HomeMy WebLinkAboutPlanning 2016-11-10 COMPLETE AGENDA PACKETCity of Tukwfla Allan Ekberg, i- • o Development . Pace, •
HAIR, SHARON MANN; VICE - CHAIR, MIGUEL MAESTAS; COMMISSIONERS, MIKE
4ANSEN, LOUISE STRANDER, BROOKE ALFORD, NHAN NGUYEN AND DENNIS MARTINEZ
PLANNING COMMISSION PUBLIC HEARING AGENDA
NOVEMBER 10, 2016 - 6:30 PM
TUKWILA CITY HALL COUNCIL CHAMBERS
L Call to order the public hearing
IL Adopt the 10/27/16 Minutes
III. Attendance
PUBLIC HEARING:
IV. CASE NUMBER:
L16 -0012, 2016 Landscaping Code Update
APPLICANT:
City of Tukwila
REQUEST:
Repeal TMC Chapter 18.52, Landscaping Code and
adopt a new TMC 18.52, landscaping regulation chapter
to implement Comprehensive Plan policies
LOCATION:
City -wide
V. CASE NUMBER:
E16 -0003
APPLICANT:
City of Tukwila
REQUEST:
SEPA application for proposed revisions to TMC
18.52, landscaping
LOCATION:
City -wide
VI. DIRECTOR'S REPORT
VII. ADJOURN
Planning Commission
October 27, 2016
Page 2
Sample motions on the back
Sample Motions for Action on a Land Use Permit
To act in agreement with the recommendations and conditions (if any) in the staff report:
I move to approve (with conditions) /deny project number LXX -XXX based on the findings and conclusions (and
conditions) contained in the staff report dated Month, Day Year.
To act in agreement with the recommendations in the staff report but to add /modify /delete any condition or finding, first
make a motion to address the specific issue (condition or finding), then deliberate and vote on the revised condition language
(and findings if necessary):
I make a motion to amend the findings contained in the staff report page XX to (read as follows, add an additional
sentence) based on the testimony provided during the hearing and /or provide other reason for
the proposed change.
I make a motion to amend condition X contained in the staff report page XX to read as follows
based on the testimony provided at the meeting and /or provide other reason for the proposed change.
I make a motion to delete condition X contained in the staff report page XX (based on the testimony provided
during the hearing, or provide other reason for the proposed change such as it is not necessary to comply with the
decision criteria, etc.).
I make a motion to add a new condition as follows (based on the testimony provided during the
hearing and /or state the reasons for the new condition and how it relates to the decision criteria).
Then the final motion at the end of deliberations and discussions should be:
I move to approve project number LXX -XXX based on the findings and conclusions contained in the staff report
dated Month, Day Year as amended during the PC/BAR deliberations.
To act against the recommendations in the staff report:
I move to remand the project back to staff to prepare revised findings and conclusions for project number LXX-
XXX based on the testimony provided and the findings of the PC /BAR and postpone the issue until (date certain).
.RM
I move to approve (with conditions) /deny project number LXX -XXX based on the testimony provided during the
hearing and the findings of the PC /BAR.
Sample Motions for Action on a Legislative Item
To forward a policy document unchanged to the City Council:
I make a motion to forward Document XX dated Month, Day Year to the City Council.
To amend a policy document under review:
Planning Commission
October 27, 2016
Page 3
I make a motion to amend the (text, policy, recommendation) in Document XX page XX to (read as follows, add an
additional sentence, etc.)
To forward an amended policy document to the City Council:
I make a motion to forward Document XX dated Month, Day Year as amended by the PC to the City Counci
City of Tukwila
Planning Commission
PLANNING COMMISSION (PC) MINUTES
Date: October 27, 2016
Time: 6:30 PM
Location: Council Chambers
Minutes will be available and distributed on 11/7.
2
City of Tukwfla Allan Ekberg, •
i- Von 711 Sri on
STAFF REPORT
TO THE PLANNING COMMISSION
Prepared October 31, 2016
FILE NUMBERS: L16 -0012 Revisions to TMC 18.52, Landscaping Code
E16 -0003 SEPA Checklist
REQUEST: Public Hearing to consider repealing the current TMC 18.52, Landscaping,
Recreation, Recycling/Solid Waste Space Requirements and adoption of new
landscaping requirements. Based on direction from the Planning Commission
staff will revise the draft regulations. The Planning Commission's
recommendations then will be forwarded to the City Council for review.
PUBLIC HEARING: November 10, 2016
LOCATION: City wide
STAFF: Carol Lumb, Senior Planner
Andrea Cummins, Urban Environmentalist
ATTACHMENTS:
A. Tukwila Tree and Environment Advisory Committee Draft TMC 18.52
B. Current TMC 18.52
C. TMC 18.28, Tukwila Urban Center District
D. Urban Forestry Goals and Policies
E. SEPA Application and Checklist
F. Email from Daryl Tapio with attachments
G. Puget Sound Energy Comments on Draft 18.52
INTRODUCTION
The current landscaping regulations were adopted 17 years ago in 1999, four years after the 1995
Comprehensive Plan was adopted. Only minor revisions to the chapter have been made in recent years.
The update of the landscaping regulations is the final phase of a three phase process:
Phase l: Establishment of the Tukwila Tree and Environment Advisory Committee: a team of
Tukwila residents, business and professional experts, and Planning Commission and City Council
representatives appointed to guide development of goals and policies on the natural environment and
urban forestry. The Committee met from September, 2012 to May, 2013 and provided
recommendations to the Planning Commission on the goals and policies.
r r . I4 w «r r • w " •« «« I. � «14 � ar � ♦w
3
Members of the Planning Commission
L16 -0012, Revisions to TMC 18.52, Landscaping Code Staff Report
November 2, 2016
Phase 2: Update of the Natural Environment Element of the Comprehensive Plan incorporating the
policy direction from the Advisory Committee: Planning Commission and City Council review and
adoption of the revised Natural Environment Element, June to December, 2013.
Phase 3: Revise landscape and tree regulations in the Zoning Code to implement the new
Comprehensive Plan goals and policies on urban forestry. The Tukwila Tree and Environment
Advisory Committee met again in September and October 2016, to review and revise a staff draft of
landscaping regulations to forward to the Planning Commission.
BACKGROUND
The Tukwila Planning Commission advises the Mayor and City Council on matters relating to land use,
comprehensive planning, and zoning (TMC2.36.030.) Additionally, all code cities are required to adopt
development regulations that are consistent with and implement the City's Comprehensive Plan. (RCW
35A.63.105)
The Tukwila Comprehensive Plan has the following policies regarding urban forestry. Any proposed
regulations must implement and be consistent with these policies.
Goal 4.12
Trees are recognized by Tukwila citizens, business, City staff and decision - makers for their
benefits to the environment, urban infrastructure and their aesthetic value.
4.12.3: Ensure that regulations recognize that larger trees provide more benefits than
small trees.
Goal 4.13
Overall city -wide tree canopy increased to a total of 29% by 2034. Canopy cover in individual
zoning categories increased by 2034 as listed below:
Light Industrial zones: 3% increase from 20% to achieve 23% cover
Heavy Industrial zones: 1% increase from 9% to achieve 10% cover
Tukwila Urban Center and Tukwila South: 5% increase from 13 %to achieve 18% cover
Office and Commercial: 3% increase from 29 %to achieve 32% cover
Parks: 5% increase from 38% to achieve 43% cover
Public Rights -of -Wad increase canopy coverage through street tree planting. Specific
canopy goal to be established based on future assessment.
4.13.1 Promote tree retention throughout the City by:
a. implementing educational programs for property owners and managers regarding tree
selection and care, applicable regulations, selecting a qualified arborist, and other
issues;
b. except for hazard trees or trees that interfere with underground or overhead utilities,
prohibiting removal of any tree four inches or larger in diameter at breast height (dbh)
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Members of the Planning Commission
L16 -0012, Revisions to TMC 18.52, Landscaping Code Staff Report
November 2, 2016
on all undeveloped property without an approved development or other land use permit,
to provide the opportunity to preserve healthy trees during development;
c. promoting the mutual goals of tree protection and urban development through the
implementation of incentive programs and flexible site development regulations,
especially to retain tree groves; and
d. requiring financial assurances for required tree replanting and maintenance.
4.13.4 Ensure that required replacement trees at maturity will have equivalent or larger
canopies than the removed tree(s), except where existing or future infrastructure and /or public
or private utilities impede the planting of large trees.
4.13.6 Establish criteria for requiring professional assessment and corrective actions by
property owners who damage code - required landscaping, street trees, or other required
trees by topping, poor pruning practices, or root disturbance.
4.13.7 Where trees are regulated and required replacement trees cannot be accommodated
on a site, establish procedures for off -site planting of replacement trees or payment into a
dedicated tree replacement fund.
4.13. 10 Provide flexibility in the landscape code to promote increased tree planting and /or
planting of large canopy trees, and reward the preservation of existing healthy trees to
assist in meeting the City's canopy goals.
4.13. 11 Evaluate current parking lot landscape requirements to identify opportunities to
increase tree canopy.
Goal 4.14
Tukwila's streetscapes and landscaped areas are sustainable and attractive, and its urban
forest is healthy, diverse, and safe.
4.14.3 Modify landscape code and educate property owners, property managers, landscape
maintenance companies and tree companies to promote best practices for soil preparation,
planting techniques, pruning, trenching, and general tree care.
4.14.4 Ensure that landscaping and replacement trees in new development or re-
development are properly cared for and thrive in perpetuity, through such means as
maintenance agreements, monitoring and enforcement.
4.14.6 Modify landscape code to require diversity of tree species in landscape plantings
and consideration of species already present in the vicinity.
4.14.7 Establish minimum standards and landscape specifications to ensure long -term tree
health for street trees, required landscape trees and required replacement trees, including
minimum soil volume, soil quality, plant quality, planting techniques, irrigation,
mulching, tree pruning, and prohibition of topping.
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Members of the Planning Commission
L16 -0012, Revisions to TMC 18.52, Landscaping Code Staff Report
November 2, 2016
DISCUSSION OF PROPOSED CHANGES
The Tukwila Tree and Environment Advisory Committee draft landscaping chapter (Attachment A)
contains proposed changes to the City's the Zoning Code. Below is a summary of each subsection of
the draft landscaping chapter. The proposal is to repeal the current 18.52 and replace it with the
proposed new text. The items in the current 18.52 that do not apply directly to landscaping (TMC 18.52.
060, Recreation Space Requirements through 18.52.090, Design of Collection Points for Garbage and
Recycling Containers) will be moved to TMC 18.50, Supplemental Development Standards.
Much of the proposed new landscaping code has been modeled on TMC 18.28, the Tukwila Urban
Center chapter, which has its own landscaping requirements and is the most recent Council approved
landscaping standards for the City. The proposed draft has been annotated to provide sources of the
material and to note when the Advisory Committee made changes to the initial staff draft.
There are additional notations throughout the proposed draft landscaping code that indicate revisions
that were made to incorporate comments received from Puget Sound Energy (PSE).
TMC 18.52.010. Purpose: The purpose section of the chapter has been expanded to add references to
the new Comprehensive Plan goals and policies related to urban forestry, and low impact development
and to recognize the benefits that trees provide to the built environment.
TMC 18.52.020: Perimeter and Parking Landscaping Requirements by Zone District: This
subsection is comprised of a table that identifies the amount of landscaping required for the front, side
and rear of properties in each zoning district. Where revisions are proposed, the proposed change is
highlighted in yellow and strikeout/underline used to indicate where the amount required has been
increased.
One addition to the table is the inclusion of required landscaping in parking lots. The proposed
landscaping is identified along with the currently required landscaping for ease of comparison (the final
landscape code will only show the adopted landscaping required for parking lots). A major change in
the draft landscaping code is to require landscaping in parking lots in the Light Industrial, Heavy
Industrial and Manufacturing Industrial Centers, Light and Heavy. The code allows flexibility in where
this landscaping is located — it can be located in the parking lot or clustered to accommodate uses on-
site. The proposed draft code also requires landscaping in parking lots regardless of the number of stalls
needed — the current code does not require parking lot landscaping for projects that require 20 parking
stalls or less. Finally, the table includes a number of footnotes —notes 1 -10 are carry -overs from the
current 18.52.
TMC 18.52.030. Landscaping Types: This subsection is a mix of standards found in TMC 18.28 and
new text. It includes standards for trees, shrubs and groundcover and then describes Types I, II, and III
landscaping, as well as the landscaping required in parking lots. This subsection also establishes
standards for street trees in the public frontage; this language is a mix of language from 18.28 and new
text, drawn primarily from the landscaping and tree code of the City of Tigard, Oregon.
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Members of the Planning Commission
L16 -0012, Revisions to TMC 18.52, Landscaping Code Staff Report
November 2, 2016
TMC 18.52.040. Screening and Visibility: Most of this subsection is from either existing landscaping
code or from TMC 18.28. The Visibility section is from the Crime Prevention Through Environmental
Design standards found in 18.28.
TMC 18.52.050. Si2nilicant Tree Retention: This subsection is a mix taken from current code found
in TMC 18.28 and language taken from the City of Tigard, Oregon landscaping code. The subsection
includes an incentive to retain significant trees on a development site by allowing retained significant
trees to be counted towards required landscaping trees. For each two percent of effective canopy cover
provided by retained trees that is incorporated into the required landscaping, the applicant would receive
a two percent reduction in the minimum landscape requirements. No more than 20% of the minimum
landscape requirement may be reduced using this provision.
TMC 18.52.060. Plant Material Requirements and Tree Standards: Most of this subsection is
drawn from TMC 18.28. The proposed code requires diversity of tree and shrub genus and species, with
the guidance drawn from the City of Portland's landscaping code. Item 49 in this subsection includes
language added by the Planning Commission at its October 27, 2016 meeting when it reviewed
amendments to the Zoning Code to address low impact development.
New to the proposed landscaping code is providing standards based on the stature of the tree being
planted. The code states a preference for large stature trees, but recognizes that not all sites can
accommodate or are appropriate for large stature trees, such as street trees in the right -of -way.
TMC 18.52.070. Soil Preparation, Planting, and Irritation: The current landscaping code does not
provide guidance on soil preparation, which is key for plant survival and the health of trees. Most of
this subsection is taken from TMC 18.28, which incorporated soil preparation standards for landscaping
in the Urban Center in 2014.
TMC 18.52.080. Maintenance and Pruning: The current landscape code does not address
maintenance of plant material. The language of this new subsection is taken primarily from TMC 18.28
with some revisions by the Advisory Committee and PSE.
TMC 18.52.090. Landscape Plan Requirements: The language in this subsection is a mix of current
landscape code, TMC 18.52 and language from TMC 18.28.
TMC 18.52.100. Procedures: A new subsection has been added to the landscaping chapter that
identifies criteria for the consideration of landscape modifications and establishes penalties for
violations to the landscaping code.
REQUESTED ACTION
Hold the public hearing on the proposed changes, deliberate and make a recommendation to the City
Council.
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Rl
ATTACHMENT
TMC CHAPTER 18.52: Landscaping
18.52.010
Purpose
18.52.020
Landscaping Requirements by Zone District
18.52.030
Landscaping Types
18.52.040
Screening and Visibility
18.52.050
Significant Tree Retention
18.52.060
Plant Material Requirements and Tree Standards
18.52.070
Soil Preparation, Planting and Irrigation
18.52.080
Maintenance and Pruning
18.52.090
Landscape Plan Requirements
18.52.100
Procedures — Landscape Modifications and Violations
18.52.010 Purpose:
The purpose of this chapter is to establish minimum requirements for landscaping to:
• Implement the Urban Forestry Comprehensive Plan goals and policies by increasing tree
canopy throughout the city to improve air quality, promote the health of residents, visitors
and employees, and reduce heat islands and stormwater flows;
• Support the low impact development goals of the Comprehensive Plan and the City's
National Pollution Discharge Elimination System permit;
• Promote safety;
• Provide screening between incompatible land uses;
• Mitigate the adverse effects of development on the environment;
• Improve the visual environment for both residents and nonresidents;
• Regulate the protection of existing landscaping;
Eestablish requirements for the long -term maintenance of required landscaping and
• Establish procedures for modifying landscaping requirements and penalties for violations
of the landscaping code
18.52.020 Perimeter and Parking Landscaping Requirements by Zone District
A. In the various zone districts of the City, landscaping in the front, rear and side yards and
parking lots shall be provided as established by the various zone district chapters of this
title. These requirements are summarized in the following table, except for Tukwila
Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28.
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2016 Draft Landscaping Code
Landscape Requirements by Zoning District (LF= linear feet; SF= square feet)
ZONING
FRONT
LANDSCAP
LANDSCAP
LANDSCAPE
LANDSCAPE
CURRENT
PROPOSED
DISTRICTS
YARD
E TYPE
E FOR SIDE
FOR REAR
TYPE FOR
LANDSCAPING
LANDSCAPING
(SECOND
FOR
YARD LF
YARD
SIDElREAO
REQUIRED FOR PKG
FOR PARKING
FRONT)
FRONTS
LF
LOT
LOTS
LF
SF
SF
None for up to 20
20 /stall for
stalls;
-7 /stall for 21 -40
non -
residential
LDR (for
stalls;
uses other
152
Type I
10
10
Type I
12 1stall >40 stalls
uses;
15 /stall if
than
Plus perimeter
residential)
landscape strip
parking is
placed
minimum of 2 LF
with average of 5
behind
building
LF width
MDR
151,2,11
Type I
10
10
Type I
Same as LDR
Same as LDR
HDR
15 1,2,11
Type I
10
10
Type I
Same as LDR
Same as LDR
None for up to 20
stalls,
- 10 /stall for 21 -40
stalls,
- Minimum cf 200
SF of interior
20 /stall
landscaping plus
15 1stall >40 stalls.
adjacent to
-For areas placed
'street;
15 /stall if
MUO
15(12.5)2
Type P
6 ��
6 &4,11
Type P
behind buildings or
otherwise screened
f�
placed
from streets, parks
and City trails, the
behind
building
interior landscape
requirement is
reduced to a
minimum of 200 SF
plus 10 SF for each
pkg. stall over 40.
0
15(12.5)2
Type P
644
6-54
Type P
Same as MUO
Same as
MUO
RCC
20(10)23
Type 12
6 §"
1011
Type II
Some as MUO
Same as
MUO
NCC
10 §"
Type F,
Da
O4,11
Type 11
Same as MUO
Same as
MUO
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Commented [CLI]: To increase tree canopy per
Comprehensive Plan goal of 3% for commercially zoned
properties, propose increasing front landscaping and adding
side and rear landscaping in some district Where changes in
the amount of landscaping is proposed, the change is
highlighted in yellow.
Commented [CL2]: This column is added for ease of
comparing current parking lot landscaping requirements
with proposed parking lot landscaping. It will not appear in
the final table.
Commented [CL3]: The current five feet is proposed to
be increased to six feet as this is the minimum area needed
for a large stature tree.
2016 Draft Landscaping Code
RC 10 Type 113 6 §° 04
RCM
101f
Type 1
6 3'
04
C /LI
15
Type 116
6 _55,12
05,12
LI 15�ype II 04,12
HI 15 Type II 0412
MIC /L
10-51 Type 11
05,12
MIC /H
10-51 Type II
05,12
TUC
See TMC Chapter 18.28
15 /stall;
I� rSl
152'3 Type 11
04
Type 11$ behind bldgs. or
Same as
TSO
159,2 Type 1
010
04,12
04,12
05,12
05,12
04
010
- For areas
adjacent to public
or private streets, a
behind bldg
minimum of
15 /stall;
- For areas placed
10 /stall for
Type 11$ behind bldgs. or
Same as
otherwise screened
MUO
from streets, parks
behind bldg
and City trails,
None
minimum 10 SF of
Type III
interior landscape
10 /stall
required /stall
None
Type 118 Same as RC
Same as
MUO
Type III
15 /stall
Type 11$ Same as RC
10 /stall for
k I d
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Commented [CL4]: Front landscaping is being increased
and parking lot landscaping is being added to achieve
Comprehensive Plan goal of 3% increase in tree canopy by
2034 in light industrial districts.
Commented [CLS]: Front landscaping is proposed to
increase and parking lot landscaping is being added to
achieve Comprehensive Plan goal of 1% increase in tree
canopy by 2034 in heavy industrial districts.
Commented [CL6]: Landscaping required in TVS and TSO
is subject to the Tukwila South Development Agreement
and Tukwila South Master Plan — any changes to
landscaping widths will be addressed through future
amendments to the Development Agreement.
11
p g pace
behind bldg
15 /stall
10 /stall for
Type III
None
behind bldg
Type III
None
15 /stall
Type III
None
10 /stall
Type III
None
10 /stall
Same
Type III
Some as RC
No change
Type III
Same as RC
No change
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Commented [CL4]: Front landscaping is being increased
and parking lot landscaping is being added to achieve
Comprehensive Plan goal of 3% increase in tree canopy by
2034 in light industrial districts.
Commented [CLS]: Front landscaping is proposed to
increase and parking lot landscaping is being added to
achieve Comprehensive Plan goal of 1% increase in tree
canopy by 2034 in heavy industrial districts.
Commented [CL6]: Landscaping required in TVS and TSO
is subject to the Tukwila South Development Agreement
and Tukwila South Master Plan — any changes to
landscaping widths will be addressed through future
amendments to the Development Agreement.
11
2016 Draft Landscaping Code
Table 18 -XX
12. To accommodate the types of uses found in the C /LI, LI, HI and MIC districts, landscaping may
be clustered to permit truck movements or to accommodate other uses commonly found in commented [CL9]: #12 added to provide flexibility for
these districts if the criteria in TMC Section 18.52.070 A.2.c. are met. f the location of landscaping in industrial districts.
- --------------------------------------------------------------------------------------------- - - - - --
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Commented [CL7]: Notes 1,24 -10 are directly from
1.
Minimum required front yard landscaped areas in the MDR and HDR zones may have up to
current code 18.52. Note 3 is the same except for the
20% of their required landscape area developed for pedestrian and transit facilities subject to
language added to permit bioretention facilities to be used
the approval criteria in TMC Section 18.52.070 A.2.a.
as landscaping. Notes 11, 12 and 13 are new text.
2.
In order to provide flexibility of the site design while still providing the full amount of landscaping
required by code, the front yard landscape width may be divided into a perimeter strip and one
or more other landscape areas between the building and the front property line, if the perimeter
strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping
along the perimeter and screening of the building mass.
3.
Required landscaping may include a mix of plant materials, pedestrian amenities and features,
outdoor cafe -type seating and similar features subject to the approval criteria in TMC Section
18.52.060 A.2.a. Bioretention may also be used as required landscaping subject to the
approval criteria in TMC Section 18.52.100. Required plant materials will be reduced in
proportion to the amount of perimeter area devoted to pedestrian oriented space.
4.
Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
5.
Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
6.
Increased to Type II if the front yard contains truck loading bays, service areas or outdoor
storage.
7.
Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR.
8.
Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR.
9.
Only required along public streets.
10.
Increased to 10 feet if adjacent to residential uses or non -TSO zoning.
11.
In the MDR and HDR districts and other districts where multifamily development is permitted, a
(community garden may be substituted for some or all of the landscaping. In order to qualify, a
Commented [CL8]: #11 added to allow the option of
partnership with a nonprofit (501 (c)(3)) with community garden expertise is required to provide
community gardens substituting for some or all landscaping.
training, tools and assistance to apartment residents. Partnership with the nonprofit with
gardening expertise is required throughout the life of the garden. If the community garden is
abandoned, the required landscaping must be installed. If the garden is located in the front
landscaping, a minimum of five (5) feet of landscaping must be placed between the garden and
the street.
12. To accommodate the types of uses found in the C /LI, LI, HI and MIC districts, landscaping may
be clustered to permit truck movements or to accommodate other uses commonly found in commented [CL9]: #12 added to provide flexibility for
these districts if the criteria in TMC Section 18.52.070 A.2.c. are met. f the location of landscaping in industrial districts.
- --------------------------------------------------------------------------------------------- - - - - --
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2016 Draft Landscaping Code
13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the �ront _ - Commented [CLIO]: This language added to be
landscaping may be reduced or eliminated if buildings are brought out to the street edge to form consistent with Comprehensive Plan Policy 8.4.2 for Tukwila
a continuous building wall, and, if a primary entrance from the front sidewalk as well as from l International Blvd.
off - street parking areas is provided.
18.52.030 Landscaping ITypesl ( Commented[ CLll]:Mixofl8.28.230andnewtext.
A. General Standards for All Landscaping
Commented [CL12]: New section that consolidates the
language describing Types I, II, and III landscaping that was
1. Trees
repetitive------------------------------------------------------------------ ------------------------------J
a. Trees shall be spaced based on the stature tree selected (small, medium or large
stature of tree), excluding curb cuts and spaced regularly, except where there are
conflicts with utilities.
b. Large and medium stature tree species are required, per the Tukwila approved Tree
list, except where there is insufficient planting area (due to proximity to a building,
street light, above or below ground utility, jetc�.) or the planned tree location does not
-
(Commented [CL 13]: From second sentence of 18.28.240
permit this size tree at maturity.
l B.1. i.
2. Shrubs: Shrubs shall be spaced based on the mature size of the plant material selected
and shall achieve a continuous vertical layer within three (3) years.
3. Groundcover:
a. Sufficient live groundcovers of varying heights, colors and textures to cover, within
three (3) years, 100% of the yard area not needed for trees and shrubs.
b. If grass is being used as the groundcover, a four (4) �oot� diameter ring of bark mulch
Commented [CL14]: Revised by committee to increase
is required around each tree.
size of ring from three feet tofour.
4. Bioretention may be used as a Type I or II landscape perimeter, provided the intent of the
-------------------------------------------------------------------------------------------------------------------
screen is achieved. To support bioretention facility function and plant survival, flexibility in
plant materials and placement shall be allowed, provided public safety is not compromised.
5. The amount of landscaping on commercially zoned properties may be reduced by 15% if
buildings are moved to the front of the site with no parking between the building and the front
landscaping to create a more pedestrian friendly site klesignj.
Commented [CLls]: This language added to allow this
B. Type I - Light Perimeter iScreenin
1. The purpose of Type I landscaping is to enhance Tukwila's streetscapes, provide a light
visual separation between uses and zoning districts, screen parking areas, and allow
views to building entryways and signage.
2. Plant materials shall consist of the following:
a. Trees: a mix of deciduous and evergreen trees.
b. One shrub per seven linear feet.
c. Groundcover.
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reduction only if there is no parking between the building
and the front landscaping.
Commented [CL16]: The description of landscaping types
is drawn from TMC 18.52.030 and 18.28.230 B. 4. and 5.
13
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C. Type II - Moderate Perimeter $creeningl. (Commented [CL17]: The text in C. generallyfrom
l 18.28.230 B. 4.
1. The purpose of Type II landscaping is to enhance Tukwila's streetscapes, provide a
moderate visual separation between uses and zoning districts, screen blank building
walls and parking areas, and allow views to building entryways and signagel. - Commented [CLla]: Use figure 18 -46 from TMC 18.28 to
illustrate moderate and heavy landscaping?
2. Plant materials shall consist of the following:
a. Trees: a mix of deciduous and evergreen trees.
b. One shrub per four linear feet, excluding curb cuts.
c. Groundcover.
D. Type III - Heavy Perimeter $creeningl. Commented [CL19]: The text in D. generally from
18.28.230 B. 5.
1. The purpose of Type III landscaping is to provide extensive visual separation along
property lines between highly incompatible development, such as warehousing and
residential uses.
2. Plant materials shall consist of the following:
a. Trees consisting of at least 50% evergreen along the applicable property line (75%
along property line adjacent to residential uses).
b. Privacy screening utilizing evergreen shrubs, screening walls or fences (up to 7 feet
tall).
c. Groundcover.
E. Parking Lot Landscaping: This landscaping is required to mitigate adverse impacts
created by parking lots, such as noise, glare, stormwater run -off, and increased heat and
to improve their physical appearance.
1. Trees shall be evenly distributed throughout the parking lot. Planting in continuous,
landscaped planting strips between rows of parking is encouraged. Surface water
management design may also be combined with landscaping in parking lotsl. In industrial
- Commented [CL20]: 618.28.240 B. 6.b.(3) portion.
districts, (C /LI, LI, HI, MIC /L, MIC /H), clustering of interior parking lot landscaping may be
permitted to accommodate site usagel.
[allow ommented [CL21]: Last sentence in E. 1- New text to
flexibility of site design in industrial districts
2. Landscape islands:
a. Landscape islands must be a minimum of six feet wide, exclusive of overhang, and a
minimum of 100 square feet in area. All landscaped areas must be protected from
damage by vehicles through the use of curbs, tire stops, or other protection
techniques;
Commented [CL22]: 18.28.240 13.6.1o. (4)
b. Landscape islands shall be placed at the ends of each row of parking to protect
parked vehicles from turning movements of other �ehicles;
- Commented [CL23]: 18.28.240 13.6.1o. (5)
c. The number and stature of trees shall be based on the area available in the
landscape island. A minimum of one large stature evergreen or deciduous tree or two
medium stature trees are required for every 100 square feet of landscaped island,
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with the remaining area to contain a combination of shrubs, living groundcover, and
mulchl; and
Commented [CL24]: New text —goal is to increase
number of large canopy trees in parking lots for shade and
d. For parking lots adjacent to public or private streets, if landscape islands are
storm water purposes.
... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
designed into the parking lot layout to divide continuous rows of parking stalls, the
islands must be placed at minimum spacing of one for every 10 parking spaces.
For parking areas located behind buildings or otherwise screened from public or
private streets or public spaces, if landscape islands are used, islands shall be
placed at a minimum of one for every 15 parking Otallsl.
Commented [CL2s]: Portion of 18.28.240 B.6.b. (3)
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .......... . . . . . . . . . . . . . . . . . . . . . . . . . . .
3. Bioretention, which includes trees, shrubs, and groundcover, may be used to meet
interior parking lot landscaping requirements. The bioretention facility must be designed
by a professional trained or certified in Low Impact Development techniquesl as set forth
'"( Commented [CL26]: New text to support implementation
in TMC Chapter 14.30. All bioretention facilities must be protected by curbing to prevent
of bioretention techniques as part of formal landscaping.
vehicle damage to the facility and for public safety.
4. Vehicular Overhang.
a. Vehicle overhang into any landscaping area shall not exceed two �eetl.
commented [CL27]: s. a. and b. from Maple valley
b. No plant material greater than 12 inches in height shall be located within two feet of
landscape code
the curb or other protective barrier in landscape areas adjacent to parking spaces and
vehicle use areas.
c. Raised curbs or curb stops shall be used around the landscape islands or bioretention
facilities to prevent plant material from being struck by automobiles. Where
bioretention is used, curb cuts shall be placed to allow stormwater runoff from
adjacent pavements to enter the bioretention systeml.
Commented [CL28]: Last sentence in s. c. - language
recommended by OTAK, City's consultant on incorporating
5. Pervious pavement shall be used, where feasible, including parking spaces and
bioretention features into City code. First sentence from
pedestrian paths.
18.52.0354.d.
6. Parking lot landscape design shall accommodate pedestrian circulationl.
commented [CL29]: Added based on discussion by
Advisory Committee 10/4/16.
F. Street Trees in the Public Frontage.
1. Street tree spacing.
a. Street tree spacing in the public frontage shall be as specified in TMC Section
18.52.060 B.2. based on the stature size of the Creel.
b. Spacing must also consider sight distance at intersections, driveway locations, and
utility conflicts as specified in TMC Section 18.52.060 B.O.
c. Street trees in the public frontage shall be planted using the following benerall spac
standards:
i. At least three and one -half feet back from the face of the curb
ii. At least five feet from underground utility lines.
iii. At least 10 feet from utility poles.
iv. At least seven and one -half feet from driveways.
v. At least three feet from pad- mounted transformers (except 10 feet in front
for access).
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Commented [CL30]: l.a is revised from 18.28.240 B.8.
text
Commented [CL31]: 18.28.240 B. 8. last sentence
Commented [CL32]: This text from 18.28.240 B.8.b. with
"general" text added at request of PW.
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vi.At least four feet from fire hydrants and connections.
d. Planting and lighting plans shall be coordinated so that trees are not planted in
locations where they will obstruct existing or planned street or site lighting, while
maintaining appropriate spacing and allowing for their size and spread at maturity.
e. Planting plans shall consider the location of existing or planned signage to avoid
future conflicts with mature trees and landscapingl.
Commented [CL33]: New text to ensure sign location is
considered when landscaping plan is developed. Key Bank
[on
2. Tree grates.
TIB example of where this did not happen.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
a. Tree grates are not encouraged, but when used, shall be designed Aso that sections of
Commented [CL34]: Text from 18.28.240 B. 8. C., except
grate can be removed incrementally as the tree matures and shall be designed to
first sentence revised based on meeting with Public Works
avoid accumulation of trash.
staff
b. When used, tree grates and landscaped tree wells shall be a minimum 36 square feet
in size (6' x 6'). Tree well size may be adjusted to comply with ADA standards on
narrower sidewalks. See TMC Section 18.52.070 A. 1., "Soil Preparation and
Planting," for structural soil requirements. Root barriers may be installed at the curb
face if structural soils are not used.
