HomeMy WebLinkAboutReg 2025-06-16 COMPLETE AGENDA PACKET--1vo
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Tukwila
•:• REGULAR
City Council Agenda
MEETING •••
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Thomas McLeod, Mayor Councilmembers: + Mohamed Abdi + Armen Papyan
Marty Wine, City Administrator ❖ Jovita McConnell ❖ Dennis Martinez
Tosh Sharp, Council President + Hannah Hedrick + Verna Seal
1905
ON -SITE PRESENCE:
TUKWILA CITY HALL
COUNCIL CHAMBERS
6200 SOUTHCENTER BOULEVARD
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Monday, June 16, 2025; 7:00 PM
1. CALL TO ORDER / PLEDGE OF ALLEGIANCE / ROLL CALL
2. LAND
ACKNOWLEDGEMENT
The City of Tukwila is located on the ancestral lands of the Coast Salish people.
We acknowledge their continuing connections to land, waters and culture.
We pay our respects to their elders past, present and emerging.
3. PUBLIC COMMENTS
including comment on
items both on and not on
the meeting agenda
Those wishing to provide public comments may verbally address the City Council
both on -site at Tukwila City Hall or via phone or Microsoft Teams for up to
minutes for items both on and not on the meeting agenda.
To provide comment via phone or Microsoft Teams, please email
citycouncil@tukwilawa.gov with your name and topic by 5:00 PM on the meeting
5
the
date. Please clearly indicate that your message is for public comment during
meeting, and you will receive further instructions.
4. CONSENT AGENDA
a. Approval of Minutes: 6/2/25 (Regular Mtg.); 6/9/25 (Special
Mtg.)
b. Approval of Vouchers
c. Ordinances amending the Middle Housing, Accessory Dwelling
Unit and Objective Design Standards Code:
[Reviewed and forwarded to consent by the Committee of the Whole
on 6/9/25]
(1) An ordinance consolidating Low Density Residential (LDR) and
Medium Density Residential (MDR) Zones into a new Community
Residential (CR) Zone; Amending Ordinance No. 2741 §3 (part),
as codified at Tukwila Municipal Code (TMC) Chapter 18.08,
"Districts Established — Map," and Figure 18-10, "Zoning Map."
(2) An ordinance amending Ordinance No. 2494 §12, as codified at
Tukwila Municipal Code (TMC) Section 9.20.080, "Parking Class
3 and Class 4 Vehicles in Residential Zones"; To update
references pursuant to changes in zoning districts.
(3) An ordinance amending Ordinance No. 2740 §3 (part), as
codified throughout various chapters of Tukwila Municipal Code
(TMC) Title 17, "Subdivisions and Plats"; To update standards
relating to land division, frontage improvements, and streets,
and to update references pursuant to changes in zoning districts.
(Continued..)
P9.1
Pg.2
Pg.6
Pg.g
REGULAR MEETING
June 16, 2025
Page 2
4. CONSENT AGENDA
(Cont.)
(4) An ordinance amending Ordinance No. 2741 §3 (part), as Pg.35
codified throughout various sections of Tukwila Municipal
Code (TMC) Title 18, "Zoning"; Amending Ordinance No. 2758
§3, 4, 5, 6, 7, & 8, as codified throughout Title 18; Amending
Ordinance No. 2756 §3, as codified at TMC 18.50.260;
Amending Ordinance Nos. 2745 §7 & 2759 §3, as codified at
TMC 18.104.010; Eliminating TMC 18.12; Amending Table 18-
5, Table 18-6, & Figure 18-7; To amend & establish new
regulations to support middle housing.
d. Authorize the Mayor to sign Amendment No. 2 to Contract Pg.137
#23-010 with B-Force Protection Security Inc. for parks
security services, in the amount of $20,442.24 (bringing
Amendment Nos.1 & 2 over $60,000.00).
[Reviewed and forwarded to consent by the Community Services &
Safety Committee on 6/9/25]
e. A resolution adopting a six -year Transportation Improvement Pg.143
Program (2026-2031), and directing the same to be filed with
the State Secretary of Transportation and the Transportation
Improvement Board.
[Reviewed and forwarded to consent by the Committee of the
Whole on 6/9/25]
f. A resolution adopting the South King Housing & Pg.171
Homelessness Partners 2026 Work Plan and 2026 Operating
Budget.
[Reviewed and forwarded to consent by the Planning & Community
Development Committee on 6/9/25]
g. Authorize the Mayor to sign a contract with Gallagher Benefit Pg.193
Services, Inc. for benefit broker services in an amount not to
exceed $7,000 per month through July 15, 2028.
[Reviewed and forwarded to consent by the Committee of the
Whole on 6/9/25]
> Please refer to 6/9/25 C.O.W. packet Q
5. UNFINISHED
BUSINESS
a. A resolution declaring the property located at 444 Andover Pg.195
Park East (Assessor Parcel Number 022340-0080) to be
surplus; and approving an alternative sale process as
authorized by Tukwila Municipal Code Section 2.64.030(4).
6. NEW BUSINESS
7. REPORTS
a. Mayor
b. City Council
c. Staff — City Administrator Report Pg.201
8. MISCELLANEOUS
(Continued..)
REGULAR MEETING
June 16, 2025
Page 3
9. EXECUTIVE SESSION Potential Litigation - Pursuant to RCW 42.30.110(1)(i). - (15minutes)
Potential action to follow in the open meeting.
10. NEW BUSINESS (Cont.) a. A settlement agreement with T-Force.
11. ADJOURNMENT
This agenda is available at www.tukwilawa.gov, and in alternate formats with advance notice for those with disabilities.
Tukwila Council meetings are audio/video taped, and available at www.tukwilawa.gov
If you are in need of translation or interpretation services at a Council meeting,
please contact us at 206-433-1800 by 12:00 p.m. on the meeting date.
WELCOME TO THE TUKWILA CITY COUNCIL MEETING
The Tukwila City Council encourages community participation in the local government process and
welcomes attendance and public comment at its meetings.
MEETING SCHEDULE
Regular Meetings are held at 7:00 p.m. on the 1st and 3rd Mondays of each month. The City Council takes
formal action in the form of motions, resolutions and ordinances at Regular Meetings.
Committee of the Whole Meetings are held at 7:00 p.m. on the 2nd and 4th Mondays of each month. The
City Council considers current issues, discusses policy matters in detail, and coordinates the work of
the Council at Committee of the Whole meetings.
PUBLIC COMMENTS
Members of the public are given the opportunity to address the Council for up to 5 minutes on items both on
and not on the meeting agenda during Public Comments. The City Council will also accept comments on an
agenda item when the item is presented in the agenda, but speakers are limited to commenting once per
item each meeting.
When recognized by the Presiding Officer, please go to the podium if on -site or turn on your microphone if
attending virtually and state your name clearly for the record. The City Council appreciates hearing from you
but may not respond or answer questions during the meeting. Members of the City Council or City staff may
follow up with you following the meeting.
PUBLIC HEARINGS
Public Hearings are required by law before the Council can take action on matters affecting the public
interest such as land -use laws, annexations, rezone requests, public safety issues, etc. The City Council
Rules of Procedure provide the following guidelines for Public Hearings:
1. City staff will provide a report summarizing and providing context to the issue at hand.
2. City staff shall speak first and be allowed 15 minutes to make a presentation.
3. The applicant is then allowed 15 minutes to make a presentation.
4. Each side is then allowed 5 minutes for rebuttal.
5. After City staff and the applicant have used their speaking time, the Council may ask further
clarifying questions of the speakers.
6. Members of the public who wish to address the Council on the hearing topic may speak for 5
minutes each.
7. Speakers are asked to sign in on forms provided by the City Clerk.
8. The Council may ask clarifying questions of speakers and the speakers may respond.
9. Speakers should address their comments to the City Council.
10. If a large number of people wish to speak to the issue, the Council may limit the total amount of
comment time dedicated to the Public Hearing.
11. Once the Presiding Officer closes the public hearing, no further comments will be accepted, and the
issue is open for Councilmember discussion.
12. Any hearing being held or ordered to be held by the City Council may be continued in the manner as
set forth by RCW 42.30.100.
For more information about the City Council, including its complete Rules of
Procedure, please visit: https://www.tukwilawa.gov/departments/city-council/
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
6/9/25
NT
6/16/25
NT
ITEM INFORMATION
ITEM No.
4.C.
STAFF SPONSOR: NEIL TABOR, DCD
ORIGINAL AGENDA DATE:
AGENDA ITEM TITLE Middle Housing Ordinances
CATEGORY ® Discussion
MtgDate 6/9/25
❑ Motion
bltg Date
❑ Resolution
Mtg Date
® Ordinance
Mtg Date 6/16/25
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
bitg Date
SPONSOR ❑ Council ❑ Mayor ❑ Adntin Svcs ® DCD ❑ Finance ❑ Fire ❑ PPolice ❑ PW
SPONSOR'S
SUMMARY
The four ordinances included with this package support updates to middle housing,
accessory dwelling units, design review, zoning and consistency measures. The Council is
being asked to consider and approve these ordinances.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ® Planning & Community Dev.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
® Planning Comm.
DATE: 5/12/25 & 6/9/25 PCD COMMITTEE CHAIR: HEDRICK
RECOMMENDATIONS:
SPONSOR/ADMIN. Department of Community Development
COMMITTEE Majority Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$0
AMOUNT BUDGETED
$o
APPROPRIATION REQUIRED
$0
Fund Source: N/A
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
6/9/25
Forward to next Regular Meeting Consent Agenda
6/16/25
MTG. DATE
ATTACHMENTS
6/9/25
Informational Memorandum dated 6/9/25
6/9/25 PCD Presentation
Draft Ordinance - Rezone to Community Residential (CR)
Draft Ordinance - Parking Regulations Residential Zones
Draft Ordinance - Title 17 Updated Standards
Draft Ordinance - Title 18 Middle Housing
6/16/25
Final ordinances
1
City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, CONSOLIDATING LOW DENSITY
RESIDENTIAL (LDR) AND MEDIUM DENSITY RESIDENTIAL
(MDR) ZONES INTO A NEW COMMUNITY RESIDENTIAL (CR)
ZONE; AMENDING ORDINANCE NO. 2741 §3 (PART), AS
CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) CHAPTER
18.08, "DISTRICTS ESTABLISHED - MAP," AND FIGURE
18-10, "ZONING MAP"; PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila Municipal Code ("TMC") Title 18 regulates zoning and land use
in the City of Tukwila; and
WHEREAS, RCW 36.70A.635 requires jurisdictions to adopt compliant regulations
regarding residential density allowances for middle housing no later than six months after
the periodic update of the comprehensive plan; and
WHEREAS, on December 16, 2024, the Tukwila City Council adopted Ordinance No.
2753, adopting the City's 2024 Comprehensive Plan; and
WHEREAS, the adoption of the 2024 Comprehensive Plan included an update of the
comprehensive plan zoning designations to consolidate land currently zoned Low Density
Residential and Medium Density Residential to Community Residential zones; and
WHEREAS, a rezone of land currently zoned Low Density Residential and Medium
Density Residential to Community Residential zone ensures the City's overall alignment
and compliance with updates in state law and adopted housing goals; and
WHEREAS, City staff have prepared the included code amendments to reflect this
rezone designation of Low Density Residential and Medium Density Residential to
Community Residential; and
WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
2025 Legislation: Community Residential Zoning
Version: 6/9/25
Staff: N. Tabor
Page 1 of 3
2
WHEREAS, the Tukwila Planning Commission held a property noticed public hearing
on April 24, 2025 to solicit and receive public comment; and
WHEREAS, on June 16, 2025, after considering the analysis and proposed code
amendments prepared by City Staff, the recommendation from the Planning Commission,
and the public comments received, the City Council desire to adopt code amendments as
set forth herein.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Adoption of Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the Tukwila Municipal Code.
Section 2. Ordinance No. 2741 §3 (part), as codified at TMC 18.08.010, "Use Districts,"
is hereby amended to read as follows:
18.08.010 Use Districts
A. In order to classify, segregate and regulate the uses of land, buildings, and
structures, the City is divided into the following use districts:
CR Community 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
UROD Urban Renewal Overlay
2025 Legislation: Community Residential Zoning
Version: 6/9/25
Staff: N. Tabor
Page 2 of 3
3
Section 3. Ordinance No. 2741 §3 (part), as codified at TMC 18.08.020, "Unclassified
Areas," is hereby amended to read as follows:
18.08.020 Unclassified Areas
A. All lands not classified according to the classification in TMC 18.08.010 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 regulations of the CR District.
Section 4. Ordinance No. 2741 §3 (part), as codified at TMC Figure 18-10, "City of
Tukwila Zoning Map," is hereby amended to appear as depicted in Exhibit A.
Section 5. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
necessary corrections to this ordinance, including the correction of clerical errors;
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 6. 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 7. 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 Regular Meeting thereof this day of , 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Office of the City Attorney
Exhibit A: Figure 18-10, "City of Tukwila Zoning Map"
2025 Legislation: Community Residential Zoning
Version: 6/9/25
Staff: N. Tabor
Page 3 of 3
4
Unincorporated
King County
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Zoning Districts and Overlays
CR - Community Residential
HDR - High Density Residential
MUO - Mixed Use Office
O - Office
RCC - Residential Commercial Center
NCC - Neighborhood Commercial Center
RC - Regional Commercial District
RCM - Regional Commercial Mixed -Use
C/LI - Commercial/Light Industrial
LI - Light Industrial
HI - Heavy Industrial
MIC/L - Manufacturing Industrial Center (Light)
MIC/H - Manufacturing Industrial Center (Heavy)
J
1
!P TVS - Tukwila Valley South
TUC-P - Pond
ME TUC -RC - Regional Center
EL TUC -CC - Commercial Corridor
TUC WP Workplace
City of Tukwila
Zoning Map
Figure 18-10
Seattle
i c .
TUC-TOD - Transit Oriented Development Iv
PQ Tukwila South Overlay
Urban Renewal Overlay
�.
17-7 Manufacturing Ind. Center Overlay ,'� \
Public Recreation Overlay �.,'
Potential Annexation Area i �� 0 0.5
Created 4/9/2025 I
Unincorporated
King County
Renton
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5
City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2494
§12, AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC)
SECTION 9.20.080, "PARKING CLASS 3 AND CLASS 4
VEHICLES IN RESIDENTIAL ZONES"; TO UPDATE
REFERENCES PURSUANT TO CHANGES IN ZONING
DISTRICTS; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila Municipal Code ("TMC") Title 9, "Vehicles and Traffic," regulates
vehicles and traffic in the City of Tukwila; and
WHEREAS, on June 16, 2025, the Tukwila City Council passed Ordinance No. 2762
rezoning the Low Density Residential (LDR) and Medium Density Residential (MDR)
zoning districts to Community Residential (CR); and
WHEREAS, the City desires to ensure consistency through the Tukwila Municipal Code;
and
WHEREAS, City staff have prepared the included code amendments to reflect this
rezone designation of Low Density Residential and Medium Density Residential to
Community Residential; and
WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
WHEREAS, the Tukwila Planning Commission held a property noticed public hearing
on April 24, 2025 to solicit and receive public comment; and
WHEREAS, on June 16, 2025, after considering the analysis and proposed code
amendments prepared by City Staff, the recommendation from the Planning Commission,
and the public comments received, the City Council desire to adopt code amendments as
set forth herein.
2025 Legislation: Parking Regulations Residential Zones
Version: 6/9/25
Staff: N. Tabor
Page 1 of 3
6
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Adoption of Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the Tukwila Municipal Code.
Section 2. Ordinance No. 2494 §12, as codified at TMC Section 9.20.080, "Parking
Class 3 and Class 4 vehicles in residential zones," is hereby amended to read as follows:
A. Application. This section shall apply to Class 3 vehicles and Class 4 vehicles.
B. No person shall park any vehicle subject to this section on or along any street, alley
or public right-of-way in a residential zoning district of the City; provided that this restriction
shall not apply to pick-up trucks falling within the Class 3 vehicle rating.
C. As used in this section, a street, alley or public right-of-way in a residential zoning
district of the City shall be as defined and described in TMC Chapter 18.08, including the
Community Residential (CR) zone, and the High Density Residential (HDR) zone. Mixed -
use zoning districts shall not constitute a residential zoning district of the City for the
purposes hereof. In order for a street, alley or public right-of-way to be considered in a
residential zoning district of the City, the property on both sides of the roadway shall be
zoned CR, and/or HDR.
D. Exceptions. The parking prohibitions outlined in this section do not apply to the
following:
1. Pick-up trucks falling within the Class 3 vehicle rating.
2. Stopping or parking recreational vehicles in residential areas as regulated by
TMC Section 9.20.090.
Section 3. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
necessary corrections to this ordinance, including the correction of clerical errors;
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 4. 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.
2025 Legislation: Parking Regulations Residential Zones
Version: 6/9/25
Staff: N. Tabor Page 2 of 3
7
Section 5. 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 Regular Meeting thereof this day of , 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney
2025 Legislation: Parking Regulations Residential Zones
Version: 6/9/25
Staff: N. Tabor
Ordinance Number:
Page 3 of 3
8
City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2740
§3 (PART), AS CODIFIED THROUGHOUT VARIOUS
CHAPTERS OF TUKWILA MUNICIPAL CODE (TMC) TITLE 17,
"SUBDIVISIONS AND PLATS"; TO UPDATE STANDARDS
RELATING TO LAND DIVISION, FRONTAGE
IMPROVEMENTS, AND STREETS, AND TO UPDATE
REFERENCES PURSUANT TO CHANGES IN ZONING
DISTRICTS; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila Municipal Code ("TMC") Title 17 regulates the division of land in
the City of Tukwila; and
WHEREAS, TMC Title 18, "Zoning," regulates zoning standards; and
WHEREAS, RCW 36.70A.635 requires jurisdictions to adopt compliant regulations
regarding residential density allowances for middle housing no later than six months after
the periodic update of the comprehensive plan; and
WHEREAS, the Tukwila Comprehensive Plan was adopted on December 16, 2024;
and
WHEREAS, City staff recommend updating portions of the TMC related to middle
housing, accessory dwellings and design review to align with state law as proposed
herein; and
WHEREAS, an update of housing regulations and streamlining of standards support's
the City's overall alignment with updates in state law and adopted housing goals; and
WHEREAS, Ordinance No. 2762 consolidated the Low Density Residential (LDR)
and Medium Density Residential (MDR) zoning districts into a new zoning district
referred to as Community Residential (CR); and
2025 Legislation: Title 17 updated standards
Version: 6/9/25
Staff: I. Gloor
Page 1 of 26
9
WHEREAS, Ordinance No. 2765 amended TMC Title 18 to establish development
standards and permitted uses within the CR zoning district; and
WHEREAS, the City desires to ensure consistency through the TMC; and
WHEREAS, the City desires to ensure standards relating to land division reflect and
compliment amendments to TMC Title 18; and
WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
WHEREAS, on April 24, 2025, the Planning Commission unanimously recommended
that the City Council approve the proposed amendments after holding a duly noticed public
hearing to solicit and receive public comment; and
WHEREAS, on June 16, 2025, after considering the analysis and proposed code
amendments prepared by City Staff, the recommendation from the Planning Commission,
and the public comments received, the City Council desire to adopt code amendments as
set forth herein.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Adoption of Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the Tukwila Municipal Code.
Section 2. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.04.050,
"Dedications," is hereby amended to read as follows:
17.04.050 Dedications
A. Act of Dedication: The intention to dedicate real property to the public shall be
evidenced by showing the dedication on the plat prepared for approval. All dedications,
including easements, rights -of -way and real property shall be clearly and precisely
indicated on the face of the plat. Unless specifically noted otherwise on the plat, approval
of the plat for recording shall constitute acceptance of the dedications.
B. Public Streets: All portions of land shown on the final plat that are intended for
public use shall be dedicated to the public, except for those public improvements
approved by the City to be located in easements that provide for permanent public use.
C. Certificate: If the project includes a dedication, the final plat shall include a
certificate of dedication or reference to a separate written instrument which dedicates all
2025 Legislation: Title 17 updated standards
Version: 6/9/25
Staff: I. Gloor
Page 2 of 26
10
required streets and other areas to the public. The certificate or instrument of dedication
shall be signed and acknowledged before a notary public by every person having any
ownership interest in the lands divided and recorded as part of the final plat.
D. Title Report: Every proposed final plat containing a dedication must be
accompanied by a title report confirming that the title of the lands as described and shown
on the plat is in the name of the owners signing the certificate of dedication.
Section 3. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.04.060,
"Survey Content," is hereby amended to read as follows:
17.04.060 Survey Content
A. Information: All surveys submitted for boundary line adjustments, lot
consolidations, short subdivisions, long subdivisions, binding site improvement plans, or
any other permits, shall include the following information:
1. The name of the plat, City of Tukwila file number, graphic scale and north arrow.
The survey shall be done to a scale of one inch equals 100 feet unless otherwise approved
by the Department, and shall be drawn with black drawing ink in record of survey format.
2. Existing features such as rivers, streets, railroads and structures.
3. The lines and names of all existing or platted streets or other public ways, parks,
playgrounds, and easements adjacent to the final plat, subdivision or dedication, including
municipal boundaries, township lines, and section lines.
4. In the event the plat constitutes a replat, the lots, blocks, streets, etc., of the
previous plat shall be shown by dotted lines in their proper positions in relation to the new
arrangement of the plat, the new plat being shown in solid lines so as to avoid ambiguity.
5. Legal description of the subdivision boundaries.
6. A complete survey of the section or sections in which the plat or replat is located,
if necessary, including:
a. All stakes, monuments or other evidence found on the ground and used to
determine the boundaries of the subdivision. Location and monuments found or reset with
respect to any established centerline of streets adjacent to or within the proposed
subdivision. All other monuments found or established in making the survey of this
subdivision or required to be installed by provisions of this title.
b. City boundary lines when crossing or adjacent to the subdivision.
c. The location and width of streets and easements intersecting the boundary of
the tract.
d. Tract, block and lot boundary lines and street rights -of -way and centerlines,
with dimensions, bearings, radii, arcs and central angles, points of curvature and tangent
bearings. Tract boundaries, lot boundaries and street bearings shall be shown to the nearest
second with basis of bearings. All distances shall be shown to the nearest one -hundredth
foot.
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e. The width and location of existing and proposed easements and rights -of -way.
7. Lot and block numbers beginning with the number one (1) and numbered
consecutively without omission or duplication.
8. Tracts to be dedicated to any public or private purpose shall be distinguished from
lots intended for general development with notes stating their purpose and any limitations.
B. Statements: The plat shall include the following statements:
1. A statement to be signed by the Director of Public Works approving the survey
data, the layout of the streets, alleys and other rights -of -way, design of bridges, sewage and
water systems, drainage systems and other structures.
2. A certificate bearing the printed names of all persons having an interest in the
subdivided land, signed by the persons and acknowledged by them before a notary public,
consenting to the subdivision of the land and reciting a dedication by them of all land shown
on the plat to be dedicated for public uses, and a waiver by them and their successors of all
claims for damages against any governmental authority arising from the construction and
maintenance of public facilities and public property within the subdivision.
3. A certificate with the seal of and signature of the surveyor responsible for the
survey and final plat with the following statement:
"l, , registered as a land surveyor by the State of
Washington, certify that this plat is based on an actual survey of the land described herein,
conducted by me or under my supervision; that the distances, courses and angles are
shown thereon correctly; and that monuments other than those monuments approved for
setting at a later date, have been set and lot corners staked on the ground as depicted
on the plat."
4. Certification from the King County Treasurer that all taxes and assessments for
which the property may be liable have been duly paid, satisfied or discharged as of the
date of certification.
5. Certification of examination and approval by the County Assessor.
6. Recording Certificate for completion by the King County Recorder's Office .
7. Certification of Examination and Approval by the Seattle -King County Health
Department when the lot(s) are served by septic system(s).
8. City of Tukwila Finance Director Certificate that states there are no delinquent
special assessments, and that all special assessments on any of the property that is
dedicated as streets, alleys or for other public use are paid in full at the date of certification.
9. Certification by the Director of Public Works that the applicant has complied with
one of the following:
a. All improvements have been installed in accordance with the requirements of
this title and with the preliminary plat approval, and that original and reproducible records in
a format approved by Public Works and meeting current Public Works drawing standards
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for road, utility and drainage construction plans certified by the designing engineer as being
"as constructed" have been submitted for city records.
b. An agreement and bond or other financial security have been executed in
accordance with TMC 17.24.030 sufficient to assure completion of required improvements
and construction plans.
10. Certificate of dedication pursuant to TMC 17.04.050.C.
11 For short subdivisions, binding site improvement plans, boundary line
adjustments, and lot consolidations, a certificate of approval to be signed by the Director of
the Department of Community Development, the Director of the Public Works Department,
and the Fire Marshal.
12. For long subdivisions, a certificate of final approval to be signed by the Director
of the Department of Community Development, consistent with the preliminary long
subdivision approval issued by the Hearing Examiner.
Section 4. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.04.070,
"Notification of Other Agencies," is hereby amended to read as follows:
17.04.070 Notification of Other Agencies
A. Notice of the filing of an application for a preliminary subdivision within 1,000
feet of the municipal boundaries, or which contemplates the use of special use districts
or other city's or town's utilities, shall be given to the appropriate special districts, county,
city or town authorities. Notice of the filing of an application for a preliminary subdivision
located adjacent to the right-of-way of a State highway shall be given to the State
Department of Transportation. In addition, notice of all applications for preliminary
subdivisions shall be submitted to the appropriate school district. All such notices shall
include the hour, location, and purpose of the hearing and a description of the property to
be divided.
Section 5. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.08.040,
"Preliminary Applications," subparagraph C, is hereby amended to read as follows:
17.08.040 Preliminary Applications
C. Modifications to a Preliminary Approval:
1. Minor modifications proposed by an applicant after a preliminary approval
decision has been issued may be approved by the Director as a Type 1 decision, based
on review and recommendations of the Short Subdivision Committee. The Director may
include conditions as part of an approval of a minor modification to ensure conformance
with the criteria below. Minor modifications are those which:
a.
approved.
b.
roadways.
Do not increase or decrease the number of lots beyond the number previously
Do not require a change in the design or location of stormwater systems or
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c. May realign lot lines, but do not relocate any roadway access point to an
exterior street.
d. Do not alter the exterior boundaries of the project.
e. Are consistent with applicable development standards and will not cause the
boundary line adjustment or lot consolidation to violate any applicable City policy or
regulation.
f. Are consistent with the conditions of the preliminary approval, provided that a
minor modification may revise conditions of the preliminary approval so long as the revisions
are consistent with the minor modification limitations set by TMC 17.08.040.a-e.
2. Modifications proposed by the applicant which, as determined by the Director, are
not minor modifications as defined in this code, or either add property or lots or substantially
change the basic design, density, open space, or other substantive requirement or provision
require the applicant to withdraw the current application and submit a new application..
Section 6. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.08.060, "Final
Applications," is hereby amended to read as follows:
17.08.060 Final Applications
A. Application Requirements: Applications for final boundary line adjustments
and lot consolidations shall meet the permit submittal requirements set forth in TMC
18.104.060.
B. Criteria for Approval: To grant final approval of a boundary line adjustment or lot
consolidation, the Director must determine that it meets the following decision criteria:
1. All requirements for boundary line adjustments or lot consolidations as set forth
in the Subdivision Code are met.
2. All terms of the preliminary boundary line adjustment or lot consolidation approval
have been met.
3. The requirements of all applicable state laws and any City ordinances have been
met.
4. All required improvements have been installed in accordance with City standards
or an improvement agreement with financial guarantee pursuant to TMC 17.24.030 has
been entered into by the applicant and accepted by the City.
5. The boundary line adjustment or lot consolidation is technically correct and
accurate as certified by the land surveyor responsible for the plat.
C. Filing Procedures: Upon receiving approval from the City, the applicant will be
responsible for picking up the documents from the Department and recording them with
King County Recorder's Office. A notification of recording that includes the filed recording
number must be provided to the Department in order to deem the application finaled.
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Section 7. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.12.030,
"Preliminary Applications," is hereby amended to read as follows:
17.12.030 Preliminary Applications
A. Application Requirements: Applications for preliminary short subdivisions shall
meet the permit submittal requirements found at TMC 18.104.060.
B. Review Procedures:
1. Referral to Other Departments: Upon receipt of an application for a short
subdivision, the Director shall route the application to each member of the Short Subdivision
Committee and any other department or agency deemed necessary.
2. Short Subdivision Committee Decision: The Short Subdivision Committee may
approve, approve with modifications, or deny the application. No formal meeting of the
Committee is required so long as the Chair obtains the recommendations and consent of
the other members of the Committee before issuing a decision.
C. Criteria for Preliminary Short Subdivision Approval: The Short Subdivision
Committee shall base its decision on an application on the following criteria:
1. The proposed Short Subdivision is in conformance with the Tukwila
Comprehensive Plan, and any other such adopted plans.
2. Appropriate provisions have been made for water, storm drainage, erosion
control and sanitary sewage disposal that are consistent with current standards and plans.
3. Appropriate provisions have been made for access, utilities and other
improvements that are consistent with current standards and plans.
4. Appropriate provisions have been made for dedications, easements and
reservations.
5. The design, shape and orientation of the proposed lots are appropriate to the
proposed use for which the lots are intended and are compatible with the area in which they
are located.
6. Appropriate provisions for the maintenance of commonly owned private facilities
have been made.
7. The short subdivision complies with the relevant requirements of the Tukwila
Subdivision Ordinance.
8. The short subdivision complies with the requirements of the Tukwila Zoning
Ordinance and other relevant local regulations.
D. Modifications to a Preliminary Short Subdivision Approval:
1. Minor modifications proposed by an applicant after a preliminary approval
decision has been issued may be approved by the Director as a Type 2 decision, based on
review and recommendations of the Short Subdivision Committee. The Director may include
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conditions as part of an approval of a minor modification to ensure conformance with the
criteria below. Minor modifications are those which:
a. Do not increase or decrease the number of lots beyond the number previously
approved.
b. Do not require changes to the design or location of stormwater systems or
roadways in the project.
c. May realign internal lot lines, but do not relocate any roadway access point to
an exterior street.
d. Do not alter the exterior boundaries of the project.
e. Are consistent with applicable development standards and will not cause the
short subdivision to violate any applicable City policy or regulation.
f. Are consistent with the conditions of the preliminary approval, provided that a
minor modification may revise conditions of the preliminary approval so long as the revisions
are consistent with the minor modification limitations set by TMC 17.12.020.D.a - e.
2. Modifications proposed by the applicant which, as determined by the Director, are
not minor modifications as defined in this code, or either add property or lots or
substantially change the basic design, density, open space, or other substantive
requirement or provision require the applicant to withdraw the current application and
submit a new application.
Section 8. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.12.050, "Final
Applications," subparagraph B.2, is hereby amended to read as follows:
2. Upon final approval of the short subdivision, the applicant shall record the plat
and all other relevant documents with the King County Recorder's Office. The applicant
is responsible for paying the recording fee(s). Upon completion of recording, the applicant
shall provide the Department with a copy of the recorded documents. The short plat shall
not be considered final until these documents have been provided to the Department.
Section 9. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.12.080, "Unit
Lot Short Subdivisions" is hereby amended to read as follows:
17.12.080 Unit Lot Short Subdivisions
A. Sites developed or proposed to be developed with residential units may be
subdivided into individual unit lots. The development as a whole shall meet development
standards applicable at the time the permit application is vested.
B. Subsequent divisions of the land, or additions or modifications to the structure(s),
may not create or increase any nonconformity of the parent lot.
C. Access easements and joint use and maintenance agreements shall be executed for
use of common garage or parking areas, common open space (such as common play
areas), and other similar features, as recorded with the King County Recorder's Office.
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D. Within the parent lot, required parking for a dwelling unit may be provided on a
different unit lot than the lot with the dwelling unit, as long as the right to use that parking is
reflected by an easement on the plat, as recorded with the King County Recorder's Office.
E. The fact that development of the individual unit lots may be limited as a result of the
application of development standards to the parent lot, shall be noted on the plat, as
recorded with the King County Recorder's Office.
F. Construction of dwelling foundations may commence prior to final unit lot short
subdivision approval, provided that:
1. The proposed unit lot short subdivision has received preliminary approval, and
the necessary financial sureties have been filed to assure construction of required public
improvements;
2. Partial or complete construction of structures shall not relieve the applicant from,
nor impair City enforcement of, conditions of approval;
3. Construction shall not proceed beyond foundations, and units shall not be rented
or sold, nor occupancy permits issued, until final unit lot short subdivision approval is
granted.
Section 10. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.030,
"Preliminary Applications," is hereby amended to read as follows:
17.14.030 Preliminary Applications
A. Application Requirements: Applications for preliminary long subdivisions shall
meet the permit submittal requirements found at TMC 18.104.060.
B. Review Procedures:
1. Referral to Other Offices: Upon receipt of a complete preliminary long
subdivision application, the Director shall transmit a notice of application and the
preliminary long subdivision application materials to each of the following offices, where
appropriate: Public Works, Building Division, Fire Marshal, Police Department, King
County Health Department, the appropriate school district, and each public utility agency
serving the area in which the property proposed for long subdivision is located.
2. Departmental Review: The other interested departments and agencies shall
review the preliminary long subdivision and may submit to the Department written
comments with respect to the preliminary long subdivision decision criteria.
3. Public Notice and Public Hearing: The process for public notice, hearings,
decisions and appeals shall be as provided for Type 3 decisions as identified in TMC
Title 18, "Zoning Code."
C. Criteria for Preliminary Long Subdivision Approval: The decision -maker shall
base its decision on an application for preliminary long subdivision on the following
criteria:
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1. The proposed long subdivision is in conformance with the Tukwila
Comprehensive Plan and any other City adopted plans.
2. Appropriate provisions have been made for water, storm drainage, erosion
control and sanitary sewage disposal that are consistent with current standards and
plans.
3. Appropriate provisions have been made for access, utilities and other
improvements that are consistent with current standards and plans.
4. Appropriate provisions have been made for dedications, easements and
reservations.
5. The design, shape and orientation of the proposed lots are appropriate to the
proposed use for which the lots are intended and are compatible with the area in which
they are located.
6. The proposed long subdivision complies with the relevant requirements of the
Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations.
7. Appropriate provisions for maintenance of privately owned common facilities
have been made.
8. The proposed long subdivision complies with RCW 58.17.110.
D. Modifications to an Approved Preliminary Long Subdivision:
1. Minor modifications proposed by an applicant after a preliminary approval
decision has been issued may be approved by the Director as a Type 2 decision, based
on review and recommendations of City departments including Public Works, Fire,
Building, and Planning. The Director may include conditions as part of an approval of a
minor modification to ensure conformance with the criteria below. Minor modifications are
those which:
a. Do not increase or decrease the number of lots beyond the number
previously approved.
b. Do not require changes to the design or location of stormwater systems or
roadways in the project.
c. May realign internal lot lines, but do not relocate any roadway access point
to an exterior street.
d. Do not alter the exterior boundaries of the long subdivision.
e. Are consistent with applicable development standards and will not cause
the long subdivision to violate any applicable City policy or regulation.
f. Are consistent with the conditions of the preliminary approval, provided that
a minor modification may revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set by TMC 17.14.020.E.a-
e.
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2. Modifications proposed by the applicant which, as determined by the Director,
are not minor modifications as defined in this code, or either add property or lots or
substantially change the basic design, density, open space, or other substantive
requirement or provision require the applicant to withdraw the current application and
submit a new application.
Section 11. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.040,
"Expiration of Preliminary Approval," is hereby amended to read as follows:
17.14.040 Expiration of Preliminary Approval
A. Expiration Period: The preliminary long subdivision application shall expire
unless a complete application for final long subdivision meeting all requirements of this
chapter is submitted to the Director within five (5) years of the date of preliminary long
subdivision approval; provided that the Director may extend a preliminary long subdivision
pursuant to this section.
B. Extensions: Extension(s) shall be requested in writing and are subject to the
criteria set forth in TMC 17.14.050.C. The extension(s) shall be subject to the following
time limitation:
1. Preliminary long subdivisions shall expire within five (5) years from the date of
the preliminary approval; provided that the applicant has the option of requesting a single
1-year extension, for a maximum of six (6) years from the date of the preliminary approval
to the date of recording of the final phase.
