HomeMy WebLinkAboutPermit L02-043 - CITY OF TUKWILA - BAR ADMINISTRATIVE DESIGN REVIEW PROCESSL02 043
P CODE
TUKWILA CITY COUNCIL
December 2, 2002 -- 7:00 p.m.
Tukwila City Hall - Council Chambers
REGULAR MEETING MINUTES
CALL TO ORDER /PLEDGE OF ALLEGIANCE:
Calling the meeting to order at 7:00 p.m. was Mayor Steven M. Mullet.
ROLL CALL:
OFFICIALS:
Calling the roll of Council was Bob Baker, Deputy City Clerk. Present were Council President Richard
Simpson; and Councilmembers Joe Duffie; Joan Hernandez; Pam Carter; and Dave Fenton.
MOVED; SECONDED; TO EXCUSE THE ABSENCE OF COUNCILMEMBER PAMELA LINDER,
ATTENDING A PREVIOUSLY SCHEDULED KING COUNTY INTERNATIONAL AIRPORT
MEETING. The motion carried 6 -0.
John McFarland, City Administrator; Rhonda Berry, Assistant City Administrator (7:50 p.m.); Bob Noe,
City Attorney; David St. Pierre, Assistant City Attorney; Jane Cantu, City Clerk; Lucy Lauterbach,
Legislative Analyst; Steve Lancaster, Director of Community Development; Jim Morrow; Public Works
Director; Alan Doerschel, Director of Finance; and Bob Baker, Deputy City Clerk.
CITIZEN COMMENT /CORRESPONDENCE: NONE.
CONSENT AGENDA:
Approval of Vouchers — #240165- 240415 — in the amount of $ 626,195.07
DUFFIE MOVED; HERNANDEZ SECONDED; APPROVAL OF THE CONSENT AGENDA AS
PRESENTED. The motion carried 6 -0.
OLD BUSINESS:
a. A PROPOSED ORDINANCE ADDING AN ADMINISTRATIVE DESIGN REVIEW PROCESS
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
AMENDING ORDINANCE NOS. 1758, 1768, 1793, 1796, 1847, 1857 AND 1865 AS
CODIFIED AT CHAPTERS 18.12, 18.14, 18.16, 18.18, 18.20, 18.22, 18.24, 18.26, 18.28,
18.30, 18.32, 18.34, 18.36, 18.38, 18.40, 18.60 AND 18.104 OF THE TUKWILA MUNICIPAL
CODE, TO ADD AN ADMINISTRATIVE DESIGN REVIEW PROCESS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE
FENTON MOVED; DUFFIE SECONDED; TO READ THE PROPOSED ORDINANCE BY TITLE ONLY.
The motion carried 6 -0.
Bob Noe, City Attorney, read the title of the proposed ordinance.
HAGGERTON MOVED; FENTON SECONDED; TO ADOPT THE PROPOSED ORDINANCE, AS
READ. The motion carried 6 -0.
ADOPTED ORDINANCE #2005
b. AUTHORIZE MAYOR TO SIGN A CONTRACT IN THE AMOUNT OF $299,744.64 (PLUS
EXTRAORDINARY EXPENSES) WITH KENYON DORNAY MARSHALL, PLLC, FOR 2003
LEGAL SERVICES
City of Tukwila
TO: Mayor Mullet
Tukwila City Council
FROM: Steve Lancaster, DCD Director
RE: Proposed Administrative BAR Ordinance
DATE: November 25, 2002
BACKGROUND
V!•
Vr•
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
Under the newly adopted land use fee ordinance the City Council authorized the creation of an
administrative design review process for smaller buildings, additions and remodels. What
remained to be resolved was where the thresholds for administrative and public hearing design
review should be placed. The Planning Commission/Board of Architectural Review held a
public hearing on the topic on September 26 and made a recommendation to Council. The CAP
Committee considered the recommendation at its meeting on October 15 and forwarded the
issue on to COW unchanged. On October 28 the COW set a date for a public hearing on the
issue.
PUBLIC NOTICE
No comments have been submitted on the topic and no members of the public attended the
Planning Commission hearing. At the suggestion of the Commissioners an article about the
proposed design review changes has been published in the November edition of the Hazelnut.
PROPOSED CHANGES
In order to implement the administrative design review process we will need to revise the
thresholds for triggering design review in the various districts and add administrative design
review to the list of Type 2 Decisions at TMC 18.104.010. The proposed code changes are
reflected in the attached ordinance.
REQUESTED ACTION
Hold a public hearing on the proposed changes and approve the ordinance as proposed or
amended by Council.
.c 'IAA C'•.J #., iF1/1n • T..1...44•, bib, nhin +nn n010.Q • Dhnnn. 9/)/_A21 -2A7/1 • T.'ov• 9/IS.4 21. l /SS
DR fT
AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF TUKWILA, WASHINGTON,
AMENDING ORDINANCE NOS. 1758, 1768, 1793,
1796, 1847, 1857 AND 1865 AS CODIFIED AT
CHAPTERS 18.12, 18.14, 18.16, 18.18, 18.20, 18.22,
18.24, 18.26, ,18.28, 18.30, 18.32, 18 18.36, 18.38,
18.40, 18.60 AND 18.104 OF ;,THE TUKWILA
MUNICIPAL CODE, TO ADD AN
ADMINISTRATIVE DESIGN REVIEW PROCESS;
PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, The wide range of complexity among design review cases is not
reflected in Tukwila's processes and fees; and
WHEREAS, Tukwila has only one design review process, a public hearing
before the Board of Architectural Review, regardless of the size of the project; and
WHEREAS, Administrative design review would be more time and cost
effective for additions and small developments while maintaining the same design
standards; and
WHEREAS, Adding an administrative design review process would provide more
equity between the various Zoning Districts; and
WHEREAS, the Planning Commission held a public hearing on the
proposed Zoning Code amendments September 26, 2002, after proper notice; and
WHEREAS, the City Council held a public hearing on the proposed
Zoning Code amendments November 25, 2002, after proper notice;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Ordinance 1865 §11 and Ordinance 1758 §1 (part) as codified at
Section 18.12.060 of the Tukwila Municipal Code 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. Multi - family structures up to 1,500 square feet will be reviewed
administratively.
(See TMC 18.60, Board of Architectural Review.)
��raas�'•^r.# �. �:�, '"e
Section 2. Ordinance 1865 §15 and Ordinance 1758 §1 (part) as codified at
Section 18.14.060 of the Tukwila Municipal Code 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 „'Multi -famil structures u. to 1 500 s• uare feet will be reviewed
administratively.
(See TMC 18.60, Board of Architectural Review.)
Vs '•
Section 3. Ordinance 1758 0. (part) as codified at Section 18.16.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.16.070 Design review.
Design review is required for commercial structures 5,000 1,500 square feet or larger and for all
structures containing multi - family dwellings and all structures in the Tukwila International
Boulevard corridor. Commercial structures between 1,500 and 5,000 square feet, multi - family
structures u • to 1 500 s • uare feet and all buildin _s u • to 1 500 s • uare feet in the Tukwila
International Boulevard corridor will be reviewed administratively. Design review is also
re • uired for certain exterior re . airs reconstructions alterations or im • rovements to buildin • s
over 10,000 square feet.
(See the Board ofArchitectural Review chapter of this title.)
Section 4. Ordinance 1758 §1 (part) as codified at Section 18.18.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.18.070 Design review.
Design review is required for commercial structures 5,000 1.500 sq. ft. or larger. Commercial
structures between 1 500 and 5 000 s uare feet will be reviewed administrativel . Desi • n review
is also re
uired for certain exterior re
airs
reconstructions alterations or im
rovements to
buildings over 10,000 square feet.
(See the Board ofArchitectural Review chapter of this title.)
Section 5. Ordinance 1758 §1 (part) as codified at Section 18.20.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.20.070 Design review.
Design review is required for all commercial and multi - family structures. Commercial and multi -
famil structures u to 1 500 s uare feet will be reviewed administrative) . Desi • n review is also
uired for certain exterior re
airs reconstructions alterations or im
rovements to buildin • s
re
over 10,000 square feet.
(See the Board ofArchitectural Review chapter of this title.)
Section 6. Ordinance 1758 0. (part) as codified at Section 18.22.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
rte, :rte.
