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HomeMy WebLinkAboutOrd 1865 - Tukwila International Boulevard Revitalization Plan and Designof Tukwila Washington Cover page to Ordinance 1865 The full text of the ordinance follows this cover page. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY ZONING REGULATIONS AND THE ZONING MAP AS CODIFIE4 AT TITLE 18 OF THE TUK1N1LA MUNICIPAL CODE TO IMPLEMENT THE PACIFIC HIGHWAY REVITALIZATION PLAN AND ADDRESS THE SITING, DESIGN AND REVIEW OF ESSENTIAL PUBLIC FACILITIES; PROVIDING FOR SEVERABIL1TY AND CONSTITUTIONALITY; AND ESTABLISHING AN EFFECTIVE DATE. Ordinance 1865 was amended or repealed by the following ordinances. REPEALED Section(s) Repealed R ealed by Ord # 34, 35 2084 5, 6, 9, 10, 13, 14, 16, 17, 19, 20, 21, 23, 24, 27-29, 32, 33, 36, 38-47 2500 AMENDED Section(a) Amended Amended by Ord # 1954 1, 2, 47, 50, 51, 54 2235 4,7, 8, 12, 22, 50, 53 2257 5, 13, 18-20, 25, 29, 31, 33, 35, 45, 47 (also part as codified at TMC 18.12.020 "Permitted Uses") 1976 7, 11, 15, 27, 28, 30, 32, 36, 38, 46, 50, 51 2368 7, 11, 16, 18, 19, 23, 27, 28, 32, 36, 38, 40 (part), 46, 50 2251 9, 13, 51 2199 10, 14, 17, 33-35 2097 11, 15, 30, 49, 50, 54 2005 16, 19, 23, 28, 32, 36, 38, 40, 42, 44, 46 2135 16, 19, 27, 28, 32, 36, 38, 40, 44 2287 18, 25 2581 25, 31 1872 27 1971, 1986, 2021 28, 32 1974 39, 41, 43, 45, 47, 55 1991 41, 47 2332 42, 44 2335 44 2028 50 2118, 2442 51 1986, 2442, 2580, 2627 18,25,31 2678 REPEALED Section(s) Repealed R ealed by Ord # 34, 35 2084 5, 6, 9, 10, 13, 14, 16, 17, 19, 20, 21, 23, 24, 27-29, 32, 33, 36, 38-47 2500 �J�v.11LA wgsy -k 2 Ji Q O "1908 ity 6 1a o u i Washington Ordinance No. —Zff AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY ZONING REGULATIONS AND THE ZONING MAP AS CODIFIED AT TITLE 18 OF THE TUKWILA MUNICIPAL CODE TO IMPLEMENT THE PACIFIC HIGHWAY REVITALIZATION PLAN AND ADDRESS THE SITING, DESIGN AND REVIEW OF ESSENTIAL PUBLIC FACILITIES; PROVIDING FOR SEVERABILITY AND CONSTITUTIONALITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila adopted the Pacific Highway Revitalizaton Plan, which contains a number of recommendations: to improve the commercial corridor that serves the surrounding neighborhood with commercial goods and services; to support and expand the residential base that is important to the livelihood of the commercial businesses; to provide improved design of commercial structures; and to improve public and private infrastructure and sustain public services; and WHEREAS, many of these recommendations must be implemented through amendments to the Tukwila Zoning Code, Chapter 18, of the Tukwila Municipal Code; and WHEREAS, the City of Tukwila Planning Commission after appropriate investigation and study, made a recommendtation of approval for the amendments to the Zoning Code, and after holding two public hearings recommends the adoption of such amendments; and WHEREAS, adoption of the Tukwila International Boulevard Design Manual will improve the design of commercial development in the Tukwila International Boulevard corridor and promote a built environment that is functional and attractive for both motorists and pedestrians; and WHEREAS, the Growth Management Act requires that essential public facilities be addressed in comprehensive plans and development regulations; and WHEREAS, the City determined that review of the essential public facility of mass transit should be addressed in a consistent manner in each zoning district; and WHEREAS, additional unclassified use criteria are needed to guide the review of unclassified use permits; and WHEREAS, the City Council held a public hearing on the amendments on November 23, 1998 and adopts the following facts as its findings: A. After due public notice per TMC 2.04.150(9), TMC 18.80.030 and RCW 35A.63.220, the City Council held a public meeting on April 20, 1998 and November 19, 1998 to receive public comments and a public hearing on November 23, 1998 to receive public testimony related to amendments to the Comprehensive Plan and Zoning Code; B. The majority of the proposed amendments relate to the Tukwila International Boulevard Study Area and are consistent with and implement recommendations of the Pacific Highway Revitalization Plan, adopted by the Council on August 17, 1998. The remaining amendments address the siting of essential A- ZNREGS.DOC 1121199 1 public facilities, the consistent treatment of mass transit in each zoning district and the addition of unclassified use permit review criteria. These amendments are consistent with the Growth Management Act and Countywide Planning Policies relating to the siting of essential public facilities; C. The amendments will permit flexibility in the administration of certain development standards to promote pedestrian friendly development in the Tukwila International Boulevard corridor; D. The amendments will increase opportunities for residential development to support the commercial businesses in the Tukwila International Boulevard corridor; E. The amendments show the City's continuing commitment to invest in the upgrading of the physical environment along the Tukwila International Boulevard corridor; F. The proposed amendments were made available for public review in September and October, 1998; G. The City's SEPA Responsible Official, the Department of Community Development Director, determined that the environmental review undertaken for the Pacific Highway Revitalizaton Plan (E97- 0009) anticipated the adoption of development regulations related to implementation of the Revitalization Plan and therefore no additional review was necessary for the zoning code amendments relating to the Plan; H. The City of Tukwila's SEPA Responsible Official, the Department of Community Development Director, issued a Determination of Significance (Tukwila File Number L92 -0053) for adoption of the Tukwila Comprehensive Plan and adopted the existing environmental documents for adoption of the new Zoning Code. After a review of the environmental checklist for the amendments related to the siting of essential public facilities (Tukwila File Number E98- 0024), the Director determined that the proposed zoning code amendments on the siting of essential public facilities do not substantially change the analysis of significant impacts and alternatives in the exisiting environmental document; I. The Zoning Code amendments are consistent with the City's Comprehensive Plan goals and policies pertaining to strengthening the commercial and residential character of the City as a whole, supporting the designated Urban Center and providing for mitigation of impacts from the siting of essential public facilities; J. The Zoning Code amendments are consistent with the Growth Management Act's requirements that a jurisdication's land use and housing elements plan for population and building intensities and the vitality and character of established residential neighborhoods, and the Act's requirements on siting essential public facilities; K. The Zoning Code amendments are consistent with the Countywide Planning Policies that direct that urban growth be directed to areas characterized by urban development and that it be directed first to areas with existing infrastructure capacity; and L. Prior to the November 23, 1998 public hearing, an Open House on the proposed Comprehensive Plan and Zoning Code amendments was held on November 19, 1998 from 5:30 PM to 7:00 PM at City Hall. Notice of the Open House and public hearing was mailed to 10,538 households in the City of Tukwila businesses licensed with the City and property owners, interested individuals and agencies outside of the City. