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HomeMy WebLinkAboutCOW 2016-05-09 Item 5A - Ordinances - Housekeeping Code Amendments (TMC Titles 17, 18, 19 and 21)COUNCIL AGENDA SYNOPSIS Initials !Meeting Date Prepared by Mayor's review Council review 05/09/16 MDR' ll •1 Ordthance 05/16/16 MD ❑ Other Mt$ Date Mtg Dade Mlg Date 5/16/16 Mtg Date 05/09/16 SPONSOR ❑ Council ❑ Mayor ❑ HR n DCD ■ Finance ❑ Fire ❑ TS ❑ P&R ❑ Police n 211" SPONSOR'S Hold the public hearing on the proposed housekeeping code amendments to Title 17, 18, Stimm.rRti' 19 and 21 of the Tukwila Municipal Code. After the public hearing the Committee of the Whole can forward the proposed amendments for adoption on May 16, 2016. RI::1 'II sl'IiI) BY ❑ COW Mtg. ❑ Utilities DATE: 04/25/16 // CA &P Cmte ITEM INFORMATION ITEM No. 4& 5.A. S'1':1FF SPONSOR: ]ACK PACE ORIGTNAL AGI :NDA DATE: 5/9/16 AGI.NDA I'rlo,i Triii4 2016 Housekeeping Code Amendments to Title 17, 18, 19 and 21 of the Tukwila Municipal Code. C.1'1'1 •.t GORY El Discua:rion 05/09/16 Motion Aftg Date ❑ Resolution Aitg Date •1 Ordthance ❑ Bid Award Ml$ Date 11 Public Hearing ❑ Other Mt$ Date Mtg Dade Mlg Date 5/16/16 Mtg Date 05/09/16 SPONSOR ❑ Council ❑ Mayor ❑ HR n DCD ■ Finance ❑ Fire ❑ TS ❑ P&R ❑ Police n 211" SPONSOR'S Hold the public hearing on the proposed housekeeping code amendments to Title 17, 18, Stimm.rRti' 19 and 21 of the Tukwila Municipal Code. After the public hearing the Committee of the Whole can forward the proposed amendments for adoption on May 16, 2016. RI::1 'II sl'IiI) BY ❑ COW Mtg. ❑ Utilities DATE: 04/25/16 // CA &P Cmte ❑ F &S Cmte 0 Transportation Cmte ❑ Parks Comm. ❑ Planning Comm. COMMIT"T"EE CHAIR: QUINN Cmte D Arts Comm. RECOMMENDATIONS: SPONSOR COMMITTEE /ADMIN. Department of Community Development Unanimous Approval, Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 05/09/16 Public Hearing on the proposed amendments MTG. DATE ATTACHMENTS 05/09/16 Informational Memorandum dated 5/4/16 Attachment A: List of definitions associated with an assisted living facility Attachment B: List of uses that are proposed to be replaced with a matrix Draft Ordinances: Title 18 with Exhibit A and B; Title 17, Title 21, Title 19 Minutes from the Planning Commission meeting of 03/24/16 Minutes from the Community Affairs and Parks Committee meeting of 04/25/16 5/16/16 87 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Jack Pace, Community Development Director BY: Minnie Dhaliwal, Planning Supervisor CC: Mayor Ekberg DATE: May 4, 2016 SUBJECT: 2016 Housekeeping Code Amendments ISSUE Public Hearing regarding the proposed housekeeping code changes to the Zoning, Subdivision /Plats, State Environmental Policy Act (SEPA), and Sign Codes. BACKGROUND Staff has grouped amendments to the Zoning, Subdivision, SEPA and Sign Codes together for your consideration. Staff briefed the Community Affairs and Parks Committee on February 22, 2016, and the Committee forwarded them to the Planning Commission for review and recommendation. The Planning Commission held a public hearing on all the proposed changes on March 24, 2016, The Community Affairs and Parks Committee reviewed the Planning Commission's recommendations on April 25, 2016 and forwarded them for a public hearing by the Committee of the Whole on May 9, 2016. Their recommendations are reflected in the attached ordinances in the underline/strikeout format. DISCUSSION I. Proposed Title 18 Zoning Code Changes (See Attachment C for the Title 18 Ordinance) Add an Assisted Living Facility definition and list it as a permitted /conditional use where convalescent center use is allowed and consider assisted living facility for seniors similar to a senior citizen housing. See Attachment A for the proposed and existing definitions and the list of zones where these are permitted. The zoning map can be found online at http:ffwww.tukwilawa.govlwp- content /uploads /Comp -Plan Zoning-Map Of Planning Commission also recommended to amend the definition of Senior Citizen Housing (See Section 1, 2 and Exhibit A of the Title 18 Ordinance). Delete the list of permitted uses in each separate zoning district chapter and create a new chapter with Zoning Code Use Matrix. See Exhibit A to Title 18 Ordinance for the matrix and the existing list of uses that the matrix would replace are attached as Attachment B. (See sections 3, 4 -12, 15 -22 of the Title 18 Ordinance). Incorporate code interpretations in Tukwila Municipal Code: Alternate Fuel Stations are treated similarly to other automotive services; Arenas are a permitted use in TUC -TOD: Townhouses are not limited to four- piexes in HDR (Section 3 and Exhibit A of the Title 18 Ordinance; Brewery /Taprooms are permitted in TUC -WP (Section 13 and Exhibit B of the Ordinance). 