C. Criteria for Granting Extensions: The following criteria shall be
used to review an extension request for a preliminary long subdivision:
1. A written request for extension is filed at least 30 days before the expiration of
the preliminary long subdivision; and
2. Unforeseen circumstances or conditions that are not the result of voluntary
actions of the applicant necessitate the extension of the preliminary long subdivision; and
3. Conditions within the subject property or immediately adjacent to the subject
property have not changed substantially since the preliminary long subdivision was first
approved; and
4. An extension of the preliminary long subdivision will not cause substantial
detriment to existing uses in the immediate vicinity of the subject property or to the
community as a whole; and
5. The applicant has demonstrated reasonable diligence in attempting to meet the
time limit imposed; and
6. The preliminary long subdivision complies with applicable City code provisions
in effect on the date the application for extension was made.
D. Process for Granting Extensions: Applicant shall request the extension in writing
prior to the expiration of the preliminary long subdivision approval. The request shall
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include discussion of how it complies with the criteria listed under TMC 17.40.050.C. The
Director shall review and approve requests for an extension of a preliminary long
subdivision. The Director shall provide 14-day notice to all parties of record for the
preliminary long subdivision approval prior to making the decision on the extension. The
Director's decision will also be provided to all parties of record.
Section 12. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.050, "Final
Applications," subparagraph B.3.b, is hereby amended to read as follows:
b. The applicant shall file the final long subdivision with the King County
Recorder's Office. The long subdivision will be considered complete when a copy of the
recorded documents is returned to the Director.
Section 13. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.060,
"Phasing," subparagraph A.S., is hereby amended to read as follows:
5. The first phase submitted for final long subdivision approval must be
recorded within five (5) years of the date of preliminary approval, unless an extension is
granted pursuant to TMC 17.14.040.B, TMC 17.14.040.0 and TMC 17.14.040.D.
Section 14. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.070, "Unit
Lot Long Subdivisions" is hereby amended to read as follows:
17.14.070 Unit Lot Long Subdivisions
A. Sites developed or proposed to be developed with residential uses may be
subdivided into individual unit lots. The development as a whole shall meet development
standards applicable at the time the permit application is vested.
B. Subsequent subdivision actions, additions or modifications to the structure(s) may
not create or increase any nonconformity of the parent lot.
C. Access easements and joint use and maintenance agreements shall be executed
for use of common garage or parking areas, common open space (such as common play
areas), and other similar features, as recorded with the King County Recorder's Office.
D. Within the parent lot, required parking for a dwelling unit may be provided on a
different unit lot than the lot with the dwelling unit, as long as the right to use that parking
is formalized by an easement on the plat, as recorded with the King County Recorder's
Office.
E. The fact that development of the individual unit lots may be limited as a result of
the application of development standards to the parent lot, shall be noted on the plat, as
recorded with the King County Recorder's Office.
F. Construction of dwelling foundations may commence prior to final unit lot long
subdivision approval, provided:
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1. The proposed unit lot long subdivision has received preliminary approval, and
the necessary financial sureties have been filed to assure construction of required public
improvements;
2. Partial or complete construction of structures shall not relieve the applicant
from, nor impair City enforcement of conditions of, long subdivision approval;
3. Construction shall not proceed beyond foundations, and units shall not be
rented or sold, nor occupancy permits issued, until final unit lot long subdivision approval
is granted.
Section 15. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.16.060, "Final
Applications," subparagraph B.2., is hereby amended to read as follows:
2. Upon final approval of the BSIP, the applicant shall record the plat and all other
relevant documents with the King County Recorder's Office. The applicant is responsible
for paying the recording fee(s). Upon completion of recording, the applicant shall provide
the Department with a copy of the recorded documents. The BSIP shall not be considered
final until these documents have been provided to the Department.
Section 16. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.16.070,
"Improvements," is hereby amended to read as follows:
17.16.070 Improvements
A. Applicability: The following requirements shall be met for each BSIP prior to
the issuance of a building permit for construction within a BSIP. Sites that have already
been fully improved with existing streets, alleys, sidewalks, utilities, and other required
infrastructure are exempt from these improvement requirements. However, if a site
includes unimproved streets or infrastructure elements that do not meet current
standards, staff may require certain improvements as necessary.
1. Improvements Required: Consistent with TMC 17.20, and subject to any
applicable development agreement, the following tangible improvements shall be
provided, either by actual construction or a construction schedule approved by the City
and bonded by the applicant, before a BSIP may be recorded:
a. grading and paving of streets and alleys;
b. installation of curbs, gutters, sidewalks, monuments, sanitary and
storm sewers, street lights, water mains and street name signs; together with all related
appurtenances to the specifications and standards of this code, approved by the Short
Subdivision Committee, and in accordance with other standards of the City.
2. Permits: A separate construction permit will be required for
improvements.
3. Modifications: Proposals that contain commercial uses, industrial uses,
or mixed -uses (commercial and residential), and that meet the definition of "integrated
site" in TMC 18.06, are not required to submit a modification request.
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B. Phasing of Improvements: To satisfy improvement requirements, the Short
Subdivision Committee is authorized to impose conditions and limitations on the BSIP. 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:
1. Issuing the first building permit for the site; or
2. Prior to issuing the first building permit for any phase; or
3. Prior to issuing a specific building's certificate of occupancy; or
4. In accordance with an approved phasing plan; or
5. In accordance with plans established by a development agreement or as
otherwise permitted or required by the TMC.
Section 17. Ordinance No. 2740 §3 (part), as codified at TMC Chapter 17.20, "Design
and Improvement Standards for the Subdivision of Land" is hereby repealed, thereby
eliminating TMC Chapter 17.20.
Section 18. TMC Chapter 17.20 Reenacted. TMC Chapter 17.20 is hereby re-enacted
to read as follows:
CHAPTER 17.20
DESIGN AND IMPROVEMENT STANDARDS
FOR THE SUBDIVISION OF LAND
Sections:
17.20.010 Applicability
17.20.020 Improvements, Supervision, Inspections and Permits Required
17.20.030 General Standards
17.20.040 Street Standards Applicable to All Streets
17.20.050 Street Types and Type Specific Standards
17.20.010 Applicability
A. The standards contained in this chapter are to be used as the basic standards for
addressing the approval criteria for subdivisions, boundary line adjustments, lot
consolidations, and BSIPs. The decision making entity may require additional standards
be met if it is determined necessary to meet the approval criteria for a particular
application.
17.20.020 Improvements, Supervision, Inspections and Permits Required
A. Required Improvements: Every applicant may be required to grade and pave
streets and alleys, install curbs and gutters, sidewalks, monuments, sanitary and storm
sewers, water mains, fire hydrants, street lights and name signs, together with all
appurtenances in accordance with specifications and standards of this code, approved
by the Public Works Department, and in accordance with other standards of the City.
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B. Supervision and Inspection: A licensed engineer or engineering firm, acceptable
to the Department of Public Works, shall be responsible for the supervision and inspection
of all subdivision improvements. All improvements shall be certified in writing as
completed in accordance with plans and specifications as approved by the Department
of Public Works.
C. Permits: Prior to proceeding with any improvements, the applicant shall obtain
those permits from the City as are necessary. The applicant is also responsible for
complying with all applicable permit requirements of other Federal, State and local
agencies.
17.20.030 General Standards
A. Environmental Considerations:
1. Critical Areas:
a. Land that contains a critical area or its buffer as defined in TMC Title 18, or
is subject to the flood zone control ordinance as defined in TMC 16.52, shall be subdivided
to reflect the standards and requirements of TMC 18.45 (Environmentally Critical Areas),
and/or TMC 18.46 (PRD - Planned Residential Development), and/or TMC 16.52 (Flood
Plain Management).
b. No lot shall be created that does not contain an adequate building site, given
the environmental considerations of the lot and current development standards.
2. Trees: In addition to meeting all applicable requirements of TMC Title 18, every
reasonable effort shall be made to preserve existing trees and vegetation and integrate
them into the subdivision's design. Unless impractical for reasons not the fault of the
applicant, property lines shall be designed such that all existing significant trees are
located on a single parcel. Any existing significant trees for which ownership will be
shared between more than one property owner shall have a tree maintenance agreement
placed on the face of the plat.
B. Compatibility with Existing Land Use and Plans:
1. Buffer Between Uses: Where residential or mixed -use subdivisions are
proposed adjacent to land use districts which permit exclusively commercial or industrial
uses, and where natural separation does not exist, adequate landscape buffer strips
and/or solid fences for screening shall be provided.
2. Conformity with Existing Plans: The location of all streets shall conform to
any adopted plans for streets in the City. If a subdivision is located in the area of an
officially designated trail, provisions shall be made for reservation of the right-of-way or
for easements to the City for trail purposes. The proposed subdivision shall respond to
and complement City ordinances, resolutions, and comprehensive plans.
3. Other City Regulations: All subdivisions shall comply with all adopted City
regulations. In the event of a conflict, the more restrictive regulation shall apply.
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4. Accessory Structures: If a subdivision, short subdivision, or boundary line
adjustment in a residential zone would result in an accessory structure remaining alone
on a lot, the structure must be demolished before preliminary approval, or the owner must
provide a bond or other financial guarantee acceptable to the Director in the amount of
150% of the cost of demolition and assurance that the accessory structure will be
demolished if a primary use is not established on the lot within 12 months of final approval.
C. Utilities:
1. Generally: All utilities designed to serve the subdivision shall be placed
underground and, if located within a critical area, shall be designed to meet the standards
of the critical areas overlay zone. Those utilities to be located beneath paved surfaces
shall be installed, including all service connections, as approved by the Department of
Public Works; such installation shall be completed and approved prior to application of
any surface materials. Easements may be required for the maintenance and operation of
utilities as specified by the Public Works Department.
2. Sanitary Sewers: Sanitary sewers shall be provided to each lot at no cost to
the City and designed in accordance with City standards. Septic systems may be installed
when approved by the Seattle -King County Department of Public Health and when the
existing sewer system will not be available to the lot within the life of the preliminary
approval.
3. Storm Drainage: The storm drainage collection system shall meet the
requirements of the City's stormwater ordinance standards found at TMC Chapter 14.28
and TMC Chapter 14.30.
4. Water System: Each lot within a proposed subdivision shall be served by a
water distribution system designed and installed in accordance with City standards.
Locations of fire hydrants and flow rates shall be in accordance with City standards and
the Uniform Fire Code.
D. Blocks:
1. Length: Residential blocks shall not be less than 300 feet nor more than 1,000
feet in length, (600 - 2,000 feet for commercial and industrial areas). Where
circumstances warrant for the purpose of implementing the Comprehensive Plan, the
Director may require one or more public pathways of not less than six feet nor more than
15 feet in width, either by dedication or easement, to extend entirely across the width of
the block to connect public rights -of -way.
2. Width: Blocks shall be wide enough to allow two tiers of lots, except where
abutting a major street or prevented by topographical conditions or size of the property,
in which case the Director may approve a single tier.
3. Pedestrian Considerations: Blocks, roads, and pedestrian improvements,
shall be designed to provide a safe and convenient pedestrian network.
E. Lots:
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1. Arrangement: Insofar as practical, side lot lines shall be at right angles to
street lines or radial to curved street lines. Each proposed lot shall have access to a public
street. New flag lots shall not be permitted. Access requirements may be met by
establishing common drive easements.
2. Lot Design: The lot area, width, shape, and orientation, shall be appropriate
for the location of the subdivision, for the type of development and land use contemplated,
and shall conform with the requirements of the zoning ordinance.
3. Corner Lots: Corner lots may be required to be designed with additional width
to allow for the additional side yard requirements.
F. Landscaping:
1. Landscaping shall conform with Public Works standards and the requirements
of TMC Title 18.
G. Street Signs: The applicant shall be responsible for the initial cost of any street
name or number signs, or street markings, including installation thereof, that Public Works
finds necessary for the subdivision.
H. Lighting: Street lighting shall conform to the Department of Public Works
standards unless the Director of Public Works requires alternative fixtures, poles, and/or
spacing to contribute to an overall design concept of the subdivision.
I. Monumentation:
1. Imprinted Monument: All monuments set in subdivisions shall be at least 1/2
inch x 24-inch steel bar or rod, or equivalent, with durable cap imprinted with the license
number of the land surveyor setting the monument.
2. Centerline Monument: After paving, except as provided in TMC 17.20.030.1.5,
monuments shall be driven flush with the finished road surface at the following
intersections:
a. Centerline intersections.
b. Points of intersection of curves if placement falls within the paved area;
otherwise, at the beginnings and endings of curves.
c. Intersections of the plat boundaries and street center lines.
3. Property Line Monumentation: All front corners, rear corners, and beginnings
and endings of curbs shall be set with monuments, except as provided in TMC
17.20.030.1.5. In cases where street curbs are concentric and/or parallel with front right-
of-way lines, front property line monumentation may be provided by brass screws or
concrete nails at the intersections of curb lines and the projections of side property lines.
If curb monumentation is used, it shall be noted on the plat, and also that such
monumentation is good for projection of line only and not for distance.
4. Post-Monumentation: All monuments for exterior boundaries of the
subdivision shall be set and referenced on the plat prior to plat recording. Interior
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monuments need not be set prior to recording if the developer certifies that the interior
monuments shall be set within 90 days of final subdivision construction inspection by the
Department of Public Works, and if the developer guarantees such interior
monumentation.
5. Post-Monumentation Bonds: In lieu of setting interior monuments prior to
final plat recording as provided in TMC 17.20.030.1.3, the Director of Public Works may
accept a bond in an amount and with surety and conditions satisfactory to the Director,
or other secure method as the Director of Public Works may require, providing for and
securing the actual setting of the interior monuments.
17.20.040 Streets Standards Applicable to All Streets
A. Extension: Proposed street systems shall extend existing streets at the same or
greater width, unless otherwise approved by the Department of Public Works and
authorized by the Director in approval of the subdivision. Where appropriate, streets shall
be extended to the boundaries of the subdivision to ensure access to neighboring
properties. The City's goal is to have an integrated system of local streets whenever
practical. Grading of steep topography may be necessary to achieve this objective.
However, in critical areas, the layout and construction of streets shall follow the standards
and procedures of TMC 18.45.
B. Frontage Dedication: Dedication of property as right-of-way along frontages may
be required when it is necessary to meet the minimum street width standards or when
lack of such dedication would cause or contribute to an unsafe road or intersection.
C. Names: All proposed street names or numbers shall be subject to approval by the
Department of Community Development.
D. Intersections: Any intersection of streets, whatever the classification, shall be at
right angles as nearly as possible and not be offset insofar as practical.
E. Street Layout: Street layout shall provide for the most advantageous development
of the subdivision, adjoining areas, and the entire neighborhood. Evaluation of street
layout shall take into consideration potential circulation solutions. While it is important to
minimize the impact to the topography from creating an integrated road system, improved
site development and circulation solutions shall not be sacrificed to minimize the amount
of cut and fill requirements of the proposal. Where critical areas are impacted, the
standards and procedures for rights -of -way in TMC 18.45 shall be followed.
F. Privately Owned Streets:
1. Privately owned streets shall only be authorized when they meet the following
criteria:
a. Allowing privately owned streets in the area being subdivided will not
adversely affect future circulation or access to neighboring properties; and
b. Adequate and reasonable provisions are made for the future maintenance
and repair of the proposed privately owned streets; and
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c. The proposed privately owned streets can accommodate potential full
(future) development on the lots created; and
d. The City of Tukwila determines that dedication of the proposed street as
right-of-way is unnecessary due to potential traffic volume, street patterns, land use, lot
patterns, or any other metric.
2. Privately owned streets shall meet the minimum requirements of the
appropriate street type for the proposed project. See TMC 17.20.050 for street types. An
applicant may choose a smaller width for a privately owned street, provided the width
meets all life safety requirements. The Department of Community Development shall
establish alternative widths when necessary to meet the minimum requirements of life
safety standards, or if the City determines additional street components are needed due
to site circumstances, including but not limited to: topography, traffic volume, street
patterns, on -street parking, lot patterns, land use, or the need for additional pedestrian,
bicycle, or transit facilities.
3. Public Access: Privately owned streets shall provide permanent public access
for non -motorized travel via easements. Access to privately owned streets by pedestrians
or bicyclists shall not be blocked by any physical obstructions. Sidewalks installed on
privately owned streets shall connect to any existing sidewalk network on adjacent
streets. Terms of the public access may be established; however, terms may not include
restrictions on bicycle usage of vehicle lanes or prohibitions of usage by the public after
6:00 AM or before 10:00 PM.
a. Exceptions: Requirements for providing public access may be waived by
the Department if the applicant can demonstrate one or of the following:
(1) Allowing public access would expose the public to unavoidable
health or safety hazards, such as active railroad tracks or hazardous chemicals related
to the primary use, that cannot be prevented by any practical means; or
(2) The area is limited to authorized personnel and inherent security
requirements of the use cannot be satisfied through the application of alternative design
features or other solutions; or
(3) Allowing public access would cause unavoidable environmental
harm, that cannot be adequately mitigated; or
(4) Public access is not feasible due to the configuration of existing
parcels, structures, or streets, such that potential access areas are blocked in a way that
cannot be remedied reasonably by the proposed development; or
(5) Significant undue and unavoidable conflict between the proposed
access and adjacent uses would occur and cannot be mitigated.
G. Public Streets:
1. Streets that do not meet the criteria found at TMC 17.20.040.F.1 shall be
designated as public streets.
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2. The minimum total width of the right-of-way and the minimum width of the street
components for public streets shall be as shown in TMC 17.20.050. The City shall
establish the appropriate street type for all existing and proposed new streets. The
Department of Community Development shall require alternative widths when necessary
to meet the minimum requirements of life safety standards, or if the City determines
additional street components are needed due to site circumstances, including but not
limited to: topography, traffic volume, street patterns, on -street parking, lot patterns, land
use, or the need for additional pedestrian, bicycle, or transit facilities.
H. Street Components and Improvement Requirements: All new streets, all
streets interior to a subdivision, and the half of all streets that abut the perimeter of a
subdivision, shall use the following general component standards. These standards shall
also be used for improvements to the frontages of parcels undergoing development, when
required by TMC Title 18. Standards specific to each of the street types may be found at
TMC 17.20.050.B, or in the Tukwila Infrastructure Design and Construction Standards.
Alternative designs may be considered provided they meet the goals of the
comprehensive plan and this chapter and comply with all life -safety requirements. In
areas of conflict between this section and any other adopted standard, including the
Tukwila Infrastructure Design and Construction Standards, the standards of this section
shall be used.
1. Sidewalks:
a. All new sidewalks shall be a minimum of 6 feet in width.
b. No obstacle, including utilities or street furniture, shall be placed within the
required sidewalk space.
2. On -Street Parking: Streets may provide parallel on -street parking.
a. On -street parking lanes may not exceed 9 feet in width.
b. On -street parking spaces may be counted toward minimum parking
requirements for proposed uses within the associated project.
c. All streets with on -street parking lanes shall feature, at a minimum, a 6 foot
wide buffer zone adjacent to the curb. The buffer zone shall be installed between the
sidewalk and the parking lane.
3. Intersections and Crossings:
a. Pedestrian crossings at intersections and driveway entrances shall be
raised to curb height.
b. On -street parking lanes shall end at least 20 feet from each intersection.
c. New streets with on -street parking shall feature curb bulbs at intersections
to shorten pedestrian crossing distances.
d. All intersections shall feature crosswalks, and, if determined necessary by
the Department, pedestrian crossing signage.
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I. Street Design: The design and alignment of all new streets shall conform to the
following standards unless otherwise approved by the Department:
1. Cul-de-sacs: New cul-de-sacs shall not be permitted.
2. Curbs and Gutters: All new streets shall have permanent concrete curbs and
gutters according to Department of Public Works standards.
3. Storm Drains: All new streets shall have storm drains consisting of the proper
size pipe and catch basins.
4. Street Grades: Street grades shall not exceed 15%. However, provided there
are no vehicular access points, grades may be allowed up to 18%, for not more than 200
feet when:
a. Exceeding the grades would facilitate a through street and connection with
the larger neighborhood; and
b. The greater grade would minimize disturbance of critical slopes; and
c. The Fire Marshal grants approval of the grade transition; and
d. Tangents, horizontal curves, vertical curves, and right-of-way
improvements conform to Department of Public Works standards.
J. Street Improvements: The half of all streets that abut the perimeter of a
subdivision or development project identified in TMC Title 18 shall be improved to comply
with all requirements of this chapter and the Tukwila Infrastructure Design and
Construction Standards for new streets. Additional paving may be required to ensure safe
and efficient roads exist to serve the subdivision.
17.20.050 Street Types and Type Specific Standards
A. The following table shows minimum standards for street types. Alternative
standards may be considered provided they meet the goals of the comprehensive plan
and this chapter and comply with all life -safety requirements. In areas of conflict between
this section and any other adopted standard, including the Tukwila Infrastructure Design
and Construction Standards, these standards shall be used unless otherwise approved
by the Director of Community Development and the Director of Public Works.
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Type of Street
Principal Arterial
Total
Width
80'-100'
Roadway Pavement
Width
48'-84'
Minor Arterial
60'-80'
36'-64'
Collector Arterial
60'-80'
24'-48'
Access Road
50'-60'
28'-36'
Alley
20'
15'
Neighborhood Yield Street -
Single Side Parking
(See TMC 17.20.050.6.1)
40'
Vehicle
Lane Width
Component Requirements
The width of components of these street
types shall be determined by TMC
17.20.040.H, as well as the
requirements of the Department of
Public Works, including the Tukwila
Infrastructure Design and Construction
Standards.
Sidewalks
Landscaping /
Buffer Zone
Width
Parking
Flex Zone
Width
11'
6'+6' = 12'
Total
5'+5' = 10' Total
7'
Neighborhood Yield Street -
Parking on Both Sides
(See TMC 17.20.050.6.1)
50'
12'
6'+6' = 12'
Total
6'+6' = 12' Total
7'+7' = 14'
Total
Living Street - Through
(See TMC 17.20.050.B.2)
20'
Minimum
Vehicle
Clear Zone
10'
Landscaping/
Furniture
Islands/
Clear Zones
10'
Parking Area Widths
(optional)
Living Street - Dead End
(See TMC 17.20.050.6.2)
20'
Minimum
16'
4'
7'
Private Access Lane
Less than
20'
For private access lanes of less than 20 feet of width, see TMC
17.20.040.F.2.
B. Street Specific Standards:
1. Neighborhood Yield Streets: Neighborhood Yield Streets are designed as
low speed and low volume streets. These streets allow for single -direction vehicle travel
at a time and require vehicles to pass each other by pulling over into loading areas, empty
street parking spaces, curb cuts, or other gaps. Neighborhood Yield Streets always
feature sidewalks, landscaping strips, and at least one on -street parking lane.
(a) Applicability: Neighborhood Yield Streets are appropriate in areas where
the majority of the street's uses are residential or are community amenities such as parks,
schools, and gathering spaces. They are not appropriate where the street would serve as
a major transportation corridor for regional travel.
2. Living Streets: Living Streets are shared streets where the design enforces
that the street is shared by all users, including pedestrians, bicyclists, and vehicle drivers.
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These streets do not feature curbs and instead utilize other design features and traffic
calming devices to compel drivers to drive slowly.
(a) Sidewalks: On Living Streets (TMC 17.20.050), no sidewalk is required, as
the street design shall reinforce pedestrian right-of-way within the entire street.
(b) Materials: Living Streets shall be paved with textured or pervious
pavement, pavers, or other similar materials that reinforce the pedestrian -priority nature
of the street.
(b) Improvements: Streets on the perimeter of a subdivision that are
designated as Living Streets but that are subject only to partial improvement shall
establish a portion of the 20' wide street pavement as a pedestrian walkway with a
minimum width of 5 feet. The street shall meet all other requirements established by this
chapter and the requirements of the Department of Public Works and the Fire
Department.
Section 19. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.24.010,
"Purpose," is hereby amended to read as follows:
17.24.010 Purpose
A. It is the intent to have required infrastructure improvements completed prior to
final approval of the proposed land action, while allowing some minor improvements,
such as finishing street work, to be completed after final approval if financial assurances
that meet the requirements of TMC 17.24.040 are provided.
Section 20. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.24.030,
"Process for Installing Public Improvements," is hereby amended to read as follows:
17.24.030 Process for Installing Public Improvements
A. All improvements installed shall conform to the requirements of this title and the
standards, specifications, inspections and procedures as set forth by the Department of
Public Works, and shall be installed in accordance with the following procedures:
1. Work shall not commence until plans have been checked for adequacy and
approved by the Department of Public Works to the extent necessary for the evaluation
of the proposal. Plans shall be prepared in accordance with the requirements of the City.
2. Work shall not commence until the Department of Public Works has been
notified in advance and, if work has been discontinued for any reason, it shall not be
resumed until the Department of Public Works has been notified.
3. Public improvements shall be constructed under the inspection and to the
satisfaction of the Director of Public Works. The Director of Public Works may require
changes in typical sections and details if unusual conditions arise during construction to
warrant the change.
4. All underground utilities, sanitary sewers and storm drains installed in the
streets shall be constructed prior to street surfacing. Stubs for service connections and
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underground utilities and sanitary sewers shall be placed to a length obviating the
necessity for disturbing the street improvements when surface connections are made.
5. Plans showing all improvements as built shall be filed with the City upon
completion of the improvements.
Section 21. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.24.040,
"Improvement Agreements and Financial Guarantees," subparagraphs A & B, is hereby
amended to read as follows:
17.24.040 Improvement Agreements and Financial Guarantees
A. Required Improvements: Before any final subdivision, BSIP, boundary line
adjustment, or lot consolidation is approved, the applicant shall install all required
improvements and replace or repair any such improvements which are damaged in the
development of the subdivision. In lieu of the completion of the actual construction of all
required improvements (public and private), the Director of Public Works may accept a
bond in an amount and with surety and conditions satisfactory to the Director of Public
Works, or other secure method, providing for and securing to the City the actual
construction and installation of all required improvements. This is in addition to the
requirements of TMC 11.08 requiring a performance bond for all work being done in the
public right-of-way. If the Director of Public Works accepts a bond for the completion of
the work, the applicant shall execute and file with the City an agreement guaranteeing
completion of such improvements together with any needed replacement or repair. The
agreement shall:
1. Specify the period of time within which all work required shall be completed.
The time for completion shall not exceed one year from the date of final approval. The
agreement may provide for reasonable extensions of time for completion of work.
Extensions must be requested, approved by the Director of Public Works, and properly
secured in advance of the required initial completion date.
2. Require notice by the applicant to the Director of Public Works promptly upon
completion of all required improvements.
3. Provide for notice of approval or disapproval by the Director of Public Works of
the improvement within a reasonable time after receiving notice of completion.
4. Require financial security to be provided by the applicant pursuant to TMC
17.24.040.C.
5. Provide that, if the applicant fails to complete all required work within the period
specified, the City may take steps to demand performance of the developer's obligation
within a reasonable time not to exceed 90 days from the date of demand.
6. Provide that, if the required improvements are not completed within that time,
the City may take action to require the applicant to forfeit the financial security.
7. Provide that the City shall be entitled to recover all costs of such action
including reasonable attorney's fees.
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8. Provide that, following recovery of the proceeds of the financial security, those
proceeds shall be used to complete the required improvements and pay the costs
incurred.
9. Provide that, should the proceeds of the financial security be insufficient for
completion of the work and payment of the costs, the City shall be entitled to recover the
deficiency from the applicant.
B. Maintenance Agreement: Regardless of whether all required improvements are
completed prior to final approval, as a condition of such approval the applicant shall
execute an agreement to assure successful operation of said improvements. [Note: See
TMC 11.08.110 for details.] The agreement shall:
1. Require the applicant to post a bond or other financial security to secure
successful operation of all required improvements and full performance of the developer's
maintenance obligation. Such financial security shall be effective for a two-year period
following approval of installation of all required improvements.
2. Require the applicant to perform maintenance functions on drainage
improvements for a period of time not to exceed two years from approval of their com-
pletion or final plat approval, whichever is later. Such maintenance functions shall be
specified by the Director of Public Works, and shall be reasonably related to the burdens
that the subdivision will impose on drainage facilities during the time maintenance is
required. The City may agree to accept and perform maintenance of the improvements,
in which case the applicant's obligation to perform maintenance functions shall terminate.
3. Not relieve the applicant of liability for the defective condition of any required
improvements discovered following the effective term of the security given.
4. Provide a waiver by the applicant of all claims for damages against any
governmental authority, which may occur to the adjacent land as a result of construction,
drainage, and maintenance of the streets and other improvements.
Section 22. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
necessary corrections to this ordinance, including the correction of clerical errors;
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 23. 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 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 five days
after passage and publication as provided by law.
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PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney
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City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2741
§3 (PART), AS CODIFIED THROUGHOUT VARIOUS
SECTIONS OF TUKWILA MUNICIPAL CODE (TMC) TITLE 18,
"ZONING"; AMENDING ORDINANCE NO. 2758 §3, 4, 5, 6, 7, &
8, AS CODIFIED THROUGHOUT TITLE 18; AMENDING
ORDINANCE NO. 2756 §3, AS CODIFIED AT TMC 18.50.260;
AMENDING ORDINANCE NOS. 2745 §7 & 2759 §3, AS
CODIFIED AT TMC 18.104.010; ELIMINATING TMC 18.12;
AMENDING TABLE 18-5, TABLE 18-6, & FIGURE 18-7; TO
AMEND & ESTABLISH NEW REGULATIONS TO SUPPORT
MIDDLE HOUSING; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila Municipal Code ("TMC") Title 18 regulates zoning and land use
in the City of Tukwila; and
WHEREAS, RCW 36.70A.635 requires jurisdictions to adopt compliant regulations
regarding residential density allowances for middle housing no later than six months after
the periodic update of the comprehensive plan; and
WHEREAS, the Tukwila Comprehensive Plan was adopted on December 16, 2024;
and
WHEREAS, City staff recommend updating portions of the TMC related to middle
housing, accessory dwellings and design review to align with state law as proposed
herein; and
WHEREAS, an update of housing regulations and streamlining of standards
support's the City's overall alignment with updates in state law and adopted housing
goals; and
WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
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WHEREAS, the Tukwila Planning Commission held a property noticed public hearing
on April 24, 2025 to solicit and receive public comment; and
WHEREAS, on June 16, 2025, after considering the analysis and proposed code
amendments prepared by City Staff, the recommendation from the Planning Commission,
and the public comments received, the City Council desire to adopt code amendments as
set forth herein.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Adoption of Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the Tukwila Municipal Code.
Section 2. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is
hereby amended to renumber/reformat various sections as subsection A throughout the
Title for greater clarity and consistency.
Section 3. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is
hereby amended to renumber/reformat various Chapters with the format of .010 "Purpose",
.020 "Land Uses Allowed", .030 "Design Review", and .040 "Basic Development Standards"
for greater clarity and consistency.
Section 4. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is
hereby amended to renumber/reformat various Chapters with the format of .010 "Purpose",
.020 "Land Uses Allowed", .030 "On -Site Hazardous Substances", .040 "Design Review",
and .050 "Basic Development Standards" for greater clarity and consistency.
Section 5. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is
hereby amended to renumber/reformat various Chapters with the format of .010 "Purpose",
.020 "Land Uses Allowed", .030 "Recreation Space Requirements", .040 "Design Review",
and .050 "Basic Development Standards" for greater clarity and consistency.
Section 6. Regulations Established. TMC 18.04.030, "Performance Standards for
All Uses," is hereby established to read as follows:
18.04.030 Performance Standards for All Uses
A. In addition to all the standards found in this Title, all uses, activities and
operations within a structure or a site shall comply with the following:
1. Standards adopted by the Puget Sound Air Pollution Control Agency for
odor, dust, smoke and other airborne pollutants.
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materials.
2. TMC 8.22, "Noise".
3. All adopted State and Federal standards for water quality and hazardous
4. All other applicable local, State, and Federal standards.
Section 7. Ordinance No. 2741 §3 (part), as codified at various sections of TMC
Chapter 18.06, "Definitions," is hereby amended to read as follows:
18.06.177 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.
18.06.247 Dwelling, Mobile Home
"Mobile home dwelling" 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.
18.06.248 Dwelling, Multi -Family
"Multi -family dwelling" means a building designed to contain two or more dwelling
units, and not meeting the definition of a middle housing dwelling. Duration of tenancy in
multi -family dwellings is not less than one month.
18.06.249 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 two accessory dwelling
units.
18.06.250 Dwelling 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.
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18.06.251 Ecological/Ecosystem Functions (or Shoreline Functions)
"Ecological/ecosystem functions (or shoreline functions)" means the work performed
or role played by the physical, chemical, and biological processes that contribute to the
maintenance of the aquatic and terrestrial environments that constitute the shoreline's
natural ecosystem. See WAC 173-26-200 (2)(c).
18.06.557 Marijuana -infused Products
"Marijuana -infused products" means products that contain marijuana or marijuana
extracts; are intended for human use, whether medical or recreational; and have a THC
concentration within the limits set forth in RCW 69.50.101. The term "marijuana -infused
products" does not include either useable marijuana or marijuana concentrates.
18.06.558 Marijuana Concentrates
"Marijuana concentrates" is as defined under RCW 69.50.101.
18.06.589 Nonconforming
(004) Use, Shoreline
"Nonconforming use, shoreline" means a use or development that was lawfully
constructed or established prior to the effective date of the Shoreline Management Act or
the Shoreline Master Program or amendments thereto, but which does not conform to
present regulations or standards of the program.
18.06.708 Senior Citizen Housing
"Senior citizen housing" is housing in a building or group of buildings with two or
more dwelling units, restricted to occupancy by at least one senior citizen, as defined
herein, 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
percentage of such units may not exceed 20% of the total units. These facilities may not
include populations requiring convalescent or chronic care, as defined under RCW 18.51.
18.06.829 Townhouses
"Townhouses" means buildings that contain three or more attached single-family
dwelling units that extend from the foundation to roof and that have a yard or public way
on not less than two sides.
Section 8. Regulations Established. The following sections are hereby established
in TMC 18.06, "Definitions," to read as follows:
18.06.178 Cottage Housing
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"Cottage housing" means residential units on a lot with common open space that
either: (a) is owned in common; or (b) has units owned as condominium units with
property owned in common and a minimum of 20 percent of the lot size as open space.
18.06.179 Courtyard Apartments
"Courtyard apartments" means attached dwelling units arranged on two or three
sides of a yard.
18.06.246 Dwelling, Middle Housing
"Middle housing dwelling," means a building or buildings that are compatible in scale,
form, and character with single-family houses and contain two or more attached, stacked,
or clustered homes including duplexes, triplexes, fourplexes, fiveplexes, sixplexes,
townhouses, stacked flats, courtyard apartments, and cottage housing.
18.06.295 Facade
"Facade" means the exterior elevation of a structure or building as viewed from a
single vantage point.
18.06.556 Major Transit Stop
"Major transit stop" means a stop on a high capacity transportation system funded or
expanded under the provisions of RCW 81.104; commuter rail stops; stops on rail or fixed
guideway systems; or stops on bus rapid transit routes, including those stops that are
under construction.
18.06.589(001) Structure
"Nonconforming Structure" means a structure legally established prior to the
effective date of this zoning code, but which does not conform to present regulations.
18.06.589 (002) Structure, Shoreline
"Nonconforming Structure, Shoreline" means a structure legally established prior to
the effective date of the Shoreline Master Program, but which does not conform to present
regulations.
18.06.589(003) Use
"Nonconforming use" means the use of land which does not conform to the use
regulations of the district in which the use exists.
18.06.686 Residential Conversion
"Residential Conversion" means the conversion of a building, or portion of a building,
that is vacant, or occupied by a nonresidential use, to a residential use.
18.06.785 Stacked Flat
"Stacked flat" means a dwelling unit(s) in a residential building of no more than three stories
on a residential zoned lot in which each floor may be separately rented or owned.
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Section 9. Ordinance No. 2741 §3 (part), as codified at various sections of TMC
Chapter 18.06, "Definitions," is hereby repealed, thereby removing the following sections:
Section 10. Ordinance No. 2741 §3 (part), as codified at TMC 18.10, "Low Density
Residential (LDR) District," is hereby repealed, thereby eliminating Chapter 18.10:
Section 11. TMC 18.10 Reenacted. TMC Chapter 18.10 is hereby reenacted to read
as follows:
CHAPTER 18.10
COMMUNITY RESIDENTIAL
(CR) DISTRICT
Sections:
18.10.010 Purpose
18.10.020 Land Uses Allowed
18.10.030 Design Review
18.10.040 Basic Development Standards
18.10.010 Purpose
A. This district implements the Community Residential Comprehensive Plan
("CR") designation. It is intended to provide low -density and medium -density residential
areas together with a full range of urban infrastructure services in order to maintain stable
residential neighborhoods.