3. Maintenance and Pruning.
a. Street trees are subject to the planting, maintenance, and removal standards and
Best Management Practices (BMPs), as adopted by the International Society of
Arboriculture, as it now reads and as hereafter amended. Street trees planted prior to
the adoption of the most current tree planting standards shall be exempt from these
planting standards but are still subject to current removal and maintenance standardsL
Commented [CL35]: New text - City of Tigard Urban
b. Landscaping in the right of way shall be maintained by the abutting property owner(s)
Forestry Manual, pg. 2 -2. H.
unless maintenance has been accepted by the City. See TMC Section 11.20J1501
. . . . . . . . .... . . ...... . . . ...... . . ... . . ... . . . . . . ... . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . ..... . . ... .........................................
-- Commented [CL36]: First sentence is from rmc
c. The following standards apply to street tree maintenancO:
11.20.150.
i. Street trees shall be maintained consistent with International Society of
Commented [CL37]: Items cAii. -vii. -are from city of
Arboriculture BMPs.
Tigard Urban Forestry Manual, p . 2 -3.
ii. Street trees shall be maintained in a manner that does not impede public
street or sidewalk traffic, consistent with the specifications in the Public
Works Infrastructure Design Manual, including:
a) Eight feet of clearance above public sidewalks;
b) 13 feet of clearance above public local and neighborhood streets;
c) 15 feet of clearance above public collector streets; and
d) 18 feet of clearance above public arterial streets.
iii. Street trees shall be maintained so as not to become a defective tree as
defined In TMC Section 18.06.XXX.
Commented [CL38]: The City currently uses the term
"hazardous tree" — however, the professional arborist
4. Trees planted in a median shall be appropriate for the planting environment and meet the
industry uses the term "defective tree" instead. The
following
definition will be revised to be called "defective tree', a
requirementsl:
a. Trees shall be consistent with previously approved median tree plans given space
more accurate term.
constraints for roots and branches at maturity.
Commented [CL39]: 4. a. and b. from City of Tigard
b. Median plantings shall provide adequate species diversity citywide and reasonable
Urban Forestry Manual, (D. 1 -2, pg. 4 -1). Remaining text
developed by staff. Currently there is no guidance on
resistance to pests and diseases.
landscaping in medians in the city's code.
c. Columnar trees may be considered for median plantings to avoid conflicts with
vehicles and utilities.
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d. Structural soils shall be used to avoid the need for root barriers and to ensure the
success of the median plantings.
e. Any median tree that is removed must be replaced within the same median unless
spacing constraints exist. Replacement trees shall be of the same stature or greater
at maturity as the removed tree, consistent with other space iconsiderationsi. Commented [CL40]: Text of "consistent with other space
considerations" added by Advisory Committee.
18.52.040 Screening and Visibility
A. Screening
1. Screening of outdoor storage, mechanical equipment and garbage storage areas and
Commented [AC41]: Taken directly from current code,
fences:
l TMC 18.52.040 E.
a. Outdoor storage shall be screened from abutting public and private streets and from
adjacent properties. Such screens shall be a minimum of eight feet high and not less
than 60% of the height of the material stored. The screens shall be specified on the
plot plan and approved by the Community Development Director. In the MDR and
HDR zones, outdoor storage shall be fully screened from all public roadways and
adjacent parcels with a high obscuring structure equal in height to the stored objects
and with a solid screen of exterior landscaping.
b. Ground level mechanical equipment and garbage storage areas shall be screened
with evergreen plant materials and /or fences or masonry wallsl.
Commented [CL42]: 18.52.040 F.
c. Fences. All fences shall be placed on the interior side of any required perimeter
landscapingl.
Commented [CL43]: 18.52.040 G.
2. A mix of k bl
d t h b shall b d t
evergreen trees an evergreen shrubs sae used screen an alts.
g g h
'Commented [CL44]: 18.52.030 D.2. and 18.28.040 8.1.a.
3. Evergreen shrubs and evergreen trees shall be used for screening along rear property
lines, around solid waste /recycling areas, utility cabinets and mechanical equipment, and
to obscure grillwork and fencing associated with subsurface parking garages. Evergreen
shrubs and trees shall be pruned so that 18- inches visibility at the base is maintained
-
[Commented [CL45]: Last sentence is from Crime
Prevention Through Environmental Design guidance.
B. r isibi[
1. Design of new landscaping and maintenance of existing landscaping shall consider
Crime Prevention Through Environmental Design (CPTED) principals and visibility for
safety and views. Appropriate plant species shall be specified to avoid the need for
excessive maintenance pruning.
2. Landscaping shall not obstruct views from or into building windows, the driveway,
sidewalk or street. Landscape design shall allow for surveillance from streets and
buildings and avoid creating areas that might harbor criminal activity.
3. Landscaping at crosswalks and other locations where vehicles and pedestrians intersect
must not block pedestrians' and drivers' views.
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Commented [CL46]: Visibility subsection is from
18.28.240 B.2. The CPTED portion related to pruning of
plant material has been moved to its own subsection under
TMC 18.52.080 below.
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4. In general, deciduous trees with open branching structures are recommended to ensure
visibility to retail establishments. More substantial shade trees or evergreens are
recommended in front of private residences.
18.52.50 Significant Tree Retention
A. All significant trees located within any required landscape area that are not dead, dying,
diseased, or a nuisance species, as identified in the Tukwila Approved Tree List, and that
do not pose a safety hazard, or conflict with overhead utility Ilinesl as determined by the
City or an ISA certified arborist, shall be retained and protected during construction with
temporary fencing or other enclosure, as appropriate to the site and following Best
Management Practices for tree protection (See TMC Chapter 18.541,.)
B.
Retained significant trees may be counted towards required landscapingl. For each two
percent of effective canopy cover provided by preserved trees incorporated into a
development plan, a two percent reduction in the minimum landscape requirement may
be granted. No more than 20% of the minimum landscape requirement may be reduced
for any one development. Approval is required per TMC Section 18.52.100.
Commented [CL47]: A. Is a mix of TMC 18.52.030 D. 10
and 18.28.240 B.l.f. 11
Commented [CL48]: Added at request of PSE
Commented [AC49]: Revisions to TMC 18.54, the City's
tree regulations, will propose tree protection requirements.
........ ......... ......... ......... ......... .........
Commented [CL50]: From Tigard Municipal Code -
18.790.050 CA. — modified to allow 2% reduction m
required landscaping rather than Tigard's 1% reduction
allowance.
C. The area designated for protection will vary based on the tree's diameter, (species, age, Commented [CL51]: Portion of C. from 18.28.240 B.
and the characteristics of the planted area and utilize Best Management Practices for
Protection (See TMC Chapter 18.54). Property owners may be required to furnish a
report by an ISA certified arborist to document a tree's condition if a tree is to be retained.
The Director may require that an ISA certified arborist be retained to supervise tree
protection during construction. Grade changes around existing trees within the critical
root zone are not allowedl. Commented [CL52]: Last sentence revised by Advisory
Committee.
18.52.060 Plant Material Requirements and Tree Standards
A. Plant Material Requirements
1. Plants shall meet the American Standard for Nursery Plant Stock (American Nursery and
Landscape Associations -ANLA) (ANSI Z60.1) as it now reads and as hereafter amended,
and shall be healthy, vigorous and well- formed, with well - developed, fibrous root
systems, free from dead branches or roots. Plants shall be free from damage caused by
temperature extremes, pre - planting or on -site storage, lack of or excess moisture,
insects, disease, and mechanical injury. Plants in leaf shall be well foliated and of good
color. Plants shall be habituated to outdoor environmental conditions (i.e. hardened -biffL).— Commented [CL53]: From 18.52.030 D.I.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. Evergreen trees shall be a minimum of 6 feet in height at time of plantingl. commented [CL54]: 18.52.030 D.6.
----------------------------------------------------------------------------------------- - - - - --
3. Deciduous trees shall have at least a two inch caliper at time of planting as measured 4.5 ft.
from the ground, determined according to the American Standard for Nursery Stock as it
now reads and as hereafter amended.
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4. Shrubs shall be at least 18 inches in height, and full and bushy at time of plantings.
( Commented [AC55]: Consistent with TMC 18.28 and
lcurrent TMC 18.52 standards. 1
5. New plant materials shall include native species or non - native species with lower water
requirements and that are adapted to the climatic conditions of the Puget Sound Region.
Commented [AC56]: Revised based on Committee l
f
There must be a diversity of tree and shrub genus and species in the site landscaping,
guidance to remove reference to drought tolerant plants.
taking into account species in existing development around the site.
a. If there are more than eight required trees, no more than 40 percent may be of one
speclesl.
�Portla mmented [CL57]: Items 5. a -c are from the City of
b. If there are more than 24 required trees, no more than 20 percent may be of one
nd 's landscaping code.
species.
c. If there are more than 25 required shrubs, no more than 50 percent may be of one
species.
6. Any species that is listed on the State or King County noxious weed lists or otherwise
known to be a nuisance or invasive shall not be �plantedl.
-- -Commented [CL58]: 18.52.030 B.9.
7. Plant materials shall be selected that reinforce the landscape design concept, and are
appropriate) to their location in terms of hardiness, cultural requirements, tolerance to
Commented [CL59]: TMC 18.28.240 B.1.i. d -
urban conditions, maintenance needs and growth characteristics.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
8. The classification of plant material as trees, shrubs and evergreens shall be as listed in
the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada, as it
now reads and as hereafter lamendedl.
--� Commented [CL6O]: TMC 18.52.030 D.11.
9. Plant material requirements for bioretention facilities shall be in accordance with the
City's Bioretention Plant List unless approved by the Director{.
10. Non - developed site areas, such as utility easements, shall be landscaped and /or treated
with) dust and erosion control planting or surfacing such as evergreens, groundcover,
shrubs, trees, sod or a combination of similar materials. In areas with overhead utilit
transmi&soon- lines, no shrubs or trees shall be allowed that could mature -over 20 feet
in height Trees should not be planted within 10 feet of
underground utilities, such as power, water, sewer or storm drainage pipes.
Commented [CL61]: OTAK— NPDES permit language
Commented [CL62]: This language added by Planning
Commission on 10/27/16 when reviewing revisions to
landscape code to implement Low Impact Development
amendments to code.
Commented [CL63]: Slightly revised text from TMC
18.52.0401.
Commented [CL64]: Text revisions suggested by PSE
B. Tree Standards Formatted: Font: 12 pt
1. Tree species shall be appropriate for the planting environment as determined by the
Department Director in consultation with the City environmentalist and seek to achieve a
balance of the �ollowingl: I Commented [CL65]: From City of Tigard, Oregon Urban
a. Consistency with approved Tree List or Bioretention Plant List. Forestry Manual
.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
b. Compatibility with space constraints for roots and branches at maturity.
c. Adequate species diversity citywide and reasonable resistance to pests and diseases.
2. Trees shall be provided adequate spacing from new and existing trees according to the
following standards wherever Iposslblel: Commented [CL66]: From Tigard Urban Forestry Manual
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a. Trees categorized as small stature on the tree list shall be spaced no greater than 20
feet on center and not closer than 15 feet on center from other newly planted or
existing trees
b. Trees categorized as medium stature on the tree list shall be spaced no greater than
30 feet on center and not closer than 20 on center from other newly planted or any
existing trees.
c. Trees categorized as large stature on the tree list shall be spaced no greater than 40
feet on center and not closer than 30 feet on center from other newly planted or
existing trees.
d. Any tree determined to have a mature spread of less than 20 feet (a columnar or
fastigiate variety) is discouraged except under specific conditions and shall be
considered a small stature tree and spaced accordingly.
3. Trees shall be placed according to the following standards: - commented [cL67]: Tigard - urban Forestry Manual pg.
a. Small stature trees shall be planted with the center of their trunks a minimum of two 7 -4
feet from any hard surface paving.
b. Medium stature trees shall be planted with the center of their trunks a minimum of 2.5
feet from any hard surface paving;
c. Large stature trees shall be planted with the center of their trunks a minimum of 3 feet
from any hard surface paving;
d. Trees shall generally be planted a minimum of:
i. Four feet on center from any fire hydrant, above - ground utility or utility pole;
ii. Two feet on center from any underground utility;
iii. Five feet on center from a street light standard;
iv. Twenty feet from a street intersection; however, a greater or lesser corner
setback may be required based on an analysis of traffic and pedestrian safety
impacts.
V. 5 — 10 feet from building foundations depending on species.
4. Where there are overhead utility lines, the tree species selected shall be of a type which,
at full maturity, will not interfere with the lines) or require pruning to maintain necessary
5. Root barriers may be installed according to the manufacture's specifications when a tree
is planted within 5 feet of any hard surface paving or utility feature and in areas where
structural soil is not required, subject to approval by the Department Director in
consultation with the City's )environmentalist.
6. Low water usage) species are encouraged in order to minimize future irrigation
requirements, except where site conditions within the required landscape areas ensure
adequate moisture for �growthl.
Commented [CL68]: Sentence up to this point from
Tigard Urban Forestry Manual pg. 2 -2, #8. 11
Commented [AC69]: Highlighted wording and deletion of
"height" at suggestion of PSE
Commented [CL70]: #5 a blend of language from Tigard
Urban Forestry Manual pg. 2 -2, G. and staff language. J
Commented [CL71]: The Advisory Committee substituted
the phrase "low water usage" for the phrase "Drought
tolerant ".
............................................................................................................................................................................................... ...............................
Commented [CL72]: Items #6 from 18.28.240 C.1. a.
7. Shade trees should be planted to shade buildings' east and west - facing windows to
provide a balance between summer cooling and winter heating through solar gain _ - f Commented [CL73]: From 18.28.240 C.2.a.
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18.52.70 Soil Preparation, Planting and Irrigation
A. Soil Preparation and Planting
1. For landscaping in sidewalks and parking lots, or in limited areas of �soill volume,
Commented [CL74]: 18.28.240 B.3.
structural soils (Cornell University product or similar) must be used to a preferred depth of
36 inches, to promote tree root growth and provide structural support to the paved area.
Minimum soil volumes for tree roots shall be 750 cubic feet per tree (see specifications
and sample plans for CU- Structural Soils). Trees and other landscape materials shall be
planted according to specifications in "CU Structural Soils — A Comprehensive Guide ", as
it now reads and as hereafter amended, or using current BMPs as approved by the
Director. Suspended pavement systems (Silva Cells or similar) may also be used if
approved by the DIreCt01�.
{Commented [CL75]: Language is mix of TUC landscaping
Il chapter and new text developed by staff.
2. For soil preparation in bioretention areas, existing soils must be protected from compaction.
Bioretention soil media must be prepared in accordance with standard specifications of the
Surface Water Design Manual, adopted in accordance with TMC Chapter 14.30 to
promote a proper functioning bioretention system. These specifications shall be adhered
to regardless of whether a stormwater permit is required from the City,.
Commented [AC76]: Added 2. to acknowledge sons used
for bioretention facilities are different from those used for
3. For all other plantings, (such as large planting areas where soil volumes are adequate for
other planting areas. Reference to TMC 14.30 at request of
healthy root growth) soils must be prepared for planting in accordance with BMP T5.13,
Public Works staff.
"Post Construction Soil Quality and Depth," from the Washington Department of Ecology
Stormwater Management Manual for Western Washington (as it now reads and as
hereafter amended), regardless of whether a stormwater permit is required by the City. _
-- Commented [CL77]:18.28.240 B.3.b.
4. The applicant will be required to schedule an inspection by the City of the planting areas
prior to planting to ensure soils are properly prepared. Soil must be amended, tilled and
prepped to a depth of at least 12 inches.
Commented [CL78]: 4. from 18.28.240 B.3.c.
5. Installation of landscape plants must comply with BMPs lincludingl:
Commented [CL79]: 5. from 18.28.240 B.3 .d.
a. Planting holes that are the same depth as the size of the root ball and two - three times
wider than the root ball.
b. Root balls of potted and balled and burlapped (B &B) plants must be loosened and
pruned as necessary to ensure there are no encircling roots prior to planting. All burlap
and all straps or wire baskets must be removed from B &B plants prior to planting.
c. The top of the root flare, where the roots and the trunk begin, should be placed at
grade. The root ball shall not extend above the soil surface or the flare be covered by
soil or mulch.
d. If using mulch around trees and shrubs, maintain at least a six -inch mulch -free ring
around the base of the tree trunks and woody stems of shrubs. If using mulch around
groundcovers until they become established, mulch shall not be placed over the
crowns of perennial plants.
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B. [rrlgationl. 'I Commented [CL80]: B. from 18.28.240 B.4. except #3
below is new text added by the Advisory Committee.
1. The intent of this standard is to ensure that plants will survive the critical establishment
period when they are most vulnerable due to lack of watering and to ensure their long
term viability.
2. All required plantings must be served by a permanent automatic irrigation system, unless
approved by the Director.
a. Irrigation shall be designed to conserve water by using the best practical management
techniques available. These techniques may include, but not be limited to: drip
irrigation (where appropriate) to minimize evaporation loss, moisture sensors to
prevent irrigation during rainy periods, automatic controllers to ensure proper duration
of watering, sprinkler head selection and spacing designed to minimize overspray,
and separate zones for turf and other landscaping and for full sun exposure and
shady areas to meet watering needs of different sections of the landscape.
b. Exceptions to the irrigation requirement may be approved by the Director, such as
xeriscaping (i.e., low water usage plantings), plantings approved for low impact
development techniques, established indigenous plant material, or landscapes where
natural appearance is acceptable or desirable to the City. However, those exceptions
will require temporary irrigation until established.
3. All temporary irrigation must be removed at the end of the three -year plant establishment
perlodl. Commented [CL81]: Added by Advisory Committee
18.52.080 Maintenance and Pruning.
A. Any landscaping required by this chapter shall be retained and maintained by the
property owner for the life of the development in conformance with the intent of the
approved landscape plan and this chapter. Maintenance shall also include keeping all
planting areas free of weeds and trash and replacing any unhealthy or dead plant
materlalsl. Commented [CL82]: 18.28.240 C. 9.a.
B. Green roofs or rooftop
or dying plant material
s shall be maintained to industry standards and any dead
Commented [CL83]: New language based on Advisory
Committee discussion 10/4/16.
C. Pruning of trees and (shrubs is only allowed for the health of the plant material, to Commented [CL84]: Added by Advisory Committee.
maintain sight distances or sight lines, or if interfering with overhead utilities. All pruning ....................................................................................................................................................................................................... ...............................
must be done in accordance with American National Standards Institute (ANSI) A -300
�specificationsl, as it now reads and as hereafter amended. Commented [CL85]: 18.28.240 6.9.1o.
D. No tree planted by a property owner or the City to fulfill landscape (requirements, or any Commented [CL86]: This text a mix of current code
existing tree, may be topped or removed without prior approval from the City. Any tree (18.52.050 B.) and new text.
-
topped or removed without approval shall be subject to code enforcement action per
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
TMC Chapter 8.45 in addition to the requirements of TMC Section 18.52.100.13,
Violations.
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E. Private property owners shall collect and properly dispose of all landscaping debris.
Private property landscaping debris shall not be placed or blown into the public right of
way for City collection. Violations will be subject to code enforcement action per TMC
Chapter 8.45.
Trees along the street frontages, as they mature, shall be limbed up, using 1prope ISA
pruning techniques, to a minimum height of 8 -18 feet depending on location of tree (ow
sidewalk, adjacent to road etc.) to allow adequate visibility and clearance for vehicles.
Trees may be pruned to improve views of signage and entryways by using such
techniques as windowing, thinning, and limbing up; however, no more than 1/4 of the
canopy may be removed within any 2 -year period. All pruning shall be done in
accordance with ANSI Standard A -300 specifications, as it now reads and as hereafter
amended.
Commented [CL87]: New text to address problem of
private property owners blowing debris into City ROW for
City collection.
Commented [CL88]: F. and G. are from the CPTED
guidance in 18 28.240 B.2.
.............. ............. ............. .............. . ...............................
Commented [CL89] Revised from 18.28 240 B.2. based
on input from Public Works staff.
G. Trees may only be pruned to lower their height to prevent interference with an overhead
utility line with prior approval by the Director. The pruning must be carried out under the
direction of-by a certified arborist. The crown shall be maintained to at least 2/3 the Commented [AC90]: New language and stricken word at
height of the tree prior to pruning. Otherwise, trees shall not be topped. suggestion of PSE.
18.52.090 Landscape Plan Requirements
A. Landscape plan design shall take into consideration the mature size of proposed
landscape materials to minimize the future need for pruning (i.e. placement such that
mature trees and shrubs will not cause problems for foundations, obscure signage, grow
too close to overhead or underground utility lines, obstruct views of traffic, etc.).
B. A Washington State licensed landscape architect or other accredited landscape design
professional) shall prepare the landscape plans in accordance with the standards herein.
Detailed plans for landscaping and screening shall be submitted with plans for building
and site improvements. The plans shall, at a minimum, include the type, quantity, spacing
and location of plants and materials; typical planting details; soil amend ment/installation;
tree protection details as applicable; and the location of irrigation systems and significant
trees within 20 feet of the property line on adjacent properties. Underground and at-
ground utilities shall be shown on the plans so that planting conflicts are avoided. A
detailed list of items to be included on the landscape plan is available in the Landscape
Plan handout, available on -line or at the DCD offices.
C. Installation of the landscaping and screening shall be completed and a Landscaping
IDeclarationl submitted by the owner or owner's agent prior to issuance of the Certificate
of Occupancy. Any plant substitutions shall be noted on the Declaration. If necessary,
due to weather conditions or construction scheduling, the installation may be postponed
to the next planting season (October — April) if approved by the Director and stated on the
building permit. A performance assurance device equal to 150% of the cost of the labor
and materials must be provided to the City before the deferral is approved.
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Commented [AC91]: Added at the request of PSE
........ ......... ......... ......... ..................... ...............................
Commented [CL92]: New text to address frequent
reasons given for requests to remove mature landscaping
on a project site.
Commented [CL93]: All but last sentence in B. is from
18.52.050 A. New handout will be prepared with list of
items that must be included on landscape plan.
Commented [CL94]: Most of C. from 18.28.240 B.5.
Underlined text new to reflect current requirement when
Landscaping Affidavit is completed & provided to City.
23
2016 Draft Landscaping Code
18.52.100 Procedures
A. Landscape
1. The following modifications to the requirements of this chapter may be considered either
as a Type 2, Special Permission Director decision, or through design review if the project
is subject to that process.
Commented [CL95]: This section identifies what types of
modifications will be considered, the process for reviewing
and establishes review criteria.
a. Modifications to the requirements of Type I, 11, or III landscaping, including but not
limited to the use of the landscape area for pedestrian and transit facilities, landscape
planters, rooftop gardens or green roofs, terraced planters or green walls; or,
revisions to existing landscaping;
b. Clustering and /or averaging of required landscaping. The landscape perimeter may
be clustered if the total required square footage is achieved, unless the landscaping
requirement has been increased due to proximity to LDR, MDR or IHDRI. In addition, Commented [CL96]: 18.52.0206.
up to 50% of the perimeter landscaping may be relocated to the interior parking to
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
provide more flexibility for site organization.
c. Substitution of bioretention facility for required landscaping for Type I or 11
landscaping. Landscaping in a bioretention facility which includes trees, shrubs and
groundcover may be counted up to 100% towards required landscaping depending on
the location, type of bioretention facility proposedl and proposed use. Commented [CL97]: New language to address issues the
d. Credit for retained significant trees towards landscaping requirement. Advisory committee discussed regarding the different
2. The following criteria apply to requests to modify required landscaping. Modifications
to landscaping requirements may be approved only if the following criteria are met:
a. The modification or revision does not reduce the landscaping to the point that
activities on the site become a nuisance to neighbors; and
b. The modification or revision does not diminish the quality of the site landscape as
a whole; and
c. One or more of the following apply:
i. The modification or revision more effectively screens parking areas and
blank building walls; or
ii. The modification or revision enables significant trees or existing built
features to be retained; or
iii. The modification or revision is used to reduce the number of driveways and
curb cuts and allow joint use of parking facilities between neighboring
businesses.
3. Revisions to existing landscaping may be approved only if the following criteria are met:
a. The modification or revision does not reduce the landscaping to the point that
activities on the site become a nuisance to neighbors; and
b. The modification or revision does not diminish the quality of the site landscape as
a whole; and either
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configurations of bioretention facilities, some of which
wouldn't really look like a landscaped area.
2016 Draft Landscaping Code
c. Proposed vegetation removal, replacement, and any mitigation measures
proposed are consistent with the purpose and intent given in this chapter; or
d. The granting of an exception or standard reduction will not be detrimental to the
public health, safety or welfare or injurious to other property in the vicinity; and
In addition, if trees are removed due to conflicts with utilities, these trees shall be
replaced based on the tree replacement table found in TMC Chapter 18.52.I100� _ - commented [cL98]: PsE suggested language revised by
staff.
4. Clustering or perimeter averaging of landscaping may be considered if:
a. It does not diminish the quality of the site landscape as a whole; and
b. It does not create a nuisance to adjacent properties; and
c. If adjacent to residential development, the impacts from clustering must be minimized;
and
d. One or more of the following criteria must be met:
i. Clustering or perimeter averaging of plant material allows more effective use of the
industrial property; or
ii. Clustering or perimeter averaging of landscaping enables significant trees to be
retained; or
iii. Clustering or perimeter averaging is used to reduce the number of driveways and
curb cuts and allow joint use of parking facilities between neighboring businesses;
or
iv. Clustering or perimeter averaging avoids future conflicts with signage.
5. Landscaping in a bioretention facility, which includes trees, shrubs, and groundcovers as
identified on the City's approved Bioretention Vegetation list and as regulated in TMC
Chapter 14.30, may be counted up to 100% towards required Type I or Type II
landscaping. Bioretention facilities shall not be counted towards required Type III
landscaping. All of the following criteria must be met:
a. The bioretention facility has been designed by a professional trained or certified in
Low Impact Development techniques; and
b. The landscaping meets the screening requirements of the specified landscape type;
and
c. Public safety concerns have been addressed; and
d. The number of trees required by the landscape type are provided.
6. Credit for retained significant trees may be counted towards required landscaping if the
following criteria are met:
a. Assessment of trees by an ISA Certified Arborist as to tree health, value of the trees
and the likelihood of survivability during and after construction is provided; and
b. Retention of tree(s) supports the Tukwila Comprehensive Plan urban tree canopy
goals and policies; and
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2016 Draft Landscaping Code
c. A financial assurance is posted based on 50% of the value of the retained tree(s) to
ensure tree replacement should the retained trees be damaged or die as a result of
construction impacts. The financial assurance shall be retained for three years.
The value of the significant tree(s) to be retained, as determined by an ISA Certified
Arborist, shall be posted on the tree prior to site preparation and retained throughout the
construction of the 1proiect.
Commented [CL99]: This provision added by Advisory
Committee.
B. Violations ( Commented [CL100]: New subsection that identifies 1
Ill what is a violation of the landscaping code and what the J
1. Violations: The following actions shall be considered a violation of this chapter: penalties and the required remedial measures will be.
a. Any removal or damage of landscaping that is required by this Chapter;
b. Topping or excessive pruning of trees or shrubs, except as explicitly allowed by this
chapter.
c. Failure to replace dead landscaping imaterialsi. L Commented [CL101]: New violation item.
2. Penalties: In addition to any other penalties or other enforcement actions, any person Commented [CL102]: From Federal Way Tree Code, FMC
who fails to comply with the provisions of this chapter also shall be subject to a civil 19.120.270.
penalty as set forth below. Each unlawfully removed or damaged tree shall constitute a
separate violation.
a. The amount of the penalty shall be assessed based on the table below. The Director
may elect not to seek penalties or may reduce the penalties if he or she determines
that the circumstances do not warrant imposition of any or all of the civil penalties.
b. Penalties are in addition to the restoration of removed plant materials through the
remedial measures listed below.
c. It shall not be a defense to the prosecution for a failure to obtain a permit required by
this chapter that a contractor, subcontractor, person with responsibility on the site or
person authorizing or directing the work erroneously believe a permit had been issued
to the property owner or any other person.
Type of Violation
I Allowable Fines per iolation
Removal or damage of trees or specimen
shrubs without applying for and obtaining
required city approval
$1,000 per tree, or up to the marketable value
of each tree removed or damaged as
determined by a certified arborist.
3. Remedial Measures: In addition to the penalties provided above, the Director shall
require any person conducting work in violation of this chapter to mitigate the impacts of
unauthorized work by carrying out remedial measures.
a. Any illegal removal of required trees shall be subject to obtaining a tree permit and
replacement with trees that meet or exceed the functional value of the removed trees.
In addition, any shrubs and groundcover removed without city approval shall be
replaced; and
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Commented [CL103]: From Federal Way Tree Code; City
of Kirkland has similar monetary penalties.
"or specimen shrubs" added by Advisory Committee.
2016 Draft Landscaping Code
b. To replace the tree canopy lost due to the tree removal, additional trees must be
planted on -site. Payment may be made into the City's Tree Fund if the number of
replacement trees cannot be accommodated on -site. The number of replacement
trees required will be based on the size of the tree(s) removed as follows:
Tree Replacement Requirements
Diameter' of Tree Removed
('measured at height of 4.5 feet from
the ground)
Number of Replacement Trees IRequiredL
4 -6 inches (single trunk)
2 inches (any trunk of a multi -trunk tree)
3
Over 6 -8 inches
4
Over 8 -20 inches
6
Over 20 inches
8
Commented [CL104]: The current landscaping code does
not provide specific penalties for the removal of required
trees. This chart mirrors the tree replacement ratios
required in the shoreline regulations. Requiring
replacement trees is a way to replace lost tree canopy due
to tree removal without a permit.
4. Enforcement: It shall be the duty of the Community Development Director to enforce
this chapter pursuant to the terms and conditions of TMC Chapter 8.451 or as otherwise Commented [CL105]: items n4 -5 are taken from the
allowed by law. City's Sensitive Area regulations, TMC 18.45.
5. Inspection Access
a. For the purposes of inspection for compliance with the provisions of a permit or this
chapter, authorized representatives of the Community Development Director may
enter all sites for which a permit has been issued.
b. Upon completion of all requirements of a permit, the applicant shall request a final
inspection by contacting the planner of record. The permit process is complete upon
final approval by an authorized representative of the Community Development
Director.
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W.
18.52.010 Purpose
The purpose of this chapter is to establish minimum
requirements for landscaping to promote safety, to provide
screening between incompatible land uses, to mitigate the
adverse effects of development on the environment, and to
improve the visual environment for resident and nonresident
alike.
(Ord. 1872 §14 (part), 1999)
18.52.020 Perimeter Landscaping Requirements by
Zone District
A. In the various zone districts of the City, landscaping in
the front, rear and side yards shall be provided as established by
the various zone district chapters of this title. These
requirements are summarized in the following table, except for
Tukwila Urban Center (TUC) requirements, which are listed in
TMC Chapter 18.28.
Produced by the City of Tukwila, City Clerk's Office
ATTACHMENT B
TITLE 18 —ZONING
ZONING
CHAPTER 18.52
LANDSCAPE
LANDSCAPE, RECREATION,
RECYCLING /SOLID WASTE
DISTRICTS
SPACE REQUIREMENTS
Sections:
SIDE
18.52.010
Purpose
18.52.020
Perimeter Landscaping Requirements by Zone
FRONTS
District
18.52.030
Perimeter Landscape Types
18.52.035
Interior Parking Lot Landscaping Requirements
18.52.040
General Landscaping and Screening Requirements
18.52.050
Landscape Plan Requirements
18.52.060
Recreation Space Requirements
18.52.065
Lighting
18.52.070
Recycling Storage Space for Residential Uses
18.52.080
Recycling Storage Space for Non - Residential Uses
18.52.090
Design of Collection Points for Garbage and
Recycling Containers
18.52.010 Purpose
The purpose of this chapter is to establish minimum
requirements for landscaping to promote safety, to provide
screening between incompatible land uses, to mitigate the
adverse effects of development on the environment, and to
improve the visual environment for resident and nonresident
alike.
(Ord. 1872 §14 (part), 1999)
18.52.020 Perimeter Landscaping Requirements by
Zone District
A. In the various zone districts of the City, landscaping in
the front, rear and side yards shall be provided as established by
the various zone district chapters of this title. These
requirements are summarized in the following table, except for
Tukwila Urban Center (TUC) requirements, which are listed in
TMC Chapter 18.28.
Produced by the City of Tukwila, City Clerk's Office
ATTACHMENT B
TITLE 18 —ZONING
ZONING
FRONT YARD
LANDSCAPE
LANDSCAPE
DISTRICTS
(SECOND
TYPE FOR
SIDE
REAR
TYPE FOR
FRONT )
FRONTS
YARD
YARD
SIDE/REAR
LDR
(for uses other
152
Type 1
10
10
Type I
than dwelling
units
MDR
151.2
Type 1
10
10
Type I
HDR
1512
Type 1
10
10
Type I
Muo
15(12.5) 2
Type I7
54
54
Type 17
0
15 (12.5)2
Type 17
54
54
Type 17
RCC
20(10) 2,3
Type 17
54
10
Type 11
NCC
54
Type 17
04
04
Type II
RC
10
Type 1
54
04
Type 118
RCM
10
Type 1
54
04
Type 18
TUC — See TMC Chapter 18.28
C /LI
12.55
Type I6
55
05
Type 18
LI
12.5 2
Type II
04
04
Type III
HI
12.5 2
Type 11
04
04
Type III
MIC/L
55
Type II
06
05
Type III
MIC/H
55
Type II
05
05
Type III
TVs
1523
Type II
04
04
Type III
TSO
159,2
Type 1
010
010
Type III
Notes:
1. Minimum required front yard landscaped areas in
the MDR and HDR zones may have up to 20% of their required
landscape area developed for pedestrian and transit facilities
upon approval as a Type 2 special permission decision.
