 SE 36 Street, Suite 200 Bellevue, WA 98006 3. M &P Company E. Mitchell PO Box 1083 Edmonds, WA 98020 4. Peter Davis Gaco Western Inc PO Box 88698 Seattle, WA 98138 5. Andrew S. Lane Cairncross & Hempelmann 524 Second Avenue, Suite 500 Seattle, WA 98104 6. Roger McCracken McCracken Properties LLC 19604 International Blvd, Suite 200 Sea -Tac, WA 98188 7. Rich Buck Lease Return Center 19607 Orillia Road S Kent, WA 98032 8. L. Jonientz 5565 S. 178 Street Tukwila, WA 98188 9. Rick Aramburu 505 Madison Street Seattle, WA 98104 10. Bob Scofield 4212 Hunts Point Road Bellevue, WA 98004 11. Dept.. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I, 2 O HEREBY DECLARE THAT: . Notice of Public Hearing Determination of Non - Significance . Notice of Public Meeting. Mitigated Determination of Non - Significance :: °, . Board of Adjustment Agenda Pkt Project Name: 1(q Determination of. Significance & Scoping . Notice Board of Appeals Agenda Pkt Project Number: `"Oag 1 Notice of'Action / � 1 L , 031, Planning Commission Agenda Pkt Mailer's Signature: 40t Official Notice . Short Subdivision Agenda Person requesting mailing: \-;( Notice of Application . • Shoreline Mgmt Permit Notice of Application -for Shoreline Mgmt . Permit :. ' ... __ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other . - f ak 'Sp. . •e.c %c. iD S�' 1 pvu (e/3e4.05 fl Was mailed_to each of the addresses listed on this . 4.04 4 .44 . Akin the year 20 DS P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: 1(q s p Project Number: `"Oag 1 � / � 1 L , 031, J oy Mailer's Signature: 40t . Person requesting mailing: \-;( U Was mailed_to each of the addresses listed on this . 4.04 4 .44 . Akin the year 20 DS P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM • S SENT TO PLANNING COMMISSION MEMBERS ON 6/27/05 ROUTED TO THE FOLLOWING ON 6/28/05: Rhonda Berry Steve Lancaster Jim Morrow Bruce Fletcher Nick Olivas Ryan Larson Derek Speck Kevin Fuhrer Lisa Verner Shelley Kerslake Dave Haynes Lucy Lauterbach Jane Cantu Dept. Of Community Development. City of Tukwila ' AFFIDAVIT OF DISTRIBUTION : • I , L4 D � 'EREBY DECLARE THAT: :.:. Notice of Public Hearing Determination of NonSigni,ficance Notice of Public Meeting ::Non- Mitigated Determination.,of. Significance •..= �.:".•.....•'.. ti D , Board of Adjustment Agenda Pkt Mailer's Signature: Determination of Significance > &•Scoping Notice . j - 1 Board of Appeals Agenda Pkt � Notice of Action, I7 Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Appl i cation .... .:.. Shoreline Mgmt Permit Notice of Application;.for'.Shoreline Mgmt Permit — FAX To Seattle Times Cl assi fieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other . `; . ' :. �`: = _-: . . ..' `"`. , ` ® ' c l - AD ,r.P�CI,4 e _r • : ; 4 Was mailed to each of the addresses listed on this year 20 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 0829/003:31 PM Project Name: T i''( A D , Project Number: 1401iita..0jklAD L O 5 --[)3() -.0,...C - D3O moo. "D3 / . L_ 0 5 - 0`f ( Mailer's Signature: 4 ) j - 1 Person requesting mailing: � I7 4 Was mailed to each of the addresses listed on this year 20 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 0829/003:31 PM 40 City of Tukwila CC: Mayor Mullet Council President Linder Rhonda Berry Steve Lancaster CITY OF TUKWILA Department of Community Development Steve Lancaster, Director DEPARTMENT OF COMMUNITY DEVELOPMENT TO: Planning Commission FROM: Lisa Verner, Tukwila South Project Coordinator DATE: June 28, 2005 RE: June 30 Joint Council/Commission Work Session On Tukwila South Project An issue has arisen concerning the Tukwila South Project which may, if unresolved, possibly affect the Planning Commission hearing schedule. I don't expect it will be discussed at the June 30 work session, but in case it is brought up, I would like to let you know about the issue. The issue is La Pianta's ability to dedicate right -of -way to the City for Southcenter Parkway Extension and for the possible S. 178 Street realignment in time to allow construction to occur in 2006. The Mayor has notified La Pianta the necessary right -of- way must be secured in July to avoid significant delay. If we determine this schedule will not be met, it is likely that Planning Commission and City Council consideration of other aspects of the project may also be delayed. Please call me at 431 -3662 or email me at lverner @ci.tukwila.wa.us if you have any questions. P:\Lisa \6 -30 CC -PC work session\Memo to PC on ROW issue.doc Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Notice is hereby given that the City of Tukwila Planning Commission will be holding a public hearing on July 14, 2005 at 7:00 p.m. located at 6200 Southcenter Blvd. (City Council Chambers) to discuss the following: CASE NUMBER: APPLICANT: REQUEST: CASE NUMBER: APPLICANT: REQUEST: CASE NUMBER: APPLICANT: REQUEST: LOCATION: Published: Distribution: • City of Tukwila PUBLIC HEARING NOTICE PLANNING COMMISSION PUBLIC HEARING L05 -029A La Pianta LLC (Segale Properties) Zoning Code changes, including a new Tukwila South Overlay District zone L05 -029B La Pianta LLC (Segale Properties) Subdivision Code changes, including changes to Binding Site Plan L05 -030 La Pianta LLC (Segale Properties) Shoreline Master Program map amendment South of the City limits along the west side of the Green River and inward from the water 200 feet from the Ordinary High Water Mark Persons wishing to comment on the above cases may do so by written statement received in the Department of Community Development by 5:00 PM on the date of the hearing or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Department of Community Development (206- 431 -3670 or 6300 Southcenter Blvd, Suite 100). The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. July 1, 2005, Seattle Times Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, Parties of Record and File. Dept. Of Community Development City of Tukwila • AFFIDAVIT OF DISTRIBUTION I, A, v( jo ag,ft, 1 HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance • Notice of Public Meeting Mitigated Determination of Non - Significance s 0 , l'ilf.„-C/ % -1, m — 7 , • , , 3 , Board of Adjustment Agenda Pkt Mailer's Signature: /,th Determination of Significance & Scoping Notice 6 /31,14e6 4 Board of Appeals Agenda Pkt ( 4 Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other_ • P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM ' O7 L-05 ' D 3 j_ t -03( f Was mailed to each of the addresses listed on this 3 I day of year 200< in the • Project Name: -- T"'/ ! „ii GQ s 0 , l'ilf.