89 INFORMATIONAL MEMO Page 2 4. With the adoption of the new Tukwila Urban Center Zoning height limits a few existing buildings that are taller than 45 feet became non - conforming. This results in some unintended consequences for the owners for insurance purposes. Amend the code to "grandfather" in pre- existing buildings that are taller than 45 feet. (Section 14 of the Title 18 Ordinance). 5. Clarify that single family dwelling design standards such as the minimum roof pitch of 5:12 apply to accessory structures such as detached garages that require a building permit. (Section 23 of the Title 18 Ordinance) 6. The housekeeping code amendments adopted in 2009 addressed the recommendations by Washington Cities Insurance Authority (WCIA) to use a hearing examiner to the maximum extent allowed by law for quasi - judicial land use decisions. As a result of WCIA's recommendation the land use decision tables listed under TMC 18.104 were amended. However the procedures section of the code still references the old process and in places is inconsistent with the amended procedures listed under TMC 18.104. The proposed amendments at this time would make the different sections of the Zoning Code consistent with the procedures listed under TMC 18.104. The sections of the code that are proposed to be updated include: a. 18.56.040 (parking deviations are reviewed by the hearing examiner instead of the Board of Architectural Review- Section 24 of the Title 18 Ordinance); b. 18.64 (Conditional Use permits are reviewed by the hearing examiner instead of the Planning Commission- Section 25, 26, 27, 28, 29, 30 of the Title 18 Ordinance). c. TMC18.70.040 (Non - conforming uses- Section 31 of the Title 18 Ordinance); 18.100.030 & .050 (Correcting the hearing body on Type 4 decisions and Preliminary Plats are reviewed by the hearing examiner /Board of Architectural Review instead of City Council- Section 33 and 34 of the Title 18 Ordinance); Amend the zoning code variance criteria to include a criterion that variances are not permitted when the undue hardship is created by the actions of the applicant. This is standard in other municipal codes but is only listed under the purpose section of the Tukwila Municipal Code and not as a separate criterion. (Section 32 of the Title 18 Ordinance). H. Proposed Title 17 Subdivision and Plat Changes State Law was amended to allow seven years for a preliminary subdivision to get final approval. However Tukwila Municipal Code states five years. Amend Tukwila Municipal Code to make it consistent with the State Law. (Section 1 of the Title 17 Ordinance). 111. Proposed Title 21 SEPA Changes 1. Update TMC 21.04.110 and 21 04.152 to be consistent with the updated State Law provisions related to SEPA rules. The Department of Ecology has updated the SEPA rules resulting in some incorrect references in Tukwila Municipal Code. (Section 1, 2 of the Title 21 Ordinance). 90 INFORMATIONAL MEMO Page 3 2. Revise the SEPA ordinance to track development proposals in the Tukwila Urban Center. A Supplemental EIS (SEAS) prepared in 2014 focused on potential impacts associated with increased intensity of development proposed for Tukwila's Urban Center, as established in the Southcenter Subarea Plan. Future project- specific development proposals that are consistent with the Southcenter Subarea Plan, new Tukwila Urban Center (TUC) development regulations. and the SEIS do not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. This provides certainty and predictability for urban development proposals by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act. The City's SEPA ordinance must be revised to include a process for tracking projects that meet the criteria and are exempt from SEPA. (Section 3 of the Title 21 Ordinance). 3. Update the plans listed under TMC 21.04.270. The list references old plans such as 1995 Comprehensive Plan; Parks and Open Space Plan adopted by Ordinance 1315 etc. (Section 4 of the Title 21 Ordinance). IV, Proposed Title 19 Sign Code Changes 1. Remove references to political signs and any other content based language in fight of Supreme Court's ruling on Reed v. Town of Gilbert where the court ruled that content based regulations such as different regulations for political signs are unconstitutional. (Section 1,6,7,9,10 of the Title 19 Ordinance) Planning Commission recommended to incorporate some of language that was removed as part of repealing political signs section such as no signs can be installed without the property owners" permission. (Section 2 of the Title 19 Ordinance), Update TMC 19.20.050 to clarify that the allowable area for incentive signage is 50% of the maximum otherwise allowed. (Section 5 of the Title 19 Ordinance). 