2. In order to provide flexibility of the site design while
still providing the full amount of landscaping required by code,
the front yard landscape width may be divided into a perimeter
strip and one or more other landscape areas between the
building and the front property line, if the perimeter strip is a
minimum of 10 feet and the landscape materials are sufficient to
provide landscaping along the perimeter and screening of the
building mass.
3. Required landscaping may include a mix of plant
materials, pedestrian amenities and features, outdoor cafe -type
seating and similar features, subject to approval as a Type 2
special permission decision. Required plant materials will be
reduced in proportion to the amount of perimeter area devoted to
pedestrian oriented space.
4. Increased to 10 feet if any portion of the yard is
within 50 feet of LDR, MDR or HDR.
5. Increased to 15 feet if any portion of the yard is
within 50 feet of LDR, MDR or HDR.
6. Increased to Type II if the front yard contains truck
loading bays, service areas or outdoor storage.
Page 18 -1-61
TUKWILA MUNICIPAL CODE
7. Increased to Type II if any portion of the yard is
within 50 feet of LDR, MDR or HDR.
8. Increased to Type III if any portion of the yard is
within 50 feet of LDR, MDR or HDR.
9. Only required along public streets.
10. Increased to 10 feet if adjacent to residential uses
or non -TSO zoning.
B. The landscape perimeter may be averaged if the total
required square footage is achieved, unless the landscaping
requirement has been increased due to proximity to LDR, MDR
or HDR. Landscape perimeter averaging may be allowed as a
Type 2 special permission decision if all of the following criteria
are met:
1. Plant material can be clustered to more effectively
screen parking areas and blank building walls.
2. Perimeter averaging enables significant trees or
existing built features to be retained.
3. Perimeter averaging is used to reduce the number
of driveways and curb cuts and allow joint use of parking facilities
between neighboring businesses.
4. Width of the perimeter landscaping is not reduced
to the point that activities on the site become a nuisance to
neighbors.
5. Averaging does not diminish the quality of the site
landscape as a whole.
(Ord. 2442 §1, 2014, Ord. 2251 §61, 2009; Ord. 2235 §13, 2009,
Ord. 1872 §14 (part), 1999)
18.52.030 Perimeter Landscape Types
A. Type I landscape perimeter.
1. Purpose is to enhance Tukwila's streetscapes,
provide a light visual separation between uses and zoning
districts, screen parking areas, and allow views to building
entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 30 lineal feet of required
perimeter excluding curb cuts; and
b. One shrub for each 7 lineal feet of required
perimeter excluding curb cuts or a planted berm at least 24
inches high; and
c. Living groundcover to cover 90% of the
landscape area within three years.
B. Type H landscape perimeter.
1. Purpose is to enhance Tukwila's streetscapes,
provide a moderate visual separation between uses and zoning
districts, screen blank building walls and parking areas, and allow
views to building entryways and signage.
2. Plant materials shall consist of the following:
a. One tree for each 20 lineal feet of required
perimeter excluding curb cuts; and
b. One shrub for each 5 lineal feet of required
perimeter excluding curb cuts; and
c. Living groundcover to cover 90% of the
landscape area within three years.
C. Type 111 landscape perimeter.
1. Purpose is to provide extensive visual separation
between industrial areas and nearby residential areas.
2. Plant materials shall consist of the following:
a. One tree per 20 lineal feet of required perimeter
excluding curb cuts; and
b. Shrubs to provide a solid planting screen with a
height of five to eight feet or a solid wooden fence or masonry
wall to be approved by the Community Development Director;
and
c. Living groundcover to cover 90% of the
landscape area within three years.
D. Plant material requirements.
1. Plants shall meet the current American Standard
for Nursery Stock (American Nursery and Landscape Association
— ANLA), and shall be healthy, vigorous and well- formed, with
well - developed, fibrous root systems, free from dead branches or
roots. Plants shall be free from damage caused by temperature
extremes, lack of or excess moisture, insects, disease, and
mechanical injury. Plants in leaf shall be well foliated and of
good color. Plants shall be habituated to outdoor environmental
conditions (hardened -off).
2. A mix of evergreen trees and evergreen shrubs
shall be used to screen blank walls.
3. Deciduous trees shall be used to allow visual
access to entryways, signage and pedestrian use areas.
4. Evergreen shrubs shall be used to screen parking
lots along street frontages.
5. In perimeters located adjacent to residential zones
75% of trees and shrubs shall be evergreen.
6. Evergreen trees shall be a minimum of 6 feet in
height at time of planting.
7. Deciduous trees shall have at least a 2 inch caliper
at time of planting, determined according to the American
Standard for Nursery Stock.
8. Shrubs shall be at least 18 inches in height at time
of planting.
9. No plants listed on the current King County Noxious
Weed list may be used.
10. Existing vegetation may be used to meet the
requirements of this chapter. All significant trees located within
any required perimeter landscaping area which are not dead,
dying, or diseased and which do not pose a safety hazard as
determined by the Community Development Director shall be
retained.
11. The classification of plant material as trees, shrubs
and evergreens shall be as listed in the Hortus Third, A Concise
Dictionary of Plants Cultivated in the U.S. and Canada.
(Ord. 2251 §62, 2009; Ord. 1872 §14 (part), 1999)
Pane 16• -162 Produced by the City of Tukwila, City Clerk's Office
18.52.035 Interior Parking Lot Landscaping
Requirements
Landscaping within parking areas shall be provided as
shown below.
1. Requirements for each distinctly separate parking
area within the LDR zone for uses other than dwelling units, and
in the MDR and HDR zones:
a. For areas with up to 20 parking stalls per
parking area, no interior landscaping is required.
b. For areas with 21 - 40 parking stalls per parking
area, 7 square feet of interior landscape area is required for each
parking stall.
c. For areas with more than 40 parking stalls per
parking area, 12 square feet of interior landscape area is
required for each parking stall (see Multi - Family Design
Guidelines, Site Planning Section, No. 31, for the normal 15
square feet to be provided).
d. All parking areas shall have a perimeter
landscape strip a minimum of 2 feet wide with an average width
of 5 feet.
2. Requirements for parking lots within the 0, MUO,
RCC, and NCC zones:
a. For lots with up to 20 parking stalls, no interior
landscaping is required.
b. For lots with 21 - 40 parking stalls, a minimum
of 10 square feet of interior landscape area is required for each
parking stall over 20.
c. For lots with more than 40 parking stalls, a
minimum of 200 square feet of interior landscape area plus 15
square feet for each parking stall over 40 is required. For areas
placed behind buildings or otherwise screened from streets,
parks and City trails the interior landscape requirement is
reduced to a minimum of 200 square feet plus 10 square feet for
each parking stall over 40.
3. Requirements for parking lots within the RC, RCM,
C /Ll, TSO and TVS zones:
a. For areas adjacent to public or private streets, a
minimum of 15 square feet of landscaping is required for each
parking stall.
b. For areas placed behind buildings or otherwise
screened from streets, parks and City trails a minimum of 10
square feet of interior landscape area is required for each
parking stall.
4. Planting Standards:
a. Interior landscape islands shall be distributed to
break up expanses of paving. Landscaped areas shall be placed
at the ends of each interior row in the parking area, with no stall
more than 10 stalls or 100 feet from a landscape area.
b. The minimum size for interior parking lot
planting islands is 100 square feet.
c. Planting islands shall be a minimum of 6 feet in
any direction and generally the length of the adjacent parking
space.
TITLE 18 —ZONING
d. Raised curbs or curb stops shall be used
around the landscape islands to prevent plant material from
being struck by automobiles.
e. A minimum of 1 evergreen or deciduous tree is
required per landscape island, with the remaining area to contain
a combination of shrubs, living groundcover and mulch.
(Ord. 2442 §2,2014, Ord. 2251 §63,2009, Ord. 2235 §14,2009,
Ord. 1872 §14 (part), 1999)
18.52.040 General Landscape and Screening
Requirements
A. Appropriate plant materials. New plant materials shall
include native species or non - native species that have adapted
to the climatic conditions of the Puget Sound Region and are
suited to the planting site, taking into account final plant size,
stresses such as heat or freezing, space for planting, overhead
lines or underground utilities present, and shade or sun
exposure. Drought resistant species are encouraged, except
where site conditions within the required landscape areas assure
adequate moisture for growth. Grass may be used as a
groundcover where existing or amended soil conditions assure
adequate moisture for growth. Landscape perimeter trees
should be selected for compatibility with existing plant material or
street trees.
B. Site preparation. Site preparation and planting of
vegetation shall be in accordance with best management prac-
tices for ensuring the vegetation's long -term health and survival
and shall include incorporation and tilling in of organic material to
a depth of 18 inches and mulching.
C. Coverage standards. All landscaped areas in the
MDR and HDR zones (including shrub beds) shall achieve 90%
live ground coverage in three years, and all areas not occupied
by a building (including surface parking areas) shall achieve 40%
horizontal tree coverage in ten years.
D. Visibility. The landscaping shall not obstruct view from
or into the driveway, sidewalk or street. Landscape design shall
allow for surveillance from streets and buildings and avoid
creating areas that might harbor criminal activity. No shrubs
shall be planted or allowed to grow over two feet in height within
thirty feet of intersecting curblines or pavement edges (see TMC
11.20.090). No tree may be planted within two feet of a sidewalk
or pavement edge.
E. Outside storage areas. Outdoor storage shall be
screened from abutting public and private streets and from
adjacent properties. Such screens shall be a minimum of eight
feet high and not less than 60% of the height of the material
stored. Said screens shall be specified on the plot plan and
approved by the Community Development Director. Except in the
MDR and HDR zones, where outdoor storage shall be fully
screened from all public roadways and adjacent parcels with a
sight obscuring structure equal in height to the stored objects
and with a solid screen of exterior landscaping.
Produced by the City of Tukwila, City Clerk's Office Page 18—T
TUKWILA MUNICIPAL CODE
A top screen cover may be exempted if the item(s) has a
finished top and an equivalent design quality is maintained. The
screening structure shall reflect building architecture as
determined by the BAR to be appropriate.
F. Ground level mechanical equipment and garbage
storage areas shall be screened with evergreen plant materials
and /or fences or masonry walls.
G. Fences. All fences shall be placed on the interior side
of any required perimeter landscaping.
H. Lighting. Trees shall not be planted in locations where
they would obstruct existing or planned street or site lighting.
I. Automatic irrigation. All landscape areas shall be
served by an automatic irrigation system. Water conservation
features such as moisture sensors with automatic rain shut -off
devices, automatic timers, pressure regulating devices, backflow
prevention devices, separate irrigation zones for grass and
planting beds, and sprinkler heads matched to site and plant
conditions shall be installed. Irrigation water shall be applied with
goals of avoiding runoff and overspray onto adjacent property,
non irrigated areas and impervious surfaces.
J. Utility easements. Utility easements and other similar
areas between property lines and curbing shall be landscaped
and/or treated with dust and erosion control planting or surfacing
such as evergreens, groundcover, shrubs, trees, sod or a
combination of similar materials. In areas of overhead trans-
mission lines, no shrubs or trees over 20 feet at maturity will be
allowed. Trees should not be planted within 10 feet of
underground water, sewer or storm drainage pipes.
(Ord. 2251 §64, 2009; Ord. 1872 §14 (part), 1999)
18.52.050 Landscape Plan Requirements
A. A Washington State licensed landscape architect shall
prepare and stamp the landscape plans in accordance with the
standards herein. Detailed plans for landscaping and screening
shall be submitted with plans for building and site improvements.
Included in the plans shall be type, quantity, spacing and location
of plants and materials, site preparation and specifications for
soils and mulches, location of all overhead and underground
utilities (so as to avoid conflicts with proposed planting locations),
typical planting details and the location of irrigation systems.
B. Installation of the landscaping and screening shall be
completed and a Landscaping Declaration submitted by the
owner or owner's agent prior to issuance of the certificate of
occupancy. If necessary, due to weather conditions or
construction scheduling, the installation may be postponed to the
next planting season if approved by the Community Development
Director and stated on the building permit. A performance
assurance device equal to 150% of the cost of the labor and
materials must be provided to the City before the deferral is
approved. The property owner shall keep all planting areas free
of weeds and trash and replace any unhealthy or dead plant
materials for the life of the project in conformance with the intent
of the approved landscape plan and TMC Section 8.28.180. Any
landscaping required by this chapter shall be retained and
maintained for the life of the project. Additionally, topping or
removal of required trees is prohibited. Only trees that pose a
danger or are diseased, as determined by an ISA certified
arborist, shall be allowed to be removed. Any illegal removal of
required trees shall be subject to obtaining a tree permit and
replacement with trees that meet or exceed the functional value
of the removed trees.
(Ord. 2368 §53, 2012; Ord. 2251 §65, 2009;
Ord. 1971 §19, 2001; Ord. 1872 §14 (part), 1999)
18.52.060 Recreation Space Requirements
In all MDR and HDR zoning districts, any proposed multiple -
family structure, complex or development shall provide, on the
premises and for the use of the occupants, a minimum amount of
recreation space according to the following provisions:
1. Required Area.
a. For each proposed dwelling unit in the multiple -
family development and detached zero -lot -line type of
development, a minimum of 400 square feet (100 square feet for
senior citizen housing) of recreation space shall be provided. Any
multiple - family structure, complex or development shall provide a
minimum of 1,000 square feet of total recreation space.
b. Townhouse units shall provide at least 250
square feet of the 400 square feet of recreation space as private,
ground level open space measuring not less than 10 feet in any
dimension.
c. The front, side and rear yard setback areas
required by the applicable zoning district shall not qualify as
recreation space. However, these setback areas can qualify as
recreation space for townhouses if they are incorporated into
private open space with a minimum dimension of ten feet on all
sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation
space may be indoor or covered space in standard multi - family
developments. Senior citizen housing must have at least 20%
indoor or covered space.
b. The Board of Architectural Review may grant a
maximum of two square feet of recreation space for each one
square foot of extensively improved indoor recreation space
provided. Interior facility improvements would include a full range
of weight machines, sauna, hot tub, large screen television and
the like,
3. Uncovered Space.
a. A minimum of 50% of the total required
recreation space shall be open or uncovered, up to 100% of the
total requirement may be in open or uncovered recreation space
in standard multi - family developments. Senior citizen housing
allows up to 80% of recreation space to be outdoors and has no
minimum outdoor space requirement.
Page 1 &-164 Produced by the City of Tukwila, City Clerk's Office
b. Recreation space shall not exceed a 4% slope
in any direction unless it is determined that the proposed space
design clearly facilitates and encourages the anticipated use as
endorsed by the Director.
c. The Board of Architectural Review may grant a
maximum credit of two square feet of recreation space for each
one square foot of outdoor pool and surrounding deck area.
4. General Requirements.
a. Multiple - family complexes (except senior citizen
housing, detached zero -lot -line and townhouses with nine or
fewer units), which provide dwelling units with two or more
bedrooms, shall provide adequate recreation space for children
with at least one space for the 5- to- 12- year -old group. Such
space shall be at least 25% but not more than 50% of the total
recreation space required under TMC 18.52.060.1, and shall be
designated, located and maintained in a safe condition.
b. Adequate fencing, plant screening or other
buffer shall separate the recreation space from parking areas,
driveways or public streets.
c. The anticipated use of all required recreation
areas shall be specified and designed to clearly accommodate
that use.
(Ord. 2199 §18, 2008, Ord. 1872 §14 (part), 1999)
18.52.065 Lighting
A. Parking and loading areas shall include lighting capable
of providing adequate illumination for security and safety.
Lighting standards shall be in scale with the height and use of the
associated structure. Any illumination, including security lighting,
shall be directed away from adjoining properties and public
rights -of -way.
B. In the MDR and HDR zones, porches, alcoves and
pedestrian circulation walkways shall be provided with low level
safety lighting. Pedestrian walkways and sidewalks may be
lighted with lighting bollards.
(Ord. 1872 §14 (part), 1999)
18.52.070 Recycling Storage Space for Residential
Uses
Apartment and condominium developments over six units
shall provide 1 -1/2 square feet of recycling storage space per
dwelling unit and located in collection points as follows:
1. No dwelling unit within the development shall be
more than 200 feet from a collection point.
2. Collection points shall be located so that hauling
trucks do not obstruct pedestrian or vehicle traffic on -site, or
project into any public right -of -way.
3. Collection points shall not be located in any
required setback or landscape area.
(Ord. 1872 §14 (part), 1999)
TITLE 18 —ZONING
18.52.080 Recycling Storage Space for Non -
Residential Uses
A. Recycling storage space for non - residential uses shall
be provided at the rate of at least:
1. Two square feet per every 1,000 square feet of
building gross floor area in office, medical, professional, public
facility, school and institutional developments.
2. Three square feet per every 1,000 square feet of
building gross floor area in manufacturing, industrial and other
non - residential uses not specifically mentioned in these
requirements.
3. Five square feet per every 1,000 square feet of
building gross floor area in retail developments.
B. Outdoor collection points shall not be located in any
required setback or landscape area.
C. Collection points shall be located in a manner so that
hauling trucks do not obstruct pedestrian or vehicle traffic on -site,
or project into any public right -of -way.
(Ord. 1872 §14 (part), 1999)
18.52.090 Design of Collection Points for Garbage and
Recycling Containers
Residential and non - residential collection points shall be
designed as follows:
1. An opaque wall or fence of sufficient size and
height to provide complete screening shall enclose any outside
collection point. Architectural design shall be consistent with the
design of the primary structure(s) on the site.
2. Collection points shall be identified by signs not to
exceed two square feet.
3. Weather protection of recyclables and garbage
shall be ensured by using weather -proof containers or by
providing a roof over the storage area.
(Ord. 1872 §14 (part), 1999)
Produced by the City of Tukwila, City Clerk's Office Page 18-199
34
WKWILA URBAN LIEN "f "IEIR
(,,,il,,, O O) iD 111 ,,,Ir i III C ,,,i9,,,
MISM
ATTACHMENT C
TITLE 18 —ZONING
IIN!"rROIDUCTIION
18.28.010 Purpose and Orientation
18.28.020 How to Use the Development Code
18.28.030 Applicability and Design Review
Table 181: Summary of Applicable Review
Process and Standardskuidelines
IDistrict-Based Standards
18.28.040
Districts
18.28.050
District Land Uses
18.28.240
Table 182 Land Uses Allowed By District
18.28.060
District Standards
18.28.140
Table 183 District Standards
18.28.070
Structure Height
18.28.080
Maximum Block Face Length
18.28.090
Permitted Corridor Types for New Streets
18.28.100
Side and Rear Setbacks
18.28.110
Side and Rear Yard Landscaping Requirements
Corridor-Specific Standards
18.28.120
Corridors
18.28.130
Corridor Regulations
18.28.240
Figures 18201hrough 1827
18.28.250
Corridor Standards
18.28.140
New Streets
18.28.150
Public Frontage Standards
18.28.160
Building Orientation to Street/Open Space
18.28.170
Frontage Building Coverage
18.28.180
Front Yard
18.28.190
On -Site Surface Parking Location
18.28.200
Architectural Design Standards
18.28.210
Front Yard Encroachments
Supplernerntal IDevelopimernt Standards
18.28.220
Special Corner Feature
18.28.230
Landscaping Types
18.28.240
General Landscaping
18.28.250
Open Space Regulations
Table 184 Provision of Open Space
18.28.260
General Parking Requirements
Table 185 Provision of Parking
18.28.270
General Parking Guidelines
18.28.280
Site Requirements
INTRODUCTION
1 2 O10 Purpose and Orientation
The purpose of this chapter is to implement the goals and
policies of the Tukwila Comprehensive Plan and Southcenter
Subarea Plan. This chapter contains the primary development
code that will be used to evaluate development projects or
improvement plans proposed on properties within the Tukwila
Urban Center (TUC) zone area. The Code contains regulations
governing Use, Height, Building Placement, Public and Private
Frontage, Parking, Streets, Blocks, Open Space, Landscaping,
Site Design, and Architecture. See the Tukwila Comprehensive
Plan and Southcenter Subarea Plan for more detail about the
long range vision for the Plan area and a discussion of City
actions and investments that support implementation of the
Southcenter vision.
(Ord, 2443§2 , 04
18 2B C2D IHow to Use the IDevelopimernt Code
A. The Development Code is organized into four primary
sections:
1. District -based standards,
2. Corridor -based standards,
3. Supplemental development regulations, and
4. A separate Southcenter Design Manual.
B. Following are instructions on how to locate and review
the development regulations that apply to a specific property:
1. Locate the property on the District Map
(Figure 1816), and Corridor Map (Figure 1819). Identify which
District and Corridor Type(s) apply to the property.
2. Review the District Standards (Tables 182 and
183) and Corridor Standards (Figures 1820 through 1827)
and identify the specific standards for the applicable District and
Corridor Type. Note that the tables and figures are intended as a
summary and do not encompass all mandatory requirements
presented throughout the development regulations.
3. District -Based Standards (TMC Sections 18.28.040
through 18.28.110) govern:
a. The use of a building or site; see Table 2, "Land
Uses Allowed by District."
b. The scale and configuration of the built
environment; see Table 3, "District Standards."
4. Corridor -Based Standards (TMC Sections
18.28.120 through 18.28.200) govern:
a. Thoroughfare configuration, public frontage
conditions, building and parking placement, front yard
landscaping, and architectural aspects of that portion of a
building's fagade within the first 185 feet of a parcel, measured
from the curb line provided, however, that for Future Corridors
mapped on Figure 1819these Corridor Standards do not apply
until the Corridor is activated by: (i) City acquiring the right -of-
way and installing thoroughfare and public frontage
improvements or lawfully requiring dedication and installation of
the same in connection with a project proposal; or (ii) an
applicant or owner elects to install the Corridor improvements
and provide public access in connection with adjoining
development. See the Corridor Standards (Figures 1820
through 1827).
Produced by the City of Tukwila, City Clerk's Office Page 1 �r53
TUKWILA MUNICIPAL CODE
b. More detailed information about the
development regulations and guidelines that apply to each
Corridor can be reviewed in the subsequent sections. These
regulations are set forth to ensure that the configuration, location,
orientation and design of new development match the envisioned
character of all streets and open spaces in the Plan area.
5. Supplemental Development Regulations (TMC
Sections 18.28.220 through 18.28.280): These sections contain
regulatory definitions, requirements and guidelines that are
common for all properties in Southcenter. They address front
yard encroachments, special corner features, new streets
configurations and guidelines, open space, landscaping, site
components, and parking.
C. Interpretation of the Development Code. Most
sections of the code feature the following elements:
1. Purpose. Purpose statements are overarching
objectives.
2. Standards. Standards use words such as "shall ",
"must ", or "is /are required ", signifying required actions.
3. Guidelines. Guidelines use words such as
"should" or "is /are recommended ", signifying voluntary
measures.
4. Alternatives. Some standards within the code
allow applicants to propose alternative methods of meeting the
particular standards. In such cases, the applicant shall
demonstrate how the proposal meets the purpose of the
standard and the overall objectives of the Plan.
D. See the Applicability and Design Review section
(TMC Section 18.28.030) to determine how the provisions in this
chapter apply to properties in the TUC zone and which other
Tukwila codes may apply to a specific property.
(Ord, 244 X04)
182Ba3D Applicability and ID sugn IReview
A. Relationship to Other Tukwila Codes.
1. The provisions of this chapter apply to properties
within the Southcenter Plan Area, shown on the District Map
(Figure 1816).
2. The provisions of this chapter shall modify the
regulations and other provisions in TMC Title 18, "Zoning,"
provided that the regulations and provisions of the entire Tukwila
Municipal Code shall apply when not specifically covered by this
chapter; and, further, provided that where Title 18 and the goals
of the Southcenter Plan and this chapter are found to be in
conflict, the provisions of this chapter shall apply unless
otherwise noted.
3. Areas within 200 feet of the Ordinary High Water
Mark (OHWM) of the Green River are subject to the regulations
in TMC Chapter 18.44, "Shoreline Overlay," which supersede this
chapter when in conflict.
4. Areas meeting the definition of sensitive areas or
sensitive area buffers are subject to the regulations of TMC
Chapter 18.45, "Environmentally Sensitive Areas," and TMC
Chapter 18.54, "Tree Regulations."
5. Alterations to non - conforming structures, uses,
landscape areas or parking lots shall be made in accordance
with the standards in TMC Chapter 18.70, "Non- Conforming Lots,
Structures and Uses," except that existing structures greater than
the applicable district's maximum building height at the time of
adoption of Ordinance No. 2443 (effective June 10, 2014) shall
not be considered non - conforming as to height provisions.
6. Tukwila has adopted local amendments to the
International Building and Fire Codes, which should be reviewed
early in the development process; see TMC Title 16, "Buildings
and Construction."
7. Boundary line adjustments, lot consolidations, short
plats, subdivisions and binding site improvement plans shall be
subject to the requirements of TMC Title 17, "Subdivisions and
Plats."
8. Signs shall be regulated according to Title 19, "Sign
and Visual Communication Code."
9. Public and private infrastructure must be designed
and built in compliance with the standards contained in the
current edition of the Tukwila Public Works Department
Infrastructure Design and Construction Standards.
B. Intensification of Use. Maximum block face length
(TMC Section 18.28.080) and public frontage improvements
(TMC Section 18.28.150) are required when an individualized
assessment by the Director determines that the improvements
are reasonably necessary as a direct result of the transportation
impacts of a proposed development.
C. Pad Development, Expansions or Complete
Redevelopment.
1. Construction of a new pad building on a site with
existing development shall meet all requirements for the new
structure, and any alterations to non - conforming landscape areas
or parking lots shall be made in accordance with the standards in
TMC Chapter 18.70, "Non- Conforming Lots, Structures and
Uses."
2. Expansions of existing buildings shall meet all
requirements for the new portions of the structure, and any
alterations to non - conforming landscape areas or parking lots
shall be made in accordance with the standards in TMC Chapter
18.70, "Non- Conforming Lots, Structures and Uses."
3. Development of a vacant site or complete
redevelopment of a site shall require compliance with all of the
standards and guidelines in this chapter.
D. Design Review. (Table 181)
1. Design review for projects located in the Regional
Center (TUC -RC), Transit Oriented Development Neighborhood
(TUC -TOD), Pond (TUC -P), or Commercial Corridor (TUC -CC)
Districts:
a. Projects meeting the thresholds for design
review set forth in subparagraph 18.28.030.D.1.b. and c. shall be
evaluated using applicable regulations in this chapter and the
guidelines set forth in the Southcenter Design Manual. Work
performed within the interior of a structure does not trigger
design review or application of District or Corridor Standards.
PaWO,18 -54 Produced by the City of Tukwila, City Clerk's Office
b. Major remodels and small -scale projects.
Projects meeting any one of the following criteria shall be
reviewed administratively as a Type 2 decision (see TMC
Chapter 18.60):
(1) New non - residential structures between
1,500 and 25,000 square feet in size (total on premises).
(2) New residential or mixed -use buildings
providing up to 50 dwelling units (total on premises).
(3) Any exterior repair, reconstruction,
cosmetic alterations or improvements, when the cost of that work
exceeds 10% of the building's current assessed valuation (the
cost of repairs to or reconstruction of roofs screened by parapet
walls is exempt). Compliance with corridor -based architectural
design standards and building orientation is required for existing
buildings only if they are destroyed by any means to an extent of
more than 50% of their replacement cost at the time of
destruction, in the judgment of the City's Building Official.
(4) Exterior expansions between 1,500 and
25,000 square feet in size (total on premises).
c. L arge scale projects. Projects meeting the
following criteria shall be reviewed by the Board of Architectural
Review (BAR) as a Type 4 decision (see TMC Chapter 18.60):
(1) New non - residential structures greater
than 25,000 square feet in size (total on premises).
(2) New residential or mixed -use buildings
with more than 50 dwelling units (total on premises).
(3) Exterior expansions greater than 25,000
square feet in size (total on premises).
d. Minor remodels and very small scale
projects. Projects NOT meeting the design thresholds set forth
in subparagraph 18.28.030.D.1.b. or c. are not subject to design
review and shall be evaluated using applicable regulations in this
chapter EXCEPT for the corridor -based architectural design
standards.
2. Design Review for Projects located in the
Workplace District.
a. Buildings containing any dwelling units that
meet the following thresholds for design review shall be
evaluated using applicable regulations in this chapter and the
guidelines set forth in the Southcenter Design Manual. Work
performed within the interior of a structure does not trigger
design review or application of District or Corridor Standards.
Type of Review.
(1) New small scale residential or mixed -use
buildings providing up to 50 dwelling units (total on premises)
shall be reviewed administratively as a Type 2 decision (see
TMC Chapter 18.60).
(2) Major remodels. Any exterior repair,
reconstruction, cosmetic alterations or improvements to buildings
over 10,000 square feet, when the cost of that work exceeds
10% of the building's current assessed valuation (the cost of
repairs to or reconstruction of roofs screened by parapet walls is
exempt) shall be reviewed administratively as a Type 2 decision
(see TMC Chapter 18.60).
TITLE 18 — ZONING
(3) New large scale residential or mixed -use
building projects with more than 50 dwelling units (total on
premises) will be reviewed by the Board of Architectural Review
(BAR) as a Type 4 decision (see TMC Chapter 18.60).
b. All other projects meeting the following
thresholds for design review shall be evaluated using the
applicable regulations in this chapter and the design review
criteria in TMC Section 18.60.050.
Type of Review
(1) Small scale new construction or exterior
expansions between 1,500 and 25,000 square feet shall be
reviewed administratively as a Type 2 decision (see TMC
Chapter 18.60).
(2) Major remodels. Any exterior repair,
reconstruction, cosmetic alterations or improvements to buildings
over 10,000 square feet, when the cost of that work exceeds
10% of the building's current assessed valuation (the cost of
repairs to or reconstruction of roofs screened by parapet walls is
exempt) shall be reviewed administratively as a Type 2 decision
(see TMC Chapter 18.60). Compliance with corridor -based
building orientation /placement and architectural design standards
is required for existing buildings only if they are destroyed by any
means to an extent of more than 50% of their replacement cost
at the time of destruction, in the judgment of the City's Building
Official.
(3) Large -scale new construction or exterior
expansions greater than 25,000 square feet shall be reviewed by
the Board of Architectural Review as a Type 4 decision (see
TMC Chapter 18.60).
c. Minor remodels and very small scale
projects. Projects NOT meeting the design thresholds set forth
in subparagraph 18.28.030.D.2.a. or b. shall be evaluated using
applicable regulations in this chapter EXCEPT for the corridor -
based architectural design standards.
) 0r §14 2016,. 0 rd, 2443 § 4 2014)
Produced by the City of Tukwila, City Clerk's Office Page 1t-#i5
TUKWILA MUNICIPAL CODE
182BO40 IDistricts
A. Five Districts are hereby established within the Tukwila
Urban Center in the specific locations and with the specific
names indicated in the District Map (Figure 1816).
Figure 1816 District Athp
Districtsi 1/1,01
Commercial Corridor 4 '
( imnrrnn rm�aaai,
Fond
Regional Center
Transit Oriented Development r'r, f
Workplace ,> 56th.
•• Southcenter Plan Boundary
Bak BI
%','
Y t
-a^ ............
S an ea
r ID
a
War ter 1
bllU .
i J
1100
bb�46 �
S 178m �r
_ale Park DDr �� I
Rr
fr i t,rl� °r
PaW18 -56 Produced by the City of Tukwila, City Clerk's Office
B. Districts -Purpose.
1. TUC -RC, Regional Center. The area in the vicinity
of Westfield Southcenter Mall, with easy access to the bus
Transit Center, is intended to provide an area that will continue to
infill and intensify with more retail, services, and entertainment
uses southward toward Strander Boulevard and eastward across
Andover Park West. Over the long term, infill development on
the high -value property of the Mall may continue the transition
from surface parking to structured parking, and may be
increasingly characterized by mid -rise or high -rise building
components built over the retail base.
2. TUC TOD, Transit Oriented Development (TOD)
Neighborhood. The area extending from the bus transit center
on Andover Park West eastward towards the Sounder commuter
rail /Amtrak station is intended to provide a more compact and
vibrant mix of housing, office, lodging and supportive retail and
service uses. Parking will be accommodated by a combination of
off- and on- street parking spaces /lots. The overall structure of
the TOD Neighborhood will be characterized by moderate
development intensities and building heights. A fine- grained
network of streets with pedestrian amenities will increase the
walkability of the area.
3. TUC-P, Pond District. The northern edge of the
Pond District is intended to provide an area of higher- density
mixed -use development over retail, restaurants and services,
oriented towards the Pond and a paved waterfront esplanade.
Maximum building heights will be lower than in the adjacent
Regional Center District, to provide sunlight to and views of the
Pond. The eastern, western, and southern edges of the Pond
will be characterized by a more natural park environment.
Buildings will be separated from the Pond by streets on the
eastern and southern edges, and stepped down in height toward
the water to preserve views. Ground floors on these edges will
range from office to support services and retail uses, with more
private uses like residential above.