„-C/ % -1, m — 7 , • , , 3 , Project Number: ,� Mailer's Signature: /,th , 6 /31,14e6 4 Person requesting mailing: ( 4 1/4,44/be • P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM ' O7 L-05 ' D 3 j_ t -03( f Was mailed to each of the addresses listed on this 3 I day of year 200< in the • • PROJECT INFORMATION Segale Properties/La Pianta LLC (Sue Carlson) has filed applications for development of the Tukwila South Project to be located on 498 acres generally located south of S 180 Street, west of the Green River, north of S 204` Street and east of Orillia Road S/I -5 with a general address of 5811 Segale Park Drive C. These applications are for 1) zoning code changes and subdivision codes changes proposed to apply to the Tukwila South Project, 2) a map amendment to the City's Shoreline Master Program to include land La Pianta will annex into the City to have a shoreline designation of "Urban" as does the rest of shoreline land within the City, and 3) a request to designate the La Pianta property as a Sensitive Areas Overlay District which would require the approval of a Sensitive Areas Master Plan addressing wetlands, fish habitat, hillsides, and other sensitive areas. Permits applied for include: L05 -029 Zoning Code Change /Subdivision Code Change; L05 -030 Shoreline Master Program (SMP) Map Amendment; L05 -031 Sensitive Area Overlay District and Sensitive Area Master Plan Other known required permits include: Annexation; Master Plan approval; Grading permit; Shoreline Substantial Development Permit; Development Agreement between Applicant and City; US Army Corps of Engineers Section 404 Permit; NOAA and US Fish and Wildlife Service ESA compliance and consultation pursuant to Section 106 of the National Historic Preservation Act; FEMA approval offloodplain change; FHA approval for Southcenter Parkway; State DOE Section 401 and Section 402 permits, dam safety approval and possible MTCA compliance; State DFW Hydraulic Project Approval; and State DOT and DNR possible approvals. Studies required with the applications include: Environmental Impact Statement with Technical Appendices on Geology, Soils and Groundwater; Preliminary Master Drainage Plan; Water Quality Technical Report; Plants and Animals Technical Report; Fisheries Technical Report; Wetland Report and Mitigation Plan; Hazardous Materials Technical Report; Archaeological and Historical Resources Report; Transportation Study; Air Quality Technical Report; Noise Technical Report; and Sensitive Areas Master Plan. A Draft Environmental Impact Statement has been submitted with the studies identified above. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L05 -029 Zoning Code changes /Subdivision Code changes L05 -030 Shoreline Master Plan Map Amendment 1 A f A, 1 et • O cull ./ 1■ M. /IIM•.aal/„ .■m mom .r.1 i1' ■ u• l � I n 1 1■u •I1111C Il: IL.I. w. lll••• -� l a••11 ..... ..i —, 1111111 ..■111 :1111 I • 111111111111 V1111111111 ;' ��I::IIII u' t::IIII:uillu;i.. e.1a_1II����IIIPn EIA -.■ 1 111i�11i11`���7200 Ilahli ei:111uria '��i :��� t1111t1 111111 IIIIILIIUIIIl11111:. r0111P'I 111111 Ih11/1111111111111111D C11 -►VIII �I�■ -111111 IC xis �lill :mug Minn -1800 111111 MI` = ;I • ■. C. � ' M 111 I"t♦'� 11ihrii: : �r :II 1 ' X1111numIlli nuns, 1.. 1111/11 -- 2.� ■1(rl 1 1� MONO ��� A IHl_ ..I M I;I2 :S �UllllI ��� �� +� � � BIIII11li1.,,J1� .111 MI s 22 MiMmi/ sii 1 1� /. ���IIIIIi�11 \11 ��'1. I F ■Ihdl ANGLE LAKE 0 KENT INDUST KENT SINGLE - FAMILY (SR -1 AL PARK LEGEND: a VW arC A 6 TUKWILA MUNICIPAL BOUNDARY AFTER LA PL ANTA ANNEXATION ZONING BOUNDARY TUKWILA SOUTH OVERLAY DISTRICT & AREA WHERE APPUCATIONS APPLY O i GOLDSMITH TUKWILA SOUTH PROJECT TUKWILA SOUTH OVERLAY DISTRICT- EXHIBIT 1 Wynetta, Below is the message I left for Steve (FYI). Both the Notice of Application (with map on backside) and Public Meeting notice (with map on backside) should be mailed together. R, ± -- »Y Susan put the labels on envelopes (I think). Also, attached are some more names /addresses which need labels to be made. Please add labels for the City of SeaTac/Planning Dept and City of SeaTac/Public Works Dept. These need to go out in Tuesday's mail. If need be, I can take them to the Post Office at the end of the day. If you need to mak6 sns my password is "tukwila" and the Notice of Application is at P:Lisa/Applications/Notice of Application 5 -31 -05 and the public notice is at P:Lisa/public notice for S 178 CC mtg WITH SEAL. My cell phone is 206 - 601 -4951 if you need to reach me before 10:00 AM. Thanks. Lisa Steve, Attached are 1) Notice of Application and 2) public notice for S 178` Street realignment public meeting. Please review them as soon as possible so Wynetta can get them in the mail today (Tuesday). The plan is to put them both in the same envelope. I mailed out the Notice of Complete Application on Friday. Questions: 1. are the maps OK? (fortunately I'm not here for my map making ability) 2. on the Notice of Application, at the bottom, is the SMP amendment appealable to the Shorelines Hearing Board? If not, this needs to be changed. These will be mailed to the Segale mailing list and to property owners /tenants on Southcenter Parkway up to about 17500 block and out S 180 to W Valley Hiway. Derek will hand deliver public meeting notices to merchants at the S 180` /Southcenter Pkway intersection. Segale will post the Notice of Application on site. I'll be in at 10:00 AM. Tax Amount: $ 375,917.78 Other Information FEES Land Value: $ 3,697,100 NOXIOUS WEED $ 2.04 Improvement Value: $ 26,899,400 CONSERVATION $ 5.00 Status: Taxable King County Dept. of Finance, T,iasury Operations - Property Tax Infortion inanc. and Business' ) perations Division _ ` fTrcase r/x 5.6.1 on3'At'v King County Tax Payer Name KIR TUKWILA 050 LLC /KIMCO 441958 Annual Statement Requested by evrs ervices Tax Account Number 352304900504 (This account is 3523049005 active.) Parcel Number Com Mailing Address PROPERTY TAX DEPARTMENT 3333 NEW HYDE PARK STE 100 NEW HYDE PARK NY 11042 Amount Due: $ 187,962.41 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment l It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT 2005 Tax Information Searc Page 1 of 3 Gth4clre U1 http: / /www.metrokc.gov/ finance / treasury/kctaxinfo /taxinfo.aspx ?parcel id= 3523049005... 05/27/2005 Address: 17300 Southcenter Py 17300 Southcenter Py Py BLDG #A 17304 Southcenter Py Py 17306 Southcenter Py 17308 Southcenter Py 17310 Southcenter Py 17312 Southcenter Py 17320 Southcenter Py 17324 Southcenter Py 17326 Southcenter Py 17328 Southcenter Py 17332 Southcenter Py ..33333- Setttheeater -Py 17334 Southcenter Py 17338 Southcenter Py 17340 Southcenter Py 17348 Southcenter Py 17356 Southcenter Py 17364 Southcenter Py 17380 Southcenter Py 17388 Southcenter Py 17388 Southcenter Py 17400 Southcenter Py 17420 Southcenter Py 17424 Southcenter Py 17430 Southcenter Py 17440 Southcenter Py 17448 Southcenter Py 17450 Southcenter Py 17470 Southcenter Py 17480 Southcenter Py 17500 Southcenter Py 7501 Southcenter ' y 17 1 Southcen - r Py #100 17501 outh • - nter Py #200 17501 So b . center Py #300 17501 : out enter Py #400 175 • ' Southcen - Py 555 Southcenter - y 17570 Southcenter Py 17574 S ou Py. 17580 Southcenter Py 85 Southcent 17585 • enter Py BLDG #A 17 Southce - Py • Business Name: PARKWAY SUPERCENTER BUILDING RED ROBIN SOUTH SOUND PARKWAY PLAZA BLDG NORTH COLDSTONE CREAMERY TONY ROMAS COMPUTER RENAISSANCE - Vacant HOUSE OF CLOCKS WILD BIRDS UNLIMITED WASHBURN PIANO COMPANY CREATIONS THREE DAY BLINDS THREE DAY BLINDS LUGGAGE CENTER INC BATH & BODY WORKS ETHAN ALLEN HOME INTERIORS AMERICAS BEST CONTACTS & EYEGLASSES AMERICAS BEST CONTACTS & EYEGLASSES FUTURE STARS TOTS N TEENS - Vacant MARSHALLS