4. Add language to provide the Director flexibility to provide permit extensions longer than 30 days. (Section 3 of the Title 19 Ordinance) Allow one additional building mounted sign for multi- tenant complexes which do not qualify for the master sign program. (Section 4 of the Title 19 Ordinance) 6. Revise maximum size requirements for fuel canopy signs from a maximum of 5 sq. if to 10 sq. ft. or one third of the area of the canopy whichever is less. (Section 4 of the Title 19 Ordinance) Allow the signage for one sign on a premise to be split into two signs under the Master Sign Program. (Section 8 of the Title 19 Ordinance) FINANCIAL IMPACT N/A 91 INFORMATIONAL MEMO Page 4 RECOMMENDATION The Committee is being asked to hold a public hearing on the proposed amendments and forward them for adoption on May 16, 2015. ATTACHMENTS A: List of definitions zones associated with an assisted living facility. B. List of uses in different zones that are proposed to be replaced with a matrix C. Title 18 Ordinance along with Exhibit A and B D. Title 17 Ordinance E. Title 21 Ordinance F. Title 19 Ordinance G. Minutes from the Planning Commission meeting of 0312411E H. Minutes from the Community Affairs and Parks Committee meeting of 04125/15 92 ATTACHMENT A NEW DEFINITION: TMC18.06.0 7 Assisted Living Facility- "Assisted Living Facility" means a facility that is licensed by the Department of Social and Health Services pursuant to Chapter 18.20 RCW as currently defined or as may be thereafter amended. This definition does not include "diversion facility" or "diversion interim services facility." Per RCW 18.20 an "Assisted living facility " means any home or other institution, however named, which is advertised, announced, or maintained for the express or implied purpose of providing housing, basic services, and assuming general responsibility for the safety and well- being of the residents, and may also provide domiciliary care, consistent with chapter 142, Laws of 2004, to seven or more residents after July 1, 2000. However, an assisted living facility that is licensed for three to six residents prior to or on July 1, 2000, may maintain its assisted living facility license as long as it is continually licensed as an assisted living facility. "Assisted living facility" shall not include facilities certified as group training homes pursuant to RCW 71A.22.040, nor any home, institution or section thereof which is otherwise licensed and regulated under the provisions of state law providing specifically for the licensing and regulation of such home, institution or section thereof. Nor shall it include any independent senior housing, independent living units in continuing care retirement communities, or other similar living situations including those subsidized by the department of housing and urban development. EXISTING DEFINITIONS: 18.06.170 Continuing Care Retirement Community "Continuing care retirement community" means housing planned and operated to provide a continuum of accommodations and services for seniors including, but not limited to, at least two of the following housing types: independent living, congregate housing, assisted living, and skilled nursing care. (r,1 rcL 2235 , 1 (parr). 2009) 18.06.173 Convalescent /Nursing Horne "Convalescent /nursing home" means a residential facility, such as a hospice, offering 24 -hour skilled nursing care for patients suffering from an illness, or receiving care for chronic conditions, mental or physical disabilities or alcohol or drug detoxification, excluding correctional facilities. Care may include in- patient administration of special diets, bedside nursing care and treatment by a physician or psychiatrist. The stay in a convalescent/nursing home is in excess of 24 consecutive hours. This category does not include diversion facility or diversion interim services facility. `Ord. 2287' 4S'4. 2010; Ord. 1976 03, 001) 18.06.249 Dwelling Unit "Dwelling unit" means the whole of a building or a portion thereof providing complete housekeeping facilities for a group of individuals living together as a single residential community, with common cooking, eating and bathroom facilities, other than transitory housing or correctional facilities as defined in this code, which is physically separated from any other dwelling units which may be in the same structure_ (Ord. +') 7( , 2001; Ord. 1758 y`+! ((parka. 1 995) 93 18.06.247 Dwelling, Multi- Family "Multi- family dwelling" means a building designed to contain two or more dwelling units. Duration of tenancy in multi - family dwellings is not less than one month. +Or.r1. 1971 ,y4, 21101; ()rd. 1758 §1 (port). 1995) 18.06.708 Senior Citizen Housing "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such unitspopulatio+ of disabled individuals may not exceed 20% of the total unitsresident. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. (!)rd. 1795 §1 (part), 1997) Zoning Convalescent /Nursi ng Home & Assisted Living for ConvalesccntfNursi ng Home&Assisted Senior Citizen Housing Continuing Care Retirement Community Living for more 12 or less patients than 12 patients MDR Conditional Use - Permitted meeting density and all other MDR standar'ds - HDR Permitted Permitted 60 dulacre MUD Permitted Conditional Use Permitted 60 dulacre Conditional Use [) Permitted Conditional Use Conditional Use NCC Permitted Conditional Use Permitted 60 dulacre Conditional Use RC Permitted Conditional Use Permitted 60 du /acre Conditional Use RCC Conditional Use RCM Permitted Conditional Use Permitted 60 dulacre Conditional Use TUC - - Permitted in Regional Center, TOD, Pond and WP. Permitted in , Pond and TOD C /LI Permitted Conditional Use Conditional Use TVS Permitted Conditional Use Conditional Use 100 dulacre Conditional Use TSG Permitted Permitted Permitted Permitted 94 ATTACHMENT B EXISTING LIST OF USES TO BE REPLACED BY A MATRIX CHAPTER 18.10 LOW DENSITY RESIDENTIAL (LDR) DISTRICT 18.10.020 Permitted Uses The following uses are permitted outright within the Low - Density Residential District, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Dwelling — One detached single - family dwelling per lot. 2. Animal veterinary, including associated temporary indoor boarding; access to an arterial is required. 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 TMC 18.60.060. 5. Shelters. (Ord. 1976 §17, 2001; Ord. 1865 §5, 1999; Ord. 1758 §1 (part), 1995) 18.10.030 Accessory Uses The following uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Low - Density Residential District. 1. Adult day care. 2. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units Tess than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 3. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 4. Garage or carport (private) not exceeding 1,500 square feet in floor area, provided it is located on the same lot as the principal use and is subject to the regulations affecting the main building. 5. Greenhouses (noncommercial) and storage sheds not exceeding 1,000 square feet in floor area. 6. Home occupations. 7. Institutional uses such as hospitals, food banks, schools, or government facilities may have two cargo containers per lot with approval as a Type 2 decision; criteria are listed at TMC 18.50.060. 8. Parking areas. 9. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 10. Other uses not specifically listed in this title, which the Director determines to be: a. uses that are customarily accessory to other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2368 §4, 2012; Ord. 2251 §11, 2009; Ord. 1989 §2, 2002; Ord. 1976 §18, 2001; Ord. 1758 §1 (part), 1995) 95 18.10.040 Conditional Uses The following uses may be allowed within the Low - Density Residential District, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Bed and breakfast facilities, provided: a. the manager /owner must live on -site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on -site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 2. Cemeteries and crematories. 3. Religious facility and community center buildings. 4. Dormitories 5. Electrical substations -- distribution. 6. Fire and police stations. 7. Libraries, museums or art galleries (public). 8. Radio, television, microwave, or observation stations and towers. 9. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 10. Schools, preschool, elementary, junior and senior high schools (public), and equivalent private schools. (Ord. 2251 §12, 2009; Ord. 2135 §3, 2006; Ord. 1976 §19, 2001; Ord. 1758 §1 (part), 1995) 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 TMC Chapter 18.66, Unclassified Use Permits: 1. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 2. Mass transit facilities. 3. Neighborhood stormwater detention and treatment facilities. 4 Sewage lift stations. 5. Stormwater pump stations. 6. Water pump stations. 7. Water utility reservoirs and related 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. CHAPTER 18.12 MEDIUM DENSITY RESIDENTIAL (MDR) DISTRICT 96 (Ord. 1865 §6, 1999; Ord. 1816 §1, 1997; Ord. 1758 §1 (part), 1995) 18.12.020 Permitted Uses A. 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 dwelling per lot. 2. Dwelling - Multi- family duplex, triplex or fourplex units, or townhouse up to four attached units. 3. Detached zero -lot -line units. 4. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. 5. Day care centers. 6. Public parks, trails, picnic areas and playgrounds, but not including amusement parks, golf courses, or commercial recreation. 7. Shelters. B. In Commercial 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 TMC 18.60.060. (Ord 2199 §11, 2008; Ord. 1976 §20, 2001; Ord. 1865 §9, 1999; Ord. 1758 §1 (part), 1995) 18.12.030 Accessory Uses The following uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Medium Density Residential District. 1. Adult day care. 2. Accessory dwelling unit, provided: a. Minimum lot of 7,200 square feet; b. Accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property; d. Dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. Minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet, and f. the units are not sold as condominiums. 3. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 4. Garage or carport (private) not exceeding 1,500 square feet in floor area, provided it is located on the same lot as the principal use and is subject to the regulations affecting the main building. 5. Greenhouses (noncommercial) and storage sheds not exceeding 1,000 square feet in floor area. 6. Home occupations. 7. Institutional uses such as hospitals, food banks, schools, or government facilities may have two cargo containers per lot with approval as a Type 2 decision; criteria are listed at TMC 18.50.060. 8. Parking areas. 9. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above - mentioned animals shall be allowed on the same lot. 10. Other uses not specifically listed in this title, which the Director determines to be: a. uses that are customarily accessory to other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2368 §6, 2012; Ord. 2251 §14, 2009; Ord. 1989 §3, 2002; Ord. 1976 §21, 2001; Ord. 1758 §1 (part), 1995) 18.12.040 Conditional Uses The following uses may be allowed within the Medium Density Residential District, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 97 1. Bed and breakfast facilities, provided: a. the manager /owner must live on -site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on -site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 2. Boarding houses. 3. Cemeteries and crematories. 4. Religious facility and community center buildings. 5. Convalescent and nursing homes for not over 12 patients. 6. Dormitories. 7. Manufactured/mobile home park, meeting the following requirements: a. the development site shall comprise not Tess 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. 8. Electrical substations - distribution. 9. Fire and police stations. 10. Libraries, museums or art galleries (public). 11. Radio, television, microwave, or observation stations and towers. 12. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 13. Schools, preschool, elementary, junior or senior high schools (public), and equivalent private schools. (Ord. 2251 §15, 2009; Ord. 2135 §4, 2006; Ord. 1976 §22, 2001; Ord. 1758 §1 (part), 1995) 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 TMC Chapter 18.66, Unclassified Use Permits: 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. CHAPTER 18.14 HIGH DENSITY RESIDENTIAL (HDR) DISTRICT 98 (Ord. 2097 §7, 2005; Ord. 1865 §10, 1999; Ord. 1816 §1, 1997; Ord. 1758 §1 (part), 1995) 18.14.020 Permitted Uses A. 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 required. 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 dwelling per lot. 6. Dwelling — multi - family. 7. Dwelling — townhouse up to four attached 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. Shelters. B. 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 BAR chapter of this code, TMC 18.60.060. (Ord. 2199 §13, 2008; Ord. 1976 §24, 2001; Ord. 1865 §13, 1999; Ord. 1830 §2, 1998; Ord. 1758 §1 (part), 1995) 18.14.030 Accessory Uses The following uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the High - Density Residential District. 1. Adult day care. 2. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is Tess; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 3. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 4. Greenhouses (noncommercial) and storage sheds not exceeding 1,000 square feet in floor area. 5. Home occupations. 6. Institutional uses such as hospitals, food banks, schools, or govemment facilities may have two cargo containers per lot with approval as a Type 2 decision; criteria are listed at TMC 18.50.060. 7. Parking areas. 8. Private stable, if located not less than 60 feet from front lot line nor Tess than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 99 9. Other uses not specifically listed in this title, which the Director determines to be: a. uses that are customarily accessory to other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2368 §8, 2012; Ord. 2251 §17, 2009; Ord. 1989§4, 2002; Ord. 1976 §25.2001; Ord. 1758 §1 (part), 1995) 18.14.040 Conditional Uses The following uses may be allowed within the High- Density Residential District, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Bed and breakfast facilities, provided: a. the manager /owner must live on -site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on -site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 2. Boarding houses. 3. Cemeteries and crematories. 4. Religious facility and community center buildings. 5. Dormitories. 6. Electrical substations - distribution. 7. Fire and police stations. 8. Radio, television, microwave, or observation stations and towers. 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. (Ord. 2251 §18, 2009; Ord. 2135 §5, 2006; Ord. 1976 §26, 2001; Ord. 1758 §1 (part), 1995) 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 TMC Chapter 18.66, Unclassified Use Permits. 