18.22.070 Design review.
Design review is required for all commercial and for all multi- family structures. Commercial and
multi -famil structures u• to 1 500 s uare feet will be reviewed administrativel . Desi n review
Section 7. Ordinance 1865 §30 and Ordinance 1758 §1 (part) as codified at
Section 18.24.070 of the Tukwila Municipal Code is hereby amended to read as
follows:
is also required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet or in the Tukwila International Boulevard corridor.
(See the Board of Architectural Review chapter of this title.)
/ f•
✓t+
✓V.•
18.24.070 Design review:
Design review is required for all hotels and motels and for other commercial structures .5090
1,500 square feet or larger. Outside of the Tukwila International Boulevard corridor commercial
structures between 1 500 and 5 000 s • uare feet and multi -famil structures u • to 1 500 s uare
feet will be reviewed administratively. 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. Commercial and multi - family structures up
to 1,500 square feet will be reviewed administratively. Details on design review are found in
Chapter 18.60, Board of Architectural Review.
Section 8. Ordinance 1758 §1 (part) as codified at Section 18.26.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.26.070 Design review.
Design review is required for commercial structures 6 1,500 sq. ft. or larger and for all
structures containing multi - family dwellings. Commercial structures between 1,500 and 5,000
s uare feet and multi -famil structures u to 1 500 s uare feet will be reviewed administrativel
Design review is also required for certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
Section 9. Ordinance 1758 §1 (part) as codified at Section 18.28.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.28.070 Design review.
Design review is required for all commercial structures larger than 27-509 1,500 square feet, and
for all structures containing multi - family development. Commercial structures between 1,500
and 2,500 square feet and multi - family structures up to 1,500 square feet will be reviewed
administratively. Design review is also required for certain exterior repairs, reconstructions,
alterations or improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
Section 10. Ordinance 1758 §1 (part) as codified at Section 18.30.070 of the
Tukwila Municipal Code is hereby amended to rea,d as follows:
18.30.070 Design review.
Design review is required for new developments within 300 feet of residential districts or within
200 feet of the Green/Duwamish River, or for developments larger than X9 square feet.
Commercial structures between 1,500 and 10,000 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
Section 11. Ordinance 1758 §1 (part) as codified at Section 18.32.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.32.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet Green/Duwamish River.
(See the Board ofArchitectural Review chapter of this title.y =:
VI..•
Section 12. Ordinance 1793 §1 and Ordinance 1758 §1 (part) as codified at
Section 18.34.070 of the Tukwila Municipal Code is hereby amended to read as
follows:
18.34.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
developments or within 200 feet of the Green/Duwamish River. Administrative Ddesign review is
also required for new developments over 45 feet in height.
(See the Board of Architectural Review chapter of this title.)
Section 13. Ordinance 1758 §1 (part) as codified at Section 18.36.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.36.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet of the Green/Duwamish River.
(See the Board of Architectural Review chapter of this title.)
Section 14. Ordinance 1758 §1 (part) as codified at Section 18.38.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.38.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet of the Green/Duwamish River.
(See the Board ofArchitectural Review chapter of this title.)
Section 15, Ordinance 1758 §1 (part) as codified at Section 18.40.070 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.40.070 Design review.
Design review is required for new development within 300 feet of residential districts; within 200
feet of the Green/Duwamish River; for developments larger than •100001,500 sq. ft. and for all
multi - family developments. Commercial structures between 1,500 and 10,000 square feet and
multi - family structures up to 1,500 square feet will be reviewed administratively
(See the Board ofArchitectural Review cha pter of this title.)
Section 16. Ordinance 1865 §49 and Ordinance 1758 §1 (part) as codified
at Section 18.60.010 of the Tukwila Municipal Code 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 ") and DCD Director shall only approve well designed
developments that are creative and harmonious with the natural and manmade environments.
Throughout this chapter any reference to the Board or BAR shall also include the DCD Director
in the case of administrative design review.
Section 17. Ordinance 1865 §50 and Ordinfce 1758 §1 (part) as codified
at Section 18.60.030 of the Tukwila Municipal Code 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.
B. Projects meeting the thresholds for administrative desi • n review will be reviewed b the DCD
Director. All other . ro'ects re • uirin _ desi n review a.. royal will be reviewed b the BAR. The
Design review is required for the following
er ti; .,..M....�..,,._•'R� ,. �' �.�"�'"�
Board and the DCD Director shall have the authority to approve, approve with conditions, or
deny all plans submitted te-it based on a clear demonstration of compliance with all of the
guidelines of this chapter.
C.B.
described land use actions:
1. All developments will be subject to design review with the following exceptions:
ab. Developments exempted in the various districts,
be. 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 buildings assessed valuation (for costs between 10% and 25%
the changes will be reviewed administratively);
a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC,
NCC, RC, RCM, TUC and C/LI zoning districts; and
b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard
corridor (see Figure 18 -9).
3. Development applications using the procedures of 18.60.60, Commercial Redevelopment Area.
DG. 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.
ED. No changes shall be made to BAR approved designs without further BAR or Director
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.
Section 18. Ordinance 1865 §54, Ordinance 1770 §35 and Ordinance 1758
§1 (part) as codified at Section 18.60.030 of the Tukwila Municipal Code is hereby
amended to read as follows:
18.60.070 Action by Board of Architectural
Review.
A. APPROVAL. Projects meeting the thresholds for administrative design review will be
processed as Type 2 decisions pursuant to TMC 18.108.020. All other Ddesign review decisions
shall be processed as Type 4 decisions pursuant to TMC 18.108.0430. 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 WITHCONDITIQNS. If the BAR approves the proposed development plans with
conditions, it may require that such conditions shall be fulfiNd 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 19. Ordinance 1872 §15 and Ordinance 1819 §1 (part) as codified
at Section 18.70.090 of the Tukwila Municipal Code is hereby amended to read as
follows:
18.70.090 Nonconforming landscape areas.
A. Adoption of the landscaping regulations contained in this title shall not be construed to require
a change in the landscape improvements for any legal landscape area which existed on the date of
adoption of this title, unless and until a change of use or alteration of the structure requiring
design review approval is proposed (see TMC 18.60).
B. At such time as a change requiring design review approval
Review is proposed for a use or structure, and the associated premises does not comply with the
landscape requirements of this title, a landscape plan which conforms to the requirements of this
title shall be submitted for approval along with the design review application tie Board of
•
The BAR (or DCD Director in the case of administrative design review) 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 20. Ordinance 1857 §7, Ordinance 1847 §2, Ordinance 1796 §3
(part) and Ordinance 1768 §2 (part) as codified at Section 18.104.010 of the
Tukwila Municipal Code is hereby amended to read as follows:
18.104.010 Classification of project permit applications.
A. Project permit decisions are classified into five types, based on the amount of discretion
associated with each decision, as set forth in this section. Procedures for the five different types
are distinguished according to who makes the decision, whether public notice is required, whether
a public meeting and/or a public hearing is required before a decision is made and whether
administrative appeals are provided.
B. Type 1 decisions are made by City administrators who have technical expertise as designated
by ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed
record appeal hearing based on the information presented to the City administrator who made the
decision. Public notice is not required for Type I decisions or for the appeals of those decisions.
TYPE OF PERMIT
INITIAL DECISION MAKER
APPEAL BODY
(open record appeal)
Administrative Design Review
Community Development
Board of Architectural Review
(TMC 18.60.030)
Director
Land Alteration ,
Administrative Planned
Residential Development
(TMC 17.08.040)
Short Plat Committee
Hearing Examiner
Short Plat (TMC 17.08.060)
Short Plat Committee
Hearing Examiner
Binding Site Improvement
Plan (TMC 17.16)
Short Plat Committee
Hearing Examiner
Shoreline Substantial
Development Permit (TMC
Chapter 18.44)
Community Development
Director
State Shoreline Hearings
Board
Decision regarding Sensitive
Areas (except Reasonable Use
Exception) (TMC 18.45.125)
Community Development
Director
Planning Commission
Special Permission Parking,
and Modifications to Certain
Parking Standards
(TMC 18.56.060 and .070)
Community Development
Director
.