PARTY CITY BEST BUY STANFORDS RESTAURANT & BAR PIER ONE IMPORTS WESTERN PIANO COMP USA WINNERS RESTAURANT CAMERAS WEST TACO DEL MAR SPRINT PCS PS PLUS SIZES SPRINT PCS - Vacant GART SPORTS MOVIE BOX VIDEO OLD NAVY STARBUCKS COFFEE COMPANY BABIES R US PARK PLACE RETAIL CENTER JOANN STORES INC BORDERS BOOKS & MUSIC OFFICE MAX LINENS N THINGS SPRINT PCS - Vacant AZTECA MEXICAN RESTAURANT AARON BROTHERS MBK NORTHWEST CATHERINES PLUS SIZES VETSMART PET HOSPITAL & HEALTH CENTER PETSMART INC LEVITZ FURNITURE CORPORATION Phone: (206) 575 -8090 (206) 575 -8382 (206) 575 -1050 (206) 575 -4220 (206) 575 -4001 (206) 575 -1023 (206) 575 -2326 (206) 575 -4331 (206) 575 -4090 (206) 575 -8500 (206) 575 -4366 (206) 575 -4500 (206) 575 -4500 (206) 575 -0502 (206) 574 -4617 (206) 575 -7454 (206) 575 -2922 (206) 575 -8800 (206) 575 -1775 (206) 575 -8587 (206) 394 -2500 (206) 575 -2100 (206) 575 -6205 (206) 575 -1774 (206) 575 -1819 (770) 805 -1062 (206) 574 -0611 (206) 575 -4506 (206) 575 -0244 (206) 575 -3068 (206) 575 -0990 (206) 575 -8090 (206) 575 -3690 (206) 575 -2373 (206) 575 -2373 (206) 575 -0510 Address: 17610 Southcenter Py 17615 Southcenter Py 17620 Southcenter Py 17636 Southcenter Py 17642 Southcenter Py 17646 Southcenter Py 17650 Southcenter Py 17672 Southcenter Py 17680 Southcenter Py 17686 Southcenter Py 17690 Southcenter Py 17700 Southcenter Py 17710 Southcenter Py 17720 Southcenter Py 17740 Southcenter Py 17750 Southcenter Py 17770 Southcenter Py 17774 Southcenter Py 17780 Southcenter Py 17790 Southcenter Py 17855 Southcenter Py 17920 Southcenter Py 17950 Southcenter Py ; .1 8004 Southcenter Py pyr: :.'.: I8010 Southcenter Py 18010 Southcenter Py 18264 Southcenter Py 18300 Southcenter Py 18320 Southcenter Py 18340 Southcenter Py 18500 Southcenter Py 18700 Southcenter Py 18791 Southcenter Py 18800 Southcenter Py 18801 Southcenter Py 18035 Sperry Dr 18035 Sperry Dr 205 Strander BI 220 Strander BI 235 Strander BI 301 Strander BI 310 Strander BI 310 Strander BI 320 Strander BI 321 Strander BI 321 Strander BI BLDG #C 333 Strander BI 335 Strander BI BLDG #A 335 Strander BI BLDG #A Business Name: VIDEO ONLY INC - Vacant HOT SPOT ESPRESSO WALLPAPERS TO GO - Vacant FURNITURE MART BEL RED FURNITURE BEL RED FURNITURE BEL RED FURNITURE ROSS DRESS FOR LESS COST PLUS MICHAELS MICHAELS MICHAELS SLEEP COUNTRY USA INC SHOE PAVILION DAVIDS BRIDAL BON MARCHE FURNITURE GALLERY CUCINA CUCINA ITALIAN CAFE HOBBYTOWN USA US HEALTHWORKS APPLEBEES NEIGHBORHOOD GRILL & BAR SOUTHCENTER FURNITURE MART NEWPORT BAY RESTAURANT SHANE COMPANY SOUTH LOT BUILDING SEGALE BUSINESS PARK TALMADGE & STOCKMEYER LLC PIETROS CORPORATION (WHSE) - Vacant UNITED STATIONERS SUPPLY COMPANY RTS PACKAGING RTS PACKAGING ENTERPRISE RENT A CAR GACO WESTERN INC SOUTHCENTER GOLF INC MITCHELL MOVING & STORAGE COMPANY SEATTLE TRACTOR PARTS REGULUS WEST WELLS FARGO ANNEX BUILDING RED LION HOTEL SEATTLE AIRPORT SOUTHCENTER CHEVRON SLEEP COUNTRY /MATTRESS GALLERY TARGET OLIVE GARDEN OLIVE GARDEN ITALIAN RESTAURANT UNKNOWN TENANT INTERNATIONAL JEWELERS INC SOUTHCENTER PLAZA BLDG C STARBUCKS COFFEE RELAX THE BACK SOUTHCENTER PLAZA BLDG A Phone: (206) 575 -5555 (206) 575 -0110 (206) 575 -0646 (206) 575 -4352 (206) 575 -4352 (206) 575 -4352 (206) 575 -2833 (206) 575 -1279 (206) 575 -4884 (425) 656 -6850 (206) 575 -0520 (206) 575 -0949 (206) 575 -3136 (206) 575 -4700 (206) 575 -2443 (206) 575 -0446 (206) 394 -9555 (206) 575 -2000 (206) 574 -6661 (206) 575 -0390 (206) 575 -0380 (206) 575 -0380 (206) 575 -1310 (206) 575 -0450 (206) 575 -7797 (206) 575 -6800 (206) 575 -4555 (206) 575 -6073 (800) 932 -2741 (206) 246 -8220 (206) 575 -0360 (206) 575 -9323 (206) 575 -0682 (206) 575 -3800 (425) 709 -7960 (206) 575 -8185 (206) 575 -3909 (425) 709 -7960 Tax Amount: $ 395,192.33 Other Inform ation FEES Land Value: $ 6,191,800 NOXIOUS WEED $ 2.58 Improvement Value: $ 23,434,700 CONSERVATION $ 5.00 Total Billed: $ 395,199.91 Status: Taxable 11111 l Uuilly L pt. tn. r111Qd1ec, 1 e Bury uperauons - rroperty iax inro Treasu!y 0peratians .,,, King County M me Tax Payer Name CLPF - TUKWILA LP 550333 Annual Statement Requested by 2005 Tax Information ew Tax Account Number 262304906700 (This account is 2623049067 active.) Parcel Number non omments:` Mailing Address CIO JSH PROPERTIES INC 14900 INTERURBAN AVE S #210 SEATTLE WA 98168 eairch >' Amount Due: $ 197,599.95 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment J It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT J rage i or s http: / /www. metrokc. gov /finance/ treasury/kctaxinfo /taxinfo. aspx ?parce l_id= 2623 049067... 05/27/2005 Address: 17300 Southcenter Py 17300 Southcenter Py 17300 Southcenter Py BLDG #A 17304 Southcenter Py 17305 Southcenter Py 17306 Southcenter Py 17308 Southcenter Py 17310 Southcenter Py 17312 Southcenter Py 17320 Southcenter Py 17324 Southcenter Py 17326 Southcenter Py 17328 Southcenter Py 17332 Southcenter Py 17333 Southcenter Py 17334 Southcenter Py 17338 Southcenter Py 17340 Southcenter Py 17348 Southcenter Py 17356 Southcenter Py 17364 Southcenter Py 17380 Southcenter Py 17388 Southcenter Py 17388 Southcenter Py � -,)7400 Southcenter Py 17401 Southcenter Py 17420 Southcenter Py 17424 Southcenter Py 17430 Southcenter Py 17440 Southcenter Py 17448 Southcenter Py 17450 Southcenter Py 17460 Southcenter Py 17470 Southcenter Py 17480 Southcenter Py 17500 Southcenter Py •■c out ente Py 17501 Southcenter Py #100 17501 Southcenter Py #200 17501 Southcenter Py #300 17501 Southcenter Py #400 17540 Southcenter Py 17555 Southcenter Py 17570 Southcenter Py 17574 Southcenter Py 17580 Southcenter Py '17585 Southcenter Py 17585 Southcenter Py BLDG #A 17601 Southcenter Py Bu siness Name: PARKWAY SUPERCENTER BUILDING RED ROBIN SOUTH SOUND PARKWAY PLAZA BLDG NORTH COLDSTONE CREAMERY TONY ROMAS COMPUTER RENAISSANCE - Vacant HOUSE OF CLOCKS WILD BIRDS UNLIMITED WASHBURN PIANO COMPANY CREATIONS THREE DAY BLINDS THREE DAY BLINDS LUGGAGE CENTER INC BATH & BODY WORKS ETHAN ALLEN HOME INTERIORS AMERICAS BEST CONTACTS & EYEGLASSES AMERICAS BEST CONTACTS & EYEGLASSES FUTURE STARS TOTS N TEENS - Vacant MARSHALLS PARTY CITY BEST BUY STANFORDS RESTAURANT & BAR PIER ONE IMPORTS WESTERN PIANO COMP USA WINNERS RESTAURANT CAMERAS WEST TACO DEL MAR SPRINT PCS PS PLUS SIZES SPRINT PCS - Vacant GART SPORTS MOVIE BOX VIDEO OLD NAVY STARBUCKS COFFEE COMPANY BABIES R US JOANN STORES INC BORDERS BOOKS & MUSIC OFFICE MAX LINENS N THINGS SPRINT PCS - Vacant AZTECA MEXICAN RESTAURANT AARON BROTHERS MBK NORTHWEST CATHERINES PLUS SIZES VETSMART PET HOSPITAL & HEALTH CENTER PETSMART INC LEVITZ FURNITURE CORPORATION Phone: (206) 575 -8090 (206) 575 -8382 (206) 575 -1050 (206) 575 -4220 (206) 575 -4001 (206) 575 -1023 (206) 575 -2326 (206) 575 -4331 (206) 575 -4090 (206) 575 -8500 (206) 575 -4366 (206) 575 -4500 (206) 575 -4500 (206) 575 -0502 (206) 574 -4617 (206) 575 -7454 (206) 575 -2922 (206) 575 -8800 (206) 575 -1775 (206) 575 -8587 (206) 394 -2500 (206) 575 -2100 (206) 575 -6205 (206) 575 -1774 (206) 575 -1819 (770) 805 -1062 (206) 574 -0611 (206) 575 -4506 (206) 575 -0244 (206) 575 -3068 (206) 575 -0990 (206) 575 -8090 (206) 575 -3690 (206) 575 -2373 (206) 