B. Certain CR properties are identified as Commercial Redevelopment Areas (see
Figures 18-9 or 18-10) to encourage aggregation with commercial properties that front
on Tukwila International Boulevard. Aggregation and commercial redevelopment of these
sites support implementation of the Pacific Highway Revitalization Plan and provide
opportunities to redefine and create more uniform borders between the commercial
corridor and the adjacent residential neighborhoods.
C. Certain CR properties are located in the Urban Renewal Overlay (see Figure
18-15). Existing zoning and development standards will remain in place, although multi-
family buildings are permitted. The overlay provides additional alternate development
standards that may be applied to development within the Urban Renewal Overlay upon
request of the property owner, and if the development meets certain qualifying criteria.
Urban Renewal Overlay district standards support implementation of the Tukwila
International Boulevard Revitalization Plan through more intensive development.
18.10.020 Land Uses Allowed
A. Refer to TMC 18.09, "Land Uses Allowed by District."
18.10.030 Design Review
A. See TMC 18.60 for all requirements for Design Review.
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18.10.040 Basic Development Standards
A. Development within the CR District shall conform to the following listed and
referenced standards:
CR BASIC DEVELOPMENT STANDARDS
Community Residential
Outside of 1/4 Mile of
Major Transit Stop
Within 1/4 Mile of Major
Transit, or if at least 1 unit
affordable at 60% AMI (Rental)
or 80% (Ownership) for a
period no less than 50 years
Lot area, minimum
5,000 sq. ft.
Average lot width, minimum
40 feet
Density
(3) dwelling units per
parcel,
plus 1 unit per 1,500 SF of
parcel area over 5,000 SF,
whichever is greater, up to
5 units
(4) dwelling units per parcel,
plus 1 unit per 1,500 SF of
parcel area over 5,000 SF,
whichever is greater, up to 5
units
2 dwelling units per lot can
be designated as
accessory residences
provided they meet ADU
requirements (ADUs count
toward maximum density)
2 dwelling units per lot can be
designated as accessory
residences provided they meet
ADU requirements (ADUs
count toward maximum
density)
Building Footprint, maximum
50%
Development Area Coverage,
maximum
75%
Setbacks
Front
15 feet
Front Porch
7 feet (if porch of at least 40 square feet, with no dimension
less than 5 feet)
Second Front
10 feet
Side
5 feet
Rear
5 feet
Rear (Alley DADU)
0 feet
Building Height
35 feet
Parking
See TMC 18.56, Off-street Parking & Loading Regulations &
Figure 18-7 — Required Number of Parking Spaces for
Automobiles & Bicycles
Section 12. Ordinance No. 2741 §3 (part), as codified at TMC 18.12, "Medium Density
Residential (MDR) District," is hereby repealed, thereby eliminating Chapter 18.12.
Section 13. Ordinance No. 2741 §3 (part), as codified at TMC 18.14.010, "Purpose,"
subparagraph A, is hereby amended to read as follows:
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A. This district implements the High -Density Residential (HDR) Comprehensive
Plan designation. It is intended to provide a high -density, multiple -family district which is
also compatible with commercial and office areas. Certain HDR properties are identified
as Commercial Redevelopment Areas (see Figures 18-9 or 18-10) to encourage
aggregation and redevelopment of properties that front on Tukwila International
Boulevard. Aggregation and commercial redevelopment of these sites would implement
the Pacific Highway Revitalization Plan and provide opportunities to redefine and create
more uniform borders between the commercial corridor and adjacent residential
neighborhoods.
Section 14. Ordinance No. 2741 §3 (part), as codified at TMC 18.14.030, "Recreation
Space Requirements," is hereby amended to read as follows:
18.14.030 Recreation Space Requirements
A. In the HDR zoning district, 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 provisions of TMC 18.14.030,
subparagraphs 1 through 4. In the TSO zone with underlying CR zoning on land that
adjoins the City of SeaTac, recreation space shall meet the provisions of TMC 18.14.030,
subparagraphs 2 through 4, in addition to the minimum required area as specified in TMC
18.41.090.A.1.
1. Required Area.
a. For each proposed dwelling unit in the multiple -family development and
detached zero -lot -line type of development, a minimum of 400 square feet (100 square
feet for senior citizen housing) of recreation space shall be provided. Any multiple -family
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. However, these setback areas can
qualify as recreation space for townhouses if they are incorporated into private open
space with a minimum dimension of 10 feet on all sides.
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 Director 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
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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.
c. The Director 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, and detached
zero -lot -line), 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 Section 18.14.030 (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.
Section 15. Ordinance No. 2741 §3 (part), as codified at TMC 18.14.060, "Design
Review," is hereby renumbered as TMC 18.14.040 and amended to read as follows:
18.14.040 Design Review
A. See TMC 18.60 for all requirements for Design Review.
Section 16. Ordinance Nos. 2741 §3 (part) and 2758 §3, as codified at TMC
18.14.070, "Basic Development Standards," is hereby renumbered as TMC 18.14.050 and
amended to read as follows:
18.14.050Basic Development Standards
Development within the High -Density Residential District shall conform to the
following listed and referenced standards:
HDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
8,000 sq. ft. (Applied to parent lot for
townhouse subdivisions)
Lot area per unit (multi -family, except senior
citizen housing)
2,000 sq. ft. (For townhouses the density shall
be calculated based on one dwelling unit per
2000 sq. ft. of parent lot area. The "unit lot"
area shall be allowed to include the common
access easements.)
Average lot width (min. 20 ft. street frontage
width), minimum
60 feet (Applied to parent lot for townhouse
subdivisions)
Setbacks, minimum: Applied to parent lot for townhouse subdivisions
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• Front
15 feet
• Second front
7.5 feet
• Sides
10 feet
• Rear
10 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Townhouse building separation, minimum
10 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen housing),
(75 /o for townhouses)
Recreation space
400 sq. ft. per dwelling unit (1,000 sq. ft. min.)
(Not required for middle housing dwellings)
Recreation space,
100 sq. ft. per dwelling unit
senior citizen housing
Off-street parking
See TMC 18.56, Off-street Parking & Loading
Regulations & Figure 18-7 — Required Number
of Parking Spaces for Automobiles & Bicycles
Conversion to Residential
See TMC 18.50.230, Residential Conversions
Section 17. Ordinance No. 2741 §3 (part), as codified at TMC 18.16.010, "Purpose,"
is hereby amended to read as follows:
18.16.010 Purpose
A. This district implements the Mixed -Use Office (MUO) Comprehensive Plan
designation. It is intended to create and maintain areas characterized by professional and
commercial office structures, mixed with complementary retail and residential uses.
Section 18. Ordinance No. 2741 §3 (part), as codified at TMC 18.16.60, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.16.030 and amended to read
as follows:
18.16.030 On -Site Hazardous Substances
A. 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.)
Section 19. Ordinance No. 2741 §3 (part), as codified at TMC 18.16.070, "Design
Review," is hereby renumbered as TMC 18.16.040 and amended to read as follows:
18.16.040Design Review
A. See TMC 18.60, for all requirements for Design Review.
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Section 20. Ordinance Nos. 2741 §3 (part) and 2758 §4, as codified at TMC
18.16.080, "Basic Development Standards," is hereby renumbered as TMC 18.16.050 and
amended to read as follows:
18.16.050Basic Development Standards
A. Development within the MUO District shall conform to the following listed and
referenced standards. In the Tukwila International Boulevard corridor, there are
circumstances under which these basic development standards may be waived (see TMC
18.60.020).
MUO BASIC DEVELOPMENT STANDARDS
Minimum Lot Area:
None
Residential Density:
Standard:
lot area
Transit or Affordability Bonus:
Baseline:
3 dwelling units per parcel
Additionally:
1 dwelling unit/3,000 sf of
Baseline:
4 dwelling units per parcel
Additionally:
1 dwelling unit/3,000 sf of lot area
Setbacks:
Front
Second Front
Sides Rear
15 feet
12.5 feet
10 feet
10 feet
Landsca in
ping:
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Maximum Height
45 feet
Recreation Space1
200 square feet per dwelling unit (1,000 square feet minimum)
100 square feet per dwelling unit for senior citizen housing
(Not required for middle housing dwellings)
Off-street parking:
See TMC 18.56, Off-street Parking & Loading
Regulations & Figure 18-7 — Required Number of
Parking Spaces for Automobiles & Bicycles
Conversion to Residential
See TMC 18.50.230, Residential Conversions
Section 21. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.010, "Purpose,"
is hereby amended to read as follows:
18.18.010 Purpose
A. This district implements the Office (0) Comprehensive Plan designation. It is
intended to provide for areas appropriate for professional and administrative offices,
mixed with certain retail uses. Because of the generally light environmental and traffic
impacts and daytime use characteristics of offices, it is further intended that such districts
may serve as buffers between residential districts and commercial and/or industrial areas.
Section 22. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.18.030 and amended to read
as follows:
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18.18.030 On -Site Hazardous Substances
A. 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.
Section 23. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.070, "Design
Review," is hereby renumbered as TMC 18.18.040 and amended to read as follows:
18.18.040Design Review
A. See TMC 18.60 for all requirements for Design Review.
Section 24. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.080, "Basic
Development Standards," is hereby renumbered as TMC 18.18.050 and amended to read
as follows:
18.18.050Basic Development Standards
A. Development within the '0' District shall conform to the following listed and
referenced standards:
Setbacks:
Landscaping:
Maximum Height:
Off-street parking:
OFFICE BASIC DEVELOPMENT STANDARDS
Front
25 feet
Second Front
12.5 feet
Sides
10 feet
Rear
10 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
35 feet
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 — Required
Number of Parking Spaces for Automobiles & Bicycles
Section 25. Ordinance No. 2741 §3 (part), as codified at TMC 18.20.010, "Purpose,"
is hereby amended to read as follows:
18.20.010 Purpose
A. This district implements the Residential Commercial Center (RCC)
Comprehensive Plan designation. It is intended to create and maintain pedestrian -friendly
commercial areas characterized and scaled to serve a local neighborhood, with a diverse
mix of residential, retail, service, office, recreational and community facility uses.
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Section 26. Ordinance No. 2741 §3 (part), as codified at TMC 18.20.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.20.030 and amended to read
as follows:
18.20.030 On -Site Hazardous Substances
A. 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.
Section 27. Ordinance No. 2741 §3 (part), as codified at TMC 18.20.070, "Design
Review," is hereby renumbered as TMC 18.20.040 and amended to read as follows:
18.20.040 Design Review
A. See TMC 18.60 for all requirements for Design Review.
Section 28. Ordinance Nos. 2741 §3 (part) and 2758 §5, as codified at TMC
18.20.080, "Basic Development Standards," is hereby renumbered as TMC 18.20.050 and
amended to read as follows:
18.20.050Basic Development Standards
A. Development within the RCC District shall conform to the following listed and
referenced standards:
RCC BASIC DEVELOPMENT STANDARDS
Minimum Lot Area:
5,000 s
. ft.
Residential Density:
Standard:
Transit or Affordability Bonus:
3 dwelling units per parcel, plus 1
dwelling unit per 2,500 sq. f.t of lot area
over 5,000 SF
4 dwelling units per parcel,
plus 1 dwelling unit per 2,500 sq. ft.
of lot area over 5,000 sq. ft.
Setbacks:
Front
Porch
Second Front
Sides
Rear
15 ft
8 ft
10 ft
5 feet
10 feet; 5 feet for DADUs
ping:
Landsca in
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and
parking lot landscaping requirements.
Maximum Height
35 feet
Off-street parking:
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 —
Required Number of Parking Spaces for Automobiles & Bicycles
Conversion to
Residential
See TMC 18.50.230, Residential Conversions
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Section 29. Ordinance No. 2741 §3 (part), as codified at TMC 18.22.010, "Purpose,"
subparagraph A, is hereby amended to read as follows:
18.22.010 Purpose
A. This district implements the Neighborhood Commercial Center (NCC)
Comprehensive Plan designation. It is intended to provide for pedestrian -friendly areas
characterized and scaled to serve multiple residential areas, with a diverse mix of uses.
Permitted uses include residential, retail, service, office, recreational and community
facilities, generally along a transportation corridor.
Section 30. Ordinance No. 2741 §3 (part), as codified at TMC 18.22.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.22.030 and amended to read
as follows:
18.22.030 On -Site Hazardous Substances
A. 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.)
Section 31. Ordinance No. 2741 §3 (part), as codified at TMC 18.22.070, "Design
Review," is hereby renumbered as TMC 18.22.040 and amended to read as follows:
18.22.040Design Review
A. See TMC 18.60 for all requirements for Design Review
Section 32. Ordinance Nos. 2741 §3 (part) and 2758 §6, as codified at TMC
18.22.080 "Basic Development Standards," is hereby renumbered as TMC 18.22.050 and
amended to read as follows:
18.22.050Basic Development Standards
A. Development within the NCC District shall conform to the following listed
and referenced standards: In the Tukwila International Boulevard corridor, there are
circumstances under which these basic development standards may be waived (see TMC
18.60.020).
NCC BASIC DEVELOPMENT STANDARDS
Minimum Lot Area
None
Residential Density
No Maximum
Setbacks
Front
Second Front
Sides
Rear
6 feet
5 feet
5 feet
10 feet
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Landscaping
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Maximum Height
45 feet
Off-street parking
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 — Required
Number of Parking Spaces for Automobiles & Bicycles
Conversion to
Residential
See TMC 18.50.230, Residential Conversions
Section 33. Ordinance No. 2741 §3 (part), as codified at TMC 18.24.010 "Purpose",
is hereby amended to read as follows:
18.24.010 Purpose
A. This district implements the Regional Commercial (RC) Comprehensive Plan
designation. It is intended to provide for areas characterized by commercial services,
offices, lodging, entertainment, and retail activities with associated warehousing, and
accessory light industrial uses, along a transportation corridor and intended for high -
intensity regional uses..
Section 34. Ordinance No. 2741 §3 (part), as codified at TMC 18.24.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.24.030 and amended to read
as follows:
18.24.030 On -Site Hazardous Substances
A. 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.
Section 35. Ordinance No. 2741 §3 (part), as codified at TMC 18.24.070, "Design
Review," is hereby renumbered as TMC 18.24.040 and amended to read as follows:
18.24.040Design Review
A. See TMC 18.60 for all requirements for Design Review.
Section 36. Ordinance Nos. 2741 §3 (part) and 2758 §7, as codified at TMC
18.24.080, "Basic Development Standards," is hereby renumbered as TMC 18.24.050 and
amended to read as follows:
18.24.050Basic Development Standards
A. Development within the RC district shall conform to the following listed and
referenced standards. In the Tukwila International Boulevard corridor, there are
circumstances under which these basic development standards may be waived (see TMC
18.60.020).
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RC BASIC DEVELOPMENT STANDARDS
Minimum Lot
Area:
Residential Density
None
Where Height Limit is 3 Stories:
4 dwelling units + 1 dwelling unit / 2000 sf of lot area
Where Height Limit is 6 Stories:
4 dwelling units + 1 dwelling unit / 622 sf of lot area
Where Height Limit is 10 Stories:
4 dwelling units + 1 dwelling unit / 512 sf of lot area
Setbacks
Landscaping
Front
Second Front / Sides / Rear
20 feet
10 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Maximum Height
_
Recreation Space
35 feet,
unless within Building Height Exception Area (See Figure 18-3)
200 square feet per dwelling unit (1,000 square feet minimum)
100 square feet per dwelling unit for senior citizen housing
(Not required for middle housing dwellings)
Off-street parking
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 — Required
Number of Parking Spaces for Automobiles & Bicycles
Conversion to
Residential
See TMC 18.50.230, Residential Conversions
Section 37. Ordinance No. 2741 §3 (part), as codified at TMC 18.26.010, "Purpose,"
is hereby amended to read as follows:
18.26.010 Purpose
A. This district implements the Regional Commercial Mixed Use (RCM)
Comprehensive Plan designation. It is intended to provide for areas characterized by
commercial services, offices, lodging, entertainment, and retail activities with associated
warehousing, and accessory light industrial uses, along a transportation corridor and
intended for high -intensity regional uses. Residential uses mixed with certain commercial
uses are allowed at second story or above. The zone's standards are intended to promote
attractive development, an open and pleasant street appearance, and compatibility with
adjacent residential areas.
Section 38. Ordinance No. 2741 §3 (part), as codified at TMC 18.26.060, "On -Site
Hazardous Substances," is hereby amended to read as follows:
18.26.030 On -Site Hazardous Substances
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A. 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.
Section 39. Ordinance No. 2741 §3 (part), as codified at TMC 18.26.070, "Design
Review," is hereby renumbered as TMC 18.26.040 and amended to read as follows:
18.26.040Design Review
A. See TMC 18.60 for all requirements for Design Review.
Section 40. Ordinance Nos. 2741 §3 (part) and 2758 §8, as codified at TMC
18.26.080, "Basic Development Standards," is hereby renumbered as TMC 18.26.050 and
amended to read as follows:
18.26.050Basic Development Standards
A. Development within the RCM District shall conform to the following listed and
referenced standards:
RCM BASIC DEVELOPMENT STANDARDS
Minimum Lot
Area:
None
Residential
Density:
Standard:
Transit or Affordability Bonus:
3 dwelling units per parcel, plus 1 dwelling
unit per 3,000 sq. ft. of lot area over 3,000
sq. ft.
4 dwelling units per parcel,
plus 1 dwelling unit per 3,000 SF of lot area
over 3,000 sq. ft.
Setbacks:
Front
Second Front / Sides / Rear
20 feet
10 feet
Setbacks
(if any portion of
subject yard is
within 50' of CR or
HDR):
Front
Second Front
Sides (Per Floor) / Rear (Per Floor)
20 feet
10 feet
1st
2nd
3rd
10 feet
20 feet
30 feet
Landscaping
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Maximum Height
35 feet,
unless within Building Height Exception Area (See Figure 18-3)
Recreation Space
200 square feet per dwelling unit (1000 square feet minimum)
100 square feet per dwelling unit for senior citizen housing
(Not required for middle housing dwelling units)
Off-street parking
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 — Required
Number of Parking Spaces for Automobiles & Bicycles
Conversion to
Residential
See TMC 18.50.230, Residential Conversions
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Section 41. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.010, "Purpose,"
is hereby amended to read as follows:
18.30.010 Purpose
A. This district implements the Commercial/Light Industrial (CLI) Comprehensive
Plan designation. It is intended to provide for areas characterized by a mix of commercial,
office, or light industrial uses. The standards are intended to promote commercial and
industrial areas.
Section 42. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.30.030 and amended to read
as follows:
18.30.030 On -Site Hazardous Substances
A. 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.)
Section 43. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.070, "Design
Review," is hereby renumbered as TMC 18.30.040 and amended to read as follows:
18.30.040 Design Review
Design review is required for:
1. New developments within 300 feet of residential districts.
2. All projects located within the shoreline jurisdiction that involve new building
construction or exterior changes if the cost of the exterior changes equals or exceeds
10% of the building's assessed valuation.
3. Developments larger than 1,500 square feet outside the shoreline jurisdiction.
4. Certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet.
(See TMC 18.60, Design Review)
Section 44. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.080, "Basic
Development Standards," is hereby renumbered to TMC 18.30.050 and amended to read
as follows:
18.30.050Basic Development Standards
A. Development within the Commercial Light Industrial District shall conform to
the following listed and referenced standards:
C/LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
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• Front
25 feet
• Second front
12.5 feet
• Second front, if any portion of the yard is
within 50 feet of CR, HDR
15 feet
• Sides
10 feet
• Sides, if any portion of the yard is within 50 feet of CR, HDR
1st Floor
15 feet
2nd Floor
20 feet
3rd Floor
30 feet
• Rear
5 feet
• Rear, if any portion of the yard is within 50 feet of CR, HDR
1st Floor
15 feet
2nd Floor
20 feet
3rd Floor
30 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and
parking lot landscaping requirements.
Height, maximum
45 feet
Off-street parking
See TMC 18.56, Off-street Parking
& Loading Regulations & Figure
18-7 — Required Number of
Parking Spaces for Automobiles &
Bicycles
Section 45. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.010, "Purpose,"
is hereby amended to read as follows:
18.32.010 Purpose
A. This district implements the Light Industrial (LI) Use Comprehensive Plan
designation. It is intended to provide areas characterized by distributive and light
manufacturing uses, with supportive commercial and office uses.
Section 46. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.32.030 and amended to read
as follows:
18.32.030 On -Site Hazardous Substances
A. 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.)
Section 47. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.070, "Design
Review" is hereby renumbered as TMC 18.32.040 and amended to read as follows:
18.32.040 Design Review
Design review is required for:
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1. All projects located within the shoreline jurisdiction that involve new building
construction or exterior changes if the cost of the exterior changes equals or exceeds
10% of the building's assessed valuation.
2. New developments within 300 feet of residential districts.
(See TMC 18.60, Design Review)
Section 48. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.080, "Basic
Development Standards," is hereby renumbered as TMC 18.32.050 and amended to read
as follows:
18.32.050Basic Development Standards
A. Development within the Light Industrial District shall conform to the following
listed and referenced standards:
LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of the yard is within 50 feet of CR, 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 CR, HDR
1st Floor
10 feet
2nd Floor
20 feet
3rd Floor
30 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Height, maximum
45 feet
Off-street parking
See TMC 18.56, Off-street Parking &
Loading Regulations & Figure 18-7 —
Required Number of Parking Spaces for
Automobiles & Bicycles
Section 49. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.010, "Purpose,"
is hereby amended to read as follows:
18.34.010 Purpose
A. This district implements the Heavy Industrial (HI) Comprehensive Plan
designation. It is intended to provide areas characterized by heavy or bulk manufacturing
uses and distributive and light manufacturing uses, with supportive commercial and office
uses. The development standards are the minimum necessary to assure safe, functional,
efficient, and environmentally sound development.
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Section 50. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.34.030 and amended to read
as follows:
18.34.030 On -Site Hazardous Substances
A. 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.)
Section 51. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.070, "Design
Review," is hereby renumbered as TMC 18.34.040 and amended to read as follows:
18.34.040 Design Review
Design review is required for:
1. All projects located within the shoreline jurisdiction that involve new building
construction or exterior changes if the cost of the exterior changes equals or exceeds
10% of the building's assessed valuation.
2. New developments within 300 feet of residential developments.
3. New developments that are outside the shoreline jurisdiction and over 45 feet
in height.
(See TMC 18.60, Design Review)
Section 52. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.080, "Basic
Development Standards," is hereby renumbered as TMC 18.34.050 and amended to read
as follows:
18.34.050Basic Development Standards
A. Development within the Heavy Industrial District shall conform to the following
listed and referenced standards:
HI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of the yard is within
50 feet of CR, 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 CR, HDR
1st Floor
10 feet
2nd Floor
20 feet
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3rd Floor
30 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Height, maximum
115 feet
Off-street parking
See TMC 18.56, Off-street Parking &
Loading Regulations & Figure 18-7 —
Required Number of Parking Spaces for
Automobiles & Bicycles
Section 53. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.010 "Purpose",
is hereby amended to read as follows:
18.36.010 Purpose
A. This district implements the Manufacturing Industrial Center/Light Industrial
(MIC/L) 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. MIC/L's uses and standards are intended to enhance the
redevelopment of the Duwamish Corridor.
Section 54. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.060, "On -Site
Hazardous Substances", is hereby renumbered as TMC 18.36.030 and amended to read
as follows:
18.36.030 On -Site Hazardous Substances
A. 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.)
Section 55. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.070, "Design
Review", is hereby renumbered as TMC 18.36.040 and amended to read as follows:
18.36.040 Design Review
Design review is required for:
1 All new office development.
2. All new developments within 300 feet of residential districts.
3. All projects located within the shoreline jurisdiction that involve new building
construction or exterior changes if the cost of the exterior changes equals or exceeds
10% of the building's assessed valuation.
(See TMC 18.60, Design Review)
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Section 56. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.080, "Basic
Development Standards," is hereby renumbered as TMC 18.36.050 and amended to read
as follows:
18.36.050 Basic Development Standards
A. Development within the Manufacturing Industrial Center/Light Industrial District
shall conform to the following listed and referenced standards:
MIC/L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
20 feet
• Second front
10 feet
• Second front, if any portion of the yard is
within 50 feet of CR, HDR
15 feet
• Sides
None
• Sides, if any portion of the yard is within 50 feet of CR, 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 CR, HDR
1st Floor
15 feet
2nd Floor
20 feet
3rd Floor
30 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot
landscaping requirements.
Height, maximum
45 feet
Off-street parking
See TMC 18.56, Off-street Parking &
Loading Regulations & Figure 18-7 —
Required Number of Parking Spaces for
Automobiles & Bicycles
Section 57. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.010, "Purpose,"
is hereby amended to read as follows:
18.38.010 Purpose
A. This district implements the Manufacturing Industrial Center/Heavy Industrial
(MIC/H) 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. MIC/H's
uses and standards are intended to enhance the redevelopment of the Duwamish
Corridor.
Section 58. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.060, "On -Site
Hazardous Substances," is hereby renumbered as TMC 18.38.030 and amended to read
as follows:
18.38.030 On -Site Hazardous Substances
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A. 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.)
Section 59. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.070, "Design
Review," is hereby renumbered as TMC 18.38.040 and amended to read as follows:
18.38.040 Design Review
Design review is required for:
1. All new office development.
2. All development within 300 feet of residential districts.
3. All projects located within the shoreline jurisdiction that involve new building
construction or exterior changes if the cost of the exterior changes equals or exceeds
10% of the building's assessed valuation.
(See TMC 18.60, Design Review)
Section 60. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.080, "Basic
Development Standards," is hereby renumbered as TMC 18.38.050 and amended to read
as follows:
18.38.050 Basic Development Standards
A. Development within the Manufacturing Industrial Center/Heavy Industrial
District shall conform to the following listed and referenced standards:
MIC/H BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
20 feet
• Second front
10 feet
• Second front, if any portion of the yard is within
50 feet of CR, HDR
15 feet
• Sides
None
• Sides, if any portion of the yard is within 50 feet of CR, 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 CR, HDR
1st Floor
15 feet
2nd Floor
20 feet
3rd Floor
30 feet
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot landscaping
requirements.
Height, maximum
125 feet
Off-street parking
See TMC 18.56, Off-street Parking & Loading
Regulations & Figure 18-7 — Required
Number of Parking Spaces for Automobiles &
Bicycles
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Section 61. Ordinance No. 2741 §3 (part), as codified at TMC 18.42.010, "Purpose,"
is hereby amended to read as follows:
18.42.010 Purpose
A. This district implements the Public Recreation Overlay (PRO) Comprehensive
Plan designation, which is intended to reserve certain areas owned or controlled by a
public or quasi -public agency for either passive or active public recreation use. As an
overlay district, the PRO District may be combined with any other district established by
this Title, and the provisions of this chapter shall be in addition to the provision for the
underlying district.
Section 62. Ordinance No. 2741 §3 (part), as codified at TMC 18.42.030, "Basic
Development Standards," is hereby amended to read as follows:
18.42.030 Basic Development Standards
A. Development standards for the PRO District shall be as specified by TMC 18
for the underlying district. However, when the underlying district is the CR (Community
Residential) District, structures may be granted a height bonus of one additional foot of
height for every four feet of excess setback (i.e., setback over and above the CR minimum
standard), up to a maximum height of 50 feet. Ancillary facilities customarily installed in
conjunction with a permitted recreational use, including light standards and safety netting,
shall not be subject to the height restrictions of the underlying district. Structures for which
a height bonus is requested and any ancillary facilities taller than the underlying height
restrictions shall be subject to Design Review approval under the "Commercial and Light
Industrial Design Review Criteria" provisions of TMC 18.60.
Section 63. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.010, "Purpose",
is hereby amended to read as follows:
18.43.010 Purpose
A. This chapter implements the Urban Renewal Overlay (URO) District, which
applies the adopted Tukwila International Boulevard Revitalization and Urban Renewal
Plan. The intent is to promote community redevelopment and revitalization, and to
encourage investment that supports well -designed, compact, transit -oriented and
pedestrian -friendly residential and business developments to activate the community
along Tukwila International Boulevard. URO District Boundaries are shown in (Figure 18-
15.) This overlay may be applied in combination with the Commercial Redevelopment
Areas procedures as described in TMC 18.60.060.
Section 64. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.020, "Principally
Permitted Uses," is hereby amended to read as follows:
18.43.020 Principally Permitted Uses
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A. The URO District is an overlay zone which allows the uses permitted in the
underlying zoning district, while being consistent with all additional requirements of this
chapter. In addition, larger scale multi -family buildings are permitted in the CR district
within the URO District.
Section 65. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.030, "Accessory
Uses," is hereby amended to read as follows:
18.43.030 Accessory Uses
A. The URO District is an overlay zone which allows the accessory uses permitted
in the underlying zone district, while being consistent with all additional requirements of
this chapter.
Section 66. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.060, "Application
Regulations," is hereby amended to read as follows:
18.43.060 Application Regulations
A. Parcels located within the URO District are identified on the official Zoning Map,
as well as in TMC 18, Figure 18.15, and are subject both to its zone classification
regulations and to additional requirements imposed for the URO District. The URO District
provisions shall apply in any case where the provisions of the URO District conflict with
the provisions of the underlying zone.
Section 67. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.070, "Specific
Urban Renewal Overlay Development Standards and Criteria," is hereby amended to read
as follows:
18.43.070 Specific Urban Renewal Overlay Development Standards and
Criteria
A. The URO District's supplemental development standards are as follows,
provided certain criteria are met:
1. Building heights shall be permitted up to 65 feet;
2. Existing NCC setback standards shall be followed per TMC 18.22.080. (See
Urban Renewal Basic Development Standards.)
3. Multi -family parking standards shall be one parking space per each dwelling
unit that contains up to one bedroom, plus 0.5 spaces for every bedroom in excess of one
bedroom in a dwelling unit.
4. The maximum number of dwelling units shall be determined by the building
envelope, rather than a numeric density. The applicant shall determine the unit mix with
the limitation that studio units contain an average size of at least 500 square feet of interior
floor space with no units smaller than 450 square feet and allow no more than 40% of the
dwelling units to be studios.
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5. Allow live/work space on the ground floor to meet the NCC requirement for
ground floor retail or office space if the live/work space is built to commercial building
code standards with a typical retail storefront appearance.
6. Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial.
B. The URO District's development standards apply if the applicant requests, and
if all the following criteria are met:
1. At least 100 feet of the parcel's perimeter fronts on Tukwila International
Boulevard.
2. At least 75% of required residential parking is provided in an enclosed structure
(garage or podium). The structure must be screened from view from public rights -of -way.
3. The ground floor along Tukwila International Boulevard must contain active
uses (except for the width of the garage access) when site conditions allow. Active uses
comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature
that encourage pedestrian activity, and feature a combination of design and amenities to
create a sense in interest with features such as doors, windows, clear glass display
windows, wide sidewalks, etc.
4. Development must provide amenities such as some of the following to enable
a high -quality pedestrian experience, including retail windows, pedestrian scale design
along sidewalks, wide sidewalks, pedestrian access through site, benches, art,
landscaping and lighting, quality of materials, and street furniture.
5. The applicant shall prepare a Transportation Management Plan to encourage
alternatives to automobile use, and that provides each residential and commercial tenant
with materials that may range from offering information about transit and bicycle options
to providing transit tickets and passes.
6. Residential development shall provide opportunities for tenants to use a car -
sharing program and make one space available at no charge to a car -sharing program (if
available) for every 50 to 200 residential units on site. An additional space shall be
provided for developments with over 200 units. All car share spaces are in addition to
required residential parking. If car -sharing programs are not available when the building
is constructed, an equivalent number of guest parking spaces shall be provided. These
shall be converted to dedicated car -sharing spaces when the program becomes available.
7. One secure, covered, ground -level bicycle parking space shall be provided for
every four residential units in a mixed -use or multi -family development.
Section 68. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.080, "Basic
Development Standards," is hereby amended to read as follows:
18.43.080 Basic Development Standards
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A. If requested by the applicant and if the specific requirements and criteria of
TMC 18.43.070a and 18.43.070b are met, development within the URO District shall
conform to the following listed and referenced standards.
B. In the Tukwila International Boulevard corridor, there are circumstances under
which these basic standards may be waived (see TMC 18.60.020). Certain setback and
landscaping standards may be waived by the Director when an applicant can demonstrate
that:
(i) shared parking is provided, or
(ii) the number of driveways is reduced, or
(iii) efficiency of the site is increased, or
(iv) joint use of parking facilities is allowed, or
(v) pedestrian space is provided.
Landscaping and setback standards may not be waived on commercial property
sides adjacent to residential districts.
(See the Tukwila International Boulevard Design Manual for more detailed
directions.)
Urban Renewal Overlay Basic Development Standards
Unit density
The maximum number of dwelling units is
determined by the building envelope as in the
NCC zone, rather than a numeric density.
Unit size and maximum percentage for studio
dwellings
The applicant shall determine the unit mix with
the limitation that the studio units contain an
average size of at least 500 square feet of
interior floor space with no units smaller than
450 square feet and allow no more than 40%
of the dwelling units to be studios.
Setbacks to yards, minimum (unless noted)
Front
6 feet (12 feet if located along Tukwila
International Boulevard South)
Second front, if any portion of the yard is within
50 feet of CR, HDR
1st floor - 10 feet
Second front
5 feet
Second front, if any portion of the yard is within
50 feet of CR, HDR
1st floor - 10 feet
2nd floor and above 20 feet
Sides
10 feet
Sides, if any portion of the yard is within 50 feet
of CR, HDR
1st floor - 10 feet
2nd floor - 20 feet
3rd floor and higher - 20 feet
Rear, if any portion of the yard is within 50 feet
of, CR, HDR
1st floor - 10 feet
2nd floor and above - 20 feet
Height, maximum — 65 feet (if all criteria are met)
Landscape requirements (minimum):
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See Landscape requirements of specific underlying zone. Also see Landscape, Recreation,
Recycling/Solid Waste Space requirements chapter for further requirements
Front(s)
Front if any portion of the yard is adjacent to, or
across the street from, LDR zoning that is
developed with a single-family dwelling and that
is outside of the Urban Renewal Overlay District
Front(s), if any portion of the yard is within 50
feet of MDR, HDR
Sides
All building setback areas must be
landscaped or developed with pedestrian
improvements per the width of the setback,
rather than the landscape standards of the
underlying zone.
All building setback areas must be
landscaped or developed with pedestrian
improvements per the width of the setback,
rather than the landscape standards of the
underlying zone.
All building setback areas shall be
landscaped or developed with pedestrian
improvements per the width of the setback,
rather than the landscape standards of the
underlying zone.
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 MDR, HDR
10 feet
Recreation space
Recreation space, senior citizen housing
Off-street parking:
Residential (except senior citizen housing)
See underlying zoning
See underlying zoning
One automobile parking space per each
dwelling unit that contains up to one bedroom
plus 0.5 spaces for every bedroom in excess
of one bedroom in a multi -family dwelling unit.
At least 75% of required residential parking is
provided in an enclosed structure (garage or
podium). The structure must be screened from
view from public rights of way.
One automobile space at no charge to a car
sharing program (if available) for every 50 to
200 residential units on site. An additional
space shall be provided for developments with
over 200 units. All car share spaces are in
addition to required residential parking. If car
sharing programs are not available when the
building is constructed, an equivalent number
of guest parking spaces shall be provided.
These shall be converted to dedicated car -
sharing spaces when the program becomes
available.
One secure, covered, ground -level bicycle
parking space shall be provided for every four
residential units in a mixed -use or multi -family
development.
Other uses, including senior citizen housing
See TMC 18.56,
Off-street Parking & Loading Regulations
Section 69. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.010, "Purpose
and Applicability," is hereby amended to read as follows:
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18.44.010 Purpose and Applicability
A. The purpose of this chapter is to implement the Shoreline Management Act of
1971, as amended, and the rules and regulations thereunder as codified in the
Washington Administrative Code; and to provide for the regulation of development that
affects those areas of the City under the jurisdiction of the Shoreline Management Act. In
particular, the purpose of this chapter is to:
1. Recognize and protect shorelines of State-wide significance;
2. Preserve the natural character of the shoreline;
3. Protect the resources and ecology of the shoreline;
4. Increase public access to publicly -owned areas of the shoreline;
5. Increase recreational opportunities for the public in the shoreline:
6. Protect and create critical Chinook salmon habitat in the Transition Zone
of the Green River.