4. TUC -CC, Commercial Corridor District.
Southcenter Parkway will continue to feature auto - oriented retail
and services in a manner similar to the existing patterns of
development in that area.
5. TUC WP, Workplace District. The large southern
portion of the plan area will continue to provide a wide range of
distribution, warehousing, light industrial, "big box" retail, and
furniture outlets, with incremental infill by office and other
complementary commercial uses. Residential uses may front the
Green River.
C. The scale and pattern of all development shall be
governed by the standards and regulations for the applicable
District.
(Ord, 2443§5 �M)
182BO5D District ll...and Uses
For permitted uses of a building or site, see Table 1&2
"Land Uses Allowed by District."
1. All Districts appear in the top row of the table.
TITLE 18 —ZONING
2. The uses are organized by category and if allowed
in a District are listed as either Permitted (P), Accessory (A),
Conditional (C), or Unclassified Use Permit (UUP).
3. All permitted uses for a single district are allowed
either alone or in combination with any other permitted uses
within a parcel.
4. Other uses not specifically listed in this title are
permitted should the Director determine them to be similar in
nature to and compatible with other uses permitted outright within
a District, consistent with the stated purpose of the District, and
consistent with the policies of the Southcenter Plan.
(errs, 2443§Q , 04
182BC60 IDistirict tandairds
For the scale and configuration of the built environment, see
Table 1&,3 "District Standards."
1. All Districts appear in the top row of the table.
2. The primary regulations are listed in the left -most
column of the table in the order that they appear in the text.
3. The development standards that apply to each
District can be reviewed by cross referencing a regulation with a
District.
4. More detailed information about the regulations and
guidelines that apply to each District can be reviewed in the
Tukwila Municipal Code section referenced in the row sub-
headings. These regulations are set forth to ensure that the
height and setbacks of new buildings and the scale of new blocks
and streets are consistent with the purpose of each Southcenter
District.
(errs, 2443§7 ,ter 4)
182BO70 Structuire (Height.
A. The minimum and maximum height of a structure shall
be as specified by District or modified by a special height overlay.
See Table 3, "District Standards."
1. Structures oriented to Baker Boulevard shall have
an average height at least as high as the minimum listed in Table
19,3 "District Standards."
B. Pond Edge Height Limit.
1. Development located within 150 feet of the edge of
Tukwila Pond is not eligible for incentive height increases.
2. The maximum height in this location shall be as
specified by District.
C. Public Frontage Improvement Height Incentive.
1. As an incentive to provide public frontage
improvements and /or new streets that are not otherwise required
under this code, allowable structure heights may be increased to
the limits as specified for each District as shown in Table 1&
"District Standards," when:
a. Developers construct public frontage
improvements along their parcel frontages on existing streets,
constructed to the standards of this code; or
Produced by the City of Tukwila, City Clerk's Office Page 9887
TUKWILA MUNICIPAL CODE
b. Developers construct new 20 foot wide half
streets with one side of public frontage improvements,
constructed to the standards of this code; or
c. The existing sidewalk width and configuration
along a parcel's frontage meets or exceeds the public frontage
standard and, when averaged, the landscape width and street
tree spacing meet the required public frontage standard.
Additional sidewalk width may substitute for an equal area of
landscaping.
d. In order to take advantage of this incentive, the
public frontage improvements must start and stop at property
boundaries, intersections or traffic signals and transition safely to
neighboring conditions.
2. The public frontage height incentive will be applied
proportionally to parcels with more than one frontage based on
the following:
a. Each frontage will be evaluated separately
based on its Corridor Type's public frontage standards.
b. The height bonus will be applied to a
percentage of the total building footprint(s) on site based on the
percentage of the parcel's total public frontage that, when
averaged, meets the public frontage standard. For example,
when averaged, if one of a parcel's two similar length frontages
meets the corridor's public frontage standard, then 50% of the
total building footprint on site is eligible for the height incentive.
D. NWti -Family Height Incentive.
1. As an incentive to construct residential dwelling
units, allowable structure heights may be increased to the limits
specified in Table 1&� "District Standards."
2. Structures may be completely residential or mixed
use, with residential uses comprising at least half of the occupied
floor area of the building.
E. Structures qualify for increased height as set forth in
Table 1&,3 "District Standards," when integrating any of the
following combination of height incentives:
1. In the TUC -TOD District, allowable structure
heights may be increased to 115 feet for developments that meet
both the frontal improvement and multi - family height incentive
requirements.
2. In the TUC -TOD District, allowable structure
heights may be increased to 115 feet for developments that
achieve a LEED certification of silver or higher and meet either
the frontal improvement or multi - family height incentive
requirements.
3. In the TUC -TOD District, allowable structure
heights may be increased to 115 feet for developments that meet
the multi - family height incentive requirements and make at least
20% of the residential units affordable per the standards in WAC
365- 196 -870. For rental units, affordability is set at 50% of the
county median family income, adjusted for family size. For
owner - occupied units, affordability is set at 80% of the county
median family income, adjusted for family size.
(Ord, 2443 214)
1 xirnurn Block Face Length
A. Definition. Block face length is a measure of a length
of a block, in feet, from curb face to curb face of two intersecting
and publicly accessible streets (public or private).
See Figure 1&17 (below).
Figure 117 Block face length
B. Regulation.
1. When required per TMC Section 18.28.030.13,
development sites (properties or assemblages of contiguous
properties) with a block face that exceeds the specified maximum
block face length standard must construct new publicly
accessible streets in locations that result in the creation of city
blocks that do not exceed the maximum block face length for that
District.
2. For the purposes of determining block face length,
alleys are considered as part of the interior of a block. For
development sites bounded by rivers or ponds, property lines
along the adjacent water body and pedestrian ways providing
waterfront access may qualify as defining the edge of a block. In
no other case shall pedestrian ways qualify as defining the edge
of a block.
3. New streets must be designed, configured, and
located in accordance with TMC Section 18.28.140, "New
Streets."
(Ord, 2443 214)
PaGIM18 -58 Produced by the City of Tukwila, City Clerk's Office
TITLE 18 —ZONING
182BO90 Peirrnutted Corridor Types for New Streets
New streets built to satisfy maximum block face
requirements or built voluntarily by a developer that are not
shown on the Corridor Type Map (Figure 1819) shall be built as
one of the Corridor Types permitted in Table 18� "District
Standards." See TMC Section 18.28.140, "New Streets," for
more details.
(Ord, 2443 § °I ,x'14)
Figure 1819 Corridor Type IVHp
Produced by the City of Tukwila, City Clerk's Office Page 9Qi9
TUKWILA MUNICIPAL CODE
182B100 Side and Rear Setbacks
A. The width of side and rear setbacks shall be as
specified by Table 1&,3 "District Standards."
B. Front yard setbacks are specified by the Corridor
Standards (Figures 1&20through 1827).
(Ord, 2443 § 11 ,x'14)
1 2 110 Side and Rear Yard Il...andscaping
Requirements
A. The width of side and rear yard landscaping shall be as
specified by Table 3, "District Standards."
B. Side and rear yard landscaping shall be designed,
planted and maintained as specified in TMC Section
18.28.230.13, "Side and Rear Yard Landscape Types," and TMC
Section 18.28.240, "General Landscaping."
(Ord. 2443§ 1 '14
CORRIDOR SPECIFIC STANDARDS
182B12D Corridors
A. Purpose. To provide standards specific to a hierarchy
of corridors and to implement the vision for Southcenter as set
forth in the Subarea Plan.
B. A Corridor consists of the following elements (see
figure 1&18below).
Figure M1a Corridor Definition of Terms
r
1. Street: Comprised of the thoroughfare and public
frontage.
a. Thoroughfare - Includes the moving and
parking lanes from curb face to curb face.
b. Public Frontage - The portion of a property
between the curb face and back of sidewalk, including the
sidewalk and any sidewalk landscaped areas. Public frontage is
also associated with pedestrian walkways and open spaces,
such as Tukwila Pond or the Green River.
2. Private Frontage. The portion of a property
between the back of sidewalk and the primary building fagade
along the street, pedestrian walkway or open space, and portions
of all primary building fagades up to the top of the first or second
floor, including building entrances, located along and oriented
toward the street, pedestrian walkway or open space.
C. Eight Corridor Types are hereby established in the
specific locations and with the specific names indicated in
Figure 1819 "Corridor Type Alhp."
1. Makable Corridors. To provide and support a
high - quality pedestrian realm for shopping and strolling along
active retail, eating and entertainment uses, with buildings pulled
up to the street and parking located to the side or rear, on
Southcenter's primary streets connecting the Mall, Tukwila Pond,
the Transit Center, and the Sounder Commuter Rail /Amtrak
Station. Sidewalks associated with these Corridors should be
wide and unobstructed to provide ample room for pedestrians to
walk, and, where appropriate, to encourage activities including
outdoor dining and locations for kiosks, food carts, and flower
stalls.
2. Pedestrian Mlkways. The design and location of
this corridor is intended to supplement the existing and future
street network with non - motorized pathways; to support and
foster an alternative mode of travel to motorized vehicles within
the area; and to provide a safe, pleasant, and direct route for
pedestrians between significant activity areas (such as the
Sounder Commuter Rail /Amtrak Station and Baker Boulevard,
and the Mall and Tukwila Transit Center with Tukwila Pond
Park). Pedestrian walkways should be wide with amenities such
as trees, planters, benches and other street furniture. Buildings
should be pulled up to the edge of the corridor and designed to
be pedestrian - friendly. Where appropriate, uses such as kiosks,
viewing areas, food carts and flower stalls shall be encouraged
along this corridor. Walkways will be well -lit to create a safe
night -time environment.
3. Tukwila Pond Esplanade. To provide a public
esplanade environment along the northern edge of Tukwila Pond
Park that functions as a focal point and central gathering spot for
the urban center, suitable for shopping or strolling. The
esplanade is intended to be integrated with adjoining retail and
restaurant activities, providing an active waterside promenade to
augment the shopping, eating and other uses in the vicinity.
4. Neighborhood Corridors. To provide an
intimately - scaled pedestrian environment within northern
Southcenter's higher density mixed -use neighborhoods, in a
"complete streets" setting with on- street parking and bicycles
sharing the roadway with vehicles.
5. Urban Corridors. To provide an attractive
streetscape along the crossroads in the urban center, which
provide greater capacity for transit and auto traffic, with modest
improvements for pedestrian safety.
6. Commercial Corridors. To provide greater
capacity for vehicles, and attractive streetscapes along heavily
travelled roadways serving auto - oriented commercial uses, with
modest improvements for pedestrian safety.
PaM18 -60 Produced by the City of Tukwila, City Clerk's Office
7. Freeway Frontage Corridors. To provide heavily
travelled parkways oriented towards both the area's freeways
and Westfield Southcenter Mall, with modest improvements for
pedestrian safety.
8. Workplace Corridors. To provide streets serving
truck loading and parking access for primarily
warehouse /distribution uses in the southern part of the
Southcenter area, with modest improvements for pedestrian
safety.
(Ord, 2443§1: , M
182B1,30 Conridoir IReguIations
A. This section contains regulations and guidelines for the
provision, design, and configuration of new and existing streets
and adjacent public and private frontage to ensure that these
components of a Corridor support the type of development
desired within each district, enhance the connectivity of the street
network, create safe and attractive streetscape environments,
encourage walking, and provide sufficient capacity and proper
accessibility and circulation as the area intensifies.
B. The form of all development along a street, primary
open space, or water body shall be governed by the standards
and regulations of the applicable Corridor Type. Corridor Type
establishes the following:
1. For existing streets: A specific configuration of
the public frontage.
2. For new streets: A specific configuration for the
thoroughfare and public frontage.
3. For existing and new streets: Specific private
frontage requirements.
4. For projects that trigger design review:
Architectural Design Standards.
C. Nbdifications. An applicant may propose
modifications to the Corridor standards. Modifications must be
approved by the Director as a Type 2 decision (TMC Chapter
18.104). The applicant must show that the modified Corridor
design:
1. Satisfies the urban design goals as stated in each
TITLE 18 —ZONING
182B140 New Streets
A. Purpose. New street regulations ensure the creation of
an appropriate sized network of blocks, streets and pedestrian
paths that will support the envisioned future development.
B. Regulations.
1. New streets shall be required when an
individualized assessment by the Director determines that the
improvements are reasonably necessary as a direct result of the
proposed development. New streets may also be provided
voluntarily by a developer, or constructed by the City.
2. All New Streets:
a. New streets shall be designed based on their
Corridor Type.
b. New street locations must meet safety and
spacing requirements, as approved by the Public Works Director.
c. New streets may be publicly or privately owned
and maintained, as approved by the Public Works Director.
d. New streets shall connect with existing streets
and be configured to allow for future extension whenever
possible.
e. Permanent dead ends shall not be permitted,
unless the new street dead ends at a public access point to the
Green River.
f. In order to maintain the accessibility provided by
the block structure of the urban center, existing public streets or
alleys may not be closed permanently unless the closure is part
of the provision of a network of new streets that satisfies all street
regulations.
g. New alleys and passageways do not satisfy
street provision requirements.
h. New streets are encouraged to be located along
side property lines. These new streets may require coordination
with neighboring property owners in order to maximize the
continuity of the new street network.
i. As part of new street construction or sidewalk
improvements, landscaped areas within the street right -of -way
should be designed to be functional stormwater treatment
facilities where appropriate.
Corridor Type s purpose, requirements, and description; (Ord , 2443 § 1 , U 14
2. Is designed to transition safely to the existing
conditions at either end; and
3. Enhances the streetscape of the site and adjacent
development.
D. Summary of Standards. Figures 1&2b through 19
27summarize the corridor regulations. TMC Sections 18.28.140
through 18.28.200 provide supporting details.
Produced by the City of Tukwila, City Clerk's Office Page 11
TUKWILA MUNICIPAL CODE
182B150 Pubfic Frontage Standards
A. Regulations.
1. Public frontage standards establish a specific
configuration of improvements that match the configuration and
design of new and existing thoroughfares. See Figure 1828for
an example of public frontage.
Figure 1828 Three examples of public frontages
,— back of sidewalk
-- Street tree
spacing: 2030'
, .:............... 15,0' _..
sidewalk
o
/BACK OF SIDEWALK
d
20'- 30'
PEDESTRIAN
WALKWAY
POND PROPERTY WINE: �` .
�4 CLACK OF SIDEWALK
Y
' - -
dAN�X
2. Installation of new public frontage improvements, if
required by TMC Section 18.28.030.13 or constructed voluntarily,
shall be as specified by the Corridor Type's public frontage
standards (see Figures 1820 through 1827) along all parcel
frontages, except where the public frontage area already
contains the required features.
3. In instances where existing public frontage areas
already contain features that are sufficiently similar to those
required in the Plan, all or part of the required public frontage
requirements may be waived by the Director.
4. In instances where new streets are required or
constructed voluntarily —that is, in instances where there are no
existing public frontage conditions —the public frontage shall be
configured as specified by the Corridor Type's public frontage
standards. See Figures 18291hrough 1827
5. The exact location of the new back of sidewalk may
or may not coincide with the front property line. As a result,
newly installed public frontage improvements may be partially
located on private property.
6. Along Tukwila Pond, all public frontage
improvements are measured from the pond property line.
7. Each block shall have no more than 40% of the
same species of large, open -habit deciduous trees. To provide
optimum canopy cover for the streetscape, each block shall be
planted with deciduous trees at intervals set forth in the Corridor
Standards (Figures 1820 through 1827). Spacing shall be a
function of mature crown spread, and may vary widely between
species or cultivars. The trees shall have a minimum branching
width of 8 feet within 5 years and when mature shall be large
broad canopy species selected from the City's recommended
street tree list established for each corridor.
8. Pedestrian -scale decorative street lighting shall be
installed with a maximum spacing consistent with
recommendations of the Illuminating Engineering Society of
America (IES). The light source shall be located 12 to 14 feet
above finished grade. Where vehicular lights are needed,
vehicular lighting height and location should be consistent with
IES recommendations.
9. Where appropriate, special paving patterns should
be used to emphasize the pedestrian realm within the public
frontage. The sidewalk shall include a 1 foot wide paved auto
passenger landing located along the curb where on- street
parking is present.
10. Street furnishings such as benches and trash
receptacles shall be provided where appropriate.
B. Exceptions.
1. In instances where installation of required public
frontage improvements as part of on -site construction are found
to be impractical —for example in instances where the private
frontage is particularly narrow or fragmented —the property
owner may pay an in -lieu fee covering the construction cost to
install the required public frontage improvements when they can
be combined with those on adjacent properties or as part of a
City- sponsored street improvement program with the approval of
the Director.
2. When public frontage improvements are triggered
by development on a portion of a larger site and the cost of the
public frontage improvements is disproportionate to the triggering
work, the Director will determine the degree of compliance.
(errs, 2443 § IQ ,ter )
Pa18 -62 Produced by the City of Tukwila, City Clerk's Office
182B160 BullUng Orientation to treet )pen Space
A. Intent. The building orientation to street provisions are
intended to implement the vision for Southcenter by creating a
network of "complete streets" and corridors that provide
pedestrian comfort, bicycle safety, and automobile movement
according to their location and necessary function in the overall
area. The provisions herein include a hierarchy of street or
"corridor" types ranging from vibrant and activated shopping and
dining frontages (Walkable Corridors) to the Workplace
Corridors, which accommodate significant truck traffic and
support warehouse /distribution uses. The design provisions
intend to physically enclose the street or pedestrian corridor to
create the sense of an outdoor room with connections across the
street to the extent appropriate for the particular street or corridor
type. This is accomplished by locating buildings close to the
street and containing visible pedestrian entries directly
accessible from the street, with parking areas predominately
located to the side or rear of buildings along most corridors.
B. Regulation.
1. Building orientation is required or not required, as
specified by Corridor Type (see Figures 1820through 1827
2. A building is oriented to a street or open space
(Figure 29) if the building has a primary public entrance that
opens directly on to or facing new or existing streets or open
space, excluding alleys. See Section 7 of the Southcenter
Design Manual for additional standards and guidelines for
entrances.
Figure 1829 Example of a building oriented to the street
Direct pedestrian Vehicular access to the
entries into building side of building with
t.._.._ _..r _..._ii. ., norLinry fn they cirlc. r,5�r
3. Where building orientation to streets /open spaces
is required for the applicable Corridor Type, weather protection at
least 6 feet in width along at least 75 percent of the fagade must
be provided (see Figures 1830and 1831). See Section 14 of
the Southcenter Design Manual for additional standards and
guidelines for weather protection.
TITLE 18 —ZONING
Figure 1830 Example of features on a building oriented to street
eather protection:
Entry:
At least 6' dewy
facing street
t r
windows/
transparency:
y
At least 75%
m
offacade
^i
h Vii.
bet ween 24"
1
and 10'
�.
„ „...
l X....
Figure 1831: Examples of building orientation to streets /open
space treatments
Produced by the City of Tukwila, City Clerk's Office Page 1"3
TUKWILA MUNICIPAL CODE
4. Parking structures, garages, and accessory
buildings are permitted and encouraged to be located along
alleys in lieu of streets or open spaces. Those portions of
parking structures, garages, and accessory buildings that are
within 185 feet of the street are subject to applicable Corridor
Standards (see Figures 1820through 1827
C. Corner Parcels. New buildings located at the
intersection of two or more Corridors where building orientation is
required shall have an entrance(s) oriented towards at least one
Corridor to be determined by the developer.
(Cr, 2443717 214)
Figure 1832 Frontage Building Coverage
8KUW SIREwr
2. Minimum building frontage coverage percentages
are required by the Walkable Corridor and Tukwila Pond
Esplanade Corridor Types (see frontage building coverage
minimum in Figures 1820and 1824.
3. Where required, all new development shall include
buildings sited such that minimum frontage building coverage
requirements are met.
B. Exceptions.
1. In order to provide vehicular access to parking
areas in the interior or at the rear of a parcel if no other access is
available, vehicular breezeways may count toward frontage
coverage requirements.
a. A vehicular breezeway is a covered driveway
penetrating the building.
b. The width of a vehicular breezeway shall not
exceed the width of the curb cut plus the width of an adjacent
pedestrian sidewalk.
c. In order to connect the public sidewalk with
active open spaces, courtyards, parking areas, and alleys in the
interior or at the rear of a parcel, pedestrian passages designed
to the standards in the Open Space Regulations, TMC Section
18.28.250.E.2.j, may count toward frontage coverage
requirements.
(Cr, 2443 7 1 214)
A. Setback.
1. The minimum and /or maximum required front yard
setback shall be as specified in the applicable Corridor
Standards. See Figures 1820through 1827
2. Setbacks for the Walkable Corridor may be
increased to allow for additional pedestrian space (see Figure
1833) between the sidewalk and the building.
Figure 1833 Example of exceeding maximum building setbacks
to provide pedestrian space
B. Landscaping.
1. The minimum required landscaping shall be as
specified in the applicable Corridor Standards.
See Figures 18219Mrough 1827
2. Front yard landscaping shall be designed, planted
and maintained as specified in TMC Section 18.28.230.A, "Front
Yard Landscape Types," and TMC Section 18.28.240, "General
Landscaping."
3. Front yard landscaping requirements shall be
waived if the public frontage improvements are built to the
required standard. Exceptions: perimeter parking lot landscaping
(see TMC Section 18.28.240.B.6) and blank wall screening
standards (see Section 15 of the Southcenter Design Manual)
still apply, where applicable.
(Cr, 244371,9 214)
PaWO,18 -64 Produced by the City of Tukwila, City Clerk's Office
i RACK UU $)M ALK
qtr« PRpr+r vnRO srrmncR
MAX, rR ONT YARD WOACK
d
FRONIAGft .�
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2. Minimum building frontage coverage percentages
are required by the Walkable Corridor and Tukwila Pond
Esplanade Corridor Types (see frontage building coverage
minimum in Figures 1820and 1824.
3. Where required, all new development shall include
buildings sited such that minimum frontage building coverage
requirements are met.
B. Exceptions.
1. In order to provide vehicular access to parking
areas in the interior or at the rear of a parcel if no other access is
available, vehicular breezeways may count toward frontage
coverage requirements.
a. A vehicular breezeway is a covered driveway
penetrating the building.
b. The width of a vehicular breezeway shall not
exceed the width of the curb cut plus the width of an adjacent
pedestrian sidewalk.
c. In order to connect the public sidewalk with
active open spaces, courtyards, parking areas, and alleys in the
interior or at the rear of a parcel, pedestrian passages designed
to the standards in the Open Space Regulations, TMC Section
18.28.250.E.2.j, may count toward frontage coverage
requirements.
(Cr, 2443 7 1 214)
A. Setback.
1. The minimum and /or maximum required front yard
setback shall be as specified in the applicable Corridor
Standards. See Figures 1820through 1827
2. Setbacks for the Walkable Corridor may be
increased to allow for additional pedestrian space (see Figure
1833) between the sidewalk and the building.
Figure 1833 Example of exceeding maximum building setbacks
to provide pedestrian space
B. Landscaping.
1. The minimum required landscaping shall be as
specified in the applicable Corridor Standards.
See Figures 18219Mrough 1827
2. Front yard landscaping shall be designed, planted
and maintained as specified in TMC Section 18.28.230.A, "Front
Yard Landscape Types," and TMC Section 18.28.240, "General
Landscaping."
3. Front yard landscaping requirements shall be
waived if the public frontage improvements are built to the
required standard. Exceptions: perimeter parking lot landscaping
(see TMC Section 18.28.240.B.6) and blank wall screening
standards (see Section 15 of the Southcenter Design Manual)
still apply, where applicable.
(Cr, 244371,9 214)
PaWO,18 -64 Produced by the City of Tukwila, City Clerk's Office
182B190 On -Site Surrface IPairlking Il...ocation
A. Permitted Locations. The permitted on -site surface
parking locations on a parcel shall be as specified in the
applicable Corridor Standards (Figures 182b through 1827).
See TMC Sections 18.28.260 and 18.28.270 for additional
parking regulations and guidelines.
B. On Site Parking Types.
1. Parking areas shall be designed as one of the
parking types defined in this section. A property's permitted
parking types shall be as specified by Corridor Type. For all
parking types, parking shall be connected with the street by a
driveway as stated in TMC Section 18.28.260.C., "Vehicular
Access."
2. Surface Parking Lot- Front.
a. Definition: A parking lot that is located
between a building and the primary street fronting a development
(Figure 1834).
Figure 1834 Surface Parking -Front
TITLE 18 —ZONING
3. Street Front Parking:
a. This regulates the width of a front parking area
allowed between a building and the closest street (Figure 183.
Figure 1835 Examples of Street Front Parking
b. For new construction the maximum width of
street front parking is regulated by Corridor Type. (See Figures
1820through 1827)
c. This standard does not apply when adding on to
an existing building, constructing a parking garage or where
there is an existing structure at least as wide as the proposed
structure between the new construction and the closest street.
d. For buildings with complex shapes, the section
of the building meeting the criteria must be at least 80 percent of
the overall width of the building, measured parallel to the primary
street.
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TUKWILA MUNICIPAL CODE
4. Surface Parking Lot- Side.
a. Definition: A parking lot that is located in part
or entirely along the side of a building, in a side yard, and fully or
partially extends toward, but does not encroach into, the front
yard setback area. Parking located between a building and a
side property line that is directly visible from a street.
(Figure 1836).
Figure 1836 Examples of Surface Parking - Side
n
Street
5. Surface Parking Lot- Rear.
a. Definition: A parking lot where a building(s) is
located between the entire parking lot and the street so that it is
not directly visible from a street. A rear parking lot does not
extend beyond the rear wall of the primary building into any side
yard setback, except where driveway access is provided.
(Figure 1834.
Figure 1837 Surface Parking - Rear
6. Parking Structure.
a. Parking structures may stand alone or be
integrated into a building.
b. Parking structures are permitted in all Districts.
c. Those portions of parking structures that are
within 185 feet of the street are subject to applicable Corridor
Type standards.
(Ord, 2443§aJ X04)
PaW18 -66 Produced by the City of Tukwila, City Clerk's Office
182B2DD Architectural Design Standards
A. Applicability and definitions (see Figure 183.
Figure 183a Example of vertical modulation and horizontal
modulation
TITLE 18 —ZONING
2. Fagade Articulation Increment - Requirements.
The maximum increment shall be as specified by Corridor Type
and ground level use. When a notch or pilaster /pier is used for
the massing element, measurement of the vertical increment
shall be from centerline to centerline of elements (see Figures
1839and 180 See the Southcenter Design Manual, Section
10, "Building Massing," A. and B., Fagade Articulation, for
techniques to achieve this standard.
Figure 1&39 Fagade articulation example for a mixed -use
building
1. Architectural design regulations control the
minimum required fagade articulation and transparency, and are
determined by Corridor Type as shown in the Corridor
Standards. See Figures 1829through 1827
2. Street Fagade. The architectural design
regulations apply to the plane of a fagade that fronts upon a
street, extending from the ground up to the street fagade eave
line.
3. Articulation. The giving of emphasis to
architectural elements that create a complementary pattern of
rhythm, dividing large buildings into smaller identifiable pieces.
4. Nbdulation. The stepping back or projecting
forward of portions of a building face, as a means of the building
function and /or breaking up the apparent bulk of a structure's
continuous exterior walls.
B. Fagade Articulation Regulations.
1. Intent. The objective of this section is to ensure
that the length of new or renovated building fagades maintain the
desired human scale and urban character appropriate for the
Southcenter area.
Entries and fenestrakion pattemn
Figure 1&40 Example of articulating fagade of a residential
building
1 � 30' max. �30' max. �� 30' max.
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TUKWILA MUNICIPAL CODE
3. Ujor Vertical IVbdulation Increment —
Requirements. The maximum increment shall be as specified by
Corridor Type. See Figure 1 &41 for an example, and the
Southcenter Design Manual, Section 10, "Building Massing," C.,
Major Vertical Modulation Increment, for techniques to achieve
this standard.
Figure 1841: Njor Vertical Odulation Example
Major vertical
Facade
lcWatuon
rernents
4. Side and rear fagades. While there are no
specific requirements for side or rear fagades they should
continue the design vocabulary used on the other sides of the
building.
C. Ground Level Transparency Regulations.
1. Intent. The objective is to promote a hierarchy of
vibrant and activated streets in the Southcenter area.
Transparent windows and doors add visual interest to the street
for pedestrians, help to promote commercial uses within the
building, and enhance the safety of streets by allowing visibility
towards the street by building users.
2. A minimum transparency percentage for the area
between the height of 2 and 10 feet along the length of a building
fagade (Figures 1842 and 1843) that faces the applicable
Corridor is listed in Figures 182OMrough 1827
Figure 1842 Ground level transparency requirements apply to the
transparency percentage for the area between the height of land
10 feet along the length of a building fagade
. r,
A ,
Figure 1843 Examples of percentage of transparency between 2
and 10 feet along the length of a building fagade
75'1 Transparency
50'o Transparency
PaUO18 -68 Produced by the City of Tukwila, City Clerk's Office
3. A minimum 3 foot zone behind the window glazing
must provide an unobstructed view of the establishment's goods
or services. Display areas separated from the interior of the
space may be used to meet this requirement if they have a depth
of at least 3 feet and contain displays that are regularly updated
(see Figure 18-44).
Figure M44 Display window example
This example meets the display window criteria:
This example does not meet the display window criteria:
4. Darkly tinted glass, mirrored glass, and glass
covered by screening sheets, white, or UV protection film shall
not meet transparency requirements.
5. On sites where all sides of a building are subject to
Corridor Standards per TMC Section 18.28.020.B.4.a., ground
level transparency may be waived for the facade facing the least
travelled Corridor.
TITLE 18 —ZONING
182B210 IFiront Yaird Enciroachiments
Building overhangs such as trellises, canopies, awnings and
freestanding covered walkways may extend horizontally into the
public frontage up to a maximum of 6 feet and no closer than 8
feet from the back of curb. These overhangs must provide a
minimum of 8 feet clear height above sidewalk grade and not
interfere with street trees (see Figure 1845).
Figure 18-45 Encroachment provisions forbuilding overhangs or
weather protection features
(Ord, 22443 , 04
SUI I IL...IE : IN TA IL... II IEVIF.IL... I I ::.. INT STANDARDS
18 2B 22D SpedM Coirneir IFeatuire
A. Special corner features are permitted by District as
shown in Table 18-3 "District Standards."
B. A special corner feature is a distinctive building element
used to emphasize the corner of a building at an important
intersection. See the Southcenter Design Manual, Section 9,
"Corner Treatments," for additional guidance.
C. Special corner feature masses may encroach up to
2 feet into the required setback areas but may not encroach into
the public right -of -way. See TMC Section 18.28.210, "Front Yard
Encroachments."
D. Special corner features may exceed the permitted
height limit by 20 feet, up to a maximum of 115 feet.
(Ord, 2443 2 204)
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TUKWILA MUNICIPAL CODE
1223 I1...airndscapiirng .types
A. Front Yard Landscaping Types.
1. Frontage Improvements per Corridor Type.
a. When public frontage is constructed to meet the
Corridor standard, any other front yard landscaping requirement
shall be waived. Exceptions: perimeter parking lot landscaping
(see TMC Section 18.28.240.B.6) and blank wall screening
standards (see Section 15 of the Southcenter Design Manual)
still apply, where applicable. To qualify for the waiver, public
frontage improvements must be made along the entire street
fronting the parcel. Public frontage improvements may continue
into a courtyard or plaza.
b. For Corridor Types that contain a planting strip
(Urban, Commercial, Freeway Frontage and Workplace),
minimum plantings shall consist of:
(1) Trees at the spacing listed per Corridor
Type.
(2) 1 shrub per 4 linear feet of frontage,
excluding curb cuts, or a planted berm at least 24 inches high.
(3) Sufficient live groundcovers of varying
heights, colors and textures to cover, within 3 years, 100% of the
landscape area not needed for trees and shrubs. Groundcover
must be planted with a minimum spacing of 12 inches on center
for 4 -inch pots and 18 inches on center for 1- gallon pots. If grass
is being used as the groundcover, a 3 -foot diameter ring of bark
mulch is required around each tree.
2. Paved /Sidewalk Extension.
a. Provide paved pedestrian areas along
the back of sidewalk, such as plazas or courtyards that
enhance /enlarge the public frontage.
b. Only permitted on parcels where the
public frontage improvements meet the Corridor Standards in this
code.
c. Must meet applicable pedestrian space
design requirements (see TMC Section 18.28.250.E.).
3. Streetscape.
a. Cover front yards with landscaped, pervious
surfaces that visually soften and enhance the built environment.
b. Provide pathways connecting the public
sidewalk to the front door through parking areas.
c. 1 tree per 500 square feet of landscaped
setback area or 1 tree per 20 to 30 linear feet of frontage
(depending on tree species and location of underground or at-
ground utilities and excluding curb cuts), whichever results in
more trees.
d. Where there are existing street trees, the
additional trees required by this section shall be planted behind
the sidewalk in an informal pattern and consist of a mix of
deciduous and evergreens.
e. Minimum 1 shrub per 4 linear feet of frontage,
excluding curb cuts, or a planted berm at least 24 inches high.
f. Sufficient live groundcovers of varying heights,
colors and textures to cover, within 3 years, 100% of the
landscape area not needed for trees and shrubs. Groundcover
shall be planted with a minimum spacing of 12 inches on center
for 4 -inch pots and 18 inches on center for 1- gallon pots. If grass
is being used as the groundcover, a 3 -foot diameter ring of bark
mulch is required around each tree.