575 -2373 (206) 575 -0510 . King County Dept. of Finance, Tr sury Operations - Property Tax Inforriion Page 1 of 3 Treasur Operations :' King County Tax Account Number 262304911007 (This account is active.) Tax Payer Name HEITMAN 353390 ore < Annual Statement Requested by 2005 Tax Information Tax Amount: FEES NOXIOUS WEED CONSERVATION Total Billed: $ 611,849.47 $ 2.94 $ 5.00 $ 611,857.41 ews ervices Parcel Number 2623049110 omn en sr Mailing Address 191 N WACKER DR STE 2500 CHICAGO IL 60606 Amount Due: $ 305,928.70 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT J Other Information Land Value: Improvement Value: Status: 10,004,600 $ 35, 864,100 Taxable 1 httn: / /www.metrokc.aov/ finance /treasury /kctaxinfo /taxinfo_asnx ?narcel id= 2623049110___ 05/27/2005 Tax Amount: $ 33,082.42 Other Information FEES Land Value: $ 658,600 NOXIOUS WEED $ 1.59 Improvement Value: $ 1,821,500 CONSERVATION $ 5.00 Status: Taxable Total Billed: $ 33,089.01 Levy Code: 2390 King County Dept. of Finance, Tosury Operations - Property Tax Inform ion inance andb8usrnes C3perat ans DMsran King County Tax Account Number 262304912005 (This account is active.) Tax Payer Name ERRE LLC 559999 Name Annual Statement Requested by 2005 Tax Information Seivices Parcel Number 2623049120 COmmeri0 Mailing Address 117 E LOUISA ST #230 SEATTLE WA 98102 If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT earl~:. Amount Due: $ 16,544.50 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ Page 1 of 3 http: / /www.metrokc.gov/ finance / treasury /kctaxinfo /taxinfo.aspx ?parcel id= 2623049120... 05/27/2005 Tax Amount: $ 53,648.73 Other Information FEES Land Value: $ 631,400 NOXIOUS WEED $ 1.59 Improvement Value: $ 3,390,500 CONSERVATION $ 5.00 Status: Taxable firing Lounty llept. oft finance, 1 r asury Operations - Property fax Into Intormoon ��? {7rcasvvy`;Opci�atip'ns %'x% King County Tax Account Number 262304906601 (This account is active.) Tax Payer Name ETHAN ALLEN HOME INTERIORS 331427 Annual Statement Requested by 2005 Tax Information Sc r rces ; ° Parcel Number 2623049066 Comnienti, Mailing Address 20120 72ND AVE SOUTH KENT WA 98032 Amount Due: $ 26,827.66 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT Serf Page 1 of 3 http: / /www.metrokc.gov /finance/ treasury /kctaxinfo /taxinfo.aspx ?parcel id= 2623049066... 05/27/2005 Tax Amount: $ 21,279.94 Other Information FEES Land Value: $ 859,900 NOXIOUS WEED $ 1.59 Improvement Value: $ 735,400 CONSERVATION $ 5.00 Status: Taxable ring county liept. or r inance, I reasury Operations - Property "lax information inanceand Busines Jp eration s , rvision 7"rcasury, „ppCratransu���*�: King County erne, Tax Account Number 262304902402 (This account is active.) Tax Payer Name LIU ALFRED B +ELLEN Y 259999 Annual Statement Requested by f es seririces Parcel Number 2623049024 Mailing Address P 0 BOX 95235 SEATTLE WA 98145 Amount Due: $ 10,643.26 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT 2005 Tax Information .046J. en ;5 earth Page 1 of 3 http: / /www.metrokc.gov /finance/ treasury /kctaxinfo /taxinfo.aspx ?parcel _ id = 2623049024... 05/27/2005 Tax Amount: $ 2,064.90 Other Information FEES Land Value: $ 154,800 NOXIOUS WEED $ 1.86 Improvement Value: $ 0 CONSERVATION $ 5.00 Status: Taxable Total Billed: $ 2,071.76 Levy Code: 2390 Paid: $ 2,071.76 Interest: $ 0.00 King County Dept. of Finance, T asury Operations - Property Tax Informmon r B usines s Operations ?rvisipn`; 7rcasury�� +er�t�ans � `. Tax Account Number 262304913508 (This account is active.) Tax Payer Name MBK NORTHWEST ON1287 Annual Statement Requested by 2005 Tax Information ews s ervices Parcel Number 2623049135 Cornin' nt Mailing Address 4949 SW MEADOWS RD STE 675 LAKE OSWEGO OR 97035 Amount Due: No Tax Due. It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT I arc Page 1 of 3 http: / /www.metrokc.gov /finance/ treasury / kctaxinfo /taxinfo.aspx ?parcel id= 2623049135... 05/27/2005 Tax Amount: $ 13,304.83 Other Information FEES Land Value: $ 695,200 NOXIOUS WEED $ 1.59 Improvement Value: $ 387,700 CONSERVATION $ 5.00 Status: Taxable King Lounty Dept. of Finance, treasury Operations - Property Tax Information 'and, B usyness Op erations Division �';Trcasur gperat�ons ='. _'�'� King County Tax Account Number 352304906907 (This account is active.) Tax Payer Name GRAY CAT COLLECTIVE LLC 449999 Annual Statement Requested by HOMESTREET BANK 2005 Tax Information ernnce Parcel Number 3523049069 Mailing Address 5430 45TH AV W SEATTLE WA 98199 _Commie nts Amount Due: $ 6,655.71 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT Sea Page 1 of 3 1 Covt fuiwkw-Q— p� ti http: / /www.metrokc. gov /finance/ treasury /kctaxinfo /taxinfo. aspx ?parcel_id =3 523 049069... 05/27/2005 Tax Amount: $ 18,659.20 Other Information FEES Land Value: $ 751,400 NOXIOUS WEED $ 1.59 Improvement Value: $ 767,300 CONSERVATION $ 5.00 Status: Taxable ling uounty wept. or Finance, I asur operations - Yroperty 1 ax Into ; 7rcasFry DOrations King County Tax Account Number 362304910601 (This account is active.) Tax Payer Name SFP B LP LTD PTNRSHP 7D7226 Annual Statement Requested by 2005 Tax Information Services Parcel Number 3623049106 Comm ntis x Mailing Address OPO BOX 667 PRINEVILLE OR 97754 tion Amount Due: $ 9,332.89 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 ears If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT Page 1 of 3 http: / /www.metrokc. gov /finance/ treasury / kctaxinfo /taxinfo.aspx ?parcel_id = 3623049106... 05/27/2005 Tax Amount: $ 181,654.17 Other Information FEES Land Value: $ 5,424,600 NOXIOUS WEED $ 2.76 Improvement Value: $ 9,360,500 CONSERVATION $ 5.00 Status: Taxable ring l_, ounty uept. or r finance, easury uperations - Yroperty 1 ax lntor King County ome Tax Account Number 362304907409 (This account is active.) Tax Payer Name HD DEVELOPMENT OF MARYLAND 449999 Annual Statement Requested by REQUEST PRINTED TAX STATEMENT 2005 Tax Information Services Parcel Number 3623049074 tion �Corttirtent�` Mailing Address 2455 PACES FERRY RD ATLANTA GA 30339 Amount Due: $ 90,830.96 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. Page 1 of 3 http : / /www.metrokc. gov/ finance / treasury /kctaxinfo /taxinfo. aspx ?parce l_id =3 62 3 049074... 05/27/2005 Tax Amount: $ 181,654.17 Other Information FEES Land Value: $ 5,424,600 NOXIOUS WEED $ 2.76 Improvement Value: $ 9,360,500 CONSERVATION $ 5.00 Status: Taxable 1 1118 l.UU11Ly 1Jcp .. UL r lllallee, treasury vperauons - rroperty i ax inior non rage i or i 7 r'easur1 Q eiaiios Tax Account Number 362304907409 (This account is active.) Tax Payer Name HD DEVELO MARYLAND ENT Annual Statement Requested by 2005 Tax Information ervkes Parcel Number 3623049074 Mailin • • d ss 2455 ACES ' ERR F ANTA GA CeiniMen eth-c '1 Amount Due: $ 90,830.96 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment ) It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT http: / /www.metrokc. gov/ finance / treasury/kctaxinfo /taxinfo.aspx ?parcel _ id =3 623 049074... 