B. After the effective date of this ordinance, TMC 18.44, as hereby amended, shall
apply to all properties subject to the shoreline overlay, provided that nothing contained
herein shall be deemed to override any vested rights or require any alteration of a non-
conforming use or non -conforming structure, except as specifically provided in TMC
18.44.
C. Pursuant to WAC 173-26-191 (2)(c), this chapter, together with the Shoreline
Element of the Comprehensive Plan, constitutes the City of Tukwila's Shoreline Master
Program. Any modifications to these documents will be processed as a Shoreline Master
Program Amendment and require approval by the Department of Ecology.
Section 70. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.050,
"Development Standards," subparagraph K.1, is hereby amended to read as follows:
K. Marinas, Boat Yards, Dry Docks, Boat Launches, Piers, Docks and Other Over -
water Structures:
1. General Requirements:
a. A dock may be allowed when the applicant has demonstrated a need
for moorage to the satisfaction of the Director of Community Development and that the
following alternatives have been investigated and are not available or feasible:
(1) commercial or marina moorage;
(2) floating moorage buoys;
(3) joint use moorage pier/dock.
b. The Director shall use the following criteria to determine if the
applicant has demonstrated a need for moorage in accordance with TMC 18.44.050K.1.a:
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(1) Applicant has provided adequate documentation from a
commercial marina within 5 river miles that moorage is not available.
(2) Floating moorage buoy is technically infeasible as determined
by a professional hydrologist.
(3) Applicant has provided adequate documentation from any
existing moorage pier/dock owner within 5 river miles that joint use is not possible.
c. Prior to issuance of a Shoreline Substantial Development Permit for
construction of piers, docks, wharves or other over -water structures, the applicant shall
present proof of application submittal to State or Federal agencies, as applicable.
d. Structures must be designed by a qualified engineer and must
demonstrate the project will result in no net loss of shoreline ecological function and will
be stable against the forces of flowing water, wave action and the wakes of passing
vessels.
e. In -water structures shall be designed and located to minimize
shading of native aquatic vegetation and fish passage areas. Removal of shoreline,
riparian and aquatic vegetation shall be limited to the minimum extent necessary to
construct the project. All areas disturbed by construction shall be replanted with native
vegetation as part of the project.
f. New or replacement in -water structures shall be designed and
located such that natural hydraulic and geologic processes, such as erosion, wave action
or floods will not necessitate the following:
(1) reinforcement of the shoreline or stream bank with new
bulkheads or similar artificial structures to protect the in -water structure; or
(2) dredging.
g. No structures are allowed on top of over -water structures except for
properties located north of the Turning Basin.
h. Pilings or other associated structures in direct contact with water
shall not be treated with preservatives unless the applicant can demonstrate that no
feasible alternative to protect the materials exists and that non -wood alternatives are not
economically feasible. In that case, only compounds approved for marine use may be
used and must be applied by the manufacturer per current best management practices
of the Western Wood Preservers Institute. The applicant must present verification that the
best management practices were followed. The preservatives must also be approved by
the Washington Department of Fish and Wildlife.
i. All over -water structures shall be constructed and maintained in a
safe and sound condition. Abandoned or unsafe over -water structures shall be removed
or repaired promptly by the owner. Accumulated debris shall be regularly removed and
disposed of properly so as not to jeopardize the integrity of the structure. Replacement of
in -water structures shall include proper removal of abandoned or other man-made
structures and debris.
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j. Boat owners who store motorized boats on -site are encouraged to
use best management practices to avoid fuel and other fluid spills.
Section 71. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.060, "Vegetation
Protection and Landscaping," subparagraphs B.1 and D, is hereby amended to read as
follows:
B. Applicability:
1. This chapter sets forth rules and regulations to control maintenance and
clearing of trees and other vegetation within the City of Tukwila for properties located
within the shoreline jurisdiction. For properties located within a critical area or its
associated buffer, the maintenance and removal of trees shall be governed by TMC
18.45. TMC 18.54, "Urban Forestry and Tree Regulations", shall govern tree removal on
all undeveloped properties, and all developed properties that contain exclusively
residential uses that do not meet the definition of 'Multi -Family'. TMC 18.52, "Landscape
Requirements," shall govern the maintenance and removal of trees on all developed
properties that contain commercial, industrial, multi -family, and mixed uses. The most
stringent regulations shall apply in case of a conflict.
D. Tree Retention and Replacement:
1. Retention:
a. As many significant trees and as much native vegetation as possible
are to be retained on a site proposed for development or re -development, taking into
account the condition and age of the trees. As part of a land use application such as but
not limited to subdivision, design review, or development permit review, the Director may
require alterations in the arrangement of buildings, parking or other elements of proposed
development in order to retain significant non-invasive trees, particularly those that
provide shading to the river.
b. Topping of trees is prohibited and will be regulated as removal with
tree replacement required.
c. Trees may only be pruned to prevent interference with an overhead
utility line with prior approval by the Director. The pruning must be carried out under the
direction of a Qualified Tree Professional or performed by the utility provider under the
direction of a Qualified Tree Professional. The crown shall be maintained to at least 2/3
the height of the tree prior to pruning. Pruning more than 25% of the canopy in a 36 month
period shall be regulated as removal with tree replacement required.
2. Permit Requirements: Prior to any tree removal or site clearing, a Type
2 Shoreline Tree Removal and Vegetation Clearing Permit application must be submitted
to the Department containing the following information:
a. A vegetation survey on a site plan that shows the diameter, species
and location of all significant trees and all existing native vegetation.
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b. A site plan that shows trees and native vegetation to be retained and
trees to be removed and provides a table showing the number of significant trees to be
removed and the number of replacement trees required.
c. Tree protection zones and other measures to protect any trees or
native vegetation that are to be retained for sites undergoing development or re-
development.
d. Location of the OHWM, shoreline buffer, Shoreline Jurisdiction
boundary and any critical areas with their buffers.
e. A landscape plan that shows diameter, species name, spacing and
planting location for any required replacement trees and other proposed vegetation.
f. An arborist evaluation justifying the removal of hazardous trees if
required by the Department.
g. An application fee per the current Land Use Permit Fee resolution.
3. Criteria for Shoreline Tree Removal: A Type 2 Shoreline Tree Removal
and Vegetation Clearing Permit shall only be approved by the Director if the proposal
complies with the following:
a. The site is undergoing development or redevelopment; or
b. The proposal complies with tree retention, replacement,
maintenance, and monitoring requirements of this chapter; and
c. Either:
(1) Tree poses a risk to structures; or
(2) There is imminent potential for root or canopy interference
with utilities; or
(3) Trees interfere with the access and passage on public trails;
or
(4) Tree condition and health is poor; the City may require an
evaluation by an International Society of Arborists (ISA) certified arborist; or
(5) Trees present an imminent hazard to the public. If the hazard
is not readily apparent, the City may require an evaluation by an International Society of
Arborists (ISA) certified arborist.
4. Tree Replacement Requirements:
a. Significant trees that are removed, illegally topped, or pruned by
more than 25 percent in 36 month period within the shoreline jurisdiction shall be replaced
pursuant to the tree replacement requirements shown below, up to a density of 100 trees
per acre (including existing trees).
b. Significant trees that are removed as part of an approved landscape
plan on a developed site are subject to replacement per TMC 18.52. Dead or dying trees
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removed from developed or landscaped areas shall be replaced 1:1 in the next
appropriate season for planting.
c. Dead or dying trees located within the buffer or undeveloped upland
portion of the Shoreline Jurisdiction shall be left in place as wildlife snags, unless they
present a hazard to structures, facilities or the public. Removal of non -hazardous trees
as defined by TMC 18.06 in non -developed areas are subject to the tree replacement
requirements listed in the table below.
d. The Director may require additional trees or shrubs to be installed to
mitigate any potential impact from the loss of this vegetation as a result of new
development.
Tree Replacement Requirements
Diameter* of Tree Removed (*measured at
height of 4.5 feet from the ground)
Number of Replacement
Trees Required
4 - 6 inches (single trunk);
2 inches (any trunk of a multi -trunk tree)
3
Over 6 - 8 inches
4
Over 8 - 20 inches
6
Over 20 inches
8
e. The property owner is required to ensure the viability and long-term
health of trees planted for replacement through proper care and maintenance for the life
of the project. Replaced trees that do not survive must be replanted in the next appropriate
season for planting.
f. If all required replacement trees cannot be reasonably
accommodated on the site, off -site tree replacement within the shoreline jurisdiction may
be allowed at a site approved by the City. Priority for off -site tree planting will be at
locations within the Transition Zone. If no suitable off -site location is available, the
applicant shall pay a fee into a tree replacement fund per the adopted fee resolution.
5. Large Woody Debris (LWD): When a tree suitable for use as LWD is
permitted to be removed from the shoreline buffer, the tree trunk and root ball (where
possible) will be saved for use in a restoration project elsewhere in the shoreline
jurisdiction. The applicant will be responsible for the cost of moving the removed tree(s)
to a location designated by the City. If no restoration project or storage location is
available at the time, the Director may waive this requirement. Trees removed in the
shoreline jurisdiction outside the buffer shall be placed as LWD in the buffer (not on the
bank), if feasible. Priority for LWD placement projects will be in the Transition Zone.
Section 72. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.090, "Shoreline
Design Guidelines," subparagraph A.1, is hereby amended to read as follows:
18.44.090 Shoreline Design Guidelines A. The Green/Duwamish River is an
amenity that should be valued and celebrated when designing projects that will be located
along its length. If any portion of a project falls within the shoreline jurisdiction, then the
entire project will be reviewed under these guidelines as well as the relevant sections of
the Design Review Chapter of the Zoning Code (TMC 18.60). The following standards
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apply to development, uses and activities in the Urban Conservancy and High Intensity
Environments and non-residential development in the Shoreline Residential Environment.
1. Relationship of Structure to Site. Development within the shoreline
jurisdiction shall demonstrate compliance with the following:
a. Reflect the shape of the shoreline;
b. Orient building elements to site such that public river access, both
visual and physical is enhanced;
c. Orient buildings to allow for casual observation of pedestrian and trail
activity from interior spaces;
d. Site and orient buildings to provide maximum views from building
interiors toward the river and the shoreline;
e. Orient public use areas and private amenities towards the river;
f. Clearly allocate spaces, accommodating parking, vehicular
circulation and buildings to preserve existing stands of vegetation or trees so that natural
areas can be set aside, improved, or integrated into site organization and planning;
g. Clearly define and separate public from non-public spaces with the
use of paving, signage, and landscaping.
Section 73. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.040, "Critical
Area Special Studies," subparagraph B, is hereby amended to read as follows:
B. Standards for Wetland and Watercourse Critical Area Studies: Wetland
and watercourse special studies are valid for five years following the date of the study,
unless otherwise determined by the Director. The critical area study shall contain the
following information, as applicable:
1. The name and contact information of the applicant, a description of the
proposal, and identification of the permit requested;
2. A copy of the site plan for the development proposal showing: critical
areas and buffers and the development proposal with dimensions, clearing limits,
proposed storm water management plan, and mitigation plan for impacts due to drainage
alterations;
3. The dates, names and qualifications of the persons preparing the study
and documentation of any fieldwork performed on the site;
4. Identification and characterization of all critical areas, water bodies, and
buffers on or adjacent to the proposed project area or potentially impacted by the
proposed project as described in the following sections:
a. Characterization of wetlands must include:
(1) A wetland delineation report that includes methods used, field
indicators evaluated and the results. Wetland delineation must be performed in
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accordance with approved federal wetland delineation manual and current applicable
regional supplements. Field data forms are to be included in the report. Data collection
points are to be shown on the site plan with their corresponding numbers indicated. After
the City of Tukwila confirms the boundaries, they are to be professionally surveyed to the
nearest square foot and the site plan modified as necessary to incorporate the survey
data. Exact wetland acreage will be calculated after the boundaries have been surveyed.
Applicant must submit electronic survey data in Autocad, GIS or similar format at the time
of as -built submittal.
(2) Cowardin (Classification of Wetlands and Deepwater Habitats
of the U.S. — U.S. Department of Interior) classification of the wetland(s).
(3) Hydrogeomorphic classification of the wetland(s).
(4) Hydroperiod.
(5) Brief landscape assessment of the wetland (identify
hydrologic basin/sub-basin; inlets, outlets; surrounding land use; habitat quality and
connectivity; ultimate point of discharge; presence of culverts or other constraints to flow;
relationship to other wetlands/watercourses adjacent to or potentially impacted by the
proposed project).
(6) Description of buffer size per this chapter, conditions
(topographic considerations, existing vegetation types and density, habitat features,
watercourse edges, presence of invasive species, etc.) and functions.
(7) For proposed wetland filling or proposed projects that will impact
buffers, the most current Washington Wetland Classification System shall be used as a
functional assessment.
b. Characterization of the watercourses on site, adjacent to or
potentially impacted by the proposed project must include:
(1) Description of: flow regime, physical characteristics of
streambed, banks, dimensions and bank -full width, stream gradient, stream and buffer
vegetation conditions, habitat conditions, and existing modifications.
(2) Brief landscape assessment of the watercourse (identify
hydrologic basin/sub-basin, and contributing basin area acreage, outlets, surrounding
land use, habitat quality and connectivity, ultimate point of discharge, presence of culverts
or other constraints to flow, presence of man-made or natural barriers to fish passage,
relationship to wetlands or other watercourses adjacent to or potentially impacted by the
proposed project, flow regime).
(3) Classification of the watercourse under Tukwila's rating
system.
(4) Description of buffer size per this chapter, conditions
(topographic considerations, existing vegetation types and density, habitat features,
watercourse edges, presence of invasive species, etc.) and functions.
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(5) Description of habitat conditions, wildlife/fish use of the
watercourse, including sensitive, threatened or endangered species.
c. Citation of any literature or other resources utilized in preparation of
the report.
5. A statement specifying the accuracy of the study and assumptions used
in the study.
6. Determination of the degree of hazard and risk from the proposal both on
the site and on adjacent properties.
7. An assessment of the probable cumulative impacts to critical areas, their
buffers and other properties resulting from the proposal.
8. A description of reasonable efforts made to apply mitigation sequencing
to avoid, minimize and mitigate impacts to critical areas.
9. Plans for adequate mitigation to offset any impacts.
10. Recommendations for maintenance, short-term and long-term monitoring,
contingency plans and bonding measures.
11. Any technical information required by the Director to assist in determining
compliance with this chapter.
Section 74. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.080, "Wetlands
Designations, Ratings and Buffers," subparagraph F.2, is hereby amended to read as
follows:
2. Interrupted Buffer: Waiver for interrupted buffer may be allowed by the
Director as a Type 2 permit if it complies with the following:
a. The buffer is interrupted by a paved public or private road; existing
or future levee legally constructed adjacent to an off -channel habitat; legally constructed
buildings or parking lots. A buffer shall not be determined to be interrupted due to the
presence of accessory structures such as sheds and garages;
b. The existing legal improvement creates a substantial barrier to the
buffer function;
c. The interrupted buffer does not provide additional protection of the
critical area from the proposed development;
d. The interrupted buffer does not provide significant hydrological,
water quality and wildlife functions, and large trees or other significant native vegetation
do not exist; and
e. The project proposes to enhance the remaining buffer as much as is
feasible.
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Section 75. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.090, "Wetlands
Uses, Alterations and Mitigation," subparagraph A, is hereby amended to read as follows:
A. Use or development in a wetland or its buffer: No use or development may
occur in a wetland or its buffer except as specifically allowed by TMC 18.45. Any use or
development allowed is subject to review and approval by the Director. Where required,
a mitigation plan must be developed and must comply with the standards of mitigation
required in this chapter. Where unauthorized alterations occur within a critical area or its
buffer, the City will require the applicant to submit a critical area study, that includes
mitigation, subject to approval. The applicant shall be responsible for implementing the
mitigation and for additional penalties as determined by the Director. In addition, federal
and/or state authorization is required for direct impacts to waters of the United States or
the State of Washington.
Section 76. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.100,
"Watercourse Designations, Ratings and Buffers," subparagraph E, is hereby amended to
read as follows:
E. Variation of Standard Watercourse Buffer Width:
1. Buffer Averaging: Buffer averaging may be allowed by the Director as a
Type 2 Critical Area Permit if the total area of the buffer after averaging is equal to the
area required without averaging and the buffer at its narrowest point is never less than
either 3/4 of the required width; and the following criteria is met:
a. The watercourse has significant differences in characteristics that
affect its habitat functions, and the buffer is increased adjacent to the higher -functioning
area of habitat or more -sensitive portion of the watercourse and decreased adjacent to
the lower -functioning or less -sensitive portion as demonstrated by a critical areas report
from a qualified professional.
b. There are no feasible alternatives to the site design that could be
accomplished without buffer averaging, and the averaged buffer will not result in
degradation of the watercourse's functions and values as demonstrated by a critical areas
report.
c. Compliance with mitigation sequencing requirements (TMC
18.45.075).
d. Compliance with TMC 18.45.158, "Vegetation Protection and
Management."
e. Submittal of buffer enhancement plan, mitigation monitoring and
maintenance plan, along with financial guarantee in accordance with this chapter.
f. Buffer averaging shall not adversely affect water quality.
g. No adverse affect to water temperature or shade potential will occur
to the watercourse using methodology per 2011 Washington State Department of
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Ecology's Green River Temperature Total Maximum Daily Load (TMDL) assessment or
as amended.
2. Interrupted Buffer: Waiver for interrupted buffer may be allowed by the
Director as a Type 2 Critical Area Permit if it complies with the following:
a. The buffer is interrupted by a paved public or private road, legally
constructed buildings, or parking lots. A buffer shall not be determined to be interrupted
due to the presence of accessory structures such as sheds and garages; and
b. The existing legal improvement creates a substantial barrier to the
buffer function; and
c. The interrupted buffer does not provide additional protection of the
critical area from the proposed development; and
d. The interrupted buffer does not provide significant hydrological,
water quality and wildlife functions, and large trees or other significant native vegetation
do not exist; and
e. The project proposes to enhance the remaining buffer as much as is
feasible.
3. Buffers for all types of watercourses will be increased when they are
determined to be particularly sensitive to disturbance or the proposed development will
create unusually adverse impacts. Any increase in the width of the buffer shall be required
only after completion of a watercourse study by a qualified professional or expert that
documents the basis for such increased width. An increase in buffer width may be
appropriate when:
a. The development proposal has the demonstrated potential for
significant adverse impacts upon the watercourse that can be mitigated by an increased
buffer width; or
b. The area serves as habitat for endangered, threatened, sensitive or
monitor species listed by the federal government or the State.
Section 77. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.110,
"Watercourse Alterations and Mitigation," subparagraph D, is hereby amended to read as
follows:
D. Mitigation Timing: Mitigation construction shall be completed before
modification of the existing watercourse. The Director may allow activities that
permanently disturb a watercourse prior to implementation of the mitigation plan under
the following circumstances:
1. To allow planting or re -vegetation to occur during optimal weather
conditions; or
2. To avoid disturbance during critical wildlife periods; or
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3. To account for unique site constraints that dictate construction timing or
phasing.
Section 78. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.120, "Areas of
Potential Geologic Instability Designations, Ratings and Buffers," subparagraph D, is
hereby amended to read as follows:
D. Geotechnical Reports: Each development proposal containing or threatened by
an area of potential geologic instability Class 2 or higher shall be subject to a geotechnical
report pursuant to the requirements of TMC 18.45.040.C. The geotechnical report shall
analyze and make recommendations on the need for and width of any setbacks or buffers
necessary to achieve the goals and requirements of this chapter. Development proposals
shall then include the buffer distances as defined within the geotechnical report.
Section 79. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.155, "Special
Hazard Flood Areas," is hereby amended to read as follows:
A. Additional Regulations: Regulations governing Special Hazard Flood Areas
are found in TMC 16.52, "Flood Plain Management," and TMC 18.45.155.B.
B. Floodplain Habitat Assessment:
1. When development is proposed within a Special Hazard Flood area, a
floodplain habitat assessment shall be prepared pursuant to the requirements of TMC
18.45.040.B.
2. The floodplain habitat assessment shall address the effects of the
development on federally listed salmon, including, but not limited to the following:
a. Impervious surfaces,
b. Floodplain storage and conveyance,
c. Floodplain and riparian vegetation, and
d. Stormwater drainage.
3. If the floodplain habitat assessment concludes that the project is expected
to have an adverse effect on listed species as evaluated under the guidance issued for
ESA compliance under the National Flood Insurance Program in Puget Sound, the
applicant shall mitigate those impacts. Such mitigation shall be consistent with, or in
addition to, any mitigation required by this chapter and shall be incorporated into the
approved project plans.
C. Activities Exempt from Floodplain Habitat Assessment: A floodplain
habitat assessment is not required under the following circumstances:
1. Projects that are undergoing or have undergone consultation with the
National Marine Fisheries Service under the Endangered Species Act.
2. Repair or remodeling of an existing structure, if the repair or remodeling
is not a substantial improvement.
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3. Expansion of an existing structure that is no greater than 10 percent
beyond its existing footprint; provided that the repairs or remodeling are not a substantial
improvement, or a repair of substantial damage. This measurement is counted
cumulatively from September 22, 2011. If the structure is in the floodway, there shall be
no change in the dimensions perpendicular to flow.
4. Activities with the sole purpose of creating, restoring, or enhancing natural
functions provided the activities do not include construction of structures, grading, fill, or
impervious surfaces.
5. Development of open space and recreational facilities, such as parks and
trails, that do not include structures, fill, impervious surfaces or removal of more than 5
percent of the native vegetation on that portion of the property in the regulatory floodplain.
6. Repair to on -site septic systems provided the ground disturbance is the
minimum necessary.
7. Other minor activities considered to have no effect on listed species, as
interpreted using ESA guidance issued by the National Flood Insurance Program in Puget
Sound and confirmed through City review of the development proposal.
Section 78. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.158, "Vegetation
Protection and Management," subparagraphs B and E.1, is hereby amended to read as
follows:
B. Applicability: This chapter sets forth rules and regulations to control
maintenance and clearing of trees within the City of Tukwila for properties located within
a critical area or its associated buffer. For properties located within the Shoreline
jurisdiction, the maintenance and removal of vegetation shall be governed by TMC 18.44,
"Shoreline Overlay." TMC 18.54, "Urban Forestry and Tree Regulations," shall govern
tree removal on any undeveloped land and any land zoned Community Residential (CR)
that is developed with a residential use. TMC 18.52, "Landscape Requirements," shall
govern the maintenance and removal of landscaping on developed properties zoned
commercial, industrial, or multifamily, and on properties located in the CR zone that are
developed with a non-residential use. The most stringent regulations shall apply in case
of a conflict.
E. Plant Materials Standards: For any new development, redevelopment or
restoration in a Critical Area, invasive vegetation must be removed, and native vegetation
planted and maintained in the Critical Area and its buffer.
1. A planting plan prepared by a qualified biologist shall be submitted to the
City for approval that shows plant species, size, number, spacing, soil preparation
irrigation, and invasive species removal. The requirement for a biologist may be waived
by the Director when the mitigation area is less than 1,500 square feet.
Section 79. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.0190, "Time
Limitation, Appeals and Vesting," subparagraph D, is hereby amended to read as follows:
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D. Vesting: Projects are vested to the critical areas ordinance in effect at the time
a complete permit is submitted except for subdivisions, binding site plans, and shoreline
permits. Subdivisions or binding site plans are vested to the critical area ordinance in
effect at the time complete application is submitted for preliminary subdivision or for the
binding site plan. The final subdivision and all future building permits on the lots remain
vested to that same critical areas ordinance in effect for the preliminary subdivision or
preliminary binding site plan application, so long as building permits are applied for within
five (5) years of the final subdivision. Vesting provisions for shoreline permits are provided
in TMC 18.44.
Section 80. Ordinance No. 2741 §3 (part), as codified at TMC 18.46, "PRD - Planned
Residential Development," is hereby repealed, thereby eliminating Chapter 18.46:
Section 81. TMC 18.46 Reenacted. TMC Chapter 18.46 is hereby reenacted to read
as follows:
CHAPTER 18.46
PLANNED RESIDENTIAL DEVELOPMENT (PRD)
Sections:
18.46.010 Purpose
18.46.020 Applicability
18.46.030 Permitted Uses
18.46.040 Relationship to Other Standards
18.46.050 Density Standards
18.46.060 Open Space
18.46.070 Application Procedures
18.46.080 Review Criteria
18.46.090 Restrictive Covenants
18.46.100 Construction Application
18.46.110 Minor and Major Adjustments
18.46.120 Expiration of PRD After Building Permit Issuance
18.46.010 Purpose
A. It is the purpose of this chapter to encourage imaginative site and building
design on parcels with environmentally critical areas 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 topography, 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
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4. Create and/or preserve usable open space for the enjoyment of the
occupants and the general public.
18.46.020 Applicability
A. Planned residential development (PRD) may be permitted in the CR and HDR
zoning districts and in the ISO overlay, on parcels that contain environmentally critical
areas and/or their associated buffers.
18.46.030 Permitted Uses
A. Only residential uses, and any associated accessory uses, that are permitted
in the underlying zoning district are permitted in a PRD.
18.46.040 Relationship to Other Standards
A. Lot Size, Building Height and Setbacks:
1. Lot Size and Setbacks: A maximum reduction of 30% for lot areas and
setbacks 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 Comprehensive Plan.
2. Building Height: Building heights may be modified within a PRD when
the modification would assist the preservation of natural resources and significant
vegetation and enhance views within the site.
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, up to 50% of the stalls may be permitted to be
compact stalls allowance, and parking stalls in front of carports or garages will be allowed
if the design does not affect circulation. If the applicant can demonstrate that installation
of required parking necessitates tree removal, the parking requirements may be waived.
C. Subdivision 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. Recreation Space Requirements. Environmentally critical areas, and stands
of significant trees, may be counted as area required to meet the recreation space
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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.
E. 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.
18.46.050 Density Standards
A. The City Council may authorize a dwelling -unit density not more than 50%
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 land use policies of
the Comprehensive Plan.
18.46.060 Open Space
A. 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.
18.46.070 Application Procedures
A. Filing of Application. Application for approval of the PRD shall be made on
forms prescribed by the Department and shall be accompanied by a filing fee as required
in the Application Fees chapter of this title and by the following:
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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 homeowners' association, or similar association, condominium
development or other means acceptable to the City;
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 subdivision 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 subdivision application. A
tree and vegetation retention/removal plan shall be part of any preliminary subdivision
application. Such tree and vegetation retention/removal plan shall assure the preservation
of significant trees and vegetation.
B. Application Review.
1. PRD applications shall be processed pursuant to TMC 18.104.
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.
18.46.080 Review Criteria
A. 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 appropriate;
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;
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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 documented in the application;
6. Development in accordance with the Comprehensive Land Use Policy
Plan and other relevant plans;
7. Compliance with design review requirements (see TMC 18.60); and
8. Appropriate retention and preservation of existing trees and vegetation
recommended by the Director.
18.46.090 Restrictive Covenants
A. The restrictive covenants intended to be used by the applicant in a planned
residential development (PRD), which purport 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.
18.46.100 Construction Application
A. 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 Department 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 subdivisions
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.
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5. Department Action: The Department shall determine whether the project
plans submitted with the building permit are in compliance with and carry out the
objectives of the approved PRD.
18.46.110 Minor and Major Adjustments
A. If minor adjustments or changes are proposed following the approval of the
PRD, such adjustments shall be approved by the Department 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 substantially alter the density of the development.
Major adjustments are those which, as determined by the Department, 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.
18.46.120 Expiration of PRD After Building Permit Issuance
A. Construction of improvements in the PRD shall begin within six months from
the date of the issuance of the building/development permit. 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
or 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 TMC Title 17.
Section 82. Ordinance No. 2741 §3 (part), as codified at various sections of TMC
Chapter 18.50, "Supplemental Development Standards," is hereby repealed, thereby
removing the following sections:
Section 83. Regulations Established. TMC 18.50.050, "Frontage Improvement
Requirement Thresholds," is hereby established to read as follows:
18.50.050 Frontage Improvement Thresholds
A. Frontage improvements that meet the requirements of TMC 17.20 are required
for all new development that exceeds the following thresholds:
1. In the Community Residential zoning district:
a. Any new residential structure, other than an ADU, that exceeds
$700,000 in valuation, in 2025 dollars.
b. Any new structure that establishes a new primary non-residential use
on the subject site.
2. In all other zones:
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a. Any new residential structure, other than an ADU, that exceeds
$700,000 in valuation, in 2025 dollars.
b. Any proposed new structure that establishes a new primary use on
the subject site.
Section 84. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.060, "Cargo
Containers as Accessory Structures," subparagraph B, is hereby amended to read as
follows:
B. New containers may be allowed as accessory structures in CR, and HDR for
institutional uses, and in RC, RCM, TUC, -ISO 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.
Section 85. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.150, "Retaining
Wall Setback Waiver," is hereby amended to read as follows:
18.50.150 Retaining Wall Setback Waiver
A. Retaining walls with an exposed height greater than four feet may be allowed
in required front, side or rear yard setbacks as a Type 2 Special Permission decision to
the Director under the following circumstances:
1. When the applicant's property is on the lower side of the retaining wall and
it is not visible from adjacent properties or is screened by landscaping; or
2. When a wall built on a property line or perpendicular to it benefits the lots
on both sides, and the owners of both properties agree to jointly maintain the wall; or
3. When a wall in a front yard is required due to roadway expansion or
improvements.
Section 86. Ordinance No. 2741 §3 (part), as codified at TMC 18.150.170, "Lighting
Standards," subparagraph B, is hereby amended to read as follows:
B. In residential 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.
Section 87. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.210, "Marijuana
Related Uses," is hereby amended to read as follows:
18.50.210 Marijuana Related Uses
A. Applicable Regulations: The production, processing and retailing of
marijuana is and remains illegal under federal law. Nothing herein or as provided
elsewhere in the ordinances of the City of Tukwila is an authorization to circumvent federal
law or provide permission to any person or entity to violate federal law. Only state -licensed
marijuana producers, marijuana processors, and marijuana retailers may locate in the
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City of Tukwila and then only pursuant to a license issued by the State of Washington.
The purposes of these provisions is solely to acknowledge the enactment by the state
Liquor and Cannabis Board of a state licensing procedure and to permit, but only to the
extent required by state law, marijuana producers, processors, and retailers to operate in
designated zones of the City.
B. Prohibited zones: The production, processing, selling, or delivery of
marijuana, marijuana -infused products, or useable marijuana may not be conducted in
association with any business establishment, dwelling unit, or home occupation located
in any of the following areas:
Community Residential
High Density Residential
Mixed Use Office
Office
Residential Commercial Center
Neighborhood Commercial Center
Regional Commercial
Regional Commercial Mixed Use
Tukwila Urban Center
Commercial/Light Industrial
Light Industrial
Manufacturing Industrial Center/Light
Manufacturing Industrial Center/Heavy
C. Violations.
1. Any violation of this section is declared to be a public nuisance per se,
and, in addition to any other remedy provided by law or equity, may be abated by the City
under the applicable provisions of this code or state law. Such violations shall be enforced
and appealed with the procedures set forth in TMC 8.45. Each day any violation of this
section occurs or continues shall constitute a separate offense.
2. Any person violating or failing to comply with the provisions of this section
of the Tukwila Municipal Code shall be subject to enforcement as prescribed in TMC 8.45
and the issuance of a Notice of Violation and Order, in accordance with TMC 8.45.070,
that shall carry with it a cumulative monetary penalty of $1,000.00 per day for each
violation from the date set for compliance until compliance with the Notice of Violation
and Order is achieved.
3. In addition to any penalty that may be imposed by the City, any person
violating or failing to comply with this section shall be liable for all damage to public or
private property arising from such violation, including the cost of restoring the affected
area to its condition prior to the violation.
4. Any penalties imposed under this section may be doubled should the
violation(s) occur within 1,000 feet of the perimeter of the grounds of any elementary or
secondary school, playground, recreation center or facility, child care center, public park,
public transit center, or library, or any game arcade to which admission is not restricted
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to persons aged 21 years or older, as such terms are defined in WAC 314-55-010 as now
enacted or hereafter amended.
C. Medical marijuana: Growth of medical marijuana for the personal medical use
of an individual qualifying patient as defined in RCW 69.51A.010 is subject to strict
compliance with all state regulations, procedures and restrictions as set forth or hereafter
adopted at RCW 69.51 A.
D. Cooperative prohibited: The establishment, location, operation, licensing,
maintenance or continuation of a cooperative, as described in RCW 69.51, or medical
cannabis collective gardens or dispensaries as described in RCW 69.51A.085, is
prohibited in all zones of the City. Any person who violates this subsection (TMC
18.50.210.D) shall be guilty of a gross misdemeanor and shall be punished by a fine not
to exceed $5,000.00, or by imprisonment in jail for a term not exceeding one year, or by
both such fine and imprisonment.
E. Additional Relief. The City may seek legal or equitable relief to enjoin any acts
or practices and abate any condition which constitutes or will constitute a violation of this
section of the TMC. The remedies and penalties provided herein are cumulative and shall
be in addition to any other remedy provided by law.
Section 88. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.220, "Accessory
Dwelling Unit (ADU) Standards," is hereby amended to read as follows:
18.50.220 Accessory Dwelling Unit (ADU) Standards
A. For the purposes of this section, "principal unit" shall mean the single-family
housing unit, duplex, triplex, townhome, or other housing unit located on the same lot as
an accessory dwelling unit.
B. General Standards.
1. Two (2) ADUs may be created per lot. The lot shall contain one (1)
principal unit and a maximum of two (2) ADUs. These ADUs may be either attached to
the principal unit or detached from the principal unit.
2. ADUs may be a maximum of 1,400 square feet. If built over a detached
garage, the detached garage would not count toward the area limit for the ADU.
3. Detached ADUs may be up to 28 feet in height.
4. ADUs are subject to the development standards of the zoning district they
are located within. Development standards relating to setbacks and development area
maximum do not apply to conversions of existing non -conforming structures that are
proposed for ADU conversion. New ADUs are not subject to rear yard setbacks on parcels
where the rear yard abuts an alley.
5. ADUs may not be rented for periods of less than 30 days.
Section 89. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.240, "Home
Occupations," is hereby amended to read as follows:
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18.50.240 Home Occupations
A. Home occupations shall meet the following standards:
1. There shall be no change in the outside appearance of the surrounding
residential development.
2. No home occupation shall be conducted in any accessory building. This
provision shall not apply to adult family homes as defined in RCW 70.128.010 or
community facilities as defined in RCW 72.05.020.
3. Traffic generated by a home occupation shall not exceed two (2) visitors
at any given time, and no more than eight (8) total two-way visitor and non-resident
employee trips per day.
4. The number of vehicles associated with a home -occupation shall not
exceed two (2) vehicles and must be parked on -site. Vehicles associated with the
business shall not exceed:
a. A gross vehicle weight of 10,000 pounds;
b. A height of ten (10) feet; or
c. A length of 22 feet.
5. An off-street parking space shall be made available for any non-resident
employee. All parking spaces shall meet all development standards.
6. The business shall not involve more than one person who is not a resident
of the dwelling. This provision shall not apply to adult family homes as defined in RCW
70.128.010 or community facilities as defined in RCW 72.05.020.
7. Outdoor storage of materials associated with a home occupation is
prohibited.
Section 90. Ordinance Nos. 2741 §3 (part) and 2756 §3, as codified at TMC
18.50.260, "Permanent Supportive Housing and Transitional Housing Criteria," is hereby
amended to read as follows:
18.50.260 Permanent Supportive Housing and Transitional Housing Criteria
A. Permanent supportive housing and transitional housing facilities are allowed
subject to the following criteria:
1. On -site services such as laundry, hygiene, meals, case management, and
social programs are limited to the residents of the facility and not available for drop -in use
by non-residents.
2. The facility must be located within a half mile walking distance of a bus or
rail transit stop.
3. Facilities with a capacity of 50 persons or greater must be at least 500 feet
from any other permanent supportive housing or transitional housing, calculated as a
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radius from the property lines of the site. This distance may be reduced upon the applicant
submitting documentation that there is a barrier such as a river or freeway preventing
access between the facilities, and the path of travel between them on public roads or trails
is at 500 feet.
4. The maximum number of residents in a facility is limited to the general
capacity of the building but in no case more than 45 in CR, and 75 in HDR or other zones.