4. When there is an existing sidewalk that does not
meet the Corridor standard for public frontage and the sidewalk
remains in place, the required front yard landscaping width shall
be measured from the back of sidewalk or edge of right -of -way,
whichever is further from the road centerline.
B. Side and Rear Yard Landscape Types (see Figure
18-46).
Figure 1846 Illustrating the various side and rear yard treatment
standards and options
1. Heavy landscape screening
2. Moderate landscape screening
Property Line
3a. Shared pathway
M
Property Line
3c. Privacy fence
Property Line
3b. Sheared internal roadway
M _Property Line
3d. Other option - lows hedges or
fence
Property Lune
m Property Lune
PaU218 -70 Produced by the City of Tukwila, City Clerk's Office
1. Groundcover.
a. This is appropriate where the adjacent uses are
compatible and no screening is necessary.
b. Cover side and rear yards with landscaped,
pervious surfaces. Landscaping treatment at a minimum shall
consist of sufficient live groundcovers of varying heights, colors
and textures to cover, within 3 years, 100% of the landscape
area not needed for trees and shrubs. Groundcover must be
planted with a minimum spacing of 12 inches on center for 4 -inch
pots and 18 inches on center for 1- gallon pots. If grass is being
used as the groundcover, a 3 -foot diameter ring of bark mulch is
required around each tree.
2. Shared pathway along or adjacent to the property
line with landscaping. This is a desirable configuration that can
enhance pedestrian circulation and provides an efficient use of
space. This treatment requires a recorded agreement with
applicable adjacent property owner(s).
3. Shared internal drive along or adjacent to the
property line. This is a desirable configuration for non - residential
uses that can enhance circulation and provides an efficient use
of space.
4. Nbderate Screening.
a. Provide light visual separation along property
lines between somewhat incompatible development.
b. Landscaping designed to screen parking /service
areas and blank side and rear building fagades.
c. Landscaping that maintains views to building
entrances and signage.
d. 1 tree per 20 linear feet of property line
(excluding curb cuts) spaced regularly (except where there are
conflicts with utilities) and consisting of a mix of deciduous and
evergreen trees along the applicable property line.
e. 1 shrub per 4 linear feet of property line,
excluding curb cuts.
f. Sufficient live groundcovers of varying heights,
colors and textures to cover, within 3 years, 100% of the yard
area not needed for trees and shrubs. Groundcover must be
planted with a minimum spacing of 12 inches on center for 4 -inch
pots and 18 inches on center for 1- gallon pots. If grass is being
used as the groundcover, a 3 -foot diameter ring of bark mulch is
required around each tree.
5. Heavy Screening.
a. Provide heavy visual separation along property
lines between highly incompatible development, such as
warehousing and residential uses.
b. Landscaping designed to screen parking /service
areas and blank side and rear building fagades.
c. 1 tree per 20 linear feet of property line
(excluding curb cuts) spaced regularly (except where there are
conflicts with utilities) and consisting of at least 50% conifers
along the applicable property line (75% along property line
adjacent to residential uses).
d. Privacy screening utilizing evergreen shrubs,
screening walls or fences (up to 7 feet tall) is allowed.
TITLE 18 —ZONING
e. Sufficient live groundcovers of varying heights,
colors and textures to cover, within 3 years, 100% of the yard
area not needed for trees and shrubs. Groundcover must be
planted with a minimum spacing of 12 inches on center for 4 -inch
pots and 18 inches on center for 1- gallon pots. If grass is being
used as the groundcover, a 3 -foot diameter ring of bark mulch is
required around each tree.
(Oid 2443§214
1823240 GeneiraII1...andscapung
A. The provisions herein are applicable to setbacks, public
frontage areas, open space, and other areas on- premises.
These regulations address plant materials and design, visibility,
irrigation, landscape plans, utility and service areas.
B. General Landscaping Requirements.
1. Plant Uterials.
a. A mix of evergreen trees and evergreen shrubs
shall be used to screen blank walls.
b. All plant material shall meet the most recent
American Standards for Nursery Plant Stock (ANSI Z60.1).
c. Evergreen trees shall be a minimum of 6 feet in
height at time of planting.
d. Deciduous trees shall be a minimum 2.5 inch
caliper six inches off the ground when installed.
e. Shrubs shall be at least 18 inches in height at
time of planting.
f. Existing vegetation may be used to meet the
perimeter landscaping requirements. All significant trees located
within any required perimeter landscape area that are not dead,
dying, or diseased and that do not pose a safety hazard as
determined by the City or a qualified arborist shall be retained
and protected during construction with temporary fencing or other
enclosure, as appropriate to the site. The area designated for
protection will vary based on the tree's diameter, species, age,
and the characteristics of the planted area. Property owners may
be required to furnish a report by an International Society of
Arborist (ISA) certified arborist to document a tree's condition.
The Director may require that an ISA certified arborist be
retained to supervise tree protection during construction. Grade
changes around existing trees are to be avoided whenever
possible.
g. New plant materials shall include native species
or non - native species that are drought tolerant and have adapted
to the climatic conditions of the Puget Sound Region. There
must be a diversity of tree and shrub genus and species in the
site landscaping, taking into account species in existing
development around the site.
h. No species that are listed on the State or King
County noxious weed lists may be planted.
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TUKWILA MUNICIPAL CODE
i. Plant materials shall be selected that reinforce
the landscape design concept, and are appropriate to their
location in terms of hardiness, tolerance to urban conditions,
maintenance needs and growth characteristics. Large and
medium canopy tree species are required, except where there is
insufficient planting area (due to proximity to a building, street
light, above ground or underground utility line, etc.).
2. Visibility.
a. Design of new landscaping and maintenance of
existing landscaping shall consider Crime Prevention Through
Environmental Design (CPTED) principals and visibility for safety
and views. Appropriate plant species shall be specified to avoid
the need for excessive maintenance pruning. Trees along the
street frontages, as they mature, shall be limbed up to a
minimum height of 6 feet (8 feet where they extend over
sidewalks) to allow adequate visibility and clearance for vehicles.
Trees may be pruned to improve views of signage and entryways
by using such techniques as windowing, thinning, and limbing-
up. However, no more than 1/4 of the canopy may be removed
within any 2 -year period, and the crown should be maintained to
at least 2/3 the height of the tree. All pruning shall be done in
accordance with ANSI Standard A -300 specifications. Trees
may not be topped for any reason. Trees may only be pruned to
lower their height to prevent interference with an overhead utility
or electrical line, with prior approval by the Director.
b. Landscaping shall not obstruct views from or
into the driveway, sidewalk or street. Landscape design shall
allow for surveillance from streets and buildings and avoid
creating areas that might harbor criminal activity.
c. Landscaping at crosswalks and other locations
where vehicles and pedestrians intersect must not block
pedestrians' and drivers' views.
d. Evergreen shrubs and trees shall be used for
screening along rear property lines, around solid waste /recycling
areas and mechanical equipment, and to obscure grillwork and
fencing associated with subsurface parking garages.
3. Soil Preparation and Planting.
a. For trees planted in sidewalks and parking lots,
Cornell University CU- Structural Soils must be used to a
preferred depth of 36 inches, to promote tree root growth and
provide structural support to the paved area. Minimum soil
volumes for tree roots shall be 750 square feet per tree (see
specifications and sample plans for CU- Structural Soils). Trees
and other landscape materials shall be directly planted into a
planting mix, approved by the Director, that is installed on top of
the structural soils.
b. For all other plantings, soils must be prepared
for planting in accordance with BMP T5.13, "Post Construction
Soil Quality and Depth," from the Washington Department of
Ecology Stormwater Management Manual for Western
Washington (or as amended), regardless of whether a
stormwater permit is required by the City.
c. The applicant will be required to schedule an
inspection by the City of the planting areas prior to planting to
ensure soils are properly prepared.
d. Installation of landscape plants must comply
with best management practices including:
(1) Planting holes that are the same depth as
the size of the root ball and 2 times wider than the size of the root
ball.
(2) Root balls of potted and balled and
burlapped (B &B) plants must be loosened and pruned as
necessary to ensure there are no encircling roots prior to
planting. At least the top 2/3 of burlap and all straps or wire
baskets are to be removed from B &B plants prior to planting.
(3) The top of the root flare, where the roots
and the trunk begin, should be about one inch from the
surrounding soil. The root ball shall not extend above the soil
surface.
(4) If using mulch around trees and shrubs,
maintain at least a 3 -inch mulch -free ring around the base of the
plant trunks and woody stems of shrubs. If using mulch around
groundcovers until they become established, mulch shall not be
placed over the crowns of perennial plants.
4. Irrigation.
a. The intent of this standard is to ensure that
plants will survive the critical establishment period when they are
most vulnerable due to lack of watering.
b. All required plantings must be served by a
permanent automatic irrigation system.
(1) Irrigation shall be designed to conserve
water by using the best practical management techniques
available. These techniques may include, but not be limited to:
drip irrigation to minimize evaporation loss, moisture sensors to
prevent irrigation during rainy periods, automatic controllers to
insure proper duration of watering, sprinkler head selection and
spacing designed to minimize overspray, and separate zones for
turf and shrubs and for full sun exposure and shady areas to
meet watering needs of different sections of the landscape.
(2) Exceptions to the irrigation requirement
may be approved by the Director, such as xeriscaping (i.e., low
water usage plantings), plantings approved for low impact
development techniques, established indigenous plant material,
or landscapes where natural appearance is acceptable or
desirable to the City. However, those exceptions will require
temporary irrigation until established.
5. Landscape Plan Requirements.
a. A Washington State licensed landscape
architect shall prepare and stamp the landscape plans in
accordance with the standards herein. Detailed plans for
landscaping and screening shall be submitted with plans for
building and site improvements. Included in the plans shall be
type, quantity, spacing and location of plants and materials;
typical planting details; and the location of irrigation systems.
Underground and at- ground utilities shall be shown on the plans
so that planting conflicts are avoided.
PaU418 -72 Produced by the City of Tukwila, City Clerk's Office
b. Installation of the landscaping and screening
shall be completed and a Landscaping Declaration submitted by
the owner or owner's agent prior to issuance of the Certificate of
Occupancy. If necessary due to weather conditions or
construction scheduling, the installation may be postponed to the
next planting season if approved by the Director and stated on
the building permit. A performance assurance device equal to
150% of the cost of the labor and materials must be provided to
the City before the deferral is approved.
6. Parking Lots.
a. Setback and Perimeter Landscaping:
(1) Surface parking lots shall set back a
minimum of five feet from any open space, building fagade, or
Corridor back of sidewalk. The setback shall be designed and
planted with:
(a) 1 evergreen shrub per 4 linear feet of
property line, excluding curb cuts.
(b) Sufficient live groundcovers of varying
heights, colors and textures to cover, within 3 years, 100% of the
yard area not needed for trees and shrubs. Groundcover must
be planted with a minimum spacing of 12 inches on center for 4-
inch pots and 18 inches on center for 1- gallon pots. If turf grass
is being used as the groundcover, a 3 -foot diameter ring of bark
mulch is required around any tree.
(2) Surface parking lots shall be buffered
from adjacent residential development with heavy screening in
the side and rear setback areas.
b. Interior Parking Lot Landscaping:
(1) For surface parking lots adjacent to public
or private streets, a minimum of 20 square feet of interior parking
lot landscaping is required for each parking stall. In the
Workplace District, a minimum of 15 square feet per stall is
required for warehouse and light industrial uses.
(2) For surface parking lots located behind
buildings or otherwise screened from public or private streets or
public spaces, a minimum of 10 square feet of interior parking lot
landscaping is required for each parking stall.
(3) Flexibility is allowed for the layout of
parking lots and landscaped areas, but the goal is to provide
shade from trees that are evenly distributed throughout the
parking lot. Planting trees in continuous, landscaped planting
strips between rows of parking is encouraged. This approach
may also be combined with surface water management design.
For parking lots adjacent to public or private streets, if landscape
islands are designed into the parking lot layout to divide
continuous rows of parking stalls, they must be placed at
minimum spacing of every 10 parking spaces. For parking areas
located behind buildings or otherwise screened from public or
private streets or public spaces, if landscape islands are used,
they shall be placed at a minimum of one island every 15 parking
stalls.
TITLE 18 —ZONING
(4) Landscape islands must be a minimum of
6 feet wide and a minimum of 100 square feet in area. All
landscaped areas must be protected from damage by vehicles
(curbs, tire stops, other techniques).
(5) Landscape islands shall be placed at the
ends of each row of parking to protect parked vehicles from
turning movements of other vehicles.
(6) A minimum of one large- canopy
evergreen or deciduous tree or two medium - canopy trees are
required for every 100 square feet of landscaped island, with the
remaining area to contain a combination of shrubs, living
groundcover, and mulch (see Figure 1847)
Figure 1847 A single free planted with no other materials and
little room for viability is not acceptable.
7. Utility and Service Areas. Utility easements and
other similar areas between property lines and curbing shall be
landscaped and /or treated with dust and erosion control planting
or surfacing. Trees proposed under overhead transmission lines
shall be approved by the City on a case -by -case basis.
8. Street Trees in the Public Frontage.
a. Street tree spacing in the public frontage shall
be as specified in the applicable Corridor Standards. For smaller
stature trees (those with canopies at maturity of less than 20
feet), spacing should be every 20 feet. For larger canopy trees,
spacing should be wider as appropriate to the mature spread of
the tree. Spacing will also need to consider sight vision distance
at intersections, driveway locations, and utility conflicts.
b. Street trees in the public frontage shall be
planted to at least the following spacing standards:
(1) At least 3.5 feet back from the face of the
curb and with an approved root barrier installed on the curb side.
(2) At least 5 feet from underground utility
lines.
(3) At least 10 feet from power poles.
(4) At least 7.5 feet from driveways.
(5) At least 3 feet from pad- mounted
transformers (except 10 feet in front for access).
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TUKWILA MUNICIPAL CODE
(6) At least 4 feet from fire hydrants and
connections.
c. When used, tree grates and landscaped tree
wells shall be a minimum 36 square feet in size (6' x 6'). Tree
grates are not encouraged, but when used grates must have
easily removable rings so that sections of grate can be removed
incrementally as the tree matures. Tree well size may be
adjusted to comply with ADA standards on narrower sidewalks.
Root barriers must be installed at curb face. See TMC Section
18.28.240.6.3, "Soil Preparation and Planting," for structural soil
requirements.
d. Planting and lighting plans shall be coordinated
so that trees are not planted in locations where they would
obstruct existing or planned street or site lighting, while
maintaining appropriate spacing and allowing for their size and
spread at maturity.
9. 1%intenance and Pruning.
a. Any landscaping required by this chapter shall
be retained and maintained by the property owner for the life of
the project in conformance with the intent of the approved
landscape plan and this chapter. Maintenance shall include
keeping all planting areas free of weeds and trash and replacing
any unhealthy or dead plant materials.
b. Pruning of trees is only allowed for the health of
the tree, to maintain sight distances or sight lines into commercial
areas, or if interfering with overhead utilities. All pruning must be
done in accordance with American National Standards Institute
(ANSI) A -300 specifications. No tree planted by a property
owner or the City to fulfill landscape requirements, or any existing
tree, may be topped or removed without prior approval from the
City. If a tree is topped or removed without approval, it shall be
replaced with a new tree that meets the intent of this chapter
within 120 days or the property owner will be subject to code
enforcement action per TMC Chapter 8.45. Options at the
Director's discretion are to require replacement of the tree with a
new tree of similar species that will achieve a similar canopy size
at maturity, replace the tree with multiple smaller diameter trees
of an appropriate species (only if there are limitations on space
or conflicts with utility infrastructure), and /or require an in -lieu fee
for off -site tree replacement.
C. General Landscaping Considerations.
1. Plant Uterials.
a. Drought resistant species are encouraged in
order to minimize irrigation requirements, except where site
conditions within the required landscape areas ensure adequate
moisture for growth.
b. The mature size of selected tree species should
be suitable to lot size, the scale of adjacent structures, and the
proximity to utility lines.
c. In general, deciduous trees with open branching
structures are recommended to ensure visibility to retail
establishments. More substantial shade trees are recommended
in front of private residences.
d. All trees should be selected and located so they
will not obstruct views to showroom windows and building
signage as they mature.
e. Evergreen landscaping (Figure 184 is
appropriate for screening utility vaults, loading docks and some
storage areas. (Also see TMC Section 18.52.040 for screening
outdoor storage areas.)
Figure 1848 Using evergreen landscaping to screen ublibes
PaU0,18 -74 Produced by the City of Tukwila, City Clerk's Office
f. Species selection is very important in grouped
plantings (Figure 184 Drought tolerant species are strongly
recommended and monoculture plantings are discouraged. Low
maintenance cost and low replacement costs are two
advantages of planting drought tolerant species in grouped
configurations. Low (24 -30 inches) shrubs, perennial or
groundcover plantings that provide a superior degree of
separation between the sidewalk and street at reduced
maintenance costs may be used.
Figure 1848 Examples of landscaped tree vLells
2. Design.
a. Shade trees should be planted to shade
buildings' east and west - facing windows to provide a balance
between summer cooling and winter heating through solar gain.
b. All landscaped areas should be designed to
allow aquifer filtration and minimize stormwater run -off utilizing
bio - swales, filtration strips, and bio- retention ponds where
appropriate.
(Oirt 2443§25
TITLE 18 —ZONING
1823250 Open Space IRegWations
A. Purpose. This section contains regulations and
guidelines for the provision, design, and configuration of new
open spaces that may be publicly accessible. Open space
regulations are set forth to ensure that the provision, design, and
configuration of new open spaces contribute to the character of
and support the type of development desired within each District.
Open space for residential uses is also intended to promote the
health of residents by providing on -site open space for
recreational activities, physical exercise, and /or food production.
Open spaces may consist of pedestrian spaces for commercial
uses, and common and private open space for residential uses.
B. All new open spaces, whether or not they are required
by open space regulations, shall be designed and configured
according to the following regulations.
C. The following requirements for the provision and design
of pedestrian, common and private open spaces are organized
by Use Type. These regulations are established to ensure a
wide range of public spaces that complement the primary public
streets and open spaces in each District as the Southcenter area
intensifies.
D. General Open Space Regulations.
1. Open space requirements for commercial and
residential uses are as specified in Table 194 "Provision of
Open Space."
2. Compliance with the open space square footage
ratio listed in Table 184 is required for new construction, the
area of expansion of existing buildings and changes in use from
one category in Table 184to another.
3. Open space for new or expanded commercial and
residential uses shall be built within the development by
developers at the time development occurs.
4. Options for provision of open space.
a. The square footage of all streets built per TMC
Section 18.28.140, "New Streets," may be counted toward
meeting the provision of open space requirements for pedestrian
space. They may not be used to satisfy common and /or private
open space requirements for residential uses.
b. The Director shall give credit for existing on -site
open space amenities that meet the requirements of this section
toward the open space square footage triggered by the new
construction or change of use.
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TUKWILA MUNICIPAL CODE
c. At the discretion of the Director, required
pedestrian space for commercial uses or residential common
open space may be constructed off - premises and /or as part of a
larger open space being provided by the City or other private
developments within that District or within 1,000 feet of the
project premises.
d. If strict compliance with these regulations would
create substantial practical difficulties for a site and none of the
above approaches would provide relief, the property owner may
apply for a Special Permission Modification and propose an
alternate solution that meets the intent of the regulations.
(1) Special Permission Modification shall be
a Type 2 decision. An applicant shall submit evidence of the
above (subparagraph 18.28.250.D.4.d) to the Director, which
could take the form of a brief report and site plan that addresses
the difficulties of meeting the regulations, the proposed
alternative solution, and how the proposed solution meets the
intent of the applicable open space regulations.
(2) Applicants may request that up to 75
percent of their required pedestrian open space be provided
indoors.
E. Pedestrian Space for Commercial Uses.
1. Pedestrian spaces for commercial uses are publicly
accessible, outdoor, landscaped spaces used primarily for active
or passive community recreation and civic purposes. These may
include a linear green, square, plaza, courtyard, or pedestrian
passage. Play areas for children may be provided indoors or
outdoors. These spaces shall be privately owned and
maintained, including keeping the space free of trash and graffiti.
Amenities provided within the space, such as benches, planters,
art and water features, shall be maintained for the life of the
project.
2. Pedestrian Space Design Requirements.
a. Ground level pedestrian spaces shall be
connected to public sidewalks and abut public rights -of -way on at
least one side.
b. Ground level pedestrian spaces shall be located
where they are visible and easily accessible to the public from
adjacent sidewalks and avoid masses of shrubs around edges.
The space shall not be more than 2 feet above or below the
adjacent sidewalk.
c. Pedestrian spaces shall be comprised of a
greater proportion of hardscape (paved areas, fountains, plants
in pots), than softscape (grass or other landscape material).
See Figure 1850
Figure 1850 Examples of pedestrian spaces
d. Pedestrian spaces shall be publicly accessible
during the hours of operation of the use. Pedestrian spaces,
except for passages, shall be a minimum of 500 square feet or
the required amount of open space (whichever is less) in size,
contain seating areas, and open on to pedestrian generators
such as entrances to offices, stores, or restaurants.
e. Pedestrian spaces shall be located to take
advantage of sunlight to the greatest extent possible. South -
facing plazas are generally preferred, unless particular lot
configurations prevent such orientation.
f. At least 3 feet of seating area (bench, ledge,
etc.) or one individual seat per 60 square feet of plaza area or
open space shall be provided. This provision may be relaxed or
waived where there are provisions for movable seating that meet
the purpose of the standard. See Section 4 of the Southcenter
Design Manual for guidelines on designing walls for seating.
g. Site design features that create entrapment
areas in locations with pedestrian activity shall be avoided.
h. Development shall incorporate Crime
Prevention Through Environmental Design (CPTED) principles
into open space site design.
PaqY818 -76 Produced by the City of Tukwila, City Clerk's Office
i. Pedestrian spaces shall not be located adjacent
to dumpster enclosures, loading /service areas, or other
incompatible uses unless fully screened with an architecturally
consistent wall or solid fence (no chain link) and landscaping.
j. Pedestrian passage design requirements:
(1) A passage shall serve as a pedestrian
connector passing between buildings to provide shortcuts
through long blocks and access to rear parking areas or
courtyards. (See Figure 1851.)
Figure1851: Examples of pedestrian passages
(2) Passages shall be paved and
landscaped, and specifically reserved for pedestrian travel.
(3) Passages shall be a minimum of 10 feet
and a maximum of 30 feet wide.
(4) The design of the passage shall
encourage pedestrian circulation. This can be accomplished by:
TITLE 18 —ZONING
(a) Having the walkway meet the public
sidewalk in an engaging and identifiable manner.
(b) Providing pedestrian amenities such
as alternative paving methods, seating, and planters.
(c) Designing the passage using CPTED
principles.
(5) Incorporate design treatments to mitigate
impacts of any blank walls along the passageways (see Section
15 of the Southcenter Design Manual).
(6) For properties adjacent to fixed rail transit
or bus facilities, a passage may include transit station or bus stop
access.
(7) For properties adjacent to the Green
River, a passage may include a pedestrian connection between
the Green River Trail and a publicly accessible street/sidewalk.
The passage should be established in an easement allowing for
public access through private property.
F. Common Open Space for Residential Uses.
1. Purpose:
a. To provide accessible, safe, convenient, and
usable common open space for residential uses;
b. To promote the health of residents by providing
access to common open space for recreational activities,
physical exercise, and /or food production; and
c. To create common open spaces that enhance
the residential setting.
2. Common open spaces are privately owned and
maintained interior common spaces, such as pools or exercise
rooms, and /or outdoor landscaped spaces, such as rooftop
decks, ground level open spaces, children's play areas, or other
multipurpose green spaces associated with multi - family
developments that provide for the recreational needs of the
residents of the development and are not publicly accessible.
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TUKWILA MUNICIPAL CODE
3. Common open space design requirements (see
Figure 1852 and Section 5 of the Southcenter Design Manual,
for additional guidance).
Figure 1852 Common open space examples
a. Required building setback areas shall not be
counted towards common open space.
b. No more than 50 percent of the required
common space may be indoor or covered space.
c. Common open spaces shall be easily visible
and readily accessible to multi - family residents.
d. The common open spaces for a site shall
provide at least one of the following amenities for every 200
square feet of common open space up to a maximum
requirement of three amenities to accommodate a variety of ages
and activities:
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
e. Con
feet wide.
Site furnishings (tables, benches)
Picnic and /or barbecue areas
Patios, plazas, courtyards, or rooftop
terraces
Active play areas for children
Urban (private /individual) garden plots
Pool and /or hot tub
Multi- purpose room with cooking facilities
Exercise facility
imon open spaces shall not be less than 20
f. Courtyards shall be a minimum of 30 feet along
the east -west axis and 20 feet along the north -south axis.
g. Adequate fencing, plant screening or other
buffer shall separate the common open space area from parking
areas, driveways, utility areas, mechanical equipment or public
streets. Rooftop utilities shall be adequately screened and
separated from rooftop common open spaces.
h. Common open spaces shall be located to take
advantage of sunlight to the greatest extent possible.
i. Site design features that create entrapment
areas in locations with pedestrian activity shall be avoided.
j. Development shall incorporate Crime
Prevention Through Environmental Design (CPTED) principles
into open space site design.
k. Common open spaces shall not be located
adjacent to dumpster enclosures, loading /service areas, or other
incompatible uses, unless fully screened with an architecturally
consistent wall or solid fence (no chain link) and landscaping.
I. Interior located common space must be:
(1) Located in visible areas, such as near an
entrance lobby and near high traffic corridors.
(2) Designed to provide visibility from interior
pedestrian corridors and to the outside. Windows should
generally occupy at least one -half of the perimeter of the space
to make the space inviting and encourage use.
(3) Designed to specifically serve interior
recreational functions and not merely leftover space used to
meet the common space requirement.
m. Common open spaces shall be maintained by
the property owner, including keeping the space free of trash and
graffiti. Amenities provided within the space, such as benches,
planters, art and water features, shall be maintained for the life of
the project.
PaM18 -78 Produced by the City of Tukwila, City Clerk's Office
G. Private Open Space for Residential Uses.
1. Private open spaces are privately owned and
maintained and include outdoor balconies, decks, patios, yards,
courtyards, rooftop decks or gardens (Figure 1854, or
landscaped areas used for recreation by inhabitants of a single
dwelling unit.
Figure 1853 Rooftop Garden
2. Private open space design requirements.
a. Required setback areas shall not be counted
towards private open space provision requirements, unless
configured as a private yard and accessed by secondary unit
entrance(s).
b. Private open spaces shall have primary access
from the dwelling unit served.
c. Private yard landscaping shall be consistent
with "Side and Rear Yard Landscape Types" (TMC Section
18.28.230.13).
d. Access to a balcony or patio shall be limited to
the dwelling served.
(Oid 2443§2Q
1828260 Geneird Parking Requirements
A. This section contains regulations and guidelines for the
provision, locations, and design of parking. Parking regulations
are set forth to ensure that the provision of parking, and the
design and configuration of parking areas, contribute to the
character of and support the type of development desired within
each District in the urban center.
B. Number of Parking Spaces.
1. The minimum parking provision for vehicles
required by all new development and changes in use shall be as
specified in Table 185 "Provision of Parking." In the case of
TITLE 18 —ZONING
a use not specifically mentioned in this table, the requirements
for the number of off - street parking spaces shall be determined
by the Director as a Type 2 Special Permission Decision. Such
determination shall be based on the requirements for the most
comparable use specified in this section or a parking study.
2. Any off - street parking area already in use or
established hereafter shall not be reduced below the ratios
required in Table 185 Any change of use must meet the
parking requirements of the new use.
3. A maximum of 30% of the total off - street parking
stalls may be designed and designated for compact cars.
4. Electric vehicle charging stations and parking
spaces shall be governed by TMC Section 18.56.135.
5. Parking Reductions.
a. New on- street parking spaces provided along
adjacent new streets may be counted toward the minimum
parking requirement for commercial development on that
property.
b. Parking requirements for commercial
development within 600 feet of the Sounder transit station or the
Tukwila bus Transit Center, or residential development within
1,320 feet of either station may be reduced or modified by the
Director as a Type 2 Special Permission Decision. This distance
will be the walking distance measured from the lot line of the
development to the lot line of the station.
c. A reduction in minimum parking requirements
may be requested per TMC Section 18.56.140, "Administrative
Variance from Parking Standards."
d. Shared Parking. When two or more property
owners agree to enter into a shared parking agreement, the
setbacks and landscaping requirements on their common
property line(s) may be waived with that land used for parking,
driveway and /or building. The total number of spaces may be
reduced if it is demonstrated through a parking study that
complementary uses, internal trip capture or uses with different
peak parking needs justify the reduction in number.
e. All or part of a development's parking
requirement may be satisfied through payment of in -lieu fees
based on the current real cost of constructing a parking space in
an exposed above - ground parking structure, when approved by
the Director.
C. Vehicular Access.
1. Curb Cuts and Driveways.
a. When access to parking facilities and loading
areas is provided from front or side streets, the maximum
number of curb cuts associated with a single development shall
be one two -lane curb cut or two one -lane curb cuts for each 500
linear feet of street frontage. Shared driveways and new public
or private streets do not count against this total.
b. The maximum width of driveways /curb cuts is
15 feet for a one -lane and 30 feet for a two -lane driveway. In the
Workplace District, the maximum width of driveways /curb cuts is
35 feet.
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TUKWILA MUNICIPAL CODE
c. On Walkable and Neighborhood Corridors, the
curb cut design for driveways or private streets shall match the
height of the sidewalk to ensure that the sidewalk stays at a
consistent grade for pedestrians, with the apron dipping down to
meet the street level starting at the planting strip or tree wells
(see Figure 1854
Figure 1854 Example of driveway level with the height of the
sidewalk
Driveway With Planting Strifes
Planting strips allow tine sidewalk to rentaira level
and in a continuoars direction.
d. The total width of parking access openings on
the ground level of structured parking may not exceed 30 feet
when fronting on a public or private street.
e. Driveways shall be set back a minimum of five
feet from adjoining properties (unless the driveway is shared with
adjacent premises), and a minimum of three feet from adjacent
buildings.
f. If two adjoining properties combine their side
yards for the purposes of having a shared driveway, side yard
landscaping requirements along that property line will be waived.
g. Driveways may not be signalized. In order to be
considered for installation of a traffic signal, a new public or
private street must be constructed per the standards in TMC
Section 18.28.140.
h. These standards may be varied by the Director
when there is a demonstrated conflict with truck maneuvering or
fire access that cannot be addressed otherwise.
D. Parking Lots.
1. Dimensions. Minimum parking area dimensions
for surface parking shall be as provided in TMC Chapter 18.56,
Figure 186 "Off- street Parking Area Dimensions."
2. Uneuverability.
a. Adequate ingress to and egress from each
parking space shall be provided without moving another vehicle
and without backing more than 50 feet.
b. Tandem parking spaces (where one car is
parked directly behind another) are allowed for residential units
with two or more bedrooms and both spaces must be assigned
for the exclusive use of that unit. All tandem parking spaces must
be designed for full size rather than compact size vehicles based
on the dimensions in TMC Chapter 18.56, Figure 186
c. Turning and maneuvering space shall be
located entirely on private property (Figure 1855) unless
specifically approved by the Public Works Director.
Figure 1855 Not enough room on -site to exit loading area,
resulting in disruption of traffic movements
d. The slope of off - street parking spaces shall not
exceed 5 %. The slope of entrance and exit driveways providing
access for off - street parking areas and internal driveway aisles
without parking stalls shall not exceed 15 %.
3. Surface.
a. The surface of any required off - street parking or
loading facility shall be paved with asphalt, concrete or other
similar approved material(s) and shall be graded and drained as
to dispose of all surface water, but not across sidewalks.
b. All traffic- control devices, such as parking
stripes designating car stalls, directional arrows or signs, curbs
and other developments shall be installed and completed as
shown on the approved plans.
c. Paved parking areas shall use paint or similar
devices to delineate car stalls and direction of traffic.
d. Wheel stops shall be required on the periphery
of parking lots so cars will not protrude into the public right -of-
way, walkways, off the parking lot or strike buildings. Wheel
stops shall be two feet from the end of the stall of head -in
parking.
4. Setbacks, Perimeter, and Interior Landscaping.
a. Surface parking lots shall set back a minimum
of five feet from any back of sidewalk, open space, or building
fagade. The setback shall be designed and planted as specified
in TMC Section 18.28.240.B.6.a.
b. See TMC Section 18.28.240.B.6.b for interior
parking lot landscaping requirements.
PaV218 -80 Produced by the City of Tukwila, City Clerk's Office
5. Parking Lot Walkways.
a. A hard - surfaced walkway a minimum of 6 feet in
unobstructed width shall be provided for safe walking areas
through surface parking lots between main building entrances
and sidewalks adjacent to streets. Front surface parking lots
shall provide such routes at a maximum spacing of every 300
feet or to each major building entrance, whichever is closer.
b. Walkways through parking areas (see Figure
1856) shall be separated from vehicular parking and travel lanes
by use of contrasting paving material, curbing, or landscaping
and may be raised above the vehicular pavement. Trees and
pedestrian - scaled lighting (maximum 15 feet in height) shall be
used to clearly define pedestrian walkways or other pedestrian
areas within the parking area.