City Council
Parking standard for use not
Specified (TMC 18.56.100)
Community Development
Director
City Council
Code Interpretation
(TMC 18.90.010)
Community Development
Director
Hearing Examiner
Special Permission Sign,
except "unique sign" (various
sections of TMC Title 19)
Community Development
Director
Planning Commission
Sign Permit Denial
Community Development
Planning Commission
TYPE OF PERMIT
DECISION MAKER
Building Permit
Building Official
Utility Permit
Public Works Director
Sign Permit, except for those sign permits specifically
requiring approval of the Planning Commission or
denials of sign permits which are appealable
Community Development Director
Land Alteration ,
Public Works Director
Boundary Line Adjustment, inchiding Lot
Consolidation
Community Development Director
Minor Modification to PRD (TMC 18.46.130)
Community Development Director
Minor modification to BAR design review approved
Community Development Director
design (TMC 18.60.030)
Any land use permit or approval issued by the City,
unless specifically categorized as a Type 2, 3, 4, or 5
decision by this Chapter
As specified by Ordinance
TYPE 1 DECISIONS
C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases,
other City administrators or committees, but which are subject to an open record appeal to the
Hearing Examiner, Planning Commission, City Council, or, in the case of shoreline permits, an
appeal to the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 2 DECISIONS
.o-w•.. =�y4
H.
TYPE OF PERMIT
INITIAL DECISION MAKER
APPEAL BODY
(closed record appeal)
Shoreline Conditional Use Permit
(TMC 18.44.050)
Planning Commission
State Shorelines Hearings
Board
Reasonable Use Exceptions under
Sensitive Areas Ordinance (TMC
18.45.115)
Planning Commission
City Council
Public Hearing Design Review
Board of Architectural
Review
City Council
(TMC Chapter 18.60, 18.56.040
and Shoreline Master Program)
Modifications to Certain Parking
Standards (TMC Chapter 18.56.)
Planning Commission
City Council
Conditional Use Permit
(TMC Chapter 18.64)
Planning Commission
City Council
Nonconforming -Uses
(TMC 18.70.090)
Review
City Council
Unique Signs (TMC 19.28.010)
Planning Commission.
City Council
TMC 19.12)
Director
Variance (zoning, shoreline, sidewalk, land
alteration, sign)
Sign Area Increase
(TMC 19.32.140)
Community Development
Director
Planning Commission
Substitution of Signage
Community-Development
Director
Planning
VSItAgreements
(Tivte 19.30:061»
TYPE OF PERMIT
DECISION MAKER
Variance (zoning, shoreline, sidewalk, land
alteration, sign)
Hearing Examiner
Resolve uncertain zone district boundary
Hearing Examiner
D. Type 3 decisions are quasi-judicial decisions made by th9 Examiner following an
open record hearing. Type 3 decisions may be appealed only.lo Superior Court, except for
shoreline variances which may be appealed to the State Shoreline Hearings Board pursuant to
RCW 90.58.
TYPE 3 DECISIONS
E. Type 4 decisions are quasi-judicial decisions made by the Board of Architectural Review or
the Planning Commission, following an open record hearing. Type 4 decisions may be appealed
to the City Council, which will hold a closed record appeal hearing based on the record
established by the Board of Architectural Review or Planning Commission, except Shoreline
Conditional Use Permits, which are appealable to the State Shoreline Hearings Board pursuant to
RCW 90.58.
TYPE 4 DECISIONS
F. Type 5 decisions are quasi-judicial decisions made by the City Council following an open
record hearing. Type 5 decisions may be appealed only to Superior Court.
TYPE 5 DECISIONS
TYPE OF PERMIT
Subdivision - Preliminary Plat
(TMC 17.12.020)
Subdivision - Final Plat (TMC 17.12.030)
DECISION MAKER
City Council
City Council
Planned Residential Development (PRD),
including Major Modifications
(TMC Chapter 18.46)
City Council
Unclassified Use (TMC Chapter 18.66)
City Council
Rezone (TMC Chapter 18.84)
City Council
Shoreline Environment Redesignation
(Shoreline Master Program)
City Council
Vt.
Section 21. Severability. If any section, sasection, 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 22. 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 and effect five (5) days after passage and publication as provided by
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, at a Regular Meeting thereof this 25th day of November, 2002.
ATTEST / AUTHENTICATED :
Jane E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
By
Office of the City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
Steven M. Mullet, Mayor
ai
z
~ w
• 2
O 0
CO 0
J =
CO u_
w
2
?
=w
r =
z �
zo
w
U
w w
_
H U
LL
z
w
U=
o ~
z
•
Community and Parks Committee
October 15, 2002
Present: Joe Duffie, Chair; Joan Hernandez, Pam Carter
Jim Morrow, Steve Lancaster, Bruce Fletcher, Rick Still, John McFarland, z
Rhonda Berry, Moira Bradshaw, Nora Gierloff, Lucy Lauterbach z
t• $?• Q:
1. Administrative Design Review/BAR The Council had recently authorized using the -J p
administrative design review in lieu of the more formal BAR review for some smaller projects co °
uJ
and remodels of buildings. The Planning Commission did not get any input at their public W
hearing on this issue. Because the change affects differently sized buildings in most zones, it was o
helpful when Nora demonstrated this with a small chart drawn on a blackboard. The zones and W
design review requirements were shown on a chart, and included in proposed zoning code
language. Some projects that previously did not require design review if they were smaller than U
10,000 s.f. will now be required to have an administrative design review for buildings under = a
10,000 s.f. . Other projects will find some relief in not having to go to the BAR, but rather will Z m
go through the administrative design review process. Appeals of administrative design reviews O
will be made to the BAR. The committee asked about regulating some single - family home z
design in housing developments, but Steve explained that's a difficult issue which the Planning 2 D
Commission considered and then decided against. The committee was satisfied with the staff 8
information, and recommended it to Council. They also recommended Nora's little drawing be o 1-
included. Recommend design standard reviews to COW. _ 0
F- H-
2. Fort Dent Park John and Bruce discussed the negotiations that have been going on LL Z
between the County and City about King County's turnover of the park to Tukwila. Because the o cn
park carries a $400,000 per year maintenance cost, it would have been hard for the city to take o
the park with our current economic status. However, a local non - profit company, Starfire Sports, z
has proposed using the park to put a first class soccer complex into. The park would include five
synthetic grass soccer fields, an improved stadium area, and an indoor soccer facility. The city
would maintain the parking lots and the area near the small lake with play areas and picnic
tables. There will be areas to play unstructured sports in. The City will get $10,000 use of
softball play and $10,000 of soccer use. The City will also help with maintenance and marketing
the park. This appears to be a win -win proposition for the County, City, and Starfire. Joe asked
what name the park would have, and was told it would stay Fort Dent, but elements within the
park will be named Starfire. The park is a Forward Thrust park.. Brief COW on Starfire
proposal; return draft agreement to Committee.
3. Equity and Diversity Commission Ordinance Joan said she had been uncomfortable seeing
the ordinance at a Regular Meeting without its having been to a COW. The recommended
changes in membership are not a perfect solution, but after some discussion, the committee
agreed to forward the ordinance back to COW for consideration. The discussed whether they
should add positions for students, but decided it has been too difficult to find students who would
commit to something like the Commission for any amount of time. The two members who are
willing to be appointed now should be able to fill some of the vacant positions. Recommend
ordinance to COW.
BACKGROUND
MEMORANDUM
TO: Mayor Mullet
Committee of the Whole
FROM: Steve Lancaster, DCD Director
RE: Proposed Administrative BAR Thresholds
DATE: October 21, 2002
During our land use fee research we discovered that the wide range of complexity among design
review cases is reflected in other jurisdictions' processes and fees. For example, several
jurisdictions have administrative processes with lower fees for smaller projects. Tukwila has had
only one process, public hearing before the BAR, and one fee, $900. Under the newly adopted
land use fee ordinance the City Council authorized the creation of an administrative design
review process for smaller buildings, additions and remodels. Once we have a process in place
we will charge $400 for administrative review and $1,400 for public hearing review.
What remained to be resolved was where the thresholds for administrative and public hearing
design review should be placed. The Planning Commission/Board of Architectural Review held
a public hearing on the topic on September 26 and recommended the thresholds listed in
Attachment A. The CAP Committee considered the recommendation at its meeting on October
15 and forwarded the issue on to COW unchanged.