05/27/2005 Tax Amount: $ 8,513.18 Other Information FEES Land Value: $ 340,600 NOXIOUS WEED $ 1.59 Improvement Value: $ 352,300 CONSERVATION $ 5.00 Status: Taxable Total Billed: $ 8,519.77 Levy Code: 2340 ring wunty vein. 01 r finance, easury operations - rroperty lax Into King County ogre,!; Tax Account Number 343050001001 (This account is active.) Annual Statement Requested by REQUEST PRINTED TAX STATEMENT 2005 Tax Information eas Services Parcel Number 3430500010 • Lion mance artd tipsiness (7perations QnnsionF" +r7rcasury QpC�a b ans'���. a Cainments PaSitrgly: Mailing Address Tax Payer Name 3300 MAPLE VALLEY HWY TONKIN MATT & GAYLE 971 898RENTON WA 98058 It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. Search Amount Due: $ 4,259.88 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment J If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ Page 1 of 3 http: / /www.metrokc.gov/ finance / treasury /kctaxinfo /taxinfo. aspx ?parcel_id =343 0500010... 05/27/2005 Tax Amount: $ 6,703.40 Other Information FEES Land Value: $ 209,500 NOXIOUS WEED $ 1.50 Improvement Value: $ 336,100 CONSERVATION $ 5.00 Status: Taxable Total Billed: $ 6,709.90 Levy Code: 2340 iiiig, l, uuiuy 'Cpn. of r mance, i reasury operations - rroperty I ax Info non 2005 Tax Information Tax Payer Name EJT INC 342654 7rcasur" pp`erafions ='> Horne Tax Account Number 343050002009 (This account is active.) Annual Statement Requested by News ervices Parcel Number 3430500020 REQUEST PRINTED TAX STATEMENT Comtents Mailing Address PO BOX 25080 FEDERAL WAY WA 98093 It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 earc Amount Due: $ 3,354.95 Second half amount if paid by October 31, 2005 . C e -Tax On -Line Payment If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. Yage 1 of 3 http: / /www.metrokc.gov/ finance / treasury / kctaxinfo /taxinfo.aspx ?parcel_id =343 0500020... 05/27/2005 Tax Amount: $ 6,137.01 Other Information FEES Land Value: $ 499,500 NOXIOUS WEED $ 1.59 Improvement Value: $ 0 CONSERVATION $ 5.00 Status: Taxable . King County Dept. of Finance, T asury Operations - Property Tax Info ion Tax Account Number 362304909504 (This account is active.) Tax Payer Name FIRST INTER BNK- KIRKLAND 772498 Annual Statement Requested by 2005 Tax Information Parcel Number 3623049095 Mailing Address WELLS FARGO BANK - 92685 PO BOX 63931 SAN FRANCISCO CA 94163 Amount Due: $ 3,071.80 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT earth Page 1 of 3 http: / /www.metrokc.gov/ finance /treasury/kctaxinfo /taxinfo. aspx ?parcel_id =3 623 049095 ... 05/27/2005 Tax Amount: $ 18,735.38 Other Information FEES Land Value: $ 592,700 NOXIOUS WEED $ 1.68 Improvement Value: $ 932,200 CONSERVATION $ 5.00 Status: Taxable iuiig .. uui1Ly ,./cpL. 01 r 1114111.:C, Suty vpciauuns - rroperiy i ax info mason s "�Fina ice'andrBusiness ;�Operat�ons'D n t' p reasury, Operations %.1... r » ... ' King County omi Tax Account Number 362304907904 (This account is active.) Tax Payer Name FIRST INTER BNK- KIRKLAND 772498 Annual Statement Requested by COmiiients`: 2005 Tax Information erurces .x REQUEST PRINTED TAX STATEMENT Sear ria Parcel Number 3623049079 Mailing Address WELLS FARGO BANK - 92685 PO BOX 63931 SAN FRANCISCO CA 94163 Amount Due: $ 9,371.03 Second half amount if paid by October 31, 2005 . L e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. rage I of http: / /www.metrokc.gov/ finance / treasury/kctaxinfo /taxinfo. aspx ?parcel_id= 3623 049079... 05/27/2005 Tax Amount: $ 17,692.27 Other Information FEES Land Value: $ 713,300 NOXIOUS WEED $ 1.68 Improvement Value: $ 726,700 CONSERVATION $ 5.00 Status: Taxable ring l.uunly UcpL. ui r inaiice, i easury uperauons - rroperry i ax mm Tax Account Number 362304909405 (This account is active.) Tax Payer Name FIRST INTER BNK- KIRKLAND 772498 Annual Statement Requested by 2005 Tax Information l egs Parcel Number 3623049094 non Mailing Address WELLS FARGO BANK - 92685 PO BOX 63931 SAN FRANCISCO CA 94163 It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 earc Amount Due: $ 8,849.47 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment ) If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. REQUEST PRINTED TAX STATEMENT rage i or s http: / /www.metrokc.gov/ finance / treasury /kctaxinfo /taxinfo.aspx ?parcel_id= 3623049094... 05/27/2005 Tax Amount: $ 3,969.70 Other Information FEES Land Value: $ 323,100 NOXIOUS WEED $ 1.59 Improvement Value: $ 0 CONSERVATION $ 5.00 Status: Taxable ling county wept. or r finance, u sury operations - rroperty i ax into King County Hom e Tax Account Number 362304901709 (This account is active.) Tax Payer Name FIRST INTER BNK- KIRKLAND 772498 Annual Statement Requested by 2005 Tax Information e.micas A Parcel Number 3623049017 REQUEST PRINTED TAX STATEMENT I e, Lion .manse artd3B usgness Ope'r'ations?Uiyisior ,Camments; Mailing Address WELLS FARGO BANK - 92685 PO BOX 63931 SAN FRANCISCO CA 94163 Amount Due: $ 1,988.14 Second half amount if paid by October 31, 2005 . e -Tax On -Line Payment It is not necessary to have a tax statement to make your payment. Please write the account number on your check and make it payable to and mail it to: King County Treasury 500 4th Ave, #600 Seattle, WA 98104 eared If the mailing name or address is incorrect and you want to make a change, please click on the following link: Tax Info FAQ If you would like an official printed tax statement mailed to the mailing address listed above, click on the REQUEST PRINTED TAX STATEMENT button. rage i or s http: / /www.metrokc.gov /finance /treasury/kctaxinfo /taxinfo aspx ?parcel_id = 3623049017... 05/27/2005 Jam Free Printing Use Avery® TEMPLATE 5160® lnited Stationers 8264 Southcenter Parkway - ukwila WA 98188 continental Mills 18000 Andover Park West Tukwila WA 98188 3arnes & Noble 300 Andover Park West #200 Tukwila WA 98188 The Good Guys! 300 Andover Park West #500 Tukwila WA 98188 Southcenter Golf 18791 Southcenter Parkway Tukwila WA 98188 Seagle Properties 5811 Segale Park Dr "C" Tukwila WA 98188 • United Stationers 18300 Southcenter Parkway Tukwila WA 98188 Qwest Communications 6101 South 180th Street Tukwila WA 98188 Starbucks Coffee 300 Andover Park West #300 Tukwila WA 98188 Seattle Lighting 300 Andover Park West #600 Tukwila WA 98188 Continental Mills 6155 Segale Park Dr "C" Tukwila WA 98188 Seattle Tractor Parts & Eqp 18801 Southcenter Parkway Tukwila WA 98188 www.avery.com 1- 800 -GO -AVERY AVERY® 5160® RTS Packaging 18340 Southcenter Parkway Tukwila WA 98188 GameStop 300 Andover Park West #100 Tukwila WA 98188 Office Depot 300 Andover Park West #400 Tukwila WA 98188 300 Andover Park West #800 Tukwila WA 98188 Kent Landsberg 5835 Segale Park Dr "C" Tukwila WA 98188 _nee a 7 1M.IIAI71 ..band asn Jam rree rrmung Use Avery® TEMPLATE 5160® Talmadge & Stockmeyer Enterprise 18010 Southcenter Parkway 18500 Southcenter Parkway Tukwila Wa 98188 Tukwila WA 98188 Johnstone Supply 18205 Andover Park West Tukwila WA 98188 18285 Andover Park West Tukwila WA 98188 Cascade Controls 18338 Andover Park West Tukwila Wa 98188 18290B Andover Park West Tukwila WA 98188 Allegis Corp 18296 Andover Park West Tukwila, Wa 98188 Continental Mills 18125 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18161 Segale Park Dr "B" Tukwila WA 98188 • H & W