Figure 1856 Parking lot uvikupy standards and example
TITLE 18 —ZONING
c. Pedestrian crossings are required when a
walkway crosses a paved area accessible to vehicles.
Applicants must continue the sidewalk pattern and material
across internal driveways.
6. Lighting and Safety. Parking and loading areas
shall include lighting capable of providing adequate illumination
for security and safety, provide clear views both to and within the
site, and be in scale with the height and use of the associated
structure. See also TMC Section 18.28.280.6, "Lighting."
E. Drive Through Facilities.
1. Stacking lanes shall be located to the rear or least
visible portion of a building.
2. Stacking lanes shall be designed to accommodate
expected queuing.
F. Parking Structures.
1. Parking structures shall be located and designed to
minimize their impact on public streets and public spaces.
Consider using residential dwelling units, retail storefronts or
office space to line the ground level fagades of parking structures
adjacent to a pedestrian- oriented street or open space.
2. Parking structures shall be buffered from adjacent
residential development with heavy screening (see TMC Section
18.28.230.6.5, "Heavy Screening ").
3. See the Southcenter Design Manual (Section 16,
"Parking Structures ") and the City of Tukwila's "Parking Structure
Design Guidelines" (2001) for additional requirements and
guidelines regulating parking structures, parking podiums, and
garages.
( rd 3,§Z1, )
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TUKWILA MUNICIPAL CODE
1828270 Geneird Parking Guidelines
A. Parking Lot Landscaping.
Note: See TW Section 18282408.6 for standards for
perimeterand interiorparking lotlandscaping.
1. Trees in parking areas, when mature, should be
large and have a high- branching, broad - headed form to create
maximum shade.
2. Landscaping in parking lot interiors and at entries
should not obstruct a driver's clear sight lines to oncoming traffic.
3. Rooftop Parking Landscape Alternatives.
a. Landscape Planters.
(1) For a parking area on the top level of a
parking structure, one planter that is 30 inches deep and 5 feet
square should be provided for every 10 parking stalls on the top
level of the structure.
(2) Each planter should contain a small tree
or large shrub suited to the size of the container and the specific
site conditions, including desiccating winds.
(3) The planter should be clustered with
other planters near driving ramps or stairways to maximize visual
effect.
(4) Only non - flammable mulch such as
gravel should be used.
b. Rooftop Garden or Green Roof. An on -site
rooftop area, equal in size to a minimum of 5 square feet of
landscaping per each top level parking stall, may be covered with
vegetation and soil, or a growing medium, planted over a
waterproofing membrane.
c. Terraced Planters. Upper levels of parking
structures can be stepped back and incorporate irrigated
terraced planters, equal in size to a minimum of 5 square feet of
landscaping per each top level parking stall.
d. Green Vlbll. The fagade of the parking
structure may be trellised and planted with vines or have an
irrigated green wall system installed to provide a minimum of 5
square feet of landscaping per each top level parking stall.
B. Loading Zones. Loading zones should be separated
from customer and occupant pedestrian areas.
C. Bicycle Parking.
1. General Standards.
a. Racks should be oriented to maximize their
efficiency and aligned to keep obstructions away from pedestrian
thoroughfares.
b. Clustered arrangements of racks should be set
back from walls or street furniture to allow bikes to be parked at
both ends or from either side.
c. Where more than one rack is installed, the
minimum separation between aisles should be 48 inches (the
aisle is measured from tip to tip of bike tires across the space
between racks). This provides enough space for one person to
walk one bike. In high traffic areas where many users park or
retrieve bikes at the same time, the recommended minimum aisle
width is 72 inches.
d. Multiple buildings should be served by many
small racks in convenient locations rather than a combined,
distant rack area.
2. Short Term Parking.
a. Bicycle racks should be easy to find and located
no more than 50 feet from the entrance of destinations. If bicycle
parking is not easily visible from the street, a sign must be posted
indicating its location.
b. Racks should be located within sight of
gathering places or in busy pedestrian areas that provide
constant, informal surveillance of bikes and accessories.
c. Building overhangs, canopies or other features
should be used to provide weather protection.
3. Parking at the Workplace.
a. Secure bicycle storage areas should be used to
park bikes for a full working day.
b. Bike storage areas should be located in high
visibility areas close to elevators, stairs and entrances.
c. Bicycle parking should always be protected from
the elements either indoors, covered by building elements, or in a
separate shelter.
d. Bicycle storage areas should be located as
close or closer to elevators or entrances than the closest car
parking space, and no more than 200 feet from access points.
(Oid 3
PaRY418 -82 Produced by the City of Tukwila, City Clerk's Office
182B280 Site Requirements
A. Pedestrian Circulation.
Note: For walkways through parking lots, see TIX Section
18 28 2EO. D. 5
1. Redevelopment of a superblock site shall strive to
create a pedestrian - friendly environment within the internal layout
(see Figure 185. In addition to providing any required new
streets, this can be accomplished by defining a network of
pedestrian walkways that serve as a "grid ", connecting these
walkways to uses with the site and to the larger street network,
and creating smaller parking areas in place of one large parking
lot.
Figure 1857 Example of good internal pedestrian circulation.
Note connections from the street between buildings and through
parking lots.
Pedestrian
mvwrusrvwiuunor access
routes
r
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2. Pedestrian access points shall be provided along
property edges at pedestrian arrival points and coordinated with
crosswalks, transit stops, trails and paths, and existing and
planned adjacent development.
3. Pedestrian paths must be provided across
landscape areas, where needed, to allow convenient pedestrian
circulation and prevent plants from being trampled and their roots
compacted.
TITLE 18 —ZONING
4. Walkways shall be provided along any building
featuring a customer or residential entrance, and along any
fagade abutting a parking area (see Figure 185.
Figure 1858 Internal walkway standards and an example along
retail or mixed -use buildings
Street trees every 34" ....i
Pedestrian
iglhiting
u ,bMMlucW '
Width
12 imin
Tr Pal tiuAwwrxMk wru&fFry
5. In the Regional Center, TOD, and Pond Districts,
where a walkway crosses a driveway or a paved area accessible
to vehicles, the crosswalk shall be distinguished by the use of
durable low maintenance surface materials, such as pavers,
bricks, or scored concrete, to enhance pedestrian safety and
comfort, as well as the attractiveness of development.
Pedestrian refuge islands and "speed tables" may also be used
to minimize curb cuts and ramps (speed tables maintain the level
of the adjacent sidewalk at identified pedestrian crossings,
reversing the situation where a pedestrian must enter the zone of
moving vehicles to cross the street). These pedestrian features
shall be designed to accommodate fire lanes and emergency
vehicle access routes.
6. The pedestrian marking style used shall be
consistent throughout the development.
B. Lighting (also see Section 3 of the Southcenter Design
Manual).
1. Safety.
a. Pedestrian - oriented areas, including building
entrances, walkways and paths, plazas, parking lots, and parking
structures shall be illuminated to increase safety and provide
clear views both to and within the site.
b. Pedestrian walkways where stairs, curbs,
ramps, and crosswalks occur shall be lit for nighttime safety.
2. Glare Prevention.
a. Where appropriate, exterior lighting practices
must follow the recommendations of the Illuminating Engineering
Society of North America (IES).
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TUKWILA MUNICIPAL CODE
b. New lighting fixtures shall be "dark sky'
compliant, i.e. emitted light should be directed downward from
the horizontal plane of the light source to preserve a dark sky
and prevent unnecessary light pollution. Exceptions may be
made for uplit trees and plants and exterior architectural lighting
operated on timers to shut off after midnight nightly.
c. Where feasible, new fixtures shall use a
reflector and /or a refractor system for efficient distribution of light
and reduction of glare.
d. House -side shields and internal reflector caps
shall be used to block light from illuminating residential windows.
3. Height.
a. The maximum mounting height for building -
mounted lights is 20 feet above finished grade in Workplace and
Corridor Commercial Districts and 14 feet above finished grade
in all other Districts.
b. The maximum height for pole- mounted lighting
at parking lots is 20 feet from grade to light source; lower heights
should be used wherever possible.
c. The maximum height for pole- mounted lighting
at pedestrian plazas, walkways, and entry areas is 12 to 14 feet
in height from grade to light source.
C. Walls and Fences (also see Section 4 of the
Southcenter Design Manual).
1. All fences shall be placed on the interior side of any
required perimeter landscaping.
2. Overall height of fences and walls located in the
front yard shall not exceed 3 feet.
3. Barbed -wire, razor -wire, and corrugated metal
fencing shall not be permitted. Chain link fencing is permitted
only within the Workplace District.
4. Screening walls shall not exceed a height of 7 feet.
D. Utility and Service Areas (also see Section 2 of the
Southcenter Design Manual).
1. Service areas shall be appropriately screened.
Garbage and recycling dumpsters visible from the public realm
shall be screened from view using durable materials that
complement the building, and incorporate landscaping integrated
with other on- premises and adjacent landscaping. The opening
to the service area shall be located away from the public
sidewalk.
2. Utility and equipment cabinets shall be placed in
less visible areas and screened, or located inside of a building.
3. Service equipment, including satellite receiving
dishes, transformers, and backflow devices, shall be located
away from streets and enclosed or screened from view by
landscaping, fencing or other architectural means.
4. Screening of on -site mechanical equipment shall be
integrated as part of a project's site and building design and shall
incorporate architectural styles, colors and other elements from
the roof and fagade composition to carefully integrate screening
features. Picket fencing, chain -link fencing and exposed sheet
metal boxes are not permitted outside of the Workplace District.
(Oid 2443§ZJ
PaV0,18 -84 Produced by the City of Tukwila, City Clerk's Office
ATTACHMENT D
GOAL 4.12
Trees are recognized by Tukwila citizens, businesses, City staff and decision - makers
for their benefits to the environment, urban infrastructure and their aesthetic value.
IG ° '111 0 I!I,,. I!, r,4m;u; GI fl"' ; S
4,112,11 Develop a formal urban forest management plan to promote and guide preservation,
restoration and maintenance of a sustainable urban forest, using the goals and policies of
this chapter as a basis for guidance.
4 12 Ensure that the benefits of trees are factored into site design and permit decisions.
4,'l 2 ,",`i� Ensure that regulations recognize that larger trees provide more benefits than small trees.
4,1 2A Seek to create and fund an urban forester /municipal arborist position within the City, or
contract for such services, to provide expertise for urban forest management planning,
oversight of tree planting and maintenance, and assistance to all City departments that
have responsibilities for tree management.
4��lt� 2,5 Educate the public, elected officials and City staff about the importance of and benefits
provided by trees in Tukwila.
4 1' 2,6 Develop tree valuation methods to reflect the value trees provide, for use in assessing
fines, determining damages or estimating loss of tree benefits.
"I ", i 2r7 Identify funding sources to support urban forestry planning and management, and
establish an urban forestry budget and account.
4 1 2,8 Consider developing an "exceptional" or "heritage "tree program to foster tree appreciation
in the community.
4, 2, 9 Encourage public involvement in urban forest stewardship through volunteer events, free
training workshops, and other means.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
PAGE 4 -22
M.:
GOAL 4.13
Overall City-wide tree canopy increased to a total of29% by 2034.
Canopy cover in individual zoning categories increased by 2034 as listed below.
Light Industrial zones. 3% increase from 20% to achieve 23% cover
Heavy Industrial zones: 1% increase from 9% to achieve 10% cover
Tukwila Urban Center and Tukwila South: 5% increase from 13% to achieve 18% cover
Office and Commercial: 3% increase from 29 % to achieve 32% cover
Parks: 5% increase from 38% to achieve 43% cover
Public Rights -of- Way: Increase canopy coverage through street tree planting.
Specific canopy goal to be established based on future assessment
No net loss of canopy cover in individual zoning categories, as listed below.
Low - Density Residential. Maintain current City-wide canopy coverage of47%
Medium- and High - Density Residential Maintain current City-wide coverage of 40%
4.1i 3.1 Promote tree retention throughout the City by:
• implementing educational programs for property owners and managers regarding
tree selection and care, applicable regulations, selecting a qualified arborist, and other
issues;
• except for hazard trees or trees that interfere with underground or overhead utilities,
prohibiting removal of any tree four inches or larger in diameter at breast height (dbh)
on all undeveloped property without an approved development or other land use
permit, to provide the opportunity to preserve healthy trees during development;
promoting the mutual goals of tree protection and urban development through the
implementation of incentive programs and flexible site development regulations,
especially to retain tree groves; and
• requiring financial assurances for required tree replanting and maintenance.
413.2 Improve retention of trees on steep slopes.
*
NOTE. • Some public rights -of -way (such as WSDOTs) are not included in the total City -wide
canopy calculation. Rights -of -way adjacent to public streets (i.e., where street trees would
be planted) are included in each zoning category.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
PAGE 4 -23
••
4.1 3.3 Continue to protect trees in sensitive areas and the shoreline through relevant regulations.
13.4 Ensure that required replacement trees at maturity will have equivalent or larger canopies
than the removed tree(s), except where existing or future infrastructure and /or public or
private utilities impede the planting of large trees.
4.1 3.5 Develop mechanisms for protecting tree roots for public and private surface and
underground infrastructure installation, including - in some cases - requiring the
presence of a certified arborist when working in the critical root zone; replacement of
trees where damage is unavoidable; and either requiring replanting or payment into a tree
replacement fund as compensation, if planting on -site is not feasible. Establish reasonable
procedures to ensure consideration of tree root protection during routine or emergency
maintenance of existing utilities, and provide training to City and other public utility
maintenance staff on root protection techniques.
41 3.,6 Establish criteria for requiring professional assessment and corrective actions by property
owners who damage code - required landscaping, street trees, or other required trees by
topping, poor pruning practices or root disturbance.
4.13.7 Where trees are regulated and required replacement trees cannot be accommodated on
a site, establish procedures for off -site planting of replacement trees or payment into a
dedicated tree replacement fund.
4.13.8 Develop tree planting and urban forest rehabilitation programs for City parks and other
publicly -owned lands. Collaborate with other agencies, such as Washington's Department
of Transportation, to promote planting in highway interchanges and other locations.
13.9 Collaborate with other government, non -profit organization, school and private sector
entities, to promote urban forest management and restoration.
."1 3.10 Provide flexibility in the landscape code to promote increased tree planting and /or
planting of large canopy trees, and reward the preservation of existing healthy trees to
assist in meeting the City's canopy goals.
A 3. 1 °1 Evaluate current parking lot landscape requirements to identify opportunities to increase
tree canopy.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
70
PAGE 4 -24
GOAL 4.14
Tukwila's streetscapes and landscaped areas are sustainable and attractive,
and its urban forest is healthy, diverse, and safe.
POLICIES
.1 .1 Develop tree /urban forest inventories and assess the health of trees and forests in
Tukwila's public spaces.
4.1 4.2 Develop maintenance plans and programs for trees on City property or rights -of -way
to ensure that maintenance pruning is properly carried out, that diseases and pest
infestations are managed, that hazardous trees are identified and managed in a timely
manner to reduce risks, and that invasive vegetation is properly managed.
414.3 Modify landscape code, and educate property owners, property managers, landscape
maintenance companies and tree companies to promote best practices for soil
preparation, planting techniques, pruning, trenching and general tree care.
4.14.4 Ensure that landscaping and replacement trees in new development or re- development
are properly cared for and thrive in perpetuity, through such means as maintenance
agreements, monitoring and enforcement.
4.1 4.5 Develop a mechanism to ensure that tree removal and maintenance companies have the
necessary qualifications and liability insurance to work in Tukwila.
4i Modify landscape code to require diversity of tree species in landscape plantings and
consideration of species already present in the vicinity.
4.1 4.7 Establish minimum standards and landscape specifications to ensure long -term tree
health for street trees, required landscape trees and required replacement trees, including
minimum soil volume, soil quality, plant quality, planting techniques, irrigation, mulching,
tree pruning, and prohibition of topping.
4.14.8 Develop an approved /recommended tree list for street trees, landscape perimeter plant-
ing and parking lots that recognizes the importance of the concept of "right tree, right
place ", taking into account available planting space and infrastructure /utility conflicts, and
that considers the importance of species diversity, climate conditions, canopy coverage
goals, allergy issues, urban wildlife benefits, and tolerance of urban conditions.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
PAGE 4 -25
71
4. 14.9 Work with electric utility providers to limit trimming of trees and other vegetation to that
which is necessary for the safety and maintenance of transmission lines, where feasible
and according to American National Standards Institute (ANSI) professional arboricultural
specifications and standards.
1 4A 0 Perform vegetation management that is needed in utility rights -of -way that are located
in sensitive areas or shoreline areas, in a manner that will maintain, restore or improve the
shoreline or sensitive area ecological function.
Implementation Strategies - Urban Forestry
111, Prepare and publish technical specifications for landscape professionals and landscape
contractors reflecting best management practices /standards for achieving adequate soil
conditions, plant quality specifications, proper planting techniques, proper mulch placement,
tree care and pruning, and other relevant information.
M Prepare and make available technical guidance for homeowners on tree selection, planting, care,
pruning, selecting a good arborist, and identifying and controlling invasive plants.
G�(1 Conduct volunteer activities in parks and other public areas to help carry out urban forest
restoration plans, to remove invasive plants and plant native trees and other vegetation.
01/1 Create "Adopt an Urban Forest" "Ivy Removal Team,'or similar programs, to actively remove
invasive plants and promote ongoing stewardship of urban forests in the City's parks and other
public areas.
Add an urban forestry page to the City's website that contains information about programs,
regulations, technical guidance, finding a certified arborist, and other relevant issues.
0 Expand the annual Arbor Day celebration to widen public participation;
0 Evaluate other jurisdiction's heritage tree programs, and reach out to business and resident
community to determine interest in a heritage tree program in Tukwila.
0 Develop mechanisms for monitoring tree canopy growth, removal and replacement -in addition
to periodic tree canopy assessments - using GIS and remote sensing methods;
N Review and amend, as necessary, SAO and Shoreline regulations to ensure consideration of tree
retention, particularly in steep slope areas.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
72
PAGE 4 -26
0 Incorporate requirements in geotechnical studies to ensure evaluation of the role trees play in
slope stability.
M Develop incentives for increasing retention of trees on steep slopes.
0 Provide ongoing training for City staff from all departments on tree selection, site preparation,
proper planting techniques, protection of tree roots during construction activities, proper
pruning, and general tree care.
0 Prepare and publish technical specifications manuals for utility companies and City staff to
identify techniques to protect tree roots during installation of public and private surface and
underground infrastructure.
N Revise City regulations to allow assessment of fines or requirement of financial guarantees in the
enforcement of corrective actions.
IIIllllll' Prepare an urban forest inventory for publically -owned trees in the City.
Notify property owners about applicable tree regulations via inclusion of fliers in storm water
utility bill, direct mailings, and media announcements.
0 Improve the frequency of landscape and tree replacement inspections, and increase enforcement.
Develop street tree plans for various parts of the City, taking into account the need for diversity
for tree health and urban design issues.
V0 Modify landscape, tree and right -of -way vegetation regulations, including consideration of a
point system for landscape requirements, clarification of responsibilities for trees on City ROW,
identifying incentive programs, and allowing for fines based on the value of trees damaged or
removed.
�� Develop street tree regulations that prioritize shade over ornamental needs.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
PAGE 4 -27
73
UELATED INFORMATION
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013
74
PAGE 4 -28
ATTACHMENT E
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Ste 100
Tukwila, WA 98188
Telephone: (206) 431 -3670
SEPA
ENVIRONMENTAL
REVIEW
FOR STAFF USE ONLY Permits Plus TYPE: P -SEPA
Planner:
File Number:
Application Complete Date:
Project File Number:
Application Incomplete Date:
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT: UPDATE OF TMC 18.52, LANDSCAPING CODE
BRIEF DESCRIPTION OF SCOPE OF WORK: COMPLETELY REVISE THE LANDSCAPING
REGULATIONS THAT APPLY TO COMMERCIAL, INDUSTRIAL MULTIFAMILY AND NON - RESIDENTIAL
DEVELOPMENT IN THE LOW DENSITY RESIDENTIAL ZONING DISTRICT.
Public Notice will be provided via published notice in the Seattle Times.
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
City -wide
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
DEVELOPMENT COORDINATOR/ PROJECT CONTACT:
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards,
and
• is the primary contact with the City to whom all notices and reports will be sent.
PLEASE PRINT CLEARLY
Name: City of Tukwila Dept. of Community Development, ATTN: Carol Lumb
Address: 6300 Southcenter Blvd., Suite 100
CITY, ST, ZIP Tukwila, WA 98188 Phone: 206 - 431 -3661
75
E -mail: Carol.Lumb @Tukwilawa.gov
Signature: ' "14*t Date: � z- 0 _, l t,
Please respond to all questions. Use separate sheets as necessary. Department of Ecology
provides a guidance on filling the SEPA checklist
at DOE Environmental Checklist Guidance
A. BACKGROUND
1. Name of proposed project, if applicable:
TMC 18.52 - Tukwila Landscaping Code Revision
2. Name of Applicant:
City of Tukwila, Department of Community Development
3. Date checklist prepared:
October 20, 2016
4. Agency requesting
checklist: City of
Tukwila
5. Proposed timing or schedule (including phasing, if applicable):
Review by Planning Commission, November, 2016; review and
adoption by City Council, February/March, 2017
6. Do you have any plans for future additions, expansion, or further activity related to
or connected with this proposal? If yes, explain.
Revisions are planned to the City's tree regulations in 2017, which relate to
the City's landscaping regulations.
7. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal.
No environmental information has been prepared for this project — the
regulations apply to proposed development or redevelopment in the
City's commercial, industrial, multi - family and non - residential
development in the low density residential district.
8. Do you know whether applications are pending for governmental approvals of
other proposals directly affecting the property covered by your proposal? If yes,
explain.
76
SEPA Checklist
None
9. List any government approvals or permits that will be needed for your proposal.
Tukwila City Council approval
10. Give brief, complete description of your proposal, including the proposed uses and
the size of the project and site. There are several questions later in this checklist that
ask you to describe certain aspects of your proposal. You do not need to repeat those
answers on this page.
The proposal is to repeal the current landscaping code in TMC 18.52 and
replace it with new landscaping regulations. The major revisions include
adding required parking lot landscaping in the Light Industrial, Heavy
Industrial and Manufacturing Industrial Center Light and Heavy districts;
permitting flexibility in where landscaping is located in the industrial
districts, including allowing clustering of landscaping; providing guidance
on the planting of trees in the street frontage, soil preparation specifications
tree standards, and procedures for landscape modifications, including_
clustering of landscaping, use of bioretention facilities as landscaping,
modifications to existing landscaping and credit for retaining of significant
trees. The new landscaping code identifies violations and establishes
monetary penalties as well as the number of replacement trees required.
11. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, the tax
lot number, and section, township, and range. If a proposal would occur over a range
of area, provide the range or boundaries of the site(s). Provide a legal description,
site plan, vicinity map, and topographic map, if reasonably available. While you
should submit any plans required by the agency, you are not required to duplicate
maps or detailed plans submitted with any permit applications related to this
checklist.
City -wide
12. Does the proposal lie within an area designated on the City's Comprehensive Land
Use Policy Plan Map as environmentally sensitive?
To the extent any project site contains identified sensitive areas, yes.
The City's Sensitive Area regulations found in TMC 18.45 or the City's
shoreline regulations found in TMC 18.44 would continue to apply in
addition to any landscaping requirements in TMC 18.52.
SEPA Checklist
B. ENVIRONMENTAL ELEMENTS
L EazlA
a. General description of the site (circle one): Flat, rolling, hilly, steep slopes,
mountainous, other:
N/A - This is a non - project action. Possible sites to be developed or
redeveloped are located throughout the City with varying topography
and soils.
b. What is the steepest slope on the site (approximate percent slope)?
N/A
c. What general types of soils are found on the site (for example, clay, sand, gravel,
peat, muck)? If you know the classification of agricultural soils, specify them and
note any prime farmland and whether the proposal results in removing any of
these soils.
Varies
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
N/A — Non - Project Action
e. Describe the purpose, type, and approximate quantities of any filling or
grading proposed. Indicate source of fill.
N/A — Non - Project Action
f. Could erosion occur as a result of clearing, construction, or
use? If so, generally describe.
N/A — Non - Project Action
g. About what percent of the site will be covered with impervious surfaces
after project construction (for example, asphalt or buildings)?
N/A — Non - Project Action
SEPA Checklist
h. Proposed measures to reduce or control erosion, or other impacts to the earth,
if any:
N/A — Non - Project Action
2. Air-
a. What types of emissions to the air would result from the proposal (for example,
dust, automobile odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities if
known.
N/A — Non - Project Action
b. Are there any off -site sources of emissions or odor that may affect your
proposal? If so, generally describe.
N/A — Non - Project Action
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
N/A — Non - Project Action
3. Water
a. Surface:
1. Is there any surface water body on or in the immediate vicinity of the site
(including year -round and seasonal streams, saltwater, lakes, ponds,
wetlands)? If yes, describe type and provide names. If appropriate, state what
stream or river it flows into.
N/A — Non - Project Action
2. Will the project require any work over, in, or adjacent to (within 200 feet)
the described waters? If yes, please describe and attach available plans.
N/A — Non - Project Action
SEPA Checklist
3. Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site
that would be affected. Indicate the source of fill material.
N/A — Non - Project Action
4. Will the proposal require surface water withdrawals or diversions? Give
general description, purpose, and approximate quantities, if known.
N/A — Non - Project Action
5. Does the proposal lie within a 100 -year floodplain? If so, note location on
the site plan.
N/A — Non - Project Action
6. Does the proposal involve any discharges of waste materials to surface
waters? If so, describe the type of waste and anticipated volume of discharge.
N/A — Non - Project Action
b. Ground:
1. Will groundwater be withdrawn from a well for drinking water or other
purposes? If so, give a general description of the well, proposed uses and
approximate quantities withdrawn from the well? Will water be discharged to
groundwater? Give general description, purpose, and approximate quantities
if known.
N/A — Non - Project Action
2. Describe waste materials that will be discharged into the ground from septic
tanks or other sources, if any (for example: Domestic sewage; industrial,
containing the following chemicals...; agricultural; etc). Describe the general
size of the system, the number of such systems, the number of houses to be
served (if applicable), or the number of animals or humans the system(s) are
expected to serve:
N/A — Non - Project Action
c. Water Runoff (including storm water):
-M
SEPA Checklist
1. Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow? Will this water flow into other waters? If so, describe.
N/A — Non - Project Action
2. Could waste materials enter ground or surface waters? If so, generally
describe.
N/A — Non - Project Action
3. Does the proposal alter or otherwise affect drainage patterns in the vicinity
of the site? If so, describe.
N/A — Non - Project Action
d. Proposed measures to reduce or control surface, ground, and runoff water, and
drainage pattern impacts if any:
N/A — Non - Project Action
4. Plants: N/A — Non - Project Action
a. Check or circle types of vegetation found on the site:
b. What kind and amount of vegetation will be removed or altered?
N/A — Non - Project Action
c. List threatened or endangered species known to be on or near the site.
SEPA Checklist
RI
Deciduous tree: alder, maple, aspen, other
Evergreen tree: fir, cedar, pine, other
Shrubs
Grass
Pasture
Crop or grain
Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other
Water plants: water lily, eel ass, milfoil, other
Other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
N/A — Non - Project Action
c. List threatened or endangered species known to be on or near the site.
SEPA Checklist
RI
N/A — Non - Project Action
d. Proposed landscaping, use of native plants, or other measures to preserve
or enhance vegetation on the site, if any:
N/A — Non - Project Action
e. List all noxious weeds and invasive species known to be on or near the site.
N/A — Non - Project Action
S. Animals
a. List any birds or animals which have been observed on or near the site or
are known to be on or near the site:
Birds:
Hawk, heron, eagle, songbirds, other:
Mammals:
Deer, bear, elk, beaver, other:
Fish:
Bass, salmon, trout, herring, shellfish, other:
Other:
N/A — Non - Project Action
b. List any threatened or endangered species known to be on or near the site.
N/A — Non - Project Action
c. Is the site part of a migration route? If so, explain.
N/A — Non - Project Action
d. Proposed measures to preserve or enhance wildlife, if any:
N/A — Non - Project Action
e. List any invasive animal species known to be on or near the site:
N/A — Non - Project Action
M.
SEPA Checklist
SEPA Checklist
,T, e , 0
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to
meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc.
N/A — Non - Project Action
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
N/A — Non - Project Action
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts, if
any:
N/A — Non - Project Action
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as
a result of this proposal? If so, describe.
N/A — Non - Project Action
1. Describe any known or possible contamination at the site from present or past uses.
N/A — Non - Project Action
2. Describe existing hazardous chemicals /conditions that might affect project development anddesign.
This includes underground hazardous liquid and gas transmission pipelines located within the project
area and in the vicinity.
N/A — Non - Project Action
3. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's
development or construction, or at any time during the operating life of the project.
N/A — Non - Project Action
MW
4. Describe special emergency services that might be required.
N/A — Non - Project Action
5. Proposed measures to reduce or control environmental health hazards, if any:
N/A — Non - Project Action
b. Noise
1. What types of noise exist in the area which may affect your project
(for example: traffic, equipment, operation, other)?
N/A — Non - Project Action
2. What types and levels of noise would be created by or associated with the
project on a short-term or long -term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would come from
the site.
N/A — Non - Project Action
3. Proposed measures to reduce or control noise impacts, if any:
N/A — Non - Project Action
1 ,.< , 1
a. What is the current use of the site and adjacent properties? Will the proposal
affect current land uses on nearby or adjacent properties? If so, describe.
N/A — Non - Project Action
b. Has the project sire been used as working farmlands or working forest lands? If so,
describe. How much agricultural or forest land of long -term commercial significance
will be converted to other uses as a result of the proposal, if any? If resource lands
have not been designated, how many acres in farmland or forest land tax status will
be converted to nonfarm or nonforest use?
:,
SEPA Checklist
N/A — Non - Project Action
1. Will the proposal affect or be affected by surrounding working farm or forest
land normal business operations, such as oversize equipment access, the
application of pesticides, tilling, and harvesting? If so, how:
N/A — Non - Project Action
c. Describe any structures on the site.
N/A — Non - Project Action
d. Will any structures be demolished? If so, what?
N/A — Non - Project Action
e. What is the current zoning classification of the site?
N/A — Non - Project Action
f. What is the current comprehensive plan designation of the site?
N/A — Non - Project Action
g. If applicable, what is the current shoreline master program designation of the site?
N/A — Non - Project Action
SEPA Checklist
E'
h. Has any part of the site been classified as an "environmentally sensitive" area?
If so, specify.
N/A — Non - Project Action
i. Approximately how many people would reside or work in the completed project?
N/A — Non - Project Action
j. Approximately how many people would the completed project displace?
N/A — Non - Project Action
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A — Non - Project Action
1. Proposed measures to ensure the proposal is compatible with existing and
projected land uses and plans, if any:
N/A — Non - Project Action
m. Proposed measures to ensure the proposal is compatible with nearby
agricultural and forest lands of long -term commercial significance, if any:
N/A — Non - Project Action
9.
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low- income housing?
N/A — Non - Project Action
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low- income housing.
:.
SEPA Checklist
N/A — Non - Project Action
c. Proposed measures to reduce or control housing impacts, if any:
N/A — Non - Project Action
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas;
what is the principal exterior building material(s) proposed?
N/A — Non - Project Action
b. What views in the immediate vicinity would be altered or obstructed?
N/A — Non - Project Action
c. Proposed measures to reduce or control aesthetic impacts, if any:
N/A — Non - Project Action
11. bight and Glare
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
N/A — Non - Project Action
b. Could light or glare from the finished project be a safety hazard or interfere
with views?
N/A — Non - Project Action
c. What existing off -site sources of light or glare may affect your proposal?
N/A — Non - Project Action
SEPA Checklist
:/
SEPA Checklist
d. Proposed measures to reduce or control light and glare impacts, if any:
N/A — Non - Project Action
12. Recreation
a. What designed and informal recreational opportunities are in the
immediate vicinity?
N/A — Non - Project Action
b. Would the proposed project displace any existing recreational uses? If so, describe.
N/A — Non - Project Action
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any:
N/A — Non - Project Action
13. Historic and Cultural Preservation
Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in or
eligible for listing in national, state or local preservation registers located on or near the site? If so,
specifically describe.
N/A — Non - Project Action
a.
b. Are there any landmarks, features, or other evidence of Indian or historic use or
occupation. This may include human burials or old cemeteries. Are there any
material evidence, artifacts, or areas of cultural importance on or near the site?
Please list any professional studies conducted at the site to identify such resources.
N/A — Non - Project Action
c. Describe the methods used to assess the potential impacts to cultural and historic
resources on or near the project site. Examples include consultation with tribes and
the department of archeology and historic preservation, archaeological surveys,
historic maps, GIS data, etc.
N/A — Non - Project Action
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and
disturbance to resources. Please include plans for the above and any permits that may
be required.
N/A — Non - Project Action
14. Transnortatian
a. Identify public streets and highways serving the site or affected geographic area,
and describe proposed access to the existing street system. Show on site plans, if
any.
N/A — Non - Project Action
b. Is-the site or affected geographic area currently served by public transit? If
not, what is the approximate distance to the nearest transit stop?
N/A — Non - Project Action
c. How many parking spaces would the completed project or non - project
proposal have? How many would the project eliminate?