PUBLIC NOTICE
No comments were submitted on the topic and no members of the public attended the Planning
Commission hearing. At the suggestion of the Commissioners an article about the proposed
design review changes has been submitted for the November edition of the Hazelnut. In order to
allow time for the public to read the article the City Council public hearing should be scheduled
no earlier than November 18
FINDINGS
The thresholds for design review vary from all buildings of any size in a zone to only buildings
over 10,000 square feet. This means that in some zones some building types found in Tukwila
PROPOSED CHANGES
do not trigger design review. For example, fast food restaurants in Tukwila range from 2,200 to
4,900 square feet and gas stations are usually 1,500 to 2,200 square feet (mini marts add about
1000 square feet). This means that in RCM, C /LI and TVS these businesses generally do not
have to go through design review.
On the other hand even small additions or espresso stands in RCC, NCC and RC are subject to a
public hearing process because the threshold is any new square footage. In TIB corridor the
MUO, NCC and RC zones require any remodel that exceeds 10% of the building's value to go
through design review. This can discourage property owners from building minor expansions or
remodeling because of the time and expense involved in a public hearing.
The administrative design review process will smooth out the differences between the zone
thresholds and allow us to be more evenhanded in our application of the design review criteria.
The proposed code changes would create a quicker, cheaper design review process that would be
less onerous for additions, minor remodels and smal d� evelopments in zones that require all
structures to go through design review. Administrative design review would also be added below
the current threshold in those districts that currently have a high threshold so that medium sized
projects like fast food restaurants would not fall through the gaps.
Remodels with a value between 10% and 25 % of building value would be reviewed
administratively, with remodels over that amount subject to the public hearing process. For a
diagram of proposed thresholds for the different types of design review see Attachment B.
The design criteria used to evaluate the projects would be the same, regardless of whether an
administrative or public hearing process was required. In order to implement this change we will
need to revise the thresholds for triggering design review in the various districts and add
administrative design review to the list of Type 2 Decisions at TMC 18.104.010. For the text of
the proposed code amendments see Attachment C.
REQUESTED ACTION
Review the proposed thresholds and set a date for a public hearing on the issue.
Q:\CODEAMND\AdminBARCOW.DOC
ioG� w s(7
l
Page 2
City of Tukwila
NOTICE IS HEREBY GIVEN that the Tukwila City Council will hold a public hearing on
Monday, November 25, 2002 beginning at 7 p.m. in the Council Chambers at Tukwila City
Hall, 6200 Southcenter Blvd., Tukwila, to consider the following:
All interested persons are invited to be present to voice approval, disapproval, or
opinions on this issue. For those unable to attend in person, you may submit written testimony
to the City Clerk's office until 5 p.m. on Monday, November 25, 2002.
The City of Tukwila strives to accommodate people with disabilities. Please contact the
City Clerk's Office at (206) 433 -1800 or TDD (206) 248 -2933 by noon on November 25th if we
can be of assistance.
Dated this
NOTICE OF
PUBLIC HEARING
Proposed Zoning Code amendments which would revise the thresholds for design
review in Tukwila's multi - family and commercial zoning districts to create an
administrative design review process. Smaller projects would be eligible for a $400
administrative review process rather than the $1,400 public hearing review process
that is currently required.
Published: Seattle Times, 11-15-02
i day of .--d-e /t) , 2002.
_,fram 6' - 6e-- �.c.�
e E. Cantu, CMC, City Clerk
•
Community and Parks Committee
October 15, 2002
Present: Joe Duffie, Chair; Joan Hernandez, Pam Carter
Jim Morrow, Steve Lancaster, Bruce Fletcher, Rick Still, John McFarland,
Rhonda Berry, Moira Bradshaw, Nora Gierloff, Lucy Lauterbach
1. Administrative Design Review/BAR The Council had recently authorized using the
administrative design review in lieu of the more formal BAR review for some smaller projects
and remodels of buildings. The Planning Commission did not get any input at their public
hearing on this issue. Because the change affects differently sized buildings in most zones, it was
helpful when Nora demonstrated this with a small chart drawn on a blackboard. The zones and
design review requirements were shown on a chart, and included in proposed zoning code
language. Some projects that previously did not require design review if they were smaller than
10,000 s.f. will now be required to have an administrative design review for buildings under
10,000 s.f. . Other projects will find some relief in not having to go to the BAR, but rather will
go through the administrative design review process. Appeals of administrative design reviews
will be made to the BAR. The committee asked about regulating some single - family home
design in housing developments, but Steve explained that's a difficult issue which the Planning
Commission considered and then decided against. The committee was satisfied with the staff
information, and recommended it to Council. They also recommended Nora's little drawing be
included. Recommend design standard reviews to COW.
2. Fort Dent Park John and Bruce discussed the negotiations that have been going on
between the County and City about King County's turnover of the park to Tukwila. Because the
park carries a $400,000 per year maintenance cost, it would have been hard for the city to take
the park with our current economic status. However, a local non - profit company, Starfire Sports,
has proposed using the park to put a first class soccer complex into. The park would include five
synthetic grass soccer fields, an improved stadium area, and an indoor soccer facility. The city
would maintain the parking lots and the area near the small lake with play areas and picnic
tables. There will be areas to play unstructured sports in. The City will get $10,000 use of
softball play and $10,000 of soccer use. The City will also help with maintenance and marketing
the park. This appears to be a win -win proposition for the County, City, and Starfire. Joe asked
what name the park would have, and was told it would stay Fort Dent, but elements within the
park will be named Starfire. The park is a Forward Thrust park.. Brief COW on Starfire
proposal; return draft agreement to Committee.
3. Equity and Diversity Commission Ordinance Joan said she had been uncomfortable seeing
the ordinance at a Regular Meeting without its having been to a COW. The recommended
changes in membership are not a perfect solution, but after some discussion, the committee
agreed to forward the ordinance back to COW for consideration. The discussed whether they
should add positions for students, but decided it has been too difficult to find students who would
commit to something like the Commission for any amount of time. The two members who are
willing to be appointed now should be able to fill some of the vacant positions. Recommend
ordinance to COW.
4. Sign Code Amortization The State Supreme Court decided not to hear an appeal of Federal
Way sign amortization court case . The case held that the City had to compensate anyone who
they required to replace a non - conforming sign when that sign was visible from a state or federal
highway. Moira pointed out that between Highways 99, 599, 518, 181, and Interstates 5 and 405,
most of the city's non - conforming signs were visible from a highway. Therefore, staff
recommended and the Committee agreed, to take off the amortization period for replacing non-
conforming signs, and to turn toward requiring sign compliance whenever a new business moves
into a property or does a major remodel. They can also prohibit new signs while there is a non-
conforming sign up, and any master sign permit would require removing old non- conforming
signs. Joe asked if these would be legal, and Moira and Steve both replied they would be. The
committee supported all of these tactics. Pam asked if whether businesses that moved out of a
property had to remove their sign, and was told no, because the City hadn't wanted the buildings
to look too vacant. Recommend rescission of requirement to replace non - conforming signs
within a certain time and replacing with new tactics to Planning Commission.
5. Disposition of Park and Golf House The green house that has sat near Interurban and the
Golf Course parking lot needs to be removed for the work on the clubhouse that will begin in
early 2003. Although there was a person who was interested in buying the house last year, that
person does not have a legal lot to move the house to, and the City does not have the time nor
good prospects that would make bidding it out worth it. John talked about the house being used
by the Park and Golf Course staff when the City first took over the Golf Course. He said it was
built in the 1940s and has no special features. The committee supported doing the most common-
sense thing and demolishing it as part of the clubhouse contract. Recommend demolition;
inform Council.
Committee Chair approval
z
;t- w
6
00 0
U
cn w
J H
U) LL
u O
Y.2 • O.
z �
I- O
z
� o
O -
C) i-
W W
�U
.. z
w
=
0
z
N g
5 0
co
54
0
C)
C)
z
C)
C)
70
C)
C)
C)
C)
I
Nj
0 01 - 0
000
000
•
Review
Admin
, eview,1
None
Review
dmin
Review
dmin
Review,
eview
None
c iCoMrr. , Admin.