5. Facilities must have secure entrances, or a secure site, staffed 24/7.
Section 91. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.020,
"Applicability," is hereby amended to read as follows:
18.52.020 Applicability
A. This chapter sets forth rules and regulations to control maintenance, clearing
and planting of landscaping and vegetation within the City of Tukwila on any developed
properties that are zoned commercial, industrial, or multifamily; and on properties that are
zoned CR and developed with a non -single-family or middle housing dwellings. For
properties located within the Shoreline jurisdiction, the maintenance and removal of
vegetation shall be governed by TMC 18.44, "Shoreline Overlay." For properties located
within a critical area or its associated buffer, the maintenance and removal of vegetation
shall be governed by TMC 18.45, "Critical Areas." Clearing and removal of trees on
undeveloped land and any land zoned CR that is developed with a single-family or middle
housing dwelling is regulated by TMC 18.54, "Urban Forestry and Tree Regulations." In
case of conflict the most stringent regulations apply.
Section 92. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.030,
"Landscaping Types," subsection E.1, is hereby amended to read as follows:
E. Parking Lot Landscaping. This landscaping is required to mitigate adverse
impacts created by parking lots such as noise, glare, stormwater run-off, and increased
heat and to improve their physical appearance.
1. General regulations. Trees shall be evenly distributed throughout the
parking lot. Planting in continuous, landscaped planting strips between rows of parking is
encouraged. Surface water management design may also be combined with landscaping
in parking lots. In industrial districts (C/LI, LI, HI, MIC/L, MIC/H), clustering of interior
parking lot landscaping may be permitted to accommodate site usage.
Section 93. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.040, "Perimeter
and Parking Lot Landscaping Requirements by Zone District," is hereby amended to read
as follows:
18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone
District
A. In the various zone districts of the City, landscaping in the front, rear and side
yards and parking lots shall be provided as established by the various zone district
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chapters of this title. These requirements are summarized in the following table (Table A),
except for Tukwila Urban Center (TUC) requirements, which are listed in TMC 18.28.
TABLE A
ZONING
DISTRICTS
FRONT YARD
(SECOND
FRONT)
(linear feet)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
LANDSCAPING FOR
PARKING LOTS
(square feet)
CR
(for uses other than
residential)
151, 2, 11
Type I
10
10
Type I
20 per stall for non -
residential uses; 15
per stall if parking is
placed behind
building
HDR
151. 2' 11
Type I
10
10
Type I
Same as CR
MUO
15 (12.5)2' 11
Type 1'
64
64,11
Type 1'
20 per stall adjacent
to street; 15 per stall
if parking is placed
behind building
0
15 (12.5)2
Type!'
6
64 i
Type 1'
Same as MUO
RCC
20 (10)2' 3
Type 1'
5; 10 if near CR,
MDR, HDR4
1011
Type II
Same as MUO
NCC
64,11
Type 17' 13
04
0411
Type 11
Same as MUO
RC
10
Type 113
54
04
Type 118
Same as MUO
RCM
10
Type 1
54
04
Type 118
Same as MUO
C/LI
15
Second Front: 12.5;
15 if near CR, MDR,
HDR
Type 16
55,12
05' 12
Type 118
15 per stall; 10 per
stall for parking
placed behind
building
LI
152
Second Front: 12.5
Type 11
0412
04,12
Type 111
15 per stall; 10 per
stall for parking
placed behind
building
HI
152
Second Front: 12.5
Type 11
04,12
04,12
Type III
15 per stall
MIC/L
105
Type 11
05' 12
05' 12
Type III
10 per stall
MIC/H
105
Type 11
05' 12
05,12
Type III
10 per stall
TUC — See TMC 18 28
TVS — See TMC 18.40
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TSO — See TMC 18.41
Notes:
1. Minimum required front yard landscaped areas in the HDR zones may have up to 20% of their required landscape area developed
for pedestrian and transit facilities subject to the approval criteria in TMC 18.52.120.C.
2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape
width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the
perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and
screening of the building mass.
3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar
features, subject to the approval criteria in TMC 18.52.120.C. Bioretention may also be used as required landscaping subject to the
approval criteria in TMC 18.52.120.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to
pedestrian -oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of CR, or HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of CR, or HDR.
6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage.
7. Increased to Type 11 if any portion of the yard is within 50 feet of CR, or HDR.
8. Increased to Type III if any portion of the yard is within 50 feet of CR, or HDR.
9. Minimum required front yard landscaped areas in the CR and HDR zones may have up to 20% of their required landscape area
10. Only required along public streets.
11. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning.
12. In the CR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for
some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required
to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required
throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is
located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street.
13. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements
or to accommodate other uses commonly found in these districts if the criteria in TMC 18.52.120.D are met.
14. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if
buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well
as from off-street parking areas is provided.
Section 94. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.120, "Request
for Landscape Modifications," subparagraph B.2, is hereby amended to read as follows:
2. Clustering and/or averaging of required landscaping. The landscape
perimeter may be clustered if the total required square footage is achieved, unless the
landscaping requirement has been increased due to proximity to CR or HDR. In addition,
up to 50% of the perimeter landscaping may be relocated to the interior parking to provide
more flexibility for site organization.
Section 95. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.130, "Violations,"
subparagraph E, is hereby amended to read as follows:
E. Inspection Access.
1. For the purposes of inspection for compliance with the provisions of a
permit or this chapter, the Director or designee may enter all sites for which a permit has
been issued, consistent with TMC 8.45.
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2. Upon completion of all requirements of a permit, the permittee shall
request a final inspection by contacting the planner of record. The permit process is
complete upon final approval by the Director or designee.
Section 96. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.020,
"Applicability," is hereby amended to read as follows:
18.54.020 Applicability
A. This chapter sets forth rules and regulations to control maintenance and
clearing of trees within the City of Tukwila on any undeveloped land and any land zoned
Community Residential (CR) that is developed with a single family or middle housing
dwelling. For properties located within the Shoreline jurisdiction, maintenance and
removal of vegetation shall be governed by TMC 18.44, "Shoreline Overlay." For
properties located within a critical area or its associated buffer, the maintenance and
removal of vegetation shall be governed by TMC 18.45, "Environmentally Critical Areas".
TMC 18.52, "Landscape Requirements," shall govern the maintenance and removal of
landscaping on developed properties that are zoned commercial, industrial, or multifamily;
and on properties located in the CR zone that are developed with a non -single family or
middle housing residential use. The most stringent regulations shall apply in case of a
conflict.
Section 97. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.030, Tree
Permits," subparagraph C, is hereby amended to read as follows:
C. Permit Exemptions: The following activities are exempt from the permit
requirements of this chapter except as noted below:
1. The removal of trees that are less than 6 inches in Diameter at Breast
Height (DBH) on a property zoned Community Residential and improved with a single-
family or middle housing dwelling.
2. Removal of no more than four trees that are 6-8" DBH on a property zoned
Community Residential and improved with a single-family or middle housing dwelling in
any 36-month period, as long as the property owner submits a tree inventory survey that
includes the following:
a. Number of and size of trees to be removed;
b. The location of any affected utility lines within the overhead "fall
zone" or other built infrastructure;
c. Photos of the tree(s) to be removed;
d. The method of removal and identification of contractor; and
e. Time schedule of tree removal.
3. The removal of Dead Trees outside of the shoreline jurisdiction or a
sensitive area or its buffer.
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4. Routine maintenance of trees necessary to maintain the health of
cultivated plants, or to contain noxious weeds or invasive species as defined by the City
of Tukwila or King County, and routine maintenance within rights -of -way related to
Interference, Sight Distance, Emergencies or Topping, as codified in TMC 11.20. Routine
maintenance includes the removal of up to 25% of the existing tree crown in a 36-month
period.
5. Emergency actions necessary to remedy an immediate threat to people
or property, or public health, safety or welfare by a high -risk or extreme -risk tree may be
undertaken in advance of receiving a permit. Any person, utility or public entity
undertaking such an action shall submit a Tree Permit application within one week of the
emergency action and replace tree(s) if required by this chapter. Additional time to apply
for a Tree Permit may be granted at the discretion of the Director.
6. The removal of trees in the right-of-way related to a capital project that
has a landscaping component that includes trees, where there is adequate room in the
right-of-way.
7. Removal of trees as allowed with a Class I -IV forest practices permit
issued by the Washington State Department of Natural Resources.
Section 98. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.070, "Tree
Replacement," is hereby amended to read as follows:
18.54.070 Tree Replacement
A. Replacement Exemption for Single -Family and Middle Housing Tree
Removal. Except for Heritage Trees, the removal of Significant Trees within any 36-
month period on a property zoned Community Residential and improved with a single-
family or middle housing dwelling, is permitted, subject to the requirements of Table A
below.
TABLE A —
Single Family and Middle Housing Tree Removal without Replacement Limits
Trees (DBH)
# of Trees in 36 month period that can be
removed without replacement (1)
>6-8"
4
>8-18"
2
>18"
1 and no other trees
(1)A combination of trees of different sizes may be removed without replacement so long as the total
number of trees removed does not exceed the number allowed for the largest tree removed in a 36-
month period. See Tree Permit Application for additional details.
B. Replacement Standards.
1. Each existing Significant Tree removed, including removal of trees in
easements and rights -of -way for the purposes of constructing public streets and utilities,
shall be replaced with new tree(s), based on the size of the existing tree as shown below,
up to a maximum density of 100 new trees per acre, generally 12-15 feet apart. If the
number of required replacement trees exceeds site capacity, payment is required into the
City's Tree Fund.
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2. Tree Replacement Ratios. Table B (below) establishes tree replacement
ratios when Significant, Exceptional or Heritage Trees are removed. For properties zoned
Community Residential and improved with a single-family dwelling, when the number of
trees permitted to be removed in a 36-month period, as shown in Table A, has been
exceeded, the replacement ratios set forth in Table B apply. Trees damaged due to
natural disasters, such as wind storms, hail, ice or snow storms, and earthquakes, are
not required to be replaced. Trees determined to be Defective by the City or a Qualified
Tree Professional, are not required to be replaced. Any tree removal on undeveloped
properties is subject to replacement ratios in Table B. Illegal topping and pruning more
than 25% in a 36-month period is subject to replacement ratios in Table B.
TABLE B - Tree Replacement Requirements
Trees (DBH)
Replacement ratio for trees that are
subject to replacement
6-8"
1:1
>8-18"
1:2
>18"
1:3
3. The property owner is required to ensure the viability and long-term health
of trees planted for replacement through proper care and maintenance for the life of the
site's improvement. Replaced trees that do not survive must be replanted in the next
appropriate season for planting.
4. If all required replacement trees cannot be accommodated reasonably on
the site, the applicant shall pay into the Tree Fund in accordance with the Consolidated
Permit Fee Schedule adopted by resolution of the City Council.
5. Tree replacement shall also meet the standards in TMC 18.54.160.
Section 99. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.090, "Tree
Relocation," subparagraph D, is hereby amended to read as follows:
D. Tree funds may be used by a single-family or middle housing property owner
to plant one or more street trees if approved by the Director and by the Public Works
Department. The tree species must be approved by the City and be appropriate to the
site conditions. The property owner is responsible for the site preparation and
maintenance of the street tree, pursuant to TMC 18.54.160.
Section 100. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.100,
"Performance Assurance," is hereby amended to read as follows:
18.54.100 Performance Assurance
A. To mitigate potential damages that may result from unauthorized tree removal
or maintenance, the Director may require the applicant to submit a bond, letter of credit,
or other means of assurance acceptable to the City prior to issuance of a Tree Permit,
subject to the following provision:
1. The applicant may be required to post a three year performance bond or
other acceptable security device to ensure the installation, maintenance and adequate
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performance of tree protection measures during the construction process. The amount of
this bond shall equal 150 percent of the City's estimated cost of replacing each
replacement tree. The estimated cost per tree shall be the fair market value of the tree.
Prior to the Department's final inspection, any protected tree found to be irreparably
damaged, severely stressed or dying shall be replaced according to the standards
identified in this chapter. The City may release all or part of the bond prior to the
conclusion of the bonding period if the applicant demonstrates that the requirements of
this section have been satisfied and there is evidence that the protected trees will survive.
If trees designated for retention are damaged, they shall be subject to replacement.
2. Where replacement trees are required, the applicant may be required to
post a one-year replacement tree maintenance bond or other acceptable security device
to ensure the survival of replacement trees. The amount of the maintenance bond shall
equal 150 percent of the cost of plant material, periodic fertilizing and pruning, and labor
until tree survival is ensured. In the event a required replacement tree becomes
irreparably damaged, severely stressed or dies, the tree shall be replaced according to
the standards in this chapter. The City may release all or part of the bond prior to the
conclusion of the bonding period if the applicant demonstrates that the requirements of
this section have been satisfied and there is evidence that the protected trees will survive.
Submission of annual photos for three years documenting that the tree is in good health
will satisfy this requirement for properties zoned Community Residential and improved
with a single-family or middle housing dwelling. Trees that do not survive the three-year
maintenance period shall be replanted and the three year maintenance period shall
restart at the time of replanting.
3. The applicant shall provide an estimate of the costs associated with the
required performance bond or other security as described above. In lieu of an applicant's
estimate, the performance assurance shall be equal to City staffs best estimate of
possible costs to meet the above requirements. In no case shall the performance -
assurance exceed an amount equal to two and one-half times the current cost of replacing
the plants in accordance with the tree replacement provisions of this chapter.
4. The performance assurances shall not be fully released without final
inspection and approval of completed work by the City, submittal of any post -construction
evaluations or following any prescribed trial maintenance period required in the permit.
5. Performance assurances provided in accordance with this chapter may
be enforced in whole or in part by the City upon determination by the Director that the
applicant has failed to fully comply with approved plans and/or conditions.
Section 101. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.170,
"Violations," is hereby amended to read as follows:
18.54.170 Violations and Penalties.
A. Failure to comply with any requirement of this chapter shall be deemed a
violation subject to enforcement pursuant to this chapter and TMC 8.45.
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B. In addition to any other penalties or other enforcement allowed by law, any
person who fails to comply with the provisions of this chapter also shall be subject to a
civil penalty assessed against the property owner as set forth herein. Each unlawfully
removed or damaged tree shall constitute a separate violation.
C. Removal or damage of tree(s) without applying for and obtaining required City
approval is subject to a fine of $1,000 per tree, or up to the marketable value of each tree
removed or damaged as determined by a Qualified Tree Professional, whichever is
greater.
D. Any fines paid as a result of violations of this chapter shall be allocated as
follows: 75% paid into the City's Tree Fund; 25% into the General Fund.
E. The Director may elect not to seek penalties or may reduce the penalties if
he/she determines the circumstances do not warrant imposition of any or all of the civil
penalties.
F. Penalties are in addition to the restoration of removed trees through the
remedial measures listed in TMC 18.54.200.
G. It shall not be a defense to the prosecution for a failure to obtain a permit
required by this chapter that a contractor, subcontractor, person with responsibility on the
site or person authorizing or directing the work erroneously believes a permit was issued
to the property owner or any other person.
Section 102. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.190,
"Enforcement," subparagraph A, is hereby amended to read as follows:
18.54.190 Enforcement
A. General. In addition to the enforcement measures prescribed in TMC 8.45, the
Director may take any or all of the enforcement actions prescribed in this chapter to
ensure compliance with, and/or remedy a violation of this chapter; and/or when immediate
danger exists to the public or adjacent property, as determined by the Director.
1. The Director may post the site with a "Stop Work" order directing that all
vegetation clearing not authorized under a Tree Permit cease immediately. The issuance
of a "Stop Work" order may include conditions or other requirements which must be
fulfilled before clearing may resume.
2. The Director may, after written notice is given to the applicant, or after the site
has been posted with a "Stop Work" order, suspend or revoke any Tree Permit issued by
the City.
3. No person shall continue clearing in an area covered by a "Stop Work" order,
or during the suspension or revocation of a Tree Permit, except work required to correct
an imminent safety hazard as prescribed by the Director.
Section 103. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.020, "Chapter
Application," is hereby amended to read as follows:
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18.56.020 Chapter Application
A. 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 principal
building or structure is erected, enlarged or at the time there is a change in its principal
use.
Section 104. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.040, "General
Requirements," is hereby amended to read as follows:
18.56.040 General Requirements
A. Required off-street parking and loading facilities shall be developed in
accordance with the following standards:
1. Adequate ingress and egress from any required parking space for a
commercial use shall be provided without moving another vehicle.
2. 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%.
3. For commercial uses, the Public Works Director or the Community
Development Director may require ingress separate from egress for safer flow of traffic.
4. Parking Dimensions: Minimum parking area dimensions for required
parking facilities shall be as provided in Figure 18-6. Standard and compact parking stalls
shall be allowed a two -foot landscaping overhang to count towards the stall length.
5. Location:
a. All off-street parking shall be accessory to a primary use or structure
except as allowed by the Land Use Tables 18-2 and 18-6.
b. Additionally, off -premises parking areas shall be subject to
compliance with the covenant parking standards in TMC 18.56.070, "Cooperative Parking
Facility."
c. Wheel stops shall be installed on the periphery of parking lots so cars
will not protrude off the parking lot or strike buildings. Wheel stops shall be two feet from
the end of the stall of head -in parking.
6. Driveways and Maneuverability:
a. Ingress and egress from required parking spaces shall not require
reversing a vehicle further than 50 feet.
b. Turning and maneuvering space shall be located entirely on private
property unless specifically approved by the Director of Public Works.
c. Ingress and egress to any off-street parking lot shall not be located
closer than 15 feet from point of tangent to an intersection.
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d. The Director may require areas not designed or approved for parking
to be appropriately marked, signed, or blocked to prevent parking. e.
Parking areas shall use paint or similar devices to delineate car stalls and direction
of traffic. 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.
f. Where pedestrian walks are used in parking lots for the use of foot
traffic only, they shall be curbed or raised six inches above the lot surface.
7. Surface:
a. Off-street parking or loading facilities shall be paved with asphalt,
concrete, permeable pavement, or other similar approved material(s) that maintains a
durable uniform surface and shall be graded and drained as to dispose of all surface
water, but not across sidewalks.
8. No obstruction that would restrict car door opening shall be permitted
within five feet of the centerline of a parking space.
9. Any lighting on a parking lot shall illuminate only the parking lot, designed
to avoid undue glare or reflection on adjoining premises.
10. Curb -Cuts: All parking areas shall have specific entrances and/or exits to
the street. The dimensional standards of streets and curb -cuts shall comply with the
requirements of TMC Title 17 and the Department of Public Works.
11. Use of Parking Stalls: Parking stalls shall not be used for permanent or
semi -permanent parking or storage of trucks or materials.
Section 105. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.050, "Required
Number of Parking Spaces," is hereby amended to read as follows:
18.56.050 Required Number of Parking Spaces
A. The minimum number of off-street parking spaces for the listed uses shall be
as shown in Figure 18-7 and TMC 18.28.260. 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.
B. A development that creates public new on -street parking spaces via frontage
improvements or new streets, in accordance with the standards of TMC Title 17 and the
Department of Public Works, may count the provided on -street spaces toward the total
minimum requirements for the proposed uses of the premise.
Section 106. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.060, "Loading
Space Requirements," is hereby amended to read as follows:
18.56.060 Off -Street Loading Space
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A. 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
10-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 -trailers. These requirements may be modified if the Director finds
that such reduction will not result in injury to neighboring property, or obstruction of fire
lanes/traffic, and will be in harmony with the purposes and intent of this chapter.
Section 107. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.065,
"Residential Parking and Storage Requirements," is hereby amended to read as follows:
18.56.065 Access and Parking Standards for Residential Uses in the CR Zone
A. The following standards shall apply to all residential uses within the CR zone.
1. A pedestrian path that leads to each door that provides ingress/egress to
a dwelling unit shall be provided. The path shall meet the following minimum standards:
a. The minimum width shall be 6 feet.
b. The pedestrian path shall extend from the exterior door to the nearest
abutting public street, or private street for which the inhabitants of the dwelling unit have
legal right of use. The path shall connect to any existing or proposed sidewalk that abuts
the property.
c. The pedestrian path shall either be paved with a permeable durable
uniform surface or with decorative stone, brick, or other similar materials. Gravel shall not
be permitted.
d. For residential uses other than townhouses, the pedestrian path shall
be separate and distinct from areas of the property used for the parking or loading of
motor vehicles.
e. The route of the pedestrian path shall be the shortest efficient and
logical route possible, while avoiding impacts to significant trees and critical areas.
f. Pedestrian pathways leading to dwelling units that are accessible to
those with disabilities shall not feature inaccessible design elements such as stairs.
2. Each dwelling unit is permitted a maximum of one vehicular driveway.
3. Preference shall be given to the following vehicular access point design
scenarios, in the order given. The applicant shall demonstrate why each scenario is
infeasible for the site, due to site specific circumstances that are not the not the result of
deliberate actions of the applicant or property owner, before proposing the next preferable
vehicular access point scenario. For the purposes of this section, vehicular access points
include curb cuts.
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a. First: The project proposes to reduce the total number of vehicular
access points to existing streets. This may be accomplished by consolidating existing
vehicular access points, both on- and off -site.
b. Second: The project proposes the same total number of
vehicular access points to existing streets. This may be accomplished by co -locating
access with an existing vehicular access point, both on- and off -site.
c. Third: The project proposes no more than one additional vehicular
access point to existing streets. This single vehicular access point shall serve all dwelling
units on a parcel.
d. Last: The project proposes more than one additional vehicular
access point to existing streets.
4. Tandem parking spaces shall be permitted to satisfy minimum parking
requirements.
5. Recreational vehicles, boats, and trailers shall be parked, kept or stored
on an approved durable uniform surface and shall not be parked, kept or stored in
required front yard setbacks, except for a driveway. Recreational vehicle parking in the
side or rear yard setbacks is allowed, provided no recreational vehicle prevents access
by emergency responders to all sides of a structure.
6. For parcels with street frontage: No more than 50% of the area of the first
15 feet of the property from the street frontage may be covered with a driveway or surface
parking area. The Director may approve exceptions to this requirement for pie -shaped or
other odd shaped lots where it is infeasible to meet this requirement.
7. No more than six (6) motor vehicles shall be parked on a surface parking
area associated with a single dwelling unit for a period of more than 48 hours. The parking
limitations in this subsection shall apply to all motor vehicles as defined by state law with
the exception of motorcycles and mopeds.
Section 108. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.070,
"Cooperative Parking Facility," is hereby amended to read as follows:
18.56.070 Cooperative Parking Facilities
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 required parking is provided on a parcel other than
the parcel containing the associated primary use, the following conditions shall apply:
1. Parking areas are only permitted associated with a primary use or in a
zoning district which permits parking areas outright. A covenant parking agreement does
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not excuse an applicant from compliance with the use restrictions of the zoning district,
as established by the Land Use Tables 18-2 and 18-6.
2. A covenant shall be executed between the owner or operator of the
principal use that the covenant parking will serve, the owner of the parking spaces, and
the City stating the responsibilities of the parties. 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.
3. The covenant lot must be within 800 feet of the primary 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.
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.
Section 109. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.080, "Parking
for the Handicapped," is hereby amended to read as follows:
18.56.080 Accessible Parking
A. 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 WAC 51.30, et seq. (See Figure 18-
8.)
Section 110. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.090, "Compact
Car Allowance," is hereby amended to read as follows:
18.56.090 Compact Car Allowance
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A. A maximum of 50% 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.
Section 111. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.120, "Filing of
Plans," is hereby amended to read as follows:
18.56.120 Filing of Plans
A. 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 Department. The parking
area shall be developed and completed to the required standards before an occupancy
permit for the building may be issued. The parking lot layout shall be reviewed as part of
the underlying land use or the construction permit. If the proposal includes only
reconfiguring of the parking lot such as adding/deleting parking spaces, making changes
to the interior parking lot landscaping, or altering fire lanes, but no other land use permit
or other construction permit is required, then the restriping proposal shall be reviewed as
a Type 2 decision process as outlined in TMC 18.108.020.
Section 112. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.130,
"Development Standards for Bicycle Parking," is hereby amended to read as follows:
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. Types of Bicycle Parking:
1. Short-term: This type of bicycle parking is typically not used for overnight
parking or for use longer than 4 hours, is typically unsheltered, and is typically available
on a first -come, first -serve basis. The most common users are site visitors.
2. Secure: This type of bicycle parking is typically used for overnight parking
or for use longer than 4 hours and is typically available only with prior authorization. The
most common users are residents or employees of a site.
C. General Standards:
1. Access to all bicycle parking spaces shall be step -free and shall not
require the use of stairs.
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2. Required secure bicycle parking shall be permitted in the following
locations:
a. On -site or within 50 feet of the main entrance of the use triggering
bicycle parking requirements, within an access controlled and secure dedicated bike
storage space that provides weather protection. This space may take the form of bicycle
lockers, rooms, cages, hangars, or any other solution that meets the requirements of this
section; or
b. Within a designated space inside of a dwelling unit or a private
residential garage.
3. All bicycle parking not located within a structure shall be separated from
motor vehicle traffic by a barrier, curb, post, bollard or other similar device.
4. Short-term bicycle parking shall be located within 50 feet of the nearest
entrance of the building to the use, unless the applicant demonstrates that, due to
circumstances outside of the control of the applicant, such a location is infeasible. The
applicant shall demonstrate that the location proposed is highly visible, safe, well -lit,
accessible, and emphasizes user convenience and deterrence of theft.
5. Bicycle parking may be permitted on public property (such as within flex
zones or clear zones of daylighted intersections) with approval of the Department of
Community Development and the Department of Public Works.
6. Projects proposing new streets with on -street parking may substitute any
area used for on -street parking with short-term or secure bicycle parking that meets the
requirements of this section and all requirements of the Department of Public Works and
the Department of Community Development.
7. A building shall not prevent the usage by a bicycle of any vehicle garage
entrance unless an equivalently accessible entrance is provided for bicycle access.
8. Required bicycle spaces not located within an individual residential
dwelling or private residential garage shall feature inverted "U" racks (also called staple
racks or loop racks) and/or post -and -ring racks and/or two-tier parking with lift assists.
Parking spaces shall not be designed in a manner that requires a user to lift a bicycle
without mechanical assistance.
9. Required secure bicycle spaces located within an individual residential
dwelling shall be permitted when the dwelling unit is accessible without the use of stairs
and the bicycle parking is accessible without rolling the bicycle over carpeting or other
porous flooring materials. Floor plans shall indicate the designated bicycle parking space
within each dwelling unit. Bicycle parking spaces within dwelling units shall be excluded
from the calculations of livable area.
10. Secure bicycle parking for commercial uses and residential uses with
greater than 10 attached dwellings shall provide at least 50% of required bicycle parking
spaces horizontally on the ground. Bicycle parking spaces shall have a minimum
dimension of 3 feet by 6 feet. Individual bicycle parking spaces shall be spaced with racks
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no less than 30-inches off -center, or 17-inches off -center for high density offset
arrangements.
11. Uses requiring greater than 10 bicycle parking spaces shall feature a
minimum of one electrical wall outlet per 5 spaces, to be used for bicycle maintenance or
electric bike charging.
Section 113. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.140,
"Administrative Variance from Parking Standards," subparagraphs A and B, is hereby
amended to read as follows:
18.56.140 Administrative Variance from Parking Standards
A. General:
1. A Type 2 request for an administrative variance from required parking
standards must be received prior to any issuance of building or engineering permits.
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 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.
Section 114. Ordinance No. 2741 §3 (part), as codified at TMC 18.58.060, "Macro
Facilities," subparagraph E, is hereby amended to read as follows:
E. Macro Facility Location Hierarchy: Macro facilities shall be located in the
following prioritized order of preference:
1. Collocated on existing macro facility(ies) or another existing public
facility/utility facility (i.e., an existing or replacement utility pole or an existing
monopole/tower).
2. Collocated on existing buildings and structures located in nonresidential
zones.
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3. Collocated on existing building and structures in residential zones not
used for residential uses (e.g. religious facility or public facility).
4. New monopole/tower proposed in an industrial, commercial, or business
zone district, where the sole purpose is for wireless communication facilities; provided
that approval for new monopole/tower is given pursuant to TMC 18.58.070. Said
monopole/tower shall be the minimum height necessary to serve the target area but in no
event may it exceed the height requirements of the underlying zoning district by more
than 10 feet; however, the monopole/tower shall be designed to allow extensions to
accommodate the future collocation of additional antennas and support equipment.
Further, the monopole/tower shall comply with the setback requirements of the
commercial or business zone districts, as applicable. In no case shall the monopole/tower
be of a height that requires illumination by the Federal Aviation Administration (FAA).
5. New monopole/tower proposed in a residential zone district, where the
sole purpose is for wireless communications, but only if the applicant can establish that
the monopole/tower cannot be collocated on an existing facility or structure and receives
approval pursuant to TMC 18.58.070. Further, the proposed monopole/tower shall be no
higher than the minimum height necessary to serve the target area but in no event may it
exceed the height requirements of the underlying zoning district by more than 10 feet;
however, the structure shall be designed to allow extensions to accommodate the future
collocation of additional antennas and support equipment. In no case shall the antenna
be of a height that requires illumination by the FAA.
Section 115. Ordinance No. 2741 §3 (part), as codified at TMC 18.58.160, "Small
Wireless Facility Aesthetic, Concealment, and Design Standards," subparagraph A.1, is
hereby amended to read as follows:
18.58.160 Small Wireless Facility Aesthetic, Concealment, and Design
Standards
A. All small wireless facilities shall conform with the following general aesthetic,
concealment, and design standards, as applicable:
1. Except for locations in the right-of-way, small wireless facilities are prohibited
on any property containing a residential use in a residential zone; provided that where
small wireless facilities are intended to be located more than 400 feet from a right-of-way
and within an access easement over residential property, the location may be allowed if:
a. the applicant affirms they have received an access easement from the
property owner to locate the facility in the desired location; and
b. the property owner where the facility will be installed has authority to grant
such permission to locate the facility and related equipment at the designated location
pursuant to the terms of the access easement; and
c. the installation is allowed by, and consistent with, the access easement;
and
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d. such installation will not frustrate the purpose of the easement or create
any access or safety issue; and
e. the location is in compliance with all land use regulations such as, but not
limited to, setback requirements.
Section 116. Ordinance No. 2741 §3 (part), as codified at TMC Chapter 18.60,
"Design Review," is hereby amended to renumber various sections and to read as follows:
Sections:
18.60.010
18.60.020
18.60.030
18.60.040
18.60.050
18.60.060
18.60.070
18.60.080
18.60.090
18.60.100
CHAPTER 18.60
DESIGN REVIEW
Purpose and Objectives
Scope and Applicability
Design Review Applications
Design Review Criteria Applicability
Commercial and Light industrial Design Review Criteria
Single -Family and Middle Housing Design Review Criteria
Multi -Family, Hotel, and Motel Design Review Criteria
Tukwila South Design Review Criteria
Commercial Redevelopment Areas Approval Procedures
and Criteria
Expiration of Design Review Permits
Section 117. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.010, "Purpose
and Objectives," is hereby amended to read as follows:
18.60.010 Purpose and Objectives
A. It is the purpose of this chapter to provide for the review of land development
and building design to promote the public health, safety and welfare. The regulations
herein provide a review process for evaluating the design and arrangement of
development. These architectural and site design regulations are intended to be
consistent with and implement the policies of the Tukwila Comprehensive Plan. The
purposes of these design review regulations are to:
1. Foster good decision -making for development through architectural and
site design within the context of the community's built and natural environmental
character, scale and diversity;
2. Promote the use of appropriate scale of buildings and the configuration of
open space and parking areas for development to safely and comfortably accommodate
pedestrian activities;
3. Coordinate the interrelationship of buildings and public and private open
space;
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4. Discourage monotony in building design and arrangement, while
promoting harmony among distinct building identities; and
5. Mitigate, through design and site plan measures, the visual impact of large
building facades, particularly those which have high public visibility (encourage the
creative use of architectural and landscape features in order to reduce the actual and
perceived scale and bulk of structures).
Section 118. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.020, "Scope
and Applicability," is hereby amended to read as follows:
18.60.020 Scope and Applicability
A. The Director shall have the authority to approve, approve with conditions, or
deny all projects submitted based on a demonstration of compliance with all of adopted
guidelines referenced in this chapter, as judged by the preponderance of evidence
standard.
B. The Director is authorized to review projects subject to design standard review.
The Director may approve, approve with conditions, modify and approve with conditions,
or deny, the application for design standard review. The City shall grant design approval
when the Director has determined that the applicable criteria listed in this chapter have
been met by the development proposal. The Director may impose specific conditions
upon the development proposal, including an increase in the standards of this title. These
conditions may include, but are not limited to: restrictions on locations of structures and
uses; structural restrictions that address safety, noise, light and glare, vibration, views,
aesthetics, and other impacts; and increased buffering requirements, including open
space, berms, fencing and landscaping. C. 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 in
accordance with criteria and guidelines in the Tukwila International Boulevard Design
Manual, as currently enacted or hereafter amended. Landscaping and setback standards
may not be waived on commercial property sides adjacent to residential districts.
D. No changes shall be made to approved designs without Director approval and
consideration of the change in the context of the entire project.
E. A building permit shall not be issued until the proposed development project
has received design approval.
F. Any reference to the term `Board of Architectural Review' in any adopted design
review guidelines or Code shall, unless otherwise stated, be understood to refer
exclusively to the Director.
Section 119. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.030, "Design
Review Applications," subparagraph A, is hereby amended to read as follows:
18.60.030 Design Review Applications
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A. Applications for `Design Review' permits shall be processed as Type 2
decisions, subject to the provisions of TMC 18.104.
Section 120. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.040, "Design
Review Criteria Applicability," is hereby amended to read as follows:
18.60.040 Design Review Criteria Applicability
A. Commercial and Light Industrial Uses: All commercial and light industrial
uses shall be evaluated using the design review criteria set forth in TMC 18.60.050, with
the following exclusions:
1. Hotels; or
2. Developments within the TSO District.
B. Single -Family and Middle Housing Uses: All new single-family and middle
housing dwellings shall be evaluated using the design review criteria set forth in TMC
18.60.060.
C. Multi -Family and Hotel Uses: All multifamily and hotel uses, as well as non-
residential development in the CR zoning district, shall be evaluated using the applicable
residential design review criteria set forth in TMC 18.60.070.
D. 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.
E. Tukwila South Design Review Criteria: The criteria found at TMC 18.60.080,
as well as the guidelines contained in the Tukwila South Overlay District Design Manual
or the Tukwila South Residential Design Guidelines, 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.
F. Southcenter Design Criteria: The criteria contained in the Southcenter
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 Urban Center districts.
G. Shoreline Design Criteria. The criteria contained in the Shoreline Design
Guidelines found at TMC 18.44.090 shall be used whenever the provisions of this title
require a design review decision on a proposed or modified development in the Shoreline
Overlay District.
Section 121. Regulations Established. TMC 18.60.060, "Single -Family and Middle
Housing Design Review Criteria," is hereby established to read as follows:
18.60.060 Single -Family and Middle Housing Design Review Criteria
A. Entrances.
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1. Purpose: To ensure that entrances are easily identifiable, clearly visible,
and accessible from streets, sidewalks, and common areas, to encourage pedestrian
activity and enliven the street.
2. Applicability: The following standards apply to all residential building
facades that face a public or private street, except those that are separated from the street
by another building.
3. Standard:
a. Each residential structure must have at least one main entrance
fronting a public or private street, or within 10' of street facing building facade.
b. Each unit with individual ground -floor entry and all shared entries
must have a covered porch or stoop that is at least 25 square feet with the minimum
dimension of 3'.
B. Windows.
1. Purpose: To maintain a lively and active street face while increasing safety
and general visibility to the public realm.
2. Applicability: The following standards apply to all building facades that
face a public or private street, except those that are separated from the street by another
building.
3. Standard:
a. Windows shall be provided in facades facing public or private streets,
comprising at least twenty percent of the facade area.
b. Window area is considered the entire area within, but not including,
the window casing, including any interior window grid.
c. Windows in pedestrian doors may be counted toward this standard.
d. Windows in garage doors may not be counted toward this standard.
e. Open areas within covered porches may be counted toward this
standard.
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TOTAL STREET FACING FACADE AREA
CONTRIBUTING AREA
C. Building Articulation.
1. Purpose: To ensure that buildings along any public or private street
display the greatest amount of visual interest and reinforce the residential scale of the
streetscape and neighborhood.
2. Applicability: The following standards apply to all building facades that
face a public or private street, except those that are separated from the street by another
building.
3. Standard:
a. Horizontal street -facing facades wider than forty feet must include
at least four of the following design features per fagade. At least one of these features
must be used every forty feet.