N/A — Non - Project Action
d. Will the proposal require any new or improvements to existing roads or streets, or
improvements to existing roads or streets, not including driveways? If so,
generally describe (indicate whether public or private).
N/A — Non - Project Action
e. Will the project or proposal use (or occur in the immediate vicinity of) water,
rail, or air transportation? If so, generally describe.
SEPA Checklist
:•
N/A — Non - Project Action
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur and what percentage of the volume
would be trucks (such as commercial and nonpassenger vehicles). What data or
transportation models were used to make these estimates?
N/A — Non - Project Action
g. Will the proposal interfere with, affect or be affected by the movement of agricultural
and forest products on roads or streets in the area? If so, generally describe.
N/A — Non - Project Action
h. Proposed measures to reduce or control transportation impacts, if any:
N/A — Non - Project Action
15. Public Services
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, public transit, health care, schools, other)? If so,
generally describe.
N/A — Non - Project Action
b. Proposed measures to reduce or control direct impacts on public services, if any.
N/A — Non - Project Action
16. Utilities
a. Circle utilities currently available at the site: N/A — Non - Project Action
electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic
system
other:
b. Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate
.l
SEPA Checklist
SEPA Checklist
vicinity which might be needed.
N/A — Non - Project Action
NON - PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING
CODE TEXT CHANGES) MUST COMPLETE
THE FOLLOWING PAGES).
C. SUPPLEMENTAL SHEET FOR NON - PROJECT PROPOSALS
(do not use this sheet for project actions)
Because these questions are very general, it may be helpful to read them in conjunction with the list of elements
of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities likely to result
from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not
implemented. Respond briefly and in general terms.
1. How would the proposals be likely to increase discharge to water; emissions to air;
production, storage, or release of toxic or hazardous substances; or production of
noise?
The proposed action is to adopt new landscaping regulations that will
require additional landscaping in many zoning districts in the City to
implement Comprehensive Plan Goals 4.13 and 4.14 and policies 4.13.10,
4.13.11, 4.14.3. 4.14.4. 4.14.6, and 4.14.7 to increase tree canopy throughout
the City. The additional trees will have the benefit of improving air quality,
decreasing storm water run -off and reducing heat islands in parking lots
among other benefits. The new landscaping regulations also permit the use
of bioretention facilities, in compliance with new low impact development
regulations, to substitute for formal landscaping, which will also have a
beneficial effect on storm water run -off. New development that takes place
under the new landscaping regulations will address air emissions increases
to the discharge of water, toxic or hazardous substances and production of
noise.
Proposed measures to avoid or reduce such increases are:
N/A
91
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
The proposed landscaping regulations continue the current requirement to
retain significant trees on development sites when the trees are not dead,
ding, diseased or a nuisance species. The retained trees may count
towards required landscaping on the site. The proposed regulations will
not affect animals, fish or marine life, except to the extent that retained
trees, or new tree canopy or bioretention facilities integrated into the
landscaping reduces storm water run -off, which in turn improves water
guality in the City's river and streams (Green/Duwamish River, Gilliam,
Southgate and Riverton Creeks).
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
N/A — the new landscape code affects the installation of new landscaping
materials for new and re- development. Any proposals for new or re-
development will address impacts on existing plants, animals, fish or
marine life.
3. How would the proposal be likely to deplete energy or natural resources?
The proposed revisions to the landscaping code will not affect energy or
natural resources except to the extent that additional tree canopy will
reduce heat islands and divert stormwater run -off.
Proposed measures to protect or conserve energy and natural resources are:
N/A
4. How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection; such as
parks, wilderness, wild and scenic rivers, threatened or endangered species habitats,
historic or cultural sites, wetlands, floodplains, or prime farmlands?
The proposed revisions to the landscaping code will not affect
environmentally sensitive areas; any site containing an environmentally
sensitive area is still subject to the City's sensitive area regulations, TMC
18.45and/or the City's shoreline regulations, TMC 18.44.
Proposed measures to protect such resources or to avoid or reduce impacts are:
N/A
92
SEPA Checklist
SEPA Checklist
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
The proposed revisions to the landscaping code will affect new or re-
development in commercial, industrial, multi - family and non - residential
development in the single family district the City by revising in some
zoning districts, the amount of front, side or rear landscaping and/or
amount of parking lot landscaping required; allow the use of bioretention
facilities to substitute for required landscaping; permit landscaping to o be
clustered in some zoning districts; establish violations and penalties. The
proposed revisions to the landscaping code will not allow or encourage
land or shoreline uses that are incompatible with existing plans.
Proposed measures to avoid or reduce shoreline and land use impacts are:
N/A
How would the proposal be likely to increase demands on transportation or public service and
utilities?
The proposed revisions to the landscaping code will not increase demand
on transportation or public services and utilities.
Proposed measures to reduce or respond to such demand(s) are:
N/A
6. Identify, if possible, whether the proposal may conflict with Local, State, or Federal
laws or requirements for the protection of the environment.
The proposed revisions to the landscape code will not conflict with other Tukwila ordinances,
or State or Federal requirements related to the protection of the environment.
D. SIGNATURE
Under the penalty of perjury the above answers under ESA Screening Checklist and State Environmental Policy Act
Checklist are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to
make its decision.
Signature:
Date Submitted: 10 J (w° _.
93
M,
ATTACHMENT F
Carol Lumb
From: Daryl Tapio <dtolympic @yahoo.com>
Sent: Wednesday, August 10, 201611:05 AM
To: Mayor, Tukwila City Council; Carol Lumb; Nora Gierloff
Subject: Tukwila Tree Ordinance Update
Attachments: Tukwila Tree Letter 031213.pdf
Tukwila Mayor, City Council, and City Planners,
I have been informed that Tukwila is starting a process to update the Tree and Landscaping Ordinance in the
coming year.
I have owned property in the city for over 20 years and have built many houses in Tukwila. I also attended the
Tree Committee meetings in March 2013 which led to updating the Comprehensive Plan. Attached is a letter I
prepared regarding tree policy that I sent to the city as well as many citizens in the community at that time (See
attached).
Tukwila prepared a Tree Canopy Report in 2012 which identified the current conditions. The assessment
indicated that Tukwila property owners, who currently have control over their trees, are doing an exceptional
job in maintaining a high level of tree canopy. For the residential single family neighborhood the canopy was
47 %, for multifamily 51 %, numbers much higher than other cities.
People like trees and landscaping and plant them on their own without government controls. Trees also start
growing on their own and thrive in this climate.
Creating tree regulations which always transfer rights from the property owners to the city creates added work
for the city, is highly controversial, and is not something many property owners favor. It also makes building
and developing more difficult, expensive, and frustrating. There are many reasons and justifications for
removing, altering, and planting landscaping and having the city and neighbors highly involved in the decision
making process makes it a cumbersome process.
Please keep in mind that control over a tree either lies with the the property owner or the city. There is no
middle ground, one or the other has control. If a permit is required or a city planner needs to agree if a tree be
removed then the city has control. Currently, property owners have control over their trees with the exception
of trees within critical areas. If changes are made to the ordinance which require city approval that will be a
major transfer of rights from property owners to the city.
I look forward to being part of this discussion and will assist in informing other property owners on proposed
changes to the tree ordinance.
Sincerely,
Daryl Tapio.
95
U-9
Daryl Tapio
P.D. Box 69736, Seattle WA 98168,
Email: dtolymplc(@yahoo.com. Phone (206)9313998
Carol Lumb and Sandra Whiting March 12, 2013
Tukwila Planning Dept.
City of Tukwila
6200 Southcenter Blvd SENT VIA EMAIL
Tukwila, WA 98188
CC: Tukwila City Council, Planning Commission, Mayor, and City Administrator
RE: Comments on Staff Comp Plan Amendment Proposal on Urban Forestry
Attn: Carol and Sandra
I reviewed the Tukwila Planning Department's proposed Comp Plan Amendments that were
posted on the city website for the March 13, 2013 Tree Committee meeting. I have also attended
two committee meetings and listened to the audio of the last meeting. I have the following
comments to share with the Committee, Staff, Mayor, Council, and Planning Commission. This
will also be shared with property owners in Tukwila and throughout the region.
There are two paths to choose with tree and environmental policy; paths that diverge significantly
in the cost of administration, reputation for a municipality, and the outcomes for positive
development and tree canopy.
One path is a positive approach that involves education, organizing tree planting programs,
preparing recommended tree lists and sharing best practices, and helping property owners achieve
their dreams of improving their property. This path recognizes the complexity of redevelopment
and the many factors that go into a property owner's decision to modify their homes or property.
The other path is a negative approach that starts with the assumption that property owners make
poor decisions regarding their landscaping and need to be micromanaged by the city and
monitored closely by neighbors utilizing methods such as 24/7 hotlines. This involves transferring
the control of trees from the property owners to the city and then requiring permits, expensive
surveys /studies/reports from so- called experts, regulations, code enforcement, penalties, tree
assessments, financial guarantees, covenants, maintenance agreements, and prohibiting any
construction activity in large diameter areas around trees. This path involves the city being an
obstacle for property owners in the effort to improve their property.
According to the Canopy Report dated Dec. 2012, residential property owners in Tukwila without
government regulations are currently doing an exceptional job protecting tree canopies in
residential areas. For single - family property the tree canopy is 47 %, and for multi - family 51 %,
numbers much higher than many other cities. This empirical data is being ignored and arbitrary
goals of desired canopy targets are being proposed.
Tapio Letter, Page 1 of 2
WA
Daryl Tapio
P.O. Box 69736, Seattle WA 98168,
Email. dtolyn:picr&ahoo.com. Phone (206)931 -3998
Is the goal of this effort about trees or is it about control? This is a fundamental question that
needs to be adequately discussed and answered definitively. It also should be clearly specified in
the Comp Plan. If this effort is truly about trees and achieving a certain percentage of tree canopy
in each zone, then the goal can be met by the second approach described above with relative ease.
We are fortunate enough to live in a climate that is virtually ideal for growing trees. They grow
quickly and if properly selected and planted require very little maintenance or watering. I have
planted many trees in the area and some of the trees planted four years ago are now 8 to 10 feet in
height. On some of my property a grove of trees appeared without planting, both coniferous and
deciduous, and many grew to heights of 30 feet in 5 years.
The staff proposed Comp Plan- embraces the negative approach. I have attached a copy of the Staff
Comp Plan Proposal with all of the sections highlighted in yellow that could result in regulations,
fees, permits, and ultimately transferring the control of trees from property owners to the city.
In the meetings I have attended and listened to it is apparent that there is nobody on the committee
or in the room with first -hand experience in the areas of building homes or small -site development.
This is a critical piece of the puzzle that is missing. The discussion of the committee is a one -sided
discussion. Without input from property owners who want to improve their property and have
permitting and construction experience it is impossible to create a policy that would allow efficient
redevelopment in a city that desperately needs more redevelopment.
Some of the discussion at the last meeting was offensive, outrageous and truly despicable. A
committee member referred to creating an enforcement policy that embraced high fines and
financial penalties on property owners for cutting or pruning their own trees as follows: "HIT
THEM HARD! We may not catch every one, but those that we do, MAKE THEM PAY! MAKE
AN EXAMPLE!" The most telling part of this discussion was that nobody in the room countered
this statement or said that they disagreed. A policy created in this environment will not result in a
harmonious relationship between property owners and the city.
The committee and city staff are deliberately ignoring empirical data, presenting a one -sided
argument and proposing Comp Plan amendments that would lead to transferring the control over
trees from the property owners to the city. There is a better policy choice that would lead to better
relationships with property owners and builders and result in a better and greener city. The Mayor,
Council, and management needs to provide clear direction on this issue prior to more city resource
expenditures.
Sincerely,
Daryl Tapio
Attachments: Highlighted Comp Plan Proposal, Tree Canopy Report p. 17
Tapio Letter, Page 2 of 2
The majority of High Density Residential land cover
is impervious (56 %), with 33% canopy. Pervious
surface represents 11 % while bare soil represents
less than one percent (0.1 %)
Landcover: Medium Density Residential
Medium Density Residential: allows up to 14.5 dwelling
units per net acre. The district is intended to provide
areas for family and group residential uses, and serves
as an alternative to lower density family residential
housing and more intensively developed group
residential housing and related uses.
Slightly over half of Medium Density Residential
landcover is canopy (51 %), while 35% is impervious and
14% is pervious. Bare soil represents less than one
percent (0.05 %).
Landcover: Low Density Residential
Low Density Residential: allows a maximcan of 6.7
dwelling units per net acre. It is intended to provide
low density fancily residential areas together with a
full range of urbann infrastructure services in order
to maintain stable residential neighborhoods and to
prevent intrusions by incompatible land uses.
Almost half of the landcover in the Low Density
Residential zone is canopy (47 %) while 29% is
pervious. Impervious land cover represents 22% and
bare soil and open water represent 1% each.
Bare Soil
0.1%
Figure 8 — High Density
Residential
0.05%
Figure 9 - Medium Density
Residential
Figure 10 -Low Density
Residential
Soil
✓o
pen
ater
.%
Tukwila, WA
Urban Tree Canopy Assessment 17
•.
Staff Proposed Goals /Policies for Urban Forestry
March 13, 2013 Meeting
Proposed Urban Forestry Goals, Policies for the Natural Environment Chapter
The following goals are an expansion of the existing goals and policies in Chapter 1 of the Comprehensive
Plan: See Goal 1.3 and Policies 1.3.1,1.3.2; Goal 1.4 and policies 1.4.1 and 1.4.2; Goal 1.6, second bullet;
Policy 1.6.4; Goal 1.7 and policy 1.7.4; Goal 1.8, policy 1.8.3 and 1.8.6; Goal 1.10, Policy 1.10.12
Goal 1: Trees are recognized by Tukwila citizens, businesses, City staff and decision- makers for their
benefits to the environment (air quality, habitat, climate change), urban infrastructure (stormwater
attenuation, slope stability, temperature) and their aesthetic value (economic benefits, safety /crime
reduction, visual and recreational benefits, etc.) Note: a discussion of the benefits of trees will be
included in a narrative section that introduces the goal, so they won't need to be in the goal itself).
Policies for Goal 1:
1. Develop a formal urban forest management plan to promote and guide preservation,
restoration and maintenance of a sustainable urban forest, using the goals and policies of this
chapter (as a basis) for guidance.
2. Ensure that the benefits of trees are factored into site design and permit decisions.
3. Ensure that regulations recognize that larger trees provide more benefits than small trees.
4. Seek to create and fund an urban forester /municipal arborist position within the City, or
contract for such services, to provide expertise for urban forest management planning,
oversight of tree planting and maintenance, and assistance to all City departments that have
responsibilities for tree management.
5. Educate the public, elected officials and City staff about the importance of and benefits provided
by trees in Tukwila.
6. Develop tree valuation methods to reflect the value trees provide, for use in assessing fines,
determining damages or estimating loss of tree benefits.
7. Identify funding sources to support urban forestry planning and management and establish an
urban forestry budget and account.
8. Consider developing an "exceptional" or "heritage" tree program to foster tree appreciation in
the community.
9. Encourage public involvement in urban forest stewardship through volunteer events, free
training workshops, and other means.
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100
Staff Proposed Goals /Policies for Urban Forestry
March 13, 2013 Meeting
Goal 2. Tree Canopy Goal: Overall city -wide tree canopy increased to a total of 28% by 2028 by
achieving the following goals for different land use categories:
Industrial zones: 1 % increase to 14% cover
Medium and High Residential Density zones: No net loss to maintain current 40% cover
Low Density Residential: No net loss to maintain current 47% cover
Office and Commercial: 1% increase to 30% cover
Tukwila Urban Center and Tukwila South: 3% increase to achieve 16% cover
Policies for Goal 2:
1. Promote tree retention throughout the City by:
a. implementing educational programs for property owners and managers;
b. exploring incentives for tree retention and planting;
c. prohibiting tree removal on all undeveloped property without an approved development
permit;
d. protecting healthy stands or groves of trees on property proposed for development through
changes in regulations, including incentives; and
e. requiring financial assurances for required tree replanting and maintenance.
2. Improve retention of trees on steep slopes through modifications in regulations, ensuring the
evaluation of the role that trees play in slope stability during geotechnical reviews, and by
providing incentives.
3. Require in -kind replacement of trees where removal is allowed to ensure that replacement trees
at maturity will have similar canopies to that of the removed tree(s), except where existing or
future infrastructure impedes the planting of large trees.
4. Require protection of trees for all public and private infrastructure installation or maintenance,
and require the presence of a certified arborist when working in the critical root zone. Where
damage to trees is not avoidable, require replanting or payment into a tree replacement fund as
compensation.
5. Require professional assessment of damaged trees and require corrective actions to restore tree
health or replace trees that are not likely to survive and thrive.
6. When all required replacement trees cannot be accommodated on a site, require off -site
planting of replacement trees, or payment into a dedicated tree replacement fund.
7. Identify potential tree planting locations on publicly owned properties and develop tree planting
and urban forest rehabilitation programs for City parks and other publicly owned lands.
Collaborate with other agencies, such as Washington Department of Transportation to promote
planting in highway interchanges and other locations.
8. Collaborate with other government, non - profit organizations and private sector entities to
promote urban forest management and restoration.
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101
Staff Proposed Goals /Policies for Urban Forestry
March 13, 2013 Meeting
Goal 3. Tukwila's streetscapes and landscaped areas are sustainable and attractive and its
urban forest is healthy, diverse, and safe.
Policies for Goal 3:
1. Encourage retention of existing healthy trees wherever possible, through regulations,
incentives, and education.
2. Develop tree /urban forest inventories and assess the health of trees and forests in Tukwila's
public spaces.
3. Develop maintenance plans and programs for trees on City property or rights -of -way to ensure
that maintenance pruning is properly carried out, diseases and pest infestations are managed,
hazardous trees are identified and managed in a timely manner to reduce risks, and invasive
vegetation is managed.
4. Modify codes and educate property owners, property managers, landscape maintenance
companies and tree companies to promote best practices for soil preparation, planting
techniques, pruning, trenching, and general tree care.
5. Ensure that landscaping and replacement trees in new development or re- development are
properly cared for and thrive in perpetuity, through such means as maintenance agreements,
monitoring and enforcement.
6. Develop a mechanism to ensure that tree removal and maintenance companies have the
necessary qualifications and liability insurance for work in Tukwila.
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102
ATTACHMENT G
Carol Lumb
From: Padvorac, Andy <andy.padvorac @pse.com>
Sent: Thursday, October 06, 2016 1:39 PM
To: Carol Lumb
Cc: Andrea Cummins
Subject: Landscape Ordinance - PSE Comments
Attachments: Draft TMC 18.52 landscaping code -PSE edits Oct. 6th.docx
Carol,
Puget Sound Energy appreciates the opportunity to support the city's update process with comments.
Enclosed are PSE's comments on this draft code update. I used "track changes" in the document you emailed
out on September 161h — after I accepted all of the edits included in that proposed document. All of the PSE
edits have been highlighted in yellow to make them more obvious.
PSE's focus is on right -tree, right- place. We have suggested wording to help avoid conflicts between new
vegetation and overhead power lines, and tried to clarify processes to resolve conflicts between existing
vegetation and power lines. The citations for those sections are noted below. As a side note, the code uses the
phrase "utility lines" rather than "power lines," and PSE's comments follow that. That said, clearances to
overhead powerlines are much more critical that what is needed for telecommunication lines.
Page 7 — 18.52.030.D.1; Edit wording, suggest revising definition of "hazardous tree" (18.06.395)
Page 8 — 18.52.040.A.9; Edit wording
Page 10 — 18.52.040.13.4; Edit wording
Page 12 — 18.52.050.B.1; Edit wording, maybe move utility text to new section
Page 14 — 18.52.050.B.6; Edit wording (street -side utilities can be in easements or city right -of -way)
Page 18 — 18.52.060.C.1.g.iv; Add section and wording
Page 19 -20 — 18.52.070.A.2.b; Add section and wording
Page 21— 18.52.070.B.1.b; Edit wording
Thank you!
Andy Padvorac, AICP/CESCL
Sr. Land Planner
Puget Sound Energy
Oft 425 - 456 -2550
Cel 206 - 790 -8153
From: Carol Lumb [mailto: Carol. Lumb@TukwilaWA.gov]
Sent: Friday, September 16, 2016 4:12 PM
To: Padvorac, Andy; Bonnie Wong; Bruce Paquette; Dana Ramsey; Daryl Tapio; Gasper Alexander; Gordon Manley;
103
Joshua Watler; Katrina Dohn; Kelli Turner; Kriner, Kerry; Kim Karns; Kristine Murphy; Nhan Nguyen; Robert Ferguson;
Sunny Mulholland (sunnymulholland @hotmail.com)
Cc: Andrea Cummins
Subject: Next Tree and Environment Advisory Committee Meeting
Dear Interested Party:
The next Tree and Environment Advisory Committee meeting will be Thursday, September 29, 2016 from 6:00 p.m. to
8:30 p.m. in conference room #2, 6300 Southcenter Blvd., Tukwila, WA 98188. The Committee will pick up where it left
off after its meeting on September 13th, on page 4, at TMC 18.52.030, Perimeter Landscaping Types, of the attached
document. The attached draft landscaping code includes more citations on sources used to develop the draft code and
was provided to the Committee at their meeting on September 13`h
The Tree and Environment Advisory Committee web site will be updated as any new materials are developed, and new
meeting dates are established. You can check for any updates
here: ronment-
advisory -comm ittee /.
Please let me know if you have any questions.
Carol Lumb
CaroCLumd, -2UCP, Senior Planner
Department of Community Development
City of Tukti ita .
63oo Southcenter Blvd, Suite loo
Tukwila, `WA 98188
206 -431 -3661
CaroC ,'um r ;7t ° S;1ta,. ov
Tukwila, the City of opportunity, the community of choice
* *My incoming and outgoing email messages are subject to public disclosure requirements per RCW 42.56 **
104
2016 Draft Landscaping Code
0
18. 52.010 Purpose
18.52.0 20 Perimeter Landscaping Requirements by Zone District
A. Landscaping by Zone District
B. Clustering Landscaping
C. Bioretention Facility Substitution
D. Plant Material Clustering and Signage
18.52.030 Perimeter Landscaping Types
A. Type I
B. Type II
C. Type I I I
18.52.040 Plant Material Requirements
A. Plant Material Requirements
B, Tree Standards
18.52.050 General Landsca-lo
A. Purpose
B. General Landscaping Req
1. Visibility
2. Soil preparation an8 pl,
3. Design
4. Screening of Outdoor
I
18.52.060 Parking Lot Landscapini.
A. Purpose
B. Interior Parking Lot Landscaping
C. Street Trees in the Pubic Frontall,
18.52.070 Procedures
A. Landscape Modifications
1. Types of Modifications
2. Modification Approval Criteria
B. Violations
1. Chapter violations
2. Remedial Measures
M.
-
Page 1 of 20
W:\\Long Range Projects\2016 Landscaping Code Upd ate\Draft TMC 18.52
6, 206
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2016 Draft Landscaping Code h :...w a 6t
3. Enforcement
4. Inspection Access
5. Penalties
1 .52.010 Purpose:
The purpose of this chapter is to establish minimum requirements for landscaping to:
• promote safety;
• provide screening between incompatible land uses;
• mitigate the adverse effects of development on the environment;
• improve the visual environment for resident and nonresident alike;
• implement Urban Forestry Comprehensive Plan goals ;I
• increase tree canopy throughout the city to improve air quality, promote the
health of residents, visitors and employees, reduce heat islands, and storm water
flows;
• support the low impact development goals of the Comprehensive Plan and the
City's National Pollution Discharge Elimination, System permit;
• regulate the protection of existing landscaping; and
• establish requirements for the long -term maintenance of required landscaping.
18.52.020 Perimeter Landscaping Requirements by Zone District
A. In the various zone districts of the City, landscaping in the front, rear and side
yards shall be provided as established' by the various zone district chapters of
this title. These requirements are summarized in the following table, except for
Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter
18.28.
Table XX
ZONING FRONT LANDSCAPE TYPE LANDSCAPE TYPE FOR
DISTRICT YARD FOR FRONTS SIDIDIREAl
S (SECOND SIDE REAR YARD
FRONT) YARD
__ _ _. .. _..... ........,,,,,,m,
LDR
(for uses
other 152
than Type 10 10 Typel
dwelling
units
MDR 15 1,2,11 Type 1 10 10 Type I
HDR.. 15 1.2.11 Type 1 10 10 Type l
MUO 15 Type ly �4. 11 T
Type I
O 15 Type 1T X44 , Type 1T
Page 2of20 V7u'II co: rinuin rrl; w OcL 6,2 016
W:\ \Long Range Projects \2016 Landscaping Code Update \Draft TMC 18.52
106
2016 Draft Landscaping Code
1. Minimum required front yard landscaped areas In the MDR and HDR zones may have
up to 20% of their required landscape area developed for pedestrian and transit
facilities subject to the approval criteria in TMC 18.52.070 A.2.a.
2. In order to provide flexibility of the site design while still providing the full amount of
landscaping required by code, the front yard landscape width may divided into a perimeter
strip and one or more other, landscape areas between the building and the front property line, if
the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide
landscaping along the perimeter and screening 'c
3. Required landscaping may include a
features, outdoor cafe -type seating and similar f
18.52.060 A.2.a..,Bloretentior� may also be used
of plant materials, pedestrian amenities and
Tres subject to the approval criteria in TMC
,squired landscaping subject to the approval „
aterials will be reduced in proportion to the
amount of perimeter area oevotea to peaestnan onentea space.
4. 'Increased to'10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
6. Increased to Type II if the front yard contains truck loading bays, service areas or
outdoor storage.
7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR.
8. Increased to Type Ill if any portion of the yard is within 50 feet of LDR, MDR or HDR.
9. Only required along public streets.
10. Increased to 10 feet if adjacent to residential uses or non -TSO zoning.
11. In the MDR and HDR districts and other districts where multifamily development is
permitted, a community garden may be substituted for some or all of the landscaping. In order to
qualify, a partnership with a nonprofit with community garden expertise is required to provide
training, tools and assistance to apartment residents. Partnership with the nonprofit with
gardening expertise is required throughout the life of the garden. if the community garden is
abandoned, the required landscaping must be installed.
12. To accommodate the types of uses found in the CfLI, LI, HI and MIC districts,
landscaping may be clustered to permit truck movements or to accommodate other uses
commonly found in these districts if the criteria in TMC 18.52.070 A.2.c. are met.
Page 3of20 I.d corrinroriil.�.06� pct 6,20 "_111:1
W:\ \Long Range Projects \2016 Landscaping Code Update\Draft TMC. 18.52
Commented [CL3] For NCC only an increase in the front
landscaping is proposed no side or rear landscaping is
proposed for NCC and RC due to the small size of most lots
Commented [CL4]: Landscaping required nd TS__a.
- � in 1'VS and 750
is subject to the Tukwila South Development Agreement '
and Tukwila South Master Plan -any changes to landscaping
widths will be addressed through any amendments to the
Development Agreement i
107
2016 Draft Landscaping Code
Oct.,,6t.'j
13. The amount of landscaping in commercially zoned properties may be reduced by 15%
if buildings are moved to the front of the site to create a more pedestrian friendly site OsijnL Commented [d6]: Applies to all commercially zoned
B. Clustering of Landscaping
.districts
The landscape perimeter may be clustered if the total required square footage is
achieved, unless the landscaping requirement has been increased due to proximity
to LDR, MDR or HD See TMC 18.52.070 A.2.c. for approval criteria. In addition,, 18. 52,020 B,
up to 50% of the perimeter landscaping may be relo cated to the interior parking to
provide more flexibility for site organization. See TMC 18.52.070 A.2.a. for
approval Criteria. nted (CLB]:'NewI I - r text to allow flexibility in site',"
C. Bloretention Facility Oubsititutlok
Landscaping in a bioretention facility w
may be counted up to 100% towards re
location and proposed use. See TMC 1
D. Plant Material Clustering and
Landscaping may be clustere
18.52.070 A.2.c. for approval
18.52.030
ich includes trees, shrubs and groundcover
landscaping In multifamily districts to count toward
I
juired landscaping depending on the
landscaping reqWrement,
1.52.070 A.2.d. for approval criteria.
--------------- ------
Commented [CL10] : New text, based on experience with
some requests to remove trees due to signage being
conflicts with proposed signage. See TMC
blocked. ,
A. Type I - Light Screening
1. The purpose of Type I landscaping is to enhance Tukwila's streetscapes, provide
a light visual separation between uses and zoning districts, screen parking areas,
and allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. Trees spaced regularly at a distance based on the stature of tree selected
(small, medium or large, see TMC 18.52.040 B.2. below) except where there
are conflicts. Large canopy trees are preferred unless it can be shown that
site conditions do not permit this size tree at haturity.
b. Shrub spacing is based on the mature size of plant material selected. One
shrub per 7 lineal feet, excluding curb cuts, and which achieves a continuous
vertical layer within three (3) years.
c. Sufficient live groundcovers of varying heights, colors and textures to cover,
within three (3) years, 100% of the yard area not needed for trees and shrubs.
If grass is being used as the groundcover, a three-foot diameter ring of bark
mulch is required around each tree.
B. Type 11 - Moderate Screening.
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1 .*
�Ilft d�kt 6, W1116
Commented [CL11]': Mix of 18,28,230 and next text,
, . .........
2016 Draft Landscaping Code
1. The purpose of Type II landscaping is to enhance Tukwila's streetscapes,
provide a moderate visual separation between uses and zoning districts, screen
blank building walls and parking areas, and allow views to building entryways
and signage.
2. Plant materials shall consist of the following:
a. Trees shall be spaced based on the stature tree selected (small, medium or
large stature of tree) (excluding curb cuts) spaced regularly (except where
there are conflicts with utilities) and consisting of a mix of deciduous and
evergreen trees along the applicable property line. The preference is for
large canopy trees unless it can be shown that site conditions do not permit
this size tree at maturity.
b. 1 shrub per 4 linear feet of property line, excluding curb cuts and which
achieves a continuous vertical layer within three (3) years.
c. Sufficient live groundcovers of varying heights, colors and textures to cover,
within 3 years, 100% of the yard area not needed for trees and shrubs. If
grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch
is required around each tree.
C. Type III - Heavy Screening.
1. The purpose of Type III landscaping is to provide extensive visual separation
along property lines between highly incompatible development, such as
warehousing and residential uses.
2. Plant materials shall consist of the following:
a. Trees shall be spaced based on the stature tree selected (excluding curb
cuts) spaced regularly (except where there are conflicts with utilities) and
consisting of at least 50% evergreen along the applicable property line (75%
along property line adjacent to residential uses). The preference is for large
canopy trees unless it can be shown that site conditions do not permit this
size tree at maturity.
b. Privacy screening utilizing evergreen shrubs, screening walls or fences (up to
7 feet tall) is allowed.
c. Sufficient live groundcovers of varying heights, colors and textures to cover,
within 3 years, 100% of the yard area not needed for trees and shrubs. If
grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch
is required around each tree.
D. Significant Tree Retention
1. Significant trees located within any required landscape area that are not bead, Commented [CL13] D 1 almost verbatim from current
dying, diseased, or a nuisance species, as identified in the Tukwila Approved code M52.0 1 30 o 10 First part of paragraph is from
P y ,.........ae.......... er�ead.uiil,i„i iszgzaoet
Tree List, and that do not pose a safety hazard ��r7�li�l v�it�r overhead.
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1
J
2016 Draft Landscaping Code
Lt51-25,1,,.�!]
1J.1.) e-s. as determined by the City or an ISA certified arborist, shall be retained and
protected during construction with temporary fencing or other enclosure, as
appropriate to the site and following Tree Protection Best Management Practices
(See TIVIC 18.54.X)Q
PSE NOTE: the definition of "hazardOUS,tLQ " 18.06,395 has been
Tied to not allow removal of a tree tha will row too tall underneath
t
overhead utitik!ines. reaf b1qs
t±- .definition be revised to
Hazardous tree' means a tree with a structural defect or disease, or
which impedes safe vision or traffic flown or Fill mature at a hoe L(I Lh�t
could be t oi — c-l-o- se t o , _ov_ rhead.Lti Lit V
,i,[t pr otherwise currently poses a
threat to I iia or property."
'
Retained significant trees may be counted towards required )andscapind. For Commented [CLIS]: From Tigard Municipal Code—,
each two percent of effective canopy cover provided by preserved trees that is 18,790,050 CA. —modified to allow 2% reduction in
incorporated into a development plan, 'a two percent reduction in the minimum required landscaping rather than Tigard's 1% reduction
allowan,
landscape requirement may be granted. No more than 20% of the minimum ce ......
landscape requirement may be reduced for any one development. Approval is
required per TIVIC 18.52.070 A.2.e.