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Ordinance 1758 §1, as codified at Section 18.06, Definitions, is hereby amended to add the following new definition: 18.06.203 Design criteria. "Design Criteria" explains mandatory design requirements for development proposals. They are the decision criteria by which the Board of Architectural Review decides whether to approve, condition or deny a project. Section 2. Ordinance 1758 §1, as codified at Section 18.06, Definitions, is hereby amended to add the following new definition: A- ZNREGS.DOC 1/21/99 2 18.06.204 Design guidelines. "Design Guidelines" consist of advisory or recommended descriptions and illustrations that augment each Design Criteria, provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and to the Board of Architectural Review in determining whether the project meets the Design Criteria. Section 3. Ordinance 1758 §1, as codified at Section 18.06, Definitions, is hereby amended to add the following new definition: 18.06.568 Mass transit facilities. "Mass transit facilities" shall include structures and infrastructure for public or private transportation systems having established routes and schedules such as transit centers, commuter and light rail facilities, both rail lines and stations, monorails, people movers and other similar mass transit facilities but not including incidental improvements such as bus stops. Section 4. Ordinance 1758 §1, as codified at Section 18.10, is hereby amended to read as follows: 18.10.010 Purpose. This district implements the Low Density Residential Comprehensive Plan designation, which allows a maximum of 6.7 dwelling units per net acre. It is intended to provide low density family residential areas together with a full range of urban infrastructure services in order to maintain stable residential neighborhoods, and to prevent intrusions by incompatible land uses. Certain LDR 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 would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and the adjacent residential neighborhoods. Section 5. Ordinance 1758 §1, as codified at Section 18.10, is hereby amended to read as follows: 18.10.020 Permitted uses. The following uses are permitted outright within the LDR district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Dwelling One detached single- family unit per lot (includes factory -built or modular home that meets UBC). required. 2. Animal veterinary, including associated temporary indoor boarding; access to an arterial 3. Public parks, trails, picnic areas and playgrounds, but not including amusement parks, golf courses, or commercial recreation. 4. In Commercial Redevelopment Area 4 (see Figures 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 the Board of Architectural Review Chapter of the Zoning Code, TMC 18.60.060. Section 6. Ordinance 1816 §1 and Ordinance 1758 §1, as codified at Section 18.10, are hereby amended to read as follows: 18.10.050 Unclassified uses. The following uses may be allowed within the Low Density Residential district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions may be allowed within the LDR district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. A- ZNREGS.DOC 1/21/99 3 required. 2. Neighborhood stormwater detention and treatment facilities. 3. Stormwater pump stations. 4. Water utility reservoirs and related facilities. 5 Sewage lift stations. 6. Water pump stations. 7. Mass transit facilities. 8. Other uses not specifically listed in this Title which the Director determines to be: a. Similar in nature to other uses allowed through the unclassified use permit; b. Consistent with the stated purpose of the district; c. Consistent with the policies of the Tukwila Comprehensive Plan. Section 7. A new section entitled "Design Review" is hereby created and added to Section 18.10 as 18.10.055, and shall read as follows: 18.10.055 Design review. Design review is required for developments in a Commerical Redevelopment Area that propose the uses and standards of an adjacent commercial zone. (See the Board of Architectural Review chapter of this title.) Section 8. Ordinance 1758 §1, as codified at Section 18.12, is hereby amended to read as follows: 18.12.010 Purpose. This district implements the Medium Density Residential Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. It is intended to provide areas for family and group residen- tial uses, and serves as an alternative to lower density family residential housing and more intensively developed group residential housing and related uses. Through the following standards this district provides medium density housing designed to provide: 1. Individual entries and transition from public and communal areas to private areas; 2. Building projections, level changes and so forth to effectively define areas for a variety of outdoor functions as well as privacy; and 3. Landscaping and open space to serve as extension of living areas. Certain MDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -10 or 18 -9) to encourage aggregation with commercial 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 9. Ordinance 1758 §1, as codified at Section 18.12, is hereby amended to read as follows: 18.12.020 Permitted uses. The following uses are permitted outright within the Medium Density district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Dwelling One detached single- family unit per lot (includes factory -built or modular home that meets UBC). 2. Dwelling Multi- family duplex, triplex, or fourplex units. 3. Animal veterinary, including associated temporary indoor boarding; access to an arterial A- ZNREGS.DOC 1/21/99 4 4. Day care centers. 5. Public parks, trails, picnic areas and playgrounds, but not including amusement parks, golf courses, or commercial recreation. 