(1) Varied building heights;
(2) Use of different materials;
(3) Different colors;
(4) Building perimeter offsets minimum of 4';
(5) Projecting roofs (minimum of twelve inches);
(6) Recesses, minimum of 3';
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(7) Bay windows, must project a minimum of 1' and cover at least
10% of the facade. May project as much as 2', and cover up to 35% of the facade;
(8) Variation in roof materials, color, pitch, or aspect;
(9) Balconies, minimum of 25 square feet;
(10) Covered porch or patio; or
(11) Dormers
® Varied building heights
Q Use of different materials
0 Different colors
0 Building perimeter offsets minimum of 4'
aE Projecting roofs (minimum of twelve inches)
OF Recesses, minimum of 3'
0 Bay windows. May project as much as 2', up to 35% of the facade
® Variation in roof materials, color, pitch, or aspect
Cl Balconies
0 Covered porch or patio
Q Dormers
D. Parking Facilities.
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1. Purpose: To integrate parking facilities with the building and surrounding
residential context, promote pedestrian -oriented environments along streets, reduce
impervious surfaces, and preserve on -street parking and street tree opportunities. To
minimize the visual impact of garage entrances. Garage entrances are limited as a
percentage of the building facade but a single car garage is always allowed. The
provision for allowing the garage door to be set back from front porches also incentivizes
front porches.
2. Applicability: The following standards apply to all garage entrances that
face a public or private street.
3. Standard:
(a) The combined width of all street -facing garage doors may be up to
fifty percent (50%) of the length of the street -facing building facade or ten feet per unit,
whichever is greater. For attached housing, this standard applies to the combined length
of the street -facing facades of all units. For all other lots and structures, the standards
apply to the street -facing facade of each individual building.
(b) Street -facing garage walls must be set back at least three feet from
the primary street -facing building facade or five feet from a covered porch.
(c) Garage entrances shall use materials and colors that match the
residence.
(d) Parking structures, garages, carports, and parking areas other than
driveways shall not be located between the principal structure and streets.
CI F X
FRONT LOT LINE -
SIDEWALK
9' MAX
CURB CUT
X= Length of sheet facing building facade
E. Porches.
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1. Purpose: To maintain a lively and active street face, reinforce the
residential scale of the streetscape and neighborhood, while providing visual interest and
community cohesion.
2. Applicability: The following standards apply to all residential building
facades that face a public or private street, except those that are separated from the street
by another building.
3. Standard: Covered porches may project eight feet into the front yard
setback, measured from supporting columns. Covered porch eaves may project an
additional two feet.
SUPPORTING COLUMN
PORCH EAVE
FRONT LOT LINE lap
0
1-
0
z
U_
w
0
uJ
w
SIDEWALK
STREET
F. Balconies.
1. Purpose: Ability to stack balconies over porches makes structural logic
and provides useful space for stacked flat and townhouse typologies.
2. Applicability: The following standards apply to all balconies in single-family
and middle housing development.
3. Standard: Balconies are permitted stack over porches or other balconies.
G. Bay Windows.
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1. Purpose: Bay windows create visual interest and create usable interior
square footage without increasing a building's overall street presence.
2. Applicability: The following standards apply to all residential building
facades.
3. Standard:
a. Bay windows may project up to two feet into side or front yard
setbacks.
b. Each bay window may be up to twelve feet wide and up to sixty
percent of the facade.
TOTAL STREET FACING FACADE AREA
CONTRFBUTING AREA
H. Dormers.
1. Purpose: Dormers create visual interest and create usable interior square
footage without enlarging a building's overall street presence.
2. Applicability: The following standards apply to all residential building roofs.
3. Standard: Each dormer may be up to nine feet wide and the total length
of all can add up to 40% of the building length.
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x
9'MAX t
r
^,
Section 122. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.060, "Multi -
Family, Hotel, and Motel Design Review Criteria," is hereby renumbered as TMC 18.60.070
per section 116 of this ordinance, and amended to read as follows:
18.60.070Multi-Family, Hotel, and Motel Design Review Criteria
A. Site Planning:
1. 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.
2. 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.
3. Vehicular circulation design shall minimize driveway intersections with the
street.
4. Site perimeter design (i.e., landscaping, structures, and horizontal width)
shall be coordinated with site development.
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5. 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.
6. Parking and service areas shall be located, designed and screened to
interrupt and reduce the visual impact of large paved areas.
B. Building Design:
1. Attention to building design encourages an aesthetically appealing and
safe place to live, while contributing to the pedestrian environment. Residential forms
such as porches, gables, bay windows, color and texture add visual interest and provide
human scale that contributes to a sense of ownership and comfort.
2. Building components, such as windows, doors, eaves, parapets, stairs
and decks shall be integrated into the overall building design. Building components and
ancillary parts shall be consistent with the anticipated life of the structure.
3. The overall color scheme shall work to reduce building prominence and
shall blend in with the natural environment.
4. 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 uniform 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.
C. Landscape and Site Treatment:
1. To the extent possible, 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.
2. 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 effects of large paved areas, and break up visual mass.
3. 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.
4. Appropriate landscape transition to adjoining properties shall be provided
when possible.
D. Miscellaneous Structures:
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1. Miscellaneous structures shall be designed as an integral part of the
architectural concept and landscape. Materials shall be compatible with other buildings
on the site.
2. The use of walls, fencing, planting, berms, or combinations of these shall
accomplish screening of service yards. Screening shall be effective in winter and summer.
3. 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.
4. 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.
Section 123. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.070, "Tukwila
South Design Criteria," is hereby renumbered as TMC 18.60.080 per section 116 of this
ordinance. Subparagraph A.1 is hereby amended to read as follows:
18.60.080Tukwila South Design Criteria
A. Site Planning:
1. Site Design Concept and Site Relationships:
a. 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.
b. Maintain visual and functional continuity between the development
and adjacent properties where appropriate.
Section 124. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.080,
"Commercial Redevelopment Areas Approval Procedures and Criteria," is hereby
renumbered as TMC 18.60.090 per section 116 of this ordinance:
18.60.090Commercial Redevelopment Areas Approval Procedures and Criteria
Section 125. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.090,
"Expiration," is hereby renumbered as TMC 18.60.100 per section 116 of this ordinance,
and amended to read as follows:
18.60.100Expiration of Design Review Permits
A. A complete building permit application for a project which received an approved
design review permit must be received by the Department within three (3) years from the
date of the Notice of Decision of the Design Review Permit, or the approval decision of
the Design Review Permit becomes null and void.
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Section 126. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.050,
"Nonconforming Structures," is hereby amended to read as follows:
18.70.050 Nonconforming Structures
A. Where a lawful structure exists at the effective date of adoption of this title that
could not be built under the terms of this title by reason of restrictions on area,
development area, height, yards or other characteristics of the structure, it may be
continued so long as the structure remains otherwise lawful subject to the following
provisions:
1. No such structure may be enlarged or altered in such a way that increases
its degree of nonconformity. Ordinary maintenance of a nonconforming structure is
permitted, pursuant to TMC 18.70.060, including but not limited to painting, roof repair
and replacement, plumbing, wiring, mechanical equipment repair/replacement and
weatherization. These and other alterations, additions or enlargements may be allowed
as long as the work done does not extend further into any required yard or violate any
other portion of this title. Complete plans shall be required of all work contemplated under
this section.
2. Should such structure be destroyed by any means to an extent of more
than 50% of its assessed value at time of destruction it shall not be reconstructed except
in conformity with provisions of this title, except that residential structures that are
nonconforming in regard to dimensional standards, critical area buffers, use or density
may be reconstructed to their original dimensions and location on the lot.
3. Should such structure's physical location be changed, for any reason or
any distance whatsoever, it shall thereafter conform to the regulations for the zone in
which it is located after it is moved.
4. When use of a nonconforming structure, or structure and premises in
combination, ceases for 24 consecutive months, the structure, or structure and premises
in combination, shall thereafter be required to be in conformance with the regulations of
the zone in which it is located. Upon request of the owner, the City Council may grant an
extension of time beyond the 24 consecutive months.
5. If a structure containing a primary use is demolished, all remaining
dependent accessory structures on the parcel shall be removed, unless a primary
permitted use on the site is established within one year of the demolition. A performance
bond or financial security equal to 150% of the cost of labor and materials required for the
demolition of accessory structures shall be submitted prior to issuance of any permit
granting demolition of a structure containing a primary use.
6. Residential structures and uses in existence at the time of adoption of this
title shall not be deemed nonconforming in terms of any dimensional, use, or density
provisions of this title.
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7. In areas of potential geologic instability, coal mine hazard areas, and
buffers, as defined in the Critical Areas Overlay District chapter of this title, existing
structures may be remodeled, reconstructed or replaced, provided that:
a. The construction is subject to the geotechnical report requirements
and standards of TMC 18.45.120.E and 18.45.120.C;
b. The construction does not threaten the public health, safety or
welfare;
c. The construction does not increase the potential for soil erosion or
result in unacceptable risk or damage to existing or potential development or to
neighboring properties; and
d. The structure otherwise meets the requirements of this chapter.
Section 127. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.090,
"Nonconforming Landscape Areas," is hereby amended to read as follows:
18.70.090 Nonconforming Landscape Areas
A. Adoption of the landscaping regulations contained in this title shall not be
construed to require a change in the landscape improvements for any legal landscape
area which existed on the date of adoption of this title, unless and until a change of use
or alteration of the site exceeding 50% of the site's improvement value is proposed.
B. At such time as a change is proposed that requires a change in the landscape
improvements in accordance with TMC 18.70.090.A, submittal of a landscape plan which
conforms to the requirements of this title shall be required. The Director may modify the
standards imposed by this title when, in their judgment, strict compliance with the
landscaping standards of this code would create substantial practical difficulties, the
existing and proposed additional landscaping and screening materials together will
adequately screen or buffer possible use incompatibilities, soften the barren appearance
of parking or storage areas, and/or adequately enhance the premises appropriate to the
use district and location of the site.
Section 128. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.110,
"Nonconforming Adult Entertainment Establishments," is hereby amended to read as
follows:
18.70.110 Nonconforming Adult Entertainment Establishments
A. Notwithstanding any other provision of this chapter, any adult entertainment
use or establishment which is rendered nonconforming by the provisions of any ordinance
of the City shall be terminated or discontinued within 90 days from the effective date of
that ordinance.
1. The owner or operator of any adult entertainment use or establishment
which is rendered nonconforming by the provisions of any ordinance of the City may
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appeal the 90-day termination provision of this section by filing a notice of appeal with the
City Clerk within 60 days of the effective date of this section.
2. Within ten days of receipt of a notice of appeal, the City Clerk shall
schedule a hearing on the appeal before a hearing examiner. The hearing shall be no
later than 20 days from the date of receipt by the City of the notice of appeal, unless
extended by mutual agreement of the parties. The hearing examiner shall be the City
Clerk or their designee.
3. Within ten days, excluding weekends and holidays recognized by the City,
from the date of the hearing on an appeal under this section, the hearing examiner shall
issue a written decision, which shall set forth the hearing examiner's findings of fact and
conclusions of law. The hearing examiner shall consider the following factors and any
other factors that they determine to be relevant or helpful in reaching a decision:
a. The harm or hardship to the appellant caused by the 90-day
termination provision of this section;
b. The benefit to the public to be gained from termination of the use;
c. The nature of the leasehold or other ownership interest that an
appellant may have in premises occupied by the adult entertainment use;
d. Restrictions or lack of same imposed on an appellant's use of such
premises by a lease or other binding agreement;
e. Amounts expended by an appellant for improvements to such
premises or for necessary equipment and the extent to which those amounts have been
recovered through depreciation, tax savings, or whether such improvements are
contemplated to be left as property of the lessor; and
f. Any clear evidence of substantial economic harm caused by
enforcement of the 90-day termination provision of this section.
4. Any appeal of the 90-day termination provision filed pursuant to this
section shall be classified as a Type 1 decision to be rendered by the Hearing Examiner
pursuant to the provisions of TMC 18.104 and 18.108.
Section 129. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.120, "Sidewalk
Dedication," is hereby amended to read as follows:
18.70.120 Dedication of Property to the Public
A. No existing or proposed building shall become nonconforming relating to
setbacks or landscaping requirements because portions of the property are dedicated to
the City for frontage improvements.
Section 130. Ordinance Nos. 2741 §3 (part), 2745 §7, and 2759 §3, as codified at
TMC 18.104.010, "Classification of Project Permit Applications," subparagraphs A.1 and
A.2, is hereby amended to read as follows:
2025 Legislation: Title 18 Middle Housing
Version: 6/9/25
Staff: N. Tabor
Page 83 of 86
117
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.
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.
TYPE 1 DECISIONS
TYPE OF PERMIT
DECISION MAKER
Temporary Encampment Permit Revocation
(TMC 18.48)
Director
Administrative Variance for Noise — 30 days or less
(TMC 8.22.120)
Director
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 17.08)
Director
Critical Area Designation Permit (TMC 18.45.050)
Director
Minor Modification of a Boundary Line Adjustment or
Lot Consolidation Preliminary Approval
(TMC 17.08.030)
Director
Development Permit
Building Official
Minor Modification to PRD
(TMC 18.46.130)
Director
Signs
(TMC 19.12.020)
Director
Tree Permit
(TMC 18.54)
Director
Wireless Communication Facility, Eligible Facilities
(TMC 18.58)
Director
2. Type 2 Decisions are decisions that 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, or, in the case of shoreline permits, an appeal to
the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 2 DECISIONS
TYPE OF PERMIT
DECISION MAKER
NOTICING REQUIREMENTS
Cargo Container Placement
(TMC 18.50.060)
Code Interpretation
(TMC 18.90.010)
Director
Director
Modification to Development Standards
(TMC 18.41.100)
2025 Legislation: Title 18 Middle Housing
Version: 6/9/25
Staff: N. Tabor
Director
Noticing not required.
Page 84 of 86
118
Parking standard for use not specified (TMC
18.56.100),
and modifications to certain parking
standards
(TMC 18.56.065, .070, .120, 140)
Request for Landscape Modification (TMC
18.52.120)
Critical Area Tree Removal and Vegetation
Clearing
(TMC 18.45.158)
Shoreline Tree Permit
(TMC 18.44.060)
Master Sign Program
(TMC 19.32.030)
Minor Modification of a Preliminary Short
Subdivision
(TMC 17.12.030)
Minor Modification of a Preliminary Long
Subdivision
(TMC 17.14.030)
Final Long Subdivision
(TMC 17.14.050)
Modification to TUC Corridor Standards
(TMC 18.28.110.C)
Modification to TUC Open Space Standards
(TMC 18.28.250. D. 4. d)
Transit Reduction to Parking Requirements
(TMC 18.28.260.8. 5. b)
Wireless Communication Facility, Macro
Facilities — No New Tower
(TMC 18.58.060)
Temporary Encampment Permit
(TMC 18.48)
Critical Areas (except Reasonable Use
Exception)
(TMC 18.45)
Shoreline Substantial Development Permit*
(TMC 18.44)
Design Review
(TMC 18.60.020)
Short Subdivisions
(TMC 17.12)
Administrative Planned Residential
Development
(TMC 18.46.110)
Binding Site Improvement Plan
(TMC 17.16)
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Director
Short Subdivision
Committee
Short Subdivision
Committee
Short Subdivision
Committee
Type:
Notice of Application
(TMC 18.104.080)
Method of Notice:
Posted
(TMC 18.104.110)
*Additional Notice Requirements
for Shoreline Applications (TMC
18.104.090(2))
Section 131. Ordinance No. 2741 §3 (part), as codified at TMC Table 18-5, "Provision
of Parking," is hereby amended to read as referenced in Exhibit A.
Section 132. Ordinance No. 2741 §3 (part), as codified at TMC Table 18-6, "Land
Uses Allowed by District," is hereby amended to read as referenced in Exhibit B.
Section 133. Ordinance No. 2741 §3 (part), as codified at TMC Figure 18-7, "Required
Number of Parking Spaces for Automobiles and Bicycles," is hereby amended to read as
referenced in Exhibit D.
2025 Legislation: Title 18 Middle Housing
Version: 6/9/25
Staff: N. Tabor
Page 85 of 86
119
Section 134. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
necessary corrections to this ordinance, including the correction of clerical errors;
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 135. 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 136. 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 Regular Meeting thereof this day of , 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney
Exhibit A:
Exhibit B:
Exhibit C:
Ordinance Number:
Table 18-5, "Provision of Parking"
Table 18-6, "Land Uses Allowed by District"
Figure 18-7, "Required Number of Parking Spaces for Automobiles and
Bicycles,"
2025 Legislation: Title 18 Middle Housing
Version: 6/9/25
Staff: N. Tabor
Page 86 of 86
120
Exhibit A: Table 18-5 Provision of Parking
Districts
Use
Regional Center, TOD
Neighborhood & Pond
District
Required Minimum
Vehicular Parking
Commercial
Corridor &
Workplace
Required Minimum
Vehicular Parking
All Districts
Required Minimum
Bicycle Parking
Retail, except as listed below
3.3 spaces/1,000 sf of ufa
See TMC Figure 18-7
Required Number of
Parking Spaces for
Automobiles and
Bicycles
See TMC Figure 18-7
Required Number of
Parking Spaces for
Automobiles and
Bicycles
Eating & Drinking Establishments
6 spaces/1,000 sf of ufa
Planned Shopping Center 100,000
500,000 sf of ufa
4 spaces/1,000 sf of ufa
Planned Shopping Center 500,000
1,000,000 sf of ufa
5 spaces/1,000 sf of ufa
Planned Shopping Center over 1
million square feet gross leasable
floor area including pad buildings'
4 spaces/1,000 sf of gross
leasable floor area
Entertainment & Recreation
6 spaces/1,000 sf of ufa, or as
determined by DCD Director
Business & Personal Services
3 spaces/1,000 sf of ufa
Civic & Institutional
As determined by DCD Director
Office
3 spaces/1,000 sf of ufa
Lodging
1 space/guest room
Residential
Studio
0.75 spaces/unit
1+ bedroom unit
lspace/unit
Home occupation
1 space/employee in addition
to spaces otherwise required
Senior citizen housing
1 space per unit for the first 15
units, .5 space per unit for
additional units
Senior citizen housing and
housing for persons with
disabilities within one-
quarter mile of a transit
stop that receives transit
service at least four times
per hour for twelve or more
hours per day
*See RCW 36.70A.620(2)
1 for 15 beds with a minimum of
2, to accommodate staff and
visitors
Industrial, Manufacturing &
Warehouse
Not permitted
Essential Public Facilities
As determined by DCD Director
121
Exhibit B — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
CA I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Adult day care
A
A
A
A
A
A
P
Adult entertainment (subject to location restrictions')
P
P
P
P
P
P
P
Airports, landing fields and heliports (except emergency sites)
U
U
U
U
U
U
U
Amusement Parks
C
C
C
C
C
C
P
Animal rendering
U
P
Animal shelters and kennels, subject to additional State and local regulations
(less than 4 cats/dogs = no permit)
C
C
C
C
C
C
Animal Veterinary, including associated temporary indoor boarding; access to
an arterial required
P
P
P
P
P
P
P
P
P
Bed and breakfast lodging for not more than twelve guests5
C
C
Bed and breakfast lodging (no size limit specified)
C
P
Bicycle repair shops
P
P
P
P
P
P
P
P
P
P
P
P
P
Boarding Homes
C
Brew Pubs
P
P
C
P
P
P
P
P
P
P
P
P
P
Bus stations
P
P
P
P
P
P
P
P
P
P
Cargo containers (*see also TMC 18.50.060)
A&S
A&S
A&S
A&S
A&S
P
P
P
P
P
Cement manufacturing
U
U
U
U
U
U
Cemeteries and crematories
C
C
C
C
C
C
C
C
C
C
C
Colleges and universities
C
C
C
C
C
C
C
C
C6
C6
C6
P
Commercial laundries
P
P
P
P
P
p
P
Commercial Parking (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. TMC Section 18.06.613)
P7
P7
P7
P7
P7
P8
P8
P8
Adopted 2016 — Ordinance No. 2500
Page 1
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
CA I
LI
HI
MIC/L
MIC/H
TVS
T50
PRO
Contractor storage yards
P
P
P
P
P
P
Continuing care retirement facility
C
C
C
C
C
C
C
P
Convalescent & nursing homes & assisted living facility for not more than
twelve patients
P
P
P
C
P
P
P
P
P
P
Convalescent & nursing homes & assisted living facility for more than twelve
patients
C
C
C
C
C
C
C
P
Convention facilities
P
P
P
P
P
P
P
Correctional institutes
U11
U
U
U
Daycare Centers (not home -based)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Daycare Family Home (Family Child Care Home)12
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of Strander
Blvd
U
Domestic Shelter
P
P
P
P
Dormitory
C
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
Drive-in theatres
C
C
C
C
C
C
Dwelling —Cottage Housing
P
P
P
P
P
Dwelling —Courtyard Apartments
P
P
P
P
P
Dwelling — Detached single family (Includes site built, modular home or new
manufactured home). One detached single family dwelling per existing lot
permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
Dwelling- Detached Zero -Lot Line Units
P
P
P
P
P
Dwelling- Duplex, triplex or fourplex, fiveplex or townhouse40
P
P
P
P
P
p
Dwelling- Townhouses
P
P
P
P
P
P
Dwelling —Multi-family
P
P14
P
Dwelling — Multi -family units above office and retail uses
P
P
P
P
C15
22/
ac
P
Dwelling —Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development
standards
60/ac
60/ac
60/ ac
60/ac
60/ac
100/ac
P
Dwelling —Stacked Flat
P
P
P
P
P
Dwelling unit —Accessory 16
A
A
A
A
A
Page 2
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U=Unclassified(subject toTMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MICAMIC/H
TVS
TSO
PRO
Electrical Substation — Distribution
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Electrical Substation —Transmission/Switching
U
U
U
U
Electric Vehicle Charging Station — Level 1 and Level 2
A
A
P
P
P
P
P
P
P
P
P
P
P
P
P
Electric Vehicle Charging Station — Level 3, battery exchange stations, and
rapid charging stations. (TMC 18.50.140)
A
A
A
A
A
P
P
P
P
P
P
P
P
P
P
Emergency Housing
P37
P37
P37
P37
P37
P37
P37
P37
P37
Emergency Shelter
P37
P37
P37
P37
P37
P37
P37
P37
P37
Essential public facilities, except those uses listed separately in any of the
other zones
U
U
U
U
U
U
U
U
U
Extended -stay hotel
P34
P
P
P
P
P
P
Farming and farm -related activities
P
P
Fire & Police Stations
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Fraternal organizations
P
P
C
P
P
P
P
P
P
P
P
Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as
residence and is subject to the regulations affecting the main building
A
Greenhouses (noncommercial) and storage sheds not exceeding
1,000 sq./ft
A
A
A
Greenhouses or nurseries (commercial)
P
P
P
P
P
P
P
P
P
Hazardous waste treatment and storage facilities (off -site) subject to
compliance with state siting criteria (RCW Chapter 70.105)
(See TMC 21.08)
C
C
Heavy equipment repair and salvage
P
P
P
P
P
P
Helipads, accessory
C
Home Occupation (Permitted in dwellings as covered in TMC Section
18.06.430.)
A
A
A
A
A
A
A
A
A
Hospitals
C
C
C
C
C
C
C
C
P
Hotels
P34
P
P
P
P
C
C
P
P
Hydroelectric and private utility power generating plants
U
U
U
U
U
U
U
U
Industries involved with etching, film processing, lithography, printing and
publishing
P
P
P
P
P
P
P
P
P
Internet Data/Telecommunication Centers
C
P
P
P
P
P
P
P
Landfills and excavations which the responsible official, acting pursuant
to the State Environmental Policy Act, determines are significant
environmental actions
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Laundries; self -serve, dry cleaning, tailor, dyeing
P
P
P
P
P
P
P
P
P
P
P
P
P
Libraries, museums, or art galleries (public)
C
P
P
P
C
P
P
P
P
P
P
P
P
P
P
Page 3
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
CA I
LI
HI
MICA
MIC/H
TVS
T50
PRO
Manuf./Mobile home park 17
P
Manufacturing and industrial uses that have little potential for creating off -site
noise, smoke, dust, vibration or other external environmental impacts or
pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals and
related products, such as cosmetics and drugs
P18
P
P
P
P
P
P
P
P
P
B) 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
P18
P
P
P
P
P
P
P
P
P
C) 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
P18
P
P
P
P
P
P
P
P
P
D) Manufacturing, processing, packaging of foods, such as baked goods,
beverages, candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods, and meats (no slaughtering)
i) Fermenting and distilling included
P
P
P
P
ii) No fermenting and distilling
P18
p
p
p
p
p
Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other
external environmental impacts:
A) 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)
C
C
P
C
P
C
B) 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
C
C
P
C
P
C
C) Manufacturing, processing and/or assembling of previously prepared
metals including, but not limited to, stamping, dyeing, shearing or
punching of metal, engraving, galvanizing and hand forging
C
C
C
P
P
P
P
C
D) Manufacturing, processing, assembling and/or packaging 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
P
P
P
P
P
C
E) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering
C
P
Page 4
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MICA
MIC/H
TVS
TSO
PRO
Manufacturing that includes rock crushing, asphalt or concrete batching
or mixing, stone cutting, brick manufacture, marble works, and the
assembly of products from the above materials
C
C
P
C
P
C
C
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
U
U
U
U
Marijuana producers, processors, or retailers (with state issued license)
P
P
P19
Mass transit facilities
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Medical and dental laboratories
P
P
P
P
P
P
P
P
P
Minor expansion of an existing warehouse20
S
Mortician and funeral homes
P
P
P
P
P
P
C
Motels
P
P
P
P
P
C
C
P
P
Offices including: medical, dental, government (excluding fire & police stations),
professional, administrative, computer software development, business, e.g.
travel, real estate & commercial
P22
p
P22
P23
P
P
P
P
P
P9
C10
P24
C25
P
P
Office or sample room for wholesale or retail sales, with less than
50% storage or warehousing
P
Park & ride lots
C
C
C
C
C
C
C
C
C
C
C
C
Parking areas
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
Parking areas, for municipal uses and police stations
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Parks, trails, picnic areas and playgrounds (public), but not including amusement
parks, golf courses, or commercial recreation
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Pawnbroker/Payday lender
C
C
P
P
P
P
P
Permanent Supportive Housing
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
Planned Shopping Center (mall)
P
P
P
P
P
P
P26
Radio, television, microwave, or observation stations and towers
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
Railroad freight or classification yards
U
U
U
U
Railroad tracks (including lead, spur, loading or storage)
P
P
P
P
P
P
Recreation facilities (commercial — indoor) — athletic or health clubs
P
P
P
P
P
P
P
P
C3
P
P
P
Recreation facilities (commercial — indoor), including bowling alleys, skating
rinks, shooting ranges
C
P
P
P
P
P
P
Recreation facilities (commercial — outdoor), including golf courses,
golf driving ranges, fairgrounds, animal race tracks, sports fields
C
C
C
C
Page 5
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Recreation facilities (public), including, but not limited to sports fields,
community centers and golf courses
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Recreational area and facilities for employees
A
A
A
A
A
A
A
A
A
A
A
A
A
Religious facilities with an assembly area less than 750 sq.ft.
C
C
P
P
P
P
P
P
P
P
P
P
P
Religious facilities with an assembly area greater than 750 sq.ft. and associated
community center buildings
C
C
C
C
C
C
C
C
C
C
C
C
C
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures
U
U
U
U
U
U
Rental of vehicles not requiring a commercial driver's license
P36
P
P
P
P
P
P
P
P
Rental of commercial trucks and fleet rentals requiring a commercial driver's
license
P
P
P
P
P
P
P
Research and development facilities
p
p
Residences for security or maintenance personnel
A
A
A
A
A
A
A
A
A
A
A
A
A
Restaurants, drive -through permitted
P35
P
P
P
P
P
P
P
P
Restaurants, drive -through not permitted
P
P
C
P
Retail, General
P
P4
P
P35
P35
P
P
P
P
C3
C3
p
p
Sales and rental of heavy machinery and equipment subject to landscaping
requirements of TMC Chapter 18.52*
P
P
P
P
P
P
P
Salvage and wrecking operations
P
P
C
Salvage and wrecking operations which are entirely enclosed within a building
P
P
P
P
Sanitariums, or similar institutes
C
Schools and studios for education or self-improvement
P
P
P
P
P
P
P
P
P
P9
C10
P27
P
P
Schools, preschool, elementary, junior & senior high schools (public), and
equivalent private schools
C
C
C
C
C
C
C
C
C
c
P
(public
only)
Secure community transition facility 28
U
Self -storage facilities
P
P
P
P
P
P
P
P
P
Sewage lift station
U
U
U
U
U
U
P
Shelter
P
P
P
P
Stable (private)
A29
A29
P
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened
pursuant to TMC Chapter 18.52
P
P
P
P
P
P
P
P
P
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
P
P
P
C
C
Storm water - neighborhood detention + treatment facilities
U
U
U
U
U
U
P
Storm water pump station
U
U
U
U
U
U
Studios — Art, photography, music, voice and dance
P
P
P
P
P
P
P
P
P
Taverns, nightclubs
P
P
P
P
P
P30
P30
P
P
Telephone exchanges
P
P
P
P
P
P
P
P
P
P
P
P
Theaters, except those theaters which constitute "adult entertainment
establishments" as defined by this Zoning Code
P
P
P
P
P
P
P
P31
Tiny Home Villages39
P
P
P
P
P
P
P
P
P
P
P
P
Tow -truck operations, subject to all additional State and local regulations
P
P
P
P
P
P
P
Transfer stations (refuse and garbage) when operated by a public agency
U
U
U
U
Transitional Housing
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
P38
Truck terminals
P
P
P
P
P
P
Utilities, regional
C
Vehicle sales lot2
P32
P
P
P
P
P
P
Vehicle service station
P33
P33
P
P
P
P
P
P
P
P
Vehicle storage (no customers onsite, does not include park -and -fly operations)
P
Warehouse storage and/or wholesale distribution facilities
P
P
P
P
P
P
P
P
Water pump station
U
U
U
U
U
U
P
Water utility reservoir and related facilities
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Note: The Director of Community Development will make a determination for uses not specifically fisted in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
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 one-half 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;
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 Section 18.30.020.1.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.
(3)
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses.
4. Retail sales as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto -oriented retail sales (e.g. drive-ins, service
stations).
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on -site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on -site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
Page 8
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and
TMC Section 18.52.060, 2-4, Recreation Space Requirements.
15. 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.
16. See TMC Section 18.50.220 for accessory dwelling unit standards.
17. Manufactured/mobile home 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 dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
18. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These
businesses may manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
d. electronic, mechanical, or precision instruments;
e. other manufacturing and assembly of a similar light industrial character;
f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in
basis;
g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the
City's performance standards.
19. Where the underlying zoning is HI or TVS.
Page 9
20. 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;
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.
21. 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.
22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
23. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila
International Boulevard.
24. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
25. Offices not associated with other permitted uses and excluding medical/dental clinics, 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.
26. Planned shopping center (mall) up to 500,000 square feet.
27. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.
28. 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;
Page 10
(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 institution.
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.
29. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each
20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
30. No night clubs.
31. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens
will require a Special Permission Permit.
32. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December
15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre-existing legally established automotive
sales where existing parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II
landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive
months and a new business is proposed.
33. Allowed; however, if in the TIB Study Area, as set forth in Figure 18-60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service is not permitted.
Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with building and fire codes. Queuing lanes
are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g. natural gas, propane, gasoline) are not permitted in the TIB Study Area. Pre-existing
legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide effective visual screening of the parking and outdoor stored materials from
sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the
business is vacated or abandoned for more than 24 consecutive months and a new business is proposed.
34. Allow if the following are provided: a full -service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms.
35. Allowed, however if in the TIB Study area, as set forth in Figure 18-60, the following conditions apply: Drive -through facilities are permitted when located behind a building. Queuing lanes are
not permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive-throughs must exit to a side street or an alley that connects to
a side street, where feasible.
36. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on
December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date.
Page 11
37. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270.
38. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270.
39. Tiny Home Villages are permitted, subject to the criteria and conditions at TMC Sections 18.50.240 and 18.50.270.
40. Subject to meeting underlying density allowances for unit type.
Page 12
Exhibit C
Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles
NOTE: Automobile parking requirements for TUC -RC, TUC-TOD and TUC -Pond Districts are listed in
TMC Section 18.28.260.
Use
Automobile Standard
Bicycle Standard
Single-family dwellings
2 for each dwelling unit
N/A
Middle Housing dwellings
within one-half mile of a
major transit stop
No parking required
N/A
Middle Housing dwellings
not within one-half mile of a
major transit stop
1 for each dwelling unit
N/A
Multi -family dwellings
0.75 for each studio
1 for each one bedroom unit or
larger
For multi -family, 1 space per
10 parking stalls, with a minimum of
2 spaces.
Accessory dwelling units
No parking required
N/A
Multi -family and mixed -use
residential (in the Urban Renewal
Overlay (URO))
One for each dwelling unit that
contains up to one bedroom.
0.5 additional spaces for every
bedroom in excess of one
bedroom in a multi- family dwelling
unit.
At least 75% of required
residential parking is provided in
an enclosed structure (garage
or podium). The structure must
be screened from view from
public rights of way.
One automobile space at no charge
to a car sharing program (if
available) for every 50 to 200
residential spaces on site. An
additional space shall be provided
for developments with over 200
parking spaces. All car share
spaces are in addition to required
residential parking. If car sharing
programs are not available when
the building is constructed, an
equivalent number of guest parking
spaces shall be provided. These
shall be converted to dedicated car -
sharing spaces when the program
becomes available
One secure, covered, ground -
level bicycle parking space shall
be provided for every four
residential units in a mixed -use or
multi -family development.
134
Senior citizen housing
For 15 units or less, 1 space per
dwelling unit. For dwellings with
more than 15 units, a minimum of
15 spaces are required, plus 1
space per 2 dwelling units.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Senior citizen housing and housing for
persons with disabilities within one-
quarter mile of a transit stop that
receives transit service at least four
times per hour for twelve or more
hours per day.
*See RCW 36.70A.620(2)
1 for 15 beds with a minimum of 2,
to accommodate staff and visitors
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Religious facilities, mortuaries and
funeral homes
1 for each 4 fixed seats
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Convalescent/nursing/
rest homes
1 for every 4 beds with a minimum
of 10 stalls
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Food stores and markets
1 for each 300 square feet of usable
floor area
1 space per 50 parking stalls, with
a minimum of 2 spaces.
High schools
1 for each staff member plus 2 for
every 5 students or visitors
1 space per 50 parking stalls, with
a minimum of 2 spaces
Hospitals
1 for each bed
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Hotels, motels and extended stay
1 for each room, plus one
employee space for each 20
rooms, rounded to the next
highest figure
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Manufacturing
1 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Office, commercial and
professional buildings, banks,
dental and medical
clinics
3.0 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Places of public assembly, including
auditoriums, exhibition halls,
community clubs, community
centers, and private clubs
The Director shall determine the
number of required parking spaces,
with a minimum of 1 space for every
100 square feet of assembly area.
To ensure parking adequacy for
each proposal, the Director may
consider the following:
a. A parking study or
documentation paid for by the
applicant and administered by
the City regarding the actual
parking demand for the proposed
use, or
b. Evidence in available planning
and technical studies relating to
the proposed use.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Post offices
3 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Restaurant
1 for each 100 square feet of usable
floor area
1 space per 50 parking stalls, with
a minimum of 2 spaces.
135
Restaurant, fast food
1 for each 50 square feet of usable
floor area. Fifty percent of any
outdoor seating area will be added
to the usable floor area for parking
requirement calculations.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Retail sales, bulk
2.5 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Retail sales, general
4 for each 1,000 square feet of
usable floor area if located within
the TVS zoning district; 2.5 for each
1,000 square feet of usable floor
area if located in any other zoning
district.
NOTE: Reference TMC Section
18.28.260 for TUC Districts.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Schools, elementary & junior high
1.5 for each staff member
1 space per classroom
Shopping center (mall), planned, per usable floor area size, as listed below:
500,000 sq. ft. or larger
5 for every 1,000 square feet
1 space per 50 parking stalls, with
a minimum of 2 spaces.
25,000 — 499,999 sq. ft.
4 for every 1,000 square feet
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Taverns
1 for every 4 persons based on
occupancy load.
1 space per 50 parking stalls, with
a minimum of 2 spaces.