1. Landfills and excavations that 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 that 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. MIXED USE OFFICE (MUO) DISTRICT 100 (Ord. 2097 §8, 2005; Ord. 1865 §14, 1999; Ord. 1816 §1, 1997; Ord. 1758 §1 (part), 1995) ' 18.16.020 Permitted Uses The following uses are permitted outright within the Mixed -Use Office 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 required. 2. Beauty or barber shops. 3. Bicycle repair shops. 4. Billiard or pool rooms. 5. Brew pubs. 6. Commercial parking; provided it is: a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent streets. 7. Computer software development and similar uses. 8. Convalescent and nursing homes for not more than 12 patients. 9. Daycare centers. 10. Dwelling - one detached single - family dwelling per existing lot. 11. Dwelling - multi - family units above office and retail uses. 12. Dwelling - senior citizen housing as a freestanding use subject to additional requirements. 13. Financial, banking, mortgage and other services. 14. Fraternal organizations. 15. Laundries: a. self service b. dry- cleaning c. tailor, dyeing 16. Libraries, museums or art galleries (public). 17. Medical and dental laboratories. 18. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, including: a. outpatient medical clinic b. dental c. government - excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial 19. Public parks, trails, picnic areas and playgrounds, but not including amusement parks, golf courses or commercial recreation. 20. Recreation facilities (commercial - indoor), athletic or health clubs. 21. Religious facility with an assembly area less than 750 square feet. 22. Restaurants, including cocktail lounges in conjunction with a restaurant. 23. 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. 24. Retail sales as part of a planned mixed -use development, where at least 50% of gross leasable floor area development is for office use; no auto - oriented retail sales (e.g., drive -ins, service stations). 25. Schools and studios for education or self improvement. 26. Shelters. 27. Studios - art, photography, music, voice and dance. 28. Telephone exchanges. 29. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and 101 c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2287 §7, 2010; Ord. 2251 §19, 2009; Ord. 2097 §9, 2005; Ord. 1986 §5, 2001; Ord. 1976 §28, 2001; Ord. 1971 §7, 2001; Ord. 1830 §5, 1998; Ord. 1814 §2 (part), 1997; Ord. 1758 §1 (part), 1995) 18.16.030 Accessory Uses The following uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Mixed -Use Office District. 1. Adult day care. 2. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is Tess; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 3. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 4. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 5. Greenhouses (noncommercial) and storage sheds not exceeding 1,000 square feet in floor area. 6. Home occupations. 7. Parking areas. 8. Recreational area and facilities for employees. 9. Residences for security or maintenance personnel. 10. Other uses not specifically listed in this title, which the Director determines to be: a. uses that are customarily accessory to other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2368 §10, 2012; Ord. 2251 §20, 2009; Ord. 1976 §29, 2001; Ord. 1758 §1 (part), 1995) 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 TMC Chapter 18.64, Conditional Use Permits: 1. Bed and Breakfast lodging. 2. Cemeteries and crematories. 3. Religious facility with an assembly area greater than 750 square feet 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. 9. Park - and -ride Tots. 10. Radio, television, microwave 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. (Ord. 2287 §8, 2010; Ord. 2251 §21, 2009; Ord. 2135 §6, 2006; Ord. 1865 §16, 1999; Ord. 1830 §6, 1998; Ord. 1758 §1 (part), 1995) 102 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 TMC Chapter 18.66, Unclassified Use Permits. 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. 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. (Ord. 2097 §10, 2005; Ord. 1865 §17, 1999; Ord. 1816 §1, 1997; Ord. 1758 §1 (part), 1995) OFFICE (0) DISTRICT 18.18.020 Permitted Uses The following uses are permitted outright within the Office District, subject to compliance with all other applicable requirements of the Tukwila Municipal Code: 1. Beauty or barber shops. 2. Bicycle repair shops. 3. Brew pubs. 4. Computer software development and similar uses. 5. Commercial parking; provided it is: a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type 111 landscaping, provides effective visual screening from adjacent streets. 6. Convalescent and nursing homes for not more than 12 patients. 7. Daycare centers. 8. Dwelling - one detached single - family dwelling per existing lot. 9. Financial, banking, mortgage other services. 10. Fraternal organizations. 11. Laundries: a. self service b. dry- cleaning c. tailor, dyeing 12. Libraries, museums or art galleries (public). 