6. In Commerical Redevelopment Areas 1, 2, and 4 (see Figures 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 the Board of Architectural Review Chapter of this Code, TMC 18.60.060. Section 10. Ordinance 1816 §1 and Ordinance 1758 §1, as codified at Section 18.12, are hereby amended to read as follows: 18.12.050 Unclassified uses. The following uses may be allowed within the Medium Density Residential district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Landfills and excavations which the responsible official, acting pursuant to the State Envi- ronmental Policy Act, determines are significant environmental actions. 2. Conversions of rental multi- family structures to condominiums or owner occupied multi- family housing, but excluding the construction of new condominium or owner occupied multi- family housing. 3. Neighborhood stormwater detention and treatment facilities. 4. Stormwater pump stations. 5. Water utility reservoirs and related facilities. 6. Sewage lift stations. 7. Water pump stations. 8. Mass transit facilities. 9. Other uses not specifically listed in this Title which the Director determines to be: a. Similar in nature to other uses allowed through the unclassified use permit; b. Consistent with the stated purpose of the district; c. Consistent with the policies of the Tukwila Comprehensive Plan. Section 11 Ordinance 1758 §1, as codified at Section 18.12, is hereby amended to read as follows: 18.12.060 Design review. Design review is required for all multi- family structures; mobile or manufactured home parks; and for developments in a Commercial Redevelopment Area that propose the uses and standards of an adjacent commercial zone. (See the Board of Architectural Review chapter of this title.) Section 12. Ordinance 1830 §1 and 1758 §1, as codified at Section 18.14, are hereby amended to read as follows: 18.14.010 Purpose. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. 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. A- ZNREGS.DOC 1/21/99 5 Section 13. Ordinance 1830 §1 and 1758 §1, as codified at Section 18.14, are hereby amended to read as follows: required. 18.14.020 Permitted uses. The following uses are permitted outright within the High Density Residential district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Animal veterinary, including associated temporary indoor boarding; access to an arterial 2. Convalescent and nursing homes for not more than 12 patients. 3. Day care centers. 4. 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. 5. Dwelling One detached single family unit per lot (includes factory -built or modular home that meets UBC). 6. Dwelling Apartment houses, townhouses, row houses and condominiums. 7. Dwelling Multi- family duplex, triplex, or fourplex units. 8. Libraries, museums or art galleries (public). 9. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 10. In Commercial Redevelopment Area 3 (see Figures 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 the Board of Architectural Review Chapter of this Code, TMC 18.60.060. Section 14. Ordinance 1816 §1 and Ordinance 1758 §1, as codified at Section 18.14, are hereby amended to read as follows: 18.14.050 Unclassified uses. The following uses may be allowed within the High Density Residential district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Landfills and excavations which the responsible official, acting pursuant to the State Envi- ronmental Policy Act, determines are significant environmental actions. 2. Conversions of rental multi- family structures to condominiums or owner occupied multi- family housing, but excluding the construction of new condominium or owner occupied multi- family housing. 3. Neighborhood stormwater detention and treatment facilities. 4 Stormwater pump stations. 5. Water utility reservoirs and related facilities. 6. Sewage lift stations. 7. Water pump stations. A- ZNREGS.DOC 1/21/99 6 8. Mass transit facilities. 9. Other uses not specifically listed in this Title which the Director determines to be: a. Similar in nature to other uses allowed through the unclassified use permit; b. Consistent with the stated purpose of the district; c. Consistent with the policies of the Tukwila Comprehensive Plan. Section 15. Ordinance 1758 §1, as codified at Section 18.14, is hereby amended to read as follows: 18.14.060 Design review. Design review is required for all multi- family structures; mobile or manufactured home parks; and for developments in a Commercial Redevelopment Area that propose the uses and standards of an adjacent commercial zone. (See the Board of Architectural Review chapter of this title.) Section 16. Ordinance 1830 §6 and Ordinance 1758 §1, as codified at Section 18.16, are hereby amended to read as follows: 18.16.040 Conditional uses. The following uses may be allowed within the Mixed -Use Office district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Bed and Breakfast lodging. 2. Cemeteries and crematories. 3. Churches and community center buildings. 4. Colleges and universities. 5. Convalescent and nursing homes for more than 12 patients. 6. Electrical substation distribution. 7. Fire and police stations. 8. Hospitals, sanitariums, or similar institutions. 9. Park and -ride lots. 10. Radio, television, microwave, cellular or observation stations and towers. 11. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 12. Schools, preschool, elementary, junior, or senior high schools (public), and equivalent private schools. Section 17. Ordinance 1816 §1 and Ordinance 1758 §1, as codified at Section 18.16, are hereby amended to read as follows: 18.16.050 Unclassified uses. The following uses may be allowed within the Mixed -Use Office district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 2. Conversions of rental multi family structures to condominiums or owner occupied multi- family housing, but excluding the construction of new condominium or owner occupied multi- family housing. A- ZNREGS.DOC 1/21/99 7 3. Neighborhood stormwater detention and treatment facilities. 4. Stormwater pump stations. 5. Water utility reservoirs and related facilities. 6. Sewage lift stations. 7. Water pump stations. 8. Mass transit facilities. 9. Other uses not specifically listed in this Title which the Director determines to be: a. b. c. Similar in nature to other uses allowed through the unclassified use permit; Consistent with the stated purpose of the district; Consistent with the policies of the Tukwila Comprehensive Plan. Section 18. Ordinance 1830 §7 and Ordinance 1758 §1, as codified at Section 18.16, are hereby amended to read as follows: 18.16.080 Basic development standards. Development within the Mixed -Use Office district shall conform to the following listed and referenced standards. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC 18.60.030). Certain setback and landscaping standards may be waived by the Director of Community Development as a type 2 decision when an applicant can demonstrate that shared parking is provided. If a project requires a type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian oriented space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. MUO BASIC DEVELOPMENT STANDARDS Lot area per unit multi family, minimum Setback to yards, minimum Front Second front Sides Sides, if adjacent to LDR, MDR, HDR Rear Rear, if adjacent to LDR, MDR, HDR Height, maximum Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements Front(s) Sides Sides, if adjacent to LDR, MDR, HDR 1 Rear Rear, if adjacent to LDR, MDR, HDR I 3,000 sq. ft. 25 feet 12.5 feet 10 feet Ratio of 1.5:1 setback (for every 1.5 feet of bldg. height, setback 1 foot from property line) minimum of 10 feet and a maximum of 30 feet 10 feet Ratio of 1.5:1 setback (for every 1.5 feet of bldg. height, setback 1 foot from property line) minimum of 10 feet and a maximum of 30 feet 3 stories or 45 feet 15 feet S feet 10 feet Sfeet 10 feet A- ZNREGS.DOC 1/21/99 8 Recreation space Recreation space, senior citizen housing Off street parking: Residential (except senior citizen housing) Accessory dwelling unit 2 per dwelling unit See Accessory Use section of this chapter 3 per 1,000 sq. ft. usable floor area 2.5 per 1,000 sq. ft. usable floor area Other uses, including senior citizen See TMC 18.56, Off street street housing Parking Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22 "Noise" and (3) adopted State and Federal standards for water quality and hazardous materials. In addition all development subject to the requirements of the State Environmental Policy Act, RCW 43.21 C shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Office, minimum Retail, minimum 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Section 19. Ordinance 18830 §9 and Ordinance 1758 §1, as codified at Section 18.18, are hereby amended to read as follows: 18.18.040 Conditional uses. The following uses may be allowed within the Office district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Cemeteries and crematories. 2. Churches and community center buildings. 3. Colleges and universities. 4. Convalescent, nursing and retirement homes for more than 12 patients. 5. Electrical substations distribution. 6. Fire and police stations. 7. Hospitals, sanitariums, or similar institutions. 8. Park and -ride lots. 9. Radio, television, microwave, cellular or observation stations and towers. 10. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 11. Schools, preschool, elementary, junior, or senior high schools (public), and equivalent private schools. Section 20. Ordinance 1816 §1 and Ordinance 1758 §1, as codified at Section 18.18, are hereby amended to read as follows: 18.18.050 Unclassified uses. The following uses may be allowed within the Office district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. A- ZNREGS.DOC 1/21/99 9 1. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 2. Neighborhood stormwater detention and treatment facilities. 3. Stormwater pump stations. 4. Water utility reservoirs and related facilities. 5. Sewage lift stations. 6 Water pump stations. 7. Mass transit facilities. 8. Other uses not specifically listed in this Title which the Director determines to be: a. Similar in nature to other uses allowed through the unclassified use permit; b. Consistent with the stated purpose of the district; c. Consistent with the policies of the Tukwila Comprehensive Plan. Section 21. Ordinance 1758 §1, as codified at Section 18.20, is hereby amended to read as follows: 18.20.050 Unclassified uses. The following uses may be allowed within the Residential Commercial Center district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Landfills and excavations, which the responsible official, acting pursuant to the State Environmental Policy Act determines are significant environmental actions, may be allowed within the RCC district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 2. Neighborhood stormwater detention and treatment facilities. 3. Stormwater pump stations. 4. Water Utility reservoirs and related facilities. 5. Sewage lift stations. 6. Water pump stations. 7. Mass transit facilities. 8. Other uses not specifically listed in this Title which the Director determines to be: a. Similar in nature to other uses allowed through the unclassified use permit; b. Consistent with the stated purpose of the district; c. Consistent with the policies of the Tukwila Comprehensive Plan. Section 22. Ordinance 1830 §10 and Ordinance 1758 §1, as codified at Section 18.22, are hereby amended to read as follows: 18.22.010 Purpose. This district implements the Neighborhood Commercial Center Comprehensive Plan designation. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. Section 23. Ordinance 1830 §12 and Ordinance 1758 §1, as codified at Section 18.22, are hereby amended to read as follows: A- ZNREGS.DOC 1/21/99 10 18.22.040 Conditional uses. The following uses may be allowed within the Neighborhood Commercial Center district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. ranges. 1. Churches and community center buildings. 2. Colleges and universities. 3. Convalescent and nursing homes for more than 12 patients. 4. Electrical substations distribution. 5. Fire and police stations. 6. Park -and -ride lots. 7. Radios, television, microwave, cellular or observation stations and towers. 8. Recreation facilities (commercial indoor), including bowling alleys, skating rinks, shooting 9. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 10. Schools, preschool, elementary, junior, or senior high schools (public), and equivalent private schools. Section 24. Ordinance 1816 §1 and Ordinance 1758 §1, as codified at Section 18.22, are hereby amended to read as follows: 18.22.050 Unclassified uses. The following uses may be allowed within the Neighborhood Commercial Center district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 2. Neighborhood stormwater detention and treatment facilities. 3 Stormwater pump stations. 4. Water utility reservoirs and related facilities. 5. Sewage lift stations. 6 Water pump stations. 7. Mass transit facilities. 