Theaters
1 for every 4 fixed seats. If seats
are not fixed, 1 per 3 seats, with
concurrence of Fire Chief,
consistent with maximum allowed
occupancy
1 space per 100 seats, with a
minimum of 2 spaces.
Warehousing
1 for every 2,000 square feet of
usable floor area
1 space per 50 parking stalls, with
a minimum of 2 spaces.
136
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
6/16/25
DR
ITEM INFORMATION
ITEM NO.
4.D.
STAFF SPONSOR: DAVID ROSEN
ORIGINAL AGENDA DATE: 6/16/25
AGENDA ITEM TITLE Contract Amendment Approval Request: B-Force Parks Security Services
CATEGORY ❑ Discussion
It Date
❑ Motion
Mtg Date
❑ Resolution
Mtg Date
❑ Ordinance
ivitg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
® Other
Mtg Date 6/16/25
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire
® P&R ❑ Police ❑ PIF
SPONSOR'S
SUMMARY
The City of Tukwila Parks and Recreation Department seeks to extend the Contract for
Services currently in place with B-Force Protection Security Incorporated, recorded as
Contract 23-010(a). This amendment, in combination with a previous amendment, is in an
amount that requires full City Council approval before the Mayor may execute it. The
contract's new end date would be September 30th, 2025. City staff recommend the City
Council provide final approval via the June 16th Regular Meeting Consent Agenda.
REVIEWED BY
❑ Trans&Infrastructure Svcs ® Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: 6/9/25 COMMITTEE CHAIR: MARTINEZ
RECOMMENDATIONS:
SPONSOR/ADMIN. Parks & Recreation Department
COMMITTEE Unanimous approval; Forward to Regular Meeting Consent Agenda
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$20,442.24
AMOUNT BUDGETED
$20,442.24
APPROPRIATION REQUIRED
$0
Fund Source: GENERAL FUND
Comments: B-Force services are budgeted for entire fiscal year to allow for operational flexibility
MTG. DATE
RECORD OF COUNCIL ACTION
6/16/25
MTG. DATE
ATTACHMENTS
6/16/25
Informational Memordanum dated June 2, 2025
Proposed Amendment to City of Tukwila Contract 23-010(a) & Exhibits
Minutes from the 6/9/25 CSS Committee meeting (distributed separately)
137
TO:
BY:
DATE:
SUBJECT:
City of Tukwila
Thomas McLeod, Mayor
Parks & Recreation Department - Pete Mayer, Director
INFORMATIONAL MEMORANDUM
Community Services & Safety Committee
David Rosen, Parks & Recreation Analyst
June 2, 2025
Contract Amendment Approval Request: B-Force Parks Security Services
ISSUE
The City of Tukwila Parks and Recreation Department seeks approval for a second amendment to the
Contract for Services in place with B-Force Protection Security Incorporated (23-010(a)). This second
amendment, when combined with the amount of the first amendment, requires City Council approval
before the Mayor may execute it.
BACKGROUND
B-Force has been the city's parks security provider for several years. Now, the City is transitioning to a
city employed Parks Ranger for these services. Currently, the Parks & Recreation and Police
Departments are finalizing the position's job responsibilities, pay scales, and reporting structure. Until
the position's deployment, the City will continue utilizing B-Force's services for parks security.
The contract had previously been amended in an amount that did not require City Council approval per
the Purchasing and Contracting Policy (Resolution 2097), but when combined with the proposed
amendment, now requires City Council approval for execution.
DISCUSSION
The contract being amended currently provides the following services at the parks sites noted below:
• Patrol park: Visit site and walk-through park. Report any criminal activity, such as vandalism,
trespassing, and park rules violations to Tukwila Police.
• Lock park gates: Locking park gates. Lock any open bollards to secure parking area. Call for
towing any vehicles left in violation of parking lot rules.
• Lock park restrooms: Ensure restrooms are clear of people and lock at night.
o Bicentennial
o Tukwila Park
o Crystal Springs (patrol through)
o Joseph Foster Memorial
o Crestview Park (patrol and gate only)
o Cascade View Park (patrol only)
o Duwamish Hill Preserve
o Tukwila Community Center (Outdoor
restroom locking and patrol through)
FINANCIAL IMPACT
Approval of the proposed amendments encumbers $20,442.24 in expenditures to the City of Tukwila
General Fund. The General Fund budget already accounts for the costs being encumbered; therefore,
a budget amendment will not be required to operationalize the amendments if approved.
RECOMMENDATION
City staff recommend the Community Services and Safety Committee forward the proposed Contract
for Services to the June 16th Regular Meeting Consent Agenda for final approval.
ATTACHMENTS
A --- Proposed Amendment to City of Tukwila Contract 23-010(a) & Exhibits
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gav
138
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
Agreement Number: 23-010(b)
CONTRACT FOR SERVICES
Amendment #2
Between the City of Tukwila and B-Force Protection Security Inc.
That portion of Contract No. 23-010 between the City of Tukwila and B-Force Protection Security
Inc. is hereby amended as follows:
Section 2:
The date by which work shall be completed is hereby amended to be no later than
September 30th, 2025.
Section 3:
The total amount to be paid under the contract is hereby . -nded to $218,442.24.
Exhibits A & B:
Exhibits A & B are hereby replaced by the new exhi ersions . hed to this amendment.
All other provisions of the contract shall remain inl'rce and effect.
CA Reviewed May 2020
Page 1 of 4
139
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
Dated this 2nd day of June, 2025.
Agreement Number: 23-010(b)
** City signatures to be obtained by ** Contractor signature to be obtained by
City Clerk's Staff ONLY. ** sponsor staff. **
CITY OF TUKWILA CONTRACTOR:
Thomas McLeod, Mayor
ATTEST/AUTHENTICATED:
Andy Youn, CMC, City Clerk
APPROVED AS TO FORM:
Office of the City Attorn
By:
Printed
•
-<
140 CA Reviewed May 2020
Page 2 of 4
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
Agreement Number: 23-010(b)
EXHIBIT A.2
General Terms and Scope of Services
Scope of Services — Contractor will provide the following services at identified park
locations.
• Locking park gates: Locking park gates. Lock any open bollards to secure parking
area. Call for towing any vehicles left in violation of parking lot rules.
• Locking park restrooms: Ensure restrooms are clear of people.
• Patrol Through: Provide perimeter and interior patrol of parks location and facilities
Park Name & Address
Service Description
Frequency
FY25 Cost
Tukwila Community Center
12424 42nd Ave S
• Lock the Restroom,
Unlock on weekend
& holidays
days/week
$6,814.08
Crestview Park
16200 42nd Ave S
• Lock the gate
Unlock on " :ekenr'
& holidays
7 days/week
$6,814.08
Crystal Springs Park
15832 51 st Ave S
• Loc - restro
• Patro • ,
7 days/week
$6,814.08
Tukwila Park
15460 65th Ave S
• ock t ro•
- oft 'ugh
7 days/week
$6,814.08
Bicentennial Park•
4
7200 Strander BLVD
- ' -stroom
7 days/week
$6,814.08
Foster Park/Lee P '
13919 53rd A
• ock the restroom
7 days/week
$6,814.08
Cascade View Co 'q unity
Park
14211 37th Ave S
Patrol Through
7 days/week
$6,814.08
Duwamish Hill Preserve
3800 S 115th St
• Lock the gate,
Unlock on weekends
& holidays
7 days/week
$6,814.08
Codiga Park
50th PIS
• Lock the gate,
Unlock on weekends
& holidays
7 days/week
$6,814.08
BASE FY25 SERVICES COST
$61,326.72
Allowance for Additional Services if Needed
$7,115.52
TOTAL FY25 CONTRACT COST
$68,442.24
CA Reviewed May 2020
Page 3 of 4
141
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
Agreement Number: 23-010(b)
Exhibit B.2
Contract Terms, Deliverables & Payment
Contractor shall be paid monthly based on the scope identified in Exhibit A.
The contractor will provide an invoice for payment each month for services rendered.
Total compensation is not to exceed $218,442.24 without the express modification of
the agreement signed by the City by written amendment.
1 42 CA Reviewed May 2020
Page 4 of 4
COUNCIL AGENDA SYNOPSIS
Initials
[Meeting Date
Prepared by
Mayor's review
Conned review
06/09/25
JR
06/16/25
JR
ITEM INFORMATION
ITEM No.
4.E.
STAFF SPONSOR: CYNDY KNIGHTON
ORIGINAL AGENDA DATE: 06/09/25
AGENDA ITEM TITLE Resolution for Six -Year Transportation Improvement Program (TIP) (2026 - 2031)
CATEGORY ❑ Discussion
Mtg Date
❑ Motion
Mfg Date
L Resolution
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
II Public Hearing
❑ Other
Mtg Date
Mtg Date 6/16/25
Mtg Date 6/9/25
SPONSOR ❑Council ❑Mayor HR DCD ❑Finance Fire ❑TS P&R Police 11 PW ❑Court
SPONSOR'S The TIP is primarily a financial planning document for projects competing for grants and
SUMMARY generally lists only those transportation -related projects planned within the next six years
that are deemed regionally significant or that have grant funding awarded or expected.
Council is being asked to approve the Resolution for the 2026 - 2031 Six -Year
Transportation Improvement Program.
REVIEWED BY
r Trans&Infrastructure
CommunitySvs/Safety ❑ Finance Comm. ❑ Planning/Economic Dev.
❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
05/28/2025 COMMITTEE CHAIR: JOVITA MCCONNELL
❑ LTAC
DATE:
RECOMMENDATIONS:
SPONsoR/ADMIN.
COMMITTEE
Public Works Department
Majority Approval; Forward to the Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0.00 $0.00 $0.00
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
06/09/25
Forward to next Regular Meeting Consent Agenda
06/16/25
MTG. DATE
ATTACHMENTS
06/09/25
Informational Memorandum dated 5/23/25
Draft 2026-2031 TIP Summary
Draft Resolution
2026-2031 Draft Transportation Improvement Program
Minutes from the 5/28/25 Transportation and Infrastructure Services Committee Meeting
06/16/25
Final Resolution
143
City of Tukwila
Washington
Resolution No.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, ADOPTING A SIX -YEAR
TRANSPORTATION IMPROVEMENT PROGRAM (2026-
2031), AND DIRECTING THE SAME TO BE FILED WITH
THE STATE SECRETARY OF TRANSPORTATION AND
THE TRANSPORTATION IMPROVEMENT BOARD.
WHEREAS, pursuant to the requirements of RCW Chapters 35.77 and 47.26, the
City Council of the City of Tukwila has previously adopted a Transportation Improvement
Program and thereafter periodically modified said Transportation Improvement Program
by resolution; and
WHEREAS, the City Council has reviewed the work accomplished under said
program, determined current and future City street and arterial needs and, based upon
these findings, has prepared a Six -Year Transportation Improvement Program for the
ensuing six calendar years (2026-2031); and
WHEREAS, on June 9, 2025, a public hearing was held regarding the City's Six -Year
Transportation Improvement Program;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. Program Adopted. A Six -Year Transportation Improvement Program
for the calendar years 2026 to 2031, attached hereto as Exhibit A, is hereby adopted.
Section 2. Filing of Program. The City Clerk is hereby authorized and directed to
file a copy of this resolution, together with the exhibit attached hereto, with the Secretary
of Transportation and the Transportation Improvement Board of the State of Washington
2025 Legislation: 2025-2030 TIP
Version: 03/25/2025
Staff: C. Knighton
144
Page 1 of 2
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Tosh Sharp, Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Office of the City Attorney
Exhibit A: City of Tukwila Six -Year Transportation Improvement Program for 2026 to 2031
2025 Legislation: 2025-2030 TIP
Version: 03/25/2025
Staff: C. Knighton
Page 2 of 2
145
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
05
/ 1037(004) TUK-62
42nd Ave S Bridge Replacement
42nd Ave S over the Duwamish River
Interurban Ave S to Northern end of bridge
Design and construct a replacement structure for the existing 42nd Ave S Bridge
adjacent to the Tukwila Community Center
06/09/25
06/16/25
2117
11
0.100
DCE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
BR
1,400,694
0
100,000
1,500,694
S
RW
2027
0
0
100,000
100,000
P
CN
2027
BR
13,000,000
0
1,000,000
14,000,000
S
CN
2027
BR
10,599,306
MAW
17,000,000
200,000
27,799,306
Totals
25,000,000
17,000,000
1,400,000
43,400,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
1,500,694
0
0
0
0
RW
0
100,000
0
0
0
CN
0
0
20,899,653
20,899,653
0
Totals
1,500,694
100,000
20,899,653
20,899,653
0
Report Date: June 09, 2025
Page 1
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
m
t
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
05
WA-15812
42nd Avenue S Bikeway
42nd Avenue S
Southcenter Blvd to S 150th Street
Develop a traffic -calmed bikeway along 42nd Ave S between S 150th St and
Southcenter Blvd. On the west side of the street, add striped southbound bike lane
between Southcenter Blvd and S 150th St. On the east side of the street, add striped
bike lane between Southcenter Blvd and S 151st St. Remove on -street parking to
widen the sidewalk on the east side of the street between S 151 st St and S 150th St,
creating a shared path; add shared lane markings to the roadway
06/09/25
06/16/25
2117
28
C G P S T
W
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
CN
2026
0
0
295,000
295,000
Totals
0
0
295,000
295,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
CN
295,000
0
0
0
0
Totals
295,000
0
0
0
0
Report Date: June 09, 2025
Page 2
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
19
WA-1111:
46th Avenue Safe Routes to School
46th Avenue S
S 150th Street to S 144th Street
Design and construct curb, gutter and sidewalk on the west side of 46th Avenue S,
including curb bulb -out at the SE corner of 46th Avenue S/S 144th Street with raised
crosswalk across S 144th Street with RRFB.
06/09/25
06/16/25
2117
05
C G P S T
W
0.370
Yes
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
P
PE
2026
0
SRTS
170,000
80,000
250,000
P
RW
2026
0
SRTS
65,000
10,000
75,000
P
CN
2027
0
SRTS
1,660,000
410,000
2,070,000
Totals
0
1,895,000
500,000
2,395,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
250,000
0
0
0
0
RW
75,000
0
0
0
0
CN
0
2,070,000
0
0
0
Totals
325,000
2,070,000
0
0
0
Report Date: June 09, 2025
Page 3
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
00
WA-05405
Americans with Disabilities Act (ADA) Improvements
Various locations
to
Design and construct ADA compliant upgrades to City infrastructure in conjunction
with a City developed plan.
06/09/25
06/16/25
2117
06
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
ALL
2026
0
0
600,000
600,000
Totals
0
0
600,000
600,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
ALL
61,000
61,000
61,000
61,000
122,000
Totals
61,000
61,000
61,000
61,000
122,000
Report Date: June 09, 2025
Page 4
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
16
WA-07746
Andover Park E/Minkler Blvd Intersection
Andover Park E
Minkler Blvd to
Construct left turn lanes on Andover Park East and reconstruct traffic signal
06/09/25
06/16/25
2117
03
C G O P S
TW
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
0
0
190,000
190,000
S
RW
2026
0
0
75,000
75,000
P
CN
2027
0
TIB
1,920,000
493,000
2,413,000
Totals
0
1,920,000
758,000
2,678,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
190,000
0
0
0
0
RW
75,000
0
0
0
0
CN
0
2,400,000
0
0
0
Totals
265,000
2,400,000
0
0
0
Report Date: June 09, 2025
Page 5
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
04
WA-15107
Andover Park East/Industry Dr Intersection
Andover Park E
Industry Drive to
Design and construct traffic signal with Andover Park East left turn lanes and
crosswalks.
06/09/25
06/16/25
2117
03
C G P S T
W
0.100
Yes
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
0
0
180,000
180,000
S
RW
2026
0
0
70,000
70,000
P
CN
2027
0
TIB
1,100,000
300,000
1,400,000
Totals
0
1,100,000
550,000
1,650,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
110,000
0
0
0
0
RW
70,000
0
0
0
0
CN
0
1,400,000
0
0
0
Totals
180,000
1,400,000
0
0
0
Report Date: June 09, 2025
Page 6
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
14
WA-03731
Annual Bridge Inspections and Repairs
Various City Street
to
Perform load ratings and bi-annual inspections as well as construct necessary
repairs and maintenance
06/09/25
06/16/25
2117
06
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
ALL
2026
0
0
1,380,000
1,380,000
Totals
0
0
1,380,000
1,380,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
ALL
222,000
232,000
237,000
242,000
489,000
Totals
222,000
232,000
237,000
242,000
489,000
Report Date: June 09, 2025
Page 7
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
co
t
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
16
WA-03733
Annual Overlay and Repair Program
Various City Streets
to
Repair, rehabilitate, and overlay City streets as needed in an annual program
06/09/25
06/16/25
2117
06
C G O P S
TW
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
ALL
2026
0
0
16,100,000
16,100,000
Totals
0
0
16,100,000
16,100,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
ALL
0
2,520,000
2,520,000
2,720,000
5,730,000
Totals
0
2,520,000
2,520,000
2,720,000
5,730,000
Report Date: June 09, 2025
Page 8
1,7wasningtan state
40 Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
00
WA-15104
Annual Traffic Signal Program
Varies
to
Design and construct traffic signal upgrades and repairs of signals that exceed
routine maintenance work;loop replacement, head replacement, and controllers.
Replace direct bury cable for existing lighting system.
06/09/25
06/16/25
2117
44
P
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
ALL
2026
0
0
1,120,000
1,120,000
Totals
0
0
1,120, 000
1,120, 000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
ALL
130,000
160,000
160,000
170,000
370,000
Totals
130,000
160,000
160,000
170,000
370,000
Report Date: June 09, 2025
Page 9
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
03
/ 1380(005) TUK-68
Boeing Access Road Overlay
Boeing Access Road
East Marginal Way S to Martin Luther King Jr Way S
Grind and overlay roadway, replace concrete overlay of bridge deck over BNSF
railway.
06/09/25
06/16/25
2117
05
0.560
CE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
NHPP
564,000
0
0
564,000
S
CN
2027
NHPP
3,426,000
0
0
3,426,000
Totals
3,990,000
0
0
3,990,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
564,000
0
0
0
0
CN
0
3,426,000
0
0
0
Totals
564,000
3,426,000
0
0
0
Report Date: June 09, 2025
Page 10
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
co
t
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
04
WA-15109
E Marginal Way S (BAR - S 112 St)
E Marginal Way S
Boeing Access Road to S 112th St
Planning phase to determine project parameters. Goal is to design and construct full
street improvements and traffic control. Could include additional lanes and bike lanes
to support the new Sound Transit Link Light Rail infill station.
06/09/25
06/16/25
2117
03
C G O P S
TW
0.270
Yes
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PL
2026
0
0
75,000
75,000
Totals
0
0
75,000
75,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PL
75,000
0
0
0
0
Totals
75,000
0
0
0
0
Report Date: June 09, 2025
Page 11
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
03
/ 1391(004) TUK-66
Interurban Avenue S Overlay
Interurban Avenue S
E Marginal Way S to S 143rd Street
Complete pavement repairs, overlay, and curb and gutter repair.
06/09/25
06/16/25
2117
05
2.250
CE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
NHPP
668,386
0
0
668,386
S
CN
2027
NHPP
4,288,614
0
271,386
4,560,000
Totals
4,957,000
0
271,386
5,228,386
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
668,386
0
0
0
0
CN
0
4,560,000
0
0
0
Totals
668,386
4,560,000
0
0
0
Report Date: June 09, 2025
Page 12
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
m
co
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
17
WA-1111(
Macadam Rd S Complete Streets Project
Macadam Road
S 150th Street to S 144th Street
Design and construction of a complete street on Macadam Road. Road widening
and rechannelization to add 5-foot bike lanes and 5-foot sidewalks on both sides of
the roadway. Includes illumination, curb, and storm drainage.
06/10/24
06/17/24
2117
04
0.350
CE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
P
PE
2027
0
Ped/Bike Program
350,000
50,000
400,000
P
RW
2028
0
Ped/Bike Program
90,000
10,000
100,000
P
CN
2029
0
Ped/Bike Program
2,800,000
300,000
3,100,000
Totals
0
3,240,000
360,000
3,600,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
0
300,000
100,000
0
0
RW
0
0
100,000
0
0
CN
0
0
0
3,100,000
0
Totals
0
300,000
200,000
3,100,000
0
Report Date: June 09, 2025
Page 13
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
03
/ 1230(007) TUK-67
Orillia Road South Overlay
Orillia Road S
S 188th Street to S 204th Street
Complete pavement repairs; overlay; and curb and gutter, sidewalk, and guardrail
repair.
06/09/25
06/16/25
2117
05
0.750
CE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
NHPP
105,000
0
0
105,000
S
CN
2026
NHPP
1,204,000
0
0
1,204,000
Totals
1,309,000
0
0
1,309,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
105,000
0
0
0
0
CN
0
1,224, 000
0
0
0
Totals
105,000
1,224,000
0
0
0
Report Date: June 09, 2025
Page 14
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
co
co
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
00
WA13494
S 119th St Pedestrian Bridge Painting
S 119th Street Bridge
West bank Duwamish River to East bank Duwamish River
Ongoing maintenance of the S 119th Street Pedestrian Bridge in the
Allentown/Duwamish neighborhoods. Painting of bridge is outstanding maintenance
needed.
06/09/25
06/16/25
2117
06
0.040
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
P
CN
2026
0
0
200,000
200,000
Totals
0
0
200,000
200,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
CN
200,000
0
0
0
0
Totals
200,000
0
0
0
0
Report Date: June 09, 2025
Page 15
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
05
WA-16476
S 124th St/50th PI S Reconfiguration
S 124th Street
49th Ave S to 51 st PI S
Reconfigure intersection to remove EB slip lane, new c/g/s on S 124th from 49th to
51 st, new paved shoulder walkway on south side of 124th connecting to existing
walkway on west side of 50th Pk, new stormwater treatment/rain garden in old slip
lane ROW.
06/09/25
06/16/25
2117
21
0.140
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
0
0
275,000
275,000
P
CN
2027
0
TIB
1,300,000
550,000
1,850,000
Totals
0
1,300,000
825,000
2,125,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
275,000
0
0
0
0
CN
0
1,850,000
0
0
0
Totals
275,000
1,850,000
0
0
0
Report Date: June 09, 2025
Page 16
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
03
WA-15108
S 133 St/SR599 Southbound Intersection
S 133rd Street
SR 599 SB Ramp to
Design and construct intersection improvements, which could include a new traffic
signal or a roundabout,
lighting, pedestrian facilities, and drainage.
06/09/25
06/16/25
2117
03
C G O P S
TW
0.100
Yes
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
P
PE
2028
0
0
400,000
400,000
P
RW
2028
0
0
150,000
150,000
P
CN
2029
0
TIB
1,620,000
1,080,000
2,700,000
Totals
0
1,620,000
1,630,000
3,250,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
0
0
400,000
0
0
RW
0
0
150,000
0
0
CN
0
0
0
2,700,000
0
Totals
0
0
550,000
2,700,000
0
Report Date: June 09, 2025
Page 17
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
05
TUK-65
S 144th Street Bridge Sidewalks
S 144th Street Bridge
51 st Ave S to 53rd Ave S
The project entails replacing approximately 320 feet of raised bridge deck on the S
144th street bridge with 6-foot-wide sidewalks, which will be separated from the
traffic lanes by a crash tested barrier and a pedestrian railing. Sharrows will also be
added to the traffic lanes for bicycle traffic.
06/09/25
06/16/25
2117
28
0.060
DCE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
STBG(UL)
500,000
0
79,000
579,000
P
CN
2027
SRTS
2,000,000
0
720,000
2,720,000
Totals
2,500,000
0
799,000
3,299,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
579,000
0
0
0
0
CN
0
2,720,000
0
0
0
Totals
579,000
2,720,000
0
0
0
Report Date: June 09, 2025
Page 18
Wwasningtan state
A Tr Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
19
WA-1111;
S 152nd Street Pedestrian and Bike Improvements
S 152nd Street
Tukwila International Blvd to 42nd Avenue S
Install curb, gutter, shared use path and sidewalks on S 152nd Street, including
widening pavement and construction of a buffer between the roadway and sidewalk
on the south side.
06/09/25
06/16/25
2117
05
C G O P S
TW
0.300
Yes
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
0
0
274,000
274,000
S
RW
2026
0
0
200,000
200,000
P
CN
2027
0
TIB
2,500,000
500,000
3,000,000
Totals
0
2,500,000
974,000
3,474,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
270,000
0
0
0
0
RW
230,000
0
0
0
0
CN
0
3,000,000
0
0
0
Totals
500,000
3,000,000
0
0
0
Report Date: June 09, 2025
Page 19
Wwasningtan state
A Tr Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
co
t
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
04
WA-15829
S Ryan Way
SR 900 to 51st Ave S
Resurface and rechannel S Ryan Way to improve failing pavement and improve
safety. Add pedestrian and bicycle facilities where appropriate. Signalize intersection
with 47th Avenue S to accommodate future growth and improve safety.
06/09/25
06/16/25
2117
06
C G P S T
W
0.500
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
0
0
500,000
500,000
P
PE
2026
SRTS
100,000
0
0
100,000
P
RW
2026
SRTS
200,000
0
100,000
300,000
P
CN
2027
SRTS
5,000,000
TIB
5,000,000
2,800,000
12,800,000
Totals
5,300,000
5,000,000
3,400,000
13,700,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
600,000
0
0
0
0
RW
300,000
0
0
0
0
CN
0
12,800,000
0
0
0
Totals
900,000
12,800,000
0
0
0
Report Date: June 09, 2025
Page 20
waraningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
00
TUK-64
South King County TDM
South King County
N/A to N/A
This project will provide TDM programming and services at selected activity centers
in Tukwila and partnering South King County jurisdictions. Activity centers include
community hubs, commercial areas, business parks, multifamily housing complexes,
and educational institutions. For example, places such as Tukwila International
Boulevard District, Southcenter, and Sea-Tac Airport. By providing transportation
resources and incentives, the project will encourage people to choose sustainable
transportation options that reduce drive -alone travel and traffic congestion in South
King County. TDM services will be provided to residents, commuters, and visitors,
targeting those willing and able to try sustainable modes of transportation. The
program will work in partnership with partner agencies, nonprofits, employers, and
community organizations.
06/09/25
06/16/25
2117
24
0.000
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PL
2026
CMAQ
449,567
OTHER
20,164
50,000
519,731
Totals
449,567
20,164
50,000
519,731
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PL
129,933
0
0
0
0
Totals
129,933
0
0
0
0
Report Date: June 09, 2025
Page 21
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
m
t
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
04
WA-15813
Southcenter Blvd Bikeway and Pedestrian Crossing Upgrades
Southcenter Boulevard
International Boulevard to 42nd Avenue S
Improve the existing bike lanes and crosswalks on Southcenter Blvd within a half -
mile of Tukwila International Boulevard Station (TIBS). Re-channelize to 11 ft general
purpose lanes to accommodate separated (tuff curb and post) bike lanes. Tighten
intersection with 40th Ave S to shorten crossing distance. Add bike channelization
and upgrade to high -visibility crosswalk markings at Southcenter Blvd/TIBS station
entrance and Southcenter Blvd/42nd Ave S intersections.
06/09/25
06/16/25
2117
28
C G P S T
W
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
CN
2026
0
0
325,000
325,000
Totals
0
0
325,000
325,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
CN
325,000
0
0
0
0
Totals
325,000
0
0
0
0
Report Date: June 09, 2025
Page 22
1,7wasningtan state
40 Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
in
t
g.
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
03
WA-16478
Southcenter Blvd Road Diet (with Lake to Sound Regional Trail)
Southcenter Boulevard
S 66th Ave to 53rd Ave S
As part of the King County led Lake to Sound Regional Trail F1 Phase, narrow
Southcenter Blvd from 5 lanes to 3 lanes between approx. 62nd Ave S and 66th Ave
S. Reconfigure signal operations at 66th Ave S to include dual WB left turn lanes and
a single WB thru lane. All lanes will generally shift to the south of the existing ROW
to allow for construction of the Lake to Sound trail and trail buffering.
06/09/25
06/16/25
2117
28
C G O P S
TW
0.930
DCE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PE
2026
0
0
135,000
135,000
P
CN
2027
0
OTHER
2,383,000
372,000
2,755,000
Totals
0
2,383,000
507,000
2,890,000
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
PE
135,000
0
0
0
0
CN
0
2,755,000
0
0
0
Totals
135,000
2,755,000
0
0
0
Report Date: June 09, 2025
Page 23
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
00
WA-13491
Transportation Demand Management Implementation
to
Provision of TDM services to Commute Trip Reduction -affected employment sites.
Facilitate employer reporting and records associated with biennial CTR survey.
Engage CTR employment sites with opportunities for improvement and remain
connected via technical meetings with other CTR jurisdictional representatives.
06/09/25
06/16/25
2117
44
0.000
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
ALL
2026
0
WSDOT
93,300
0
93,300
P
ALL
2027
0
WSDOT
186,600
0
186,600
Totals
0
279,900
0
279,900
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
ALL
46,650
46,650
46,650
46,650
4,665,093,300
Totals
46,650
46,650
46,650
46,650
4,665,093,300
Report Date: June 09, 2025
Page 24
wasningtan state
Departmental Transportation
Agency: Tukwila
County: King
MPO/RTPO: PSRC
Y Inside
Six Year Transportation Improvement Program
From 2026 to 2031
N Outside
Functional
Class
Priority Number
A. PIN/Project No. B. STIP ID
C. Project Title
D. Road Name or Number
E. Begin & End Termini
F. Project Description G. Structure ID
Hearing
Adopted
Amendment
Resolution No.
Improvement Type
Utility Codes
Total Length
Environmental Type
RW Required
00
TUK-69
Tukwila and South King County TDM
Tukwila and South King County
N/A to N/A
This project will provide TDM programming and services to help people access
sustainable transportation options that reduce drive -alone travel and traffic
congestion in Tukwila and South King County. Tukwila's TDM Program reaches
people regionally at employment centers, community hubs, multifamily housing
complexes, and educational institutions.
06/09/25
06/16/25
2117
24
0.000
CE
No
Funding
Status
Phase
Phase Start Year (YYYY)
Federal Fund Code
Federal Funds
State Fund Code
State Funds
Local Funds
Total Funds
S
PL
2026
0
WSDOT
416,000
10,700
426,700
S
PL
2027
CMAQ
550,000
0
0
550,000
P
PL
2028
0
WSDOT
416,000
10,700
426,700
Totals
550,000
832,000
21,400
1,403,400
Expenditure Schedule
Phase
1st
2nd
3rd
4th
5th & 6th
ALL
213,350
350,850
350,850
350,850
137,500
Totals
213,350
350,850
350,850
350,850
137,500
Federal Funds
State Funds
Local Funds
Total Funds
Grand Totals for Tukwila
44,055,567
39,090,064
32,140,786
115,286,417
Report Date: June 09, 2025
Page 25
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
6/16/25
LH
ITEM No.
4.F.
ITEM INFORMATION
STAFF SPONSOR: LAUREL HUMPHREY
ORIGINAL. AGENDA DATE: 6/16/25
AGENDA ITEM TITLE Resolution adopting the 2026 South King Housing and Homelessness Partners Work
Plan and Budget
CATEGORY ❑ Discussion
Mtg Date
❑ Motion
Mtg Date
11 Resolution
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Mtg Date
Mtg Date 6/16/25
❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR 0 Council 11 Mayor
SPONSOR'S This is the annual resolution required by the ILA to adopt the SKHHP work plan and
SUMMARY budget. These are consistent with the interlocal agreement and were approved by the
SKHHP Board on 5/16/25. Mayor McLeod and Councilmember Martinez serve as Tukwila's
representatives on the Board.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
DATE: 6/9/25 COMMITTEE CHAIR: HEDRICK
Planning & Community
Dev.
❑ Planning Comm.
RECOMMENDATIONS:
SPONSOR/ADMIN.
COMMITTEE
Laurel Humphrey
Majority Approval; Forward to 6/16 Regular Consent Agenda
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$15,085 $15,085 $
Fund Source: GENERAL FUND
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
6/16/25
MTG. DATE
ATTACHMENTS
6/16/25
Informational Memorandum dated 5/23/2025.
Presentation
Draft Resolution
Minutes from the 6/9/25 PCD Committee meeting (distributed separately)
171
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning & Community Development Committee
FROM: Claire Goodwin , Executive Manager, SKHHP
Laurel Humphrey, Legislative Analyst
DATE: May 23, 2025
SUBJECT: Resolution adopting the 2026 SKHHP Work Plan and Budget
BACKGROUND
The South King Housing and Homelessness Partners (SKHHP) was established through an
interlocal agreement between nine South King County cities and King County to work
together and share resources to increase options for South King County residents to access
affordable housing and preserve existing affordable housing. SKHHP currently has 12
member jurisdictions. Mayor Thomas McLeod and Councilmember Dennis Martinez
(alternate) are currently representing Tukwila on the Executive Board. Consistent with the
SKHHP Interlocal Agreement, the SKHHP 2026 work plan and budget must be adopted by the
SKHHP Executive Board and approved by each member jurisdiction's legislative body.
DISCUSSION
Every year, an annual work plan and budget is developed in collaboration with the SKHHP
Executive Board and staff work group to guide the work of SKHHP staff in the coming year.
The 2026 Executive Board recommended work plan was developed through a survey to the
Executive Board on their priorities in January and an interactive in -person discussion in
March. The 2026 work plan and budget was adopted on May 16, 2025 at the Executive Board's
regularly scheduled meeting.
The 2026 work plan includes four goals with corresponding action items. Each action item is
prioritized as higher, medium, or lower priority. Indicators are included to measure progress
on the goals. The four goals, which are the same as 2025's goals, include the following:
1. Fund the expansion and preservation of affordable housing
2. Develop policies that expand and preserve affordable housing
3. Serve as an advocate for South King County
4. Manage operations and administration
The 2026 SKHHP operating budget totals $501,975, supporting two full-time staff, and
includes itemization of all categories of budgeted expenses and itemization of each
jurisdiction's contribution, including in -kind services. Operating revenues originate from
SKHHP member contributions. As discussed in 2024 with Council, contributions are proposed
to increase 15% annually for each member jurisdiction through 2026 as approved by the
Executive Board in July 2021 to work towards a balanced budget whereby SKH HP's revenues
can fully support the budgeted expenditures. These projected member contributions assume
no additional staff would be added. Member contributions are based on population size
accordingly, and no members are moving into a new population tier in 2026:
172
INFORMATIONAL MEMO
Page 2
Population tier
2023
Contribution
2024
Contribution
2025
Contribution
2026
Contribution
<10,000
$5,290
$6,084
$6,996
$8,045
10,001- 35,000
$9,919
$11,407
$13,118
$15,085
35,001- 65,000
$19,838
$22,814
$26,236
$30,172
65,000 - 100,000
$34,385
$39,543
$45,474
$52,295
100,000+
$44,965
$51,710
$59,466
$68,386
Salaries and benefits are proposed to increase by 0.3% in 2026. This is to align with actual
expenditures in this category. Interfund IT, which is the amount paid to SKHHP's
administering agency (City of Auburn) for IT services, is proposed to increase by 14%.
Professional Services is proposed to increase by 46% ($26,000) due to an every other year
data update to the SKHHP Affordable Housing Inventory Dashboard ($18,000) and anticipated
higher rates for contracted services. Professional Services include Advisory Board
compensation (unchanged in 2026), contract attorney expenses ($30,000 in 2026 which is
$5,000 more than 2025), data update to the SKHHP Affordable Housing Inventory Dashboard
($18,000), third -party construction reports ($6,000), travel ($6,000), professional development
($6,800), Housing Development Consortium member dues ($725), and an annual license fee
($20). The proposal includes aligning budgeted categories with SKHHP's administering
agency. SKHHP continues to spend down the fund balance from previous cost -savings to
mitigate any additional increases to member contributions.