Review; ME;
Public Hearing
Admin. Review •
Comm. Admin.,
Review; MF
C.Public'Flebeihg:‘
01
Public Hearing Design Review
Public Hearing Design Review
Public Hearing Design Review
Public Hearing Design Review
Public Hearing Design Review
Commercial AdMin: Review
ublic Hearing Design
eview
CD
F and Comm. Public
earing Design Review
lvIF and Comm. Public
1-learing Design Review
v1 F and Comm. Public Hearing Design
ta..3.'
3; neview
Public
' • -.:,'....'•:',; Review
r '
NO Public
,
Nearrig,RevieW.;‘ . , Review
TO: Mayor Mullet
Community Affairs and Parks Committee
FROM: Steve Lancaster, DCD Director
RE: Proposed Administrative BAR Thresholds
DATE: October 1, 2002
BACKGROUND
PUBLIC NOTICE
PROPOSED CODE CHANGES
REQUESTED ACTION
n , o
City of Tukwila
Department of Community Development Steve Lancaster, Director
MEMORANDUM
Under the newly adopted land use fee ordinance the City Council authorized the creation of an
administrative design review process for smaller buildings, additions and remodels. What
remains to be resolved is where the thresholds for administrative and public hearing design
review should be placed. The Planning Commission/Board of Architectural Review held a
public hearing on the topic on September 26 and recommended the thresholds listed in
Attachment A.
Steven M. Mullet, Mayor
No comments were submitted on the topic and no members of the public attended the Planning
Commission hearing. At the suggestion of the Commissioners an article about the proposed
design review changes has been submitted for the November edition of the Hazelnut. In order to
allow time for the public to read the article the City Council public hearing should be scheduled
no earlier than November 18`".
In order to implement the changes we will need to revise the thresholds for triggering design
review in the various districts and add administrative design review to the list of Type 2
Decisions at TMC 18.104.010. For the text of the proposed code amendments see Attachment B.
Review the proposed thresholds and make a recommendation to the COW.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
NA
NA
CRA
NA
MF up to 1500 sf
NA
All MF >1500 sf, mobile
home parks, CRA
NA
MF up to 1500 sf
NA
All MF >1500 sf, mobile
home parks, CRA
NA
MF up to 1500 sf, Comm.
between 1500 and 5000 sf
Buildings over 10,000sf
and all on TIB
All MF >1500 sf,
Comm. >5000 sf
Buildings over 10,000 sf
and all on TIB
Comm. between 1500 and
5000 sf
Buildings over 10,000sf
Comm. >5000 sf
Buildings over 10,000sf
Comm. And MF to up 1500
sf
Buildings over 10,000sf
Comm. And MF > 1500 sf
Buildings over 10,000sf
Comm. And MF to up 1500
sf
Buildings over 10,000sf
and all on TIB
Comm. And MF > 1500 sf
Buildings over 10,000 sf
and all on TIB
TIB Comm., Hotel /Motel
and MF up to 1500sf
All on TIB
TIB Comm, MF and Hotel/
Motel >1500 sf
All on TIB
MF up to 1500 sf, Comm.
between 1500 and 5000 sf
Buildings over 10,000sf
All MF >1500 sf,
Comm. >5000 sf
Buildings over 10,000 sf
MF up to 1500 sf, Comm.
between 1500 and 2500 sf
Buildings over 10,000sf
All MF >1500 sf,
Comm. >2500 sf
Buildings over 10,000 sf
Comm. Between 1500 and
10,000 sf; w /in 300ft res. or
200ft shoreline
Buildings over 10,000sf
Comm >10,000sf
Buildings over 10,000 sf
MF up to 1500 sf; Comm.
Between 1500 and
10,000sf; w /in 300ft res. or
200ft shoreline
NA
MF> 1500sf,
Comm >10,000 sf
NA
w /in 300ft res. or 200ft
shoreline
NA
NA
NA
w /in 300ft res. or 200ft
shoreline; Buildings over
45ft
NA
NA
NA
w /in 300ft res. or 200ft
shoreline
NA
NA
NA
w /in 300ft res. or 200ft
shoreline
NA
NA
NA
LDR
MDR
NOR
MUO
0
RCC
NCC
RC.
RCM
TUC
C /LI
TVS
LI
HI
MIC /L
MIC /H
CRA Commercial Redevelopment Area, see Figure 18 -9
Administrative Design Review Public Hearing Design Review
Remodel between 10 and Remodel > 25% of building
New Construction /Addition 25% of building value New Construction /Addition value
4=0 413VMYSTOVOMMIAP$CFAIg***0440...
Attachment A 2-
:�z
MDR
18.12.060 Design review. z
Design review is required for all multi - family structures; mobile or manufactured home parks; z H
a for developments in a Commercial Redevelopment Area that propose the uses and standards ce
of an adjacent commercial zone. Multi- family structures up to 1,500 square feet will be reviewed
administratively. 0
(See TMC 18.60, Board of Architectural Review.) u) o
(Ord. 1865 §11, 1999; Ord. 1758 ,S1(part). 1995) W =
J H
HDR w o
m
18.14.060 Design review.
Design review is required for all multi - family structures:, mobile or manufactured home parks; co a
and for developments in a Commercial Redevelopment Area that propose the uses and standards = w
of an adjacent commercial zone. Multi - family structures up to 1,500 square feet will be reviewed z H
administratively. , 0
(See TMC 18.60, Board of Architectural Review.) w ~
(Ord. 1865 §15, 1999; Ord. 1758 ,§ 1(part), 1995) m D
0
O cn
o i-
w
I
U. o
MUO
18.16.070 Design review.
Design review is required for commercial structures 5000 1,500 square feet or larger, and for all
structures containing multi - family dwellings and all structures in the Tukwila International
Boulevard corridor. Commercial structures between 1,500 and 5,000 square feet, multi - family
structures up to 1,500 square feet and all buildings up to 1,500 square feet in the Tukwila
International Boulevard corridor will be reviewed administratively. Design review is also
required for certain exterior repairs, reconstructions, alterations or improvements to buildings
over 10,000 square feet.
(See the Board ofArchitectural Review chapter of this title.)
(Ord. 1758 §'1(paW, 1995.)
0
18.18.070 Design review.
Design review is required for commercial structures 5 1.500 sq. ft. or larger. Commercial
structures between 1,500 and 5,000 square feet will be reviewed administratively. Design review
is also required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1 §1(part). 1995)
RCC
18.20.070 Design review.
Proposed Code Language
Attachment B
Design review is required for all commercial and multi - family structures. Commercial and multi -
famil structures u. to 1 500 s uare feet will be reviewed administrativel Desi review is also
required for certain exterior repairs, reconstructions, alterations or improvements to buildings
over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. /758 ,y5 I (part). 1995)
NCC
18.22.070 Design review.
Design review is required for all commercial and for all multi - family structures. Commercial and
multi - family structures up to 1,500 square feet will be reviewed administratively. Design review
is also required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet or in the Tukwila International Boulevard corridor.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 § 1(part), /995)
RC
18.24.070 Design review.
Design review is required for all hotels and motels and for other commercial structures 5,000
1,500 square feet or larger. Outside of the Tukwila International Boulevard corridor commercial
structures between 1,500 and 5,000 square feet and multi - family structures up to 1,500 square
feet will be reviewed administratively. 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. Commercial and multi - family structures up
to 1,500 square feet will be reviewed administratively. Details on design review are found in
Chapter 18.60, Board of Architectural Review.
(Ord. 1865 §30, 1 999; Ord. 1758 ,¢ l (part), 1995)
RCM
18.26.070 Design review.
Design review is required for commercial structures 5-,000 1,500 sq. ft. or larger and for all
structures containing multi- family dwellings. Commercial structures between 1,500 and 5,000
square feet and multi - family structures up to 1,500 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1751 § 1(part). 1995)
TUC
18.28.070 Design review.
Design review is required for all commercial structures larger than 2,508 1,500 square feet, and
for all structures containing multi- family development. Commercial structures between 1,500
and 2,500 square feet and multi- family structures up to 1,500 square feet will be reviewed
administratively. Design review is also required for certain exterior repairs, reconstructions,
alterations or improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
4
(Ord 1758 § l (purl), / 995)
C /LI
18.30.070 Design review.
Design review is required for new developments within 300 feet of residential districts or within
200 feet of the Green /Duwamish River, or for developments larger than 4$ 1,500 square feet. ?