Distributors 18221 Andover Park West Tukwila WA 98188 Hung San Foods, Inc. 18301 Andover Park West Tukwila WA 98188 Grating Pacific 18340 Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18292 Andover Park West Tukwila, WA 98188 Alpak Food Equipment 18298 Andover Park West Tukwila, WA 98188 High Five Sportwear 18200 Segale Park Dr "B" Tukwila WA 98188 18270 Segale Park Dr "B" 18300 Segale Park Dr "B" Tukwila WA 98188 Tukwila WA 98188 Daniel Smith, Inc. 18191 Segale Park Dr "B" Tukwila WA 98188 �1 ivaAW- nn -nnQ -L WWW.avary.c.om 1- 800 -GO -AVERY AVERY® 5160® Enterprise 18400 Southcenter Parkway Tukwila WA 98188 Engineered Products 18271 Andover Park West Tukwila WA 98188 Keyston Bros. 18303 Andover Park West Tukwila WA 98188 Universal Freight 18290A Andover Park West Tukwila WA 98188 GE Polymershapes, Inc. 18294 Andover Park West Tukwila, WA 98188 Surface Art Inc. 18323 Andover Park West Tukwila, WA 98188 Commercial Office Interiors 18260 Segale Park Dr "B" Tukwila WA 98188 Crown Cork 18340 Segale Park Dr "B" Tukwila WA 98188 A.America 18255 Segale Park Dr "B" Tukwila WA 98188 A.America A.America Cenveo 18287 Segale Park Dr "B" 18325 Segale Park Dr "B" 6233 Segale Park Dr "D" Tukwila WA 98188 Tukwila WA 98188 Tukwila WA 98188 A,0915 31V1d W31 tffiIGeAV asn Jam rree rrmung Use Avery® TEMPLATE 5160® Fernando Raguinaga RE: 3523049046 17825 54 PI. So. SeaTac WA 98188 -4617 Barry Bennet RE: 3523049118 18010 Southcenter Pkwy Tukwila WA 98188 Nicolas Garcia /Maria Simental/ Ester Zapara RE: 18803 C Southcenter Pkwy Tukwila WA 98188 Sara Lynne Stuth RE: 0322049062 4330 So. 204` Street Kent WA 98032 r^I • MiMMIMM Phouma & Novan Onesyla RE: 0222049037 19212 Frager Rd So. Kent WA 98032 Caeser Baldera RE: 18803 A Southcenter Pkwy Tukwila WA 98188 Rina Segale c/o M.A. Segale RE: 3523049032 18038 Southcenter Pkwy Tukwila WA 98188 Paul & A. Lorraine Jonientz RE: 3523049019 5565 So. 178 Street Tukwila WA 98188 Au AW- nn -nne -L www.avery.cvm 1- 800 -GO -AVERY Jack & Stella Stevens RE: 0322049092 4655 So. 200` Street Kent WA 98032 U AVERY® 5160® Juan Casillas RE: 18803 B Southcenter Pkwy Tukwila WA 98188 Simaile Vaega & Teu Taulapapapa Vaega RE: 3523049090 5563 So. 178 Street Tukwila WA 98188 ,an9L5 3111 1dW31 an kaAv asn ,a„1 I I« 11..l„y PLATE U se Avery TEM 5160 'izza Schmizza tE: 7784 Southcenter Parkway Tukwila, WA 98188 Dccupant ZE: 3523049010 5126 S 178 Street Tukwila, WA 98031 )ccupant E: 1840300185 17804 — 51 Ave So. Tukwila, WA 98188 Dccupant ESE: 5870 So. 194 Street Kent, WA 98032 • Occupant RE: 5862 So. 194 Street Kent, WA 98032 Occupant RE: 1840300181 5129 So. 178 Street Tukwila, WA 98188 Occupant RE: 7888800100 19017 62 Ave So. Kent, WA 98032 Di nv- nn -nfR -L WWW.aveI y.LVII 1- 800 -GO -AVERY Bell Electronics RE: 19725 Russell Road Kent WA 98032 Occupant RE: 3523049021 5118 S 178 Street Tukwila, WA 98031 Occupant RE: 1840300200 17820 — 51 Ave So. Tukwila, WA 98188 Occupant RE: 7888800131 19219 62 Ave. So. Kent, WA 98032 1 Ai AVERY® 5160® A,.nQ LC 7 IH1d1A111 ,JJaAV asn Use Avery® TEMPLATE 5160® evitz Furniture E: 3523049087 7601 Southcenter Parkway 'ukwila, WA 98188 lanfield Pet Hospital LE: 2623049067 7585 Southcenter Parkway 'ukwila, WA 98188 oanne's ;E: 26230409067 7501 Southcenter Pkwy #100 'ukwila, WA 98188 pplebee's Restaurant tE: 3523049005 7790 Southcenter Parkway 'ukwila, WA 98188 dlacy's Furniture Gallery tE: 3523049005 7750 Southcenter Parkway 'ukwila, WA 98188 Legal Cinemas tE: 3523049061 ;910 S 180 Street Tukwila, WA 98188 kptex,Inc. ZE: 3523049092 [205 Andover Park West Tukwila, WA 98188 Vlitchell Moving & Storage ZE: 3523049082 18800 Southcenter Pkwy Tukwila, WA 98188 Vico Furniture EZE: 3523049074 1230 Andover Park West Tukwila, WA 98188 • Levitz Furniture RE: 3523049088 17601 Southcenter Parkway Tukwila, WA 98188 Linens N Things RE: 2623049067 17501 Southcenter Pkwy #400 Tukwila, WA 98188 Azteca Restaurant RE: 2623049134 17555 Southcenter Parkway Tukwila, WA 98188 David's Bridal RE: 3523049005 17740 Southcenter Parkway Tukwila, WA 98188 Newport Restaurant RE: 3523049123 17920 Southcenter Parkway Tukwila, WA 98188 Sansaco RE: 3523049105 5950 S 180` Street Tukwila, WA 98188 Vina Sewing, Inc. RE: 3523049092 1207 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049085 1180 Andover Pk West Tukwila, WA 98188 Cascade Container RE: 3523049074 1232 Andover Park West Tukwila, WA 98188 A213AV-09 - 1 1- 800 -GO -AVERY Home Furniture RE: 3523049107 17855 Southcenter Parkway Tukwila, WA 98188 MVCI(Ykw 51 Mr' Petsmart • RE: 2623049067 17585 Southcenter Parkway Tukwila, WA 98188 Borders Books RE: 2623049067 17501 Southcenter Pkwy #200 Tukwila, WA 98188 K & G Fashion Superstore RE: 2623049067 17501 Southcenter Pkwy #300 Tukwila, WA 98188 Shoe Pavilion RE: 3523049005 17720 Southcenter Parkway Tukwila, WA 98188 Shane Company RE: 3523049123 17950 Southcenter Parkway Tukwila, WA 98188 Dania RE: 3523049103 1251 Andover Park West Tukwila, WA 98188 Home Innovations RE: 3523049092 1180 Andover Park West Tukwila, WA 98188 Goodwill Industries RE: 3523049085 1174 Andover Pk West Tukwila, WA 98188 Electrical Distributing RE: 3523049095 6750 S 180 Street Tukwila, WA 98188 mn091S 31V1d1/431®tiany asn Jam rree rnnung Use AVery® TEMPLATE 5160® ihasta Beverages ZE: 352309072 [227 Andover Park East Tukwila, WA 98188 :laim Jumper Restaurant ZE: 3523049031 5901 S 180` Street Tukwila, WA 98188 i,arkin Precision ZE: 788880190 5810 So. 194 Way Cent, WA 98032 Wireless Technologies, Inc. ZE: 788880210 19823 58 Place South Cent, WA 98032 Evergreen Pet Supply ZE: 7888900162 18200 Olympic Ave. So. Tukwila, WA 98188 3ellmann ZE: 788900152 18289 Olympic Ave S Tukwila, WA 98188 Pacific Metal ZE: 7888900140 18325 Olympic Ave. So. Tukwila, WA 98188 Sound Floor Coverings ZE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 Seattle Bindery ZE: 7888900120 5540 So. Glacier St., Suite 120 Tukwila, WA 98188 • IMINSIMMEME Apollo Spas RE: 3523049084 1233 Andover Park East Tukwila, WA 98188 Thomasville Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 HS Machine Works RE: 788880200 19713 58 Place South Kent, WA 98032 Selway Machine Tool, Inc. RE: 7888800180 5844 So. 194 Way Kent, WA 98032 Mult Alloy RE: 7888900152 18201 Olympic Ave. So. Tukwila, WA 98188 SKCAC Industries RE: 7888800560 19731 58 Place South Kent, WA 98032 The Source RE: 7888900130 18365 Olympic Ave. So. Tukwila, WA 98188 Rainier Industries RE: 7888900111 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 Ventree RE: 7888900120 6540 So. Glacier St., Suite 140 Tukwila, WA 98188 r,�ct All aA!!