8. Other uses not specifically listed in this Title which the Director determines to be: a. Similar in nature to other uses allowed through the unclassified use permit; b. Consistent with the stated purpose of the district; c. Consistent with the policies of the Tukwila Comprehensive Plan. Section 25. Ordinance 1830 §13 and Ordinance 1758 §1, as codified at Section 18.22, are hereby amended to read as follows: A- ZNREGS.DOC 1/21/99 11 18.22.080 Basic development standards. Development within the Neighborhood Commercial Center district shall conform to the following listed and referenced standards: In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC 18.60.030). Certain setback and landscaping standards may be waived by the Director of Community Development as a type 2 decision when an applicant can demonstrate that shared parking is provided. If a project requires a type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian oriented space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. NCC BASIC DEVELOPMENT STANDARDS Lot area per unit for senior citizen housing, minimum Setbacks to yards, minimum Front Second front Sides Sides, if adjacent to LDR, MDR, HDR Rear Rear, if adjacent to LDR, MDR, HDR Height, maximum Landscape requirements (minimum): Front(s) Sides Sides, if adjacent to LDR, MDR, HDR Rear Rear, if adjacent to LDR, MDR, HDR Recreation space Recreation space, senior citizen housing Off street parking Residential (except senior citizen housing) Accessory dwelling unit Office Retail Manufacturing Warehousing Other uses, including senior citizen housing 726 sq. ft. (senior housing) 6 feet (12 feet if located along Tukwila International Boulevard South) S feet lofeet Ratio of 1.5 :1 setback (for every 1.5 ft. of bldg. ht., setback 1 ft. from property line) with a minimum of 10 feet and a maximum of 20 feet 10 feet Ratio of 1.5 :1 setback (for every 1.5 ft. of bldg. ht., setback 1 ft. from property line) with a minimum of 10 feet and a maximum of 20 feet 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Tukwila International Boulevard Corridor, if a mixed use with a residential and commercial component) See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 5 feet None 10 feet None 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit 2 per dwelling unit See Accessory Use section of this chapter 3 per 1,000 sq. ft. usable floor area minimum 2.5 per 1,000 sq.ft. usable floor area minimum 1 per 1,000 sgft. usable floor area minimum 1 per 2,000 sgft. usable floor area minimum See TMC 18.56, Off-street Parking Loading Regulations chapter A- ZNREGS.DOC 1/21/99 12 Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22 "Noise" and (3) adopted State and Federal standards for water quality and hazardous materials. In addition all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 26. Ordinance 1758 §1, as codified at Section 18.24, is hereby amended to read as follows: 18.24.010 Purpose. This district implements the Regional Commercial 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. Where the area and streetscape is more residential than commercial in character, residential or mixed use residential is also allowed in order to provide redevelopment options and additional households, which would support the surrounding commercial district. In areas where residential uses are permitted, senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. Section 27. Ordinance 1830 §14, Ordinance 1814 §2, and Ordinance 1758 §1, as codified at Section 18.24, are hereby amended to read as follows: required. 18.24.020 Permitted uses. The following uses are permitted outright within the Regional Commercial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Animal veterinary, including associated temporary indoor boarding; access to an arterial 2. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers nor sale of used parts allowed. 3. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 4. Beauty or barber shops. 5. Bicycle repair shops. 6. Billiard or pool rooms. 7. Brew pubs. 8. Businesses that include a retail component in conjunction with their manufacturing operation and meeting this chapter's other performance standards. These businesses may manufacture, process, assemble and /or package the following: foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering). 9. Bus stations. 10. Cabinet shops or carpenter shops employing less than five people. 11. Commercial laundries. 12. Computer software development and similar uses. A- ZNREGS.DOC 1/21/99 13 13. Convalescent and nursing homes for not more than 12 patients. 14. Convention facilities. 15. Day care centers. 16. Dwelling Multi- family units on a lot that does not front on Tukwila International Boulevard South subject to the HDR requirements of TMC. 18.50.083, Maximum Building Length, and TMC 18.52.060 2. -4., Recreation Space Requirements. 17. Financial: a. banking; b. mortgage; c. other services. 18. Fix -it, radio or television repair shops /rental shops. 19. Fraternal organizations. 20. Frozen food lockers for individual or family use. 21. Greenhouses or nurseries (commercial). 22. High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. 23. Hotels. 24. Industries involved with etching, film processing, lithography, printing, and publishing. 25. Laundries: a. self serve; b. dry cleaning; c. tailor, dyeing. 26. Libraries, museums or art galleries (public). 27. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. 28. 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. 29. 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. 30. Medical and dental laboratories. 31. Mortician and funeral homes. 32. Motels. 33. Offices, including: a. medical; b. dental; c. government; excluding fire and police stations; d. professional; e. administrative; f. business, such as travel, real estate; g. commercial. A- ZNREGS.DOC 1/21/99 14 35. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. ranges. district; and 34. Outpatient, inpatient, and emergency medical and dental. 36. Planned shopping center (mall). 37. Plumbing shops (no tin work or outside storage). 38. Public parking lots or garages for private passenger cars. 39. Recreation facilities (commercial indoor) athletic or health clubs. 40. Recreation facilities (commercial indoor), including bowling alleys, skating rinks, shooting 41. Restaurants, including: a. drive through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 42. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies. 43. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 44. Schools and studios for education or self improvement. 45. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 46. Studios art, photography, music, voice and dance. 47. Taverns, nightclubs. 48. Telephone exchanges. 49. Theaters, excluding "adult entertainment establishments as defined by this Code. 50. Warehouse storage and /or wholesale distribution facilities. 51. Other uses not specifically listed in this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 28. Ordinance 1830 §15 and Ordinance 1758 §1, as codified at Section 18.24, are hereby amended to read as follows: 18.24.040 Conditional uses. The following uses may be allowed within the Regional Commercial district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Amusement parks. 