13. Medical and dental laboratories. 14. Offices, including: a. outpatient medical clinic b. dental c. government - excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial 15. Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation. 103 16. Recreation facilities (commercial - indoor), athletic or health clubs. 17. Religious facility with an assembly area Tess than 750 square feet. 18. Restaurants, including cocktail lounges in conjunction with a restaurant. 19. Retail sales, as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto - oriented retail sales (e.g., drive -ins, service stations). 20. Schools and studios for education or self- improvement. 21. Shelters. 22. Studios - art, photography, music, voice and dance. 23. Telephone exchanges. 24. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2287 §9, 2010; Ord. 2251 §23, 2009; Ord. 2097 §11, 2005; Ord 1986 §6, 2001; Ord. 1976 §31, 2001; Ord. 1971 §8, 2001; Ord. 1830 §8, 1998; Ord. 1814 §2 (part), 1997; Ord. 1758 §1 (part), 1995) 18.18.030 Accessory Uses The following uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Office District. 1. Adult day care. 2. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is Tess; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 3. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 4. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 5. Home occupations. 6. Parking areas. 7. Recreational area and facilities for employees. 8. Residences for security or maintenance personnel. 9. Other uses not specifically listed in this title, which the Director determines to be: a. uses that are customarily accessory to other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2368 §12, 2012; Ord. 2251 §24, 2009; Ord. 1976 §32, 2001; Ord. 1758 §1 (part), 1995) 18.18.040 Conditional Uses The following uses may be allowed within the Office District, subject to the requirements, procedures and conditions established by TMC Section 18.18.64, Conditional Use Permits: 1. Cemeteries and crematories. 2. Religious facility with an assembly area greater than 750 square feet and community center buildings. 104 3. Colleges and universities. 4. Convalescent and nursing homes for more than 12 patients. 5. Electrical substations - distribution. 6. Fire and police stations. 7. Hospitals. 8. Park - and -ride lots. 9. Radio, television, microwave or observation stations and towers. 10. Recreation facilities (public), including, but not limited to, sports fields, 11. Schools, preschool, elementary, junior or senior high schools (public), community centers and golf courses. and equivalent private schools. (Ord. 2287 §10, 2010; Ord. 2251 §25, 2009; Ord. 2135 §7, 2006: Ord. 1976 §33, 2001; Ord. 1865 §19, 1999; Ord. 1830 §9, 1998; Ord. 1758 §1 (part), 1995) 18.18.050 Unclassified Uses The following uses may be allowed within the Office District, subject to the requirements, procedures and conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Correctional institution operated by the City of Tukwila. 2. Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions. 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. (Ord. 1976 §34, 2001; Ord. 1865 §20, 1999; Ord. 1816 §1, 1997; Ord. 1758 §1 (part), 1995) RESIDENTIAL COMMERCIAL CENTER (RCC) DISTRICT 18.20.020 Permitted Uses The following uses are permitted outright within the Residential Commercial Center 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 required. 2. Beauty or barber shops. 3. Bicycle repair shops. 4. Computer software development and similar uses. 5. Daycare centers. 6. Dwelling - one detached single - family dwelling per existing lot. 7. Dwelling - multi - family units above office and retail uses. 8. Fix -it, radio or television repair shops /rental shops. 9. Greenhouses or nurseries (commercial). 10. Laundries: a. self service b. dry- cleaning c. tailor, dyeing 11. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, including: a. outpatient medical clinic 105 b. dental c. government - excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial 12. Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses or commercial recreation. 13. Religious facility with an assembly area Tess than 750 square feet. 14. 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. 15. Schools and studios for education or self- improvement. 16. Studios - art, photography, music, voice and dance. 17. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2287 §11, 2011; Ord. 2251 §26, 2009; Ord. 2097 §12, 2005; Ord. 1976 §36, 2001; Ord. 1758 §1 (part), 1995) 18.20.030 Accessory Uses The following uses and structures customarily appurtenant to a permitted use, and clearly incidental to such permitted use, are allowed within the Residential Commercial Center District. 1. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is Tess; c. one of the residences is the primary residence of a person who owns at least 50% of the property; d. dwelling unit is incorporated into the primary detached single - family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 2. Dormitory as an accessory use to other uses otherwise permitted or approved conditional uses such as religious facilities or schools. 3. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 4. Home occupations. 5. Parking areas. 6. Recreational area and facilities for employees. 7. Residences for security or maintenance personnel. 8. Other uses not specifically listed in this title, which the Director determines to be: a. uses that are customarily accessory to other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. (Ord. 2368 §14, 2012; Ord. 2251 §27, 2009; Ord. 1976 §37, 2001; Ord. 1758 §1 (part), 1995) 18.20.040 Conditional Uses The following uses may be allowed within the Residential Commercial Center District, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 106 1. Brew pubs. 2. Convalescent and nursing homes for not more than 12 patients. 3. Fire and police stations. 4. Fraternal organizations. 5. Libraries, museums or art galleries (public). 6. Radio, television, microwave, or observation stations and towers. 7. Recreation facilities (public) including, but not limited to, sports fields, community centers, and golf courses. 8. Religious facility with an assembly area greater than 750 square feet and community center buildings. 9. Restaurants, including cocktail lounges in conjunction with a restaurant. 10. Schools, preschool, elementary, junior, or senior high schools (public), and equivalent private schools. (Ord. 2251 §28, 2009; Ord. 2135 §8, 2006; Ord. 1976 §38, 2001; Ord. 1814 §3, 1997; Ord. 1758 §1 (part), 1995) 18.20.050 Unclassified Uses The following uses may be allowed within the Residential Commercial Center District, subject conditions established by TMC Chapter 18.66, Unclassified Use Permits. 1. Landfills and excavations, which the responsible official, acting pursuant to the State are significant environmental actions, may be allowed within the Residential Commercial Center 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. to the requirements, procedures and Environmental Policy Act determines District, subject to the requirements, (Ord. 1865 §21, 1999; Ord. 1758 §1 (part), 1995) NEIGHBORHOOD COMMERCIAL CENTER (NCC) DISTRICT 18.22.020 Permitted Uses The following uses are permitted outright within the Neighborhood Commercial Center 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 required. 2. Automotive services: a. gas, outside pumps allowed b. washing c. body and engine repair shops (enclosed within a building) 3. Beauty or barber shops. 4. Bicycle repair shops. 5. Brew pubs. 6. Bus stations. 7. 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: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; 107 d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk -in basis; g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk -in basis and meeting the City's performance standards. 8. Cabinet shops or carpenter shops employing less than five people. 9. Computer software development and similar uses. 10. Convalescent and nursing homes for not more than 12 patients. 11. Day care centers. 12. Dwelling - one detached single - family dwelling per existing lot. 13. Dwelling - multi - family units above office and retail uses. 14. Financial: a. banking b. mortgage c. other services 15. Fix -it, radio or television repair shops /rental shops. 16. Fraternal organizations. 17. Frozen food lockers for individual or family use. 18. Greenhouses or nurseries (commercial). 19. Laundries: a. self -serve b. dry- cleaning c. tailor, dyeing 20. Libraries, museums or art galleries (public). 21. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International Boulevard, including: a. outpatient medical clinic b. dental c. government - excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial 22. Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses or commercial recreation. 23. Plumbing shops (no tin work or outside storage). 24. Recreation facilities (commercial - indoor), athletic or health clubs. 25. Religious facility with an assembly area less than 750 square feet. 26. Restaurants, including cocktail lounges in conjunction with a restaurant. 27. Retail sales of fumiture, appliances, automobile parts and accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies. 28. 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. 29. Schools and studios for education or self- improvement. 30. Studios - art, photography, music, voice and dance. 31. Telephone exchanges. 32. Theaters, excluding adult entertainment establishments, as defined by this Code. 33. Wholesale or retail sales offices or sample rooms, with less than 50% storage or warehousing. 34. Other uses not specifically listed in this title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and 108