- AC)- ()OR -L www.avery.com 1- 800 -GO -AVERY Cort Furniture RE: 3523049069 1230 Andover Park East Tukwila, WA 98188 Bassett Furniture RE: 3523049031 5951 S 180 Street Tukwila, WA 98188 The Robbins Company RE: 7888800150 5866 So. 194 St. Kent, WA 98032 Acoustical Design RE: 7888800190 5820 So. 194 Way 'Kent, WA 98032 Perfect Fit — McDonald RE: 7888900152 18249 Olympic Ave. So. Tukwila, WA 98188 Iron Mountain RE: 0222049052 19826 Russell Road Kent, WA 98032 V AVERY® 5160® Smooth Corporation RE: 7888900130 18375 Olympic Ave. So. Tukwila, WA 98188 Rainier Industries RE: 7888900121 18435 &18475 Olympic Ave. So. Tukwila, WA 98188 MicroSery RE: 7888900120 6540 So. Glacier St., Suite 160 Tukwila, WA 98188 —na i c 3 Itnauto —Aram/ asn Jam rree rnnung Use Avery® TEMPLATE 5160® Consolidated Container Company RE: 7888900110 6545 So. Glacier St. Tukwila, WA 98188 Bakery Chef RE: 7888800050 6320 So. 190 St. Kent, WA 98188 Tally Genicom RE: 7888800080 6020 S. 190 St. Kent, WA 98032 Clarke American RE: 7888800510 5869 So. 194 St. Kent, WA 98032 MC, Ltd RE: 7888800130 6040 So. 194 St., Suite 101 Kent, WA 98032 � 1 • Paragon Pacific Insulation RE: 7888800550 19710 58 Place South Kent, WA 98032 The Boxmaker Inc. RE: 7888800070 6230 S. 190 St. Kent, WA 98032 ESP Printing RE: 7888800100 19201 62 " Ave So. Kent, WA 98032 Alaska Airlines RE: 7888800400 P.O. Box 68900 Seattle, WA 98168 -0900 United Warehouses RE: 7888800510 6013 So. 194 St. Kent, WA 98032 Plastic Dynamics, Inc. RE: 7888800130 6040 So. 194 St., Suite 102 Kent, WA 98032 Great American Gaming Corp RE: 7888800155 5872 So. 194 Street Kent, WA 98032 U � Al. /1 -nno - www.avery.com 1- 800 -GO -AVERY Paragon Pacific Insulation RE: 7888800540 19710 58 Place South Kent, WA 98032 Crate Tech Inc. RE: 7888800070 6206 S. 190 St. Kent, WA 98032 Raleigh America, Inc. RE: 7888800090 6020 S. 190` St., Suite 101 Kent, WA 98032 Teel Rule Concepts RE: 7888800131 19221 62 " Ave So. Kent, WA 98032 Kraft Foods RE: 7888800400 19032 62 " Ave So. Kent, WA 98032 Green Garden, Inc. RE: 7888800540 5851 So. 194` Way Kent, WA 98032 Stress -Tek, Inc. RE: 7888800140 5920 So. 194 St. Kent, WA 98032 ApPlus RE: 7888800155 5868 So. 194 Street Kent, WA 98032 6, AVERY® 5160® ..nal e 2 IWIAIM] I - J (JanW an Jam rree rrmun9 Use Avery® TEMPLATE 5160® Charles A Bauer RE:023900 0248 19805 Orillia Rd S Kent WA 98032 Douglas D & Clare I Thompson RE:023900 0351 15018 SE 224th St Kent WA 98042 Richard L & Elizabeth P Buck RE:032204 9005 24601 SE 220th St Maple Valley WA 98038 OCONNELL HERITAGE LLC RE:032204 9022 20431 Frager Rd S Kent WA 98032 Patricia Kiwa Lynch RE:032204 9060 4411 S 200th St Kent WA 98032 New Testament Church RE: 032204 9058 PO Box 6493 Kent WA 98064 LA PIANTA LLC RE:032204 9092 PO Box 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 9100 PO Box 88028 Tukwila WA 98138 Jason .& Melissa. C Alexander RE:184030 0190 17812 51st Ave S SeaTac WA 98188 • Charles A Bauer RE:023900 0246 19805 Orillia Rd S Kent WA 98032 Patricia Kiwa Lynch RE:023900 0300 4411 S 200th St Kent WA 98032 LA PIANTA LLC RE:023900 0352 PO Box 88028 Tukwila WA 98138 Mary K Arnold RE:032204 9052 20016 Orillia Rd S Kent WA 98032 Sara L Stuth RE:032204 9061 22232 196th Ave SE Renton WA 98058 LA PIANTA LLC RE:032204 9093 PO Box 88028 Tukwila WA 98138 VVVV y. II CASTELLO LAND CO INC RE:262304 9013 PO Box 40629 Bellevue WA 98015 i v� AW- nn -nno -I 1- 800 -GO -AVERY • U AVERY® 5160' Douglas D & Clare I Thompson RE:023900 0247 15018 SE 224th St Kent WA 98042 Vincent Coluccio RE:023900 0320 210 SW 194th PI Normandy Park WA 98166 Vincent Coluccio RE:023900 0365 210 SW 194th PI Normandy Park WA 98166 Anton Zgraggen RE:032204 9020 4503 S 204th St Kent WA 98032 LA PIANTA LLC RE:032204 9056 PO Box 88028 Tukwila WA 98138 LA PIANTA LLC RE:032204 9062 PO Box 88028 Tukwila WA 98138 Richard L & Elizabeth P Buck RE:032204 9067 24601 SE 220th St Maple Valley WA 98038 Robert N & Myrna L Bauer RE:032204 9097 15045 SE 296th St Kent WA 98042 Ty & Van Ly Lam RE:184030 0185 9221 14th Ave SW Seattle WA 98106 LA PIANTA LLC RE:262304 9065 PO Box 88028 Tukwila WA 98138 --no LC a ttn.lw11 a AJentl asn Jam Free Printing Use Avery® TEMPLATE 5160® CASTELLO LAND CO INC RE:262304 9096 PO Box 40629 Bellevue WA 98015 N B Kaiser RE:352304 9010 5126 S 178th St Seatac WA 98188 Gaco Western Inc. RE: 352304 9014 PO Box 88698 Seattle, WA 98138 ALLIED DISTRICT PROPERTIES RE:352304 9087 33 W Monroe St #21 Chicago IL 60603 Gaco Western Inc. RE: 352304 9017 PO Box 88698 Seattle, WA 98138 Gaco Western Inc. RE: 352304 9081 PO Box 88698 Seattle, WA 98138 King County RE: 022204 9015 500 4th Ave #500A Seattle WA 98104 First Union Natl Bank RE: 02204 9052 745 Atlantic Ave Boston MA 02111 Ivan Ospina RE: .184030''0210 17828.51 g` Ave S Seatac WA 98188 • EIMENE RAMOS PROPERTIES LLC RE:262304 9134 133 SW 158th St Burien WA 98166 LA PIANTA LLC RE:352304 9019 PO Box 88028 Tukwila WA 98138 MILLER LAKE RANCHES LLC RE:352304 9061 17800 Southcenter Pkwy Tukwila WA 98188 ALLIED DISTRICT PROPERTIES RE:352304 9088 33 W Monroe St #21 Chicago IL 60603 Rohrbach Southcenter RE:352304 9107 PO Box 58408 Seattle WA 98138 City of Kent RE: 000020 0043 220 4 Ave S Kent WA 98032 City of Kent RE: 022204 9042 220 4th Ave S Kent WA 98032 Marilyn Robinson RE: 184030 0181 5129 S 178 St Seattle WA 98188 www.avery.com 1- 800 -GO -AVERY Dehnis �& .Lirida :Landowski RE : 1 '4840.30?0220 • 1.7900 r51- $r Ave'�S Seatac WA ' 98.1 ^88 a AVERY® 5160® KIRTukwila"L.P: RE:262304 91 301 Tukwila' WA 9818 CLPF - Tukwila RE:262304 9136 17555 Southcenter Pkwy Tukwila WA 98188 Franmo Holdings L L C RE:352304 9031 3300 Douglas Blvd #440 Roseville CA 95661 William M & Susan J Starr RE:352304 9076 PO Box 98134 Des Moines WA 98198 Melindatpoll son RE: 5:5s 4F s th St TukwilafWA; 9:8 MILLER LAKE RANCHES LLC RE:352304 9123 17850 Southcenter Pkwy Tukwila WA 98188 City of Kent RE: 000020 0044 220 4 Ave S Kent WA 98032 La Pianta LLC RE: 02204 9047 PO BOX 88028 Tukwila WA 98138 Orville Geving RE: 184030 0200 17820 51$` Ave S Seattle WA 98188 Dickson Brothers RE: 660021 0220 20119 59 PI S Kent WA 98032 Jam rree rrnntmg Use Avery TEMPLATE 5160® Johnson Property Holdings RE: 660021 0230 20205 59 PI SE Kent WA 98032 La Terra RE: 660021 0260 PO Box 88028 Tukwila WA 98138 Bakery Chef Inc. RE: 788880 0050 999 Oakmont Plaza Dr. #610 Westmont IL 60559 PCS Properties LLC RE: 788880 0080 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0130 10250 NE Marx St Portland OR 97220 Stress -Tek Inc. RE: 788880 0140 5920 S 194 St Kent WA 98032 Mark & Kay Hockman RE: 788880 0170 19400 58 Ave NE Kenmore WA 98028 Streng Heinz & Renate RE: 788880 0200 19311 Richmond Beach Dr NW Shoreline WA 98177 Thomas Herche RE: 78880 0510 PO Box 3837 Seattle WA 98124 Green Garden Food Products RE: 788880 0550 5851 S 194 St Kent WA 98032 • Johnson Property Holdings RE: 660021 0240 20205 59 PI SE Kent WA 98032 La Terra RE: 660021 0270 PO Box 88028 Tukwila WA 98138 TBI Building RE: 788880 0060 6412 S 190 St Kent WA 98032 PCS Properties LLC RE: 788880 0090 PO Box 700 Mercer Island WA 98040 Market Contractors LTD RE: 788880 0131 10250 NE Marx St Portland OR 97220 Robbins Holdings RE: 788880 0150 5866 S 194 St Kent WA 98032 196` Corridor LLC RE: 788880 0210 PO Box 120 Renton WA 98057 Dahava Financial LP RE: 788880 0535 10777 Main St #300 Kent WA 98032 _ _ Aa3AV-09 -008 - 1. VVVV VY.dvC, 1- 800 -GO -AVERY Gregory Real Estate Two LLC RE: 788880 0180 1216 6` Ave N Kent WA 98032 S King County Activity Center RE: 788880 0560 19731 Russell Rd Kent WA 98032 La Terra RE: 660021 0250 PO Box 88028 Tukwila WA 98138 City of Kent RE: 660021 0360 220 4 Ave S Kent WA 98032 TBI Building RE: 788880 0070 6412 S 190` St Kent WA 98032 U AVERY® 5160' River's Edge Business Park RE: 788880 0100 10900 NE 8 