2. Animals shelters and kennels, subject to all additional State and local regulations (less than 4 cats or dogs does not need a permit). A- ZNREGS.DOC 1/21/99 15 3. Cemeteries and crematories. 4. Churches and community center buildings. 5. Colleges and universities. 6. Convalescent and nursing homes for more than 12 patients. 7. Drive -in theaters. 8. Electrical substations distribution. 9. Fire and police stations. 10. Hospitals, sanitariums, or similar institutions. 11. Manufacturing, processing and /or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging. 12. Park and -ride lots. 13. Radios, television, microwave, cellular or observation stations and towers. 14. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 15. Schools, preschool, elementary, junior or senior high schools (public), and equivalent private schools. Section 29. Ordinance 1758 §1, as codified at Section 18.24, is hereby amended to read as follows: 18.24.050 Unclassified uses. The following uses may be allowed within the Regional Commercial district, subject to the requirements, procedures and conditions established by the Unclassified Use Permits chapter of this title. 1. Correctional institutions. 2. Essential public facilities, except those specifically listed as a permitted, conditionally permitted or unclassified use in any of the districts established by this title. 3. Hydroelectric and private utility power generating plants. 4. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 5. Mass transit facilities. Section 30. Ordinance 1758 §1, as codified at Section 18.24, is hereby amended to read as follows: 18.24.070 Design review. Design review is required for all hotels and motels and for other commercial structures 5,000 square feet or larger. Within the Tukwila International Boulevard corridor (see Figure 18 -9), design review is required for all new development as well as certain exterior repairs, reconstructions, alterations or improvements. Details on design review are found in Chapter 18.60, Board of Architectural Review. Section 31. Ordinance 1758 §1, as codified at Section 18.24, is hereby amended to read as follows: 18.24.080 Basic development standards. Development within the Regional Commercial district shall conform to the following listed and referenced standards. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC 18.60.030). Certain setback and landscaping standards may be waived by the Director of Community Development as a type 2 decision when an A- ZNREGS.DOC 1/21/99 16 applicant can demonstrate that shared parking is provided. If a project requires a type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian oriented space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. See also Chapter 18.50, Supplemental Development Regulations. RC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family, except senior citizen housing), minimum Setbacks to yards, minimum Front Second front Sides Sides, if adjacent to LDR, MDR, HDR When 3 or more stories Rear Rear, if adjacent to LDR, MDR, HDR When 3 or more stories Height, maximum Landscape requirements (minimum): Front(s) Sides Sides, if adjacent to LDR, MDR, HDR Rear Rear, if adjacent to LDR, MDR, HDR Recreation space Recreation space, senior citizen housing Off Street Parking Residential Office Retail Manufacturing Warehousing Other uses, including senior citizen housing A- ZNREGS.DOC 1/21/99 2,000 sq. ft. Where the height limit is 6 stories: 622 sq. ft. Where the height limit is 10 stories: 512 sq. ft. 20 feet 10 feet 10 feet Ratio of 1.5:1 (for every 1.5 feet of bldg. ht., setback 1 foot from property line) with a minimum of 10 feet and a maximum of 30 feet 30 feet 10 feet Ratio of 1.5:1 (for every 1.5 feet of bldg. ht., setback 1 foot from property line) with a minimum of 10 feet and a maximum of 30 feet 30 feet 3 stories or 35 feet See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 10 feet 5 feet 10 feet None 10 feet 200 sq.ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit 2 per dwelling unit 3 per 1,000 sq. ft. usable floor area minimum 2.5 per 1,000 sq. ft. usable floor area minimum 1 per 1,000 sq. ft. usable floor area minimum 1 per2,000 sq.ft. usable floor area minimum See TMC 18.56, Off-street Parking Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22 "Noise" and (3) adopted State and Federal standards for water quality and hazardous materials. In addition all development subject to the requirements of the State Environmental Policy Act, RCW 43.21 C shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 17 Section 32. Ordinance 1830 §18 and Ordinance 1758 §1, as codified at Section 18.26, are hereby amended to read as follows: 18.26.040 Conditional uses. 12. Park and -ride lots. Section 33. Ordinance 1758 §1, as codified at Section 18.26, is hereby amended to read as follows: 18.26.050 Unclassified uses. 3. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 6. Mass transit facilities. Section 34. Ordinance 1830 §21 and Ordinance 1758 §1, as codified at Section 18.28, are hereby amended to read as follows: 18.28.040 Conditional uses. 13. Park and ride lots. Section 35. Ordinance 1758 §1, as codified at Section 18.28, is hereby amended to read as follows: 18.28.050 Unclassified uses. 4. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 7. Mass transit facilities. Section 36. Ordinance 1830 §24 and Ordinance 1758 §1, as codified at Section 18.30, are hereby amended to read as follows: 18.30.040 Conditional uses. 14. Park -and ride lots. Section 37. Ordinance 1758 §1, as codified at Section 18.30, is hereby amended to read as follows: 18.30.050 Unclassified uses. 4. Essential public facilities, except those uses specifically listed as permitted or conditionally permitted in any of the districts established by this title. 8. Mass transit facilities. Section 38. Ordinance 1758 §1, as codified at Section 18.32, is hereby amended to read as follows: 18.32.040 Conditional uses. 12. Park and -ride lots. Section 39. Ordinance 1758 §1, as codified at Section 18.32, is hereby amended to read as follows: 18.32.050 Unclassified uses. 5. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 10. Mass transit facilities. A- ZNREGS.DOC 1/21/99 18 Section 40. Ordinance 1758 §1, as codified at Section 18.34, is hereby amended to read as follows: 18.34.040 Conditional uses. 11. Park and ride lots. Section 41. Ordinance 1758 §1, as codified at Section 18.34, is hereby amended to read as follows: 18.34.050 Unclassified uses. 5. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 12. Mass transit facilities. Section 42. Ordinance 1758 §1, as codified at Section 18.36, is hereby amended to read as follows: 18.36.040 Conditional uses. 7. Park and ride lots. Section 43. Ordinance 1758 §1, as codified at Section 18.36, is hereby amended to read as follows: 18.36.050 Unclassified uses. 3. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 9. Mass transit facilities. Section 44. Ordinance 1758 §1, as codified at Section 18.38, is hereby amended to read as follows: 18.38.040 Conditional uses. 5. Park and ride lots. Section 45. Ordinance 1758 §1, as codified at Section 18.38, is hereby amended to read as follows: 18.38.050 Unclassified uses. 4. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 11. Mass transit facilities. Section 46. Ordinance 1830 §26 and Ordinance 1758 §1, as codified at Section 18.40, are hereby amended to read as follows: 18.40.040 Conditional uses. 16. Park and ride lots. Section 47. Ordinance 1758 §1, as codified at Section 18.40, is hereby amended to read as follows: 18.40.050 Unclassified uses. 6. Essential public facilities, except those uses specifically listed as permitted, or conditionally permitted in any of the districts established by this title. 13. Mass transit facilities. A- ZNREGS.DOC 1/21/99 19 Area. Section 48. Ordinance 1758 §1, as codified at Section 18.60, is hereby amended to read as follows: Chapter 18.60 BOARD OF ARCHITECTURAL REVIEW Sections: 18.60.010 Purpose and objectives. 18.60.020 Membership. 18.60.030 Scope of authority. 18.60.040 Application requirements. 18.60.050 Design review criteria A. Commercial Light Industrial B. Multi- family C. Tukwila International Boulevard 18.60.060 Commercial Redevelopment Areas 18.60.070 Action by Board of Architectural Review. Section 49. Ordinance 1758 §1, as codified at Section 18.60, is hereby amended to read as follows: 18.60.010 Purpose and objectives. It is the purpose of this chapter to provide for the review by public officials of land development and building design in order to promote the public health, safety and welfare. Specifically, the Board of Architectural Review "BAR shall only approve well designed developments that are creative and harmonious with the natural and manmade environments. Section 50. Ordinance 1758 §1, as codified at Section 18.60, is hereby amended to read as follows: 18.60.030 Scope of authority. A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. The Board shall have the authority to approve, approve with conditions, or deny all plans submitted to it based on a clear demonstration of compliance with all of the guidelines of this chapter. B. Approval by the Board of Architectural Review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments in LDR districts, b. Developments exempted in the various districts, c. Developments in LI, HI, MIC /L, MIC /H and TVS districts except when within 300 feet of residential districts or within 200 feet of the Green /Duwamish River or that require a shoreline permit; 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation; a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see Figure 18 -9). 3. Development applications using the procedures of 18.60.60, Commercial Redevelopment C. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in Figure 18 -9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. D. No changes shall be made to BAR approved designs without further BAR approval and consideration of the change in the context of the entire project; except that the Director is authorized to approve minor, insignificant modifications which have no impact on the project design. A- ZNREGS.DOC 1/21/99 20 p np i Fri. Imp dm 7111 •iipw.;. ■ii }I j ski 180' C. 210' 5135 128' 1 i I 5140 235' R E 1 3158 cn i 40a 0146 S 51 Zoning Designations LDR -Low Density Residential MDR Medium Density Residential HDR High Density Residential 0 -Office MUO -Mixed Use Office NCC- Neghborhood Commercial Center RC- Regional Commercial C/LI- CommerciaWLight Industrial Tukwila City Limits Commercial Redevelopment Areas Dimensions are approximate te a S144ST Sr LAM O If used for commercial as sr purposes must be assembled 1esr with lotto north 1 I 195' 96' i Col of 1 160' g Ir- MSHAROHwtntoeus\ AI RN Tukwila Intemational Boulevard Corridor Figure 18 -9 No Scalp ED 10/98 21 Section 51. Ordinance 1758 §1, as codified at Section 18.60, is hereby amended to revise the explanatory text and create new subsections A, B, and C to read as follows: 18.60.050 Design review criteria. The BAR is authorized to request and rely upon any document, guideline, or other consideration it deems relevant or useful to satisfy the purpose and objectives of this chapter, specifically including but not limited to the following criteria. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. A. Commercial and light industrial design review criteria. The following criteria shall be considered in all cases, except that multi- family, hotel or motel developments, outside of the Tukwila International Boulevard corridor, shall use the multi family, hotel and motel design review criteria, and developments within the MUO, NCC and RC districts of the Tukwila International Boulevard corridor (see Figure 18 -9) shall use the Tukwila International Boulevard design review criteria of this chapter instead: 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. A- ZNREGS.DOC 1/21/99 22 c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. 5. Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. B. Multi family, hotel and motel design review criteria. In reviewing any multi family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi- Family Design Manual. 1. Site Planning. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. 2. Building Design. a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non conforming structure's anticipated permanence. A- ZNREGS.DOC 1/21/99 23 c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and 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. 3. Landscape and Site Treatment. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. Miscellaneous Structures. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. C. Tukwila International Boulevard design review criteria. In reviewing any application for development, in the MUO, NCC, and RC districts within the Tukwila International Boulevard study area, (see Figure 18 -9) the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended, shall be used by the BAR in its decision making. Section 52. Section 18.60.055, Hotel and motel review guidelines, is hereby deleted. Section 53. Ordinance 1758 §1, as codified at Section 18.60, is hereby amended to add a new Section 18.60.060 to read as follows: 18.60.060 Commercial redevelopment areas approval procedures and criteria. The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that serves the space needs of mixed use or commercial development that fronts on Tukwila International Boulevard, to allow and create developments that are designed and built to better buffer the negative impacts of the commercial district on the adjacent residential neighborhoods, to better integrate, where appropriate, the mixed use or commercial developments with the adjacent residential neighborhoods. Development within the four identified commercial redevelopment areas that is not in accordance with the requirements of the underlying zone's uses and standards may be approved by the BAR if the development complies with the following criteria. 