The 2026 Executive Board recommended operating budget includes $501,975 to be set -aside
in reserve sourced from interest earned primarily on the Housing Capital Fund balance. This
amount is the equivalent of 100% of SKHHP's annual budgeted expenses as discussed over
three public meetings and adopted by the SKHHP Executive Board on May 16, 2025. Interest
earned in 2024 on all SKHHP funds totaled $540,377. Interest earned in 2024 by jurisdiction to
be set -aside in reserve with the remaining supporting the 2025 Housing Capital Fund funding
round are as follows:
TABLE 1: INTEREST EARNED BY JURISDICTION 2024AND BOARD RECOMMENDED ALLOCATIONS
JURISDICTION
AUBURN
BURIEN
COVINGTON
DES MOINES
FEDERAL WAY
KENT
Reserve
Housing Capital TOTAL 2024 Interest
Fund EARNINGS
$26,486 $2,026 $28,512
$12,530 $959 $13,489
$29,074 $2,224 $31,298
$5,358 $409 $5,767
$22,682 $1,735 $24,417
$327,110 $25,024 $352,134
173
INFORMATIONAL MEMO
Page 3
MAPLE VALLEY
NORMANDY PARK
RENTON
SEATAC
TUKWILA
KING COUNTY
TOTAL
$22,306 $1,707 $24,013
$682 $52 $734
$36,229 $2,772 $39,001
$13,384 $1,024 $14,408
$6,134 $470 $6,604
$501,975
$38,402 $540,377
To spend interest earnings requires the approval of each SKHHP member with allocated
earned interest based on their contributions. With the adoption of the 2026 SKHHP operating
budget which incorporates a portion of the interest earnings into an unrestricted fund
balance in reserve, the City Council is providing authorization for SKHHP to use those funds
towards the unrestricted fund balance in reserve. These funds will assist in future years
should there be an economic recession and members choose to pause an increase in dues or
other unexpected expense arises. The remaining amount will go towards the 2025 funding
round of the Housing Capital Fund and Council will provide approval to use those funds
during the annual concurrence process in early 2026.
RECOMMENDATION
Staff recommends Committee approval of the resolution to forward to the June 16, 2025
Regular Consent Agenda.
1. The 2026 SKHHP work plan and budget is consistent with the Interlocal Agreement
and relevant subsequent Companion Agreements between Auburn, Burien,
Covington, Des Moines, Federal Way, Kent, Maple Valley, Normandy Park, Renton,
SeaTac, Tukwila, and King County.
2. The 2026 SKHHP work plan and budget incorporates the feedback and priorities of the
SKHHP Executive Board made up of representatives of each participating jurisdiction.
ATTACHMENTS
1.Presentation
2.Draft Resolution
174
South King Housing and
Homelessness Partners (SKHHP)
2026 Work Plan and Budget
Claire V. Goodwin, SKHHP Executive Manager
cvgoodwin@skhhp.org
SK'I'
v
0,
itt About SKHHP
■ 2019: SKHHP was formed via an Interlocal Agreement
• Twelve member jurisdictions include:
• Auburn . Federal Way . Renton
• Burien D Kent , SeaTac
• Covington . Maple Valley . Tukwila
Des Moines , Normandy Park , King County
• Mission:
• South King County jurisdictions working together and sharing resources to create a
coordinated, comprehensive, and equitable approach to increasing housing stability, reducing
homelessness, and producing and preserving quality affordable housing in South King County.
• Interlocal agreement requires City Council adoption of annual work plan and budget
SK:I:
At2026 Work Plan Development Process
Executive
Board
Survey
t
Draft review
by Staff
Work Group
Executive
Board
reviews
draft and
provides
feedback
Final draft
reviewed by
Staff Work
Group
o
Final draft
reviewed
and adopted
at May 16
Executive
Board
meeting
r
Council
adoption
You are here!
SK:I:
2026 Work Plan Goals
Dnp
1. Fund the expansion and preservation
of affordable housing.
2. Develop policies to expand and
preserve affordable housing.
3. Serve as an advocate for South King
County.
4. Manage operations and administration.
SK:I:
itt 2026 Operating Budget
■ Total operating budget: $501,975
■ 64% funds salary and benefits (2 FTEs)
■ Revenue:
■ Operating revenues come from member jurisdiction annual contributions and based on population tiers
■ Executive Board adopted policy in July 2021
■ 15% increase in member contributions each year through 2026
■ Expenses:
■ Professional Services increasing due to data update to Affordable Housing Inventory Dashboard and
anticipated higher rates for contracted services (legal assistance for developing housing contracts and
third -party constriction review of applications)
■ Professional Services incorporates Advisory Board compensation, contract attorney expenses, data update to
dashboard, third -party construction reports, professional development, travel, non-profit dues, and annual license
■ Continuing to spend down cost savings from previous years to balance additional
contribution increases
■ Interest earnings incorporated into unrestricted fund balance in reserve
SK:I:
itt Operating Contributions by Population
Member
Jurisdiction
Population Tier
2023
Contribution
2024
Contribution
2025
Contribution
2026
Contribution
<10,000
$5,290
$6,084
$6,996
$8,045
10,001 - 35,000
$9,919
$11,407
$13,118
$15,086
35,001 - 65,000
$19,838
$22,814
$26,236
$30,171
65,000 - 100,000
$34,385
$39,543
$45,474
$52,295
100,000+
$44,965
$51,710
$59,466
$68,386
SK:I:
Att Population by City and Year
SKHHP Member
Jurisdictions
Auburn
Burien
Covington
Des Moines
Federal Way
Kent
Maple Valley
Normandy Park
Renton
SeaTac
Tukwila
King County
(unincorporated)
Population
(OFM 2021
estimate)
Total: 83,950
KC: 73,901
53,290
20,890
32,820
99,590
132,400
6,740
106,500
32,000
21,970
Population
(OFM 2022
estimate)
Total: 88,750
KC: 78,690
52,490
21,200
33,160
101,800
137,900
28,920
6,790
107,500
31,910
22,620
248,160
Population
(OFM 2023
estimate)
Total: 88,820
KC: 78,760
52,560
21,600
33,260
102,000
139,100
29,250
6,840
107,900
31,740
22,780
249,060
Population
(OFM 2024
estimate)
Total: 88,950
KC: 78,890
53,000
22,000
33,400
102,500
140,400
29,320
6,855
108,800
32,710
22,930
249,575
Population
(OFM 2025
estimate)
Data not
published until
June 30, 2025
SK:I:
South King Housing and Homelessness Partners
Thank you!
Claire V. Goodwin, SKHHP Executive Manager
cvgoodwin@skhhp.org
SK:I:
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUKWILA, WASHINGTON, • OPTING
THE SOUTH KING HOUS AND
HOMELESSNESS PARTNERS WORK
PLAN AND 2026 OPERATING ► G
WHEREAS, on February 21, 2019, the of T wila eni red into an Interlocal
Agreement (ILA) with 8 other south King County ie- d King County to form the South
King Housing and Homelessness Partners (SKH ` and
WHEREAS, pursuant to the Interloca gr-. -:ch participating jurisdiction must
approve an annual work plan each vear to - th- - ork of SKHHP staff; and
WHEREAS, pursuant to
approve SKHHP's annual
budgeted expenses a
services; and
\ement, each participating jurisdiction must
-;udes an itemization of all categories of
ion of each Party's contribution, including in -kind
WHEREAS, th- 'urpose f the annual work plan and budget is to provide
management and bud• •ui• ce, and to implement the overarching SKHHP goals to
work together and share .ources to increase the available options for south King
County residents to access affordable housing and to preserve the existing affordable
housing stock; and
WHEREAS, the 2026 work plan includes four goals with corresponding action items
that further SKHHP's mission; and
WHEREAS, on May 16, 2025, the SKHHP Executive Board adopted Resolution No.
2025-01, enacting the 2026 Work Plan and Operating Budget effective upon approval by
the legislative body of each party;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
SKHHP Work Plan & Operating Budget
Version: 05/23/2025
Staff: Laurel Humphrey
Page 1 of 2
183
Section 1. The City Council adopts the 2026 South King Housing and Homelessness
Partners Work Plan and 2026 Operating Budget hereby incorporated by reference as
"Attachment A."
Section 2. The City of Tukwila will transmit its annual contribution to SKHHP on an
annual basis during the first quarter of the calendar year.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
harp, cil President
File• 'th the City Clerk:
y the City Council:
tion Number:
Attachment A: Sout • si . nd Homelessness Partners Resolution No. 2025-
01 :opting 20 • SKHHP Work Plan and Operating Budget
SKHHP Work Plan & Operating Budget
Version: 05/23/2025
Staff: Laurel Humphrey
Page 2 of 2
184
RESOLUTION NO. 2025-01
A RESOLUTION OF THE EXECUTIVE BOARD OF THE SOUTH KING HOUSING AND
HOMELESSNESS PARTNERS (SKHHP), ADOPTING THE 2026 SKHHP WORK PLAN AND
OPERATING BUDGET
WHEREAS, pursuant to the Interlocal Agreement, the SKHHP Executive Board approves
an annual work plan and budget each year to guide the work of SKHHP staff; and
WHEREAS, pursuant to the Interlocal Agreement, the annual budget includes an
itemization of all categories of budgeted expenses and itemization of each Party's contribution,
including in -kind services; and
WHEREAS, upon adoption by the Executive Board, the annual work plan and budget will
be transmitted to each participating jurisdiction for approval by their legislative body; and
WHEREAS, the budget will not become effective until approved by the legislative body of
each jurisdiction and adopted by the SKHHP Executive Board; and
WHEREAS, if a party does not approve the work plan or budget in a timely manner, the
Executive Board may adopt the budget and work plan with a two-thirds majority vote; and
WHEREAS, the purpose of the annual work plan and budget is to provide management
and budget guidance, and implement the overarching SKHHP mission to work together and
share resources to increase the available options for South King County residents to access
affordable housing and to preserve the existing affordable housing stock; and
WHEREAS, the 2026 work plan includes four goals with corresponding action items that
further SKHHP's mission.
NOW, THEREFORE, THE EXECUTIVE BOARD RESOLVES as follows:
Section 1. The Executive Board adopts the 2026 SKHHP Work Plan in Attachment A.
Section 2. The Executive Board adopts the 2026 SKHHP Operating Budget in Attachment B.
Section 3. Each party's contribution to SKHHP's operating budget will be transmitted on an
annual basis during the first quarter of the calendar year.
Section 4. This Resolution will take effect and be in full force upon approval by the legislative
body of each participating jurisdiction.
Dated and signed this 11+11 day of M a , 2025.
NANCY BAK7toot
CHAIR, SOUTH KING HOUSING AND HOMELESSNESS PARTNERS
Resolution No. 2025-01
May 16, 2025
Page 1 of 7
185
RESOLUTION 2025-01 — ATTACHMENT A
SKHHP 2026 WORK PLAN
PURPOSE
Establish a 2026 SKHHP work plan and budget that is guided by Executive Board priorities, is
consistent with the SKHHP Interlocal Agreement, and furthers SKHHP's mission.
BACKGROUND
Established by an interlocal agreement, SKHHP jurisdictions work together and share resources to
increase options for South King County residents to access affordable housing and preserve existing
affordable housing. The 2026 SKHHP work plan builds on work done in previous years and was
developed in collaboration with the Executive Board and staff work group.
The work plan is organized into four goals with corresponding action items. Each action is identified by
priority as follows:
• Higher — Identified as higher priority by Executive Board or is necessary to carry out the Interlocal
Agreements
• Medium — Identified as mid -level priority
• Lower — Identified as lower priority
Quarterly budget and progress reports on the status of the work plan elements will be submitted to the
SKHHP Executive Board and the legislative body of each member jurisdiction as follows:
Quarter 1: May I Quarter 2: August I Quarter 3: November I Quarter 4: February
In accordance with the Interlocal Agreement, the 2026 SKHHP work plan and budget will be approved
by the SKHHP Executive Board and the legislative body of each member jurisdiction.
SKHHP MISSION
South King County jurisdictions working together and sharing resources to create a coordinated,
comprehensive, and equitable approach to increasing housing stability, reducing homelessness, and
producing and preserving quality affordable housing in South King County.
GOALS & ACTIONS
Goal
Actions
1.
Fund the expansion and preservation of
affordable housing.
1 through 5
2.
Develop policies to expand and preserve
affordable housing.
6 through 10
3.
Serve as an advocate for South King County.
11 through 16
4.
Manage operations and administration.
17 through 22
Resolution No. 2025-01
May 16, 2025
Page 2 of 7
186
Goal 1
Fund the expansion and preservation of affordable housing.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
1. Pool resources from member cities for the Housing Capital Fund,
including SHB 1406 funds, HB 1590 funds, and general funds.
•••
2. Develop and execute contract documents and covenants for projects
ready to move forward from 2023-24 Housing Capital Fund funding
rounds.
•••
3. Facilitate approval from participating Councils of recommended
projects from 2025 Housing Capital Fund funding round and prepare
contract documents and covenants for any projects ready to move
forward.
•••
4. Manage 2026 Housing Capital Fund funding round including adopting
annual guidelines, updating application materials, soliciting proposals,
and facilitating project selection.
•••
5. Encourage investment in South King County by private investors,
lenders, and philanthropies.
••
Indicators
o Number of housing units and number of projects funded with financial support from SKHHP
o Number of housing units preserved with financial support from SKHHP
o Total dollar amount pooled by member jurisdictions for Housing Capital Fund
o Total dollar amount from new sources of revenue added to the Housing Capital Fund
o Geographic diversity of applications received for annual Housing Capital Fund funding round
Resolution No. 2025-01
May 16, 2025
Page 3 of 7
187
ona
Goal 2
Develop policies to expand and preserve affordable housing.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
6. Facilitate implementation of subregional affordable housing
preservation strategies in coordination with South King County long-
range planners.
••
7. Facilitate updates to the Affordable Housing Inventory Dashboard.
••
8. Convene land use planners (SoKiHo) to increase coordination and
collaboration on housing policy and planning.
•
9. Build relationships with developers to learn from their perspective the
ways to encourage housing development, especially affordable housing.
•
10. Develop SKHHP Executive Board briefings on key housing and
homelessness topics, especially as they relate to the goals of the work
plan.
•
Indicators
o Number of subregional housing preservation strategies facilitated or supported
o Successful progress on update to the Affordable Housing Inventory Dashboard
o Number of relationships fostered with developers
o Number of Executive Board briefings on key housing and homelessness topics
Resolution No. 2025-01
May 16, 2025
Page 4 of 7
188
Goal 3
Serve as an advocate for South King County.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
11. Work collaboratively with public funders at the state and local levels to
increase alignment and promote shared affordable housing goals and
equitable geographic distribution of resources.
• •
12. Coordinate with the Advisory Board in collaboration with housing
organizations and stakeholder groups to provide education and
engagement opportunities for elected officials and community
members.
•
13. Represent SKHHP at relevant local and regional meetings and forums
that help advance SKHHP's mission and provide a voice for increasing
access to safe, healthy, and affordable housing in South King County.
•
14. Connect affordable housing developers with property owners who
intend to sell naturally occurring affordable housing in coordination
with member cities.
•
15. Meet with legislators as opportunities arise to inform about SKHHP's
mission, goals, and the Housing Capital Fund and host a legislative
forum (odd numbered years).
•
16. Organize a tour of affordable housing sites in South King County with
priority given to visiting Housing Capital Fund supported projects (even
numbered years).
•
Indicators
o Number of collaborative work sessions held with public funders
o Number of events or engagement opportunities Advisory Board members organize or
support
o Number of meetings, forums, or events attended that advance SKHHP's mission
o Number of meetings with legislators that promote SKHHP and South King County
o Number of affordable housing developers connected with property owners intending to sell
naturally occurring affordable housing
o South King County legislative forum or affordable housing tour successfully executed
Resolution No. 2025-01
May 16, 2025
Page 5of7
189
Goal 4
Manage operations and administration.
Actions
Priority of Actions
••• = Higher
•• = Medium
• = Lower
17. Develop annual work plan and budget.
•••
18. Generate and distribute quarterly progress reports to SKHHP Executive
Board and member jurisdictions.
•••
19. Work with administering agency to maintain records and produce
regular financial reports for the SKHHP Housing Capital Fund and SKHHP
Operating Account.
•••
20. Organize and host monthly Executive and Advisory Board public
meetings.
•••
21. Establish and implement monitoring and compliance process to ensure
Housing Capital Fund projects maintain affordability for tenants.
•••
22. Maintain and update the SKHHP website.
••
Indicators
o Work plan and budget adopted
o Quarterly progress reports prepared and presented to Executive Board
o Financial reports and public records maintained
o Monthly Executive and Advisory Board meetings held
o Process established for monitoring and compliance of Housing Capital Fund projects
o Website maintained
Resolution No. 2025-01
May 16, 2025
Page 6 of 7
190
RESOLUTION 2025-01 — ATTACHMENT B
2026 SKHHP Operating Budget
Estimated beginning fund balance - January 1, 2026
Estimated ending fund balance - December 31, 2026
REVENUES
Auburn
Burien
Covington
Des Moines
Federal Way
Kent
Maple Valley
Normandy Park
Renton
SeaTac
Tukwila
King County*
Additional King County*
Office space (in -kind donation)
TOTAL REVENUES
Spend down balance
TOTAL
$ 337,293
$ 293,417
$ 52,295
$ 30,171
$ 15,086
$ 15,086
$ 68,386
$ 68,386
$ 15,086
$ 8,045
$ 68,386
$ 15,086
$ 15,086
$ 68,386
$ 6,614
$ 12,000
$ 458,099
$ 43,876
$ 501,975
EXPENSES
Salaries & Wages
Benefits
Professional Services
Interfund Allocations
Office Space (in -kind donation)
Supplies
Subtotal
Administering agency - 10% admin fee**
•
TOTAL
$ 253,191
$ 68,296
$ 81,945
$ 40,000
$ 12,000
$ 2,000
$ 457,432
$ 44,543
$ 501,975
RESERVE
TOTAL $ 501,975
*King County contribution based on the population of unincorporated King County is shown as increasing at the same rate as other partner jurisdictions and the additional allocation
decreasing to maintain a total contribution of $75,000 per year.
"10% administrative fee is calculated as a percentage of operating costs which excludes in -kind donations and carry -forwards.
Resolution No. 2025-01
May 16, 2025
Page 7 of 7
191
192
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
6/9/2025
TC
6/16/2025
TC
ITEM INFORMATION
ITEM NO.
4.G.
STAFF SPONSOR: MARTY WINE
ORIGINAL AGENDA DATE: 6/9/25
AGENDA ITEM TITLE Employee Benefit Broker services agreement: Gallagher
CATEGORY ® Discussion
Altg Date 6/9/25
® Motion
Alt Date 6/16/25
❑ Resolution
Mtg Date
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
bltg Date
SPONSOR ❑ Council ® Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PIF
SPONSOR'S
SUMMARY
The City of Tukwila previously engaged Alliant for employee benefits broker services under
a three-year contract from 2023 to 2025. Following a competitive RFP process, Gallagher
has been selected as the new provider. The contract has been vetted and reviewed by both
the City attorneys and Gallagher's legal team. As the proposed three-year agreement with
Gallagher (2025-2028) totals $84,000 annually and exceeds mayoral signing authority, I
respectfully request Council review and approval of the contract.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC
DATE: N/A
❑ Arts Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: N/A
RECOMMENDATIONS:
SPONSOR/ADMIN. TC Croone/Human Resources
COMMITTEE N/A
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$84,000
AMOUNT BUDGETED APPROPRIATION REQUIRED
$150,000 $
Fund Source: 2025-2026 APPROVED BUDGET
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
6/9/25
Forward to next Regular Meeting Consent Agenda
MTG. DATE
ATTACHMENTS
6/9/25
Informational Memo dated June 9, 2025
Professional Services Contract: Gallagher Benefit Services, Inc.
6/16/25
No attachments
193
194
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
6/9/25
BWM
ITEM INFORMATION
ITEM NO.
5.A.
STAFF SPONSOR: BRANDON MILES
ORIGINAL AGENDA DATE: 6/9/25
AGENDA ITEM TITLE Resolution: Disposition of Fire Station 51 — Declaring surplus, allowing for an
alternative process, and authorize an agreement with a broker.
CATEGORY ® Discussion
Mtn Date 6/9/25
® Motion
Mtg Date 6/16/25
Z Resolution
Mtg Date 6/16/25
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
AItg Date
SPONSOR ❑ Council ® Mayor ❑ Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ Ply
SPONSOR'S
SUMMARY
The purpose of this agenda item is to seek Council approval of the process to sell old Fire
Station 51 at 444 Andover Park East. Once the Council approves the process, staff would
solicit proposal and negotiate deals terms. If staff and the buyer(s) agree to deal terms,
staff would then return to the City Council requesting authorization to enter into a
purchase and sale agreement.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev.
❑ LTAC
DATE: N/A
❑ Arts Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: N/A
RECOMMENDATIONS:
SPONSOR/ADMIN. Approve.
COMMITTEE N/A
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$N/A
AMOUNT BUDGETED
$N/A
APPROPRIATION REQUIRED
$N/A
Fund Source: N/A
Comments: N/A
MTG. DATE
RECORD OF COUNCIL ACTION
6/9/25
MTG. DATE
ATTACHMENTS
6/9/25
Staff Informational Memoradum dated May 13, 2025
Draft Resolution
Powerpoint Presentation
Broker Listing Agreement
6/16/25
Final Resolution
195
City of Tukwila
Washington
Resolution No.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, DECLARING THE PROPERTY
LOCATED AT 444 ANDOVER PARK EAST (ASSESSOR
PARCEL NUMBER 022340-0080) TO BE SURPLUS; AND
APPROVING AN ALTERNATIVE SALE PROCESS AS
AUTHORIZED BY TUKWILA MUNICIPAL CODE SECTION
2.64.030(4).
WHEREAS, the City of Tukwila owns certain property located at 444 Andover Park
East also known as assessor parcel number 022340-0080 ("the Property"); and
WHEREAS, the Mayor and the City Council find the Property is surplus and no longer
needed, and that the sale of the Property is in the best interests of the City and the people
thereof; and
WHEREAS, Tukwila Municipal Code Chapter 2.64 provides for disposition of surplus
property;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. Declaration of Surplus. The property, both real and personal, located
at 444 Andover Park East and also known as assessor parcel number 022340-0080 ("the
Property"), belonging to the City of Tukwila, is hereby declared to be surplus.
Section 2. Sale of Surplus Property Authorized. Pursuant to Tukwila Municipal
Code (TMC) Section 2.64.030(4), the City Council hereby authorizes the Mayor and/or
his designee to engage in the alternative process for receiving offers, negotiating the price
of the Property, and negotiating additional deal terms as set forth in the Informational
Memorandum attached hereto as Exhibit A.
Section 3. Council to Review Purchase and Sale Agreement Terms. Prior to
execution of a purchase and sale agreement, the mayor and/or his designee shall report
to the City Council a recommended purchaser for the property and negotiated terms.
2025 Legislation: Declaring Property Surplus
Version: 06/02/2025
Staff: B. Miles
Page 1 of 2
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Section 4. Broker. The Mayor and/or designee is authorized to hire a broker to list,
market, and conduct other commercial real estate brokerage activities for the City of
Tukwila.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, at a Regular Meeting thereof this day of
2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Tosh Sharp, Council President
APPROVED AS TO FORM BY:
Office of the City Attorney
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Attachment: Exhibit A, Informational Memorandum dated May 13, 2025
2025 Legislation: Declaring Property Surplus
Version: 06/02/2025
Staff: B. Miles
Page 2 of 2
197
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
TO: Tukwila City Council
FROM: Brandon Miles, Mayor's Office
CC: Thomas McLeod
DATE: May 13, 2025
SUBJECT: Disposition of Old Fire Station 51
ISSUE
The purpose of this agenda item is to seek Council approval of the process to sell old Fire
Station 51 at 444 Andover Park East. Once the Council approves the process, staff will solicit
proposasl and negotiate deals terms. If staff and the buyer(s) agree to deal terms, staff would
then return to the City Council requesting authorization to enter into a purchase and sale
agreement.
BACKGROUND
The City owns an 81,000 square foot lot in the Southcenter District of the City that currently has
a largely vacant 15,519 square foot building on it. The property was the former home of Fire
Station 51 and also served as the headquarters for the City's fire department. As part of the
City's Public Safety Plan, the city relocated and constructed a new Fire Station 51 at the corner
of Southcenter Parkway and 5.180'h Street. It has been the city's intention to sell old Fire
Station 51 since the City has no short term or long-term needs for the property.
After the fire department moved off the site, the city temporarily relocated police evidence
vehicle storage into some of the bays at old Fire Station 51. The city is currently working on a
final, permanent relocation of the police evidence vehicle storage to a portion of the hanger at
the Fleet and Facilities Building.
The old Fire Station 51 building has significant issues, including a partial collapse of the roof,
stolen HVAC units, and other issues. The building creates financial liability for the City to both
maintain and in diverting facilities staff away from other facilities that need attention.
As part of the adopted two-year budget, the city included $5 million in proceeds from the sale of
the old fire station in 2026 as revenue to balance the city's operating budget. This one-time
revenue was intended to serve as a stop gap measure while the city examined fiscal
sustainability issues city wide.
DISCUSSION
The method for selling city owned property is outlined in Tukwila Municipal Code (TMC) 2.64.
While the City could call for bids, staff proposes that a more competitive process be used and
that City Council authorize, "...an alternative process for receiving offers, selecting a buyer, and
negotiating the price..." pursuant to TMC 2.64.030 (4).
Staff suggests that a broker be hired to market and represent the city on a potential disposition
of the property, like it was any commercial property listed for sale or lease. Formally listing the
property for sale and marketing it will likely result in the highest return to the City and make the
property disposition known to a wider audience. The site is zoned for light industrial and the
industrial market in the area is still extremely hot. The City has received two broker's estimates
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INFORMATIONAL MEMO
Page 2
for the property and would list the property for sale for around $4.2 million'. The City will also
consider an entity that is interested in entering into a long-term ground lease of the property (30-
50 years).
Staff propose the following general terms for any deal:
1. Highest financial value to the City. The City would consider the total financial value of
the property, including the intended user, and what tax revenue the City would receive
from the property over a specific period. The timing of receiving funds would be
considered as part of the total financial value. While the City would prefer to receive the
bulk of funds for the property in the near term, if the city received more funds by delaying
closing this would be considered as well.
2. Closing. The City would consider a longer closing period, if it resulted in a better
financial offer (see above). If a longer closing is requested, the city would want non-
refundable deposits made to the city. If the buyer is unable to close, the non-refundable
deposits would go to the city.
3. Past Performance by the Buyer. The buyer would need to have a demonstrated
history of being able to close the deal with the city and meet the agreed closing date.
4. Appraisal. To be conducted by the city after an initial offer is accepted and a signed
purchase and sale agreement is in place.
5. Zoning Standards. The city would consider possible zoning changes, provided those
changes are consistent with the vision of the Workplace District zoning. Any zoning
modifications would require City Council approval. The City would note this in our
marketing materials.
Staff is not requesting to enter into a purchase and sale agreement at this time. Once the city
has received sufficient offers and has worked to validate the offers, the City will come back to
the City Council with an update and a recommendation on a specific buyer. At that time staff will
request to enter into a purchase and sale agreement with the proposed buyer.
The proposed resolution will:
1. Declare the property surplus;
2. Authorize the sale and city to engage in an alternative process;
3. Outlines the City Council will review the purchase and sale terms; and
4. Authorizes the City to hire a broker (draft agreement is attached).
FINANCIAL IMPACT
As part of the 2025/2026 Budget the city assumed $5 million in revenue from the sale of the old
Fire Station 51 to occur in 2026. The suggested list price of $4.2 million is below the forecasted
revenue. However, this is the list price, and the final price could be higher or lower.
RECOMMENDATION
The City Council is being asked to forward the draft resolution to the June 16 regular council
meeting for possible adoption.
1 The property has a total value of just under $4 million. However, the City's
listing price assumes the cost of demolition that the buyer will factor in
when making an offer on the property.
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T0:
City of Tukwila
Thomas McLeod, Mayor
Mayor's Office - Marty Wine, City Administrator
The city of opportunity, the community of choice
Mayor McLeod
Councilmembers
FROM: Marty Wine, City Administrator
DATE: June 10, 2025
SUBJECT: City Administrator's Report
The City Administrator Report is meant to provide the Council, staff, and the community with an
update on the activities of the City and on issues that concern Tukwila. Please let me know if you
have any questions or need additional information about any of the following items.
1. Intergovernmental Update
• King County Green Schools: Mayor McLeod and Public Works staff attended the Tukwila
School District Board meeting on May 27 and provided congratulations to the school district
for schools for being recognized by King County as King County Green Schools and by the
Washington State Recycling Association for being recognized as the 2024 Recycler of the Year
- Public Agency. The school district's five schools implemented composting in the kitchens
and the cafeteria this school year and diverted enough trash to fill almost 6 school buses.
• Senior Awards Night: Mayor McLeod participated in the Senior Awards Night at Foster High
School on May 28, recognizing the students that are receiving Tukwila City of Opportunity
Scholarship awards.
• Cedar Hills Landfill Tour: On May 29 Mayor McLeod joined City staff on a tour of the Cedar
Hills Landfill in Maple Valley.
• Tukwila Promise Press Conference: Mayor McLeod joined Representative Bergquist, Dr.
Pedroza and others on May 28 for a press conference promoting Tukwila Promise.
• Meeting with Angolan Consulate: Mayor McLeod and Director Miles met with members of
the Angolan Consulate on June 6 to discuss the local committee of immigrants in the region.
• Tukwila School District Monthly Provider Meeting: Human Services staff participated in a
monthly Tukwila School District provider meeting, discussing year end activities.
• King County Flood Control District (KCFCD) Partner Planning Committee Meeting: The
KCFCD is moving forward with the development and implementation of the Lower Green
River Corridor Flood Hazard Management Plan. This plan will guide the identification and
prioritization of investment in levees, revetments, and other flood protection throughout
Renton, Kent, Auburn and Tukwila. The kickoff meeting is scheduled for June 18.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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City Administrator's Report
June 10, 2025
Page 2
II. Community Events
• Airport University Class Presentation: Transportation Demand Management staff
presented to an Airport University class on 5/28 and distributed ORCA cards.
• Youth Transit Promotion at Foster High School: Transportation Demand Management staff
engaged with students during lunch at Foster High School on May 30. Youth ORCA cards were
distributed and free youth transit and Metro Flex, programs were promoted both of which
students can use to get to the Tukwila Community Center for free.
• New Duwamish Park Playground: A new playground is being installed at Duwamish Park in
partnership with KABOOM! and their funding partner Delta Air Lines. A new 5,000-square-foot
playground is being installed at Duwamish Park, nearly doubling the size of play and outdoor
activities at the park. Parks & Recreation is seeking community input on the design. Two
design sessions were held at the Tukwila Community Center on June 9. Community members
can provide input by an online survey at https://bit.ly/Design Duwamish Park.
III. Staff Updates
Public Safety
• Basketball Game with Foster High School: On June 5 Tukwila, Renton and Federal Way
Police Officers along with Officers from the Department of Corrections, participated in a
basketball game against the Foster High School Bulldogs team.
• Special Olympics Law Enforcement Torch Run: On June 20 the Special Olympics Law
Enforcement Torch Run will be making its way through Tukwila. Tukwila Police Department
members will participate and run the torch through Tukwila's portion which begins at
Aviation High School and ends at 170th and Pacific Highway.
Project Updates
• Boeing Access Road Light Rail Station: Community Development staff continue to meet
with Sound Transit to refine the design of the Boeing Access Road Station and ensure that the
City's priorities are considered.
• Staff have submitted a final report to closeout a Washington State Department of Natural
Resources Urban/Community Forestry Grant. Work accomplished via this grant includes:
0 353 ivy survival rings cut, 145,000 square feet of herbicidal application, 30,000 square
feet of manual ground ivy removal, and 593 invasive trees/shrubs treated with direct
herbicidal injection in Southgate Park
o Creation of Site Assessment and Restoration Plans for Southgate Park, Crestview Park,
Riverton Park, Codiga Park.
• Freeway/Highway Litter Clean -Up: Totem Logistics, Inc. will be cleaning up litter on
freeway/highway on and off ramps in Tukwila over the next few weeks. This work is funded
entirely by a Department of Ecology grant.
• Chinook Wind Public Access: Two interpretive signs as well as a trash receptacle were
installed at Chinook Wind Public Access. Visitors can enjoy learning about salmon and tidal
cycles as they walk the trail around the permitter of Chinook Wind. Benches are coming soon.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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City Administrator's Report
June 10, 2025
Page 3
• Surface Water Project: Water Quality Retrofit Project on SR 599 off ramp (north bound) to
Tukwila International Boulevard is scheduled to start June 16 and take 4-6 weeks. The work
will occur at night to avoid impacts during the day as this is a high traffic volume corridor.
Boards, Commissions and Committees
We welcome the City Council to encourage community members to apply for vacant Board &
Commission positions.
• Arts Commission: The next meeting is scheduled for June 18, 2025.
2 resident position terms expire March 31, 2026.
No vacancies.
• Civil Service Commission: The next meeting is scheduled for June 26, 2025.
1 resident position term expires March 31, 2026.
No vacancies.
• COPCAB: The next meeting is scheduled for June 12, 2025.
3 resident position terms expire March 31, 2026.
VACANT: 1 Business Position and Student Representative.
• Equity & Social Justice Commission: The next meeting is scheduled for July 3, 2025.
1 City Employee position term expires March 31, 2026.
2 Education position terms expire March 31, 2026.
1 Community position term expires March 31, 2026.
No vacancies.
• Human Services Advisory Board: The next meeting is scheduled for August 21, 2025.
1 Resident position term expires March 31, 2026.
1 School District position term expires March 31, 2026.
1 Medical/Health position term expires March 31, 2026.
No vacancies.
• Library Advisory Board: The next meeting is scheduled for July 1, 2025.
3 Resident position terms expire March 31, 2026.
VACANT: Student Representative.
• Lodging Tax Advisory Committee: The next meeting is scheduled for June 13, 2025.
All positions are 1-year terms.
VACANT: 1 Business Collecting Tax Representative
• Park Commission: The next meeting is scheduled for June 11, 2025.
2 Community position terms expire March 31, 2026.
VACANT: Student Representative.
• Planning Commission: The next meeting is scheduled for June 26, 2025.
No vacancies.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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City Administrator's Report
June 10, 2025
Page 4
IV. Responses to Council/Community Inquiries
Date of
Inquiry
Inquiry
Response
June 9, 2025
Councilmember
Administration reviewed and restructured the 2025 High
Martinez asked about
School Internship Program in early 2025. In late April, due
the status of the high
to limited interest, staff capacity, and funding, we
school internship
decided to pause the program. We will continue to re-
program.
evaluate individual internship and program possibilities '
for next year with a goal of exposure to city opportunities
and a good quality, relevant student experience.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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Tentative Agenda Schedule
MEETING1—
REGULAR
MEETING2—
C.O.W.
MEETING3—
REGULAR
MEETING 4—
C.O.W.
JUNE 2
See below links for the
agenda packets to view the
agenda items:
June 2, 2025
Work Session - Cancelled
June 2, 2025
Regular Meeting
JUNE 9
See below links for the
agenda packets to view the
agenda items:
June 9, 2025
Committee of the Whole /
Special Meeting
JUNE 16
See below links for the
agenda packets to view the
agenda items:
June 16, 2025
Work Session - Cancelled
June 16, 2025
Regular Meeting
JUNE 23
PUBLIC HEARING
- Ordinance updating Commute
Trip Reduction Plan.
SPECIAL ISSUES
- Trupdating Commute
Tripdnance Reduction Plan.
- City Compensation Policy review.
Special Meeting to follow the
Committee of the Whole
Meeting.
CONSENT AGENDA
- Ordinance updating Commute
Trip Reduction Plan.
MEETING1—
REGULAR
MEETING2—
C.O.W.
MEETING3—
REGULAR
MEETING4—
C.O.W.
JULY 7
JULY 14
PRESENTATION
- Police Department Distinguished
Service Medal to Officer Jason
Wollan.
SPECIAL ISSUES
- Resolutions adopting City
Investment and Debt Policies.
- Resolution adopting City
Compensation Policy.
State of the Capital
Improvement Program — semi
annual update.
- Franchise Agreement with
HyperFiber.
JULY 21
•JULY 28
WORK SESSION
WORK SESSION
Work Session cancelled.
2024-2025 Human Services update.
- Revenue Proviso Report.
REGULAR MEETING
REGULAR MEETING
Regular Meeting cancelled.
CONSENT AGENDA
- Supplemental Agreement #2 for
Southcenter Boulevard / 65th Avenue
Signal.
- Interagency Agreement with King
County Parks.
- Franchise Agreement with
HyperFiber.
UNFINISHED BUSINESS
- Project update on Recreation
Programming Plan and Tukwila
Community Center Business Plan.
- Resolutions adopting City
Investment and Debt Policies.
- Resolution adopting City
Compensation Policy.
- Grant from Commerce / EPA for
Critical Area Ordinance and NPDES
item.
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