3. The area designated for protection will �
species, age, and the characteristics of
Management Practices for Protection
may be required to furnish a report by as
tree's condition if tree to be retained. Tt
certified arborist be retained to supervis
Grade changes around existing trees at
P
A. Plant
based on the tree's diameter,
:)Ianted area and utilize Best
rm I c I 18.54.X-4. Property owners
A, certified arborist to document a
rector may require that an ISA
�e protection during construction.
be avoided.
and Tree Standards
Plants shall meet the current American Standard for Nursery Plant Stock
(American Nursery and Landscape Associations-ANLA) (ANSI Z60.1) and shall
be healthy, vigorous and well-formed, with well-developed, fibrous root systems,
free from dead branches or roots. Plants shall be free from damage caused by
temperature extremes, pre-planting or on-site storage, lack of or excess
moisture, insects, disease, and mechanical injury. Plants in leaf shall be well
foliated and of good color. Plants shall be habituated to outdoor environmental
conditions (i.e. hardened-A.
ented [CL18] : From 18,52,030 CA,
2. A mix of evergreen trees and evergreen shrubs shall be used to screen blank
. . ....... . .
Walls;. Commented 18,5Z030 D.2 and 18-28,040
11"a".
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W:\\Long Range Projects\2016 Landscaping Code Update\Draft TMC 18.52
110
ISIE comineWs on 1100. )'016
2016 Draft Landscaping Code
3. Evergreen trees shall be a minimum of 6 feet in height at time of bIantingL
Commented [CL20] 18 52 030 D 6
4. Deciduous trees shall be a minimum 2 inch caliper six inches off the ground
when �nstslle0.
Commented [CL211 Mostly 1&52,030 030 D 7
5. Shrubs shall be at least 18 -24 inches in height, and full and bushy at time of
planting
Commented [CL221 Not sure source both 18.28 and
18 52 specify 18
6. New plant materials shall include native species or non - native species that are
drought tolerant and are adapted to the climatic conditions of the Puget Sound
'ty
Commented [CL23] 6 main teM from 18 28 240.1 g
Region. There must be a diversity of t rte and shrub genus and species in the site
g'
landscaping, taking into account species in existing development around the site.
a. If there are more than 8 required trees, no more than 40 percent may be
of one eCie `
p
Commented (CL24J Items 6 a c are from the City f '-
N
b. If there are more than 24 required trees, no more than 20 percent may
Portland's landscaping code
of one species.
.... _..
c. If there are more than 25 required shrubs, no more than 50 percent may
be of one species.
7. No species that are listed on the State or King County noxious weed lists or
ted
otherwise known to be a nuisance or invasive ma y t be lante 4 . �- ° commen [CL25] 18 52 030'&9.-
B. w
Plant materials shall be selected that reinforce the landscape design concept,
and are appropriate to their location in terms of 'hardiness, tolerance to urban
conditions, maintenancO needs and growth characteristics. Large and medium
stature tree species are required, per Tukwila Approved Tree list except where
there is insufficient planting area (due to roximity to a building, street light,
above ground or underground utility line, tf.), commented [CL261:18:28,24011,1J,
9. Landscape plans shall take into consideration the mature size of proposed
landscape materials to minimize the future need for pruning i.e. placement such
that mature trees will not cause problems for foundations, obscure signage, gi°pw
too close to overhead C LVtilOt �gd 8 , ObStrUCt traffic 1etcj �problems he271:' ountered loped this language based
10.The classification of plant material as trees, shrubs and evergreens shall be as
listed in the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S.
and Canada, or as �pdsteo. Commented [CL28] 1&52,030 030 0 11
11. Evergreen landscaping is appropriate for screening utility vaults and cabinets,
loading docks and some storage Area. Commented [CL291 18 2a 240 e c e
12. Species selection is very important in grouped plantings. Species with like
cultural requirements should be grouped together. Drought tolerant species are
strongly recommended and monoculture plantings are prohibited. Low
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I,L. dr ail Oct !^
16
rt a'
111
2016 Draft Landscaping Code
TiIiFI_LqA§'Pf_.t._�
maintenance cost and low replacement costs are two advantages of planting
drought tolerant species in grouped configurations. j commented [CL30] : 1818,i40 61,
13. Plant material requirements for bioretention facilities shall be in accordance with
the City's bioretention plant is>.
J'Commented Kl(ill: 6TAI(','
B. Tree Standards
1. Tree Species: shall be appropriate for the planting environment as determined
by the Department Director in consultation with the City environmentalist and
seek to achieve a balance of the Oollowin4.
4 _62 ]-:F-ro-"m'-C-ity—o7f-ri-g-a"�'dO-r"e-g-'o-n Urban
a. Consistency with approved Tree List or Bioretention Landscaping List.
Forestry Manual
b. Compatibility with space constraints for rooks and branches at maturity.
c. Providing adequate species diversity citywide and reasonable resistance to
pests and diseases.
2. Tree Spacing: trees shall be provided adequate spacing from new and existing
trees according to the following standards W�herever�possiblo.
Commented ...... 3 From .......... . ... ........
[CL 31 'rigard Urban Forestry manual
a. Trees categorized as small stature on the tree list shall be spaced no greater
than 20 feet on center and not closer than 16 feet on center from other newly
planted or existing trees
b. Trees categorized as mediurp stature on the tree list shall be spaced no
greater than 30 feet on center and not closer than 20 on center from other
newly planted or any existing trees.
c. Trees categorized as large stature on the tree list shall be spaced no greater
than 40 feet on center and not closer than 30 feet on center from other newly
planted or existing trees.
d. Any tree determined to have a mature spread of less than 20 feet (a columnar
or fastigiate variety) is discouraged except under specific conditions and shall
be considered a small stature tree and spaced accordingly.
3. Trees shall be placed accordin'§ to the following Otandardo:
commenced [cL3a] Urban For Manual pg."
a. Small stature trees shall be planted with the center of their trunks a minimum
74
of two feet from any hard surface paving.
b. Medium stature trees shall be planted with the center of their trunks a
minimum of 2.5 feet from any hard surface paving;
c. Large stature trees shall be planted with the center of their trunks a minimum
of 3 feet from any hard surface paving;
d. Trees shall be planted a minimum of:
i. 4 feet on center from any fire hydrant, above-ground utility or utility
pole;
ii. 2 feet on center from any underground utility;
iii. 5 feet on center from a street light standard;
Page 8 of 20 PSE qilmmenks im OCI:, t,,, 2016
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2016 Draft Landscaping Code
o I. ids 0c t. L 1
iv. 20 feet from a street right of way corner; however, a greater or lesser
corner setback may be required based on an analysis of traffic and
pedestrian safety impacts.
V. 5 —10 feet from building foundations depending on species.
4. Where there are overhead utility lines, the tree species selected shall be of a
type which, at full maturity , will not interfere with the lines or require ir;inLsE^ w,
pruning �
[i.
2' _. Tigard Urban Forestry Manual pg 2•
runrn to maintain ire saDg � mmented [CL35]
5. Root barriers may be installed according to the manufacture's specifications .....p µ...... m_
when a tree is planted within 5 feet of any hard surface paving or utility feature
and in areas where Structural Soil is not required; subject to approval by the
Department Director m consultation with the City's nvlronmentalis . z ....
g p I ]Tigard Urban Forestry Manual pt 2 ,
p ty� j Commented [CL36
6. Drought resistants species are encouraged in order to minimize Irrigation
requirements, except where site conditions within the required landscape areas
ensure adequate moisture for growth',. commented [CL37] qE9 1818,240 CA, a d
7. The mature size of selected tree species should be suitable to lot size, the scale
of adjacent structures; and the proximity to utility lines to minimize the need for
future pruning.
8. In general, deciduous trees with open branching structures are recommended to
ensure visibility to retail establishments. More substantial shade trees or conifers
are recommended in front of private residences.'
9. All trees should be selected and located so they will not obstruct views to
windows and building signage as they mature.
10. Shade trees should be planted to shade buildings' east and west - facing windows
to provide a balance between summer cooling and winter heating through solar
galrY. under esig only need it In one spot- from 18 28 240 C2':
18.52.050 General Landscaping and Screening Requirements
A. Purpose:
The purpose of this section is to provide standards applicable to setbacks, public
frontage areas, open space, and other areas on- premises and to the planting of
street trees. These regulations address plant materials and design, visibility,
irrigation, landscape plans, utility and service areas.
B. General Landscaping Requirements.
w„
1.1/isibil0l.
6mmented[CL39] Whole Visibility subsection is from
.. .... _ .. 'as za zao s z
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V"eU coniuvienlison il. a 20 I.6
113
2016 Draft landsca ina Code
Design of new landscaping and maintenance of existing landscaping shall
consider Crime Prevention Through Environmental Design (CPTED)
principals and visibility for safety and views. Appropriate plant species shall
be specified to avoid the need for excessive maintenance pruning. Trees
along the street frontages, as they mature, shall be limbed up, using proper
ISA pruning techniques, to a minimum height Of, 6- 16,feetollependingon
location of tree (over sidewalk, adjacent to road etc.) to allow adequate
visibility and clearance for vehicles. Trees may be pruned to improve views of
signage and entryways by using such techniques as windowing, thinning, and
limbing up. However, no more than 1/4 of the canopy may be removed within
any 2 -year period. All pruning shall be done in accordance with ANSI
Standard A -300 specifications, as revised. Trees may only be Icrp I pct
pruned t449w ;,,- O;o+4e�9 to prevent interference with an overhead utility or
electrical line k4id, with prior approval by the Director. The pruning must be
carried out under the direction of a certified arborist. The crown shall be
maintained to at least 2/3 the "height of the tree prior to pruning. C w'
,. P �
0i "crown" r nteria of 2/3 if but feasible for w, of f on rnauMa iru�aua
u.r�clptoes. Otherwise, trees s "
/ shall not be tobpetl.
Landscaping shall not obstruct views from or into the driveway, sidewalk or
street. Landscape design shall allow for surveillance from streets and
buildings and avoid creating areai;that might harbor criminal activity.
Landscaping at crosswalks and other locations where vehicles and
pedestrians intersect must not block pedestrians' and drivers' views.
Evergreen shrubs and trees shall be used for screening along rear property
lines, around solid waste /recycling areas, utility cabinets and mechanical
equipment, and to obscure grillwork and fencing associated with subsurface
parking garages. Evergreen shrubs and trees shall be pruned so that 18
inches visibilitv at the base is maintained.
2. Soil Preparation and Planting.
Commented [CL40] RelAsed from 18 28 240 B,2, based,
on Input from PW .�
For landscaping planted in sidewalks and parking lots, or in limited areas of
soil volume, structural soils (Cornell University product or similar) must be Commented [cLai] 1e zg zao e
used to a preferred depth of 36 inches, to promote tree root growth and
provide structural support to the paved area. Minimum soil volumes for tree
roots shall be 750 cubic feet per tree (see specifications and sample plans for
CU- Structural Soils). Trees and other landscape materials shall be planted
per specifications in "CU Structural Soils — A Comprehensive Guide" or using
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current BMPs as approved by the Director. Suspended
(Silva Cells or similar) may also bo used if approved bythe Oirectoz ___--
'chapter and new text developed by staff,
b. For landscaping planted in a bioretention facility, soils appropriate horuoain
such facility must Ue used. See TNC14.00. Surface Water Management for
soil standards,
__
Commented [CL4i]: Added b, to acknowledge soils used
'for bioretention facilities are different from those used for
c. For all other plantings, (such oo large planting areas where soil volumes are other planting areas,, Reference to TM,C 14,30 at reciuest of
Pw
adequate for healthy root growth) soils must be prepared for planting in
accordance with BMP T5.13, "Post Construction Soil Quality and Depth," from
the Washington Department of Ecology Stormwalter Management Manual for
Western Washington (or as amended), regardless of whether a stormwater
permit is required by the ON. , ,
d. The applicant will be required to schedule an inspection by the City of the
planting areas prior to planting to ensure soils are properly prepared. Soil
must be amended, tilled and prepped to a depth of at least 12 inches�
e. Installation of landscape plants must cgmply with best management practices
(1) Planting holes that are the same depth as the size of the root ball and
3 times wider than the root ball.
(2) Root balls of potted and balled and burlapped (B&B) plants must be
loosened and pruned as necessary to ensure there are no encircling
roots prior to planting. All burlap and all straps or wire baskets must
be removed from B&B plants prior to planting.
(3) The iop of the root flare, where the roots and the trunk begin, should
be placed at'grade. The r6ot ball shall not extend above the soil
surface or the flare be placed below grade.
(4) If using mulch around trees and shrubs, maintain at least a 6-inch
mulch-free ring around the base of the tree trunks and woody stems
of shrubs. If using mulch around groundcovers until they become
established, mulch shall not be placed over the crowns of perennial
-' jCL441: 18,28,240 B,3,
-'-
3. Desigo.
a. Shade trees should' be planted to shade buildings'east and west-facing
windows to provide a balance between summer cooling and winter heating
through solar gain.
b. All landscaped areas should be designed bo allow aquifer filtration and
minimize stormwater run-off utilizing filtration strips, and
~'~'~~^^~^ ponds where ape"p.""�.'
4' Screening storage, mechanical equipment and garbage storage
area6and fences.
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����� Oct 6, ?iim�
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a. Outdoor storage shall be screened from abutting public and private streets
and from adjacent properties. Such screens shall be a minimum of eight feel
high and not less than 60% of the height of the material stored. The screens
shall be specified on the plot plan and approved by the Community
Development Director. In the MDR and HDR zones, outdoor storage shall be
fully screened from all public roadways and adjacent parcels with a high
obscuring structure equal in height to the stored objects and with a solid
screen of exterior landscaping.
b. Ground level mechanical equipment and garbage storage areas shall be
screened with evergreen plant materials and /oefences or masonry hVallo.
c. Fences. All fences shall be placed on the interior side of any required
perimeter Jandscapin4
5. Irrigation.
a. The intent of this standard is to ensure that plants will survive the critical
establishment period when they are most vulnerable due to lack of watering
and to ensure their long term viability.
b. All required plantings must be served by a permanent automatic irrigation
system, unless approved by the Director.
(1) Irrigation shall be designed to conserve water by using the best
practical management techniques available, These techniques may
include, but not be limited to: drip irrigation (where appropriate) to
minimize evaporation loss, moisture sensors to prevent irrigation
during rainy; periods, automatic controllers to insure proper duration of
watering, sprinkler head selection and spacing designed to minimize
overspray, and separate zones for turf and other landscaping and for
full sun exposure and shady areas to meet watering needs of different
sections of the landscape.
(2) Exceptions to the irrigation . requirement may be approved by the
dDirector, such as xeriscaping (i.e., low water usage plantings),
plantings approved for low impact development techniques,
established indigenous plant material, or landscapes where natural
appearance is acceptable or desirable to the City. However, those
exceptions will require temporary irrigation until established.
6. UtilityosIlrruuets . snTit
Utility ,( €r rlr roirots...sl�rrl stc ots vvCr tNlor in easements o r.,,in itywpyirs tvrl Wl s -,
a k o P a4%W(4,36 wh�er) located boil e"4fop ly40as.. w-0
b. p.1pJ.12.d,. tree.t. ,curbing shall be landscaped and /or treated with dust and
erosion control planting or surfacing such as evergreens, groundcover,
shrubs, trees, sod or a combination of similar materials. In areas of overhead
t,aR &r* w util ty_lines, no shrubs or trees shall hr_allowed that wcould
,
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PSE cwnineWs on Oct 6, 2016
Commented [CL50] 1a 52 040 F
u „�......_...._
Commented [CL51] 1832,040 G
Commented [CL52]. Taken directly from TMC 1818
Tukwila Urban Center (TUC) District
Commented [CL53]: #5 from 18.28.240 B.4.
1Commented (CLS4] Taken directly from current code,
1"TIVIC 18,52 040 J
2016 Draft Landscaping Code
( ?I a !I...iµ ±jft . Oc ... `� )
mast €art; over 20 feet „erD ���ii,�, I ���f��.•b6��� "�)� 1. Trees should not be
planted within 10 feet of underground water, sewer or storm drainage pipes.
7. Maintenance and Pruning.
8.
a. Any landscaping required by this chapter shall be retained and maintained by
the property owner for the life of the project in conformance with the intent of
the approved landscape plan and this chapter. Maintenance shall include
keeping all planting areas free of weeds and trash and replacing any
[Con�', n[CL55] Taken directly from TMC 18 28 ukwila Urban Center district
unhealthy or dead plant hnaferialo. _ Commented [CL56] 1g 2g zao'c 9 a µ,
b. Pruning of trees is only allowed for the health of the tree, to maintain sight
distances or sight lines into commercial areas, or if interfering with overhead
utilities. All pruning must be done in accordance With American National
c. Noatreerdlanted be aANSIA- 3owner or City to fulfill �mmenied [cls�]1g zg zao c 9 b ', ; ��
(ANSI) apecifications�
P Y property y fill landscape " " " " "...— ...w.. w.. _ " " "." _. ",..H ",
subject tlo from codehenfocemengact on tlTMC Chapter 8.45 in royal shall be (18 52 050 B) and naw This text a mix of current code
requirements, or any Any tree, may be topped or remove PP without nor Commented [CLS text
1 P P addition to the -
requirements of TMC 18.52.070 B, Violations.
d. Private property owners shall collect all on -site landscaping debris and
.ww.oN. ........ .u.v.,�....
dispose of this material properly. Private landscaping. debris shall !Commented [CLS9] New texttoaddress problem or,
not be placed or blown into the public right of way for City collection. private property owners blowing debris into city Row for
Violations will be subject to code enforcement action per TMC Chapter 8.45. City collection
a. A Washington State licensed landscape architect or other landscape design
professional shall prepare and stamp the landscape plans in accordance with `commented [cleo]: All but Iasi sentence iq a„ is from
submitted with plans for building '
p and site improvements. Included n the plans
that' most b New handout being prepared with Ifst of Items'
e included on landscape plan
the standards herein. Detailed plans for landscaping and screening shall be 18 5z o50
shall be type, quantity, spacing and location of plants and materials; typical
planting details; soil amentlrhentfinstallation; tree protection details as
applicable; and the location of irrigation systems and significant trees within
20 feet of the property line on adjacent properties. Underground and at-
ground utilities shall be shown on the plans so that planting conflicts are
avoided. A detailed list of items to be included on the landscape plan is
available in the Landscape Plan handout, available on -line or at the DCD
offices.
b. Installation of the landscaping and screening shall be completed and a
Landscaping Declaration submitted by the owner or owner's agent prior to
issuance of the Certificate of Occupancy. Any plant substitutions shall be
noted on the Declaration. If necessary due to weather conditions or
construction scheduling, the installation may be postponed to the next
planting season (October — April) if approved by the Director and stated on
the building permit. A performance assurance device equal to 150% of the
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2016 Draft Landscapina Code
cost of the labor and materials must be provided to the City before the
--___O,,_r
Commented
nd6rlined text new to reflect current 'requirement when
18.52.060 Parking Lot Landscaping
A. Purpose: The purpose of this section ioto mitigate adverse impacts created by
parking lots which include noise, glare, and increased heat and to improve their
phyoicu|,japcearanc��
,impacts parking lo c esses,
B. Interior Parking Lot Landscaping:
1. For surface parking lots adjacent to public or private streets, a minimum of 20
square feet o interior -,~_g.~~. _- -
except in C/Ll, I-I and HI, a minimum of 15 square feet per stall is requited and in new 811 ping ii
,to require I sslandsca n parking lots located in
the MIC/L, and MIC/H, a minimum of 10 square feet per stall,is required. industrial districts'
— F_--'---,—_n=--_--_--_-- buildings or otherwise _
public or private streets or public spaces, a minimum of 10 square feet of interior
parking lot landscaping is required for each parking stall in oUOones. ' -
3. Trees shall be evenly distributed throughout the parking lot and planted in
continuous, landscaped planti6g strips between rows of parking is encouraged.
Surface water management design may also be combined with landscaping in
parking iots'. However, in industrial district , (C/LI, LI, HI, MIC/L, MIC/H)
- .28140
clustering,of interior parking lot landscaping may be permitted to accommodate
__==_"p, _--
....... . . .....
Commented
4. For parking lots adjaceint to public or private streets, if landscape islands are
site desig n,
designed,into the parking lot layout to divide continuous rows of parking stalls,
they must be placed at minimum spacing of every 10 parking spaces. For parking
areas located behind buildings or otherwise screened from public or private
streets or public spaces, if landscape islands are used, they shall be placed at a
minimum
~~_--
5. Landscape Islands must be a minimum of 6 feet wide, exclusive of overhang, and
a minimum of 100 square feet in area. All landscaped areas must be protected
^~^~~'~g~~, vehicles (curbs, ~'~~~r~ or ~~~'r~_.~,~~o, _
' ' Commented [CL681: Ig,'28.240 116,b (4)
6. Landscape islands shall beplaced at the ends of each row of parking toprotect
parked vehicles from turning movements of other �e[iclso__ _ _�-
7. The number and stature nf trees shall bo based on the area available inthe
landscape island. A minimum of one large stature evergreen or deciduous tree or
two medium stature trees are required for every 100 square feet of landscaped
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w:\\mw Range wojectsvm6 Landscaping Code updat*oraft TMC 18.52
2016 Draft Landscaping Code
island, with the remaining area to contain a combination of shrubs, living
g
Commented [CL70] New text goal is to increase
also consider sight vision; distance at intersections, driveway locations,
number of large canopy trees in parking lots
8. Bioretention, which includes trees, shrubs, and groundcover, may be used to
commenced [cL7e] 1g z8, 240e g lastsentence
meet interior parking lot landscaping requirements. The bioretention facility must
be designed by a professional trained or certified in Low Impact Development
��
eommen+ed [8,77] 1s zs zoo e g b yellow tex<added
techniques.
at request of Pw
Commented [CL71] New text to s.pp.rt implementation
(3) At least 10 feet from power poles.
of bioretention techniques as part of formal landscaping
9. Vehicular Overhang.
a. Vehicle overhang into any landscaping area shall not exceed two fee.
Commented [cLiz] 9 a and b from Maple valley
b. No plant material greater than 12 inches in height shall be located within
(6) At least 4 feet from fire hydrants and connections.
landscape code
two feet of the curb or other protective barrier in landscape areas adjacent
...
to parking spaces and vehicle use areas.
inc
sections of grate can be removed incrementally as the tree matures and
c. Raised curbs or curb stops shall be used around the landscape islands to
based n meeting
revised based on meeting with Pw staff
it
prevent plant material from being, struck by automobiles. Where
_ "._. ......."
bioretention is used, curb cuts shall be placed to allow stormwater runoff
from adjacent pavements to enter the bioretention �yste
cotnrnen' [CL73]. Last sentence m 9. c. - language
recommended by OTAK, City's consultant on incorporating
10. Pervious pavement shall be used, where feasible, adjacent to landscape f area
bioretention features into City code. First sentence from
18.52,035 4.d
C. Street Trees in the Public Frontage.
Commented [CL74]: New text -.'supports new NPDES'
,permit and reduction of Impervious surfaces throughout
1. Purpose: The purpose of this section is to implement Comprehensive Plan goals
city
and policies to increase tree canopy throughout the City along street frontages
on both public and private property.
a. Street tree spacing in the public frontage shall be as specified above in
Section 18.52.040 B2. based on the stature size of the �reo. Spacing must
1,1818,240 Commented [CL75]. First sentence revised from
also consider sight vision; distance at intersections, driveway locations,
BA text
and utility conflicts as specified above in Section 18.52.040 B. _
commenced [cL7e] 1g z8, 240e g lastsentence
b. Street trees in the public frontage shall be planted using the general
guidance of the following spacing �Standard5�:
��
eommen+ed [8,77] 1s zs zoo e g b yellow tex<added
1 At least 3.5 feet back from the face of the curb
(2)
at request of Pw
At least 5 feet from underground utility lines.
O 9 ty es.
(3) At least 10 feet from power poles.
(4) At least 7.5 feet from driveways.
(5) At least 3 feet from pad- mounted transformers (except 10 feet in
front for access).
(6) At least 4 feet from fire hydrants and connections.
c 9 9 designed so t
rmoved
„„��°°��°°
ig 240 g 8 C yellow feat
Coised
inc
sections of grate can be removed incrementally as the tree matures and
based n meeting
revised based on meeting with Pw staff
it
shat be designed to avoid on of trash. When used, tae grates
g g
_ "._. ......."
and landscaped tree wells shall be a minimum 36 square feet in size (6' x
6'). Tree well size may be adjusted to comply with ADA standards on
narrower sidewalks. See TMC Section 18.28.240.B.3, "Soil Preparation
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2016 Draft landscaping Code
and Planting," for structural soil requirements. Root barriers may be
installed at the curb face if structural soils are not used.
d. Planting and lighting plans shall be coordinated so that trees are not
planted in locations where they will obstruct existing or planned street or
site lighting, while maintaining appropriate spacing and allowing for their
size and spread at aturit� commented [CU9]
�,....,.._. ,.nM. tie ._...a.._!...
e. Planting plans shall consider the location of
avoid future conflicts from mature trees and
Street trees are subject to the most curs(
removal standards and BMPs. Street tre
the most current tree planting standards
planting standards but are still subject to
maintenance etandardsi.
g. Street Tree Maintenance: Landscaping
maintained by the abutting property o%
been accepted by the City. See TMC
i. Street trees shall be maintained
Society of Arbodsts best manag
ii. Street trees shall be maintained
public street or sidewalk traffic, I
the Public Works Infrastructure I
a) 8 feet of clearance above pu
b) 13 feet "of clearance above D
c) 15 feet of clearance
d) 18 feet of clearance
Street trees shall be m6
tree as defined in TMC
iv.
I or planned signage to
- -- .._.�
dp111g1• Commented [C L80] New text to ensure sign location is
considered when landscaping plan is developed Key Bank
�, maintenance, and on TIB example of where this did not happen
r� n.ana _ . .,,,.o _�._,..e....
prior to the adoption of
:empt from these
noval and
in the right of way slIall be
ier(s) unless maintenance has
_..e „a..
mm tinted [l L81] New text City of Tigard Urban
Commented [C
Forest g 21, H
Commented [CL82] From TMC 1120150 I - ui are
With International from City of Tigard Urban Forestry Mahual, pg. 203
in a manner that does not impede
:onsistent with the specification in
)esign Manual, including:
and neighborhood
above public collector streets; and
above public arterial streets.
intained so as not to become a defective
18.06.XX7 „
h. Trees planted in a median shall be appropriate for the planting
environment, to achieve a balance of theJp1lowind:
i. Consistency with previously approved median tree plans given
space constraints for roots and branches at maturity.
ii. Compatibility with space constraints for roots and branches at
maturity;
iii. Providing adequate species diversity citywide and reasonable
resistance to pests and diseases.
iv. Columnar trees may be considered for median plantings to avoid
conflicts with vehicles.
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!Sr coi"Hlelll�' On Ort 1!, 2016
['�hw'.�rd.us omented [CL83] The terminology currently used is
tree the definition will be revised to be called
defective tree a more accurate term
2016 Draft landscaping Code
V. Structural soils shall be used to avoid the need for root barriers and
to ensure the success of the median plantings.
vi. Any median tree that is removed must be replaced within the same
median unless spacing constraints exist. Replacement trees shall
be of the same stature or greater at maturity as the removed tree.
18.52.070 Procedures
A. Landscape MOCIIfICatlOrl Commented [CL85]• This section identifies what types of
1. The following modifications to the requirements of this chapter may be modifications will be considered the proces;forreviewing
considered either as a Type 2, Director decision or through the design review and establishes review criteria
process if the project is subject to design review.
a. Modifications to the requirements' of Type I, ll, or III landscaping or
revisions to existing landscaping;
b. Clustering and /or averaging of required landscaping;
c. Substitution of bioretention facility for required landscaping
d. Credit of retained significant trees towards landscaping requirement
2. The following criteria apply to requests to modify required landscaping or
revise existing landscaping:
a. Modifications to required landscaping. , Such modifications can include,
but are not limited to the use of the landscape area for pedestrian and
transit facilities, landscape planters, rooftop gardens or green roofs,
terraced planters or green walls. The modification to landscaping
requirements may be approved if two or more of criteria i -iii are met.
i. The modification or revision more effectively screens parking areas
and blank building walls; or
ii. The modification or revision enables significant trees or existing built
features to be retained; or
iii. The modification or revision is used to reduce the number of driveways
and curb cuts and allow joint use of parking facilities between
In addition, both criteria below must be met:
i. The modification or revision doss not reduce the landscaping to the
point that activities on the site become a nuisance to neighbors.;
and
ii. The modification or revision does not diminish the quality of the site
landscape as a whole.
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121
2016 Draft Landscaping Code
b. Revisions to existing landscaping may be approved if either I or ii are met and
Land Rv are ei : _ Commented [CL86] My apologies for the crazy
both iii, ..
L Proposed vegetation removal, replacement, and any mitigation measures formatting 1 cannot get Word to accept the edits]
proposed are consistent with the purpose and intent given in this chapter;
or
ii. The granting of an exception or standard reduction will not be detrimental
to the public health, safety or welfare or injurious to other property in the
vicinity; and
iii. The modification or revision doss not reduce the landscaping to the point
that activities on the site become a nuisance to neighbors.; and
iv. The modification or revision does not diminisf the quality of the site
landscape as a whole.
Vi modification cation or revision does dirnir ish the site landsca c sugi as tree
wLtawo7i ,.ac�p i i9_gr removal icry maintain safe clearance to orrerhcearj �uf�l %f
c. Clustering or perimeter averaging of landscaping may be considered if it does not
diminish the quality of the site landscape as a whole and, if adjacent to
residential development, the impacts from clustering to residential (LDR, MDR or
HDR)'must be considered. In addition, one or more of the following criteria must
be met:
i. Clustering or perimeter averaging of plant material allows more
effective use of the industrial; property; or
ii. Clustering or perimeter averaging of landscaping enables significant
trees to be retained; or
iii. Clustering or peri mete r'averaging is used to reduce the number of
driveways and curb cuts and allow joint use of parking facilities
between neighboring businesses;
iv. Clustering or perimeter averaging avoids future conflicts with
signage
V. Clustering or perimeter averaging the width of the perimeter
landscaping does not create a nuisance to adjacent properties.
d. Landscaping in a bioretention facility, which includes trees, shrubs, and
groundcovers as identified on the City's approved Bioretention Vegetation list
and as regulated in TMC 14.30, may be counted up to 100% towards required
Type I or Type II landscaping. Bioretention facilities shall not be counted towards
required Type III landscaping. All of the following criteria must be met:
i. The bioretention facility has been designed by a professional
trained or certified in Low Impact Development techniques; and
ii. The landscaping meets the screening requirements of the specified
landscape type (Type I or 11) and
iii. Public safety concerns have been addressed; and
iv. The number of trees required by the landscape type are provided.
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PSI:cwnnivnils On (Id 6, NX16
Code
2016 Draft ;...L.:�.n:�.�.�:�µdsca in
e. Credit of retained significant trees may be counted towards required landscaping
if the following criteria are met:
i. Assessment of trees by an ISA Certified Arborist as to tree health,
value of the trees and the likelihood of survivability during and after
construction is provided.
ii. Retention of tree(s) supports the Tukwila Comprehensive Plan
urban tree canopy goals and policies;
iii. A financial assurance is posted based on 50% of the value of the
retained tree(s) to ensure tree replacement should the retained
trees be damaged or die as a result of construction impacts. The
financial assurance shall be retained for three years.
B. Violations of this Ohapte
1. Violations. The following actions shall be considered a violation of this
chapter:
a. Any removal or damage of landscaping that is required by this
b. Topping or excessive pruning of trees, j�^ c end �; Bay �a� (u �6�u e o
2. Remedial Measures: In addition to penalties provided in TMC Chapter 8.45,
the Director shall require any person conducting work in violation of this
chapter to mitigate the impacts of unauthorized work by carrying out remedial
measures.
a. Any illegal removal of required trees shall be subject to obtaining a tree
permit and replacement with trees that meet or exceed'the functional
value of the removed trees; and
b. To replace the tree canopy lost due to the tree removal, additional trees
must be planted on -site or payment may be made into the City's Tree
Fund if the trees cannot be accommodated on -site. The number of
replacement trees required will be based on the size of the tree(s)
Tree Replacement Re uig rements
Diameter* of Tree Removed ( "measured Number of Replacement Trees
at height of 4.5 feet from the ground)
4 -6 inches (single trunk) 3
2 inches a v trunk of a multi -trunk tree
Over 6 -8 inches 4
Over 8 -20 inches 6
.W............_..
Over 20 inches 8
4 Page 19 of 20
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1Commented ICL87] Clanfles what Is a violation of this
1, Chapter and how violations will be addressed
123
2016 Draft Landscaping Code
3. Enforcement. It shall be the duty of the Community Development Director
to enforce this chapter pursuant to the terms and conditions of TMC 8140.
4. Inspection Access
a. For the purposes of inspection for compliance with the provisions of a
permit or this chapter, authorized representatives of the Community
Development Director may enter all sites for which a permit has been
issued.
b. Upon completion of all requirements of a permit, the applicant shall
request a final inspection by contacting the planner of record. The permit
process is complete upon final approval by an authorized representative of
the Community Development Director.
S. Penalties.
a. Any violation of any provision a
of the requirements of this chap
prescribed in TMC Chapter 8.4!
pursuant to the procedures and
b. It shall not be defense to the pn
required by this chapter that'a c
responsibility on the site or per:
erroneously believe a permit ha
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124
his chapter, or failure to comply with any
it shall be subject to thepenalties
Enforcement and shall be imposed
onditions set forth in that chapter.
ecution for a failure to obtain a permit
itractor,,subcontractor, person with
n authorizing or directing the work
been issued to the property owner or any
Commented [CL89] Items 713 5 are taken from the City s
Sensitive Area regulations TMC 18,45 m 4