Commercial structures between 1,500 and 10,000 square feet will be reviewed administratively. ce 2
Design review is also required for certain exterior repairs, reconstructions, alterations or 6 U
improvements to buildings over 10,000 square feet. U - O
(See the Board of Architectural Review chapter of this title.) w
(Ord 1758 s�1(part). 1995)
(.0 =
N - LL .
LI w O
18.32.070 Design review. u
Administrative Ddesign review is required for new developments within 300 feet of residential co 3
districts or within 200 feet Green /Duwamish River. H
(See the Board of Architectural Review chapter of this title.) z t—
(o,.1.. 1758 §'1('part), 1995)
z �
w Lu
0 - .
18.34.070 Design review. w '-
Administrative Ddesign review is required for new developments within 300 feet of residential = v
developments or within 200 feet of the Green /Duwamish River. Administrative Ddesign review is LL 0
also required for new developments over 45 feet in height. z
(See the Board of Architectural Review chapter of this title.) U co
(Ord 1793 §1, 1997: Ord 175e8 §§(part), 1995)
HI
MIC /L
18.36.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet of the Green /Duwamish River.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 §1(partl, 1995)
MIC /H
18.38.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet of the Green/Duwamish River.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 §'!(pang), 1995)
TVS
18.40.070 Design review.
Design review is required for new development within 300 feet of residential districts; within 200
feet of the Green /Duwamish River; for developments larger than - 1.0000 1,500 sq. ft. and for all
multi- family developments. Commercial structures between 1,500 and 10,000 square feet and
multi- family structures up to 1,500 square feet will be reviewed administratively.
(See the Board of Architectural Review chapter of this title.)
(Orel 1758 p(part). 1995)
Board of Architectural Review
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 ") and DCD Director shall only approve well designed
developments that are creative and harmonious with the natural and manmade environments.
Throughout this chapter any reference to the Board or BAR shall also include the DCD Director
in the case of administrative design review.
(Ord. 186.5 ,19, 1999; Ord. /758 §l(part), /995)
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.
B. Projects meeting the thresholds for administrative design review will be reviewed by the DCD
Director. All other projects requiring design review approval will be reviewed by the BAR. The
Board and the DCD Director shall have the authority to approve, approve with conditions, or
deny all plans submitted to it based on a clear demonstration of compliance with all of the
guidelines of this chapter.
C.. Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following exceptions:
a. Developments in LDR districts,
b. Developments exempted in the various districts,
c. Developments in LI, HI, YMIC /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 (for costs between 10% and 25%
the changes will be reviewed administratively);
a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC,
NCC, RC, RCM, TUC and C /LI zoning districts; and
b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard
corridor (see Figure 18 -9).
3. Development applications using the procedures of 18.60.60, Commercial Redevelopment Area.
D. 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.
E. No changes shall be made to approved designs without further BAR or Director approval and
consideration of the change in the context of the entire project; except that the Director is
co
TYPE OF PERMIT
INITIALDECISION MAKER
APPEAL BODY
(open record appeal)
Administrative Design Review
Community Development
Planning Commission
(TMC 18.60.030)
Director
Administrative Planned
Residential Development
(TMC 17.08.040)
Short Plat Committee
Hearing Examiner
Short Plat (TMC 17.08.060)
Short Plat Committee
Hearing Examiner
Binding Site Improvement
Plan (TMC 17.16)
Short Plat Committee
Hearing Examiner
Shoreline Substantial
Development Permit (TMC
Chapter 18.44)
Community Development
Director
State Shoreline Hearings
Board
Decision regarding Sensitive
Areas (except Reasonable Use
Exception) (TMC 18.45.125)
Community Development
Director
Planning Commission
Special Permission Parking,
and Modifications to Certain
Parking Standards
(TMC 18.56.060 and .070)
Community Development
Director
City Council
Parking standard for use not
Specified (TMC 18.56.100)
Community Development
Director
City Council
Code Interpretation
(TMC 18.90.010)
Community Development
Director
Hearing Examiner
Special Permission Sign,
except "unique sign" (various
sections of TMC Title 19)
Community Development
Director
Planning Commission
Sign Permit Denial
(TMC 19.12)
Community Development
Director
Planning Commission
Sign Area Increase
(TMC 19.32.140)
Community Development
Director
Planning Commission
Substitution of Signage under
VSR Agreements
(TMC 19.30.060)
Community Development
Director
Planning Commission
authorized to approve minor, insignificant modifications which have no impact on the project
design.
(Ord 1865 ,00, 1999; Ord. / § 1(pari), /995)
18.104.010 Classification of project permit applications.
C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases,
other City administrators or committees, but which are subject to an open record appeal to the
Hearing Examiner, Planning Commission, City Council, or, in the case of shoreline permits, an
appeal to the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 2 DECISIONS
City of Tukwila
Department of Community Development Steve Lancaster, Director
STAFF REPORT
TO THE PLANNING COMMISSION AND
BOARD OF ARCHITECTURAL REVIEW
Prepared September 16, 2002
HEARING DATE: September 26, 2002
NOTIFICATION: Notice of Public Hearing published 9/13/2002
FILE NUMBERS: L02 -043 Administrative Design Review Amendment
REQUEST: Hold a public hearing and make a recommendation to the City Council
about the thresholds for the new administrative design review process.
LOCATION: City wide
SEPA
DETERMINATION: Pending
STAFF: Nora Gierloff, Planning Supervisor
ATTACHMENTS: A. Proposed Administrative Review Thresholds
B. Proposed Zoning Code Language Changes
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
BACKGROUND
During our land use fee research we discovered that the wide range of complexity among design
review cases is reflected in other jurisdictions' processes and fees. For example, several
jurisdictions have administrative processes with lower fees for smaller projects. Tukwila has had
only one process, public hearing before the BAR, and one fee, $900. Under the newly adopted
fee ordinance we would charge $400 for administrative review and $1,400 for public hearing
review.
FINDINGS
The thresholds for design review vary from all buildings of any size in a zone to only buildings
over 10,000 square feet. This means that in some zones some building types found in Tukwila
do not trigger design review. For example, fast food restaurants in Tukwila range from 2,200 to
4,900 square feet and gas stations are usually 1,500 to 2,200 square feet (mini marts add about
1000 square feet). This means that in RCM, C /LI and TVS these businesses generally do not
have to go through design review.
On the other hand even small additions or espresso stands in RCC, NCC and RC are subject to a
public hearing process because the threshold is any new square footage. In TIB corridor the
MUO, NCC and RC zones require any remodel that exceeds 10% of the building's value to go
through design review. This can discourage property owners from building minor expansions or
remodeling because of the time and expense involved in a public hearing.
The administrative design review process will smooth out the differences between the zone
thresholds and allow us to be more evenhanded in our application of the design review criteria.
PROPOSED CHANGES
The proposed code changes would create a quicker, cheaper design review process that would be
less onerous for additions, minor remodels and small developments in zones that require all
structures to go through design review. Administrative design review would also be added below
the current threshold in those districts that currently have a high threshold so that medium sized
projects like fast food restaurants would not fall through the gaps.
Remodels with a value between 10% and 25% of building value would be reviewed
administratively, with remodels over that amount subject to the public hearing process. For a
schedule of proposed thresholds for the different types of design review see Attachment A.
The design criteria used to evaluate the projects would be the same, regardless of whether an
administrative or public hearing process was required. In order to implement this change we will
need to revise the thresholds for triggering design review in the various districts and add
Q: \CODEAMND\BARAdminPC. DOC
Page 2
administrative design review to the list of Type 2 Decisions at TMC 18.104.010. For the text of
the proposed code amendments see Attachment B.
REQUESTED ACTION
Review the proposed thresholds and make a recommendation to the COW.
Q:\CODEAMND\BARAdminPC.DOC
Page 3
Z
Z .
w
J U
U
W =
J I-
W O :,
2
g _5
D
a
2
Z P_
I— 0,
Z
LLI lit
U �
CI
W w
• F-
O�
u i
Z
U N.