St #900 Bellevue WA 98004 Market Contractors LTD RE: 788880 0132 10250 NE Marx St Portland OR 97220 Robert & Phyllis Slayton RE: 788880 0155 14900 Interurban Ave S #21 Tukwila WA 98168 B &B Holdings LLC RE: 788880 0190 3371 46th Ave NE Seattle WA 98032 Aldarra LLC RE: 788880 0400 1717 Main Street #3700 Dallas TX 75201 Green Garden Food Products RE: 788880 0540 5851 S 194t St Kent WA 98032 Campbell James Estate RE: 788890 0110 1001 Kamokila Blvd Kapolei HI 96707 te09L5 31V1d1/431 ebaAV 041 Use Avery® TEMPLATE 5160® Bellwether Properties RE: 788890 0111 18435 Olympic Ave S Tukwila WA 98188 Sound Floor Covering RE: 788890 0130 18375 Olympic Ave S Tukwila WA 98188 Campbell James Estate RE: 788890 0162 1001 Kamokila Blvd. Kapolei HI 96707 Doug Thompson RE: 032204 9097 4417 S 200 St Kent WA 98032 Tri -Land Corporation RE: 352304 9103 1325 4t Ave #1940 Seattle WA 98101 Gray Cat Collective LLC RE: 352304 9069 5430 45t Ave W Seattle WA 98199 City of Kent RE: 788880 0111 220 4th Ave S Kent WA 98032 Bruce C. & Elizabeth S. Mitchell RE: 352304 9082 19000 57t PL NE Kenmore, WA 98028 • James Campbell RE: 788890 0120 1001 Kamokila Blvd Kapolei HI 96707 Pacific Metal RE: 788890 0140 3400 SW Bond Ave Portland OR 97239 Ty & Van Ly Lam RE: 184030 0185 17804 51' Ave S Seatac WA 98188 Waco Enterprises RE: 352304 9092 1205 Andover Park W Tukwila WA 98188 KMBR RE: 352304 9074 1232 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9002 6200 Southcenter Blvd Tukwila WA 98188 O Connell Heritage LLC RE: 022204 9017 20431 Frager Rd S. Kent WA 98032 1- 800 -GO -AVERY Roberto Ordonio & Virg Warren RE: 032204 9023 20811 100' Ave SE Kent WA 98031 King County RE: 032204 9049 500 4t Ave Seattle WA 98104 St. Demetrios RE: 102204 9003 2100 Boyer Ave E Seattle WA 98112 1113 AW- AL1 -nno -1 0 PaiV 61IY `n' 3 IOW' Campbell Real Estate LLC RE: 788890 0121 18435 Olympic Ave S Tukwila WA 98188 Campbell James Estate RE: 788890 0152 1001 Kamokila Blvd. Kapolei HI 96707 LA PIANTA LLC RE: 352304 9090 PO BOX 88028 Tukwila WA 98138 Boeing Oregon Masabi Trust RE: 352304 9105 1325 4t Ave #1940 Seattle WA 98101 GCC LLC RE: 352304 9085 1 180 Andover Park W Tukwila WA 98188 City of Tukwila RE: 352304 9003 6200 Southcenter Blvd Tukwila WA 98188 St. Demetrios RE: 032204 9024 2100 Boyer Ave E Seattle WA 981 12 St. Demetrios RE: 102204 9175 2100 Boyer Ave E Seattle WA 98112 City of Kent RE: 112204 9008 220 4t Ave S Kent WA 98032 James Adsley RE: 032204 9104 3280 Saratoga Rd Langley WA 98260 —nQrc a ItnaW1l asn i•1n • • •■n.y Use Avery® TEMPLATE 5160® Armondo Scoccolo RE: 102204 9185 6821 112' Ave SE Renton WA 98056 • 1- 800 -GO -AVERY Armondo Scoccolo RE: 102204 9184 6821 112' Ave SE Renton WA 98056 Fred Pittenger RE: 032204 9072 4301 S 200t St Kent WA 98032 La Pianta RE: 022204 9047 PO Box 88050 Tukwila WA 98138 Kwan Patrick /Rosalyn RE: 788880 0160 5862 S 194' St Kent WA 98032 St. Demetrios RE: 102204 9001 2100 Boyer Ave S Seattle WA 98112 First Union National Bank RE: 022204 9052 745 Atlantic Ave Boston MA 02111 Shasta Beverages RE: 352304 9072 1 N University Dr Plantation FL 33324 Houghton Harbor RE: 352304 9084 1233 Andover Park E Tukwila WA 98188 rral AN3AV-O9 Schoenbachler Enterprises LLC RE: 352304 9034 9253 E Sands Dr Scottsdale AZ 85255 Kir Tukwila RE: 352304 9005 17600 Southcenter Pkwy Tukwila WA 98188 • U MVCI '(TW 310u° Vince Coluccio RE: 023900 310 210 SW 194t PL Normandy Park WA 98166 Assoc Catholic Cemeteries RE: 032204 9021 205 NE 205 St Seattle WA 98155 Gregory Real Estate Two LLC RE: 788880 0180 1216 6t Ave N Kent WA 98032 Schoenbachler Enterprises LLC RE: 352304 9015 106 110 Place SE Bellevue WA 98004 King County RE: 032204 9049 500 4t Ave Seattle WA 98104 City of Kent RE: 022204 9061 220 4t Ave S Kent WA 98032 Union Pacific Railroad RE: 352304 9108 1416 Dodge St #325 Omaha NE 68179 Southcenter Partners LLC RE: 352304 9095 601 SW 2n Ave #2100 Portland OR 97204 Houghton Harbor RE: 352304 9122 1233 Andover Park E Tukwila WA 98188 Two Nine Three & Four LTD RE: 352304 9110 1325 4t Ave #1940 Seattle WA 98101 ®09LS 31V1dW31®tiand asf1 Jain I lay I nnan y Use Avery® TEMPLATE 5160® • Kir Tukwila RE: 262304 9079 17300 Southcenter Pkwy Tukwila WA 98188 King County RE: 352304 9037 500 KC Admin Bldg. Seattle WA 98104 Southcenter Properties RE: 352304 9101 601 SW 2n Ave #2100 Portland OR 97204 Tukwila Historical Society RE: 022204 9036 14475 59 Ave S Tukwila WA 98168 Drainage District 1 RE: 102204 9045 PO BOX 297 Kent WA 98035 Jo Etal & Larry Gallagher RE: 032204 9053 PO Box 1099 Bandon OR 97411 Armando Scoccolo RE: 032204 9025 6821 112 Ave SE Renton WA 98056 Armando Scoccolo RE: 102204 9007 6821 112 Ave SE Renton WA 98056 Armando Scoccolo RE: 102204 9044 6821 112 Ave SE Renton WA 98056 A213AV-09-008-L 1- 800 -GO -AVERY s U HVCIICYw »ov° CLPF - TUKWILA RE: 262304 9067 350 S Grand Ave #25 Los Angeles CA 90071 Mario Segale RE: 352304 9032 PO Box 88046 Tukwila WA 98138 Vien Bui & Thanhthien Tonnu RE: 352304 9039 12613 38 Ave SE Everett WA 98208 Armondo Scoccolo RE: 102204 9186 6821 112 Ave SE Newcastle WA 98056 Larry Gallagher RE: 032204 9103 PO Box 1099 Bandon OR 97411 Union Pacific Railroad Co. RE: 032204 9027 1700 Farnam St Ohama NE 68102 Armando Scoccolo RE: 102204 9035 6821 112 Ave SE Renton WA 98056 Armando Scoccolo RE: 102204 9040 6821 112 Ave SE Renton WA 98056 cm0915 31V1d1A131 etiany esn STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I . I am the current owner of the property which is the subject of this application 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Tukwila South Project for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Tukwila (Signature) On this day personally appeared before me purposes mentioned therein. SUBSCRIBED ,BEFORE ME ON THIS PN A. P y f t`I 5 swoQ� 0 iN ^ Og s u OWE* o o PAS; • e ; Qs �' wv J o va n ti c a h CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E- mail: tukplan(ct�,ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY SS (city) WA (state), on May 6 , 2 0 0 5 Mark A. Segale (Print Name) 5811 Segale Park Dr C. Tukwila. WA 98188 NOT residi (Address) 206-575-,2000 (Phone Number t' me known to be the individual who executed the foregoing instrument and acknowled e d that he/she signed the same as his /her voluntary act and deed for the uses and Y OF My Commission expires on of Washington int= mum aim iiii:llhazainahmom, —Nam so 1111111111 INPIIIIMn grg— EMI; ■■ .■.■.r� := I.7I�1.. a i i *elf■ - i�iil.u■ , ■MEZIAN = IEi�i � INNIAN ■NN .- Em N�irr■ ■■� I■1 Skill 7. ■......I 1..I - 7 I■I }■u■ Via. ■r■■■,■li■■■■■■■■EMENiNIMiiiii piEMAINIANAACINilI ■BANA ■ENANAE U.UP U..l.■ ■ ■ ■■ ■Z moo_ -` — t . ■ 7.. . *�i■ �rr , gy m — i �,, . +1 .... �■ h orwr..■.u.0 — Yrii eism _ = g. u./...:, �. ■r e2, � ` rte ■. = �r �..r r� � rr �" �? pia.:. .r4.,., MMI 1111•111P „it V■111.3,•;:,111nomil;kwrA ■.. ■..■.... .��!�i� rte= �7,�. MO WM - r - i ._lri a = ilo ... ..7 �..._, e _� c ' 47 . ■.,11`x, a mmmmm _ i � � EN !" r • �` Mire , �,...■■ •11,.., ... �..• MN MN IMMO OM= LEGEND DENOTES LA PIANTA LLC PROPERTY LEASED DENOTES LA PIANTA LLC PROPERTY OWNED DENOTES NON - LA PIANTA LLC PROPERTY DENOTES LA PIANTA LLC EASEMENT PROPERTY • •