1. Uses allowed. The permitted and accessory uses shall be those of the adjacent commercial district to which the residentially zoned properties are being aggregated. A- ZNREGS.DOC 1/21/99 24 2. Standards. The basic development standards shall be those of the adjacent commercial district to which the site is being aggregated and the standards for the uses that are being proposed. 3. Approval procedure. a. In a Commercial Redevelopment Area, the BAR must review and approve any development proposal, that is not in keeping with the underlying zone, per the Tukwila International Boulevard Design Manual and the intent and criteria of this section. b. The development must include at least one parcel that fronts on Tukwila International Boulevard and any number of additional adjacent parcels within the commercial redevelopment areas. (Exception: Commercial use of property in Site 2, in the block bounded by 42 Av. S., S. 144 St. Tukwila International Boulevard and S. 142 St., must aggregate with the property on the north side S. 142 St.) c. The following criteria from the Tukwila International Boulevard Design Manual are augmented to include the following intent: (1) to create streetscapes that are similar in setback, landscape and building heights where development occurs across from single family residential; (2) to create architecture that is compatible with desired residential character and scale where development occurs adjacent to residential: 1. Site Design D. Continuity of Sites with Adjacent Sites G. Siting and Screening of Service Yards 2. Building Design B. Architectural Relationships 3. Landscape Design A2. Landscape design Section 54. Ordinance 1770 §35 and Ordinance 1758 §1, as codified at Section 18.60, are hereby amended to read as follows: 18.60.070 Action by the Board of Architectural Review. A. Approval. Design review decisions shall be processed as Type 4 decisions pursuant to TMC 18.108.030. If the BAR approves the proposed development, a building permit may be issued by the appropriate City official providing all other requirements of the building code and ordinances of the City have been complied with. B. Approval with conditions. If the BAR approves the proposed development plans with conditions, it may require that such conditions shall be fulfilled prior to the issuance of a building or occupancy permit, where appropriate. C. Denial. The BAR may deny the proposed development plans if the plans do not satisfy the guidelines of this chapter. D. Time limit of approval. Construction permitting for BAR approved plans must begin within three years from the notice of decision or the BAR decision becomes null and void. Section 55. Ordinance 1816 §2 and Ordinance 1758 §1, as codified at Section 18.66, are hereby amended to read as follows: 18.66.060 Criteria. The City Council shall be guided by the following criteria in granting an unclassified use permit: 1. Where appropriate and feasible, all facilities shall be undergrounded. 2. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. 3. The proposed use shall meet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. 4. The proposed development shall be compatible generally with the surrounding land uses. A- ZNREGS.DOC 1/21/99 25 5. The proposed development shall to the maximum extent feasible be consistent with and promote the goals, objectives, and policies of the Comprehensive Land Use Policy Plan and applicable adopted area plans. 6. The proposed unclassified use shall, to the maximum extent feasible, mitigate all significant adverse environmental impacts on public and private properties. Full consideration shall be given to: a. alternative locations and /or routes that reduce or eliminate adverse impacts; and b. alternative designs that reduce or eliminate adverse impacts. 7. In the event that a proposed essential public facility of a countywide or statewide nature creates an unavoidable significant adverse environmental or economic impact on the community, compensatory mitigation shall be required. Compensatory mitigation shall include public amenities, incentives or other public benefits which offset otherwise unmitigated adverse impacts of the essential public facility. Where appropriate, compensatory mitigation shall be provided as close to the affected area as possible. 8. For uses in residential areas, applicants shall demonstrate that there is no reasonable nonresidential alternative site for the use. 9. For uses in residential areas, applicants shall demonstrate that the use provides some tangible benefit for the neighborhood. Section 56. Ordinance 1758 §1, as codified at Section 18.08, is hereby amended as follows:. The Zoning Map of the City is amended to be as shown in Exhibit A and referenced as Figure 18 -10. Section 57. The Pacific Highway Design Manual, March 1, 1997 Draft, is hereby adopted in its entirety with modifications as shown in Exhibit B. Section 58. The Multi- Family Design Guidelines are hereby modified as shown in Exhibit C. Section 59. Severability and Constitutionality. Whenever conflicts exist between this ordinance and federal, state or local laws, ordinances or regulations, the more restrictive provisions shall apply. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction such invalidity or unconstitutionality shall not affect the validity or constitutionality of this ordinance as a whole, or any other section, provision, or part thereof not adjudicated to be invalid or unconstitutional and its application to other persons or circumstances shall not be affected. Section 60. Effective Date. This ordinance newspaper of the City, and shall take effect and be publication as provided by law. PASSED BY THE CITY COUNCIL THE Meeting thereof this 19 day of ATTEST /AUTHENTICATED: e E. Cantu, City Clerk APPROV 0 FORM: By Office of tl City At rney FILED WITH THE CITY CLERK: 1- f i b 9 PASSED BY THE CITY COUNCIL: -9 PUBLISHED: a 7 `1 EFFECTIVE DATE: g I q 9 ORDINANCE NO.:1 A- ZNREGS.DOC 1/21/99 or a summary thereof shall be published in the official in full force and effect five (5) days after passage and CITY OF TUKWILA, WASHINGTON, at a Regular 1999. John (VD(. Rants, Mayor 26 Exhibits A and B to Ordinance 1865 may be found as a separate Laserfiche file titled: "Exhibits: Tukwila International Boulevard Revitalization Plan (Exhibits A and B)"