0
Z
NA
NA
CRA
NA
MF up to 1500 sf
NA
All MF >1500 sf, mobile
home parks, CRA
NA
MF up to 1500 sf
NA
All MF >1500 sf, mobile
home parks, CRA
NA
MF up to 1500 sf, Comm.
between 1500 and 5000 sf
Buildings over 10,000sf
and all on TIB
All MF >1500 sf,
Comm. >5000 sf
Buildings over 10,000 sf
and all on TIB
Comm. between 1500 and
5000 sf
Buildings over 10,000sf
Comm. >5000 sf
Buildings over 10,000sf
Comm. And MF to up 1500
sf
Buildings over 10,000sf
Comm. And MF > 1500 sf
Buildings over 10,000sf
Comm. And MF to up 1500
sf
Buildings over 10,000sf
and all on TIB
Comm. And MF > 1500 sf
Buildings over 10,000 sf
and all on TIB
TIB Comm., Hotel /Motel
and MF up to 1500sf
All on TIB
TIB Comm, MF and Hotel/
Motel >1500 sf
All on TIB
MF up to 1500 sf, Comm.
between 1500 and 5000 sf
Buildings over 10,000sf
All MF >1500 sf,
Comm. >5000 sf
Buildings over 10,000 sf
MF up to 1500 sf, Comm.
between 1500 and 2500 sf
Buildings over 10,000sf
All MF >1500 sf,
Comm. >2500 sf
Buildings over 10,000 sf
Comm. Between 1500 and
10,000 sf; w /in 300ft res. or
200ft shoreline
Buildings over 10,000sf
Comm >10,000sf
Buildings over 10,000 sf
MF up to 1500 sf; Comm.
Between 1500 and
10,000sf; w /in 300ft res. or
200ft shoreline
NA
MF> 1500sf,
Comm >10,000 sf
NA
w /in 300ft res. or 200ft
shoreline
NA
NA
NA
w /in 300ft res. or 200ft
shoreline; Buildings over
45ft
NA
NA
NA
w /in 300ft res. or 200ft
shoreline
NA
NA
NA
w /in 300ft res. or 200ft
shoreline
NA
NA
NA
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
TUC
C /LI
TVS
LI
HI
MICIL
MICIH
Administrative Design Review Public Hearing Design Review
Remodel between 10 and Remodel > 25% of building
New Construction /Addition 25% of building value New Construction /Addition value
CRA Commercial Redevelopment Area, see Figure 18 -9
Attachment A
MDR
Proposed Code Language
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. Multi - family structures up to 1,500 square feet will be reviewed
administratively.
(See TMC 18.60, Board of Architectural Review.)
(Ord 1865 §11, 1999: Ord. 1758 ,§ (part). 1.9 95)
HDR
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. Multi - family structures up to 1,500 square feet will be reviewed
administratively.
(See TMC 18.60, Board of Architectural Review.)
(Ord. 1865 §15, 1999; . Ord. 1758 ¢ 1 (part), 1995)
MUO
18.16.070 Design review.
Design review is required for commercial structures 5,000 1,500 square feet or larger an4 for all
structures containing multi - family dwellings and all structures in the Tukwila International
Boulevard corridor. Commercial structures between 1,500 and 5,000 square feet, multi - family
structures up to 1,500 square feet and all buildings up to 1,500 square feet in the Tukwila
International Boulevard corridor will be reviewed administratively. Design review is also
required for certain exterior repairs, reconstructions, alterations or improvements to buildings
over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1 §'1(p.v , 1995)
0
18.18.070 Design review.
Design review is required for commercial structures 5,000 1.500 sq. ft. or larger. Commercial
structures between 1,500 and 5,000 square feet will be reviewed administratively. Design review
is also required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 §!(part), 1995)
RCC
18.20.070 Design review.
Attachment B
Design review is required for all commercial and multi - family structures. Commercial and multi-
family structures up to 1,500 square feet will be reviewed administratively. Design review is also
required for certain exterior repairs, reconstructions, alterations or improvements to buildings
over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 § 1(part), 1995)
NCC
18.22.070 Design review.
Design review is required for all commercial and for all multi - family structures. Commercial and
multi - family structures up to 1,500 square feet will be reviewed administratively. Design review
is also required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet or in the Tukwila International Boulevard corridor.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 § 1(part), 1995)
RC
18.24.070 Design review.
Design review is required for all hotels and motels and for other commercial structures 5,000
1,500 square feet or larger. Outside of the Tukwila International Boulevard corridor commercial
structures between 1,500 and 5,000 square feet and multi- family structures up to 1,500 square
feet will be reviewed administratively. 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. Commercial and multi - family structures up
to 1,500 square feet will be reviewed administratively. Details on design review are found in
Chapter 18.60, Board of Architectural Review.
(Ord 1865 §30, 1999; Ord. / 758 ,§ 1 (Purl), 1995)
RCM
18.26.070 Design review.
Design review is required for commercial structures 5,000 1,500 sq. ft. or larger and for all
structures containing multi- family dwellings. Commercial structures between 1,500 and 5,000
square feet and multi - family structures up to 1,500 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 § 1(part). 1995)
TUC
18.28.070 Design review.
Design review is required for all commercial structures larger than 2,590 1,500 square feet, and
for all structures containing multi- family development. Commercial structures between 1,500
and 2,500 square feet and multi - family structures up to 1,500 square feet will be reviewed
administratively. Design review is also required for certain exterior repairs, reconstructions,
alterations or improvements to buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
(Ord 1758 ,§ /(part), 1995)
C /LI
18.30.070 Design review. z
Design review is required for new developments within 300 feet of residential districts or within i z
200 feet of the Green /Duwamish River, or for developments larger than -1 -0,000 1,500 square feet. w
Commercial structures between 1,500 and 10,000 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs, reconstructions, alterations or -J 0
improvements to buildings over 10,000 square feet. 0
(See the Board of Architectural Review chapter of this title.) co w
(Ord. 1758 §1(part). 1995) -J H
wo
LI
ga 18.32.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential = a
districts or within 200 feet Green /Duwamish River. �' z
(See the Board of Architectural Review chapter of this title.) z F —
(Ord. 1758 §'l (part), 1995) W 0
2 uj
. - .
O H
18.34.070 Design review. w w
Administrative Ddesign review is required for new developments within 300 feet of residential
developments or within 200 feet of the Green /Duwamish River. Administrative Ddesign review is Li- 0
also required for new developments over 45 feet in height. iL Z
(See the Board of Architectural Review chapter of this title.) 0
(Ord 1793 §1, 1997; Ord. 1 ¢ /(part), 1995) 0 F-
Z
HI
MIC /L
18.36.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet of the Green /Duwamish River.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 , §1(part), 1995)
MIC /H
18.38.070 Design review.
Administrative Ddesign review is required for new developments within 300 feet of residential
districts or within 200 feet of the Green /Duwamish River.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 `.'1(pw (), 1995)
TVS
18.40.070 Design review.
Design review is required for new development within 300 feet of residential districts; within 200
feet of the Green /Duwamish River; for developments larger than - 1.0,080 1,500 sq. ft. and for all
multi - family developments. Commercial structures between 1,500 and 10,000 square feet and
multi- family structures up to 1,500 square feet will be reviewed administratively.
(See the Board of Architectural Review chapter of this title.)
(Ord. 1758 !S'I (pare), 1995)
Board of Architectural Review
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 ") and DCD Director shall only approve well designed
developments that are creative and harmonious with the natural and manmade environments.
Throughout this chapter any reference to the Board or BAR shall also include the DCD Director
in the case of administrative design review.
(Ord. 1865 §419, 1999; Ord 1758,§1(part), 1 95)
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.
B. Projects meeting the thresholds for administrative design review will be reviewed by the DCD
Director. All other projects requiring design review approval will be reviewed by the BAR. The
Board and the DCD Director shall have the authority to approve, approve with conditions, or
deny all plans submitted to it based on a clear demonstration of compliance with all of the
guidelines of this chapter.
C.. Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following exceptions:
a. Developments 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 (for costs between 10% and 25%
the changes will be reviewed administratively);
a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC,
NCC, RC, RCM, TUC and C /LI zoning districts; and
b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard
corridor (see Figure 18 -9).
3. Development applications using the procedures of 18.60.60, Commercial Redevelopment Area.
D. 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.
E. No changes shall be made to approved designs without further BAR or Director approval and
consideration of the change in the context of the entire project; except that the Director is
TYPE OF PERMIT
INITIALDECISION MAKER
APPEAL BODY
(open record appeal)
Administrative Design Review
Community Development
Planning Commission
(TMC 18.60.030)
Director
Administrative Planned
Residential Development
(TMC 17.08.040)
Short Plat Committee
Hearing Examiner
Short Plat (TMC 17.08.060)
Short Plat Committee
Hearing Examiner
Binding Site Improvement
Plan (TMC 17.16)
Short Plat Committee
Hearing Examiner
Shoreline Substantial
Development Permit (TMC
Chapter 18.44)
Community Development
Director
State Shoreline Hearings
Board
Decision regarding Sensitive
Areas (except Reasonable Use
Exception) (TMC 18.45.125)
Community Development
Director
Planning Commission
Special Permission Parking,
and Modifications to Certain
Parking Standards
(TMC 18.56.060 and .070)
Community Development
Director
City Council
Parking standard for use not
Specified (TMC 18.56.100)
Community Development
Director
City Council
Code Interpretation
(TMC 18.90.010)
Community Development
Director
Hearing Examiner
Special Permission Sign,
except "unique sign" (various
sections of TMC Title 19)
Community Development
Director
Planning Commission
Sign Permit Denial
(TMC 19.12)
Community Development
Director
Planning Commission
Sign Area Increase
(TMC 19.32.140)
Community Development
Director
Planning Commission
Substitution of Signage under
VSR Agreements
(TMC 19.30.060)
Community Development
Director
Planning Commission
authorized to approve minor, insignificant modifications which have no impact on the project
design.
(Ord. 1865 §50. 1999; Ord. 1758 §1(part), 1995)
18.104.010 Classification of project permit applications.
C. Type 2 decisions are decisions which are initially made by the Director or, in certain cases,
other City administrators or committees, but which are subject to an open record appeal to the
Hearing Examiner, Planning Commission, City Council, or, in the case of shoreline permits, an
appeal to the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 2 DECISIONS
z
_I-
6
U0
co 0
co w
Ili =
H
al
j .
• a
= w
z �
I-0
Z I-
w jjj
o
O • D-
o ff
w • w
u'O
..z.
w
• =
O ~
TO: Mayor Mullet
Community Affairs and Parks Committee
FROM: Steve Lancaster, DCD Director
RE: Proposed Administrative Design Review Process
DATE: August 27, 2002
BACKGROUND
MEMORANDUM
During our land use fee research we discovered that the wide range of complexity among
design review cases is reflected in other jurisdictions' processes and fees. For example,
several jurisdictions have administrative processes with lower fees for smaller projects.
Tukwila has had only one process, public hearing before the BAR, and one fee, $900.
Under the newly adopted fee ordinance we would charge $400 for administrative review
and $1,400 for public hearing review.
FINDINGS
The thresholds for design review vary from all buildings of any size in a zone to only
buildings over 10,000 square feet. This means that in some zones some building types
found in Tukwila do not trigger design review. For example, fast food restaurants in
Tukwila range from 2,200 to 4,900 square feet and gas stations are usually 1,500 to 2,200
square feet (mini marts add about 1000 square feet). This means that in RCM, C/LI and
TVS these businesses generally do not have to go through design review.
On the other hand even small additions or espresso stands in RCC, NCC and RC are
subject to a public hearing process because the threshold is any new square footage. This
can discourage property owners from building minor expansions or remodeling because
of the time and expense involved in a public hearing.
Adding an administrative design review process would smooth out the differences
between the zone thresholds and allow us to be more evenhanded in our application of
the design review criteria.
RECOMMENDATION
We are recommending code changes to create a quicker, cheaper design review process
that would be less onerous for additions and small developments in zones that require all
structures to go through design review. We would also add administrative design review
below the current threshold in those districts that currently have a high threshold so that
medium sized projects like fast food restaurants would not fall through the gaps. For a
schedule of proposed thresholds for the different types of design review see Attachment
A.
The design criteria used to evaluate the projects would be the same, regardless of whether
an administrative or public hearing process was required. In order to implement this
change we will need to revise the thresholds for triggering design review in the various
districts and add administrative design review to the list of Type 2 Decisions at TMC
18.104.010.
REQUESTED ACTION
Review the proposal and forward it to the Planning Commission for a recommendation.
j�
N:.5v aGCC-- ,� C_4 P
7 1.. ;6J+?7,W:iki - Uat . , c •a a;:'n• ...��cea� _ . ,r; r.• c u�.+.c:f+t; ' M L • • zriS' .r ;•_:..
Land Use Fee Schedule 9 /3 /02.doc
o f T
Washington
Resolution No.
Land Use Fee Schedule
14q
a
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUIKWILA, WASHINGTON, ADOPTING
A LAND USE FEE SCHEDULE.
WFIEREAS, Tukwila's land use fees have remained largely unchanged since
1995; and
WHEREAS, Tukwila's fees are significantly lower than the average of
neighboring jurisdictions; and
WHEREAS, the City needs to recoup a greater percentage of the cost of
processing land use permits; and
WHEREAS, adopting the fees in a separate document will allow them to be more
easily updated in the future;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUITILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Land use fees will be charged according to the following schedule:
0 10
Permit Fees
LDR
All other Zones
Appeal of Administrative Decision
$50
$100
Appeal of Sign Code Decision
NA
$500
Binding Site Plan
NA
$1,000
Boundary Line Adjustment
$250
$450
Comp Plan Amendment
$1,000
$1,000
Conditional Use Permit
$2,000
$2,000
Design Review
$1,400
$1,400
Administrative Design Review
$400
$400
Lot Consolidation
$75
$150
Planned Residential Development
$2,500 + $100 /new unit
$2,500 + $100 /new unit
Administrative PRD
$500
NA
Rezone / Zoning Code Amendment
$1,500
$1,500
SEPA
$500
$500
SEPA Planned Action
NA
$250
SEPA EIS Administrative Fee
$1,000
$1,000
Shoreline Permit
$2,000
$2,000
Short Plat (2 -4 lots)
$500
$1,000
Short Plat (5 -9 lots)
$1,000
$1,000
Land Use Fee Schedule 9 /3 /02.doc
o f T
Washington
Resolution No.
Land Use Fee Schedule
14q
a
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUIKWILA, WASHINGTON, ADOPTING
A LAND USE FEE SCHEDULE.
WFIEREAS, Tukwila's land use fees have remained largely unchanged since
1995; and
WHEREAS, Tukwila's fees are significantly lower than the average of
neighboring jurisdictions; and
WHEREAS, the City needs to recoup a greater percentage of the cost of
processing land use permits; and
WHEREAS, adopting the fees in a separate document will allow them to be more
easily updated in the future;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUITILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Land use fees will be charged according to the following schedule:
0 10
Land Use Fee Schedule (Continued)
' Preapplication fee credited toward applications submitted within 90 days.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this 0 day of e. , 2002.
ATTEST/ AUTHENTICATED:
1 liuil . 1*(1 <aa,
t th Jane E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
Land Use Fee Schedi+!e 9 /3 /02.doc
Filed with the City Clerk: ' 0; - 02.)
Passed by the City Council: _ cc,
rn
Effective Date: J cL C te .'y'
Resolution Number: I C / 5
Richard Simpson, Council President
ti
:�••Y.� � � �S�.SaaLa
Permit Fees
LDR
All other Zones
Permanent Sign Permit
NA
$100
Temporary Sign Permit
NA
$50
Preapplication Meeting
$200
$200'
Preliminary Subdivision (10+ lots)
$3,000 + $100 /new unit
$3,000 + $100 /new unit
Final Subdivision (10+ lots)
$1,000 + $50 /new unit
$1,000 + $50 /new unit
Special Permission
$200
$300
Unclassified Use Permit
$2,000
$2,000
Variance
$600
$1,200
Zoning Letter
$0
$100
Land Use Fee Schedule (Continued)
' Preapplication fee credited toward applications submitted within 90 days.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this 0 day of e. , 2002.
ATTEST/ AUTHENTICATED:
1 liuil . 1*(1 <aa,
t th Jane E. Cantu, CMC, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
Land Use Fee Schedi+!e 9 /3 /02.doc
Filed with the City Clerk: ' 0; - 02.)
Passed by the City Council: _ cc,
rn
Effective Date: J cL C te .'y'
Resolution Number: I C / 5
Richard Simpson, Council President
ti
:�••Y.� � � �S�.SaaLa